HomeMy WebLinkAboutAgenda - 05-29-2012 - C7ORANGE COUNTY
BOARD OF COMMISSIONERS AND
PLANNING BOARD
QUARTERLY PUBLIC HEARING
ACTION AGENDA ITEM ABSTRACT
Meeting Date: May 29, 2012
Action Agenda
Item No. C -7
SUBJECT: Amendments to Unified Development Ordinance Text — Dimensional and Ratio
Standards (UDO /Zoning 2012 -11)
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (YIN) Yes
ATTACHMENT(S):
INFORMATION CONTACT:
1. Comprehensive Plan /Land Use Element Perdita Holtz, 245 -2578
Map and Unified Development Ordinance Craig Benedict, 245 -2592
(UDO) Amendment Outline Form
(UDO /Zoning- 2012 -11)
2. Amendment Packet
Informational:
3. Map of Existing Commercial and
Commercial- Industrial Transition Activity
Nodes
4. Appendix F of the 2030 Comprehensive
Plan - Land Use and Zoning Matrix
PURPOSE: To hold a public hearing on Planning Director initiated text amendments to the
Unified Development Ordinance to amend Dimensional and Ratio Standards in certain zoning
districts.
BACKGROUND: Staff was tasked with proposing amendments to the UDO that will result in
regulations that more strongly encourage quality, non - residential development in the Economic
Development Districts (EDDs) and other areas designated for growth, such as Commercial and
Commercial - Industrial Transition Activity Nodes (see Attachment 3 for location of these areas). UDO
amendments pertaining primarily to the EDDs were adopted on February 7, 2012.
The proposed amendments pertain to the commercial and industrial zoning districts that can be
applied in Commercial and Commercial - Industrial Transition Activity Nodes, as designated on the
Future Land Use Map of the 2030 Comprehensive Plan (see Attachment 4 for the "Land Use and
Zoning Matrix" contained in the Comprehensive Plan). Attachment 2 contains the proposed
amendments with changes from existing regulations depicted in red text. No changes to existing
regulations are proposed for areas outside of designated Commercial or Commercial -
Industrial Transition Activity Nodes.
Ordinance Review Committee (ORC) Review
The Planning Board ORC reviewed the proposed LIDO text amendments at its April 4, 2012
meeting. The ORC had no comments on the proposed changes.
E
Notification Procedural Requirements
Legal ads for the public hearing were placed in a newspaper of general circulation in the County
in accordance with Section 2.8.6 of the Unified Development Ordinance.
FINANCIAL IMPACT: See Section C.3 in Attachment 1.
RECOMMENDATION: The Planning Director recommends the Board:
1. Receive the proposed amendments to the Unified Development Ordinance as detailed in
this abstract and attachments.
2. Conduct the public hearing and accept public, BOCC, and Planning Board comment on
the proposed amendments.
3. Refer the matter to the Planning Board with a request that a recommendation be returned
to the BOCC in time for the August 21, 2012 BOCC regular meeting.
4. Adjourn the public hearing until August 21, 2012 in order to receive and accept the
Planning Board's recommendation and any submitted written comments.
Attachment -1- 3
COMPREHENSIVE PLAN /LAND USE ELEMENT MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning- 2012 -11
Amendments to Dimensional and Ratio Standards of commercial and industrial general use
zoninci districts
Map Amendments
❑ Land Use Element Map:
From: -
To: -
❑ Zoning Map:
From: -
To: -
El Other:
Text Amendments
❑ Comprehensive Plan Text:
Section(s): _
® U DO Text:
❑UDO General Text Changes
®UDO Development Standards
[]UDO Development Approval Processes
_ -- _... ... __ .......... ____. ___. __ -------
3ection(s): Sections 3.4 and 3.5 - Zoning District Charts for the Various
Commercial and Industrial Zoning Districts.
-- -- - - - - -- - ._.._.... ----- --- _— _ -_ -------- ..
❑ Other:
1. Purpose /Mission
In accordance with:
• the BOCC directive to focus staff efforts on economic development - related
issues and
• the provisions of Section 2.8 (Zoning Atlas and Unified Development
1
4
Ordinance Amendments) of the Unified Development Ordinance, the Planning
Director has initiated text amendments to the Unified Development
Ordinance.
The purpose of the proposed amendments is to allow for a greater intensity of
property use in areas of the county to be served by water and sewer systems. This
will be accomplished by revising the Dimensional and Ratio Standards of various
zoning districts if located in certain Future Land Use classifications, specifically, the
Commercial Transition Activity Nodes and the Commercial - Industrial Transition
Activity Nodes.
2. Analysis
As required under Section 2.8.5 of the Orange County Unified Development
Ordinance, the Planning Director is required to: `cause an analysis to be made of the
application and, based upon that analysis, prepare a recommendation for
consideration by the Planning Board and the Board of County Commissioners'.
The proposed amendments increase the potential intensity /density of uses within the
commercial and industrial general use zoning districts if the zoning district is located
within a Commercial Transition Activity Node or Commercial - Industrial Transition
Activity Node, as depicted on the Future Land Use Map contained in the 2030
Comprehensive Plan. These are areas of the county that are served, or proposed to
be served, by public water and sewer systems.
The increase in potential intensity /density is accomplished by increasing the
maximum Floor Area Ratio (FAR) and decreasing the required Open Space Ratio
and Pedestrian /Landscape Ratio (see Article 10 of the UDO for definitions of these
terms). It should be noted that "open space" in the context of these ratios includes all
gross land area not covered by buildings (e.g., parking areas and driveways are
"open space" in this context). In some zoning districts, the maximum height is also
proposed to be increased and in one zoning district the minimum lot size is proposed
to be decreased.
The proposed ratios /height maximums are in keeping with regulations adopted in
February 2012 for similar economic development zoning districts (which are
applicable only in the designated Economic Development Districts) and the
Office /Institutional (0/1) zoning district which was amended in June 2011.
All other regulations contained in the LIDO, such as impervious surface limits, stream
buffers, land use buffers, and landscaping requirements continue to apply and are
not being proposed for amendment.
The necessary recommendation by the Planning Director will be prepared
subsequent to the public hearing for the Planning Board's and BOCC's consideration.
3. Comprehensive Plan Linkage (i.e. Principles Goals and Objectives)
I Board of County Commissioner' Planning Principles: 7. Promotion Of Economic
Prosperity And Diversity: Development of a diversity of new businesses and
Lepansion of existing businesses should occur in Orange Countv.
PA
5
Economic Development Element Objective ED -1.5: Identify barriers to development
of desirable businesses and local businesses, and mitigate these barriers.
Economic Development Element Objective ED -2.1: Encourage compact and higher
density development in areas served by water and sewer.
Economic Development Element Objective ED -2.8: Adjust ongoing designation and
zoning of Economic Development Districts to avoid the area designated as the Rural
Buffer.
Land Use Element Objective LU -1.1: Coordinate the location of higher intensity /
high density residential and non - residential development with existing or planned
locations of public transportation, commercial and community services, and adequate
supporting infrastructure (i.e., water and sewer, high -speed internet access, streets,
and sidewalks), while avoiding areas with protected natural and cultural resources.
This could be achieved by increasing allowable densities and creating new mixed -
use zoning districts where adequate public services are available.
Land Use Goal 4: Land development regulations, guidelines, techniques and /or
incentives that promote the integrated achievement of all Comprehensive Plan goals.
4. New Statutes and Rules
- ---- --- - - - - -_ ___ _ _.___ -- � ._....
---------
N /A
-- _ - - -- _ - - -- - . _ _ _
rt� ii kI Ii ". ,III ; t—z<r a
NO
it r
1. TIMEFRAME /MILESTONES /DEADLINES
a. BOCC Authorization to Proceed
March 13, 2012
b. Quarterly Public Hearing
May 29, 2012
c. BOCC Updates /Checkpoints
April 4, 2012 - BOCC members receive materials to be reviewed by the Planning
Board's Ordinance Advisory Committee as part of the Planning Board
packets sent to all BOCC members each month
May 1, 2012 (Legal Ad Approval)
August 21, 2012 ( Proiected Date for Decision)
d. Other
-. — - -____ _ __ —_. _
L_ _ — _ ° °— ___._._._---- ----- -- — — -- --- _____--- ------ -----
2. PUBLIC INVOLVEMENT PROGRAM
31
Mission /Scope: The public hearing process followed is specified in the Orange
County UDO and is consistent with NC General Statutes. For text amendments, the
process consists of legal advertisements published for two consecutive weeks prior to
the public hearing and the public hearing.
a. Planning Board Review:
April 4, 2012 (Ordinance Review Committee)
July 11, 2012 (Review /Recommendation)
b. Advisory Boards:
N/A
c. Local Government Review:
These text amendments are not subject to JPA review because they do not
affect the Rural Buffer.
d. Outreach:
® General Public: ;Public Hearing process consistent with NC State Statutes
';and Orange County ordinance requirements. For text
;amendments, the process consists of legal advertisements
published for two consecutive weeks prior to the public
hearing and the public hearina.
❑ Small Area Plan Work group:
❑ Other: I
3. FISCAL IMPACT
_ _... _._ ..... .....
___..__.
Consideration and approval of the proposed amendments will not create the need for
additional funding. Existing Planning staff will research and write amendments, as
well as coordinate processing and reviews. Associated advertising costs were
included in the FY11 -12 Budget.
The amendments are in response to the BOCC directive to focus on economic
development - related initiatives. The purpose of the proposed amendments is to allow
for a greater intensity of property use in areas of the county to be served by water and
sewer systems. This is proposed to be accomplished by revising the Dimensional and
Ratio Standards of various zoning districts for properties located in certain Future Land
Use classifications, specifically, the Commercial Transition Activity Nodes and the
Commercial - Industrial Transition Activity Nodes. The result will be a potential for greater
intensi /density in areas of the county designated for growth.
4
. ---------- _
I See Attachment 2.
Primary Staff Contact:
Perdita Holtz
Planning
(919) 245 -2578
pholtz @co.orange.nc.us
Attachment 2 Article 3: Base Zoning Districts $
Section 3.4: General Commercial Districts
SECTION COMMERCIAL
DIMENSIONAL . RATIO STANDARDS
LOCAL COMMERCIAL
Lot Size, min. (square feet) None[1]
PURPOSE
Lot Width, min. (feet) 75
The purpose of the Local Commercial-1(LC-1) District is
to provide appropriately located and sized sites for Front Setback from ROW,
limited commercial uses designed to serve a population min. (feet) 15
at the neighborhood and rural level with convenience
goods and personal services. Performance standards
will be used to insure the absence of adverse impacts
beyond the immediate space occupied by the building. Side Setback, min. (feet) 15[2]
MET-
Rear Setback, min. (feet) 15[2]
Height, max. (feet), if located 25[3]
This district will usually be applied where the following outside of a CTAN or CITAN
conditions exist:
Height, max. (feet), if located 35[3]
1. Site is located within areas designated by the adopted within a CTAN or CITAN
Comprehensive Plan as either a Commercial Transition
Activity Node(CTAN), a Commercial-Industrial Transition R-CU [4] .100
Activity Node(CITAN), a Rural Community Activity Node Floor Area Ratio, max., if NR
or a Rural Neighborhood Activity Node. located outside of a CTAN or
CITAN NR-CU .115
2. Uses would serve a market area population confined
to the immediate area and would generally not serve R-CU
commuters or persons outside the surrounding Floor Area Ratio, max., if NR
neighborhood. located within a CTAN or
CITAN NR-CU
Required Open Space Ratio, R-CU 80
min. outside of a NR
L lV NR-CU .79
Required Upen Space Ratio,
min.,if located within a CTAN 5 >
or CITAN
DIMENSIONAL STANDARDS NOTES: Required Livability Space R-CU .65
[1] Lot size for individual uses shall be appropriate to the Ratio, min.
method of water supply and sewage disposal. Required Recreation Space R .074
[2] Required side and rear setbacks adjacent to Ratio, min. R-CU .077
residentially zoned land shall be equal to the required 5,000/
side or rear setback of the adjacent residential district. Gross Land Area, min./max. R-CU none
[3]Two feet of additional height shall be allowed for one (square feet)
foot increase of the required front and side setbacks. NR-CU none/
4none/
[4] R=residential, NR=non-residential, CU= Required Pedestrian/
conditional use. q NR .20
Landscape Ratio, min. , if
located outside of a CTAN or NR-CU 198
CITAN
Required Pedestrian/ NR .05
Landscape Ratio, mina, if
located within a CTAN or
CITAN' lVR-CU .05'
Orange County,North Carolina—Unified Development Ordinance Page 3-20
Article 3: Base Zoning Districts 9
Section 3.4: General Commercial Districts
DEVELOPMENT LCA DISTRICT SPECIFIC -D
1. Uses shall be restricted to those indicated for the LCA District in Section 5.2, unless a Conditional Use(CU)
or MPD-CZ District is approved (see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. The residential density permitted on a given parcel is based on the Watershed Protection Overlay District in
which the property is located. Refer to Section 4.2.4 for a breakdown of the allowable density(i.e.,the
number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Sections 4.2.5 and 4.2.6 for a breakdown of the allowable impervious surface
area. Additionally, Section 4.2.6 may require a larger lot size for non-residential uses than is contained in
the Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District(see Section 4.2),the minimum usable lot area
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
7. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
8. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
9. The maximum amount of land zoned LCA within Rural Community Activity Nodes shall be limited to ten
acres with a five acre limitation imposed within other Nodes, specifically Rural Neighborhood and Rural
Industrial Nodes,as defined within the Orange County Comprehensive Plan. In situations where a Node
has reached capacity, additional rezoning may be possible through the submittal, processing, and approval
of a Conditional Use in accordance with the provisions of this Ordinance. Acreage limitations shall not apply
to property zoned Existing Commercial-5(EC-5), Conditional Use(CU),or MPD-CZ.
10. All sites designated LCA shall have direct access to a street classified either as an arterial or collector as
designated by the adopted Comprehensive Plan.
Orange County,North Carolina—Unified Development Ordinance Page 3-21
i
i
Article 3: Base Zoning Districts 10
Section 3.4: General Commercial Districts
DIMENSIONAL Nc-2
• STANDARDS
NEIGHBORHOOD
Lot Size, min. (square feet) 2,000[1]
COMMERCIAL
PURPOSE
Lot Width, min. (feet) 20
The purpose of the Neighborhood Commercial-2(NC-2)
District is to provide appropriately located and sized sites for Front Setback from ROW,
limited commercial uses designed to serve a population at min. (feet) 50
the neighborhood and rural level with convenience goods
and personal services. Performance standards will be used
to insure the absence of adverse impacts beyond the lot
boundaries of the use.
Side Setback, min. (feet) None[2]
This district will usually be applied where the following
conditions exist: Rear Setback, min. (feet) None[2]
1. Located within areas designated by the adopted
Comprehensive Plan as either a Commercial Transition
Activity Node(CTAN), Commercial-Industrial Transition
Activity Node(CITAN), Rural Neighborhood Activity Node,or Height, max. (feet) 35[3]
Rural Community Activity Node.
2. Uses would serve a market area population confined to Floor Area Ratio, max., if R NR[4] .200
the immediate area and would generally not serve 'located outside of a CTAN
commuters or persons outside the surrounding or CITAN NR-CU .230
neighborhood.
Floor Area Ratio,max., if R-CU v
located within a CTAN or NR
CITAN NR-CU
Required Open Space R-CU 76
Ratio, min. NR
NR-CU .75
reyuiied Open Space
DIMENSIONAL STANDARDS NOTES: Ratio, min., if located
[1] Lot size for individual uses shall be appropriate to the
method of water supply and sewage disposal. Required Livability Space
[2] Required side and rear setbacks adjacent to residentially Ratio, min. R-CU .52
zoned land shall be equal to the required side or rear
setback of the adjacent residential district. Required Recreation R .111
[3]Two feet of additional height shall be allowed for one foot Space Ratio, min. R-CU .114
increase of the required front and side setbacks. x,-
[4] R=residential, NR=non-residential, CU=conditional Gross Land Area, R-CU ,000/
use. min./max. none
(square feet) NR-CU none/
421,344
Required Pedestrian/ NR .19
Landscape Ratio, min., if
located outside of a CTAN NR-CU .188
or CITAN
Required Pedestrian/ NR .05
Landscape Ratio, min., if
located within a CTAN or NR-CU .05
CITAN
Orange County,North Carolina—Unified Development Ordinance Page 3-22
Article 3: Base Zoning Districts
Section 3.4: General Commercial Districts
NC-2 DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the NC-2 District in Section 5.2, unless a Conditional Use(CU)
or MPD-CZ District is approved(see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. The residential density permitted on a given parcel is based on the Watershed Protection Overlay District in
which the property is located. Refer to Section 4.2.4 for a breakdown of the allowable density(i.e.,the
number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Sections 4.2.5 and 4.2.6 for a breakdown of the allowable impervious surface
area. Additionally, Section 4.2.6 may require a larger lot size for non-residential uses than is contained in
the Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District(see Section 4.2),the minimum usable lot area
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
7. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
8. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
9. The maximum amount of land zoned NC-2 within Rural Community Activity Nodes shall be limited to ten
acres with a five acre limitation imposed within other Nodes, specifically Rural Neighborhood and Rural
Industrial Nodes,as defined within the Orange County Comprehensive Plan. In situations where a Node
has reached capacity, additional rezoning may be possible through the submittal, processing, and approval
of a Conditional Use in accordance with the provisions of this Ordinance. Acreage limitations shall not
apply to property zoned Existing Commercial-5(EC-5), Conditional Use(CU),or MPD-CZ.
10. All sites designated NC-2 shall have direct access to a street classified either as an arterial or collector as
designated by the adopted Comprehensive Plan.
Orange County,North Carolina—Unified Development Ordinance Page 3-23
Article 3: Base Zoning Districts
12
Section 3.4: General Commercial Districts
DIMENSIONAL . RATIO STANDARDS
COMMUNITY Lot Size, min. (square
COMMERCIAL
feet) 2,000[1]
PURPOSE
Lot Width, min. (feet) 20
The purpose of the Community Commercial-3(CC 3)District is
to provide suitably located and sized sites for commercial,office Front Setback from ROW, 50
and service uses designed to serve a county-level market area. min. (feet)
Performance standards will be used to insure the absence of
adverse impacts beyond the zoning district boundaries of the
use.
Side Setback, min. (feet) None[2]
APPLICABILITY
This district will usually be applied where the following Rear Setback, min. (feet) None[2]
conditions exist:
1. Existing community commercial type developments on sites
that are within areas designated by the adopted Comprehensive Height, max. (feet) 45[3]
Plan as a Commercial Transition Activity Node(CTAN)or
Commercial-Industrial Transition Activity Node(CITAN). R-CU[4]
Floor Area Ratio, max., if .400
2. In the Chapel Hill Joint Planning Transition area, new located outside of a CTAN
NR
developments of a CC-3 nature should be controlled by the or CITAN NR-CU .459
appropriate Conditional Use designation.
Floor Area Ratio, max., if R-CU 60
3. Use would serve a market area population extending to located within a CTAN or NR
major segments of the county and its municipalities. CITAN NR-CU .65
4. Generally, for property designated Transition in the adopted Required Open Space R-CU
Comprehensive Plan urban services such as water supply and Ratio, min.,if located NR 72
Com
p pp y outside of a CTAN or
sewerage would exist or be made available as part of the CITAN NR-CU
development process. For property located in other areas,the
water supply and sewage disposal shall be appropriate to the Required Open Space
uses proposed and the site conditions. Ratio, min., if located
within a CTAN or CITAN
Required Livability Space R-CU .44
Ratio, min.
Required Recreation R .197
DIMENSIONAL STANDARDS NOTES: Space Ratio, min. R-CU 200
[1] Lot size for individual uses shall be appropriate to the R-CU 5,000/
method of water supply and sewage disposal. Gross Land Area, none
[2]Required side and rear setbacks adjacent to residentially min./max. 425,600/
zoned land shall be equal to the required side or rear setback of (square feet) NR-CU 1,273,54
the adjacent residential district. 4
[3]Two feet of additional height shall be allowed for one foot Required
increase of the required front and side setbacks. Pedestrian/Landscape NR
[4]R=residential, NR=non-residential, CU=conditional use. Ratio, min., if located NR-CU .18
outside of a CTAN or
CITAN
Required
Pedestrian/Landscape NR .05
Ratio,min.,if located NR-CU
within a CTAN or CITAN
Orange County,North Carolina—Unified Development Ordinance Page 3-24
Article 3: Base Zoning Districts 13
Section 3.4: General Commercial Districts
DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the CC-3 District in Section 5.2, unless a Conditional Use(CU)
or MPD-CZ District is approved(see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. The residential density permitted on a given parcel is based on the Watershed Protection Overlay District in
which the property is located. Refer to Section 4.2.4 for a breakdown of the allowable density(i.e.,the
number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Sections 4.2.5 and 4.2.6 for a breakdown of the allowable impervious surface
area. Additionally, Section 4.2.6 may require a larger lot size for non-residential uses than is contained in
the Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District(see Section 4.2),the minimum usable lot area
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
7. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
8. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
9. Normally,the maximum amount of land zoned CC-3 at any node shall not exceed 29 acres, but 15 acres
shall apply in rural areas where population density is lower and distributed more widely than in the Transition
Areas. Acreage limitations shall not apply to property zoned Existing Commercial-5(EC-5), Conditional Use
(CU), or MPD-CZ.
10. All property to be designated for new development under this classification shall have direct access to major
collector streets as designated by the adopted Comprehensive Plan.
Orange County,North Carolina—Unified Development Ordinance Page 3-25
Article 3: Base Zoning Districts 14
Section 3.4: General Commercial Districts
DIMENSIONAL GC 4 • RATIO STANDARDS
GENERAL
COMMERCIAL
Lot Size, min. (square feet) 40,000[1]
PURPOSE
Lot Width, min. (feet) 75
The purpose of the General Commercial-4(GC 4) District is Front Setback from ROW, min.
to provide suitable situated and sized sites that allow a (feet) 35
broad range of commercial, office and service uses.
Performance standards will be used to insure the absence
of adverse impacts beyond the zoning district boundary.
Side Setback, min. (feet) None[2]
APPLICABILITY
This district will usually be applied where the following Rear Setback, min. (feet) None[2]
conditions exist:
1. The site is within an area designated by the adopted Height, max. (feet)., if located 45[3]
Comprehensive Plan as either a Commercial Transition outside of a CTAN or CITAN
Activity Node(CTAN), or Commercial-Industrial Transition
Activity Node(CITAN). Height, max. (feet)., if located
within a CTAN or CITAN 60[`3]
2. Water and sewer mains exist at the site or are to be
made available as part of the development process or the Floor Area Ratio,max., if NR[4] .492
lot size for individual uses are appropriate to the method of located outside of a CTAN or
water supply and sewage disposal. CITAN NR-CU .566
Floor Area Ratio, max., if
located within a CTAN or .75
CITAN
Required Open Space Ratio,
min.,if located outside of a GW .71
DIMENSIONAL STANDARDS NOTES: CTAN or CITAN
[1] Lot size for individual uses shall be appropriate to the Required Open Space Ratio,
method of water supply and sewage disposal. min., if located within a CTAN .40
[2] Required side and rear setbacks adjacent to or CITAN
residentially zoned land shall be equal to the required side
or rear setback of the adjacent residential district. Gross Land Area, min./max. NR-CU 425,600/
[3]Two feet of additional height shall be allowed for one (square feet) none
foot increase of the required front and side setbacks. Required
[4]R=residential, NR=non-residential, CU=conditional Pedestrian/Landscape Ratio,
use. min., if located outside of a .178
CTAN or CITAN
Required
Pedestrian/Landscape Ratio, .05
min., if located within a CTAN
or CITAN
DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the GC-4 District in Section 5.2, unless a Conditional Use(CU)
or MPD-CZ District is approved(see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
Orange County,North Carolina—Unified Development Ordinance Page 3-26
Article 3: Base Zoning Districts 15
Section 3.4: General Commercial Districts
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. The residential density permitted on a given parcel is based on the Watershed Protection Overlay District in
which the property is located. Refer to Section 4.2.4 for a breakdown of the allowable density(i.e.,the
number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Sections 4.2.5 and 4.2.6 for a breakdown of the allowable impervious surface
area. Additionally,Section 4.2.6 may require a larger lot size for non-residential uses than is contained in
the Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District(see Section 4.2),the minimum usable lot area
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
7. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
8. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
9. All property to be designated for new development under this classification shall have direct access to major
collector streets, as designated by the adopted Comprehensive Plan.
Orange County,North Carolina—Unified Development Ordinance Page 3-27
Article 3: Base Zoning Districts 16
Section 3.5: Industrial Districts
SECTION
DIMENSIONAL . RATIO STANDARDS
LIGHT INDUSTRIAL
Lot Size, min., per use
(square feet), if outside 80,000[1]
of a CITAN
Lot Size, min., per use
(square feet), if within 20,000[1]
a CITAN
PURPOSE NR[2] 200
Lot Width, min. (feet)
The purpose of the Light Industrial-1 (1-1) District is to provide NR-CU None
appropriately located and sized sites for limited industrial uses
engaged in manufacturing, processing,creating and assembling Front Setback from NR 50
of goods, merchandise or equipment. Performance standards ROW, min. (feet) NR-CU None
will be used to insure the absence of adverse impacts beyond
the immediate space occupied by the building. NR 50
Side Setback, min.
APPLICABILITY (feet) NR-CU None[3]
This district will usually be applied where the following conditions Rear Setback, min. NR 50
exist: (feet)
NR-CU None[3]
1. Site is located within areas designated in the adopted
Comprehensive Plan as either a Commercial-Industrial Transition
Activity Node(CITAN)or a Rural Industrial Activity Node. Height, max. (feet) 45[4]
Floor Area Ratio, max.,
if located outside of a .200
CITAN
Floor Area Ratio,max.,
if located within a .60
CITAN
Required Open Space NR .80
DIMENSIONAL STANDARDS NOTES: Ratio, min. , if located
[1] Lot size for individual uses shall be appropriate to the method outside of a CITAN NR-CU 75
of water supply and sewage disposal. Required Open Space
[2] R=residential, NR=non-residential, CU=conditional use. Ratio, min., if located .45
[3] Required side and rear setbacks adjacent to residentially within a CITAN
zoned land shall be equal to the required side or rear setback of Gross Land Area, 80,000/
the adjacent residential district. min./max. NR-CU
[4]Two feet of additional height shall be allowed for one foot (square feet none
increase of the required front and side setbacks. Required NR .20
Pedestrian/Landscape
Ratio, min. ,if located NR-CU .187
outside of a CITAN
Required
Pedestrian/Landscape
Ratio, min. , if located
within a CITAN
DEVELOPMENT 1-1 DISTRICT SPECIFIC D• -D
1. Uses shall be restricted to those indicated for the 1-1 District in Section 5.2, unless a Conditional Use(CU)or
MPD-CZ District is approved(see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
Orange County, North Carolina—Unified Development Ordinance Page 3-34
Article 3: Base Zoning Districts 1.7
Section 3.5: Industrial Districts
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. Residential uses are not permitted in this district.
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Section 4.2.6 for a breakdown of the allowable impervious surface area.
Additionally,Section 4.2.6 may require a larger lot size for non-residential uses than is contained in the
Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District(see Section 4.2),the minimum usable lot area
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Access shall consist of direct vehicular access to streets designated either arterial or collector by the
adopted Comprehensive Plan.Access to rail service is desirable but not required.
7. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
8. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
9. Subdivisions in the Economic Development,Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
Orange County,North Carolina—Unified Development Ordinance Page 3-35
Article 3: Base Zoning Districts 18
Section 3.5: Industrial Districts
DIMENSIONAL . RATIO STANDARDS
MEDIUM 0
Lot Size, min., per use 20,000
(square feet)
PURPOSE NR[1] 100
Lot Width, min. (feet)
The purpose of the Medium Industrial-2(1-2) District is to provide NR-CU None
locations for enterprises engaged in manufacturing, processing,
creating,repairing, renovating, painting, cleaning,and Front Setback from NR 50
assembling of goods,merchandise or equipment. Performance ROW, min. (feet) NR-CU None
standards will be used to insure the absence of adverse impact
beyond the lot boundaries of the use. Side Setback, min.
None[2]
APPLICABILITY (feet)
This district will usually be applied where the following
conditions exist: Rear Setback, min. None[2]
1. Site is located within areas designated by the adopted (feet)
Comprehensive Plan as a Commercial-Industrial Transition
Activity Node. Height, max. (feet) 45[3]
2. Water and sewer mains exist at the site or be made available F=IeGFArea NR -38A
as part of the development process. AIR-Gy -358
Floor Area Ratio, max. .65
#R
° N R--Gy -SBA
DIMENSIONAL STANDARDS NOTES: Required Open Space .40
[1] R=residential, NR=non-residential, CU=conditional use. Ratio, min.
[2]Required side and rear setbacks adjacent to residentially 298.998E
zoned land shall be equal to the required side or rear setback of Gross Land Area, 634,144
the adjacent residential district. min./max. NR-CU 80,0001
[3]Two feet of additional height shall be allowed for one foot (square feet)
none
increase of the required front and side setbacks. RequiFed RJR -4-94
Rabe a�+r�
NR-4_9
Required
Pedestrian/Landscape .05
Ratio, min.
DEVELOPMENT 1-2 DISTRICT SPECIFIC D• -D
1. Uses shall be restricted to those indicated for the 1-2 District in Section 5.2, unless a Conditional Use(CU)or
MPD-CZ District is approved(see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. Residential uses are not permitted in this district.
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Section 4.2.6 for a breakdown of the allowable impervious surface area.
Additionally, Section 4.2.6 may require a larger lot size for non-residential uses than is contained in the
Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District see Section 4.2 ,the minimum usable lot area
Orange County,North Carolina-Unified Development Ordinance Page 3-36
Article 3: Base Zoning Districts 19
Section 3.5: Industrial Districts
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Access shall consist of direct vehicular access to streets designated either arterial or collector by the
adopted Comprehensive Plan.Access to rail service is desirable but not required.
7. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
8. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
9. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
Orange County,North Carolina—Unified Development Ordinance Page 3-37
Article 3: Base Zoning Districts ZD
Section 3.5: Industrial Districts
DIMENSIONAL . RATIO STANDARDS
HEAVY INDUSTRIAL
Lot Size, min., per use 20,000
(square feet)
PURPOSE" NR 100
Lot Width, min. (feet)
The purpose of the Heavy Industrial-3(1-3) District is to provide NR-CU I None
locations for enterprises engaged in a broad range of
manufacturing, processing,creating, repairing, renovating, Front Setback from NR 50
painting, cleaning, or assembling of goods, merchandise or ROW, min. (feet)
equipment. Performance standards will be used to insure the NR-CU None
absences of adverse impacts beyond the zoning district
bounda . Side Setback, min. None[2]
APPLICABILITY (feet)
This district will usually be applied where the following conditions
exist: Rear Setback, min. None[2]
1. Site is located within areas designated by the adopted (feet)
Comprehensive Plan as a Commercial-Industrial Transition
Activity Node. Height, max. (feet) 45[3]
2. Water and sewer mains exist at the site or be made available pIGGF AFea Rafi NR -.408
as part of the development process. ISIR C>1 1359
Floor Area Ratio,max. .70
149 -67a
�,,,
Ratio, 4R--5u -650
DIMENSIONAL STANDARDS NOTES: Required Open Space .40
[1]R=residential, NR=non-residential, CU=conditional use. Ratio, min.
[2] Required side and rear setbacks adjacent to residentially
zoned land shall be equal to the required side or rear setback of Gross Land Area, 623;144
the adjacent residential district. min./max. NR-CU 80,000/
[3]Two feet of additional height shall be allowed for one foot (square feet) none
increase of the required front and side setbacks. RequiFed NR -469
AIR-GI 1 -463
Required
Pedestrian/Landscape .05
Ratio, min.
DEVELOPMENT 1-3 DISTRICT SPECIFIC DA-D
1. Uses shall be restricted to those indicated for the 1-3 District in Section 5.2, unless a Conditional Use(CU)or
MPD-CZ District is approved(see Section 3.8). Additionally, non-residential uses are restricted based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land
use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. Residential uses are not permitted in this district.
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Section 4.2.6 for a breakdown of the allowable impervious surface area.
Additionally, Section 4.2.6 may require a larger lot size for non-residential uses than is contained in the
Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District(see Section 4.2),the minimum usable lot area
for lots that utilize ground absorption wastewaters stems shall be 30,000 square feet for parcels between
Orange County,North Carolina—Unified Development Ordinance Page 3-38
Article 3: Base Zoning Districts 21
Section 3.5: Industrial Districts
40,000 square feet and 1.99 acres in size;zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Access shall consist of direct vehicular access to streets designated either arterial or collector by the
adopted Comprehensive Plan.Access to rail service is desirable but not required.
7. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
8. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
9. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
Orange County,North Carolina—Unified Development Ordinance Page 3-39
Existing Commercial Transition Activity Nodes and 22
Commercial-Industrial Transition Activity Nodes
--=-=--=-------- —=_---- Attachment 3
Caswell Co.
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- ----------'--------__----------____-_--
.0 City Limits Activity Nodes
ETJ Commercial Transition N t inch=3 miles
Commercial-Industrial Transition 0 3
Miles
Economic Development District * +
Orange County Planning and Inspections Department
®(included for reference only) GIS Map Prepared by Brian Carson.4/12/2012
23
01 Attachment 4
Appendix F: Land Use and Zoning Matrix
Appendix F. Relationships Between Land Use
Classifications and Zoning Districts
Per the Orange County Unified Development Ordinance, zoning districts are applied
to Land Use classifications and overlays in accordance with this appendix. A matrix
is provided at the end of this appendix that links the zoning districts to the land
use classifications and overlays listed.
TRANSITION LAND USE CLASSIFICATIONS
CHAPEL HILL AND CARRBORO TRANSITION
On November 2, 1987, a Joint Planning Agreement was adopted by Orange County
and the Towns of Chapel Hill and Carrboro. The Agreement became effective on
November 14, 1988, following the adoption, by Orange County, of zoning plans
prepared by the two municipalities for their respective Transition Areas. The
applied zoning districts are those contained in the Chapel Hill Land Development
Ordinance and the Carrboro Land Use Ordinance, and are consistent with the land
use plan categories contained in the Orange County Chapel Hill Carrboro Joint
Planning Land Use Plan. Reference should be made to the appropriate municipal
ordinance and zoning map for a description of the districts and applicable
development standards. Under the terms of the Joint Planning Agreement, the
Towns of Chapel Hill and Carrboro are responsible for permit administration within
their respective Transition Areas.
10-YEAR TRANSITION
Identifies areas changing from rural to urban in form and density. All densities of
residential development would be appropriate. Non-residential uses implemented
in accordance with small area plans and/or overlay districts may be appropriate.
The applied zoning districts include: R-1 (Rural Residential); R-2 (Low Intensity
Residential), R-3 (Medium Intensity Residential), and R-4 (Medium Intensity
Residential); and R-5 (High Intensity Residential), R-8 (High Intensity Residential),
and R-1 3 (High Intensity Residential) residential uses, and Zoning Overlay Districts.
20-YEAR TRANSITION
Identifies areas changing from rural to urban in form and density. All densities of
residential development would be appropriate. The applied zoning districts
include: R-1 (Rural Residential); R-2 (Low Intensity Residential), R-3 (Medium
Intensity Residential), and R-4 (Medium Intensity Residential); and R-5 (High
Intensity Residential), R-8 (High Intensity Residential), and R-13 (High Intensity
Residential) residential uses.
COMMERCIAL TRANSITION ACTIVITY NODE
Identifies areas changing from rural to urban in form and density. A full range of
intensities of commercial development would be appropriate. The applied zoning
districts include: LC-1 (Local Commercial); NC-2 (Neighborhood Commercial); CC-3
(Community Commercial); GC-4 (General Commercial); and 0/1 (Office/
Institutional).
COMMERCIAL-INDUSTRIAL TRANSITION ACTIVITY NODE
Identifies areas changing from rural to urban in form and density. A full range of
commercial and industrial activities would be appropriate and allowed. The applied
zoning districts include: 1-1 (Light Industrial); 1-2 (Medium Industrial); 1-3 (Heavy
0ra+Uj1?1CCVX&Y Crnvpre vve Ka Ail Page F-1
24
Appendix F: Land Use and Zoning Matrix
Industrial); LC-1 (Local Commercial); NC-2 (Neighborhood Commercial); CC-3
(Community Commercial); GC-4 (General Commercial); and 0/1 (Office/Institutional).
ECONOMIC DEVELOPMENT TRANSITION ACTIVITY NODE
Identifies areas along major transportation corridors that may be in proximity to 10-
Year or 20-Year Transition areas of the County which have been specifically targeted
for economic development activity, consisting of light industrial, distribution, flex
space, office, and service/retail uses. Such areas are located adjacent to interstate
and major arterial highways, and subject to special design criteria and performance
standards. The applied zoning districts are EDB-1 (Economic Development Buckhorn
Lower Intensity), EDB-2 (Economic Development Buckhorn Higher Intensity), EDE-
1(Economic Development Eno Lower Intensity), EDE-2 (Economic Development Eno
Higher Intensity), EDH-1 (Economic Development Hillsborough Linear Office), EDH-2
(Economic Development Hillsborough Limited Office), EDH-3 (Economic
Development Hillsborough Limited Office with Residential), EDH-4 (Economic
Development Hillsborough Office), EDH-5 (Economic Development Hillsborough
Office/Flex).
RURAL LAND USE CLASSIFICATIONS
RURAL BUFFER
Only very low density residential and agricultural uses are appropriate in the Rural
Buffer. The applied zoning district is RB (Rural Buffer).
RURAL RESIDENTIAL
Identifies rural areas to be developed as low intensity and low density residential.
The applied zoning district is R-1 (Rural Residential).
AGRICULTURAL RESIDENTIAL
Agricultural activities and associated residential and commercial uses predominate.
The applied zoning districts reflect this primary land use and include: AR
(Agricultural Residential) and AS (Agricultural Services).
RURAL COMMUNITY ACTIVITY NODE
Identifies rural crossroads communities throughout the County where small scale
commercial activities serving the community and surrounding area are appropriate.
The applied zoning districts include: LC-1 (Local Commercial) and NC-2
(Neighborhood Commercial).
RURAL NEIGHBORHOOD ACTIVITY NODE.
Identifies areas in the County where small scale commercial uses serving the
population in the surrounding area are appropriate. The applied zoning districts
include: LC-1 (Local Commercial) and NC-2 (Neighborhood Commercial).
RURAL INDUSTRIAL ACTIVITY NODE
Identifies rural areas in the County where small scale industrial activities would be
appropriate. The applied zoning district is 1-1 (Light Industrial).
OVERLAYS
PUBLIC INTEREST AREA
These lands are considered valuable for recreational and research purposes and are
afforded special treatment. The applied zoning district is PID (Public Interest
District).
Ora",Coj,�y Coi�npYe -e PlcN Page F-2
25
ov, Appendix F: Land Use and Zoning Matrix
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01 Appendix F: Land Use and Zoning Matrix
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