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HomeMy WebLinkAboutORD-2001-010 Establishment of EDD Subdistricts and Development Regulations®�2.D - a ©off- moo 1 oC AN ORDINANCE AMENDING THE ZONING ORDINANCE OF ORANGE COUNTY THE BOARD OF COMMISSIONERS OF ORANGE COUNTY ORDAINS THAT THE ORANGE COUNTY ZONING ORDINANCE IS AMENDED AS FOLLOWS: Section 1. Create Article 6.29.3a of the Orange County Zoning Ordinance titled `Hillsborough Area Economic Development District Design Manual (Abridged Version), which contains and creates new subdistricts as follows: 2.0 ECONOMIC DEVELOPMENT DISTRICTS — PURPOSE STATEMENTS AND REGULATIONS The following Economic Development (ED) Subdistricts are established in the Hillsborough Area EDD: Table 1.0 Subdistricts Symbol District Name ED -LO -1 Economic Development - Limited Office (no residential) PD- ED -LO -1 Planned Development- Economic Development- Limited Office 1 ED -LO -2 Economic Development - Limited Office (with residential 1 -8 units density) PD- ED -LO -2 Planned Development- Economic Development- Limited Office 2 ED -FLX Economic Development - Office /Flex PD -ED -FLX Planned Development- Economic Development - Office Flex ED -LNR Economic Development - Linear Office PD -ED -LNR Planned Development- Economic Development- Linear Office ED -O Economic Development - Office PD -ED -O Planned Development- Economic Development - Office PD -ED -MU Planned Development- Economic Development -Mixed Use The purposes of establishing these Economic Development Subdistricts are to provide areas which accommodate the establishment and operation of commercial, light industrial and office uses in a well planned and fully integrated manner and to assist the community in meeting its diverse economic development goals. When an Economic Development subdistrict rezoning proposal is considered, the request shell be consistent with the Comprehensive Plan. The commercial, office and light industrial land use goals and recommendations identified in other sections of this EDD Design Manual - Abridged Version shall be used as a guide, in conjunction with other factors, in determining the appropriateness of the proposed district. Nothing in this section is intended to limit the discretion of the Board of Commissioners to deny a petition to rezone property if it determines that the proposed rezoning is not in the public interest. (A) ED -LO -1 Economic Development- Limited Office -1 District 4 (1) Purpose. The ED -1-0-1 District is primarily intended to accommodate low intensity office uses and supporting services. The district is intended to be located on small areas (5 acres and less) within the Economic Development District. The district may contain limited commercial uses within employment centers or where vehicular access is provided internally to the development. (2) General Dimensional Requirements — ED -1-0-1 (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. A structure or structures exceeding 20,000 square feet cumulatively on one zoning lot shall only be approved through a Special Use Permit, Class A process regardless of use. d. All zoning lots greater than 2.0 acres shall only be approved through a Special Use Permit, Class A process regardless of use. e. Any nonresidential use within two hundred feet of a residential subdivision shall require a Special Use Permit, Class A. f. Direct driveway access to an arterial or major collector shall be prohibited. A frontage or service road shall be dedicated and constructed to provide access along all arterials or major collectors. g. No drive through facilities may be constructed in this district. h. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. (B) ED -1-0-2 Economic Development- Limited Office -2 District (1) Purpose. The ED -1-0-2 District is primarily intended to accommodate low intensity office uses and supporting services. The district is intended to be located on small areas (5 acres and less) within the Economic Development District. Parcels existing as of the date of this ordinance containing cumulatively more than 2 acres shall only be developed through a Planned Development process or after obtaining a Special Use Permit, Class A approval. The district may contain low to moderate density residential uses (1 -8 units per acre). Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning District Impervious Surface Cover ( %) Maximum Height (ft) Area (Acre) Width (ft) Front (ft) Rear (ft) Side Fine (ft) TCombined (ft) Street (ft) ED -LO -I 2 200 50 40 20 50 50 50 60 (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. A structure or structures exceeding 20,000 square feet cumulatively on one zoning lot shall only be approved through a Special Use Permit, Class A process regardless of use. d. All zoning lots greater than 2.0 acres shall only be approved through a Special Use Permit, Class A process regardless of use. e. Any nonresidential use within two hundred feet of a residential subdivision shall require a Special Use Permit, Class A. f. Direct driveway access to an arterial or major collector shall be prohibited. A frontage or service road shall be dedicated and constructed to provide access along all arterials or major collectors. g. No drive through facilities may be constructed in this district. h. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. (B) ED -1-0-2 Economic Development- Limited Office -2 District (1) Purpose. The ED -1-0-2 District is primarily intended to accommodate low intensity office uses and supporting services. The district is intended to be located on small areas (5 acres and less) within the Economic Development District. Parcels existing as of the date of this ordinance containing cumulatively more than 2 acres shall only be developed through a Planned Development process or after obtaining a Special Use Permit, Class A approval. The district may contain low to moderate density residential uses (1 -8 units per acre). (2) General Dimensional Requirements — ED -LO -2 Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height . Area Width Acre Cover (Acre) (ft) Front Rear Side Combined Street 0 (ft) (ft) (ft) (ft) (ft) (ft) (�0) ED -LO -2 2 200 50 40 20 50 50 1 50 60 • Residential structures shall be a maximum of 35 feet in height. (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. EXCEPTION: Single- family lots located south of 1 -40 may use ground absorption septic systems on minimum size lots of 40,000 square feet provided at least 33% of the tract -is preserved as open space. c. Single family uses shall follow Section IV -13-10 Flexible Development of the Subdivision Regulations. d. Single- family lot sizes shall be a minimum of 7,500 square feet and a maximum of 14,000 if connected to public sewer. e. Multi- family structures shall be limited to a two -story maximum. f. Duplex and multi - family uses shall be connected to a public water and public sewer system. g. A structure or structures exceeding 20,000 square feet cumulatively on one zoning lot shall only be approved through a Special Use Permit, Class A process regardless of use. h. All zoning lots greater than 2.0 acres shall only be approved through a Special Use Permit, Class A process regardless of use. i.. No drive through facilities may be constructed in this district. i. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. (C) ED -FLX. Economic Development - Office /Flex District (1) Purpose. The ED -FLX District is intended to accommodate a wide range of assembling, fabricating and light manufacturing activities, and such ancillary industrial activities as warehousing and distribution. Some commercial services are also permitted accessory to industrial development provided all access is provided internally. The district is established to provide locations for industrial development which have little or no impact on adjoining properties. (2) General Dimensional Requirements — ED -FLX 6 (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. No drive through facilities may be constructed in this district. d. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. - (D) ED -LNR Economic Development— Linear Office District (1) Purpose. The ED -LNR District is intended to accommodate low to moderately intense medical, professional, administrative and government office on small to mid -sized sites. The district is intended to be located on the periphery of established residential areas and along major and minor thoroughfares. The district is established to provide convenient locations for offices, the size and operating characteristics of which require limited parking and which generate little traffic. Standards are designed so that this district may serve as a transitional land use between residential districts and higher, more intense land uses. (2) General Dimensional Requirements — ED -LNR Minimum ED Zoning District Zoning Lot Minimum Setbacks Maximum Impervious Surface Cover Maximum Height (ft) Area Width Impervious Surface Side One (Acre) (ft) Front Rear Side Combined Street ( %) One (Sq.ft.) (ft) Front Rear Side Combined Street ED -FLX 4 300 50 40 20 50 50 50 40 (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. No drive through facilities may be constructed in this district. d. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. - (D) ED -LNR Economic Development— Linear Office District (1) Purpose. The ED -LNR District is intended to accommodate low to moderately intense medical, professional, administrative and government office on small to mid -sized sites. The district is intended to be located on the periphery of established residential areas and along major and minor thoroughfares. The district is established to provide convenient locations for offices, the size and operating characteristics of which require limited parking and which generate little traffic. Standards are designed so that this district may serve as a transitional land use between residential districts and higher, more intense land uses. (2) General Dimensional Requirements — ED -LNR (3) Application Criteria - a. This district will be applied in the Hillsborough Area Economic Development District. Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning District Impervious Surface Maximum Height Side Area Width Cover (ft) One (Sq.ft.) (ft) Front Rear Side Combined Street ( %) (ft) (ft) (ft) (ft) (ft) ED -LNR 20,000 100 50 50 15 30 40 50 30 (3) Application Criteria - a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. No drive through facilities may be constructed in this district. d. A justification for any deviation to development standards must state a public benefit or purpose. (4) Supplementary District Requirements. Structures in the LNR District shall not exceed 5,000 square feet in gross floor area. (5) Hours of Operation. If hours of operation are to exceed the EDD limits of 6:00 AM until 11:00 PM, a Class A Special Use Permit shall be required. (6) Buffer around exterior boundary of the EDD. When a site within the ED -LNR District adjoins the exterior boundary of the EDD, the perimeter buffer of the EDD may be reduced to fifty- (50) feet. Landscaping in accordance with the EDD design manual shall be installed. (7) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. (E) ED -O Economic Development — Office District Planned Development- Economic Development — Office (1) Purpose. The ED -O District is primarily intended to accommodate high intensity office uses and supporting services. The district is intended to be located on large areas within the Economic, Development District. The district may contain limited commercial uses within employment centers. (2) General Dimensional Requirements — ED -O (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. All outparcels within the ED -O district shall have internal access to the development. d. No drive through facilities may be constructed in this district. e. A justification for any deviation to development standards must state a public benefit or purpose. Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum Area Width Side District Surface Height One Side Combined Street (Acre) (ft) Front Rear Cover ( %) (ft) (ft) (ft) (ft) (ft) (ft) ED -0 4 300 50 40 20 50 50 50 60 (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. All outparcels within the ED -O district shall have internal access to the development. d. No drive through facilities may be constructed in this district. e. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. (F) PD -ED -MU Planned Development Economic Development — Mixed Use District (1) Purpose. The ED -Mixed Use District is intended to accommodate a mix of residential, commercial and light industrial uses in a cohesive development that is compatible with the natural terrain and surrounding uses. This district encourages innovation by offering flexibility in design and layout requirements to achieve a greater choice of living and working environments. This district is only permitted through the planned development district zoning process. (2) General Dimensional Requirements — PD -ED -MU (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. The minimum size of a PD -MU district shall be 20 acres. d. There are no minimum lot sizes in the Mixed Use District; the Master Development Plan or non - Master Plan Development Plan will set forth the setbacks as indicated in the General Dimensional Requirements listed above. Single- family and duplex residential uses following the flexible development guidelines may reduce the minimum setbacks by 50 percent and the lot width by 60 percent. e.. All outparcels within the PD -ED -MU district shall have internal access to the development. f. Consideration of lower cost and affordable housing shall be incorporated into any Mixed Use District. g. No drive through facilities may be constructed in this district. h. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. Section 2: Amend Section 7.21 of the Zoning Ordinance to read as follows: Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning District Impervious Surface Cover Maximum Height (ft) Area Width Side One (Acre) (ft) Front Rear Side Combined Street ( %) (ft) (ft) (ft) (ft) (ft) PD -ED -MU - 200 60 40 20 40 40 1 50 1 60 (3) Application Criteria a. This district will be applied in the Hillsborough Area Economic Development District. b. This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process. c. The minimum size of a PD -MU district shall be 20 acres. d. There are no minimum lot sizes in the Mixed Use District; the Master Development Plan or non - Master Plan Development Plan will set forth the setbacks as indicated in the General Dimensional Requirements listed above. Single- family and duplex residential uses following the flexible development guidelines may reduce the minimum setbacks by 50 percent and the lot width by 60 percent. e.. All outparcels within the PD -ED -MU district shall have internal access to the development. f. Consideration of lower cost and affordable housing shall be incorporated into any Mixed Use District. g. No drive through facilities may be constructed in this district. h. A justification for any deviation to development standards must state a public benefit or purpose. (4) Interconnectivity between parcels. All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. Section 2: Amend Section 7.21 of the Zoning Ordinance to read as follows: PD -ED Planned Development — Economic Development District [Excluding the 9 Hillsborough Area Economic Development District) Add new Section 7.22 to read as follows: Development Standards within Hillsborough Area Economic Development Districts All developments shall meet the standards for approval as specified in the Economic Development District Design Manual - Abridged Version (Section 6.29.3a of the Zoning Ordinance). Section 3: Amend Article 6.29.3 Economic Development Districts Design Manual by removing all references to the 1-40 /Old NC86 Economic Development District. Section 4: Amend Article 6.29.3 Economic Development Districts Design Manual by removing designations for primary and secondary areas in the 1-40 /Old NC 86 and adding new guidelines in the Hillsborough Area Economic Development Districts Design Manual (Abridged Version). Section 5: Create a new section in proposed Article 6.29.3a of the Orange County Zoning Ordinance setting forth the requirements of Planned Developments using either - the Master Development Plan or the non - Master Plan Development Plan approach. The performance standards of Special Use Permits, Class A are also set forth. A. All requirements of general use zoning shall be met 1. If the petitioner elects to petition for a Economic Development Planned Development subdistrict, the petition must specify the actual use(s) intended, one or more of the permitted uses listed in the Permitted Use Table in the EDD Design Manual (Abridged Version) for the entire tract or any part or parts thereof, for the property specified in the petition, and the proposed use(s) must be a use(s) permitted in the corresponding general use district. Uses in the subcategories of the Permitted Use Table may be limited by either the petitioner or the County Commissioners. If the petitioner petitions for two (2) or more Planned Development districts, the petitioner shall submit a separate petition for each district. The County Commissioners, in considering whether to approve or disapprove a Planned Development district petition, shall do so on the basis of the specific use(s) requested. B. General Compliance Provisions 1) Any petition to amend district boundaries to create an Economic Development Planned Development district shall comply with procedures for both general use district amendments and Planned Developments set forth in the Zoning Ordinance. 2) The petitioner may elect to submit a Planned Development, Special Use Permit, Class A as either a Master Development Plan or as non - Master Plan Development Plan. io a. Site Plan Submittal. Development plans shall be submitted for the Master Development Plan in accordance with Section C below. Site plans shall be submitted for non - Master Plan Development Plans in accordance with Section D below. Final Development Plans of Master Development Plans shall be submitted in accordance with Section E below. b. Final Development Plan. The Final Development Plan of projects using the Master Development Plan approach shall not be accepted until the Master Development Plan and project Special Use Permit, Class A has been approved by the County Commissioners. 3) Performance standards for Special Use Permits, Class A within Hillsborough Area EDD This section establishes criteria pertaining to appearance in the design of a site, buildings and structures, landscaping, signs, and other miscellaneous features that are observed by the public. Aesthetic criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in focusing on design principles which result in creative solutions that will promote visual appearance within the city and county, preserve taxable values, and promote the public health, safety and welfare. Standards generally a) Harmonious and efficient organization. The site plan shall be organized harmoniously and efficiently in relation to existing topography, the size and type of plot, the character of adjoining property, and the type and size of buildings. The site will be developed to facilitate orderly development of surrounding property and with minimal disturbance to the natural environment. b) Preservation of natural state. Desirable vegetation or other unique natural features shall be preserved in their natural state when practical. The Environmental Protection Plan shall include the locations of all existing trees 12" diameter four feet above the ground. c) Enhancement of residential privacy. The site plan shall provide reasonable visual, lighting, and sound privacy for all adjacent dwelling units. d) Emergency access. Structures and other site features shall be arranged to permit practical emergency vehicle access to all sides of buildings. e) Access to public ways. Every structure and dwelling unit shall have access to a public street, walkway or other area dedicated to common use. f) Non - motorized circulation. A non - motorized circulation system shall be provided which is direct, efficient, and pleasant. The system shall be complementary to, but independent of the vehicular circulation system. g) Design of access and egress drives. The location, size, and numbers of ingress and egress drives to a site will be strictly limited to minimize the negative impacts on public streets and on adjacent property. This shall include formal entryways and access to outparcels from inside the development only. ti h) Coordination with off -site circulation systems. The arrangement of rights -of -way or easements for circulation shall coordinate with the pattern of existing and planned streets, pedestrian and /or bicycle pathways and transit routes in the area. Connection to adjacent properties is encouraged where possible. i) Stormwater control. Protective measures shall ensure that removal of stormwater runoff will not adversely affect neighboring properties or the public storm drainage system. Provisions shall be made for construction of wastewater facilities including grading, gutters, and piping to direct stormwater and prevent erosion. Surface water on all paved areas shall be collected at intervals that do not obstruct vehicular or pedestrian traffic. j) Exterior lighting. Location, type, size and direction of exterior lighting shall not glare or direct illumination that interferes with adjacent properties or safety of public rights -of -way. k) Protection of property values. Elements of a site plan shall be arranged to have minimum negative impact on values of adjoining property and other on -site uses. Specific standards - Unless otherwise indicated here, the relevant standards for the specific Economic Development Districts shall apply. Where actions, designs, or solutions proposed by the applicant are not literally in accord with the applicable regulations of this ordinance, but the Board of County Commissioners makes a finding in the particular case that public purposes are satisfied to an equivalent or greater degree, the Board may make specific modification of the regulations in the particular case. Any modification of regulations shall be explicitly indicated in the approved permit. a) Relationship of buildings to site. 1. The site shall be planned to provide for adequate planting, safe pedestrian movement, and parking areas. 2. Parking areas shall be treated with decorative elements, building wall extensions, plantings, berms, or other innovative means so as to screen parking areas from view from public ways and reduce heat generated by paved areas. 3. Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. 4. All utility services shall be underground. b) Relationship of buildings and site to adjoining areas. 1. Attractive landscape transition to adjoining properties shall be provided. 2. Lighting intensity at the property line adjacent to residential uses shall not be greater than % footcandle. C) Building design. 1. Architectural style is not restricted. Evaluation of the appearance of a project shall be based on its relationship to the surroundings. Primary and pedestrian facades are encouraged to 12 complement and reflect the characteristics of downtown Hillsborough. 2. Specific building materials are not endorsed. Evaluation of the appearance of a project shall be based on the relationship to surroundings. J. Materials and design shall be compatible with each other in multiple building projects. ii. Materials shall be selected for suitability to the type of buildings and the design in which they are used. Utilitarian materials shall be limited to inconspicuous facades and non- public or service areas. Materials with unique or special character are encouraged. 3. Buildings and building components, such as walls, windows, doors, eaves, and parapets, shall have human proportions and relationships to one another. 4. Mechanical equipment or other utility hardware on the roof, ground, or buildings shall be screened from public view with materials harmonious with the building, or they shall be so located as not to be visible from any public ways. This provision does not apply to the installation of electric vehicle charging stations. 5. Exterior lighting shall be part of the architectural concept. Fixtures, standards, and all exposed accessories shall be harmonious with building design. 6. Recycling and waste removal areas, service yards, storage yards, and exterior work areas shall be located away from and screened from view from public ways, using materials as stated in criteria for equipment screening. Areas shall be sized to accommodate changes in technology and local refuse ordinances. 7. Variation of detail, form, material, and siting may be used to provide visual interest. In multiple building projects, variable siting of individual buildings may be used to prevent a monotonous appearance. d) Landscaping and site treatment. Landscape elements included in these criteria consist of all forms of planting and vegetation, ground forms, rock groupings, water patterns, and all visible construction except buildings and utility structures. New and existing vegetation shall be maintained in a flourishing manner. 1. Natural or existing topographic patterns contributing to the beauty and utility of a development shall be preserved and developed. Modification to topography will be permitted where it contributes to good appearance and does not adversely affect significant natural features and drainageways. 2. Grades of walks, parking spaces, terraces, and other paved areas shall provide an inviting and stable appearance. 3. Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important visual corridors, and provide shade. 4. Unity of design shall be achieved by repetition of certain plan varieties and other materials and by correlation with adjacent developments. 5. Plant material shall be selected for its structure, texture, 13 and color for interest and for its ultimate growth. Use of native plants is encouraged; others that will be hardy, harmonious to the design, and of good appearance can be allowed. 6. Appropriate curbs, tree guards or other devices shall be employed to protect plants susceptible to injury by pedestrian or motor traffic. 7. Parking areas and trafficways shall be enhanced with landscaped spaces containing trees or tree groupings. 8. Service yards and other unsightly places shall be screened by use of walls, fencing and /or planting. e) Signs 1. Every sign shall have appropriate scale and proportion in its design and. in its visual relationship to buildings and surroundings. A unified signage plan shall be submitted and approved with the Special Use Permit. 2. Every sign shall be designed as an integral architectural element of the building and the site to which it principally relates. 3. The colors, materials and lighting of every sign shall be harmonious with the building and site to which it principally relates. 4. The number of graphic elements on a sign shall be held to the minimum needed to convey the sign's major message and shall be composed in proportion to the total area of the sign face. 5. Freestanding signs shall not be pole- mounted. f) Maintenance, planning and design factors. 1. Materials and finishes shall be selected for their durability and wear as well as for their beauty. Proper measures and devices shall be incorporated for protection against the elements, neglect, damage, and abuse. 2. Provisions for cleaning buildings and structures and control of dirt and refuse shall be included in the design. Configurations that tend to accumulate debris and dirt shall be avoided. g) Transportation Network Capacity C. Master Development Plan Provisions (Special Use Permit Class A) 1) The Master Development Plan shall show, through a combination of graphic means and text (including without limitation proposed conditions to be included in the Special Use Permit, Class A for the proposed development): a. The total tract acreage along with location, types, maximum floor areas and impervious surface areas for non - residential and multifamily uses. b. The location and orientation of buildings, parking areas, recreational facilities, and open spaces; c. Proposed access points and circulation systems for vehicles, bicycles, and pedestrians; d. Preservation of unique natural or constructed features, including retention of existing vegetation and showing all district buffers; e. Ultimate right -of -way in accordance with transportation plan; 14 f. Visual impact from along major transportation corridors; g. How the development plans to use design and architectural controls as well as screening and landscaping to ensure that the design flexibility provided in the proposed Planned Development district produces a high quality development. Colors shall be diverse and harmonious and a palette of colors shall be submitted for approval. One color should not dominate any palette and bright colors should be used as accents only; h. How the development proposes to minimize or mitigate any adverse impacts on neighboring properties and the environment, including without limitation impacts from traffic and stormwater runoff; 2) The Planning Board (and other advisory boards to which the Board of County Commissioners may refer the application) shall review the proposed Master Development Plan and Special Use Permit, Class A application at the same time it considers the petitioner's rezoning request. In response to suggestions made by the Planning Board (or other advisory boards), the applicant may revise the Master Development . Plan and Special Use Permit, Class A application before it is returned to the Board of County Commissioners provided the changes . are in response to items raised at either the public hearing or subsequent to the Planning Board recommendation. 3) The Board of County Commissioners may only approve a rezoning application if it simultaneously approves the Master Development Plan and Special Use Permit, Class A for the development of the property, subject to such reasonable modifications and conditions as the Board may impose in the exercise of its legislative discretion. 4) If a Planned Development rezoning application is approved with a Master Development Plan and a Special Use Permit, Class A the approval of the Master Development Plan under this section does not .obviate the need to obtain a Final Development Plan and Special Use Permit, Class A for the individual "pods" or buildings shown on the Master Development Plan in accordance with the special use permit provisions of Section 8 of the Orange County Zoning Ordinance. 5) A Master Development Plan approved under this section may only be amended in accordance with the provisions applicable to a rezoning of the property in question. 6) Not withstanding the foregoing provisions, if the Board of County Commissioners finds during its review of a request for approval of a Planned Development Master Development Plan that sufficiently detailed information has been submitted, the Board may approve the Master Development Plan as a Special Use Permit, Class A for an individual site or for the entire development. For purposes of this subsection, the phrase "sufficiently detailed information" means that type and degree of information which allows the Board to understand and approve all of the major discretionary design elements of the project, leaving mostly technical or engineering matters to be approved by the staff. If a Master .Development Plan is approved a Special Use Permit in this way, the approval process 15 shall follow the same procedures and standards applicable to other special use permit applications. Any lot that is subdivided out of a tract for which a Master Development Plan has been approved as non - Master Plan Development Plan with a Special Use Permit, Class A under this subsection may then be developed after a zoning compliance permit has been secured. D. Non - Master Plan Development Plan Provisions (Special Use Permit, Class A) 1. Site Plans drawings for non - Master Plan Development Plans shall meet the requirements of Article 14 of the Zoning Ordinance and the guidelines of the Economic Development Design Manual — Abridged Version. 2. The Planned Development petition and Special Use Permit, Class A application shall be reviewed concurrently. by the Board of County Commissioners according to the same procedures and in accordance with the same standards applicable to other special use permit applications. 3. The Board may not approve a Planned Development petition unless it simultaneously approves the Special Use Permit, Class A application for the development of the property, which special use permit may be approved subject to reasonable conditions and requirements as set forth in Article 8 of the Zoning Ordinance and the guidelines in Article 6.29.3a of the Zoning Ordinance. 4. In addition to other grounds for denial of a special use permit application, a special use permit may be denied on the basis that the application is inconsistent with an approved Master Development Plan for the same tract. However, if the special use permit is approved, the Board of County Commissioners shall be deemed to have amended the Master Development Plan to the extent necessary to bring it into conformity with the existing project Special Use Permit, Class A. E. Final Development Plan Provisions 1. Site Plans drawings for Final Development Plans shall meet the requirements of Article 14 of the Zoning Ordinance and shall be consistent with the approved Master Development Plan and address all conditions of the project Special Use Permit, Class A. 2. Tracts over 2.0 acres and /or structure(s) totaling cumulatively over 20,000 square feet on one zoning lot shall submit a Special Use Permit, Class A modification request for a Public Hearing and follow all procedures as specified in the zoning ordinance. Otherwise, the site plan may be approved in accordance with ordinance and EDDDM (Abridged Version). 3. A metes and bounds legal description of the Final Development Plan shall V be submitted along with either the application for the Special Use Permit, Class A modification or the site plan submitted for Planning Director approval. 4. No special use permit for a site governed by a Master Development Plan may be denied for reasons set forth in Article 8 (Special Uses) if the basis for such denial involves an element or effect of the development that has previously been specifically addressed and approved in the Master Development Plan approval process, unless (i) it can be demonstrated that the information presented to the Board of County Commissioners at the Master Development Plan approval stage was materially false or misleading, or (ii) conditions have changed substantially in a manner that could not reasonably have been anticipated, or (iii) the plan has changed substantially in its impacts, or (iv) a basis for denial for reasons set forth in Article 8 (Special Uses) is demonstrated by clear and convincing evidence. 5. No Final Development Plan shall be accepted by staff for review until the Master Development Plan has been approved. 6. The Planning Director shall have the discretion to require that a site plan follow the public hearing Special Use Permit modification procedures should the submitted site plan violate, in the Planning Director's opinion, the provisions set forth in provision # 4 above. Section 6: Amends subdivision requirements in the Hillsborough Area EDD. Subdivision Regulations in Economic Development Districts 1. When a Planned Development rezoning petition is approved, and the tract that is subject of said rezoning is proposed to be subdivided, all provisions of the Subdivision Regulations shall be satisfied. a) The applicant may obtain approval of the subdivision simultaneously with the approval of the rezoning if sufficient information (i.e. lot lines, lot size, etc) is shown on the site plan or at a later time. b) The subdivision shall be consistent with the terms of the Master Development Plan or non - Master Plan Development Plan and Special Use Permit, Class A (as applicable) that is approved along with the rezoning petition. c) If the Master Development Plan or non - Master Plan Development Plan And Special Use Permit, Class A (as applicable) that is approved along with the Planned Development rezoning petition establishes density, floor area, impervious surface, or similar limitations on the tract that is rezoned or any portion thereof, the subdivision final plat that creates lots out of any portion of the tract so encumbered shall indicate on the face of the plat with respect to each lot such limitations or restrictions as are necessary to ensure compliance with the Master Development Plan or non - Master Plan Development Plan. For example, if the Final 17 Development Plan of a Master Development Plan project or a non - Master Plan Development Plan shows a ten -acre portion of the tract approved for retail development with a maximum floor area of 100,000 square feet, then if that ten acre area is subdivided, each lot so created shall show on the face of the plat the maximum building area that can be constructed on that lot. NOW THEREFORE BE IT ORDAINED by the Board of Orange County Commissioners that the Hillsborough Area Economic Development District amendments are approved. Upon motion of Commissioner , seconded by Commissioner the foregoing ordinance was adopted this the day of "2001. I, Beverly A. Blythe, Clerk to the Board of Commissioners for the County of Orange, North Carolina, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on , 2001 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in Minute Book No. of the minutes of said Board. WITNESS my hand and the seal of said County, this day of Clerk to the Board of Commissioners C ^U COOy._ G Cn c�C U �i a+ co �0Q�= can � L R7 O U Q J ") N V1 Z N •= N Q U =i �� `-'''= 3 0 E c y. .1) m O e) G 0 -1 m % J � Q y E4,ti= ej Q t e J L y _E OD cc E �. c o ea E � E O. C Q U �_ Q =3. IN c�C• W U ^^ y W U " z CC rn 4.. N as a� Q '+. •� C •U •� GO', c� t ca L °z C �+ CQ U O C y L]. o� � C o N O. c0 U eC j -p C > Q C. aJ 3 = s cC � •U O •O y � Q :3 > N y a+ ��.. ca C � cU•=' E CA C 3 ? C A to U rn r O C O = U _ o C � Q� Q� �h y O U •y E1 3 O0 E aUi •.� ,a • N I X r. Co Cd c IR] is i �I n ' "V t O =I JI `� j I lu I ? - a I a tS sz x `a a .o D v Q N 0 4 .y 0 w W k a W t W N i A s �k � s ai zi W � - a �.�r Y. ° y v is iA IQ co `I � Ila on In fi° Q r O ° Ics �• �, W pq 3-7 E IR] is i �I n ' "V t O =I JI `� j I lu I ? - a I a tS sz x `a a .o D v Q N 0 4 .y 0 w -I 0 0 1 o - 00 zi y \ v� �J 1) it �I ON q ;j V o 19 bhy .y Q V U 4 c \ D U O O 20 Article 6.29.3a of the Orange County Zoning Ordinance of ®\t� The Orange County Hillsborough Area Economic Development District Design Manual Abridged Version Orange County Planning & Inspections 306 -F Revere Road Hillsborough, NC 27278 (919) 942 -0103 ECONOMIC DEVELOPMENT DISTRICT 21 CHECKLIST INDEX 1.0 GENERAL OVERVIEW .............................................. ............................... 2.0 ECONOMIC DEVELOPMENT DISTRICTS .................... ............................... 2.1 TABLE OF PERMITTED USES .................................... ............................... 2.2 PERFORMANCE STANDARDS ................................. ............................... 2.3 LAND USE INTENSITY .............................................. ............................... ImperviousSurface .................................................. ............................... Building Volume Ratio ............................................ ............................... ParkingVolume Ratio .............................................. ............................... LoadingArea Volume .............................................. ............................... Exterior Storage Volume ......................................... ............................... Landscape Volume Ratio ......................................... ............................... TreeVolume ........................................................... ............................... -Volume of Berms ................................................:. ............................... SiteVolume Ratios .................................................. ............................... 2.4 ENVIRONMENTAL FACTORS .................................... ............................... NoiseLevels ........................................................... .�............................. Vibration........................................................... ............................... AirPollution ........................................................... ............................... Electric Magnetic Interference ................................... ............................... HazardousMaterials ................................................. ............................... SolidWaste . ........................................................... ............................... Grading & Erosion Control ....................................... ..........1.................... Stormwater Management ......................................... ............................... Water Supply & Sewage Disposal .............................. ............................... WaterUse Limitations ............................................... ............................... 3.1 ARCHITECTURAL DESIGN ....................................... ............................... SiteConsiderations .................................................. ............................... Compatibility With Neighbors .................................... ............................... Unifying, Design Concept ......................................... ............................... ArchitecturalScale .................................................. ............................... Building Setbacks & Height ...................................... ............................... ExteriorFinish Materials ......................................... ............................... .Roof lines ........................................................... ............................... 3.2 LANDSCAPE DESIGN .............................................. ............................... Preservation of Existing Features ............................. ............................... Buffering Neighboring Uses .................................... ............................... LandscapedParking Areas ....................................... ............................... Buildings and Grounds ............................................ ............................... PlantMaterials ........................................................ ............................... Plant Species ... ....... ...... ............................... ........... .............................:. 3.3 CIRCULATION AND PARKING ................................... ............................... Location and Configuration .................................... ............................... Entrancesand Exits ................................................ ............................... Pedestrian/Vehicular Conflicts ................................ ............................... ParkingStandards .................................................. ............................... ParkingSpace Dimensions ...................................... ............................... HandicappedParking .............................................. ............................... 18 Loading Space Dimensions /Standards ......................... Required Improvement ............................................ ............................... Off - street Parking Requirements .............................. ............................... Roadway Design /improvement ......................... ............................... Pedestrian Circulation ............................................ ............................... 3.4 SERVICE AND STORAGE ......................... ............................... ............. Location & Accessibility ...................................... ............................... Screening 3.5 SIGNS AND LIGHTING ........................... ............................... .................. Identification Signs ................................................ ............................... Freestanding Identification Signs .............................. ............................... WallSigns .............................................................. ............................... InformationSigns .................................................... ............................... .Appearance and Illumination .................................. ............................... TemporarySigns ............................................... ............................... .. Awnings................................................................ ............................... Lighting .................................... ............................... ADDENDUM — BASIC SIGN DESIGN SCHEDULE ............ ...... ............................... Notes 1. The following items which appear shaded indicate that, although these items must be considered in the overall design, there is flexibility in the actual application of these requirements. 2. Items that are not shaded must be adhered to, 10 23 Hillsborough Area Economic Development District The Hillsborough Area Economic Development District (EDD) encompasses all four corners of a major interstate interchange of 1 -40 and Old NC 86 south of Hillsborough. In addition, there are parts of the Hillsborough Area EDD that are along NC 86 and 1 -85. The area of 832 ±acres within Orange County's jurisdiction at this time is distributed among the principal land use categories in the schematic plan as follows. There are other additional economic development and non - residential areas within the Town of Hillsborough's jurisdiction that must be considered within the same framework of these guidelines so the cumulative impact of various developments can be comprehensively gauged. Future Land Use Designations and Acreage TRACT ACREAGE LAND USE Area 1 97.7 Office / Moderate Density Residential Area 2 92.6 Office / Moderate Density Residential Area A 166.5 Office / Office Flex with Residential (SW Quadrant) Area A 415.7 (Total) Area A 15.1 Linear Office (along western side of Old NC 86, south of Credit Union) Area A 90.7 Office / Office Flex (western side of Old NC 86, south of Cornwallis Hills) Area A 73.6 Office / Office Flex (along Old NC 86 on both sides, south of 1-40) Area A 236.3 Mixed Use (east side of Old NC 86, between Areas.1 & 2) Areas 3a (part) and 3c 42.2 Office / Office Flex Area 3b (part 3a) 17.6 Linear Office TOTALS 832.3 Approximate Open Space Area 275 Acres' Rights -of -Way 92 Acres ' Open space is part of the districts noted above. Areas include roadway and perimeter buffers, natural areas and stream buffers which are to be preserved before and during the development process. 24 Land Use Pattern and Transportation Capacity Guidelines Land Use and Transportation planning are the linchpins of creating an efficient and valuable economic development district. The primary impact of traffic can affect the quality of an effective pattern of land use for internal and external areas around an EDD. The land use pattern incorporated in the economic development design manual is the preferred scenario to separate certain uses from incompatible land uses and provide for a mixed use core to promote a transit - oriented development. In addition, varying employment and wage opportunities prosper in an area where different businesses and industry are permitted. Therefore the following issues must necessarily be considered during the comprehensive review, rezoning analysis and development process. of each portion of the Hillsborough Area EDD and to consider the cumulative impacts of various proposals. 1. Promotion of various non- residential uses that when mixed create a lower overall traffic impact because of the variations in traffic generation as well as different peak traffic periods. 2. Roads in the area will inevitably have to be widened to 4 lane divided highway crossection (i.e., Old 86 and NC 86). Even with widening ultimate capacity is limited to approximately 35,000 - 40,000 trips a day. Intersections with 1-40 and 1 -85 will also have to be expanded to accommodate EDD traffic. -The timing of road construction should be synchronized with development. 3. Other roads such as bypasses and interconnected roadway networks must be planned to distribute traffic in and around Hillsborough to protect the limitations of the road network in downtown Hillsborough. 4. Continued town and county efforts of coordination include transportation improvements on Department of Transportation Traffic Improvement Plan. 5. Limitations on retail development are necessary because of the very high traffic generation rate. Retail areas can be spread out amongst the district so point source traffic loads do not overburden specific areas and in addition dispersed retail would support other non - residential uses. If a majority of retail was permitted through the EDD area then the roads would be over capacity and remaining undeveloped properties would be relatively unable to make improvements to correct the inadequate transportation level of service. Although the roadway networks in the area are under review to consider long term expansion as well as new linkages, the consideration of cumulative traffic impact forthcoming from various land uses is paramount. Therefore, as a base 25 guideline the following specific land use limitations can be considered for undeveloped areas within both Orange County's and Hillsborough's jurisdiction. The carrying capacity of the roadway network sets forth the constraints of maximum development in a generalized EDD subregion. Additional background traffic from other existing and proposed uses in the traffic feeder area is also part of the overall traffic level of service equation. See Appendix X for a scenario of traffic generations from potential projects within portion of the Orange County EDD. The Hillsborough portion also compounds the traffic impact in the subregion whereby an additional 10% increment to the total traffic could be included in the subregional total to be approximated at 108,000 total trips. Retail 20% n Office /Flex 25% Office 35 %. Residential 15% Miscellaneous 5% 6. Different non - residential uses have different traffic peak patterns. For example, even though retail traffic has high volume, the volume is distributed throughout the day from 10:00 a.m. to 9:00 p.m. with minor peaks. In comparison office development has strong commuter hour peaks in a.m. and p.m. that do not completely compound retail traffic. 7. Mixed -use development also permits some traffic to be 'captured' internally to the EDD if there is a good interconnectivity road system thereby reducing offsite impacts. 8. Access management systems should limit road and median cuts on collector roads. 9. Frontage and service roads should contain and direct traffic throughout the interconnected sites. 10. Nearby interstate interchanges will assist by immediately directing. regional traffic to the interstate and reducing local road traffic. 11. Mass transportation and park and ride lots should be encouraged as well as the employment of Traffic Demand Management (TDM) principles to ameliorate traffic impact. 12. Residential development of a reasonably high density should also be mixed in the EDD to encourage shop /work/live relationships and mass transportation opportunities as well as pedestrian friendly planned developments. 26 13. When examining development proposal, another consideration relates to traffic patterns that are created from the traffic attractions (i.e. those employment, business, industry and service elements) and the location and distribution of traffic generators (i.e. housing and commuter patterns of traffic). TRANSPORTATION ACCESS Access points for individual projects shall be reviewed in relation to adjacent properties and in a comprehensive manner.. Location and width of access points and uniform construction of driveways with adequate radii (minimum of 20 foot radius; maximum of 40 feet) shall be given a high .priority in the review process. The Buffers and Transportation Plan adopted.along with this ordinance shall serve as a guideline for thoroughfare planning with the Hillsborough Area EDD. HILLSBOROUGH AREA EDD GENERAL DESCRIPTION AND ADJACENT PROPERTIES The district is characterized by widely scattered single - family residential development, consisting of low- density subdivisions and a mobile home park. Two subdivisions which adjoin the district, Stagecoach Run and Cornwallis Hills, deserve special attention. Lots in Stagecoach Run average approximately one - and - one -half acres in size and 3-4 dwelling units per acre in Beckett's Ridge. Because of the low- density of the subdivisions, an Office Residential (moderate density residential and max two story office) Development Area has been designated adjacent to its boundaries where residential densities are limited to between two and five dwelling units per acre. Areas. within which this density limit applies have been identified on the schematic plan with a yellow designation. The Offce Residential Development Area has been extended around the full circumference of the district except where it abuts Cates Creek, the northern boundary of the district. The floodplain and the steep slopes bordering Cates Creek and its tributaries allow an Office /Office Flex Development Area to be located adjacent to Cornwallis Hills, a moderate - density subdivision with densities of three dwelling units per acre. Because this "natural buffer" may not be sufficient to eliminate land use impacts such as noise, site plans must include mitigation devices for this purpose. Criteria for the preservation of the floodplain as well as other natural features are discussed in section 3.2 - Landscape Design. Techniques for reducing noise Levels are highlighted in 2.4 - Environmental Factors. HILLSBOROUGH AREA EDD SPECIFIC DESCRIPTION Area. A The northern portion of the district includes a "finger -like" projection along the west side of Old NC Highway 86, extending from Cates Creek to Oakdale Drive. 27 Because of its proximity to existing single - family homes in the Cornwallis Hills Subdivision, that portion of the district has been designated as a Linear Office Area. Manufacturing and wholesale trade uses are not permitted, and retail uses are allowed only after approval of a Special Use Permit. While hours of operation are limited, the landscape -to- building ratios are the same as required in the Mixed Use Development Area. Access to the four quadrants of this district is generally available from Old NC Highway 86 or by- way -of service roads paralleling 1 -40. Mixed Use and Development Areas on the north side of 1-40 are focused on these thoroughfares because they link directly with 1-40 and provide the most efficient means of moving people, goods, and services in and out of the area. Nevertheless, because of the negative potential for strip commercial development, access is limited to certain locations. These access points as well as a collector road system and transit access point are identified on the schematic plan .for the district. Standards for intersection and roadway design are explained in greater detail in section 3.3, Circulation & Parking. To the south of 1-40, an Office /Office Flex Development Area has been designated adjacent to the interstate highway and its intersection with Old NC Highway 86. While the range of permitted uses is similar to that of the Mixed Use Development Area, retail uses are limited, and higher landscape -to- building ratios are required. These ratios and their application are explained in detail in section 2.3 - Land Use Intensity. Two significant resources existing within the boundaries of the district include a bottomland hardwood forest bordering Cates Creek. and the remnants of the "New Chapel Hill Road ". The old roadway, illustrated on George Tate's 1891 map of Orange County, is also shown on the USGS quadrangle map of the area. The forest, identified in the Inventory of Natural Areas and Wildlife Habitats as Site # E07, is located on the west side of Old NC 86 where it intersects with Cates Creek. Rather than eliminating such features from design consideration, they should be recognized and used as a focal point for the development. Criteria for this purpose are discussed in section 3.2 — Landscape Design. The western section of the southwest quadrant of 1-40 /Old NC 86 is partially permitted to be residential considering the likely long term inability to receive public water and sewer. In any event, the residential proposals should be clustered in nature to provide at least 33% open space. TIMING AND SEQUENCING OF DEVELOPMENT Properties should be developed north of 1-40 prior to those south of 1-40 to create a compact and gradual expansion of urban services. The availability, expansion, dedication or upgrade to public services, facilities and properties in the areas, including but not limited to, water and sewer, drainage, public roads, open space and parks and recreation and education should be considered in the timing and development of projects. 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N Z w d LL 0 - O ti 0Or 0 d' -OOO�N O r' O CA 00 V- t- OCO0 O qw et M CO04N 00 M N coo r- IQ N v v O CO I` I` f` I-- O CO O N e- CO I- I- w N m F- N co J CL F-.Wa .000 OOO000OOCD CONI-d' Cr) M000Drl- OOLOCDaL C4 q: LO O O LU QH ANC VL6r,:c6.c6c6000000 cc) LOm Oi f- Z tr J CC U = O,. ; D W N _ a0 H } Z O Na.a.a.a.a:a (L a CL 0 0 COI,000rrrrNM.4 ILO COI,. 000D E-�-- Page 4of5 31 Page 5 of 5 APPENDIX X 32 Q Q LL O w m W U) W CL U) a H 0 0 0 0 0 0 0 0 0 00 00 0° °o_ ° 00 00 °_ °o °o_ M 00 I� c0 L o_ d' cl N o � ra a: 0) a co a: C: �o n: LO a v a M d N a z N � O z o :� Q Q 0 Q w Q Q co Y a w U w J LL U LL LL O J H w �1 I 33 ECONOMIC DEVELOPMENT DISTRICT DESIGN MANUAL — ABRIDGED VERSION 2.3 LAND USE INTENSITY Impervious Surface: Maximum Impervious Surface Ratio: 1. Shifting impervious surface between parcels within the overall site is permitted. ED District With Detention Ponds Hillsborough 0.50 Buildina Volume Ratin• VB Bul . ... .B UP VLEl 610..... ......We . . : : ::::::::: :: : :::::::::::::: : > >: ....... .....:.:...............:: :::...............::.... .:::::::::::::::::::.......:BV t :: ::- Bu�Id�ng Volume Ratio> > ; ; :..........:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :.::8............::::::::Volume ofiBu�tdingZ:s ::; ::.:::::::........I............ ............................................. ..........................:.... :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::.;.. . .:::::::::::::::::::.::Uol;ume; of PrCErg; areas::::::;:::::::::::::::::: .............:...............................:.. ............................... :.:......:......:..........::........ .... ::::::::::::::uolumeofLoad rtg .Areas:::::::;:::::::::::::::: :::.::::::: ::::::::::::::::::::::.:::::;:: ::::::::::::::::::: :::....:::::::::::uE ::::::;::::: :.::::::::::::::::.::.....:.::::::::::::. ;:: :::: :::::::::.::..;:.:.:.::......:. :::::::::::::: ...:::.:::..:....::::::.;:::. :.::.;;::::::::::::.::::::::::: ::::::Uolume::o�:Extertor;Stora ::;:::::: :::...:...:..................:...............::.:....... ....:.......,.:,........ >.....: : ::::::::.::9:::::::: : »;:::::: >:::<::: Idling Volume: Building volume is the combination of building coveraae and building heiaht and tha rairnlati VE = Volume of Exterior Storage a 'of parking and::......... :......:............... ............................... ::::::::::::::::::::::::::: ::::::::::::::::::... ..... ::::: :::.:::::::::::::.:..:.:::::::::.:::::: ::::::::::::::::::::::::....... ;: ::::::::::::::::::::::17::::. -: olume:ofTrees:::::::::::::::::>::::::::.......:::: :::::::: A ::::::::::::;:::::::::: :::::......:::::::::::::::::::: ;: ,:....::::::::::: :::::::::::::::::::::: <:;.:...::::::: ::............::::.:: :..:::::::V ::...... lutne af: eras ::M" : : ; >::: ..... ................... ........................ ::::::::::::::: :::::::::::::::..........:..... ........... A: s ... rF .. r. L t A 2.4 ENVIRONMENTAL FACTORS 35 Noise Levels: 1. Design features used to mitigate noise factors must be clearly identified on the comprehensive site development plan and documentation provided concerning the source and level of feature s noise, and the specific manner in which the desi n 9 will reduce the noise to acce table levels. 2. Where rooftop mechanical equipment is installed, equipment e uatel enclosures and /or the building design must adequately y provide for the reduction of noise so as to comply with the maximum permitted sound levels. P4. Loading areas may only face side or rear property lines and must be designed traffic movement within the site. so as not to interfere with Loading areas shall not be located within required drives or parking areas. MAXIMUM PERMITTED SOUND LEVELS Noise Level Limits [dB(A)] For Gene ratin Land Use Category Reseivit Land use Category 7:00 p.m. to 7:00 a.m. Residential develo ment of all types 7:00 a.m. to 7:00 .m. 45 50 Commercial, including office, service, and retail establishments 55 50 __. .. Light industrial, including distribution and warehousing facilities 65 60 Footnotes: 1) Impact noises orsounds that occur intermittent) ratherthan continuously Y uously are permissible up to a level of 10 dB(A) in excess of the figures listed in the table provided the source from which they are generated does not operate more than one minute in any one hour. This exception shall not apply from 7:00 P.M. to 7:00 a.m. when the adjacent lot is used or zoned for residential purposes. 2) Noise levels resulting from construction or other temporary activities which occur between the hours of 7:00 a.m. and 7:00 p.m. are exempt from the standards listed in the table. 1. Design features used to mitigate excessive vibration levels must be clearly identified on the »»= >< comprehensive. site development plan and documentation provided concerning the source and level ry vibration, and the specific manner in which the design features will reduce vibration to acceptable levels. MAXIMUM PERMITTED GOUND TRANSMITTED VIBRATION Maximum Particle Velocity for r >€ Receiving Land Use Category Generating Land Use Category Inches /Second Residential development of all types 0.02 Nonresidential development for all types 0.10 Footnotes: The vibration levels set forth in the table above are stated in terms of particle velocity whic h may be measured directly with suitable instrumentation or computed on the basis of displacement frequency. When computed, the following formula must be used: P.V. = Particle velocity (inches /second) P.V. = 6.28 x F x D where F = Vibration frequency (cycles/second) 4 Y c (Y ) D = Single amplitude displacement of the vibration inches The instrument used to measure vibrations must be a three component measuring asuring system capable of simultaneous measurement of vibration in three mutually perpendicular directions. The maximum velocity ill components recorded. be the sum of the three co Y 1) The values stated in the above table may be y multiplied by two (2) for impact vibrations, e.g., discrete vibration pulsations not exceeding one (1) second between P ulses. 2) Vibrations resulting rom construction or other r temporary activities which occur between the hours of 7:00 a.m. and 7:00 D.m. are exempt from the standard listed in the table. A:.. nn nu rvnu_u_n ; 1. Each permitted use, special use, and accessory use is required to comply with all applicable rules and standards concerning air pollution in accordance with NC State Law. 2. Each comprehensive site development plan must be accompanied by either: • A written determination from the staff of the appropriate State agency that an air quality permit is not required; or • If an air quality permit is required, a complete copy of the permit, including all conditions for reporting and monitorino_ Electromagnetic Interference: 36 1. No use, activity or process shall be conducted which produces electric and /or magnetic fields which adversely affect public health, safety, and general welfare. This standard includes, but is not limited to: • Any use, activity or process which interferes with any operation or equipment; and • Any use, activity or process which interferes with radio, television, and/or telephone reception, beyond the boundaries of the lot on which the activity is conducted 2. All establishments conducting uses, activities or processes that generate electric and /or magnetic fields are expected to comply with applicable Federal Communications Commission (FCC) regulations. Copies of all required FCC permits, including conditions for reporting and monitoring, must be submitted with the comprehensive site development plan 3. Discourage residential development near high voltage transmission lines. Hazardous Materials: 1. Each permitted use, special use, and accessory use is required to comply with all applicable federal, state, and local rules and regulations governing the storage, use, and disposal of hazardous materials 2. Each comprehensive site development plan must be accompanied by a Hazardous Materials Management Plan (HMMP) consisting of the following: • A Material Safety Data Sheet (MSDS) which lists the specific hazardous substance that a facility is _handling and details its known health impacts, physical properties, and appropriate protective measures. A separate MSDS form must be submitted for each hazardous substance handled. • A Tier Two form which indicates the precise location and quantity of hazardous materials within a plant or place of business. • Building and site plans which indicate the precise location and quantity of hazardous materials 3 An Environmental Assessment will be required for any use or facility which qualifies as a small or large generator of hazardous waste in accordance with State law. 4 Any use or facility which is involved in the long -term storage or disposal of hazardous wastes will be required to submit a full Environmental Impact Statement 5. In either case, documentation must be provided as part of the HMMP that hazardous wastes are being sent to an approved hazardous waste recycling, storage, treatment or disposal facility, that an EPARID number has been obtained, that only authorized transporters are used, and that on -site storage is limited to 180 days (or up to 270 days if the waste is to be transported more than 200 miles) Solid Waste 1. Each comprehensive site development plan must be accompanied by an erosion control plan prepared to meet the specific requirements and standards contained in the Orange County Erosion & Sediment Control Ordinance and Manual and other stormwater requirements. 2. Lot grading must be done in such a way as to preserve the topographic features and maintain natural drainage patterns, and to provide positive drainage. In locating buildings, parking and other features on a site, the following standards must be met: 1) Minimize disturbance and phase development wherever practical. 2) Preserve existing vegetation, especially significant stands of trees along drainage ways, on steep slopes, and in buffer areas. 3) Use the natural shape of the land with minimal grading to locate features in a way that minimizes impacts on and off the site. 37 3. All site grading must be designed to meet the standards shown on the accompanying table: SLOPE GRADING STANDARDS Site Area Minimum Maximum Planting areas Slope Slope Parking lot pavement 2% 3:1 -Driveways & access drives 2% 5% Pedestrian areas . Large plaza areas 1% 2% Sidewalks I % 8% Stormwater Management: 1 . in all ED Districts within a designated water supply watershed, the first half-inch of stormwater runoff from impervious surfaces shall be controlled. (as may be amended) . . . . . . . . . 2. Building types, parking layouts, etc. must be selected and located with respect to the natural t—opog--ra-phy to minimize grading and preserve sensitive areas. 3. The rate of runoff from the site must not be increased over pre-development conditions. 4. The stormwater management system must respect existing drainage patterns. 5. Energy dissipaters such as rip rap aprons and other site features must be used where runoff is c-o-Ilected and discharged; e.g., at downspouts from rooftops and storm drains at parking areas. 6. Conflicts between on-site drainage and other features must be avoided; e.g., drainage across sidewalks or ponding in parking/service areas. i�1?*-",*­"-;"..: 1. In LO-2 areas only, where ground absorption systems and/or wells are used for sewage disposal and/or water supply, the installation of such facilities must comply with all local and state regulations governing their design, construction, operation, and maintenance 2. Public water and sewer shall be within all EDD areas except LO-2 areas (40,000 sf minimum). 3. Each comprehensive site development plan must therefore be accompanied by documentation from the utility provider that it has reviewed and approved: Preliminary plans for the proposed water and/or sewer lines; The adequacy of the existing system(s) to which the connection(s) will be made; The capacity of the existing water and sewer treatment facilities; The carrying capacity of the discharge stream or discharge point; and The method of funding proposed extensions of water and sewer lines. Certified Contract/Agreement between utility provider and applicant. Documentation must be submitted that there is adequate water flow and pressure to meet required fireflow and fire suppression. �u����� rya srtou�a oe to:catea::near:pedestnanways or infernal roadways Parking siiolda3e dis se: €:::: around the site to avoid major blocks ofparkm ; :;:::: :.:: p l Refer to G 9 everal Q� mens� 1 . ............................. . ... an :a..:Reg.c�irem.e.r�ts::foa li.cab e :::.::.:::::::.::........................:..::::::::::.:: :::..........................:: 3. Setbacks for driveways from property lines are a minimum of 10 -feet except where access is shared by adjacent owners. 4.:`;Larger bui(d NO!, tru. ures:mawrequire add tionataetback area f6r:a bal ...:.:. .:.:.....:. ::::::::::.::.:::.:::::: ace of Scale „and..so :impose on:rier ::. :.:.:::.:........:::::.:::::::::::.,:........:.:....::........... :::::::::;:.:..:::....:::.:::.; ghbcr4ng uses., ..::::...............:.::::::::::::::::::::::.::::::::::::::::::....:..::::::::::::::::::::>::::::::::::::......::::::::::::;:::::::::::::::::::: ::::::::::::: °:::;:::::::::;::: . .........:::::.:: :::::: :::::::::::::::;:::::::;::::::. : 5<::Structures are:placed.art:siaeh::a:!i ahat creates:o ........y ...........ppvr#unit�es for plazas« cou[#s orgaMeris Exterior Finish Materials: 1. The exterior finish material is in harmony with the exterior design of neighboring structures and the overall design of improvements. 2. Building exteriors are constructed of materials which are sufficiently durable to guarantee low maintenance and reasonable life span, and to withstand abuse by vandals or accidental damage from machinery. 3. The exterior materials have an attractive texture, pattern or quality of detailing using acceptable building materials appearing natural in texture and coloring, such as stone, unpainted brick, wood, and textured concrete. 4. Any use of siding reflects the texture and color that is typical of the area and region. Roof lines: - 1. A frames and mansard roofs only used on a portion of the building are not allowed. 2. If a mansard roof is used, it must be continuous around the entire perimeter of the structure. 3. All rooftop mechanical equipment, vents, ducts and communication antennas and towers are screened from view or designed and installed in a manner using materials and colors compatible with the building architecture. 4. All metal roofing is either standing seam or copper. Corrugated metal, highly reflective surfaces and illuminating roofs are not permitted. 5. All rooftop solar collectors, skylights and other reflective rooftop building elements are designed and installed in a manner that prevents reflected glare. 6. All solar panels are integrated into the roof design and flush with the roof slope. 7. All frames are colored to complement the roof. 8. Any support solar equipment is enclosed and screened from view. CIM .Synvnap%i -kj N BaAWW' 0- 4(A- aehkkwdhy beAnc*g baeh safer 4-OW d eYfr cenAw. t: aV-r& ,kg Auft*gs cte.fiaes ouebS, ar spaces andeJ,nimes dvwrvwsat X6=4".". Be ridda�g.s�tibacxx�oarr�oriatir eb 6'v speak of ffip s&roeArrp avwjw7•aw4*y4 v#,b}vi vae 17W-Ft dpAMVkWorAjik4WrnWStAMVie* -%-e* 1Je*n, i7earwa /s, avW,77V, ke*l ah AVOW vim di* scab a me characetgr or Jxrrveo 4Vw ek r Awvn4 Eno w.s�/nariletracaJ.¢/ BaJavaev+d.• Lb►�iev-ac/Sx►�rddy dJdanca�g a�rncvrg s�+w�ralpo�ts. .4 nta�ao�r• arrditrclic4►aJ lQ+a�•.a r Ju ch as an arc. 9iyrsa drii,3>arg a sh avJWLSP of ancd�r Thr �ae►edtb scr�t mali4zo e�panx+ntnwst AV tatm h1v cansik-rieAw &r#v bar niu eua Alva a-A" MA•mtm 3.2 LANDSCAPE DESIGN 41 1. The landscape Plan is prepared and certified by a licensed landscape architect. 2. The landscape plan includes a comprehensive site analysis documenting existing ng drainage patterns, including wetlands, flood plains, and h dric soils; and existing sting natural and cultural features including ng forest �> lands, natural areas, and wildlife habitats steep slopes, geologic features, archaeological sites and historic sites and structures. g ' 3. The landscape plan shows the layout of the entire ro'ect p � including its relationship to surrounding properties and the manner in which it adheres to the schematic plans, performance standards, and design criteria. g Note: No site, building or structure may be occupied for the use until all aspects of the landscape plan have been carried out or a performance bond, letter of credit or other guarantee of improvements has been provided to Orange County. Preservation of Existing Feat „ rpc - 1. Natural features such as streams and ponds, hillsides, rock formations, unique vegetation and natural € €v...> >:. >` : areas, wildlife habitats, and other similar features are incorporated in to the overall development conce t. 2. Existing rivers, streams, and ponds and their drainage areas are protected and used to create a network of open space, accommodate the natural flow of water, serve as utility easement, and buffer more intensive nonresidential uses from neighboring residential areas. 3. Property contains perennial and intermittent streams or major drainage rainage swales, has a minimum 50 -foot r<;t wide stream corridor designated along both sides of the water feature. 4. If stream corridors are required, they must to be expanded to include steep slopes, floodplains, wetlands, and natural areas as identified in the OC Inventory of Natural Areas and Wildlife Habitats. 5. The landscape plan designates the removal of any groundcover and trees within the designated open ,,N:.,.. „.:.k << space areas. 6. Building sites, parking areas, and other uses are situated in such a way as to protect existing tree stock Ar+tr having a diameter of one -foot or greater when measured four and a half feet above round level.wriy „ „:• >_ 7. Trees to be saved are noted on the landscape plan and appropriate measures are outlined to protect the I ?t'. tree stock from damage Burin construction, including no grading within dri line. y }'w:JJ:t >v;; 8. Where possible, trees are protected in stands or clusters. Mt. 9. The siting of buildings takes advantage of scenic views. : >» 10. The site organization considers the impact of new structures on views from off -site. 11. Access to views is presorved for adjacent property owners and passing motorists. 12. Scenic views and visual elements are within the visual corridor identified and preserved where possible. vista or landscaped area. No more than one break per lot shall be permitted, and the break shall 1. A buffer of 100 -feet in width (except as otherwise provided) is required at the boundary of the EDD and € €v...> >:. >` : 100' alon roadwa corridor Old 86 and New 86 exce t 50' at Linear Office. "' "' 2. A buffer of 100 -feet is required adjacent to the right-of-way of interstate highways. 3. Screening between adjacent land uses shall be provided in accordance with the attached Schedule of Land Use Buffers whether internal or external to the project. 4. Buffers may consist of existing wooded areas. If existing vegetation is not sufficient for screening, a r<;t planted buffer shall be augmented and interspersed, consisting of 50 -75% evergreen trees reaching a minimum mature hei ht of 30 -feet. 5. Trees with a caliper of 6 " -12' should be considered for preservation. 6. No grading for building or parking shall encroach upon required buffer. 7. In the LO district, the buffer may be limited to 50'. 8. Landscape -buffer widths may be reduced if the buffer material is adequate to provide additional n< screening. 9. Decorative walls may be used to augment required landscaping for buffer reduction. I ?t'. 10. Access drives, utilities, and pedestrian paths are permitted within the required buffers. 11. Access and utility crossings are to be made as close to perpendicular as possible to the length of the buffer. : >» 12. No land disturbances for buildings, parking, or storage, drainage, etc. are permitted within a required buffer. 13. Limited breaks in required interstate buffers may be allowed if they are well designed and provide a scenic vista or landscaped area. No more than one break per lot shall be permitted, and the break shall constitute no more than 25% of the interstate frontage. Landscaped Parking Areas: 1. When parking lots abut a public or private right -of -way or easement, a 35 -foot landscape area is required, except as otherwise specified. 2. Landscaping islands having a minimum area of 1000 s . ft. (valy by size tree shall be provided at a 42 minimum intervals of every 10 parking spaces and at the ends of all rows of parkin2. 3. A continuous oured -in- lace concrete curb shall be provided around landscape islands. 4. Where vehicles will extend over landscape islands, such islands shall be increased two and one -half feet in depth by decreasing the length of the parking stall the same distance. 5. When grading a site for parking purposes, runoff from parking areas must be infiltrated g through grass ass lined swales or porous-fill retention areas rather than directinci the flow to natural wetlands. 6. Pedestrian ways are buffered with intermediate landscape between sidewalks and right-of-way travel lane. g Y Buildings and Grounds 1. Landscaping around the entire base (foundation) of structures is required and shall be in scale with adjacent structures and be of approximate size at maturity to accom lish its intended purpose. 2. Landscaping to define use boundaries and circulation patterns, and to create courtyard environments within the site, is required. Y 3. No fence or wall shall be located within ten -feet of the front property line or of any street riaht-of-way line. 4. Vegetation of varyinq heights and textures shall be placed along walls and fences. 5. Lon expanses of fence or wall surfaces must be offset and a rch-itecturally designed to prevent monoto 6. Chain link fencing is not permitted in areas visible from adjacent properties, parking areas arkin s n street or pedestrian walkways unless it is screened through use of coniferous trees and /or appropriate _ shrub plantings. 7. Objects such as water towers, storage tanks, processing equipment, cooling towers communications towers, vents, and any other structures or equipment shall be com atible with t arcit p he building architecture or screened from adjacent properties, parking areas, streets, and pedestrian walkways by using a 'tv' combination of landscaping and fences or walls. Plant Materials: t _............, A A u lawns. 2. La a uninterrupted areas of gravel or bark mulch or bare soil are Prohibited. 3. Whenever possible, existing vegetation shall be preserved. ` ?`' 4. If existing vegetation is not preserved, no fewer than the number of trees per acrespecified in the section, "Plant Size and Distribution," shall be planted, not counting trees planted in parking lot islands smaller an 500 s uare feet. ;.< «<: >..:.•;•v;.•..". All irrigation systems are to be below ground, fully automated systems in compliance with all applicable building code requirements. 6. All backflow control devices are to be located or screened so that they are not visible from streets, parkin lot or pedestrian areas. g 7. Along treets and highways, and at driveway intersections, plant materials must be selected g Y d and placed to ti{{ . J avoid blocking sight lines at intersection and curb cuts. At such intersections, a 10 -foot by 70 -foot site = sf trian le must be rovided, with the 10 -foot dimension located on the street i with the lesser traffic volume. 8. Along utility rights -of- -way, planting must not disrupt p 9 pt service or access to overhead or underground e ui ment. :•r::::..:..: ::..:.. 9. Plant material must be used to provide microclimate modification and energy conservation. Plant Size & Distribution: The number and distribution of trees which must be lanted, by size, is as follows: USE CATEGORY TREES PER ACRE OF PERCENT DISTRIBUTION OF UNOBSTRUCTED OPEN SPACE TREES Residential LARGE SMALL LARGE SMALL WA WA • Single- family, Two - family N/A N/A • Multi -famil N/A N/A WA WA Accommodations & Food Service 39 Administrative & support Services 24 52 Arts, Entertainment & Recreation 51 30% 70°% Constru tion 51 23 70°% 30% Educational Services 24 23 7D% 3 0 Finance & Insurance 52 30% T0% Health Care &Social Assistance 24 24 52 30% 70% Information 52 30% 70% Mana ement of Com anies &Enter rises 24 51 52 30% 70% Profession, Scientific &Technical Services 51 23 TO °% 30% Public Administration 24 23 70 °% 30 °% Real Estate, Rental & Leasin 51 52 30 °% TO% Retail Trade 23 70% 30% Trans ortation & Wa Fe—housing 39 15 70°% 30°% Utilities 64 26 70°% 30 °% Wholesale Trade 20 10 70% 30% 64 26 70% 30% "UNOBSTRUCTED OPEN SPACE "INCLUDED ALL AREAS NOT COVERED BY BUILDINGS, PARKING LOTS SURFACES. PARKING LOT ISLANDS MAY BE COUNTED AS UNOBSTRUCTED OPEN SPACE IF THEY DRIVEWAYS, SIDEWALKS, AND OTHER IMPERVIOUS EY ARE AT LEAST 500 SQUARE FEET IN AREA. Plant Species: The following is a list of recommended tree and shrub species for use in Economic Development Districts: L _arge Deciduous Trees Scientific Name Acer Rubrum Quercus phellos Liquidambar styraciflua Ulmus americana Platanus occidentalis Acer saccharinum Salix babylonica Fraxinus americana Quercus coccinea Gleditsia triancanthos Acer saccharum Zelkova serrata Large Evergreen Trees Scientific Name Pinus taeda Juniperus virginiana Magnolia grandiflora Pinus strobus Cedrus deodara Tsuga canadenis Cupressus sempervirens Evergreen Shrubs 6 -12 feet Scientific Name Myrica cerifera Photinia glabra Osmanthus fortunei Ligustrum japonicum Ligustrum lucidum Ilex cornuta "Burfordi" Prunus laurocerasus Cleyera japonica Ilex comuta Camellia sasanqua Ilex vomitoda Osmanthus heterophylls Elaeagnus pungens Ligustrum senense "Vadegata" Evergreen Shrubs 1-4 feet Scientific Name Juniperus horizontalis'Parsons' Ilex vomitoda'Nana' Juniperus hodzontalis'Plumosa' Azalea obtusum Nandina domestica'Nana' Ilex cornuta 'Rotunda' Chamaecyparis obtusa 'Nana Gracillis' Ilex crenata 'Hell eri' Ilex crenata'Stokes' Pinus mugo 'Compacta' Yucca filamentosa Juniperus chinensis pfitzdana 'Nana' Leucothoe fontanesiana Common Name Red Maple Willow Oak Sweet Gum American Elm Sycamore Silver Maple Weeping Willow White Ash Scarlet Oak Honeylocust Sugar Maple Japanese Zelkova Common Name Loblolly Pine Eastern Red Cedar Southern Magnolia White Pine Deodar Cedar Canadian Hemlock Leyland Cypress Common Name Wax Myrtle Red Tip Photinia Fortune Tea Olive Japanese Privet Glossy Rivet Burford Hotly English Laurel Cleyera Chinese Holly Sasanqua Camellia Vaupon Holly Holly Osmanthus Thorny Elaeagnus Varigated Privet Common Name Parsons Juniper Dwarf Vaupon Holly Andorra Juniper Kurume Azalea Dwarf Nandina Dwarf Horned Holly Dwarf Hinoki Cyress Heller Japanese Holly Stokes Japanese Holly Mugo Pine Adam's Needle Yucca Dwarf Pfitzer Juniper Drooping Leucothoe Small Deciduous Trees Scientific Name Pyrus calleryana Lagerstroemia indica Betula algra Corpus florida Malus hybrida Prunus cerasifera Atropurpurea' Prunus serrulata Acer palmatum Albizia julibrissin Small Evergreen Trees Scientific Name Prunus caroliniana Ilex opaca 'Savannah Deciduous Shrubs 6 -12 feet Scientific Name Cortadeda selloana Forsythia intermedia Euonymus alatus Viburnum dilatatum Deciduous Shrubs 4-6 feet Scientific Name Berberis thunbergil Spiraea cantoniensis Hamamelis vernalis Evergreen Shrubs 4-6 feet Scientific Name Ilex cornuta'burfordii Nana' Juniperus chinensis pfitzeriana Abelia grandiflora Ilex crenate'Hetzi' Prunus laurocerasus augustifolia Nandina domestica Aucuba japonica Fatsia japonica Gardenia jasminoides Rhododendron hybrida Ilex crenata'Rotundifloia' Deciduous Shrubs Scientific Name Euonymus alatus'Compaactus' Euonymus Hydrangea arborescens 'Grandflora' Common Name Bradford Callery Pear Crape Myrtle River Birch Flowering Dogwood Flowering Crabapple Purple Leaf Plum Japanese Cherry Japanese Maple Mimosa Common Name Carolina Cherry Laurel Savannah Holly Common Name Pampras Grass Border Forsythia Winged Euonymus Linden Viburnum Common Name Japanese Barberry Reeves Spirea Vernal Witch Hazel Common Name Dwarf Burford Holly Pfitzer Juniper Glossy Abelia Hetzi Japanese Holly English Laurel Nandina Japanese Aucuba Japanese Fatsia Cape Jasmine Hybrid Rhododendron Roundleaf Japanese Holly Common Name Dwarf Winged Snowhill Hydrangea 43 in Schedule of Land Use Buffers 44 i F .t tt E A I -A- provides a l B When this land use is buffer width of._. Abuts this existing being developed and... next to -B- - land use._. Residential (Lot Sizes) 40,000 SgFt or more 'Residential (Lot Sizes) Not applicable 40,000 SgFt or more 30 feet 20,000 - 39,999 SgFt 30 feet 15,000 - 19,999 SgFt 40 feet 10,000 - 14,999 SgFt 75 feel Office 20,000 - 39,999 SgFt 30 fact 40,000 SgFt or more Rot applicable 20,000 - 390999 SgFt 30'feet 15,000 - 19,999 SgFt 30 feet 10,000 - 14,999 SgFt 50 feet Office 15,000 - 19,999 SgFt 30 feet 40,000 SgFt or more . 30 feet 200000 - 39,999 SgFt Not applicable 15,0100- 19,999 SgFt 30 feet 10.0000- 14;999 SgFt 50 feet 0'ffi cc 10,000 - 14,999 SgFt 40 feet 40,000 SgFt or more 30 feet 20,000 - 39,999 SgFt 30 feet 15,000 - 19,999 SgFt' _ _ Not applicable 100000 - 14,999 SgFt 40 feet Offi ca 20,000 SgFt or more 100 fast Retail /Service 100 fact Di3tribution /Whola3sla 100 feet Light Industrial Ec&vft is Develprnent Distracts Des,�n A,4anual PVe 328 A 45 Schedule of Land Use Buffers (Continued) A. When this 1 and use is being developed end._. Residential ( Lot Sizes) 15,000 - 19,999 SgFt 10,000 - 14,999 SgFt Residential - All Types Office -A- provides a ` buffer width of... next to 'B' B Abuts this existing land use... 75 feet Retail /Service 75 feet Distribution /Wholesale 75 feet Light Industrial 50 feet Retail /Service 50 feet Distribution /Wholesale S0 feet Light Industrial Streets & Highways 100 feet Interstate 75 test Arterial 30 feet Collector 50 fact Railroads 50 feet Transmission Lines Residential (Lot Sizes) 75 fast 40,000 SgFt a more 50 feet 20,000 - 39,999 SgFt 40 feet 15,000 - 19,999 SgFt 30 feet 10,000 - 14,999SgFt Plot applicable Office Plot applicable Retail /Service Hot applicable Distribution- /Wholesale Not applicable Light Industrial Streets & Highways 100 feet I nteratate Plot applicable Arteri al Not applicable Collector 30 fast Rail roads 3 0 feet Transmission Lines Econcmx Dever+cpwnt Dist wts Des�;n Moral Page 3.2.9 Schedule of Land Use Buffers (Continued) A . I -A- provides a l B When this land use is buffer width of... Abuts this existing being developed and... next to 'B' land use... Retail /Service Residential (Lot Sizes) 100 feet 40,000 SgFt or more 100 feet 20,000 - 390999 SgFt 75 feet 15,000 - 19,999 SgFt . 50 feet 10,000- 14,999 SgFt Not applicable Office Not applicable Retail /Service Not applicable DistributionlWholesale Not applicable Light Industrial Streets 1L Highways 100 feet Interstate Not applicable Arterial Not applicable Collector 30 feet Rail roads 30 feet Transmission Lines Distributiaa/Wholesala Residential (Lot Sizes) 75 feet 40,000 SgFt or more 75 feet 20,000 - 39,999 SgFt 50 feet 15,000 - 19,999 SgFt 40 feet 10,000 - 14,999 SgFt Not applicable Office Not applicable Retail /Service Not applicable Distribution /Wholesale Not applicable Light Industrial Streets & Highways 100 feet Interstate Not applicable Arterial Not applicable Col 1 ecto r Not applicable Railroads Not applicable Transmission Lines Fca Omic aevek}e xnt Disf l� Des$gn A4&xW Pvc 3.2. 10 • 47 Schedule of Lend Use Buffers (Continued) A I " ' provides a ` B ' When this land use is buffer width -of... Abuts this existing being developed and... next to "B" land use... Light industrial 100 feet 100 feet 100 feat 100 feet Not applicable Hot applicable not applicable Not applicable 100 feet not applicable Not applicable Not applicable Hot applicable Footnotes: Residential (Lot Sizes) 40,000 SgFt or more 20,000 - 39,999 SgFt 15,000'- 19,999 SgFt .10,000 - 14,999 SgFt Of ti ca Retail /Servi cz Di st ri b uti o n /Who1 esal e Light Industrial Streets & Highways I nterstate Arterial collector Rail roads Transmission Lines 1, "Adjacent" and "abutting" land uses include those across a street from a proposed development other than an i nterstate highway. &OM* DevekpwntDi$ ft ts Design A4araal Page 3.2.11 3.3 CIRCULATION AND PARKING Location and Confiouration: M. 1. The site must be a self- contained development capable of accommodating it's own parking needs. 2. If the parking area accommodates a significant number of vehicles, it must be divided into a series of executed entirely on site. connected smaller lots not to exceed 75 cars separated by major landscape buffers. 3. Parking lots adjacent to and visible from streets must be adequately screened from view through the use ti <jTti. 3. of rolling earth berms, low screen walls, changes in elevations, landscaping or combinations thereof. 4. For a lot facing two streets corner. lot), do not locate parking at the corner facing the intersection. 5. Visitor drop -off zones and parking must be provided near visitor entrances, and all-day parking must be YP 9 5. separated from visitor and front entrance traffic. 6. Parking areas must be separated from structures by either a raised concrete walkway P or landscaped strip, 4. Preferable both. 7. Where parking structures are used, exterior design must be compatible with the architecture of the is provided. principal building. 8. Parking structures must be designed in relation to topography to help reduce their visibility. Y 9. Screening at the perimeter of a parking structure must be provided so that automobiles are screened up On public roads, access points are subject to review and approval by the NC Department of to a height of three -feet. 1. All vehicular maneuvering requirements for entry and exit to and from individual parking spaces must be 2. Pedestrian linkages between uses in office, service, and retail areas shall be emphasized, including executed entirely on site. distinct pedestrian access between adjacent sites with sidewalks and crosswalks, and appropriate lighting 2. Vehicles must not be required to enter the street in order to move form one area to another on the same 3. The parking area shall be designed in a manner that links the structures to the street sidewalk system as site'. x,rh 3. Entrances and exits must be restricted to side streets rather than providing direct access to arterial and 5. All parking spaces shall be visible form the interior of the structures, especially entrances. collector roads. -v:> 4. Access points shall be located as far as possible from street intersections so that adequate stacking room <«? is provided. 5. All access points shall be clearly marked with appropriate directional si na e. 6. On public roads, access points are subject to review and approval by the NC Department of Transportation. • :�• >:�• 7. Entrance and exit points shall be limited to one (1) per street frontage. > {f:vr r<_, 8. More than one access point may be permitted if justified by site configuration, trip generation, and traffic conditions, including the need for separate service and visitor /employee vehicular access, and /or one - way`'` traffic movement. U U"Ins 1. Separate vehicular and pedestrian circulation systems shall be provided. 2. Pedestrian linkages between uses in office, service, and retail areas shall be emphasized, including distinct pedestrian access between adjacent sites with sidewalks and crosswalks, and appropriate lighting and landscaping. . {:`.f;....- ,..:.. 3. The parking area shall be designed in a manner that links the structures to the street sidewalk system as an extension of the pedestrian environment. 4. ?` <A vy %% Parkin areas must be designed so that pedestrians walk parallel to moving cars. 5. All parking spaces shall be visible form the interior of the structures, especially entrances. 6. Parking areas and pedestrian walkways shall be visible from structures to the 9 9 greatest degree P ossible i >' >ti` ' >:n <i and clear, well illuminated paths must be provided from parking areas to the street and building entrance. o..A . _J_ 1. All parking facilities on each site shall be sufficient to serve the business conducted without using adjacent streets or parking lots. } 2. Where hours are compatible, shared parking is encouraged. <4' Parking Space Dimensions: 1. Parking spaces are required to be a minimum width of nine feet and eighteen feet, six inches in de th. 2. Where perpendicular parking is used, a back -up aisle at least 24 feet in width must be P rovided. 3. For angle parking, the width of the back -up aisle will vary from 10 to 18 feet depending u the angle or '< P 9 on P 9 LJ.... A. „a,iuwappeu Faming: 1. At least two handicapped spaces per parking lot or one space per 20 standard parking spaces, whichever is greater,. must be desi nated for use. W 2. Individual handicapped spaces must be at least 13 feet in width, 20 feet in depth, and located within 100 feet of the main entrance of the building and in a level area and be configured in conformance with state law. 3. Handicapped spaces must be clearly marked for use by the physically handicapped, both by painting in the space and with an-information sign. 4 Curb cuts or ramps must be provided for each space for access to ad oinin walkways. Loading Space Dimensions /Standards: 1. Every retail, distribution, and industrial use is required to provide off - street loading space sufficient to accommodate the needs of the particular establishment. 2. The minimum number of loading spaces is as follows: Retail =space ,000 sq. ft. of Distribution & One space per 10,000 -sq. ft. of floor o exceed three Industrial space not to exceed three spaces. Required Improvement: 1 All parking and loading spaces, and vehicular circulation areas must be paved with asphalt or concrete, and provided with continuous concrete curb and gutter. 2. All parking and loading spaces must be designated by painted lines, and driveways entering onto public streets must be constructed in accordance with NC Department of Transportation standards for urban situations. OFF - STREET PARKING REQUIREMENTS FOR SELECTED LAND USES R Refer to Article 10.4 of the Zo ing Ordinance for detail requirements for each ell Minimum space Requirements _ Per Dwelling Jse or Activity Basic or Lodging Per Sq. Ft. of Per Residential Standard Unit Floor Area Employee Single- family 1 Duplex Multi - family 1 1 4ervices Hotels & motels 1 Theatres Restaurants • Drive -in . 1/50 • General 1/50+ tetail All Other Service Sectors 1/200 Low Volume Retail store or center 1/300 Automobile sales 1/200 Service station 1/400 Convenience 2/bay+ 1 All nthar 11150 Roadway Design /Improvement '/. 49 rcucaulafl %,ircuiaiion: 1. Walkways or sidewalks must be provided along all new collector and arterial streets. ......................... 12 M 12.5' 1 500 square foot island may be used to satisfy open space requirement 7,'—r.w d,6vadsr�r,Pd as',tan�dsnwst �r �r�ja- ac'Pd,vrelvP�a�rfaay dvfs Continuous concrete curb required around island Maximum interval 10 spaces �'�'d�cafaan lSar-ofl�s�rpani^,dag,►'s b�Maad b'�+ �ik�.dr9 a tray l�nov» d!� s�+t! i .I.fi Avoid i3.1 rnin. I► tPmferrad T.I l 1 wtrl - M L 14 -1 :W Sicir Or !o ,p ear ar ~ aYIh& kgs 3.4 SERVICE AND STORAGE 51 Location & Accessibility: 1. Building service and loading areas must be located at the side or rear of the principal building(s), and designed so that all service and loading operations occur within the confines of the building site. 2. Exterior storage for materials, supplies, and equipment may only be located at the side or rear of a building and only in totally enclosed screened areas. 3. Exterior storage areas must never be located to the front of any building unless screened from view through the use of fencing, walls and /or landscaping. Screening: 1. Ground level mechanical equipment such as air conditioning equipment, satellite dishes, utility meters and boxes, and tower -type antennas (15 -feet or less in height) must be screened from view through the use of landscaping, walls and /or fencing. 2. Solid waste containers and recycling bins must be enclosed in durable, attractive structures screened from view through the use of shrubs planted around the base of the enclosure 3. Loading areas shall be screened from view through the use of landscaping, walls and /or fencing. 4 Screen fencing, rwalls, landsca : in ariif oth r deli riareatirierits:mu §f 6e .:. ...::::.:.:: ....::.::.:...::::.:..........: P:: .:.. .:..:...................:.....9 ..::...:;:.::.;.:::., . ........,..................com . a tible,vulth:ttte: buiftlin � lj €: :...........: ................:.............. ... :........ rch�tecture: antl..shall: be:at:least. .. .....:.::: ::;;;_::::::: >:::;:;:::::: ::_::<:.;::.::9:.:::::::::: ao the;height:gf ...... rFa s:: e:::ui.:ment: -a .6 - area.bern :tore P .......:.....::. ................ g::::;:::.:;:d:::... .............................. ar:.scree:ne :::::::::.::::::::::::::::;:>::.:......:::::::::::::.::::::::::::::::::::::::::::::::::::::...,...........:...... 14 52. 1. A sign plan must be submitted and approved as part of the comprehensive site development plan. 2. A lighting plan must be submitted and approved as part of the comprehensive site development plan. Freestanding Identification signs, 1. Only one freestanding identification sign is permitted for each development. However, a second sign may be used where a site has more than one vehicular entrance on different sides of the building. 2. A freestanding identification sign must be placed perpendicular to approaching vehicular traffic so that it is clearly visible and does not obstruct the view of any other identification or information sign. 3. A freestanding identification sign must be located at least 10 -feet from any property line or driveway. Wall Signs: I. Must be mounted on a building fascia panel designed specifically for that purpose or mounted flat against the building wall. 2. Only one wall sign per tenant or building occupant is allowed, and only the name of the tenant and /or identifying symbol may be displayed 3. Wall signs may not extend higher than the fascia panel or fagade of any structure. Information Signs: 1. Information signs must be placed perpendicular to approaching traffic so that they are visible and legible. 2. Signs must be located outside of the site distance triangle. 3. Information signs must be positioned to avid confusing backgrounds, particularly when they are intended to direct vehicular traffic on or to- and -from. the site. 4. Information signs may be placed no closer than six feet to the edge of a road or drive, and, in no case, _ may they be located within a street right-of-way unless they are erected by a governmental agency. 5. Information signs may not exceed 4'4' in height. 6. Information signs may not contain advertising material or exceed six square feet in area. Appearance and Illumination: 1. Sign colors must not be overpowering but must accent the building which the sign identifies or on which it is mounted. 2. Signs painted on exterior walls are not allowed unless approved by the Board of Commissioners. 3. The light from an illuminated sign must not be permitted to shine into any road right -of -way or across property lines. 4. Off premises advertising signs, billboards, roof signs, inflatable and portable signs are prohibited. 5. Except for time and temperature signs, signs with flashing or moving messa es are prohibited Temporary Signs: 1. Temporary signs maybe used for construction and real estate information, and future tenant identification. 2. The number and size of temporary signs allowed is governed by the Zoning Ordinance. 1. The form and color of the awnings must be consistent. 2. A minimum eight -foot vertical clearance must be maintained. 3. Signs on awnings must be painted on and limited to the awning's flap (valance) or end panels. 4. Plexiglas, metal, and glossy vinyl illuminated awnings are prohibited. Canvas, treated canvas, matte finish vinyl, and fabric awnings are permitted Lighting. 1. All lighting must be shielded to confine light spread within the site boundaries and provide uniform illumination in com fiance with the followin minimum levels: Building entrances 4.00 footcandles Si dewalks 1.00 -3.00 footcandles Pedestrian paths 1.00 footcandles Parking lots . 0.50 footcandles 2. Lighting must be high efficiency lighting systems and reduce lighting levels during non -use hours to ---Promote energv conservation. 3. 12:1 minimum /maximum glare ratio. 53 4. Maximum footcandles = 80 5. Pedestrian walkways and securit y plazas must be lighted s mounted at a maximum height of ten -feet for r <> 6. Accent lighting must be provided to illuminate such key locations as .building an activity areas. d driveway entries and 7. All light fixtures are to be concealed .`` aled source fixtures except for pedestrian orientation 8. Security lighting fixtures n accent lights. <> or floodlights must not project over the fascia o 9. Parking area and driveway ...... fixtures s r roof line of the buildings(s). surface of the should be mounted at or below a arkin area or driveway. maximum height of 25 feet above 10. The design of light fixtures the and structural supports must be compatible w' .... rinci al buildin s and identification si ns. ith the architecture of the 11. Where building faces are illuminated, lighting fixtures F...........n,...,,<... > ... the buildin s. must be integrated within the architectural design of ....,.. 12. Ground - mounted lighting fixtures must be weather- landscaoing proof and vandal resistant and hidden with >..`.:.::. > �{ ... A cocsr�oraPr4sr�se'�� cfwa/ls8�nsnaorr�e�rd av� a arirddaag fasr,'a daoy.yis ei?e p��.i,,d kA �r adKgr!'saag nw/���r asps a� tSia Qvi,�� ar � b?r savix'•siEp. r) a ADDENDUM - BASIC SIGN DESIGN SCHEDULE Size of Development (in acres) Maximum Symbols or in inches) Letter Heights Ground or Monument signs (in square feet) 50 100 150 Sign Height (in feet)2 Fascia Letter Size Border Monument Letter Size 0— 4.9 EOver 24 6 18 6 5.0-1 9.9 30 9 24 g 20 Dev. Name 36 12 36 10 Major Tenants' 72 24 -- — Add'I Information 24 6 -- — NOTE: 1. 32 square feet of wall sign allowed per tenant unless building. fagade exceeds 64' wide. For frontages exceeding 64', '/2 square foot per linear foot of building frontage. 2. No wall shall exceed 100 square feet. OX.Q - /- 0 ,e 4cy The Board considered a Planning Board recommendation on proposed comprehensive plan amendments concerning the Hillsborough area activity node. Planning Director Craig Benedict made the presentation for this item and items d, e, and f. These items have to do with the Hillsborough area Economic Development District,, which is located on I- 85,140, Old NO 86, and New NC 86. The public hearing on these items continued to the Planning Board, and the Planning Board has heard the amendments and sent the recommendations to this Board In all cases, the Planning Board recommended approval with a similar recommendation of the administration to delete area 3a from the zoning amendments. This has to do with the Chandler Concrete area, some single- family residences near the Hampton Pointe project, and the truck stop area. There are a lot of existing uses in this area and there are some special use applications in effect. He explained the background and history of these items. Craig Benedict said that this item has to do with comprehensive plan changes. This proposal is adding area 1, area 2, area 3b, area 3a, and area 3c to the Economic Development guidelines. These are land use changes only. The suggestion is to rezone all of the properties, except area 3a, to Economic Development - Limited Office -1. An abridged EDD manual has also been developed that sets forth the specifics of site analysis;. A motion was made by Commissioner Jacobs, seconded by Commissioner Carey to approve the proposed comprehensive plan amendments CP -1 -01 and CP -2 -01 concerning the Hillsborough area activity node, VOTE: UNANIMOUS -+ d. Establis ` The Boa Hillsborough Economic Development District. and for the proposed Commissioner Gordon feels that these amendments are very complex. She suggested adding a section seven to page 17 which says, "This ordinance will be reviewed by the staff and the Board of County Commissioners two years from the effective date of the ordinance with respect to the effectiveness, including the role of the master plan process, ease of utilization by citizens, developers, and other appropriate dimensions." Craig Benedict agreed with this addition. Geoffrey Gledhill suggested saying, "on or before two years" A motion was made by Commissioner Gordon to approve the proposed EDD subdistricts and text amendments for the proposed Hillsborough Economic Development District, with the addition as stated above. Commissioner Jacobs made reference to page 33 and suggested that the Planning Director check to make sure that the shaded areas are properly reflected. He seconded the motion with this addition. VOTE: UNANIMOUS e. The Board considered proposed approval procedure amendments for the economic development, commercial, and /or industrial districts amendments in the subdivision, zoning ordinance, and economic development district design manual. He made reference to the subdivision regulations and said that they were suggesting changes that would have all subdivisions with non - residential activity come to the Board of County Commissioners with a set of criteria that would ensure joint access between properties, limited access to major highways, and an evaluation of shared accesses. A motion was made by Commissioner Jacobs, seconded by Commissioner Carey to approve the procedure amendments for the economic development, commercial, and/or industrial districts amendments in the subdivision, zoning ordinance, and economic development district design manual. VOTE; UNANIMOUS