HomeMy WebLinkAboutAgenda - 11-19-2012 - C1ORANGE COUNTY
BOARD OF COMMISSIONERS AND
PLANNING BOARD
QUARTERLY PUBLIC HEARING ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 19, 2012
Action Agenda
Item No. C1
SUBJECT: Comprehensive Plan and Unified Development Ordinance Text Amendments
and Zoning Atlas Amendments to Establish Two New Zoning Overlay Districts in the Efland
Area
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y /N) Yes
ATTACHMENT(S):
1. Comprehensive Plan / Future Land Use
Map and Unified Development Ordinance
(UDO) Amendment Outline Form
(UDO /Zoning- 2012 -13)
2. Amendment Package
3. Notification Materials and Notification
Certification
INFORMATION CONTACT:
Perdita Holtz, Planner III 919 - 245 -2578
Craig Benedict, Director 919 - 245 -2592
PURPOSE: To hold a public hearing on Planning Director initiated amendments to the
Comprehensive Plan, Unified Development Ordinance, and Zoning Atlas in order to establish
two new zoning overlay districts in the Efland area. The primary purpose of the overlay districts
is to provide for a more village and urban style of development in an area of the county served,
or intended to be served, by public water and sewer systems.
BACKGROUND: The form in Attachment 1 contains additional information and analysis
regarding these County initiated amendments, which are consistent with the adopted Efland-
Mebane Small Area Plan. The amendment package in Attachment 2 includes a map showing
the extent of the two proposed zoning overlay districts.
98 parcels containing approximately 157 acres are located in the proposed Efland Village
Overlay District. 64 parcels containing approximately 275 acres are located in the proposed
Efland Interstate Overlay District. These figures include road and rail rights -of way. Attachment
3 includes the property owner notification mailing list which also contains the Parcel
Identification Numbers (PIN) for all affected parcels.
Additional information, including information on a Public Information Meeting to be held on
November 14, is posted on -line at:
http: / /orangecountync.gov/ planning /ProposedZoningOverlayinEfland .asp
Notification Procedural Requirements
In accordance with Sections 2.3.6 and 2.8.7 of the Unified Development Ordinance, the public
hearing for this item was advertised consistent with the requirements of the Ordinance. Legal
ads were placed in two newspapers of general circulation in the county for two (2) successive
weeks; notices were mailed to affected property owners and property owners within 500 -feet of
affected properties; and a total of 25 signs were posted in strategic areas of the affected area, in
accordance with State statutes. Attachment 3 includes the following:
• Affected property owner notification letter (108 individual owners)
• Notification postcards (5.5" x 8.5 ") for property owners within 500 -feet of affected
properties (76 individual owners)
• Details (proof) of signs that were posted
FINANCIAL IMPACT: See Section C.3 of Attachment 1.
RECOMMENDATION: The Planning Director recommends the Board-
1 . Receive the proposal to amend the Comprehensive Plan, Unified Development
Ordinance, and Zoning Atlas.
2. Conduct the public hearing and accept public, BOCC, and Planning Board comment on
the proposed amendment.
3. Refer the matter to the Planning Board with a request that a recommendation be returned
to the Board of County Commissioners in time for the February 5, 2013 BOCC regular
meeting.
4. Adjourn the public hearing until February 5, 2013 in order to receive and accept the
Planning Board's recommendation and any submitted written comments.
Attachment 1
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning- 2012 -13
Two New Zoning Overlay Districts in the Efland Area
A. AMENDMENT TYPE
Map Amendments
❑ Land Use Element Map-
From -
To:
❑ Zoning Map: Add Two New Zoning Overlay Districts in the Efland Area
From:
To:
❑ Other:
Text Amendments
❑ Comprehensive Plan Text-
Appendix
F — Land Use and Zoning Matrix: Add tick marks to potentially allow
g p Y
a "Special Zoning Overlay District" in all of the Transition land use
classifications.
❑ UDO Text:
❑UDO General Text Changes
❑UDO Development Standards
❑UDO Development Approval Processes
Dection(s): Text Amendments to: Sections 2.5.7 and 4.4
Add New Sections: 4.5, 4.6, 6.6.3 and 6.6.4.
Renumber Existing Sections: 4.5, 4.6, and 6.6.3
Reference Changes in Existing Sections: 4.5.1, 6.8.12, and 7.13.2.
❑ Other:
1. Purpose /Mission
1
To re -start a process that was begun in early 2010 but put on hiatus so staff could
focus on developing the initial UDO and subsequent amendments related to
economic development. The Efland- Mebane Small Area Plan (EMSAP)
Implementation Focus Group (IFG) had begun meeting to develop design standards
for the Efland "core" area, as recommended in the adopted EMSAP. The adopted
plan is available at: http: / /www.co.orange.nc.us /planning /admin EM SAP.asp
Additionally, before moving forward, staff needed a decision from the BOCC
regarding whether a sidewalk program would be pursued in unincorporated areas of
the county. Staff received direction at the October 6, 2011 BOCC work session in
regards to this issue; a sidewalk program will not be pursued at this time and
revisions to development regulations should reflect this decision.
At the June 19, 2012 BOCC meeting, the Board authorized staff to proceed with
developing the design standards in conjunction with the EMSAP IFG.
2. Analysis
As required under Section 2.8.5 of the Unified Development Ordinance, the Planning
Director is required to: `cause an analysis to be made of the application and, based
upon that analysis, prepare a recommendation for consideration by the Planning
Board and the Board of County Commissioners'. The following information is offered:
The proposed zoning overlay districts are consistent with the recommendations made
in the adopted Efland- Mebane Small Area Plan which called for design standards in
the "core area" of Efland. The primary purpose of the overlay districts is to provide
for a more village and urban style of development in an area of the county served, or
intended to be served, by public water and sewer systems. The affected area is also
designated as a Commercial - Industrial Transition Activity Node ( CITAN) on the
County's Future Land Use Map. It is pertinent to note that some of the zoning
districts allowed in a CITAN land use classification allow residential uses "by right."
The proposed overlay districts have been written so that the requirements will not
pertain to existing or new single - family detached residential uses. All other
residential uses (e.g., duplexes, multi - family) proposed in the overlay districts will be
required to conform to the requirements of the overlay districts.
Because County development regulations pertain primarily to areas that are not
intended to be served by public and water systems, which tends to result in larger lot
sizes and lower density, some of the County's regulations are not suitable for areas
intended to have denser or more intensive development on smaller lots. For
example, some of the land use buffer requirement in Section 6.8 of the UDO would
be infeasible to meet on a parcel of property that is less than 100 feet in width and
has an area measurement typically referred to in square feet rather than in acres.
However, in areas of the county slated for denser development than the outlying rural
areas, smaller sized lots with buildings closer together is to be expected. Therefore,
development regulations must be modified to reflect these physical differences while
continuing to strive for quality development. The proposed overlay districts endeavor
to encourage development while ensuring quality.
2
Development will still be required to meet the impervious surface limitations
p q p
contained in Section 4.2 of the UDO. Because the impervious surface limitations
stem from State statutes /rules, modifications to the allowable percentages are not
permitted except as allowed in Section 4.2.8.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Oboective LU -1.1.
I
Coordinate the location of higher intensity / high density residential and non -
residential development with existing or planned locations of public transportation,
commercial and community services, and adequate supporting infrastructure (i.e.,
water and sewer, high -speed internet access, streets, and sidewalks), while avoiding
areas with protected natural and cultural resources. This could be achieved by
increasing allowable densities and creating new mixed -use zoning districts where
adequate public services are available. (See also Economic Development
Objectives ED -2.1, ED -2.3, ED -2.10, and Water and Wastewater Objective WW -2.)
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Objective LU -3.7:
Ensure that new development patterns in non - residential nodes encourage a
clustered, walkable development pattern and discourage strip development.
.......
Objective LU -3.8:
Develop a process for implementing small area plan recommendations through the
revision of County policies and regulations.
.......
Objective LU -3.9:
Create new zoning district(s) which allow for a mixing of commercial and residential
uses, a mixing of housing types, and creates a more pedestrian friendly development
pattern. New districts should be applied in areas where public services exist or are
planned for in the future, in areas that promote higher intensity and high density uses
on the Future Land Use map.
.......
Objective H -3.6:
Work within the Orange County government system to identify and resolve existing
policies which may be at odds with historic preservation goals, green building
approaches, and workforce and affordable housing efforts. (See also Cultural
Resources Objective CR -3 and Economic Development Objective ED -4.1.)
4. New Statutes and Rules
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..
Not applicable.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
C. PROCESS
1. TIMEFRAME /MILESTONES /DEADLINES
a. BOCC Authorization to Proceed
3
June 19, 2012
b. Quarterly Public Hearin
November 19. 2012
c. BOCC Uadates /Checkaoints
October 16, 2012 — approval of legal ad
d. Other
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: The Quarterly Public Hearing public involvement process shall be
consistent with North Carolina State Statutes and UDO requirements.
a. Planning Board Review:
December 5, 2012 - recommendation
(The Planning Board's Ordinance Review Committee did not review this
ordinance amendment as staff is working with the EMSAP IFG on this project.
The EMSAP IFG's membership includes a member of the Planning Board who
reports back to the Planning Board after EMSAP IFG meetings.)
b. Advisory Boards:
EMSAP Implementation Focus Group
met on August 29, 2012 to review and
comment on the proposed overlay
districts.
c. Local Government Review:
Not applicable
d. Notice Requirements
Notices to affected and adjacent property owners were mailed on November 2,
2012. A total of 108 letters were mailed to affected property owners and 76 post
cards were mailed to adjacent property owners.
A legal advertisement was run in the Chapel Hill Herald on November 4 and 11
and in the News of Orange on November 7 and 14.
25 notification signs will be posted in strategic areas of the affected area on or
before November 9, 2012.
e. Outreach:
F.
® General Public: Planning staff will hold an "open house" style public
information meeting on November 14, 2012 at the Efland-
Cheeks Communitv Center.
® Small Area Plan Workgroup: The EMSAP IFG met on August 29, 2012 to
review and comment on the proposed overlay
districts. The group decided that additional
meetings were not necessary as the proposed
overlay districts were consistent with the intent
of the adopted EMSAP.
❑ Other:
3. FISCAL IMPACT
This project required a fairly substantial amount of Planning staff time to complete
and was accomplished by existing staff. The legal advertisement (not yet billed),
notification mailings (approximately $100 total for postage, copying, and supplies),
and sign posting ($786 for the signs) was paid using Planning Department FY12 -13
funds budgeted for these purposes.
Adoption of the two new zoning overlay districts is not expected to impact County
funding needs.
D. AMENDMENT IMPLICATIONS
Adoption of the amendments will mean that new development (other than detached
single family houses) in the affected area will be subject to the requirements of the
zoning overlay district. In some cases, such as required buffering, this is a lessening of
existing regulations to reflect the smaller sized lots that exist in the affected area. In
other Instances, such as architectural requirements, the proposed regulations are
slightly more restrictive than existing regulations.
The regulation requirements are consistent with the recommendations contained in the
adopted Efland- Mebane Small Area Plan and are being proposed in order to encourage
a more urban style of development in the proposed Efland Interstate Overlay District and
a more urban village style of development in the proposed Efland Village Overlay District
while also promoting good planning /development practices and quality development.
E. SPECIFIC AMENDMENT LANGUAGE
s
Please see Attachment 2.
Primary Staff Contact:
Perdita Holtz, Planner III
(919) 245 -2578
pholtz @orangecountync.gov
IAttachment 2
Amendment Package for Two Proposed Zoning Overlay Districts
in the Efland Area
Notes
The pages that follow contain the amendments necessary to the Unified Development
Ordinance (UDO) text, Zoning Atlas, and Comprehensive Plan text to adopt two new
zoning overlay districts in the Efland area. These amendments are proposed as a result
of, and consistent with, the Efland- Mebane Small Area Plan (adopted in 2006). The
primary purpose of the zoning overlay districts is to modify existing development
regulations to provide for a more village and urban style of development in an area of
the county served, or intended to be served, by public water and sewer systems.
Proposed additions /changes to existing UDO text are depicted in it d. Many of the
proposed changes utilize footnotes to provide a brief explanation as to rationale. Users
are reminded that these excerpts are part of a much larger document (the UDO) that
regulates land use and development in Orange County. The full UDO is available on-
line at: http: / /orangecountync.gov /planning /Ordinances.asp
The adopted Efland- Mebane Small Area Plan is also available on -line
at: http: / /orangecountync.gov /planning /admin EM SAP.asp
The Comprehensive Plan is available on -line
at: http: / /orangecountync.gov /planning /compre cpupdate.asp
Some text on the following pages has a large "X" through it to denote that these
sections are not part of the amendments under consideration. The text is shown only
because in the full UDO it is on the same page as text proposed for amendment. Text
with a large "X" is not proposed for deletion; proposed deletions are shown in
red . #ilR, -e,44 e Agh text.
As was noted in the legal advertisement for this proposal, existing sections 4.5 and 4.6
will be renumbered to 4.7 and 4.8, respectively. Additionally, existing Section 6.6.3 will
be renumbered to 6.6.5. References to the following sections are also included in this
packet: 4.5.1, 6.8.12, and 7.13.2.
Article 2: Procedures
Section 2.5: Site Plan Review
under G.S. 153A- 344.1. Unless terminated at an earlier date, the zoning right
valid until /
(B) site specific development plan for a project which requires the aration of an
Enviro ental Impact Statement (EIS) in accordance with Sect' 6.16 of this Ordinance
shall not b proved until the EIS has been made availab or public review, and has
been presente the Board of County Commissioner accordance with Section 2.23
of this Ordinance.
2.5.6 Guarantee of Improvements
(A) If a guarantee of improvements req ed as a condition of site plan approval, the
applicant shall provide Or e County wit security bond, escrow agreement, or
irrevocable letter of cr by an approved insti on.
(B) The guarantee all be effective for 12 months and sh include the cost of the
improve s plus 10 %.
(C) Pr o issuance of any site plan approval, the guarantee shall be roved by the
ounty Attorney.
If a guarantee is not submitted, the developer must install all required improve nts to
the satisfaction of the County prior to issuance of the zoning compliance permit.
2.5.7 Additional Requirements for Overlay Districts
(A) Efland- Cheeks Highway 70 Corridor Overlay District
(1) Approval Requirements
Within the Efland- Cheeks Highway 70 Corridor Overlay District (ECOD), no
construction activity shall begin nor shall any conversion of existing single - family
residence to a non - residential land use, excavation, soil removal, grading or
disturbance of vegetation including trees, land disturbing activity associated with
a non - residential land use, be commenced, nor any sign erected until such time
as a site plan has been approved and a permit issued by the Planning Director in
accordance with this Section and Sections 2.4 aii i4-6 -672,, of this Ordinance.
(B) Eflllaand lurateirstate Oveiday IINistihiiCt"
(1) Aplpirovallllll 'leclu.u'lrerneints
MtJhfiiri� the E�fllary�d Iliryrteirsla�te Oveiday IDustirk,,�t, no a;oiry�s�laru.aic%ori� aa;�l:uvii�l:y sh4lll Ibeg rig
rya a y �, >acavap iiory�, p��a��p ll ireirr�uova�, llIllllir g, g� irap�rd� ry�g�� oir a�tup�alu.aiirlk�)ap.�iry�ce a�� f
i � .'pit :� Ih� ��� II II ��� ir�y�
ve O' a�!a'lJIQ',plrll� II "a ' ' ' y a';uIIgri �,Ir'�,cted lQ';� it a�!alrlly U.Ala�;e
,� iry��;Ilu.aiatliiry�� tire es, �, Ik��, a;Qpirr�irr��,iry�a;�,at, iry�Qpir ap�iry�
saailk).Vect: to the ir�eq u.a ireirn ,iry a � y a�tustirk,,�t urydl su.aichi �tairne as a�� s� le Ip" ap�rri�
l:�~u Qp the Qpv�,ir a��
has Ibeein alL"nIproved ary�d a IL"neirirn l ussu.aied by flhe N"� Ilap�rry�iry r g IDr�,ct:oir liiry� ap�ra;cordap�riry�ce
-� ry�l
wrtJhi thilis Sea;laio in ary�d Sea;laio in 2 4 of llhilis Crd�ry�ary�ce
(C) Elrlllaand "li lllla ge Oveiday IINistirliict
(1) Aplpirovalllllf °lec1u.u'lireirneuruts
1 Staff suggests this reference be removed so that the potential for omissions in future amendments is minimized.
Section 2.5.3 already requires compliance with Article 6 (and other articles).
2 The two additions here are formalities to ensure grading and /or construction does not commence prior to the
issuance of necessary permits.
Orange County, North Carolina — Unified Development Ordinance Page 2 -12
Article 2: Procedures
Section 2.6: Floodplain Development Permit and Certificate Requirements
Nth rig 'Q the Efl ary�d V Oveirllay ILylis' ir�ik,1' , no a;ory�stiruia;'Qak)ri� a�a;'Qaivli'Q:y sh�a�IIl Ibeg rig ry�oir
sr 4l ar�y e>cavaQk)r�, soli ir�irr�v�IL, iull r�g , grading oir 1i s�Q.i ir�k)ar�;, of vegeatak)r�,
ry�c; u.aidii , ,a y s� g��ri� eir�,�a;ted i�oir ary�y use su.ailt)) ect 'Q:o the
ry�� tire es, Ik�a<, a;Q'�irr'�irr'��,iry�a;a<,�1, iry�Q'�it ��ity�
requ.a ireirneryrts of flhe oveirllay dus'tirk;'Q u.air tr ll su.aichi 'tairne as a s to IL"nIlari� Ihas Iba<,a< in
a."npiroved aryed a peir�irnli' a'.s. ;� y'Qlhe N"�IIairy�irydaity�g�� ILylirea;'Q:oitliiry� accoirdairy�ce iithi 'thilia�
II II II Q u�� �uai� �1 Ike
Sea;'Qaioin ary�d Sea;'Qaioin 2 .4 of Qhid
s Cyirdiiry�airy�a;a<,.
(D) Major Transportation Corridor Overlay District3
(1) Approval Requirements
Within the Major Transportation Corridor District, no construction activity shall
begin nor shall any excavation, soil removal, filling, grading or disturbance of
vegetation, including trees, be commenced, nor any sign erected until such time
as a site plan has been approved and a permit issued by the Planning Director in
accordance with this Section and Section 2.4 of this Ordinance.
.8 Additional Requirements for Economic Development Districts
(A) Prior to submission of an application for site plan approval, applicants shall meet h
representatives of the Planning and Inspections, and Economic Development
Departments to identify policies, procedures, regulations, and fees applicabl o
development proposals.
(B) proposed subdivision in an Economic Development District shall f ow the approval
pro dures as specified in Section 2.16.
(C) In additi to the submittal requirements contained in this Secti a complete application
shall also I. lude:
(1) Buildin elevation drawings for each proposed st cture; and
(2) A minimu f two drawings of sections throu the site illustrating existing and
proposed gra s, as well as the relationsh' of different site features.
2.6.1 Requirements for Special Flood Hazard e,,dOverlay District
All projects proposing the development of rop located within the Special Flood Hazard Area
Overlay District shall be required, regar ess of th roposed land use, to submit a site plan
prepared by a registered engineer, I dscape archite , or land surveyor in accordance with the
provisions of Section 2.5.
2.6.2 Plans and Application Re%1 rements
Application for a floodpkOK development permit shall be made to ftV Floodplain Administrator on
forms furnished by the lanning Department prior to any developme activities proposed to be
located within flood rove areas.
The followin � ems/ information shall be presented to the Floodplain Administ \the y for a
floodplain velopment permit:
(A) A plot plan drawn to scale which shall include, but shall not be limited wing
specific det ails of the proposed floodplain development:
(1) The nature, location, dimensions, and elevations of the area of \
development/disturbance; existing and proposed structures, driveways, utility
systems, grading /pavement areas, fill materials, storage areas, drainage
facilities, and other development;
s This subsection is currently (B).
Orange County, North Carolina — Unified Development Ordinance Page 2 -13
Article 4: Overlay Zoning Districts
Section 4.4: Efland- Cheeks Highway 70 Corridor
4.3.6 Compliance
No structure or land shall herea e , ex rted, altered, or developed,
improved, or in any way without full compliance with the ter ulations
ing to the SFHA and other applicable regulations.
4.4.1 Intent
(A) The Efland- Cheeks Highway 70 Corridor Overlay District (ECOD) is established to
provide for compatibility of uses between existing single - family residential land uses and
non - residential developments along a designated portion of Highway 70 within Cheeks
Township.
(B) The Highway 70 corridor covered under this overlay district is part of the Efland Mebane
Small Area Plan, adopted by the Board of County Commissioners on June 27, 2006,
which outlines acceptable levels of development within the study area, including allowing
for additional non - residential development along Highway 70.
(C) The regulations contained in this Ordinance are designed to preserve and enhance the
character of the community while allowing for mixed, but compatible, land uses by
permitting logical expansion of existing non - residential developments throughout the
corridor.
(D) It is the intent of this overlay district to encourage land use patterns that will:
(1) Protect existing single - family residential land uses,
(2) Protect the character of the area,
(3) Enhance property values,
(4) Maintain the economic viability and carrying capacity of the corridor,
(5) Preserve open vistas whenever possible,
(6) Encourage small businesses to locate in appropriate areas, and
(7) Continue to promote and provide for the general welfare of local citizens and
property owners.
(E) Standards are established in Section 6.6.2 to allow for the development of additional non-
residential land uses within the ECOD in order to maintain and enhance the economic
vitality of the area while protecting the less intensive mixture of existing residential land
uses
4.4.2 Applicability
(A) This district is intended for properties adjacent to Highway 70 within Cheeks Township of
Orange County in accordance with the boundaries shown 4 on the
Orange County Zoning Atlas.
(B) The requirements of this Ordinance pertaining to ECOD apply to all non - residential land
uses and developments within the Highway 70 Overlay District except for existing non-
residential land uses located within previously established general commercial or Existing
Commercial -5 (EC -5) zoning districts.
4 Rather than populating the UDO with maps that are redundant to the Zoning Atlas (which is where overlay districts
must be shown), staff is suggesting that the boundaries of overlay districts be maintained only on the Zoning Atlas.
Staff also believes this may decrease any future problems if overlay district boundaries were ever changed (e.g.,
someone forgetting or not realizing that both a text amendment to the UDO and a Zoning Atlas amendment are
necessary).
Orange County, North Carolina — Unified Development Ordinance Page 4 -12
Article 4: Overlay Zoning Districts
Section 4.4: Efland- Cheeks Highway 70 Corridor
[If"1ote to It)e IreirriaQ ved III aa1ol."nle(I : IlMap to be deleted IIroirn U IL.A -) aIr d Ibou.ally daIry to It)e slnowlrli or lly oin zoiniiin
4.4.3 Non - residential Development
Non - residential development within the Highway 70 Corridor shall be limited to the following and
shall be in accordance with the standards contained in this Section and Section 6.6.2:
(A) Pre - designated commercial area as indicated on the Orange County Zoning Atlas, and
(B) Along Highway 70 as depik,1' ed oin 'Q1ie Oirary�ge Cou.allr1y ZoIry�liry�g A'Q:IIas
4.4.4 Permitted Uses
Within the ECOD, uses of land and structures shall be permitted as follows:
(A) Non - residential development within the pre- designated commercial area shall adhere to
the permitted and special uses outlined for the Neighborhood Commercial - 2 (NC -2)
zoning district as contained within Section 5.2 of this Ordinance.
(B) Non - residential uses within the Highway 70 Corridor Overlay District, shall be limited to
professional office and similar institutional uses and shall abide by the standards
contained in this Section and Section 6.6.2.
(C) No more than 40% of the Highway 70 corridor outside of the pre- designated commercial
areas shall be permitted for non - residential uses.
(1) This figure shall be calculated by the sum of the street frontage of lots used for
non - residential purposes compared to the total street frontage of all lots on both
sides of the roadway outside of the pre- designated commercial areas along the
overlay district corridor.
(2) The 40% limitation includes non - residential uses conducted within new or
converted /rehabilitated structures that have a residential appearance.
4.4.5 Lot and Use Requirements for Non - Residential Development
In addition to the Development Standards in Section 6.6.2, the following lot and use requirements
shall apply to all applicable non - residential development within the pre- designated commercial
areas and along the Highway 70 corridor:
(A) Minimum Lot Width
Orange County, North Carolina — Unified Development Ordinance Page 4 -13
Article 4: Overlay Zoning Districts
Section 4.5: Efland Interstate4F
The minimum lot width for all lots created after December 3, 2007 shall be 130 feet,
unless the lot is served by public sewer and shared ingress /egress in which case the
minimum lot width shall be 75 feet.
(B) Setbacks and Building Height
(1) The setbacks and building heights for all structures, regardless of the proposed
land use, shall conform to the setbacks of the underlying zoning district.
(2) If Building Height Limitation modifications are pursued in accordance with
Section < .2.2( ) d.2 2(A)5, in no case shall building height exceed 35 feet.
(3) Where applicable, the front yard setback shall be measured from any future right -
of -way as designated in the Orange County Thei%4agjhfar Rla ir.ir Cornr 1p ire lheiiislve
I it iry� a: IL n � irQ: �Qai � iry� RI a in 6.
(C) Floor Area Ratio
(1) The maximum floor area ratio for non - residential uses in the pre- designated
commercial area shall be 0.200 with a maximum building square footage total of
20,000 square feet.
(2) The maximum floor area ratio for non - residential uses along the Highway 70
Corridor shall be 0.100 with a maximum building square footage total of 6,000
square feet.
(D) Yard Encroachments
(1) No fences shall be permitted in the front yard of non - residential uses unless a
demonstrated need can be shown.
(2) Within the pre- designated commercial area, vinyl- coated chain link fencing shall
be permitted for non - residential uses.
(3) Outside of the pre- designated commercial area but within the boundaries of the
Highway 70 Overlay District, chain link or similar fencing shall not be permitted
for non - residential uses.
(III:) 4.Aski .%5 tG;af4e_ I- Ma4pir- i4s
(2)---- - - - - -1 4146- 1rrsFG14ilbtw�kiw.y
�iw7rl� �
(3)--- - - - - -T 4i46- 1pFel4iabir�w�kiw.y
94- l lk1KJ.:)FGIlp< irl y w i ]KF'444
r
4 5 1 Iurateurat
(A) The Eflard Ilry1eirsta�te Oaaeiday IDostirlk,,t is estaIt)ll shied to II."nrovuale foir a i u. aiir�lk)ari� style of
da<,vek)Ipirneri�Q in ain area of the cou.airi��Qy served, oir Iiiri��teri�ded to be served, by Ilpu iilk)lk,, wail er
arid a:;eweir a:; uysilu:eirr'lla:;u.
s Correct reference is 6.2.2(A)
6 There has been a change in the name the plans the NC Department of Transportation uses. This change is only to
update the name. Users should note the Orange County Comprehensive Transportation Plan is currently being
developed, it has not yet been adopted.
7 Suggest deleting this because it also appears in Section 6.6.2(B)
s Existing Section 4.5 (Major Transportation Corridor) has been renumbered to become Section 4.7 and existing
Section 4.6(Stoney Creek Basin) has been renumber to become Section 4.8. Because of this renumbering, an
reference is Section 7.13.2 will also be updated.
Orange County, North Carolina — Unified Development Ordinance Page 4 -14
Article 4: Overlay Zoning Districts
Section 4.6: Efland Village
(IIL) T[ii�e geo giralp[ii�iic airea a;ovelred It)y tlhie Eflard II Ir i�telrstat:e Ovelrllay IDistlruct is Ipa art of tlhie
Etlaril _Vek)arie lli AIrea lalr�, a1Q"Uel ke y Uh�� Board Qt CQ.lrt y C irnrillaaIIorielrs QIr
➢u.allry�e 27, 2006, wlhili(;lhi ou.arUlllir ,a 'll t:alk)lle Ilevellus of da<,v&hoIpirn eri��t wt[ii�iilri� t[ii�e study airea,
i c .l u i g aIIapwiri�g foir aldtiar14 rmarr- Ireslideri�tua arid r�eslideri�aa dev&laprneri��t in tahi li
ovelrllay dlistirlct:.
(C) StaVlry�da irds a ire estaIk)IIIIs[ii�ed in Sect:iio in d 6 3 in oirdelr to n'4ilr i�talilri� arid elri�IhiaIri�ce tahie
ea;olri�oirnc vutall lity of thie airea whi ii le pirotea,i l �g e >asta ring arid uses Ui les ot[iieirWse stated,
t:lhie stardairds aIre in adda iliiori to staIrdairds a;oritalilried in t:lhilis Oirallilriarice, lilric; u.alallilrig Sectors
6 2 )II )t arid IBu.allild�lri�g Silari�dairds), d 15
' (Aircii� lit e;U.l l l L e �gri� S�Uar� ar s) arid 6 6 5 (II \4a�oir
Tlrarspoirtat on C oirlruloir)"
4 "' "' 2 AppIll iii cau7lt') iii 111 lii't'y
(A) _ Ulnas dl stlruct is lilryrt:elri�ded foir are ll IpirolpelrU:oes (located sou it[ii� of t1hie I41irapad tlraa,l s arid Ini�oirtahi of
i�t Ir Late 85/40 in t rye geri�&r� v� Ilri�lity of \4ou.allri��U:
a � lWi I IIri�g Road in a corIari�ce wt[li� Uhie
kx)uiri�da l res sii�owri� ain th�e 0iralr e Cou rit Zori�uri�t Atlla'
(IIL) _ [ii�e Ire,qu is ireirnelrits of tlhiils Oirdlilri�ari�ce IpeIrQalilri�lilr i�g to U:Ihie Eflard II Iri��U:elrsUato Ovelr�llay ILA stir�lict
apply to ar: ll Ir�eslidelr iili 4 arid Ini�olryr Ireslidelr i�tlia Ilalri�d uses arid devellolpirnelrit:s in tlhie des gri�a�t:ed
dlistirlct except foir ale�t:ar c[iied siilri�gl e� -�fa irn lly Ir�es�delryrUa4 Ilalri�d uses arid devellolpirnelrit:u:~u.
4 5 tl Pel lii'tt'ed ttses aind IIDiilmneinfsiii ur4II aind IIRatio S'taindaIrd
(A) Wt[iiiri� t1hie Eflard Illri�t:elrstat:e Ovelrllay IDstlruct, uses of Ilarid arid stiru.ctu Tres arid IDirnelri�sliolri4
arid Rata() St:alry�dairds a ire t1hio se Ipelr�lrn tt:ed in tJhie u. iri�delrllyilri�g zori�lilri�g dl stlr�iict oir dlistlr�ucts . X1
otlhielr Irequ.aliilrelrnelri�ts foie t1hie use of Ilarid arid stiru. ct:u ices cori�t:a rived in Q1hiiis Oirdt ri�ari�ce sl[14lll It)e
met u.allrflless o�tlhielrwiise Ipirovlded
(IIL) Wirflirnuirn Setbacks
(1) �T Ihi e Irn li Ir i� li Irn u i Irn slide arid Ire a Ir s ett) a c * s I[1 4I II It) e w li �tahi w li d �tahi of tahi e Ire q u i li Ire d It) u.arf�fe Ir li in
d d tl)B) oir tahie seilt) ac* Irequ.allilred in AIrQlic; e tl oir Sectuo in d.2 .8, wlhilia;lhievelr is Iless,
except as Ipirovlded lilry, (a) 11
)a) Foir
suit)Uect
��Il.�ll.�lly,r���,lryita� Illry� St�,�;tiiQplry�
(2) fflielre applllcalk)lle, tahie tlro init yard se�tt)ac* slh4lll It)e Imea'su fired flroirn alry�y fu.artu ire Irlig[iirt-
U Ih� o crop ii a [ii fa ire Rain
.
.pt�- war��y ar:�a�� a�la<�a��Vtllr�yiar���U:�,a�l a'�plr�y� tahi�, Cllrar��lr�y�t�l�, C��a'�pu.allr�yrUy _�� ,1
4 6 1 Vuru't'eururt
(A) _ [fine Eflard Viillllage Ovelrllay IDistlruct is es�talk)lllis[ii�ed to Ipirovide Moir alri� u. allr�lt)alri� vIlllllage st:ylle o f
devellolpirnelrit in ain a irea of tahie cou.allrit:y served, oir lilryrt:elri�ded to It)e served, It)y Ipu.allk)lluc wat:elr
arid sewelr sys'U:elrns.
9 This Section is currently 6.6.3 but will be renumbered to 6.6.5 as part of this amendment because Standards for the
two proposed new overlay districts will be inserted into the UDO as 6.6.3 and 6.6.4.
10 The geographic area is also the area currently designated as Commercial- Industrial Transition Activity Node
(CITAN) on the Future Land Use Map of the Comprehensive Plan. However, staff believes it is prudent to
reference only the Zoning Atlas for the boundary in case the boundaries of the CITAN are ever changed. This is
because the boundaries of the zoning overlay district would not necessarily change just because a land use category
boundary change is made; a change to the zoning overlay district boundary will require an amendment to the Zoning
Atlas.
11 A lessening of setbacks is suggested in order to allow for a more urban style of development (e.g., building closer
together and/or more density).
12 Clearly stating that the Major Transportation Corridor (MTC) requirements will still apply.
Orange County, North Carolina — Unified Development Ordinance Page 4 -15
Article 4: Overlay Zoning Districts
Section 4.6: Efland Village
(IIL) T[ie geogirall."nl[iic airea a;oveered It)y t[ie Eflard V Oveirlay IL"iiistirVcQ us IL" girt of t[ie �fllar�d-
\4e k)ar�e Sr�4l Airea Rain, adopted k)y Uh�� !� �irt ��� C�.irUy C oirnrillaallor ears an Juir e 27,
2006, wlrr�ii(;lrri ou.aiaa ryes acca,lluroa.alt)le Ilev&s of da,v&hplpirner�a Wt[i� ri t[ie study airea, liir�cIlu.aidt rig
aIIII()W ry�g foir addVUll s , .':1�� ar�d ir�,�a��ii��terrUai�� ��Ia<,v�,Ih�� pir�� er t liiry� Qlh�iia y (�Ilistirlict
Qpiry���ll iry�Qpiry� -ire, �u�ta<,iry�Vi I :� Q°
(C) Star�dairds afire esQaIk)IlusIh�ed in Sectio in 6 .6 .4. liin oirdeir to irr�4iiry�ta ri ar�d er�I[iar�ce t[ie
ea;oir�oirnc vutall ity of t[ie airea wh� ii le pirotecti �g e>rstar�I ar�d uses Ui les ot[iieirWse
fl[ie a;tardairds afire in add�tiiori to a tardairds coryta red in U:Ihlis OirdI raryce, Iiirca u.aidI rg Sea;U:liorya
6 2 )II )t ary�d IBu iilill(Iuir g &ardairds)l d 15 (Airc[ihi�tect:u.aii4 IDesligri� S�U:ary�dairds) ary�d 6 6 5 (II \4a�oir
TirarsI oirtat. on C oirirudoir
4 6 2 AppIII IitaIt) Iii III Ii4y
(A) TI[ius (Justiruct us liiryrterida<d foir al piropeites hocat:ed ir�oirtlhi of t[ie i41iroad tirac*s in a
g eQI ir�" 7 � �i ir� � Q� irrirroir iy
�referred U� "Eflar�d" in a;;oirta�ir�ce Wtahi t[ie kx).ir�ta�ir�iie
„[iowri oin t[ie Oirarge C ourty ruiI ADllaa
(IIL) T [fie ire,qu.a ireirn erts of t:I[iVs Oird r�ar�ce IpeirQa r�lir�g to fl[ie EflIar�d VI IIage Overrlay IDistiruct apply
to ail iresliderU:l4 and inor iresliderU:ai� hard uses and dev&Iopirnert:s in t[ie Mates grated
(Jlstirlct e>ra;a<,Ipt foir det:a c[iied s r�glle- 'fairn lly ir�esudert4 IIar�d u.aisa<,s ar�d da<,v&holpirn erU:a:~u.
4 6 3 Peirrn teed L)ses aend II1irneinfsiiioir4ll aend Ilf° atio Staundairds
uU 7�uri 7�e Eflard V Cveiray Distiruses of ar�d ar�d stir.ict ires ar�d Drr er�siiOr4
ar�d Rata() St:ar�dairds afire fl[i ose IL"neirirn tied in t[ie u. aiir�deidylir�g zoir�lir�g (Justirlc'Q oir (Jlistirua;Qs . X1
ot[ieir irequ.a ireirn eats foie fl[ie use of Ilar�d ar�d stiru.aictu ices corU:a reed in fl[iis Oirdt r�ar�ce sl[14lll It)e
met u. i[flless o�tahieirwiise Ipirovlida<,d
(IIL) Setbacks aend IIL u.u'iiillldtiing III16iglit
� o iU° tt)ac* requ it o d in Y iric e 3, t[ie rn r� li irnuirn flr�o�prU yard seQk)a;�
foir ir�� rUe sf ir�irtn ors UJ S I g[iwa
70 sI[14lll It)e 30�_�feeQ.
(2) in Illieu.ai of fl[ie firo int setak)ac* ir�equ.a ired in AirU:iic; e 3, t[ie firo int yaird setlk)ac* foir IL" aira;a<,Ils
y g or UJ S II-hlig[iway .t,0 a�I[ia: Il It)e leery
Ih�pa ��Q� ��t uiry� U�Ih�� ��p�� irll��� Stu �Virua;�U Ir�uaiU ir�y����p�U �ir�pir�yrUaiir�y��
lkeeII"n r�g Wtahi U:Ih�e firoint s, tk)ac* pirov t � t ke y at�a;errt uses 16
I) TIh�e irnliireliirnu.aiirn slide aired ireait sett)ac* sI[14III It)e U:Ihie wud�tahi of t[ie ir�equ.ailiired II_.aired UJse
Buarffeir )Sectiioiri d.8 6) oir t[ie seft,)ac* irequ.a ired in AirQoc; e 3, wlh�ii(;lh�eveir iius Iless, It)u.art .
in no case sI[14III It)e Hess U:Ihiain 10�- 'fee�t:.17
13 This Section is currently 6.6.3 but will be renumbered to 6.6.5 as part of this amendment because Standards for
the two proposed new overlay districts will be inserted into the UDO as 6.6.3 and 6.6.4.
14 The geographic area is also the area currently designated as Commercial- Industrial Transition Activity Node
(CITAN) on the Future Land Use Map of the Comprehensive Plan. However, staff believes it is prudent to
reference only the Zoning Atlas for the boundary in case the boundaries of the CITAN are ever changed. This is
because the boundaries of the zoning overlay district would not necessarily change just because a land use category
boundary change is made; a change to the zoning overlay district boundary will require an amendment to the Zoning
Atlas.
15 This setback is suggested in order to have a more uniform setback along Highway 70 while providing enough of a
setback to accommodate any future widening of the road. (No widening of the road is currently planned, but it is
good planning practice to attempt to ensure for future possibilities).
16 This is suggested in order to have a more uniform building line along a street where there could be more of a
"patchwork" of zoning districts that have different front setback requirements.
17 A lessening of setback requirements is suggested in order to allow for a more urban village style — building closer
together and/or more density than is currently permitted.
Orange County, North Carolina — Unified Development Ordinance Page 4 -16
Article 4: Overlay Zoning Districts
Section 4.7: Major Transportation Corridor
(4) Wh�eire rrppllk,, alk)llr,, the firoint yard sa<,�Q:Ik)ar;lk sh4lll be mr,asu fired �firr irn ary�y fu to ire irliIhrt-
ru�I w ay as t,slr�a�Qed rn the Oirar�ge Co.irty Coirr ireh�er�u ve irar�r"oirQa�Qaruri�
Rain
() Xth�ou.aiglhi a Ih"noirtk)ri� of the Efllary�d ViIIHage Ouar,irllay IDos�tirk,,t liar Wllhdiiri� the IlMa�oir
Tirary�sL"noirQ��uQair��uiri� C�oirirli ) ° y IL�lis�r irlk,1� , QIhe irr,�qu.a ireirr� ery�� s r� f �flhe II \4TC� r�to
� rIQ'uir II�.I�C� C��rr,irll�r
not app y. The Ipairca<,IIs afire liiry�c; u.aida<d in the II \4TC oirdy because Qhi ey fml Wlhdri� QIhe
h" nr�rsciry�Ilrerd Q�Irary�Ilce cirHQeirlia but r�Io not �f�a� ll u.aiiry�r� eir ary�y �,>rlia� tQ ry�g ir��,�qu.a ireir�� eryQ:r.�~u
( ) � � Q i ir t� �fl ru � r a�r�; , wiQahi
Srrpoin 6 C 2(A) no case �r�I Ibu lr g h6lht exceed 40 fee.
(C) Yard Ili:incroadlhrirneints
(1) No fery�r;a<,s sh4lll be Ip eirirnli�QQ:ed in QIhe firoint yard of Ilots, other th�ain those used for
sr rytlllr 4airnr lly detached irr,�arlirleryrQ:li4� Ipuaiirll"nQrares, u.airylless a deirnorstirr�rted ryr,ed rain Ibe
(2) CIh4iri� Illirydk oir s�irrrullair fery�r iiry�g sh4lll not be Ip eirirnli�QQ:ed for uses other th�ain s�ry�glle-
fairn lly da<,�Q:ach�ed ir�eslirleryrQaa 1.
4.7.1 Intent
(A) It is the intent of Orange County to protect and enhance those natural and environmental
features which constitute important physical, aesthetic, recreational, and economic
assets through the provision of special controls of public and private development along
major transportation corridors.
(B) The Board of County Commissioners finds as a fact that:
(1) Major transportation corridors serve a key function in the orderly development of
Orange County as major traffic movers, as well as serve as entrances to Orange
County from outside the area.
(2) These corridors and the character of the development which occurs along them
establish for visitors and residents alike an indicator of the quality of life in the
County, as well as the efficiency and safety of traffic movement through the area.
(3) In addition, the ability of different areas of the County to attract and
accommodate different types of development depends on the capacity of the
thoroughfare system and the character and quality of development along major
corridors.
(C) The Major Transportation Corridor district is intended to enhance the attractiveness and
orderly development of land adjacent to major transportation facilities through the
provision of a set of development standards and regulations for application to public and
private development of land adjacent to these corridors. The major transportation
corridors include the interstate system as designated in the adopted Comprehensive
Plan.
" Users should note the Orange County Comprehensive Transportation Plan is currently being developed; it has not
yet been adopted.
19 This language is suggested so that it's clear that none of the requirements of the MTC apply to the parcels in this
geographic area that are also located within the MTC. The MTC boundary is based on distance from the
interstate /interchanges but none of the parcels in this area fall under the text requirements of the MTC.
20 Some of the zoning districts that could be applied in a CITAN allow buildings taller than 40 feet. A building
height limitation of 40 -feet is suggested in order to maintain an urban village character.
21 The fencing regulations [(1) and (2)] are in keeping with the ECOD regulations in order to discourage unaesthetic
fencing in the front yards of properties.
Orange County, North Carolina — Unified Development Ordinance Page 4 -17
Article 4: Overlay Zoning Districts
Section 4.8: Stoney Creek Basin
(D) The district establishes development standards (see Section M6- 316 .6 5) and a site plan
review process for development within the district. (See Section 2.5).
4.7.2 Applicability
(A) The Major Transportation Corridor (MTC) district is established as a district which
overlays other zoning districts established in this Ordinance. The new use of any land or
any new structure within the MTC district shall comply with the use regulations applicable
to the underlying zoning district as well as the requirements of the MTC district.
(B) The provisions, requirements and restrictions of this district shall not apply to the use of
land within the district for single family or two - family dwellings or to any building or
structure existing prior to the creation of this district unless it is structurally altered to the
extent of increasing the floor area by 50% or more or is enlarged to any degree to occupy
a vacant lot.
(C) This district shall be applied along any interstate highway in the County designated in the
adopted Comprehensive Plan as such and to any proposed interstate highway
designated in the adopted Comprehensive Plan as such.
(D) The minimum length of the district shall be a continuous distance along the thoroughfare
within the County's jurisdiction and outside of the extraterritorial planning jurisdictions of
the Towns of Hillsborough, Chapel Hill, and Carrboro and the City of Mebane.
(E) The minimum width of the district is 1,250 feet from the edge of the right -of -way
measured along a line which is perpendicular to the edge of the right -of -way on each side
of the roadway, except at interstate interchanges where the District shall extend 2,500
feet from the right -of -way on each side of the intersecting road.
4.7.3 Permitted Uses
Within the Major Transportation Corridor (MTC) District, uses of land and structures are those
permitted in the underlying zoning district or districts. All other requirements for the use of land
and structures contained in this Ordinance shall be met unless otherwise provided.
4.7.4 Building Setback and Yard Requirements
Building setback and required yard areas for the overlay district are as follows:
(A) The front yard requirement shall be 100 feet from the edge of the right -of -way of an
interstate highway or 50 feet from the edge of an intersecting road at an interstate
interchange.
(B) The rear yard requirement shall be 50 feet from the edge of the rear property line or 100
feet from the edge of the right -of -way of an interstate highway when a rear yard is
adjacent to the interstate.
(C) The side yard requirement shall be 50 feet from the side property line or 100 feet from the
edge of the right -of -way of an interstate highway where the side property line is adjacent
to the interstate.
4.8.1 Intent
(A) The purpose of the Stoney Basin ay District is to implement the Stoney Creek
Basin Small Area Plan by:
(1) Encoura i e creation of open space an inviting density increases within
th re rural portions of the area generally define e Stoney Creek
drainage basin; and
Orange County, North Carolina — Unified Development Ordinance Page 4 -18
Article 6: Development StandXds
Section 6.6: Additional Standards for Overlay DK tricts
(f) Windows on the street frontage side of a building shall be lim' d to 40%
of the total building fagade.
(g) The principal building shall be oriented facing towards t fronting street.
(h) Building Access
(i) A functional doorway for public or direct- try access into a
d be provid on corner lot buildings.
iii) Additional entrances to a buildin may be provided.
(i) R flines & Materials
(i) Decorative cornices shall e provided for buildings with a flat
oof, defined as roofs wi a pitch less than 3:12.
(ii) Ea es shall be prov' ed with a pitched roof, defined as roofs with
Na pit greater th 3:12.
(iii) Pitched ofs a generally preferred over flat roofs.
(iv) All rooftop echanical equipment (i.e. vents, ducts,
commun at! antennas, HVAC units, etc) shall be screened
from vi or de gned and installed in a manner using materials
and tors co p a ble with the building architecture.
(v) hly reflective roo i materials shall be avoided. All proposed
etal roofing should b tanding seam or copper. Galvanized
steel and tin roofs are pe itted.
(j) R idential manufactured structures re not permitted for conversion to a
on- residential use.
(H) Additional Ajfchitectural Standards for existing single 17ily structures being
converte nto non - residential use:
(1) he exterior fagade of an existing single - family residen proposed for
conversion into non - residential use shall not be altered to ccommodate new
non - residential land uses except where modifications are n essary to address
building or fire code requirements.
(2) Any structures proposed for removal shall either be moved to an er location for
re -use contemporaneously with the construction of the new structu or be
deconstructed in such a manner that the resultant materials are suit\efor -
use by the deconstructing party or others in future building projects. intent of this Sub - Section that the removed structure be recycled to
possible.
3 3 3 E lllaand linteirstate 2
(A) Cliii c .fllatliioin aind Coininectliiv4y
(11) X1 s to Ipll arr�irr�lirr�g foir Ipiropeirt:y � as:a of IIMou.aiirrt: VVIiIIIllirr�g I[Road sh4l take liirr1:o aa;a;ou. i[111.
the reed 1oir a or�r�e ctrg roadway ewee i� Mo.irl Vl11ir g [Road a�r�d the
r rs1a s S I t aCorrector .
(2) X1 s to Ipll arr�irr�lirr�g west: of IIMou.aiirrt: 011I 11g I[Road sh�al take liirrk) aa;a;ou.aiirr1::
22 Existing Section 6.6.3 (Major Transportation Corridor) has been renumbered to 6.6.5. References is existing
Sections 4.5.1 and 6.8.12 will be updated.
23 (1) and (2) are putting concepts from the EMSAP and an adopted access management plan into regulations.
Orange County, North Carolina — Unified Development Ordinance Page 6 -31
Article 6: Development Standards
Section 0.0: Additional Standards for Overlay Districts
(a) Apoaaib|ere+a|ignnentcfEfand-CedarCro:e Road undertheexiat�ng
nai|nmadtiraukhm correct hm NountVViUing Road, aadeauhbedinthe
adopted Efland-�NebaneSmaUAnea Rain
(b) The reed for auonneuting roadway behween NountVViUing Road and
Buukhonn Road' as depictedonthe Auueaa
�Nanagement Rain, adopted Nmwember11'2O11
(3) |n onderhm manage auueaa on pub|iu ahmeeds' a a�e ahaU be peirirndted no nn ne
than ore entiranueAe)dtpointun|eaajuatifledby site uonflguratk)n'tiripgeneirati)n'
andtraf uuonditi)na'indudingthe reed for aeparaheaemiueand
i u*
:iaihm�emp|�yee:ehuu|arauueaa' and6or�ne+mayhna u mcmement
(4) |nhna4teauueaaibi|�tYah4Ubepro:ided Vehiu�eaahaU not berequiredhmenhmr
(5) {3n aU mmnner kxts' no :ehiuukar openinga ahaU be located uk)aerthan 60 feetfirom
(6) EnhranueaAe)dtaahaU not exceed 36 feet invvidd meaauredatthepnmpeirtY|ine�
home:er'ininahanueavvhenepad«ing |ots serve tiracbr/ti4i|ertraf u'thedh:emay
entnanue/exitmay be inuneaaedhm4O feet in vvidth
(7) E)6ta for pad«ingfaui|�eauonhaining moire than36pad«ing spaces ahaUmmnhain
ho|ding |area for |eft-b nning and hght4unning hnaf u un|eaa the R|anning Director
dehemninea that due hm the phyaiva| features of site, ho|ding |area would be
unaafeandahou|d not benequined
(8) Sliaired Access
(a) |n onderhm manage auueaa on Mount VVUing Road' de:ekopnerts
aubjeuthmthiaSecUon'fironting on NountVViUing Road, andlocated
uondguouahm ore anotherahaUpro:ideahanedaccess
(i) Owneracfmmndguouaparuesaub�euthmthiaSecUonahaU
execute neuipnmua|eaaementagneemenhabehweentheaeparahm
pnmpeirtYovvneraandha:etheaameneuondedinthe{3f5ueofthe
{3nangeCountyRegiaterof Deeds pri)rtotheiaauanueofa
ZoningComp|ianuePermit Theeaaementagneementaha||be
auf5uienttoaU)vv for thede:e|)pmentofapri:ateaemiueroad
ordri:evvaytouhanne| access firom NountVViUing Road hmeauh
pnmpeirtY Figune 6 6 2 A 3 ahovva an examp|e of the ahaned
auueaa
De:ekopmertaaub�euthmthiaSecU)n'firont�ng on Mount VVUing
Road, and not uontiguouahm(Aferaimi|ar|y situated de:e|)pment
ahaU be requined to designate stub outs to adj()ining pnmpeirtiea
onthe site p|anaothatahaned access uanbede:e|)pedifand
vvhentheadjauentpnmpeirtYiade:e|)pedineitheramanner
vvhiuh subjects it to thia Seuti)n or ifindi:idua| uurb cut for a
aing|e-fami�ydehauhedneaidentia||and use iadeemedhmbea
(9) AUdid:ewayentiranuea must ha:eanappro:edNCDC)Tdh:ewaypemn�tand
must be paved hmNCD{3Tahandandafiromthe edge cftheexiatingroadway
pa:ementto the existing right-()f+may |imit on the interi)rofthe pnmpeirtY
o(3)and (4) are current requirements for properties in0I)s and ixgood practice for many types ofprojects.
However, it should hc noted that NCD0I may not approve more than one entrance/exit point see (9)
21 (5) through (9) are current requirements of ECOD and are suggested as good practices to be implemented in the
[OanJ Interstate overlay district xxwell.
Orange County, North Carolina — Unified Development Ordinance Page 6-32
Article 6: Development Standards
Section 6.6: Additional Standards for Overlay Districts
(10) Pedestirli4in Gilrr:.u.alllatiiiolr,26
(aa) UIri�lless deeirned u.allry�lry�e essairy It)y flfi , Pllalry�lrydulry�g IDirea;�Q:olr du. irl ry�g s to Ipllari�
evil ge Ipiraa ects, r�le lilry�ed lilry� (Ik)) a� [14lll IL" iroviide aalrll lilry�teirry�aall IL"na,r�la,stirlaalri�
a,w Ilaalr�
( lilrcu.0aatuolri� systeirn, owlry�ed aalrlld Irnaalilry�t:aalilry�ed t)y t[ie property owlry�eir "Fkr�a,
systeirn sl[14lll Iplrovlide Ipeda<,s�Ulrliari� walkways to ou.arUapaira;a<,Ils ary�d also wltldri�
aalryy Ilaarge IIpaal*lilr g aalreaas
(Ik)) F()lr ta [ii e Ipu.allr11p(n ) s e s ()f Q [ii uas s alt)a;e c, t ai ()lrii, as Ilaarg e IL ir()�ea,Q lies def lilryied aas ()lryea,
ocaat:ed oin 5 or more aacra,s or propo sa ry�g moire U[iari� 50,000 squ are feet of
,1 ge Ipaarll��iilr g aareaa uas ore a oryrt:aall � g Ipaalrll� ry�g�l �k�a��alr� 100 oir
Ikau.allillrllilry�r �alra,aa. /� Ilaalrr � Iry�ulry�r
moire va,lrrlir;lles
(B) Laurtsca l. l ling a and ffelrliiurg 27
in Il eu.al of U:Ikr�e Irequ.allilreirn ery�ts ou.atllilry�ed in Sectoin 6 .8 of a alts " Irr inaalry�ce, t[ie faa aawulry�g
st:aalry�d alyds s[14lll aall."nll." y:
(1) "U' Ikr�a,Ire sl[14lll It)e as Irnlilydirnu irn teri� feet wlide veget:aa�taive t)u.arf�k'a,Ir aallolry�g aaIIl Irliglkri ts- (�) f -waays
a;a'.alrnpirl i ,1e Qaat:iioin tak1laat corr�rl.�r err ery�U:r.�~u a �u.allrlrou.allry�r�tiir g Il.�rllary��U:iiry��� s ary�d wlhdc[li�
I ,aa,rl Qak va r � I ry�r
ry�a,llu.aldes Qlrees II"allaalrlrt:ed in a aa;coirdaalry�ce Wflfri Sa,ctioin d.8 where IL"nosslllkalle
(2) _U' Ikr�a,Ire sl[14lll It)e as Irnlilrydirnu irn 15 feet wlide vegetaa�taive Ikau.arf�k'a,Ir allolry�g aaIIl a;olra�rlra�rOlri�
property lines sa,lp alraa�t:ulry�g I1�1�0111 resiiderytlaall aalrlld Ir�eslideryrUaiaall Ilaalrlld u.alsa,s "Fkr�a, Ir�equ.allilra,d
pIIaIrytiIry�gs sIk14III t)e in a sccoIrdasIry�ce wltkri QIkr�ose Ir�equ.allired for Bu.arf�k'a,Ir Yards Type A
ou.arUallilry�ed wltkrdilri� Sa,ctioin d.8 of flfilis 01rdilry�aalry�ce
(3) _U' Ikr�a,lre s[14lll It)e as rn rdrnu.alrn a,iikllkr�t feet wide Ilaalry�dscaall"ned star�llp aaIlolrllg all property
lines a aaclr'a'Q Ig rIorI�- r'eal erI' a Uas fr'Qr' Ua,a _Ffie arl dcaped
stirllp s[14lll It)e a;a'.alrnlpirl ised of vegetaa�tiioin Ulhlaa�t forms as seirnli�- ()paqu. e lilryteir�lrnutteryt .
girou.allry�d to as Ikr�6g�llkr�t a� f at Ilaeaast 15 feet �➢a�alilryrt u.alse
vu.;�u.ala�a a�a.�.�U.Iru.ala;9:uaalry� .�Ira��alra�r fl r��, �
agireeirn ery�ts t)etweeri� art�aa;er t IplropeirU:y owlr ears for sl[iaired Iilry�giressBegiress ary�d/oir
pal* ry�g may Iresult in as waali � �gaalrr�llilry�g�l �t[ie exact Ilocaa�taia��alry�(s) a�� f t[ie Ir�a,�qu.allilra,d
va,lr Ira,
ka u.arf fe Iran .
(4) _U'fie Ipirovusuolry�s of takrdis su.allk)sa,ctiolri� do Iry�o�t waaiive t[ie Ikau.arf�k'a,r Irequ.aliiireirn eryrts fou.allry�d in
Sa,ctioin d d.5 (N4aa�oit .U' ralry�sport a�Uiiolri� Co iririido ir)
(C) Alrr:.Ilhrli4er:.tu.al4ll IIDeraiiigiu Staindairds,
(1) in a addtiaalri� to U:Ikr�e ra,qu.aliiireirn eryrts in Sa,ctioin d 5 (Ar(;lhdi�t:ectu.alraall IDa,surllri� St:aalry�daards),
flfie naat:oryaal pirotot:yl. e aara;Ihiitectu i4r stylaes of (,14ri k)u sa rya,a;�a;�es a;[1 111 Ikea, aahtered as
rye a� a a a y to a; o ra�r lL"n e ra� e rye �t �takr� a� s u.al lrlro u.al lry� r�l li lry� g�l �a r e as .
�a�;aaalr'
(2) Dirr ve- U:Ih�lrou.alg[ii� kaaa,ulllrQlies 0111i I11�0lry� Ireslideryt4l u.alsa,s alre allllowalk)lla, in Ulfids alrea.
4 E llla and VlIage
(A) Gilrc:.alllatiiioin a and Coininectiiiviiit "ai
(1) Sliaired Access for IPirolpelrtiiies, II f-'Irointiiiing Nauru tl S I+iglhrway' 0
26 In October 2011, the issue of sidewalks was discussed at a BOCC work session and the decision was made that,
due to NC counties' inability to fund maintenance of public sidewalks, that public sidewalks would not become a
requirement for development in Orange County. However, walkability in large commercial projects is generally
desirable as is the ability of pedestrians to safely traverse large parking areas. Therefore, staff is suggesting that
some projects may be required to provide privately maintained sidewalks.
27 These lesser buffer requirements are in keeping with those required in the ECOD and are suggested in order to
provide for a more urban style of development in areas of the county served or to be served by public water and
sewer systems.
28 This language is suggested in order to ensure that any proposed "chain architecture" will blend better with the
surrounding area.
29 Please see footnoted explanations for the Efland Interstate overlay district as they apply to this section as well.
Orange County, North Carolina — Unified Development Ordinance Page 6 -33
Article 6: Development Standards
Section 0.0: Additional Standards for Overlay Districts
(a) |n onderhm manage auueaa on U S Highway 70' de:e|)pnerts subject to
thia Section' firondng on U S Highvvay7O' and |ouahmd uontiguouahmore
anotherahaUpro:ideahanedaccess
(i) Owneracfmmnbguouaparuesaub�euthmthiaSecUonahaU
execute neuipnmua|eaaementagneemenhabehweentheaeparahe
pnmpeirtYovvneraandha:etheaameneuondedinthe{3f5ueofthe
{3nangeCountyRegiaterof Deeds pri)rtotheiaauanueofa
ZoningComp|ianuePermit Theeaaementagneementaha||be
auf5uienttoaU)vv for thede:e|)pmentofapri:ateaemiueroad
ordri:evvay to uhanne| auueaa firom Mount VVUing Road to eauh
pnmpeirtY Figune6 6 2 A 3ahovva an examp|eoftheahaned
auueaa
De:ekopmertaaub�euthmthiaSecUon'firondng on Mount VVUing
Road, and not uontiguouahmotheraimi|ar|y situated de:e|)pment
ahaUberequinedhmdeaignaheatub outs hmadj(iningpnmperUea
onthe site p|anaothatahaned access uanbede:e|)pedifand
vvhentheadjauentpnmpeirtYiade:e|)pedineitheramanner
vvhiuh subjects it to thia Seution orifindi:idua| uurb cut for a
aing|e-fami�ydehauhedneaidentia||and use iadeemedhmbea
(2) |nonderhmnanage access onpub|ivahmeeds'aa�eahaUbepemndIea no moire
than ore entnanueandexitp(intun|eaajuadfledby site uonflpirabion'thp
geneirabion' and hnaf u ("ondidona' induding the need foraeparahm aemiue and
:iaihmir/emp|)yee:ehiuu|araccess, and6or ore-way hnaf u movement
(3) |nhna4teauueaaibi|�tYah4Ubepro:ided Vehiu�eaahaU not berequiredhmenhmr
(4) {3n aU mmnner kxts' no :ehiuukar openinga ahaU be located uk)aerthan 60 feetfirom
(5) EnhranueaAe)dtaahaU not exceed 36 feet invvidd meaauredatthepnmpeirtY|ine�
home:er'ininahanueavvhenepad«ing |ots serve tiracbr/ti4i|ertraf u'thedh:emay
entnanue/exitmay be inuneaaedhm4O feet in vvidth
(6) E)6ta for pad«ingfaui|�beauonhaining moire than36pad«ing spaces ahaUmmnhain
ho|ding |area for |eft-b nning and hght4unning hnaf u un|eaa the R|anning Director
dehemninea that due hm the phyaiva| features of site, ho|ding |area would be
unaafeandahou|d not benequined
(7) AUdid:ewayentiranuea must ha:eanappro:edNCDC)Tdh:ewaypemn�tand
must be paved hmNCD{3Tahandandafiromthe edge cftheexiatingroadway
pa:ementto the exiating right-()f+may |imit on the interi)rofthe pnmpeirtY
(1) AUoutaide storage cfmahehas onkxts otƒerthanthoae used for aing�e-famiy
detached neaidentia| purposes is pnmhibited
(2) Thiapnmhib�tk)nindudeathe storage cf goods ormahehasvvhiuhanenotan
(3) Thiapnmhib�tk)n does not indudethe storage cfnnahmhas Mhenethephnaryuse
cfthepnmpeirtYindudeatheouhaidediap|aycf goods for aa|eauuhaa
auhmmobi|ea' boats, mobi|e homea' etc, ' and the mahmha|a ahmned oubmide anefor
(C) Laindscap��in0aind Buffeir��in03l
'0 This isx restriction currently found in the EC0D and ixsuggested for the Efland Village overlay district mwell.
Orange County, North Carolina — Unified Development Ordinance Page 6-34
Article 6: Development Standards
Section 0.0: Additional Standards for Overlay Districts
in |ieu cfthe requinenerts out|ined in SecUon 6 B cfthia 0ndinanue' the fo|knming
ahandandaahaUapp|y�
(1) TheneahaUbeaminimumten feet vvide:egeha�ebuffera|ongaUhg [ii bm-(�) f -ways
uomphaedcf:egehatJonthatuomp|emenhaaummundingp|antingaandvvhiuh
indudeatireeap|antedinauuondanuevvithSeution6 Bvvhenepoaaib|e
(a) Pance|a fironting on U S Highvvay7OahaU provide bufferp|andnga in
auuondanuevviththoaerequined for Buffer Yards Type Aout|inedvvithin
SecUon 6 B cfthia 0ndinanue
(2) TheneahaUbeaminimum15 feet vvide:egehavebuffera|ongaUuommOn
pnmpeirtY lines aepairating uses aubjeuthmthenequinemenhacfthiacmer|aydiahiut
and aing|efamiy detached neaidentia| |and uses The nequined p|andnga ahaU be
inauuondanuevviththoaerequined for Buffer Yards Type Aout|inedvvithinSeution
6 B cfthia 0ndinanue
(3) TheneahaUbeaminimumeight feet vvide|andauapedahipa|ongaUpnmpeirtY
lines aepairatingnon-neaidenda| uses firomnon-neaidentia|uses The|andauaped
ahipahaUbeuomphaedcf:egehaionthat forms aaemi~mpaqueintemnitent
:iaua| obstruction firom the gnmund to a heightofat |eaat 15 feet Joint use
agneementabehmeenadjauentpnmpeirtYovvnera for ahanedingneaa/egneaaand/or
pai*ing may result in a waiver neganding the exact |ouati()n(a) of the nequined
buffers
(4) A|thoughpoitionaoftheEf|andViUageO:er|ayDiatriutanea|aovvithinthemajor
TnanapoirtationCorridorO:er|ayDiatriut'thebuffernequinementafoundinSeution
6 6 5(N4ajorTnanapoirtationCorridor)do not app|yainue said aeutionapp|ieaon|y
to pnmpeitiea that abut the interahate
(1) Uphm15%mf t[iere(juiiredpai*ing spaces may beocate inflfiefirointyard The
nenaindercftherequinedpad«ing spaces ahaUbe located atthe side or rear cf
flfieahoctune
(2) Shanedpad«inganeaaahaUbeenuounaged for uontiguouanon-neaidentia||and
uses, in auuondanue vvith Seution 6 9 cfthia 0ndinanue
(3) Pad«inganeaavvith spaces in excess cf11O96cftheminimumpad«ingspaces
nequined' perSeution 6 9 cfthia 0ndinanue' ahaU not be pemnitted
(4) |ntehor|andauapingcfthepad«ing |otsahaUbepro:idedinauuondanuevvith
SecUon 6 B cfthia 0ndinanue
&0ina0eoo
(2) {3nymonunentstY|eaignathatdo not exceed a� feet inheightanepemndtea
vvithintheEflandViUageO:er|ayDiathut
(3) Poke aignaane not pemndtea
aIhese lesser buffer requiremontmcinkceping with those required in the [C0D and are suggested in order to
provide for x more urban style o[ development 6z areas o[ the county served or tohc served hy public water and
sewer systems.
12 These are requirements in the ECOD which are also good practice for the Efland Village. Au exception being that
ECOD requires parking to be located solely in the side and rear yards. Staff is suggesting that a few parking spaces
hc allowed m the front o[ buildings iu the [OxuJ Village overlay district.
" These are requirements in the ECOD which are also good practice for the Efland Village.
Orange County, North Carolina — Unified Development Ordinance Page 6-35
Article 6: Development Standards
Section 6.6: Additional Standards for Overlay Districts
in additaioiri� to the ir�equiiiiireirnerit:us in Ser;�Qiiori� d.5 )Archidotectuiii4l IDesiigiri� St:ary�ds irds), the
follll()wlii ,1 rte slig�lri� a�tar�sry�da ird s uslh�asllll a��sll."nll." y:
ry��
(1) Corporate III- iraurudlhriiirse Airdlhiiitectu.uire
(a) Uiri�deir i (;lirr uiirn s�tairi�r;e s aslh14l moda<,ir�in r;oirlpoira�te fira ini�chidiase Ibu iililldiiri�g
desligri� Ike IL"na irirnli�UU:ed
)Ik)) F ira ini�chidoase oir'ch14ir' Ibu iiasuri�esases des iri iri�g to Iloca�te in the Eflard Vullllage
Oveidary ,1 ,a ,try UJhe Ibu iililldrigl airy ssr coirdausrice
IL t u.�s �Uar1i r �Q ��s Ih� a��s II II Ik�s a<, ire, r' a ai li ire, r�t �U:r��s r�t a<� s li �
wi Uhi these guii lit,liri�es.
)r;) Foir Ipu.aiir11"nr'sses of tJhidius Sou iilk)�_Sec%iori�, "imodeirin r;or�lh"norarte �fira ini�r,lhidise Ibu iililldiri�g
deasligrye " i sus Ibu iili11diryeg desligrye that is tiradeirnai*ed, Ibiraryeded, oit esususliIly
uderi�ta lied W illhi a Ipa irUaicu.ailla it ch14iri� 01' r;rsir�ll."noratliori� arid is a ii lksurluiilit:ou iius in
rye arcs U u.ai ire
(2) TIh�e Ipiri iri�r,upa Ibu iililldiri�g aslh14l be oirlieri��ted .facr rig towards the ilroiryUaiir g us�tareet:.
(3) Bu llldtiiurutl Access
(a) A fu iiri�c%i()ry4l doorway foir oir direct�- eiri�tir�y ar;r,a<,ss liiri�to a Ibu iiulldri�g uslh14H
be Ipirovlida< d firoirn the firoiryrU:iiir g as�tareet:.
)Ik)) Addi�Uaioiry14 eiri�tiraini�r;es to a Ibu iililldiri�g may be Ipirovlida<,d
(4) Hu.u'irnain Scru7111e r: and III- euruestiraCiiouru
a) Builildrigs sIhiaHl be des griped to r;ori��tirlilk)u.arte to a Ihu.aiirnain usr;alle I_.a irge
e>rll"ari�ses of Ib�aridk walllls uslh14lll be avolida<d asri�d �ieri�esilUiraiU:iiori� )�UJhie
geirneri1, InirQS.nQSirQuQSirylii 1, arid rta<sa glri of Windows arid r ooirus liiry aus
�ririrasiry�rl I II ry�r
bu iiliIIdiiri�i� asIh�a��sIIII Ibe pirovlided I a way �UIh�a�t a��s Ibu iiliIIr�tliryeg�1 is ir��,�IIa��s�taIk�sIIe to
1) ; II � Iiry� ,ru.air;Ih� sr wsr
r11U.AIIrrllalri s arid dQ',pa<'s i Q'; veirl."boweir1:he aIrea.
) D ir v�� -'U � irsuighi fac,ullrtaes are " irohidiksli�ted rn all ri�orr- iresli eri��Ua4 uis,s.
(6) %iriroired g1asus is Ilpirolhidilk)li�U:ed
6.6.5 or Transportation Corridor (MTC)
(A) caping and Buffers
In addition to requirements set forth in Section 6.8 oft rdinance, the following
standards shall be
(1) A minimum of 100 fee uffer a rom the edge of the interstate highway's
right of way, shall be prese he purpose of this buffer is to protect, preserve
and promote the vis ppeal, char and value of land adjacent to major
transportation sties; to provide for the se tion of spaces; and to promote
the pub i ealth, safety and welfare through minim i otential nuisances such
e transmission of noise, odor, dust, litter and glare o
34 (1) through (3) and (5) and (6) are requirements in the ECOD which are also good practice for the Efland Village.
(4) is suggested in order to articulate that we are encouraging human scale architecture in the Efland Village overlay
district. The existing requirements in Section 6.5 basically implement this point but "human scale" is a more
modern term that will ikely be recognizable to people in the development community.
Orange County, North Carolina — Unified Development Ordinance Page 6 -36
Article 6: Development Standards
Section 6.8: Landscaping, Buffers & Tree Protection
( The Planning Director may grant the extension on requests for planting extens
s fitted between May 15 and September 15 of each year, and may r e
extensi at other times if there are unfavorable conditions for ng.
(D) If the initial LRE expired and conditions are still d ed unsuitable for planting, an
applicant may request o dditional extension to 90 days. During periods of
extreme drought, as evidence the offi eclaration of Stage 3 or greater mandatory
water conservation requirements, t nning Director, or designee, may authorize
additional 90 -day extensions and the on tension typically allowed. These
extensions may be co . ed throughout the perio i which the extreme drought
conditions rem ' .
(E) The cant shall also acknowledge that no Final Zoning Complia Permit shall be
ued while there is an active (pending) LREC unless a performance gua ee (such as
a letter of credit or performance bond) sufficient to cover 110% of the installed
landscaping costs has been posted with the Planning and Inspections Department.
6.8.12 Additional Standards for Economic Development Districts
(A) Landscape and Tree Preservation Plan
The Landscape and Tree Preservation Plan shall be prepared in accordance with the
requirements of Section 6.8.10.
(B) Preservation of Existing Features
(1) Natural features such as streams and ponds, hillsides, rock formations, unique
vegetation and natural areas, wildlife habitats, and other similar features must be
incorporated into the overall development concept.
(2) Building sites, parking areas, and other uses shall be situated in such a way as to
protect existing tree stock having a diameter of one -foot or greater when
measured four and a half feet above ground level.
(3) Trees to be saved shall be noted on the landscape and tree preservation plan
and appropriate measures to protect the tree stock from damage during
construction, including no grading within the critical root zone, shall be indicated
in accordance with Section 6.8.4.
(4) Where possible, trees shall be protected in stands or clusters.
(5) The siting of buildings shall take advantage of scenic views and take into
consideration the impact of new structures on views from off -site.
(6) Where ever possible, access to views are to be preserved for adjacent property
owners and passing motorists.
(7) Scenic views and visual elements within the visual corridor shall be identified and
preserved where possible.
(C) Buffering Neighboring Uses
(1) A minimum buffer of 100 feet in width is to be provided at the boundary of all
Economic Development Districts.
(2) In accordance with Section 6.6 .31 6 .6 5, a buffer of 100 feet in width is to be
maintained adjacent to the right -of -way of interstate highways.
(3) In the Buckhorn EDD, a buffer of 150 feet is required on the portion of the
boundary adjacent to the Clearview Subdivision and adjoining residential area on
the north side of West Ten Road.
(4) In the Hillsborough EDD, a buffer of 100 feet is required along the Old 86
roadway corridor. For properties located within the EDH -1 zoning district, a 50
foot wide buffer is required.
Orange County, North Carolina — Unified Development Ordinance Page 6 -55
Article 6: Development Standards
Section 6.8: Landscaping, Buffers & Tree Protection
(5) Limited breaks in required interstate highway buffers may be allowed in
accordance with Section 6,6..3(5) 6.6.5(5).
(6) Buffers may consist of existing wooded areas. If existing vegetation is not
sufficient for screening, a planted buffer shall be augmented and interspersed,
consisting of 50 -75% evergreen trees reaching a minimum mature height of 30-
feet.
(7) In lieu of the Land Use Buffers required in Section 6.8.6, buffers between
adjacent land uses, whether internal or external to the project, shall be provided
in accordance with the Land Use Buffer Schedule that follows.
(8) Trees with a caliper of six inches or greater should be considered for
preservation.
(9) No grading for building or parking shall encroach upon required buffer.
(10) Landscape buffer widths may be reduced if the buffer material is adequate to
provide additional screening.
(11) Decorative walls may be used to augment required landscaping for buffer
reduction.
(12) Access and utility crossings are to be made as close to perpendicular as possible
to the length of the buffer.
(13) No land disturbances for buildings, parking, or storage, drainage, etc. are
permitted within a required buffer.
Orange County, North Carolina — Unified Development Ordinance Page 6 -56
Article 7: Subdivisions
Section 7.13: Flexible Developments
To provide for the active and low impact recreational need y residents,
inclu—Cftii4wzlementation of the Master Recre arks Plan.
(8) To provide greater effici a siting of services and infrastructure by
reducing road , utility runs, an ount of paving for development.
9 create compact neighborhoods accessible to open menities and with
a strong identity.
7.13.2 Applicability
(A) All Flexible Development subdivision plats shall comply with the requirements and
standards specified herein and in all respects with other applicable codes and ordinances
to the extent that they are not in conflict with these provisions.
(B) Flexible Developments located within the Stoney Creek Basin Overlay District shall
comply with provisions of Section 4.6 .4 8'' of this Ordinance.
(C) The Village Option for a Flexible Development shall not be located in the Rural Buffer
(RB) zoning district.
(D) Applicants seeking approval of a Minor Subdivision Final Plat by the Planning
Department are encouraged to work with the Planning Department staff in identifying and
preserving open space areas as part of such developments.
Open Space Standards
Minimum Required Open Space
X(2)uch re a developer elects to seek approval of a Flexible Developm as
cified herein, at least 33% of the total land area in the Flexib evelopment
t be set aside as protected open space.
open space shall meet the standards contained in is Section unless the
eloper chooses to seek approval of a convention subdivision as specified
(B) Planning for OpelRSpace
(1) Open space d gn in subdivision proje s shall be planned as part of a
comprehensive p ect design.
(2) The long -term success f open ace is improved when a layout is chosen with a
perspective of future use s, efficiency, connectivity and compatibility with
both existing developme an other types of open spaces.
(3) Open space is an i ortant amen for subdivision residents and an essential
part of the Coun s character and en i onmental quality.
(4) Open spac lanning must indicate a thou tful understanding of that
importa and shall be evaluated based on ' merits.
(5) A F ible Development subdivision plan shall alw s provide open space which
ominently meets at least one of the three following als in open space design:
/ (a) The Maintenance of Wildlife Corridors and /or Habi t;
(b) The Preservation of Rural Character; or
(c) The Creation or Protection of Space for Outdoor Recreation.
(6) When relevant, a Flexible Development subdivision plan shall address
following additional goals in open space design:
" This reference change is necessary due to renumbering Sections in order to insert the two proposed overlay
district.
Orange County, North Carolina — Unified Development Ordinance Page 7 -37
V
a--+
U
(6
N
O
N
N
O
O
awn
aka
zz:
ZE
,5
E 4:.
zz:
M ZZ
@ aka
ID
:,fi zi
Appendix F: Land Use and Zoning Matrix
Gib
T 'r.
to N
sv
'7-1 I(EH VI KEH '7c',4051
1-51UH '7-110'M 111051
Z-1
1/0
-a
0
I-XI
`s-11 's-11
t-11 "Z-11
Z-11
mv
ull
.2
p
79
0.4
Attachment 3
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration ®` 4n�A 131 W. Margaret Lane
(919) 245 -2575 Suite 201
(919) 644 -3002 (FAX) P. O. Box 8181
www.orangecountync.gov srth Cato Hillsborough, NC 27278
November 2, 2012
NOTICE OF PUBLIC HEARING
and Public Information Meeting for
Zoning Atlas (Map) Amendments
to Establish Two New Zoning Overlay Districts
Dear Property Owner:
This letter is to notify you of an upcoming public hearing pertaining to proposed Zoning
Atlas (Map) changes that affect your property. This notification is occurring in
accordance with the provisions of Section 2.8 Zoning Atlas and Unified Development
Ordinance Amendments of the Orange County Unified Development Ordinance (UDO).
The Planning Director has initiated amendments, consistent with the Efland- Mebane
Small Area Plan developed by a community task force and adopted by the Board of
County Commissioners in 2006, to the Zoning Atlas and accompanying text changes to
the UDO that will establish two new zoning overlay districts in the Efland Area (see
enclosed map for locations).
Your property, or portion thereof, lies within the boundary of one of the two proposed
overlay districts. Additionally, your property is likely located within 500 -feet of other
affected parcels. The proposed zoning overlay districts will implement some of the
recommendations contained in the Efland- Mebane Small Area Plan (the plan is
available on -line at: hftp://orangecountync.gov/planninci/admin EM SAP.asp). The
primary purpose of the proposed amendments is to modify existing development
regulations to provide for a more village and urban style of development in an area of
the county served, or intended to be served, by public water and sewer systems.
Planning Department staff will hold an "open house" style public information meeting
on Wednesday, November 14, 2012 at the Efland- Cheeks Community Center (117
Richmond Road, Efland, North Carolina). Interested persons are encouraged to stop in
between 4:00 and 6:00 p.m. to speak with Planning staff members in small groups or
on a one -to -one basis to learn more about this proposal and have individual questions
answered.
The Orange County Board of Commissioners and Planning Board will hold a Joint
Public Hearing on the proposed amendments on Monday, November 19, 2012 at
Page 1 of 2
7:00 p.m. at the Central Orange Senior Center located at 103 Meadowlands Drive
(adjacent to the Sportsplex) in Hillsborough, North Carolina. Interested persons are
invited to address the boards with their comments regarding the proposed zoning atlas
amendments at this Joint Public Hearing.
Maps and other information regarding the proposed zoning atlas change and
accompanying text changes to the UDO can be viewed at the following website on or
shortly after Friday, November 9, 2012:
http://oranciecountvnc.ciov/pIanninq/SpecialProjects.asp
If you cannot attend the public information meeting and /or the joint public hearing, and
the website does not answer your questions about the proposed amendments, you may
call Perdita Holtz, Planning Systems Coordinator, at (919) 245 -2575 during regular
business hours for assistance.
Enclosure
Page 2 of 2
U)
U
U)
M
cu
N
O
0)
O
N
Z
•
•
Q
0
0) co
C�
'E N
N
a U
Z
U co C,
(D 0
�m
O
L ^^ T
OLL 2
(D
z
ry
Q
w
z
Wn
J
m
O
w
U
O
z
N
cu
cn
O
a)
0) O
0 O
Q
o °
a)
cu -0 =i
N ca o'
N O
U cn
cu
-0 U C:
C �U
cu O
N C:
O
> L
CL cu a)
0 cn
cu O
cn ui C: �cu
a) U to U
� a) a) ca
CU L ® �o
a) U U
�• O a) N
�� 3
a)
C: °
ca
E cu cu
O y 6 °,
CU ° L-0
cu
CU � � cu
a) U
C o ��
U Q
U a) cn
CU CU
=- a) •U
cu 0 _r Z)
L L
O ca
O�
N N cu (1)
� L-
(1) 0 0) 0)
p 04 C:
00
Q a) E
L N O LO
C O E LO
Z L qT
L O N
0) (B 0)
V G)
C: LL
O L
N U
ca t 0 T
E ca
O
p N
L� O
U) C
L �
O ° 0 y
-0 p C: a)
cu U -0
0--a O a)
cB a) >, E
� 3: 2= cB
N
Q
cu cu
O O
O
04
O
a)
0) a)
E O
L
O U
c\i
L
p a)
O -0
N
> U
O
L >_
a)
N
N
C
cu >
N
z
3
_
�a>
-0
E
N Q
L
W
�
O
A Z
)
a)
U Q
O O
>
O
O
z
p
U
�
O
O 0)
Z)
QL
O
0
N "-'
L
cB
•- Z)
oU�
0 U)
.-
O��
p
�70 cu
V 4)
N E O a)
a) d
O O) 00
Q
V
L
O �
— U T
?� U a) U)
�
.. °
U
o
p Q
O
U) a)
�.
ca O N
X
N
to
O
�L
_0 a)
O >
cn
O c
CD N �
O
p
D a)
Q�
cn c C
0) �
C:
E 0)
O
Q a)
cn
N p N
C: 0
a)
� O a)
CU
a) a) E
C
L-
U N
0 a)'X
,
O Q
O Q
0- a) ` D
cn a) D U
p E
m a) ca
cB O
Q LO
O) �L- Q
��-0 Z)
a) a) ca
O U-0
E — N
L U
N
U '�
cu p p Q
L 0 E
L cu p
m - U
O p
' '
U
U
o
_ 0-
cn
O
X
a) U) a
�.> Q
V
v,a�
��
.so u�
C: a">i
00�
.� �
N N 0
c E a)
�
ca
Q
.�
-)ocu
U
cn
H
—a�i°
p
��
a)�o
Z)z
o 0.
OL
w
�
cu aa)
cu
0
Q�
- ate) N
o
O "0
D
z
� .L to �.
L c� �
� C L
a)CU0
0r
0) V--
W
0�-p�
cn O L
=00
� E
O W cn
a
cu _0°
0
a
0
QCUa)a)
0)a) L
a) L
CUCU°
O 0)
aria
0— a)
c
_
� O O U
m0 c� a)
U
— _
O cu
0) m
0
N
p er.
�
- C
—_ cn
� 4
�Qv
d
0
c:
O'�oS)
L
�+;'�
O
�E•�
N
"J N °U
cB
d a) )
CU U i
U v
W
-0 0
V
� E
N°�
z
,cnL
C: L-
CAE
Q ao o
C OQ M �
a) �_ a)
0) N U)
.- E OL "
a) ch) c
tf L am
O +t+
D
a) a) (U
O a) cn
cu
OL W�
U
�F- ca
`n
D V °)
0
Q,.?
W
0
-0 Z
L
> c
c u O
O
�•C:
C: O V
CU
LL
LL
N o �
cu<00
O H O
U
� O�
p
a
�_ C:
0 O �
0�a
d E
Z) cn i
0.5 ca
0
: O
� �_0
a)
LV >
E FE
v?o
>>L 3
z
L W >
•LUG
E Q}
D)
o a) o
p�
m
ca U) N
0 a)
U `�
O
>,
� a) Q
cn
0
�� .-:
�O
0"
a) C
L �0
C U
z) Ep
U a)
t0
>p N
�! D
/W
a.
0 L)—/•� cn
0)
U QL
-0 L)
'01 E
L
.cn
•L D
�
O a)
Q
O1�
OR
Q
0 0 0 0
c: 0
C aa)) cu
��Q�
-o
°o
a
� u C:
ti
tea/
cu
N
ow
CO
L O
cn o
D
d cB
a)
O N
L p
0
H ca O m
H O (A E
H N -S�
d cu m
N
cu
cn
O
a)
0) O
0 O
Q
o °
a)
cu -0 =i
N ca o'
N O
U cn
cu
-0 U C:
C �U
cu O
N C:
O
> L
CL cu a)
0 cn
cu O
cn ui C: �cu
a) U to U
� a) a) ca
CU L ® �o
a) U U
�• O a) N
�� 3
a)
C: °
ca
E cu cu
O y 6 °,
CU ° L-0
cu
CU � � cu
a) U
C o ��
U Q
U a) cn
CU CU
=- a) •U
cu 0 _r Z)
L L
O ca
O�
N N cu (1)
� L-
(1) 0 0) 0)
p 04 C:
00
Q a) E
L N O LO
C O E LO
Z L qT
L O N
0) (B 0)
V G)
C: LL
O L
N U
ca t 0 T
E ca
O
p N
L� O
U) C
L �
O ° 0 y
-0 p C: a)
cu U -0
0--a O a)
cB a) >, E
� 3: 2= cB
CERTIFICATION OF MAILING
ZONING ATLAS AMENDMENT
ORANGE COUNTY, NORTH CAROLINA
I, Perdita Holtz, Planning Systems Coordinator with Orange County, North Carolina, DO
HEREBY CERTIFY that in accordance with the provisions of Section 2.8.7 of the Orange
County Unified Development Ordinance I have mailed, or have caused to be mailed, a
Notice of Public Hearing to be held regarding the processing of a Zoning Atlas Amendment
petition initiated by Orange County to apply two new zoning overlay districts affecting
approximately 432 acres in the Efland area.
The owners were identified according to the Tax Records and as required by Section 2.8.7
of the Orange County Unified Development Ordinance.
The mailed notice specified the date, time, place and subject of the Public Hearing.
WITNESS my hand, this 2nd day of November 2012.
Perdita Holtz, AICP
Planning Systems Coordinator
J
cu
(a
L-
a)
0
70
N
O
Q
O
n
y�
MR
ttNi
tt
///
%Nil
/
/
/
/
/
/
/
INN
t
r
i
f'
i
im
milli
IN
For M
I
i
i
4
r
w � o
c
rn
ca
CL
o
O
o
c
'O
0
r
ai
-
O
i
N
M
m
lJ
O
x
r,^
W
I
c
c
Iw
Y/
�
..
�
IMO
.�
W
a� ^=
3 a a o
4)
4a
c
IM
W
�;
M
d�
N
,S 'a IC no
C
V
O
O
i
r
p
a+
3
0 °`
O
&M
>
{d
N
C
cT.
0= E
aa"
Q
IMIN
O
'�
D
n
p
O
V
V
C -
V
fN
c
r
E
.0
.�
_ x s
m
/n
�,/Ww�
v/
-0
�.
O
A
c
�, ^+
Y,
o 'o c / o
'= y = .� � o
Z
4)
Z
/W
�
Q
� � � c
_
�(
:1110 C9 =C9 a Prin
W
L
NEW,
O
O
�.
;= H UU77
_
>
za
_
Z
�+
O
° c
L.
5O
f�
/7
f
L , .�
O
m
C
M
�_
'O
.m
.�
E
_
r
=
C
C
_
��+
N
N
P
..
O
BE
1
ME
D
0
0
a)
C
0
U_
a.
Q
h
o
Q
:
�
�n
o
2
O
U
Lh
d
�
O
�
`
C
N
�
d7
U
a9
o
U
E
�
Q
a