Loading...
HomeMy WebLinkAboutAgenda - 05-27-1997 - C2a(5) t ORANGECOUNTY 083 BOARD OF COMMISSIONERS PUBLIC HEARING AGENDA ITEM ABSTRACT Meeting Date: May 27, 1997 Action Agenda Item##_L.2 (5) SUBJECT: ZONING ORDINANCE TEXT AMENDMENT Economic Development Districts Design Manual (Permitted Uses) Article 2.3 Land Use Intensity Article 3.3 Circulation and Parking Article 3.2 Landscape Design Article 2.4 Environmental Factors(Noise) DEPARTMENT: PLANNING PUBLIC HEARING_X—Yes No BUDGET AMENDMENT REQUIRED Yes_X—No ATTACHMENT(S): INFORMATION CONTACT: Proposed Amendment Mary Willis Extension 2583 TELEPHONE NUMBERS: Hillsborough 732-8181 Durham 688-7331 Mebane 227-2031 Chapel Hill 967-9251 PURPOSE: To receive citizen comment on a proposed amendment to replace land use categories referenced in various text and tables in the Design Manual to match those found in the Permitted Use Table. BACKGROUND: The Permitted Use Table in the EDD Design Manual categorizes permitted land uses according to the Standard Industrial Classification Manual (SIC)prepared by the Federal Office of Budget and Management. Using the SIC allows staff to more clearly determine the land use category into which a specific proposed use would fall to determine whether or not that use is allowed. The following SIC categories are used in the EDD Design Manual: Residential Agricultural, Forestry and Fishing Construction Manufacturing, Assembly and Processing Transportation, Communication and Utilities a , 084 Finance, Insurance and Real Estate Services Government The Design Manual includes various tables and text which specify the standards applicable to various land uses. However, the land uses listed in some of the tables do not correspond with the land uses listed in the Permitted Use Table. It can be difficult to determine the category into which a proposed use falls for the purpose of determining whether or not it is allowed in a specific EDD, and which standards should be applied. The proposed amendment renames the land uses listed in the following tables to correspond with the land uses listed in the Permitted Use Table: a) Minimum Required Site Volume Ratios (page 2.3.10) b) Off-Street Parking Requirements for Selected Land Uses (page 3.3.7) C) Schedule of Land Use Buffers (page 3.2.8) d) Maximum Permitted Sound Levels (page 2.4.3) RECOMMENDATION: Article 20 of the Zoning Ordinance requires that the Zoning Officer's recommendation be presented to the Planning Board within 30 days of receipt of an application. However,Article 20.4 exempts any application for amendments to the Zoning Ordinance by either the public or the County from the provisions of Article 20.3. In either case,though,the public hearing is the time scheduled for presentation of the Zoning Officer's Recommendation. Zoning OfTicer Recommendation Provided that the Planning Board and Board of Commissioners find in the affirmative, the Zoning Offlcer recommends approval of the proposed text amendment. Administration Recommendation The Administration recommends that the proposed amendment be referred to the Planning Board for a recommendation to be returned to the Board of Commissioners no sooner than August 4, 1997. L a PROPOSED ORDINANCE AMENDMENT 085 ORDINANCE: ZONING ORDINANCE Economic Development District Design Manual REFERENCE: Article 2.3 Land Use Intensity Article 3.3 Circulation and Parking Article 3.2 Landscape Design Article 2.4 Environmental Factors(Noise) ORIGIN OF AMENDMENT: _X_Staff Planning Board _BOCC Public _X_Other: Town of Hillsborough STAFF PRIORITY RECOMMENDATION: _X_High Middle Low Comment: PUBLIC HEARING DATE: May 27, 1997 PURPOSE: The proposed amendment replaces land use categories referenced in various text and tables in the Design Manual to match those found in the Permitted Use Table. IMPACTS AND ISSUES: The Permitted Use Table in the EDD Design Manual categorizes permitted land uses according to the Standard Industrial Classification Manual (SIC)prepared by the Federal Office of Budget and Management. Using the SIC allows staff to more clearly determine the land use category into which a specific proposed use would fall to determine whether or not that use is allowed. The following SIC categories which are used in the EDD Design Manual: Residential Agricultural, Forestry and Fishing Construction Manufacturing,Assembly and Processing Transportation, Communication and Utilities Finance, Insurance and Real Estate Services Government There is also a category for"Other Uses"which includes Historic Buildings for Non-Residential Use", a use unique to Orange County. The Design Manual includes various tables and text which specify standards(such as site volume ratios) applicable to various land uses. However,the terminology used to identify the land uses 0 8 6 differs in some cases from the categories specified in the Permitted Use Table, and it can be difficult to determine the category into which a proposed use falls for the purpose of determining the applicable standard. An example of this inconsistency can be found in determining the site volume ratio for a bank. The Table of Minimum Site Volume Ratios provides one ratio for"office/institutional use". and another for"service/retail use". In considering applicability to a use such as a bank,the question arises as to whether the use is an"office"or a"service". The Permitted Use Table,based on the SIC is of little help, since there is a separate category for Finance,Insurance and Real Estate. When questions on this issue have arisen, Staff has interpreted a use to be an office if most of the traffic is generated by employees, and a service if the traffic is generated predominately by customers. The Planning Staff for the Town of Hillsborough has also expressed concern with the use categories,having encountered similar problems in reviewing development plans in its EDD. The amendment includes revisions to the following tables: a) Minimum Required Site Volume Ratios (page 2.3.10) The land use names listed below are proposed to be eliminated: Office/Institutional Service/Retail Flex Space Distribution/Warehousing Industrial The following land use names would be added,to replace those listed above. The applicable site volume ratio would be the same as that now required for the use in italics. Agriculture, Forestry and Fishing (Service/Retail) Construction (Service/Retail) Manufacturing,Assembly& Processing (Industrial) Transportation, Communication& Utilities (Distribution/Warehousing) Wholesale Trade (Distribution/Warehousing) Retail Trade (Service/Retail) Finance,Insurance& Real Estate (Service/Retail) Services (Service/Retail) Government (Office/Institutional) Other (Residential) b) Off-Street Parking Requirements for Selected Land Uses (page 3.3.7) Move "Restaurants" from Service heading to Retail Heading Eliminate "Distribution" and"Light Industrial"headings And the specific uses listed under each, and replace with"Wholesale Trade", "Transportation,Communication& Utilities (Storage and Warehousing)"and"Manufacturing. Assembly& Processing". One space per employee is required for each use. C) Schedule of Land Use Buffers (page 3.2.8) 087 Eliminate the following land use names: Office Retail/Service Distribution/Wholesale Light Industrial Replace the eliminated land use names with the following names (the buffer required for the new land use name is the same as that currently required for the use shown in italics). Financial,Insurance and Real Estate (Office) Accessory Uses (Office) Non-Residential Use of Historic Structures (Office) Other (Retail/Service, Distribution/Wholesale, and Light Industrial) d) Maximum Permitted Sound.Levels (page 2.4.3) Change the list of uses subject to 65 dB noise levels from"Light Industrial, including distribution and warehousing facilities"to"Manufacturing, Assembly & Processing" and "Transportation, Communication&Utilities". Change the list of uses subject to 55 dB sound limits from"Commercial, including office, service and retail"to"All Other" [excludes"Residential'(45 dB)and"Manufacturing, Assembly & Processing" and"Transportation,Communication&Utilities" (650). 1 l O V V t PROPOSED AMENDMENT: 08, . Article 2.3 - Land Use Intensity Minimum Required Site Volume Ratios (page 2.3.10) NEOU3 M REQUIRED SITE VOLUME RATIOS* Required SVR Land Use Primary,Primary I, and Secondary Areas Primary II Areas Residential 2.0 3.0 • 14 3-9 SepwieeERet 4-8 2 8 Flo* pase 4-4 8 DisvibutiefbAYeFohease 3-9 4A iff"Swift} 4 A Agriculture. Forestry and Fishing 1.0 21 Construction 1.Q 2.4 Manufacturing,Assembly and Processing* LQ 2.4 Tran=rration Communication and Utilities ,Q 1Q Wholesale Trade .Q Retail Trade LQ 2.a Finance,Insura_nce and Real Estate 1.Q a Services 1& 251 Government 21 M Other 2,2 21 *"Manufacturing,Assembly jwd Processing" is Wically referred to as"industrial use".The intensity of impacts of such use depends on the nature of the specific activity.For example,electronics assembly would be considered an industrial use,but would have little potential for pollution,high water use or other impacts which are often perceived as being associated with industrial activity. With the exception of residential uses,the site volume ratios were selected after an intensive study of the design features and land use intensity ratios of eighteen selected sites in the Research Triangle and Piedmont Triad regions. :P stWy kwelved at lemt ue@�OFfl e8eh ef the land use id t-jhe ratios established above are representative of the average SVR for each category. 090 Article 3.3 - Circulation and Parking Off-Street Parking Requirements for Selected Land Uses (page 3.3.7) OFF-STREET PARKING REQUIREMENTS FOR SELECTED LAND USES (Refer to Article 10.4 of the Zoning Ordinance for detailed requirements for each use) Minimum Space Requirements Use or Activity Basic Per Dwelling or Per SgFt of Per Per Seat Standard Lodging Unit Floor Area Employee Residential Single-Family 1 Duplex 1 Multi-Family 2 Services Hotels/Motels 1 Bank 1/200 Medical Offices 1/300 Theaters 1/2 Laundry/Dry Cleaning 1/300 Barber/Beauty Shops 1/200 Offices/Personal Services 1/300 e in ReswuFmts 441* 450 General Restaumm 4 44 Retail Retail Store or Center 1/200 Automobile Sales 1/400 Service Station 1/bay+ 1 Drive-in Re to Ur n c iQ General Resta ur ntc 1/50+ I/A Dlsu�iee resale-files 4 eege/Wel�eus g 4 Ligh!indast-iel 4 Resear asility 4 Wholesale Trade 1 Transportation. Communication&Utilities Storage and WAMhgmiag 1 Manufacturing- A-ssembly & 1 Pr° Article 3.2 - Landscape Design 091 Schedule of Land Use Buffers (page 3.2.8) The proposed Table is below. The existing Table follows. A When this land use B Abuts this existing land use..... "A" provides a buffer is being developed width of...... next to"B" and. Residential (min.lot size/max.density) 40,000 SF+ (1.09 dulac) N/A 20,000-39,999 SF(2.18- 1.09 dulac) 30 15,000- 19,999 SF(2.90-2.18 dulac) 30 Residential 10,000- 14,000 SF (4.36-2.90 dulac) 40 Finance,Insurance and Real Estate 75 40,000 SF+ Accessory Uses 75 (1.09 dulac) Non-Residential Use/Reuse of Historic Sites 75 Interstate Highway 100 Arterial Road 15 Collector Road 30 Railroad 50 Transmission Line 50 Other 100 Residential (min.lot size/max.density) 40,000 SF+(1.09 dulac) 30 20,000-39,999 SF(2.18- 1.09 du/ac) N/A 15,000- 19,999 SF(2.90-2.18 dulac) 30 10,000- 14,000 SF (4.36-2.90 dulac) 30 Finance,Insurance and Real Estate 50 Residential Accessory Uses 50 Non-Residential Use/Reuse of Historic Sites 50 20,000-39,999 SF Interstate Highway 100 (2.18- 1.09 dulac) Arterial Road 75 Collector Road 30 Railroad 50 Transmission Lines 50 Other 100 Residential (min.lot size/max.density) 40,000 SF+ (1.09 du/ac) 30 20,000-39,999 SF(2.18- 1.09 du/ac) 30 15,000- 19,999 SF(2.90-2.18 dulac) N/A 10,000- 14,000 SF (4.36-2.90 dulac) 30 Finance,Insurance and Real Estate 50 Residential Accessory Uses 50 Non-Residential Use/Reuse of Historic Sites 50 15,000- 19,999 SF Interstate Highway 100 (2.90-2.18 du/ac) Arterial Road 75 Collector Road 30 Railroad 50 Transmission Lines 50 Other 100 092 A When this land use B Abuts this existing land use..... "A" provides a buffer is being developed width of...... next to`B" and . Residential (min.lot size/max.density) 40,000 SF+(1.09 du/ac) 40 20,000-39,999 SF(2.18- 1.09 du/ac) 30 15,000- 19,999 SF(2.90-2.18 du/ac) 30 10,000- 14,999 SF (4.36-2.90 du/ac) N/A Residential Finance,Insurance and Real Estate 50 Accessory Uses 50 10,000- 14,999 SF Non-Residential Use/Reuse of Historic Sites 50 (4.36-2.90 du/ac) Interstate Highway 100 Arterial Road 75 Collector Road 30 Railroad 50 Transmission Lines 50 Other 100 Residential(density) Financial,Insurance 40,000 SF or more 75 and Real Estate 20,000-39,999 SF 50 15,000- 19,999 SF 40 Accessory Uses 10,000- 14,999 SF 30 Interstate Highway 100 Non-residential Railroad 30 Use/Reuse of Transmission Lines 30 Historic Sites Other N/A Residential (min.lot size/max.density) 40,000 SF+ (1.09 du/ac) 100 Government 20,000- 39,999 SF(2.18- 1.09 du/ac) 100 15,000- 19,999 SF(2.90-2.18 du/ac) 75 Retail Trade 10,000- 14,999 SF (4.36-2.90 du/ac) 50 Interstate Highway 100 Services Railroad 30 Transmission Lines 30 Other N/A Agricultural, Residential (min.lot size/max.density) Forestry,Fishing 40,000 SF+(1.09 du/ac) 75 20,000- 39,999 SF(2.18- 1.09 du/ac) 75 Transportation, 15,000- 19,999 SF(2.90-2.18 du/ac) 50 Communication 10,000- 14,999 SF (4.36-2.90 du/ac) 40 and Utilities Interstate Highway 100 Other N/A Manufacturing, Residential 100 Assembly and Interstate Highway 100 Processing Other N/A T 093 Schedule of Land Use Buffers A 'A- provides e B When this land use is buffer width of._. Abuts this existing being developed and_.. next to 'B' lend use... Residential (Lot Sizes) Residential (Lot Sizes) 40,000 SgFt or more 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 feet Office 20,000 - 39,999 SgFt 30 feet 40,000 SgFt or more Not applicable 200000 - 39,999 SgFt 30 feet 15,000 - 19,999 SgFt 30 feet 10,000 - 14,999 Sgft 50 fact Office 15,000 - 194999 Sgft 30 feet 40,000 SgFt or more 30 feet 20,000 - 39,999 SgFt Not applicable i S,000-- 19,999 SgFt 30 feet 10,000 - 14,999 SgFt S0 feet office 10,000 - 140999 SgFt 40 feet 40,000 Sgft or more 30 feet 20,000 - 39,999 SgFt 30 feet 15,000 - 19,999 SgFt Not applicable 10,000 - 14,999 Sgft 40 feet Office 20,000 Sgft or more 100 feet Retail/Service 100 feet Distribution/Wholesale 100 feet Light industrial EcoMmk DevekcpmentDisttrcts Daso Maria/ PVe J.Z.B S 094 Schedule of Land Use Buffers (Continued) --- IM - ML A I -A' provides a t 8 When this lend use is buffer width of... Abuts this existing being developed end... next to 'B' land use... Residential (Lot Sizes) 75 feet Retail/Service 15,000 - 19,999 SgFt 75 feet Distribution/Wholesale 75 feet Light Industrial 10,000 - 14,999 SgFt 50 feet Retail/Service 50 feet Distribution/Wholesale 50 feet Light Industrial Residential - all Types Streets & Highways 100 feet Interstate 75 feet Arterial 30 feet Collector 50 feet Railroads 50 feet Transmission Lines Office Residential (Lot Sizes) 75 feet 40,000 SgFt or more 50 fact 20,000 - 39,999 SgFt 40 feet 15,000 - 19,999 SgFt 30 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 Collector 30 feet Railroads 30 feet Transmission Lines Ecart NrA-.Devekprr nt D rftts Desfpn A &%W Pape 3.2.9 095 Schedule of Land Use Buffers (Continued) 1 A I -A- provides a ` B When this lend 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 - 39,999 SgFt 75 feet 15,000 - 19,999 SgFt 50 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 Collector 30 feet Railroads 30 feet Transmission Lines Distribution/Wholesale 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 Distributian/Wholesale Not applicable Light Industrial Streets & Highways 100 feet I nterstats Not applicable Arterial Not applicable Collector Not applicable Railroads Not applicable Transmission Lines EcanaMic 0evabWx 7tDirh*tr 0007 M&XV/ Page .3 2. 10 096 Schedule of Land Use Buffers (Continued) h A -A' P rovides a B t When this land use is buffer width of... Abuts this existing being developed and... next to "8' land use... Light Industrial Residential (Lot Sizes) 100 feet 40,000 SgFt or more 100 feet 20,000 - 39,999 SgFt 100 fact 15,000 - 19,999 SgFt 100 fact 10,000 - 14,999 SgFt Not applicable Office Not applicable Retail/Service Not applicable Distribution/Wholesele Not applicable Light industrial Streets & Highways 100 feat I nterstate Not applicable Arterial Not applicable Collector Not applicable Railroads Not applicable Transmission Lines Footnotes: 1. "Adjacent" and "abutting"land was include those across a street from a proposed development other than an interstate highway. Eeearr MjC Devak M4rnt04h*ts dew M&%W Pam 32.11 l % 097 Article 2.4- Environmental Factors Maximum Permitted Sound Levels (page 24.3) MAXIMUM PERMITTED SOUND LEVELS Receiving Land Use Noise Level Limits [dB(A)] Category for Generating Land Use Category 7:00 a.m.to 7:00 p.m. 7:00 p.m.to 7:00 a.m. Residential development of all 50 45 types LigiA , 63 60 €asi I W A s Manufacturing_ Assembly and Processin¢ , -5-5 S8 All Other �4 Exceptions: 1. Impact noises or sounds that occur intermittently rather than continuously are permissible up to a level of 10 dB(A) in excess of the figures listed above 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.