HomeMy WebLinkAboutAgenda - 11-05-2013 - 6bORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 5, 2013
Action Agenda
Item No. 6 -b
SUBJECT: Zoning Atlas Amendment — Keizer Rezoning of Two Parcels Totaling 16.1
Acres — Public Hearing Closure and Action (No Additional Comments
Acceoted)
DEPARTMENT: Planning and Inspections
ATTACHMENTS:
1. Vicinity Map
2. September 9, 2013 Quarterly Public
Hearing Legal Advertisement
3. Ordinance Approving Rezoning Petition
4. Ordinance Denying Rezoning Petition
5. Resolution Concerning Statement of
Consistency with Comprehensive Plan
6. Resolution Concerning Statement of
Inconsistency with Comprehensive Plan
7. Excerpt of Draft September 9, 2013
Quarterly Public Hearing Minutes
8. Excerpt of Draft October 2, 2013 Planning
Board Minutes
INFORMATIONAL /EDUCATIONAL
ITEM(S):
9. Comprehensive Plan Land Use Matrix,
Zoning District Chart, and Future Land
Use Map
PUBLIC HEARING: (Y /N) Yes
INFORMATION CONTACT:
Michael D. Harvey, Planner III, (919) 245 -2597
Craig Benedict, Director, (919) 245 -2592
PURPOSE: To receive the Planning Board recommendation, close the public hearing, and
make a decision on an owner - initiated Zoning Atlas Amendment to rezone 2 parcels, 16.1 acres
in area, (PINs 9844 -87 -7368 and 9844 -86 -7573) from Rural Residential (R -1) to Light Industrial
(1 -1) in accordance with the provisions of the Unified Development Ordinance (UDO).
As a reminder, the reconvening of this hearing is solely to receive the Planning Board
recommendation and any additional written evidence submitted since the September 9, 2013
Quarterly Public Hearing. This hearing is not intended to solicit additional input from the public
or the applicant. While the BOCC may ask staff questions related to the review of a given item,
comments from the public shall not be solicited.
BACKGROUND: This item was presented at the September 9, 2013 Quarterly Public Hearing.
The applicants have made an offer to purchase the properties in an effort to expand their
existing non - residential operation located at 3604 Southern Drive (PIN 9844 -86- 5155). The
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applicants believe the request represents a logical extension of the existing 1 -1 zoning district
and will allow for the expansion of an existing industrial operation consistent with the various
policies of the adopted 2030 Comprehensive Plan.
During the hearing the following questions were asked:
1. A BOCC member asked staff to clarify the intent and purpose of the Commercial
Industrial Transition Activity Node (hereafter `the Node').
Staff Comment: The Orange County 2030 Comprehensive Plan defines the Node as
follows:
Land near major transportation routes that could be provided with public
water and wastewater services and is appropriate for retail and other
commercial uses; manufacturing and other industrial uses, office and
limited (not to exceed 25% of any Node) higher density residential uses.
2. A BOCC member asked staff to explain why there was residentially zoned property within
the Node. There was concern over the potential impact of the rezoning on the continued
use of these properties to support residential land uses.
Staff Comment: The aforementioned definition of the Node indicates `higher intensity
residential uses' are acceptable for `limited' development in the area. As a result there is,
and will continue to be, general use residential zoning designations throughout the Node.
Underlying zoning was not changed with the establishment of the Node (i.e. up- zoning)
and assumes as development conditions are favorable to allowing additional non-
residential development, properties could be rezoned appropriately.
While staff understands the concern, the UDO contains development standards designed
to offset potential impacts (i.e. setbacks, land use buffers, performance standards, etc.).
It should be noted, in accordance with Section 5.2.1 Table of Permitted Uses of the UDO,
single - family residences are a permitted use of property within the following non-
residential general use zoning districts:
a. Local Commercial (LC -1)
b. Neighborhood Commercial (NC -2)
c. Community Commercial (CC -3)
d. Existing Commercial (EC -5)
e. Economic Development Eno Lower Intensity (EDE -1)
f. Economic Development Hillsborough Limited Office with Residential (EDH -3)
Additionally the Office Institutional (0/1), Economic Development Buckhorn Lower
Intensity (EDB -1), EDE -1, and EDH -3 allow for the development of multi - family residential
uses.
Attachment 9 contains the Comprehensive Plan Land Use and Zoning Matrix denoting
the various appropriate general use zoning districts for each land use classification and
an educational chart providing additional information on the various general use zoning
districts.
3. A BOCC member asked staff to clarify what land use buffer would be required on the 2
parcels if the properties were rezoned and developed for industrial use.
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Staff Comment: Section 6.8.6 of the UDO provides for a variable width buffer based on
the zoning of adjacent property. The typical land use buffer of an 1 -1 zoned property
located adjacent to an R -1 zoned property is 100 feet.
4. A BOCC member asked if the expansion of the existing sheet metal fabrication operation
at 3604 Southern Drive would negatively impact adjacent properties.
Staff Comment: Staff did not believe the proposed expansion would create any negative
impacts but could not offer any definitive comment without the submission of a formal site
plan.
Staff reminded the Board the decision to approve the request would be based on the
appropriateness of the application, and its compliance with the Comprehensive Plan, and
not on the possible expansion referenced within the Keizer's application.
The property, if rezoned, could be developed to support any use detailed for the 1 -1
zoning district within Section 5.2.1 Table of Permitted Uses of the UDO.
Agenda materials from the September 9, 2013 Quarterly Public Hearing can be viewed at-
http://orangecountync.gov/occlerks/1 30909. pdf.
Planning Director's Recommendation: The Planning Director recommends approval of the
request finding that:
1. The application is complete in accordance with the requirements of Section 2.8 of the
UDO.
2. The property is of sufficient size to be rezoned to 1 -1.
3. The rezoning is consistent with the Orange County 2030 Comprehensive Plan Future
Land Use Map, the Growth Management System, and the adopted Efland- Mebane
Small Area Plan.
Planning Board Recommendation: At its October 2, 2013 regular meeting, the Board voted
unanimously to recommend approval of the rezoning request consistent with the staff
recommendation. Agenda materials from the October 2, 2013 Planning Board meeting can be
viewed at: http: / /orangecountync.gov /planning/ documents /Oct20l3PBPacket- web.pdf.
Please refer to Attachment 3 for the ordinance amending the zoning atlas and Attachment 5 for
the resolution concerning statement of consistency indicating the proposed atlas amendment is
consistent with the adopted 2030 Comprehensive Plan.
Procedural Information: In accordance with Section 2.8.8 of the UDO, any evidence not
presented at the public hearing must be submitted in writing prior to the Planning Board's
recommendation. Additional oral evidence may be considered by the Planning Board only if it is
for the purpose of presenting information also submitted in writing. The public hearing is held
open to a date certain for the purpose of the BOCC receiving the Planning Board's
recommendation and any submitted written comments.
FINANCIAL IMPACT: Consideration and approval of this request will not create the need for
additional funding for the provision of County services.
Expenditures associated with the processing of this application, namely the legal advertisement
and notification letters /postcards, were paid through application filing fees. Review of the
application by staff was covered under existing Department budgetary outlays.
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RECOMMENDATION(S): The Interim Manager recommends the Board:
1. Receive the Planning Board's recommendation;
2. Close the public hearing; and
3. Decide accordingly and /or adopt:
a. Attachment 3 Ordinance Amending the Zoning Atlas
b. Attachment 5 Resolution Concerning Statement of Consistency
authorizing the zoning atlas amendments as detailed herein.
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Attachment 2
NOTICE OF JOINT PUBLIC HEARING
ORANGE COUNTY BOARD OF COMMISSIONERS
ORANGE COUNTY PLANNING BOARD
A joint public hearing will be held at the Department of Social Services, Hillsborough
Commons, 113 Mayo St., Hillsborough, North Carolina, on Monday, September 9, 2013
at 7:00 PM for the purpose of giving all interested citizens an opportunity to speak for or
against the following items-
1 . Zoning Atlas Amendment: In accordance with the provisions of Section 2.8
Zoning Atlas and Unified Development Ordinance Amendments of the Unified
Development Ordinance (UDO), Ms. Maria Keizer and Mr. Ronald Keizer have
submitted a request to rezone a 2.67 acre parcel of property located at 3604
Southern Drive (PIN 9844 -86 -5155)
FROM: Rural Residential (R -1) and Light Industrial (1 -1)
TO: Light Industrial (1 -1)
The parcel is currently utilized to support USA Dutch Incorporated, a sheet metal
fabrication operation that has operated since 1987. Ms. Keizer owns the
property and her son, Ronald Keizer, operates the existing commercial operation.
According to the application, the applicants are interested in extending the
existing industrial zoning over the entire property in order to ensure parking,
storage spaces, access roads, land use buffers, and septic systems are properly
zoned in support of the existing industrial operation.
The property subject to this petition is located within the Commercial Industrial
Transition Activity Node as denoted on the Future Land Use Map of the
Comprehensive Plan and the Urban Designated Area as denoted on the Growth
Management System Map.
Purpose: To review the item and receive public comment on the proposed
amendment.
2. Zoning Atlas Amendment: In accordance with the provisions of Section 2.8
Zoning Atlas and Unified Development Ordinance Amendments of the Unified
Development Ordinance (UDO), Ms. Maria Keizer and Mr. Ronald Keizer have
submitted a request to rezone 2 parcels of property, totaling approximately 16
acres in land area:
FROM: Rural Residential (R -1)
TO: Light Industrial (1 -1)
The parcels, further identified utilizing Orange County Parcel Identification
Numbers (PIN) 9844 -86 -7573 and 9844 -87 -7368, are undeveloped and without
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an assigned street address. These parcels are east and south, respectively, of
the USA Dutch property located at 3604 Southern Drive.
According to the application, USA Dutch has an offer to purchase both properties
for the purpose of expanding their existing sheet metal fabrication operation. As
a result, they would like to extend the 1 -1 zoning designation in support of the
proposed expansion.
The properties subject to this petition are located within the Commercial
Industrial Transition Activity Node as denoted on the Future Land Use Map of the
Comprehensive Plan and the Urban Designated Area as denoted on the Growth
Management System Map.
Purpose: To review the item and receive public comment on the proposed
amendment.
3. Unified Development Ordinance (UDO) Text Amendment: In accordance with
the provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance
Amendments of the Unified Development Ordinance, the Planning Director has
initiated an amendment to the text of the Unified Development Ordinance (UDO).
The proposal seeks to add a new Section 2.24 entitled Governmental Uses,
renumber existing Section 2.24 and subsequent sections accordingly, and modify
the `government' land use category within Section 5.2.2 Table of Permitted Uses
— Economic Development District to add the term `uses'. References to
subsequent renumbered sections occur throughout the UDO and will be updated
including amendments to Section(s) 2.22.5, 2.23.9, 9.5.4, 9.6.6, 9.7.2, and 9.8.5.
The purpose of the amendments is to change the application review process to
require a neighborhood information meeting as part of the site plan review
process for governmental uses. Examples of governmental uses include rescue
squads, fire stations, solid waste convenience centers, governmental office
buildings, and military installations.
Purpose: To review the item and receive public comment on the proposed
amendment.
4. Eno Economic Development District Access Management Plan: As an
implementation measure of the Eno Economic Development District (EDD) Area
Small Area Plan, an access management plan has been developed for the Eno
EDD. An access management plan is intended to provide better transportation
systems and capacities as development proceeds in an area. Formally adopted
transportation access plans are necessary to procure federal and state funding
for projects and to require developer action and contribution in providing
transportation infrastructure consistent with a master plan.
The proposed access management study area involves approximately 980 acres
of land in the vicinity of US Highway 70 and Old Highway 10 (near Durham
County).
The draft Access Management Plan is available on the Orange County Planning
Department website at: http: / /orangecountync.gov /planning /SpecialProiects.asp
Purpose: To review the item and receive public comment on the Draft Eno
Economic Development District Access Management Plan.
PUBLIC INFORMATION MEETING /OPEN HOUSE
for this proposal
In an effort to better inform interested persons in an informal setting, a Public
Information Meeting /Open House will be held on September 4, 2013 from
4 :30 — 6 :30 pm at the Shared Visions Retreat Center (historic Murphey
School), 3717 Murphey School Rd., Durham, NC.
5. Town of Hillsborough /Orange County Central Orange Coordinated Area
Land Use Plan: Consistent with the Hillsborough- Orange Interlocal Land
Management Agreement (December 2009), the Town of Hillsborough adopted a
Future Land Use Plan in March 2013 for its planning jurisdiction and some
additional areas of County jurisdiction. These additional areas of County
jurisdiction are located within the Town's Urban Service Boundary for its public
water and /or sewer services and are generally located around the Town's fringe.
Orange County staff, Board of County Commissioners, and the public provided
input throughout the Town's planning process.
This public hearing is being held by Orange County on future land uses proposed
for the areas of County jurisdiction located within the Town's Urban Service
Boundary. This is the next step towards completion of a joint Town of
Hillsborough /Orange County Central Orange Coordinated Area Land Use Plan.
Additional information including a link to the draft Land Use Plan is available on
the Orange County Planning Department website
at: http: / /www.co. orange. nc. us / planning/ OrangeCountyTownofHillsboroughJointPlanning .asp.
Purpose: To receive public comment and receive direction from the Board of
Commissioners as to subsequent steps towards a joint Town of
Hillsborough /Orange County Central Orange Coordinated Area Land Use Plan.
Substantial changes in items presented at the public hearing may be made following the
receipt of comments made at the public hearing. Accommodations for individuals with
physical disabilities can be provided if the request is made to the Planning Director at
least 48 hours prior to the Public Hearing by calling the one of the phone numbers
9
below. The full text of the public hearing items may be obtained no later than August
30, 2013 at the County website www.co.orange.nc.us at the Meeting Agendas link.
Questions regarding the proposals may be directed to the Orange County Planning
Department located on the second floor of the County Office Building at 131 West
Margaret Lane, Suite 201, Hillsborough, North Carolina. Office hours are from 8:00 a.m.
to 5:00 p.m. Monday through Friday. You may also call (919) 245 -2575 or 245 -2585 and
you will be directed to a staff member who will answer your questions.
PUBLISH: The Herald Sun News of Orange
August 28, 2013 August 28, 2013
September 4, 2013 September 4, 2013
Ordinance #.-2013-042
ATTACHMENT 3
AN ORDINANCE AMENDING
THE ORANGE COUNTY ZONING ATLAS
10
WHEREAS, Orange County has received and processed a petition seeking to amend the
Orange County Zoning Atlas, as established in Section 1.2 of the Orange County Unified
Development Ordinance (UDO), and
WHEREAS, This petition, submitted by Ms. Maria Keizer and Mr. Ronald Keizer, seeks to
rezone 2 parcels of property totaling approximately 16.1 acres located east and south of 3604
Southern Drive further identified utilizing Orange County Parcel Identification Number (PIN)
9844 -87 -7368 and 9844 -86 -7573 to Light Industrial (1 -1), and
WHEREAS, the properties to be rezoned are identified further as follows:
Being all of Lots Number One (1) and Two (2) containing a total of 16.1 acres
more or less and shown on a plat entitled "Final Plat — Re- division of Lot 1, First
South Bank, INC" dated May 6, 1985 as drawn by K. Gary Simmons, RL, of
Simmons Engineering & Surveying INC. and recorded in the Office of the
Register of Deeds for Orange County, NC in Plat Book 74 Page 168.
WHEREAS, the requirements of Section 2.8 of the Unified Development Ordinance (UDO)
have been deemed complete, and
WHEREAS, pursuant to Sections 1.1.5 and 1.1.7 of the UDO and to Section 153A -341 of
the North Carolina General Statutes, the Board finds that the rezoning will carry out the intent
and purpose of the adopted 2030 Comprehensive Plan or part thereof including, but not limited
to, the following:
a. The Future Land Use Map.
b. Principle 7: Promotion of Economic Prosperity and Diversity
c. Economic Development (ED) Overarching Goal: Viable and sustainable
economic development that contributes to both property and sales tax revenues,
and enhances high - quality employment opportunities for County residents.
d. Land Use Overarching Goal: Coordination of the amount, location, pattern and
designation of future land uses, with availability of County services and facilities
sufficient to meet the needs of Orange County's population and economy
consistent with other Comprehensive Plan element goals and objectives.
e. Objective LU -1.1: Coordinate the location of higher intensity / high density
residential and non - residential development with existing or planned locations of
public transportation, commercial and community services, and adequate
supporting infrastructure (i.e., water and sewer, high -speed internet access,
streets, and sidewalks), while avoiding areas with protected natural and cultural
resources. This could be achieved by increasing allowable densities and
creating new mixed -use zoning districts where adequate public services are
available.
and
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WHEREAS, the Board has found the proposed zoning atlas amendments to be reasonably
necessary to promote the public health, safety, and general welfare.
BE IT ORDAINED by the Board of Commissioners of Orange County that the Orange
County Zoning Atlas is hereby amended to rezone the properties as described herein to Light
Industrial (1 -1).
BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published
ordinances and that this ordinance is effective upon its adoption.
Upon motion of Commissioner , seconded by
Commissioner , the foregoing ordinance was adopted this
day of , 2013.
I, Donna S. Baker, Clerk to the Board of Commissioners for Orange County, DO
HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said
Board at a meeting held on
, 2013 as relates in any way to the
adoption of the foregoing and that said proceedings are recorded in the minutes of the said
Board.
WITNESS my hand and the seal of said County, this day of
K191
SEAL
Clerk to the Board of Commissioners
f
Ordinance #.-2013-043
ATTACHMENT 4
AN ORDINANCE DENYING AN AMENDMENT TO
THE ORANGE COUNTY ZONING ATLAS
12
WHEREAS, Orange County has received and processed a petition seeking to amend the
Orange County Zoning Atlas, as established in Section 1.2 of the Orange County Unified
Development Ordinance (UDO), and
WHEREAS, This petition, submitted by Ms. Maria Keizer and Mr. Ronald Keizer, seeks to
rezone 2 parcels of property totaling approximately 16.1 acres located east and south of 3604
Southern Drive further identified utilizing Orange County Parcel Identification Number (PIN)
9844 -87 -7368 and 9844 -86 -7573 to Light Industrial (1 -1), and
WHEREAS, the properties to be rezoned are identified further as follows:
Being all of Lots Number One (1) and Two (2) containing a total of 16.1 acres
more or less and shown on a plat entitled "Final Plat — Re- division of Lot 1, First
South Bank, INC" dated May 6, 1985 as drawn by K. Gary Simmons, RL, of
Simmons Engineering & Surveying INC. and recorded in the Office of the
Register of Deeds for Orange County, NC in Plat Book 74 Page 168.
WHEREAS, the requirements of Section 2.8 of the Unified Development Ordinance (UDO)
have been deemed complete, and
WHEREAS, pursuant to Sections 1.1.5 and 1.1.7 of the UDO and to Section 153A -341 of
the North Carolina General Statutes, the Board finds that the rezoning will not carry out the
intent and purpose of the adopted 2030 Comprehensive Plan or part thereof including, and
WHEREAS, the Board has found the proposed zoning atlas amendment is not reasonably
necessary to promote the public health, safety, and general welfare.
BE IT ORDAINED by the Board of Commissioners of Orange County that the rezoning
request, as referenced herein, is denied
BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published
ordinances and that this ordinance is effective upon its adoption.
Upon motion of Commissioner , seconded by
Commissioner , the foregoing ordinance was adopted this
day of , 2013.
I, Donna S. Baker, Clerk to the Board of Commissioners for Orange County, DO
HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said
Board at a meeting held on
13
, 2013 as relates in any way to the
adoption of the foregoing and that said proceedings are recorded in the minutes of the said
Board.
WITNESS my hand and the seal of said County, this day of
2013.
SEAL
Clerk to the Board of Commissioners
RES- 2013 -089
Attachment 5
RESOLUTION CONCERNING
STATEMENT OF CONSISTENCY
OF A PROPOSED ZONING ATLAS AMENDMENT
WITH THE ADOPTED
ORANGE COUNTY 2030 COMPREHENSIVE PLAN
14
WHEREAS, Ms. Maria Keizer, an Orange County property owner, has initiated an
amendment to the Orange County Zoning Atlas, as established in Section 1.2 of the Orange
County Unified Development Ordinance (UDO), and
WHEREAS, the rezoning petition seeks to rezone 2 parcels of property totaling
approximately 16.1 acres located east and south of 3604 Southern Drive further identified
utilizing Orange County Parcel Identification Number (PIN) 9844 -87 -7368 and 9844 -86 -7573 to
Light Industrial (1 -1), and
WHEREAS, pursuant to Sections 1.1.5, and 1.1.7 of the UDO and to Section 153A -341
of the North Carolina General Statutes, the Board finds sufficient documentation within the
record denoting that the rezoning will carry out the intent and purpose of the adopted 2030
Comprehensive Plan, as amended, or part thereof including but not limited to, the following:
a. The Future Land Use Map.
b. Principle 7: Promotion of Economic Prosperity and Diversity
c. Economic Development (ED) Overarching Goal: Viable and sustainable
economic development that contributes to both property and sales tax revenues,
and enhances high - quality employment opportunities for County residents.
d. Land Use Overarching Goal: Coordination of the amount, location, pattern and
designation of future land uses, with availability of County services and facilities
sufficient to meet the needs of Orange County's population and economy
consistent with other Comprehensive Plan element goals and objectives.
e. Objective LU -1.1: Coordinate the location of higher intensity / high density
residential and non - residential development with existing or planned locations of
public transportation, commercial and community services, and adequate
supporting infrastructure (i.e., water and sewer, high -speed intereet 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.
and,
WHEREAS, the Board has found the proposed zoning atlas amendments to be
reasonable and in the public interest as it promotes public health, safety, and general welfare
by furthering the goals and purposes of the 2030 Comprehensive Plan or part thereof.
BE IT RESOLVED by the Board of Commissioners of Orange County that the proposed
zoning atlas amendment, as described herein, has been deemed to be consistent with the
goals and policies of the adopted Orange County 2030 Comprehensive Plan and the BOCC
hereby adopts this statement of consistency signifying same.
15
Upon motion of Commissioner , seconded by
Commissioner , the foregoing ordinance was adopted this
day of , 2013.
I, Donna S. Baker, Clerk to the Board of Commissioners for Orange County, DO
HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said
Board at a meeting held on
, 2013 as relates in any way to the
adoption of the foregoing and that said proceedings are recorded in the minutes of the said
Board.
WITNESS my hand and the seal of said County, this day of
2013.
SEAL
Clerk to the Board of Commissioners
f
RES- 2013 -090
Attachment 6
RESOLUTION CONCERNING
STATEMENT OF INCONSISTENCY
OF A PROPOSED ZONING ATLAS AMENDMENT
WITH THE ADOPTED
ORANGE COUNTY 2030 COMPREHENSIVE PLAN
16
WHEREAS, Ms. Maria Keizer, an Orange County property owner, has initiated an
amendment to the Orange County Zoning Atlas, as established in Section 1.2 of the Orange
County Unified Development Ordinance (UDO), and
WHEREAS, the rezoning petition seeks to rezone 2 parcels of property totaling
approximately 16.1 acres located east and south of 3604 Southern Drive further identified
utilizing Orange County Parcel Identification Number (PIN) 9844 -87 -7368 and 9844 -86 -7573 to
Light Industrial (1 -1), and
WHEREAS, pursuant to Sections 1.1.5, and 1.1.7 of the UDO and to Section 153A -341
of the North Carolina General Statutes, the Board finds there is insufficient documentation
within the record denoting that the rezoning will carry out the intent and purpose of the adopted
2030 Comprehensive Plan, as amended, or part thereof, and,
WHEREAS, the Board has found the proposed zoning atlas amendment is not in the
public interest as it does not promote the public health, safety, and general welfare.
BE IT RESOLVED by the Board of Commissioners of Orange County that the proposed
zoning atlas amendment, as described herein, has been deemed to be inconsistent with the
goals and policies of the adopted Orange County 2030 Comprehensive Plan and the BOCC
hereby adopts this statement of consistency signifying same.
Upon motion of Commissioner , seconded by
Commissioner , the foregoing ordinance was adopted this
day of , 2013.
I, Donna S. Baker, Clerk to the Board of Commissioners for Orange County, DO
HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said
Board at a meeting held on
, 2013 as relates in any way to the
adoption of the foregoing and that said proceedings are recorded in the minutes of the said
Board.
WITNESS my hand and the seal of said County, this day of
K191
SEAL
Clerk to the Board of Commissioners
17
Attachment 7
Excerpt of draft minutes
1 DRAFT MINUTES
2 ORANGE COUNTY BOARD OF COMMISSIONERS
3 ORANGE COUNTY PLANNING BOARD
4 QUARTERLY PUBLIC HEARING
5 September 9, 2013
6 7:00 P.M.
7
8 The Orange County Board of Commissioners and the Orange County Planning Board
9 met for a Quarterly Public Hearing on Monday, September 9, 2013 at 7:00 p.m. at the DSS
10 Offices, Hillsborough Commons, Hillsborough, N.C.
11
12 COUNTY COMMISSIONERS PRESENT: Chair Barry Jacobs and Commissioners mark
13 Dorosin, Alice M. Gordon, Earl McKee Bernadette Pelissier, Renee Price and Penny Rich
14 COUNTY COMMISSIONERS ABSENT:
15 COUNTY ATTORNEY PRESENT: James Bryan (Staff Attorney)
16 COUNTY STAFF PRESENT: County Manager Frank Clifton and Deputy Clerk to the Board
17 David Hunt (All other staff members will be identified appropriately below)
18 PLANNING BOARD MEMBERS PRESENT: Chair Pete Hallenbeck, and Planning Board
19 members, Maxecine Mitchell, Johnny Randall, Lisa Stuckey, Stephanie O'Rouke, Paul Guthrie,
20 and Herman Staats
21 PLANNING BOARD MEMBERS ABSENT: Tony Blake, Andrea Rohrbacher, Rachel Phelps
22 Hawkins, James Lea and H.T. "Buddy" Hartley
23
24 A. OPENING REMARKS FROM THE CHAIR
25 Chair Jacobs and Planning Board Chair Pete Hallenbeck
26
27 B. PUBLIC CHARGE
28 The Chair dispensed with the reading of the public charge.
29
30 Chair Jacobs called the meeting to order.
31 Chair Jacobs reviewed the following handouts at the table:
32 - PowerPoint for item C1 — Zoning Atlas Amendment
33 - White sheet for item C1 — Zoning Atlas Amendment
34 - Map for C1 and C2 - Zoning Atlas Amendment — requested by Commissioner Rich
35 - PowerPoint for item C2 — Zoning Atlas Amendment
36 - PowerPoint for item C4 - Eno Economic Development District Access Management
37 Plan
38 - PowerPoint for item C5 — Hillsborough /Orange County Central Orange Coordinated
39 Area Land Use Plan
40 - Green PowerPoint for item E1 — Agricultural Support Enterprises
41
42
43 C. PUBLIC HEARING ITEMS
!El!
45 Chair Jacobs called the public hearing to order. He noted that Pete Hallenbeck would
46 preside over the meeting.
47
48 The following Planning Board members were present: Chair Pete Hallenbeck, Maxecine
49 Mitchell, Lisa Stuckey, Stephanie O'Rouke, Paul Guthrie, and Herman Staats.
50
51 2. Zoning Atlas Amendment — To review a property owner - initiated amendment to the
52 Zoning Atlas to rezone 2 parcels of property, totaling approximately 16 acres in land area, from
53 Rural Residential (R -1) to Light Industrial (1 -1).
tiu;
1 The parcels are undeveloped and without an assigned street address but are located east and
2 south of the USA Dutch property at 3604 Southern Drive.
3
4 Planning Board member Lisa Stuckey left at 7:43 pm.
5 Michael Harvey reviewed the following PowerPoint Slides:
6
7 ZONING ATLAS (MAP) AMENDMENT
8 BACKGROUND
9 PIN(S) — 9844 -87 -7368 and 9844 -86 -7573.
10 Size of Parcel(s) — Total is approximately 16 acres.
11 Future Land Use Element Map Designation — Commercial Industrial Transition Activity
12 Node
13 Growth Management System Designation -- Urban.
14 Existing Conditions — Properties are undeveloped with varying topography and
15 vegetation.
16 Access -- The smaller property has direct access onto Southern Drive.
17 REQUEST:
18 • Applicant (Keizer) owns adjacent metal fabrication business at 3604 Southern Drive.
19 • Applicant looking to expand existing operation.
20 Wishes to have both parcels rezoned to allow for expansion.
21 FUTURE LAND USE MAP:
22 COMMERCIAL /INDUSTRIAL TRANSITION:
23 Per approved Comprehensive Plan area `appropriate for retail and other commercial
24 uses and /or manufacturing and other industrial uses'.
25 County did not eliminate all residential zoning in the area when land use category
26 created /adopted so individuals could still make use of property.
27 Area is intended to support non - residential development including industrial (i.e.
28 manufacturing).
29 STAFF ASSESSMENT:
30 The application is complete.
31 The property is of sufficient size.
32 Rezoning consistent with the Orange County 2030 Comprehensive Plan, Growth
33 Management System Map, and adopted Efland Mebane Small Area Plan,
34 Represents logical extension of existing 1 -1 district.
35 Existing vegetation near interstate and around existing stream will have to be preserved.
36 The applicant will have to plant additional vegetation to satisfy land use buffer
37 requirement of 100 feet per Section 6.8.6 (F) of UDO.
38 Sheet metal fabrication is a permitted use of property in the 1 -1 zoning district.
39 Expansion would be reviewed /acted upon by staff with the submission of a site plan per
40 Section 2.5 of the UDO.
41 RECOMMENDATION:
42 1. Refer the matter to the Planning Board with a request that a recommendation be
43 returned to the Board of County Commissioners in time for the November 5, 2013
44 BOCC regular meeting.
45 2. Adjourn the public hearing until November 5, 2013 in order to receive and accept the
46 Planning Board's recommendation and any submitted written comments.
im
19
1 Michael Harvey noted that the abstract includes a statement from the current property
2 owner, Daniel McDonald, who indicates that Ronald Keizer has an option on purchasing the
3 property. He said this is contingent on the re- zoning approval.
4 Michael Harvey said Ronald Keizer has been made aware of the buffer requirements for
5 this property.
6 Commissioner Price said she is pleased that a local business wants to expand. She
7 asked if the expansion would mean an increased intensity in the use, or if it would remain the
8 same.
9 Michael Harvey said the re- zoning needs to be acted on regardless of whether or not it is
10 consistent with the code. He said he believes there will be an expansion and amplification of
11 the existing use. He also believes the existing land use criteria and standards will mitigate any
12 impacts. He said he has not seen the site plan, so he is hesitant to give a definite answer.
13 Commissioner McKee said the last item simply aligned what was on the ground with
14 what is on paper. He said this item is placing before the Board the very thing that the County
15 has wanted, which is more job and business opportunities in Orange County. He said this
16 request is in an area where the land use has already been designated as appropriate. He said
17 there are still opportunities to ask questions and work out agreements as this moves forward.
18 He said he is in favor of this.
19 Chair Jacobs asked if there is water and sewer available.
20 Craig Benedict said there is no public water and sewer in the area. He said part of the
21 current design to flip the sewer flow will bring gravity sewer past this parcel. He said this would
22 happen in a year and a half to two years
23 Chair Jacobs asked if owners with a sewer line running in front of their property are
24 required to hook in.
25 Craig Benedict said the UDO gives distance requirements that do require owners to
26 connect on.
27 He said that Orange Alamance water systems has some facilities in this area, and work
28 is being done to insure that future development can handle both potable water and fire
29 suppression needs for these new industries.
30 Commissioner Rich asked if residents would be required to hook up to the sewer lines.
31 Craig Benedict said commercial owners, expansions to a business, or a new home built
32 within the designated distance will be required to hook up.
33 Commissioner Rich noted that part of the zoning change request was due to a need to
34 fix the septic system, and then the owner will be required to hook up to sewer in a couple of
35 years.
36 Craig Benedict said that if the owner fixes the septic, he will be allowed to remain with
37 the new or repaired system until it fails.
38 Frank Clifton said this is a project Steve Brantley has worked on with the owner.
39 Pete Hallenbeck asked if there were any comments from the Planning Board.
40 Pete Hallenbeck said he is pleased to hear about the option for a local supplier of
41 chassis. He is also please to hear about the potential water availability for fire suppression.
42 Chair Jacobs asked about the number of current and future employees.
43 Applicant Ronald Kaiser said he currently has 26 employees. He said business is
44 growing. He said there were 18 employees in 2009, and the company did $1.8 million in sales.
45 He said he expects to do $4.2 million in sales this year. He said the company set a goal of
46 being a 5 million dollar company. He said this goal has almost been met, and his desire is to
47 set a new goal that allows the company to keep up with its growing customers.
48 James Bryan, Staff Attorney, said this decision will be based on the reasonableness and
49 consistency with the land plan and the public benefit but not the benefits of this particular
50 business.
51 Chair Jacobs said he is excited about the potential for this expansion. He said he is
52 somewhat confused about the answer given about the requirement for sewer hookup. He said
53 he wanted to provide this answer to Ronald Keiser as part of his planning.
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Craig Benedict said this is a timing issue. He said if the expansion happens at a later
date when sewer is available, the owner can hook with the public sewer. He said Ronald Keiser
can repair his existing septic.
A motion was made by Commissioner McKee, seconded by Commissioner Price to:
1. 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 November 5, 2013 BOCC regular
meeting.
2. Adjourn the public hearing until November 5, 2013 in order to receive and accept the
Planning Board's recommendation and any submitted written comments.
VOTE: UNANIMOUS
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Attachment 8
Excerpt of Draft Planning Board
Minutes
DRAFT MINUTES
ORANGE COUNTY PLANNING BOARD
OCTOBER 2, 2013
REGULAR MEETING
MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Lisa Stuckey, Chapel Hill Township
Representative; Maxecine Mitchell, At -Large Bingham Township; Tony Blake, Bingham Township Representative;
Herman Staats, At- Large, Cedar Grove Township; James Lea, Cedar Grove Township Representative; Andrea
Rohrbacher, At -Large Chapel Hill Township; Paul Guthrie, At -Large Chapel Hill Township;
MEMBERS ABSENT: Johnny Randall, At -Large Chapel Hill Township; Buddy Hartley, Little River Township
Representative; Stephanie O'Rourke, Eno Township Representative; Vacant- Hillsborough Township Representative;
STAFF PRESENT: Craig Benedict, Planning Director; Perdita Holtz, Special Projects Coordinator; Michael Harvey,
Current Planning Supervisor; Tom Altieri, Comprehensive Planning Supervisor; Ashley Moncado, Special Projects
Planner; Abigaile Pittman, Transportation /Land Use Planner; Tina Love, Administrative Assistant II
HANDOUTS: Petition regarding Eno Area Access Management Plan; Town of Hillsborough /Orange County
Coordinated Area Land Use Plan Flowchart
Agenda Item 8: Zoning Atlas Amendment — To make a recommendation to the BOCC on a property owner -
initiated amendment to the Zoning Atlas to rezone 2 parcels of property, totaling
approximately 16 acres in land area, from Rural Residential (R -1) and Light Industrial (1 -1) to
Light Industrial (1 -1). The parcels are undeveloped and without an assigned street address
but are located east and south of the USA Dutch property at 3604 Southern Drive. This item
was heard at the September 9, 2013 quarterly public hearing.
Presenter: Michael Harvey, Current Planning Supervisor
Michael Harvey: (Reviewed abstract).
Maxecine Mitchell: Are they on septic there?
Michael Harvey: They're still on septic, however, sewer and utilities ought to be available in the near future. If it is
available they obviously could tie in if they go through the appropriate process.
Tony Blake: They have not purchased this property yet?
Michael Harvey: No, and as we stipulated at the public hearing, they have an offer to purchase and have signed a
contract to purchase contingent upon this rezoning going through.
Lisa Stuckey: Is this is the rural buffer?
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Michael Harvey: No. This is rural residential zoning.
Maxecine Mitchell: Will this company's future expansion create more job opportunities and is this something we
should take into consideration for this proposal?
Michael Harvey: It shouldn't be part of the consideration but Mr. Kizer did make comment at the public hearing that
additional jobs would be created.
Paul Guthrie: Will that sewer system that is going through there have the capacity to handle that operation or will
there have to be pre- treatment?
Craig Benedict: The system is in the design stages and it will take into consideration the land uses and the water
and sewer demand enough to accommodate the change of land uses from what is there now to non - residential.
From a demand standpoint, yes we have it covered. We will examine what type of sewer flow they have and
sometimes pretreatment is necessary in some manufacturing operations.
Maxecine Mitchell: You said that a certain percentage of the R1 could be turned into 11.
Michael Harvey: The percentage figure I believe you are referring to was the allowable percentage of impervious
surface area on a given lot. The node, as currently defined, allows for minimal high intense residential development
in the area.
Maxecine Mitchell: If we rezone this will it leave room for more requests?
Michael Harvey: Yes. Approval of this request will not limit or hinder future requests from being submitted or heard.
MOTION made by Tony Blake to approve attachments 3 and 4 to rezone two parcels totaling 16.1 acres. Seconded
by Lisa Stuckey.
VOTE: Unanimous
2
22
Attachment 9
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23
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Informational table denoting purpose, minimum lot area, and
locational allowances of general use zoning districts
District
Section3.3 of the UDO - Purpose Statements for
Section 3.3 of the
Allowable Land Use
`Residential Districts'
UDO — Minimum Lot
Categories for districts —
Size
per Comprehensive Plan
(Refer to Attachment 2)
Rural Buffer
... provide locations for rural residential
87,120 square feet (2
Rural Buffer
(RB)
developments and agricultural, silvicultural or
acres)
horticultural uses which serve to buffer or separate
more intensively planned and /or developed
portions of Orange County. Development within the
Rural Buffer (RB) District is at very low densities
(the minimum lot size per dwelling unit is two
acres) and relies on individual wells and ground
absorption systems for domestic water supply and
sewage disposal, respectively.
Agricultural
... assist in the preservation of land suitable, as a
40,000 square feet
Agricultural Residential
Residential
result of location, existing farming operations, soils
(.92 acres)
(AR)
and topography, for agricultural, silvicultural or
horticultural uses and to protect such uses from the
adverse effects of incompatible land uses.
Rural
... provide locations for rural non -farm residential
40,000 square feet
Rural Residential
Residential
development, at very low intensities, in areas
(.92 acres)
10 and /or 20 Year Transition
(R -1)
where the short and long -term solutions to
domestic water supply and sewage disposal shall
be individual wells and ground absorption system.
Low
... provide locations for low intensity residential
20,000 square feet
10 and /or 20 Year Transition
Intensity
development and supporting recreational,
(.45 acres)
Residential
community service and educational uses in areas
(R -2)
where urban services are available or are to be
provided as part of the development process.
Medium
... provide locations for moderate intensity
15,000 square feet
10 and /or 20 Year Transition
Intensity
residential development and supporting
(.34 acres)
Residential
recreational, community service and educational
(R -3)
uses in areas where urban services are available
or are to be provided as part of the development
process.
Medium
... provide locations for moderate intensity
10,000 square feet
10 and /or 20 Year Transition
Intensity
residential development and supporting
(.22 acres)
Residential
recreational, community service and educational
(R -4)
uses in areas where urban services are available
or are to be provided as part of the development
process.
25
District
Section3.3 of the UDO - Purpose Statements
Section 3.3 of the
Allowable Land Use
for `Residential Districts'
UDO — Minimum Lot
Categories for districts —
Size
per Comprehensive Plan
(Refer to Attachment 2)
High Intensity
... provide locations for high intensity residential
7,500 square feet (.17
10 and /or 20 Year
Residential
development and supporting recreational
acres)
Transition
(R -5)
community, service, or educational uses in areas
where the full range urban services are available.
It is further intended that these districts be used to
promote economically mixed housing
developments and to contribute to the provision of
a range of housing types for lower income
households.
High Intensity
... provide locations for high intensity residential
5,000 square feet (.11
10 and /or 20 Year
Residential
development and supporting recreational
acres)
Transition
(R -8)
community, service, or educational uses in areas
where the full range urban services are available.
It is further intended that these districts be used to
promote economically mixed housing
developments and to contribute to the provision of
a range of housing types for lower income
households.
High Intensity
... provide locations for high intensity residential
3,000 square feet (.06
10 and /or 20 Year
Residential
development and supporting recreational
acres)
Transition
(R -13)
community, service, or educational uses in areas
where the full range urban services are available.
It is further intended that these districts be used to
promote economically mixed housing
developments and to contribute to the provision of
a range of housing types for lower income
households.
M
District
Section3.4 of the UDO - Purpose Statements
Section 3.4 of the
Allowable Land Use
for `Commercial Districts'
UDO — Minimum Lot
Categories for districts —
Size
per Comprehensive Plan
(Refer to Attachment 2)
Local
... provide appropriately located and sized sites
No specific minimum -
Commercial Transition
Commercial
for limited commercial uses designed to serve a
lot size shall be
Activity Node
(LC -1)
population at the neighborhood and rural level
appropriate to method
Commercial - Industrial
with convenience goods and personal services.
of water supply and
Transition Activity Node
Performance standards will be used to insure the
sewage disposal and
absence of adverse impacts beyond the
applicable ratio
Rural Neighborhood Activity
immediate space occupied by the building.
standards (i.e. floor
Node
** NOTE — residential is allowed in this district as
area ratio, open space,
etc.)
Rural Industrial Activity
a permitted use per Section 5.2 of the UDO.
Node
Neighborhood
... provide appropriately located and sized sites
2,000 square feet - lot
Commercial Transition
Commercial
for limited commercial uses designed to serve a
size shall be
Activity Node
(NC -2)
population at the neighborhood and rural level
appropriate to method
Commercial - Industrial
with convenience goods and personal services.
of water supply and
Transition Activity Node
Performance standards will be used to insure the
sewage disposal and
absence of adverse impacts beyond the lot
applicable ratio
Rural Neighborhood Activity
boundaries of the use.
standards (i.e. floor
Node
** NOTE — residential is allowed in this district as
area ratio, open space,
etc.)
Rural Industrial Activity
a permitted use per Section 5.2 of the UDO.
Node
Community
... provide suitably located and sized sites for
2,000 square feet - lot
Commercial Transition
Commercial
commercial, office and service uses designed to
size shall be
Activity Node
(CC -3)
serve a county -level market area. Performance
appropriate to method
Commercial - Industrial
standards will be used to insure the absence of
of water supply and
Transition Activity Node
adverse impacts beyond the zoning district
sewage disposal and
boundaries of the use.
applicable ratio
** NOTE — residential is allowed in this district as
standards (i.e. floor
a permitted use per Section 5.2 of the UDO.
area ratio, open space,
etc.)
General
... provide suitable situated and sized sites that
40,000 square feet - lot
Commercial Transition
Commercial
allow a broad range of commercial, office and
size shall be
Activity Node
(GC -4)
service uses. Performance standards will be used
appropriate to method
Commercial - Industrial
to insure the absence of adverse impacts beyond
of water supply and
Transition Activity Node
the zoning district boundary.
sewage disposal and
applicable ratio
standards (i.e. floor
area ratio, open space,
etc.)
Existing
... provide a district to be used only during the
40,000 square feet
Not specifically tied to a
Commercial
application of zoning to previously unzoned
Land Use Category —
(EC -5
townships to accommodate existing commercial
allowed wherever existing
uses or in zoned townships to previously zoned
commercial uses were
commercial property which is not located in areas
located during imposition of
designated as Activity Nodes by the adopted
zoning
Comprehensive Plan.
** NOTE — residential is allowed in this district as
a permitted use per Section 5.2 of the UDO.
27
District
Section3.4 of the UDO - Purpose Statements
for `Commercial Districts'
Section 3.4 of the
UDO — Minimum Lot
Size
Allowable Land Use
Categories for districts —
per Comprehensive Plan
(Refer to Attachment 2)
Office
... provide locations for medium and high intensity
Residential — none
Commercial Transition
Institutional
office, service, institutional, and residential land
Non - residential — 5,000
Activity Node
(OI)
uses in areas where urban services are available
square feet
Commercial - Industrial
or are to be made available as part of the
Lot size shall be
Transition Activity Node
development process. This district is intended to
appropriate to the
provide for employment centers near
method of water supply
transportation routes.
and sewage disposal
** NOTE — multi - family residences (i.e. a building
and applicable ratio
or lot containing 3 or more dwelling units) are
standards (i.e. floor
allowed in this district as a permitted use per
area ratio, open space,
Section 5.2 of the UDO.
etc.)
Agricultural
... provide sites in the rural portion of the County
40,000 square feet - lot
Agricultural Residential
Services
for rural non -farm, non - residential uses which
size shall be
(AS)
support the horticultural, silvicultural, and
appropriate to the
agricultural uses of the AR districts.
method of water supply
and sewage disposal
and applicable ratio
standards (i.e. open
space, etc.)
District
Section 3.5 of the UDO - Purpose
Section 3.5 of the UDO —
Allowable Land Use
Statements for `Industrial Districts'
Minimum Lot Size
Categories for districts —
per Comprehensive Plan
(Refer to Attachment 2)
Light Industrial
... provide appropriately located and sized
80,000 square feet (outside
Commercial - Industrial
(1 -1)
sites for limited industrial uses engaged in
of a Commercial Industrial
Transition Activity Node
manufacturing, processing, creating and
Transition Activity Node)
Rural Industrial Activity
assembling of goods, merchandise or
20,000 square feet (inside a
Node
equipment. Performance standards will be
Commercial Industrial
used to insure the absence of adverse
Transition Activity Node)
impacts beyond the immediate space
occupied by the building.
Required lot size shall be
appropriate to the method
of water supply and sewage
disposal and applicable
ratio standards (i.e. floor
area ratio, open space,
etc.)
Medium
... provide locations for enterprises engaged
20,000 square feet —
Commercial - Industrial
Industrial (1 -2)
in manufacturing, processing, creating,
required lot size shall also
Transition Activity Node
repairing, renovating, painting, cleaning, and
be based on compliance
assembling of goods, merchandise or
with applicable ratio
equipment. Performance standards will be
standards (i.e. floor area
used to insure the absence of adverse
ratio, open space, etc.)
impact beyond the lot boundaries of the use.
Heavy
... provide locations for enterprises engaged
20,000 square feet —
Commercial - Industrial
Industrial (1 -3)
in a broad range of manufacturing,
required lot size shall also
Transition Activity Node
processing, creating, repairing, renovating,
be based on compliance
painting, cleaning, or assembling of goods,
with applicable ratio
merchandise or equipment. Performance
standards (i.e. floor area
standards will be used to insure the
ratio, open space, etc.)
absences of adverse impacts beyond the
zoning district boundary.
Existing
... provide a district to be used only during
80,000 square feet
Not specifically tied to a
Industrial (EI)
the application of zoning, to previously
Land Use Category —
unzoned townships to accommodate existing
allowed wherever existing
industrial uses not located in areas
industrial operations were
designated as Industrial Transition Activity
located during imposition of
Node or Rural Industrial Activity Node by the
zoning
adopted Comprehensive Plan.
/o
District
Section 3.6 of the UDO - Purpose
Section 3.6 of the UDO —
Allowable Land Use
Statements for `Other Districts'
Minimum Lot Size
Categories for districts —
per Comprehensive Plan
(Refer to Attachment 2)
Public Interest
... preserve and protect certain public land
500,000 square feet
Public Interest Area
District (PID)
and private educational lands, deemed
environmentally sensitive and of major
scientific research significance from the
impacts of development. In addition, these
lands will be managed in ways that will
prevent any intentionally generated adverse
impacts from affecting surrounding property.
30
District
Section 3.7 of the UDO - Purpose
Section 3.7 of the UDO —
Allowable Land Use
Statements for `Economic Development'
Minimum Lot Size
Categories for districts —
per Comprehensive Plan
(Refer to Attachment 2)
Economic
... provide locations for a range of lower
No minimum requirement —
Economic Development
Development
intensity non - residential uses in the
evaluated as part of site
Transition Activity Node
Buckhorn —
designated Buckhorn Economic
plan review and
Lower
Development District.
demonstrated compliance
Intensity
with ratio standards.
(EDB -1)
Economic
... provide locations for a range of light
No minimum requirement —
Economic Development
Development
industrial, distribution, retail, office, and
evaluated as part of site
Transition Activity Node
Buckhorn —
services uses in the designated Buckhorn
plan review and
Higher
Economic Development District.
demonstrated compliance
Intensity
with ratio standards.
(EDB -2)
Economic
... provide locations for a range of lower
No minimum requirement —
Economic Development
Development
intensity non - residential uses in the
evaluated as part of site
Transition Activity Node
Eno — Lower
designated Eno Economic Development
plan review and
Intensity
District.
demonstrated compliance
(EDE -1)
** NOTE — residential is allowed in this
with ratio standards.
district as a permitted use per Section 5.2 of
the UDO.
Economic
... provide locations for a range of light
No minimum requirement —
Economic Development
Development
industrial, distribution, retail, office, and
evaluated as part of site
Transition Activity Node
Eno — Higher
services uses in the designated Eno
plan review and
Intensity
Economic Development District.
demonstrated compliance
(EDE -2)
with ratio standards.
Economic
... provide locations for low to moderately
20,000 square feet —
Economic Development
Development
intense medical, professional, administrative
required lot size shall also
Transition Activity Node
Hillsborough —
and government office on small to mid -sized
be based on compliance
Linear Officer
sites in the designated Hillsborough
with applicable ratio
(EDH -1)
Economic Development District.
standards (i.e. floor area
The district is intended to be located on the
ratio, open space, etc.)
periphery of established residential areas
and along major and minor thoroughfares.
The district is established to provide
convenient locations for offices, the size and
operating characteristics of which require
limited parking and which generate little
traffic.
Standards are designed so that this district
may serve as a transitional land use between
residential districts and higher, more intense
land uses.
31
District
Section 3.7 of the UDO - Purpose
Section 3.7 of the UDO —
Allowable Land Use
Statements for `Economic Development'
Minimum Lot Size
Categories for districts —
per Comprehensive Plan
(Refer to Attachment 2)
Economic
... provide locations for low intensity office
2 to 5 acres
Economic Development
Development
uses and supporting services in the
Transition Activity Node
Hillsborough —
designated Hillsborough Economic
Linear Officer
Development District. The district may
(EDH -2)
contain limited commercial uses within
employment centers or where vehicular
access is provided internally to the
development.
Economic
... provide locations for low intensity office
2 to 5 acres
Economic Development
Development
uses and supporting services in the
Resultant single - family lot
Transition Activity Node
Hillsborough —
designated Hillsborough Economic
sizes shall be a minimum of
Limited Office
Development District. The district may
7,500 square feet and a
with
contain low to moderate density residential
maximum of 14,000 square
Residential
uses (1 -8 units per acre).
feet if connected to public
(EDH -3)
sewer
Economic
... provide locations for high intensity office
4 acres
Economic Development
Development
uses and supporting services in the
Transition Activity Node
Hillsborough
designated Hillsborough Economic
Office (EDH -4)
Development District.
The district is intended to be located on large
areas and may contain limited commercial
uses within employment centers.
Economic
... provide locations for a wide range of
4 acres
Economic Development
Development
assembling, fabricating and light
Transition Activity Node
Hillsborough
manufacturing activities, and such ancillary
Office /Flex
industrial activities as warehousing and
(EDH -5)
distribution in the designated Hillsborough
Economic Development District.
Some commercial services are also
permitted accessory to industrial
development provided all access is provided
internally. The district is established to
provide locations for industrial development
which have little or no impact on adjoining
properties.
Future Land Use Map 32
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z Amended through September 2012
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0!, 7 i o I I v 1i Legend:
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_ ' '_ �f T 'i'� ®Watershed Critical Areas
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Water Supply Watersheds
Cola FH � P, � � �., .� � { o I QOC /CH /CA Joint Planning Area
. 2 - Public Interest Areas
Resource Protection Areas
10 Year Transition
W• °ti ® r > \� ' ■ y �l�a r ? '. er .� �; _M 20 Year Transition
RD I Rural Residential
n , g Rural Buffer
_ I
� I . �5 , � � • y 'r - • _ 'o � • a •� • r �� i A /, �, a sy ,` + ' --� •• ceI . o o, ! P } .'. E ` D � R + �. O' ; � � Agri
cultura
l Residential
° N`o fL City Limits �
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•s,
o . S R o �! Activity Nodes
l I Rural Neighborhood
_
o t2 yo Commercial Transition
N ESTe
RO
71,
ti A
N Carrboro D eq
y�
Chatham County — - - - -- - — —
+ A, Commercial - Industrial Transition
Economic Development Transition
N
Rural Community
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ePHESU `Q Rural Industrial
HURCH7��
tJG
R�6 /�HRDSn 0 1 2 3 4
I Miles
1 in = 2.75 miles
Orange Countyand Plann ng and Inspecfons Depanment-
Th -s copy pnntetl September 25, 2D13-
Map -s for reference use only
Contact Plann -ng staffforvenfcat nl ofdata-