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HomeMy WebLinkAboutAgenda - 02-24-2014 - C6209 ORANGE COUNTY BOARD OF COMMISSIONERS AND PLANNING BOARD QUARTERLY PUBLIC HEARING ACTION AGENDA ITEM ABSTRACT Meeting Date: February 24, 2014 Action Agenda Item No. C.6 SUBJECT: Comprehensive Plan and Unified Development Ordinance Text Amendments for Agricultural Support Enterprises Within the Rural Buffer Land Use Classification DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y /N) Yes ATTACHMENT(S): INFORMATION CONTACT: (919) 1. Comprehensive Plan /UDO Amendment Perdita Holtz, Planning, 245 -2578 Outline Form (UDO /Zoning 2013 -10) Craig Benedict, Planning, 245 -2592 2. Proposed UDO and Comprehensive Plan Text Amendments PURPOSE: To hold a public hearing on Planning Director initiated text amendments to the Comprehensive Plan and Unified Development Ordinance to implement a program commonly referred to as "Agricultural Support Enterprises" within the Rural Buffer land use classification. BACKGROUND: The form in Attachment 1 contains additional information and analysis regarding these County initiated amendments that will implement a program that has been in development since 2001. The proposed amendments are contained in Attachment 2. The "Amendment Outline Form" (Attachment 1) for the entire Agricultural Support Enterprises (ASE) project was approved by the BOCC at its September 5, 2013 regular meeting. After the November 21, 2013 Assembly of Governments meeting, the decision was made to separate the amendments into two parts: 1) for areas outside the Rural Buffer land use classification, and 2) for areas within the Rural Buffer land use classification. Please see Section B.2 in Attachment 1 for further explanation. Advisory Board Review The amendments have been reviewed three times by the Agricultural Preservation Board and twice by the Planning Board's Ordinance Review Committee (ORC) (see Section C.2.b in Attachment 1 for more information) and comments made by these boards have been incorporated into the proposed amendments. Both advisory boards are supportive of moving forward with the ASE program. At the BOCC work session on May 14, 2013, the BOCC asked staff to get input from the advisory boards, especially the Agricultural Preservation Board, on whether removing the more intensive uses from the new conditional zoning district (ASE -CZ) would be acceptable. Both the Agricultural Preservation Board and the ORC are supportive of allowing applicants to apply for as many agriculturally - related uses as possible since the new ASE -CZ enables projects to be considered on a site - specific, case -by -case basis. However, both boards also agree that 210 removing the most intensive uses from consideration in the Rural Buffer is likely the most feasible way to proceed. There is acknowledgement that a project that may not be suitable on a 3 -acre parcel immediately adjacent to a residential subdivision may be an appropriate use on a 20 -acre parcel with limited neighbors. The new conditional zoning district would give the Board of Commissioners discretion in deciding these types of situations. Public Information Meeting A Public Information Meeting is scheduled to be held on Thursday, February 13, 2014. This meeting was advertised in the legal ad for the quarterly public hearing, in press releases, and via flyers. The News of Orange printed the press release in its January 29 print edition. Flyers advertising the meeting were also posted in several governmental buildings, at solid waste convenience centers, and at several businesses located in the county. Cooperative Extension also distributed the flyer to the participants in the Breeze Farm training class. Information about the ASE program, including the public information meeting, was posted on the Planning Department's website (http: / /orangecountync.gov/ planning /AgricuIturalSupportEnterprises .asp) on January 24, 2014. Joint Planning Area Plan and Agreement Amendments As is discussed in Section B.2 of Attachment 1, text amendments to the JPA Land Use Plan and Agreement are necessary in order to adopt the proposed Comprehensive Plan and UDO amendments related to the ASE program within the Rural Buffer. The JPA amendments are scheduled for the March 27, 2014 joint planning public hearing. Because of the extended timeframe and the necessity of adopting the JPA amendments prior to considering the Comprehensive Plan /UDO amendments for adoption, the public hearing for the Comprehensive Plan /UDO amendments will be adjourned to September 4, 2014 in order to receive the Planning Board's recommendation and any submitted written comments. FINANCIAL IMPACT: See Section C.3 of Attachment 1. RECOMMENDATION(S): The Planning Director recommends the Board: Receive the proposal to amend the Comprehensive Plan and Unified Development Ordinance. 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 September 4, 2014 BOCC regular meeting. 4. Adjourn the public hearing until September 4, 2014 in order to receive and accept the Planning Board's recommendation and any submitted written comments. 211 Attachment 1 COMPREHENSIVE PLAN / FUTURE LAND USE MAP AND UNIFIED DEVELOPMENT ORDINANCE (UDO) AMENDMENT OUTLINE UDO / Zoning- 2013 -10 Agricultural Support Enterprises Within the Rural Buffer Land Use Classification A. AMENDMENT TYPE Map Amendments ❑ Land Use Element Map: From: To: ❑ Zoning Map- From - To: ❑ Other: Text Amendments ❑ Comprehensive Plan Text: O pp Section Appendix F. Land Use and Zoning Matrix ..............: ❑ UDO Text: ❑UDO General Text Changes ❑UDO Development Standards ❑UDO Development Approval Processes �ection(s): Sections 3.8, 5.2, 5.13, 5.14, and 5.17 (it should be noted that most of these sections are not currently adopted but are part of the proposed "Agricultural Support Enterprises Outside of the Rural Buffer" text amendments, which is a separate text amendment) ❑ Other: B. RATIONALE 1. Purpose /Mission To complete the Agricultural Support Enterprises (ASE) project that has been in development since 2001. The purpose of ASE is to enable bona fide farmers to 212 engage in uses related to agriculture on their farmland in order to generate additional farm income with the intent of better enabling farmers to keep farming, thereby preserving an important part of Orange County's heritage. Use - specific and general development standards are also proposed in order to minimize any adverse impacts on adjoining and nearby properties. The ASE program within the Rural Buffer land use classification will potentially allow for development of more agriculturally - related uses in the geographic area of the county designated "Rural Buffer" by utilizing a new conditional zoning district (ASE -CZ) and by expanding agriculturally - related uses in the Rural Buffer general use zoning district. 2. Analysis Readers are encouraged to also view the companion Amendment Outline Form for "Agricultural Support Enterprises Outside of the Rural Buffer Land Use Classification" to gain more information about the entire ASE program. Because a text amendment to the Joint Planning Area Land Use Plan and Agreement is necessary in order to apply the ASE program to the Rural Buffer, this Comprehensive Plan /UDO text amendment is being proposed separately from the companion text amendment which, if adopted, would apply to the County's planning jurisdiction that is not designated "Rural Buffer." The required amendments to the Joint Planning Area documents are expected to be on the March 27, 2014 joint planning public hearing agenda so the processing time is expected to be on a longer timeframe. This topic, as it pertains to the Rural Buffer, was discussed at the November 21, 2013 Assembly of Government meeting. Meeting materials are available at: http:// orangecountvnc .gov /occlerks /131121.pdf As required under Section 2.8.5 of the UDO, 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 Rural Buffer is a geographic area of the county, under Orange County's planning jurisdiction, that is also part of the Joint Planning Area (JPA) Agreement which is an agreement between Orange County and the Towns of Chapel Hill and Carrboro (see http: / /www. orangecountvnc .gov /planning /Documents.asp for links to JPA documents and maps). Agricultural uses are located in the Rural Buffer and "Agriculture," as a type of use, was "folded" in to the Rural Buffer land use category in the JPA Land Use Plan when the plan was developed /adopted. The Rural Buffer is "further defined as being a low- density area consisting of single - family homes situated on large lots having a minimum size of two (2) acres." The anticipated changes to the JPA documents will make it clear that agriculture and appropriate uses that support agriculture are allowable, or potentially allowable (in the case of utilizing a conditional zoning district), uses in the Rural Buffer. The County UDO amendments for "ASE within the Rural Buffer" cannot be considered for adoption until after the amendments to the Joint Planning Area Land Use Plan and Agreement are adopted by all three local governing bodies. The analysis that follows for the proposed Comprehensive Plan and UDO amendments presume that necessary changes will be made to the JPA documents before adoption consideration of the 213 Comprehensive Plan and UDO amendments. It is noteworthy that the existing Rural Buffer (RB) zoning district includes the following Purpose statement: The purpose of the Rural Buffer (RB) District is to provide locations for rural residential developments and agricultural, silvicultural or 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. The RB purpose statement shows that agricultural uses were envisioned to be allowed /included in the Rural Buffer. The policy decision to be made is whether appropriate uses that support agriculture, thereby enhancing the continued viability of agriculture, should also be allowed in the Rural Buffer. The proposed text amendment would add the following agriculturally - related uses /activities as "permitted by right" in the RB general use zoning district, subject to the use - specific standards proposed in Article 5 and the general development standards in Article 6: • Agricultural Processing Facility, Community • Community Farmers' Market • Cooperative Farm Stand • Community Meat Processing Facility • Non -Farm Use of Farm Equipment • Microbrewery with Minor Events (requires Class B SUP) • Winery with Minor Events (requires Class B SUP) • Microbrewery, production only (requires Class B SUP) • Winery, production only (requires Class B SUP) • Rural Heritage Museum (requires Class B SUP) • Rural Special Events The proposed text amendment also would allow application of a new conditional zoning district, ASE -CZ in the Rural Buffer. Conditional zoning districts allow applicants to apply for a rezoning that can be considered on a case -by -case basis, taking into account the suitability of a particular parcel of land for a proposed use(s). Mutually agreed upon development or operational conditions can also be applied to the rezoning action. Conditional districts are a regulatory tool that help local governments allow appropriate uses on a site - specific basis while also allowing the imposition of conditions that may help ease nearby residents' concerns about a particular use. Because of the uniqueness of the Rural Buffer, some of the uses applicants may apply for as an ASE -CZ rezoning request will not be available for properties located in the Rural Buffer land use classification. The following uses have been deemed too intensive to be considered for the Rural Buffer: 214 • Composting operation, with grinding • Stockyards / Livestock Markets • Meat Processing Facility, Regional • Sawmills Use - specific development standards for most of the new uses are proposed in Article 5. The standards are intended to mitigate any adverse impacts a proposed use may cause to adjacent properties. Additionally, the development standards applicable to all development in Orange County (Article 6 of the UDO) will apply to the uses included in this amendment; examples of the standards in Article 6 are: land use buffers, parking, signage, stream buffers, and performance standards such as noise. The Land Use and Zoning Matrix in the Comprehensive Plan is proposed to be amended to show that the ASE -CZ zoning district could be applied in the Rural Buffer land use classification. If the amendments are adopted, a manual for the layperson to use will be developed by DEAPR and Planning staff. Completion of the ASE zoning program is included in the County's adopted (2009) Agricultural Development and Farmland Protection Plan available at: http: / /www.orangecountync.gov /ercd/ documents / farmland %20protection /Orange %20 C_ou nt_y %20ADFPP %20Adopted %2011- 17 -09. pdf 3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives) Planning Principle #5: Preservation of Rural Land Use Pattern Planning Principle #8: Preservation of Community Character Natural and Cultural Systems Goal 2: Economic viability of agriculture, forestry, and horticulture and their respective lands. Natural and Cultural Systems Goal 3: Infrastructure and support systems for local and regional agriculture. Objective AG -3: Develop programs and associated infrastructure facilities to make local farms more economically viable, including local farm product processing, development of a distribution center, and marketing initiatives. 4. New Statutes and Rules ............... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . N/A ............... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C. PROCESS 1. TIMEFRAME/MILESTONES /DEADLINES a. BOCC Authorization to Proceed September 5, 2013 b. Quarterly Public Hearin February 24. 2014 c. BOCC Updates /Checkpoints May 14, 2013 - work session September 9, 2013 - special work session November 21, 2013 - Assembly of Governments meeting (issues related to Rural Buffer) February 4, 2014 — approve legal ad for quarterly public hearing March 27, 2014 —joint public hearing for JPA- related amendments April 15, 2014 — decision on JPA - related amendments June 3, 2014 - receive Planning Board recommendation on UDO amendment oackaae within the Rural Buffer d. Other 2. PUBLIC INVOLVEMENT PROGRAM gMission/Scope: Public Hearin process consistent with NC State Statutes and p Orange County ordinance requirements and additional outreach as described below. a. Planning Board Review: October 2, 2013 — ORC Meeting November 6, 2013 — ORC Meeting (continued) - Comments were incorporated into the proposed amendments and the Planning Board stated it was ready for the proposal to be heard at a public hearing. The ORC agrees that removing the most intensive uses in the ASE -CZ zoning district from consideration in the Rural Buffer is likely the most feasible way to proceed. March 5, 2014 — for recommendation b. Advisory Boards: Agricultural Preservation Board (APB) reviewed and discussed the entire ASE program at its October 16, November 20, 2013, and January 15, 2014 meetings The consensus of the APB is that the Board is supportive of moving forward with the proposed ASE program and would like farmers to have the ability to apply for as many types of agriculturally - related uses as possible. The Board agrees that removing the most intensive uses in the ASE -CZ zoning district from consideration in the Rural Buffer is likely the most feasible way to proceed. 215 216 c. Local Government Review: November 21, 2013 AOG Meeting to Present to Elected Officials Proposed amendment package formally sent to JPA partners on January 17, 2014. To date, no comments have been received. d. Notice Requirements August 13, 2013 - Planning staff informally notified Chapel Hill and Carrboro Planning Directors of work in progress and anticipated AOG item December 5, 2013 - Planning staff notified Chapel Hill and Carrboro Planning Directors of the need for a joint planning public hearing on March 27, 2014 to consider text amendments to the JPA plan and agreement to allow ASE uses in the Rural Buffer Item was included in the legal advertisement for the February quarterly public hearing which was published in The Herald Sun and the News of Orange on February 12 and 19, 2014. e. Outreach: ® General Public: Public Information Meeting scheduled for February 13, 2014. Advertised in legal ad, press release, and posted flyers in government buildings and businesses in the county. The press release was published in the print version of the News of Orange on January 29. 2014. ❑ Small Area Plan Workgroup: ® Other: Planning staff has worked with DEAPR staff and the Agricultural Preservation Board to ensure the "agricultural community" is informed of the amendments. 3. FISCAL IMPACT Consideration and approval will not create the need for additional funding for the pp g provision of County services. Costs for the required legal advertisement will be paid from FY2013 -14 Departmental funds budgeted for this purpose. Existing County staff included in Departmental staffing budgets will accomplish the work required to process this amendment. D. AMENDMENT IMPLICATIONS These amendments would allow for appropriate agriculturally - related uses either by right or via a conditional zoning district (ASE -CZ) in the Rural Buffer land use classification, subject to use - specific standards (Article 5) and the general development standards (Article 6) that apply to all development. 217 Please also see section B.2 above for additional information. E. SPECIFIC AMENDMENT LANGUAGE See Attachment 2. Primary Staff Contact: Perdita Holtz Planning & Inspections 919- 245 -2578 pholtz @orangecountync.gov 218 Attachment 2 Amendment Package for "Agricultural Support Enterprises" Within the Rural Buffer Notes The pages that follow contain the amendments necessary to the Unified Development Ordinance (UDO) text and Comprehensive Plan text to adopt changes related to "Agricultural Support Enterprises" (ASE). The changes are consistent with the general program that has been in development since 2001. The purpose of the ASE project is to augment allowable uses farmers throughout Orange County's planning jurisdiction can pursue in order to generate additional farm - related income and to potentially allow farming support/related uses in rural areas while minimizing any adverse impacts on adjoining property by applying special standards for specific uses and the development requirements in the County's UDO for all projects. By better enabling farmers to stay in the business of farming, the rural, farming heritage of Orange County will continue to be preserved. Because applying the ASE concept in the Rural Buffer will require text amendments to the Joint Planning Area Land Use Plan and Agreement, the program has been divided into 2 separate text amendments: 1) to consider /adopt the Comprehensive Plan and UDO amendments necessary to apply the ASE program outside of the Rural Buffer, and 2) to consider /adopt the Comprehensive Plan and UDO amendments necessary to apply the ASE program within the Rural Buffer land use classification. The required amendment to the Joint Planning Area Land Use Plan and Agreement is anticipated to occur during 2014 but County staff thought it would be prudent to separate the Rural Buffer information from the remainder of the county since the Rural Buffer portion is expected to be on a longer timeframe of review. Text shown in green is currently unadopted text that is anticipated to be adopted as part of the "ASE Outside of the Rural Buffer" amendments. The proposed additions /changes depicted in red are the amendments necessary to apply ASE to the Rural Buffer land use classification. Some 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 online at: http: / /orangecountync.gov /planning /Ordinances.asp Please note that the page numbers in this amendment packet may or may not necessarily correspond to the page numbers in the adopted UDO because adding text may shift all of the text/sections downward. 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 GtFikethr96 ,nh text. 219 not be issued until the aforementioned permit has been issued by the responsible b rd accordance with the review and approval procedures detailed herein (B) Iss ce of a Special Use or Conditional Use Permit does not Z uirement for a Zonin Compliance Permit. (C) Issuance of oning Compliance Permit does not establish a vbegin and complete constr tion or change the use /occupancy of a lot or d regulations change bsequent to issuance of said permit. (D) Application for Zoning C el iance Permit shall specif e method of disposal of trees, limbs, stumps and construc debris associated i h the permitted activity. Open burning of trees, limbs, stumps, d /or constru on debris associated with the permitted activity is expressly prohibited. (E) No building, structure, or zoning lot for ch a Zoning Compliance Permit has been issued shall be used or occupied it the B i ding Inspector has, after final inspection, issued a Certificate of Occupa indicating co liance with all the provisions of this Ordinance. (F) No building, strZersupply zoning lot for which a Zoning mpliance Permit has been issued shall be ccupied until the Orange County Ith Department has approved thew and sewage disposal systems serve that use. (G) Issuance a Certificate of Occupancy by the Building Official or the proval of a water supply d sewage disposal system by the Health Department shall in case be co rued as waiving any provision of this Ordinance. (H) oning Compliance Permits shall become null and void after 18 months frXnot issuance if a building permit is not applied for or land disturbing activities a commenced in accordance with the provisions of this Ordinance. 2.4.3 Plot Plan Specifications (A) For development types requiring a plot plan rather than a site plan, the plot plan shall contain the following: (1) A scaled drawing denoting the length of all property lines, (2) A north arrow denoting the orientation of the lot and all proposed structures, (3) The location of all existing structures, driveways, and areas of impervious surface', (4) The location of the proposed structure(s) and distances from all property lines, (5) The location of the proposed driveway, (6) The location of the proposed septic system and proposed drain lines on the property, (7) The location of the proposed well, an4 (8) The location of any protected features on the property (i.e stream buffers, flood plain, wetlands, etc) -, and (9) The location and dimensions of proposed parking areas. 1 Staff recommends adding this language to the requirements for a plot plan. This section seems to have been written only with new construction in mind. However, denoting the location of these items has always been asked by stuff or else impervious surface could not be calculated for a lot. Additionally, some structure types are required by the building code to be a certain distance from other structures so without the information on the plot plan, it would be impossible for staff to determine compliance. 220 (B) Base plot plans are available from the Planning Department and can be printed for a fee in accordance with the established fee schedule. Applicants may also use other sources of base plot plans provided the requirements of this Section are met. (1) Planning staff is available to discuss compliance matters but shall not complete plot plans. 2.5.1 Review and Approval Flow Chart The review and approval process for a Site Plan is shown in the procedure's flowchart. 2.5.2 Application Requirements (A) Each site plan shall be prepared and sealed by an appropriately licensed professional ' +�,th the fellev iRg Go„ +i, RS The following are exempt from this requirement but must provide a plot plan pursuant to Section 2.4.3.2: (1) Proposed additions to existing permitted non - residential structures where the use of the structure and lot has not changed and the floor area is not increased more than 25% (2) Accessory structures to existing permitted non - residential structures where vehicular use area is not extended and changes to existing grade are not more than one foot in elevation. (3) (4) (5) (6) (7) (B) (1) Large day care homes, as defined in Article 10, Definitions Rural Guest Establishments with three guestrooms or less - Bed & Breakfasts. Cooperative Farm Stand. Rural Special Events. Non -Farm Use of Farm Equipment. Site Plan Application Submittal Determination of Completeness By Planning Director Completed Application Distributed to Applicable Agencies, Development Advisory Committee, and Other Departments for Review Planning Director Review and Final Decision: Approval, Approval with Conditions, or Denial [1] [1 ] If Plan is approved with conditions, no zoning permit authorization or building permit issued until conditions satisfied shall submit to the Planning and Inspections Three co the site plan prepared in acc e with the provisions detailed in this Section. Ad i i ies required depending on the nature and location of the propose op (2) The cor•1etedsite plan application form; A copy of the Orange County tax map with the subject property iden 2 Staff recommends this additional language to provide more clarity that a plot plan is (and has always been) required for the uses in this list. 221 (D) A rezoning request to a firm deve nmepA -Pfau 3.8.3 Districts Established re that is intended for (A) Conditional Zoning Districts (1) Conditional Zoning (CZ) Districts are floating zoning districts, permitted within most land use designations allowing for the development of specific land uses, in accordance with established standards. (2) A CZ requires the approval of a rezoning by the Board of County Commissioners, approval of a site plan or Master Plan, and may include agreed -upon conditions of development. (3) The following CZ districts are hereby established: (a) Agricultural Support Enterprises (ASE -CZ) (b) Mobile Home Park (MHP -CZ) (c) Master Plan Development (MPD -CZ) (d) NC Highway 57 Speedway Area Rural Economic Development Area (REDA -CZ -1) (4) Land uses permitted within CZ districts shall be those uses detailed within Section 5 2 of this Ordinance. (5) Development standards for each district are located in Article 6 of this Ordinance. Conditional Use Districts 1) Conditional Use Districts allow for the development of a specific land use, and uses, listed on the Table of Permitted Uses in Section 5.2 of this Ordin ce, even f such use is not listed as a permitted use or special use under the rrent zo 'ng designation of the subject property. (2) Conditi I Use Districts shall conform to all applicable elopment regulations, including us , for the corresponding general use z 'ng district, as well as any specific use sta ards and development standa established in Articles 5 and 6 of this Ordinance. (3) A Conditional Use Distri �ide �thpproval of a rezoning by the Board of County Commissioners, e plan, the issuance of a Class A Special Use Permit, and agreed -upon conditions of development. 3.8.4 Where Permitted (A) Conditional Districts permitted in any Land Use cl ification and shall be located consistent with th xisting general development pattern the objectives of the adopted Com ehensive Plan and any adopted small area pi s). (B) Conditi al Districts are permitted within areas subject to the Joint nning Agreement (JP between Orange County the Towns of Carrboro and Chapel Hill, bject to the rms and standards of the JPA Conditional Districts are permitted within the University Lake, Cane Creek, and Eno Protected and Critical Watershed Overlay Districts. 222 The purpose of the Agricultural Support Enterprises (ASE -CZ) District is to provide for agriculturally - related activities that are not considered bona fide farming activities within the County's planning jurisdiction. The district shall be located in such a manner as to be compatible with the character of existing development of surrounding properties, thus insuring the continued conservation of building values and encouraging the most appropriate use of land in the county. Therefore, when evaluating an application for this district, emphasis shall be given to the location of the proposed development, the relationship of the site and site development plan to adjoining property, and the development itself.° This diStFinf shall nnf be applied in the Rural lguffar lapel- use iaGG fmvatiGR, -as d ssig TT d by 5 DIMENSIONAL STANDARDS NOTES:° [1 ] Lot size for individual uses shall be appropriate to the method of water supply and sewage disposal. [2] Required side and rear setbacks adjacent to residentially zoned land shall be equal to the required side or rear setback of the adjacent residential district. [3] Two feet of additional height shall be allowed for one foot increase of the required front and side setbacks. [4] The overall development will be evaluated to ensure compatibility with surrounding properties and with planning objectives. 2. Lot size, min., per use (square feet) Lot Width, min. (feet) Front Setback from ROW, min. (feet) Side Setback, min. (feet) Rear Setback, min. (feet) Height, max. (feet) Floor Area Ratio, max Required Open Space Required Livability Space Ratio, min. Required Recreation Space Ratio, min. Required Pedestrian / Landscape Ratio, min. 40,000 [1 ] 150 40 20 [2] 20 [2] 45 [3] No requirement [4] No requirement [4] No requirement [4] No requirement [4] No requirement [4] Uses shall be restricted to those indicated for the ASE -CZ District in Section 5.2. Certain uses shall not be approved on parcels located within the Rural Buffer land use classification, as designated by the adopted Comprehensive Plan (refer to Section 5.2.3 for these uses). Additionally, non - residential uses are restricted based on the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3 for land use restrictions. the zoning district shall be subject to all applicable use in Article 5 and all 3 These standards are consistent with other existing zoning districts such as AR and AS and /or are consistent with how other CZ districts are handled. 4 This statement is consistent with the statements made for other CZ districts. 5 This sentence needs to be removed in order to allow certain ASE -CZ uses in the Rural Buffer land use classification. 6 Consistent with how similar uses /zoning districts are written. These are typical of other zoning districts and seek to direct users to other applicable sections of the UDC. #3 also clarifies that residential uses in the ASE -CZ district are incidental. 223 applicable development standards detailed in Article 6 of this Ordinance. 3 The residential density permitted on a given parcel is based on the Watershed Protection Overlay District in which the property is located Refer to Section 4.2.4 for a breakdown of the allowable density (i.e., the number of individual dwellings that can be developed on a parcel of property). The ASE -CZ district is not intended for residential uses such as subdivisions. Any residential uses are to be occupied by the operator of the associated farm or the proprietor of the approved use. 4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property is located. Refer to Sections 4.2.5 and 4.2.6 for a breakdown of the allowable impervious surface area. 5 For lots outside of a Watershed Protection Overlay District (see Section 4.2), the minimum usable lot area for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between 40,000 square feet and 1.99 acres in size; zoning lots two acres and greater in size shall have a minimum usable lot area of at least 40,000 square feet. 224 In dition to the listing of such uses, the Board of County Commissioners intends at the gadeneral standards and the more specific requirements established herein, s I I be used by the Board of Adjustment, the Planning Board and the Board of Count mmissioners, as appropriate, to direct deliberations upon application or e approval of Sp e 'al Uses. (D) It is the press intent of the Board of County Commissioners to del' eate the areas of concern co nected with each Special Use and to provide standar by which applications for such Spec I Use shall be evaluated. (E) Establishment o lasses of Special Uses; Authority T Approve or Disapprove There are hereby esta fished the following classes of ecial Uses which shall be approved or disapprove s shown: (1) Class A - Approved disapproved by and of County Commissioners (2) Class B - Approved or di proved y Board of Adjustment 5.1.4 Conditional Uses (A) The /predeteined of County Commissio rs is min ful of its responsibility to protect the public heaety and general well e of the resid is of Orange County and intends to enc development wit n the County consis nt with that purpose. (B) The of County C missioners also recognizes at certain uses are appropriate for ment in O nge County but their location an ite development specifics canpredete fined or regulated through the use of a eneral zoning dis trict desn an onventional standards (C) Conl ses and Conditional Use Districts are hereby establi ed and shall be reviaccordance with the provisions of this Ordinance (D) Per Uses V1 Any use listed as Permitted by Right or by Special Use Permit on the able of Permitted Uses may be approved as a Conditional Use within a Con( iti al Use District, unless expressly excluded in Section 5.1.4(E) of this Ordinance. (2) Permitted uses are subject to all general and specific standards of appro\for that use, as established within this Section. (E) Exclusions (1) Unless otherwise noted in Section 5.2, the following uses shall not be considered or approved as a Conditional Use District within the Commercial - Industrial Transition Activity Node or Economic Development Transition Activity Node land use classifications, as designated by the adopted Comprehensive Plan: (a) Airports, General Aviation, Heliports, S T.O.L, (b) Class II Kennels, (c) Commercial Feeder Operation, (d) Composting Operation with grinding, (e) Crematoria, (f) Extraction of Earth Products, (g) Junkyards, (h) Landfills (less than 2 acres), (i) Landfills (2 acres or more), (j) Meat Processing Facility, Regional, 225 (k) Military Installations (National Guard & Reserve Armory), (1) Residential Hotel (Fraternities, Sororities, and Dormitories), (m) RidiRg- Stables, Commercial, (n) Sawmills, (o) Stockyards / Livestock Markets, and (p) Waste Management Facility; Hazardous & Toxic (2) For all land use classifications other than the Commercial - Industrial Transition Activity Node or Economic Development Transition Activity Node, the following uses shall not be considered or approved as a Conditional Use District: (a) Agricultural Processing Facility (b) Airports, General Aviation, Heliports, S.T.O.L, (c) Bus Terminals & Garages, (d) Class II Kennels, (e) Commercial Feeder Operation, (f) Composting Operation with grinding, (g) Crematoria, (h) Drive -In Theaters, (i) Extraction of Earth Products, Q) Farm Equipment Rental, ,& Sales and Service, (k) Feed Seed, Storage R, P esessing Mill, (1) Funeral Homes, (m) Health Services: Over 10,000 square feet, (n) Hospitals, (o) Hotels & Motels, (p) Industrial, Light, (q) Industrial, Medium, (r) Industrial, Heavy, (s) Junkyards, (t) Landfills (less than 2 acres), (u) Landfills (2 acres or more), (v) Meat Processing Facility, Regional, (w) Military Installations (National Guard & Reserve Armory), (x) Motor Freight Terminals, (y) Motor Vehicle Maintenance & Repair (Body Shop), (z) Motor Vehicle Repair Garage, (aa) Petroleum Products: Storage & Distribution, (bb) Research Facility, (cc) Residential Hotel (Fraternities, Sororities, and Dormitories), (dd) Riding Stables, Commercial, 226 (ee) Sawmills, (ff) Stockyards / Livestock Markets, (gg) Storage of Goods, Outdoor, (h h) Waste Management Facility; Hazardous & Toxic, and (ii) Wholesale Sales. SECTION 5.2: TABLE OF PERMITTED USES 5.2.1 Table of Permitted Uses — General Use Zoning Districts AGRICULTURAL USES Agricultural Processing Facility Agricultural Processing Facility, Community A Agricultural Services Uses Cold Storage Facility r ial Feeder OperatiG , _s JA Community Farmers' Market" Composting Operation, no grinding Composting Operation, with grinding — A Cooperative Farm Stand A Equestrian Center A Farm Equipment Rental, & Sales and Service Farm Supply Store Feed, Seed cte.uge Q orc__.._.. ^g Mill Greenhouses with fOn Premises Sales) ^ 10 8 It should.be noted that the pre -2010 ASE work proposed that many of the ASE - related uses would also be allowed in the R -1 (Rural Residential) zoning district. Planning staff is recommending that farming - related uses not be added to the R -1 zoning district as permitted uses because the stated purpose of the R -1 zoning district is "to provide for rural non -farm residential development..." (emphasis added). Farming ventures currently located in an R -1 zoning district can apply to have property rezoned to either AR (Agricultural Residential) or ASE -CZ if there is interest in pursuing additional uses on the farmed property. 9 This is considered a bona fide farm under State Statutes and cannot be regulated with zoning so it is being recommended for deletion by staff. 10 Moved from "Commercial Uses" section N N J 7 — Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) A Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Meat Processing Facility, Community A Meat Processing Facility, Regional -- A Non -Farm Use of Farm Equipment A Stables, Commercial — B B B B B B Stockyards / Livestock Markets CHILD CARE & EDUCATIONAL FACILITIES Center in a Residence for 3 to 12 Children Child Care Facilities B B B B B B B B B Libraries Non - Profit Educational Cooperative A Schools Dance, Art & Music Schools- Elementary, Middle & Secondary A A A A A A A A A A Schools: Vocational Universities, Colleges & Institutes COMMERCIAL USES Banks & Financial Institutions x Beauty & Barber Shops Rural Guest Establishment: Bed & Breakfast A 11 Rural Guest Establishment: Bed & Breakfast Inn A B B Rural Guest Establishment: Country Inn A A I A Country Store Drive In Theaters 11 The three "Rural Guest Establishment" types will be moved to alphabetical order within the list as well. — Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) ^ Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Funeral Homes Garden Center (On RpemiseG Sa[W k r h (Na QR o.o S caioS412 GFeeRhGuses (On o.-e s Sa[e6 \13 Hotels & Motels Junkyards - A A A Kennels, Class II ^ B B B B B B Laundry & Dry Cleaning Services Massage, Business of Microbrewery with Minor Events ^ B B B B B Nightclubs, Bars, Pubs Offices & Personal Services, Class 1 Offices & Personal Services, Class 2 Offices & Personal Services, Class 3 Repair Service Electronic & Appliance Restaurants Carry Out Restaurants- Drive In Restaurants. General Retail, Class 1 Retail, Class 2 Retail, Class 3 12 This is a bona fide farm use and cannot be regulated by zoning 13 Moved to "Agricultural Uses" section N N CD N W O Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) A Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Storage of Goods, Outdoor Storage of or Warehousing. Inside Building14 Studio (Art) Taxidermy A B Tourist Home Wholesale Trade Winery with Minor Events ^ B B B B B EXTRACTIVE USES Extraction of Earth Products — A A A A A GOVERNMENTAL USES Governmental Facilities & Office Buildings Governmental Protective Services (Police & Fire Stations) Rescue Squads, Volunteer Fire Departments Military Installations (National Guard & Reserve Armor MANUFACTURING, ASSEMBLY & PROCESSING Assembly and Packaging Operations Including Mail Order Houses, But Excluding On- Premises Retail Outlets Industrial, Heavy Industrial, Light Industrial, Medium Microbrewery, production only ^ B B 14 Staff is suggesting this typographical error be corrected as part of this UDO amendment. Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) A Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Printing & Lithography Sawmills Winery, production only ^ B MEDICAL USES Aral Veterinary Hospitals, "—s15 Health Services- Over 10,000 Sq. Ft. Health Services: Under 10,000 Sq. Ft. Hospitals Veterinary Clinic B Veterinary Clinic, mobile B B RECREATIONAL USES Botanical Gardens & Arboretums Camp /Retreat Center B B B Golf Driving and Practice Ranges B Parks, Public & Non - Profit Recreational Facilities (Non - Profit) B B B B B B B B B B B B B B B B B Recreational Facilities (Profit) Golf Course A A A A A A A A A A A A A A A A A RESIDENTIAL USES Dwelling; Mobile Home Dwelling; Multiple Family Dwelling; Single - Family is Will be moved to alphabetical order within this section N W N W N TABLE OF ZONING PERMITTED USE ' = CLASS A SPECIAL USE B = CLASS B SPECIAL USE A = SUBJECT TO SPECIAL STANDARDS ZONING GENERAL USE DISTRICTS USE TYPE 01 AS El 11 12 13 PID Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) A Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Dwelling; Two - Family * Family Care Home Group Care Facility B B B B B B B B B B B B B B B Rehabilitative Care Facility Residential Hotel (Fraternities, Sororities, and Dormitories ) — A A A A A Rooming House TELECOMMUNICATIONS - Telecommunication Tower— Stealth (75 feet or shorter) * * * * * * * * * * Telecommunication Towers (Over 75 feet and under 200 feet) B B B B B B B B B B B B B B B B B B B B B Telecommunication Towers (200 feet and higher) A A A A A A A A A A A A A A A A A A A A A TEMPORARY USES Buildings, Portable B B B B B B B B B B B B B B Temporary Mobile Home (Custodial Care) B B B B B B B B B B Temporary Mobile Home (Use during construction /installation of permanent residential unit and for 30 days following issuance of Certificate of Occupancy) AUTOMOTIVE /TRANSPORTATION Bus Passenger Shelter * r x x x * x Bus Terminals & Garages Motor Freight Terminals — Motor Vehicle Maintenance & Repair (Body Shop) Motor Vehicle Repair Garage — Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) A Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Motor Vehicle Sales / Rental (New & Used) 01 Motor Vehicle Services Stations Parking As PFiRs+ple Principal Use, Surface or Structure 16 Petroleum Products: Storage & Distribution — Postal & Parcel Delivery Services UTILITIES Elevated Water Storage Tanks B B B B B B B B B B B B B B B B B Public Utility Stations & Sub - Stations, Switching Stations, Telephone Exchanges, Water & Sewage Treatment Plants A A A A A A A A A A A A A A A A A A A A Electric, Gas, and Liquid Fuel Transmission Lines B B B B B B B B B B B B B B B B B B B Water & Sanitary Sewer Pumping Solar Array — Large Facility B B B B B B B B B B B B B B B B B B B Solar Array — Public Utility A A A A A A A A A A A A A A A A A A A WASTE MANAGEMENT Landfills (2 Acres or More) — A A A A A A A Landfills (Less Than 2 Acres) — j B j B B B B B B Waste Management Facility; Hazardous & Toxic — A A A MISCELLANEOUS Accessory Uses Airports, General Aviation, Heliports, S.T.O.L — A A A A A A Assembly Facility Greater Than 300 16 Staff is suggesting this typographical error be corrected as part of this UDO amendment. 1 See Section 5 14.1 for soeaal standards N W W N W -P TABLE OF PERMITTED USES — GENERAL USE ZONING DISTRICTS * = PERMITTED USE A = CLASS A SPECIAL USE B = CLASS B SPECIAL USE A = SUBJECT TO SPECIAL STANDARDS GENERAL USE ZONING DISTRICTS USE TYPE RB AR R1 a R2 R3 R4 R5 R8 R13 LC1 NC2 CC3 GC4 EC5 OI AS El 11 12 13 PID Community Center Historic Sites Non-Residential/Mixed Use Kennels, Class I Research Facility — Research Lands & Installations, Non-profit Rural Heritage Museum Rural Special Events A Special Events (Less than 15F) 5.2.3 Table of Permitted lases — Conditional Zoning Districts TABLE OF PERMITTED USES — CONDITIONAL CONDITIONAL PERMITTED USE DISTRICTS USE TYPE ASE-CZ ., ,, NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the adopted Comprehensive Plan. AGRICULTURAL USES Agricultural Processing Facility Agricultural Processing Facility, Community ' Agricultural Services Uses " Cold Storage Facility " CAPAmernial F=Peder n.,er., +.,., 17 Community Farmers' Market Composting Operation, no grinding Composting Operation, with grinding A " Cooperative Farm Stand Equestrian Center Farm Equipment Rental, &- Sales and Service " Farm Supply Store Feed, Seed Stepane n orer.essiR , Mill Greenhouses with {On Premises Sales) 18 " Meat Processing Facility, Community Meat Processing Facility, Regional A " Non -Farm Use of Farm Equipment ® StableS, Commercial " 17 This is a bona fide farm use and cannot be regulated by zoning so it is being recommended for deletion by staff. 18 Moved from "Commercial Uses" section. N w CSI N W TABLE OF • USES — CONDITIONAL Z PERMITTED USE CONDITIONAL ZONING USE TYPE •D • NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the adopted Comprehensive Plan. Stockyards / Livestock Markets A CHILD CARE & EDUCATIONAL FACILITIES Center in a Residence for 3 to 12 Children Child Care Facilities Libraries Non - Profit Educational Cooperative Schools: Dance, Art & Music Schools: Elementary, Middle & Secondary Schools: Vocational Universities, Colleges & Institutes COMMERCIAL USES Banks & Financial Institutions Beauty & Barber Shops Rural Guest Establishment: Bed & Breakfast 19 Rural Guest Establishment: Bed & Breakfast Inn Construction (Sector 23) Contractors, Building & Trade Rural Guest Establishment: Country Inn Country Store Finance & Insurance (Sector 52) Funeral Homes Garden Center with {On Premises Sales4 19 The three "Rural Guest Establishment" types will be moved to alphabetical order within the list as well. TABLE OF PERMITTED USES — CONDITIONAL CONDITIONAL PERMITTED USE DISTRICTS USE TYPE •. NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the ado ted Comprehensive Plan. r_r h (Ne On orpmis � c�ie��20 GpeeRh9HS96 (OR PFemise6 ga—'- � Hotels & Motels Insurance Carriers & Agents Junkyards Kennels, Class I Kennels, Class II Laundry & Dry Cleaning Services Management of Companies & Enterprises (Sector 53) Massage, Business of Metal Fabrication Shop Microbrewery with Minor Events Microbrewery with Major Events Nightclubs, Bars, Pubs Offices & Personal Services, Class 1 Offices & Personal Services, Class 2 Offices & Personal Services, Class 3 Professional, Scientific & Technical Services (Sector 54) Real Estate Agents & Brokers Repair Service Electronic & Appliance Restaurants- Carry Out Restaurants Drive In 20 This is a bona fide farm use and cannot be regulated by zoning so it is being recommended for deletion by staff. N W J N W 00 TABLE OF • USES — CONDITIONAL Z PERMITTED USE CONDITIONAL ZONING DISTRICTS USE TYPE '• NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the ado ted Comprehensive Plan. Restaurants: General Retail, Class 1 Retail, Class 2 Retail, Class 3 Storage of Goods, Outdoor Storage or Warehousing: Inside Building Studio (Art) Taxidermy Theater, Indoor or Outdoor (including Drive -ins) Tourist Home Wholesale Trade Winery with Minor Events Winery with Mayor Events EXTRACTIVE USES Extraction of Earth Products GOVERNMENTAL USES Governmental Facilities & Office Buildings Governmental Protective Services (Police & Fire Stations) Rescue -Squads, Volunteer Fire Departments Military Installations (National Guard & Reserve Armory) Public Administration (Sector 92) Assembly and Packaging Operations Including Mail Order Houses, But Excluding On- Premises Retail Outlets Industrial, Heavy TABLE OF PERMITTED USES - CONDITIONAL CONDITIONAL PERMITTED USE USE TYPE -. NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the ado ted Comprehensive Plan. Industrial, Light Industrial, Medium Manufacturing (Sector 31 -33) Microbrewery, production only " Pharmaceutical Products Printing & Lithography Sawmills ^ Winery, production only MEDICAL USES ARima4 Veterinary Hospitals, `°;;,; ' X21' Health Services- Over 10,000 Sq. Ft. Health Services: Under 10,000 Sq. Ft Hospitals Veterinary Clinic x Veterinary Clinic, mobile RECREATIONAL USES Arts, Entertainment & Recreation (Sector 71) Botanical Gardens & Arboretums Camp /Retreat Center Golf Driving and Practice Ranges Guest Ranch Parks, Public & Non - Profit ' zi Will be moved to alphabetical order within this section. N GJ CD N O TABLE OF • USES — CONDITIONAL ZONING PERMITTED USE USE TYPE CONDITIONAL ZONING 'D NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the ado ted Comprehensive Plan. Recreational Facilities (Non- Profit) Recreational Facilities (Profit) Golf Course Race Track (Motorized, etc ) and Go -Kart Track Facilities RESIDENTIAL USES Dwelling, Mobile Home Dwelling, Multiple Family Dwelling; Single -Family Dwelling; Two - Family Family Care Home Group Care Facility Rehabilitative Care Facility Residential Hotel (Fraternities, Sororities, and Dormitories) Rooming House TELECOMMUNICATIONS Telecommunication Tower — Stealth (75 feet or shorter) Telecommunication Towers (150 feet in height or shorter) Telecommunication Towers (greater than 150 in height) TEMPORARY USES Buildings, Portable Temporary Mobile Home (Custodial Care) Temporary Mobile Home (Use during construction /installation of permanent residential unit and for 30 days following issuance of Certificate of Occupancy TRANSPORTATION ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the ado ted Comprehensive Plan. Bus Passenger Shelter Bus Terminals & Garages Motor Freight Terminals Motor Vehicle Maintenance & Repair Shop) -(Body Motor Vehicle Repair Garage Motor Vehicle Sales Rental New & Used Motor Vehicle Services Stations Parking As R4Rs+p4 Principal Use, Surface or Structure 22 Petroleum Products: Storage & Distribution Postal & Parcel Delivery Services UTILITIES Elevated Water Storage Tanks Public Utility Stations & Sub - Stations, Switching Stations, Telephone Exchanges, Water & Sewage Treatment Plants Electric, Gas, and Liquid Fuel Transmission Lines Water & Sanitary Sewer Pumping Solar Array — Large Facility Solar Array — Public Utility WASTE MANAGEMENT Landfills (2 Acres or More) Landfills (Less Than 2 Acres) Waste Management Facility; Hazardous & Toxic 22 Staff is suggesting this typographical error be corrected as part of this UDO amendment. N N fV TABLE OF • USES - CONDITIONAL Z PERMITTED USE CONDITIONAL ZONING DISTRICTS USE TYPE '• • NOTE: Applications for Conditional Zoning Districts must list specific uses for consideration /approval ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as designated by the adopted Comprehensive Plan. MISCELLANEOUS Accessory Uses Airports, General Aviation, Heliports, S.T.O.L. Assembly Facility Greater Than 300 Occupants Assembly Facility Less Than 300 Occupants Cemetery Church Clubs or Lodges; Social; Fraternal or Union Clubhouses Community Center Crematoria (4) Historic Sites Non - Residential /Mixed Use Information (Sector 51) Research Facility Research Lands & Installations, Non - profit Rural Heritage Museum Rural Special Events 243 SECTION 5.3: APPLICATION OF USE STANDARDS 5.3.1 In General Section number In addition to the general standards applied to uses in each zoning district and in accordance with update the Table of Permitted Uses, Sections 5.4 through 5.4-517 establish additional standards for specific Permitted Uses, Special Uses, Conditional Uses, and uses permitted in Conditional Zoning Districts. .3.2 Special Uses (A) General Standards Before any application for a Special Use Permit shall be approved - (1) The applicant shall have the burden of establishing, by competen material and substantial evidence, in the form of testimony, exhibits, docum ts, models, plans and other materials, that the application meets the requi ements for approval of a Special Use, and (2) The Board of County Commissioners or Board of Adjust ent shall make written findings certifying compliance with the specific rules g erning such individual Ne c Use and that the use, which is listed as a Sp cial Use in the district in w 'ch it is proposed to be located, complies with a required regulations and stan rds including the following general conditi s: (a) he use will maintain or promote the ublic health, safety and general w are, if located where proposed nd developed and operated acc ding to the plan as submitte ; (b) The use ill maintain or enha e the value of contiguous property (unless th use is a public n essity, in which case the use need not maintain or hance the v ue of contiguous property); and (c) The location an chara er of the use, if developed according to the plan submitted, will be rmony with the area in which it is to be located and the use is in cc Hance with the plan for the physical development of the County as bo ed in these regulations or in the Comprehensive Plan, or portion ereof, opted by the Board of County Commissioners (B) Specific Standards In addition to the gener standards stated in Secti 5.3.2(A), the following specific standards shall be ad essed by the applicant before he issuance of a Special Use Permit. (1) Method d adequacy of provision of sewage disp al facilities, solid waste, and water. (2) 7ethod d and adequacy of police, fire and rescue squad p tection. (3) and adequacy of vehicular access to the site and tr is conditions around the site. /(4) Other use specific standards as set forth herein. (C Standards for Class A Special Use Permits Within Hillsborough DD on to the general and specific standards for all Special Use Permits, the Ilowing s shall be addressed by the applicant before the issuance of a Class A Sp ial mit within the Hillsborough Economic Development District: (1) General Provisions 2 -4here are no changes related to the Rural Buffer on this page. It is included so the standards for Garden Center would be readily available. hformation required by Section 2.7, the following inform 5.6.1 Nightclubs, Bars and Pubs (A) General Standard or Evaluation \ (1) Buildin for nightclubs, bars and pubs shall not 5.6.2 Massage Businea's located within 200 feet of a (A) Gene s part of the application for approval of this use: (a) A description of the type facility planned, the number of occ ants, and the development schedule. (b) A site plan showing existing and proposed contours. oposed buildings, parking, access, service, recreation, land aped and screened areas (c Other criteria as set forth in sections 6.2.11 a 6.3. (d) A statement concerning the provision of p lic services which shall clude fire, police and rescue protectio (2) Standards f Evaluation — (a) Adequ to parking, access and se ice areas are provided for the site (b) Parking, s rvice areas and bu' ings are adequately screened from Outdoor display and storage of goods will be permitted. adjacent res' ential uses. (c) Improved recre ional fa lities are provided for occupants (d) Other criteria as se rth in sections 6.2 11 and 6.3. (e) Letters from publi se 'ce agencies attesting to the adequacy of the the zoning lot. provision of pu c servic such as fire, police and rescue. 5.6.1 Nightclubs, Bars and Pubs (A) General Standard or Evaluation \ (1) Buildin for nightclubs, bars and pubs shall not 5.6.2 Massage Businea's located within 200 feet of a (A) Gene I Standards for Evaluation (1 Must comply with the Ordinance for the Control of Massage ge Establishments (2) The submittal of construction plans for all existing and propogs \allrelated housing the massage business. The construction plans shao r plans and cross sections showing the proposed use of all portions ildi s. (3) For existing buildings, certification by the Orange County Buector th t the structure(s) complies with the North Carolina Building Crelated construction codes. 5.6.3 Garden Center (A) General Standards for Evaluation (1) Outdoor display and storage of goods will be permitted. (2) Outdoor storage of bulk goods shall be located to the rear or side of the primary building and screened on three sides by an eight foot high opaque wall or fence. (3) Outdoor storage for bulk goods shall be limited to 1,500 square feet per acre of the zoning lot. 245 .4 /A1 I ;and iico h fforc shall be provided in rrnrn n o w'4h the re ira nos of SeGti9R ().8 .23 (A) Standards for Class A Special Use Permit (1) Submittal Requirements — In addition to the information required by Section 2.7, the following ' formation shall be supplied as part of the application for approval of this us (a) Detailed plans and specifications for the site screenin proposed. (b) Description of type and number of motorized mac 'nes to be employed upon site. (c Indicate on the site plan the extent of area to e used for the storage of junked or wrecked motor vehicles (2) Standa s for Evaluation - (a) Th site shall be screened from adja nt property by a minimum of an eight of high solid fence or equal nlnterrupted except for required vehicle ccess points. (b) No materia shall be stored ser than 50 feet to the public right of way or 30 feet to e property lin s. (c) Site is of adequa size protect adjacent properties from adverse effects of the junky d 5.6.5 Kennels (Class II (A) Standards for Class B Speci Use Perm (1) Submittal Require ents — In addition to the ' formation required by ction 2.7, the following information shall be suppli as part of the application fo approval of this use. (a) Pla s for all kennels, exercise yards, do runs, pens and related i rovements, including signage. (b) Site plan showing the improvements listed in above, other structures on the same lot, and structures on adjacent pro rty. (2) S ndards of Evaluation — (a) The site is of adequate size to protect adjacent propert s from adverse effects of the kennel. (b) No part of any building, structure, dog run, pen, or exercise rd in which animals are housed or exercised shall be closer than 150 feet m a property line, except property occupied by the owner /operator of e kennel. These minimum distances shall not apply if all portions of t facility, in which animals are housed, are wholly enclosed within a building. 23 Staff is recommending this be removed as it is redundant with requirements of the UDO — all uses must meet the buffer requirements. Calling this out as a separate item for this particular use can cause confusion as to applicability to other uses; this is a remnant of duplicity staff attempted to catch when incorporating the previous zoning ordinance into the LIDO but this instance was missed at the time. 246 Any kennel, including primary enclosures or runs, which is not oily enclosed within a building shall be enclosed by a security fe eat least ix feet in height. (d) The ite plan shows parking, access areas and scre ing devices for all buildin and animal boarding facilities existing proposed for the property. (e) The site plan sh I be reviewed by the O nge County Animal Services Department, and fo d in conforman with the Animal Control Ordinance. (f) Building plans for all kenne ilities shall be reviewed and approved by the Orange County Anim e i es Department prior to issuance of any building permits. (g) A sign clearly visi from the ground sh be posted at the main entrance to th acility and shall contain the ames, addresses, and telephone bers where persons responsible r the facility may be contact e at any hour of the day or night. The sig hall comply with dime ional requirements as set forth within this Ordi nce. (h) Class II Kennel Permit shall be obtained from Orange Co ty Animal Services within the first 30 days of occupancy. Failure to obtai and maintain a valid Class II Kennel Permit or other related permits w h may be required by the USDA or Wildlife Resources Commission wil result in revocation of the Special Use Permit. 5.6.6 Riding StableS24 (A) Standards f_r rice_ B e Gial Use Permit 0) Submittal RegUKernent:s 24 Moved to Section 5.13.16. 247 5.6.7 Rural Guest Establishment: Bed & Breakfast (A) General Standards (1) Submittal Requirements (a) A site plan, prepared in accordance with the requirements of Section 2.5, containing the following- (Per Section.2.5.2 professional design and certification is not required for Rural Guest Establishments with three guestrooms or less —bed & breakfasts.) (1) Location, width, and type of all internal vehicular and pedestrian circulation, and parking requirements. (ii) Location and dimensions of all on site signage. (m) Boundaries of the site. (iv) Location of well and septic system. (b) Description of the proposed use(s) of the site and the buildings thereon, including the following: (i) Amount of area allocated to each use (ii) Number of full and part time employees. (iii) Number of clients and /or occupants expected to use the facility. (iv) Proposed hours of operation for non residential uses of the site and within buildings thereon. (c) Building plans for all existing or proposed structures to include floor plans, elevations, and sections showing restoration /rehabilitation proposed. (d) Landscape plan, at the same scale as the site plan, showing existing or proposed trees, shrubs, ground cover and other landscape materials. (Landscape information is often shown on the base plan for small projects. Each tree does not have to be individually identified; showing an "existing tree line" is often sufficient for large lots, where the bulk of the property remains wooded ) (e) Statement from the appropriate public service agencies concerning the method and adequacy of water supply and wastewater treatment for the proposed uses. (f) Statement from the appropriate public service agencies concerning the provision of fire, police and rescue protection to the site and structures. (g) The proposed development schedule for the site. (h) Outdoor events (e.g. weddings, receptions, parties) or similar activities conducted for compensation shall be permitted, only if there is sufficient overflow parking available on site. Overflow parking does not have to be paved or graveled but must be on a suitable (even) surface. (i) Any bed & breakfast establishment that is not located on a state maintained road shall furnish a copy of the deed establishing the ingress /egress easement to the Planning Director Such documentation shall not be limited to the easement deed, but may also include copies of road maintenance agreements as determined by the Planning Director. 248 Q) Any application for a bed & breakfast operation that does not include any changes to an existing structure, and therefore does not require a Certificate of Occupancy to begin operations, shall submit documentation from the Fire Marshal and Building Inspections Division that all areas open to the public meet state regulations. (k) Applicants requesting a full or partial waiver of the right -of -way land use buffer shall submit evidence that the property is listed on the National Historic Register or recognized by the State of North Carolina or the County of Orange as a place of historic interest. Applications incorporating historic sites shall provide a description of how the historical style and character of the building and /or property is to be enhanced through the project. (2) Standards of Evaluation (a) Proposed uses and facilities are complementary and compatible with surrounding area, and appropriate in the location proposed given character of surrounding development. (b) Fire, police and rescue services and water supply and wastewater treatment methods are adequate to serve the proposed uses and facilities. (c) Recreational areas, service areas, parking and screening are adequate for the proposed use(s). (d) The site is served by direct access to a State maintained road, or has legal access to a public road by way of a recorded easement. (e) Internal vehicular and pedestrian circulation is adequate for the proposed use(s). (f) The proposed use of the historic structure shall be of such a nature so as to preserve the historic character of the site and the building. Development of the site as proposed would have no adverse impact beyond the building except for appropriate parking facilities. Structural alterations of historic structures shall be of such a nature as to preserve the historic character of the building(s) and site. (g) Bed & Breakfast establishments shall be allowed in all protected watersheds, and critical areas. (h) Building plans for all building areas intended for public use shall be reviewed and approved by the Fire Marshal and Building Inspections Division prior to issuance of any Certificates of Occupancy. (i) In those cases where a Certificate of Occupancy is not required, the applicant shall schedule a site inspection with the Fire Marshal and Building Inspections Division and submit documentation of site approval to the Planning Department prior to commencing operation. (j) The applicant shall be permitted to construct one sign not to exceed 16 square feet in size. Such identifying signs shall be installed with landscaping around the base. All illumination shall be installed as ground lighting to prevent night -time glare. (k) On -site parking shall be provided in accordance with Section 6.9 of this Ordinance. 249 (1) The site shall meet the landscaping and buffer requirements established in Section 6.8 of this Ordinance. However, property recognized by the state or the county as a historic site, or as containing a significant historic structure, shall receive a full or partial waiver of the road -front land use buffer to maintain the historic character of the site and the traditional view of the house from the roadside. (m) The applicant shall be responsible for satisfying all review and permitting requirements of other public agencies, including but not limited to NCDOT driveway permits. 5.6.8 Rural Guest Establishment: Bed & Breakfast Inn (A) Standards for Class B Special Use Permit (1) Submittal Requirements (a) A site plan, prepared by an appropriately licensed professional in accordance with the requirements of Section 2.5, containing the following: (i) Location, width, and type of all internal vehicular and pedestrian circulation, and parking requirements. (ii) Location and dimensions of all on site signage. (iii) Location of well and septic system. (iv) Boundaries of the site and distance to nearest residential structures. (b) Description of the proposed use(s) of the site and the buildings thereon, including the following: (i) Amount of area allocated to each use. (ii) Number of full and part time employees. (iii) Number of clients and /or occupants expected to use the facility. (iv) Proposed hours of operation for non residential uses of the site and within buildings thereon. (c) Building plans for all existing or proposed structures to include floor plans, elevations, and sections showing restoration /rehabilitation proposed. (d) Landscape plan, at the same scale as the site plan, showing existing or proposed trees, shrubs, ground cover and other landscape materials. (Landscape information is often shown on the base plan for small projects. Each tree does not have to be individually identified; showing an "existing tree line" is often sufficient for large lots, where the bulk of the property remains wooded.) (e) Statement from the appropriate public service agencies concerning the method and adequacy of water supply and wastewater treatment for the proposed uses. (f) Statement from the appropriate public service agencies concerning the provision of fire, police and rescue protection to the site and structures. (g) The proposed development schedule for the site. (h) Outdoor events (e.g. weddings, receptions, parties) or similar activities conducted for compensation shall be permitted, only if there is sufficient overflow parking available on site. Overflow parking does not have to be paved or graveled but must be on a suitable (even) surface. 250 (i) Any bed & breakfast inn that is not located on a state maintained road shall furnish a copy of the deed establishing the ingress /egress easement to the County. Such documentation shall not be limited to the easement deed, but may also include copies of road maintenance agreements as determined by the County. Q) Any application for a bed & breakfast inn operation that does not include any changes to an existing structure, and therefore does not require a Certificate of Occupancy to begin operations, shall submit documentation from the Fire Marshal and Building Inspections Division that all areas open to the public meet state regulations. (k) Applicants requesting a full or partial waiver of the right -of -way land use buffer shall submit evidence that the property is listed on the National Historic Register recognized by the State of North Carolina or the County of Orange as a place of historic interest. Applications incorporating historic sites shall provide a description of how the historical style and character of the building and /or property is to be enhanced through the project. (2) Standards of Evaluation (a) Proposed uses and facilities are complementary and compatible with surrounding area, and appropriate in the location proposed given character of surrounding development. (b) Fire, police and rescue services and water supply and wastewater treatment methods are adequate to serve the proposed uses and facilities. (c) Recreational areas, service areas, parking and screening are adequate for the proposed use(s). (d) The site is served by direct access to a State maintained road. (e) Internal vehicular and pedestrian circulation is adequate for the proposed use(s). (f) The proposed use of the historic structure shall be of such a nature so as to preserve the historic character of the site and the building. Development of the site as proposed would have no adverse impact beyond the building except for appropriate parking facilities. Structural alterations of historic structures shall be of such a nature as to preserve the historic character of the building(s) and site. (g) Bed & Breakfast Inns shall be considered commercial operations and therefore may not be allowed in all protected watersheds, and critical areas. (h) Building plans for all building areas intended for public use shall be reviewed and approved by the Fire Marshal and Building Inspections Division prior to issuance of any Certificates of Occupancy. (i) In those cases where a Certificate of Occupancy is not required, the applicant shall schedule a site inspection with the Fire Marshal and Building Inspections Division and submit documentation of site approval to the Planning Department prior to commencing operation. Q) The applicant shall be permitted to construct one sign not to exceed 16 square feet in size. Such identifying signs shall be installed with landscaping around the base. All illumination shall be installed as ground lighting to prevent night -time glare. (k) On -site parking shall be provided in accordance with Sections 6.9 of this Ordinance. (3) 251 (1) The site shall meet the landscaping and buffer requirements established in Section 6.8 of this Ordinance. However, property recognized by the state or the county as a historic site, or as containing a significant historic structure, shall receive a full or partial waiver of the road -front land use buffer to maintain the historic character of the site and the traditional view of the house from the roadside. (m) The applicant shall be responsible for satisfying all review and permitting requirements of other public agencies, including but not limited to NCDOT driveway permits. (n) The minimum lot size for a Bed & Breakfast Inn using a private well and septic system shall be no less than five acres. A Bed & Breakfast Inn may be permitted on lots of less than five acres if the tract is currently served by public water and sewer, subject to the review and approval of the appropriate agencies and the Staff Engineer. Expiration and Re- Approval of SUP (a) The Class B Special Use Permit, if approved, shall be valid for six years, but may be renewed or re- approved by the Board of Adjustment after receiving a report from the Planning Department that the use is, and has been continuously since it was issued, in compliance with provisions of the Special Use Permit. (b) The Orange County Planning Department shall present its report on the compliance of the special use no later than 90 days before the expiration of the Special Use Permit. (c) The Board of Adjustment shall not renew the Special Use Permit if it is determined that the applicant has failed to comply with the conditions of approval. (d) If the Board of Adjustment does not renew the permit, the permit shall become null and void upon the expiration of the time limit. (e) If the Special Use Permit is not renewed or re- approved, then the applicant may submit a new application as if it were a new use. 5.6.9 Rural Guest Establishment: Country Inn (A) Standards for Class A Special Use Permit (1) Submittal Requirements (a) A site plan, prepared by an appropriately licensed professional in accordance with the requirements of Section 2.5, containing the following: (1) Location, width, and type of all internal vehicular and pedestrian circulation, and parking requirements (ii) Location and dimensions of all on site signage. (iii) Location of well and septic system. (iv) Boundaries of the site and distance to nearest residential structures. (b) Description of the proposed use(s) of the site and the buildings thereon, including the following: (i) Amount of area allocated to each use. (ii) Number of full and part time employees (iii) Number of clients and /or occupants expected to use the facility. 252 (iv) Proposed hours of operation for non residential uses of the site and within buildings thereon. (c) Building plans for all existing or proposed structures to include floor plans, elevations, and sections showing restoration /rehabilitation proposed. (d) Landscape plan, at the same scale as the site plan, showing existing or proposed trees, shrubs, ground cover and other landscape materials. (Landscape information is often shown on the base plan for small projects. Each tree does not have to be individually identified; showing an "existing tree line" is often sufficient for large lots, where the bulk of the property remains wooded.) (e) Statement from the appropriate public service agencies concerning the method and adequacy of water supply and wastewater treatment for the proposed uses. (f) Statement from the appropriate public service agencies concerning the provision of fire, police and rescue protection to the site and structures. (g) The proposed development schedule for the site. (h) Outdoor events (e.g. weddings, receptions, parties) or similar activities conducted for compensation shall be permitted, only if there is sufficient overflow parking available on site. Overflow parking does not have to be paved or graveled but must be on a suitable (even) surface. (i) Any application for a Country Inn that does not include any changes to an existing structure, and therefore does not require a Certificate of Occupancy to begin operations, shall submit documentation from the Fire Marshal and Building Inspections Division that all areas open to the public meet state regulations. �) Applicants requesting a full or partial waiver of the right -of -way land use buffer shall submit evidence that the property is listed on the National Historic Register recognized by the State of North Carolina or the County of Orange as a place of historic interest. Applications incorporating historic sites shall provide a description of how the historical style and character of the building and /or property is to be enhanced through the project. (2) Standards of Evaluation (a) Proposed uses and facilities are complementary and compatible with surrounding area, and appropriate in the location proposed given character of surrounding development. (b) Fire, police and rescue services and water supply and wastewater treatment methods are adequate to serve the proposed uses and facilities. (c) Recreational areas, service areas, parking and screening are adequate for the proposed use(s). (d) The site is served by direct access to a State maintained road. (e) Internal vehicular and pedestrian circulation is adequate for the proposed use(s) 253 (f) The proposed use of the historic structure shall be of such a nature so as to preserve the historic character of the site and the building. Development of the site as proposed would have no adverse impact beyond the building except for appropriate parking facilities. Structural alterations of historic structures shall be of such a nature as to preserve the historic character of the building(s) and site. (g) Country Inns shall be considered commercial operations and therefore may not be allowed in all protected watersheds, an critical areas. (h) Building plans for all building areas intended for public use shall be reviewed and approved by the Health Department, Fire Marshal, and Building Inspections Division prior to issuance of any Certificates of Occupancy. (1) In those cases where a Certificate of Occupancy is not required, the applicant shall schedule a site inspection with the Fire Marshal and Building Inspections Division and submit documentation of site approval to the Planning Department prior to commencing operation Q) The applicant shall be permitted to construct one sign not to exceed 16 square feet in size. Such identifying signs shall be installed with landscaping around the base. All illumination shall be installed as ground lighting to prevent night -time glare. (k) On -site parking shall be provided in accordance with Section 6.9 of this Ordinance. The Fire Marshal shall review and approve the site plan to ensure EMS and fire truck accessibility. (1) The site shall meet the landscaping and buffer requirements established in Section 6.8 of this Ordinance. However, property recognized by the state or the county as a historic site, or as containing a significant historic structure, shall receive a full or partial waiver of the road -front land use buffer to maintain the historic character of the site and the traditional view of the house from the roadside. (m) The applicant shall be responsible for satisfying all review and permitting requirements of other public agencies, including but not limited to NCDOT driveway permits. (n) The minimum lot size for a Country Inn using a private well and septic system shall be no less than ten acres. A Country Inn may be permitted on lots of less than ten acres if the tract is currently served by public water and sewer subject to the review and approval of the appropriate agencies, and the Staff Engineer; or if the tract will receive public services as part of a larger development project such as a planned development or village flexible development. (3) Expiration and Re- Approval of SUP (a) The Class A Special Use Permit, if approved, shall be valid for six years, but may be renewed or re- approved by the Board of County Commissioners after receiving a report from the Planning Department that the use is, and has been continuously since it was issued, in compliance with provisions of the Special Use Permit. (b) The Orange County Planning Department shall present its report on the compliance of the special use no later than 90 days before the expiration of the Special Use Permit. (c) The Board of County Commissioners shall not renew the Special Use Permit if it is determined that the applicant has failed to comply with the conditions of approval. 254 (d) If the Board of County Commissioners does not renew the permit, the permit shall become null and void upon the expiration of the time limit. (e) If the Special Use Permit is not renewed or re- approved, then the applicant may submit a new application as if it were a new use. 5.6.10 Microbrewery with Minor Events (A) Standards for Class B Special Use Permit or ASE -CZ or MPD -CZ Zoning Districts (1) In addition to the requirements in Section 2.7 or 2.9, as applicable, the following information shall be submitted with the application materials: (a) Description of special events to be held on -site, including frequency of events, hours of operation, anticipated attendance, and any other pertinent details. (b) Location of overflow parking area(s) if required parking is not anticipated to accommodate all special events. (c) A map depicting surrounding uses and the distance to residential structures. (d) A description of retail sales and facility tours, if proposed. (e) A comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail :25 (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (2) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (3) If located adjacent to residentially zoned property, all structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. (4) Events shall be limited to no more than 150 people at one time and shall occur no more than 12 days per year. (5) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or 11 p.m. on Friday and Saturday, unless approved otherwise in the permit. (7) Food services are not allowed unless approved in the permit. 25 This standard and requirement is consistent with a similar requirement for uses in the REDA -CZ zoning district. 240 gallons per day was used as the "cut off' because it is the average amount used by a single family residence. "Per acre" was used as the standard because most of the county is zoned to allow one dwelling unit per acre of land (although most soils in the county do not allow for this small of a lot size). PLEASE NOTE THATTHIS FOOTNOTE PERTAINS TO ALL PROPOSED USES THAT INCLUDE THIS PROPOSED REQUIREMENT. 255 (8) Retail sales and facility tours are intended to be minor components of the overall use as a microbrewery that produces craft malt beverages. Retail sales may include complementary items but are intended to be comprised primarily of products produced on -site. The permit may specify limits to these activities. 5.6.11 Microbrewery with Major Events (A) Standards for ASE -CZ or MPD -CZ Zoning Districts (1) (1) In addition to the requirements in Section 2.9, the following information shall be submitted with the application materials: (a) Description of special events to be held on -site, including frequency of events, hours of operation, anticipated attendance, and any other pertinent details. (b) Location of overflow parking area(s) if required parking is not anticipated to accommodate all special events. (c) A map depicting surrounding uses and the distance to residential structures. (d) A description of retail sales and facility tours, if proposed. (e) A comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (2) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (3) If located adjacent to residentially zoned property, all structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. (4) Major events may attract more than 150 people at one time and may occur more frequently than twelve times per year. (5) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or 11 p.m. on Friday and Saturday, unless approved otherwise in the permit. (7) Food services are not allowed unless approved in the permit. (8) The permit may limit the frequency of events. (9) Retail sales are intended to be comprised primarily of products produced on -site but may include complementary items. 5.6.12 T (A) Standards for Class B Special Use Permit (1) Enterprises located in an AR zoning district must be located on a bona fide farm. 256 (2) If located adjacent to residentially zoned property, all buildings, structures, facilities, etc. used in the taxidermy enterprise shall be located a minimum of 100 feet from the property line. 5.6.13 Winery with Minor Events (A) Standards for Class B Special Use Permit or ASE -CZ or MPD -CZ Zoning Districts (1) In addition to the requirements in Section 2.7 or 2.9, as applicable, the following information shall be submitted with the application materials: (a) Description of special events to be held on -site, including frequency of events, hours of operation, anticipated attendance, and any other pertinent details. (b) Location of overflow parking area(s) if required parking is not anticipated to accommodate all special events. (c) A map depicting surrounding uses and the distance to residential structures. (d) A description of retail sales and facility tours, if proposed. (e) A comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (2) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (3) If located adjacent to residentially zoned property, all structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. (4) Events shall be limited to no more than 150 people at one time and shall occur no more than 12 days per year. (5) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or 11 p.m. on Friday and Saturday, unless approved otherwise in the permit. (7) Food services are not allowed unless approved in the permit. (8) Retail sales and facility tours are intended to be minor components of the overall use as a microbrewery that produces craft malt beverages. Retail sales may include complementary items but are intended to be comprised primarily of products produced on -site. The permit may specify limits to these activities. 5.6.14 Winery with Major Events (A) Standards for ASE -CZ or MPD -CZ Zoning Districts (1) In addition to the requirements in Section 2.9, the following information shall be submitted with the application materials: 5.6.15 (A) (2) (3) (4) (5) (6) (7) (8) (a) Description of special events to be held on -site, including frequency of events, hours of operation, anticipated attendance, and any other pertinent details. (b) Location of overflow parking area(s) if required parking is not anticipated to accommodate all special events. (c) A map depicting surrounding uses and the distance to residential structures. (d) A description of retail sales and facility tours, if proposed. (e) A comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. If located adjacent to residentially zoned property, all structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. Major events may attract more than 150 people at one time and may occur more frequently than twelve times per year. Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. Special events shall cease no later than 9 p.m. on Sunday through Thursday or 11 p.m. on Friday and Saturday, unless approved otherwise in the permit. Food services are not allowed unless approved in the permit. The permit may limit the frequency of events. (9) Retail sales are intended to be comprised primarily of products produced on -site but may include complementary items. Store General Standards for Evaluation (1) Outdoor storage of products shall be permitted in the rear yard of the primary structure and shall be screened from view of adjacent properties. (2) Outdoor storage areas shall not be permitted to encroach upon required parking spaces. (3) All structures and outdoor storage areas shall be located a minimum of 100 feet from adjacent residentially zoned property. (4) The site shall be located on a major road, as classified in the Orange County Comprehensive Plan, unless permitted as an ASE -CZ. (5) Parking shall not be located in the front yard space. 257 258 (6) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.7.1 \Recreational Facilities (A General Standards of Evaluation (1) The standards included herein shall be applied to the following for -p fit recreational facilities: (a) Tennis clubs, (b) Swim clubs, (c Racquet ball, (d) Squash clubs, (e) itch and putt courses, (f) Am ement areas, (g) Bowlin Heys, (h) Skating rin (1) Shooting rang 0) Billiard and pool h Ils, (k) Indoor athletic faciliti and (1) Other similar uses. (2) The minimum lot area s all be two a res. (3) No building shall be oser than the min' um requirements of the district or 20 feet to the public r' ht of way or private pr erty line, whichever is greater. (B) Standards for Class pecial Use Permit (1) Submittal quirements In additi to the information required by Section 2 , the following information shall b supplied as part of the application for approva of this use: (a) A description of the exact type facility planned, th amount of area, including and number of members or participants e ected, a site plan showing siting and size of existing and proposed buil g. (b) Access, parking, service and recreation areas for all plan d facilities or existing facilities. (c) Plans, and elevation for all proposed and existing structures an descriptions of the color and nature of all exterior materials. (d) A landscape plan showing, at the same scale as the site plan, existin and proposed trees, shrubs, ground cover and any other landscape materials. The facility owner shall work with NCDOT to complete a traffic intersection analysis f access points along any state - maintained road or highway to determine need for cess improvements such as left turn lanes or deceleration lanes. (H) he facility owner shall work with NCDOT, the State Highway /dece Cc ty officials to ddress traffic management issues to coordinate acceleratio ration lanes at a roved entrance and exit points on the property during m. (1) The fac ty owner shall work with NCDOT and County officials per signage on the prope directing traffic through a one -way ingress and egn. (J) A litter collec ' n and recycling system shall be developed thro grounds and at all points of eg ss. During events facility employees shall r love trash from the receptacles in a t ely manner. (K) All new facilities sha install noise abatement systems ensure compliance with applicable County nois regulations For existing facilities, the operty owner /manage shall provide a noise abatement system to reduce sustained oise levels at the operty lines to the lowest practical level. To accomplish this goal, the o ers /manag s have the option of employing, either singly or in combination, any of the folio 'ng- (1) Requiring all competition veh' es to have functional noise mufflers attached at all times; (2) Installing a system of no' e baffles, berms, or walls on the perimeter of the racetrack facility incor orated into th design and placement of any lighting system and viewin tands, and /or (3) Depressing the evation of the raceway t ck surface, or (4) Some other i novative noise abatement syst (L) Limits on racing ivities shall be such that no race shal xtend beyond 11:00 p.m. on Friday and Sat day nights, or beyond 9.00 p.m. on other enings. Practice activities shall not co ence before 10.00 a.m. on any day and shall ase by 9:00 p.m. (M) All extern lighting fixtures shall comply with Orange County lig 'ng standards (Section 6.11). (N) No orage of hazardous materials shall be permitted, except for racin fuel and lu ricants. Such material storage areas shall be enclosed and posted a d the Orange ounty Fire Marshal shall approve a pollution incident prevention plan for e storage facility prior to final occupancy permits. ( If additional or accessory land uses are desired, the facility owner shall cause a ew site plan to be created outlining the location and nature of the proposed new land use, demonstrating compliance with this Ordinance. (P) The County shall approve a construction schedule to complete the items listed above. 6.7.6 Guest Ranch (A) Standards for ASE -CZ Zoning District (1) Minimum lot size: 25 acres. (2) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; 259 260 (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (3) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (4) All structures, facilities, storage areas, and parking areas shall be located a minimum of 100 feet from all property lines. (5) Special events are not allowed unless approved in the permit and may.be limited in duration, frequency, number of people in attendance, or other aspects. (6) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (7) All unpaved areas shall be maintained in a manner which prevents dust from adversely impacting adjacent properties. 5.8.1 Daycare Center in a Residence (A) Submittal Requirements (1 In addition to the information required by Section 2.4.3, the of plan shall show the following: (a The location of the residence in which the D care Center in a Residence is to be located in relation to e sting property lines and jacent homes; (b) The cation, number, and means access to required off street parking areas; (c) The location nd type of re fired landscaping and /or screening; and (d) A fenced, outdo o lay ace. (2) A floor plan of the propose Id care facility, showing the use and dimensions of each room and the to ion o trances and exits (3) Evidence that the m' mum requirem is to qualify for a state Center in a Residence for 3 t 2 Children license h e been satisfied. (B) Standards of Evalu (1) The Day re Center in a Residence is to be locat in an area, which is free from c it dangerous to the physical and mora elfare of the children. (2) T minimum requirements to qualify for a State of North arolina child care /cense are satisfied. (3) There is direct frontage and access on a public state maintained ad. 4) Adequate access to and from the site, as well as adequate space off road right -of -way, is provided for the safe pickup and discharge of children an 's provided in such a manner that traffic generated by the Daycare Center in a Residence is not disruptive to adjacent residentially developed properties. 261 (vi) Number of student parking spaces; (vii) Location of student drop off points with stacking spaces identified; (viii) Location of all proposed and future athletic fields and structures, including: a. Total number of seats for spectators, and b. Location of concession stands, if any anticipated; (ix) Proposed public roadway improvements; and (x) Existing and proposed infrastructure improvements (water and sewer). (b) 26 copies of a Landscape and Tree Preservation Plan prepared in accordance with Section 6.8 of this Ordinance. (c) 26 copies of photometric plans prepared in accordance with Section 6 11 of this Ordinance. (d) Estimated water usage for structures, landscaping and athletic fields. (e) A Traffic Impact Study, as required by Section 6.17 of this Ordinance. Section number (f) A Biological Inventory, prepared in accordance with Section update 5.4517.6(A)(2)(b)of this Ordinance. (g) A Resources Management Plan, prepared in accordance with the Resources Management Plan definition in Article 10 of this Ordinance. (2) Standards of Evaluation Within Economic Development Districts (EDD) If located within an EDD, the application must meet the EDD design standards established in Article 6 of this Ordinance. (3) Standards of Evaluation in Zoning Districts other than an Economic Development Districts (EDD) If located within a zoning district other than an EDD, the applicant must meet the following Standards of Evaluation: (a) The project meets all applicable design standards and other requirements of this Ordinance. (b) The project meets all service provision criteria as set forth below - (i) Fire — identifies the primary and secondary responders and the source(s) of water. (ii) Police — identifies the primary and secondary responders. (iii) Rescue services — identifies the primary and secondary responders. (iv) Water Supply — identification of public or private utility source and capacity of water supply or identification of water source through a water resource study. (v) Wastewater Treatment Methods — provider and capacity of wastewater treatment source. (vi) Solid Waste —as specified in subsection (h) below. (c) Habitats shall be identified and evaluated in the Biological Inventory and are subject to the following: 262 6.13.1 Coornmerr-Aall Feeder0perat ie+�26 (A) General Standards 5.13.2 Agricultural Processing Facil (A) General Standards for Evaluation (1) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (2) If located adjacent to residentially zoned property, all buildings and outdoor storage areas shall be located a minimum of 100 feet from the property line. (3) Outdoor storage areas shall be screened from the view of any adjacent residentially zoned property. 5.13.3 Agricultural Processing Facility, Community (A) General Standards for Evaluation (1) If located in an AR or RB zoning district, facility shall be located on the bona fide farm of one of the cooperative farm partners or must be permitted as an ASE -CZ. (2) The building shall not exceed 10,000 square feet in size. (3) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; 26 This is a bona fide agricultural use and cannot be regulated by zoning so staff is suggesting it be removed from the UDO. 263 (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (4) If located adjacent to residentially zoned property, all buildings and outdoor storage areas shall be located a minimum of 100 feet from the property line. (5) Outdoor storage areas shall be screened from the view of any adjacent residentially zoned property. 5.13.4 Cold Storage Facility (A) General Standards for Evaluation (1) If located adjacent to residentially zoned property, all buildings and outdoor storage areas shall be located a minimum of 100 feet from the property line. (2) Outdoor storage areas shall be screened from the view of any adjacent residentially zoned property. (3) The site shall be located on a major road, as classified in the Orange County Comprehensive Plan, unless permitted as an ASE -CZ. 5.13.5 Communitv Farmers' Market (A) General Standards for Evaluation (1) The minimum lot size shall be 3 acres unless permitted as an ASE -CZ. (2) If located adjacent to residentially zoned property, all buildings and vendor areas shall be located a minimum of 100 feet from the property line. 5.13.6 Composting Operation (A) General Standards for Evaluation (1) The minimum lot size shall be 10 acres unless permitted as an ASE -CZ. (2) All operations shall be located a minimum of 150 feet from all property lines. (3) The site shall be located on a major road, as classified in the Orange County Comprehensive Plan, unless permitted as an ASE -CZ. (4) Outdoor storage areas shall be screened from view of adjacent properties and the road right -of -way. (5) All unpaved areas shall be maintained in a manner which prevents dust from adversely impacting adjacent properties. (6) Compost piles shall not exceed 15 feet in height. (7) Operations that include grinding shall adhere to the following: (a) Grinding shall be permitted only during the hours of 7 a.m. and 7 p.m., or as otherwise specified on the permit. (b) Grinding area shall be located a minimum of 1,000 feet from any existing dwelling unit located on adjacent properties. (c) Grinding area shall be located a minimum of 300 feet from all property lines. (8) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: 264 5.13.7 5.13.8 (A) (A) (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. rative Farm Stand General Standards for Evaluation (1) If located in an AR or RB zoning district, stand shall be located on the bona fide farm of one of the cooperative farm partners. (2) In addition to the application materials required in Sections 2.5.2 and 2.4.3, the following shall also be required: (a) The number of location of participating cooperative farm partners. (b) A description of the facility, including size of structure(s) and access locations. (c) Number of employees, if any. (d) Frequency and hours of operation. (3) Sales of any products not produced on the farm(s) of one of the cooperative farm partners shall be incidental, related to, and a subordinate component of farm stand sales in scale and profit. •ian Center Standards for Class A Special Use Permit or ASE -CZ Zoning District (1) Minimum lot size: 15 acres. (2) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (3) All structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. (4) Parking area(s) shall include sufficient space for parking and maneuvering trucks and horse trailers. (5) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (6) All unpaved areas shall be maintained in a manner which prevents dust from adversely impacting adjacent properties. (7) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 265 5.13.9 Farm Equipment Rental, Sales and Service (A) General Standards for Evaluation (1) Outdoor display and storage of equipment shall be permitted in the side and rear yards of the primary structure and shall be screened from view of adjacent properties. (2) Service bays shall be located at the side or rear of a structure and shall not be visible from adjacent residential property or the road right -of -way. (3) The site shall be located on a major road, as classified in the Orange County Comprehensive Plan, unless permitted as an ASE -CZ. (4) Parking shall not be located in the front yard space. (5) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.13.10 Farm Supply Store (A) General Standards for Evaluation (1) Outdoor storage of products shall be permitted in the rear yard of the primary structure and shall be screened from view of adjacent properties. (2) Outdoor storage areas shall not be permitted to encroach upon required parking spaces. (3) All structures and outdoor storage areas shall be located a minimum of 100 feet from adjacent residentially zoned property. (4) The site shall be located on a major road, as classified in the Orange County Comprehensive Plan, unless permitted as an ASE -CZ. (5) Parking shall not be located in the front yard space. (6) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.13.11 Feed Mill (A) General Standards for Evaluation (1) The minimum lot size shall be 3 acres, unless permitted as an ASE -CZ. (2) All structures, equipment, and outdoor storage areas shall be located a minimum of 100 feet from all property lines. 266 (3) The site shall be located on a major road, as classified in the Orange County Comprehensive Plan, unless permitted as an ASE -CZ. (4) Outdoor storage shall be permitted in the rear yard of the primary structure and shall be screened from view of adjacent properties. (5) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.13.12 Greenhouses with On Premise Sales (A) General Standards for Evaluation (1) If located in an AR zoning district, the minimum lot size shall be 3 acres, unless permitted as an ASE -CZ. (2) If located in an AR zoning district, outdoor storage shall be located in the side or rear yards and shall be setback a minimum of 100 feet from the property line. 5.13.13 Meat Processing Facilitv. Corn (A) General Standards for Evaluation (1) If located in an AR or RB zoning district, facility shall be located on the bona fide farm of one of the cooperative farm partners. (2) The building shall not exceed 10,000 square feet in size. (3) If located adjacent to residentially zoned property, all buildings, outdoor storage areas, and animal pens shall be located a minimum of 100 feet from the property line. (4) Outdoor storage of products shall be permitted in the rear yard of the primary structure and shall be screened from view of adjacent properties. (5) In addition to the application materials required in Section 2.5 or 2.9, as applicable, the following shall also be required: (a) The number of location of participating cooperative farm partners. (b) Number of employees, if any. (c) Frequency and hours of operation. (d) A comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 267 5.13.14 Meat Processing Facility, Regional (A) Standards for Class A Special Use Permit or ASE -CZ Zoning District (1) The minimum lot size shall be 15 acres. (2) If located adjacent to residentially zoned property, all buildings, outdoor storage areas, and animal pens shall be located a minimum of 300 feet from the property line. (3) Outdoor storage of products shall be permitted in the rear yard of the primary structure and shall be screened from view of adjacent properties. (4) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (5) All unpaved areas shall be maintained in a manner which prevents dust from adversely impacting adjacent properties. (6) In addition to the information required by Sections 2.7 or 2.9, as applicable, application materials shall also include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.13.15 Non -Farm Use of Farm Equipment (A) General Standards for Evaluation (1) Use shall be located on a bona fide farm. (2) Equipment shall be screened from view from adjacent properties and road(s). (3) Outdoor storage of materials such as gravel, dirt, or plants shall be limited in both area and duration. (4) On -site retail sales shall not be permitted. 5.13.16 °- Stables, Commercial27 (A) Standards for Class B Special Use Permit or ASE -CZ or MPD -CZ Zoning Districts (1) Submittal Requirements — In addition to the information required by Sections 2.7 or 2.9, as applicable, the following information shall be supplied as part of the application for approval of this use: (a) Plans for all barns, boarding facilities, exercise yards, riding arenas, and related improvements, including signage. (b) Site plan showing the improvements listed in a) above, other structures on the same lot, and structures on adjacent property. 27 Language shown in black text (existing) is proposed to be moved from existing Section 5.6.6. 268 (c) A comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. (2) Standards of Evaluation — (a) The site of adequate r + + + d J M N + rt + adverse effeGtS of the „ding stable Minimum lot size: 5 acres for up to 10 horses, increasing by % acre for each horse over 10. (b) No part of any building, structure, exercise yard, or riding arena, in which animals are housed or exercised shall be closer than 150 feet from a property line, except property occupied by the owner /operator of the facility. These minimum distances shall not apply if all portions of the facility, in which animals are housed, are wholly enclosed within a building. (c) The site plan shows parking, access areas and screening devices for buildings, riding arenas, and boarding facilities. (d) A sign clearly visible from the ground shall be posted at the main entrance to the facility and shall contain the names, addresses, and telephone numbers where persons responsible for the facility may be contacted at any hour of the day or night The sign shall comply with dimensional requirements as set forth within this Ordinance. 5.13.17 Stockyards / Livestock Markets (A) General Standards for Evaluation (1) The minimum lot size shall be 10 acres. (2) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. (3) All structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. (4) Parking area(s) shall include sufficient space for parking and maneuvering trucks and stock trailers. (5) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (6) All unpaved areas shall be maintained in a manner which prevents dust from adversely impacting adjacent properties. (7) If located adjacent to residentially zoned property, all animal pens shall be located a minimum of 300 feet from the property line. (8) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: r.• (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.14.1 Metal Fabrication Sho (A) Standards for ASE -CZ Zoning District (1) Facility must be located on a bona fide farm. (2) Minimum lot size: 3 acres. (3) Maximum building size: 3,000 square feet. (4) If located adjacent to residentially zoned property, all buildings and operations must be located a minimum of 200 feet from the property line. 5.14.2 Microbrewery, production (A) Standards for Class B Special Use Permit or ASE -CZ Zoning District (1) If located in an AR or RB zoning district, the microbrewery must be located on a bona fide farm. (a) A microbrewery, production only, that is located on a bona fide farm, and which utilizes primarily crops produced on -site is considered a bona fide farming use and is not subject to zoning regulations. (b) A microbrewery, production only, that does not utilize primarily crops produced on -site, regardless of whether it is located on a bona fide farm, is not considered a bona fide farming use and is subject to the regulations contained in this Ordinance. (2) If located adjacent to residentially zoned property, all buildings shall be located a minimum of 100 feet from the property line. (3) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (b) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (c) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.14.3 Sawmills (A) General Standards for Evaluation and ASE -CZ Zoning District (1) Minimum lot size: 5 acres. 28 New section will require subsequent sections in Article 5 to be renumbered. 270 (2) All structures, equipment, and storage shall be located a minimum of 100 feet from the property line. (3) Hours of operation shall be limited to the hours between 7 a.m. and 7 p.m. (4) Site shall have direct access to major road, as classified in the Orange County Comprehensive Plan, and shall use said road as the primary access, unless approved otherwise in the permit. 5.14.4 Winery, production only (A) Standards for Class B Special Use Permit or ASE -CZ Zoning District (1) If located in an AR or RB zoning district, the winery must be located on a bona fide farm. (a) A winery, production only, that is located on a bona fide farm, and which utilizes primarily crops produced on -site is considered a bona fide farming use and is not subject to zoning regulations. (b) A winery, production only, that does not utilize primarily crops produced on -site, regardless of whether it is located on a bona fide farm, is not considered a bona fide farming use and is subject to the regulations contained in this Ordinance. (2) If located adjacent to residentially zoned property, all buildings shall be located a minimum of 100 feet from the property line. (3) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 gallons of groundwater per day per acre of lot area. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis; (ii) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and (iii) An analysis of whether other wells in the vicinity of the proposed use will be affected by withdrawals made by the proposed use. 5.15.1 Motor Vehicle Sales/ New & Used) in the NC -2 Z g District (A) Standards for the NC -2 Zoni st (1) This use shall o permitted wi ' e Commercial Transition Activity or Comme ' - ndustrial Transition Activity !\!Bde,nd use classifications, as gnated on the Land Use Element Map of the a o Comprehensive Plan 2) The site shall have direct access onto a State maintained roadwa . (3) A maximum of 12 cars may be stored or displayed on -site. 5.16.1 Veterinary Clinic (A) Standards for Class B Special Use Permit or ASE -CZ or MPD -CZ Zoning District (1) In the AR zoning district, this use is intended primarily for large animal facilities but may also contain an ancillary small animal component. (2) If located adjacent to residentially zoned property, all buildings and facilities shall 271 be located a minimum of 100 feet from the property line. 5.16.2 Veterinary Clinic, mobile (A) Standards for Class B Special Use Permit or ASE -CZ or MPD -CZ Zoning District (1) In the AR and R -1 zoning districts, this use is intended to be located on the same property as the operator's residence. The mobile clinic shall be parked to the side or rear of the residence, not in front of the residence, unless permitted otherwise in the permit. (2) For all zoning districts in which this use is permitted, observation shelters for up to three large or small animals shall be considered an accessory use. The permit may specify a greater number of observation shelters and may limit the maximum number of days an individual animal may be observed. (3) If adjacent to residentially zoned property, all mobile clinic operations shall be located a minimum of 100 feet from the property line. (4) Veterinary services whereby the public brings their animal to the mobile clinic location shall not be permitted, unless specifically permitted in the permit. 5.16.3 Veterin (A) Standards for ASE -CZ Zoning District (1) In the ASE -CZ zoning district, this use is intended primarily for large animal facilities but may also contain an ancillary small animal component. (2) If located adjacent to residentially zoned property, all buildings and facilities shall be located a minimum of 100 feet from the property line. 5.17.1 Ch%ches (A) G neral Standards (1) Churches are required to provide setbacks in residential d' ricts; the minimum s I be as follows: Front 45 Side 50 Rear 50 5.17.2 Community Center (A) Standards for Class B Special Use Permit (1) SubmittaMequirements In aedtion to the information required by Section 2.7, following information s-Kall be supplied as part of the application for approval o is use - (a) A description of the exact type of facility planned, the s of the building, the number of participants; a signed statement from the o ers or operators that the facility will be operated by a non - profit orga ation. (b) A site plan showing the location of the existing and proposed buildi s, access points, parking, service areas, and outdoor recreation areas. 272 (2) Section number update E =J (3) (i) Amount of area allocated to each use. (ii) Number of full and part time employees. (iii) Number of clients and /or occupants expected to use the facility. (iv) Proposed hours of operation for non residential uses of the site and within buildings thereon (c) Building plans for all existing or proposed structures to include floor plans, elevations, and sections showing restoration /rehabilitation proposed. Description of how the historical style and character of the building and /or property is to be enhanced. (d) Landscape and tree preservation plan, at the same scale as the site plan, showing existing or proposed trees, shrubs, ground cover and other landscape materials. (e) Statement from the appropriate public service agencies concerning the method and adequacy of water supply and wastewater treatment for the proposed uses. (f) Statement from the appropriate public service agencies concerning the provision of fire, police and rescue protection to the site and structures. (g) Evidence that the property is listed on the National Historic Register or recognized by the State of North Carolina as places of historic interest. (h) The proposed development schedule for the site. Standards of Evaluation (a) The site plan submitted meets all requirements specified in sections 2.7 and 5.5-.4417.4(A)(1). (b) Proposed uses and facilities are complementary and compatible with surrounding area, and appropriate in the location proposed given character of surrounding development The proposed use of the historic structure shall be of such a nature so as to preserve the historic character of the site and the building. Development of the site as proposed would have no adverse impact beyond the building except for appropriate parking facilities (c) Structural alterations of historic structures shall be of such a nature as to preserve the historic character of the building(s) and site. (d) Fire, police and rescue services and water supply and wastewater treatment methods are adequate to serve the proposed uses and facilities. (e) Recreational areas, service areas, parking and screening are adequate for the proposed use(s). (f) The site is served by direct access to a State maintained road. (g) Internal vehicular and pedestrian circulation is adequate for the proposed use(s) Expiration and Renewals (a) This Class A Special Use Permit, if approved, shall be valid for six years, but may be renewed or re- approved by the Board of Commissioners after receiving a report from the Planning Department that the use is, and has been continuously since it was issued, in compliance with provisions of the Special Use Permit. The Orange County Planning Department shall present its report on the compliance of the special use no later than 90 days before the expiration of the Special Use Permit. 273 (ii) A specific statement of the goals and objectives, i.e., exactly what steps will be taken to compensate for lost habitat, etc.; (iii) Detailed descriptions in the form of grading plans, construction plans, and planting plans to illustrate how the objectives will be carried out; (iv) A monitoring and maintenance plan to measure success of the mitigation based on stated objectives. Include a list of parties responsible for monitoring and maintenance, a schedule for each, and how results will be reported to the Planning and Inspections Department; (v) A plan showing how the site will be protected from impacts by human and unwanted animal intrusion, alternate plant species and construction methods that could be used in the event adjustments or substitutions are needed until the mitigation area is established; and (vi) A financial guarantee is required for the total cost of the mitigation project Once the installation is complete, 30% of the amount of the letter of credit or escrow will be held for 12 months or until the site is established, whichever is greater. (d) Traffic Study (i) A traffic impact study is required with all applications for the following: a. Subdivisions with more than 40 lots outside of transition areas, and b. Subdivisions with more than 80 lots within transition areas. (ii) The study shall include an analysis of the need for public road improvements, including pedestrian- oriented enhancements, for on -site and off -site improvements as said improvements relate to the level of service impacted by the development. (iii) The traffic impact study shall be prepared in accordance with the requirements of Section 6.17. (3) Standards of Evaluation (a) The project meets all applicable design standards and other requirements of this Ordinance. (b) The project meets all service provision criteria as set forth below: (i) Fire — identifies the primary and secondary responders and the source(s) of water. (ii) Police — identifies the primary and secondary responders. (iii) Rescue services — identifies the primary and secondary responders. (iv) Water Supply — source and capacity of water supply (v) Wastewater Treatment Methods — provider and capacity of wastewater treatment source. Section number (c) Habitats shall be identified and evaluated in the biological inventory update ==> required by Section 5.4-517.6(A)(2)(b)and are subject to the following: 274 II site improvements such as roads, utilities (includi igation an age structures), habitat enhanceme ecreational amenities, slqnsge, landscaping, open ce, etc. will be maintained in function app ce. (ii) Maintenance specifi ns, if any, oing site management (including prqvisi6hs for handling of storm ce open space areas be submitted as part of the Resources ment n and incorporated into Homeowners' Association documents. 5.17.7 Rural Heritage Museum (A) Standards for Class B Special Use Permit or ASE -CZ Zoning District (1) If located adjacent to residentially zoned property, all buildings, facilities, and parking areas shall be located a minimum of 100 feet from the property line. (2) The maximum building size in an AR or RB zoning district shall be 5,000 square feet. 5.17.8 Rural Special Events (A) General Standards for Evaluation or ASE -CZ or MPD -CZ Zoning Districts (1) Must be located on a bona fide farm. (2) In addition to the requirements in Section 2.5 or 2.9, as applicable, the following information shall be submitted with the application materials: (a) Description of special events to be held on -site, including frequency of events, hours of operation, anticipated attendance, and any other pertinent details. (b) Location of parking area(s). (c) A map depicting surrounding uses and the distance to residential structures. (3) The temporary or seasonal commercial activities that comprise the special event must pertain to agricultural or rural - related activities. (4) If located adjacent to residentially zoned property, all structures, facilities, storage areas, and parking areas shall be setback a minimum of 100 feet from all property lines. (5) Events permitted by right in the AR, RB and AS zoning districts shall be limited to no more than 150 people at one time and shall occur no more than 12 days per year. Events exceeding these limits must be approved as an ASE -CZ or MPD- CZ. (6) Loudspeakers and public address systems shall not be used before 7 a.m. or after 7 p.m. if an existing residence is located within 1,000 feet of the facility, unless approved otherwise in the permit. (7) Special events shall cease no later than 9 p.m. on Sunday through Thursday or 11 p.m. on Friday and Saturday, unless approved otherwise in the permit. (8) Food services are not allowed unless approved in the permit. (9) Documentation shall be submitted from the Fire Marshal and Building Inspections Department stating that all areas open to the public meet state regulations. 275 (1) Minimum lot area, lot width, and setback requirements as specified in Articl of this Ordinance may be reduced for lots created as part of Z,-,ee opment subdivision as provided in Section 7.13 of this Ordinance. (C) Fla ots (1) lots as defined in Article 10 are accommodated for ction 7.7 o is Ordinance 6.2.3 Clustering (A) UNIV -CA &UNIV — PW Wa rshed Protecti Overlay Districts (1) Clustering of residential I is mitted in accordance with Section 7.12 of this Ordinance. (2) Each lot shall contain minimum o ne acre. (B) All Other Overlay Dist ' is Clustering of resi ntial lots is permitted in accordance ith Section 7 13 of this Ordinance. 6.2.4 Irregular Lot Any irr lar lot of record at the time these regulations became effective may be bdivided in co iance with applicable subdivision regulations and improvement requirements, t reate dditional regular lots, provided that such lots meet all requirements of the district and th no residual substandard lots remain as a result of such action. 6.2.5 Principal Uses There shall be no more than one principal use on any zoning lot except where. (A) Permitted as a CU District or CZ District; or (B) The parcel is located within an Economic Development District, Commercial Transition Activity Node, Commercial - Industrial Transition Activity Node, Rural Neighborhood Activity Node, or Rural Community Activity Node, as designated by the Comprehensive Plan; or (C) The parcel is less than 2 acres in size, and non - residential multiple uses are proposed within a single principal structure; or (D) One of the uses is an unstaffed telecommunications tower subject to a year -to -year or other short term lease; or (E) The use(s) is /are marked with ^ in the Table of Permitted Uses (Section 5.2.1) and is /are located on a bona fide farm. 6.2.6 Principal Structures (A) Residential (1) There shall be no more than one principal structure permitted on any residential zoning lot, with the exception of the following: (a) Multi- family developments which have received approval as a CU District or CZ District, or (b) Temporary use of mobile homes for custodial care approved in accordance with the provisions of Section 5.4.4(B), or (c) During the installation or construction of a permanent unit on the same lot, as provided in Section 5.4.4 of this Ordinance, or 276 (d) Duplexes, on lots that have twice the required lot area of the zoning district. (B) Non - Residential (1) There shall be no more than one principal structure permitted by right on any non - residential zoning lot greater than two acres in size, unless: (a) pPermitted as a CU District or CZ District, or (b) tThe zoning lot is located within an Economic Development District, Commercial Transition Activity Node, Commercial - Industrial Transition Activity Node, Rural Neighborhood Activity Node, or Rural Community Activity Node, as designated by the Comprehensive Plan -; or (c) The structure(s) is /are located on a bona fide farm and is /are utilized for a use(s) that is /are marked with ^ in the Table of Permitted Uses (Section 5.2.1). 2.7 Corner Lot Setback on the Side Street Any corner lot of record in a residential zoning district abutting a side street shall meet the inimum required setbacks of the zoning district in which it is located; provided, howev, r, that th' requirement does not reduce the width of area suitable for building to less than feet. FigL)ve 6.2.7: Corner Lot Setbacks on Side Street Ln r-t h 6.2.8 Additional Districts Buildable Area i ! Front Yard Sed Side Yard Setb; v m � 3 m � � a m a � — 6 Front Yar tback Side Street Required in for Non - Residential Lots AbuttingResidential Zoning In all no esidential zoning districts, except 1 -1, 1 -2, 1 -3, and El, required side d rear setbacks adjaco to residentially zoned land, shall be equal to the required side or rear s ack of the adia6ent residential district. 6.2.9 Permitted Projections Into Required Open Space (A) Certain architectural features, such as cornices, eaves and gutters, may project into required open space as follows: 277 following general provisions are applicable to MPD -CZ applications and ted use, special use, accessory use, and conditional use in Economic Diopment Districts: / (1) All u%-es and activities must provide secure, safe, and sanit facilities for the storage. pickup of solid waste and recyclables. Suc acilities must be convenient collection and must be appropriate to U type and size of use or activity beings ed. (2) All solid waste and r clables storage fatly � s must be screened in accordance with Sections 6.4 and 6. of this Ordina e. (3) All uses and activities must re ov ecyclable materials from the solid waste generated and make them avai e for recycling. Recyclable materials, consisting of glass, metal c plas ' containers, corrugated cardboard and white office paper, news pers, and mo r oil, must not be mixed with or disposed of with oth solid waste. (4) All uses and ac hies shall remove or cause to b removed all solid wastes from the site or p erty before harborage of such waste Bates a health hazard. (5) Each ster Plan and site plan must be accompanied by olid Waste Ma gement Plan, including a recycling plan and a plan for t management of nstruction and land clearing debris. The recycling plan must p ide information regarding the type and quantity of recyclable materials g erated each month, and the facilities to be provided for collection and storage. Management plans for construction and land clearing debris must identify t type and quantity of debris as well as its disposal location 6.4.10 Service & Outdoor Storage (A) General Standards (1) Building service and loading areas must be conveniently located and accessible for normal service and maintenance needs, including the provision of adequate turning radii and parking areas for service vehicles. Such areas are to be located at the side or rear of the principal building(s), and designed so that all service and loading operations occur within the confines of the building site. (2) Outdoor storage shall be located only to the side and rear of a building. No outdoor storage is permitted to the front of a building. (3) If located adjacent to residentially zoned property, outside storage areas shall be screened from view of the residentially zoned property and shall be located a minimum of 100 feet from the property line.zs (B) Additional Standards in Economic Development Districts (1) Exterior storage for materials, supplies, and equipment may only be located at the side or rear of a building and only in totally enclosed screened areas. Exterior storage areas must never be located to the front of any building unless screened from view through the use of fencing, walls and /or landscaping, in accordance with Section 6.8 of this Ordinance 29 While not only related to ASE uses, staff is suggesting the language regarding outdoor storage be included at this time because it is a direction Orange County has been going for several years in regards to outdoor storage areas. Staff is specifically noting that including the language in this section will make it apply in all commercial, industrial, economic development, and conditional districts (See 6.4.1(B)). If not included as part of this amendment package, additional standards (Article 5) may need to be added for some uses. 278 (2) The Planning Dlrec onI or the health and status of caping. 6.8.6 Land Use Buffers (A) Purpose Land use buffers are intended to screen and buffer lower intensity /density uses from incompatible higher intensity /density land uses. Buffers reduce adverse visual effects, as well as noise, dust, and odor. (B) Applicability Land use buffers will be required based on the zoning district of the proposed use and the zoning district of the adjacent uses. (C) Location (1) Required land use buffers shall be located along the interior or street lot lines nearest the adjacent streets, land uses and /or zoning designations. Buffers shall not be located on any portion of an existing or proposed street right of way, drainage or utility easement. (2) No building or structure of any type shall be erected, constructed or Installed in a required land use buffer. (D) Land Use Buffer Table (E) Natural Buffers 30 The AS zoning district does not currently appear on this chart. Staff is suggesting the AS zoning district be added to the chart to require that property zoned AS is also required to provide a buffer. TABLE 6.8.6.D: LAND USE BUFFERS 0-' M in ZONING N OR USE v J OF ADJACENT v LU PROPERTIES 2 a rj ¢ = c7 W w it W � D Q i.i CL N Z Q I U M U V — N r' - W _ W W Z -' W Q W O W O U a LL J W D U U Q Q .:. 0000 ©a ©v ©000 ..: - 0000 ©vo ©0000 :: 0000 ©000 ©000 v ©a000000© ' ©000 ©000 ©000 00 ©0 ®0000000 © ©000 0 ©0 0 0 • . = vv (E) Natural Buffers 30 The AS zoning district does not currently appear on this chart. Staff is suggesting the AS zoning district be added to the chart to require that property zoned AS is also required to provide a buffer. E nges are proposed on this page. luded so the buffer table would ily available. (1) If there is existing, healthy, natural vegetation in the area of a required buffer, it must be preserved. If the vegetation is removed for any reason, other than in accordance with an approved landscape and tree preservation plan, the dimensions of the buffer shall be increased 50% and the number of required plantings shall be increased 50 %. (2) The critical root zones of trees within the buffer must be protected if the applicant seeks credit for preservation of existing trees. For example, if a required buffer has a dimensional width of 30 feet, and the critical root zone extends beyond the 30 feet, the buffer will be extended to the edge of the critical root zone in the area around the tree. (3) If necessary, a natural buffer will be supplemented with additional plantings in order to meet the Constructed Buffers standards established herein. (F) Constructed Buffers (1) If existing plantings are not sufficient to meet the buffer standards established in this Section, additional plantings shall be installed. (2) The plant units listed below will be considered comparable, and therefore interchangeable, as set forth below. (3) Option 2, Deciduous, shall not be permitted when the proposed use is non- residential and is proposed next to a residential district or use, unless employed with a wall, as set forth herein. 279 1 Canopy Tree 2 Canopy Tree 0 Canopy Tree 0 Canopy Tree 0 Evergreen Tree 0 Evergreen Tree 2 Evergreen Tree 0 Evergreen Tree 1 Deciduous 2 Deciduous 0 Deciduous 3 Deciduous F. 20 Understory Understory Understory Understory 2 Evergreen 0 Evergreen 3 Evergreen 2 Evergreen Understory Understory Understory Understory 13 Shrubs Tree 12 Shrubs Tree 13 Shrubs Tree 10 Shrubs Tree 1 Canopy Tree 2 Canopy Tree 0 Canopy Tree 0 Canopy Tree 0 Evergreen Tree 0 Evergreen Tree 2 Evergreen Tree 0 Evergreen Tree 1 Deciduous 2 Deciduous 0 Deciduous 3 Deciduous E3 30 Understory Understory Understory Understory 2 Evergreen 0 Evergreen 3 Evergreen 2 Evergreen Understory Understory Understory Understory 13 Shrubs Tree 12 Shrubs Tree 13 Shrubs Tree 10 Shrubs Tree 3 Canopy Tree 3 Canopy Tree 0 Canopy Tree 0 Canopy Tree 1 Evergreen Tree 1 Evergreen Tree 4Evergreen Tree 0 Evergreen Tree 2 Deciduous 2 Deciduous 0 Deciduous 7 Deciduous Cl 40 Understory Understory Understory Understory 5 Evergreen 5 Evergreen 9 Evergreen 5 Evergreen Understory Understory Understory Understory 40 Shrubs Tree 40 Shrubs Tree 38 Shrubs Tree 30 Shrubs Tree 6 Canopy Tree 7 Canopy Tree 0 Canopy Tree 0 Canopy Tree 1 Evergreen Tree 0 Evergreen Tree 7 Evergreen Tree 0 Evergreen Tree 4 Deciduous 10 Deciduous 0 Deciduous 12 Deciduous D 50 Understory Understory Understory Understory 9 Evergreen 0 Evergreen 16 Evergreen 9 Evergreen Understory Understory Understory Understory 70 Shrubs Tree 67 Shrubs Tree 68 Shrubs Tree 53 Shrubs Tree 279 .i TABLE 6.8.6.F: BUFFER TYPES BUFFER MINIMUM OPTION 1 OPTION 2 OPTION 3 OPTION WIDTH TYPE DECIDUOUS EVERGREEN OVERHEAD Plant Material Required Per 100 Linear Feet 6 Canopy Tree 8 Canopy Tree 0 Canopy Tree 0 Canopy Tree 1 Evergreen Tree 0 Evergreen Tree 8 Evergreen Tree 0 Evergreen Tree 4 Deciduous 11 Deciduous 0 Deciduous 13 Deciduous E 75 Understory Understory Understory Understory 10 Evergreen 0 Evergreen 17 Evergreen 10 Evergreen Understory . Understory Understory Understory 77 Shrubs Tree 73 Shrubs Tree 74 Shrubs Tree 58 Shrubs Tree 7 Canopy Tree 10 Canopy Tree 0 Canopy Tree 0 Canopy Tree 1 Evergreen Tree 0 Evergreen Tree 10 Evergreen Tree 0 Evergreen Tree 5 Deciduous 13 Deciduous 0 Deciduous 16 Deciduous F 100 Understory Understory Understory Understory 12 Evergreen 0 Evergreen 20 Evergreen 12 Evergreen Understory Understory Understory Understory 85 Shrubs Tree 80 Shrubs Tree 83 Shrubs Tree 65 Shrubs Tree Planting Requirements Street Trees 1) Street trees shall be required at the rate of one canopy tree and on nderstory, either deciduous or evergreen, tree for every 65 feet of street fr age along xisting and proposed public and private streets, not includi alleys. (2) To e nce the natural appearance in the rural areas the County, canopy and understo trees shall be planted, and clustering i ncouraged. However, there must be at le t one tree every 100 feet of str frontage. (3) In all developments ubject to the provis' ns of this section, the developer shall either retain or plant tre within the ont yard setback along all existing and proposed street frontages, bli nd private, except for alleys. (4) If a conflict exists with pub' utiliti alternate plantings consisting of a greater number of understory es will be pe itted. (5) Street trees shal e of a species included o the Planning Director's list of acceptable s et tree species. (B) Between Lot P ntings (1) ere a land use buffer is not required, a landscape area to feet in width exclusive of drainage and /or utility easements shall be provide ong the interior side and rear lot lines of each lot being developed. If there are no e ting trees, the developer shall provide a minimum of one tree per one thousand sq e feet of land contained within the ten foot landscape area. 281 TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS USE MINIMUM PARKING REQUIREMENTS AGRICULTURAL USES Agricultural Processing Facility One space per employee plus one space per 200 square feet of any accessory retail sales area Agricultural Processing Facility, Community One space per employee plus one space per 200 square feet of any accessory retail sales area Agricultural Service Uses One space per 400 square feet of gross floor area Cold Storage Facility One space per employee Community Farmers' Market One space per 200 square feet of gross floor /selling area or a minimum of fives aces whichever is greater Composting Operation One space per employee Cooperative Farm Stand One space per 200 square feet of gross floor /selling area or a minimum of fives aces, whichever is greater Equestrian Center One space per horse stall plus one space per employee plus one s ace er 4 spectator seats Farm Equipment Rental,,& Sales and Service One space per 400 square feet of gross floor area Farm Supply Store One space per 300 square feet of gross floor area Feed, Seed, SteFage and DrnrocSIRg Mill One space per employee on shift of maximum employment Greenhouses with 4On Premises Sales4 One space per 400 square feet of gross floor area Meat Processing Facility One space per employee Stables, Commercial One space per three horses (or other equine) kept on site Stockyards / Livestock Markets CHILD CARE Child Care Facilities One space per employee plus one space per 4 spectator seats OR one space per employee plus one space per 50 square feet of event area, whichever is areater . EDUCATIONAL One space per staff member and one space per five children Daycare Center in a Residence One space per staff member and one space per five children Schools: Elementary, Middle & Secondary One space per staff member One space per staff member and Ones ace per four students Schools. Vocational One space per two students _ Schools: Dance, Art & Music One space per four students Universities, Colleges and Institutes One space per three students at design capacity of building(s) Libraries Adult Uses One space per four seats COMMERCIAL USES One space per 200 square feet of gross floor area Banks & Financial Institutions One space per 200 square feet of gross floor area; plus five stacking spaces per drive -in window Beauty & Barber Shops One space per 200 square feet Country Store One space per 300 square feet of gross floor area Drive -In Theaters no requirement Funeral Homes One space per four seats Garden Center with On Premise Sales One space per 300 square feet of gross floor area Sales\ n I shift Af .. pl ment Greenhouses (No OR _or,,,., ses --� r per l Hotels, Motels, Motor Lodges One space per lodging unit, plus one space per employee 282 Kennels /Riding Stables One space per four pens or stalls Laundry & Dry Cleaning Services One space per 300 square feet of gross floor area Metal Fabrication Shop One space per employee Microbrewery with Minor Events One space per employee plus one space per 300 square feet of retails ace ones ace per 50 square feet of event area Microbrewery with Major Events One space per employee plus one space per 300 square feet of retails ace ones ace per 50 square feet of event area Night Clubs, Bars, Pubs One space per four seats Offices and Personal Services, Class 1 One space per 300 square feet of gross floor area Offices and Personal Services, Class 2 One space per 300 square feet of gross floor area Offices and Personal Services, Class 3 One space per 300 square feet of gross floor area Repair Services: Electronic & Appliance One space per 300 square feet of gross floor area Restaurants: Carry Out 15 spaces plus one space per 50 square feet of gross floor area Restaurants: Drive -In 15 spaces, plus one space per 50 square feet of gross floor area Restaurants* General One space per four seats or one space for every 50 feet of floor area for ublic use, whichever is greater Retail trade, Class 1 One space per 300 square feet of gross floor area Retail trade, Class 2 One space per 300 square feet of gross floor area Retail trade, Class 3 One space per 200 square feet of gross floor area Rural Guest Establishments Bed & Breakfast One space per guest room, plus one space per employee, plus two spaces for the residence Rural Guest Establishments: Bed & Breakfast Inn One space per guest room, plus one space per employee, plus two spaces for the residence Rural Guest Establishments: Country Inn One space per guest room, plus one space per employee, plus one space for every four seats in the restaurant, plus two spaces for the residence (if applicable) Storage & Warehouse Inside Building One space per employee Storage of Goods: Outdoor One space per employee Taxidermy One space per 400 square feet of gross floor area Tourist Home One space per lodging unit Wholesale Sales One space per employee on shift of maximum employment Winery with Minor Events One space per employee plus one space per 300 square feet of retails ace ones ace per 50 square feet of event area Winery with Major Events Extraction of Earth Products Governmental Protective Services One space per employee plus one space per 300 square feet of retails ace ones ace per 50 square feet of event area EXTRACTIVE USES no requirement GOVERNMENTAL USE One space per employee on the shift of maximum employment Police and Fire Stations no requirement Military Installations National Guard & Reserve Armory) MANUFACTURING, Industrial, Light no requirement ASSEMBLY & PROCESSING One space per employee on the shift of maximum employment Industrial, Medium I One space per employee on the shift of maximum employment 283 TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS USE MINIMUM PARKING REQUIREMENTS Industrial, Heavy One space per employee on the shift of maximum employment Metal Fabrication Shop One space per employee Microbrewery, production only One space per employee Printing and Lithography One space per employee Sawmills One space per employee inery, production only ARimal Veterinary HospitalsLA4etefiwaRans One space per employee One space per 200 square feet of gross floor area Health Services; Under 10,000 Square Feet One space per 300 square feet of gross floor area Health Services, Over 10,000 Square Feet One space per 200 square feet of gross floor area Hospitals One space per 4 four beds Veterinary Clinic One space per employee plus one space per 300 square feet of ross floor area Veterinary Clinic, mobile Amusement Areas One space per employee RECREATIONAL USES One space per 50 square feet Athletic Field Ten spaces per field Basketball Court Five spaces per court Billiard or Pool Hall Two spaces per table Botanical Gardens & Arboretums Two spaces per acre Bowling Establishment Three spaces per lane Camp / Retreat Center Five spaces for first two acres of recreation space and one space for each additional acre thereafter Golf Courses Two spaces per tee Guest Ranch One space per guest room, plus one space per employee. Additional parking may be required based on facilities and uses proposed. Health Exercise Facility One space per 50 square feet Pitch and Putt Courses Two spaces per tee Shooting Ranges One space per target area Skating Rink One space per 200 square feet Subdivisions - Private Recreational Facilities Dedicated Recreational Land Five off - street parking spaces for first two acres of each recreational site plus one space for each additional acre thereafter Swimming Pool One space for every five patrons, based on maximum design capacity Soccer Fields, Ball Fields Eight spaces per acre Tennis, Handball, Racquet Ball Courts Two spaces per court Basketball Courts Five spaces per court Picnic Shelter Area One space for every ten patrons, based on maximum design - capacity Swimming Pool One space per 140 square feet Tennis, squash, Handball or Racquet Ball Court Dwelling, Multi - family Two spaces for every court RESIDENTIAL One space per dwelling unit 284 TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS USE MINIMUM PARKING REQUIREMENTS Efficiency One and one -half space per dwelling unit One bedroom Two spaces per dwelling unit Two bedroom Dwelling, Single Family One space per dwelling unit Dwelling, Two Family One space per dwelling unit Family Care Facilities One space per three residents, One space per employee on the shift of maximum employment Group Care Facilities One space per two beds; Ones ace er employee on shift of the maximum employment Membership Lodges (Sororities and fraternities One space per lodging resident member Mobile Homes One space per unit Rehabilitative Care Facility One space per two beds; Ones ace per staff member Rooming House One space per lodging unit Portable TEMPORARYUSES I See appropnate uses Bus Passenger Shelters TRANSPORTATION no requirement Bus Terminals and Garages no requirement Motor Freight Terminals One space per employee Motor Vehicle Maintenance & Repair (Body Shop) One space per each service bay and mechanic Motor Vehicle Sales Rental (New and Used) One space per 400 square feet of gross floor area Motor Vehicles Service Stations One space per each service bay and mechanic Parking as Principle Use Surface or no requirement Structure Petroleum Products, Storage and One space per employee Distribution Postal and Parcel Delivery Services One space per employee on shift of maximum employment and one s i2ace ger 800 s uare feet of qross floor area Public Utility Stations & Substations, UTILITIES Pumping Stations, Switching Stations, no requirement Telephone Exchanges Radio & Television Transmitting & Receiving Towers, Water Treatment & Sanitary no requirement Sewage Treatment Plants, Elevated Water Storage Tanks Transmission Lines no requirement Landfills (2 acres or more) WASTE MANAGEMENT no requirement Waste Management Facility, Hazardous and Toxic One space per employee on shift of maximum employment MISCELLANEOUS Airport General Aviation One space per four air vehicles Assembly Facility Greater than 300 One space per two seats Assembly Facility Less than 300 One space per two seats Cemetery no requirement S TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS USE MINIMUM PARKING REQUIREMENTS Church One space per four seats Clubs or Lodges, Social One space per three members Community Center One space per 400 square feet of gross floor area Crematoria One space per employee Research Facility One space per employee Research Lands & Installations , Non - Profit no requirement Rural Heritage Museum One space per 400 square feet of gross floor area Rural Special Events One space per employee plus one space for 50 square feet of event area 8 Determination For Unlisted Uses e Planning Director shall make a determination of the minimum required off - street par g spa for uses not specifically listed in this Section. In reaching the determination e Planning Director consider the following: (1) equirements for similar uses, (2) The n ber and kind of vehicles likely to be attra d to the proposed use, and (3) Studies of th arking requirements of suc ses in other jurisdictions. 6.9.9 Fractional Results When the number of parking spaces requ fraction of less than one -half may be E as one parking space. 6.9.10 Off - Street Park (A) Stan (2) this Section results in a fractional space, any raction of one -half or more shall be counted ing Desjg6Standards \ marking Spaces Each parking space shall have a minimum area of 180 square et and have a minimum width of 9 feet. Wheel stops or curbs may be required to prevent encroachment on pede 'an ways and /or landscaping. r: MIN, DEFINITIONS Related to Agricultural Support Enterprises In an effort to minimize the number of pages for the amendment package, relevant definitions have been extracted from the UDO and proposed new definitions are listed as a group. After approval, the definitions will be inserted alphabetically into Article 10 of the UDO. Revised Definitions of Existinq Terms: INN Stable, Commercial eRsure we GORMUOUS Gare ot the animals kept en site.- An establishment for boarding, breeding, training or raising of horses, ponies, mules, and /or donkeys for a fee; and /or rental of horses, ponies, mules, and /or donkeys for riding, driving, and /or instruction. Exercise rings shall be considered accessory uses to a commercial stable. Smaller scale events, such as horse shows expected to generate less than 80 traffic trips per day, may be held no more often than once per month. The operator of a commercial stable may reside on the property to ensure the continuous care of animals kept on the site. Proposed Definitions for New Terms Agricultural Processing Facility, Community A facility utilized for the processing of produce and /or other commodities produced by no more than 5 cooperative farm partners for the consumption of others (e.g. small canning operation); Activities shall include, but may not be limited to, canning, dehydrations, washing, cutting or basic preparation of raw produce but does not include processing of live animals (see Meat Processing Facility). May include accessory retail sales of products processed on -site. Agricultural Processing Facility A facility utilized for the processing and packaging of produce and /or other commodities for transport to off -site wholesale or retail establishments. Facilities may be utilized by farm -based producers, restaurateurs, caterers, food entrepreneurs, and the like. Activities shall include, but may not be limited to, canning, dehydrations, washing, cutting or basic preparation of raw produce.prior to shipment but does not include processing of live animals (see Meat Processing Facility). May include accessory retail sales of products processed on -site. Agritourism A business directly related or incidental to agricultural activities occurring on the bona fide farm on which it is located and conducted for the enjoyment or education of the public. Cold Storage Facility 1 This is considered a bona fide farm operation under State Statutes and cannot be regulated with zoning so staff is suggesting it be deleted from the UDO. 287 A facility used to warehouse perishable foods and products prior to transport Community Farmers' Market An enclosed or open -air facility for the retail sale of locally produced vegetables, flowers, meats, commodities, plants, crafts, etc. For the purpose of this definition, "local' means Orange County and counties that share a border with Orange County. Composting Operation A facility designed and used for transforming food, yard waste and other organic material into soil or fertilizer through biological decomposition. This does not include backyard composting bins serving individual families. Cooperative Farm Partner A local farmer or producer of agricultural products who forms a business arrangement with other local farmers and /or producers to collectively process, market, and /or sell agricultural goods. For the purpose of this definition, "local' means Orange County and counties that share a border with Orange County. Cooperative Farm Stand An open -air facility, located on a bona fide farm, for the retail sale of produce, agricultural products, and/ or plants produced on -site and from not more than 4 other cooperative farm partners. Country Store An enclosed market not exceeding 1500 square feet in size for the retail sales of a variety of merchandise, which must include locally produced products. For the purpose of this definition, "local" means Orange County and counties that share a border with Orange County. Equestrian Center A facility designed and intended for the display of equestrian skills and the hosting of events including, but not limited to, show jumping, dressage, rodeos, general horse /mule shows, and similar equestrian disciplines. Events may be larger scale, such as horse shows expected to generate more than 80 traffic trips per day, and may be held more frequently than once per month. A commercial stable may be included on the site. Farm Equipment, Non -Farm Use of Commercial use of the farm equipment owned /leased by, and stored on, a bona fide farm non - farming activities away from the bona fide farm. Examples include grading services and landscaping services. Farm Equipment Rental, Sales and Service An establishment engaged in the rental, sales, service, and /or repair of construction or farm equipment, including excavators, loaders, graders, bulldozers, farm tractors 50 horsepower or more in size and other large, heavy -duty types of equipment used in the construction or farming industries but not including horse trailers, trucks, or other vehicles designed for use on public roads. Farm Supply Store An establishment engaged primarily in the sale or rental of farm tools, small farming equipment, and farm supplies. Retail sales of animal feed, grain, hardware, lumber, tack, riding attire, animal care products, and the like may be an ancillary activity. Feed Mill A building with machinery and apparatus for grinding and /or bagging grain. Guest Ranch .. A rural lodge providing overnight accommodations for transient guests seeking a vacation experience characteristic to that of a rural ranch; onsite facilities may include lodge or cabin accommodations, dining facilities, barns, dance hall and recreational facilities, including but not limited to riding rings, trails, fishing holes and swimming facilities. Meat Processing Facility, Community A smaller scale facility, located on a bona fide farm, where livestock or wildlife is slaughtered, processed, and packaged for personal consumption and /or wholesale or retail sale. The livestock must be raised on the subject farm and from 1 to 4 other cooperative farm partners. Meat Processing Facility, Regional A larger scale facility where livestock is slaughtered, processed, and prepared for distribution for wholesale or retail sale. Metal Fabrication Shop A facility that is engaged in the shaping of metal and similar materials for wholesale or retail sale. Microbrewery, production only A facility that produces less than 15,000 barrels per year of craft malt beverages for wholesale or retail sale and consumption off the premises. Shall be considered a bona fide farming use if located on a farm and using primarily crops produced on -site. Microbrewery with Minor Events A facility that produces less than 15,000 barrels per year of craft malt beverages for consumption on- or off -site with limited hours for tours of the facility and tastings of the products produced on -site, and small periodic events that are expected to attract fewer than 150 people to the site. Food services may be permitted under the conditional zoning or special use permit approval. Microbrewery with Major Events A facility that produces less than 15,000 barrels per year of craft malt beverages for consumption on- or off -site with tours of the facility, tastings of the products produced on -site, and periodic events that are expected to attract more than 150 people to the site. Food services may be permitted under the conditional zoning or special use permit approval. Rural Heritage Museum A facility which stores and exhibits objects of historical, agricultural, and /or cultural interest for the purpose of educating the public about the rural heritage of Orange County and surrounding areas. Rural Special Event A temporary or seasonal commercial activity that occurs on a bona fide farm and which is expected to attract more than 20 people at any given time. Saw Mill A facility where off -site logs or timber are sawn, planed or otherwise processed into lumber or other wood products; not including the processing of timber for use on the same parcel of property. Stockyard / Livestock Market A facility where livestock are kept temporarily awaiting purchase and /or transport; such facilities may include enclosed pavilions, grandstands, paddocks, and stalls. Taxidermy The practice of preparing and preserving the skins of animals and of stuffing and mounting them in lifelike form. WE Veterinary Clinic A facility staffed by at least one licensed veterinarian for the care and treatment of large and /or small animals. Such facilities may include grooming and short -term boarding as incidental uses. Veterinary Clinic, mobile A mobile medical facility staffed by one or more licensed veterinarians to provide care, diagnosis, and treatment of animals in need of medical or surgical attention. Veterinary Hospital A facility staffed by at least one licensed veterinarian for the specialized treatment of large and /or small animals. Said facilities may provide emergency medical services during and outside of normal business hours. Overnight care may be provided when it is necessary for the medical treatment of the animal. Winery, production only A facility utilized for making wines for wholesale or retail sale and consumption off the premises. Shall be considered a bona fide farming use if located on a farm and using primarily crops produced on -site. Winery with Minor Events A facility utilized for making wines for consumption on- or off -site with limited hours for tours of the facility and Castings of the products produced on -site, and small periodic events that are expected to attract fewer than 150 people to the site. Food services may be permitted under the conditional zoning or special use permit approval. Winery with Major Events A facility utilized for making wines for consumption on- or off -site with tours of the facility, tastings of the products produced on -site, and periodic events that are expected to attract more than 150 people to the site. Food services may be permitted under the conditional zoning or special use permit approval. Relevant Existina Terms, no chanqes proposed: Agricultural Services Commercial activities offering goods and services which support production of agricultural products or processing of those products to make them marketable. Examples include, but are not limited to, soil preparation, animal and farm management, landscaping and horticultural services, specialized commercial horticulture, specialized animal husbandry, biocide services, retail sales of farm /garden products, supplies and equipment, equipment rental and repair service, tack shop, farrier, blacksmith, welding shops, facilities for animal shows, animal sales and auctions, agriculture -based clubs /meeting halls, storage of agricultural supplies and products, and processing plants for agricultural products including wineries and canneries. Camp A recreation use which may include locations for tents, cabins, or other recreational sleeping structures, but would not include mobile homes or recreation vehicles. A camp may be owned by a profit or not -for- profit corporation. Farming The use of land consistent with the State of North Carolina's definition of farming, as contained in the General Statutes. 290 Farm, Bona Fide The use of land meeting the criteria for "Farm" as defined by the State of North Carolina in the General Statutes. Garden Center Retail sales operation providing lawn and garden supplies and small equipment rental primarily for home landscaping. Typical products include, but not limited to, decorative stone, garden ornaments, decorative pots, container plant stock, and bagged or bulk sand, mulch and topsoil. Seasonal sales such as Christmas trees, pumpkins and flowers are permitted in the outdoor display area. Retreat Center A new or existing facility operated by a corporation or association of persons or churches for social and recreational purposes. A retreat center may be owned by a profit or not - for - profit corporation. Rural Guest Establishments A temporary lodging facility that is compatible to the primary land use of agriculture, forestry, open space, or otherwise rural residential activities. Rural guest establishments consist of three subcategories based on intensity and permit requirements, Bed and Breakfast, Bed and Breakfast Inn, and Country Inn, which are further defined below. A. Bed and Breakfast: A private, owner - occupied dwelling in which the frequency and volume of paying guests is incidental to the primary use of the building as a private residence One to three guestrooms are made available to transient visitors. The establishment shall not contain restaurant facilities, but may provide food service for transient guests only. (Zoning Permit) B. Bed and Breakfast Inn: A business operated in a structure which is used primarily for providing overnight accommodations to the public, even though the owner or manager lives on the premises. The number of guestrooms may range from four to no more than eight. The establishment shall not contain restaurant facilities, but may provide food service for transient guests only. (Class B SUP) C. Country Inn: A business, which offers accommodations and dining in a predominately rural area. Overnight accommodations are available, and a full - service restaurant provides breakfast, lunch and dinner to guests and the general public. The number of guestrooms may range from four to no more than 24. The restaurant shall contain no more than 60 seats. (Class A SUP) 291 2030 Comprehensive Plan Amendments 292 No revisions on first two pages - included for Cz...• �•. information only. See third page for changes. , <.,ea Appendix F. Relationships Between Land Use Classifications and Zoning Districts Per the Orange County Unified Development Ordinance, zoning districts are applied to Land Use classifications and overlays in accordance with this appendix. A matrix is provided at the end of this appendix that links the zoning districts to the land use classifications and overlays listed. TRANSITION LAND USE CLASSIFICATIONS CHAPEL HILL AND CARRBORO TRANSITION On November 2, 1987, a Joint Planning Agreement was adopted by Orange County and the Towns of Chapel Hill and Carrboro. The Agreement became effective on November 14, 1988, following the adoption, by Orange County, of zoning plans prepared by the two municipalities for their respective Transition Areas. The applied zoning districts are those contained in the Chapel Hill Land Development Ordinance and the Carrboro Land Use Ordinance, and are consistent with the land use plan categories contained in the Orange County Chapel Hill Carrboro Joint Planning Land Use Plan. Reference should be made to the appropriate municipal ordinance and zoning map for a description of the districts and applicable development standards. Under the terms of the Joint Planning Agreement, the Towns of Chapel Hill and Carrboro are responsible for permit administration within their respective Transition Areas. 10 -YEAR TRANSITION Identifies areas changing from rural to urban in form and density. All densities of residential development would be appropriate. Non - residential uses implemented in accordance with small area plans and /or overlay districts may be appropriate. The applied zoning districts include: R -1 (Rural Residential); R -2 (Low Intensity Residential), R -3 (Medium Intensity Residential), and R -4 (Medium Intensity Residential); and R -5 (High Intensity Residential), R -8 (High Intensity Residential), and R -1 3 (High Intensity Residential) residential uses, and Zoning Overlay Districts. 20 -YEAR TRANSITION Identifies areas changing from rural to urban in form and density. All densities of residential development would be appropriate. The applied zoning districts include: R -1 (Rural Residential); R -2 (Low Intensity Residential), R -3 (Medium Intensity Residential), and R -4 (Medium Intensity Residential); and R -5 (High Intensity Residential), R -8 (High Intensity Residential), and R -13 (High Intensity Residential) residential uses. COMMERCIAL TRANSITION ACTIVITY NODE Identifies areas changing from rural to urban in form and density. A full range of intensities of commercial development would be appropriate. The applied zoning districts include: LC -1 (Local Commercial); NC -2 (Neighborhood Commercial); CC -3 (Community Commercial); GC -4 (General Commercial); and 0/1 (Office/ Institutional). COMMERCIAL - INDUSTRIAL TRANSITION ACTIVITY NODE Identifies areas changing from rural to urban in form and density. A full range of commercial and industrial activities would be appropriate and allowed. The applied zoning districts include: 1 -1 (Light Industrial); 1 -2 (Medium Industrial); 1 -3 (Heavy 10 IF- 6(6 - 3_J Industrial); LC -1 (Local Commercial); NC -2 (Neighborhood Commercial); CC -3 (Community Commercial); GC -4 (General Commercial); and 0/1 (Office /Institutional). ECONOMIC DEVELOPMENT TRANSITION ACTIVITY NODE Identifies areas along major transportation corridors that may be in proximity to 10- Year or 20 -Year Transition areas of the County which have been specifically targeted for economic development activity, consisting of light industrial, distribution, flex space, office, and service /retail uses. Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The applied zoning districts are EDB -1 (Economic Development Buckhorn Lower Intensity), EDB -2 (Economic Development Buckhorn Higher Intensity), EDE- 1 (Economic Development Eno Lower Intensity), EDE -2 (Economic Development Eno Higher Intensity), EDH -1 (Economic Development Hillsborough Linear Office), EDH -2 (Economic Development Hillsborough Limited Office), EDH -3 (Economic Development Hillsborough Limited Office with Residential), EDH -4 (Economic Development Hillsborough Office), EDH -5 (Economic Development Hillsborough Office /Flex). RURAL LAND USE CLASSIFICATIONS RURAL BUFFER Only very low density residential and agricultural uses are appropriate in the Rural Buffer. The applied zoning district is RB (Rural Buffer). RURAL RESIDENTIAL Identifies rural areas to be developed as low intensity and low density residential. The applied zoning district is R -1 (Rural Residential). AGRICULTURAL RESIDENTIAL Agricultural activities and associated residential and commercial uses predominate. The applied zoning districts reflect this primary land use and include: AR (Agricultural Residential) and AS (Agricultural Services). RURAL COMMUNITY ACTIVITY NODE Identifies rural crossroads communities throughout the County where small scale commercial activities serving the community and surrounding area are appropriate. The applied zoning districts include: LC -1 (Local Commercial) and NC -2 (Neighborhood Commercial). RURAL NEIGHBORHOOD ACTIVITY NODE. Identifies areas in the County where small scale commercial uses serving the population in the surrounding area are appropriate. The applied zoning districts include: LC -1 (Local Commercial) and NC -2 (Neighborhood Commercial). RURAL INDUSTRIAL ACTIVITY NODE Identifies rural areas in the County where small scale industrial activities would be appropriate. The applied zoning district is 1 -1 (Light Industrial). OVERLAYS PUBLIC INTEREST AREA These lands are considered valuable for recreational and research purposes and are afforded special treatment. The applied zoning district is PID (Public Interest District). 293 O n C7 Z v CD H ro k� N Z N O k� N CO ZONING DISTRICTS G<7 A Q bA v - `* ^~' Q 2 N U U U Land Use Classifications & p r~ ri v U U U U U -- cu rn .. N p g Overlays F4 s 4 1 U C7 W o = Chapel Hill Transition Permit Administration by Municipalities under the provisions of the Joint Planning Agreement - Carrboro Transition Contact appropriate Municipality for applicable Zoning Standards 10 -Year Transition 20 -Year Transition ♦ ♦ ♦ ♦ ♦ O Commercial Transition o Activity Node Commercial- Industrial MTransition Activity Node H Economic Development Transition Activity Node Rural Buffer Rural Residential Agricultural Residential Rural Community Activity Node Rural Neighborhood Activity Node Rural Industrial Activity Node d Public Interest Area o' ro k� N Z N O k� N CO