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Agenda - 06-03-2014 - 7d
ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 3, 2014 Action Agenda Item No. 7 -d SUBJECT: Joint Planning Land Use Plan and Agreement Amendments — Agricultural Support Enterprises Within the Rural Buffer Land Use Classification DEPARTMENT: Planning and Inspections PUBLIC HEARING: (YIN) No ATTACHMENTS: 1. Resolution Approving Amendments 2. March 27, 2014 Joint Public Hearing Minutes 3. Planning Board Minutes — April 2 and May 7, 2014 Informational Attachments: 4. Map Showing Properties in the Joint Planning Area Currently Enrolled in the Present -Use Value Tax Program 5. Land Uses in the Rural Buffer 6. Chart of Basic Zoning Program 7. Proposed Comprehensive Plan and Unified Development Ordinance Amendments INFORMATION CONTACT: Perdita Holtz, Planner III, (919) 245 -2578 Craig Benedict, Director, (919) 245 -2592 PURPOSE: To consider amendments to the Joint Planning Land Use Plan and Agreement to allow for the possibility of locating appropriate Agricultural Support Enterprises within the Rural Buffer land use classification. BACKGROUND: In the mid -1980s Orange County and the Towns of Chapel Hill and Carrboro adopted a Joint Planning Land Use Plan and accompanying Agreement that provided land use planning for the area of the county commonly referred to as the Rural Buffer. Other geographic areas, such as Transition Areas, are also covered in the plan. The full plan and agreement is available at: http: / /orangecountync.gov /planning /Documents.asp. A Joint Planning Area (JPA) Public Hearing was held on March 27, 2014 to review proposed modifications to the Land Use Plan and Agreement in order to allow appropriate agricultural support enterprise uses in the Rural Buffer land use classification. The agenda materials for the joint public hearing are available at: http:// orangecountync .gov /occlerks /140327JPH.pdf. Minutes for the joint public hearing are contained in Attachment 2. At the March 27, 2014 joint public hearing, a Carrboro Board of Aldermen member requested information on the location of farms in the Rural Buffer. Attachment 4 is a map depicting parcels in the Present -Use Value taxation program. Of the 37,248 acres of land in the Rural Buffer, 10,172 acres (345 parcels, comprising approximately 27% of the area) are in the use value 2 program. It should be noted that some of these parcels are likely being managed for timber resources, which is considered a farming activity under State statutes. Commissioner Alice Gordon also requested at the JPA public hearing that the Unified Development Ordinance (UDO) text amendments be included with the materials the Planning Boards /Elected Officials review when deciding upon the Joint Planning Land Use Plan and Agreement amendments. Attachments 6 and 7 are included for this purpose. Attachment 5 (Land Uses in the Rural Buffer) has been provided with the intention of being clearer about which land uses are currently allowed in the Rural Buffer and which land uses are proposed to be potentially added. The information was compiled because of some confusion during the Carrboro Planning Board's review regarding the types of uses that are currently allowed in the Rural Buffer. Orange County Planning Board Recommendation This item was previewed at the April 2, 2014 Planning Board meeting to familiarize Planning Board members with the Joint Planning Land Use Plan and Agreement and to review this item. The Planning Board unanimously voted at its May 7, 2014 meeting to recommend approval of the Joint Planning Land Use Plan and Agreement amendments. Meeting minutes for the two Planning Board meetings pertaining to the joint planning area matters are included in Attachment 3. Related Comprehensive Plan and Unified Development Ordinance Amendments The related Comprehensive Plan and Unified Development Ordinance amendments regarding Agricultural Support Enterprises within the Rural Buffer Land Use Classification were part of the February 24, 2014 quarterly public hearing agenda- http://orangecountync.gov/occlerks/140224.pdf. Because the amendments to the joint planning area documents are necessary before the UDO amendments pertaining to the Rural Buffer can be adopted by the County, the public hearing was adjourned to September 4, 2014 to allow time for the amendments to the joint planning documents to be considered /adopted. The UDO amendments were sent to the Towns for comment, pursuant to the Joint Planning Agreement, on January 17, 2014. To date, no comments have been received from the Towns. The Orange County Planning Board reviewed the amendments at its meeting on May 7, 2014 and unanimously recommended approval of the Comprehensive Plan and UDO amendments. Status of Towns' Consideration of Amendments to the Joint Planning Land Use Plan and Agreement A review /consideration schedule was put forth at the March 27, 2014 joint public hearing. The Town of Chapel Hill's Planning Board considered this proposed amendment at its May 6, 2014 meeting and recommended approval of the amendment to the Town Council. The Town Council is scheduled to consider the amendments at its June 9, 2014 meeting. The Town of Carrboro's Planning Board (and various other advisory boards) reviewed the proposed amendment at its meeting on May 1, 2014 and continued the topic to its May 15, 2014 meeting due to time constraints. Additionally, the Town's Economic Sustainability Commission reviewed the proposal at its May 14, 2014 meeting. Both Carrboro's Planning Board and Economic Sustainability Commission have recommended approval of the amendments to the 3 Town's Board of Aldermen. The Town's Board of Aldermen is scheduled to consider the amendments at its June 3, 2014 meeting. FINANCIAL IMPACT: Consideration and approval will not create the need for additional funding for the provision of County services. Costs for the required legal advertisement were paid from FY2013 -14 Departmental funds budgeted for this purpose. Existing Planning staff included in the Departmental staffing budget has accomplished the work required to process this amendment. RECOMMENDATION(S): The Manager recommends the Board: 1. Deliberate as necessary on the proposed amendments to the Joint Planning Land Use Plan and Agreement, 2. Decide accordingly and /or adopt the Resolution contained in Attachment 1 which approves the amendments to the Joint Planning Land Use Plan and Agreement. Resolution #: RES -2014 -038 Attachment 1 4 A RESOLUTION AMENDING THE JOINT PLANNING LAND USE PLAN AND JOINT PLANNING AGREEMENT TO ALLOW FOR THE POSSIBILITY OF LOCATING APPROPRIATE AGRICULTURAL SUPPORT ENTERPRISES IN THE RURAL BUFFER LAND USE CLASSIFICATION WHEREAS, Orange County, the Town of Chapel Hill, and the Town of Carrboro entered into a Joint Planning Agreement originally dated September 22, 1987 and amended from time to time, and WHEREAS, pursuant to the Joint Planning Agreement, a Joint Planning Land Use Plan was adopted on October 13, 1986 by all parties to the Joint Planning Agreement, and has since been amended on several occasions, and WHEREAS, Orange County initiated amendments to the Orange County Comprehensive Plan and Unified Development Ordinance in order to adopt a regulatory program referred to as "Agricultural Support Enterprises Within the Rural Buffer Land Use Classification," a program the County has been working on since 2001, and WHEREAS, amendments to the Joint Planning Land Use Plan and Agreement are necessary prior to Orange County adopting the aforementioned Comprehensive Plan and Unified Development Ordinance amendments, and WHEREAS, a joint public hearing regarding the proposed Joint Planning Land Use Plan and Agreement amendments was held on March 27, 2014, in accordance with the requirements of the Joint Planning Agreement. NOW THEREFORE, the Board of Commissioners of Orange County hereby resolves that the Joint Planning Land Use Plan and Agreement be amended shown on the attached pages. BE IT FURTHER RESOLVED THAT the amendments to the Joint Planning Land Use Plan and Agreement shall become effective upon adoption by the governing bodies of Orange County, Chapel Hill, and Carrboro. Upon motion of Commissioner , seconded by Commissioner , the foregoing resolution was adopted this day of , 2014. I, Donna S. Baker, Clerk to the Board of Commissioners for Orange County, DO HEREBY CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting held on 2014 as relates in any way to the adoption of the foregoing and that said proceedings are recorded in the minutes of the said Board. WITNESS my hand and the seal of said County, this day of 2014. SEAL Clerk to the Board of Commissioners 5 R PAGE 60 -a —JPA LAND USE PLAN The Rural Buffer is 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 Rural Buffer is further defined as land which, although adjacent to an Urban or Transition Area, is rural in character and which will remain rural, resideRtial-qsec and not require urban services (public utilities and other Town services). The Rural Buffer is expected to contain low density residential uses as-Avetkas agricultural uses, and agricultural support uses2% T "° a r °' a.°r and consists of the following Joint Planning Area Land Use Plan categories: Rural Residential and Agricultural; dal; Public- Private Open Space; Resource Conservation; New Hope Creek Corridor Open Space; Extractive Use; and the overlay category designated University Lake Watershed Area. Rural Residential and Agricultural Areas are low- density areas consisting of single - family homes situated on large lots twe ° ^res .n °r nr ° ° + °r with a minimum lot size of two acres except when part of a size cluster subdivision and then adhering to a density limit of 1 unit for every 2 acres of property. Cluster subdivisions, reducing parcels to at least 1 acre in area are allowed so long as density limits for the entire subdivision are maintained. In that respect, Rural Residential Areas are identical to the definition of the Rural Buffer. The area includes property supporting farming operations including forestry activities established in accordance with the provisions of the North Carolina General Statutes. r:r��l +nr�l A An r r use valuefaxatiGR UrnnG° Public- Private Open Space Areas include major land areas owned or controlled by public and private interests in the Rural Buffer. Such holdings as Duke Forest, Camp New Hope, U.S. Government lands associated with Jordan Lake, the 100 -foot buffer along 1 -40, and Orange Water and Sewer Authority lands adjacent to University Lake and the quarry site on N.C. Highway 54 provide open space through research, educational, forest management, and recreational functions. Resource Conservation Areas in the Rural Buffer are identical to those in the Transition Areas; i.e., floodplains, wetlands along drainage tributaries, and steep slope areas (15% or greater). The areas form the basis for a parks and open space system (see Strategy Map) which provided the framework within which other land uses are situated. New Hope Creek Corridor Open Space Areas include some of the Resource Protection Areas and a portion of the Public /Private Open Space Areas which were designated as significant and worthy of protection according to the New Hope Corridor Open Space Master Plan completed in April of 1991. (See Master Plan Map following Strategy Maps). The areas are part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U.S. Army Corps of Engineers land north and south of Jordan Lake. This category is made up of critical environmental areas such as steam beds, floodplains, steep slopes, and larger tracts of historic, educational, or recreational value. Extractive Use Areas encompass mining and quarry operations. Only one such site exists in the Rural Buffer, the American Stone Company quarry on N.C. Highway 54 west of Carrboro. Retail Trade Areas in the Rural Buffer include low intensity neighborhood centers which serve the immediate area and generate low traffic volumes. Only one such area is designated in the Rural Buffer — Blackwood station on N.C. Highway 86. 1 Red text is related to a separate amendment that is proposing to amend the same paragraph. The amendment necessary for Agricultural Support uses is shown in blue text 7 PAGE 83 — JPA LAND USE PLAN Text above the section proposed for amendment has been removed. *Rural Residential and Agricultural'' *Amended 4/2/90 The Rural Residential category is a low- density area consisting of single - family homes situated on large lots with a minimum lot size of two acres, except when part of a cluster subdivision and then adhering to a density limit of 1 unit for every 2 acres of property. two acres in ' Red text is related to a separate amendment that is proposing to amend the same section. The amendment necessary for Agricultural Support uses is shown in blue text. PAGE 84 — JPA LAND USE PLAN size °r gFeat °,- Cluster subdivisions, reducing parcels to at least 1 acre in area are allowed to as long as density lirnits for the entire subdivision are maintained. The Rural Residential designation is identical to the Rural Buffer category contained in the current Orange County Land Use Plan. The Rural Buffer category is described in the Plan as land adjacent to an Urban or Transition area which is rural in character and which should remain rural; contain very low - density residential uses, a-R4 agricultural uses, and agricultural support uses; and not require urban services (water and sewer) during the Plan period. A ricultural areas existing within Transition Areas are expected to change from rural to urban uses as Chapel Hill and Carrboro continue to grow and as public water and sewer services are expanded. Agricultural areas are located principally in University Lake Watershed but are also prominent along the northern perimeter of the Planning Area boundary. As development occurs in these areas it will be of very low - density in nature and will generally consist of farm dwellinq and outbuildings in support of agricultural operations To the north of Chapel Hill and Carrboro in the New Hope Creek drainage basin, low - density residential development has taken place along Whitfield Road, Sunrise Road and Erwin Road. Residential developments similar to Sedgefield, Stoneridge, Oak Hills, Birchwood Lake Estates and Falls of the New Hope are expected to continue, relying on wells and septic, tanks for water supply and sewer disposal. To the west of Carrboro, Rural Residential development is also expected in University Lake Watershed. However, only low- density residential and agricultural uses are anticipated. t=er this reason residential Development will continue to rely on wells and septic tanks for water supply and sewage disposal. The remaining area designated for Rural Residential and Agricultural development is the Southern Triangle area in the extreme southeastern portion of the County. The area drains to the southeast toward Jordan Lake and is beyond the ridge line of the Morgan Creek basin, an area which can be served by gravity sewer lines. The Southern Triangle is also characterized by environmental constraints such as steep slopes, flood plains and soils with poor stability, so low- density development is projected. There are approximately 9,260 acres of land designated for Rural Residential and Agricultural purposes in the Land Use Plan. If developed at an average density of one dwelling unit per two acres with 15% of the area subtracted out for streets and roads, the holding capacity of the area in terms of dwellings is 3,935. If multiplied by the 1980 Census figure for population per household (2.6), the estimated population would be 10,231. Text below the section proposed for amendment has been removed. Red text is related to a separate amendment that is proposing to amend the same section. The amendment necessary for Agricultural Support uses is shown in blue text. agreement. However, it will only be changed as the Joint Planning Area Land Use Map is amended if the Map amendments change the location of either the CJDA or the CHJDA. A. Joint Courtesy Review Area. A portion of the northern Rural Buffer Area bounded on the east by I -40 and shown as such on Exhibit A. B. Rural Buffer. That portion of the Joint Planning Area designated on the Joint Planning Area Land Use Map as such and designated in the Joint Planning Area Land Use Plan as Rural Residential and Agricultural, �, Public /Private Open Space, Resource Conservation, Extractive/Disposal Use and the overlay district designated University Lake Watershed Area. This area 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, unless the cluster subdivision option is used and density limits are maintained. The Rural Buffer is further defined as land which, although adjacent to an Urban or Transition area, is rural in character and which will remain rural, contain low- density residential uses, e*d- agricultural uses and agricultural support use and not require urban services (public utilities and other town services). Agricultural support uses are those designated in the County's Unified Development ordinance as allowable in the RB (Rural Buffer) general use zoning district or those permitted through the ASE -CZ conditional zoning district. C. Transition Area. That portion of the Joint Planning Area designated on the Joint Planning Area Land Use Map as such. This area is further defined as being in 0 10 Excerpt of Minutes I Attachment 2 APPROVED 5/20/2014 ORANGE COUNTY BOARD OF COMMISSIONERS CHAPEL HILL TOWN COUNCIL CARRBORO BOARD OF ALDERMEN JOINT PLANNING PUBLIC HEARING March 27, 2014 7:00 P.M. The Orange County Board of Commissioners met with the Towns of Chapel Hill and Carrboro for a Joint Planning Public Hearing on Thursday, March 27, 2014 at 7:00 p.m. at the Southern Human Services Center in Chapel Hill. N.C. COUNTY COMMISSIONERS PRESENT: Chair Barry Jacobs and Commissioners Mark Dorosin, Alice M. Gordon, Earl McKee, Bernadette Pelissier, Renee Price, and Penny Rich COUNTY COMMISSIONERS ABSENT: COUNTY ATTORNEYS PRESENT: John Roberts COUNTY STAFF PRESENT: Interim County Manager Michael Talbert, Assistant County Manager Cheryl Young, and Clerk to the Board Donna Baker (All other staff members will be identified appropriately below) CHAPEL HILL TOWN COUNCIL MEMBERS /STAFF PRESENT: Mayor Mark Kleinschmidt, Donna Bell, Sally Greene, Ed Harrison, Lee Storrow, Jim Ward, Maria Palmer, George Cianciolo, and Town Manager Roger Stancil CHAPEL HILLTOWN COUNCIL MEMBERS ABSENT: Matt Czajkowski CARRBORO BOARD OF ALDERMEN MEMBERS PRESENT /STAFF: Mayor Lydia Lavelle, Aldermen Damien Seils, Jacquelyn Gist, Randee Haven O'Donnell, and Sammy Slade CARRBORO BOARD OF ALDERMEN MEMBERS ABSENT: Michelle Johnson CARRBORO STAFF ABSENT: Town Manager David Andrews Chair Jacobs called the meeting to order at 7:06 pm. A. OPENING REMARKS FROM THE CHAIR AND MAYORS Mayor Lavelle welcomed everyone and said that Michelle Johnson will be late. Chair Jacobs said that Mayor Kleinschmidt will be arriving around 7:30pm. Chair Jacobs referred to the following items at their places. - PowerPoint Sheets for - Item c -1 and Item c -2 — Text Amendments to the Joint Planning land Use Plan and Agreement - Blue Sheet — Letter regarding Community Development Block Grant Funding Commissioner Rich suggested that all the Mayors and Managers get on the NACo listserve. B. PUBLIC CHARGE C. PUBLIC HEARING ITEMS 2. Text Amendments to the Joint Planninq Land Use Plan and Agreement Revise existing language to allow for the possibility of locating appropriate agricultural support enterprises in the Rural Buffer land use classification. Perdita Holtz reviewed the following PowerPoint slides: 11 Text Amendments to the Joint Planning Land Use Plan and Agreement to Allow for the Possibility of Locating Appropriate Agricultural Support Enterprises Within the Rural Buffer Land Use Classification Purpose of Amendment • Amend Joint Planning Land Use Plan and Agreement to allow for the potential of locating appropriate agricultural support enterprises within the Rural Buffer land use classification Proposed Amendment • Add text to two pages of Joint Planning Land Use Plan and to one page of Agreement • Added text is shown in blue in the agenda materials What are Appropriate Agricultural Support Enterprises? • Agricultural support- related uses to be added to County's Unified Development Ordinance (UDO) as permissible in the Rural Buffer zoning district and /or part of a new conditional zoning district that could be applied in the Rural Buffer UDO amendments pertaining to the Rural Buffer can be adopted only if the three governing boards amend the Joint Planning Land Use Plan and Agreement Unified Development Ordinance Amendment • The specifics of the UDO amendment are not the subject of tonight's public hearing but some information will be presented for context • The Joint Planning Agreement has a prescribed process for amendments to County and Town development regulations • Proposed amendments sent to Town planning staffs on January 17 for review /comment, in accordance with the Joint Planning Agreement • Proposed UDO amendments were heard at the County's February 24 quarterly public hearing • Adjourned to September 4, 2014 BOCC meeting for decision • Discussed at the November 21, 2013 Assembly of Governments meeting • Resulted in some changes to the amendments that went forward to public hearing Purpose of Agricultural Support Enterprises Concept • Augment the allowable uses famers can pursue in order to generate additional farm - related income while minimizing any adverse impacts on adjoining property • Intent is to better enable farmers to keep farming which will help preserve the rural heritage of Orange County and lessen pressure to sell farmland for conversion to residential uses • Consistent with the County's adopted Agricultural Development and Farmland Protection Plan • County's Agricultural Preservation Board is supportive of moving forward with the amendments Project Review /Approval Process (if all amendments are enacted) • All projects within the Rural Buffer are sent to JPA partners for review and comment, in accordance with the Joint Planning Agreement • Three basic processes: • Staff review /approval • Only for small scale, less intensive uses 12 • Special Use Permit • Public Hearing • Decided on a case -by -case basis with public input ( "evidence ") • Rezoning to new conditional district (ASE -CZ) Conditional Zoning Districts • Allow projects to be considered on a case -by -case, site - specific basis • Rezoning (legislative process) with public hearing • Acknowledges that there are places where a specific type of use may be appropriate whereas it would not be in a different site - specific situation • BOCC has final decision on whether a proposed use(s) is compatible with surrounding uses • Mutually agreed upon conditions can be imposed as part of the approval process • Allows tailoring of project to a specific site Use - Specific Standards • Proposed uses to be added have use - specific standards that must be met • Address issues such as: • Additional setback requirements • Access to a major road • Hours of operation or of special events • Groundwater usage • Minimum lot size • Screening of outdoor storage areas • Location of parking areas Tonight's Amendment Topic • Joint Planning Land Use Plan and Agreement ➢ Ultimately, the decision to be made is whether the governing bodies would like to allow for the possibility of agricultural support uses in the Rural Buffer or whether any development in the Rural Buffer should continue to be primarily for only exempt agricultural uses and residential development on large lots Recommendation for Tonight 1. Hear public comment on the proposed amendments to the Joint Planning Land Use Plan and Agreement. 2. Close the public hearing. 3. Refer the matter to the local governments for decision in accordance with the following schedule: a. Orange County Orange County Planning Board for recommendation — May 7, 2014 Board of County Commissioners for possible action — June 3, 2014 b. Chapel Hill Chapel Hill Planning Board for recommendation — May 6, 2014 Town Council for possible action — June 9, 2014 c. Carrboro Carrboro Planning Board for recommendation — May 1, 2014 Board of Aldermen for possible action — June 3, 2014 Perdita Holtz noted that the rural buffer does encompass over 30,000 acres in total. 13 She said some examples of agricultural uses include a community farmers market, a cooperative farm stand, a microbrewery or winery, or an equestrian center, to name a few. Council Member Palmer asked for clarification on the location of the blue, amended text. Perdita Holtz said this is located on page 35 -38 of the handout. She said Commissioner Gordon passed out the actual UDO amendments this evening. Council Member Harrison asked if the listed uses are now allowed in a lot of other districts. Perdita Holtz said most of the uses are new. She said the microbreweries might be allowed under a broader land use classification. She said Orange County's non - residential uses are broad, so in some cases a use is not currently designated, and now it is being specifically addressed in the regulations. Council Member Harrison asked if the request is countywide or only in the rural buffer. Perdita Holtz said there is an amendment going forward for areas outside the buffer as well as an amendment that is specific to the rural buffer. Commissioner Gordon said the first amendment package being considered tonight has to do with things the staff felt needed to be done that are not specifically related to allowing agricultural enterprises in the rural buffer. She said this part of the meeting has to do with agricultural enterprises in the rural buffer, and that is why she passed out the document with additional information on the amendment package. She said the boards are being asked to make amendments to the joint planning land use plan and the actual joint planning agreement, and her handout provides context. She said the first pages of her handout give an overview of what is being proposed. ( "Agricultural Support Enterprises Basic Zoning Program ") and then the rest of the document gives the UDO and Comprehensive Plan Amendments for the Area Within the Rural Buffer ( "Amendment Package for Agricultural Support Enterprises Within the Rural Buffer "). She is hoping that the boards would look at her hand out and provide comments. She said the Board of County Commissioners will not consider these amendments until September. She said that certain proposed amendments, such as a community meat processing facility, winery with events, community farmers market, and others really do allow a lot more uses in the Rural Buffer than the current standards. She said in the interest of transparency she wanted the boards to have this information. Commissioner McKee said no one is being asked to make a decision tonight. He asked Perdita Holtz to clarify that nothing is allowed by right, without review. Perdita Holtz said very few uses are allowed, and there are five new ones. Commissioner McKee said some the major things mentioned by Commissioner Gordon are not staff decisions, but require multiple levels of review. He said this does allow a lot more activity to happen, but his point is that there are multiple levels of review. He said the farmers in this rural buffer area need the opportunities to generate additional revenues in order to remain in farming. He said he seriously doubts there will be any meat processing facilities in Orange County, much less the rural buffer, as it is a major undertaking. He said farm stands may pop up, as this requires customers, so it fits in the area. He said he hoped people would not get hung up on some of the proposed uses but will look at this holistically from a view of what it can do for the agricultural community. Alderman Slade said he would like to see a map of how many farms are in the rural buffer area. He would like to find ways to support local farmers, and this proposal makes sense to him. He said Carrboro is looking to allow light manufacturing in their town through a process of zoning. He encouraged the Board of County Commissioners to use the' /4 cents sales tax in support of agricultural enterprises. He would like to see how the money is being spent, and he would like to see breakdown of the sales tax numbers throughout the County. 14 Chair Jacobs said parts of the monies are dedicated to agricultural economic development activities. He said the County is in the process of hiring a new agricultural economic development person who will be dedicated just to that portion of the economy. He said the Board has been working on this since Maple View Farms ice cream store came into existence. He said the County had to figure out a suitable process for engaging the flexibility to review different uses without granting them by right or having a blanket ban. He said the conditional use zoning has finally gotten them to this place. Commissioner Rich said when Commissioner Gordon shares information, she does it because she has a passion, and she wants to make sure everyone has all of the information in order to make an educated decision. Commissioner Gordon said agricultural uses were originally created for the existing farms. She referred to page 80 on the back of her handout and said the uses that are allowed are not the most intensive uses. She said the intensive uses are the ones that are only allowed as Agricultural Support Enterprises conditional zoning (ASE -CZ). She said there is some recognition in the advisory boards that some of these uses should not be allowed in the rural buffer. She listed some of these possible exclusions. Commissioner Gordon referred to the end of page 38 and read the following: "The rural buffer is further defined as land which, although adjacent to an Urban or Transition area, is rural in character and which will remain rural, contain low- density residential uses, agricultural uses, and agricultural support uses and not require urban services (public utilities and other town services). Agricultural support uses are those designated in the County's UDO ordinance as allowable in the RB (rural buffer) general use zoning district or those permitted through the ASE - CZ conditional zoning district." Commissioner Gordon suggested that the board members look through all of the uses and review or tweak them before signing off on this. a. Orange County A motion was made by Commissioner Gordon, seconded by Commissioner Price to include Commissioner Gordon's hand out information as well as the farm information requested by Alderman Slade and refer the item to the: • Orange County Planning Board for recommendation — May 7, 2014 • Board of County Commissioners for possible action — June 3, 2014 VOTE: UNANIMOUS b. Chapel Hill A motion was made by Council Member Ward, seconded by Council Member Greene to to include Commissioner Gordon's hand out information as well as the farm information requested by Alderman Slade and refer the item to the to: • Chapel Hill Planning Board for recommendation — May 6, 2014 • Town Council for possible action — June 9, 2014 VOTE: UNANIMOUS c. Carrboro A motion was made by Alderman Gist, seconded by Alderman Seils to include Commissioner Gordon's hand out as well as the farm information requested by Alderman Slade and refer this item to the: • Carrboro Planning Board for recommendation — May 1, 2014 • Board of Aldermen for possible action — June 3, 2014 VOTE: UNANIMOUS Council Member Ward said the last time this was discussed there was concern regarding the water consumption for many of these uses. Perdita Holtz said that was the major change that occurred as a result of the Assembly of Governments meeting. She said many of the uses would be required to submit a groundwater study if they exceed the number of gallons per day utilized by an average single family residence. Council Member Ward asked what is in place to inform the public in the affected area of these proposed changes. Perdita Holtz said there was a public information meeting on this entire program; the items were on the Board of County Commissioners QPH agenda; and this public hearing tonight was in a legal advertisement. She said press releases are done, and if this was to be adopted, and projects come forward, owners within 500 feet of a proposed property would be notified. D. ADJOURNMENT OF JOINT PUBLIC HEARING A motion was made by Commissioner Rich, seconded by Commissioner Pelissier to adjourn the meeting at 8:25 p.m. VOTE: UNANIMOUS Barry Jacobs, Chair Donna Baker Clerk to the Board 15 Excerpt of Minutes Attachment 3 MINUTES ORANGE COUNTY PLANNING BOARD APRIL 2, 2014 REGULAR MEETING Approved 5/7/14 MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Herman Staats, At- Large, Cedar Grove Township; Paul Guthrie, At -Large Chapel Hill Township; Tony Blake, Bingham Township Representative; Andrea Rohrbacher, At -Large Chapel Hill Township; James Lea, Cedar Grove Township Representative MEMBERS ABSENT: Lisa Stuckey, Chapel Hill Township Representative; Buddy Hartley, Little River Township Representative; Maxecine Mitchell, At -Large Bingham Township; Vacant- Eno Township Representative; Vacant - Hillsborough Township Representative; Vacant- At- Large; STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz, Special Projects Coordinator; Ashley Moncado, Special Projects Planner; Tina Love, Administrative Assistant II OTHERS PRESENT: Brent Niemann, Louis lannone, Beth Trohes, Rich Kirkland HANDOUTS: Email from Louis lannone to Mrs. Wise AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL AGENDA ITEM 10: JOINT PLANNING LAND USE PLAN AND AGREEMENT: To receive educational Information on the Joint Planning Land Use Plan and Agreement, a joint planning effort between Orange County and the Towns of Chapel Hill and Carrboro that was adopted in the mid- 1980s. The purpose of this item is to familiarize the Planning Board with the plan and agreement in anticipation of recommendation the Planning Board will be asked to make in regards to Agenda Items 11 and 12. Presenter: Perdita Holtz, Special Projects Coordinator Perdita Holtz: Reviewed background. Paul Guthrie: Given the nature of the Annexation laws in this state, does the annexation plan really have any relevance to the process? Craig Benedict: Yes, a joint planning agreement is more effective now under new annexation laws because the ability for a city to annex an area not contiguous is more difficult. This gives them the opportunity to have some control of what may eventually be urban environment when the annexation does allow so there is more consistency. In many cases, where people want to have a future annexation area or control land use and zoning, they ask the state to expand their ETJ. Perdita Holtz: Not by people, municipalities. Craig Benedict: That still happens across North Carolina. This was a hybrid solution as opposed to an ETJ expansion. IM. 17 Approved 5/7/14 Perdita Holtz: Water quality issues were also part of it with the University Lake being the sole source of water then. The town has a vested interest in the water quality and wanted to have a say is what is happening. Tony Blake: Is Obey Creek still in the county in the southern triangle area? Craig Benedict: No, that is part of the town. Tony Blake: The state seems to be amenable to developers requesting annexation more than the towns so I wondered what happens when a developer goes in there. Paul Guthrie: Actually that property is more difficult to articulate because the Town of Chapel Hill is at the end of the park at Southern Village but I am not sure how far Chapel Hill jurisdiction goes into the woods on the other side where Obey Creek is. Chapel Hill annexed the right of way on Mount Carmel further but a lot of that land between Obie and Mount Carmel is not in Chapel Hill. Andrea Rohrbacher: Chapel Hill is going through a restructuring of their boards and commissioners and the current Planning Board allows two ETJ members and there is a proposal to make that one ETJ member because the amount of ETJ is not significant. ******* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** AGENDA ITEM 12: JOINT PLANNING LAND USE PLAN AND AGREEMENT AMENDMENT: To receive Information on a proposed amendment to the Joint Planning Land Use Plan and Agreement in regards to allowing appropriate agricultural support enterprises in the Rural Buffer land use classification. The item is scheduled for public hearing at the March 27, 2014 Joint Planning Public Hearing and it is expected that the Planning Board will be asked to make a recommendation on the proposed amendment at its May 7, 2014 meeting. Presenter: Perdita Holtz, Special Projects Coordinator Perdita Holtz: Reviewed information. Pete Hallenbeck: There is a constraint that these JPA documents have to be cleaned up before the UDO amendments can be adopted Perdita Holtz: Yes. If the JPA amendment is not done to allow agricultural support uses in the rural buffer, the BOCC cannot adopt the LIDO amendment. Tony Blake: On page 215, that sentence that was merged, "which will remain rural, contain low density, residential uses, agricultural uses and agricultural support uses and not require the urban services ", seems that it should read, "low density residential, agricultural and agricultural support uses and not require urban services ". Perdita Holtz: We are trying to make minimal changes. ***** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 Excerpt of Minutes DRAFT MINUTES ORANGE COUNTY PLANNING BOARD MAY 7, 2014 REGULAR MEETING MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Lisa Stuckey, Chapel Hill Township Representative; Buddy Hartley, Little River Township Representative; Maxecine Mitchell, At -Large Bingham Township; Herman Staats, At- Large, Cedar Grove Township; Tony Blake, Bingham Township Representative; James Lea, Cedar Grove Township Representative MEMBERS ABSENT: Andrea Rohrbacher, At -Large Chapel Hill Township; Paul Guthrie, At -Large Chapel Hill Township; Vacant- Eno Township Representative; Vacant- Hillsborough Township Representative; Vacant- At- Large; STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz, Special Projects Coordinator; Patrick Mallett, Planner II; Tina Love, Administrative Assistant II OTHERS PRESENT: Michael Neal, Hartison Jones, Danny Jones, Pam Jones, Laney Jones AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL AGENDA ITEM 9: .JOINT PLANNING LAND USE AND AGREEMENT AMENDMENT: To make a recommendation to the BOCC on County - initiated amendments to the text of the Joint Planning Land Use Plan and Agreement in regards to allowing appropriate agricultural support enterprises in the Rural Buffer land use classification. This item was heard at the March 27, 2014 Joint Planning Public Hearing and was previewed at the April 2, 2014 Planning Board meeting. Presenter: Perdita Holtz, Special Projects Coordinator Perdita Holtz: Reviewed Abstract Pete Hallenbeck: Does anyone have any questions? MOTION by Herman Staats to recommend approval to the BOCC. Seconded by Tony Blake. VOTE: UNANIMOUS W L0 I sfj= a Q w d ,�0 Parcels in Use Tax Value Attachment 4 1 19 i 1 r�, O Durham I -- - -- -- --- v �---100 - - - - Rural Buffer (Future City Limits Chatham N 1in =1.33 miles Land Use Category) 0 0.5 ETJ O Miles Usevalue > 0 Orange County Planning and Inspections Brian Carson (4/17/2014) Attachment 5 Land Uses in the Rural Buffer all This information has been compiled to help people see which land uses are currently allowed in the Rural Buffer and which are proposed to be added as part of the ASE (Agricultural Support Enterprises) proposal. The purpose of this information is to help users see the exact types of uses that are already allowed in the Rural Buffer and to be more clear about which uses are being added. Table 1: Uses Currently Allowed in the RB (Rural Buffer) General Use Zoning District (not proposed for change, included here for educational /informational purposes) Use' Type of Use" Type of L Approval* Approval* Riding Stables SUP -B Portable SUP -B Center in a Residence for 3 to 12 By Right -Buildings, Temporary Mobile Home (Custodial SUP -B Children Care) Child Care Facilities SUP -B Temporary Mobile Home (use during By Right construction of permanent residence Schools: Elementary, Middle & SUP -A Bus Passenger Shelter By Right Secondary Universities, Colleges & Institutes By Right Elevated Water Storage Tanks SUP -B Bed & Breakfast By Right Public Utility Stations & Sub - Stations, SUP -A Switching Stations, Telephone Exchanges, Water & Sewage Treatment Plants Greenhouses (No On Premise Sales) By Right Electric, Gas, and Liquid Fuel SUP -B Transmission Lines Kennels, Class II SUP -B Water & Sanitary Sewer Pumping By Right Governmental Facilities & Office By Right Solar Array — Large Facility SUP -B Buildings Governmental Protective Services By Right Solar Array — Public Utility SUP -A (Police & Fire Stations) Rescue Squads, Volunteer Fire Departments Botanical Gardens & Arboretums By Right Landfills 2 Acres or More SUP -A Camp /Retreat Center SUP -B Landfills (Less Than 2 Acres) SUP -B Parks, Public & Non - Profit By Right Accessory Uses By Right Recreational Facilities (Non- Profit) SUP -B Airports, General Aviation, Heliports, SUP -A S.T.O.L. Golf Course SUP -A SUP -B Dwelling: Mobile Home By Right -Cemetery Church Bv Ri ht Dwelling: Single Family By Right Clubs or Lodges; Social, Fraternal or By Right Union Clubhouses Dwelling: Two - Family By Right Community Center SUP -B Family Care Home By Right Historic Sites Non - Residential /Mixed Use SUP -A Group Care Facility SUP -B Kennels, Class I By Right Telecommunication Tower — Stealth (75 By Right feet or shorter) Telecommunication Towers (Over 75 feet SUP -B and under 200 feet Telecommunication Towers (200 feet SUP -A and higher) ^: Ordered as they appear in the Table of Permitted Uses (Section 5.2.1 of the Unified Development Ordinance) *: SUP -A = Class A Special Use Permit; SUP -B = Class B Special Use Permit 21 Table 2: Uses Proposed to be Added to the RB (Rural Buffer) General Use Zoning District Use Type of Approval* Use Type of Approval* Agricultural Processing Facility, Community By Right Winery with Minor Events SUP -B Community Farmers Market By Right Microbrewery, production only SUP -B Cooperative Farm Stand By Right inery, pro duction only SUP -B Meat Processing Facility, Community By Right Rural Heritage Museum SUP -B Non -Farm Use of Farm Equipment By Right Rural Special Events By Right Microbrewery with Minor Events SUP -B Farm Supply Store Taxidermy *: SUP -A = Class A Special Use Permit; SUP -B = Class B Special Use Permit Table 3: Uses in the proposed ASE -CZ conditional zoning district that could be applied for in the Rural Buffer and that are not currently allowed in the Rural Buffer Use Use Use Agricultural Processing Facility Rural Guest Establishment: Bed & Breakfast Inn Microbrewery, production only Agricultural Processing Facility, Community Rural Guest Establishment: Country Inn Winery, production only Cold Storage Facility Country Store Veterinary Hospitals Community Farmer's Market Garden Center with On Premise Sales Veterinary Clinic Composting Operation, no grinding Metal Fabrication Shop Veterinary Clinic, mobile Cooperative Farm Stand Microbrewery with Minor Events Guest Ranch Equestrian Center Microbrewery with Major Events Assembly Facility Greater than 300 Occupants Farm Equipment Rental, Sales, and Service Storage of Goods, Outdoor Assembly Facility Less Than 300 Occupants Farm Supply Store Taxidermy Rural Heritage Museum Greenhouses with On Premise Sales Winery with Minor Events Rural Special Events Meat Processing Facility, Community Winery with Major Events construction of permanent residence) Non -Farm Use of Farm Equipment Parks, Public & Non - Profit Elevated Water Storage Tanks Table 4: Uses in the proposed ASE -CZ conditional zoning district that could be applied for in the Rural Buffer and that are currently allowed in the Rural Buffer Use Use Use Stables, Commercial Telecommunication Tower — Stealth Water & Sanitary Sewer Pumping (75 feet or shorter) Rural Guest Establishment: Bed & Telecommunication Towers (Over 75 Solar Array — Large Facility Breakfast feet and under 200 feet) Kennels, Class I Telecommunication Towers (200 feet Solar Array — Public Utility and higher) Kennels, Class II Buildings, Portable Accessory Uses Botanical Gardens & Arboretums Temporary Mobile Home (Custodial Church Care) Camp /Retreat Center Temporary Mobile Home (use during Clubs or Lodges; Social, Fraternal or construction of permanent residence) Union Clubhouses Parks, Public & Non - Profit Elevated Water Storage Tanks Community Center Dwelling, Mobile Home Public Utility Stations & Sub - Stations, Historic Sites Non - Residential /Mixed Switching Stations, Telephone Use Exchanges, Water & Sewage Treatment Plants Dwelling, Single Family Electric, Gas, and Liquid Fuel Transmission Lines Attachment 6 Agricultural Support Enterprises Basic Zoning Program (highlighting added on 4/22/14 for JPA Information Item) Notes: 1. Some uses listed below already exist within the UDO; of these, some are proposed for changes (predominantly addition of use - specific standards) while others are not proposed for changes (see footnote below for key). This table is intended to show the full range of uses that have been considered "Agricultural Support Enterprises" through the years and are subject to zoning regulations. Uses that are highlighted in yellow are either currently allowed in the Rural Buffer or are proposed to be added as potentially allowable uses in the Rural Buffer through one of the review /approval methods (primarily through the conditional zoning process as an ASE -CZ). 2. All uses are subject to the development standards contained in Article 6 of the UDO (Landscaping, Buffers, Parking, Loading, Signage, Lighting, etc.) and any other applicable section. 3. All uses are subject to any applicable Environmental Health (well, septic, food service, etc.) and Building Code regulations. These types of regulations are adopted at the State level and the local government cannot change them. 4. There may be other State or Federal requirements applicable to specific uses (e.g., meat processing for public consumption). DEAPR or Cooperative Extension staff can assist people with understanding other types of requirements. 5. A pre - development meeting is available free of charge to all persons proposing projects. All relevant County staff members (from all involved departments, depending on project proposed) are in attendance at the meeting to assist potential applicants in understanding all requirements for the potential project and the relevant processes. Prospective applicants are highly encouraged to take advantage of this service. Type of Use General Use Zoning Districts in which Allowed Conditional Zoning Districts in which Allowed Standards Section for Specific Use Agricultural Processing Facility AS, 11, 12, 13 ASE -CZ, MPD -CZ 5.13.2 1 What is it? Check the definition section of the amendment packet to see how it's defined. 2 Check Article 3 of UDO for explanation of zoning districts: http: / /orangecountync.gov /planning /Ordinances.asp *: Use type currently exists in the UDO and is not proposed for modification. ^: Use type currently exists in the UDO and is proposed for modification. 22 23 Type of Use General Use Zoning Districts in which Allowed2 Conditional Zoning Districts in which Allowed Standards Section for Specific Use Agricultural Processing Facility, Community RB, AR, LC1, NC2, AS, 11 ASE -CZ, CUD 5.13.3 Agricultural Services Uses* AS ASE -CZ, MPD -CZ, CUD None Botanical Gardens /Arboretum* All districts except EC5 and El ASE -CZ None Cold Storage Facility AS w/ SUP -A), 11, 12,13 ASE -CZ, MPD -CZ, CUD 5.13.4 Community Farmers' Market RB, AR, LC1, NC2, CC3, GC4, AS ASE -CZ, MPD -CZ, CUD 5.13.5 Composting Operation, no grinding AS (w/ SUP-A) ASE -CZ, CUD 5.13.6 Composting Operation, with grinding AS (w/ SUP -A) ASE -CZ 5.13.6 Cooperative Farm Stand RB, AR, LC1, NC2, AS ASE -CZ, MPD -CZ, CUD 5.13.7 Country Store LC1, NC2, AS ASE -CZ, MPD -CZ, CUD 5.6.15 Equestrian Center AR w/ SUP -A) ASE -CZ, CUD 5.13.8 Farm Equipment Rental, Sales and Service GC4, EC5, AS, 12,13 ASE -CZ 5.13.9 Farm Supply Store LC1, NC2, CC3, GC4, AS ASE -CZ, MPD -CZ, CUD 5.13.10 Feed Mill" AS, 12,13 ASE -CZ, MPD -CZ 5.13.11 Garden Center* LC1, NC2, CC3, GC4, AS ASE -CZ, MPD -CZ, CUD 5.6.3 Greenhouses with On Premises Sales^ AR, NC2, CC3, GC4, EC5, AS ASE -CZ, MPD -CZ, CUD 5.13.12 Guest Ranch none ASE -CZ 5.7.6 Kennels, Class I* RB, AR, R1, CC3, GC4, AS ASE -CZ None Kennels, Class II* w/ SUP -B only: RB, AR, R1, CC3, GC4, AS ASE -CZ 5.6.5 Meat Processing Facility, Community RB, AR ASE -CZ, CUD 5.13.13 Meat Processing Facility, Regional AS (w/ SUP-A) ASE -CZ 5.13.14 Metal Fabrication Shop Not explicit (would fall under one of the Industrial classifications ASE -CZ 5.14.1 Microbrewery, production only 11, 12, 13 w/ SUP -B only: RB, AR ASE -CZ, MPD -CZ, CUD 5.14.2 Microbrewery with Minor Events w/ SUP -B only: RB, AR, 11, 12,13 ASE -CZ, MPD -CZ, CUD 5.6.10 24 Type of Use General Use Zoning Conditional Zoning Standards Section for Districts in which Allowed Districts in which Allowed Specific Use Microbrewery with Major Events none ASE -CZ, MPD -CZ 5.6.11 Non -Farm Use of Farm Equipment RB, AR, AS ASE -CZ, CUD 5.13.15 Rural Guest Establishment: Bed & RB, AR, R1 ASE -CZ, MPD -CZ, CUD 5.6.7 Breakfast* Rural Guest Establishment: Bed & w/ SUP -B only: AR, R1 ASE -CZ, MPD -CZ, CUD 5.6.8 Breakfast Inn* F2i iral (i iect - stablichmrant: Country w/ SUP -A only: AR, R1 ASE -GZ, MPD -CZ, C! �D ti 6 Q Inn* Rural Heritage Museum w/ SUP -B only: RB, AR, LC1, ASE -CZ, CUD 5.17.7 NC2, AS Rural Special Events RB, AR, AS ASE -CZ, MPD -CZ, CUD 5.17.8 Sawmill" AS ASE -CZ 5.14.3 Stables, Commercial^ w/ SUP -B only: RB, AR, R1, ASE -CZ, MPD -CZ 5.13.16 CC3, GC4, AS Stockyards / Livestock Markets^ AS ASE -CZ 5.13.17 Studio (Art)* LC1, NC2, CC3, GC4, OI, 11, MPD -CZ, REDA -CZ -1, CUD None 12,13 Taxidermy LC1, NC2, CC3, GC4, 11 ASE -CZ, CUD 5.6.12 w/ SUP -B only: AR LC1, NC2, CC3, GC4, EC5, ASE -CZ, MPD -CZ, CUD 5.16.1 Veterinary Clinic Ol, AS, 11, 12,13 w/ SUP -B only: AR LC1, NC2, CC3, GC4, EC5, ASE -CZ, MPD -CZ, CUD 5.16.2 Veterinary Clinic, mobile 01, AS, 11, 12,13 w/ SUP -B only: AR, R1 Veterinary Hospitals^ CC3, GC4, EC5, OI, AS, 12, ASE -CZ, MPD -CZ, CUD 5.16.3 13 Winery, production only 11, 12, 13 ASE -CZ, MPD -CZ, CUD 5.14.4 w/ SUP -B only: RB, AR Winery with Minor Events w/ SUP -B only: RB, AR, 11, ASE -CZ, MPD -CZ, CUD 5.6.13 12,13 Winery with Major Events none ASE -CZ, MPD -CZ 5.6.14 Bona Fide Farming Activities Bona fide farming activities are exempt from local zoning regulations, but may be subject to environmental health and building codes and regulations in the UDO that are not considered "zoning ". Examples of bona fide farming activities are: 25 • Production and activities relating or incidental to the production of crops, fruits, vegetables, ornamental and flowering plants, dairy, livestock (including horses), and poultry. Includes the use of greenhouses. • Planting and production of trees and timber • Aquaculture • Marketing and selling of agricultural products produced on -site (e.g., can have a farm stand or store building on the bona fide farm and farm products can include raw and value added products). • On -site agritourism • Storage and use of products and materials for on -site agricultural purposes • Packing, treating, processing, sorting, storage, and other activities performed to add value to crops, livestock, and agricultural products produced on -site • Production of nonfarm product that the Department of Agriculture and Consumer Services recognizes as a "Goodness Grows in North Carolina" product, if produced on a farm subject to a conservation agreement in an enhanced voluntary agriculture district • Sawmill for timber produced on -site • Farm employee housing • Teaching classes related to agriculture on the farm • Winery (using predominantly grapes produced on -site) • Microbrewery (using predominantly crops produced on -site) 4 26 Attachment 7 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 and pressure to sell farmland for residential development may be lessened. Because applying the ASE concept in the Rural Buffer requires 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 (these proposed amendments are scheduled for adoption consideration by the Board of County Commissioners on May 20, 2014), and 2) to consider /adopt the Comprehensive Plan and UDO amendments necessary to apply the ASE program within the Rural Buffer land use classification (these proposed amendments were heard at the County's February 24, 2014 quarterly public hearing but since amendments to the Joint Planning Land Use Plan and Agreement are necessary before the UDO and Comprehensive Plan amendments can be adopted, they are not scheduled for adoption consideration until September 8, 2014). Proposed additions /changes to existing text are depicted in red; text in red is unchanged from text presented at the February 24, 2014 quarterly public hearing. Text in blue was presented at the quarterly public hearing as proposed changes to the originally proposed language. Text in green are changes proposed after the quarterly public hearing to correct errors, clarify intent (in response to questions asked at the public hearing), or to address issues of legal sufficiency raised by the County Attorney's office at the public hearing. The text in red, blue, and preen is applicable to the County's ASE program outside of the Rural Buffer. Text shown in orange are the amendments necessary to apply the ASE program within the Rural Buffer. 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 LIDO is available online at: http: / /orangecountyric.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 04/22/14 27 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 stFik thih text. Orange County planning staff notes that relatively few new uses are proposed to be permitted outright in the RB (Rural Buffer) zoning district (see orange x in Section 5.2.1 Table of Permitted Uses — General Use Zoning Districts). Additionally, all of the proposed new uses in the RB zoning district are subject to Use Standards in Article 5 of the UDO and must also meet the Development Standards found in Article 6 of the UDO. The proposed new ASE -CZ zoning district, which is a conditional zoning district, would also be applicable to the Rural Buffer but there are some more intensive uses that would not be considered for approval in the Rural Buffer. The uses that would not be applicable to the Rural Buffer are denoted with an orange ^ in Section 5.2.3 Table of Permitted Uses — Conditional Zoning Districts. Applying a conditional zoning district requires a rezoning application (which includes a site plan with all proposed uses disclosed). A rezoning application includes public notice (newspapers, sign postings, and mailed notifications to property owners within 500 -feet of the parcel) and is decided upon by the Board of County Commissioners after a recommendation is made by Orange County's Planning Board. The JPA partners would also be invited to review and comment on any proposed rezoning in the Rural Buffer, pursuant to the JPA Agreement. Orange County's conditional zoning districts work very similarly to the Towns' CUP (Conditional Use Permit) process in that the governing body (e.g., Council, Aldermen, BOCC) can place mutually agreed upon conditions on a project, which can include limiting the types and extent of uses occurring on a particular piece of property. Indeed, one of the points of having a conditional use or conditional zoning process is that projects can be decided on a case -by -case basis with public input and projects can be tailored to unique site circumstances. The ASE program seeks to recognize /codify the fact that there are many areas of the county (and the Rural Buffer) with very large parcels (upwards of 50 acres) where uses that would be deemed undesirable on 5 acres next to a residential subdivision would be appropriate and have no or little impact on the area due to the size of the parcel and the location of the facility. The conditional zoning district (or Special Use Permit, depending on the use) allows officials to decide these matters on a case -by -case, site - specific basis with input from surrounding residents /property owners. 04/22/14 Article 2: Procedures 28 Section 2.4: Zoning Compliance Permits not be issued until the aforementioned permit has been issued by the responsib in accordance with the review and approval procedures detailed herein. (B) Is nce of a Special Use or Conditional Use Permit does not negate th requirement for a Zon' Compliance Permit. (C) Issuance o3fqZoning Compliance Permit does not establish a v ed right to begin and complete cons ction or change the use /occupancy of a lot building should regulations chang ubsequent to issuance of said perm' . (D) Application for Zoning mpliance Permit shall spe ' the method of disposal of trees, limbs, stumps and con stru n debris associate ith the permitted activity. Open burning of trees, limbs, stump , nd /or constr tion debris associated with the permitted activity is expressly prohibited. (E) No building, structure, or zoning lot f ich a Zoning Compliance Permit has been issued shall be used or occupied til the ilding Inspector has, after final inspection, issued a Certificate of Occup cy indicating c pliance with all the provisions of this Ordinance. (F) No building, structure r zoning lot for which a Zoning mpliance Permit has been issued shall be us or occupied until the Orange County alth Department has approved the er supply and sewage disposal systems se ' that use. (G) Issuance a Certificate of Occupancy by the Building Official or th pproval of a water Z d sewage disposal system by the Health Department shall in case be d as waiving any provision of this Ordinance. ompliance Permits shall become null and void after 18 months from th ate of if a building permit is not applied for or land disturbing activities are not ced 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, and (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 staff 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. Orange County, North Carolina — Unified Development Ordinance Page 2 -8 Article 2: Procedures 29 Section 2.5: Site Plan Review (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. SECTION 2.5: SITE PLAN REVIEW 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 with the a„ hoof.,., eXGeptiens. 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) Large day care homes, as defined in Article 10, Definitions. (4) Rural Guest Establishments with three guestrooms or less - Bed & Breakfasts. (5) Cooperative Farm Stand. (6) Rural Special Events. (7) 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 (B) The applicant shall submit to the Planning and Inspections Department: (1) Three copies of the site plan prepared in accordance with the provisions detailed in this Section. Additional copies may be required depending on the nature and location of the proposed development);. (2) The completed site plan application form; (3) A copy of the Orange County tax map with the subject property identified; Z 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. Orange County, North Carolina —Unified Development Ordinance Page 2 -9 Article 3: Base Zoning Districts 30 Section 3.8: Conditional Districts (D) A rezoning request to a Conditional District is a voluntary procedure that is intended for firm development proposals. 3.8.3 Districts Established (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. (B) Conditional Use Districts (1) Conditional Use Districts allow for the development of a specific land use, or land uses, listed on the Table of Permitted Uses in Section 5.2 of this Ordinance, even if such use is not listed as a permitted use or special use under the current zoning designation of the subject property. (2) Conditional Use Districts shall conform to all applicable development regulations, including uses, for the corresponding general use zoning district, as well as any specific use standards and development standards established in Articles 5 and 6 of this Ordinance. (3) A Conditional Use District requires the approval of a rezoning by the Board of County Commissioners, approval of a site plan, the issuance of a Class A Special Use Permit, and may include agreed -upon conditions of development. 3.8.4 Where Permitted (A) Conditional Districts are permitted in any Land Use classification and shall be located consistent with the existing general development pattern and the objectives of the adopted Comprehensive Plan and any adopted small area plan(s). (B) Conditional Districts are permitted within areas subject to the Joint Planning Agreement (JPA) between Orange County the Towns of Carrboro and Chapel Hill, subject to the terms and standards of the JPA. (C) Conditional Districts are permitted within the University Lake, Cane Creek, and Upper Eno Protected and Critical Watershed Overlay Districts. Orange County, North Carolina — Unified Development Ordinance Page 3 -63 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 thief r# shA!4 . ,,t,_I�e the } 5 - Article 3: Base Zoning Districts 31 Section 3.8: Conditional Districts Lot size, min., per use 40,000 [1 ] (square feet) Lot Width, min. (feet) 150 Front Setback from 40 ROW, min. (feet) Side Setback, min. 20 [2] (feet) Rear Setback, min. 20 [2] (feet) Height, max. (feet) 45 [3] Floor Area Ratio, max No requirement [4] Required Open Space No requirement [4] Ratio, min. Required Livability No requirement [4] Space Ratio, min. Required Recreation No requirement [4] Space Ratio, min. 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 Required Pedestrian / No requirement [4] adjacent residential district. Landscape Ratio, min. [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. 1. 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. 2. Development within the zoning district shall be subject to all applicable use standards detailed 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 UDO. #3 also clarifies that residential uses in the ASE -CZ district are incidental. Orange County, North Carolina — Unified Development Ordinance Page 3 -64 Article 3: Base Zoning Districts 32 Section 3.8: Conditional Districts 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. 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. Orange County, North Carolina — Unified Development Ordinance Page 3 -65 Article 5: Uses 33 Section 5.1: Establishment of Use Regulations \It ion to the listing of such uses, the Board of County Commissioners intend hat eral standards and the more specific requirements established herein, all be the Board of Adjustment, the Planning Board and the Board of Co y sioners, as appropriate, to direct deliberations upon application o he approval of Uses. express intent of the Board of County Commissioners to d neat e the areas of nnected with each Special Use and to provide stand ds by which applications So ial Use shall be evaluated. (E) Establishment Classes of Special Us/oard Approve or Disapprove There are hereby es blished the followinal Uses which shall be approved or disapprov as shown: (1) Class A - Approve r disapproventy Commissioners (2) Class B - Approved or ' appro ve ustment 5.1.4 Conditional Uses (A) The Board of County Commissio rs is m1ndful of its responsibility to protect the public health, safety and general wel re of the resi nts of Orange County and intends to encourage development wi n the County cons tent with that purpose. (B) The Board of County C,96missioners also recogniz that certain uses are appropriate for development in O nge County but their location an site development specifics cannot be predete fined or regulated through the use of eneral zoning district A n an onventional standards. l ses and Conditional Use Districts are hereby estab ' hed and shall be accordance with the provisions of this Ordinance. Uses y use listed as Permitted by Right or by Special Use Permit on th Table of rmitted Uses may be approved as a Conditional Use within a Condi ' nal Use strict, unless expressly excluded in Section 5.1.4(E) of this Ordinance. rmitted uses are subject to all general and specific standards of approval f t 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), 0) Landfills (2 acres or more), (j) Meat Processing Facility, Regional, Orange County, North Carolina — Unified Development Ordinance Page 5 -2 t Article 5: Uses 34 Section 5.1: Establishment of Use Regulations (k) Military Installations (National Guard & Reserve Armory), (1) Residential Hotel (Fraternities, Sororities, and Dormitories), (m) Riding 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, (j) Farm Equipment Rental, & Sales and Service, (k) Feed, Seed, Stec e u ❑FGGeCL Rg 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, Orange County, North Carolina — Unified Development Ordinance Page 5 -3 Article 5: Uses 35 Section 5.1: Establishment of Use Requlations (ee) Sawmills, (ff) Stockyards / Livestock Markets, (gg) Storage of Goods, Outdoor, (hh) Waste Management Facility; Hazardous & Toxic, and (ii) Wholesale Sales. Orange County, North Carolina — Unified Development Ordinance Page 5 -4 Article 5: Uses 36 Section 5.2: Table of Permitted Uses 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 ^ Agricultural Services Uses Cold Storage Facility A re al Ceeder O atio 9 - Community Farmers' Market A " Composting Operation, no grinding I I A Composting Operation, with grinding — A Cooperative Farm Stand A Equestrian Center A Farm Equipment Rental, & Sales and Service — Farm Supply Store Feed Seed Storage Q. orA__e__. ^ Mill — Greenhouses with fOn Premises Sales3 A 10 B 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 Orange County, North Carolina — Unified Development Ordinance Page 5 -5 Article 5: Uses 37 Section 5.2: Table of Permitted Uses ^ Allowed as more than one principal use if located on a bona fide farm (see Section 6.2.5) Meat Processing Facility, Community ^ " Meat Processing Facility, Regional — A Non -Farm Use of Farm Equipment ^ R4d}ng-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 Beauty & Barber Shops Rural Guest Establishment: Bed & Breakfast ^ 11 s * x Rural Guest Establishment: Bed & Breakfast Inn ^ B B Rural Guest Establishment: Country Inn ^ A A Country Store Drive In Theaters 11 The three "Rural Guest Establishment" types will be moved to alphabetical order within the list as well. Orange County, North Carolina — Unified Development Ordinance Page 5 -6 Article 5: Uses 38 Section 5.2: Table of Permitted Uses 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 calm (see Section 6.2.5) Funeral Homes — . Garden Center (On PFemises _Sales) (NIP Sales) 12 Gr h (NI n Premises Premises , S@19013 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 Orange County, North Carolina — Unified Development Ordinance Page 5 -1 Article 5: Uses 39 �arfinn F 7• T�hlo of Dom.. -. ��+,.,d i i..,... TABLE OF ZONING PERMITTED USE A = CLASS A SPECIAL USE B = CLASS B SPECIAL USE A = SUBJECT TO SPECIAL STANDARDS ZONING USE TYPE GENERAL USE 01 -AS El 11 12 13 PID 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) Storage of Goods, Outdoor Storage of or Warehousing: Inside Building 14 Studio (Art) Taxidermy A g 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 -Armory) MANUFACTURING, ASSEMBLY & PROCESSING Assembly and Packaging Operations Including Mail Order Houses, But Excluding On- Premises Retail Outlets TT 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -8 Article 5: Uses 40 Section 5.2: Table of Permitted Uses 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 faun (see Section 0.2.5) Printing & Lithography * * * * * * Sawmills — Winery, production only A B B MEDICAL USES Arvin a�-Veterinary Hospitals; 1�°�t�rrpY ^c^n�rnr✓15 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 Orange County, North Carolina — Unified Development Ordinance Page 5 -9 Article 5: Uses 41 Section 5.2: Table of Permitted Uses — 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) 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 * * * * * * Bus Terminals & Garages Motor Freight Terminals — Motor Vehicle Maintenance & Repair (Body Shop) Motor Vehicle Repair Garage — Orange County, North Carolina — Unified Development Ordinance Page 5 -10 Article 5: Uses 42 Section 5.2: Table of Permitted Uses — Use may not be permitted as a Conditional Use District; See Section 5.1.4(E) A All -- Allowed as more than one principal Use 11 located VII Cl UVI IQ IIUC IQIIII 1JCC 0t;ULIVII Motor Vehicle Sales / Rental (New & Used) Motor Vehicle Services Stations Parking As $r:04Gi le 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 * I * * * * * * * * * * * * * * I I * * * * 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) — B 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 5.15.1 for special standards Orange County, North Carolina — Unified Development Ordinance Page 5 -11 Article 5: Uses 43 Section 5.2: Table of Permitted Uses -- 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) Assembly Facility Less Than 300 Cemetery B * B B B B B B B Church * * * * * * * * * Clubs or Lodges; Social; Fraternal or Union Clubhouses Community Center B B B B B B B B B Crematoria — Historic Sites Non - Residential /Mixed Use A A A Kennels, Class I Research Facility — Research Lands & Installations, Non - profit Rural Heritage Museum B B B B g Rural Special Events ^ Special Events (Less than 150) Orange County, North Carolina — Unified Development Ordinance Page 5 -12 Article 5: Uses 44 Section 5.2: Table of Permitted Uses 5.2.3 Table of Permitted Uses — Conditional Zoning Districts ": 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 Community Farmers' Market Composting Operation, no grinding Composting Operation, with grinding ^ Cooperative Farm Stand Equestrian Center " Farm Equipment Rental, & Sales and Service Farm Supply Store Feed, Seed StaFage A Dreneccien Mill Greenhouses with {On Premises Sales3 18 Meat Processing Facility, Community Meat Processing Facility, Regional ^ 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -22 Article 5: Uses 45 Section 5.2: Table of Permitted Uses I ABLE OF -W . 4SES — CONDITIONAL Z 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 designate by the adopted Comprehensive Plan. Stockyards / Livestock Markets 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- Rerl R Rraakfact 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 Sales) 19 The three "Rural Guest Establishment" types will be moved to alphabetical order within the list as well. W10119r %.IUMILy, rvurm t-arouna — unmea ueveiopment Ordinance Page 5 -23 Article 5: Uses 46 Section 5.2: Table of Permitted Uses ": Use shall not be approved on parcels located in the Rural Buffer land use classification as desi nated by the adopted Comprehensive Plan. n e (Wo OR ors & Gpee n4i..: ses (OR Premises Qnlool 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -24 Article 5: Uses 47 Section 5.2: Table of Permitted Uses ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as desi nated 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 Major 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) MANUFACTURING, ASSEMBLY & PROCESSING Assembly and Packaging Operations Including Mail Order Houses, But Excluding On- Premises Retail Outlets Industrial, Heavy Orange County, North Carolina — Unified Development Ordinance Page 5 -25 Article 5: Uses 48 Section 5.2: Table of Permitted Uses Industrial, Medium Manufacturing (Sector 31 -33) Microbrewery, production only Pharmaceutical Products Printing & Lithography Sawmills ^ Winery, production only MEDICAL USES Amman Veterinary Hospitals; v ° +° ;R„a^r, Z' Health Services: Over 10,000 Sq. Ft. Health Services: Under 10,000 Sq. Ft Hospitals Veterinary Clinic 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 21 Will be moved to alphabetical order within this section. Orange County, North Carolina — Unified Development Ordinance Page 5 -26 Article 5: Uses 49 Section 5.2: Table of Permitted Uses ^: Use shall not be approved on parcels located in the Rural Buffer land use classification, as desi nated 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 Urange County, North Carolina — Unified Development Ordinance Page 5 -27 Article 5: Uses 50 Section 5.2: Table of Permitted Uses Bus Terminals & Garages Motor Freight Terminals Motor Vehicle Maintenance & Repair (Body Shop) Motor Vehicle Repair Garage Motor Vehicle Sales Rental New & Used Motor Vehicle Services Stations Parking As P4nGipi 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -28 Article 5: Uses 51 Section 5.2: Table of Permitted Uses : 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 Orange County, North Carolina — Unified Development Ordinance Page 5 -29 Article 5: Uses 52 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 the Table of Permitted Uses, Sections 5.4 through 5.4 -517 establish additional standards for update specific Permitted Uses, Special Uses, Conditional Uses, and uses permitted in Conditional Zoning Districts. 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 comp/,mode%, and substantial evidence, in the form of testimony, exhibits, docum plans and other materials, that the application meets the requ approval of a Special Use; and (2) The Board of County Commissioners or Board of Adjustor t shall make written findings certifying compliance with the specific rules govefning such individual ecial Use and that the use, which is listed as a Spe 'al Use in the district in wh hit is proposed to be located, complies with all p6quired regulations and stain rds including the following general conditio : (a) a use will maintain or promote the p lic health, safety and general we use if located where proposeVad developed and operated acco ing to the plan as submitte (b) The use ill maintain or enhan the value of contiguous property (unless the se is a public n essity, in which case the use need not maintain ore ance the v e of contiguous property); and (c) The location and hara er of the use, if developed according to the plan submitted, will be in rmony with the area in which it is to be located and the use is in c lance with the plan for the physical development of the County as mbo d in these regulations or in the Comprehensive Plan, or portio hereof, aftpted by the Board of County Commissioners. (B) Specific Standards In addition to the gene XI standards stated in Sectio 5.3.2(A), the following specific standards shall �earessed by the applicant before t e issuance of a Special Use Permit: (1) Metho and adequacy of provision of sewage dispo I facilities, solid waste, and (2) N6thod and adequacy of police, fire and rescue squad pr ction. (3) / /Method and adequacy of vehicular access to the site and traf ' conditions around the site. /In Other use specific standards as set forth herein. (Ccific: Standards for Class A Special Use Permits Within Hillsborough D ddition to the general and specific standards for all Special Use Permits, the fo wing standards shall be addressed by the applicant before the issuance of a Class A Spec' I Use Permit within the Hillsborough Economic Development District: (1) General Provisions Orange County, North Carolina — Unified Development Ordinance Page 5 -30 A There are no changes on this page. it is included to put the change on the next page into context. In addition to the information required by Section 2.7, the following info shall be supplied as part of the application for approval of this use: (a) A description of the type facility planned, the number of occupy the development schedule. Article 5: Uses 53 Section 5.6: Standards for Commercial Uses , and (b) A site plan showing existing and proposed contours. Pr osed buildings, parking, access, service, recreation, landsc ed and screened areas. Other criteria as set forth in sections 6.2.11 and .3. (d) A statement concerning the provision of publ services which shall include fire, police and rescue protection. (2) Standar of Evaluation — (a) Ade ate parking, access and servJ a areas are provided for the site. (b) Parking, ervice areas and buil * gs are adequately screened from adjacent re idential uses. (c) Improved recr tional faci i ies are provided for occupants. (d) Other criteria as s fo in sections 6.2.11 and 6.3. (e) Letters from public a ice agencies attesting to the adequacy of the provision of publi servi s such as fire, police and rescue. 5.6.1 Nightclubs, Bars and Pubs (A) General Standards r Evaluation (1) Buildings or nightclubs, bars and pubs shall not a located within 200 feet of a reside e. 5.6.2 Massage Busine Standards fo r Evaluation /Gener ust comply with the Ordinance for the Control of MassaXall ssage stablishments he submittal of construction plans for all existing and prngs ;(A) housing the massage business. The construction plans s f or plans and cross sections showing the proposed use of all portiobuil ' gs. (3) For existing buildings, certification by the Orange County spector at the structure(s) complies with the North Carolina Building all related 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -47 r Article 5: Uses 54 Section 5.6: Standards for Commercial Uses Pi (4) �J nco h fforc shall be nr id-ed- i �` rr! c with the r ircmcntc of T��:3 Gti8R 6. g. 23 Junkyards (A) Standards for Class A Special Use Permit (1) Submittal Requirements — In addition to the information required by Section 2.7, the following info ation shall be supplied as part of the application for approval of this use: (a) Detailed plans and specifications for the site screening pr posed. (b) Description of type and number of motorized machine to be employed upon site. (c Indicate on the site plan the extent of area to be sed for the storage of junked or wrecked motor vehicles (2) Standa s for Evaluation - (a) Th site shall be screened from adjace property by a minimum of an eigh cot high solid fence or equal, u terrupted except for required vehicle ccess points. (b) No materi shall be stored clo r than 50 feet to the public right of way or 30 feet to a property lines (c) Site is of adequ a size to otect adjacent properties from adverse effects of the junk rd. 5.6.5 Kennels (Class II) (A) Standards for Class B Special a Per (1) Submittal Requirem is — In addition to the i rmation required by ection 2.7, the following information shall be supplied s part of the application approval of this use: (a) Plans or all kennels, exercise yards, d runs, pens and related imp ovements, including signage. (b) ite plan showing the improvements listed in ) above, other structures on the same lot, and structures on adjacent pr erty. (2) St dards of Evaluation — ;a) The site is of adequate size to protect adjacent prope es from adverse effects of the kennel. (b) No part of any building, structure, dog run, pen, or exercise and in which animals are housed or exercised shall be closer than 150 fee rom a property line, except property occupied by the owner /operator o the kennel. These minimum distances shall not apply if all portions o he 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 UDO but this instance was missed at the time. Orange County, North Carolina — Unified Development Ordinance Page 5 -48 Article 5: Uses 55 Section 5.6: Standards for Commercial Uses (c Any kennel, including primary enclosures or runs, which is not wh y enclosed within a building shall be enclosed by a security fenc at least feet in height. (d) The s' plan shows parking, access areas and scree ' g devices for all buildings nd animal boarding facilities existing or oposed for the property. (e) The site plan sh be reviewed by the Ora e County Animal Services Department, and fobqd in conformance it the Animal Control Ordinance. (f) Building plans for all kenne ies shall be reviewed and approved by the Orange County Animal ces Department prior to issuance of any building permits. (g) A sign clearly visibl rom the ground'hall I be posted at the main entrance to the ility and shall contain t names, addresses, and telephone n ers where persons responsib for the facility may be contacte any hour of the day or night. The si n shall comply with dimen 'onal requirements as set forth within this O *nance. (h) Zo ass II Kennel Permit shall be obtained from Orange ounty Animal ic es within the first 30 days of occupancy. Failure to o in and maintain a valid Class II Kennel Permit or other related permit hich may be required by the USDA or Wildlife Resources Commission ill result in revocation of the Special Use Permit. 5.6.6 Riding Stables 24 (A) Standards for Glass Q Special Use DeFMA Z' Moved to Section 5.13.16. Orange County, North Carolina — Unified Development Ordinance Page 5 -49 Title chan Article 5: Uses 56 Section 5.6: Standards for Commercial Uses 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 e Only containing the following: (Per Section.2.5.2 professional design and certification is not required for Rural Guest Establishments with thr e guestrooms or less —bed & breakfasts.) (i) Location, width, and type of all internal vehicular and edestrian circulation, and parking requirements. (ii) Location and dimensions of all on site signage. (iii) Boundaries of the site. \cn ation of well and septic system. (b) of the proposed use(s) of the site a the buildings thereon, following: ount of area allocated to each u e. ber of full and part time em oyees. r of clients and /or occ ants expected to use the facility. pose hours of operati n for non residential uses of the site within uildings ther on. (c) Building plans for all isting proposed structures to include floor plans, elevations, and s cti s showing restoration /rehabilitation proposed. (d) Landscape plan, at the am scale as the site plan, showing existing or proposed trees, shru s, groun cover and other landscape materials. (Landscape inform ion is often own on the base plan for small projects. Each tr a does not have o be individually identified; showing an "existing tre line" is often sufficie t for large lots, where the bulk of the property r mains wooded.) (e) Statemen rom the appropriate public se ice agencies concerning the method nd adequacy of water supply and astewater treatment for the propo d uses. (f) Sta ment from the appropriate public service a ncies concerning the P, vision of fire, police and rescue protection to th site and structures. (g) he proposed development schedule for the site. (h) Outdoor events (e.g. weddings, receptions, parties) or si ilar activities conducted for compensation shall be permitted, only if the is sufficient overflow parking available on site. Overflow parking does n 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 documenta i n shall not be limited to the easement deed, but may also include copies f road maintenance agreements as determined by the Planning Director. Orange County, North Carolina – Unified Development Ordinance Page 5 -50 Article 5: Uses 57 Section 5.6: Standards for Commercial Uses (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 Standards for Class B Special Use Permit (1) Submittal Requirements (a) A site plan, prepared by an appropriately licensed professional in Title change only accordance with the requirements of Section 2.5, containing the following: (i) Location, width, and type of all internal vehicular an ped 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 ne rest residential structures. (b) De scrip ' n of the proposed use(s) of the sit and the buildings thereon, including t e following: (i) Amo t of area allocated to ea use. (ii) Number f full and part time mployees. (iii) Number of c 'ents and /or ccupants expected to use the facility. (iv) Proposed hour of op ation for non residential uses of the site and within buildln ereon. (c) Building plans for al! exis ' g r proposed structures to include floor plans, elevations, and ctions howing restoration /rehabilitation proposed. (d) Landscape plan, the same scale a the site plan, showing existing or proposed trees, rubs, ground cover d other landscape materials. (Landscape in rmation is often shown o the base plan for small projects. E tree does not have to be in idually identified; showing an "existin tree line" is often sufficient for Jar lots, where the bulk of the prop rty remains wooded.) (e) State ent from the appropriate public service agen ies concerning the me od and adequacy of water supply and wastewat treatment for the P posed uses. (f) Statement from the appropriate public service agencies co erning the provision of fire, police and rescue protection to the site and \activit ( The proposed development schedule for the site. (h) Outdoor events (e.g. weddings, receptions, parties) or similaconducted for compensation shall be permitted, only if there overflow parking available on site. Overflow parking does not have to t paved or graveled but must be on a suitable (even) surface. Orange County, North Carolina — Unified Development Ordinance Page 5 -52 Article 5: Uses 58 Section 5.6: Standards for Commercial Uses (1) The site shall meet the landscaping and buffer requirements establi ed in Section 6.8 of this Ordinance. However, property recognized the state or the county as a historic site, or as containing a signific t historic structure, shall receive a full or partial waiver of the road -fro land use buffer to maintain the historic character of the site and th raditional view of the house from the roadside. (m) a applicant shall be responsible for satisfying a review and permitting req " ements of other public agencies, includin ut not limited to NCD driveway permits. (n) The minim lot size for a Bed & Break st Inn using a private well and septic syste hall be no less than fi acres. A Bed & Breakfast Inn may be permitte on lots of less th five acres if the tract is currently served by public er and sew , subject to the review and approval of the appropriate agen i s an a Staff Engineer. (3) Expiration and Re- Approval of P (a) The Class B Special se Per it, if approved, shall be valid for six years, but may be renew d or re -appro ed by the Board of Adjustment after receiving a rep from the Plannin Department that the use is, and has been contin usly since it was issue , in compliance with provisions of the Speci Use Permit. (b) The ange County Planning Department s II present its report on the co pliance of the special use no later than 90 ys before the expiration the Special Use Permit. (c) The Board of Adjustment shall not renew the Special e Permit if it is determined that the applicant has failed to comply with t conditions of approval. (d) If the Board of Adjustment does not renew the permit, the perm' 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) S hqdards for Class A Special Use Permit (1) bmittal Requirements (a) site plan, prepared by an appropriately licensed profession n itle change only ac rdance with the requirements of Section 2.5, contai ' the followi (i) Loc * n, width, and type of all intern ehicular and pedestrian circulatio and parking requirem s. (ii) Location and " ensions o on site signage. (iii) Location of well and tic system. (iv) Boundaries of a site and ' tance to nearest residential structures (b) Description the proposed use(s) of the site d the buildings thereon, includi he following: 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 face Orange County, North Carolina— Unified Development Ordinance Page 5 -54 Article 5: Uses 59 Section 5.6: Standards for Commercial Uses (d) If the Boar t Commissioners does not r e permit, the permit shall become nul a e expiration of the time limit. (e) If the Spec ermit is not renewed or re -ap then the affpfir ant 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 thaR 240 gallons e groundwater per day per acre of lot aFea on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail:25 (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to be affected by withdrawals made by the proposed use. (2) Site shall have direct access to a 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. 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. The amount of water used by an average single family residence, constructed at the density the existing zoning district allows, is used as the baseline standard because residences are the predominant land uses in the county and the most likely "by right" uses to be constructed. Text shown in blue was presented as a change to the proposed text at the February 24, 2014 quarterly public hearing. Text shown in green is clarifying text added after the quarterly public hearing in response to questions at the public hearing. PLEASE NOTE THAT THIS FOOTNOTE PERTAINS TO ALL PROPOSED USES THAT INCLUDE THIS PROPOSED REQUIREMENT. Orange County, North Carolina — Unified Development Ordinance Page 5 -57 Article 5: Uses 60 Section 5.6: Standards for Commercial Uses (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. 5.6.11 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 on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to be affected by withdrawals made by the proposed use. Orange County, North Carolina — Unified Development Ordinance Page 5 -58 5.6.12 5.6.13 (A) (A) Article 5: Uses 61 Section 5.6: Standards for Commercial Uses (2) Site shall have direct access to a 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. Standards for Class B Special Use Permit (1) Enterprises located in an AR zoning district must be located on a bona fide farm. (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. with Minor Events 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 Inn gallon o groundwater peF day pe,, aeFe of let area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken Orange County, North Carolina — Unified Development Ordinance Page 5 -59 Article 5: Uses 62 Section 5.6: Standards for Commercial Uses into account when determining if a comprehensive groundwater study is required. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to be affected by withdrawals made by the proposed use. (2) Site shall have direct access to a 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: (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 210 gall ens ^f groundwater per day per aGFe of lot area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may Orange County, North Carolina — Unified Development Ordinance Page 5 -60 Article 5: Uses 63 Section 5.6: Standards for Commercial Uses use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: 0) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 w+tl are expected to be affected by withdrawals made by the proposed use. (2) Site shall have direct access to a 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. 5.6.15 Country 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -61 5.7.1 Article 5: Uses 64 Section 5.7: Standards for Recreational Uses (6) Application materials shall include a comprehensive groundwater study, for facilities expected to use more thaR 240 gallo groundwater per day paGr-e of Int area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 W41 are expected to be affected by withdrawals made by the proposed use. I Facilities (A) '-,, General Standards of Evaluation (B) The standards included herein shall be applied to the followin recreational facilities: / - profit (2) 'T�i6 minimum lot area shall be two acres. /(3N o building shall be closer than the minimum requirements of the feet to the public right of way or private property line, whichever is g Standards for Class B Special Use Permit (1) Submittal Requirements or 20 Orange County, North Carolina — Unified Development Ordinance Page 5 -62 Tennis clubs, I,b) Swim clubs, (c) Ra uet ball, (d) Squash ubs, (e) Pitch and pu courses, I;f) Amusement area , (g) Bowling alleys, (h) Skating rinks, 0) Shooting r ges, (j) Billiar nd pool halls, (k) In or athletic facilities and (i) Other similar uses. - profit (2) 'T�i6 minimum lot area shall be two acres. /(3N o building shall be closer than the minimum requirements of the feet to the public right of way or private property line, whichever is g Standards for Class B Special Use Permit (1) Submittal Requirements or 20 Orange County, North Carolina — Unified Development Ordinance Page 5 -62 Article 5: Uses 65 Section 5.8: Standards for Childcare & Educational Facilities Cb'are Marshal shall approve a pollution incident prevention pl facility prior to i I- sccupancy permits. - (0) If additional or accessory lan�at�ionand the facility owner shall cause a new site plan to be created outlinin natu roposed new land use, demonstratin_ ance wnce. unty shall approve a construction schedule to complete the items listed a 5.7.6 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 groundwater per day per a re ef- let -area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 Wj4 are expected to be affected by withdrawals made by the proposed use. (3) Site shall have direct access to a 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 ad the information required by Section e following: Ian shall show Orange County, North Carolina — Unified Development Ordinance Page 5 -75 Article 5: Uses 66 Section 5.8: Standards for Childcare & Educational Facilities (h) All buildings associated with the operation of the cooperative shall be designed to be harmonious with the character of the zoning district and neighborhoods in which it is proposed to be located. (i) The applicant must demonstrate its compliance with the definition of "Non- Profit Educational Cooperative" as contained in Article 10 of this Ordinance. 5.8.4 Schools: Elementary, Middle and Secondary (A) Standards for Class A Special Use Permit (1) Submittal Requirements In addition to the information required in Sections 2.7.3 and 5.3.2, the following information shall be submitted as part of the application: (a) 26 copies of the site plan prepared in accordance with Section 2.7.3 of this Ordinance and with the following additional information shown on the plan: (i) Total student capacity of school as designed; (ii) Total number of employees at time of greatest shift; (iii) Number and dimensions of designated parking spaces for school buses; (iv) Number of designated parking spaces for employees; (v) Number of visitor parking spaces; (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. Section reference (e) A Traffic Impact Study, as required by Section 6.17 of this Ordinance. update (f) A Biological Inventory, prepared in accordance with Section 5.4-517.6(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 Orange County, North Carolina — Unified Development Ordinance Page 5 -79 Article 5: Uses 67 Section 5.13: Standards for Aaricultural Uses \applicantshall Operations Plan and the Rehabilitation Plan shall be coordinat so the amount of disturbed land is kept to the absolute minimuny onant with good practices and so that rehabilitation proce s in ert with extraction. nd disturbance shall take place within 250 feet of th zoning lot line e roperty line where the zoning line and the prop y line are one the me. Within the 250 foot setback area, ex' ing vegetation be re ined for the purpose of providing a vi al screen and noise r. No di urbance or removal of vegetatio hall be permitted pt for acce roads leading from the exc ation area to public s. Where veg tion within the 250 fo setback does not exist, the cant shall be re ired to provide a nse, evergreen bufferistent with the purp se cited abo . The buffer shall be in place to the initiation of an xcavat' n activities. (m) The applicant shall submit op tonal reports, prepared on an annual basis, detailing the amounts terials extracted, extent of extractive area, depth of extractive ar a, and sults of groundwater test borings. (n) Annual inspections oft operation sh I be conducted by the Planning Director following su ittal of the annual erations reports to determine compliance with t provisions of the Speci Use Permit. (o) In cases of ab donment or termination of oper ions for a period of 12 consecutive onths, application for a new Specia se Permit is required. (p) The B rd of County Commissioners shall require f\oes ractive uses a p ormance guarantee to insure that the provisio abilitation Plan are met. Such performance gua be in a orm approved by the County Attorney. The amoungu antee shall cover the cost of rehabilitation on a per acre be cost oes not exceed the amount posted with the State. If the ation co exceeds the amounts required by the State then the ce shall be made up in a bond to Orange County. 5-13.1 Ge-Mrnern-ial Feeder zs (A) General Standards 26 This is a bona fide agricultural use and cannot be regulated by zoning so staff is suggesting it be removed from the UDO. Orange County, North Carolina — Unified Development Ordinance Page 5 -120 Article 5: Uses 68 Section 5.13: Standards for Agricultural Uses 5.13.2 Agricultural Processing Faci (A) General Standards for Evaluation (1) Application materials shall include a comprehensive groundwater study, for facilities expected to use more thaR 240 gall^ ^s c° groundwater per day ^°F ° ^r of let area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to 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 ^°"^ groundwater per day ^ °r ° of etarea on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: Orange County, North Carolina — Unified Development Ordinance Page 5 -121 Article 5: Uses gg Section 5.13: Standards for Agricultural Uses (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to 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 Storaqe Facil (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 Community 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. Orange County, North Carolina — Unified Development Ordinance Page 5 -122 Article 5: Uses 70 Section 5.13: Standards for Agricultural Uses (8) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 240 ^ ^'r^ groundwater ef4et -area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 wi(I are expected to be affected by withdrawals made by the proposed use. 5.13.7 Cooperative Farm Stand (A) General Standards for Evaluation Materials presented {1) ----- at public hearing farm GfG,ne Of the GGepeFative for.., partners 27 showed "or RB" as part of proposed (2) 28 In addition to the application materials required in Sections 2.5.2 and 2.4.3, the amendment. following shall also be required: Proposed standard (a) The number of and location of participating cooperative farm partners. #1 has been designated for (b) A description of the facility, including size of structure(s) and access deletion at the locations. direction of the (c) Number of employees, if any. County Attorney's office due to issues (d) Frequency and hours of operation. of legal sufficiency (3) Sales of any products not produced on the farm(s) of one of the cooperative farm related to bona fide partners shall be incidental, related to, and a subordinate component of farm farms. stand sales in scale and profit. 5.13.8 Equestrian Center (A) 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 a 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. 27 The County Attorney's office has advised that this standard is legally insufficient and must be removed. Removal of this standard means that within the AR zoning district, a cooperative farm stand can be located, subject to standards, on parcels that are not considered bona fide farms. 28 Renumbering will autornatically occur after (1) is removed. Orange County, North Carolina — Unified Development Ordinance Page 5 -123 Article 5: Uses 71 Section 5.13: Standards for Aaricultural Uses (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 galie s Gf groundwater pep day peFasre of lot area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 WA are expected to be affected by withdrawals made by the proposed use. 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 ^°"^^s of groundwater per day per asre 4 let area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: Orange County, North Carolina — Unified Development Ordinance Page 5 -124 Article 5: Uses 72 Section 5.13: Standards for Agricultural Uses (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 WA are expected to 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 gall^^° ^f groundwater per day pep a Af'At area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 wiilll are expected to 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. (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. Orange County, North Carolina — Unified Development Ordinance Page 5 -125 Article 5: Uses 73 Section 5.13: Standards for Agricultural Uses (5) Application materials shall include a comprehensive groundwater study, for facilities expected to use more than 249 ^a"^^s ^f groundwater per day pee a ^r° of let area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 W+H are expected to 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 Facility, Community (A) General Standards for Evaluation Materials presented �'0�r— if lesated in an AR °r -RB zening diStFiGtl 2 �k-ll be 10Gated an the bona fide at public hearing showed "or RB" as (2) 30 The building shall not exceed 10,000 square feet in size. part of proposed amendment. (3) If located adjacent to residentially zoned property, all buildings, outdoor storage Proposed standard areas, and animal pens shall be located a minimum of 100 feet from the property #1 has been line. designated for (4) Outdoor storage of products shall be permitted +a to the rear yard of the primary deletion at the structure and shall be screened from view of adjacent properties. direction of the County Attorney's (5) In addition to the application materials required in Section 2.5 or 2.9, as office due to issues applicable, the following shall also be required: of legal sufficiency (a) The number of location of participating cooperative farm partners. related to bona fide farms. (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 gallel;s G groundwater per day n °Y aGFe °f let aFea on an 29 The County Attorney's office has advised that this standard is legally insufficient and must be removed. Removal of this standard means that within the AR zoning district, a community meat processing facility can be located, subject to standards, on parcels that are not considered bona fide farms. 30 Renumbering will occur automatically after (1) is removed. Orange County, North Carolina — Unified Development Ordinance Page 5 -126 Article 5: Uses 74 Section 5.13: Standards for Aqricultural Uses annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to be affected by withdrawals made by the proposed use. 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 a 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 galIG ^f groundwater per day peF a o, - ^f',otAraa on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (Ib) An analysis of the amount of groundwater withdrawal considered to be safe and sustainable in the immediate vicinity; and Orange County, North Carolina — Unified Development Ordinance Page 5 -127 Article 5: Uses 75 Section 5.13: Standards for Aqricultural Uses (c) An analysis of whether other wells in the vicinity of the proposed use will are expected to be affected by withdrawals made by the proposed use. 5.13.15 Non -Farm Use of Farm Equipment (A) General Standards for Evaluation 31 (2) 32 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 Riding- Stables, Commercia133 (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. (c) A comprehensive groundwater study, for facilities expected to use more than 240 galleRs a groundwater peF day P8F aGFe of let aFea on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 are expected to be affected by withdrawals made by the proposed use. 31 The County Attorney's office has advised that this standard is legally insufficient and must be removed. Removal of this standard means that farm equipment could be stored, subject to standards, on parcels that are not considered bona fide farms. 32 Renumbering will occur automatically after (1) is removed. 33 Language shown in black text (existing) is proposed to be moved from existing Section 5.6.6. Orange County, North Carolina — Unified Development Ordinance Page 5 -128 Article 5: Uses 76 Section 5.13: Standards for Aaricultural Uses (2) Standards of Evaluation — (a) The site is of adequate size to nretert adjacent preperties from adyeFse effer.tc of the rid'Rg 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 a 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 thaR 240 9aI1G groundwater per day ner ar•re of lot area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: Orange County, North Carolina — Unified Development Ordinance Page 5 -129 Article 5: Uses 77 Section 5.14: Standards for Manufacturing, Assembly & Processing8F (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 wii4 are expected to be affected by withdrawals made by the proposed use. 5.14.1 Metal Fabrication Shop (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 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 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 th @R 240 ^^"^nsof groundwater per day peF a of let -area on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (a) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); 34 New section will require subsequent sections in Article 5 to be renumbered. Orange County, North Carolina — Unified Development Ordinance Page 5 -130 Article 5: Uses 78 Section 5.14: Standards for Manufacturing, Assembly & Processing8F (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 wi4 are expected to 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. (2) All structures, equipment, and storage shall be located a minimum of 100 feet from the property line. (3) Flours of operation shall be limited to the hours between 7 a.m. and 7 p.m. (4) Site shall have direct access to a 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 th@R 249 gaile groundwater pep day per acre Af W Rrpa on an annual basis than an average single family residence (which uses 240 gallons of water per day) built at the highest density the existing zoning district would allow. For example, if the existing zoning district allows a residential density of 1 unit for 2 acres and the proposed use is on a six acre parcel (which could yield 3 residences), the proposed use(s) may use three times the water used by an average single family residence (or 720 gallons per day, on an annualized basis) before a comprehensive groundwater study is required. The water usage rates of any existing use subject to zoning regulations located on the same lot shall be taken into account when determining if a comprehensive groundwater study is required. Said study shall detail: (i) The amount of water anticipated to be used on a daily, weekly, monthly, and annual basis by regulated uses located on the parcel (e.g., water usage by bona fide farm uses is not required to be included); (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 wi4I are expected to be affected by withdrawals made by the proposed use. Orange County, North Carolina — Unified Development Ordinance Page 5 -131 Article 5: Uses 79 Section 5.15: Standards for Automotive /Transportation Related Uses 5.15.1 Motor Vehicle Sales/ Re New & Used) in the NC- oning District (A) Standards for the NC -2 Zoni ct (1) This use shall e permitted a the Commercial Transition Activity or Comm - ndustrial Transition Activity land use classifications, as gnated on the Land Use Element Map of the a ed Comprehensive Plan. The site shall have direct access onto a State maintained rc` (3) A maximum of 12 cars may be stored or displayed on -site. SECTION 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 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 Veterinary Hospital (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. Orange County, North Carolina — Unified Development Ordinance Page 5 -132 V r Article 5: Uses $o Section 5.17: Standards for Miscellaneous Uses (b) The site shall have direct access to a collector or arterial street (c) There shall be adequate space within the site for the parking and maneuvering of funeral cartilages (d) No interments shall take place within 30 feet of any lot line. 17.4 Historic Sites Non Residential Reuse /Mixed Use (A) Standards for Class A Special Use Permit (1) Submittal Requirements In addition to the information required in Section 2.7, the following all be supplied as part of the application: (a) The site plan, prepared by an appropriately licensed rofessional, shall also contain the following: (i) Location, width, and type of all intern ehicular and pedestrian Orange County, North Carolina — Unified Development Ordinance Page 5 -134 circulation. (ii) Location and dimensions of all o site signage. (iii Boundaries of the site and di ance to nearest residential structures. (b) Descri 'on of the proposed us s) of the site and the buildings thereon, including a following: (i) Amo t of area a cated to each use. (ii) Number full nd part time employees. (iii) Number of nts and /or occupants expected to use the facility. (iv) Propos d hours f operation for non residential uses of the site and thin building thereon. (c) Building p ns for all existing o roposed structures to include floor plans, vations, and sections s wing restoration /rehabilitation prop ed. Description of how the hi torical style and character of the bui ing and /or property is to be enha ed. (d) andscape and tree preservation plan, at a same scale as the site plan, showing existing or proposed trees, sh bs, ground cover and other landscape materials. e) Statement from the appropriate public service age ties concerning the method and adequacy of water supply and was r treatment for the proposed uses. (f) Statement from the appropriate public service agencies co erning the provision of fire, police and rescue protection to the site and uctures. (g) Evidence that the property is listed on the National Historic Regi r or recognized by the State of North Carolina as places of historic inter t. (h) The proposed development schedule for the site. 2) Standards of Evaluation Section reference (a) The site plan submitted meets all requirements specified in sections 2.7 update => and 5.5-.1417.4(A)(1). Orange County, North Carolina — Unified Development Ordinance Page 5 -134 Article 5: Uses 81 Section 5.17: Standards for Miscellaneous Uses a. Subdivisions with more than 40 lots outside Znsition nsition areas, and b. Subdivisions with more than 80 lots within areas. The study shall include an analysis of the n d for public road improvements, including pedestrian -orie ed enhancements, for n -site and off -site improvements as id improvements relate to th evel of service impacted by the evelopment. (iii) The tra 'c impact study shall b repared in accordance with the requireme of Section 6.17. (3) Standards of Evaluation (a) The project meets all applic e design standards and other requirements of this Ordi nce. (b) The project meets all rvice provisi criteria as set forth below: (i) Fire — ide ifies the primary and s ondary responders and the source g) of water. /�Ilresponders. e — identifies the primary and secon y responders. ue services — identifies the primary and s ondary r Supply — source and capacity of water supply. tewater Treatment Methods — provider and capacity o wastewater treatment source. Section reference update (c) Habitats shall be identified and evaluated in the biological inventory required by Section 5.4517.6(A)(2)(b)and are subject to the following: (i) An undisturbed buffer is required around the boundary of habitats of rare, threatened, or endangered species as shown on the biological inventory. Buffer width shall be determined by site evaluation in consultation with the applicant's biologist and County staff; (ii) Habitat enhancements as described in the biological inventory shall be made for a broad range of species to help mitigate the loss of wildlife habitat during construction. Examples include: a. Preserving, planting, and maintaining a variety of native vegetation (also dead trees and snags); b. Installing structures conducive for nesting such as bird houses or bat boxes designed and located for various species; or G. Creating wetlands; (iii) Conservation easements or other acceptable means such as dedication to a public agency, or conservancy or a homeowner's association are required to protect wetlands and other habitats while insuring proper long -term maintenance; and (iv) Provide barriers or fencing, and signage at the edge of habitat buffers to prohibit vehicular and pedestrian access. Limited access may be allowed if proposed in a sensitive manner for environmental education purposes. (d) Landscaping and Buffers Orange County, North Carolina — Unified Development Ordinance Page 5 -139 r r Article 5: Uses 82 Section 5.17: Standards for Miscellaneous Uses (i) Irrigation systems for the subdivision and the lots in the subdivision are designed and can be operated accordin o a water conservation plan described in the Resources Management Plan submitted with the application; i) The Resources Management Plan shall identify tP6 source(s) of water to be used for irrigation, the volume avail le for that purpose, and expected consumption rates. T system design and plan for operation will be evaluated ba d on efficiency; and (iii) ter recycled from stormwater retentio ponds or treated was water effluent may be used for it igation where it is a legall ermitted alternative. (i) Habitat Maintena e (i) Habitats iden 'fled in the biolo ' al inventory and habitats created through mitigat n shall be intained in accordance with the Resources Mana ment P n and /or a conservation easement agreement; and (ii) Maintenance of habit shall be minimal, consisting primarily of maintaining buffers nd e hancements, removal of exotic (non- native) plant spec' s, and k ping drainage ways functioning properly. W Access Access to the sub ivision and access to lots ithin the subdivision to existing public r ads shall conform to and be in ompliance with any public road ac ess management plan adopted by range County. (k) Maintenan of Improvements (i) II site improvements such as roads, utilities (in ding irrigation and drainage structures), habitat enhancements, r reational amenities, signage, landscaping, open space, etc. w be maintained in function and appearance. ii) Maintenance specifications, if any, for on -going site mana ment (including provisions for handling of storm debris in open sp e areas) shall be submitted as part of the Resources Manageme Plan 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: Orange County, North Carolina — Unified Development Ordinance Page 5 -141 Article 5: Uses 83 Section 5.17: Standards for Miscellaneous Uses (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. Orange County, North Carolina — Unified Development Ordinance Page 5 -142 # r Article 6: Development Standards 84 Section 62. Lot & Building Standards (1) Minimum lot area, lot width, and setback requirements as specified in Artide 3 of this Ordinance may be reduced for lots created as part of a Flexible velopment subdivision as provided in Section 7.13 of this Ordinance. (C) Flag L (1) Flag �th defined in Article 10 are accommodated as provided in Section 7.7 oOrdinance. 6.2.3 Clustering (A) UNIV -CA & UNIV — PW Water ed Prote 'on Overlay Districts (1) Clustering of residential lots ermitted in accordance with Section 7.12 of this i Ordinance. (2) Each lot shall conta' a minimum of o acre. (B) All Other Overlay Di rcts Clustering of res' ntial lots is permitted in accordance wi Section 7.13 of this Ordinance. 6.2.4 Irreqular Any irr ular lot of record at the time these regulations became effective maybe sub 'vided in co lance with applicable subdivision regulations and improvement requirements, to cr to dditional regular lots, provided that such lots meet all requirements of the district and that n 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 Orange County, North Carolina — Unified Development Ordinance Page 6 -2 � k Article 6: Development Standards 85 Section 62. Lot & Building Standards (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). 6.2. Corner Lot Setback on the Side Street ny corner lot of record in a residential zoning district abutting a side street shall me the mi 'mum required setbacks of the zoning district in which it is located; provided, wever, that this r uirement does not reduce the width of area suitable for building to less an 25 feet. Figure 13\2.7: Corner Lot Setbacks on Side Street !1J Ln rh -c rD rD 1+ Side Yard Setback a n m v T O N CC G In C a a FrontY Setback ❑ Buildable Area Front Yard Seo Street: 6.2.8 Additional Set cks Required in for Non - Residential Lots Abutting esidential Zoning Districts In all non esidential zoning districts, except 1 -1, 1 -2, 1 -3, and E1, required side a rear setbacks adjace to residentially zoned land, shall be equal to the required side or rear set ck of the adj ent residential district. 6.2.9 /Permitted Projections Into Required Open (A) Certain architectural features, such as cornices, eaves and gutters, may project into required open space as follows: Orange County, North Carolina — Unified Development Ordinance Page 6 -3 Article 6: Development Standards 86 Section 6.4: Performance Standards e following general provisions are applicable to MPD -CZ applications and ea per itteci use, special use, accessory use, and conditional use in Economic Develo vent Districts: (1) All es and activities must provide secure, safe, and sanita facilities for the storage nd pickup of solid waste and recyclables. Suc acilities must be c:onvenien collection and must be appropriate tot type and size of use or activity being rued. (2) All solid waste and cyclables storage facili i s must be screened in accordance with Sections 6.4 and . of this Ordina (3) All uses and activities must, ove cyclable materials from the solid waste generated and make them avai e for recycling. Recyclable materials, consisting of glass, metal ca pla �c containers, corrugated cardboard and white office paper, newsp ers, and m or oil, must not be mixed with or disposed of with other lid waste. (4) All uses and activ' es shall remove or cause to removed all solid wastes from the site or pro rty before harborage of such roast reates a health hazard. (5) Each M er Plan and site plan must be accompanied b Solid Waste Man ment Plan, including a recycling plan and a plan for Xstorag ement of c truction and land clearing debris. The recycling plan m nformation regarding the type and quantity of recyclable merated each month, and the facilities to be provided for collection a. Management plans for construc tion and land clearing debris must identif e type and quantity of debris as well as its disposal location. 6.4.10 Service & Outdoor Sto (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.29 (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(6)). If not included as part of this amendment package, additional standards (Article 5) may need to be added for some uses. Orange County, North Carolina — Unified Development Ordinance Page 6 -15 Article 6: Development Standards 87 Section 6.8: Landscaping, Buffers & Tree Protection (2) The Planning Director may co oni or the 7health and status 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. Orange County, North Carolina — Unified Development Ordinance Page 6 -43 TABLE 6.8.6.D: LAND USE BUFFERS Cl) LO M ZONING N OR USE r J OF ADJACENT to W PROPERTIES D Q w H W H Q C4 'c � 0 0 d S N U Z O U C7 Cl) V N r- -_ W ¢ y W z a W a 0 p W 0 a W > v U U' Qa - 0000 © ©voo ©vv 0000 ©00 ©0000 0000 ©voo ©000 - 0000 © = vv ©000 - ©000000 ©000 ' O© ©00000 ©000 0000 ©000000■o (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. Orange County, North Carolina — Unified Development Ordinance Page 6 -43 No changes are proposed on this page; it is included so the buffer table would be readily available. Article 6: Development Standards 88 Section 6.8: Landscaping, Buffers & Tree Protection (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 >eeks 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. Plant Material Required Per 100 Linear Feet 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 A 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 B 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 C 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 Orange County, North Carolina — Unified Development Ordinance Page 6-44 Article 6: Development Standards 89 Section 6.8: Landscaping, Buffers & Tree Protection TABLE 6.8.6.F: BUFFER TYPES BUFFER MINIMUM OPTION I OPTION 2 OPTION 3 OPTION 4 TYPE WIDTH MIXED DECIDUOUS 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 6.M Planting Requirements Street Trees Street trees shall be required at the rate of one canopy tree an ne understory, either deciduous or evergreen, tree for every 65 feet of stre frontage along e ' ting and proposed public and private streets, not in ding alleys. (2) To en a the natural appearance in the rural a s of the County, canopy and understory es shall be planted, and clusteri is encouraged. However, there must be at leas a tree every 100 feet o reet frontage. (3) In all developments su ct to the pr isions of this section, the developer shall either retain or plant trees ' in e front yard setback along all existing and proposed street frontages, p and private, except for alleys. (4) If a conflict exists with lic utilities, mate plantings consisting of a greater number of underst trees will be permitt (5) Street trees II be of a species included on the anning Director's list of Isideand street tree species. (B) Bettings (1) nd use buffer is not required, a landscape area ten fee ' width of drainage and /or utility easements shall be provided along interior ear lot lines of each lot being developed. If there ar e no existing es, per shall provide a minimum of one tree per one thousand square fe oancontained within the ten foot landscape area. Orange County, North Carolina — Unified Development Ordinance Page 6 -45 Article 6: Development Standards 90 Section 6.9: Parking, Loading & Circulation TABLE 6.9.7: USE Agricultural Processing Facility OFF-STREET MINIMUM PARKING REQUIREMENTS AGRICULTURAL USES 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 space per 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, StaF ge and o.-9GeGc:ny Mill One space per employee on shift of maximum employment Greenhouses with EOn Premises Sales) 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 oreater . 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 I 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 OR Premises eaieQ Glreenheuses (i., r R n sea (01; o.eaR;ises_ � feet of gross fleei: aFe Hotels, Motels, Motor Lodges One space per lodging unit, plus one space per employee Orange County, North Carolina — Unified Development Ordinance Page 6 -56 y . Article 6: Development Standards 91 Section 6.9: Parking, Loading & Circulation 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 public 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 er 50 s uare 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 One space per employee on the shift of maximum employment Orange County, North Carolina — Unified Development Ordinance Page 6 -57 i Article 6: Development Standards 92 Section 6.9: Parking, Loading & Circulation OFF-STREET TABLE 6.9.7: 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 Winery, production only ARiMal Veterinary Hospitals; `-' ^a sp I One space per employee MEDICAL USES 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 gross 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 Hail 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 Two spaces for every court Court RESIDENTIAL USES Dwelling, Multi- family: One space per dwelling unit Orange County, North Carolina - Unified Development Ordinance Page 6 -58 e -1 . Article 6: Development Standards 93 Section 6.9: Parking, Loading & Circulation OFF-STREET TABLE 6.9.7: 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 per employee on shift of the maximum employment Membership Lodges (Sororities and One space per lodging resident member fraternities) 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 Buildings; Portable TEMPORARYUSES See appropriate 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 One space per each service bay and mechanic Shop) 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 ace Der 800 s uare feet of gross 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 One space per employee on shift of maximum employment Toxic Airport General Aviation MISCELLANEOUS 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 Orange County, North Carolina — Unified Development Ordinance Page 6 -59 • r 1 Article 6: Development Standards 94 Section 6.9: Parking, Loading & Circulation 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 6.D,8, Determination For Unlisted Uses Planning Director shall make a determination of the minimum required off - street ing space or uses not specifically listed in this Section. In reaching the determinati , the Planning Director m consider the following: (1) uirements for similar uses, (2) "The nu er and kind of vehicles likely to be attr ed to the proposed use, and (3) Studies of the nkingrequirements of su uses in other jurisdictions. 6.9.9 Fractional Results When the number of parking spaces requir is Section results in a fractional space, any fraction of less than one -half may be di garded; a ction of one -half or more shall be counted as one parking space. 6.9.10 Off - Street Parking Desig tandards (A) Standard P ing Spaces (1) Each parking space shall have a minimum area of 180 square t and have a minimum width of 9 feet. (2) Wheel stops or curbs may be required to prevent encroachment on pedes i n ways an landscaping. Orange County, North Carolina — Unified Development Ordinance Page 6 -60 95 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 Existing Terms: i emrnerrial Feeder- Operation' An iRteRssiVe aniMA-1 raising operatiGn that takes PlaGe within a h, -i'ding. NeR9 of the feed is pro-UGed E)R the + + d the PFeGeGSiRg 66 f II nr pai4ly a +nm�+�_ Stable, Commercial o �o +h +_n _ _ _ _ Gare of the a......al° Lop+ +o 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. Proaosed 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. 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. a Cold Storage Facility 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 I'lartner 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, 4oeat+_ , for the retail sale of produce, agricultural products, and/ or plants produced on -site and from not more than 4 other cooperative farm partners . 2 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, Jon -Farm Use of Commercial use of the farm equipment GW Red /leaser! by and GtGFea ^^ a bena fide f- for non- farmin�q activities away from the a 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. 2 The County Attorney's office has advised that this language is legally insufficient and must be removed. 3 The County Attorney's office has advised that this language is legally insufficient and must be revised as shown. 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, lGGated on a bGna 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.4 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. 4 The County Attorney's office has advised that this language is legally insufficient and must be removed. 97 .; 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. 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 reed 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 E=vents A facility utilized for making wines 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. 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- s!it.e, 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 Existing Terms no changes 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. . P 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. 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) • • MM 11 2030 Comprehensive Plan Amendments WA r No revisions on first two pages - included for 101 ON information only. See third page for changes. Appendix F: Land Use and Zoning Matrix 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 Ora4V�COU4'1 y Coixpreheyv,vve Plates Page F Y 102 0* Appendix F; Land Use and Zoning Matrix 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). 0rafWJ,e1C0u v1tty CamprehevLvve Flaw Page i-2 is O n C> v CD -Ti U; 103 0 a N N O Z x' ZONING DISTRICTS M r �n u � AAQ w w w �A . Land Use Classifications t% C4 U Overlays Q it CG C4 W U U W o W -: W °w w w _.t i 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 FT 20 -Year Transition Commercial Transition o Activity Node Commercial - Industrial iTransition Activity Node E" Economic Development Transition Activity Node Rural Buffer Rural Residential Agricultural Residential — Rural Community Activity Node a Rural Neighborhood Activitv Node Rural Industrial Activity Node v Public Interest Area 0 103 0 a N N O Z x'