HomeMy WebLinkAboutAgenda - 06-17-2014 - 6lORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: June 17, 2014
Action Agenda
Item No. 6 -1
SUBJECT: Comprehensive Plan and Unified Development Ordinance Outline and
Schedule for Upcoming Item — UDO Text Amendment Related to
Neighborhood Information Meetings for Special Use Permit Applications
DEPARTMENT: Planning and Inspections
ATTACHMENT(S):
PUBLIC HEARING: (Y /N) No
INFORMATION CONTACT:
1. Comprehensive Plan and Unified Michael D. Harvey, Planner III, (919) 245 -2597
Development Ordinance Outline Form Craig Benedict, Director, (919) 245 -2575
(UDO & Zoning 2014 -12)
PURPOSE: To consider and approve the process components and schedule for a Planning
Director initiated item for amendments to the Unified Development Ordinance (UDO)
recommended for hearing at the September 8, 2014 Quarterly Public Hearing.
BACKGROUND: At the May 27, 2014 Quarterly Public Hearing, concerns were expressed by
BOCC members over the notification process associated with the review of a Special Use Permit
(SUP) application. Specifically the question was asked why a Neighborhood Information Meeting
(NIM) was not required for all SUP applications.
A NIM is a meeting allowing local property owners /residents to meet with the applicant to hear a brief
presentation on the nature of the proposed development. Staff attends the meeting to explain the
process by which a given project is reviewed. Currently an NIM is required for major subdivisions,
Conditional Use and Rezoning applications, as well as the development of land uses categorized as
being within the `Government Uses' land use category as detailed with Section 5.2.1 Table of
Permitted Uses of the UDO.
Staff is proposing to amend the UDO to require a NIM for all SUP applications (Class A and Class
B). The meeting will be held a minimum of 30 calendar days before the public hearing, where the
project is reviewed, in an effort to inform local property owners of the project and provide educational
information on the nature of the proceedings.
For additional background please refer to Attachment 1.
FINANCIAL IMPACT: Please refer to Section C.3 of Attachment 1.
RECOMMENDATION(S): The Manager recommends the Board approve the attached
Amendment Outline Form and direct staff to proceed accordingly.
Attachment 1
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning- 2014 -12
Require a Neighborhood Information Meeting for all Special Use Permit Applications.
A. AMENDMENT TYPE
Map Amendments
❑ Future Land Use Map:
From:
To:
❑ Zoning Map-
From -
To:
❑ Other:
Text Amendments
❑ Comprehensive Plan Text-
Section(s):
❑ UDO Text:
❑UDO General Text Changes
❑UDO Development Standards
❑UDO Development Approval Processes
on(s): 1. Section 2.7 Special Use Permits,
2. Section 2.9.1 (D) Neighborhood Information Meeting —
Conditional Use Districts,
3. Section 2.9.2 (D) Neighborhood Information Meeting —
Conditional Zoning Districts, and
4. Section 5.10 Standards for Telecommunication Uses.
❑ Other:
1. Purpose /Mission
K
In accordance with the provisions of Section 2.8 Zoning Atlas and Unified
Development Ordinance Amendments of the UDO, the Planning Director has
initiated text amendment(s) to require a Neighborhood Information Meeting (NIM) be
held for all Special Use Permit (SUP) applications prior to the scheduling of a public
hearing. The proposal would also modify the timeline for the holding of a NIM for
Conditional Use and Conditional Rezoning applications.
At the May 27, 2014 Quarterly Public Hearing several BOCC members expressed
concern over the lack notification /information on SUP applications in advance of a
scheduled public hearing.
The review of SUP applications are carried out in a quasi - judicial process requiring
the presentation of sworn, expert, testimony and competent material /substantial
evidence by both those in favor and in opposition to a given application. Decisions to
approve or deny an application are based on this evidence. Hearsay or
unsubstantiated opinions are not sufficient testimony. Currently, the SUP review
process requires adjacent property owners receive written notice of a public hearing,
via certified mail, a minimum of 15 days prior to a scheduled public hearing. Given
the complexity of the review process the concern is this is insufficient time to allow
for adjacent property owners to gather information, or secure the necessary experts,
to effectively participate in the review process.
At the public hearing staff recommended amending existing permit review processes
for SUP applications could be amended for future projects to require the holding of
the aforementioned meeting in an effort to inform local property owners of the project
and provide educational information on the nature of the proceedings, including detail
on what constitutes `competent material evidence and testimony', and the required
findings that have to be made to issue a permit.
2. Analysis
As required under Section 2.8.5 of the UDO, the Planning Director is required to:
`cause an analysis to be made of the application and, based upon that analysis,
prepare a recommendation for consideration by the Planning Board and the Board of
County Commissioners'.
The amendments are necessary to ensure Orange County residents and property
owners are provided advanced notice of submitted SUP applications, have an
opportunity to review the project before a scheduled public hearing, obtain an
understanding of the required review and approval processes, and have sufficient
time to gather information and /or secure experts to aid them in the review of the
project.
It should be noted that the adding of the requirement for a NIM will add approximately
1 month to the review /approval process of all SUP applications.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
2
M
Land Use Goal 6 — A land use planning process that is transparent, fair, open,
efficient, and responsive.
4. New Statutes and Rules
N/A
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C. PROCESS
1. TIMEFRAME /MILESTONES /DEADLINES
a. BOCC Authorization to Proceed
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June 17, 2014
b. Quarterly Public Hearin
...............
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September 8. 2014
c. BOCC Updates /Checkpoints
June 17, 2014 — BOCC members approve the legal advertisement for the
September 8, 2014 Quarterly Public Hearing.
July 2, 2014 — Planning Board Ordinance Review Committee (ORC)
September 8, 2014 — Quarterly Public Hearing with this item on the agenda.
November 18, 2014 - Receive Planning Board recommendation.
d. Other
2. PUBLIC INVOLVEMENT PROGRAM
Mission /Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements
a. Planning Board Review:
July 2, 2014 — Ordinance Review Committee (ORC).
October 1, 2014 — Recommendation
b. Advisory Boards:
N/A
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c. Local Government Review:
Review of the proposal by the Town(s)
of Chapel Hill and Carrboro consistent
with the Joint Planning Agreement
(JPA) as the amendment will impact
projects in the Rural Buffer.
d. Notice Requirements
Legal advertisement will be published in accordance with the provisions of the
UDO.
e. Outreach:
❑ General Public:
❑ Small Area Plan Workgroup:
® Other: Staff will ask the County's current telecommunication consultant to
review and comment on the amendments as they relate to our
telecom program.
This review is part of their existing contract with the County and will
not result in additional cost.
3. FISCAL IMPACT
Modification of existing language will not require the outlay of additional funds by the
County. Processing of the amendment shall be handled by staff utilizing existing
budgeted funds.
The amendment will require that applicants absorb additional expenditures for
advertisement of the NIM (i.e. certified letters) for all SUP projects as well as their
attendance. The Orange County Fee Schedule will need to be amended to
incorporate these costs.
There will also be an increase in staff workload with respect to preparing, sending out
notices, and staffing the NIM potentially impacting Departmental budgetary outlays.
Staff is continuing to evaluate workload and needs as the process moves forward.
D. AMENDMENT IMPLICATIONS
The amendments are in response to concerns related to the processing of SUP
p p g
applications, specifically a lack of advance notification to local property owners /residents
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of the project. These amendments are designed to promote additional notification of a
SUP project in advance of a scheduled public hearing and provide an opportunity for
local residents to comment on a project as well as receive an explanation on the SUP
review process.
E. SPECIFIC AMENDMENT LANGUAGE
Will be provided as part of the September 8, 2014 Quarterly Public Hearing materials.
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Primary Staff Contact:
Michael D. Harvey
Current Planning Supervisor
(919) 245 -2597
mharvey @orangecountync.gov
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