HomeMy WebLinkAboutAgenda - 02-01-1994 - VII-A ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: February 1. 1994
Action Agenda
Item #-=-A
SUBJEC7'. PUBLIC HEARING - ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL
DEPARTMENT- Planning&Inspections PUBLIC HEARING: —X—Yes No
ATTACHMENTS: INFORMATION CONTACT:
Planning Director X2592
BOCC 1/18/94 Draft Minutes/Attachments
Summary Sheet - Evolution of Permitted TELEPHONE NUMBERS:
Use Table Hillsborough 732-8181
Comparison Sheet-Durham Business Park Durham 688-7331
Zoning District Uses Mebane 227-2031
Chapel Hill 968-4501
REFER ALSO TO DESIGN MANUAL
(distributed previously)
PURPOSE: To receive citizen comment on a proposed Design Manual containing performance
standards and design criteria applicable within proposed Economic Development
Districts.
BACKGROUND: At its December 21, 1993 meeting, the Board of Commissioners considered
Economic Development District proposals for decision. Several concerns were
expressed about the Design Manual, including the following:
1. The Table of Permitted Uses in Section 2.2 should be revised to eliminate
water storage tanks, radio and TV towers, transmission lines, motor
freight terminals, storage and distribution of petroleum products, and
freestanding restaurants, service stations,and retail stores as permitted
or special uses. The Table should also permit churches and clubs or
lodges-
2. Section 3.5, Service and Storage, should be revised to address noise
originating from rooftop air conditioning equipment, to refer to trash
areas and dumpaters as solid waste containers and recycling bins,and to
provide a sketch which not shows screening techniques for solid waste
containers but recycling bins as well.
3. Section 3.2, Landscape Deign, should be revised to require a 100-foot
setback along Old N.C. 86,an arterial street, in addition to dedicating an
additional 20 feet right-of-way. Where collector roads intersect with Old
N.C. 86, a setback of 100 feet applied in the first 100 feet from the
intersection, 75 feet in the next 100 feet, 50 feet in the next 100 feet,
then 25 feet for the remainder of the frontage along collector road. The
setback would apply to buildings, parking, loading and stomp areas.
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4. Section 3.3, Circulation and Parking, should be revised to change all
references to "should" to "must" or "shall".
In addition to the changes to the Design Manual,the Board of Commissioners also
felt that another public hearing should be held on the Manual and the Table of
Permitted Uses (included in the Manual). The Board set the public hearing for
January 18, 1994. However, due to the lack of a quorum of Planning Board
members,the public hearing was opened then continued to this meeting.Citizens
present at that meeting were permitted to present their comments for inclusion
in the official public hearing record at this meeting.Draft minutes of the January
18, 1994 meeting as well as written comments provided at that meeting have been
included as attachments to this abstract. The staff response to some of these
comments is as follows:
1. With regard to the comment that the 379 acres proposed for Primary
Development in the I-40/Old N.C. 86 District is over 30% more than
either of the other EDD's, the 285 acres designated for Open Space is
over 50% more than either of the other EDD's.
2. With regard to the comment that the intent of the I-40/01d N.C. 86
District is to create a"business park" setting, a comparison of the list of
permitted uses in that District with those permitted in Durham's business
park zoning district is provided as an attachment.As can be seen on the
comparison table,the major differences between the two districts are with
respect to manufacturing and retail uses. Manufacturing uses involving
the production of food, paper, furniture, rubber, and plastic products,
sporting and transportation equipment, and printing and publishing
establishments are permitted in the I.40/01d N.C. 86 District but are not
allowed in the business park zone. Retail uses are also excluded from the
business park zone.
The rationale for inclusion of retail uses is based on a review of reference
materials concerning business and office parks. Retail uses are generally
located in a service court or commercial center for the convenience of
employees who work in the park as well as nearby residents.The I-40/Old
N.C.86 District proposal is modeled after this approach; e.g., retail uses
are limited to locations in service courts or multiple use commercial
centers.
3. With regard to the comment that the I-40/Old N.C. 86 District has been
designated as"open space"on the Hillsborough Cooperative Plan and the
District is a serious departure from that Plan, there is no Cooperative
Plan, only a Cooperative Planning Agreement with a map showing the
boundary of a Cooperative Planning Area While the corporate limits and
extraterritorial jurisdiction (urban areas), and the transition areas as
shown on the map reflect land use plan designations in the County's
adopted Land Use Element, the open space area has not been
incorporated into that Element.
Work on the Cooperative Plan was put on hold in March, 1992 when the
two governing boards asked for additional information concerning the
small area planning process, the density required to financially support
public water/sewer extensions into the open space area,and the ability to
limit connections to such lines, once extended. Issue papers addressing
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these concerns were distributed to each governing board for discussion at
a joint meeting on March 16, 1993.Work on the Cooperative Plan is still
on hold, pending further meetings on the two governing boards.
4. With regard to the comment that the Primary Development Area does
not permit residential uses,the decision to exclude such uses is based on
a desire to set aside land for economic development purposes only.
Residential uses are permitted in Secondary Development Areas as a step-
down to existing residential neighborhoods.
Following the December 21, 1993 meeting, Staff revised the Design Manual to
reflect the Board's concerns. Insofar as the requirement of a 100-foot setback
along Old N.C.86 is concerned,a"sliding scale"solution was developed to address
small lots fronting on that thoroughfare (see Section 3.1 -Architectural Design).
Application of a 100-foot setback in addition to a right-of-way dedication of 20 feet
may have resulted in"taking" situations. The scale requires a setback of 15% of
the lot depth for buildings and structures (not less than 25 nor more than 100
feet), and 5% of the lot depth for vehicular use and storage areas (not less than
10 nor more than 100 feet). As illustrated in the "case study" in the Design
Manual, the scale allows smaller, existing lots to be developed. Larger lots with
greater depth would have to meet the greater setback requirements.
The Design Manual was also the subject of discussion at a work session held on
January 10, 1994. At that session, the Board identified additional concerns,
including the following.
1. The Table of Permitted Uses in Section 2.2 should be revised further to
identify specific types of manufacturing uses which would be allowed as
permitted uses in each district.
2. Thresholds should be identified for"low water usage"so that prospective
uses which exceeded those thresholds would require approval by the
Board as a Special Use. In addition, the location of existing water/sewer
lines, the cost of extending major service lines to the Economic
Development Districts, and the capacity of treatment plants should be
identified.
Staff revised the Design Manual to address the Board's concerns.Provided as an
attachment is a summary of the evolution of the Permitted Use Table in Section
2.2.
RECOMMENDATION: Provided the Board decides to limit citizen comment to this meeting, the
Administration recommends that this item be referred to the Planning
Board for review and recommendation.The Planning Board will meet on
February 21, 1994, and its recommendation can be presented to the
Board of Commissioners at its meeting of March 1, 1994. Written
comments from citizens may be received up to the time of the Pbmmng
Board meeting.
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Board of Commissioners 1/18/94 Meeting 4
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will be replaced with the words "University Station".
The map will be revised to show only that area being considered for
the proposed University Station project.
A motion was made by Commissioner Insko, seconded by Chair Carey
to approve the changes as stated above which includes the change in wording
of Section 3 (a) , the name of the resolution and the map.
VOTE: UNANIMOUS
COUNTY FINANCINGS FOR SCHOOL CONSTRUCTION UNDER NCa8 SECTION 160A-
20
A motion was made by Commissioner Gordon, seconded by Commissioner
Halkiotis to approve a resolution requesting that the Orange County
legislative delegation introduce and support legislation authorizing Orange
County to finance school construction under Section 160A-20 of the North
Carolina General Statutes as stated below:
VOTE: UNANIMOUS
VI. SPECIAL PRESENTATIONS - NONE
VII. PUBLIC HEARINGS
,A. PETITION FOR ABANDONMENT - RIGHT-OF-WAY IN HIDEAWAY ESTATES
SUBDIVISION
This item was presented to conduct a public hearing on the order
to close a right-of-way located off Hideaway Drive in Section Three of
Hideaway Estates Subdivision. A property owner in Hideaway Estates
Subdivision has submitted a petition to close a right-of-way located between
lots 13 of block D and lot 1 of block E in Section Three of Hideaway Estates
Subdivision. The reasons for this abandoning are listed in the agenda
abstract.
THERE WERE NO PUBLIC COMMENTS AND THE PUBLIC HEARING WAS CLOSED
A motion was made by Commissioner Insko, seconded by Commissioner
Halkiotis to approve the proposed order as stated below:
VOTE: UNANIMOUS
H. ECONOMIC DEVELOPMENT DISTRICTS PUBLIC HEARING
This item was presented to receive citizen comments on a proposed
Design Manual containing performance standards and design criteria applicable
with proposed Economic Development Districts as described in the agenda
abstract. Since there was not a quorum of the Planning Board, the comments
received below will be entered into the record of the February 1, 1994 regular
meeting.
CITIZEN COMMENTS ARE LISTED BELOW:
CARL WALTERS spoke in support of commercial and industrial development
in the Efland Cheeks area. He does not feel that the pay scale for new
businesses will cause residential growth. He noted that Mebane has lots of
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water and plans to zone up to the Cheeks crossroads. He is pleased with the
Rural Character proposal. He would like for the Board to move ahead with
prezoning and approving all the Economic Development Districts (EDDs) .
ROY ROTH read a prepared statement. This is in the Permanent Agenda
File in the Clerk's office. His recommendation is that the County hold off
with this EDD (I-40/Old NC 86) until a clearer picture of the economic impact
and the open space deterioration is known and/or better defined.
JOEL SIPRESS, Orange County Greens, spoke in support of an idea
presented by Commissioner Gordon at a previous work session in which there
would be overlay districts which would fast track in projects that meet a set
of criteria that reflect the economic and social needs of the County. This
would reward those projects that are a benefit to the County. He feels that
criteria could be developed to address employment issues and determine whether
a specific project would provide significant employment opportunities to the
Orange County work force and if so could then fast track in those projects.
This approach would encourage what is desired and discourage what is
detrimental. It provides an incentive to those projects that meet the needs
of the citizens and places focus on the specific fiscal, economic and
environmental impact of a given project rather than on categories of
acceptable uses. He feels the Economic Development District proposal must be
viewed as one component of an Orange County Economic Development Strategy that
also includes support €or community-based economic development such as the
Carrboro Farmers Market and the efforts of the Midway Development Commission.
BILLY SMITH presented a petition from the homeowners on Old NC 86 in
which they request to be zoned business. He understands that there are going
to be small businesses across from his home and also that they are going to
widen the road in front of his house. They were told that the road would be
widened on the north side of the road. He is concerned that Hillsborough is
making decisions that the County should make. Marvin Collins said that their
request will go to public hearing on February 28. Commissioner Halkiotis
asked that the widening of this road be investigated. John Link will get a
copy of the approval and talk with Hillsborough about this issue. The County
Attorney will let the Board know the legal interpretation of whether
Hillsborough has the right to approve the widening of this road. After all
the information is received, the Board will decide whether or not to write the
Department of Transportation officials and their legislative delegates.
MARY AYES who owns property in the I-40/Old KC86 area spoke in support
of the EDDs. She feels that growth will occur and that steps to guide the
growth are needed. She feels that longer approval processes prevent good
projects, based on design standards, from coming to Orange County. She feels
this is not just a farmland issue. She urged the Board to approve the EDD for
the I-40/Old 86 area.
MARK MARCOPLOS distributed information on "A Declaration of
Interdependence" which talked about sustainable design. He feels that
incorporating sustainable design into these EDD would be prudent because the
environment is stressed and needs to be protected. He read from this
Declaration which is in the Permanent Agenda File in the Clerk's office. He
feels that the EDDS are missing the mixed use approach -- a transit-oriented
development.
KAREN RALEIGH, member of the Economic Development Commission and a
banker and commercial lender expressed her concern that the more restrictions
put on the districts, the more they try to engineer the businesses that go
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into these districts, the more difficult it is for these businesses to obtain
financing. She supports the design standards.
ALEX ZAFRON feels that perhaps the Board needs to look at a series of
criteria in order to establish tables of permissible uses for the districts.
He feels that Commissioner Gordon's suggestions are the most promising. He
feels there are still so many questions on the table to be resolved to give
a satisfactory result.
STICK WILLIAMS agrees that a lot of time has been put into the
developing of the EDDs. Those who have worked on these EDDs do not want to
do anything to hurt Orange County. He feels this is a good plan and he
encouraged the Board to go forward and approve it.
BETTY EIDENIER, member of the Orange County Planning Board,
reemphasized that this is a good plan and one which is supported by a lot of
people. She urged the Board to approve these EDDs.
This public hearing will be continued to February 1, 1994. All
comments will be incorporated into the next meeting.
VIII. ITEMS FOR DECISION - CONSENT AGENDA
A motion was made by Commissioner Insko, seconded by Commissioner
Halkiotis to approve those items on the Consent Agenda as stated below:
A. PROPERTY TAX REFUNDS
The Board approved the following property tax refunds:
NAME ACCOUNT IF AMOUNT
Lucille D. Berry Etal 140016 $ 2,982. 30
Clark Church 82677 137.29
George C. Maha 176406 12. 18
Nationsbank Leasing Corp. 103485 1, 102.96
Forrest T. Heath 127617 2, 288.59
B. BUDGET ORDINANCE AMENDMENT 16
The Board approved the following budget amendment:
GENERAL FUND
Source - Charges for Services $ 4,000.00
Appropriation - Human Services 4,000.00
(To budget for funds necessary to support
.75 FTE Facility Manager for Chapel Hill
Senior Center)
Source - Property Taxes $21,000.00
Appropriation - Human Services 21,000.00
(To budget new animal licensing fees to
support 1.00 FTE Animal Control Officer)
C. URGENCY MANAGEMENT SERVICES FRANCHISE APPLICATIONS
The Board approved refranchising the South Orange Rescue Squad and
the Orange County Rescue Squad for ambulance service, under the provisions of
the new EMS Franchise Ordinance.
D. MINUTES
COMMENTS AT JANUARY 18, 1994 ORANGE COUNTY BOARD OF 7
COMMISSIONERS PUBLIC HEARING
Roy W. Roth, Chapel Hill
ITEM VII B - Economic Development Districts
I will limit my comments to the I40/Old NC 86 EDD.
Basically, my comments will deal with my belief that the County will be loosing opens ace to relatively nog&
controlled commercial development, if the I40/Old NC 86 EDC is approved as proposed. Figure I, in your
package, is a copy of the area map from the Orange County-Hillsborough Cooperative Plan- with which you
have become very familiar-showing the town of Hillsborough, and Transition& Open Areas; Figure II is the
proposed I-40/Old NC 86 EDD as presented in the Design Manual; Figure III is this EDD superimposed upon
the Cooperative Plan. I judge that about 70 to 80% of this EDD comes from open space as defined in the
Cooperative Plan. Essentially, only the northwestern section of the EDD between Old NC 86 & I-40 does not
come from open space. I contend that the formation of this EDD is a serious departure from the Cooperative
Plan.
I now want to look at how this once-open space is to be used. The Design Manual states that this EDD is
characterized by widely scattered single-family residential developments and that the intent is to create a
business park setting. An effort is to be made to control strip commercial development, retail stores, service
stations, etc. I believe that this intent is not being followed, however, when you consider the make-up
proposed in the Design Manual for this EDD.
Figure IV summarizes the plans for the three different EDD's, as far as the proposed distribution between
Rdmary Development. Stgond=Devdop=&Q=Space Areais concerned. The I40/Old NC 86 district
has 379 acres proposed for Primary Development-which is over 30%more than either of the other EDD's -
primary development,which accommodates a full range of industrial;retail& service uses. In other words, this
EDD may have more commercial development, overall, than either of the other EDD's, even though its intent
is to create a "business park setting", ancL it is presently almost three quarters open space.
A counter argument made by some to this conclusion is that the Primary Development Areas are defined
differently for each of the three EDD's. When looking at the Design Manual, I find this argument very
questionable. The remaining Charts is my package summarize the permitted uses for Primary Development&
Secondary Development in each of the three EDD's. You will note that there is very little difference in the
proposed permitted uses in the Primary Development Areas among the three EDD's. Of the 155 or so
"permitted uses" categorized in the Table, in>4 g=is the I40/Old NC 86 district noted to be different from
one or the other districts. There are only four instances even, I believe, where the I40/Old NC 86 site is
different from the I-85/US Highway 70 site-i.e. with motor vehicle service or maintenance stations& free-
standing restautmrits or retail stores, where these will require a special use permit for the I40/Old NC 86 site.
In conclusion, I laud the vision of the County Commissioners in looking toward future growth of the County.
However, I have a major concern with this one proposed, I40/Old NC 86 district which drastically consumes
open space, and is proposed to be little different in acaial permitted usage than the other districts, even though
the intent has been expressed to make this district a" showcase" of blended residential and 'business park'
environments. As a matter of fact, in the 379 acres proposed for Primary Development in this EDD, new
residential use is not even allowed.
I recommend holding off with this EDD until a clearer picture of the economic impact and the open space
deterioration is known and/or better defined.
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16
PACE 4 FIDIMM
THE CHAPEL HILL HERALD SATURDAY, JANUARY 22, 1994
LEMRS TO THE ED17OR
How was public to comment?
I want to convey a personal letter factors and design criteria, from the
of apology to the Orange County planning director at the public hear-
Commissioners for presenting some ingf
out-of-date information from the Eco- Commissioners, 1 am sorry that I
nomic Development Districts' (EDD) drew conclusions from day-old data.
Design Manual at the Jan. 18 Public However, how is a the public to com-
Hearing. ment at a public hearing on a Design
I received this information the day Manual that is being updated at the 0
before the hearing, from a member of Public hearing?
the Orange County Planning Board, Frankly, I felt personally em-
but, unfortunately, it was not the barrassed. I suppose it is fortunate
same information that the Commis- that a quorum of the Planning Board
sioners had. was not present at the public hearing,
so that the hearing could not be called
It seems that the Planning Board official! Maybe (?) we will have better
members received the information luck at the February public hearing.
which the commissioners had, dealing Roy W. Roth
with permitted uses, environmental Chapel Hill
r vt pa9as ► 12
Poa_�t'band tax zransmtal memo 761 4 A Declaration of Interdependence
?This declaration was signed at the World Congress��
:ddUt s Mmsored by tkInterrmtianal Unin!4o•4rddtgdr
gird the American Institute of Anhitats in Qi;csgo
1993,attended by 14 00o parsons.) --
EYy VOO' F
In recognition that a.sustainable eocietp moats the r
i needs of the present without compnrtttisf;tg lbt a
i
" rrhirects have to stop seeing themselves of forum gFncratiatut Its meet their own needs;tl4at a
healthy environment is.4rt
trmslcieily valnaGk.u�d ew j,_:•
as;us 2rchirects. Then need to see themselves senriai to a h+ealthysoaety,aAnd than thacssdve
as environmentalists,as citizens,as evidence that today`s ht2ma n society(:degsadi p?
environment and�is not sustainable, _ t , <k `
community rncmbers,as planners." Ash in recognition ofotii acoiogicslWtQs
S"
dentewith the wholeoflif.oureconomi ,:':' l;.and
cultural interdependence with all hurnaiuty,attd gloat'
destrian bridges over the arterials,but these led into huge park- sustainability in the context of interdepe:tdertoe r
ing lots so nobody ever used them. We did a redesign of that equity and baiknce among all pertees, '
area emphasizing a new light rail stop,pedestrian soak areas, And in recognition,tbOthe design of thebuilt`env'
and parking lots that were converted into mixed use. So it really 1Kiiunent plays a mapr rot itt the humaniTri an the
comes down to urban design quality,which Includes the scale of J natural environment and on the quality oithuatatlfe;
the streets,the streetscapes,and the fundamental relationship of We,of!the world's architectural and design profias•
buildings to public spaces. se7
owns,c4nunit oarves to >
UF_ How about parking? > Place coriaiderationfo environmental iidioaal
PC I think it's too early to radially seduce perking m4 `' sustaiinabilityat the cormof ourdesigiti�++ori� : >
menu in mixed-use neighborhoods. I think we have to do more
'Develgp iieiwv:flue grsctaces;prorediites,
subtle things that an actually go a long way, :pots,services,and staitidartis that
Number one,perking should be behind buildings whsneve r J implement such systaiitaible desigzi.
possible.Number two,on-street perking should be Daunted to- `Educate our fellow profiessionals,ourclisnrad,Y3� '
wards parking requirs n ents. We are saying down a lot of as- t�. } public about the vslu+t siYt►d''aitical#snd>><`
phalt that is not being used,because we are doubling up the a .:portanpe of etiteair:a8le
parking requirement. You have one hundred permru ofi`stre:t :i'Work 1a change pvl�#a,`regutatlons,and s3andard
parking,and then you have on-street parking in many neighbot6 '... practiaas in goverstxaeltt and bustneas:od that sus• ".
hoods that's never used. ::tainabie design wlll'beeorite the'fully supported
The third thing is joint use of parking spaces,which mrero standard practke ih.ft butldi»g Industry;sari' S t<
that if you screen time-of-day or time-of week diseepancies say w x "Work to bring the sting built anvfm»mantag to
between cinema and office or between housing n some retail,
g d „fs anstamable desagntaridarde r
�
YOU can share parking spaces between different uses,and you
k!s. get a parking reduction.
Another important element of the streesscape is trees. We
j should see all of our urban design projects as reforestation. I.a-
�� guna West has 13,000 new trees going into over M acres,more
i Intensive refotnstation than just about any other site. Trees have .
` �1 a social impaa,,an environmental impact,and an ecoaiortiic im-
pact they reduce the need for air conditioning.
Space UE What advice do you have for architects who would like
?Gqp to do irummtive projects but feel constrained by their clients?
PC First of on,architects have to stop seeing themselves as
just architects. They need to we themselves as environmental-
`v isu,as citizens,as community membcrs,as planners.
The changes have to come at a much larger scale than an in.
dh idual project can eves deliver. By this I nman changes in
-�
Arterl public policy,changes in the perception of the private sector and
what the marketplace wants,and changes in community rce
�P l� ty
• tion of what a good life is. So I encourage everybody to g t in.
volved as a citizen in their community,and not just use their
ardie Whorpe Associates projects or their professional life as it way of fulfilling these
In a Transit-Oriented Development,of f m,shops,purist fadUVas and mss. But if you've got a progressive client,and you can get
harass are clustered around a rail transit station,wah dntstay deam*.
in$in'secondrary arerrc'beyond the core. i Continued on page 6
The Urban EcoloOst,FaU 2995(Northern Hemisphere) • 5
i
18
EVOLUTION OF PER UTTED USE TABLE
PROPOSED ECONOMIC DEVELOPMENT DISTRICTS
Since the first public hearing on the proposed Economic Development Districts on February 22, 1993,
numerous changes have been made to the Table of Permitted Uses in response to concerns voiced at
neighborhood/township meetings, work sessions, and/or public hearings. Listed below is a summary of
evolution of the Table of Permitted Uses contained in Section 2.2 of the Design Manual.
MEETING PERMITTED USE SUhU4ARY CONIIVIENT
February 22, 1993 Original ProDOSai Original proposal
Public Hearing Uses by right - 58 revised as result of
Special uses - 13 public information
All uses - 71 meetings prior to public
Revised Proposal hearing; 15 uses by
Uses by right - 34 right deleted, 9 uses by
Special uses - 23 right changed to SUP,
All uses - 57 and 1 new SUP added.
May 24, 1993 Uses by Right EDD proposal revised to
Public Hearing Primary area - 41 eliminate Bingham
Secondary area- 22 districts and divide
Special Uses remaining districts into
Primary area - 9 Primary and Secondary
Secondary area- 7 Development Areas.
All Uses
Primary area 50
Secondary area- 29
19
MEETING PERMITTED USE SUMMARY COMMENT
December 11, 1993 I-40/OLD NC 86 DISTRICT EDD proposal revised to
BOCC Goal Setting Retreat Uses by Right provide Table of
Primary area - 57 Permitted Uses for each
Secondary area- 24 district; uses divided by
Special Uses industry group,
Primary area - 14 resulting in greater
Secondary area- 7 number of uses (e.g.;
All manufacturing and
Primary area - 71 processing operations
Secondary area- 31 broken down into 19
separate uses);
US 70/BUCHHORN DISTRICT distinction made
Uses by Right between retail uses in
Primary area - 31 freestanding vs.
Secondary area- 24 multiple use building in
Special Uses response to concern
Primary area - 14 about strip
Secondary area- 7 development.
All Uses
Primary area - 45
Secondary area- 31
I-85/US 70 DISTRICT
Uses by Right
Primary area - 61
Secondary area- 24
Special Uses
Primary area - 10
Secondary area- 7
All Uses
Primary area - 71
Secondary area- 31
20
MEETING PERMITTED USE SUMMARY COMMENT
December 21, 1993 I-40/OLD NC 86 DISTRICT Permitted use table
Commissioners Meeting Uses by Right reformatted; uses
Primary area - 54 revised to address
Secondary area- 25 concerns about water
Special Uses storage tanks, radio/TV
Primary area - 8 towers, transmission
Secondary area- 7 lines, motor freight
All Uses terminals, and storage
Primary area - 62 and distribution of
Secondary area- 32 petroleum products;
uses also revised to
US 70/BUCHHORN DISTRICT permit churches, and
Uses by Right clubs and lodges.
Primary area - 32
Secondary area- 10
Special Uses
Primary area - 41
Secondary area- 22
All Uses
Primary area - 73
Secondary area- 32
I-851US 70 DISTRICT
Uses by Right
Primary area - 63
Secondary area-25
Special Uses
Primary area - 11
Secondary area- 8
All Uses
Primary area - 74
Secondary area- 33
21
MEETING PERMITTED USE SUD04ARY COMMENT
January 10, 1994 I-40/OLD NC 86 DISTRICT Permitted use table
Work Session Uses by Right revised to provide more
Primary area - 74 specificity regarding
Secondary area- 27 types of manufacturing
Special Uses uses permitted and on
Primary area - 10 what basis (e.g.;
Secondary area- 8 manufacturing uses
All Uses expanded from 19 to
Primary area - 84 45); also reflects final
Secondary area- 35 Planning/EDC staff
review of concerns
US 70/BUCHHORN DISTRICT identified to date.
Uses by Riaht
Primary area - 74
Secondary area- 12
Special Uses
Primary area - 42
Secondary area- 22
All Uses
Primary area - 116
Secondary area- 34
I-SWUS 70 DISTRICT
Uses by Ri¢ht
Primary area - 105
Secondary area-27
Special Uses
Primary area 12
Secondary area- 8
All Uses
Primary area - 117
Secondary area- 35
PERMITTED USE COMPARISON — I-40/OLD NC 86 ECONOMIC DEVELOPMENT DISTRICT '
AND DURHAM BUSINESS PARK ZONING DISTRICT
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letter"A"or"B"appears in the column,the use is allowed,but only after a public hearing has
been conducted,and a Special Use Permit approved by either the County Commissioners/City Council(A)
or the Board of Adjustment(B).Where the use is not listed or the column is vacant,the use is not allowed.
I-40/Old NC 86 EDD
Land Use Primary A Secondary Durham City/County
rea Area Business Park Zoning District
RESIDENTIAL
Dwelling,single_fa Only in designated X
Dwelling,two—fa locations and subject X
Dwelling,multi—family to des&standards X
Dwelling,mobile home (For replacement of X
eristmg mobffe home)
Temporary mobile home or custodial care B B
Temporary mobile home (For occupancy during
construction of permanent resjdend'al unit and for X
30 dais after issuance of Certilic ate ofOccupancy)
AGRIPULTUREO FORBSTAY A FJSN3N
Animal hospital/veterinarian X
Class I kennel B
Class II kennel B
CONSTRUCTION
Building contractors
Plumbing,heating,electrical,and similar trade
contractors
.MANUFACTURING,ASSEMBLY,AND PROCESSING
Food Products see listing below
— Da' X
— Bake X
— Bottling plants X
— Miscellaneous food preparation; e.g.,coffee X
—roasting,condiments,codecti qnary products,etc.
Paper Products see listing below
— Converted paper and paperboard products X
— Paperboard containers and boxes X
Furniture and Fiatttres see listing below
— Household and office furniture
— Miscellaneous furniture and futures
Printing and Publishing Establishments X
Pharmaceutical Products X X
Rubber and Plastic Products see listing below
— Rubber and plastic footwear
— Rubber and plastic hose and belting
— Miscellaneous plastic products;e.g.,plastic pipe,
packaging materials,etc.
23
PERMITTED USE COMPARISON — I-40/0LD NC 86 ECONOMIC DEVELOPMENT DISTRICT
AND DURHAM BUSINESS PARK ZONING DISTRICT
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letter"A"or"B"appears in the column,the use is allowed,but only after a public hearing has
been conducted,and a Special Use Permit approved by either the County Commissioners/City Council(A)
or the Board of Adjustment(B).Where the use is not listed or the column is vacant,the use is not allowed.
I-40/Oid NC 86 EDD
Land Use Primary Secondary Durham City/County
Area Area Business Parr Zoning District
MAN WACTURIN G,ASSEMBLY,AND PROCESSING Gontinsod
Stone,Glass,Clay,and Concrete Products
see listing below
—Flat glass
— Glass and glassware
— Pottery and related products
— Cut stone products
Fabricated Metal Products see listing below
— Metal cans and shipping containers
— Cutlery and hand tools
— Heating equipment,except electric and warm
air,and plumbing facture
— Fabricated structural metal products
— Nuts,bolts,screws,rivets,and washers
Industrial Machine see listing below
— Engines and turbines
—Farm/garden machinery and equipment
— Metalworking machinery and equipment
— Special industrial machinery; e.g.,textile
machine
—General industrial machinery and equipment;
e.g.,purification equipment,ball and roller
bearings,etc.
— Office,computing,and accounting machines X X
Electronic Equipment see listing bebw
— Electric transmiu on and distribution X X
— Electrical industrial apparatus X X
— Household appliances X X
— Electric lighting and wiring equipment X X
— Radio and television receiving equipment X X
— Communications equipment X X
— Electronic components and accessories X X
Transportation Equipment see listing below
— Motorcycles,bicycles,and parts X
— Miscellaneous transportation equipment;a g., X
motor vehicle components
Instruments see listing be"
— Measuring,analyzing,and controlling instruments X X
c
PERMITTED USE COMPARISON — I-40/OLD NC 86 ECONOMIC DEVELOPMENT DISTRICT
AND DURHAM BUSINESS PARK ZONING DISTRICT
NOTE:Where an W appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letter*A*or'B*appears in the column,the use is allowed,but only after a public hearing has
been conducted,and a Special Use Permit approved by either the County Commissioners/City Council(A)
or the Board of Adjustment(B).Where the use is not listed or the column is vacant,the use is not allowed.
I-40/01d NC 86 EDD
Land Use Prig SwAadary Dub=CitytCoanty
Area Area Bmiae"Parr Zoning District
MAKU ACrU tlNtit A$9L%M` .ANg PI t14 EBSII Q Coaattiteteed
Instruments Continued —see listing below
— Photographic,medical,and optical goods X X
— Watches and clocks X X
Miscellaneous Manufacturing Industries
(see listing below)
— Jewe and silverware X
— Musical instruments X
—Toys,sporting,and athletic goods X
— Pen,pencils,office,and artist supplies X
— Miscellaneous manufacturing industries; e.g., X
costume jewelry, buttons,etc.
'�N�flR�`A"PIt7►1aI C4hi1�UI� :ANA LITIFI'IFS ,
Rail/bus passenger shelter X X X
Bus terminals and garWa
Surface and structure parking as principal use
(When assodated with a local or regional X X
transportatim heal such as mass transit or
park—acid—ride)
Public utility stations and sub—stations,switching A A X
stations,and telephone exchanges
Radio and television transmitting and receiving B
towers
Elevated water storage tanks B
(As acceasory use without Special Use Peendt
Transmission lines B X
Water and sanitary sewer pumping stations X X X
Motor freight terminate
Postal and parcel defimy services X
Storage and warehousing,inside building X X
Storage of goods,outdoors (Ac cemmy only and X
subject to screening)
WHOLESALE ITADE
Durable Goods see listing below
— Automotive parts and supplies X X
In an enclosed bind
—Furniture and home furnishings X X
—Lumber and other construction materials X X
— Electrical goods X X
25
PERMITTED USE COMPARISON — I-40 1OLD NC 86 ECONOMIC DEVELOPMENT DISTRICT
AND DURHAM BUSINESS PARK ZONING DISTRICT
NOTE:Where an W appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letter"A"or"B"appears in the column,the use is allowed,but only after a public hearing has
been conducted.,and a Special Use Permit approved by either the County Commissioners/City Council(A)
or the Board of Adjustment(B).Where the use is not listed or the column is vaunt,the use is not allowed.
I-40/01d NC"EDD
Land Use Primary Secondary Durham City/Coaaty
Area Area Budaeu Part Zoning District
WHOLESALE TRADE +coati d .
Durable Goods Continued— see listing below
— Sporting,recreational,photographic, X X
and hobby goods;toys and supplies
— Hardware,plumbing,and heating equipment X X
and supplies
— Machinery,equipment,and supplies X X
Non—Durable Goods see listing below
— Paper and paper products X X
— Pharmaceuticals and cosmetics X X
Apparel and piece goods X X
— Groceries and related products X X
— Beer,wine,and distilled alcoholic beverages X X
Storage and distribution of petroleum products
(Facilities for kwal distribution and sales only—
bulk terminals and tank farms pwWhipao
Farm equipment sales
Motor vehicles,new and used,sales and rental
Motor vehicle service station
Nightclubs,bars,and pubs (Only as accessory use X
to hotel,motel or restaurant
Restaurants(carry—out,drive—in,and general)
in a separate,free—standing building
Restaurants(carry—out,drive—in,and general)
when located in a service bu0ding,court or plaza, X
or enclosed mall consiaing of muldple uses
Retail trade,sales and rental of durable and
convenience goods,merchandise,and equipment,
including mail order houses,in a separate,free-
standing building
Retail trade,sales and rental of durable and
convenience goods,merchandise,and equipment, X
including mail order houses,when located in a
service building,court or plaza,or enclosed mall
consisting of multiple uses.
FINANCE,INSURANCE,AND REAL ESTATE
Banks,savings and loans,and credit unions X X X
Credit agencies and institutions X X X
i
26
PERMITTED USE COMPARISON — I-40/0LD NC 86 ECONOMIC DEVELOPMENT DISTRICT
AND DURHAM BUSINESS PARK ZONING DISTRICT
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letter"A"or"B"appears in the column,the use is allowed,but only after a public hearing has
been conducted,and a Special Use Permit approved by either the County Commissioners/City Council(A)
or the Board of.Adjustment(B).Where the use is not listed or the column is vacant,the use is not allowed.
I-40/0Id NC"BDD
Land Use ftlawy Secoadwy Doha.City/Coaoty
Area Area Bosiaess Park Zosial District
FINAN IN3 MD:REAL ESTATE . bmhme
Security and commodity brokers,and investment X X X
offices
Insurance carriers and agents X X
Real estate agents and brokers X X
SERVICES
Day care facility,including large day care home X X B
Hotels and motels X
Churches X X X
Community center A A B
Schools,elementary,middle,and high X B
Schools,vocational X
Schools,dance,art,and music X X
Beauty and barber shops X X
Clubs and lodges,and social,fraternal,and union A A B
clubhouses
Indoor theaters X
Funeral homes X
Health services,including doctors and dentists X X X
offices,and medical and dental laboratories
Laundry,dry cleaning,and shoe repair services X X
Libraries X X X
Golf driving and practice ranges
Art/phowgraphic studios X X
Recreational facilities (NOR— fr A A B
Recreational facilities P.rofr A A
Repair service,electronic and appliance X X
Research facility X X
Assembly facility— less than 300 person capacity X
Assembly fa — 300 or more person capacity X
Motor vehicle maintenance and re shop)
Other offices and personal services;e.g.,attorneys,
watch and jewelry repair,computer programming
and data processing,employment and travel X X X
agencies,advertising agencies,and accounting,
engineering,architectural,and surveying offices
i
27
PERMITTED USE COMPARISON — I-401OLD NC 86 ECONOMIC DEVELOPMENT DISTRICT
AND DURHAM BUSINESS PARK ZONING DISTRICT
NOTE:Where an W appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letter"A*or"B"appears in the column,the use is allowed,but only after a public hearing has
been conducted,and a Special Use Permit approved by either the County Commissioners/City Council(A)
or the Board of Adjustment(B).Where the use is not listed or the column is vacant,the use is not allowed.
1-40/341 NC"EDD
Land Use Primary Secondary Durbam CityACounty
Area Area Business Part Zoning Diatrict
CIOVERNI`d
Governmental protective services
(Police and fire stations,rescue squads,and X X
volunteer fire departments)
Parks,public and non— rofit X X
Governmental facilities and office buildings X X X
(Jbd!!!ji1j solid waste collection centers
C>iTHi€;R:USixS:
Accessory uses X X X
Historic buildings for non—residential/mixed use A A
NOTE: Uses permitted in the Durham Business Park zoning district but not allowed in the EDD include:
Airports/air strips
Radio/TV studios
Cemeteries
Colleges and universities
Golf courses
Heliports/belistrips
Nursing Mmes