HomeMy WebLinkAboutAgenda - 11-19-2007-3ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 19, 2007
Action Agenda
Item No.j
SUBJECT: Economic Development Districts Orange County Zoning Ordinance Section 6.29
DEPARTMENT: Planning and Inspection PUBLIC HEARING: (Y/N) No
De artment
p
ATTACHMENT(S): INFORMATION CONTACT:
1) PowerPoint Craig Benedict, Planning Director, 245-2592
Willie Best, Interim Economic Development
Director, 245-2308
PURPOSE: To discuss possible amendments to the Economic Development District Manual
and add performance criteria for retail establishments and other uses, including an amended
review and approval process. In addition, a new threshold categorization classification of low-
intensity non-residential use is possible.
BACKGROUND: Economic Development District (EDD) land use designations were created
in 1994. Subsequently, Orange County amended the Zoning Ordinance Article 6.29 to
include `The Orange County Economic Development Districts Design Manual'. This
document sets forth the description and intent of three economic development zones;
^ I-85 Buckhorn Road,
^ I-40/Old NC 86 (now known as the Hillsborough Area EDD) and the
^ I-85/US Hwy 70 (now known as Eno Township EDD)
SMALL AREA PLAN AND INFRASTRUCTURE ACTIVITY
These areas are in varying degree of planning and infrastructure research, analysis and
Small Area Plan Implementation.
Portions of these areas have received or are in the process of receiving water and sewer
infrastructure and therefore additional planning is underway to ensure compatible uses and a
pattern of development that will support existing uses as well as future uses. Other planning
efforts regarding these areas are the Efland-Mebane Small Area Plan Implementation Focus
Group, Waterstone Area Planned Development and Eno EDD Task Force.
REEVALUATION OF PERMITTED USES, PROCESSES, AND STANDARDS
The manual and table employs different sets of approval processes, i.e. administrative, Class
A or B Special Use Permit (SUP) or Planned Development (PD) rezoning. Although, this is a
classic zoning mechanism that can be effective, other methods can be used to promote
compatibility. In fact, the two other EDD zones used other methods such as placing
compatible uses in a prescriptive large zone (either Primary or Secondary EDD) so the
potentially conflicting land uses of retail and light industrial or residential would not occur.
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Another method uses heightened performance standards such as is noted in the Design
Manual to create better access, appropriate buffers and landscaping, and master planning to
manage the patterns of development. Also, the scale and/or employment impact of a project
can be considered.
The ranges of uses are still generally allowed, but the process type promotes a certain
generalized use category located in a particular zone. Since these different EDD zone types
are being suggested to be intermixed, there is a different and higher level of performance
standards and procedural scrutiny that is involved.
A PowerPoint presentation will be provided at the meeting.
FINANCIAL IMPACT: Existing planning staff will support the writing and implementation of
the proposed ordinance.
RECOMMENDATION(S): The Manager recommends that the Board:
1) Receive the presentation and provide comments and direction to staff;
2) Refer to Economic Development Commission and Planning Board for their
participation in ordinance development; and
3) Direct staff to prepare amendments for the February 25, 2008 Quarterly Public
Hearing.
---. - _
Economic Development Districts
(EDD)
Possible Amendments to Zoning Code
Section 6.29 EDD Design Manual
I. EDD Intent - (By Area Zone)
II. Development Approval System
III. Permitted Use Table (Future Work)
and Associated Approval Processes
I. Design and Application Standards
Outline of Discussion
Page
I. Strategic Development Area Focus-EDD Intent 4
A. Retail - OfFce -Service
1. Descdptlon 5
2. Intensity Level Categories 6&7
B. Industrial -Manufacturing -Wholesaling- Distribution
1. Descdption 8
2. Intensity Levels 9
C. Mixed Use 10
II. Development Approval System 11&12
ill. Specific Permitted Use Table and Approval Processes n/a
IV. Design and Application Standards 13&14
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Retail-Office-Service
~ More Cars, Less Trucks
® More Internal Traffic Capture
® Support for Nearby Job Centers
~ Better Transition to Lower Density
a Higher value office is invested in an
area where there is less potential of
industrial.
® Peak and Non-Peak Traffic
- - -
__. _.
Strategic Development Area
Focus- EDD Intent
® Focus certain development uses in areas
best matched for its type attributes.
® Focus means make process easier for a use
in one area over another but allow in both if
conditioned appropriately.
® Target Preferred Businesses and Industries.
°~ Examples:
a Industrial near rail and high power transmission lines.
o Retail/Office near good customer and employee
access and as a transition to lower intensity use.
4
;~ ..
Primary ED Zoning
Retail, Office, Service
Category Systems
(INTENSITY LEVEL THRESHOLDS)
PRIMARY LEVEL SQUARE FOOTAGE
® ED 1 < 5,000 sf
® ED 2 5,000 - 20,000 sf
® ED 3 > 20,000 sf
1
BUILDING TYPES
® Freestanding Building
a Enclosed Mall
® Drive-thru Restrictions
.,.~._
,:-.
Industrial, Manufacturing,
Wholesaling, Distribution
Intensity Levels
PRIMARY LEVEL SQUARE FOOTAGE TOTAL
^ ED 5 < 50,000 sf
® ED 6 50,000 -100,000 sf
s ED 7 > 100,000 sf
__ _
Development Approval
System
Process
X -Multi-Departmental EDD Staff
Advisory Committee Employing
Elements of Central Permitting
System
i.e. Permitted by Right stag
B - Class B Special Use Permit (SUP) eon
A - Class A Special Use Permit (SUP) aeieocc
J
- _ .,. ._
Industrial/Manufacturing/
Wholesale
Transportation/Utilities
® High truck traffic
® Rail Access
® High Power Transmission Lines
m Better access to US Hwy 70 Corridor or
Interstate
® Non-Peak Activity Traffic
® Large Building Footprint
Mixed Use
PRIMARY/SECONDARY LEVEL
s ED 4
1. New Topic -More Discussion Necessary
2. Placeholder
3. Could include medium-high density
residential and low-medium non-
residential. (Co-mingled in structure or separate
development parcels)
Development Approval
System
Process
PD -Step 9...Planned Development / Peieocc
Conditional District Zoning (CDZ) Leg(slative
Rezoning (Article 7B)
Ste Z...S ecial Use Permit Class A
p P QuasWudlcial
Concurrent
CUD -Conditional Use District Rezoning Peieocc
Site & Use Specific Plan (Article 7A) Legislative
Conditional Use Permit stag
tz
2
Design and Application
Standards
A. Smart Growth Site Design Attributes
B. Master Planned Program
(Similar to Planned Development)
1. Roadway System
2. Infrastructure
3. Environmental
4. Flexibility
(Removes need for stringent
Building/Site/Landscape Volume Ratios)
Design and Application
Standards
C. Architectural Design
•Common Element
D. Laridscape Design
•Xeriscaping, Buffering
E. Circulation and parking
•Shared Parking Systems
F. Service and Storage
•Access and Screening
G. Signs and Lighting
•Economically Competitive
14
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