HomeMy WebLinkAboutORD-2016-004 Ordinance Amending the UDO in order to adopt regulations governing the location and development of sexually oriented businesses p1F
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)rdinance#:2016-004
AN ORDINANCE AMENDING
THE ORANGE COUNTY UNIFIED DEVELOPMENT ORDINANCE
WHEREAS, Orange County has initiated amendment(s) to the Orange County Unified
Development Ordinance in order to adopt regulations governing the location and development
of sexually oriented businesses, and
WHEREAS, numerous studies, most notably:
a. A 2013 study for Louisville Kentucky by Eric S. McCord and Richard Tewksbury;
A 2011 study entitled The ASSOCIATION of Adult Businesses with Secondary
Effects: Legal Doctrine, Social Theory, and
b. Empirical Evidence authored by Alan C. Weinstein and Richard McCleary; and
c. A 1996 report completed by the American Center for Law and Justice
have indicated sexually oriented businesses support detrimental activities (i.e. personal and
property crimes, prostitution, drugs, etc.) within the vicinity of their operation(s) that are
incompatible with activities occurring within residential areas, and have a negative impact on
local businesses, and
WHEREAS, these same studies indicate there is evidence when sexually oriented
businesses are located near each other and/or near businesses that serve alcohol, identified
secondary impacts are increased, and
WHEREAS, A 2005 report completed by Duncan and Associates for Kenton and
Campbell Counties in Kentucky, as well as the Northern Kentucky Area Planning Commission,
found that: A governmental body's key purpose in regulating sexually oriented businesses is to
mitigate the negative secondary effects. One of the easiest ways is to ensure that the sexually
oriented businesses are located away from the types of land uses on which they are most
likely to have adverse secondary effects. Zoning is the classic tool for regulating the locations
of various uses and for ensuring that uses that are incompatible are kept reasonably separate,
and
WHEREAS, the courts have consistently found local communities have the legal ability
and interest in promoting stable neighborhoods through requiring setbacks and limiting the
operational parameters of sexually oriented businesses to address identified secondary
impacts, and
WHEREAS, the courts have found local communities have the legal ability to restrict or
prohibit the consumption/sale of alcohol at sexually oriented businesses to address identified
secondary impacts, and
WHEREAS, the County has determined the secondary effects of sexually oriented
businesses have negative secondary impacts on the surrounding area, which will be
addressed by the proposed regulations.
1
WHEREAS, the County has found the proposed text amendments to be reasonably
necessary to promote public health, safety and general welfare and to achieve the purposes of
the adopted Comprehensive Plan, and
WHEREAS, the requirements of Section 2.8 of the Unified Development Ordinance have
been deemed complete, and
WHEREAS, pursuant to North Carolina General Statute 153A-341 and Section 1.1.7 of
the Unified Development Ordinance, the Board of Commissioners of Orange County has found
the proposed text amendments to be consistent with the goals and policies of the adopted
Comprehensive Plan.
BE IT ORDAINED by the Board of Commissioners of Orange County that the Unified
Development Ordinance of Orange County is hereby amended as depicted in the attached
pages.
BE IT FURTHER ORDAINED that this ordinance be placed in the book of published
ordinances and that this ordinance is effective upon its adoption.
x
Upon motion of Comrtiissioner , seconded by
Commissioner - _° : , the foregoing ordinance was adopted this
_al_ day of ff�_ ., ��„ , 2016.
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 p2., /,b , 2016 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 .41. ,=, d,,,...
2016.
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UDO AMENDMENT PACKET NOTES:
The following packet details staff's proposed modifications to existing regulations associated
with the review and permitting of sexually oriented businesses.
As the number of affected pages/sections of the existing UDO are being modified with this
proposal staff has divided the proposed amendments into the following color coded
classifications:
• Red Underlined Text: Denotes new, proposed text, that staff is suggesting be
added to the UDO
• Red Strikethrough Text: Denotes existing text that staff is proposing to delete
• Green Bold Underlined Text: Denotes new, proposed text, designed to address
comments made at the November 23, 2015 Quarterly Public Hearing.
• Purple Bold Underlined Text: Denotes new, proposed text, designed to address
comments made by the County Attorney's office after agenda review held on
January 20, 2016.
Staff has included footnotes within the amendment package to provide additional
information/rationale concerning the proposed amendments to aid in your review.
Only those pages of the UDO impacted by the proposed modification(s) have been included
within this packet. Some text on the following pages has a large "X" through it to denote that
these sections are not part of the amendments under consideration. The text is shown only
because in the full UDO it is on the same page as text proposed for amendment or footnotes from
previous sections `spill over' onto the included page. Text with a large "X" is not proposed for
deletion.
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.
Users are reminded that these excerpts are part of a much larger document (the UDO) that
regulates land use and development in Orange County. The full UDO is available online at:
http://www.orangecountync.gov/departments/planning and inspections/UDO MOST CURRE
NT updated 120915.pdf
Article 5: Uses
Section 5.2:Table of Permitted Uses
II
- S - ''SS . �;
GENERAL USE ZONING DISTRICTS
USE TYPE
RB AR R1 R2 R3 R4 R5 R8 R13 LC1 NC2 CC3 GC4 EC5 01 AS El 11 12 13 PID
Use may not be •- mitted as a Conditional Use District; -- ection 5.1.4(E)
^Allowed as more than one p .aI use if located on a .• . fide farm (see Section 6.2.5)
Repair Service Electronic&Appliance . * * *
Restaurants: Carry Out
Restaurants: Drive In * *
Restaurants: General * *
Retail, Class 1 *
Retail, Class 2
Retail, Class 3
Rural Guest Estab ent: Bed & Breakfast" * * *
Rural G -- stablishment: Bed& Breakfast Inn^ B B
-.ral Guest Establishment: Country Inn" A A
* *
I Sexually Oriented Businesses'
• ..e of Goods, Outdoor
* * * *
Storage or Ware •. '••. Inside Building * * * * * *
Studio(Art) * * * * * * * *
Taxidermy^ - * * * *
Tourist Home `� * * * *
Wholesale Trade
Winery with Minor Events" B B B B B
EXTRACTIVE USE
on of Earth Products- A A A
1 Staff is recommending the uses be allowed in our medium and heavy industrial districts as a permitted use of property. This is due to the lack of identified
sensitive uses(i.e. residential,schools,church,etc.)typically found in those areas of the County where large scale industrial/manufacturing operations are
intended for development.
Orange County, North Carolina-Unified Development Ordinance Page 5-7
Article 5: Uses
Section 5.6: Standards for Commercial Uses
from adjacent residentially zoned property.
(4) The site shall be located on a major road, as classified in the Or- ge County
Comprehensive Plan, unless permitted as an ASE-CZ.
(5) 'arking shall not be located in the front yard space.
(6) App ation materials shall include a comprehens. - groundwater study, for
facilities : pected to use more groundwater o• -n annual basis than an average
single famil -sidence (which uses 240 •_ ons of water per day) built at the
highest density -- existing zoning dis t would allow For example, if the
existing zoning distr. allows a res 2ential density of 1 unit for 2 acres and the
proposed use is on a si -cre •- cel (which could yield 3 residences), the
proposed use(s) may use t -e times the water used by an average single family
residence (or 720 gallo - per d-, on an annualized basis) before a
comprehensive gro -dwater study I equired. The water usage rates of any
existing use sub.- t to zoning regulato ocated on the same lot shall be taken
into account en determining if a compreh- •sive groundwater study is required.
Said stu• shall detail:
(a) The amount of water anticipated to be used o - daily, weekly, monthly,
and annual basis by regulated uses located on th- •arcel (e.g., water
usage by bona fide farm uses is not required to be inc .•ed),
(b) An analysis of the amount of groundwater withdrawal consi•: ed to be
safe and sustainable in the immediate vicinity; and
(c) An analysis of whether other wells in the vicinity of the proposed use - -
expected to be affected by withdrawals made by the proposed use.
5.6.15 Sexually Oriented Businesses
(A) Submittal Requirements
(1) In addition to the site plan submittal criteria detailed within Section 2.5 of this
Ordinance the applicant shall submit proof a license has been issued allowing2for
the operation of a sexually oriented business in accordance with Chapter 8 of
the Orange County Code of Ordinances.
(B) Standards of Evaluation
(1) Sexually oriented business(es) shall not be located in any building, or portion
thereof, that is:
(a) Within 1,000 feet of an existing sexually oriented business.
(b) Within 1,000 feet of a:
(i) Residential land use including any open space established as
part of the residential subdivision approval process,
(ii) Church and/or place of worship,
(iii) School (public, private, or specialty),
(iv) Public or private library,
(v) State licensed child care facility, or
(vi) Public park or recreational facility.
(c) Measurement shall be made in a straight line, without regard to the
intervening structures or objects, from the nearest portion of the building
or structure used as the part of the premises where a sexually oriented
2 Purple Bold Underlined text added to address County Attorney's comment from staff agenda review held on
January 20, 2016.
Orange County, North Carolina—Unified Development Ordinance Page 5-62
Article 5: Uses
Section 5.7: Standards for Recreational Uses
business is conducted to the nearest portion of a building, structure, or
open space area of a use listed above.
SECTION 5.7: STANDARDS FOR RECREATIONAL USES
5. 1 Recreational Facilities
(A) General Standards of Evaluation
(1) The standards included herein shall be applied to the following for-profit
recreational facilities.
(a) Tennis clubs,
(b) Swim clubs,
(c) Racquet ball,
(d) Squash clubs,
(e Pitch and putt courses,
(f) Amusement areas,
(g) :owling alleys,
(h) Skating rinks,
(I) Shoo g ranges,
(j) Billiard a•d pool halls,
(k) Indoor athle .c facilities an.
(I) Other similar u•es.
(2) The minimum lot area sha b- two acres.
(3) No building shall be closer h.n the minimum requirements of the district or 20
feet to the public right of ay o .rivate property line, whichever is greater.
(B) Standards for Class B Spe .'.l Use Per 't
(1) Submittal Requir- ents
In addition to th- information required b Section 2.7, the following information
shall be supp.-d as part of the application or approval of this use:
(a) A .-scription of the exact type facilit slanned, the amount of area,
i'cluding and number of members or p. icipants expected, a site plan
showing siting and size of existing and p sosed building.
(b) Access, parking, service and recreation are for all planned facilities or
existing facilities.
c) Plans, and elevation for all proposed and existin. tructures and
descriptions of the color and nature of all exterior :terials.
(d) A landscape plan showing, at the same scale as the s .- plan, existing
and proposed trees, shrubs, ground cover and any othe andscape
materials.
(e) A signed statement from the owners or operators that there shall be no
activity allowed that will have adverse effects on adjacent prop- y The
statement shall also include a complete list of all recreational acts' ties
that will take place on the site
(2) Standards of Evaluation
Orange County, North Carolina—Unified Development Ordinance Page 5-63
ARTICLE 8: NONCONFORMITIES
SECTION 8.1: INTENT
8.1.1 Generally
Non-conforming uses shall not be enlarged, expanded, intensified, or altered, except in
conformance with this Ordinance.
It is further the intent of this Ordinance that non-conformity shall not be used as grounds for
adding other prohibited uses or structures, nor the enlarging by means of extension or expansion,
except as specifically provided by this Ordinance.
In the case of requirements related to external factors, such as distance requirements from other
specified uses or landscaping requirements dependent upon adiacent property use, the subiect
parcel shall be considered conforming so long as its continuous use was established first.3
SECTION 8.2: CLASSIFICATION
Non-conformities are classified as:
) Lots (see Section 8.7);
(B) Uses of land without structures or minor structures (see Section 8 8);
(C) .ses of major structures and premises (see Section 8.9);
(D) Strut ures (see Section 8.10); and/or
(E) Charact- 'stirs of uses (see Section 8.11)
which were lawful bu ould be prohibited, regulated, or restrict;s by the enactment of this
Ordinance or a subsequ: t amendment thereto.
SECTION 8.3: COMPLE i!ON OF NON-CONFORMING PROJECTS
8.3.1 Valid Permit Issued
All non-conforming projects on which c.. in was begun at least 180 days before the
effective date of this Ordinance, or any m.. cation thereto, as well as all non-conforming
projects that are at least 25% completed to s of the total expected cost of the project on the
effective date of this Ordinance, or any odifica ••n thereto, may be completed in accordance
with the terms of their permits, so lo►• as these pe its were validly issued and remain
unrevoked and unexpired. If a development is design:d to be completed in stages, this
subsection shall only apply to -e particular phase unde onstruction.
(A) Except as provide. his Section, all work on any non onforming project shall cease on
the effective da - of this Ordinance, or any modification ereto, and all permits
previously is .ed for work on non-conforming projects sha be revoked as of that date.
Thereafter ork on non-conforming projects may begin or m. be continued only
pursua o a zoning or special use permit issued in accordance ith this Ordinance by
the P .nning Director or board authorized to issue permits for the t •e of development
pre.osed. The county shall issue such a permit if it finds that the app• ant has in good
:ith made substantial expenditures or incurred substantial binding oblig. •ons in some
substantial way in reasonable reliance on conditions as they existed before e effective
date of this Ordinance, or any modification thereto, and thereby would be unre: onably
prejudiced if not allowed to complete the project as proposed. In considering wh- er
these findings may be made, the Planning Director or appropriate board shall be gu zed
by the following:
3 Language added to address situations where legal land uses are made nonconforming by external forces. By
adding the language the land use will still be considered a legal,conforming, use of property.
Orange County, North Carolina—Unified Development Ordinance Page 8-1
ARTICLE 10: DEFINITIONS
SECTION 10.1: DEFINITIONS
For the pu •- e of this Ordinance, certain terms and words are herein defined and inte : eted as follows:
AASHTO
American Association of State Hig', - and Transportation Offic - .
Accessory Structure
A structure that is located on the same lot as a . ci.. tructure and houses an accessory use.
Accessory Use
An activity that may or may not •- isted in the Permitted Use Table, wh • is conducted in conjunction
with a permitted principal :-, but constitutes only an incidental or insubstanti- •art of the total activity
that takes place on t - of and is customary and ancillary to the established princip- e of property.
Accessory uses - all comply with all setback requirements for the district in which the us- located. For
example, .• -ground swimming pool is required to meet all applicable setbacks including any -:uired
fenci • .round the physical pool, the concrete walkway around the pool, and any pump or utilities
ociated with the operation of the facility.
Adult Uses
An establishment which has a majority of its business which excludes minors by r anon of age because
Adult Arcade
Any place to which the public is permitted or invited wherein coin-operated or slug-operated or
electronically, electrically, or mechanically controlled still or motion picture machines, protectors, or other
image-producing devices are maintained to show images to five or fewer persons per machine at any one
time, and where the images so displayed are distinguished or characterized by the depicting or describing
of Specified Sexual Activities or Specified Anatomical Areas.
Adult Bookstore
A bookstore:
(a) Which receives a majority of its gross income during any calendar month from the sale or
rental of publications (including books, magazines, other periodicals, videotapes, compact
discs, other photographic, electronic, magnetic, digital, or other imaging medium) which are
distinguished or characterized by their emphasis on matter depicting, describing, or relating
to Specified Sexual Activities or Specified Anatomical Areas, as defined in this article; or
(b) Having as a preponderance (either in terms of the weight and importance of the material or in
terms of greater volume of materials) of its publications (including books, magazines, other
periodicals, videotapes, compact discs, other photographic, electronic, magnetic, digital, or
other imaging medium) which are distinguished or characterized by their emphasis on matter
depicting, describing, or relating to Specified Sexual Activities or Specified Anatomical Areas.
Adult Cabaret
A nightclub, bar, restaurant, theater, concert hall, auditorium or similar commercial establishment that for
at least ten percent of its business hours in any day features:
(a) Persons who expose a Specified Anatomical Area; or
(b) Live performances that are characterized by the exposure of Specified Anatomical Areas or
by Specified Sexual Activities; or
Article 10: Definitions
Section 10.1: Definitions
(c) Films, motion pictures, video cassettes, slides, or other photographic reproductions that are
characterized by the depiction or description of Specified Sexual Activities or Specified
Anatomical Areas; or
(d) Persons who engage in lewd, lascivious or erotic dancing or performances that are intended
for the sexual interests or titillation of an audience or customers.
Adult Escort
A person who, for consideration, agrees or offers to act as a companion, guide, or date for another
person for the purpose of participating in, engaging in, providing, or facilitating Specified Sexual Activities.
Adult Escort Agency
A person or business that furnishes, offers to furnish, or advertises to furnish adult escorts as one of its
business purposes for a fee, tip, or other consideration.
Adult Merchandise
Any product dealing in or with explicitly sexual material as characterized by matter depicting, describing,
or relating to Specified Sexual activities or Specified Anatomical Areas.
Adult Motel
A hotel, motel or similar commercial establishment that offers accommodation to the public for any form of
consideration and:
(a) Provides patrons with closed-circuit television transmissions, films, motion pictures, video
cassettes, slides, or other photographic reproductions that are characterized by the depiction
or description of Specified Sexual Activities or Specified Anatomical Areas; and has a sign
visible from the public rights-of-way that advertises the availability of this adult type of
photographic reproductions; or
(b) Offers a sleeping room for rent for a period of time that is less than six hours; or
(c) Allows a tenant or occupant of a sleeping room to subrent the room for a period of time that is
less than twelve hours.
Adult Patron
Any person who is physically present on the premises of a sexually oriented business and who is not an
owner, employee, agent, subcontractor, or independent contractor of said business, or any entertainer or
performer at said business.
Adult Video Store
A commercial establishment that, as one of its principal business purposes, offers for sale or rental for
any form of consideration any one or more of the following: books, magazines, periodicals or other printed
matter, or photographs, films, motion picture, video tapes or cassettes, video reproductions, CD-ROMs,
slides, or other visual representations which depict or describe Specified Sexual Activities or Specified
Anatomical Areas; or any combination thereof.
Ag tural Processing Facility, Community
A facility utiliz-: •r the processing of produce and/or other commodities produce. o more than 5
cooperative farm pa - or the consumption of others (e.g. small canni • •aeration); Activities shall
include, but may not be limite• ., -nning, dehydrations, washin• -• ing or basic preparation of raw
produce but does not include processin• : .ve animals =- V eat Processing Facility). May include
accessory retail sales of products processed on-
Agricultural Processin• - ity
A facility utilized for the • . essing and packaging of produce and/or other c. - edifies for transport to
off-site wholes- - • retail establishments. Facilities may be utilized by farm-based pr.._ -rs,
restaur- -• s, caterers, food entrepreneurs, and the like. Activities shall include, but may not 1- .44 ited to,
ing, dehydrations, washing, cutting or basic preparation of raw produce prior to shipment but does
Orange County, North Carolina—Unified Development Ordinance Page 10-2
Article 10: Definitions
Section 10.1: Definitions
customary accessories, orna - , . - _ - -is lands -•••• --- •- •-rmi ed in any setback if they do
not constitute substantial • •-,"••-- • ee ow of light an. .• - •- - •ack or violate provisions
• ---- • • er regulations regarding visibility.
Sexually Oriented Devices
Any artificial or simulated Specified Anatomical Area or other device or paraphernalia that is designed
principally for Specified Sexual Activities but shall not mean any contraceptive device.
Sexually Oriented Business
A business which offers its customers or adult patrons any device, activity or demonstration depicting
Specified Sexual Activities , or which is intended to appeal to sexual interests, titillation or arousal of the
customer or adult patron. A sexually oriented business shall include an adult establishment as in NCGS
14-202.10(2) and, in addition, without limitation shall include: Adult Arcade, Adult Bookstore, Adult Video
Store, Adult Cabaret, Adult Motel, and Adult Escort Agency.
Sign
A letter, figure, character, mark, plane, point, marquee, design, poster, pictorial, picture, str e, stripe,
line, :•emark, reading matter, or illuminated surface which is constructed, placed, attach:., painted,
erected, -,tened or manufactured in any manner so that the same shall be used for th- attraction of the
public to any . .ce, subject, person, firm, corporation, public performance, article, .chine, or
merchandise, wh •4 are displayed in any manner, including out-of-doors.
Sign, Abandoned
A sign for which no legal own- an be found or any sign face or sig ructure that advertises a business
not conducted on the premises to •ver 90 days In making the d- -rmination that a sign advertises a
business no longer being conducted, - Planning Director sh-. consider the following: the existence or
absence of a current occupational license, tility service d=•osit, or account; use of the premises; and
relocation of the business.
Abandoned Sign shall also include the following:
a) Through age and/or obsolescence a si•• a' •• longer conforms to structural or maintenance
specifications of Section 6.12, or
b) Any pole, pylon, or structure expr- sly installed for th- •urpose of affixing a sign that bears no
sign or copy.
Sign, Advertiser
Any person who is a Jesse= or owner of a sign, an agent of same, or anyone t• -t has beneficial use of a
sign.
Sign, Adve ing Display Area
The adverti • g display surface area encompassed within any polygon that would enclose all p.fi s of the
sign. T - structural supports for a sign, whether, they be columns, pylons, or a building, or a part -reof,
shall ••t be included in the advertising area Also known as Sign Area.
• An example of how advertising display area or sign area is calculated is as follows:
Orange County, North Carolina—Unified Development Ordinance Page 10-39
Article 10: Definitions
Section 10.1: Definitions
•ecial Event
A c•• mercial activity attracting at least 20 people at any given time, that typically does no .nvolve
perman_ t structures, and does not occur more frequently than seven days in a 30-da •eriod or more
than 50 da, per year. Examples of special events are craft shows, small festivals oncerts, medical or
veterinary climb , and sites operated by businesses engaged in hosting outdoor social events such as
picnics or recepti•• sponsored by a restaurant or caterer.
Activities which are n• included in this definition include:
a) Events of a pers••al or non-profit, nature such as family reun't s and church activities;
b) Farm-related or rura -vents such as horse shows, 4-H ev= s and auctions; and
c) Fund-raising events for -•n-profit organizations.
Special Flood Hazard Area (S - A )
The land in the floodplain subject to a 1% • •reater • ance of being flooded in any given year as
determined in Section 4.3 of this Ordinance, a •- fined by the base flood elevation. The mapped special
flood hazard area approximates the base floo• el- -tion.
Special Flood Hazard Area Ov lay District
An overlay district establishing sta •ards for development fo .roperties within identified floodplains.
Special-Purpose Uni • Government
Any special district or p . is authority
Special Use
A use which , •uld not be appropriate generally throughout the zoning district or wi •ut special study, but
which, if c► trolled as to number, area, location or relation to neighborhood, would be appropriate. Such
uses -ich are listed as Special Uses in the Permitted Use Table, Section 5 2, may be ins : led and
op-'-ted only after approval by the Board of Commissioners or by the Board of Adjustment, a
-•propriate, subject to the general and specific standards.
Specified Anatomical Areas
(a) Less than completely and opaquely covered human: (i) genitals, pubic region, (ii) buttocks, or(Hi)
female breast below a point immediately above the top of the areola; or
(b) Human male genitals in a discernibly turgid state, even if completely and opaquely covered.
Specified Sexual Activities
(a) Human genitals in a state of sexual stimulation or arousal;
(b) Acts of human masturbation, sexual intercourse or sodomy; or
(c) Fondling or other erotic touchings of human genitals, pubic regions, buttocks or female-breasts.
rt of Construction
Inclu•-• ubstantial improvement, and means the date the building permit was issued, provided t -
actual start • onstruction, repair, reconstruction, rehabilitation, addition placement, or othe
improvement was , hin 180 days of the permit date. The actual start means either t - rst placement of
permanent construction . a structure (including a manufactured home) on a sit-, uch as the pouring of
slabs or footings, installation • •iles, construction of columns, or any wor. •-yond the stage of
excavation; or the placement of a - ufactured home on a founda . Permanent construction does not
include land preparation, such as cleari •, •rading, and fillin• -•r does it include the installation of
streets and/or walkways; nor does it include e.--vation a basement, footings, piers, or foundations or
the erection of temporary forms; nor does it inclu•- - installation on the property of accessory buildings,
such as garages or sheds not occupied as • .- ling units : not part of the main structure. For a
substantial improvement, the actual - of construction mean 4e first alteration of any wall, ceiling,
floor, or other structural part of • - •uilding, whether or not that alter- .•n affects the external dimensions
of the building.
State A• - •
Ever --partment, agency, institution, public authority, board, commission, bureau, division, -•uncil,
-mber of Council of State, or officer of the State government of the State of North Carolina.
Orange County, North Carolina—Unified Development Ordinance Page 10-51