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HomeMy WebLinkAboutAgenda - 06-07-2016 - 5-g - Comprehensive Plan and Unified Development Ordinance (UDO) Amendment Outline and Schedule – Modification of the Existing Zoning Boundaries for Non-Residentially Zoned Parcels 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 7, 2016 Action Agenda Item No. 5-g SUBJECT: Comprehensive Plan and Unified Development Ordinance (UDO) Amendment Outline and Schedule — Modification of the Existing Zoning Boundaries for Non-Residentially Zoned Parcels DEPARTMENT: Planning and Inspections ATTACHMENT(S): INFORMATION CONTACT: 1. Amendment Outline for Modifications to Michael Harvey, Planner III, (919) 245- the Orange County Zoning Atlas 2597 (UDO/Zoning 2016-11) Craig Benedict, Director, (919) 245-2585 2. Maps of Parcels within Bingham, Cheeks, and Cedar Grove Townships PURPOSE: To consider and approve process components and schedules for Zoning Atlas Amendments within the Bingham, Cheeks, and Cedar Grove Townships. BACKGROUND: In concert with requests by Commissioners Earl McKee and Bernadette Pelissier, staff has been reviewing the zoning of several non-residentially zoned properties and discovered existing designations do not encompass all required land area necessary to allow for the use of property. In many instances zoning district boundaries were drawn by previous staff in a manner that only encompassed the actual land use (i.e. building and parking area) while excluding other required areas, most notably septic fields and required land use buffers. Many of these boundaries were designated when zoning was originally enacted over 20 years ago. Staff has been working with several property owners impacted by this situation to address the problem. This proposal seeks to modify zoning district boundary lines to ensure all elements of the non-residential land use are located within the appropriate general use zoning designation. For more information please refer to Attachment 1. The majority of the proposed modifications involve Existing Commercial (EC-5) zoned properties within the rural areas of the County as designated on the Growth Management Systems Map. Please note the majority of the modifications will involve existing split zoned parcels under one to two acres in area and the extension of the non-residential zoning designation over the entire parcel. Large split zoned parcels will only involve extension of a non-residential zoning boundary to that area necessary to support current operations (i.e. active and repair septic areas, parking, required land use buffers, etc.). As detailed within Attachment 1, this process, and the revision of existing zoning boundaries, will be voluntary and with the informed consent of the property owner. 2 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 will be paid from FY2016-17 Departmental funds budgeted for this purpose. As this project involves modifying the Zoning Atlas, staff will notify property owners within 1,000 feet of all subject properties of the Planning Board and Public Hearing where the item is reviewed. Costs for the mailings will be paid from FY 2016-17 Department funds budgeted for this purpose. Existing Planning staff included in the Departmental staffing budget will accomplish the work required to process these amendments. SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goal is applicable to this agenda item: • GOAL: ENSURE ECONOMIC SELF-SUFFICIENCY The creation and preservation of infrastructure, policies, programs and funding necessary for residents to provide shelter, food, clothing and medical care for themselves and their dependents. RECOMMENDATION(S): The Manager recommends the Board approve the attached Amendment Outline form and direct staff to proceed accordingly. ATTACHMENT 1 3 COMPREHENSIVE PLAN / FUTURE LAND USE MAP AND UNIFIED DEVELOPMENT ORDINANCE (UDO) AMENDMENT OUTLINE UDO /Zoning-2016-11 Modification of the existing zoning boundaries for non-residentially zoned parcels within the Bingham, Cheeks, and Cedar Grove Townships to address nonconforming issues. A. AMENDMENT TYPE Map Amendments n Future Land Use Map: From: To: M Zoning Map: Multiple atlas amendments on numerous individual properties. Maps of the subject properties are contained within Attachment 2. From: To: n Other: Text Amendments n Comprehensive Plan Text: Section(s): n UDO Text: fUDO General Text Changes fUDO Development Standards fUDO Development Approval Processes Section(s): n Other: B. RATIONALE 1. Purpose/Mission In accordance with the provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments of the UDO, the County is reviewing the potential of modifying existing zoning boundaries on approximately 75 properties within the Bingham, Cheeks, and Cedar Grove Townships to address existing 4 nonconformities, including the location of required land use buffers and septic area supporting non-residential land uses. This item is in response to previous requests made by Commissioner(s) McKee and Pelissier. Please note there will similar efforts within the remaining townships in the near future. 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'. Over the years there has been different methodologies employed by former planning staff and the County Attorney related to the establishment of general use zoning district boundaries, most notably those associated with Existing Commercial (EC-5) zoned parcels. In many instances zoning district boundaries were drawn in a manner that only encompassed the actual land use (i.e. building and parking area) while excluding other required areas, most notably septic fields and land use buffers. The County had previously processed a request for Mr. Vernon Davis to rezone a portion of his property off of NC Highway 54 West to address this very issue. In this instance the septic area, used to support non-residential activities, was located on a portion of the property zoned residential. Land use regulations do not allow for residentially zoned property to be used in support of non-residential activities. As a result, Mr. Davis could have been prevented from completing required improvements to the existing septic system due its location. The County rezoned the portion of the property supporting the septic system to address this concern. Minutes from the May 24, 2010 Quarterly Public Hearing where this item was reviewed can be viewed at: http://server3.co.orange.nc.us:8088/weblink8/0/doc/18759/Pagel.aspx. Staff has been, and will continue to, work with numerous property owners whose existing non-residential zoning boundaries do not fully capture the necessary land area allowing the use to be considered conforming and/or prohibiting expansion. This proposal seeks to modify zoning district boundary lines to ensure all elements of the non-residential land use are located within the appropriate general use zoning designation. This process is voluntary meaning zoning district boundaries are being modified only with the full understanding and approval of the property owner(s). It should be noted there are existing non-residential general use non-residential zoning district designations that exist in contradiction to the adopted Comprehensive Plan. Staff will be working to address these matters as well. 3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives) 2 5 Chapter 3: Economic Development Element - Section 3.5 Goals • Objective ED-1.5: Identify barriers to development of desirable businesses and local businesses, and mitigate these barriers. Chapter 5: Land Use Element - Section 5.6 Goals • Land Use Overarching Goal: Coordination of the amount, location, pattern and designation of future land uses, with availability of County services and facilities sufficient to meet the needs of Orange County's population and economy consistent with other Comprehensive Plan element goals and objectives. • Land Use Goal 1 — Fiscally and environmentally responsible, sustainable growth consistent with the provision of adequate services and facilities and a high quality of life. • Land Use Goal 4: Land development regulations, guidelines, techniques and/or incentives that promote the integrated achievement of all Comprehensive Plan goals. 4. New Statutes and Rules Not Applicable C. PROCESS 1. TIMEFRAME/MILESTONES/DEADLINES a. BOCC Authorization to Proceed June 7, 2016 b. Quarterly Public Hearing November 21, 2016 c. BOCC Updates/Checkpoints June 7, 2016 —Approval of Amendment Outline Form September 7, 2016 — Planning Board Recommendation (receive materials) d. Other Not applicable 2. PUBLIC INVOLVEMENT PROGRAM Mission/Scope: Public Hearing process consistent with NC State Statutes and Orange County ordinance requirements a. Planning Board Review: September 7, 2016 — Recommendation b. Advisory Boards: 3 6 Staff will forward this proposal to the Economic Development Commission to keep them apprised of our efforts. c. Local Government Review: Not applicable. d. Notice Requirements Legal advertisement for the public hearing shall be in accordance with the provisions of the UDO. Also mailed notifications to property owners within 1,000 feet of all affected properties will also be sent. e. Outreach: M General Public: Staff will re-notify impacted property owners of the proposal to adjust district boundaries and set up individual meetings through the months of June through August of 2016 to review options and agree to a final recommendation. n Small Area Plan Workgroup: ❑ Other: 3. FISCAL IMPACT Consideration and approval of the various atlas amendments will not create the need for additional funding for the provision of County services. Costs for outreach and required legal advertisement/adjacent property owner notification will be paid from departmental funds budgeted for this purpose. Existing Planning staff included in the Departmental staffing budget will accomplish the work required to process this amendment. D. AMENDMENT IMPLICATIONS The proposed atlas modifications will work towards the addressing existing nonconforming situations and eliminate the need for individual property owners to bear the expense of rezoning property on their own. E. SPECIFIC AMENDMENT LANGUAGE There is no amendment language associated with this proposal. Final recommendations on the zoning atlas changes shall be made available with the quarterly public hearing materials. 4 7 Primary Staff Contact: Michael D. Harvey Planning (919) 245-2597 mharvey @orangecountync.gov 5 Attachment 2 - Maps of Properties for Zoning Fixes 8 Bingham Twp 6111.1 %Pei Pair A4,4111 1060, ILI 0 A4raaadfir i ..-111 Fat 1/ Wadi .002,r,.. , ___iiiie . � -► ■�1 \ 1114101114.� � 10 i . 1C_ate ■ _II 1 ibk �ry iv�um am ill l i� t ,� ∎11 F4PP III l. 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