HomeMy WebLinkAboutAgenda - 09-12-2016 - D.3 - Zoning Atlas Amendment – Hillsborough Economic Development District 360
ORANGE COUNTY
BOARD OF COMMISSIONERS
QUARTERLY PUBLIC HEARING ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 12, 2016
Action Agenda
Item No. D.3
SUBJECT: Zoning Atlas Amendment— Hillsborough Economic Development District
DEPARTMENT: Planning and Inspections
ATTACHMENT(S): INFORMATION CONTACT: (919)
1. Comprehensive Plan and Unified Development Perdita Holtz, Planner III, 245-2578
Ordinance (UDO) Amendment Outline Form Craig Benedict, Director, 245-2575
2. Statement of Consistency
3. Proposed Ordinance, Including Maps
4. Excerpt of Draft August 3, 2016 Planning Board
Minutes and Statement of Consistency
5. Comments Received Via E-Mail
6. Certification of Mailing
PURPOSE: To hold a public hearing on Planning Director initiated amendments to the Zoning
Atlas. This amendment involves five parcels south of Interstate 40 in the vicinity of Old Highway
86 and adjacent interstate right-of-way.
BACKGROUND: In order to better promote economic development opportunities in the
Hillsborough EDD, the Planning Director is suggesting amendments to the Zoning Atlas. A
coordination meeting was held with the Town of Hillsborough's Planning Director who concurs
with these proposals. Plans are currently underway to extend water and sewer infrastructure to
the portion of the EDD south of Interstate 40. All or portions of 4 parcels, totaling 166.2 acres,
located west of Old Highway 86 are proposed to be rezoned from EDH-3 (Economic
Development Hillsborough Limited Office with Residential [current name]) to EDH-5 (Economic
Development Hillsborough Research and Manufacturing [proposed name]). One 34.58 acre
parcel located east of Old Highway 86 is proposed to be rezoned from EDH-2 (Economic
Development Hillsborough Limited Office) to EDH-4 (Economic Development Hillsborough
Office / Retail [proposed name]).
Three overlay districts also apply in this geographic area (Watershed Protection, Special Flood
Hazard Area, and Major Transportation Corridor). No modifications are being proposed to the
boundaries of the three overlay districts and requirements related to the overlay districts will
continue to apply. This area is not located in a critical or protected watershed.
Attachment 1 contains additional information and analysis regarding this amendment. The
proposed ordinance, including a map that shows the extent of the proposed rezoning, can be
found in Attachment 3.
Planning staff held a Public Information Meeting on July 26 to explain the proposed
amendments affecting the Hillsborough EDD. Five interested persons attended the meeting.
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The Planning Department and Economic Development Departments have reviewed and
discussed these amendments and find they further joint goals.
Planning Director's Recommendation: The Planning Director recommends approval of the
Statement of Consistency, indicating the amendments are reasonable and in the public interest,
contained in Attachment 2 and proposed amendment package contained in Attachment 3.
Planning Board Recommendation: At its August 3, 2016 meeting, the Board voted 7-1 to
recommend approval of the Statement of Consistency and the Zoning Atlas amendments.
Draft minutes from this meeting and the signed Statement of Consistency are included in
Attachment 4. Agenda materials from the August 3, 2016 Planning Board meeting can be
viewed at: http://www.orangecountync.gov/8.3.16PIanningBoardAgendaPacket.pdf.
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 and signs will be
paid from FY2016-17 Departmental funds budgeted for this purpose. Existing Planning staff
included in the Departmental staffing budget will accomplish the work required to process this
amendment.
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 Administration recommends the Board:
1. Receive the proposed amendments to the Zoning Atlas as detailed in this abstract
and attachments.
2. Conduct the public hearing and accept comment on the proposed amendments.
3. Close the public hearing. (Note that, because this is a legislative decision, additional
comments at a later date are permitted).
4. Decide on one of the following options:
a. Adopt the proposed amendments by approving the Statement of Consistency
(Attachment 2) and Ordinance (Attachment 3).
b. Defer a decision to a later BOCC regular meeting date.
c. Refer the item back to the Planning Board for a specific purpose.
d. Deny the proposed amendments. (Note: Section 2.2.8 Effect of Denial on
Subsequent Applications of the UDO states that no application for the same or
similar amendment may be submitted for a period of one year. The one year
period begins on the date of denial.)
Attachment 1 362
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO /Zoning-2016-04
Rezoning of 5 Parcels plus Interstate Right-of-Way in the Hillsborough
Economic Development District, South of Interstate 40 in the Vicinity of
Old Highway 86
A. AMENDMENT TYPE
Map Amendments
n Future Land Use Map:
From:
To:
M Zoning Map:
From: EDH-2 (Economic Development Hillsborough Limited Office) and EDH-3
(Economic Development Hillsborough Limited Office With Residential)
To: EDH-4 (Economic Development Hillsborough Office/Retail [proposed name])
and EDH-5 (Economic Development Hillsborough Research and
Manufacturing [proposed name])
Three overlay districts also apply in this geographic area (Watershed Protection,
Special Flood Hazard Area, and Major Transportation Corridor). No
modifications are being proposed to the boundaries of the three overlay
districts and requirements related to the overlay districts will continue to
apply.
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):
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n Other:
B. RATIONALE
1. Purpose/Mission
In order to better promote economic development opportunities in the Hillsborough
Economic Development District (EDD), the Planning Director is suggesting
consideration of rezoning parcels in the EDD south of Interstate 40 in the vicinity of
Old Highway 86. Related text amendments to the UDO are also being proposed as
a separate action.
2. Analysis
The Hillsborough Economic Development District (EDD) has been designated as an
EDD since the mid-1990s and was designated Transition Area in the 1981
Comprehensive Plan. The County is currently working on plans to invest in
extending water and sewer infrastructure to the south side of Interstate 40. Planning
and Economic Development staff are suggesting that these areas could be better
promoted to economic development prospects if some areas were rezoned to
districts that allow for a broader range of uses and higher intensities and if some text
amendments were made to the UDO (the text amendments are a separate but
related item).
Portions or all of four parcels, totaling 166.2 acres, south of Interstate 40 and west of
Old Highway 86 are proposed to be rezoned from EDH-3 to EDH-5. Additionally,
17.05 acres of interstate right-of-way is proposed to be rezoned from and to the same
districts.
One 34.58 acre parcel west of Old Highway 86 is proposed to be rezoned from EDH-
2 to EDH-4. Additionally, 8.92 acres of interstate right-of-way is proposed to be
rezoned from and to the same districts.
The maps included in Attachment 3 show the extent of the proposed rezonings.
Three overlay districts are applicable in this geographic area of the county:
• Watershed Protection Overlay District (parcels of interest are located in the
Lower Eno Unprotected Watershed Overlay District and shall remain in this
overlay district; Section 4.2 of the UDO contains requirements for this overlay
district)
• Special Flood Hazard Area (SFHA) Overlay District (no modifications to the
boundaries of this overlay district are being suggested; Sections 2.6, 4.3, and
6.6.1 of the UDO contain requirements for areas within the SFHA Overlay
District)
o As a reminder, stream buffer requirements are separate from SFHA
requirements. Stream buffer requirements continue to apply as well.
• Major Transportation Corridor (MTC) Overlay District (no modifications to the
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boundaries of this overlay district are being suggested; Sections 4.7 and 6.6.5
of the UDO contain requirements for areas within the MTC Overlay District)
A map in Attachment 3 shows the extent of these overlay districts in the area.
The County's UDO contains a myriad of development standards that protect adjacent
and nearby properties and seek to mitigate any adverse impacts caused by
development. Any development occurring in the EDD is subject to all applicable
standards contained in the UDO.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Objective ED-1.5:
Identify barriers to development of desirable businesses and local businesses, and
mitigate these barriers.
Objective ED-2.1:
Encourage compact and higher density development in areas served by water and
sewer. (See also Land Use Objective LU-1.1 and Water and Wastewater Objective
WW-5.)
Objective ED-2.5:
Identify lands suitable to accommodate the expansion and growth of commercial and
industrial uses in the County.
Objective ED-2.7:
Select industrial sites in Economic Development Areas based on present and
planned supporting systems, such as public water and sewer, access to adequate
highway, rail, or public transportation infrastructures, and minimize detrimental
environmental or negative social outcomes. (See also Water and Wastewater
Objective WW-15.)
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.
Objective LU-1.1:
Coordinate the location of higher intensity / high density residential and non-
residential development with existing or planned locations of public transportation,
commercial and community services, and adequate supporting infrastructure (i.e.,
water and sewer, high-speed internet access, streets, and sidewalks), while avoiding
areas with protected natural and cultural resources. This could be achieved by
increasing allowable densities and creating new mixed-use zoning districts where
adequate public services are available. (See also Economic Development
Objectives ED-2.1, ED-2.3, ED-2.10, and Water and Wastewater Objective WW-2.)
Land Use Goal 4: Land development regulations, guidelines, techniques and/or
incentives that promote the integrated achievement of all Comprehensive Plan goals.
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4. New Statutes and Rules
N/A
C. PROCESS
1. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
April 19, 2016
b. Quarterly Public Hearing
September 12, 2016
c. BOCC Updates/Checkpoints
August 3, 2016 — Planning Board Meeting for Recommendation (BOCC receives
agenda)
d. Other
2. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements. Additionally, a public information meeting
(PIM) was held on July 26, 2016. The PIM covered all three related items scheduled
for the September QPH (modifications to the joint plan with the Town of Hillsborough,
a related rezoning action, and the proposed text amendments).
a. Planning Board Review:
July 6, 2016 — Proposed rezoning was included in the presentation made to the
ORC on related UDO text amendments
August 3, 2016 — Recommendation - Substantial discussion, including public
comment that encompassed all three related items but was related primarily to
the proposed rezoning action, occurred at the Planning Board meeting.
Interested persons are encouraged to read the draft Planning Board Minutes in
Attachment 4. Six people attended the Planning Board meeting for the three
related Hillsborough EDD items.
b. Advisory Boards:
Economic Development Advisory Board
(Sent via e-mail on July 11 because the
EDAB does not meet again until
September. To date, no comments have
been received on the proposed
rezoning )
c. Local Government Review:
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Staff has worked jointly with the Town of
Hillsborough's staff on the three related items.
d. Notice Requirements
Consistent with NC State Statutes and Orange County Requirements — legal ad
prior to public hearing, signs posted in affected area, mailed notifications to
affected property owners and property owners within 1,000 feet of the affected
property.
e. Outreach:
General Public: A public information meeting (PIM) that covered all three
related items (modifications to the joint plan with the Town of
Hillsborough, a related rezoning action, and the proposed
text amendments) was held on July 26, 2016. Notices
regarding the PIM and Planning Board meetings were
mailed to affected and adjacent (1,000-foot boundary)
property owners on July 11. Five interested persons
attended the PIM. Signs advertising the Planning Board
meeting were posted in the area affected by the proposed
amendments on July 21.
Notices regarding the Public Hearing for the related rezoning
action were mailed to affected and adjacent (1,000-foot
boundary) property owners on August 26. Signs for the
related rezoning advertising the Public hearing were posted
in the area affected by the proposed amendments on August
30.
❑ Small Area Plan Workgroup:
n Other:
3. FISCAL IMPACT
Consideration and approval will not create the need for additional funding for the
provision of county services. Costs for the mailings and required legal advertisement
will be paid from FY2016-17 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
Staff is proposing to pre-zone properties within the Hillsborough EDD to revised zoning
districts (separate but related item) that allow for a broader range of uses and higher
intensities so that the County can better promote this area to economic development
prospects.
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E. SPECIFIC AMENDMENT LANGUAGE
Attachment 3 contains the Ordinance and Maps for the proposed rezoning.
Primary Staff Contact:
Perdita Holtz and Craig Benedict
Planning & Inspections Department
919-245-2575
pholtz @orangecountync.gov
or cbenedict @orangecountync.gov
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368
Attachment 2
STATEMENT OF CONSISTENCY
OF A PROPOSED UNIFIED DEVELOPMENT ORDINANCE TEXT AMENDMENT
WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN
Orange County has initiated amendments to the Zoning Atlas to rezone parcels in the
Hillsborough Economic Development District, south of Interstate 40 as follows:
• All or portions of 4 parcels, totaling 166.2 acres, located west of Old Highway 86 are
proposed to be rezoned from EDH-3 (Economic Development Hillsborough Limited
Office with Residential [current name]) to EDH-5 (Economic Development Hillsborough
Research and Manufacturing [proposed name]). Additionally, 17.05 acres of Interstate
right-of-way is proposed to be rezoned from and to the same zoning districts.
• One 34.58 acre parcel located east of Old Highway 86 is proposed to be rezoned from
EDH-2 (Economic Development Hillsborough Limited Office) to EDH-4 (Economic
Development Hillsborough Office / Retail [proposed name]). Additionally, 8.92 acres of
Interstate right-of-way is proposed to be rezoned from and to the same zoning districts.
The following parcels are affected by this proposal:
Parcel Identification Owner on Record Acreage Current Proposed
Number (PIN) Proposed to Zoning Zoning
be Rezoned District District
9863-93-6843 (portion of) Sally and Allen Addison 4.15 acres EDH-3 EDH-5
9863-71-8857 (entire) Suzanne Upton 88.52 acres EDH-3 EDH-5
9863-91-6573 (portion of) Christy D. Bailey, et al 59.53 acres EDH-3 EDH-5
9873-01-4031 (entire) Rant B. Barlow, Jr. 14.0 acres EDH-3 EDH-5
9873-20-2388 (entire) Robert J. Ayers, et al 34.58 acres EDH-2 EDH-4
Interstate right-of-way NC Dept. of Transportation 17.05 acres EDH-3 EDH-5
Interstate right-of-way NC Dept. of Transportation 8.92 acres EDH-2 EDH-4
Three overlay districts also apply in this geographic area (Watershed Protection, Special Flood
Hazard Area, and Major Transportation Corridor). No modifications are being proposed to the
boundaries of the three overlay districts and requirements related to the overlay districts will
continue to apply.
The Board of County Commissioners finds:
a. The requirements of Section 2.8 of the UDO have been deemed complete; and,
b. Pursuant to Sections 1.1.5, and 1.1.7 of the UDO and to Section 153A-341 of the
North Carolina General Statutes, the Board finds sufficient documentation within
the record denoting that the amendment is consistent with the adopted 2030
Comprehensive Plan.
1. The amendment is consistent with applicable plans because it supports the
following 2030 Comprehensive Plan goals and objectives:
Objective ED-1.5:
Identify barriers to development of desirable businesses and local businesses, and
mitigate these barriers.
Objective ED-2.1:
369
Encourage compact and higher density development in areas served by water and
sewer. (See also Land Use Objective LU-1.1 and Water and Wastewater Objective
WW-5.)
Objective ED-2.5:
Identify lands suitable to accommodate the expansion and growth of commercial
and industrial uses in the County.
Objective ED-2.7:
Select industrial sites in Economic Development Areas based on present and
planned supporting systems, such as public water and sewer, access to adequate
highway, rail, or public transportation infrastructures, and minimize detrimental
environmental or negative social outcomes. (See also Water and Wastewater
Objective WW-15.)
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.
Objective LU-1.1:
Coordinate the location of higher intensity/ high density residential and non-
residential development with existing or planned locations of public transportation,
commercial and community services, and adequate supporting infrastructure (i.e.,
water and sewer, high-speed internet access, streets, and sidewalks), while
avoiding areas with protected natural and cultural resources. This could be
achieved by increasing allowable densities and creating new mixed-use zoning
districts where adequate public services are available. (See also Economic
Development Objectives ED-2.1, ED-2.3, ED-2.10, and Water and Wastewater
Objective WW-2.)
Land Use Goal 4: Land development regulations, guidelines, techniques and/or
incentives that promote the integrated achievement of all Comprehensive Plan
goals.
c. The amendment is reasonable and in the public interest because it:
1. Assists Orange County in promoting the Hillsborough EDD to economic
development prospects.
a. Adjacent and nearby land uses continue to be protected
through the myriad of development standards in the County's
UDO.
The Board of County Commissioners hereby adopts this Statement of Consistency and
findings expressed herein.
Earl McKee, Chair Date
Attachment 3 370
Ordinance#:ORD-2016-030
AN ORDINANCE AMENDING
THE ORANGE COUNTY ZONING ATLAS
WHEREAS, Orange County has initiated amendments to the Orange County Zoning Atlas, as
established in Section 1.2 of the Orange County Unified Development Ordinance (UDO), and
WHEREAS, the proposed rezoning consists of the following:
• Rezone all or portions of 4 parcels, totaling 166.2 acres, located west of Old Highway 86 from EDH-3
(Economic Development Hillsborough Limited Office with Residential [current name])to EDH-5
(Economic Development Hillsborough Research and Manufacturing [proposed name, per separate
text amendment action]). Additionally, rezone 17.05 acres of Interstate right-of-way from and to the
same zoning districts.
• Rezone one 34.58 acre parcel located east of Old Highway 86 from EDH-2 (Economic Development
Hillsborough Limited Office) to EDH-4 (Economic Development Hillsborough Office/ Retail [proposed
name, per separate text amendment action]). Additionally, rezone 8.92 acres of Interstate right-of-
way from and to the same zoning districts.
• Three overlay districts apply in this geographic area (Watershed Protection, Special Flood Hazard
Area, and Major Transportation Corridor). No modifications are being proposed to the boundaries of
the three overlay districts, and
WHEREAS, the following parcels are affected by the rezoning proposal:
Parcel Identification Owner on Record Acreage Current Proposed
Number (PIN) Proposed to Zoning Zoning
be Rezoned District District
9863-93-6843 (portion of) Sally and Allen Addison 4.15 acres EDH-3 EDH-5
9863-71-8857 (entire) Suzanne Upton 88.52 acres EDH-3 EDH-5
9863-91-6573 (portion of) Christy D. Bailey, et al 59.53 acres EDH-3 EDH-5
9873-01-4031 (entire) Rant B. Barlow, Jr. 14.0 acres EDH-3 EDH-5
9873-20-2388 (entire) Robert J. Ayers, et al 34.58 acres EDH-2 EDH-4
Interstate right-of-way NC Dept. of Transportation 17.05 acres EDH-3 EDH-5
Interstate right-of-way NC Dept. of Transportation 8.92 acres EDH-2 EDH-4
and
WHEREAS, the proposal has been found to be consistent with the 2030 Orange County
Comprehensive Plan, and
WHEREAS, the requirements of Section 2.8 of the UDO have been deemed complete, and
WHEREAS, the Board has held the required public hearing and has found the proposed
zoning atlas amendment to be reasonably necessary to promote the public health, safety, and general
welfare.
BE IT ORDAINED by the Board of Commissioners of Orange County that the Orange County
Zoning Atlas is hereby amended to rezone the areas described above and depicted on the attached
maps.
BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published ordinances
and that this ordinance is effective upon its adoption.
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Upon motion of Commissioner , seconded by Commissioner
, the foregoing ordinance was adopted this day of
, 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 , 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 , 2016.
SEAL
Clerk to the Board of Commissioners
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Attachment 4 374
Draft
Excerpt of Draft Minutes MINUTES
for the three related ORANGE COUNTY PLANNING BOARD
Hillsborough EDD items AUGUST 3,2016
REGULAR MEETING
MEMBERS PRESENT: Lydia Wegman (Chair), Cheeks Township Representative; Paul Guthrie, At-Large Chapel Hill
Township; Buddy Hartley, Little River Township Representative; Tony Blake (Vice-Chair), Bingham Township
Representative; Lisa Stuckey, Chapel Hill Township Representative; Patricia Roberts, Cheeks Township
Representative; Laura Nicholson, Eno Township Representative; Kim Piracci,At-Large;
MEMBERS ABSENT: Andrea Rohrbacher, At-Large Chapel Hill Township; Maxecine Mitchell, At-Large Bingham
Township;
STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz,
Planning Systems Coordinator; Ashley Moncado, Special Projects Planner; Patrick Mallett, Planner II; Rachel
McCook, Planner I; Molly Boyle, Planning Technician; Meredith Pucci,Administrative Assistant II.
OTHERS PRESENT: Sharon Mace; Dan Way; Austin Seifts; Annie Seifts; Nathan Robinson; Chris Cole; Franklin
Garland; Jimmy Garland;Javier Latre Gorbe; George Horton; Jim Parker.
AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL
Tony Blake called the meeting to order.
AGENDA ITEM 2: INFORMATIONAL ITEMS
a) Planning Calendar for August and September
Lydia Wegman arrived and assumed chair duties.
*********************************
Agenda Item 8: Town of Hillsborough/ Orange County Central Orange Coordinated Area Land Use
Plan Amendment To make a recommendation to the BOCC on a Land Use Plan
amendment involving five parcels south of Interstate 40 in the vicinity of Old Highway 86.
• Four parcels totaling approximately 166.2 acres are proposed to be changed from
"Suburban Office Complex"to"Employment".
• One parcel totaling 34.58 acres is proposed to be changed from"Mixed
Residential Neighborhood"to"Suburban Office Complex".
This item is scheduled for the September 12, 2016 quarterly public hearing.
Presenter: Perdita Holtz, Planning Systems Coordinator
Perdita Holtz presented.
Lisa Stuckey:What is on these parcels now?
Perdita Holtz:They're undeveloped.
Patricia Roberts:As an interstate exit, is there any plan for gas stations?
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Draft
Perdita Holtz: That's not really envisioned with these parcels. That's not to say in the future something couldn't
happen on other parcels.
Craig Benedict: If you could show the map, there's some areas that were not effecting change that would allow
those types is uses.
Patricia Roberts:What is the pink on the map?
Perdita Holtz: It's neighborhood mixed use.
Patricia Roberts: So if somebody wanted to put a gas station they would have to get a SUP?
Perdita Holtz: It would depend on the zoning and the zoning of those parcels are EDH-2. So I would need to look up
and see.
Lisa Stuckey:Would it be allowed in employment?
Perdita Holtz: Well the land use classification is just the general thing; it's the zoning that's going to allow or
disallow a particular use.
Paul Guthrie:Where is the water line going?
Perdita Holtz: The sewer line is currently in the vicinity of Cornwallis Hills and it would be coming down through
here, under the interstate where the sewer line is.The water line actually exists on Old 86 right now.
Paul Guthrie:And the sewer line, I assume,will be using the outflow structure that serves the hospital as well?
Craig Benedict: That's correct. When the hospital was built the sewer came closer to the parcels to the south. Part
of our capital improvement initiative is to assist in economic development in this area by bringing it underneath the
interstate, which is a high-end effort. We want to ensure that before we bring utilities to the south we'll be in
agreement with Hillsborough that says we provide these economic development infrastructure incentives that we
will have primarily non-residential uses that have tax based employment.
Paul Guthrie:And if I remember correct, the elevations are such that at least until you get to Old 86 you would have
flow into the Hillsborough system for sewers,correct?
Craig Benedict: That's correct. The sewer shed is where it flows downhill and there's a ridgeline roughly at Davis
Road that flows north all the way into their system. So there's a water and sewer boundary map that guides a lot of
our decisions about where you can more easily put public water/sewer versus not, and it shows this area as going
towards Hillsborough.
Paul Guthrie: I assume that Hillsborough has the water pumping capacity for drinking water to also go to that same
area?
Craig Benedict: Yes, they do.And part of the inter-local agreement will be somewhat of a reservation of water and
sewer capacity for this area, to ensure that if we escorted economic development and they'll say"how much water
does the water and sewer purveyor treatment operate?" and we have to have a good idea of what it is. Even with
Hillsborough there are limitations. There's sometimes users that have a very large amount of water usage and
sewage and we have to gauge. So we do have that in mind, that there is capacity for treatment and water.
Paul Guthrie: One last question. Existing owners of residential properties- when and if those water systems are in
place would they be eligible to connect?
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Craig Benedict:They would be able to.The design for the system to bring it south of the interstate would be enough
to accommodate all the growth in that area.
Lydia Wegman: Okay, let me turn to the public.
Chris Cole (member of the public): My name's Chris Cole, I live right about there. A couple of things; First of all, I
wanted to make you aware that according to the town officials there is no plan to extend water and sewer south of
40 at this point. Of course, everything's subject to change but there is no plan in place. Second, if you could back
up one slide... Employment, and this is in your packets, includes manufacturing. I just wanted to point out a couple
of items that would be considered permissible, if this were zoned for manufacturing. Rendering a new by-product
processing, poultry processing, seafood product, preparation and packaging, leather and hide tanning and finishing,
asphalt paving mixture and block manufacturing, chemical manufacturing, explosives manufacturing, fertilizer
manufacturing. That's all the kinds of things that would be permissible changing this zoning to employment.And, a
lot of stuff that would be really good but, as a person who lives here I'm worried about my water and I'm worried
about my air.Thank you.
Franklin Garland - Garland Truffles (member of the public): I pretty much expressed my opinion last week when I
was here. I have a worse problem than him. I received a letter from you guys that said that I wasn't going to be
affected somehow.And I was told that's a legal term. How am I not going to be affected? Now, when Cedar Ridge
High School went in there I was told I'm not going to be affected. I'm affected.You should see the traffic on Orange
Grove now. When 1-40 was put in there, I was told I'm not going to be affected. I have trucks rolling down there all
night long, motorcycles and everything. So there's not such thing as not being affected. It's a legal term, so I don't
understand how I'm not going to be affected in this. I don't particularly want--- plant down there. I mean someone
can do that. Who exactly wants this property? There's wet lines down there. A good portion of this is in a flood
plain. So somebody's influencing somebody in this planning commission out here, to say we want to put something
in that place. Somebody has something in mind. I don't know who it is. I know when the transfer facility was being
placed out there the study that was done at the time said the number one prime location for the transfer facility,
right here, that was the number one site until we spoke up and said that's in the flood plain. I mean how can
somebody who got paid 5 million dollars to do research on this and find this a number one site for this. That's
possibly the worst environmental site to put a garbage facility. Because somebody put a garbage dump next to my
property. On top of it, it's in the flood plain. That's the first thing I want to say, is this even suitable? So someone
obviously wants this property for commercial development. Now, let me clarify something; I have mixed feelings
about this. I live next door. I'm a farmer. I have an orchard, a successful nursery out there. I'm a resident. It's going
to affect this residence, a lot. At the same time you guys decide to approve this, my land value goes up. I'm on
prime land.The whole property... if I want to get out of here. I've built my own house, I live there, I put up the whole
farm and a whole industry in this country. That gets affected by turning this into a manufacturing facility. Which is
exactly where it's going, it's not offices that are going to go there. There's somebody that wants to put
manufacturing in there. Otherwise, they wouldn't change it. And I would really like to know who it is. I find it very
disturbing. That's going to change my taxes, there's going to be water and sewer there, which I could care less. I
don't want city water. There are a lot of people on the opposite side of this out here. And again, mixed feelings.
You're going to run a water line there because it's going to have to go up 1-40 and I'm going to have to be paying
city taxes,which you guys want that. I'm on the outskirts of the city; I don't want to do that.That's why I live there to
begin with. That's why I bought rural property when I did, back in 1975. I like my privacy. I don't want some plant or
some office building next to me. Now, offer me the right amount of money then go right to it. So, I'm not saying
but... this is something you guys need to take into consideration. Somebody is pushing for this, and who is that?
This doesn't just happen. It's not a convenient place to develop. It doesn't have water, it doesn't have sewer, it has
to go through the interstate to do that, it's limited capacity to get to that point, it's not going to come for free, and on
top of that a good deal of it is wetland. It's on a flood plain. To me that's saying something else is going on around
here.And somebody has self-interest in this. There's really no need for it out there. There's better use to it. Make it
protected wilderness. Because that's what it is right now. There could be a better application. Or a little park or
something.And I know that there's good economic development out there but it's really poor land.
Nathan Robinson- (member of the pubic): My name's Nathan Robinson, and we have a property that's located just
here on the south, right by Davis Road. So it's about a 13-acre parcel and I understand the purpose of what this
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proposed amendment is intended to do if they extend the sewer and water down there. I recognize that the bigger
picture is really to make these southern quadrants on the south of 40 generate more capacity and make sure
there's a water tap. I think it's a good idea. I don't know if you have a map anywhere where the rural buffer zone is;
do you have that map?... So if you come off of 40, obviously those are the parcels you're talking about, this is the
Davis Road and, I think you two gentlemen were speaking back and forth, the flow of the watershed this way goes
south and this way goes north. These properties right here.The conversations about the gas stations were relevant
because I think it seems if there was a 10-year transition zone the use of these properties is intended not to be
residential anymore. I think that was said in the beginning, that there are parts of this area that are envisioned to be
non-residential.As a result what's going to happen, and what I would really encourage you guys to participate in, is
you're going to be left with some orphaned properties along the bottom here. And these orphaned properties,
currently, are zoned R1. And those R1 properties have water coming already and it makes sense to fill out this
quadrant to encompass those types of uses. It makes sense from the watershed area to include those into the
zoning amendment. If that was to be the purpose... I did a little bit of learning about this and the learning I
understood is it typically when you have these type of zonings and bunt up against a rural buffer zone that they are
all included in one same use that was your solution for --- otherwise you'd have a manufacturing type usage that
bunts in ---residential, and it just messes up uses of property. So, I think my objective is to make sure that the uses
of these properties down here, I know that we have other neighbors who are along here and I know they've been
approached for their property to be purchased for a large roadway to come through here. So I know there is the
development of these properties and it isn't going to be without some flow of traffic for commercial uses. I think if
you do look down the road 10 years from now, I think then you guys are thinking right but this area and these
quadrants are going to be commercial and so I request to you guys to include these properties here and don't
orphan these off. Particularly as they naturally flow into the economic development zone that you guys are
intending to create here.
Lydia Wegman: So you're asking for an expansion?
Nathan Robinson: I would say to extend it down here, naturally. So that as the rural buffer doesn't end, that the use
of this property flows through without creating these little R1's right in the middle.
Lydia Wegman: Ok, thank you.
Perdita Holtz: Including the area between the EDD and Rural Buffer wouldn't be possible with this amendment
because the Water and Sewer Planning, Boundary, and Management Agreement would have to be amended to
designate the area as primary service area, but it's something we can keep in mind for the future.
Craig Benedict: Chair,just what we can do for the audience and for the Board, all these questions are being written
down and we'll have our thoughts moving forward to both the Commissioners for something such as suggested we
would engage Hillsborough. It's part of their growth area.And as Perdita mentioned, the transition area that we are
talking about; the transition means going from a rural to an urban transition. Where the public water and sewer go
and where it cannot go. So, we'll make recommendations as we are starting to see the growth potential with the
hospital, bringing sewer closer to this area. Maybe it is time to re-engage with Hillsborough again. It's been 12 plus
years since we designated development to say what's happening to the south and our uses and areas. So we will
be answering all the questions that are coming up tonight.... We can give some brief answers tonight but as an
outcome of what we're hearing tonight if it directly affects the amendments we'll of course make some
recommendations. Some may come back to you; some may be for future projects.
Lydia Wegman: Well, that's what I'm wondering. In light of what we've heard, you're still asking for us to make a
recommendation to the BOCC tonight even though we wont have the answers to some of these questions?
Craig Benedict:Once we've gone through all of them I can give you the ones that we can answer now.
Lydia Wegman: Does anyone else from the public want to speak this evening?
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Tony Blake: I have some more questions... Who is driving the rezoning here? Is this a joint effort by Hillsborough
and the County?
Perdita Holtz:The Land Use plan is a joint Hillsborough-Orange County plan.
Tony Blake: But there's no specific property owner that's saying, I want this re-zoning?
Perdita Holtz: Right, this is a County initiated rezoning.
Tony Blake:And Brantley doesn't have anybody in the hopper for development or anything like that?
Perdita Holtz: We have been talking about rezoning these parcels for many months. As you know this isn't
something that just happens in a month in Orange County.And I do believe that once people found out that land is
available and the County might be interested that that has generated interest among people.And people are going
out and seeing what's possible.
Tony Blake: I agree, I just wanted to clear the air and make sure there wasn't a horse or a cart that was out of place
here. I just wanted to make sure that we fully understood from the Planning Board perspective.
Perdita Holtz: Our Economic Development staff has interest in marketing this property.
Franklin Garland: It's a really odd place.. Like, why this? I can't understand it. I'm just curious what initiated this
particular parcel?
Tony Blake: Well I spoke to Steve Brantley about this sort of thing a year or two ago, back when the tax was put in
for economic development and asked him what were the attractive places, and he mentioned these places, a while
ago. I just wanted to make sure that my understanding hadn't changed.
Chris Cole:So no one has expressed interest in having these rezoned, outside the County? Has anyone expressed
an interest in having these rezoned outside the County staff?
Perdita Holtz: Not that I'm aware of.
Lisa Stuckey: I have a question. Would you take the little light and show us where the Hillsborough EDD is, and it's
my understanding it's been there since at least the early 80's. I mean this is not a new initiative, this is something
that's been designated for a while.
Perdita Holtz: The Hillsborough EDD, it's kind of a scattered thing. It's not as cohesive as the other two that are all
contiguous but it's along Old 86 here, it's all the purple lands. Waterstone used to be County EDD land, and then
Hillsborough annexed it so now it's part of Hillsborough and it's shown as gray. And then there's some parcels up
here near the Wal-Mart, and there's a couple parcels here zoned EDH2 and then also along New 86, in the vicinity
of Waterstone.
Lisa Stuckey: So since at least 1994 this has been clearly identified as economic development land, prior to that it
was Commercial Transition.
Perdita Holtz:Yes, there have been no changes in the boundaries of the EDDs.
Lisa Stuckey: So if people had investigated they would have known that Hillsborough and the County have been
envisioning this land for economic development sometime in the future.
Perdita Holtz:That would be correct.
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Franklin Garland: The question here is if people had investigated, not if they would have been notified. No one was
notified. I've been there since 1975. No one was notified. And that would make more sense. Let me explain
something, you say I'm not affected because --- and I got notified because I'm within 1,000 feet. Well 1,000 feet I
can walk back and forth ten times in this room and that's 1,000 feet. So I am affected. But I wasn't notified.
Lisa Stuckey: My question was simply whether this land had been identified for Economic Development for many
decades.
Craig Benedict: On both the Orange County land use map and on our zoning map and also on the Hillsborough-
County joint land use map we do note where there are flood zones and we restrict development in there. So you
can see that, so yes, part of that 160 acres is encumbered by a flood plain and we recognize that and no
development can occur there. But there are other lands that would be available.
Perdita Holtz: I'm wondering if it might be helpful since these 3 items are inter-related to go on and do the
presentation on the second and third items because it might answer some of the questions and then we'll wait to
act on each of them until after the presentations.Would that be helpful?
Lydia Wegman:Yes, I do.Thank you.
MOTION[later in the evening, after all three related items had been presented]by Lydia Wegman. Seconded by Lisa
Stuckey.
VOTE: 7-1 OPPOSED-GUTHRIE
Paul Guthrie: I am uncertain,which is why I voted no.
Lydia Wegman: I am voting in favor because I think there is a benefit to diversify land use.
Agenda Item 9: Unified Development Ordinance(UDO)Text Amendment: To make a recommendation to
the BOCC on government-initiated amendments to the text of the UDO that would modify
existing regulations that pertain to the Hillsborough Economic Development District. This
item is scheduled for the September 12, 2016 quarterly public hearing
Presenter: Perdita Holtz, Planning Systems Coordinator
Perdita Holtz presented item.
Lisa Stuckey: So you're going to allow apartments but not single family or duplexes?Why?
Perdita Holtz: Well because the purpose of the EDDs is to promote non-residential uses. Multi family, although it is
residential, it is actually taxed differently than single family residential. It's considered more of a commercial use so
there is some diversification of the tax base that occurs with multi family.
Lisa Stuckey: I think I read some place that there is a worry that if you permit single family that the land will actually
get eaten up by that.That there's a tendency for subdivisions.
Craig Benedict: Part of the Waterstone development, it's called planned development, part of the County plan was
more non-residential and over the years the market, because of the recession, the non-residential component was
more muted and after the recession faster residential growth comes back so some conversions were made there.
So residential is easier and so it's good that these areas were preserved. EDH3 now allows single family.We had a
proposal, some of the Board members may remember, that some of these lands were going to be part of
Hillsborough's extra territorial jurisdiction. Mainly the ones north of 1-40. And they were going to affix their zoning
category to it and they were going to consciously say which areas were going to be residential and non-residential.
They didn't do that because part of the cooperative agreement didn't go forward. That's why we're here 2 years
later saying, well we need to put a zoning category on it that fits exactly, as close to possible, what the intent of our
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Economic Development District. Mixed use as we mentioned is supportive of non-residential, jobs, employment,
multi-family does have a good mix. But it's true, single family chews up more land and creates more fiscal impacts
and costs than the non-residential.
Lisa Stuckey:And I think the sort of philosophical thing about this sort of siloing residential versus non, that people
are separated from their jobs and they have to commute and that has a bad impact on our quality of life when you
pull things apart like that.That comes with it's own set of problems.
Craig Benedict: One other thing that was mentioned a little bit earlier was how these categories and things evolve
over time about how you use zoning.And zoning 10, 20, 30 years ago was very siloed. This is manufacturing. This
is retail. This is office. And you saw from our amendments that went through the last 3 or 4 months that we have
these categories such as office, research, and manufacturing. They put them all in one building. This EDH4 and
EDH5 that we're looking at is one of those combined districts where somebody can come in and do office and some
assembly and some R&D and we're also suggesting some retail so that if you have the jobs they don't have to go
too far to go to a restaurant or bank. And really even thought this will probably be developed in these little zones,
this whole area of all 4 quadrants of the interchange is going to be mixed use. We don't need to mix it completely
on every parcel but somebody living in a multi family on the south side can easily get over to the hospital if they
were working there.
Tony Blake:This is why RTP's putting in all the residential.
Craig Benedict:That's correct.
Lisa Stuckey:That's the flip of it.
Craig Benedict:That's the conventional zoning ideas back in the 60s.
Tony Blake: So just to talk directly to the first gentleman's concerns, this would not preclude a Gorilla Manufacturing
or an asphalt plant or anything like that. There are other components to the UDO that would address those. But this
particular zone would not prevent it.
Perdita Holtz:You mean the EDH5 zone?
Tony Blake:Yes.
Perdita Holtz: They could theoretically be located in EDH5, but practically, with all the development standards that
the UDO contains, it's not likely.
Craig Benedict: This isn't in the UDO but this is in the practice that all cities and counties are doing in the region.
There's demand for quality growth and our Commissioners and Economic Development Department targets
industries and if it's the appropriate industries that give us the tax base and the high paying jobs, there's incentives.
Jobs or businesses that are not fulfilling that targeted market are not likely to get incentives and therefore the
pressure for them to locate here is lessened. Meaning that some of those higher intensity uses that are listed in that
manufacturing category,we're not going to be escorting those in with incentive packages.
Lisa Stuckey: There's also small businesses that it seems to me that some of what you were just talking about
would really... that there's not much land that's available right now to do this kind of construction in Orange County,
really.
Craig Benedict:That's correct.There are not too many interchanges and everyone that we have, besides the one in
North Chapel Hill, New Hope Church interchange- nothing can happen there. And this is within proximity of our
University even. And there are other Economic Development zones in Efland and Buckhorn. Very prime. The
developers and businesses that are looking for properties in Orange County, they are surprised that there's still
available land at some of these interchanges. Why hasn't it developed in the past? There hasn't been good zoning
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there or infrastructure. And so we are trying to prepare the appropriate places where there's good transportation
access also.
Chris Cole: Can I make one comment? Lisa... She raises the fact that there are not many opportunities to put a
manufacturing facility in Orange County, and that's true. And I'd like to point out that businesses are aware of that
too and sometimes they go out and pay a premium... 12 years ago, maybe, next to Euro Sport, someone
purchased an option on land to put an asphalt plant next door to them. It cost the town of Hillsborough $300,000 to
make them go away.They supposedly weren't allowed to do that there either.
Craig Benedict:We're familiar with the lawsuit.
Tony Blake: But that, I believe, was addressed in the zoning. There was a hole in the zoning that allowed that to
happen. If my understanding... But I believe that's been closed since.
Perdita Holtz continued presentation.
MOTION [later in the evening, after all three related items had been presented] by Buddy Hartley to approve the
Statement of Consistency. Seconded by Tony Blake.
VOTE: 7-1 OPPOSED-GUTHRIE
MOTION [later in the evening, after all three related items had been presented] by Buddy Hartley to approve the
amendment package. Seconded by Laura Nicholson.
VOTE: 7-1 OPPOSED-GUTHRIE
Paul Guthrie opposed because he is uncertain.
Agenda Item 10: Zoning Atlas Amendment- To make a recommendation to the BOCC on government-
initiated amendments to the Zoning Atlas that would rezone:
• Four parcels totaling approximately 166.2 acres and 17.05 acres of Interstate right-of-way
from EDH-3 (Economic Development Hillsborough Limited Office with Residential [current
name]) to EDH-5 (Economic Development Hillsborough Research and manufacturing
[proposed name]). The parcels are located immediately south of Interstate 40 and west of
Old Highway 86.
• One parcel totaling 34.58 acres and 8.92 acres of Interstate right-of-way from EDH-2
(Economic Development Hillsborough Limited Office) to EDH-4 (Economic Development
Hillsborough Office / Retail [proposed name]). The parcel is located immediately south of
Interstate 40 and east of Old Highway 86.
This item is scheduled for the September 12, 2016 quarterly public hearing.
Presenter: Perdita Holtz, Planning Systems Coordinator
Perdita Holtz presented.
Nathan Robinson (member of the public): In terms of the recognition that's coming for those areas, they're existing
residential now, they come down just south on Old 86; would there be a way to include the zoning that needs to be
consistent with this action so that this process doesn't have to be repeated in the future?
Perdita Holtz: There is not a way to include it at this time.And we've mentioned to you about the water and sewer
boundary agreement that in order to be 10 year transition area the water and sewer boundary agreement would
need to be revised, the County's land use plan would need to be revised, and then ultimately zoning would need to
be applied. And the thing that would need to happen first would be water and sewer management boundary
agreement adjustments.And that requires the approval of the five signatory parties.
Craig Benedict: And what we do if there's comments that come from the public, in the future public hearing on
September 12th the Commissioners can say, " Craig and Staff, can you provide a report about how this would be
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accomplished". It doesn't mean they'd want us to proceed or not, and to come up with what departments are
involved, what maps have to change, and we give that back to them on what we call a future amendment outline.
An outline of how'd we'd get it done and that we involved Hillsborough, etcetera. And then we bring that back to
them and the public's available to talk at those meetings, also.And they say please proceed or not proceed. It is an
overlapping, multi layer process, as Perdita said.
Perdita Holtz: What happens here does get presented at the public hearing, and the Minutes for this meeting are
included, so the BOCC will be aware that that's something that you brought up.
Nathan Robinson: Okay, because we literally just bought the property 6 months ago. We literally were playing with
the plans to put single-family residences here.And just for the sake of everyone else, we have spoken with Perdita
and Craig. So we had to modify our plans based on what the wave of the future is. We get that, and that's cool but
as we modify we don't want to get stuck between a hard decisions if say this is going to stay R1 forever. Because
then we feel like we're going to get stuck with our only use being our one usage, but that's not what the whole
quadrant is tending toward.
Lydia Wegman:Thank you.
Franklin Garland: I have a quick question. How hard is it to get land use changed? I mean, my farm is for sale. But
I've been approached by people that want it for commercial property.
Perdita Holtz: It requires the same type of process that we're going through now. If you wanted to do it as an
individual...
Franklin Garland: But the same thing as Nathan's, it's like being between a rock and a hard place.
Perdita Holtz:Any property owner can apply to amend any of these documents.The land use plan, the zoning map,
the UDO. In order to have the County do a County initiated action it's something that we can potentially talk about. I
can tell you that a County initiated amendment will take more than a year.
Lydia Wegman:Thank you. Do you have any discussion?
Paul Guthrie: I'm still unsure exactly. I would comment that I think if we can avoid stacking so many of these things
on a meeting at one time, I understand there were reasons for that, it would be helpful.After 200 pages of material
of which was changed at least twice and reading it, coming here and then having 2 hours of discussion, I still feel
uncomfortable. And I'm not sure exactly, when you ask for my vote, I'm not sure what I'm going to do. It's not that
I'm for or against, I'm just not sure in my own mind exactly what the best option is given all of the variables that are
involved. So I just want to state that.
Kim Piracci: I'm just clarifying a question, all these changes are being driven by the desire to increase the tax base;
is that correct?
Perdita Holtz: They're being pursued to diversify the tax base, not necessarily increase it.
Tony Blake: In other words, to have the County less reliant on residential housing taxes, and have a little more
diversity in the base. In case there's changes in the economy you have less of an impact.
Craig Benedict:And the underlying analysis is non-residential property pays more taxes than it costs in services. So
there's a little bonus there. And residential, in most cases, costs more than what we get in tax, unless it's a real
expensive house. So Orange County is overly reliant on their residential property owners to provide those services
that everybody loves. And that's for schools, that's for social services and health services. So our comprehensive
plan which is how to promote growth in the right areas and match the uses to their locations. This has been for 40
years, an area at an interchange. We knew that it was coming that we needed to preserve and promote it for
primarily non-residential uses. That's why one of the recommendations here was to bring down the single family
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potential since it's happening everywhere else, that there are limited areas that are prime, and interest from the
non-residential development sector that they're looking for. And they've looked at interchanges. They look at
visibility on the interstate and interchange and infrastructure. It wasn't until we got that quarter sales tax, part of it
going to schools, part of it going to promote economic development, that we start putting infrastructure out there, so
what prompts this whole process is there's been a lot of work done from Efland back to Mebane with infrastructure,
we have something on the edge of Durham that's underway, and this has been the last area.And what has slowed
us down a little bit was not wanting to put a million dollars of infrastructure in and have it turn to residential.
Residential now is in EDH3 is by right. There's been some interest in the development community to do something
out there. They may use EDH3 or 4 or 5, or they may come in with a master plan development which would be an
additional zoning and they might have to go through this process again. But at least this will be a guide of what can
be done out there.And if they go through that conditional zoning district process there's public meetings, what uses
exactly go out there, so the 41 pages that Perdita listed will be there.
Lydia Wegman: Are there comments? I'll just say with Paul, I'm a little uncertain about how exactly to proceed, as
well but you're recommendation is important.
MOTION by Lisa Stuckey to approve the Statement of Consistency. Seconded by Tony Blake.
VOTE: 7-1 OPPOSED-GUTHRIE
MOTION by Laura Nicholson to recommend approval of the amendments to the Orange County zoning atlas.
Seconded by Buddy Hartley.
VOTE: 7-1 OPPOSED-GUTHRIE
Paul Guthrie opposed because he was uncertain.
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STATEMENT OF CONSISTENCY
OF A PROPOSED UNIFIED DEVELOPMENT ORDINANCE TEXT AMENDMENT
WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN
Orange County has initiated amendments to the Zoning Atlas to rezone parcels in the
Hillsborough Economic Development District, south of Interstate 40 as follows:
• All or portions of 4 parcels, totaling 166.2 acres, located west of Old Highway 86 are
proposed to be rezoned from EDH-3 (Economic Development Hillsborough Limited
Office with Residential [current name]) to EDH-5 (Economic Development Hillsborough
Research and Manufacturing [proposed name]). Additionally, 17.05 acres of Interstate
right-of-way is proposed to be rezoned from and to the same zoning districts.
• One 34.58 acre parcel located east of Old Highway 86 is proposed to be rezoned from
EDH-2 (Economic Development Hillsborough Limited Office) to EDH-4 (Economic
Development Hillsborough Office / Retail [proposed name]). Additionally, 8.92 acres of
Interstate right-of-way is proposed to be rezoned from and to the same zoning districts.
The following parcels are affected by this proposal:
Parcel Identification Owner on Record Acreage Current Proposed
Number(PIN) Proposed to Zoning Zoning
be Rezoned District District
9863-93-6843 (portion of) Sally and Allen Addison 4.15 acres EDH-3 EDH-5
9863-71-8857 (entire) Suzanne Upton 88.52 acres EDH-3 EDH-5
9863-91-6573 (portion of) Christy D. Bailey, et al 59.53 acres EDH-3 EDH-5
9873-01-4031 (entire) Rant B. Barlow, Jr. 14.0 acres EDH-3 EDH-5
9873-20-2388 (entire) Robert J. Ayers, et al 34.58 acres EDH-2 EDH-4
Interstate right-of-way NC Dept. of Transportation 17.05 acres EDH-3 EDH-5
Interstate right-of-way NC Dept. of Transportation 8.92 acres EDH-2 EDH-4
Three overlay districts also apply in this geographic area (Watershed Protection, Special Flood
Hazard Area, and Major Transportation Corridor). No modifications are being proposed to the
boundaries of the three overlay districts and requirements related to the overlay districts will
continue to apply.
The Planning Board finds:
a. The requirements of Section 2.8 of the UDO have been deemed complete; and,
b. Pursuant to Sections 1.1.5, and 1.1.7 of the UDO and to Section 153A-341 of the
North Carolina General Statutes, the Board finds sufficient documentation within
the record denoting that the amendment is consistent with the adopted 2030
Comprehensive Plan.
1. The amendment is consistent with applicable plans because it supports the
following 2030 Comprehensive Plan goals and objectives:
Objective ED-1.5:
Identify barriers to development of desirable businesses and local businesses, and
mitigate these barriers.
Obiective ED-2.1:
385
Encourage compact and higher density development in areas served by water and
sewer. (See also Land Use Objective LU-1.1 and Water and Wastewater Objective
WW-5.)
Objective ED-2.5:
Identify lands suitable to accommodate the expansion and growth of commercial
and industrial uses in the County.
Objective ED-2.7:
Select industrial sites in Economic Development Areas based on present and
planned supporting systems, such as public water and sewer, access to adequate
highway, rail, or public transportation infrastructures, and minimize detrimental
environmental or negative social outcomes. (See also Water and Wastewater
Objective WW-15.)
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.
Objective LU-1.1:
Coordinate the location of higher intensity/ high density residential and non-
residential development with existing or planned locations of public transportation,
commercial and community services, and adequate supporting infrastructure (i.e.,
water and sewer, high-speed internet access, streets, and sidewalks), while
avoiding areas with protected natural and cultural resources. This could be
achieved by increasing allowable densities and creating new mixed-use zoning
districts where adequate public services are available. (See also Economic
Development Objectives ED-2.1, ED-2.3, ED-2.10, and Water and Wastewater
Objective WW-2.)
Land Use Goal 4: Land development regulations, guidelines, techniques and/or
incentives that promote the integrated achievement of all Comprehensive Plan
goals.
c. The amendment is reasonable and in the public interest because it:
1. Assists Orange County in promoting the Hillsborough EDD to economic
development prospects.
a. Adjacent and nearby land uses continue to be protected
through the myriad of development standards in the County's
UDO.
The Planning Board of Orange County hereby recommends that the Board of County
Commissioners consider adoption of the proposed Zoning Atlas amendments.
) )
) )
Lyd 11 N. Weg n, Chair Date
Attachment 5 386
From: Chris Cole
To: Perdita Holtz
Cc: Barry Jacobs; Bernadette Pelissier; Earl McKee; Mark Dorosin; Mia Burroughs; Penny Rich; Renee Price;Travis
Myren;Craig Benedict
Subject: Re: Rezoning Near Old 86 and I-40
Date: Thursday,August 18,2016 12:08:41 PM
Thanks, Perdita. I appreciate your comments and the commissioners'focus on economic development.
Again, I would point out that if there are people with an interest in the properties, and the county has
already demonstrated a significant willingness to rezone those properties,why not let the developer(s)
request the rezoning for their specific uses?
Please keep in mind that Orange County voters/taxpayers purchased the land surrounding these
properties knowing that it is an EDD, but subject to zoning that allows office space, not manufacturing. I
would think that a significant change like this would merit a great deal more transparency as to the use of
the property.
Chris
From: Perdita Holtz <pholtz @orangecountync.gov>
To: Chris Cole <christopherscottcole @yahoo.com>
Cc: Barry Jacobs <bjacobs2 @orangecountync.gov>; Bernadette Pelissier
<bpelissier @orangecountync.gov>; Earl McKee <emckee @orangecountync.gov>;
Mark Dorosin <mdorosin @orangecountync.gov>; Mia Burroughs
<mburroughs @orangecountync.gov>; Penny Rich <prich @orangecountync.gov>;
Renee Price <rprice @orangecountync.gov>; Travis Myren
<tmyren @orangecountync.gov>; Craig Benedict <cbenedict @orangecountync.gov>
Sent: Wednesday, August 10, 2016 9:31 AM
Subject: RE: Rezoning Near Old 86 and 1-40
Dear Mr. Cole,
Thank you for submitting your comments about the proposed Hillsborough Economic
Development District (EDD) rezoning via e-mail; they, and this response, will be included in
the quarterly public hearing materials.
As was explained at the Planning Board meeting, the impetus for the various amendments
land use and zoning pertaining to the Hillsborough EDD are to create better consistency
with the plans currently underway by the County to extend water and sewer infrastructure
to areas south of the Interstate. The next public step in that work will be an Interlocal
Agreement between the County and Town of Hillsborough outlining how, when, where, and
under what conditions such services will be extended. The Interlocal Agreement is
expected to be on a Board of County Commissioners meeting agenda in October. Many
aspects of the proposed UDO text amendment are important to have in place prior to
finalization of the Interlocal Agreement, including limiting residential uses to a relatively
small amount of multi-family, allowing for a project to have a mix of uses, and allowing for
the types of targeted uses the County is attempting to attract (high-tech research and
development, assembly/manufacturing, and distribution).
The County's Economic Development staff works on marketing available land in the
County's three EDDs. I explained a bit of the site selection process companies typically go
through at the Planning Board meeting and mentioned that Orange County is sometimes at
387
a disadvantage in the selection process because lands are not already clearly or
exclusively zoned for the types of high-tech research and development/manufacturing
industries the County is attempting to attract.
So that you are aware, the Board of County Commissioners approved the Amendment
Outline Forms, which authorize staff to commence significant work on potential
amendments, for the Hillsborough EDD amendments at its April 19, 2016 meeting. These
amendments have been "in the works"for several months and were discussed internally
for some time before Amendment Outline Forms were prepared for approval. It's my
understanding that private parties have now negotiated purchase options on some of these
properties, but I have not had contact with those parties and I do not know when such
options were entered in to nor what their plans are. The proposed rezonings began to be
pursued so that Economic Development staff could better market properties that are
available so that the County can better reach its goals of diversifying the tax base with
appropriate non-residential development. The prospective developer may use these
proposed zoning districts or be guided by their use potential and propose a master plan
rezoning which would include a public hearing and Board of County Commissioner review.
I understand your concern regarding not knowing the exact use(s) that may ultimately be
developed on the properties. The various Performance Standards and other required
development standards that comprise the —145 pages of Article 6 of the County's UDO
apply to all by-right development projects and are rather stringent in preventing and
mitigating any impacts of development. As you know, the quarterly public hearing is on
Monday, September 12, beginning at 7:00 p.m. at the Whitted Meeting Facility (300 West
Tryon Street in Hillsborough) and all interested persons are invited to state their opinions to
the Board of County Commissioners. Craig Benedict, Planning and Inspections Director,
and I are available to meet in the interim, if desired.
Sincerely,
Perdita Holtz, AICP
Planning Systems Coordinator
Orange County, NC Planning Department
919.245.2578
From: Chris Cole [christopherscottcole @yahoo.com]
Sent: Thursday, August 04, 2016 9:47 AM
To: ALL BOCC_MANAGER_CLERK
Subject: Rezoning Near Old 86 and 1-40
Good Morning Commissioners,
I plan to attend our meeting on 9/12 to express my concerns about the rezoning along 1-40
and Old 86, but I wanted to give you something to mull over when considering your agenda
materials.
Personally, I am ok with developing the property, even for manufacturing, provided it isn't
stinky, noisy or polluting my water. It would seem to be a more transparent process to
rezone it when there is a project presented with a request for rezoning. I attended the
388
planning board meeting last night. It was apparent from what was said, what wasn't said
and who attended the meeting last night that someone has plans for developing that
property but doesn't want to deal with the rezoning themselves and/or doesn't want to
make their plans public knowledge.
My concerns are based on the permissible uses of the property by-right if rezoned for
manufacturing. Those uses include, per planning board agenda materials, things such as
the list below. Obviously, not all of these businesses would be appropriate for Orange
County, but once the zoning is changed, it is very difficult to prevent any of these from
coming. Sometimes the worst offenders will pay a premium for location just because no
one else will have them.
County staff says that there are rules in place that would prevent some of these. I will
remind you that in 2007, the Town of Hillsborough had to pay a developer$300K not to put
an asphalt plant near downtown. The town thought they had rules in place as well.
Wouldn't it be better to let the developer explain what they want to use the land for before
giving blanket permission? Isn't that why all those rules and processes were put in place?
Thank you,
Chris Cole, CPA
101 Old Heritage Ct.
Hillsborough, NC
919-452-7034
I listed those types of businesses that I felt would represent significant air and water quality
issues or that involve actual explosives, but there are hundreds more industries on the list.
311615 Poultry Processing
313 Textile Mills
3161 Leather and Hide Tanning and Finishing
3212 Veneer, Plywood, and Engineered Wood Product Manufacturing
322 Paper Manufacturing
324 Petroleum and Coal Products Manufacturing
324110 Petroleum Refineries
32412 Asphalt Paving, Roofing, and Saturated Materials Manufacturing
325110 Petrochemical Manufacturing
32512 Industrial Gas Manufacturing
325130 Synthetic Dye and Pigment Manufacturing
3252 Resin, Synthetic Rubber, and Artificial Synthetic Fibers and Filaments Manufacturing
32531 Fertilizer Manufacturing
32532 Pesticide and Other Agricultural Chemical Manufacturing
3255 Paint, Coating, and Adhesive Manufacturing
32592 Explosives Manufacturing
32621 Tire Manufacturing
32731 Cement Manufacturing
332992 Small Arms Ammunition Manufacturing
332993 Ammunition (except Small Arms) Manufacturing
332994 Small Arms, Ordnance, and Ordnance Accessories Manufacturing
Attachment 6 389
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration ( 131 W. Margaret Lane
(919) 245-2575 C;t',!'21,1 Suite 201
(919) 644-3002 (FAX) tirt P 0 Box 8181
www.orangecountync.gov "lb cote" Hillsborough, NC 27278
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CERTIFICATION OF MAILING
ZONING ATLAS AMENDMENT
ORANGE COUNTY, NORTH CAROLINA
I, Perdita Holtz, Planning Systems Coordinator with Orange County, North Carolina, DO
HEREBY CERTIFY that in accordance with the provisions of Section 2.8.7 of the Orange
County Unified Development Ordinance I have mailed, or have caused to be mailed, a
Notice of the Planning Board Meeting and a Notice of Public Hearing to be held regarding
the proposed rezoning of five parcels and adjacent Interstate right-of-way located south of
Interstate 40 in the vicinity of Old Highway 86 in the Hillsborough Economic Development
District.
The owners were identified according to the Tax Records and as required by Section 2.8.7
of the Orange County Unified Development Ordinance.
The mailed notices specified the date, time, place and subject of the Planning Board
Meeting and the Public Hearing.
WITNESS my hand, this 26th day of August 2016.
(cit. 1-19",:t(m),,
Perdita Holtz, AICP
Planning Systems Coordinator
390
PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration 131 W. Margaret Lane
(919) 245-2575 Suite 201
(919) 644-3002 (FAX) ���, " 1(° ',w. � ��u1 ,,,,�,���,�'� P. O. Box 8181
www.orangecountync.gov NoRTif R(..)J i A Hillsborough, NC 27278
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July 11, 2016
Notice of Public Information Meetin g and
Planning Board Meeting
for various amendments affecting the
Hillsborough Economic Development District
Dear Property Owner:
This letter is to notify you of upcoming meetings pertaining to proposed amendments to
the:
® Town of Hillsborough/Orange County Central Orange Coordinated Area Land
Use Plan
• Orange County Zoning Atlas (Map)
O Orange County Unified Development Ordinance (UDO)
Your property, or portion thereof, lies within the geographic area proposed for
amendments (see enclosed maps). Additionally, your property is likely located within
1,000-feet of other affected parcels. This notification is occurring in accordance with the
provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance
Amendments of the Orange County UDO.
The Planning Director has initiated amendments to the documents/maps listed above in
order to better promote properties in the area for economic development opportunities.
Planning Department staff will hold a public information meeting on Tuesday, July
26, 2016 from 6:00 to 7:30 p.m. to explain the proposal to interested persons. The
meeting will be held in Room 004 of the West Campus Office Building (lowest level)
located at 131 W. Margaret Lane in Hillsborough, North Carolina. Free parking is
available in the adjacent parking deck.
The Planning Board will consider recommendations on the proposed amendments at
its meeting on Wednesday, August 3, 2016, which begins at 7:00 p.m. The Planning
Board meeting is also held in Room 004 of the West Campus Office Building.
Interested persons are invited to address the Planning Board with their comments
regarding the proposed amendments.
391
Draft information was recently reviewed by the Planning Board's Ordinance Review
Committee and meeting materials can be viewed at: http://goo.gl/6dT5sT (long URL
was shortened).
A formal public hearing on the proposed amendments will be held by the Board of
County Commissioners on September 12, 2016. You will receive another written notice
about the public hearing closer to the hearing date.
The Town of Hillsborough is holding its own public hearing on the proposed
amendments to the Town of Hillsborough/Orange County Central Orange Coordinated
Area Land Use Plan on July 21, 2016. Please reference the Town's website
(https://www.hillsboroughnc.gov/) for information regarding its public hearing.
If you cannot attend the public information meeting and reviewing the materials on the
website does not answer your questions about the proposed amendments, you may call
Perdita Holtz, Planning Systems Coordinator, or Tom Altieri, Comprehensive Planning
Supervisor, at (919) 245-2575 during regular business hours for assistance.
Sincere)
, Er7
Craig N. Benedict, AICP
Planning Director
Enclosure
Town of Hillsborough/Orange County Central Orange Coordinated Area
Land Use Plan Proposed Amendments
Proposed Amendments 6 City Limit Medium Density Neighborhood Retail Service
From Mixed Res. Mixed Use
ETJ Small Lot Res.
Residential Mixed Res. - Permanent Open
►_:. Neighborhood to Attached Res. Neighborhood Space Suburban Office
Suburban Office
Complex [ Employment Mixed Use — 1 Rural Living ' Working Farm
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394
PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration / , 131 W. Margaret Lane
(919) 245-2575 , Suite 201
°A
(919) 644-3002 (FAX) ,,� ' 11(11', ,C„r �� ° ����° P. O. Box 8181
www.orangecountync.govO °tm' t -Ai IN A Hillsborough, NC 27278
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"
July 11, 2016
Notice of Public Information Meeting and
Planning Board Meeting
for various amendments affecting the
Hillsborough Economic Development District
Dear Property Owner:
This letter is to notify you of upcoming meetings pertaining to proposed amendments to
the:
® Town of Hillsborough/Orange County Central Orange Coordinated Area Land
Use Plan
® Orange County Zoning Atlas (Map)
® Orange County Unified Development Ordinance (UDO)
located within 1,000-feet
You are receiving this notice because you own property ,
9 Y p p Y
of parcels affected by the proposed amendments.
YOUR PROPERTY IS NOT AFFECTED BY THE PROPOSED AMENDMENTS.
This notification is occurring in accordance with the provisions of Section 2.8 Zoning
Atlas and Unified Development Ordinance Amendments of the Orange County UDO.
The Planning Director has initiated amendments to the documents/maps listed above in
order to better promote properties in the area for economic development opportunities.
Planning Department staff will hold a public information meeting on Tuesday, July
26, 2016 from 6:00 to 7:30 p.m. to explain the proposal to interested persons. The
meeting will be held in Room 004 of the West Campus Office Building (lowest level)
located at 131 W. Margaret Lane in Hillsborough, North Carolina. Free parking is
available in the adjacent parking deck.
The Planning Board will consider recommendations on the proposed amendments at
its meeting on Wednesday, August 3, 2016, which begins at 7:00 p.m. The Planning
Board meeting is also held in Room 004 of the West Campus Office Building.
Interested persons are invited to address the Planning Board with their comments
regarding the proposed amendments.
1
395
Draft information was recently reviewed by the Planning Board's Ordinance Review
Committee and meeting materials can be viewed at: http://goo,gl/6dT5sT (long URL
was shortened).
A formal public hearing on the proposed amendments will be held by the Board of
County Commissioners on September 12, 2016. You will receive another written notice
about the public hearing closer to the hearing date.
The Town of Hillsborough is holding its own public hearing on the proposed
amendments to the Town of Hillsborough/Orange County Central Orange Coordinated
Area Land Use Plan on July 21, 2016. Please reference the Town's website
(https://www.hillsborouqhnc.gov/) for information regarding its public hearing.
If you cannot attend the public information meeting and reviewing the materials on the
website does not answer your questions about the proposed amendments, you may call
Perdita Holtz, Planning Systems Coordinator, or Tom Altieri, Comprehensive Planning
Supervisor, at (919) 245-2575 during regular business hours for assistance.
Sincerely,
I
"1"--7 ,
Craig N. Benedict, AICP
Planning Director
Enclosure
Town of Hillsborough/Orange County Central Orange Coordinated Area
Land Use Plan Proposed Amendments
Proposed Amendments 6 City Limit Medium Density Neighborhood Retail Service
From Mixed Res. Mixed Use
ETJ Small Lot Res.
Residential Mixed Res. - Permanent Open
►_:. Neighborhood to Attached Res. Neighborhood Space Suburban Office
Suburban Office
Complex [ Employment Mixed Use — 1 Rural Living ' Working Farm
From Suburban
►�- -- Office Complex to
Employment
ft 0
% m '"VI 1 ���' o�G� oNE G1 4� II'II�pD y Pay ����_�t , �°�1iii'! 4 \
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RB 111111111M1 Orange County Planning and Inspections JAM Brian Carson(7/11/2016)
AI
398
PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration 131 W. Margaret Lane
�,..,��
(919) 245-2575� Suite 201
(919) 644-3002 FAX tln. � � ; (,,C., P. O. Box 8181
www.orangecountync.gov NOI T t CAIZOLIrsTA Hillsborough, NC 27278
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August 26, 2016
Notice of Public Hearing
for various amendments affecting the
Hillsborough Economic Development District
Dear Property Owner:
This letter is to notify you of an upcoming public hearing pertaining to proposed
amendments to the:
• Town of Hillsborough/Orange County Central Orange Coordinated Area Land
Use Plan
• Orange County Zoning Atlas (Map)
• Orange County Unified Development Ordinance (UDO)
Your property, or portion thereof, lies within the geographic area proposed for
amendments (see enclosed maps). Additionally, your property is likely located within
1,000-feet of other affected parcels. This notification is occurring in accordance with the
provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance
Amendments of the Orange County UDO.
The Planning Director has initiated amendments to the documents/maps listed above in
order to better promote properties in the area for economic development opportunities.
The Orange County Planning Board, an advisory board, considered these amendments
at its meeting on August 3, 2016 and has recommended approval of the amendments.
A public hearing on the proposed amendments will be held by the Board of County
Commissioners on Monday, September 12, 2016, beginning at 7:00 p.m at the
Whitted Building, 300 West Tryon Street, 2nd Floor, Hillsborough, North Carolina.
Information regarding these proposals is available on the Planning Department's
website:
http://www.orangecountync.gov/departments/planning_and_inspections/current_interest
_projects.php
II
399
The public hearing agenda materials will be published no later than September 2, 2016
at:
http://www.orangecountync.gov/departments/board_of county_commissioners/agendas
.php#
If reviewing the materials on the website does not answer your questions about the
proposed amendments, you may call Perdita Holtz, Planning Systems Coordinator, or
Tom Altieri, Comprehensive Planning Supervisor, at (919) 245-2575 during regular
business hours for assistance.
Sincerely,
'2"
Vii'
Craig Benedict, AICP
Planning Director
Enclosure
Town of Hillsborough/Orange County Central Orange Coordinated Area
Land Use Plan Proposed Amendments
Proposed Amendments City Limit Medium Density Neighborhood .
.• , Retail Service
From Mixed Res. Mixed Use
ETJ Small Lot Res.
Residential Mixed Res. Permanent Open
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Suburban Office
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Proposed Hillsborough EDD Zoning Amendment-'
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RB
Brian Carson(7/11/2016)
402
PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Administration „�„ 131 W. Margaret Lane
(919) 245-2575 Suite 201
(9'19) 644-3002 (FAX) �,) ��� '"`°�,�( rv� JNI 1�,..Y P. O. Box 8181
www.orangecountync.gov 1 i()R:1-i (,'AROL1NA Hillsborough, NC 27278
noziri:i %Ii
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August 26, 2016
Notice of Public Hearing
for various amendments affecting the
Hillsborough Economic Development District
Dear Property Owner:
This letter is to notify you of an upcoming public hearing pertaining to proposed
amendments to the:
• Town of Hillsborough/Orange County Central Orange Coordinated Area Land
Use Plan
• Orange County Zoning Atlas (Map)
• Orange County Unified Development Ordinance (UDO)
You are receiving this notice because you own property located within 1,000-feet
of parcels proposed for rezoning.
YOUR PROPERTY IS NOT PROPOSED FOR REZONING.
This notification is occurring in accordance with the provisions of Section 2.8 Zoning
Atlas and Unified Development Ordinance Amendments of the Orange County UDO.
The Planning Director has initiated amendments to the documents/maps listed above in
order to better promote properties in the area for economic development opportunities.
The Orange County Planning Board, an advisory board, considered these amendments
at its meeting on August 3, 2016 and has recommended approval of the amendments.
A public hearing on the proposed amendments will be held by the Board of County
Commissioners on Monday, September 12, 2016, beginning at 7:00 p.m at the
Whitted Building, 300 West Tryon Street, 2nd Floor, Hillsborough, North Carolina.
Information regarding these proposals is available on the Planning Department's
website:
http://www.orangecountync.gov/departments/planning_and_inspections/current interest
_projects.php
it
403
The public hearing agenda materials will be published no later than September 2, 2016
at:
http://www.orangecountync.gov/departments/board_of county_commissioners/agendas
php#
If reviewing the materials on the website does not answer your questions about the
proposed amendments, you may call Perdita Holtz, Planning Systems Coordinator, or
Tom Altieri, Comprehensive Planning Supervisor, at (919) 245-2575 during regular
business hours for assistance.
Sincerely,
2",/
Craig . :enedict, AICP
Planning Director
Enclosure
Town of Hillsborough/Orange County Central Orange Coordinated Area
Land Use Plan Proposed Amendments
Proposed Amendments City Limit Medium Density - Neighborhood 'I,.y I Retail Service
From Mixed Res. Mixed Use
ETJ Small Lot Res.
Residential Mixed Res. — Permanent Open
Neighborhood to Attached Res. Neighborhood Space Suburban Office
Suburban Office
Complex Employment I Mixed Use Rural Living Working Farm
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a. Office Complex to
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Proposed Hillsborough EDD Zoning Amendments5
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Affected Property Owners - Notices Sent via Certified Mail 406
PIN OWNER 1 OWNER2 ADDRESSI ADDRESS2 CITY STATE ZIPCODE
9863718857 SUZANNE UPTON 11508 BRIDGETENDER DR RICHMOND VA 232331782
9863916573 CHRISTY D ETAL BAILEY JOHN 0 CLAYTON 7510 COUNTRY LANE ROUGEMONT NC 27572
9863936843 SALLY A ADDISON W ALLEN ADDISOI PO BOX 727 HILLSBOROUGH NC 27278
9873014031 RANT B JR BARLOW 3315 OLD NC 86 HILLSBOROUGH NC 27278
9873202388 ROBERT J ETAL AYERS LUCILLE AYERS 1031 JONES FERRY RD PITTSBORO NC 27312
Adjacent Property Owners - 1,000-Foot Boundary - Notices Sent via First 407
Class Mail (Duplicate Owners Removed from List)
PIN OWNER1 OWNER2 ADDRESS1 ADDRESS2 CITY STATE ZIPCODE
9863802371 ANGELA DENISE DAVIS BARNETT 549 DIXON RD WILLOW SPRING NC 27592
9873107608 BARBARA FONTENELLE 116 OLLIE DR BELLE CHASSE LA 700374134
9873104310 BEATRICE S BROOKS 3410 OLD NC 86 HILLSBOROUGH NC 27278
9873117247 CATHY W FUQUAY CYNTHIA W BESSOIR 8519 HAW RIVER RD OAK RIDGE NC 27310
9862998894 CLETUS CLARK CAROLYN CLARK 1412 ALBERT DR MITCHELLVILLE MD 20716
9872080892 CLETUS L CLARK 1412 ALBERT DR MITCHELLVILLE MD 20716
9873100657 DAN E WAY 3401 OLD NC 86 HILLSBOROUGH NC 27278
9862992837 DAVID M BARLOW RHONDA M BARLOW 223 DAVIS RD HILLSBOROUGH NC 272787317
9871766139 DEPARTMENT OF TRANSPORTATION PO BOX 15580 DURHAM NC 27704
9872483693 DERRICK B EADS 1608 SCARLETT MOUNTAIN RD HILLSBOROUGH NC 27278
9863805324 DIANNE H DAVIS 319 DAVIS RD HILLSBOROUGH NC 27278
9873008345 DRCR ENTERPRISES 9530 BRIDIE SPUR CHAPEL HILL NC 27516
9863656022 EDWARD T GEIGER ILEEN G TRUSTEE MOORMAN 4016 OLD NC 86 Hillsborough NC 27278
9863539059 FRANKLIN E GARLAND 3020 ODE TURNER RD HILLSBOROUGH NC 272789631
9863607374 FREDERICK L TAPP LINDA Y TAPP 4030 LEGATO LN EFLAND NC 27243
9862997320 HILLSBOROUGH UNITED CHURCH OF CHRIST 200 DAVIS RD HILLSBOROUGH NC 27278
9862698851 IRWIN 0 ROJAS SILVIA E MORENO 111 LINNET RD Hillsborough NC 27278
9863705049 ISABETH W DAVIS 319 DAVIS RD HILLSBOROUGH NC 272788395
9862891480 JAMES G JR BUCHANAN RONDA F BUCHANAN 313 OAK RIDGE DR HILLSBOROUGH NC 272787395
9863526072 JAMES GARLAND 2711 ODE TURNER RD HILLSBOROUGH NC 272787631
9872191961 JEANINE L DUKE JAMES N POULOS 4606 PACES FERRY DR DURHAM NC 27712
9863604417 JOEL K GILLIS ROBIN A GILLIS 6321 ANGUS DR RALEIGH NC 27617
9873007189 JOHN JR BOXTER SHANNON MARTIN 3423 OLD NC 86 HILLSBOROUGH NC 27278
9863615525 JOSEPH LLOYD JR LINEBERRY MARY L T GILBERT 3106 WILSHIRE DR GREENSBORO NC 274083013
9873009867 JUANITA C DAVIS 3319 OLD NCHWY86 Hillsborough NC 27278
9863503862 KAREN FAITH TURNER HALL 1101 SAM TUCKER LANE HILLSBOROUGH NC 27278
9872491050 KAREN S JORDAN 1622 SCARLETT MOUNTAIN RD HILLSBOROUGH NC 27278
9872095945 LARRY B LEE 3503 OLD NC 86 HILLSBOROUGH NC 27278
9873017820 LOUISE J SCARLETTE 3209 OLD CH HILLSBOROUGH RD HILLSBOROUGH NC 27278
9862999596 MATTHEW ETAL CLARK 4503 BUMPHUS RD CHAPEL HILL NC 27514
9873117506 MICHAEL J DODSON P 0 BOX 1081 HILLSBOROUGH NC 272781081
9873104230 MICHAEL W SUDYK GEORGE W SUDYK 3412 COUNTRY CLUB DR GASTONIA NC 28056
9873108103 MICHAEL WILLIAM SUDYK 418 DARBY CREEK LANE MORRISVILLE NC 27560
9863709304 MIGUEL G MUNOZ DAWN C MUNOZ 425 DAVIS RD HILLSBOROUGH NC 272789330
9862896438 MISTY C HILTON 320 DAVIS RD HILLSBOROUGH NC 27278
9862899868 MYRA E GWIN SUMMERS RICHARD W SUMMERS 103 GRAPEVINE LN Hillsborough NC 27278
9873045166 OLD 86 COMMONS LLC PO BOX 1083 HILLSBOROUGH NC 27278
9873119450 PAUL C DODSON 3224 OLD NC 86 HILLSBOROUGH NC 27278
9872087570 RANDALL J HAMLETT CHARLENE W HAMLETT 3633 CHAPEL HILL BLVD DURHAM NC 27707
9873116137 RANT B JR BARLOW 3315 OLD NC 86 HILLSBOROUGH NC 27278
9872383933 REA LANDCOM INC PO BOX 52328 DURHAM NC 27717
9862690948 ROBBIE D WRIGHT DAVID FRANKLIN WRIGHT 3914 ODE TURNER RD HILLSBOROUGH NC 272789377
9873100408 ROWDY B WALKER 1877 FLYING W TRL Hillsborough NC 27278
9862990443 ROY VERNON SCOTT MARY G SCOTT 302 DAVIS RD HILLSBOROUGH NC 27278
9873038433 SLF II NC WATERSTONE LLC SUITE 1750 5949 SHERRY LANE DALLAS TX 75225
9873107937 STEVEN L KAUFMANN JESSE S KAUFMANN 2304 DAVIS RD HILLSBOROUGH NC 272787321
9863900565 SUMMERS MYRA E GWIN RICHARD W SUMMERS(H) 103 GRAPEVINE LN HILLSBOROUGH NC 27278
9872298289 THEODORE L BRYANT BEVERLY N BRYANT 2000 WOODVIEW DR DURHAM NC 27704
9873320287 UNIVERSITY OF NORTH CAROLINA HOSPITALS AT CHAPEL HILL#319 101 MANNING DR IVIED SCHOOL CB7600 CHAPEL HILL NC 27514
9863632994 VERONICA DUCLAY THIERRY DUCLAY 32 GREENHILLS RD HUNTINGTON STATION NY 11746
9873018382 VICKIE R BERRY RICKY G BERRY 1810 ADAMS PLACE HILLSBOROUGH NC 272789513
9873006678 VIVIAN BEST 4018 WRENN RD DURHAM NC 27705
9863827960 W ALLEN ADDISON SALLY A ADDISON PO BOX 727 HILLSBOROUGH NC 272780727
408
9862898435 WILLIAM NEALJR AUSTIN SHIRLEY B AUSTIN 2803 LITTLE RIVER DRIVE HILLSBOROUGH NC 272789720
9873402548 WOODSEDGE PROPERTIES LLC 4522 LITTLE RIVER CH RD HURDLE MILLS NC 27541
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