HomeMy WebLinkAboutAgenda - 11-30-94 - C-2 (a,b,c) 27
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 30, 1994
Agenda Abstract
Item #c 2 (a,b,c)
SUBJECT: I.40/OLD N.C.86 ECONOMIC DEVELOPMENT DISTRICT
DEPARTMENT: Planning PUBLIC HEARING. X Yes No
•
ATTACHMENTS: INFORMATION CONTACT:
Work Group Charge Planning Director X2592
Work Group Recommendations
(includes draft plan/ordinance amendments) PHONE NUMBERS:
Hillsborough 732-8181
Mebane 227-2031
Durham 688-7331
Chapel Hill 967-9251
PURPOSE: To receive citizen comment on proposed amendments to the Orange County
Comprehensive Plan, Zoning Atlas, and Zoning Ordinance to implement the
recommendations of the I-40/Old N.C.86 Economic Development District Work Group.
BACKGROUND: On April 19, 1994 the Board of County Commissioners established a Work Group
consisting of representatives from the Town of Hillsborough and Orange County to
develop recommendations concerning an Economic Development District in the vicinity
of Old NC Highway 86 and I-40. The Charge for the Work Group as adopted by the
Board of Commissioners is attached. The Work Group held its first meeting on July
12, 1994. The Work Group concluded its work on October 24, 1994, and its
recommendations are summarized below.
Recommendations Reached by Consensus
1. Approve an Economic Development District (EDD) in the vicinity of Old NC
Highway 86 Highway and I-40 as shown on the attached map (Attachment
1). The proposed district contains approximately 744 acres.
2. Differentiate areas within the EDD as Primary I, Primary II,and Secondary.
The attached Permitted Use Table (Attachment 2) indicates the uses allowed
in each of these areas.
• The widest range of commercial and industrial uses is allowed in the
Primary I area.
• The Secondary area provides a buffer between the Primary I and II
areas, and existing residential neighborhoods and is limited to
residential, office or institutional uses.
• The portion of the EDD south of I-40 is proposed as Primary II. Uses
in the Primary II area are identical to those in the Primary I area,
with the exception of retail use,which is not permitted. The Primary
II area also requires a higher site volume ratio for all uses, which will
2S
result in more landscaping or less building volume than would be
required in the Primary I or Secondary areas. The intent of the
Primary II area is to soften the transition between the Economic
Development District and area of residential zoning to the south.
Proposed revisions to Section 2.1 (Development Areas) through which to
implement this recommendation have been included as Attachment 3.
3. All development within the existing and proposed Economic Development
Districts is subject to the requirements of the Economic Development District
Design Manual, adopted on March 1, 1994 and amended on August 8 and
November 5. Thee Work Group recommended that a statement be provided
regarding the feasibility of permitted uses listed in the Permitted Use Table.
The Table contained in Section 2.2 has been revised to include such a
statement. (Attachment 2)
4. Amend Section 2.3 of the Economic Development Districts Design Manual to
increase the Site Volume Ratio by 1.0 for all development within the Primary
II area. This would have the affect of requiring additional landscape volume
to soften the transition between the EDD and residential areas to the south.
A draft revision to Section 2.3 (Land Use Intensity) has been included which
addresses this recommendation. (Attachment 4)
5. Amend requirements in the Design Manual related to the use of
communication equipment. The Design Manual currently prohibits
communication equipment which would be considered a principal use,such as
radio or TV transmitting towers and cellular telephone towers in Economic
Development Districts. Roof-top radio, TV, and microwave antennas and
towers which are accessory to the principal use are also prohibited.
In order to be more responsive to current technology, the Work Group
recommended that communication equipment which is accessory to the
principal use be allowed as follows:
• Dish antennas would be allowed on the ground or on roof-tops. If on
the ground, landscape screening would be required. If on the roof,
screening would be accomplished through architectural design of the
roof. In both cases, visibility of the antennas would be minimized.
• Tower antennas would be allowed on the ground or on roof-tops,with
a height limit of 15 feet. Higher towers would require approval of a
Special Use Permit.
Revisions to Section 3.4 (Service and Storage) and 3.1 (Architectural Design)
have been prepared to address this recommendation. (Attachments 5 and 6)
6. Use a different means of identifying high water use. The Design Manual
currently requires approval of a Special Use Permit or Planned Development
if water use exceeds an industry average. The Work Group recommended
that a specific number,in terms of gallons per day,be used to define the limit
above which approval by the Board of Commissioners would be required.
Town and County staffs recommended a threshold of 30,000 gallons per day,
which is approximately 1% of the daily capacity of the existing Hillsborough
water treatment plant. Flynt Industries, which uses approximately 500,000
gallons per day, is the only existing industry served by Hillsborough which
exceeds the proposed threshold.
A proposed revision to Section 2.4 (Environmental Factors) is included to
implement this recommendation. (Attachment 7)
Options to Address Issues on Which Consensus was not Reached
The Work Group did not reach consensus on whether or not water and sewer service
should be extended to serve the south side of I-40. The southernmost boundary of
any sewer service from Hillsborough would be the ridgeline forming the boundary of
the Cates Creek drainage basin.
The Work Group identified the following options and possibilities:
1. Limit public water and sewer service to the north side of 1-40, delaying
extensions to the area south of I-40 until specified development thresholds are
met. Development thresholds discussed by the Work Group included
specifying a percentage of area within the remainder of the EDD which must
be developed or planned, or specifying a time period which must pass, after
which the issue could be revisited. In the interim, allow alternative
wastewater disposal systems on the south side of I-40.
Discussion of the Work Group on this issue focused on the perception held by
some citizens that the extension of public services to the south side of I-40
would create development pressure at the intersection of 1-40 and New Hope
Church Road,resulting in extension of water and sewer service from OWASA
through the Rural Buffer.
Terms of the Joint Planning Agreement between Orange County, Chapel Hill
and Carrboro, and the Orange County Water and Sewer Policy currently
prohibit extensions into the Rural Buffer except as necessary to address a
public health emergency or serve an essential public service, such as a school.
Concern was expressed that future development pressure in or near the Rural
Buffer could result in changes to the Agreement which could compromise the
Rural Buffer.
An example of a development threshold is to limit public water and sewer
service to the north side of I-40, delaying extensions to the area south of I-40
until at least seventy-five (75%) of the gross land area on the north side of I-
40 consists of any combination of the following:
• Residential areas in Secondary Development Areas are developed or
site specific development plans (site plans or preliminary subdivision
plans) are approved for development at a density of at one unit per
acre or less;
• Streets,roads,and utility easements located outside of lot boundaries;
and/or
• Lots or tracts used and/or site specific development plans (site plans
or preliminary subdivision plans) are approved for permitted
commercial, industrial, institutional or governmental purposes.
30
2. Limit public water and sewer service to the north side of 1-40 for a two-year
period during which county-wide issues such as those relating to open space,
rural character, and farmland preservation are resolved. In two years, the
issue of water and sewer south of I-40 would be reconsidered.In the interim,
allow alternative wastewater disposal systems.
This option responds to the concerns addressed in#1 above by allowing time
to develop strategies for preserving the rural character of Orange County.
Once such strategies are in place, there would be greater assurance to the
public that the existing character of the county could be maintained if water
and sewer were extended.
3. Allow development to extend public water and sewer within the entirety of the
EDD, including the area south of 1-40.
This option recognizes the ridgeline of the Cates Creek drainage basin as the
maximum extent of water and sewer service from the Town of Hillsborough.
It also recognizes the fact that regardless of which action is taken by the
Board of Commissioners at this time,there remain circumstances under which
property within the drainage basin could be annexed by the Town of
Hillsborough (see #4 below).
4. The Work Group acknowledged the possibility that, under certain
circumstances, any property within the EDD, including the area on the south
side of I-40 could be annexed by the Town of Hillsborough. The likelihood
of annexation occurring could be great if a developer proposed to extend water
and sewer mains to serve the project. In that case, the property owner could
request voluntary annexation, and the Hillsborough Town Board could
approve the annexation.
The Work Group recommended that both Orange County and the Town of
Hillsborough adopt the Economic Development District Design Manual,including the
Table of Permitted Uses.The permitted uses and development standards would then
be adhered to by the County, and also by the Town of Hillsborough, in the case of
annexation, based on a joint interlocal agreement,
RECOMMENDATION: Article 20.3 of the Zoning Ordinance requires that the Zoning Officer's
recommendation be presented to the Planning Board within 30 days of receipt
of an application. However, Article 20.4 exempts any application for
amendment to the Zoning Ordinance text by either the public or the County
from the provisions of Article 20.3. Likewise, plan and/or atlas amendments
initiated by the County are not subject to the 30-day provision.In either case,
though, the public hearing is the time scheduled for presentation of the
Zoning Officer's recommendation.
Zonin¢Officer Recommendation
The Zoning Officer prepared amendments based on the recommendations of
the Work Group.No decision is made on the proposed amendments by either
the Planning Board or Board of Commissioners at the public hearing.
Amendments initiated by the County are not subject to time limitations other
than those specified by the Board of Commissioners.
31
Administration Recommendation
The Administration recommends that the proposed amendment be referred
to the Planning Board for a recommendation to be returned to the Board of
Commissioners no sooner than January 17, 1995.
3d'-
r
33
I-40/OLD N.C. 86 ECONOMIC DEVELOPMENT DISTRICT WORK GROUP
CHARGE:
To develop a specific proposal for the I-40/O1d N.C.86 Economic Development District and the area
east and west of Old N.C. 86 between I-40 and I-85 that will be responsive to the majority of interests
listed below; and to present the proposal to the Orange County Board of Commissioners and the Town of
Hillsborough no later than October 1, 1994.
INITIAL TASKS:
1. Address the inclusion of public participation in proposal development if any is desired beyond that
included in the Charge and Guidelines; and
2. Confirm the Charge and agree on a tentative time frame for conclusion of the group's work.
GUIDELINES:
1. 10 members will be appointed to a Work Group as follows:
a. Board of Commissioners Stephen Halkiotis
Verla Insko
b. Hillsborough Town Board Evelyn Lloyd
Allen Lloyd
c. Orange County Planning Board William Waddell
Larry Reid
d. Hillsborough Planning Board Stuart Munson
Appointment pending
e. Orange County Economic Development Steve Yuhasz
Commission Richard Williams
2. Citizens will be encouraged to come and participate,but representation will be listed to the above
groups; and citizens will be given the opportunity to make statements or raise questions during
each meeting.
3. A County representative should serve as Chair.
GENERAL INTERESTS (As identified at BOCC Retreat):
1. Avoiding urban sprawl;
2. Preserving protected watersheds and groundwater supplies:
3. Encouraging bicycle and mass transit transportation in and between urbanized areas:
4. Protecting and preserving farmland and open space;
5. Developing an appropriate mix of residential and non-residential development, including
commercial;
6. Encouraging fiscally responsible development;
7. Involving neighborhood residents in the planning process; and
8. Enhancing the revenue base of the Town and the County.
34
SPECIFIC INTERESTS (As identified at Public Hearings/BOCC Meetings):
1. Range of permitted uses; e.g., appropriate mix of non-residential uses;
2. Character of development; e.g., business park vs. RTP atmosphere;
3. Development standards; e.g., minimum lot size and building coverage;
4. Annexation potential;
5. Relationship of Cooperative Planning Zone Agreement to the Economic Development District;
6. Avoiding"strip" development; e.g., convenience stores and fast food restaurants;
7. What types of utility extensions will be incorporated into the EDD and how to address policies,
plans, costs, tnaage, and capacities;
8. Entranceway character; e.g., setbacks, ROW dedication, widening, and access points;
9. District boundaries; e.g., how would the EDD boundaries be expanded from the current proposal,
and what is the relationship between the area along the east and west sides of Old N.C. 86 and
the EDD;
10. Hillsborough development standards/proposed amendments;
11. Approval process; and
12. Review of Land Use Plan locational criteria in the context of rural vs. urban EDD's.
3 "
I.40/NC HIGHWAY 86 WORK GROUP RECOMMENDATIONS
This report contains minor amendments approved by the Board of County Commissioners at its
November 1, 1994 meeting. The amendments have been highlighted through gikikia444.
CHARGE
On April 19, 1994 the Board of County Commissioners established a Work Group consisting of
representatives from the Town of Hillsborough and Orange County to develop recommendations
concerning an Economic Development District in the vicinity of Old NC Highway 86 and I-40. The
Charge for the Work Group as adopted by the Board of Commissioners is attached. The Work
Group held its first meeting on July 12, 1994. The Work Group concluded its work on October
24, 1994, and its recommendations are provided below.
H. RECOMMENDATIONS
A. Recommendations Reached by Consensus
1. Approve an Economic Development District (EDD) in the vicinity of Old NC
Highway 86 Highway and I-40 as shown on the attached map (Attachment 1).
The proposed district contains approximately 744 acres.
(The attached map also indicates an area within which it is recommended that
the Town of Hillsborough also adopt the permitted uses and design standards of
the Economic Development District Design Manual. It is referred to as the
"Proposed Hillsborough EDD".)
2. Differentiate area within the EDD as Pn`"'`:``'>:`. riiii iiii i :iti Se i a:'y. The
attached Permitted Use Table (Attachment 2) indicates the uses allowed in each
of these areas.
The widest range of commercial and industrial uses is allowed in the
P:'. area.
The Secondary area provides a buffer between the "ircii?as
and existing residential neighborhoods,and is limited to residential, office
or institutional uses.
.........................
The portion of the EDD south of I-40 is proposed as `::` y I . Uses in
the area are identical to those in the 1,!ritgaryi area, with the
exception of retail use, which is not permitted. The Par ? area also
requires a higher site volume ratio for all uses, which will result in more
landscaping or less building volume than would be required in the
............................................. ........
P.ltima t t S gx dit areas. The intent of the FtWilneil area is to
soften the transition between the Economic Development District and
area of residential zoning to the south.
Proposed revisions to Section 2.1 (Development Areas) through which to
implement this recommendation have been included as Attachment 3.
3. All development within the existing and proposed Economic Development Districts
is subject to the requirements of the Economic Development District Design
Manual, adopted on March 1, 1994 and amended on August 8 and November 5.
It is recommended that the following statement regarding the feasibility of
permitted uses precede the Permitted Use Table:
U
"The following table indicates uses which may be permitted in each of the three
Economic Development Districts. Many of the uses listed (e.g. manufacturing
and processing, and recreational facilities) encompass a broad range of specific
uses or activities. Orange County recognizes that application of the standards set
forth in this manual may limit the feasibility of specific uses within the broad
categories due to land area or design feature requirements. Where one or more
specific uses have been included in the table,there are circumstances under which
such uses would be appropriate within an Economic Development District."
The Permitted Use Table contained in Section 2.2 has been revised to include this
statement. (Attachment 2)
4. Amend Section 2.3 of the Economic Development Districts Design Manual to
increase the Site Volume Ratio by 1.0 for all development within the P U
area. This would have the affect itgiio of requiring additional landscape volume to
soften the transition between the EDD and residential areas to the south.
MINIMUM REQUIRED SITE VOLUME RATIOS (SVR)
REQUIRED SVR
LAND USE Fray,Fm 'y
n ?
Areas
Residential 2.0 3.0
Office/Institutional 2.0 3.0'
Service 1.0 2 0
Flex Space 1.0 2.0
Distribution/Wholesale 3.0 .4.0
Industrial) 1.0 2.0
1 Industrial use is considered to be any use which involves the assembly, production or
manufacture of goods or materials. The inters ~-. or impacts of industrial use depends on
the nature of the specific activity. For example, �iectronics assembly would be considered
an industrial use, but would have little potential for pollution, high water use, or other
impacts which are often perceived as being associated with industrial activity.
A draft revision to Section 2.3 (Land Use Intensity) has been included which
addresses this recommendation. (Attachment 4)
5. Amend requirements in the Design Manual related to the use of communication
equipment. The Design Manual currently prohibits communication equipment
which would be considered a principal use, such as radio or TV transmitting
towers and cellular telephone towers in Economic Development Districts. Roof-top
radio, TV, and microwave antennas and towers which are accessory to the
principal use are also prohibited.
In order to be more responsive to current technology, the Work Group
recommends that communication equipment which is accessory to the principal
use be allowed as follows:
a) Dish antennas would be allowed on the ground or on roof-tops. If on the
ground, landscape screening would be required. If on the roof, screening
would be accomplished through architectural design of the roof. In both
cases, visibility of the antennas would be minimized.
b) Tower antennas would be allowed on the ground or on roof-tops, with a
height limit of 15 feet. Higher towers would require approval of a Special
Use Permit.
Revisions to Section 3.4(Service and Storage)and 3.1 (Architectural Design) have
been prepared to address this recommendation. (Attachments 5 and 6)
6. Use a different means of identifying high water use. The Design Manual
currently requires approval of a Special Use Permit or Planned Development if
water use exceeds an industry average. The Work Group recommended that a
specific number, in terms of gallons per day, be used to define the limit above
which approval by the Board of Commissioners would be required.
The Town and County staffs recommend a threshold of 30,000 gallons per day,
which is approximately 1% of the daily capacity of the existing Hillsborough
wastewater treatment plant. Flynt Industries, which uses approximately 500,000
gallons per day,is the only existing industry served by Hillsborough which exceeds
the proposed threshold.
A proposed revision to Section 2.4 (Environmental Factors) is included to
implement this recommendation. (Attachment 7)
B. Options to Address Issues on Which Consensus was not Reached
The Work Group did not reach consensus on whether or not water and sewer service
should be extended to serve the south side of I-40. The southernmost boundary of any
sewer service from Hillsborough would be the ridgeline forming the boundary of the Cates
Creek drainage basin.
The Work Group identified the following options and possibilities:
1. Limit public water and sewer service to the north side of I-40, delaying extensions
to the area south of I-40 until specified development *AN* are met.
Development eh lds discussed by the Work Group included specifying a
percentage of area within the remainder of the EDD which must be developed or
planned, or specifying a time period which must pass, after which the issue could
be revisited. In the interim, allow alternative wastewater disposal systems on the
south side of I-40.
Discussion of the Work Group on this issue focused to a great extent on the
perception held by some citizens that the extension of public services to the south
side of 1-40 would create development pressure at the intersection of I-40 and New
Hope Church Road, which may result in extension of water and sewer service
from OWASA through the Rural Buffer.
Terms of the Joint Planning Agreement between Orange County, Chapel Hill and
Carrboro, and the Orange County Water and Sewer Policy currently prohibit
extensions into the Rural Buffer except as necessary to address a public health
emergency or serve an essential public service, such as a school. Concern was
expressed that future development pressure in or near the Rural Buffer could
result in changes to the Agreement which could compromise the Rural Buffer.
tetrttp txf a aGuelrt#cresltdlrl is to laztpblxo ut arxd sv+erseFtric +
3 8
' 0�1 rtrtt#f at
ieas€ r ome(75%)oft gruse lad the artli*zde cf I4O caasists
c >>>>'> es de�xisczl axeas in `eco4d'ary De ietapn ent Areas are dei.telo ed or site
pec ' ..
s.:< «:: e�TeuelA erzt l�xts fsate,lal'aais arpr��x�axaary subarz�ssan plisrzs
a pe d forder elo er t a !e xs ty:of 05404 r acre,,r ess
...... . :►. ......... ..... �t�rt�_�t?catec� p�tstde,cf�`�'bat��dax#esX
'; ' its ar trots rased a d�az site s�ecafac developmentp,axis(site plans car
prelzmzn< 04144 rstr�n per)t r'e appr . d for permittted crux nexc at
0dustna4 wstatukaiw.1 o. {nmez tal pun noses.
2. Limit public water and sewer service to the north side of I-40 for a two-year
period during which county-wide issues such as those relating to open space,rural
character, and farmland preservation are resolved. In two years, the issue of
water and sewer south of I-40 would be reconsidered. In the interim, allow
alternative wastewater disposal systems.
This option responds to the concerns addressed in #1 above by allowing time to
develop strategies for preserving the rural character of Orange County. Once
such strategies are in place, there would be greater assurance to the public that
the existing character of the county could be maintained if water and sewer were
extended.
3. Allow development to extend public water and sewer within the entirety of the
EDD, including the area south of I-40.
This option recognizes the ridgeline of the Cates Creek drainage basin as the
maximum extent of water and sewer service from the Town of Hillsborough. It
also recognizes the fact that regardless of which action is taken by the Board of
Commissioners at this time, there remain circumstances under which property
within the drainage basin could be annexed by the Town of Hillsborough (see#4
below).
4. The Work Group acknowledged the possibility that, under certain circumstances,
any property within the EDD, including the area on the south side of I-40 could
be annexed by the Town of Hillsborough. The likelihood of annexation occurring
could be great if a developer proposed to extend water and sewer mains to serve
the project. In that case,the property owner could request voluntary annexation,
and the Hillsborough Town Board could approve the annexation.
The Work Group recommends that both Orange County and the Town of
Hillsborough adopt the Economic Development District Design Manual, including
the Table of Permitted Uses. The permitted uses and development standards
would then be adhered to by the County, and also by the Town of Hillsborough,
in the case of annexation, based on a joint interlocal agreement,
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41
PROPOSED ORDINANCE/PLAN AMENDMENT
ORDINANCE/PLAN: Land Use Element - Comprehensive Plan
REFERENCE: Section 3.5 - Land Use Goals and Draft Policies
Section 3.9 - Hillsborough Township
ORIGIN OF AMENDMENT: X Staff X Planning Board_ X BOCC Citizen
XOther: Economic Development Commission
Town of Hillsborough
STAFF PRIORITY RECOMMENDATION: X High Middle Low
PUBLIC HEARING DATE: November 30, 1994
PURPOSE OF AMENDMENT:
To revise the Land Use Element of the Comprehensive Plan to implement the I-40/Old N.C. 86 Work
Group recommendations concerning the development of an "economic development district" at the
intersection of I-40 and Old N.C. Highway 86.
IMPACTS/ISSUES:
On April 19, 1994 the Board of County Commissioners established a Work Group consisting of
representatives from the Town of Hillsborough and Orange County to develop recommendations concerning
an Economic Development District in the vicinity of Old NC Highway 86 and I-40. The Charge for the
Work Group as adopted by the Board of Commissioners is attached.The Work Group held its first meeting
on July 12, 1994 and concluded its work on October 24, 1994.
A recommendation of the Work Group was to create an Economic Development District (EDD) in the
vicinity of Old NC Highway 86 Highway and I-40 containing approximately 744 acres.Within the district,
areas would be differentiated as Primary I,Primary II,and Secondary. The following types of uses would
be permitted in the areas.
• The widest range of commercial and industrial uses would be allowed in the Primary I area.
• The Secondary area would provide a buffer between the Primary I and II areas, and existing
residential neighborhoods and would be limited to residential, office or institutional uses.
• The portion of the EDD south of I-40 would be designated Primary II.Uses in the Primary II area
would be identical to those in the Primary I area,with the exception of retail use,which would not
be permitted.Within the Primary II area,a higher site volume ratio would be required for all uses,
resulting in more landscaping and less building volume than required in the Primary I or
Secondary areas. The intent of the Primary II area is to soften the transition between the
Economic Development District and area of residential zoning to the south.
EXISTING/PROPOSED ORDINANCE/PLAN PROVISIONS:
The proposed changes and/or additions to the Land Use Element of the Comprehensive Plan are listed
below (new wording in 0000:40). .The ro proposed amendments would incorporate the I-40/Old N.C. 86
� P Po r'P
Economic Development District into the Land Use Element.Specific standards governing development area
designations,permitted uses,and land use intensities are addressed in the Economic Development Districts
42
Design Manual (Article 6.29.3 of the Zoning Ordinance).
1. Amend Section 3.5 - Land Use Goals and Draft Policies, Goal Six, to include the following.
6.11 The following Economic Development(Transition)Activity Nodes have been designated:
pg:7s ); I-851Buckhorn (CK-5); and I-85IUS 70 (ENO-2).
2. Amend Section 3.9-Hillsborough Township Plan by increasing the number of activity nodes from
four to five and adding a description of the new activity node, HB-5, to read as follows:
•
•
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********************************************************************************************
ORDINANCE REVIEW COMMITTEE:
PLANNING BOARD REVIEW:
BOARD OF COMMISSIONERS REVIEW:
ATTACHMENT 2
PERMITTED USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS 43
NOTE:The following table indicates uses which may be permitted in each of the three Economic Development Districts.
Many of the uses listed (e.g.,manufacturing and processing,and recreational facilities)encompass a broad range c
specific uses or activities.Orange County recognizes that application of the standards set forth in this manual may
limit the feasibility of specific uses within the broad categories due to land area and design feature requirements.
Where one or more specific uses have been included in the table,there are circumstances under which such uses
would be appropriate within an Economic Development District.
Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letters"A","A—PD"or"B"appear in the column, the use is allowed,but only after a public
hearing has been conducted,and the use has been approved by either the Board of Commissioners as a Class A
Special Use ("A")or a Planned Development("A—PD"),or by the Board of Adjustment as a Class B Special Use
("B").Where the use is not listed or the column is vacant,the use is not allowed.
Develo•ment Area
I-85/Buckhorn Road I-40/Old NC Hwy 86 I-85/US Highway 70
Land Use Primary
Primary Secondary I II Secondary Primary Secondary
RESIDENTIAL
single—family Only in designated x x x
Dwelling,two—family locations and subject x x x
Dwelling,multi—family to design standards x x x
Dwelling,mobile home (For replacement of x x x
existing mobile home)
Temporary mobile home (For custodial care) B B B B B B B
Temporary mobile home (For occupancy during
construction of permanent residential unit and for x x x
30 days after issuance of Certificate of Occupancy)
AGRICULTURE,FORESTRY&FISHING
Animal hospital/veterinarian A—PD X X X
Class I kennel A—PD X
Class II kennel B B
CONSTRUCTION
Building contractors x x x x
Plumbing,heating,electrical,and similar trade x x x x
contractors
MANUFACTURING,ASSEMBLY,AND PROCESSING.
Food Products (see listing below)
— Dairy x x x x
— Bakery x x x x
— Bottling plants x x x x
— Miscellaneous food preparation; e.g.,coffee x x x x
roasting,condiments,confectionary products,etc.
Paper Products (see listing below)
— Converted paper and paperboard products X x x x
— Paperboard containers and boxes x x x x
Furniture and Fixtures (see listing below)
— Household and office furniture x x x x
— Miscellaneous furniture and fixtures X X X X
Economic Development Districts Design Manual Page 2.2.3
4 4 PERMTTTED USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letters"A","A—PD"or"B"appear in the column,the use is allowed,but only after a public
hearing has been conducted,and the use has been approved by either the Board of Commissioners as a Class A
Special Use ("A")or a Planned Development("A—PD"),or by the Board of Adjustment as a Class B Special Use
("B").Where the use is not listed or the column is vacant,the use is not allowed.
Development Area
I-85Buchhorn Road I-40/Old NC Hwy 86 I-85/US Highway 70
Land Use Primary
Primary_ Secondary I • II Secondary Primary Secondary
MANUFACTURING, ASSEMBLY,AND PROCESSING (Continued)
Printing and Publishing Establishments x x x x
Pharmaceutical Products x x x x
Rubber and Plastic Products (see listing below)
— Rubber and plastic footwear x x x x
—.Rubber and plastic hose and belting x x x x
— Miscellaneous plastic products; e.g.,plastic pipe, x x x x
packaging materials,etc.
Stone,Glass,Clay,and Concrete Products
(see listing below)
— Flat glass x x x x
— Glass and glassware x x x _ x
— Pottery and related products x X X x
— Cut stone products x x x x
Fabricated Metal Products (see listing below)
— Metal cans and shipping containers x x x x
— Cutlery and hand tools x x x x
— Heating equipment,except electric and warm x x x x
air; and plumbing fixture
— Fabricated structural metal products x x x x ,
— Nuts,bolts,screws,rivets,and washers x x x x
Industrial Machinery(see listing below)
— Engines and turbines x x x x
— Farm/garden machinery and equipment x x X x
— Metalworking machinery and equipment x X x x
— Special industrial machinery; e.g., textile x x x x
machinery
— General industrial machinery and equipment; x x x x
e.g.,purification equipment,ball and roller
bearings,etc.
— Office,computing,and accounting machines x x x x
Electronic Equipment (see listing below)
— Electric transmission and distribution x x x x
— Electrical industrial apparatus x x x x
— Household appliances x x x x
— Electric lighting and wiring equipment x x x x
— Radio and television receiving equipment x x x x
— Communications equipment x x x X
Economic Development Districts Design Manual Page 2.2.4
PERMI'rmD USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS 5
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letters "A","A—PD"or"B"appear in the column,the use is allowed,but only after a public
hearing has been conducted,and the use has been approved by either the Board of Commissioners as a Class A
Special Use ("A")or a Planned Development("A—PD"),or by the Board of Adjustment as a Class B Special Use
("B").Where the use is not listed or the column is vacant,the use is not allowed.
Development Area
I-85/Buckhorn Road I-40/O1d NC Hwy 86 I-85/US Highway 70
Land Use Primary
Primary Secondary I II Secondary Primary Secondary
MANUFACTURING,ASSEMBLY,AND PROCESSING (Continued)
Electronics Equipment (Continued)
Electronic components and accessories x x x x
Transportation Equipment (see listing below)
— Motorcycles,bicycles,and parts x x x x
— Miscellaneous transportation equipment; e.g., x x x x
motor vehicle components
Instruments (see listing below)
— Measuring,analyzing, and controlling instruments x x X x
— Photographic,medical, and optical goods x x x x
— Watches and clocks x X X X
Miscellaneous Manufacturing Industries
(see listing below)
— Jewelry and silverware x x x x
— Musical instruments X X X X
— Toys,sporting, and athletic goods x x x x
— Pen,pencils,office,and artist supplies x x x x
— Miscellaneous manufacturing industries; e.g., x X X X
costume jewelry,novelties,buttons, etc.
TRANSPORTATION,<COMMUNICATIONS AND urnzPIES
Rail/bus passenger shelter x x x x x x x
Bus terminals and garages x x x x
Surface and structure parking as principal use
(When associated with a local or regional x x x x
transportation goal such as mass transit or
park—and—ride)
Public utility stations and sub—stations,switching A A A A A A A
stations, and telephone exchanges
Radio and television transmitting and receiving B B
towers
Elevated water storage tank (Permitted as B B B B
accessory use without Special Use Permit)
Transmission lines B B B B B B B
Water and sanitary sewer pumping stations x X X X X X X
Motor freight terminals x X
Postal and parcel delivery services x x x x
Storage and warehousing,inside building X x x X
Economic Development DDtricts Design Manual Page 225
46
PERMTI-I'ED USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letters "A","A—PD"or"B"appear in the column,the use is allowed,but only after a public
hearing has been conducted,and the use has been approved by either the Board of Commissioners as a Class A
Special Use ("A")or a Planned Development("A—PD"),or by the Board of Adjustment as a Class B Special Use
("B").Where the use is not listed or the column is vacant, the use is not allowed.
Development Area
I-85/Buckhorn Road I-40/Old NC Hwy 86 I-85/US Highway 70
Land Use Primary
Primary Secondary I II Secondary Primary Secondary
TRANSPORTATION, COMMUNICATIONS,AND UTILITIES(Continued)
Storage of goods,outdoors (Accessory only and x x
subject to screening) - 1
WHOLESALE,TRADE
Durable Goods (see listing below)
— Automotive parts and supplies x x x x
(In an enclosed building)
— Furniture and home furnishings x x x x
— Lumber and other construction materials x x x x
— Electrical goods x x x x
— Sporting,recreational, photographic, x x x x
and hobby goods; toys and supplies
— Hardware,plumbing, and heating equipment x x x x
and supplies
— Machinery,equipment,and supplies x x x x
Non—Durable Goods (see listing below)
— Paper and paper products x x x x
— Pharmaceuticals and cosmetics x x x x
— Apparel and piece goods x x x x
— Groceries and related products x x x x
— Beer,wine, and distilled alcoholic beverages x x x x
RETAIL.TRADE
Storage and distribution of petroleum products
(Facilities for local distribution and sales only— A—PD A—PD
bulk terminals and tank farms prohibited)
Farm equipment sales A—PD x
Motor vehicles,new and used,sales and rental A—PD X
Motor vehicle service station A—PD X
Nightclubs,bars,and pubs (Only as accessory use x x x x
to hotel,motel or restaurant)
Restaurants(carry—out,drive—in, and general) A—PD X
in a separate,free—standing building
Restaurants(carry—out,drive—in, and general)
when located in a service building, court or plaza,
or enclosed mall consisting of multiple uses A—PD X X X
(Drive—in restaurants are not permitted in the
I-40/01d NC Hwy 86 EDD)
Economic Development Datricts Design Manual Page 2.2.6
PERMITTED USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS 4
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letters "A","A—PD"or"B"appear in the column, the use is allowed,but only after a public
hearing has been conducted,and the use has been approved by either the Board of Commissioners as a Class A
Special Use ("A")or a Planned Development("A—PD"),or by the Board of Adjustment as a Class B Special Use
("B").Where the use is not listed or the column is vacant,the use is not allowed.
Development Area
I—S5Buckhorn Road I-40/O1d NC Hwy 86 I-8.5/US Highway 70
Land Use Primary
Primary Secondary I II Secondary Primary Secondary
RETAIL TRADE.(Continued) _
Retail trade,sales and rental of durable and
convenience goods,merchandise, and equipment, A—PD k—PD x
including mail order houses,in a separate,free-
standing building
Retail trade,sales and rental of durable and
convenience goods,merchandise, and equipment, A—PD X x
including mail order houses,when located in a
service building,court or plaza,or enclosed mall
consisting of multiple uses.
FINANCE,.INSURANCE;AND REAL,ESTATE
Banks,savings and loans,and credit unions A—PD A—PD X X X X X
Credit agencies and institutions A—PD A—PD X X X X X
Security and commodity brokers,and investment A—PD A—PD X X X X X
offices
Insurance carriers and agents A—PD A—PD X X X X X
Real estate agents and brokers A—PD A—PD X X X X X
SERVICES
Day care facility B B A A A X X
Large day care home B B X X X X x
Hotels and motels A—PD X X X
Churches x x x x x x x
Community center A A A A A A A
Schools,elementary,middle,and high A—PD X
Schools,vocational A—PD X X X
Schools,dance,art,and music A—PD X X X X X
Beauty and barber shops A—PD A—PD X X X X X
Clubs and lodges,and social,fraternal,and union A—PD A—PD k—PD A—PD A—PD A—PD A—PD
clubhouses
Indoor theaters A—PD X X X
Funeral homes A—PD X X X
Health services,including doctors and dentists A—PD A—PD X X X X X
offices,and medical and dental laboratories
Laundry,dry cleaning,and shoe repair services A—PD A—PD X X X X X
Libraries A—PD A—PD X X X X X
Golf driving and practice ranges x
Art/photographic studios A—PD A—PD X X X X X
Recreational facilities (Non—profit) A—PD A—PD k—PD A—PD A—PD A—PD A—PD
Economic Development Districts Design Manual Page 2.2.7
48 PERMITTED USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS
NOTE:Where an"X"appears in the column,the use is allowed,and development plans will be reviewed and approved by
County staff.If the letters "A","A—PD"or"B"appear in the column, the use is allowed,but only after a public
hearing has been conducted,and the use has been approved by either the Board of Commissioners as a Class A
Special Use ("A")or a Planned Development("A—PD"),or by the Board of Adjustment as a Class B Special Use
("B").Where the use is not listed or the column is vacant, the use is not allowed.
Development Area
I-85Buckhorn Road I-40/Old NC Hwy 86 I-85/US Highway 70
Land Use Primary —
Primary Secondary I II Secondary Primary Secondary
SERVICES (Continued)
Recreational facilities (Profit) A—PD A—PD ft—PD A—PD A—PD A—PD A—PD
Repair service, electronic and appliance A—PD A—PD X X x X x
Research facility x x x x
Assembly facility— less than 300 person capacity A—PD X X X
Assembly facility— 300 or more person capacity A—PD X X X
Motor vehicle maintenance and repair(body shop) A—PD X
Other offices and personal services; e.g., attorneys,
watch and jewelry repair,computer programming
and data processing,employment and travel A—PD A—PD X X X X X
agencies, advertising agencies,and accounting,
engineering,architectural,and surveying offices
GOVERNMENT?
Governmental protective services
(Police and fire stations, rescue squads,and x x x x x x x
volunteer fire departments)
Parks,public and non—profit x x x x x x x
Governmental facilities and office buildings x x x x x x x
(Including solid waste collection centers)
OTHER:USES
Accessory uses x x x x x x x
Historic buildings for non—residential/mixed use - A A I A A A A A
Economic Development Districts Design Manual Page 22.8
• ATTACHMENT 3
49
Development Areas
Introduction
The purpose of Economic Development Districts is to provide
locations for a wide range of light industrial, distribution, flex
space,office, service, retail, and residential uses. In choosing
the location of such districts, the following major factors were
' rI'
re•Y' �-�.,, considered:
- ; ''- N r '
•;:r'�:_'�_i, - j_.,--
, -> Y r 1. Adjacent and with access to an interstate highway by
'�, ,_, /-'� 1 _ way of a major arterial or collector street;
•I , �Y` r-t_ • 2. Adjacent to rail facilities for the movement of goods
1 Y_'1 �' ` ,' r ' (1 -- I and which ofertransit service potential;
T T� Ii LI :1.. i 3. Public water and sewer service is available or capable at.ri J
�7� � of being extended; and
jailable for development
•I 4. Large, buildable tracts are available p
c. 1 i\ - % i -_ or division into a range of building site sizes.
.7 i.., , 1 ...„1 .- ?/:-_,7— '-i-‹ ' - 1-.
1 _L•• i I Three Economic Development Districts have been
r ` established in Orange County. One is located near the western
u 'f� '.. boundary of the county where Buckhorn Road crosses
Lt� ��' I _\ �-; 1 Interstates 85 and 40.Another district is centrally located
-� '. south south of Hillsborough where Old N.C. Highway 86
�` .1,r,
= (Churton Street Extension) crosses Interstate 40, The
third district is located at the easten boundary of the county
&OM/1Mb De freb,ornent Tart Areas as where U.S. Highway 70 and Interstate 85 intersect.
Grange County
Schematic Plans
For each of the three Economic Development Districts,
schematic plans have been prepared to illustrate the desired
balance of economic development, and environmental or
neighborhood protection. These goals are accomplished
Economic Development Disinicts Design Manual Page 2.1.t
50
through the use of three principal land use categories: Primary
Development, Secondary Development, and Open Space
Areas.
Primary Development Areas. Primary Development Areas
are intended to accommodate the full range of light industrial,
distribution, retail, office, and service uses. To assure that land
for such development is available in the future, residential
uses, other than those presently existing, are not allowed.
Uses permitted in Primary as well as Secondary Development
Areas are identified in the following section, 2.2 - Permitted
Uses.
In the case of the I-40/Old NC 86 District,the Primary
Development Area has been divided into "Primary I" and
"Primary Il" areas. In the Primary II Area,the range of
permitted uses is similar to that of the Primary I
Development Area, with only retail uses being limited,
Another significant difference is the higher landscape-
to-building ratios required in a Primary II Development
Area,
Secondary Development Areas. Secondary Development
Areas are intended to provide a "step-down"or land use
buffer between Primary I and II Development Areas and
residentially zoned or developed properties. Within these
areas, only a limited number of residential and office uses are
allowed. Where residential development is contemplated,
moderate densities ranging from two to four dwelling units per
acre are permitted.
In some instances, specific densities have been identified
to assure that the proper "step-down"is provided
between existing residential development and more
intensive uses,As an example, an R-2 designation or
density limit of two dwelling units per acre has been
assigned to land adjacent to the Stagecoach Run
Subdivision where lot sizes of one-and- one-half acres
are common.
Econormc Development Districts DesQn Manual Page 2.1.2
51
Open Space Areas, Open Space Areas include land which is
generally characterized by steep slopes, floodplains, natural
areas, recreational and wildlife corridors, historic sites, and
other similar features. Criteria for the preservation of such
features are provided in section 3.2 - Landscape Design.
On the following pages, the schematic plans for the three
Economic Development Districts are presented, including a
description of the Primary, Secondary, and Open Space Areas
associated with each. To implement the schematic plans,
developers and property owners, particularly those with large
.) tracts of land, are encouraged to prepare specific project
-- - /r
7/ 4_, plans which not only reflect market forces but provide a
coordinated blend of compatible uses.
•
e_ _ e4 �i .' S. - I-85/Buckhorn Road District
e. The 1-85/Buckhorn Road Economic Development District is
comprised of 300 acres located on the northeast corner of
rem_ the interstate interchange. This acreage is distributed among
•,ti • �._,.i` the three principal land use categories in the schematic plan as
•
follows:
Primary Development Area 220 Acres
1-E15/86 4Y`orn Road Open Space Area 51 Acres
EC01701771i.Development'D&eritee Rights-of-Way 29 Acres
Access to interior portions of the district is proposed through
extension of a service road being constructed as part of the
1-85/1-40 widening.The service road will terminate on the west
side of Buckhorn Road, and any collector road extended to
serve the district must align with it.
Transit access is also proposed through a centrally located
park-and-ride lot or similar facility with access to both rail and
thoroughfare systems. Design criteria for these systems are
presented in section 3.3, Circulation & Parking.
Land uses in and adjacent to the district range from single-
family residential to a variety of non-residential uses. The
Southern Railroad crosses the district as does a Duke Power
transmission line and a Public Service Company gas pipeline.
The area is also served by the Orange-Alamance Water
Economic Development Distracts Design Mama' Page 2.7.3
52
Corporation, and sewer service is available through extension
of the Efland sewer system owned by Orange County.
Because the district is bordered or bisected by so many
transportation and utility systems, the entire district has been
designated as a Primary Development Area.
The district is characterized by gently rolling topography with
few building constraints. However, soils unsuited for
development are found along intermittent streams which flow
south beneath 1-85/1-40 to join Sevenmile Creek, a tributary
of the Eno River. Because of its location on the western edge
of the Upper Eno River Watershed, land uses in the district
are subject to watershed protection standards governing
impervious surface and the control of stormwater.
The total amount of impervious surface covered by buildings
and parking lots is limited to 70 percent of a building site. As
shown on the schematic plan, stormwater control for multiple
sites may be provided through construction of required
wetwater detention basins along streams draining the district.
Impervious surface limits and standards for detention basin
construction and maintenance are discussed further in section
2.3 - Land Use Intensity and Appendix C- Wet Detention
Basin Standards, respectively. While detention basins may be
constructed on individual sites, those shown on the schematic
plan provide a district amenity and enable uses to be
"clustered" into distinct compartments.
Economic Development Distracts Design Manual Page 2.1.4
53
1-40/Old NC 86 District
The 1-40/01d N.C. 86 Economic Development District
encompasses all four corners of a major interstate
interchange south of Hillsborough. The area consists of
744 acres, distributed among the principal land use
categories in the schematic plan as follows:
Primary Development Area
Primary 1 215 Acres
Primary II 115 Acres
Secondary Development Area 106 Acres
Open Space Area 216 Acres
Rights-of-Way 92 Acres
Askapillowlqui
The district is characterized by widely scattered
single-family residential development, consisting of
d low-density subdivisions and a mobile home park. Two
", .. 'I subdivisions which adjoin the district, Stagecoach Run
•:g c - - and Cornwallis Hills, deserve special attention,
i.� -� s
t ..:-t Pd e-• -. Lots in Stagecoach Run average approximately one-and-
:°"'�6 • :��'k one-half acres in size. Because of the low-density of the
. 3: , =__ -6°:�� o ' subdivision, a Secondary Development Area has been
`'t � designated adjacent to its boundaries where residential
„t.p. , : .?y; . densities are limited to two dwelling units per acre, Areas
..---`... __.v,'"s 1 �' within which this density limit applies have been
.Y,:.
identified on the schematic plan with an "R-2"
i ill designation.
A
F40/01C/NC.H01 way 86 The Secondary Development Area has been extended
Econonri 0e vekwalaent Dr-&- t around the full circumference of the district except where
it abuts Cates Creek,the northern boundary of the
district. The floodplain and the steep slopes bordering
Cates Creek and its tributaries allow a Primary I
Development Area to be located adjacent to Cornwallis
Hills, a moderate-density subdivision with densities of
three dwelling units per acre.
Because this "natural buffer" may not be sufficient to
eliminate land use impacts such as noise, site plans must
include mitigation devices forthis purpose. Criteria for
the preservation of the floodplain as well as other natural
features are discussed in section 3.2- Landscape Design.
Econornic Development Districts Design Manual Page 2.1.s
54
Techniques for reducing noise levels are highlighted in
2.4-Environmental Factors.
Access to the four quadrants of this district is generally
available from Old N.C. Highway 86 or by-way-of service
roads paralleling 1-40, Primary I Development Areas on
the north side of 1-40 are focused on these thoroughfares
because they link directly with 1-40 and provide the most
efficient means of moving people, goods, and services in
and out of the area, Nevertheless, because of the
potential for strip commercial development, access is
limited to certain locations. These access points as well
as a collector road system and transit access point are
identified on the schematic plan for the district,
Standards for intersection and roadway design are
explained in greater detail in section 3.3, Circulation &
Parking,
To the south of 1-40, a Primary II Development Area has
been designated adjacent to the interstate highway and
its intersection with Old N,C. Highway 86, While the
range of permitted uses is similar to that of the Primary 1
Development Area., retail uses are limited, and higher
landscape-to-building ratios are required. These ratios
and their application are explained in detail in section 2,3
- Land Use Intensity.
Two significant resources existing within the boundaries
of the district include a bottomland hardwood forest
bordering Cates Creek and the remnants of the "New
Chapel Hill Road". The old roadway, illustrated on George
Tate's 1891 map of the county, is also shown on the
USGS quadrangle map of the area. The forest, identified
in the Inventory of Natural Areas and Wildlife Habitats as
Site#E07, is located on the west side of Old N.C.86
where it intersects with Cates Creek, Ratherthan
eliminating such features from design consideration,they
should be recognized and used as a focal point for the
development.Criteriaforthis purpose are discussed in
section 3,2-Landscape Design.
Ecorormc Development Districts Design Mama/ Page 2.7.7
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56
ATTACHMENT 4 5 7
The importance of the Site Volume Ratio (SVR) is that it sets
the land use intensity standard that projects in the Economic
Development Districts must meet. A minimum SVR has thus
been established for each category of land use permitted in
the Economic Development Districts. Proposed development
• must meet or exceed the following ratios:
Minimum Required Site Volume Ratios
Required SVR
Primary
Primary 1, and
Land Use Secondary Areas Primary 11 Areas
Residential 2,0 3,0
Office/tnstitutionall . 2.0 3.0
Service/Retail 1.0 2,0
Flex Space 1,0 2.0
Distribution/WholesaJe 3.0 4,0
Industrial 1.0 2.0
NOTE: Industrial use is considered to be any use which involves the assembly, production or manufacture of
goods or materials. The intensity or impacts of industrial use depends on the nature of the specific
activity. For example, electronics assembly would be considered an industrial use, but would have
littlepotential for pollution, high water use or other impacts which are often perceived as being
associated with industrial activity.
With the exception of residential uses, the site volume ratios
were selected after an intensive study of the design features
and land use intensity ratios of selected sites in the Research
Triangle and Piedmont Triad regions. The study involved at
The awe Study y- Caiculaffng least three sites from each of the land use categories, and the
Site 4/W47;e Ratio ratios established above are representative of the average
SVR for each category.
SVR= LVR- BVR
Although studies were not conducted of residential uses, they
Landscape loins Ratio 2.399 have been assigned the same SVR as office and institutional
Less:Battling Ilata ee uses.The rationale for this approach is that land uses in
Ratio Q 277
Secondary Development Areas are limited to residential and
officeAnstitutional uses, thus the same landscape to building
Site Volume Ratio 2. 122 ratio; e.g., site volume ratio,was desired.
A final point to note is the landscape volume ratio obtained in
the preceding section when comparing wooded sites with sites
devoid of tree cover.The site volume ratio for the case study
site (2.122) exceeded the minimum required SVR for office
and institutional uses because of the forested areas on the
rear portion of the site. If the forested areas had been absent
Ecor,omc DevetoprnentDistricts Design Menial Page 2.3.r 2
58
JJ
ATTACHMENT 5
Service & Storage
Evergreen Introduction
planting The purpose of Service and Storage Criteria is to provide
---1 Provide adequate appropriate locations for and sufficient screening of elements
turning radius
". :.li lie; � which are visible from adjacent properties,public streets, and
0 111 Mss—
pedestrian walkways.These elements include solid waste
Eigreceptacles and recycling bins, mechanical and utility
Parking equipment, loading docks, and other exterior storage areas
w ; f q for materials, supplies, and equipment.
(( It", Location&Accessibilit
Y
Building service and loading areas must be conveniently
Loading dock/service located and accessible for normal service and maintenance
<3 needs, including the provision of adequate turning radii and
parking areas for service vehicles. Such areas are to be
servxe, storage, and bad*,areas muse be located at the side or rear of the principal building(s),and ..
4opPOpPMte4 ,scaled 4,r no,naals,rvke and designed so that all service and loading operations occur within
naalenavoe needs the confines of the building site.
a; 1r Exterior storage for materials, supplies, and equipment may
/.r,!f�� �'_' • - IP t // - only be located at the side or rear of a building and only in
` 1. •f: = `'te-
bt. ti•- WI 1d/_ -.:-,.-- r ,r• totally enclosed screened areas. Exterior storage areas must
,, � : AI'. 11 never be located to the front of any building unless screened
/,Jen~,1 'r`� Vi a:i from view through the use of fencing,walls and/or landscaping.
Storage area Rooftop mechanical equipment,including tower-type
Screened Screen fence
vehicular communication antennas not exceeding 15 feet in height,
storage Screen planting • ' must be considered during the initital design phase of the
Exterior seorage areas muse be dacae d v sOr a-
prinicipal building(s) and screened from view by the use of
rear yard areas and srrrwxidAwn wirr.eY!Irow, materials and colors compatible with the building architecture.
liming and landsr•lokg.
Economic Development Districts Design Mania/ PVC 3.4.t
jf
6o
Where rooftop mechanical equipment is installed,consideration
;1'14 must also be given to the noise generated by such equipment.
`±� Equipment enclosures and/or the building design must
- �' . el adeq tely provide for the reduction of noise so as to comply
- .0 with the maximum permitted sound levels shown on
.� page
1` _.:� 2.4.3.
Screening
Rao few)ne4ch.:m*4 1'equOmene muse be Ground level mechanical equipment such as air conditioning
screened from Kim 6,offecusch proper oinsten equipment, satellite dishes, utility meters and boxes, and
and can1oa thk d'uildingmateria/s
tower-type antennas ( 15 feet or less in height) must be
screened from view through the use of landscaping,walls
Evergreen shrub
f' '. •,' screen and/or fencing. Where necessary, such design treatments must
also be used to reduce noise from such equipment so as to
!" •F:.- • = :. comply with the maximum permitted sound levels shown on
Plastic
edging '!•• _____;... ....•
. .
9 g "`-.-- page 2.4.3.
� .fir;: '. •
I. , •" Soild waste containers and recycling bins must be enclosed in
! `� durable, attractive structures screened from view throw
Grass or • - through the
ground
C; � + i , use of shrubs planted around the base of the enclosure.
cover 3' t� .::• • Loading areas may only face side or rear property lines and
must be designed so as not to interfere with traffic movement
4' 3' Paving within the site;e.g.,loading areas shall not be located within
min.
required drives or parking areas. Loading areas shall be
Lowe/iv ottekr mast be bcaeed to a voay traffic screened from view through the use of landscaping,walls
con f/,Cts and screened Mom weir. and/or fencing.
Screen fencing,walls, and landscaping and other design
. +C;� A treatments must be compatible with the building architecture.
*4S and shall be at least equal to the height of the materials,
... ,••�
yw_1 Its- ;;. Fill, equipment and/or area being stored or screened.
6 44,
a
Screen • ity equipment
wall Plant screening
Afechan/7al and utility equ fonxant must be
screened/srom vier, 61ro<,gt ehe use of
limo,;and landsvAoriy.
ECOMMiC Development Districts Design Manual Pie 3.4.2
ATTACHMENT 6 61
Exterior materials must have an attractive texture, pattern or
quality of detailing. Acceptable building materials include those
which appear natural in texture and color such as stone,
unpainted brick,wood, and textured concrete.
Siding must reflect in texture and color that which is typical of
the area and region.
Roof Lines
2 �' The roof design must be considered as a component of the•
16 overall architectural design theme and must be taken into
�,�.; -- I consideration during the initial design phase for the
1%.._ '' structure(s).
��' ,' Nearly vertical roofs (A frames) and piecemeal mansard roofs
I (used on a portion of the building perimeter only) must not be
utilized. Mansard roofs must wrap around the entire perimeter
of the structure.
All rooftop mechanical equipment, vents, ducts,and
communication antennas and towers must be screened
V� from view or designed and installed in a manner using materials
y��.� ♦� and colors compatible with the building architecture.All such
l ;t/ �� equipment must be located below the highest vertical element
`z of the building, with the exception of tower-type
t�
r communication antennas which do not exceed a height of
15 feet from base to top. Except for standing rib metal
roofs and copper roofs,the following roof materials must not
The need to screen roof*equOment must be used:
be taken ,a'uo canseerahim atr k;dzr
*de a/destn phase°fa structrrr. Corrugated metal;
Highly reflective surfaces; and
illuminated roofing.
Rooftop solar collectors,skylights,and other reflective
rooftop building elements must be designed and installed in a
manner which prevents reflected glare. Solar panels must be
integrated into the roof design,flush with the roof slope.
Frames must be colored to complement the roof. Natural
• aluminum frames are prohibited. Support solar equipment must
be enclosed and screened from view.
Economic DevelopvreentDistrrcts Desert Manual Pie 3.1.7
6 2 ATTACHMENT 7
authorized by any water management plan and discharge
permit in effect at the time of approval.
In association with the installation of water and/or sewer lines,
the location and size of easements for such facilities must be
approved by and dedicated in the form of a deed of
CONSTRUCTION STANDARDS easement to the utility provider. In addition,where cuts in
existing streets are made for water and/or sewer work, all
1. All construction and equipment cutting, backfilling, and paving shall be done in accordance with
yards must be fenced and located N.C. Department of Transportation and/or municipal
so as to minimize their impact on
adjacent properties and public - specifications and,procedures.
areas.
2. Construction sites must be Water Use Umitations
maintained in a neat and orderly Because of the size or remaining excess capacity of treatment
manner. All trash must be kept in
enclosed containers and emptied plants for some utility providers, uses which require large
frequently, quantities of water for manufacturing and/or processing
3. Special care must be taken to operations will require the review and approval of the Board
protect existing pavement from of County Commissioners as a Planned Development.
damage and construction access
arranged so as to minimize Applicants for approval of a comprehensive site
adverse impacts on existing development plan must submit documented data for the
businesses and residential areas, proposed use or a comparable facility which justifies the
4. Building materials and equipment projected water consumption rates.lithe projected water
must not be stored in sensitive consumption rates exceed 30,000 gallons per day,the
areas, and trees and other natural
areas must be protected during applicant will be required to obtain approval through the
construction. provisions of Article 7, Planned Developments, of the
5, All permanent utility tines must Orange County Zoning Ordinance.
be installed underground.
Construction & Maintenance
The purpose of construction and maintenance criteria is to
minimize the adverse impacts of construction related activities
and to promote a uniform, neat,and clean appearance
throughout the Economic Development Districts. For this
reason,construction activities must be conducted in
accordance with the standards shown on the accompanying
table.
Following the completion of construction,all owners and/or
occupants of property must maintain all buildings and
structures,access drives,parking lots,loading areas, and
storage yards in good repair,and must keep such premises
Economic Development D starts Oesign Mensal Page 2.4.2 6