Loading...
HomeMy WebLinkAboutAgenda - 12-13-2016 - 5-b - Zoning Atlas Amendment – Hillsborough Economic Development District 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: December 13, 2016 Action Agenda Item No. 5-b 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. Uses in the EDH-4 and EDH-5 Zoning Districts PURPOSE: To conduct a continued public hearing and consider action on government-initiated amendments to the Zoning Atlas involving 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 has suggested amendments to the Zoning Atlas. This item was heard at the September 12, 2016 Quarterly Public Hearing where it was continued to the November 1 BOCC meeting in order to incorporate revisions into a related UDO text amendment (separate item). At the November 1 BOCC meeting, the item was continued to the December 5 meeting to allow additional revisions to the related text amendment. At the December 5 meeting, the item was continued to the December 13 meeting. 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 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 districts. The list of uses that are currently allowed in the EDH-4 and EDH-5 zoning districts and one use (multi-family residential) that is proposed to be added to the EDH-4 district is included in Attachment 4. 2 Please Note: In a related Table of Permitted Uses reorganization project currently underway and expected for further discussion beginning in February 2017, additional uses are expected to be added to the EDH-4 and EDH-5 zoning districts. Three overlay districts also apply in the geographic area proposed for rezoning: • Watershed Protection • Special Flood Hazard Area • 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, as defined for water supply watershed purposes. 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. 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. Minutes of this meeting are available at http://www.orangecountync.qov/8.3.16PIannincBoardMinutes.pdf The signed Statement of Consistency was included in the September 12 public hearing materials. 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 were 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 Manager recommends the Board: 1. Conduct the continued public hearing and accept comment on the proposed amendments. 3 2. Close the public hearing. 3. Deliberate on the petition as desired. 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 4 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): 1 5 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). The related text amendment, as proposed at the September 12, 2016 quarterly public hearing, included modifications to the Table of Permitted Uses that would allow for a broader range of uses and higher intensities. However, due to concerns with some proposed uses and overlap with an on-going reorganization effort to bring the UDO into conformity with a recent judicial decision (Byrd v. Franklin County), the modifications to the permitted (and prohibited) uses will be wrapped into the reorganization project. 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 east 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 2 6 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 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 3 7 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. 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 — Six people spoke at the public hearing on the three related Hillsborough EDD items; substantive comments were made primarily on the UDO text amendment item. Video of the hearing is available at: http://orange- nc.pranicus.com/MediaPlayer.php?view id=2&clip id=1057 c. BOCC Updates/Checkpoints August 3, 2016 — Planning Board Meeting for Recommendation (BOCC receives agenda) November 1, 2016 — item continued to allow for revisions to the related proposed UDO text amendment December 5, 2016 — delay action and continue public hearing to December 13 December 13, 2016 - possible BOCC action 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 4 8 primarily to the proposed rezoning action, occurred at the Planning Board meeting. Interested persons are encouraged to read the Planning Board Minutes at http://www.orangecountync.gov/8.3.16PIanningBoardMinutes.pdf. 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 was not scheduled to meet again until September. To date, no comments have been received on the proposed rezoning ) c. Local Government Review: 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 for both the Planning Board meeting and quarterly public hearing. 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: ❑ Other: 5 9 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). The related text amendment, as proposed at the September 12, 2016 quarterly public hearing, included modifications to the Table of Permitted Uses that would allow for a broader range of uses and higher intensities. However, due to concerns with some proposed uses and overlap with an on-going reorganization effort to bring the UDO into conformity with a recent judicial decision (Byrd v. Franklin County), the modifications to the permitted (and prohibited) uses will be wrapped into the reorganization project. 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 6 10 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: 11 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. , Chair Date Attachment 3 12 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. 1 13 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 ■ ♦'♦�i♦ice. � -- iii.♦�. _ • i WE OMEN ♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦4�♦♦♦��♦.���ERIC** NOW ♦: MINE IM NOW Rp ►♦i♦i♦i♦i♦i♦i♦i♦i♦i♦i♦i♦i�.�i♦i♦i♦i♦i♦i♦i�►♦i♦i♦i♦♦♦♦♦♦♦i�♦i♦i� • . � ►♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦1��♦♦♦♦♦♦♦♦♦♦♦♦♦♦�►♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦��♦♦♦♦� s ®� -- ♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦� EDH-3 to EDH-5 ♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦��♦♦♦♦� •• EDH-2 to EDH-4 I City Limits eat EDH-2 PD-01 RB Orange County Planning and Inspections Brian Carson(10/25/2016) ■ �.♦.♦.� ■ ■ Ob Ali Rw:w�.�w�w�.. . LAC •' ��i�i�i�i�i�i�i�i�i�i�i�i�i�i�iD'i-�:���i�i�i�i'�•��i.. :--. ►...................�....w��w...v. —�� i, I i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�►�i�i�i�i�i�i'i•��i:�c!��i .� �iwiwiwiwiwiwiwiwiwiwiwiwiwiwiwiwiwiwiwi�►wiwiwiwiwiwiwiwiwiwiwi'w:! � ►.........♦ ♦....041gw, .....i..i ►wiwiwiwiwiwiwiwiwiwiwiwi�.►iwiwiwiwiwiwi�►.� wiwiwi�wiwi� � ►�i�i�i�i�i�i�i�i�i�i�i�i'��i�i�i�i�i�i�i�►�i�i�i�i�i�i �i�i��i�i� ��MEN EDH-3 to EDH-5 •. EDH-2 to EDH-4 Change EDH-3 to EDH-5 EDH-1 GC4 R4 Major Transportation Corridor Feet City Limits EDH-2 PD-01 RB Special Flood Hazard Areas Orange County Planning and Inspections Brian Carson.. . . _ . ... (10/25/2016) 16 Attachment 4 Uses in EDH-4 and EDH-5 Zoning Districts EDH-4 (Current title is "Economic Development Hillsborough Office"; proposed title in separate UDO text amendment is "Economic Development Hillsborough Office/Retail") The following Uses/Sectors are currently allowed in the EDH-4 Zoning District: (Order below is order uses occur in the Table of Permitted Uses in Section 5.2.2 of the UDO; Sectors refer to sector number of NAICS Code) • Finance & Insurance (Sector 52) • Governmental facilities and office buildings (including solid waste collection centers) • Governmental protective services (police and fire stations, rescue squads, and volunteer fire departments) • Parks, public and non-profit • Information (Sector 51) • Arts, Entertainment & Recreation (Sector 71) • Accommodation and Food Service (Sector 72) (Eating and drinking establishments are permitted only as accessory use to hotel, motel or restaurant) • Administrative & Support Services (Sector 561) • Health Care & Social Assistance (Sector 62) • Management of Companies & Enterprises (incorrectly listed as Sector 53; should be Sector 55) • Professional, Scientific &Technical Services (Sector 54) • Other Services • Rail/bus passenger shelter • Surface and structure parking as principal use (when associated with a local or regional transportation goal such as mass transit or park-and-ride) • Elevated water storage tank (permitted as accessory use without Special Use Permit) • Public utility stations and sub-stations, switching stations, and telephone exchanges • Water and sanitary sewer pumping stations The following use is proposed to be added to the EDH-4 zoning district, as part of both "Option 3" and "Option 4" (the staff recommended option) of the related UDO text amendment: • Dwelling, multi-family (6-12 units per acre) If"Option 1" of the related UDO text amendment were adopted, additional uses would also be added to the EDH-4 zoning district. 17 EDH-5 (Current title is "Economic Development Hillsborough Office/Flex"; proposed title in separate UDO text amendment is "Economic Development Hillsborough Research and Manufacturing") The following Uses/Sectors are currently allowed in the EDH-5 Zoning District: • Construction (Sector 23) (all activities must be wholly within building) • Governmental facilities and office buildings (including solid waste collection centers) • Governmental protective services (police and fire stations, rescue squads, and volunteer fire departments) • Parks, public and non-profit • Public Administration (Sector 92) • Transportation and Warehousing (Sector 48, 49) • Durable Goods (a use type under the "Wholesale Trade" heading), including: o Automotive parts and supplies (in an enclosed building) o Electrical goods o Furniture and home furnishings o Hardware, plumbing, and heating equipment and supplies o Lumber and other construction materials o Machinery, equipment, and supplies o Sporting, recreational, photographic, and hobby goods; toys and supplies • Elevated water storage tank (permitted as accessory use without Special Use Permit) • Public utility stations and sub-stations, switching stations, and telephone exchanges • Radio and television transmitting and receiving towers • Water and sanitary sewer pumping stations Note: No uses are proposed to be added to the EDH-5 zoning district as part of"Option 3" nor "Option 4" (the staff recommended option) of the related UDO text amendments. If"Option 1" of the related UDO text amendment were adopted, numerous uses would be added to the EDH-5 zoning district.