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Agenda - 02-22-1993 - C-2-a, 3-a, 4
1 O R A N G E C O U N T Y BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: February 22 , 1993 Agenda Abstract Item # 4?-2eL ,3Q, 4 SUBJECT: ECONOMIC DEVELOPMENT DISTRICT PROPOSALS NOTE: This abstract contains the following public hearing agenda items: C-2. Comprehensive Plan Text and Map Amendments a. CP-1-93 Economic Development Activity Node Land Use Plan Category C-3. Zoning Atlas (Map) Amendments a. Z-1-93 Economic Development Districts C-4. Zoning Ordinance Text Amendments DEPARTMENT: Planning PUBLIC HEARING: _X_Yes No ATTACHMENT(S) : INFORMATION CONTACT: Proposed Amendments Planning Director X2592 EDC Target Advisory Group Final Report - 12/13/90 PHONE NUMBERS: 1990-91 BOCC Goal Hillsborough 732-8181 1992-93 BOCC Goal Mebane 227-2031 PB/EDC Agreement Durham 688-7331 Township Meeting Summary Chapel Hill 967-9251 Citizen Correspondence PURPOSE: To receive citizen comment on proposed amendments to the Comprehensive Plan (text and map) and Zoning Ordinance (text and atlas) concerning a proposal to establish "economic development districts" at targeted locations in Orange County. The proposals are based on a four-year effort involving the Planning Board and Economic Development Commission, and are not related to any pending development proposal. BACKGROUND: In December, 1982 , the Orange County Economic Development Commission (EDC) was established and charged with carrying out an economic development program for all portions of the County and its constituent municipalities. The EDC's purpose is to increase economic development through clear, effective strategies and policies which stimulate balanced development at appropriate rates in suitable locations. Since its creation, one of the major accomplishments of the EDC has been the preparation of a Strategic Plan for Orange County's Economic Development. Work on the • 14 Strategic Plan commenced in the Summer of 1988, and, on March 8, 1989, the Plan was adopted, including a goal to: " . . .insure the desired quality of life. . .by encouraging economic development through investment in human resources, the expansion of existing businesses, and the creation of diversified and environmentally safe businesses. . .to provide jobs for county residents and to increase the non-residential tax base. . . " . Also included in the Plan were 12 challenges, with Challenge 01 being the identification of recruitment targets and appropriate county areas for location. To tackle this challenge, an EDC Target Advisory Group was established in March of 1990. As one of its FY 1990-91 goals, the Board of Commissioners asked that specific parcels be identified for pre-zoning for economic development purposes in a manner consistent with the Orange County Land Use Plan. The goal established August, 1990 as the public hearing date for consideration of the proposal, and directed EDC and Planning, both at the advisory board and staff levels, to coordinate their efforts in accomplishing the goal. By June of 1990, it became apparent that the parcels and methods for pre-zoning could not be identified in time for the August public hearing. Instead, a the Planning Board and the Economic Development Commission focused their attention on ways to coordinate their respective roles and, in October of 1990, jointly adopted an agreement which established procedures to address comprehensive planning and economic development matters of mutual interest. At the same time, a separate agreement was jointly adopted which included the following objectives: 1. Identify appropriate locational criteria, land use categories, and zoning designations to promote business; and 2. Develop performance standards and project size thresholds which measure the impact of land development. To accomplish these objectives, a Work Group was established, comprised of representatives from both advisory boards and their respective staffs. In December, 1990, the EDC Target Advisory Group completed a report identifying preferred locations and types of businesses for Orange County. Consistent with the recommendations of the Target Advisory Group, four iF areas were identified by the Planning Board/EDC Work Group as focal points for its efforts. They included: 1. . The northeast quadrant of the I-85/Buckhorn Road Interchange; 2. The I-40/Old NC 86 Interchange; 3 . The I-85/US Highway 70 Interchange including NC 10 and NC 751; and 4 . The NC Highway 54-West area near White Cross and Morrow Mill Road. Using construction cost data supplied by an area contractor and a spreadsheet template to evaluate the economic feasibility of development scenarios, the PB/EDC Work Group identified the preferred distribution of land uses for the selected target areas. Land uses considered appropriate for such areas included light industrial, distribution, flex space, office, and service/retail categories. Rather than limit itself to traditional techniques, the PB/EDC Work Group decided to evaluate other methods of controlling land use intensity. Among the techniques were those promoted by performance zoning advocates. To help the PB/EDC Work Group understand the application of the standards, the staff conducted detailed analyses of selected business sites to illustrate the relationship between development character and intensity standards. All of the work completed by the PB/EDC Work Group led to the formulation of a more definitive goal; i.e. , to develop an "economic development district" proposal with acceptable performance standards and streamlined approval procedures. This goal was adopted by the Board of Commissioners for FY 1992-93 . The concept of an economic development district is not new. The zoning district designation currently exists in the Zoning Ordinance, and the purpose of the district is "to provide locations for a wide range of low intensity industrial, institutional, office, and research use with no adverse impacts beyond the space occupied by the use. " While such districts are currently associated with the Land Use Plan designations of "Industrial" and "Commercial-Industrial" Activity Node, and designated in close association with interstate highways, some changes to the Land Use Element are required to "target" economic development districts at specific locations. Thus, a new land use category entitled 16 "Economic Development Activity Node" is proposed, along with the addition of appropriate location criteria. A second proposal involves the actual application of the category through changes to the Land Use Plan (Map) , including Township Plans. Finally, changes to the Land Use Element-Zoning District Matrix, and applicable goals and policies are proposed to insure consistency between the Land Use Element and the Zoning Ordinance. Associated with the changes to the Comprehensive Plan are proposals which seek to apply a revised "Economic Development District" zoning category to specific "target areas" in the county. Associated with the rezoning proposal is the establishment of performance standards and streamlined approval procedures applicable within those districts. Prior to the public hearing, a series of meetings were held on February 9 and 11, 1993 at locations in the vicinity of the proposed Economic Development Districts. Property owners whose land was proposed for inclusion in a District as well as those persons owning property within 500 feet of a proposed District boundary were notified of the meetings and the public hearing. A summary of citizen comments received at the meetings has been provided, including a summary sheet of Work Group recommendations regarding changes proposed by citizens. These changes as well as others recommended by the Planning Staff have been highlighted on the amendment proposals. RECOMMENDATION: Applications for amendments to the Comprehensive Plan and/or Zoning Atlas by an individual or agency are treated in the same manner; e.g. , the public hearing is the time for the presentation of the Zoning Officer's analysis and recommendation concerning the requests. Such requests are also bound by the time limits contained in Article 20.7 of the Zoning Ordinance in terms of preparation of a Planning Board recommendation. Amendments initiated by the County, including amendments to the Zoning Ordinance text, are not bound by the same procedures. Although the Zoning Officer normally presents a recommendation in such cases, the only time limitations are those specified by the Board of Commissioners during the public hearing process. Zoning Officer Recommendation Provided the Planning Board and Board of Commissioners find in the affirmative, the Zoning Officer recommends approval of the proposed Comprehensive Plan, Zoning 1 � 1 7 Atlas, and Zoning Ordinance text amendments. Because some aspects of the Economic Development District proposals could be altered through changes recommended at public information meetings and this hearing, the Zoning Officer further recommends that all such changes be reviewed with the County Attorney to insure compliance with statutory requirements concerning public hearing procedures. Administration Recommendation The Administration recommends that the proposed amendments be referred to the Planning Board/EDC Work Group, the Planning Board, and the Economic Development Commission for recommendations to be returned to the Board of Commissioners no sooner than April 20, 1993 . The Administration further recommends that all recommended changes to the original proposals be reviewed with the County Attorney to insure compliance with statutory requirements concerning public hearing procedures. 1S L c' Imo, irLF•2= J?j • "Best- i"a c /� r �/�_ ORANOR COUNdT Y r. PPESE M'yaf IO.•P4,:,i NESS•PEOPLE EDC TARGET LDVISORY C `1'7P El-JCL REPORT December 13, 1990 (Adopted by EDC Board, 12/13/91) This summary outlines the recomTendations of the EDC Target Advisory Group as they complete their consideration of the implementation of the Economic Development Strategic Plan. The mission of the Economic Deveiopment Commission is to encourage the expansion of existing businesses, investment in the County's human resources, and the creation of a climate for di versified and environmentally safe businesses to prosper. This focuses on providing jobs for our citizens and increasing the non-residential taxbase, to ultimately produce more tax dollars for the provision of appropriate County services. The Target Advisory Group, as a subcommittee of the Orange County Economic Development Commission has been asked to consider and investigate: 1) agricultural incentives and preferred locations, 2) review and revision of planning requirements, 3) location and types of business for Orange County, 4) making a local response team to greet and inform prospects, and 5) outlining an aggressive promotional campaign. Their work, and that of four other sUbemmattees, started in August 1989. The Target Advisory Group has considered and discussed their strategies, and forwards this Filial Report for your acceptance and implementation. 1) F_gricultural Incentives. -- In discussing possible solutions to regulations affecting the farnii.na industry, a group of people who made their living at farming felt that aoth. ng on the County level could be done to make any difference; arost policy decisions are made at the State and Federal level. The Target Advisory Group, therefore, does not forward any recramendation for County Commissioner action. 2) Review and Revision of Plan-ntna Re ,,Iirements -- The Economic Develo .nt Commission and the Orange County Planning Board have recently completed a major step by approving a Joint Planning Agreement to direct their staffs to work tog •ther on the following steps: identify and apply zoning and land u. a to promote business, - develop performance standards and project impact thresholds, - establish a cooperative planning process so that the EDC and the Planning staff are able to review projects and changes early, - review ways to streamline development approval processes by: ORANGE COUNTY ECONOMIC DEVELOPMENT COMMISSION P.O. BOX 712 • 110 N. CHURTON ST. • SAWYER BUILDING • HILLSBOROUGH, N.C. 27278 dA.n. n..n ■n"I C.AY_to10\ ?11_1')d on * combining maps to make a single planning/zoning map * developing a unified development ordinance through the help of a concerted effort by the Planning staff and the appointment of a Task Force comprised of some Target Advisory Group members. * considering a unified development review process to include all parties that would need to review a project -- EDC staff could "walk the project through" to expedite review/approval * reviewing barriers to concurrent consideration of development applications * providing more staff review of development requests and a staff recommendation for the planning board's review/approval * reviewing the possibility of adoption after public hearing instead of regw.ring further review by the Planning Board * increasing the frequency of public hearings * establish a process to conduct pre-development conferences with prospective business clients. The Agreement will also address the need for a "floating node" where thresholds will need to be upheld in order for a business to locate. With these thresholds satisfied, it will be possible for the business to locate anywhere in the County appropriate for that type of business. 3) Location and Types of Business -- The Target Advisory Group came to the conclusion that the most appropriate areas for future business development are: the interstate corridors, within or near the town limits of Orange County's municipalities, and in the business nodes identified in the Orange County Land Use Plan. Each of these zones are appropriate for certain kinds of development. The Interstate corridors stood out to the group as one of the most appropriate locations for major business for several reasons. Among them are: the proximity to a major transportation route (and the junction of two interstate highways) , the fact that major businesses need to have easy access to major highways for transport of supplies and finished goods, that interstate highways can best transport employees in our regional labor market without causing traffic congestion in municipalities, and that the land adjacent to interstate highways is not considered to be favorable for residential development. Consequently, the Target Advisory Group recommends that the corridors be used form businesses that generate truck and employee traffic, work two or.three shifts, are regional shopping centers, include a major physicalT.plant, or attract many tourists. Locating businesses within or near the town limits of the municipalities makes sense to the Advisory Group since, in many cases, public utilities are available. This is also viewed as positive since the existence of business in the Town limits will increase the taxbase, thereby limiting tax rate increases and limiting increased traffic congestion since employees can then use alternative forms of transportation to get to work. Consequently, the Target Advisory Group recommends that these areas be used for businesses that require public water and sewer, have low truck traffic, may have a night shift, serve as regional headquarters, bed and breakfast inns, hotels, home-based businesses, or do light industrial, local retail, or service work, 21 Business nodes identified in the Land Use Plan make sense for business development since analysis of planning issues has already determined that these areas work. They are located to take advantage or transportation routes, adjacent to compatible uses, and located to serve and be served by the surrounding area. Consequently, the larger. Advisory Group recommends that these nodes be used for small, local stores and retail centers, light industrial companies, conference and training centers, businesses that serve agriculture, researcn facilities, businesses that have low truck and limited night traffic, and commuter traffic concentrated at 6:UU AM and 5:UU PM. Desirable business attributes -- Without exception, businesses that snould be attracted to Orange County should tie: * generally non-polluting, * use little treated water, - * do not produce hazardous or large volumes of waste for disposal. * provide fair wages for employment of all Orange County citizens, regardless of race, education, and skill level. • This employment can be accomplished through large or small employers, but large employers should be concentrated in the Interstate corridors, the Hillsborough and Mebane areas, and large activity nodes designated in the Land Use Plan. Water and sewer should be extended to businesses located near the municipalities. Efforts should be made to make buildings architecturally attractive and complement the landscape. Computer and daytime traffic generators should not locate in congested municipalities; multiple shift businesses should be located next to major thoroughfares. Types of businesses to recruit: Generally, the businesses that fit Orange County's business niche are companies that serve/supply business in the Research Triangle or the Piedmont Triad, regional distributors, specialty mail order facilities, educational and/or consulting firms, or medical/hospital related companies. Research facilities should be allowed to locate anywhere in the County that is appropriate for business. Large, regional operations should locate in the interstate corridors and in the municipalities. Businesses with traffic (distribution, mail order, shopping malls, and major industries) should locate near the interstate highways. Service businesses should locate near their customers. Light manufacturing facilities should be recruited for all areas except the I-40 corridor, the rural countryside, and Chapel Hill. Regional training and conference facilities should be encouraged to locate in the southern part of the County where there is access to the Research Triangle Park area and the University of North Carolina at Chapel Hill. Hotels and motels should be developed along the I-d5 corridor and in Chapel Hill. uacP 22 Geographic areas that show immediate possibilities for appropriate development include: - Hillsborough Business Center area - Some Mebane sites - Hillsborough commercial and industrial sites; Meadowlands, Cornerstone, Hampton Pointe, France Property These areas are zoned appropriately and have water/sewer. Geographic areas with longer term potential include: - the rest of the 1-85 corridor (especially, the big node in Cheeks Township) - the area around the intersection of Highway 7U and I-85 in eastern Orange County - sections of Hwy 54 west of Carrboro - the intersection of 1-40 and Old NC 86 It is the consensus of this group that I-40 is a valnA hle economic resource that cannot be ignored. Sites with accessibility to 1-40 are especially suited for employers of the highly educated and companies desiring connections with the Universities, Research Triangle Park and the Raleigh-Durham International Airport. The long term potential of this- resource can only be realized by a re-assessment of current land use policies. 4) Local Response Team -- A group of individuals from business and government has been recently recruited to welcome and inform prospects who visit Orange County. These members are assembled as needed depending on the prospect's business so that Orange County's interest towards business can be appropriately conveyed. The Target Advisory Group recommends that this group be supported by appropriate representation on the Team. 5) Promotional Campaign -- Orange County needs to continue increasing the intensity of its recruitment efforts. Active recruitment efforts should be funded and initiated within the next twelve (12) months. Recruitment efforts could be enhanced if speculative buildings were available to prospective businesses and an enhanced effort were made to maze it known that there are existing buildings available for lease and sale. in order for additional new business to be attracted to an Orange -County location, at least one area in the County should be pre-zoned to allow appropriate businesses to develop without unnecessary planning approval delays. The Planning approval process should also be streamlined to make the process bearable for business and industry that want to locate or expand here. Page 4 Conclusion -- The Target Advisory Group feels strongly tnat.: 1) work should continue by the EDC and Planning board to streamline ordinances and make the regulation process more friendly to business, 2) development should be encouraged at locations within the County where utilities and zoning currently permit. it, 3) a re-assessment of land use policies should start to allow utilization of the appropriate locations within the interstate corridors and Highway 54 west of Carrboro, 4) Orange County government should immediately concentrate on pre- zoning a parcel of land near the intersection of I-85 and duckhorn Road within the identified activity node, 5) business sites which are immediately available for development in the Hillsborough and Mebane areas should be marketed, 6) the intersection of I-40 and Old NC 86 could be the western gateway to the Research Triangle; all quadrants of this intersection are appropriate for commercial, retail, and service industry development. With the continuation of current actions and an active interest and approval by the Board of County Commissioners, Orange County can attract businesses that will protect our pnysical resources and our excellent quality of life, and increase opportunities for'citizen employment. This will enhance the non-residential taxbase to allow for more tax revenues and better public services. • Page 5 2 4 1990-91 BOCC Goal GOAL - IDENTIFY SPECIFIC PARCEL (S) FOR PRE-ZONING CONSISTENT WITH THE ORANGE COUNTY LAND 'USE PLAN. OBJECTIVE .TI'y`.ET A.BL.., EDC to make recommendations to the County Commissioners that certain identified parcels be appropriately zoned for economic development. PLAN OF ACTION A. EDC will identify specific parcels based upon incut Late Spring 199 from two EDC citizen committees : the Target Advisory Group and the EDC _Infrastructure Comrmittee. • 3. Identify method for pre-zoning. EDC and Planning Spring .990 will coordinate, both at Board level and at staff level . C. EDC to prepare preliminary recommendations. June 30 , 1990 D. To ?ublic Hearing. Au.;ust 1990 � . Anticipated County Commissioner action. September - October 1990 • • 1992-93 BOCC Goal 2 Revised 10/14/92 ECONOMIC DEVELOPMENT DISTRICT GOAL - COMPLETE PREPARATION OF AN "ECONOMIC DEVELOPMENT DISTRICT" PROPOSAL OBJECTIVE As one of its FY 1990-91 goals, the Board of Commissioners asked that specific parcels be identified for pre-zoning in a manner consistent with the Orange County Land Use Plan. In October, 1990, the Economic Development Commission (EDC) and Planning Board (PB) adopted an agreement which included the following objectives: 1. Identify appropriate locational criteria, land use categories, and zoning designations to promote business; and 2. Develop performance standards and project size thresholds which measure the impact of land development. In December, 1990, the EDC Target Advisory Group completed a report identifying preferred locations and types of businesses for Orange County. Using construction cost data supplied by an area contractor and a spreadsheet template to evaluate the economic feasibility of development scenarios, the PB/EDC Work Group identified the preferred distribution of land uses for selected target areas. Rather than limit itself to traditional techniques, the PB/EDC Work Group decided to evaluate other methods of controlling land use intensity. Among the techniques were those promoted by performance zoning advocates. To help the PB/EDC Work Group understand the application of the standards, the staff conducted detailed analyses of selected business sites to illustrate the relationship between development character and intensity standards. All of the work completed by the PB/EDC Work Group has led to the formulation of a more definitive goal; i.e. , to develop an "economic development district" proposal with clear, acceptable performance standards and streamlined approval procedures. The concept of an economic development district is not new. The zoning district designation currently exists in the Zoning Ordinance, and the purpose of the district is "to provide locations for a wide range of low intensity industrial, institutional, office and research use with no adverse impacts beyond the space occupied by the use. " Such districts are normally associated with the Land Use Plan designations of "Industrial" and "Commercial-Industrial" Activity Node, and designated in close association with interstate highways. PLAN OF ACTION Rather than use the current district provisions, the basic concepts embodied in the district definition will be retained, but the remaining work will focus on the following: 211 A. Finalize performance standards and design September, 1992 - guidelines for each nonresidential use October, 1992 category associated with specific economic development districts. This activity will involve: 1. Completion of site evaluation display boards and calculation of land use intensity levels; and 2 . Identification of desired intensity levels, performance standards, and design guidelines for each land use type. B. Finalize locational criteria for October, 1992- economic development districts, November, 1992 including the type and distribution of land uses associated with each site. This activity will involve: 1. Identification of development constraints for the I-85/U.S. 70 interchange area; 2 . Preparation of economic feasibility calculations for the I-85/U.S.70 and I-40/Old N.C. 86 interchange areas; 3. Identification of appropriate distribution of land uses for the I-85/U.S.70 interchange area; and 4. Preparation of schematic land use and thoroughfare plans to guide development within the districts. C. Identify approval procedures and November, 1992- implementation strategies for development December, 1992 projects in economic development districts, including, but not limited to, the following: 1. Zoning of target areas as "economic development districts" by Orange County, following development of locational policies, performance standards, and design guidelines; 2 . Approval of development applications by staff, provided project complies with approved policies, standards, and guidelines; 3 . Approval of development applications by Planning Board and Board of Commissioners if project does not comply; { 27 4 . Provisions for expansion of economic development districts and modification of approved applications; and 5. Mechanisms for infrastructure provision, including, but not limited to, service district, impact fee, and water/sewer extension policies. D. Interim report to the Board of Commissioners, January, 1993 E. Planning Board/Economic Development January, 1993 Commission review F. Present proposals at public hearing February, 1993 G. Planning Board/EDC recommendation March, 1993 H. Board of Commissioners decision April, 1993 STATUS REPORT The original Plan of Action called for proposals to be presented at public hearing in August, 1992. However, progress has been slowed considerably by the amount of time required to finish staff work on a school impact fee proposal, kick off the voluntary agricultural district program, and conduct economic feasibility studies of rural character development options. The revised Plan of Action above calls for the proposals to be completed in time for the quarterly public hearing in February, 1993. The schedule also seeks to avoid a situation where too many major issues are considered at a single public hearing. THEEDC.WPS 28 2J RESOLUTION OF AGREEMENT BETWEEN THE ORANGE COUNTY PLANNING BOARD AND ECONOMIC DEVELOPMENT COMMISSION ESTABLISHING PROCEDURES BY WHICH TO ADDRESS COMPREHENSIVE PLANNING AND ECONOMIC DEVELOPMENT MATTERS OF MUTUAL INTEREST WHEREAS the Planning Board was created for the purpose of developing and recommending to the Board of Commissioners a Comprehensive Plan for Orange County, including policies , ordinances, administrative procedures , and other means for carrying out said plan in a coordinated and efficient manner; and WHEREAS a goal of the Land Use Element of the Comprehensive Plan is the promotion of economic development which emphasizes local employment needs yet preserves community character and protects the natural environment; and WHEREAS the Economic Development Commission was created for the purpose of increasing economic development through clear, effective strategies and policies which stimulate balanced development at appropriate rates in suitable locations; and WHEREAS the parties to this agreement pledge their best faith efforts to deal responsibly with issues of mutual interest, and acknowledge and respect each other' s responsibilities and obligations in this regard; and WHEREAS the parties to this agreement pledge, consistent with legal limitations, to work cooperatively to balance economic, environmental, and community considerations in developing plans, policies, regulations , and/or other similar documents that are in the best interests of the citizens of Orange County: NOW THEREFORE BE IT RESOLVED by the Orange County Planning Board and the Orange County Economic Development Commission that they agree to work cooperatively in addressing the following matters of mutual interest: A. Identifying and applying appropriate locational criteria, land use categories, and zoning designations to promote business, including but not limited to the following: 1 . Economic development district; 2 . Mixed-use development district; and 3 . Floating land use plan/zoning district designations . B . In conjunction with A above, develop performance standards and project size thresholds which measure the impact of land 30 development, and which may include but are not limited to the following: 1 . Local economy a. Public fiscal balance - Net change in government fiscal flow (revenues less expenditures ) . b. Employment - Number and proportion of new jobs taken by county residents, and change in number and percent of employed, unemployed, and underemployed. c . filth - Change in real property values on development rtLe and adjoining parcels . 2 . Natural environment a. Air quality - Change in level of air pollutants relative to standards and number of people at risk or bothered by air pollution. b. Water quality - Change in water pollutant concentrations relative to standards for each body of water. c. Noise - Change in noise and vibration levels relative to standards and number of people bothered by excessive noise and vibration. d. Wildlife and vegetation - Number and types of endangered or rare species, natural areas, and/or wildlife corridors that will be threatened or lost. e . Agriculture and forest land - Change in acreage in agricultural and forest use, and in availability of prime, state, and locally important farmland. 3 . Aesthetics and cultural values a. Attractiveness - Disturbance of physical conditions currently considered attractive; removal/improvement of unattractive conditions . b. View opportunities - Number of households (or businesses ) with designated scenic views that are blocked, degraded, or improved. c.• Landmarks - Rarity or importance of cultural, historic, and archaeological landmarks to be lost or made inaccessible . is 31 4 . Public/private services and infrastructure a. Water supply - Change in frequency, duration, and severity of water shortage incidents , and in water treatment levels relative to standards and number of households or businesses capable of being served by facility. b. Sewage disposal - Change in sewage treatment levels relative to standards and number of households or businesses capable of being served by facility. c. Storm drainage - Change in percent of land with impermeable cover relative to standards . d. Medical care - Change in number of citizens beyond x minutes travel time from emergency health care and in potential bed need versus bed supply of area hospitals . e. Crime control - Change in rate of crimes , police patrols , and physical conditions ( lighting, sightlines , etc . ) likely to affect feelings of security. f . Fire protection - Change in fire incidence, fire spread, property loss, and rescue hazards . g. Recreation - Change in number and percent of households (or affected employees or shoppers ) with access to various types of recreation facilities within x minutes travel, by type of facility and mode of travel . h. Education - Change in school crowdedness indicators; e. g. , student-teacher ratios, optimum class size. i . Transportation - Change in "level of service" for selected roads and intersections , and in number and severity of traffic hazards created, and number of people potentially affected. j . Shopping - Change in number and percent of households within x minutes travel time to shopping, by type store and mode of travel . k. Housing - Change in number and percent of housing units relative to need, by type of housing (price, owner/rental, number of bedrooms, etc . ) . 5 . Other social impacts a. Displaced persons - Number of residents, or workers, displaced by development . . 3 2 C. Establishing a cooperative planning process whereby both boards are provided with opportunities to review/comment on plans , policies , regulations, and/or other similar documents which affect comprehensive land use planning or economic development activities . D. Identifying ways and means of streamlining development approval processes , including but not limited to the following: 1 . Unified development ordinance to integrate scattered and uncoordinated land use regulations; 2 . Single map for use regulation instead of a land use plan map and a zoning map; 3 . Removal of barriers to concurrent consideration of development applications; 4 . Incentives for faster development application review/approval; e. g. , administrative in nature with lower fees; 5 . Comprehensive design/development applications; e.g. , unified development review process; and 6 . Increased frequency of public hearings . E. Establishing procedures for conducting pre-development conferences with prospective business clients desiring to locate or expand in the county. BE IT FURTHER RESOLVED that the Orange County Planning Board and the Orange County Economic Development Commission hereby direct their respective staffs to work cooperatively in addressing the matters described above. BE IT FURTHER RESOLVED that the Orange County Planning Board and the Orange County Economic Development Commission hereby agree to use their best efforts to complete all work on the above mentioned matters in accordance with the following schedule: 1 . Items C and E above will be completed and presented to the Board of Commissioners at its annual goal-setting session in December, 1990; and 2 . Items A, B, and D above will be completed and presented for review and comment at the May, 1991 public hearing. 33 This the day of , 1990 . Betty ` idenier, Chair Orange County Planning Board doter' Guido D- --ere, Chair Oran• ounty Economic Development Commission 34 ,, :J, 1 ECONOMIC DEVELOPMENT DISTRICT SUMMARY OF COMMENTS FROM TOWNSHIP MEETINGS FEBRUARY 9, 1993 EAST ORANGE NODE (PLEASANT GREEN COMMUNITY CENTER) WHITE CROSS NODE (WHITE CROSS SCHOOL) FEBRUARY 11, 1993 NC 8611-40 NODE (PLANNING & AGRICULTURAL CENTER) BUCKHORN ROAD/I-85 (EFLAND-CHEEKS COMMUNITY CENTER) 1. Permitted Uses - Towers for cellular phones and other communication devices should be permitted to accommodate new directions in technology. - Landfills, toxic waste disposal facilities, massage/adult entertainment businesses and bar/nightclubs were cited as uses which should not be allowed in the ED district. - If a mobile home park were located in the ED District, could individual mobile homes be replaced? (yes) Would a Special Use Permit be required? (no) - Landfills, toxic waste disposal facilities, quarries, stockyards, and airports were cited as uses which should not be allowed in the ED district. - Can residences continue to be occupied if the district is adopted? Will multi- family uses be allowed? - There will be little incentive for landowners to maintain their property, particularly residential property, until it is developed. - People who live in the proposed district and do not wish to develop or sell their property have nothing to gain from the rezoning. - Will recycling industries be allowed (yes - they are considered to be manufacturing/processing in the Table of Permitted Uses) - Residences built in the ED zone should not be required to go through the SUP 36 2 process; fees may be too high and the process too long for residential uses. (Norman Hester) - Commercial uses that desire high volume traffic should be limited to establishment on lots with NC 54 frontage. (Tom Whisnant) Do not allow waste management facilities from the list of permitted uses (S52). (John Santucci) - Did not want to allow stock yards (S49), waste management facilities; hazardous & toxic (S52). The difficulty and expense of applying for a Special Use Permit or completing a Planned Development is too large a burden to build or expand any single-family residential use. (Dan Eddleman) - Junkyards and other salvage uses should not be allowed in ED. (Joyce Scott) - Intensive developments such as petroleum storage facilities (or others that require a Special Use Permit) should require a public hearing so residents could comment on the uses proposed. Small scale residential development and subdivisions should be allowed in the ED zone; Orange County should allow minor subdivisions and create a special process and fees to work with the Special Use Permits for residences in the ED zone; this is especially important for "family land" where parents want to split off parcels of land or build other structures for their children or other relatives. (Ann Joyner) Would prefer zoning to allow only uses that provide services to the residents of the area. (Mark Botts) The intensity of the uses proposed for the ED zone are understandable for areas along the interstate highway system where the quality of life is "degraded" already, but NC 54 does not have the same "degraded" quality of life, so the level of intensity should be reduced. Uses should be more focused to serve the needs of the area's residents, not regional warehousing and manufacturing. (Joyce Scott) It may be difficult for residences in the ED zone to comply with the regulations of the ED zone. (Norman Hester) Limit permitted uses to NC-2 and LC-l. (Tom Whisnant) Prefer to see a separate zone created to account for the rural location of this area; did not feel that the same intensity of development should be allowed along I-85 and I-40 as allowed along rural NC 54 in Bingham Township. (Dan Eddleman) 3 2. District Boundary - The owner of Eno Mobile Home Park, which is not included in the district, asked that the ED zoning be applied to the park. It was explained that existing mobile home parks were not automatically included in the district boundary so as not to create undue pressure to eliminate them. The owner of property located near the intersection of NC 10 and Hwy 70 does not wish to have her property included in the district. A petition or letters will from other residents along NC 10 requesting exclusion of the area between NC 10 and the railroad will be submitted prior to the public hearing. June Haas asked that her property, located on the west side of NC 86 north of Cornwallis Hills, be included in the district. Some lots which are part of the Stagecoach Run subdivision are included in the district. The map needs to be adjusted around this area. Want to remove a parcel of land east of Hancor from the ED zone (parcel 3.28..25); he owns the next parcel east where his residence is located and doesn't want either parcel zoned ED. (Alvis Oakley) 3. Property Values and Taxes Property used for residential use will be devalued because no one will want to buy it if it is surrounded by commercial zoning. Property values will increase and taxes will go up, even for someone who does not intend to sell. Taxes are already high, and it may make it difficult for some people to remain in their homes. How will the proposed district affect assessed value of property? (Handout summarizing discussion with Tax Assessor was available.) After several years without significant non-residential development, Orange County should consider changing the area's zoning or regulations to allow more residential development. (Robert Wilson) Land located in the same ED zone as a single non-residential use should not necessarily have a changed assessment, especially if the land is on the opposite end of the zone and does not have road access or access to public utilities; this would be a terrible disincentive to developers who need to hold land until access and utilities are available; this is also true if other parcels of land need to be acquired before a project can go forward. (Ann Joyner) 4. Landscaping and Buffers The proposed buffer between the ED district and adjacent residential districts is only 50 feet. A buffer of 200 feet was suggested. 3 " 4 How are uses within the ED district protected from each other? General questions and discussion about the site volume ratios. Are there any guarantees that landscaping will be maintained? If trees die after several years, will they be replanted? - In the absence of impervious surface requirements, how will we guarantee that there will be enough soil to support landscaping and provide sufficient infiltration for stormwater control? Restrictions on outside storage should be made to make sure that it is not the primary use, and the storage is well screened. (Joyce Scott) Require large buffers at the edge of the ED zone to protect the residential land outside the "node". (Alvis Oakley) S. Watershed Protection Even though this area is not in a protected watershed, the area should be protected as if a designated protected watershed. (Patrick Mulkey, Chair of the Bingham TAC) - Non-point source pollution needs to be considered in opening up an area to non- residential development. 6. Water and Sewer Who will pay for water and sewer extensions? Will taxes go up? Will that cost be passed on to property owners along the lines in the form of frontage fees? If water and sewer are provided, Durham will annex. Why does Hillsborough want more water than they already have? What is driving this effort? Is there a major business that wants to locate here that we are trying to accommodate by changing the ordinances? Has there been discussion with OWASA and Hillsborough regarding water and sewer availability? Will the land around the NC 86/ I-40 interchange develop faster than the remainder of the district? (Depends on water/sewer extensions.) Taxes helped pay for the waterline on NC 86, but residents can't use it. For the ED zone to work, water and sewer provision must be accomplished; a fund must be set up to extend public utilities to the area. (Walter Ray) 39 5 7. Review and Approval Process There were several questions and general discussion about the proposed approval process and how is differs from that in place now. Even though the uses proposed for the ED district could be allowed under current regulations upon approval of a rezoning, the rezoning/public hearing process offers area residents a greater sense of protection. What if the staff claims that the design guidelines are not met and the applicant disagrees? Is there an appeal? (There is no "appeal". The applicant would submit a Special Use Permit in accordance with the same rezoning procedure that is in effect now.) How soon will the proposal be approved? What process would be required if new public roads were built? There should be a way for property owners to be notified of development plans, even if a public hearing is not held. Wording in the Performance Standards "encourages" particular uses, site amenities, building materials, etc; specific requirements should be required or prohibited -- wording should be stronger. 8. Current Review and Approval Process Establishment and expansion use lower intensity uses can be done now with a Land Use Plan Amendment and a re-zoning -- the process should remain this way. - For all intents, it is impossible to expand a use such as PHE within the node as it exists; it is very unlikely that a LUP amendment and re-zoning would be approved, or that a company interested in the location would be willing to put this level of effort into the area with such limited chances of success. (David Groves, PHE, Inc.) 9. Other - Discussion of Durham outer loop proposals. - Does anyone involved with this proposal actually live in the proposed district? Will impact fees be charged to provide for road improvements which may be needed to accommodate additional traffic on NC 86 and other roads? It would be better to let some of the Rural Buffer develop so that all of the growth and impact is not concentrated in one area. 40 6 Pedestrian access should be provided for all ED uses, not just office, service and retail. (See item (a)4 of access design standards.) Traffic generation may impact surrounding residential developments; concerned about congestion of the area. (Mark Botts) Promoting non-residential development will increase taxes instead of reduce them; there will be more services needed with the addition of more commercial uses. The TAC's should have been involved in the creation of the ED zone, instead of simply being able to comment on the results of the Joint Planning Group's work. (Patrick Mulkey) This area is very rural residential, leave it that way. Employees at non-residential developments will require housing that will eventually cause more residential development. (Dan Eddleman) 10. Process and Intent of ED Zoning Encouraging economic development in the area is necessary; businesses that look at the area need pre-zoned land to be able to locate without having to spend 6 months to one year applying for re-zoning; this ED zone will help Orange County to provide jobs and diversify the taxbase. (Walter Ray) The performance standards must require enough to make a quality development inevitable, but standards must ensure that the area is not too expensive to develop; the appropriate performance standards can make this area a jewel; requiring buffers will allow intensive development surrounded by greenery (it will be a "green donut"). (Dolly Hunter) Expansion of the NC 54 "nodes" would be advantageous to the creation and encouragement of small businesses; small businesses are priced out of being able to locate in any of the municipalities in the County; the kind of businesses that locate in rural locations serve the region and provide jobs for middle-class residents. (Ray Sparrow) - Providing a set of performance standards will allow quality development that Orange County will be proud of; this development will not be land where the buildings are made to just meet the minimum standards. (Robert Wilson) - The Buckhorn Road area could take advantage of the railroad to provide mass transit and better freight movement by rail. (Sim Efland) - Creation of ED zone with performance standards would assist business locations by limiting the time required for Public Hearings, etc. that are a significant cost to small business establishment. (Ray Sparrow) This area is a valuable resource to Orange County; zone it now before it gets 41 7 used for scattered residential and makes the area unsuitable/more expensive for commercial/industrial use. (Dolly Hunter) Pre-planning and pre-zoning is the wise move by the County. (Walter Ray) The ED zoning would promote the "highest and best use" of the land; this area is an excellent location for the Southeast. (Sim Efland) 42 o $ xa� cyb 'M $ c„0 , 7 oQ ° 3 .. c O d .4 `�O g a� tu y c '-•, w — 4, W g °v d `. g �oU • a•� a � °' te oa r U b ;,,rem ° 8c i00 'ii a) .5 'S o [ z5 •5 t4 pC et 053 $ Ea3 e > 1u '° '= „ a 'b a� „ wt a O . 5 '0 ,. 5 at w 3z � ,"g m ob c 0 co A CD w 5 a� u >,4. 0. ` or o ' .� A o'�° o . a0i o 0 a g 8 b4 i -.., 1 '° •0 0 0 y 0 Q 4 a, >,� Y V ao ; 0. °0. y > a o°i c 0 .0 . . c a0i �04 �,E-4 3 .d aQ •U l 0 � co ba.� wbI., w i5bg � c � ; ,,� aI. QU $, o E■ .se 77: °' ,>, .c 6 w pq c b �' 0 �1 1 � bg 4 flb � a c ° ° b ° � : 9 W •i a. ° a 1 HI w 1-'0 C13 3 0 wW •vWwZ D 0 0 axa 23 ea a CQ 0 h b A g W ab Wig - 0 A by a 8w yb a � a° i W ° 0.4 e 0 0 X03 c a� ' � 0 a) y I„, $,y A . 3I wb � ~ a,a � b o E4 ti 8 _ z ° 1 00 °,0 O H v i � $ i1* CA a0i 'b 2 0 a>i ,v z O t7aa g •o � g O tn 0 b ii 4 (,) ; t s m 1 A 44 co 0 ■ a) ra ,c41 f imii; Faa'-' s 2 0 . g . E � N ' 7 � 3 �; y i) O . O z ". � vy> 1 . . 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U° Q 3 a� >, � 1e� a ;�s � :~ ., °O � � a'3 3 `' a' .� '50 3aars 43 ,,;t.O ax - .s 8 � � A ° Zw m '� mow° � `° °a.� X 44_ p 0„ a) gq 2 = O ai o •a R N •^ a0D U 3 w a) ° 5" p a4j 9 b O �', a. ti V► aoa) a ° a>i Z �' ,°, a0i32 ° ° 0� 5 2 = a n °' a °� y 0U sZ a4i 4 0 g 5 [ P �2 b° °°. � a' ,v 0 a4i a� 4 r3 ;a- O .E g — b � .4 .0 5 a) w 4O 3 c''hJIIIFUI •� o :gi 38 .53 4 ,•3 3 .5 g � � L. -g �- � .n R E0°a a al a 0 a, 0 ,5 oe •B a' oa O a ° � � AAg� ° o c 1�1 U .a 4 0 o g a a ..0 o 3 ° Cid O arm et g � o O 4 .0 >, V1 0.1 '� z O � � 0 O as xo ` a C a 4 gV ..... 4a. � � aa h 8 -0 3 • 45 ORANGE COUNTY COMMISSIONERS P.O. Box 8181 HILLSBOROUGII, N.C. 27278 Moses Carey, Jr. 732-8181 Alice M. Gordon 968-4501 Stephen H. Halkiotis 688-7331 Veda C. lnsko 227-2031 Don Willhoit 644-3004 (Fax) MEMORANDUM TO: County Commissioners FROM: Beverly A. Blythe DATE: February 15 , 1993 RE: TELEPHONE CALL FROM ALVIS OAKLEY Mr. Alvis Oakley called my office on February 11, 1993 and stated that with regards to the Economic Development District Proposals, he would like to request that his lot be taken out of the plan. He has a small lot adjacent to Hancor which could not be used because of its small size of 270' . He does not want to be taxed unfairly for this lot if in fact this area is designated as an Economic Development District. YOU COUNT IN ORANGE COUNTY 1 46 47 DISTRIBUTED /9,12.-.'Cd/ 10 February 1993 D • \\\ FEB 1 I EEG Board of Orange County Commissioners Chair , Moses Carey and Board Members P. O . Box 8181 Hillsborough NC 27278 Your Honorable Commissioners , I am writing about the proposed ordinance/plan amendment for the White Cross node on Highway 54 , to be discussed at your public hearing on February 22 , 1993 . I attended a meeting on the proposed changes last night , a meeting I had been informed of only by a concerned neighbor one hour beforehand . I live on one of the neighborhood streets that abuts on the proposed new economic development activity node . Not only was I not aware of the proposed changes , but the Bingham Township Advisory Council only saw the amendment package for the first time at this meeting . The problems I see with the proposed changes are as follows . The fact that three residential districts adjoin this node was not taken into consideration in locating a possible site . A shocking sign of this disregard was evident in the very pretty colored maps that the consultants displayed of the area which did not designate where these residential developments were located-- my street was not even drawn on the maps ! The changes to this area are drastic : the current 10 acres devoted to commercial development will expand to 200 acres . As a local resident , I am very concernced about the increased traffic , potential pollution and noise in this peaceful neighborhood . The planning committee failed to take into account the big difference between this proposed node and the ones along I-85, where there is already considerable commercial and industrial development , plus the roads to support them, and few residential homes . As the proposed zoning ordinance now stands , all manner of development may occur on these 200 acres--storage and distribution of petrolem products , water and sanitary sewer pumping stations , stockyards , hazardous and toxic waste management facilities , sawmills , etc . Although the ' likelihood of a toxic waste facility located on this site is minimal , the point is that once this ordinance goes through , there is very little the local residents can do to stop very damaging development . There will be insufficient oversight of what is constructed . I can understand that Orange County wants to diversify its taxbase, but this land would be best suited to a LC1 or NC2 zoning district designation rather than ED . In other words , distinctions need to be made between the I-85 sites and the Highway 54 ones . Another problem 4b that the proposed 5C b foot buffer uf e- cetween inaustria ; a commerical or C'ui icing and th insufficient . E.c�, eCiall e residential lot is totally could fill that space . y when you consider that a parking lot And , of course , I am extremely worried about long-term future industrial development of this area , for and zoning changes will be influenced by this future land use I am particuiarl current decision . Y worried about the argument that this area will be better suited for t'- e location of an airport , once industrial and commercial cevelopment i = er,traodinarily suspicious - permitted here . I remain of how the debates about the so-called relocation of Horace Williams Airport are proceeding , and do not want to see Orange County and its commissioners forced into unwanted changes_-among them a much heavier amount of traffic around the Chapel Hill High and Seawell Public Schools--because of UNCCH . Thank you very much for your consideration of my concerns ! Sincerely , Dr . Alice Kuzniar 9711 Leslie Drive Chapel Hill NC 27516 • 'SCx 26�,, o ✓ C Wm, r `c c �1 ttiv �3 (�l�L T:Li:WY r �,l L-C VV� �J✓ , L7\ t 11'�c'Q V1 G� � �tX t _l !/` f 7 `'V r j j, ---T- (7 / C \AC&'(k.. Lg, j\,9,1\r vAA.ort , _71/4i_cc(E)cp_o Rwu CV A LAAA4_,(--(Ti c.; ow, Uv 40k W 0J1,-e C nill n�`f, cu.- VL 0"0 CU�I 1 COQ Q lC�v r , ffy i� QYLCVI Cv��Y v`ll/jr ik_ (Aces_ ( ..cvLJut 75),t:A.:eckA (01, 13-1A,(4-e Or Lef--(Ar- I 5c.))r — 4 — Y-1 k9Le- 6cYv`A °111 �11"Q Z Ch y � Vlh %' ' % � C7l/l l/vaL, L0 (/ (elr-o/✓kz( c5 Leer CZLCc.tiL I e hid\ k Lez LL�1 Cl�t� ' VL V� I / `�4-e (iv` UCt71 015'0 ,aZ-2, a./1k to Cc"1x uce_- [A,e-r( e cvv--Pai cavt vli S r\- - cu-P-21- v`Q N `4 r T o Y srCO,_ 7-A iNL Y nG�p - c� l� L U.-Ro Q 1 50 LETTERS TO THE EDITOR 1 White Cross ems district r 'e iThe Orange County Board of Corn- commissioners' literature explains missioners is proposing that a 200- that this targeted area would be al- acre parcel of rural land at White lowed to store and/or distribute ev- Cross (designated BH-2; about six erything from petroleum products to miles west of Carrboro off N.C. 54) be toxic and hazardous waste. "targeted" as an Economic Develop- Only those residents living within ment (ED) District. Apparently this in- 500 feet of the proposed facility were volves for the most part rezoning the informed by the county of the im- White Cross land from its current pending action — it can only he as- "agricultural and residential use" sta- sumed that the commissioners felt tus, to one that would allow for in- those 'homes situated 503 feet from dustrial, office, warehousing, and re- the site would not be affected. Fur- tail uses. The purpose behind this ini- thermore, residents were given less tiative, the board explains, is to spur than a week's time to prepare their industrial and commercial activity in arguments against the commissioners' the county. proposal for the public hearing sched- We residents of the White Cross uled for Feb. 22, 7:30 p.m. at the area, frankly, have some problems County Courthouse in Hillsborough. with this proposal, including the This public forum represents the only manner in which the board is carry- opportunity the Board of Commis- ing it out. sioners is allowing for any citizen op- Besides the obvious environmental position to be voiced with regard to and aesthetic arguments of bulldoz- the rezoning. ing 200 prime wooded and farmland Since this proposed ED district at acres — as well as the question of the White Cross threatens not only it • commissioners' commitment to any revocable environmental loss but also preservation of the rural character of direct human health risks, we ask Orange County — the proposed ED that ALL our county neighbors sup- site is directly adjacent to a com port us in demanding that it be swift- munity of 70 single-family homes ly rejected. with private wells. The rezoning ordi Our county's growth and develop- ] nance would allow the proposed in ment should be well planned and eq dustrial park to encroach within 50 unable — no: something from which we feet of these residences (the equiva ou have to defend our communities, lent of four car lengths.) our homes, and our children. Once rezoned and developed? the Jack Nestor Chapel Hill • 51 PROPOSED ORDINANCE/PLAN AMENDMENT ORDINANCE/PLAN: Land Use Element - Comprehensive Plan REFERENCE: Section 3 . 3 - Land Use Plan Categories Section 3 .4 - Locational Criteria Section 3 . 5 - Land Use Goals and Draft Policies Section 3 . 8 - Cheeks Township Section 3 . 9 - Hillsborough Township Section 3 . 10- Eno Township Section 3 . 11- Bingham Township Section 3 . 12- Chapel Hill Township Section 4 . 1 - Overview of Implementation Strategies ORIGIN OF AMENDMENT: _X_Staff X Planning Board X BOCC Citizen X Other: Economic Development Commission STAFF PRIORITY RECOMMENDATION: X High Middle Low PUBLIC HEARING DATE: February 22 , 1993 PURPOSE OF AMENDMENT To revise the Land Use Element of the Comprehensive Plan to implement PB/EDC Work Group recommendations concerning the development of an "economic development district" with acceptable performance standards and streamlined approval procedures. Associated with the proposed changes to the Land Use Element are corresponding changes to the Zoning Ordinance. Proposed changes to the Zoning Ordinance have been addressed on a separate Ordinance/Plan Amendment Form. IMPACTS/ISSUES As one of its FY 1990-91 goals, the Board of Commissioners asked that specific parcels be identified for pre-zoning for economic development purposes in a manner consistent with the Orange County Land Use Plan. In October, 1990, the Economic Development Commission (EDC) and Planning Board (PB) adopted an agreement which included the following objectives: 1. Identify appropriate locational criteria, land use categories, and zoning designations to promote business; and 2 . Develop performance standards and project size thresholds which measure the impact of land development. In December, 1990, the EDC Target Advisory Group completed a report identifying preferred locations and types of businesses for Orange County. Consistent with the recommendations of the Target Advisory Group, four areas were identified by the Planning Board/EDC Work Group as focal points for its efforts. They included: 1. The northeast quadrant of the I-85/Buckhorn Road Interchange; 5 r2 R -- /c_-.,,,L •ROVE }rrtt Rrr iirw . / \1 , 1 / / \ ,„,` /L`R/Vr'� ft RSRtO V ' )/. 1 1 I 1, j I Lrrrt�t r *uirt tH o i 1 Y Iiiii ' !!� -- if* . _, '� ''fi� •� -1S \ �J ,- ,�cr 6ttr rwrrpenfo; II' ��l IIiIi,1! 1- ,:s ���i 1��'li as 42 a IA CUD 44:;:-A.-- e,:4 4,- '..-- a 1 b 1 Ali ) , / .1 rT .11 iy -k. - ... . --.-.--.-..4ii ., III- ` .;,%.,4-----...4,:ww;oo'� ,o,. CIS e:)2'r?:_!:.. -,T:T-.,..�a3-:r--- •si a ;iYGI _ `v ::::' 'r =-=W”. , • ,i,,. .::1::f'.��1 �.lid ✓ 'max-:?e ::.,,-..� 1'' --ti,, .i,, ,'e:,. .yam P. 1 tefr.0 Of liql.qtiti....'.:,L-...;vgliijFg.1.7:=12.4. ,:a■ '1 .j.`,...,,-'llri ,.... \ : 151 1 1411 ill 1.,.',4:11.,F.-4)-1::311t...-7--1: ' .4," 1/ZIP'‘41A 0 N. . Rr0aImIlrr►.• �r:�" �_ 'RRA!L' T i El Gt trr WO rFS/Q • : __-_ -.f - ?? CIO _-- --- = J� _-- __:-_ _ . ¢ Z CD rte_-_�:r _ JI'm'.oil' /.�?fY wiia_ �_ - n��-KP%�1�^•,:2�>r�..'.'-:. "n:rr Fc.`^:;: O �� f'i fir. r. d•R:t_ . _- �, ;4F`4` j•� "*. �`•C ,� t! •\•; '� I'' 1' ''jt - _ 1.-— ,:•,s,,-...4-. .^•Fti ':.:i'c•s dry 'i i.:�":�p�+�•• I �i/D'f.; _:__ -___ -_}A't�'l�'F ;R?, ern _.1k iOXi?::ri� T,�,�Lt,;: ,f°.:{r 4:-.4,J - - -�yt °.)-mac S ap)}.1.'' S%!.-:`', • .. p Q m'0,` : ::�}:Fi ( fi.'. C ) ' f•. f4 F _3-fA = �s•'rFr �F...:'.:^ :.i:•:i:f ,.a^: SRI J.i'`flFl '\•'=-'r_':�'=:..:r_ �rE___v,:J/.4ifii::`__!.!f1i!L':;',:'rn�%:�;;QQ#'.;fA'•i it tom :=___ :_ :v: .,: ''-'.V 4;;:.,, . ▪ Via. N:,... :,?:!r:,;ry�.-: '/ ti�-� ----_ �5`3:y1�:_�: ',.4a!s:: "A:Wv_ii,4a{..i ; mss ?:= t � :_ . fe,•l wr yy Z } : � '--'r . Ill _ = ..J � A .,.., EI o i ri-- ,.... t*,.:......,E.s.E:::::->,-.• v.'-,$.-.....-' o; ▪ E li::: 7t::ii.-_;!:,::::.._ _ ;_- - E_____ 1 _*__< ::-=:-E_-- LAND USE PLAN sc!+LE P CATEGORIES; ° °°0R m r.� AC ,IVITY NODES: MUNICIPAL JURISDICTION `==�' RURAL BUFFER RURAL COMMUNITY 10 YEAR TRANSITION r' PUBLIC INTEREST AREA • RURAL COMMBORHOOD 20 YEAR TRANSITION WATER SUPPLY WATERSHED CARRBORO TRANSITION WATER QUALITY CRITICAL COMMERCIAL TRANSITION :. CHAPEL HILL TRANSITION AREA COMM/IND TRANSITION �i, RURAL RESIDENTIAL .• AGRICULTURAL RESIDENTIAL 1991 at amended ,,,°r„m I„e,,,r,a o,..,0..e OR rr 1 5 ,4 5 " 2. The I-40/Old NC 86 Interchange; 3 . The I-85/US Highway 70 Interchange including NC 10 and NC 751; and 4 . The NC Highway 54-West area near White Cross and Morrow Mill Road. Using construction cost data supplied by an area contractor and a spreadsheet template to evaluate the economic feasibility of development scenarios, the PB/EDC Work Group identified the preferred distribution of land uses for the selected target areas. Land uses considered appropriate for such areas included light industrial, distribution, flex space, office, and service/retail categories. Rather than limit itself to traditional techniques, the PB/EDC Work Group decided to evaluate other methods of controlling land use intensity. Among the techniques were those promoted by performance zoning advocates. To help the PB/EDC Work Group understand the . application of the standards, the staff conducted detailed analyses of selected business sites to illustrate the relationship between development character and intensity standards. All of the work completed by the PB/EDC Work Group led to the formulation of a more definitive goal; i.e. , to develop an "economic development district" proposal with acceptable performance standards and streamlined approval procedures. The concept of an economic development district is not new. The zoning district designation currently exists in the Zoning Ordinance, and the purpose of the district is "to provide locations for a wide range of low intensity industrial, institutional, office, and research use with no adverse impacts beyond the space occupied by the use. " While such districts are currently associated with the Land Use Plan designations of "Industrial" and "Commercial-Industrial" Activity Node, and designated in close association with interstate highways, some changes to the Land Use Element are required to "target" economic development districts at specific locations. Thus, a new land use category entitled "Economic Development Activity Node" is proposed, along with the addition of appropriate location criteria. A second proposal involves the actual application of the category through changes to the Land Use Plan (Man) , including Township Plans. Finally, changes to the Land Use Element-Zoning District Matrix, and applicable goals and policies are proposed to insure consistency between the Land Use Element and the Zoning Ordinance. EXISTING ORDINANCE/PLAN PROVISIONS Copies of the following applicable sections of the Land Use Element have been provided as attachments. Section 3 . 3 - Land Use Plan Categories Section 3 . 5 - Land Use Goals and Draft Policies Section 3 .8 - Cheeks Township Section 3 .9 - Hillsborough Township 56 Section 3 . 10- Eno Township Section 3 . 11- Bingham Township Section 3 . 12- Chapel Hill Township Section 4 .1 - Overview of Implementation Strategies 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 boldface; old wording in strikctkrough) . Revisions proposed as a result of public information meetings and Planning Board/EDC Work Group review are highlighted in italics. 1. Amend Section 3 . 3 - Land Use Plan Categories by changing the table of basic and detailed land use categories to read as follows: BASIC CATEGORY ORANGE COUNTY LAND USE PLAN CATEGORIES DEVELOPED Urban Existing Urban Activity Node Proposed Urban Activity Node TRANSITION 10-Year Transition 20-Year Transition Commercial Transition Activity Node Commercial-Industrial Transition Activity Node Economic Development (Transition) Activity Node COMMUNITY Rural Community Activity Node RURAL Rural Buffer Rural Residential Agricultural-Residential Rural Neighborhood Activity Node Rural Industrial Activity Node Economic Development (Rural) Activity Node Agricultural Areas CONSERVATION Public Interest Area Water Supply Watershed Water Quality Critical Area Resource Protection Area New Hope Creek Corridor Open Space In addition, amend the table of Land Use Plan Category Descriptions to include a new category entitled "Economic Development Activity Node" to read as follows: ECONOMIC DEVELOPMENT ACTIVITY NODE: Land in Rural and Transition areas of the County which has been specifically targeted for economic development activity consisting of light industrial, distribution, office, service/retail uses, and flex space (Typically one-story buildings designed, constructed, and marketed 57 as suitable for use as offices but able to accomodate other uses; e.g., warehouse, showroom, manufacturing assembly or similar operations.) . Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. 2 . Amend Section 3 .4 - Locational Criteria by adding criteria by which to evaluate the location of Economic Development Activity Nodes [Rural and Transition] . PLAN CATEGORY: ECONOMIC DEVELOPMENT ACTIVITY NODES [RURAL AND TRANSITION AREAS] Land Slope: Located in areas with slopes of less than 15% grade. Where slopes of 15% or greater are present, protection can be provided through proper site design and construction practices. Hydrology: Located outside of areas where 100-year flood-prone areas and wetlands are present. Where flood-prone areas and wetlands exist, protection can be provided through proper site design and construction practices. Flora and Fauna: Located in areas where detrimental development impacts on local, State or federally-acknowledged unique or endangered species, and wildlife habitats and corridors can be protected through proper site design and construction practices. Soil Conditions: Located in areas where general soil conditions are suitable for development because of good drainage characteristics and load-bearing capacity for development. Public Services/Utilities: Located generally in areas which are or could be reasonably and effectively served by public services and facilities. When located in areas where such services and facilities are not present or planned, general soil conditions must be suitable for on-site sewage disposal systems. Transportation System: Located in areas adjacent to interstate and major arterial highways, particularly those with the potential for providing access to public transit facilities. Energy Use: Located within 10 minutes commuting time from an Urban area and designed so that business uses provided within developments limit the number of short distance commutes for goods and services. Existing Land Use: Located in designated Ten or Twenty-Year Transition Areas, or in rural areas characterized by cross-roads type development containing three or more light industrial, distribution, office, retail, and/or service uses. Agriculture and Forestry: Located away from areas where development would have a detrimental impact upon productive agricultural uses and managed forest land, and/or where the existing landscape 56 character can be maintained through proper site design and construction practices. PoDulatiOn Density: Located in areas with, or planned for, moderate to high population densities. In rural areas, population densities may be significantly lower, generally one dwelling unit per acre or lower. Historic and Cultural: Located in areas where detrimental development impacts on local, State or federally-acknowledged historic, cultural and/or archaeological sites, or County- designated Public Interest Areas does not exist or can be mitigated through proper site design and construction practices. 3. 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: I-40/01d NC 86 (HB-5) ; I-85/Buckhorn (CX-5) ; and I-85/US 70 (ENO-2) . 6.12 The following Economic Development (Rural) Activity Nodes have been designated: Morrow Mill (BH-1) ; and White Cross (BH-2) . And revise the following (wording to be deleted shown in l3trike- thro gk; new wording shown in boldface) : 6.7 The following areas in the County are identified as appropriate for industrial uses and have been designated as Commercial-Industrial Nodes: Efland Center (CK-1) ; Miles North (CK-2) ; Miles South (CK-3) ; Eno (ENO-2) ; and Harmon Young (HB-4) . 6.8 Five Four Rural Community Activity Nodes have been designated: Whitc Cross (DH 2) ; Caldwell (LR-1) ; Schley (LR-2) ; Carr (CG-1) ; and Village (CG-2) . 6.9 The following Rural Neighborhood Activity Nodes have been designated: Toler's Store (CG-3) ; Villine's Store (LR-3) ; Walnut Grove (CG-5) ; Underwood's Store (LR-3) ; Fairfield (CK-4) ; Coleman Loop (HB-1) ; Law's Store (ENO-1) ; Adam and Evc (BH 1) ; Oak Grove (BH-3) ; and Calvander (CIIT 6) and Blackwood Station (CHT-7) as part of the Orange County-Chapel Hill-Carrboro Joint Planning Area Land Use Plan. 4. Amend Section 3 .8 - Cheeks Township Plan by increasing the number of activity nodes from four to five and adding a description of the new activity node, CK-5, to read as follows: REFERENCE: CK-5 (I-85/Buckhorn) LOCATION: I-85 and I-40, Buckhorn Road (SR 1114) , and U.S. 70 PLAN CATEGORY: Economic Development (Transition) Activity Node �'------ --- c c• 5 � A 4.at 1,l lifiliyiti:� � �1 ►� '.'yx�� • j'S.ri' 1 , '1J4_j f- � 01 nt tip '.: 9,-v, ,' ,1, �d U O irk t p � ,`• • �.�r l 1h14. ,Li, ' :14 � •h A t∎., If U R1 ` U1 RS i S ' S..p,k .r• `'•'v5t•`\- A a EIS w i'c V 1-I N i P, °o41 '-i s. .::-. t. \ ... . -,„ - 1", . .1_, ,-0 q a, 0 . ir. ..,, 1,. ,,,i, , I _ i. ..., • .i' r 1 i a i is 1 ::,,,: ,0 --- -.4r4 .,:. i .r J pa'°-- t ...�✓ --A ii.„, ..,..._ 1 -,...,. i;...4z.k_.,..... a r- ' I VIIRmino _ iii ._ r . ' ,,i;�,, k 111. _ '� `•*• i 'i�'�i4�i A V J Y V 4 ■■■j ■ 44hiyi4 '� 7 ../ - : j : ftth1 ', piii r'' � i i. i,'iiiiii,1 , X 117 1.. 1 3 `_ ',� Y' -'�- 1 , "Air 11-11 '�� i :11_:' ,, �N, i o3 I ��Ti,w : / ' � I E13 ;•_ . AT 1. i tea:;� , _ , = I filarial lu 6 4.'-- r i •`. 'F h?' \"". _ .r�m/ud ;gyp h�'4'. ^ •• 1 IF L A L T.: t ill 1.1; AP!all I 7 ,#'if 41111 .. :: i, Z 4 ' 41 f t i I , 40 CD ..... Ab 51,...=w.- /i '.I 'i4 ,� I y Ii .\ j 7 • �N ( / i(j`j! • al ',46, 44 eleo < 56 UE ill° Si • ' .I14__Li•w-i'll ..., x *NI c ao � .� w � r .? • • r a N y -1 7 i I g (�i 7 :, • I!' • 1,...- q d p _ 13 j � .. ,m:F^ i;; c 41 Q 7As� "I wa ii• .1.., ,'-... i OS 7 1 14 ' ON El I 0 I :0 NEI 013 0 03Q a .--4-. • lili" ° '. ...mi--------aillp I I . 1 1.._ I W U '-1 Al "" ... Li; ____ - oltmia .•I w ii , bi `...Ai . It 4 pti7�?t1gD: --... i .4 , • toy:St... w 60 ANALYSIS AND EVALUATION: This node, consisting of approximately 214 acres, is located at the intersection of an interstate highway and collector road. Access is also available from a major arterial road. Major non-residential land uses in the area include Hancor Products and the Orange-Alamance Water System office and water tank. Scattered residential development is also present, particularly along Buckhorn Road and just south of the Southern Railroad. The tract includes the Southern Railroad and is crossed by a gas pipeline as well as a Duke Power Transmission line. The area is on the western edge of the Upper Eno River watershed and contains gently rolling topography. Intermittent streams which cross the property flow south to join Sevenmile Creek. Soils not suitable for development are found along the streams. The area is presently served by a central water system (Orange- Alamance) , and future sewer line extensions are possible from the Efland sewer system. Since the area is located in a water supply watershed, new development will have the option of limiting the amount of impervious surface (buildings, parking, etc. ) or installing wet detention basins for stormwater control. New development must also comply with performance standards established specifically for Economic Development Activity Nodes. Access to the site is best provided by-way-of a service road extending from Buckhorn Road to Redman Road (SR 1311) . The western portion of the area nearest to Buckhorn Road is best suited for service/retail land uses, while the remainder is appropriate for a mix of light industrial, distribution, flex space, and office uses. 5. 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: REFERENCE: HB-5 (I-40/Old N.C. 86) LOCATION: I-40/0ld N.C. 86 (South Churton Street Extension) PLAN CATEGORY: Economic Development (Transition) Activity Node ANALYSIS AND EVALUATION: This node is located at the intersection of an interstate highway and a minor arterial road which serves as a major entranceway to Hillsborough. The node extends southwest from the Southern Railroad and includes the Interstate-40/01d 86 interchange. In the area along Old 86 and 1-40, there are some moderate to steep slopes and soils which may restrict but not prohibit development. Most of the area includes slopes over 7.5 percent. Slopes over fifteen percent are generally found along drainageways. Soils unsuitable for development are fairly common throughout the area. Some soil categories are restricted due to slope, while others present limitations due to wetness or low strength. Cates Creek and its tributaries flow through the site southwest to northeast. The floodplain along Cates Creek could serve to separate -... 1■• ■.7..r7.. I F l y Ea/ i — 1 I — 61 iii HILLSBOROUGH TOWNSHIP PLAN - / • -'4, " -',,"t4 From: 10-Tear Transition Area i ,...,_ • ...., pi.. p•-•,,,- Vszi., ...,,,.x17,..,,... , • •..... F.,,..--:•;.,•••.,..: ,.,,,...r.,*,;„,.. : .. .. / 20-Year Transition 1 N .. :;:-'; Rural Residential • -.,„, .-;1!-' . '4r \1: 4.4..7'r-4-' , • To: Economic Development Activity Node ..,A,. •1-,- '7,-';',',,;,- • . . a 1 Aff 1. .- ' :;:iff tt ',:-,-: • i.. 10-Year Transition Area • . , •--,, ; 4 •wow ,...-. ,,,.. -;- • monsaL."W • ! ., ...,., .,-.4 limg N NILLSAOAOUGN TOUNSNIP LANO USE PLAN :..o/..1,* ''r-.-......., 't-,- I...TT./ , „gt._ ,4.1 AP^ - If/ ' A r, ,.01 Li ND MEI unto:Kam •C-17VITY POWS . '•••■■■• ..1.1 5,.... NW . '1'■':1 © Kiang Plaipabastioail 7, .A Aprunalears.1 Aram ',./ 'Weal(mita...Fla] A i 1:10A.—2'r ; AI . ', III ltaiwuraa hiaacatait Aram [ •wiat. - a:! ! . 00 E Public littarwit Paw CU Gantaiatatal Transition N -t,..rfAir 671111111114111 ..,.."")i it' . it , tillip,o. , , 0 AsKaultsawl Ikasidatalal k 1 .11=-..- t) Alma P.alutantial. Caramaraial•lndularial Transition i . [21 0 10 Tsar?natality:fn. Itir;• 40_ _..rt.„ ' 0 30 Twat Tisstattla% =SUM CTI ON S i fa% Pk_--111(116111/WdilliU44431411wi,t:'. ■kifik7prl lies....„...:_ G 'atm Supply Vetarittal a Ts w%at Hillabanyugh "Cif "cdelt-7111p " ,9i12111-414 a _fi+ 0 Velar Quality Griataal Al.. S Team latrawiffwartal Jurtodiecia% 91,1 'aigili!■ ■• :::::..:::::1 1 11110644 Iir. '''fia47.7•'- 11011.10 AIL Ibe -1%14 '' . 1 marmite .. ......- *.p.erk&I — .......cou•csoi - ' AP •"'" V:,:,, ,,i,:,:,,, • • ;,_, -mimr- ear,,,Nor. 'CALE: otTgi mar war' .:'''1 4".Z.: '41' ...Li. ., '■■11 ipt. . 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'4r N, -...,..,..... . 111, \\. \Iili # — Y\' 17....., , . %N.% . -, \ ,, ..-", ---, • -'---- Wm IA 1,/ 1 • 1::;•:.'s t Data. - ,SY . _ ii,wis _ ...,.__ 04,Timismeccis,-.-- ow ••.__ 4....• vare. ,„,..9.------. - . ii-Imill - ±° -4,Ces Voir% lc::imill' ...1.!‹.:i ,1 ii:c.0-01•ii,°' 1'11111 L._ : • . tqo..0 Itt. 114111111* I 7.-1 ` -':'W.0 c \ ._ , ..s.. ,,,,"0,ii !,Ire fatt42:,..1t, - ''''':* .1770051S,c0 ois. , %- 4 , :I• 1... , :i1R4aWag, 1 VP it " ee4 iv - eft—eifigiu •\ 0 _ . g-..: Age ,{---;(di- . r.2 ..... k • . . . . . n . ,t 1...,A _... ot....1 : - .. -A .. — ,. e. .... , • .0 61. 1, 1. ...... ....._ ......;.:.... — 0.... ..... c3 , -.I - 1-40 \---- ..: „I . . ..,..„. ....... . __ .. ...., ...,.. , __ , G ,„,...,,:,.. ,...... ..4...... re._. I '''''' 'Alt Ir4;..... ;-- ) . • 9 -0• - 0 x —; e--- ■ ........ OI 0 •-• .....................m. ... ... ... 'ili.la , / .. • -'--. Zr/.. ...X IZeL°: _'.7.. ..3... , ... ....... ......'':,.. ....................■ Mr . ......■..=..........■.. . 6 2 63 uses but should not be a considerable restriction on development. A significant area of bottomland forest has also been identified in proximity to Cates Creek in the Inventory of the Natural Areas and Wildlife Habitats of Orange County (Site E07) . Another significant cultural resource to be recognized and protected during development is the remains of the "New Chapel Hill Road", as shown on a survey by George Tate in 1891. These areas should be preserved as open space or buffer areas through proper site design and construction practices. With the possible exception of a low-density subdivision (Stagecoach Run) accessed from N.C. 86, there would be no significant disruption of areas with a residential character. Additional development should be planned, however, to avoid adverse impacts on neighboring residential communities. As an example, moderate-density residential development could be planned and/or natural vegetative buffers retained to "screen" existing neighborhoods from more intensive uses. Because the I-40/01d N.C. 86 interchange serves as a major access point to Hillsborough, the retention of vegetative buffers along Old N.C. 86 could also preserve the character of that entranceway. Without improvement, the ability of Old N.C. 86 to handle additional traffic may hinder some development. Furthermore, the potential for vehicular access to Old N.C. 86 is limited from within the site. Nevertheless, the existence of nearby public water and sewer services, and direct access to the interstate system makes the node desirable for new development, including light industrial, distribution, flex space, office, and service/retail uses. The existence of the interstate system and rail service also adds to the potential of the node as part of a regional transit system. 6. Amend Section 3. 10 - Eno Township Plan by revising the description of activity node ENO-2 to read as follows: REFERENCE: ENO-2 -(Eno} (I-85/U.S. 70) LOCATION: I-85 and U.S. 70 PLAN CATEGORY: Commercial Indu3trial Transitien Economic Development (Transition) Activity Node ANALYSIS AND EVALUATION: This node is located at the intersection of an interstate highway and a major arterial road, and includes a two-mile stretch along u.S. Highway 70. The area is also serviced by a spur of the Southern Railroad. The entire area located is in the Lower Eno River watershed and contains approximately 418 acres. Rhodes Creek and other tributaries flow north through the area toward the Eno River. Floodplains on Rhodes Creek could be a somewhat restrictive for development. Soils unsuitable for development are located primarily along the streams. Slopes between 7.5 and fifteen percent are scattered throughout the area, however, the majority of the area slopes at less than 7 .5 f? 'I ea "'LrTLE1 'i��• 92 :si,a% :: .i t X '1"= ••0 1 .,74r= f�rr� 1.��� Note : Cross-hatched area indicates i %r.„ . I -Na . �' ' `l area that property owners have requeste _ ''^...� '� '-$_ be withdrawn from district . 'a -,Y. 4`.%).`,','. . . . ���1 Y .111 ,... �:r 111 . 11 • >. 1 ...111111 . '.' ' .416.-teirf -1-A".41,16_ pi..... hWl I .. .• 11 I : CP- = � � ;•' ENO TOWNSHIP PLAN li s —:"�,.,. ,,fit. f �'�..p' 1• AR tr_ *�.. �- ;. From Commercial-Industrial Activity Node '_y; ; -1T-- _; � % Commercial Activity Node '' .= e ps = ,. 2 0-Year Transition .- - rte..... �{9 Economic Development Activity Node + ter '4 , 11, • ` 3 Q 6�T: �f�_ _ , •. . ` a-�i9. ^�¢�`^jTr>: tla 20-Year Transition Area ENO TINNSNI► ONO USE PLAN LV.°`vt�Aa0�a C,-1TT 10i.a A...-I 0 *Anal liemee 11.r. II N. r,....,is„A.. ^I la NCO*I.aa.ca Awa. a Clmnrrial T.aa.l.r1 J Ao...-LLII..I LL..H.,.rl M LL-.l LL...-aw ® C.I.I.ra1.l•ia.uarial T....n.n 0 10 Tr.Tgna.a.q 1104 NI © 00 Tar Twa.ar Ilu.a-a 1CALC p Inv•1• 1T zalral..• ---Amami — C+II.r.. o Oar .m oleic IJt 1 o C� ® fa ScS ,. ..... \ 1114414‘ 4.,47 iii (;%., ....of i "..% i , ...„ 14 ...- ...Pill'. It Of • ,` a - 1 i � �14 1 ` 2' 100:.w e!`*Or-.'}� a� fl- Q _ I 4 - air.. ,. Pm r.+ �'z!19 ... �>•� `��. ■-r3��Ziaa`_ I':.� I-85 — 7:----.,...,.. =cocm r'_aar C -re:--s_zssezxz x== zars -��_!ce:xsL� _ __ mss�t_---•/ `a� 3Aa_.-_nrsr zasz lair Midi -- ease- _-,-_em:'_ .._ V ■ ' ,d- •'.Tf ,, c•_II e_ - F -- 7 I' ^� -}- / l" , G. ,`` V S ` ' �rl� MSC �0�m z �Ii mi. *T3L Illtr. ' V =:> , -------)W-- is;.- ' 011..".---vAltrirrift9T It .°.' ' S°U tiler"' RR M'Township Line a . .04 ►9 i•a)111 .,,,„1,kr "4,... lir. _ . ....,...-, lig lib ./.....'''":A..iiddi•C2...". 'L.' • •.-, . lag"' " 'WI REffii;aiNiL. i l 6 ) percent. Slopes over fifteen percent are concentrated along the drainageways. Existing land uses range from adjacent mobile home parks to a variety of service and commercial uses. Therefore, appropriate infill development is projected for this area. New commercial and industrial uses should be generally confined to the areas south of U.S. 70 and 1-85 in order to reduce negative impacts on the Eno River State Park. The potential for vehicular access to Old N.C. 10 is good. Access along U.S. 70 may be difficult in areas of moderate or steep slopes. 7 . Amend Section 3 . 11 - Bingham Township Plan by revising the descriptions of activity nodes BH-1 (Adam & Eve) and BH-2 (White Cross) to read as follows (wording to be deleted shown in t*faul'hY new wording shown in boldface; italics indicates revision based on citizen/staff comment) : REFERENCE: BH-1 (Adam & Evc) (Morrow Mill) LOCATION: N.C. 54 and Morrow Mill Road (SR 1958) PLAN CATEGORY: Rural Ncighborhood- Activity Node Economic Development (Rural) Activity Node ANALYSIS AND EVALUATION: This node, consisting of approximately 22 acres, is located at the intersection of the Townchip'e main a major arterial road, N.C. 54 , and a collector road. Several commercial uses, including a wholesale mail-order distribution firm, are located in or adjacent to the node. The area closest to the Morrow Mill Road intersection is best suited for service/retail land uses. While no significant environmental constraints are associated with the node, Collins Creek, the area's eastern boundary, flows through a floodplain area which could serve to buffer adjacent uses. Otherwise, the drainage tributary is not considered restrictive for development in the node. Soils unsuitable for development are located primarily along Collins Creek and its tributaries. The area is not located in a protected watershed, and ridge tops between the streams are broad and flat, conducive to commercial and light industrial development. A small part of the area is contained in slopes over 7.5 percent. Slopes over 15 percent are rare and isolated in this part of the county. The 7.5-15 percent slopes are generally on the sides of the ridges along drainage tributaries. REFERENCE: BH-2 (White Cross) LOCATION: N.C. 54 and White Cross Road (SR 1952) PLAN CATEGORY: Rural Community Activity Nodc Economic Development (Rural) Activity Node EVALUATION: The node, situated at N.C. 54 and White Cross Road, extends almost to Butler Road on the east. Consisting of approximately 200 acres, there are contains several existing commercial uses in or adjacent to the node and few environmental constraints. However, it is surrounded on almost all sides by 66 , 410.:-.W. —"-,os. ''. • 1 ':'- , 6� �!.' 11 ,r lj x �\ .A' ' _1 , ~, ' -menial ,9/6/88 i ,/, � ^�"I.." i'-'' %'s• j"' 4,• ` .I ert II ' will ' k ,..1. .15' it ■.--t—, •t „'. ._•.- ,. 1=4 sus` •;x.. i ,-"SP–'— -.. ;'i' .�S N. r M1k ara. .i;.:rt a<�r^�y �ayi r• •••.}gin.., -> ` r a •• .i, .�C. i :." ,` , --: '+_o'. :–� �.*• sir „I 4 L D �-� '� 1 -:. _!!'_- '�x'121 :1»��. -. .; ^w ' `4o` _ =-Z�►='i ,l _ • FPM MV+ t/ 4"1 5 Via.64 ..�r. i n ;:.: -r. ►x q § b ►, .., . , .31 Y d E d P.M egal a`1 2 r � j :Ji3 410,ti 7.10; �� yr!e.. 1 n �A .-• y .-I icy ,..1,-;f: '7, "4 "',:4- t __,Eiirt: ' ^".- I At:. .7,7-. • ..‘- = "--...,„,.. rus c•noa.II E >ti...t wry ® "" t �wV.r Quigley Crowd.... r.r ® ea. .•r/ �❑ y.w....t Lad.•w•■1 m■ • wr...I.e.Q ,,w.)r•..••.•t 11104./A 1111 ..S w 110. aw•..1 crr.w• --n ',owe l•...Du.... Q ' r-( ' i ,.-0..r 011/ -- 0 •011. .< OW WC lio.A 6 .■ --.1-€31 NC 5 4 t -- 'FD- 51ir 8 bme, r ) ©O . ` 4- •.< ..< i _ QD ri1 L 10.-. 0 0 . 1U goad'• Qo�_ o joss°`►r oQ ;t ..._ 1'ry �� t 6 r ,I' 'Amen:led i-■•='," „ ',.. ;.. / ...,.__ i \ ." N :..\.. r: : Sit"41;„_'. 'ital...illtrib fig* ,Zip..----111J—Intilredra.4! I '.,..;`,Jas t44 5,� . 7“,.- p !; ..:,,,,w •. _ dyer .' z O • V•�- , I' . - -- _`='4jMa O , = +'. •r-LIKE -_ may /� _•-t. \ ����i�44; &,,P:.,;$. _� �' —• 6 C, Al, - = V a d .1.+Ci , ' r t ,„!• f VL” ` .Ty � _ �• I y "p �., _ C° ...,-.,:-.f.", -, -V" 1, 4r i c, s gy a a `" / y,, ", as •^I• L7 ■ .:,....,. A.:,....-....--■i-.. .r.f fil ..., ,. , . ... it.. ,t. ,i,k7, ._..,:. 4 'V ,,C..- .cam ` �- r Y {r 10. ./..'r; 1�+1 M.y O ni ru■uIW U • a r v M .�'le t r- 1� (�Ae AT 'M+eomm•v•.r.. ``) w....•w...of •CITI1TIT POW. El •.w.,..r■...4w,., IS ..r Q...n cw..N•... i,...1 /-0 Ems, � • ©. nrls/moo..n...... 2 Eas■ l a....,..u.. I ' ../• i 8 • Q N O' � L �isll'l►lal=ti • ` Sg & Lot b. :Q: '`i s I' 0 6r-i e.. J w W f.S�0.�, y rr*AY. 7. t O' 1I�, I • ` Wi • 0 White Cross Road v;;.,1 ;"` -,— I T: .wr E, - \ - • y - -- L . _ r tributaries of Collins Creek, and floodplains, steep slopes, and soils unsuitable for development are located along these drainageways. These constraints should not significantly restrict development, provided they are accounted for in the design of individual sites and properly protected during construction. This site has the locational attributes which make it suitable for an Economic Development (Rural) Activity Node. It is on the maim a major east-west road through the township which links the Chapel Hill-Carrboro urban area with I-85 and Burlington-Graham urban area to the west. The area is also eerie close to ttho another major north-south route (Dodsons Crossroads/Butler Road/White Cross Road) , and land within tho Rede to the north of N.C. 54 and east of White Cross Road is classified as Rural Residential. The support services and retail establishments that will likely accompany rural residential development are most appropriately located in this node at the White Cross Road intersection. 8. Amend Section 3 . 12 - Chapel Hill Township Plan by revising the last paragraph in the subsection, Distribution of Land Use Plan Categories, to read as follows: There are no activity nodes in Chapel Hill Township north of the JPA. An Two commercial-inductrial transition nodco Economic Development (Transition) Activity Nodes, T ship OF.N0.=24-7--amot-apio in Hillsborough Township (HB-5) , hewcvor, extends as far south as slightly beyond the Chapel Hill Township line. The . The node in Hillsborough Township crosses the Duke Power transmission line north of Davis Road and adjacent to 1-40 east of Old N.C. 86 in the northwestern corner of the township. [This change results from a citizen request to limit the Economic Development District from extending south of Old N.C. 10 and thus into Chapel Hill Township.] 9. Amend Section 4 . 1 - Overview of Implementation Strategies by adding an "Economic Development Activity Node" row to the "Land Use Element Categories-Zoning District Matrix" . The subsection, "Zoning Ordinance", would also be amended (as follows) to add a description of the "Economic Development Activity Node" category. ECONOMIC DEVELOPMENT ACTIVITY NODE: Identifies areas in Rural and Transition areas of the County which have been specifically targeted for economic development activity consisting of light industrial, distribution, flex space, office, and service/retail uses. Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The applied zoning district is ED (Economic Development) . The subsection, "Economic Development Plan" , is also proposed for revision and would read as follows (wording to be deleted shown in st,r;ke-through; new wording shown in boldface) : r. 7 0 1 I __ _ _ , ___ _ _ • 1.14 C) EMI C.) rumomon E ': IIIIMIEII t: lull y, r H O 1111111 ,,, .... ,_ .: • • C 04 L.3 INNE c.) t.2 c Jilli ;! . N ^ u a. .0 Li g ENE ..___ L. luuuut` • tt N inumol ::_c) ._ct ,-., WO -c: 1111113111111 - . J• 11111111111 < U 1 ` C • O v., J O o z z cr u ° o < D = Z o z -8 z < E.- < y z z a MI 'te o < •o o o , v < .• r , L:.) U a °' O ` � ? .c 1 .1 Z 77i - =< ` = V p L c c = av .=r a < cL W U U U c: G U U U a P 71 Economic Development Plan The physical land use planning activity cannot be separated from economic considerations. In determining the appropriate pattern of land use for the County an assumption is implicitly made regarding the type of growth favored and the response of the economy to such growth. Conscious efforts to broaden and diversify the economic base of the area and promote certain forms of economic development should complement physical planning considerations affecting land use patterns, particularly as they impact on the maximization of opportunities for County residents for housing and work, and the protection of the environment. r- ' =ute to reducing potential problems resulting fro - = - - _ _ - - ferag such Galan and policies for the futuro davelopment-ot-the-County, The Orange County Industrial Facilities and Pollution Control Authority was created by the Board of County Commissioners on October 23 , 1978, and formally organized on March 5, 1979, is the b a., r rim r-i 1 y. .. . - • - - = - to work toward the establishment and expansion of manufacturing companies within Orange County. Creation of this Authority made it possible for manufacturing companies to be eligible for Industrial Revenue Bonds. In December 1982, the Orange County Economic Development Commission (EDC) was established and charged with carrying out an economic development program for all portions of the County and its constituent municipalities. The EDC's purpose is to increase economic development through clear, effective strategies and policies which stimulate balanced development at appropriate rates in suitable locations. One of the major accomplishments of the EDC has been the preparation of a Strategic Plan for Orange County's Economic Development. The Plan was adopted on March 8, 1989, including a goal to: ". . .insure the desired quality of life. . .by encouraging economic development through investment in human resources, the expansion of existing businesses, and the creation of diversified and environmentally safe businesses. . .to provide jobs for county residents and to increase the non-residential tax base. . .". As one means of implementing the Plan, a resolution was adopted in October, 1990 by the Planning Board and the Economic Development Commission establishing procedures to address comprehensive planning and economic development matters of mutual interest. h-ir) *********************************** ORDINANCE REVIEW COMMITTEE: PLANNING BOARD REVIEW: BOARD OF COMMISSIONERS REVIEW: 3 . 3 LAND USE PLAN CATEGORIES One of the fundamental methods used to achieve the stated Goals and Policies-of. the Land Use Plan is the design and application of a land classification system. Each category of the land classification system is designed to accommodate certain uses throughout the 'County to achieve a desired pattern of development. Land in the County was classified into these categories according to the public policies expressed in the Land Use Element, the set of locational criteria defining the appropriateness of the physical environmental context and the projected population change and resulting land requirements in the County. The land use categories contained in the Orange County Land Use Element are based on five basic categories which have been refined into a more detailed classification system to meet the specific needs of the County. These categories are presented below: BASIC CATEGORY ORANGE COUNTY LAND USE PLAN CATEGORIES DEVELOPED Urban Existing Urban Activity Node Proposed Urban Activity Node TRANSITION 10-Year Transition 20-Year Transition Commercial Transition Activity Node Commercial-Industrial Transition Activity Node COMMUNITY Rural Community Activity Node RURAL Rural Buffer Rural Residential Agricultural-Residential Rural Neighborhood Activity Node Rural Industrial Activity Node Agricultural Areas CONSERVATION Public Interest Area Water Supply Watershed Water Quality Critical Area Resource Protection Areas New Hope Creek Corridor Open Space Amended 4/2/84 8/1/89 2/3/92 A description of each land use plan category is contained on the following pages. 3 . 3-1 74 • w �. J LAND USE PLAN CATEGORY DESCRIPTIONS Amended 2/3/92 URBAN. Landhat is within the corporate limits of a town and, therefore, under the jurisdiction of the Land Use Plan for the Town. EXISTING URBAN ACTIVITY NODE. Land corresponding to "activity centers" designated by the Towns of Chapel Hill and Carrboro and similarly identified for the Towns of Hillsborough and Mebane. PROPOSED URBAN ACTIVITY NODE. Land corresponding to proposed "activity centers" designated by the Towns of Chapel Hill and Carrboro. 10-YEAR TRANSITION. Land located in areas that are in the process of changing from rural to urban, that are suitable for urban-type densities and should be provided with public utilities and services within the first 10-year phase of the Plan. 20-YEAR TRANSITION. Land located in areas that are in the process of changing from rural to urban, that are suitable for urban-type densities and should be provided with public utilities and services within the second 10-year phase of the Plan. COMMERCIAL TRANSITION ACTIVITY NODE. Land focused on designated road intersections within either a 10-year or 20-year transition area that is appropriate for retail and other commercial uses . COMMERCIAL-INDUSTRIAL TRANSITION ACTIVITY NODE. Land focused on designated road intersections within either a 10-year or 20-year transition area that is appropriate for retail and other commercial uses and/or manufacturing and other industrial uses . RURAL COMMUNITY ACTIVITY NODE. Land focused on designated road intersections which serves as a nodal crossroads for the surrounding rural community and is an appropriate location for any of the following uses: church, fire station, small post office, school , or other similar institutional uses and one or more commercial uses. RURAL BUFFER. Land adjacent to an Urban or Transition area which is rural in character and which should remain rural, contain very low-density residential uses and not require urban services during the plan period. RURAL RESIDENTIAL. Land in the rural areas of the County which is appropriate for low intensity and low-density residential development and which would not be dependent on urban services during the plan period. AGRICULTURAL RESIDENTIAL. Land in the rural areas where the prevailing land use activities are related to the land (agriculture, forestry) and which is an appropriate location for the continuation of these uses. 3 . 3-2 r. 6 Bm" NEIGHBO HzD AC'1'TVrmy NODE. intersections within a Land focused on designated road Residential area that is appropriate tial or Agricultural- uses characteristic of n for small-scale commercial stations. - Mom and Pope convenience stores and gas RURAL INDUc I r A o• Land focused on designated road intersections within a Rural Residential or Agricultural- Residential area that is appropriate for small scale industrial uses which do not require urban-type services. EXTRACTIVE ag,. Land designated to encompass operations designed primarily for the mining and quarrying of those substances which are legally removable from the ground and substrata. AGR cU TTpA AR AS. Land which is actively being used for farming and forestry purposes and which g use value taxation qualify for or are listed for, purposes. UBLIC INTEREST AR A . Land which contains public uses such as publicly owned land, researchforestsroruknownublic archaeological or historical sites. WATER SUPPLY WAT SH n. Land draining to existing reservoirs which serve as public water supplies for the County, or potential reservoir sites which have been designated for against threats to the water quality of future water supplies. WADER oUAr.TTV CRITTrAL AREA Land or future water supply impoundments dbyloverlandeflow arid rflow, called shorelands, and draining into the main channels of trunk streams emptying into the impoundments, called non-basin drainage areas. RESERVOIR. Land which contains the necessary attributes for the placement of a water supply impoundment to su 1 quality of water for public purposes. pp Y an adequate R 0 -C P-0 of • - Land which contains identifiable or potential natural resources. drainage tributaries, and steep hslope careas (15%a ors reate These areas form the basis for a parks and open space system. which provides the framework within which other land uses are situated. NEW HOPE C1ZE CO RIDOR Opp Some of the land in the Resource Protection Areas and a portion Area designated as significant and worthofofhe Public Interest pro to the New Hope Corridor Open Space Master Plan otection April of 1991. (See Master Plan Map in the A category is Appendices. ) This part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U. S. Army Corps of Engineers land north of Jordan Lake. The New Hope Corridor Open Space is made up of critical environmental areas such as stream beds, floodplains, steep slopes, and larger tracts of historic, educational, or recreational value. 3 . 3-3 1 Excerpt - Section 3 . 5 Land Use Goals & Draft Policies 7: Industrial activity nodes . 5 . 19 Designate land in water supply watersheds which encircles the water supply impoundment and which Amended .drains directly into the impoundment and into the main 4/2/84 channels of trunk streams feeding the impoundment as Water Quality Critical Areas , not suitable for moderate to high density residential development or non-residential development. GOAL SIX: The promotion of economic development which emphasizes employment meeting local needs while preserving the character of communities and protecting the natural environment . 6 . 1 Provide for a sufficient amount of suitable land to accommodate the expansion and growth of commercial and industrial uses in the County. 6 . 2 Select industrial sites in the Transition Areas on the basis of the capacity of supporting systems , such as water and sewer lines and good highway or rail access , and the absence of detrimental environmental or social impacts . 6 . 3 Locate industrial sites in the Rural Residential and Agricultural-Residential areas along the U. S . 70/1-85 highway and rail corridor to take advantage of the corridor' s locational attributes . A limited number of small scale industrial nodes, not requiring urban-type services, are appropriate elsewhere in the County where good access exists . 6 . 4 Prohibit new industrial uses in the area designated Rural Buffer. 6 .5 The Economic Development zoning district is not appropriate in the area designated Rural Buffer . 6 . 6 The following areas in the County are identified as appropriate for commercial uses and have been designated as Commercial Transition Activity Nodes : St. Mary' s (HB-3 ) ; and Duke Forest (Eno-3 ) . 6 . 7 The following areas in the County are identified as appropriate for industrial uses and have been designated as Commercial-Industrial Nodes : Efland Center (CK-1 ) ; Miles North (CK-2 ) ; Miles South (CK-3 ) ; Eno (ENO-2 ) ; and Harmon-Young (HB-4 ) . 6 . 8 Five Rural Community activity nodes have been designated: White Cross (BH-2 ) ; Caldwell (LR-1 ) ; Schley (LR-2 ) ; Carr (CG-1 ) ; and Village (CG-2 ) . 6 . 9 The following Rural Neighborhood Activity Nodes have been designated: Toler' s Store (CG-3 ) ; Villines ' Store ( CG-4 ) ; Walnut Grove (CG-5 ) ; Underwood' s Store (LR-3 ) ; 3 . 5-5 Fairfield (CK-4) ; Coleman Loop (HB-1 ) 1 Law' s Store (ENO-1 ) ; Adam and Eve (BH-1 ) ; Oak Grove (BH-3 ) ; Calvander ( CHT-6 ) ; and Blackwood Station (CHT-7 ) . 6 . 10 The Following Rural Industrial activity nodes have been designated: Major Business Forms (HB-2 ) and Prospect Hill (CG-6) . GOAL SEVEN: The continued use of agricultural land and the maintenance of the farming way of life in rural areas as a viable part of the County' s economy. 7 . 1 Protect and maintain the public economic, social and environmental benefits provided by a vital farming community. Address the problem of increasing tax burdens on agricultural lands through property tax relief to farmers under the Use Value Law. 7 . 2 Minimize the negative impacts of proposed public projects on farming operations and on productive farmland. Public review of projects proposed by entities which have the power of eminent domain should include explicit consideration of the impact of such actions on agricultural activity. 7 . 3 Minimize the relocation of bonafide farming operations caused by non-farm development . 7 . 4 Provide adequate amounts of available vacant land in and near existing urban areas for intensive land uses to minimize the need for farmland consumption and direct such uses away from viable farming operations and concentrations of prime farmland. 7 . 5 Direct residential, commercial and industrial growth away from farming areas to minimize inflation of rural land values and tax assessment which can price farmers out of the land market . 7 . 6 Discourage the location of new non-farm development, particularly more intensive residential development , within farming areas to minimize the incidence of complaints and nuisance suits against farm operations . 7 . 7 Provide adequate amounts of vacant land at activity nodes accessible to farming areas for commercial land uses serving the existing and future commercial needs of the farming community. 7 . 8 Encourage more effective forest management practices with consideration to discouraging inappropriate clear-cutting, providing renewable energy resources and protecting wildlife habitats . 7 . 9 Encourage agricultural related \commercial and industrial uses consistent with the zoning district Agricultural-Services (AS) to locate at activity 3 . 5-6 EXCERPT - SECTION 3 . 8 CHEEKS TOWNSHIP PLAN 1 . south of the I-85 corridor are suitable for medium and higher intensity residential, commercial, and industrial development toward the end of the plan period. o Low intensity rural commercial land uses, occurring outside of the Urban and Transition Areas , should be located in proximity to activity nodes to minimize and prevent strip development. o The area of the Township which contains the Eno water supply watershed and Back Creek Water Supply watershed should be afforded the protection necessary to minimize adverse development impacts . In light of these allocation guidelines , information about land in Cheeks Township was "filtered" through the set of locational criteria in order to evaluate the suitability of certain locations to contain various land uses . This information was then utilized in the classification of land throughout Cheeks Township. Distribution of Land Use Plan, Categories Land in Cheeks Township has been classified into the following Land Use Plan categories according to the public policies expressed in the Plan, the set of locational criteria defining the appropriateness of the physical environmental context for future development and the Township' s projected population change and resulting land requirements . RESOURCE PROTECTION AREAS : Land classified as such consists primarily of slopes greater than 15% and floodplains . This land is considered unsuitable for most development activity. AGRICULTURAL AREAS: The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. These lands are evenly distributed to the north and south of the U.S. 70/I-85 corridor outside the Ten and Twenty Year Transition Areas . PUBLIC INTEREST AREAS : Public Interest Areas are Public or quasi-public lands, such as Duke Forest, County owned lands in the Seven Mile Creek watershed, and the Moorefields Estate t.h.. t are significant from an educational, historic, biological, or scientific standpoint. These lands also form a crucial component of the County' s open space system. AGRICULTURAL RESIDENTIAL: The southern areas of the Township where agriculture and forestry are important land uses are 3 . 8-13 50 classified in this manner. Areas adjacent to the Upper Eno Water Quality Critical Area are also classified in this manner as a means of buffering existing and potential reservoir sites . ELUL RESIDENTIAL : Much of the land in the northern third of the Township is classified as Rural Residential, which indicates a predominant land use of low density non-farm residential development. Rural Residential land has been designated in the area north of Lebanon Road and to a lesser extent, south of West Ten Road. These areas are being designated in response to expected demand for such land pending the completion of I-40 . The designation also reflects emerging development patterns and a general lack of identified agricultural lands in these areas . TEN YEAR TRANSITION• Land in the U. S. 70/1-85 corridor north of I-85 and extending from the Mebane ETJ to the Upper Eno Water Quality Critical Area is classified in this manner. The area already has limited water and sewer service and additional capacity is expected in the first ten years of the plan period. TWENTY YEAR TRANSITION: Areas north of Efland in the McGowan Creek drainage basin and south of I-85 to West Ten Road are designated as Twenty Year Transition. It is anticipated that municipal water and sewer will serve these areas by the end of the plan period. WATER SUPPLY WATERSHED The majority of Cheeks Township lies in portions of three Water Supply Watersheds . The eastern two-thirds of the Township lies in the Upper Eno Watershed which flows into Corporation Lake and Lake Ben Johnson. About 20% of the Township's northwest corner lies in the Back Creek Watershed which supplies water for Graham and Mebane. Finally, small portions of the Cane Creek Watershed extend across the southern boundary of the Township. WATER QUALITY CRITICAL AREA: The Water Quality Critical Area for the Upper Eno Watershed lies along the eastern boundary of the Township and covers about 20% of the Township land area. It contains the Township's Public Interest Areas and defines the limits for the eastern and western expansion of Efland and Hillsborough respectively. In addition to classifying the land in the County, the County' s land use planning strategy has been to identify and evaluate potential activity nodes in the Township. The purpose of the activity node is to direct commercial and industrial uses to the most appropriate areas in the Township, preventing strip-type development, and promoting a more compact and efficient land use pattern focused on major intersections in the Township. 3 . 8-14 ' t S A total of four activity nodes have been designated in Cheeks Township: , REFERENCE: CR-1 , Efland Center LOCATION: Efland Commercial Area PLAN CATEGORY: Commercial-Industrial Transition ANALYSIS AND EVALUATION: An existing commercial/industrial node is located in Efland, focused on the intersection of Southern Drive and Mt . Willing Road. This node currently serves as a focal point for lower and medium intensity residential, commercial and industrial uses . As Efland develops , new growth should " infill" suitable vacant land within the immediate area to take advantage of the existing infrastructure which includes the water supply from a central system and the first phase of the Efland Sewer Project. Due to the location of this node entirely within a water supply watershed, industrial and commercial uses should be limited to those types which have a demonstrated record of not,__: generating pollutants, either through 'the industrial process or the size of the operation, and which are known not to degrade or harm water quality. Those uses which do meet this initial criteria should be designed and built in ways to minimize any other potential negative impacts on the quality of water draining to the, Upper Eno watershed. REFERENCE : CK-2 , Miles North LOCATION: U. S . 70 and Buckhorn Road (SR 1114 ) PLAN CATEGORY: Commercial-Industrial Transition ANALYSIS AND EVALUATION: This node is located at the intersection of an arterial (US 70 ) and a collector. Existing commercial uses at or near this site include a small mill outlet and two gas stations, one of which is also a small store. There are no environmental constraints imposed by sensitive lands, but the area does lie in the extreme southwestern corner of the Back Creek Watershed. A rail line is nearby. This site is presently served by a central water system with possible future sewer line extensions . These facts, combined with its proximity to Mebane, create the potential for fairly intensive commercial and industrial uses during the initial phase of the Plan since this node falls within the 10-Year Transition Area that extends beyond the Mebane ETJ. As this site becomes more intensively developed, care should be taken to ensure that the highway intersection is upgraded sufficiently to handle the increased load. REFERENCE : CK-3 , Miles South LOCATION: Interstate 85 and Buckhorn Road (SR 1114) PLAN CATEGORY: Commercial-Industrial Transition ANALYSIS AND EVALUATION: This node is located at the intersection of Interstate 85 and a collector . Existing land uses include a small residential community (Miles ) , a gas 3 . 8-15 80 station, and a small vacant store . The General Electric plant is located on I-85 a short distance west of this node . This -site is currently served by a central water supply system. The GE plant is served by sewer lines from Mebane . This node falls within the designated 20-Year Transition Area for the Mebane urban area. Therefore, its development potential is long-term. When additional commercial or industrial uses are located here, attention should be given to minimizing any negative effects on the residential area nearby. REFERENCE : CK-4, Fairfield LOCATION: Lebanon Road ( SR 13.06) and Efland Cedar Grove Road (SR 1004) PLAN CATEGORY: Rural Neighborhood ANALYSIS AND EVALUATION: This node is located at the intersection of two collector roads . Existing land uses at this node are currently limited to farmland, rural residential development and open fields . As this node is located in a water supply watershed, new commercial development should be limited to one or two small-scale stores designed to serve the needs of the surrounding rural area. 3.8-16 • (=< • C��� \ �-Ii-,:::;;-__...\ tom- - \v, ♦ ,• -,,_ -, -- If•■ Amended i :2 • ., �/� . _` ,„�� \ I �a 4r� ■ �� 4/ 7/5/88 I 16/91 ' r'.+ '-- A' y," - ,+. _ : \ ' `��°17��_ ' .-.....-'• comserma At.... rain al, ,- ,- . illtatimia alii,11111gr. n • 4� . �� . � �' It 441 a �. X11 � !���' ,/.:^:,T-•:'''''...=r- .^,i.:r' i '• li4,e, ■• ,--.--,-•-•- ---4,_ -•■-•$-••-, .„;••.1• - ' } ; , I _ _ `,T - -- III I,I,I , 1' I - -�• --- J,•' _ �� ,/ II�1, 111 FI -,1. I - :Ja +M-_- It j ` \� I�11,�:� 1 ) �, ,�II11 i�l, I•- ,,I, I:C_ ,- -=• lill .�. •wi .I I,I I I ,4"..... I{ / • + - i �L r ..' •/,/i' I.;III' '���Qii/// —_��r �' la 1 ` - �F :�Asi . -_ = - tt �_ s • , rti� � 0- • � Ili ,I -. •:',....^.....IIIIS, , ...,...,; 5=7176.11•Wir .:::47--".;••••• •-"e'r •••' 111F-41141540,111° ...-'s '11.44 ....a Elit I., mmormomen vie w _CELL----.��� -- .r --w.--..---- •• ^ CHEEES TOWNSHIP LRHD USE PLRM • LAXDUSE CATEGORIES ACTIVITY ) ODES lb Agricultural Areas /� I R Amu /J esaurees Protection A Rural Nesihbosnood 0 Public Interest Areas `� 0 Agricultural Residential , Cordnereiel-lndustaal Transition gRural Res1dcntial lo Yea: Transition ,`4„.., 2D Y tax i ransuion J4RI SDI CTI OW S IL Vate: Supply Watershed 0 Town of Hillsborough 0 Wale: Quality Crstioal Area 0 Town of Mebane N • ROADS , Internate .......... Arterial .— -- Colieao: I SCALE: 0 •aoo 0 000' b4 F:' EXCERPT - SECTION 3 . 9 HILLSBOROUGH TOWNSHIP PLAN g �) efficient alternative to strip development . *Agricultural lands in the northern tier._ of the Township should be maintained in acknowledgment of the viability of the land for that use. *Rural non-farm residential development should be allocated to the southern tier of the Township to avoid negative environmental or economic impacts on agricultural uses in the northern portion of the Township. *Development at levels of intensity that create negative impacts on public interest areas or public water supply watersheds should be directed away from those areas . With the allocation guidelines in mind, information about Hillsborough Township land is filtered through a set of criteria that evaluates the suitability of certain land uses to specific areas . The information is then used in the classification of land in the Township outside the municipal boundary and extraterritorial jurisdiction of the Town of Hillsborough. Distribution 21 Land Use Plan, Categories. Land in Hillsborough Township outside to Town' s planning jurisdiction is classified into the land use categories listed below. Distribution is based on expressed policies outlined in the Township Land Use Plan, allocation guidelines contained in the Land Use Component of the Orange County Comprehensive Plan, and the potential effects of the physical change projected for the Township. RESOURCE PROTECTION AREAS : Land classified as such consists primarily of slopes greater than 15% and floodplains . This land is considered unsuitable for most development activity. AGRICULTURAL PROTECTION AREAS : The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. Most of these lands are concentrated in the northern section of the Township. These lands are not identified within transition areas . PUBLIC INTEREST AREAS : Public Interests Areas are public or 3 . 9-15 � 6 quasi-public . lands , such as Duke Forest, that provide significant educational and recreational opportunities . These lands also form a crucial component of the County' s open space system. WATER SUPPLY WATERSHED: A portion of the Upper Eno watershed, which furnishes the Town of Hillsborough and the Orange- Alamance Water System with its water supply, lies along the western boundary of the Township. Additionally, a small portion of the Little River Watershed, which drains into the Little River Reservoir in northern Durham County, lies along the northern boundary of the Township. This classification refers to land that should be protected from development that might cause water quality problems for existing and potential drinking water supplies . WATER QUALITY CRITICAL AREA: Land in the Water Supply Watershed that drains directly into water supply impoundments and feeder streams below the first tributary prior to entering the impoundment are designated as Water Quality Critical Areas . These lands require an even greater degree of protection from the adverse impacts of development . AGRICULTURAL RESIDENTIAL: The northern area of the Township, where agriculture is an important land uses, is classified in this manner. RURAL RESIDENTIAL: Much of the land in the southern third of the Township is classified as Rural Residential, which indicates that the most suitable land use is low density, non-farm residential development. TEN YEAR TRANSITION: Land classified in this manner indicates that public services from the Town of Hillsborough are likely within ten years . Most of the land adjacent to the Town' s planning jurisdiction on the south and east and in close proximity to major intersections is designated as Ten Year Transition. Approximately nine acres north. of the Town, adjacent to the Highland Woods subdivision, is also classified in this manner. The land use in much of Ten Year Transition area consists of medium density subdivisions already- served with a public water supply from the Town of Hillsborough. TWENTY YEAR TRANSITION: Most of the land adjacent to the Town's planning jurisdiction that is less developed than land in the Ten Year Transition areas is designated as Twenty Year Transition. This land is predominantly to the south and east 3 . 9-16 of Town. - - In addition to classifying the land in the County, the County' s land use strategy has been to identify appropriate activity nodes in each Township. The purpose is to direct commercial and industrial uses that choose to locate outside of the Town' s planning jurisdiction to the most appropriate areas, avoiding strip development and promoting an efficient land use pattem focused on major intersections . Four such nodes are designated in Hillsborough Township. REFERENCE : HB-1 (Coleman Loop) LOCATION: NC86 and Coleman Loop North ( SR1334) PLAN CATEGORY: Rural Neighborhood This node is located at the intersection of an arterial, NC86 and Coleman Loop. It was created to take advantage of existing commercial activity. There are no major environmental constraints to small scale commercial development in the node, nor would such development disrupt the surrounding residential community. The scale of development is limited by the lack of public water and sewer . REFERENCE : HB-2 (Major Business Forms ) LOCATION: NC86 and Coleman Loop South (SR1332) PLAN CATEGORY: Rural Industrial This node, located at the intersection of the arterial NC86 and Coleman Loop South, was created to take advantage of an existing industrial use at the intersection. There are no major environmental constraints at the site to hinder the development or expansion of small scale, rural industries . The scale of future development in the node will be limited by the lack of public water and sewer and the capacity of NC86 to handle additional traffic. REFERENCE: HB-3 (St. Mary' s ) LOCATION: US70 Bypass and St. Mary' s Rd. ( SR1002 ) PLAN CATEGORY: Commercial Transition This node is located at the intersection of two arterial roads . Commercial uses presently exists in and near the node There are no major environmental constraints to development within the node to hinder medium density residential or additional commercial development. There are constraints , though, imposed by the arrangement of the roads and its access points which would require redesign to safely accommodate additional commercial development. A sewer force 3 . 9-17 S \ main exists along US70 Bypass, infrastructure necessary for more tensive deveg opment�r`ant REFERENCE: HB-4 (Harmon Young) LOCATION: Interstate 85 and NC86 PLAN CATEGORY: Commercial-Industrial Transition This node, focused on the intersection of an Interstate and an arterial road, contains a number of existing commercial and industrial uses . A satellite to this node exists farther south on NC86, separated from the rest of the node by a medium density residential neighborhood. There are no major environmental constraints to hinder more intensive development in the main portion of the node. With the possible exception of the area immediately to the south of the intersection of Old NC10 and NC86, there would be no disruption of areas with a residential character. Additional development in the satellite should be restricted to avoid adverse impacts on Duke Forest and neighboring residential communities . Although the ability of NC86 to handle additional traffic may hinder some development, the existence of sewer service and the road system within the node make it a good site for new commercial and industrial development. 3 . 9-18 -��� _ `v' . kAgior-''. 4 —P.--,--"- , --k:,- '. 1 .,,,,,,,:c.,..4.-1j,::..,i4.:..." ‘../i.".. "4.: 4 July 5, 1988 4errf' 1 ,'.:.-,.'^^="'^r. ..,e,,e' 14:. 0 ll 14 1• old i .4%, , ...,4 2-: i 4. '� �" .. �` -`M •'• r,'- ;.2-' • '.� • +f"� APO .PO is.".4 t w IT °•.n ` ; I'S'I'C,. 'I,'t • `� ` ;11 • t _ 1 1111°' ' I ■ 6 ' )f, ) 1 ,•– ; t., . *Ow-- t . w 9 i Alp" „ iiii vot,••"-. -..6...., 7 iw.,.'Ntorg,• . .. I:‘' 7444 ell"111P '''‘,"7 '144..1.1''.41 .ik.1 • _.... ---4 kir i ....,„ __ • • aft► � _ •� : _ VIII' 1/1/111 Z'.. `_ 1,11 - _^ -7.-7."--. 4 ��� le - tr®w�! rm --_ 1•,I • AIII•11/164A. 111•14. �11�,� III .7" . Ili a ew->�r seises" - •',I;1 I t�I .�M -� '1 I 'I I r �A 11•11�1--- I.Y...w.'.f"' – 1 --.i't • s1 i� I - 11�^�j..` r_- / 1 au�•.�r� Ilit,I , 'III,I,,.I . .• l_.l•r- -- •• 11 1 III Ww AIMS sl_Y�nsns, p. i t_�� t 1 4 •-.rss.=MGM ear•_. J,,, --uaae>.se,_• •;r,;;� •� 1 1 e 1 Si w.•vv.Ie�ae�w •ns∎ l i 1 4 i ismomeamoal■ w'J?G —ts,..___\ 1 a1•a>_aeMIa MIIIIIW! L N HILLSBOROUGH TOYMSHIP LAND USE PLRM AiW LAND USE CATEOCSXES Acl=VITT NODES ® Rural N saihb erhood i4 Airieaskiral Arse 'l� Rural lndustrsal III Rasouros Protsason Arse © Public lntaeet. Arse = Cosnsasrosal Transiuon ❑ Asucukural Rsudsntial M1 Rural PaseaclensuLl' T/1 Casasasrozal-Induautal Transsuon ❑ 10 Tear Trasusuon M 20 You Trasuason JUAI SDI CII ON 5 2 Bator Supply Vatsrshsd © Town of Hillaborovih ® Vats:. Quality C:str.cal Area a Town Estuatsrrnorsal Jurtsdaason ROADB mmiemmoml I ntsrssau -- - Asssnal -Collect= SCA LE: o Kir sm 9 0 EXCERPT - SECTION 3 . 10 ENO TOWNSHIP PLAN 9 1 provide significant educational and recreational opportunities, should be protected as public interest district lands. *Watef-supply watersheds in the Township should be developed in a manner that minimizes adverse impacts on water quality. With the allocation guidelines in mind, information about Eno Township land is filtered through a set of criteria that evaluates the suitability of certain land uses to specific areas. The information is then used in the classification of land throughout the Township. *Distribution of Land Use Plan Categories *Amended 2/3/92 Land in Eno Township is classified into the land use categories listed below. Distribution is based on expressed policies outlined in the Township Land Use Plan, allocation guidelines contained in the Land Use Component of the Orange County Comprehensive Plan, and the potential effects of the physical change projected for the Township. RESOURCE PROTECTION AREAS : Land classified as such consists primarily of slopes greater than 15% and floodplains . This land is considered unsuitable for most development activity. AGRICULTURAL PROTECTION AREAS: The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands, as well as for active agricultural lands not enrolled in the use value taxation program. Most of these lands are concentrated in the northern section of the Township. PUBLIC INTEREST AREAS: Public Interest Areas are public or quasi- public lands, such as Duke Forest and Eno River State Park, that provide significant educational and recreational opportunities. These lands also form a crucial component of the County' s open space system. NEW HOPE CREEK CORRIDOR OPEN SPACE AREAS: New Hope Creek Corridor Open Space Areas include some of the Resource Protection Areas and a portion of the Public/Private Open Space Areas which were designated as significant and worthy of protection according to the New Hope Corridor Open Space Master Plan completed in April of 1991. (See Master Plan Map in the Appendices) . These areas are part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U. S . Army Corps of Engineers land north of Jordan Lake. This category is made up of critical environmental areas such as stream beds, floodplains, steep slopes, and larger tracts of historic, educational, or recreational value. WATER SUPPLY WATERSHED: This classification is applied to areas draining into the Little River Reservoir in northern Durham County. These areas are those that should be protected from development that might cause water quality problems for existing and potential public drinking water supplies. 3 . 10-15 92 AGRICULTURAL RESIDENTIAL: The central and Township, where agriculture and forestry northern areas of e o uses, are classified in this manner. Areas to the west of Pleasant Green Road and aeath of the Cate ' s Ford portion of Eno River State Park are also classified in this manner as a means of buffering the Park. RURAL RESIDENTIAL: Much of the land in the southern third of the Township is classified as Rural Residential, which indicates a predominant land use of low density non-farm residential development. The Rural Residential lands in Eno Township have good access to both Hillsborough and Durham and are likely to attract much of the suburban development expected during the plan period. TEN YEAR TRANSITION: Land along the western border of the Township has been classified in this manner. This indicates that public services from the Town of Hillsborough are likely within ten years. Most of this Ten Year Transition area consists of medium density subdivisions already served with a public water supply from the Town of Hillsborough. TWENTY YEAR TRANSITION: The area along US 70 and I-85 from the Durham County line west to Stoney Creek and south to the Southern Railroad is classified as Twenty Year Transition. The area is within the Durham City urban growth area and part of it is already served by the City's water system. Other urban services are expected in the area by the end of the plan period. The transportation system within the area is adequate for more intensive development. Two areas of Twenty Year Transition have also been designated along the western edge of the Township. The first area, in the southwest corner of the Township, generally surrounds Ten Year Transition Areas. The second area is north of the Eno River along St. Mary' s Road. In addition to classifying the land in the County, the County' s land use strategy has been to identify appropriate activity nodes in each Township. The purpose is to direct commercial and industrial uses to the most appropriate areas, avoiding strip development and promoting an efficient land use pattern focused on major intersections. Three activity nodes have been designated in Eno Township. REFERENCE: E-1 (Law's Store/Palmer's Grove) LOCATION: US 70 Business/US 70 Bypass and Palmer' s Grove Church Road (SR 1562) PLAN CATEGORY: Rural Neighborhood EVALUATION: This node, located at the intersection of two arterials, US 70 Business and Bypass, has no environmental constraints to hinder small scale commercial development. REFERENCE: E-2 (Eno) LOCATION: US 70 and (I-85) PLAN CATEGORY: Commercial-Industrial Transition 3 . 10-16 EVALUATION: This node is focused on the intersection of two major highways. It is also serviced by a spur of the Southern Railroad. _-_There are a number of existing commercial»uses - in the area and relatively little residential development. New commercial and industrial lises should generally be confined to the areas south of the highways in order to reduce negative impacts on Eno River State Park. - REFERENCE: E-3 (Duke Forest) LOCATION: US 70, NC 751, and Old NC 10 (SR 1710) PLAN CATEGORY: Commercial Transition EVALUATION: This node is focused on the intersection of two arterials and the collector road Old NC 10 . It is bordered on the south by a main line of the Southern Railroad. Existing land uses include commercial, and medium and high density residential . The node is within Durham' s 201 sewer planning area and is served by the Durham city water system. Land to the east of NC 751 and a small portion north of the Southern Railroad are part of Duke Forest and not included in the node. 3 . 10-17 94 t i Amended: i - ' �� ' !� F e b.3 199 2 s�'�_y�L E: y ! �4'f'� .•. Ix / ; .1 i ' r��,'r� •-�►_•� ,.icy jy'-: 1:, �t ( 1 _ �� is///♦� �J•;?�f' �J- �... (}�Ny -1.---4j.,-, J' J jJ • (• ' t / a--•S , Y ,s, 1 • w.. • = dr y.y �'y. y . 01 ir-il 1 . il`HP . It 40°' 'nGI' � .. •rli + ∎ i l 1 It 1 1 •+ - _ �, ..... 1 L 1 1' l 1 4 l•11 1 (. �i:■ 'r A *d L i l l 1 .. 1,� -` 1a ' I'iil,,' ., .Y Y� 44 1 1 1 1 1 �i/ ,I� l • 1 ♦ l 1 1 1 .. ��,-I vf. t l A 1 1,1 l \--i, / 1 l 1 1 ti• 1 IVE •� " . o ,- ., i - - j - +. �.- 1-411, 1111 l� L 7- 'o. !:.',N,y4,. - i'� r �r gip: ..;r•' M��a�r—s �.-I —' r°�ri�a 1 1 I1.'-- �' Pw, )^ •.,C,� l agar L 1 l 11 /a - - �• : pj - 4jII. •�-� l .1, '• NEW HOPE CREEK _ - - CORRIDOR �1 - , . `�w: .� j- ; =-:f } = ' OPEN SPACE iq = `-- -- : ENO TOUKSH I P LAND USE PLAN L►]ID USE CATEGORIES ACTIVITY NODES © Agricult ural Arm ® Rural Neighborhood N ▪ Rasourcets Protection Arsas .411t- gPublic Interest Azsas Commercial Trtruition• ❑ Agricultural Residential Rural Residential Commercial-Industrial Transition r 10 Year Transition ROADS n2C Year Trarurtior. �� Interstate SCALE: E Water Supply Vatershed ........ Arterial s Collector 0 4000' soon' 96 9t EXCERPT - SECTION 3 . 11 BINGHAM TOWNSHIP PLAN *Commercial develepmer.- will be allocated to desicr..ted activity nc•ies which provide a more • reasonable and e== _ient alternative to strip development, es_ _ially along NC34 .. In light of these allocation c.:idelines , information about land in Bingham Township was ' filtered ' throuch a set of locational criteria, including these g•.: ..de__nes , to determine which land use is appropriate for a specific area . The resulting analysis creates the basis for the classification of land in Bingham Township . Distribution of Land Use Plan Categories Land in Bingham Township has been classified according to the public policies expressed in the Plan, the allocation guidelines , and the effects of growth on the Township . • AGRICULTURAL AREAS : This is the predominant classification in the Township. It refers to land assessed for • farm use under County provisions allowing for use value taxation and for active farm and forestry land not enrolled in the program. While lands in this category are distributed township-wide, the bulk is in the western and southern parts of the Township. RURAL BUFFER: The purpose of this classif ication is to designate land adjacent to the urbanizing area of Chapel Hill and Ca_rboro that should remain rural . in character and not recuire urban services . This classification encompasses the New Hope Creek and University Lake drainage basins . AGRICULTURAL RESIDENTIAL: While 'limited low density residential development occurs in land categorized as agricultural residential, the prevailing land use is • agricultural. Land in this category is fairly evenly distributed throughout the western two-thirds of the Township. RURAL RESIDENTIAL: This category of land refers to areas which have characteristics that make it suitable for rural , non-farm residential development . The major portion of this category is bounded by the Cane Creek watershed on the north, the University Lake watershed on the east, Orange Grove •Road (north of NC54 ) and White Cross Road ( south of NC54 ) on the west, to a point about one-half mile south of NC54 . The Township' s major arterial, NC54 , passes through • 3 . 11-17 98 • the land classified rural residential and the area encompasses much of the rural community of White Cross . An additional area of rural residential land exists in the far northeastern corner of the Township. RESOURCE PROTECTION AREA: Land classified as such consists primarily of slopes greater than 15% and _loodplains . This land is considered unsuitable for most development activity. WATER SUPPLY WATERSHED: Applied to the areas draining into University Lake and Cane Creek Reservoir, the category refers to lands that are to be protected from development that might cause water quality problems for existing and potential public drinking water supplies . WATER QUALITY CRITICAL AREA: These are lands that drain directly into water impoundments that serve as public water supply and require even a greater degree of protection from the negative impacts of development. PUBLLIC INTEREST AREAS : These are public and quasi-public lands, such as Duke Forest, that provide eduactional and recreational opportunites . There areas also form a crucial component of the County' s open space. A total of three activity nodes have been designated in Bingham Township : REFERENCE: BH-1 (Adam & Eve) LOCATION: NC54 and Morrow Mill Rd. (SR1958 ) PLAN CATEGORY: Rural Neighborhood EVALUATION: This node is located at the intersection of the Township' s main arterial road, NC54, and a collector road. Several commercial uses, including a wholesale mail-order distribution firm, are located in or adjacent to the node. No environmental constraints are associated with the node. REFERENCE: BH-2 (White Cross) LOCATION: NC54 and White Cross Road (SR1952 ) PLAN CATEGORY: Rural Community EVALUATION: The node, situated at NC54 and White Cross Road, extends almost to Butler Road on the east. There are several existing commercial uses in or adjacent to the node and few environmental constraints . This site has the • 3 . 11-18 '39 locational attributes which make it suitable for a Rural Community node. It is on the main east-west road through the township and extends to the major north-south route. Land within the node to the north of NC54 and east of White Cross Road is classified as Rural Residential . The support services that will likely accompany rural residential development are most appropriately located at this node. RFERENCE : BH-3 (Oak Grove) LOCATION: Oak Grove Church Road ( SR1117 ) and Mebane-Oaks Road ( SR1007 ) PLAN CATEGORY: Rural Neighborhood EVALUATION: This node is located at the intersection of two collector roads and is located just outside the Cane Creek watershed. There are few environmental constraints at this site, which is the best location to serve residents of northwestern Bingham Township. • 3 . 11-19 100 I .- .....•••■---...••••• .. • ‘ .- u• ! -,-.7-- N- w i, , . , - ..-'•-- ----- , , , I . - -...,..1 , .....••• • ..L., I 4........ / ' k 1 '- .1. "...M..4... . $ ;PO... ' 1 ,,....,.. /... i. 4i'fi 1 •. .. " ) ...; i''... . \ 4 \1 *Arrended - 4r-.e .-.-• ) I\ 1 0 - `r. (91-.. -... ' --7- :711.-.\- .-J•... ...z_ ...t.,■:.':7'.4. Atir ..1.:i.•;"-;'..1 ...• ... .r. . 4 r 9/6/88 ' •/ / ..i' A... .,l. • °. ;''..f- ,.7**<'7,45.--- I .......:. 4 I 1 :"". . 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'• ;,',' • 1 ‘11 • . •• ' i ' .• ' ;I.' -•'-1 %.....'::.-.• .,,--rr- . , •.r. -"..:.-ii, -ic, -,.. ..: O. Adx0. SOX' ,.. • - • ........;.••••••••••.• - . ,..__•, --L.1 4. I`‘::•••; °"■",', ii.,'.7.Z-r... t ....., ••-• • ,., -I.II„--,, Ir.-tr;11, 4' "•.r%•• .2 -1 -•-•N..,eir-s474-1•-•-••••:,- '+'"-:-- ....;.-I>■-.:;1,- - .:;'•1- - -rl:::: ".. P LA PI CA TEGOAIE fi • . ..,,4:. ,•":.- .,, ,i = = [:: Rural Rut fur M Resters els EiAgricultural Areas :„i, Prcuicasel Vasersited A CrIVITY NODES ' E Agricultural Ikesteentsal E Vita?quality Critical Area Aural Rural Ne sit ighboeed 0 Conueuftsty IC) El Plural Residential E Dirourve PreisaLtan Ana ROA DS EL Public interest Distrzaut 2 Estractase Use Artextel ■es..s - Collect= ,...... ., ,,. 102 EXCERPT - SECTION 3 . 12 CHAPEL HILL TOWNSHIP PLAY 1 pistribution of Land Use Plan Categories 1 Amended 2/3/92 Land in Chapel Hill Township north of the Joint Planning Area falls into six land classifications . The distribution is based on expressed policies outlined in the land use plan for the area, the location criteria contained in the Land Use Component of the Orange County Comprehensive Plan, and the potential effects of projected growth on the area. RESOURCE PROTECTION AREAS: Land classified as such consists primarily of slopes greater than 15% and floodplains. This land is considered unsuitable for most development activity. AGRICULTURAL PROTECTION AREAS : The classification refers to land assessed under County provisions for use value taxation of farm and managed forest lands , as well as for active agricultural lands not enrolled in the use value taxation program. PUBLIC INTEREST AREAS: Public Interest Areas are public or quasi- public lands , such as Duke Forest, that provide significant educational and recreational opportunities . The Couch Mountain tract of Duke Forest, in the eastern portion of the area is also an important component of Orange County' s open space system. NEW HOPE CREEK CORRIDOR OPEN SPACE AREAS: New Hope Creek Corridor Open Space Areas include some of the Resource Protection Areas and a portion of the Public/Private Open Space Areas which were designated as significant and worthy of protection according to the New Hope Corridor Open Space Master Plan completed in April of 1991. (See Master Plan Map in the Appendices) . These areas are part of a system of open space in Durham and Orange Counties along New Hope Creek and its tributaries between Eno River State Park and U.S . Army Corps of Engineers land north of Jordan Lake. This category is made up of critical environmental areas such as stream beds, floodplains, steep slopes, and larger tracts of historic, educational, or recreational value. RURAL RESIDENTIAL: Most of the land in Chapel Hill Township north of the JPA is classified as Rural Residential. The predominant use under this classification is low density, non-farm residential development. TWENTY YEAR TRANSITION AREA: Approximately fifty acres north on the Southern Railroad, along the border with Eno Township, lies in an area that could be served by public water and/or sewer within the next twenty years. The area is within the Durham Urban Growth Area, as defined in the Durham 2005 Comprehensive Plan. There are no activity nodes in Chapel Hill Township north of the JPA. A commercial-industrial transition node in Eno Township, however, extend as far south as the Southern Railroad in the northeastern corner of the area. 3 . 12-10 104 . 1 - z • S `• `— i , � ` ' �' -hay :fir ~, ^_ a W I' = ∎ i..41 CC O W 1.0 . CC ac CDV1.41 I. . ' W Ci. ��I 463•• '• IZ co— 0 - MAW •• \ �. LEW 3C =II Z 4J �/t� • -� Z 11.1 Z �. ti = 11.1 La- 0 •• 1 om / = G!9 O C, -- - -- - ,.7;n --- .cur ` = • � = W ��•� . " a�r� aW".? _ A Et f'-• y� •' ` ~ Q 6 • ,� • Z � — E a.„_-I �r i3 = U O 0 . a _ 1•110111".e. 1, o.. 1111101111111N4 __, ;};.,. _CZ = I I ,•1 .hw ^,;fit^•� a 3a = i I cli al 1 •• Q Q N Z'j • O v ---+r ' a" y c s y C Y w _ e ' F Ai _ 3• <a v 3 1 • Z tir : .L i 105 4 .0 IMPLEMENTATION AND EVALUATION 4 . 1 OVERVIEW OF IMPLEMENTATION STRATEGIES The awareness and desire for appropriate and managed development and use of the land which led to the conception and development of the Orange County Land Use Element will remain merely a "good idea" unless a commitment is made to translate the concept into physical form through adoption and implementation . The Land Use Plan is a carefully thought out statement of policy regarding the pattern of physical development in the County. As the long-range planning framework, it should be considered in the day-to-day decision-making and implementation of policies affecting the use of land. To be effective a commitment should be made by decision-maker and citizen alike to the policies outlined in the Plan. Failure to do so may result in a weakening of the day-to-day decision making process and could lead to deterioration of the man-made and physical environments . Uncoordinated decision-making, inconsistent with the goals ands policies set forth in the Plan, will result in arbitrary and unreasonable actions affecting the development and integration of land uses in the County. Commitment to the Plan does not presume an inflexible and unchangeable document. Commitment should correspond with a willingness to recognize and adapt to the constant change in the planning context by incorporating flexibility in the Plan . As long as internal consistency is maintained and the goals and policies remain intact, and until such time as the public participation element calls for a revision of the goals and policies, the Land Use Plan will remain a flexible policy document guiding development as intended. The success of the planning activity, however, is dependent on the degree to which public and private development actions and decisions are coordinated since the Plan is not "self-executing" . Legal, financial and administrative tools must be developed and utilized effectively. The implementation tools include : a zoning ordinance; subdivision regulations; a sedimentation and erosion control ordinance; a flood damage prevention ordinance; building and fire codes , among other; water and sewer extension policies; a thoroughfare plan; community development projects; public investments; coordination with other plans; and public education and awareness . *Zoning Ordinance *Amended 6/28/89 The Zoning Ordinance is the major legal tool for implementing the Land Use Element of the Comprehensive Plan. The Zoning Ordinance serves as the means to achieve the desired relationship between land uses; to prevent incompatible land use associations; and to encourage and provide incentives for the more compact and efficient land use patterns delineated in the Land Use Element . 4 . 1-1 10 6Simp_y stated, zoning is the division of a jurisdiction. into ` different districts and the regulation of population density, buildings and land use intensity, . lot coverage, and building 'setbacks within those districts . Most zoning ordinances diide 1 uses into three general categories of t and industrial use and specify residential, commercial, and these uses is permitted. fy the areas (or districts ) where each o: On September 2 , 1981 the County Board of Commissioners adopted a revised version of the Zoning Ordinance for Orange County. The Zoning Ordinance currently applies to five townships : Chapel Hill , Eno, Bingham, Hillsborough, and Cheeks . Chapel Hill and Eno Townships were zoned in 1967 and 1970 respectively. The extension of zoning to Hillsborough and Bingham Townships was approved on September 2 , 1981 . Zoning was extended to Cheeks Township on October 1 , 1984 . No proposal exists at this time for extension of zoning to the two northern townships , Little River and Cedar Grove . A matrix has been designed to assist decision-makers in comprehendin the relationship between the Land Use Element of the Comprehensive g Plan and the key implementation tool, the Zoning Ordinance . The Land Use Element categories, as shown on the Land Use Element Map, serves as the official long range planning guide for the type, form of land use development in the County. The Land UseeElemen=aMa_p determines the zoning districts that may be applied to a specific site within each designated Element area. In the case of activity nodes, the Land Use Element seeks to concentrate commercial and industrial development within limited areas . The applied zoning districts reflect the level of intensity of these activities permitted in a given node. The zoning districts applied to each of the Land Use Element categories as presented in the Land Use Element-Zoning Districts Matrix are as follows : COUNTY RESIDENTIAL TRANSITION. Identifies areas chap in to urban in form and densit densities of reside g from rural ntial development would be appropriate. The appliedzoningdistricts include : R-1 ( low-density) ; R-2 , R-3, and R-4 medium densit R-5 , R-8 , and R-13 (high density) ( Y) ; and y) residential uses . COUNTY COMMERCIAL TRANSITION. Identifies areas changing from rural to urban in form and density. A full range of intensities of commercial development would be appropriate. The applied zoning districts include: LC-1 (Local Commercial) ; NC-2 (Neighborhood Commercial) ; CC-3 (Community Commercial ) ; GC-4 (General Commercial ) ; OI (Office and Institutional ) ; and ED (Economic Development) . COUNTY INDUSTRIAL TRANSITION. Identifies areas changing from rural to urban in form and density. A full range of industrial activities would be appropriate and allowed. The applied zoning districts include: I-1 (Light Industrial ) ; 1-2 (Medium Industrial) ; I-3 (Heavy Industrial) ; and ED (Economic Development) . CHAPEL HILL AND CARRBORO TRANSITION. On November 2, 1987 , a Joint Planning Agreement was adopted by Orange County and the Towns of Chapel Hill and Carrboro . The Agreement became effective on November 4 . 1-2 N ' : IP 10'7 i I ` ICI ▪ ; ' W wol a 1 1 7 t . I V - i •40 a N r 4 O ` m I h 1 j 1 1101 . .7 I O = UIIEII: 01 0 oVI II CD Ul = = III i JIIEII I� r 1 g t4 Ear= s my iPi = L Q O a 1 l O r N h r a e ; s V - i V . .off.. f I I0!•i O =CM : . HI ' o N I i I i • • d I to 0 I—.` . •0 0 � 0 0 4 d of _i �e-1-C Z 0 11 UCZ 0 0 . Z • o Z111 m r"FI �2 Z O ..r 01 41 �• C Q;.? 105 i4 , 1988 , follow-:; , the the adoption, by Orange • prepared by the two municipalities for •ei County, of zoning plans � , p ties for their respective Transition • 1� Pning4istrios are heseTcontalned -inith a 7 and"'pd,Veldpment:Ordinance and the Car e Ordinance, and are consistent with the land use an ca egod Use contained in the Orange County-Chapel Hill-Car-boronJoan: Plans orLand Use Plan . Reference should be made to the appropriate mu , ordinance a zoning map for Planning inancee and dvzoo g p for a description of the districts yc�pa` Planning AgreementmethesTownsrof ChapeirHill terms cts and rms of the are responsible for permit administration within their respective Transition Areas . RURAL BUFFER. Only viylow aa11uodential and agricultura_uses are appropiatentheRe3ffe o district is RB (Rural Buffer) , The applied zoning RURAL RESIDENTIAL. Identifies rural areas to be developed as low intensity and low density residential . The applied zonin.g district is R-1 ( low density) Residential) . AGRICULTURAL RESIDENTIAL. Agricultural activities and commercial uses predominate, ties and applied zoning districts reflect this primary land use and include: ARe(Agricultural i Residential) and AS (Agricultural Services ) . RURAL COMMUNITY ACTIVITY NODE. d1 r • communities throughout the County where smallrscaleocommercial roads activities serving the community and surrounding area are appropriate. The applied zoning districts include: LC-1 (Local Commercial) and NC-2 (Neighborhood Commercial) . RURAL NEIGHBORHOOD ACTIVITY NODE. Identifies areas in the County where small scale commercial uses serving the population in the surrounding area are appropriate . The applied zoning districts include : LC-1 (Local Commercial) and NC-2 (Neighborhood Commerce RURAL INDUSTRIAL, Commercial ) . scale industrial Identifies rural areas in the County where small dis.trictdistI-1 (LightlIndustrial be appropriate. The applied zoning PUBLIC INTEREST AREA. These lands are considered valuable for recreational and research purposes and are afforded special treatment. The applied zoning district is PID (Public Interest District) . Subdivision Reculetioas Subdivision Regulations govern the conversion of raw land for intensive use . They serve as the means to secure a well designed coordinated pattern of streets, lots and utilities in advance of and subdivision, given the relative permanence of the character of the subdivision once completed. This implementation tool is ar necessary to coordinate existing development and potential future development with proposed development . As the interest of the developer is generally short term, their application of subdivision regulations protects not only the individual homeowner, but also the 4 . 1-3 it Thoroughfare Plan 109 A major, functional plan and integral.,,element t of,_.the comprehensive.-....- rLancr.UsePlantris awthoroughfare plan A thoroughfare' plan' addresses the means and manner of transporting goods and people throughout. the County and into and from adjacent counties . The major purpose of the thoroughfare plan. is to assess the capacity of the existing system in terms of future development requirements . A Thoroughfare Plan is premised on a road classification system which specifies the level of service provided by each road in the network. As the location and type of transportation system serving the County is inextricably tied to the pattern of land use, a Thoroughfare Plan for the County should be completed in the immediate future . The County developed the Orange County Highway Classification System and Map which identifies major roads in the County that currently provide the greatest level of transportation service as major arterials and collectors . The Towns of Chapel Hill and Carrboro adopted a Thoroughfare Plan in 1968 and, along with the N. C . Highway Commission, are currently in the process of revising and updating this plan to meet the present transportation needs of the Towns , UNC and the surrounding area . The Town of Hillsborough adopted a Thoroughfare Plan in 1967 . To date no update or revision of the Plan has been undertaken . Mebane cooperatively developed a Thoroughfare Plan in 1966 with the Community Planning Division of the N.C . Department of Conservation and the Planning and Research Department of the N . C. State Highway Commission. It was approved with minor changes in 1970 . A preliminary revision of the plan was completed in 1979 , but has not yet been approved. Economic Development Plan The physical land use planning activity cannot be separated from economic considerations . In determining the appropriate pattern of land use for the County an assumption is implicitly made regarding the type of growth favored and the response of the economy to such growth. Conscious efforts to broaden and diversify the economic base of the area and promote certain forms of economic development should complement physical planning considerations affecting land use patterns, particularly as they impact on the maximization of opportunities for County residents for housing and work and the protection of the environment. An economic development plan and related policies would significantly contribute to reducing potential problems resulting from inappropriate economic development patterns . Orange County is currently involved in efforts directed at formulating such a plan and policies for the future development of the County. The Orange County Industrial Facilities and Pollution Control Authority, created by the Board of County Commissioners on October 23 , 1978 and formally organized on March 5 , 1979 , is the body primarily responsible for these activities . 4 . 1-5 110 PROPOSED ORDINANCE/PLAN AMENDMENT ORDINANCE/PLAN: Zoning Ordinance REFERENCE: Article 4 .2 . 19 - District Statements of Intent and Application Criteria [Economic Article 4. 3 - Permitted UseeTablent (ED) District] Article 5. 1.2 - Establishment of Dimensional Requirements Article 6.29 - Development for Development (ED) Districts Article 7.21 - PD-ED Planned Development-Economic Development District Article 22 - Definitions (Economic Development Activity Node) ORIGIN OF AMENDMENT: X Staff X Planning Board X BOCC Citizen XOther: Economic Development Commission STAFF PRIORITY RECOMMENDATION: _X High Middle Low PUBLIC HEARING DATE: February 22, 1993 PURPOSE OF AMENDMENT To revise the Zoning Ordinance to implement PB/EDC Work Group recommendations concerning the development of an "economic development district" with acceptable performance standards and streamlined aproval procedures. Associated with the proposed changes to the Zoning Ordinance are corresponding changes to the Land Use Element of the Comprehensive Plan. Proposed changes to the Land Use Element have been addressed on a separate Ordinance/Plan Amendment Form. IMPACTS/ISSUES As one of its FY 1990-91 goals, the Board of Commissioners asked that specific parcels be identified for pre-zoning for economic development purposes in a manner consistent with the Orange County Land Use Plan. In October, 1990, the Economic Development Commission (EDC) and Planning Board (PB) adopted an agreement which included the following objectives: 1. Identify appropriate locational criteria, land use categories, and zoning designations to promote business; and 2 . Develop performance standards and project size thresholds which measure the impact of land development. In December, 1990, the EDC Target Advisory Group completed a report identifying preferred locations and types of businesses for Orange County. Consistent with the recommendations of the Target Advisory Group, four areas were identified by the Planning Board/EDC Work Group as focal points for its efforts. They included: 111 ' 1. The northeast quadrant of the I-85/Buckhorn Road Interchange; 2 . The I-40/Old NC' 86 Interchange; 3 . The I-85/US Highway 70 Interchange including NC 10 and NC 751; and 4 . The NC Highway 54-West area near White Cross and Morrow Mill Road. Using construction cost data supplied by an area contractor and a spreadsheet template to evaluate the economic feasibility of development scenarios, the PB/EDC Work Group identified the preferred distribution of land uses for the selected target areas. Land uses considered appropriate for such areas included light industrial, distribution, flex space, office, and service/retail categories. Rather than limit itself to traditional techniques, the PB/EDC Work Group decided to evaluate other methods of controlling land use intensity. Among the techniques were those promoted by performance zoning advocates. To help the PB/EDC Work Group understand the application of the standards, the staff conducted detailed analyses of selected business sites to illustrate the relationship between development character and intensity standards. All of the work completed by the PB/EDC Work Group led to the formulation of a more definitive goal; i.e. , to develop an "economic development district" proposal with acceptable performance standards and streamlined approval procedures. The concept of an economic development district is not new. The zoning district designation currently exists in the Zoning Ordinance, and the purpose of the district is "to provide locations for a wide range of low intensity industrial, institutional, office, and research use with no adverse impacts beyond the space occupied by the use. " While such districts are currently associated with the Land Use Plan designations of "Industrial" and "Commercial-Industrial" Activity Node, and designated in close association with interstate highways, some changes to the Land Use Element are required to "target" economic development districts at specific locations. Thus, a new land use category entitled "Economic Development Activity Node" is proposed, along with the addition of appropriate location criteria. A second proposal involves the actual application of the category through changes to the Land Use Plan (Map) , including Township Plans. Finally, changes to the Land Use Element-Zoning District Matrix, and applicable goals and policies are proposed to insure consistency between the Land Use Element and the Zoning Ordinance. Proposed changes to the Land Use Element have been addressed on a separate Ordinance/Plan Amendment Form. The changes outlined below seek to apply a revised "Economic Development District" zoning category to specific "target areas" in the county. Maps showing the proposed zoning boundaries are provided, including revisions requested as a result of public information meetings. Associated with the rezoning proposal is the establishment of acceptable performance standards and streamlined approval procedures applicable within those districts. 112 6V I-40 CA.! ROQp/I-s5 /Alr .CWAjCia ACEA PR•OPO5r-D Fob. EEzomixiq TO eC0#1O1-1IC PayELOPP-i r CE 1 il g Orsi,:01121:1 -. ■1 _ (").... 0 G e '4 oi.i. !L i•11 7� FPV.:f J1 '� IpK III KfK �, K P.1.311C S ~ .OYK .; f;�O Fy r . Y.1 Oa , )} tfK 1{1{1 i i f. Mee •,0.. r 1_ MC •t.l •••• JY.1• 7.6360 .. •yM s.,„.. ! 7.{!.0 6 26 AC PA61 14•1 alla - • i! 773.0 '. if •-��. wo 0 1.0 kei SA It AC `- F O 67)hosr AZ Aa 0 !i. 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Article 4 . 2 . 19 - District Statements of Intent and Application Criteria [Economic Development (ED) District] Article 4 . 3 - Permitted Use Table Article 5. 1.2 - Establishment of Dimensional Requirements (Schedule for Non-Residential Development) PROPOSED ORDINANCE/PLAN PROVISIONS The following changes and/or additions to the Zoning Ordinance are proposed (wording to be deleted shown in , new wording shown in boldface; revisions made as a result of citizen comment from public information meetings is shown in italics) : 1. Amend Article Article 4 .2 . 19 - District Statements of Intent and Application Criteria [Economic Development (ED) District] by revising it to read as follows: Economic Development (ED) District a) Intent The purpose of the Economic Development (ED) District is to provide locations for a wide range of low intensity light industrial, inctitutionsl, distribution, flex space, office, and --__arc`_ service/retail uses with no advorco impacts Flex space typically includes one-story buildings designed, constructed, and marketed as suitable for use as offices but able to accomodate other uses; e.g., warehouse, showroom, manufacturing assembly or similar operations. Stem. Such areas have been targeted for economic development and are located adjacent to interstate and major arterial highways. They are subject to special design criteria and performance standards used to minimize impacts beyond the space occupied by the use. b) Application Criteria This district will usually be applied where the following conditions exist: 1. -94te The district is located adjacent to a Federal Interstate Highway, with direct access to either are rtsr' -l e ---celleetete a4 or a major arterial road, and 115 syetcm. 2 . The cite district is located outside of the Chapel Hill - Carrboro Rural Buffer areas as designated in the adopted Comprehensive Plan. • ehall havo frontage on the interstate or on the collector ortorial etroot. 3 . Ne- see The 844e- district shall not be located within a the critical area of a designated water supply watershed. 4. Urban services, such as water and sewer mains, are desirable, but not required if acceptable alternatives are available. 5. All operations, other than loading or unloading, would bo 2 . Amend Article 4. 3 - Table of Permitted Uses by amending it to include the uses as shown on the following table in the ED - Economic Development District: [The following uses represent changes made in response to citizen comments at public information meetings. Specifically, these changes were made in an attempt to focus on economic development activities or uses which provide support to such activities. Use Original Revised Dwelling; Single-Family Use by right Class B SUP Dwelling; Two-Family Use by right Class B SUP Dwelling; Multiple Family None Class B SUP Dwelling, Mobile Home Use by right Class B SUP Group Care Facility Use by right Class B SUP Residential Hotel Use by right Deleted (Fraternities, sororities, domitories, etc.) Rooming House Use by right Deleted Temporary Mobile Home Use by right Class B SUP (Custodial Care) Temporary Mobile Home Use by right Deleted (For occupancy during construction of residential unit) Tourist Home Use by right Deleted Manufacturing & Processing Use by right Use by right (No adverse impacts beyond in Transition district boundaries) Areas only Buildings, Portable Use by right Class B SUP Bus Terminals & Garages Use by right Use by right in Transition Military Installations Areas only Use by right Deleted (National Guard & Reserve Armory) 112 1 Use Original Revised Public Utility Stations, Use by right Class A SUP Telephone Exchanges, Water & Sewer Treatment Plants Research Lands/Installations Use by right Deleted Schools, Elementary, Middle Use by right Deleted & Secondary Non-Profit Educational Use by right Deleted Cooperative Transmission Lines Use by right Deleted Agricultural Service Uses Use by right Use by right in Rural Areas only Assembly Facility >300 Use by right Use by right in Transition Areas only Clubs & Lodges Use by right Deleted Greenhouses (All) Use by right Use by right in Rural Areas only Massage Businesses Use by right Deleted Libraries Use by right Deleted .- . - Motor Freight Terminals Use by right Use by right in Transition Areas only Offices & Personal Services Use by right Use by right (No adverse impacts beyond in Transition district boundaries) Areas only Petroleum Products Use by right Deleted Recreational Facilities Use by right Class B SUP (Non-Profit) Retail Trade Use by right Use by right (No adverse impacts beyond in Transition district boundaries) Areas only Stockyards Use by right Deleted Waste Management Facility Use by right Deleted (Hazardous & Toxic) Historic Structures Use by right Class A SUP Non-Residential/Mixed Use The proposals regarding dwellings; e.g., to permit all types upon approval of a Class B Special Use Permit, is based on concerns expressed by citizens residing in proposed Economic Development Districts. Additional information and/or proposals will be provided at the hearing.] 3 . Amend Article 5. 1.2 - Establishment of Dimensional Requirements (Schedule for Non-Residential Development) by deleting the existing standards and providing the following notation in the ED row: Refer to Article 6.29 - Development Standards for Economic Development (ED) Districts. iii I j : 1 ! 1E ° � ; -.IWIaQ ; RBI * � " * I 1 I I 1 41 I I l I I I i 1 * 1 < � i I I 1 I , 1 * i� � I l i I I I ; * 1- "1 � ► • • 1 1 1 I 1 1 1 I 1 * I� . �I I I I 1 i 1 1 ! I I i t * 1= H U I x I * I * I * 1 Y 11 l '% 1 1 I 1 '' I I t I * I Q. H In ' H U * * * 4 4Iq I Y k) I V a x 1 ; I Y I q * x I 4 U I *H a � , I U I `ZH I * * * Y Y 1 * = * *V I 4 ( I Y I U U m CO N N WW e'l Et • 1-1 1-1 (..) U U 4 10 -A I * * 1 4 q I U U H H I 1 ,H E E H 1 r I x Y I x S t i[ I I x I U y in H H i I it I --a Q I I l q x * i * x x 04 q x q. 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Amend Article 6 by adding a new Article 6. 29 - Development Standards for Economic Development (ED) Districts to read as follows: 6.29 Development Standards for Economic Development (ED) Districts 6.29.1 Purpose Goal Six of the Land Use Element of the Comprehensive Plan is the promotion of economic development which emphasizes local employment needs while preserving the character of communities and protecting the natural environment. To that end, these provisions are established to create review procedures and appropriate design standards for application within portions of the county targeted for economic development activities; e.g. , Economic Development Districts. 6.29.2 Design Review Process Before any new site development may be undertaken in an Economic Development District, a site plan must be approved and a zoning compliance permit issued in accordance with the provisions of Article 14 (Site Plan Approval Procedures) of this Ordinance. Prior to submission of an application for site plan approval, applicants will be required to meet with representatives of the Planning and Inspections, and Economic Development Departments to identify policies, procedures, regulations, and fees applicable to development proposals. Plans for development proposals in an Economic Development District will be reviewed by the Planning and Inspections Department staff for compliance with the standards contained in the following section. Such review will also be carried out in accordance with the provisions of Article 14.3 (Site Plan Review) of this ordinance. In addition to the submittal requirements contained in Article 14.2.2, a complete application shall also include: 1. Building elevation drawings for each proposed structure; and 2 . A minimum of two (2) drawings of sections through the site illustrating existing and proposed grades, as well as the relationship of different site features. 13 �'. Failure to meet the criteria for site plan approval listed in Article 14.3, to address agency comments solicited during the plan review process, and/or to adhere to the design criteria applicable within Economic Development Districts will result in denial of a development application. In such cases, the development plans will be returned to the applicant with a written explanation of the reasons for denial and the changes required for the application to be approved. An applicant shall have the option of revising the development plans to comply with the site plan and design criteria. As an alternative, the applicant may also submit the plans for the review and approval of the Planning Board and Board of County Commissioners in accordance with the provisions of Article 7 - Planned Development Districts. 6.29.3 Design Criteria The design criteria applicable within Economic Development Districts are divided into two categories, Land Use Intensity Standards and Site Design Requirements. Land Use Intensity standards establish the three-dimensional spatial relationship between the use and the site, or the ratio of man-made construction to natural features. The Site Design Requirements apply to the landscape and architectural features, i.e. , how the use "fits" the site and how it relates to the surrounding area. To assist applicants in the preparation of development plans, the Planning and Inspections Department shall prepare a design guidebook which illustrates the criteria and provides examples of their application to individual sites. A. Land Use Intensity Standards 1. Site Volume Ratio (SVR) is the volume of buildings, vehicular use areas, outdoor storage, and loading areas compared to the volume of landscape features such as trees and shrubs on a site. Specifically, the Site Volume Ratio is equal to the difference between Landscape Volume Ratio and Building Volume Ratio (SVR = LVR - BVR) . A minimum Site Volume Ratio has been established for each category of land use permitted in the ED District.. Proposed development must meet or exceed the following ratios: 13 .' E Minimum Required Site Volume Ratios Land Use Transition Rural Industrial 1. 0 1.5 Distribution 1.0 1.5 Flex Space 1.0 1.5 Office/Institutional 2 .0 2 .5 Service/Retail 1.0 1.5 Each applicant for development plan approval will be provided with a calculation sheet through which to document the Land Use Intensity Ratios for his/her site. Specific examples of calculating Land Use Intensity Ratios are provided in the Economic Development design guidebook. 2. Building Volume Ratio (BVR) is the total volume of on-site construction, vehicular use areas, and exterior storage compared to the size of the lot. BVR calculation includes the following site features: Building Area X Building Height (for each structure) plus Parking stalls, aisles, driveways X car height (5' ) plus Loading area and truck access drive X truck height (14' ) and Outdoor storage area X material stack height Equals Total Building Volume in cubic feet Building Volume = Total Building Volume in cu.ft. Ratio Lot area in square ft. X 10 ft. 3. Landscape Volume Ratio (LVR) is the total volume of trees, shrubs, buffers and berms compared to the total size of the lot. LVR is calculated as follows: Number of trees X (tree canopy area X tree height) plus Number of shrubs X (shrub spread area X shrub height) + Berm area X berm height + Buffer (wooded area or embankment) area X buffer height Equals Total Landscape Volume in cubic feet. Landscape Volume = Total Landscape Volume in cu.ft. Ratio Lot area in square ft. X 10 ft. 4. Impervious Surface Ratio (ISR) is the proportion of impervious surface compared to the entire lot size. Impervious surface is composed of any material which impedes or prevents the natural infiltration of water in to the soil. 13 ,1 I Harris Cornpiany - Dstribtitio41 : , \ _ _ - , Building C.o.ritpara,td.f: '.---:'-`,--•.w.,:,-,,,,.■,--,,,..2.r.*-14::7- _. - -. -.--, .. . ,... - • ., _ .. ... - -„, -:. ,. '' '.-"7.-; .. ..". '...... -„,,, ,;41tr;ii: — .,,.-'„...7",,,„,..„......,,,_,:•:..,..,_,..,:,...7„::::.,:-,...:-. ,, .:- . ,,....-,:,!!., . - • .- • _•-,„,,,,„.._,_:,;..,..._..,,,,„7:,,,,,::::_:,,..7,,.„..,..,..•. ...,--,---, . - • . .. - '' .{‘7,:,.'.,4:, .--,,; . . - •• - --- •, — . , •, ,, : ,,,,,,,,. .3?-1:7-,:'.::' .1. 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I, ,,,-- - ._. . a. . . ... , -- . ._ . . ......... _ . • _ . . • . . 130 PERFORMANCE STANDARDS SITE EVALUATION TEMPLATE APPENDIX 58 Version 09.08.92 Planning & Inspections Department - Orange County NC PROJECT DATA: Applicant Name: Harris Distributing Company Location: Carrboro, NC Tax Map Reference: 7.114. .17F PIN Reference: 9778-35-1585 SIC Number: 5181 Employees: 16 Product or Service: Beverage distributor Land Use: Enter "1" in ( ) beside each applicable land use. Enter "0" in ( ) beside those that do not apply. Light Industrial ( 0 ) For restaurants, enter Industrial Park ( 0 ) number of seats0 Warehousing/Distribution ( 1 ) Office Building ( 0 ) For motels, enter number Office Park ( 0 ) of rooms 0 Service Fast Food ( 0 ) For banks, enter number of Convenience ( 0 ) drive-in windows0 Motel ( 0 ) Drive-In Bank ( 0 ) Business Park ( 0 ) Retail Center ( 0 ) PROPERTY DIMENSIONS: SETBACK DIMENSIONS: Width - Front (Ft) : 685 Front (Ft) : 70 - Rear (Ft) : 608 Side (Ft) : 67 Depth - Side (Ft) : 404 Side (Ft) : 353 - Side (Ft) : 517 Rear (Ft) : 143 Area W/O Streets (SqFt) : 237402 (Acres) : 5.5 W/Streets (SgFt) : 288777 (Acres) : 6.6 BUILDING DIMENSIONS: Height Length Width Area Volume Use/Structure Number (Ft) (Ft) (Ft) (SqFt) (CuFt) Office 1 14 136 47 6392 89488 Loading Area 1 18 116 48 5568 100224 Warehouse 1 28 150 82 12300 344400 Unloading Dock 1 16 50 18 900 14400 , Total 25160 548512 FLOOR AREA CHARACTERISTICS: Length Width Area Story Use Number (Ft) (Ft) (SqFt) 1 Office 1 136 47 6392 1 Loading Area 1 116 48 5568 1 Warehouse 1 150 82 12300 1 Unloading Dock 1 50 18 900 O 0 0 0 O 0 0 0 O 0 0 0 O 0 0 0 O 0 0 0 Total 25160 13h PERFORMANCE STANDARDS SITE EVALUATION TEMPLATE (CONTINUED) Version 09.08.92 Planning i Inspections Department - Orange County NC ACCESSORY USES: • • Height Length Width Area Volume Use Number (Ft) (Ft) (Ft) (SqFt) (CuFt) Sidewalk 1 0 444 5 2220 0 Storage Shed 1 8 8 6 48 384 Other Other 0 0 0 0 0 0 0 Other 0 0 0 0 0 0 0 Other 0 0 0 0 0 0 Other 0 0 0 0 0 0 Total 2268 384 VEHICULAR ACCESS AREAS: Height Length Width Area Volume Vehicle/Use Stalls (Ft) (Ft) (Ft) (SqFt) (CuFt) Automobiles 52 5 18 9 8424 42120 Tractor Trailer 28 14 30 11 9240 129360 Driveway/Aisles NA 5 2384 22 52448 262240 Street - Front (1/2) NA NA 685 52 35620 NA Street - Side (1/2) NA NA 0 0 0 Street - Rear (1/2) NA NA 0 NA 0 0 NA Total - W/Streets 80 105732 433720 - W/O Streets 80 70112 433720 LANDSCAPING/SCREENING: Landscape Area - W/ Streets:155617 SqFt - W/O Streets:139862 SqFt Landscape Volume: Canopy Length/ Height Spread Width Volume Type Number (Ft) (Ft) (Ft) (CuFt) Shrubs 1-4 Feet 356 2 3 NA 3493 Shrubs 4-6 Feet 28 5 4 NA 2111 Shrubs 6-12 Feet 13 10 6 NA 4139 Small Trees 50 17 16 NA 165732 Large Trees 57 49 37 NA 2912023 Berms NA 0 0 0 0 Screening/Buffers NA 49 2292 40 4492320 Total 504 7579819 LAND USE INTENSITY ANALYSIS: W/o W/ Streets Streets Building Coverage Ratio [BCR] : 0.106 0.087 Floor Area Ratio [FAR] : 0.106 0.087 Impervious Surface Ratio [ISR] : 0.411 0.461 Landscape Surface Ratio [LSR] : 0.589 0.539 Building Volume Ratio [BVR] : 0.414 0.340 Landscape Volume Ratio [LVR] : 3.193 2.625 Site Volume Ratio [SVR] : 2.779 2.285 13 Such surface shall include any paved or unpaved area comprised of asphalt, concrete, crushed stone, compacted stone, or other similar material. Rooftops, streets, driveways, sidewalks, plazas, garages, loading areas, and exterior storage areas are examples of impervious surface. Maximum impervious surface in each ED district is limited to the percentages listed below: Buckhorn Road Interchange 70% total lot area with detention ponds required at 12% and over I-40/Old 86 Interchange not applicable East Orange 70% total lot area with detention ponds required at 24% and over NC Highway 54-West not applicable 5. Stormwater Management - In all ED Districts within a designated water supply watershed, the first half-inch of stormwater runoff from impervious surface shall be controlled. This may be accomplished by: a. Preserving undisturbed vegetated areas for on-site infiltration of runoff, b. Installing grassed swales, trenches, or retention ponds to increase infiltration capacity, and/or c. Using detention structures to reduce the rate of runoff leaving the site. Detention or retention ponds may be required at the Buckhorn Road Interchange and East Orange ED Districts, depending on the amount of impervious surface proposed. Article 6 of the Zoning Ordinance contains specific requirements for stormwater management in Protected Watersheds. Wherever engineered structural methods are proposed, the applicant must submit design calculations and construction details for review with the site plan or Planned Development. In addition, long-term maintenance must be assured. Additional criteria which apply to stormwater management: 13b a. The rate of runoff from the site shall not be increased over pre-development conditions. b. The stormwater management system should respect existing drainage patterns. Runoff should be directed away from erosion-prone slopes. c. Energy dissipators such as rip rap aprons shall be used where runoff is collected and discharged, for example, at downspouts from rooftops and storm drains at parking areas. d. Conflicts between on-site drainage and other site features shall be avoided, such as drainage across sidewalks, or ponding in parking or service areas. B. Site Design Requirements [illustrations to be added later] Design alternatives may be considered if the applicant can clearly show how the proposal carries out the intent of the Economic Development Design Guidelines. Unless specific reference is made to requirements contained in the Zoning Ordinance, the standards contained herein shall take precedence. 1. Location of site features (buildings, parking, storage/service areas, access drives, utilities, etc. ) a. Minimize disturbance. Phased development is encouraged where practical. b. Preserve existing vegetation wherever possible, especially significant stands of trees and along drainage ways, on steep slopes, and in buffer areas. c. Use natural shape of land with minimal grading to locate features in a way that minimizes impacts on and off site. d. Maintain natural drainage patterns. .13 9 e. Setbacks are listed in the table below: Site Feature Front Side/Rear -buildings 25 feet 25 feet -storage 10 feet 10 feet -vehicular 10 feet 10 feet surface* -signs 1 foot 10 feet *Including driveways, parking, and loading areas, unless shared with adjacent use(s) f. A minimum separation of 20 feet shall be maintained between all buildings to allow for access by emergency vehicles. g. See landscape section for buffer requirements. 2. Access a. To the site 1) Via paved roads, public or private. If private roads are proposed, an easement and maintenance agreement will be required for review and approval by the County Attorney. All roads shall be clearly identified with road signs and names which do not duplicate other road names in Orange County. 2) Where available, access will be restricted to internal secondary roads, limiting access to arterial and collector roads. 3) Entrance/exit points shall be limited to three (3) per site and shall be planned for safety, considering sight distance, widths, turn lanes, etc. The applicant may request more than three access points if justified by trip generation or site configuration, provided safety is not compromised. On public roads, access points are subject to review and approval by the NC Department of Transportation. 4) In office, service, and retail areas, coordinate pedestrian access between 14U adjacent sites with walkways, crosswalks, and appropriate lighting and landscaping. b. Within the site 1) Separate service and visitor/employee access is encouraged. 2) Safe and adequate access designated for pedestrians including handicapped, especially between parking and building or use. a) Minimize conflicts between pedestrian and vehicular access. b) Changes in paving materials to accent pedestrian circulation is encouraged. c. A Traffic Impact Study is required if trips per day exceeds 800. Refer to Article 13 of the Zoning Ordinance. 3. Parking a. Off-street parking is required. b. Refer to Article 10 of the Zoning Ordinance for required number of spaces, and handicapped provisions. c. Shared parking and parking under buildings are encouraged to minimize disturbance and reduce impervious surface. d. To reduce visual impact, use buildings and natural grade changes to screen parking, or depress roads and parking below finished grade. e. See below for landscaping requirements (#7) . 4. Signs - anything designed to convey information, not including entrance/exit signs which do not contain advertising material or exceed 6 sq.ft. per side. G'. 141 ` a. Size: Refer to 9. 10 of the Zoning Ordinance for size calculation, to include all sides of multi-sided signs. maximum height - 12 ft. maximum number of signs - 3 per use total sq.ft. all signs - 200 sq.ft. maximum size any sign - 75 sq.ft. b. No signs shall extend above the facade of any building. c. Appearance of signs 1) Flashing, rotating, or inflatable signs are prohibited, except time/temperature. 2) For multiple use areas, encourage unified directory signs and coordinated individual identification signs. 3) Low profile, non-pole-mounted signs are encouraged. 4) Wall-mounted signs should blend with and complement the architecture. 5) Materials that appear natural in color and texture such as wood, stone, unpainted brick, and textured concrete are encouraged. d. External lighting for signs shall not shine into any road right-of-way. e. No sign shall block sight distance at intersections. f. Outdoor advertising signs, billboards, and portable signs are prohibited. 5. Service Areas and Outdoor Storage [SEE ATTACHMENT FOR EXAMPLE OF GUIDELINES] a. Should be located for convenient access, yet in a way that minimizes impacts. Interior service courts are encouraged where feasible. b. Every use must provide for sufficient solid waste collection and disposal. 14 4 V E 1 143 Service and Storage Areas Intent: Cowiser w.w--1 r tot y,ternanewradius • G ,� -: I-it. To provide appropriate locations for and Fence tee° sufficient screening of elements which itifj Parking are 'visible from adjacent properties, public streets, and pedestrian walkways. These elements include trash receptacles, I mechanical and utility equipment, loading "' i docks, and other exterior storage areas for EINNI - materials, supplies, and equipment. 1 �Loadtai Doe Guidelines: Service, storage,and load ins areas should Building service and loading areas should be appropriately located for normal service be conveniently located and accessible for and maintenance needs. normal service and maintenance needs, including the provision of adequate turning radii and parking areas- -for service vehicles. Such areas should be located at the side or rear of the principal building(s), and designed so that all `. ,•+ service and loading operations occur If,1P.0` 4� _ •.A_,/I, within the confines of the building site. r �= A' ' 0.,..4',10,,__----i, `/�A " - t7.. Exterior storage for materials, supplies, .,�� '� I��( i and equipment should only be located at / 4 .-.-�. the side or rear of a building and only in I totally enclosed screened areas. Exterior ww•.aw ~awl .J T storage areas should never be located to .`�:�" .v.go _� the front of any building unless screened 1 from view through the use of fencing, wagon'"'"'"' '—J walls or landscaping. Rooftop mechanical equipment should be Exterior storage areas should be located considered during the initital design in side or rear yard areas and screened phase of the prinicipal building(s) and from view through fencing and landscaping screened from view by the use of materials and colors compatible with the building architecture. 'tle�l Ground level mechanical equipment such _ •°<:e., _ equipment, satellite as air conditioning i� dishes,utility meters and boxes, should be �` screened from view through the use of \ ` landscaping,walls or fencing. Trash areas and dumpsters should be enclosed in durable, attractive structures equipment should be screened from view through the use of Rooftop mechanical e screened from view through proper design shrubs planted around the base of the and compatible building materials. enclosure. Economic Development District Design Guidelines 144 Service and Storage Areas Loading areas should only face side or •• if rear property lines and should be !��E�: �• , designed so as not to interfere with traffic INl*i movement within the site; e.g., loading '� Mt., areas should not be located within �/. _L:y ' rrr _ � ',rt ' 4 required drives or parking areas. Loading ._1) fry• \�A ��� & ,11�► �� areas should be screened from view a , :.•6•••^ ` iff. a it ak through the use of landscaping, walls or �� ;� .N«� fencing. pism4 M.w,.m:,.:. Screen fencing. walls, and landscaping "'�"'�' and other design treatments should be Mechanical and utilityequipmevitshould be compatible with the building architecture. screened from view-through the use of and should be at least equal to the height fencing and landscaping• of the materials, equipment or area being stored or screened. 4'htiCni CVSKOREEi4 frH1WD _ Eery pWJTED r-v"- Related Guidelines: I 1!'-0' O,G. 9TRA 4ffr OR (. 9Ti1GGt�EO ROW,cur OR tJNU.IrrED wrTrt MULGH Vehicular Circulation and Parking Architectural and Site Design sae* ..f . IT Landscaping and Screening VIEW PROM tl' — MAJOR STReeT -[:'.. GRAg9 OR caeoUNC Landscaping Solid Enclosure crrIoNAt.) — — — Ave v 0 :::. MIN, z•4 ..,::::::::00::::::,{... ,. . Load ins docks should be located to avoid '} '< <;s r''• i :' 'baf f is confl icts and screened from vier. 41 `4'-• easa�s t � Trellis '-."-. ., Self-closing .,c {. ',� _ doors 1.11.:p. MI Zt 2 i iirmoserPt waft(III' Wvra WAD 1 Concrete pad L. Trash receptacles should be screened from AIM aeaessaa.oc. view through use of an attractive,d ura Al e enclosure and landscaping. A combination of fencing,walls,landscaping, and similar design treatments should be used to screen service and storage areas. Economic Development District Design Guidelines Recycling facilities will be required when a collection program exists. c. No part of a service or loading area is allowed in any road right-of-way. d. See below for screening requirements. 6. Storage Areas [SEE ATTACHMENT FOR EXAMPLE OF GUIDELINES] The purpose of Storage Area Guidelines is to insure that all stored material will be screened from adjacent properties, parking areas, public and private streets, and pedestrian walkways. Storage guidelines are as follows: a. Exterior storage will only be permitted at the side or rear of a building and only in totally enclosed screened areas. -- - b. The exterior storage of materials, supplies or equipment will not be permitted to the front of any building. 6. Building Appearance a. The maximum building height at the required building setback is 45 feet. For structures that exceed 45 feet, one foot additional setback shall be provided for every two feet of building height over 45. b. Building materials which appear natural in texture and color such as stone, unpainted brick, wood, and textured concrete are encouraged. c. Architectural treatments shall clearly identify main entrance locations. d. Rooftop design shall be compatible with the appearance of the sides of the building. Screening of all mechanical and electrical equipment from adjacent roads and interstate highways is encouraged. 7. Landscaping and Buffers Adverse impacts such as glare, noise, odor, vibration, and unpleasant views shall be minimized to acceptable levels at lot boundaries through the use of buffers. Adjacent 146 uses will be considered when determining acceptable levels of disturbance. Additional landscaping is required within each lot to enhance site features such as entrances and parking while serving to control erosion and moderate microclimate. Wherever possible, existing vegetation shall be preserved to meet the requirements of this section. New landscaping shall consist of native and/or naturalized species suitable for the climate and soil conditions of piedmont North Carolina. a. Buffers 1) A buffer -59- 100 feet wide is required at the boundary of the Economic Development District. The buffer shall consist of existing wooded areas or, if planted, 50-75% evergreen trees reaching a mature height of at least 30 feet. 2) Buffering between adjacent conflicting uses shall be accomplished within the building setbacks. Buffers shall be similar to the buffer at the boundary of the ED District described above. The following list of more intense land uses shall provide larger buffers as shown: Land Use Buffer -airports 100 feet -manufacturing and 100 feet processing with impacts beyond the lot -military installations- 75 foot• -utility substations 75 feet -water/sewer treatment 75 feet plants -motor freight terminals 75 feet petroleum products 75 foci sterageIiis •L L • -sawmills 50 feet -steads. 7-I--fAet- 3) A 100-foot buffer shall be maintained adjacent to the right-of-way of interstate highways. If existing vegetation is not sufficient for 14 n i screening, predominantly evergreen trees shall be planted that will reach a mature height of 30 feet, providing a continuous buffer. Limited breaks (one per lot) in required interstate buffers are allowed only if they are well designed and provide either a scenic vista, or a landscaped area for a single business identification sign. 4) Necessary access and utilities are allowed within required buffers; however, no other disturbance for buildings, parking, or storage is permitted within a buffer. 5) A waiver of buffer requirements may be requested in accordance with Article 12 .8 of the Zoning Ordinance. b. Landscape Design Standards 1) Berms, fences, and walls with or without plantings may be used for screening purposes, provided they are designed and located in harmony with other site features and functions. 2) Service, loading, parking, and outdoor storage areas, including solid waste/recycling containers, shall be screened from view from adjacent roads and lots. 3) Refer to Article 12.4.2 and 12.9 of the Zoning Ordinance for parking lot interior landscaping standards, and installation/maintenance requirements. 4) Foundation plantings are required with all major structures to blend the architecture into the site. 5) Additional landscaping to further define use boundaries and different functions within the site is encouraged. Mass plantings and natural groupings of trees and shrubs are recommended as more effective than linear installations. 148 8. Aesthetics and Employee Amenities Enhancement of a site for the benefit of employees, visitors, or the general public is encouraged. Examples of such site improvements are: a. Use of decorative paving, sculpture, flags, murals, fountains and natural water features, or other such elements to accent the buildings and/or landscape; b. Including picnic areas, outdoor patios, nature or exercise trails or other recreation facilities in the development of the site; and c. Preserving open space for wildlife habitat or recreation purposes. 9. Lighting and Utilities [SEE ATTACHMENT FOR EXAMPLE OF GUIDELINES] a. Underground utilities shall be installed where practical. b. Utilities shall be routed so as to minimize linear clearings and reduce visual impact. c. Future demand and extensions shall be considered when planning utility installations. d. Satellite dishes shall meet setback and screening standards. Transformers and telephone switching stations shall also be screened. e. Lighting intensity shall be sufficient to provide for safety and security while not producing excessive glare to adjacent properties or roadways. 1) Light fixtures shall be covered to direct light downward and avoid overhead light pollution; and 2) Lighting shall not be directed toward adjacent properties or roads. f. Light fixtures shall be compatible in scale and style to the architecture and use of the site. 149 Lighting Intent: To provide a safe, functional, visually z �O w :.: attractive, and coordinated lighting -°-' � - system for the security and safety of 3 ', n. k s,z - __ on-site areas, including shipping and receiving areas, parking lots and ;` t} "" driveways, pedestrian pathways, and .t J. = 3 T =` building entrances. ink, +- x a` M-. _� 1- - Guidelines: "" Q �� ' All lighting should be shielded to confine r.... �► � �� light spread within the site boundaries and provide uniform illumination in Confine light spread within the boundaries compliance with the following minimum w • of a site, levels. Building entries: 4.00 footcandles Sidewalks: 1.00-3.00 footcandles Pedestrian paths: 1.00 footcandles Parking lots: 0.50 footcandles ,, ,■rr A • . k�- Lighting of pedestrian walkways and _' ,.,� 1 plazas is recommended and should be mounted at a lover height for security and r '1U� '',LU r4 to create an inviting pedestrian• r. t 4-:,vaex y rn4a��. _ t�4 environment. Accent lighting should also `7 x ▪ '.F ,.. ,- ¢ 5�'4 be provided to illuminate such key T ti It L i locations as building and driveway entries, landmarks, activity areas, and i r.- unique features of the site ... ,mot „ J � :.. r` ar V` 4 .4fi- J,, - a . ° '' -"`" �4 sue: A� All light fixtures are to be concealed = P .. Ai.6-3 source fixtures except for pedestrian- oriented accent lights. _; Security lighting fixtures or floodlights v ; .v.4r _:�. should not project over the fascia or roof - `A� v �--� line of building(s). ' " ' " Parking area and driveway fixtures should Z im it the height of I ighting fixtures in be mounted at or below' a maximum height parking areas and driveways to a of 25 feet above the surface of the parking maximum of 25 feet. area or driveway. Economic Development District Design Guidelines 150 - Lighting • . The design of light fixtures and structural supports should be compatible with the - architecture of the principal building(s). Where building faces are illuminated, ..a... - fixtures should be integrated within the architectural design of the buildings. Ground-mounted lighting fixtures must be weather-proof and vandal resistant. _ Related Guidelines: ' • Vehicular Circulation and Parking - .� *ss-,•,, • Architectural and Site Design L. Pedestrian and Bicycle Circulation = Service and Storage Areas Z T 1 r �2 d,�; :lft IT r4lill L. . , .: ....._ . . ..:.::::.„. .:7-i-• ...-.;::. Residential Area Commercial Area •Jl :J: J J• • {• ;•ti••: ':{::'iii•• ,y� :•:::}:ti::::{::,i ::iii: ;s;::;;i:'r:::`•}::�::$:::::vim::r::::> :i :. MO �z Privacy Fence -- Pedestrian Height Lighting — Wall Mounted Lighting Provide a safe,functional,attractive,and coord inated 1 ighting system, Economic Development District Design Guidelines V 151 5 . Amend Article 7 by revising Article 7 . 2 . 1 to include the PD-ED Planned Development-Economic Development District as a permitted Planned Development District as follows: 7 . 2 . 1 Establishment of the Planned Development Districts Planned Development districts that correspond to the following districts authorized in Article 4 are hereby created: R-13 - PD-H - R-13 R-8 - PD-H - R-8 R-5 - PD-H - R-5 R-4 - PD-H - R-4 R-2 - PD-H - R-2 R-1 - PD-H - R-1 RB - PD-H - RB LC-1 - PD-C - LC-1 NC-2 - PD-C - NC-2 CC-3 - PD-C - CC-3 GC-4 - PD-C - GC-4 0I-1 - PD - 0I-1 I-1 - PD - I-1 I-2 - PD - I-2 I-3 - PD - I-3 ED - PD - ED PW-I - PD - PW-I PD - MU PD - R PD - MHP 6. Amend Article 7 by adding a new Article 7 .21 - PD-ED Planned Development-Economic Development District to read as follows: 7.21 PD-ED PLANNED DEVELOPMENT-ECONOMIC DEVELOPMENT DISTRICT The following regulations and requirements apply to PD-ED Planned Development-Economic Development Districts. 7.21. 1 PD-ED District: Definition and Intent PD-ED districts may be established in accordance with the general procedures and requirements set forth in Articles 7.1 through 7.9 and with the intensities and in locations in accordance with the Comprehensive Plan and the Zoning Ordinance and Atlas. The purpose of this district is to provide for properly located and planned non-residential development consistent with Orange County's Strategic Plan for Economic Development. Specifically, this district is intended to provide an opportunity for development plans, submitted under the provisions of Article 6.29 [Development Standards for Economic Development (ED) Districts] of this ordinance, to be considered for approval when such plans do not: 1. Meet the criteria for site plan approval listed in Article 14.3; 2 . Address agency comments solicited during the site plan review process; and/or 3. Adhere to the design criteria applicable within Economic Development Districts as set forth in Article 6.29 of this ordinance. In such cases, approval of a Planned Development application shall be governed by the general and specific standards for the issuance of a Planned Development Permit as set forth in Article 7, a Special Use Permit as set forth in Article 8, and a Zoning Compliance Permit as set forth in Articles 20. It is not the intent of this district to establish a higher set of development standards than those set forth in Article 6.29 - Development Standards for Economic Development (ED) - -- Districts but to insure that such development plans are in accord with the intent and purpose of Economic Development (ED) Districts. 6. Amend Article 22 - Definitions by adding a definition of "Economic Development Activity Node" to read as follows: Economic Development Activity Node - Land in Rural and Transition areas of the County which has been specifically targeted for economic development activity consisting of light industrial, distribution, flex space, office, and service/retail uses. Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. Flex, space typically includes one-story buildings designed, constructed, and marketed as suitable for use as offices but able to accomodate other uses; e.g., warehouse, showroom, manufacturing assembly or similar operations. *********************************** ORDINANCE REVIEW COMMITTEE: PLANNING BOARD REVIEW: BOARD OF COMMISSIONERS REVIEW: 15 4 .2.14 RESERVED 4 .2 .15 RESERVED 4.2 .16 Office/Institutional (0/I ) District a) Intent The purpose of the Office/Institutional (0/I ) District is to provide locations for medium intensity office and institutional land uses and to function as a buffer between conflicting land use situations . b) Application Criteria This district will usually be applied where the following conditions exist: *Amended *1 . Site is located in areas designated by the 4-4-88 adopted Comprehensive Plan as Commercial Transition or Industrial Activity Nodes . 2 . Site would provide a buffer or step down in intensity of land use from a commercial use in a Neighborhood or Community Activity Node. 3 . Generally, these areas should have water and sewer mains existing at site or are to be made available during the development process . 4 . Normally, the maximum amount of land zoned to this 0/i classification shall not exceed five acres . • *Amended *5 . Vehicular access must consist of direct access to 4-4-88 a street classified either arterial or collector as designated by the Comprehensive Plan. 4.2. 17 RESERVED 4 .2. 18 RESERVED 4.2. 19 Economic, Development, (ED) District, a) Intent The purpose of the Economic Development (ED) District is to provide locations for a wide range of low intensity industrial, institutional , office and research uses with no adverse impacts beyond the space occupied by the use. The Economic Development District shall always be designated in close association with the Federal Interstate Highway System. 4-6-a -15 4 b) Application Criteria This district will usually be applied where the following conditions exist: *Amended *1 . Site is located adjacent to a Federal Interstate 7-6-82 ' 'Highway, with direct access to either an arterial or collector road, and within 1 . 5 miles of an interchange on the interstate system. *Amended *2 . The site is located outside of the Chapel Hill 7-6-82 Carrboro rural buffer areas as designated in the 4-4-88 adopted Comprehensive Plan. *Amended *3 . All lots shall be a minimum of 10 acres, and all 7-6-82 lots shall have frontage on the interstate or on the collector arterial street. *Amended *4 . No uses shall be located in a designated water 7-6-82 supply watershed. 5 . All operations other than loading or unloading, would be conducted entirely within the building or buildings . 6 . Urban services, such as water and sewer mains, are desirable, but not required if acceptable alternative are available. 4.2.20 Existing Industrial /III District a) Intent The purpose of the Existing Industrial (EI) district *Amended is to provide a district to be used only during the 4-4-88 application of zoning, to townships to accommodate existingsindustrial uses not located in areas designated as Activity Nodes by the adopted Comprehensive Plan. b) Application Criteria This district will only be applied to accommodate *Amended existing industrial uses located in areas not 4-4-88 designated as Activity Nodes in the adopted Comprehensive Plan (at the time of the application of the zoning ordinance to previously unzoned Townships . ) It is further intended that this district shall not be applied to any use that has adverse impacts beyond the immediate space occupied by the building. 4.2.21 Light Industrial-I (I-1) District a) Intent 4-7 . r °1 I I . � 155 L ` 1 I 1 j4Ia W �. 4 P1 e1 M H 4■I■N r4 „y• Y.'.I I I I * `it OI 4 I 1 m . 4 4 ( 4I 18 . 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