The URL can be used to link to this page

Home My WebLink AboutAgenda - 05-21-2007-c3ORANGE COUNTY BOARD OF COMMISSIONERS ORANGE COUNTY PLANNING BOARD PUBLIC HEARING AGENDA ITEM ABSTRACT Meeting Date: May 21, 2007 Action Agenda Item No. C.3 SUBJECT: Land Use Element Text Amendment— 10-Year Transition Areas DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) Yes ATTACHMENT(S): INFORMATION CONTACT: 1. Proposed Land Use Element text Craig Benedict, 245-2592 amendments Perdita Holtz, 245-2611 2. Map depicting 10 -Year Transition areas in the County PURPOSE: To consider making text amendments to the Land Use Element regarding 10 -Year Transition areas. BACKGROUND: The existing Land Use Element definition for 10-Year Transition areas does not allow for non-residential uses in the transition areas (see attached map for location of the 10 -Year Transition areas within Orange County). One of the recommendations of the Efland- Mebane Small Area Plan (EMSAP) is to allow commercial development in certain areas along the Highway 70 corridor and to allow for conversion of some residential structures to office type uses. These types of uses are not permitted under the existing land use definition. The proposed text amendment would amend the definition of the "10 -Year Transition" category in Section 3.3 to potentially allow non-residential uses in designated 10 -Year Transition areas in accordance with adopted small area plans and/or zoning overlay districts. (See attachment for the existing and proposed definitions). Additionally, the Land Use Element's "Zoning District Matrix" in Section 4.0 would be amended to designate appropriate zoning districts for the 10- Year Transition areas. The proposed amendments are consistent with the e recommendations contained in the adopted EMSAP. The 10 -Year Transition areas in the vicinity of Hillsborough would also be affected by the amended definition. However, the definition requires that non-residential uses would be permitted only in accordance with adopted small areas plans and/or zoning overlay districts. Therefore, until such time that these actions are completed for a 1 0-Year Transition area, applications for non-residential uses would not be consistent with the definition. 2 FINANCIAL IMPACT: There is no direct financial impact. Staff time has been accounted for in the departmental budget. RECOMMENDATION: The Administration recommends that the proposed text amendment be referred to the Planning Board for a recommendation to be returned to the County Board of Commissioners for consideration at the June 26, 2007 BOCC regular meeting. 3 Page 3.3 -2. Change 10 -YEAR TRANSITION definition. Current definition: 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. Proposed definition: 10 -YEAR TRANSITION. Land located in areas that are in the process of changing from rural to urban densities and/or intensities that are suitable for �•higher densities and/or intensities and should could be provided with public utilities and services within the first 10 -year phase of the Plan update or where such utilities and services are already present or planned. Non- residential uses implemented in accordance with small area plans and/or overlay districts may be appropriate. "Clean" Proposed Definition: 10 -YEAR TRANSITION. Land located in areas that are in the process of changing from rural to urban densities and/or intensities, that are suitable for higher densities and/or intensities and could be provided with public utilities and services within the first 10 -year phase of the Plan update or where such utilities and services are already present or planned. Non - residential uses implemented in accordance with small area plans and/or overlay districts may be appropriate. (Section 4.1) 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 (20 -Year Transition). Identifies areas changing from rural to urban in form and density. All densities of residential development would be appropriate. The applied zoning districts include: R -1 (low- density); R -2, R -3, and R -4 (medium density); and R -5, R -8, and R -13 (high density) residential uses. COUNTY RESIDENTIAL TRANSITION (10 -Year Transition). Identifies areas changing from rural to urban in form and density. All densities of residential development would be appropriate. Non - residential uses implemented in accordance with small area plans and /or overlay districts may be appropriate. The applied zoning districts include: R -1 (low- density); R -2, R -3, and R -4 (medium density); and R -5, R -8, and R -13 (high density) residential uses, and Zoning g verlay Districts. 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); I -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 14, 1988, following the adoption, by Orange County, of zoning plans prepared by the two municipalities for their respective Transition Areas. The applied zoning districts are those contained in the Chapel Hill Land Development Ordinance and the Carrboro Land Use Ordinance, and are consistent with the land use plan categories contained in the Orange County- Chapel Hill- Carrboro Joint Planning Land Use Plan. Reference should be made to the appropriate municipal ordinance and zoning map for a description of the districts and applicable development standards. Under the terms of the Joint Planning Agreement, the Towns of Chapel Hill and Carrboro are responsible for permit administration within their respective Transition Areas. RURAL BUFFER. Only very low density residential and agricultural uses are appropriate in the Rural Buffer. The applied zoning district is RB (Rural Buffer). RURAL RESIDENTIAL. Identifies rural areas to be developed as low intensity and low density residential. The applied zoning district is R -1 (low density) Residential). 5 AGRICULTURAL RESIDENTIAL. Agricultural activities and associated residential and commercial uses predominate. The applied zoning districts reflect this primary land use and include: AR (Agricultural Residential) and AS (Agricultural Services). RURAL COMMUNITY ACTIVITY NODE. Identifies rural crossroads communities throughout the County where small scale commercial 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 Commercial). RURAL INDUSTRIAL. Identifies rural areas in the County where small scale industrial activities would be appropriate. The applied zoning district is I -1 (Light Industrial). 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). ECONOMIC DEVELOPMENT ACTIVITY NODE: Identifies areas in 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). 4.1 -1 I o v�NOA ° W � q r.� eel O � W h � . oN H ♦ ♦ C � r�i o a ♦ ♦ o a� C OU w �n en U u � o con Q M A U ^Q CC N Z O � j�Cal N �U UW � � o ♦ ♦ ♦ en a '3 eeyy ° (Yi ° 0 PC L p A "� 'C� "CI y 'd 'q�' C9 rA y i H �Tj.% •,ivy q IUD O +.� C O 'G q �`-� Mq C4 a L'� o w U W' ��iaiWAdUH� +�UHUHa��r.�z<Cw UU�p��U UUMz VA LO :3 cr ci 0 126 u 0 :t::! I U) c cu >1 C) v-