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Agenda - 05-24-1993 - C 4a, 5a, 6a
31 O R A N G E C O U N T Y BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: May 24 , 1993 Agenda Abstract Item # C 4a, 5a, 6a SUBJECT: ECONOMIC DEVELOPMENT DISTRICT PROPOSALS NOTE: This abstract contains the following public hearing agenda items: C-4. Comprehensive Plan Text and Map Amendments a. CP-1-93 Economic Development Activity Node Land Use Plan Category C-5. Zoning Atlas (Map) Amendments a. Z-1-93 Economic Development Districts C-6. Zoning Ordinance Text Amendments DEPARTMENT: Planning PUBLIC HEARING: _X_Yes No ATTACHMENT(S) : INFORMATION CONTACT: Proposed Amendments Planning Director X2592 NOTE: DESIGN GUIDELINES TO BE PHONE NUMBERS: PROVIDED AS SEPARATE Hillsborough 732-8181 ENCLOSURE. Mebane 227-2031 Durham 688-7331 Chapel Hill 967-9251 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 Strategic Plan commenced in the Summer of 1988, and, { 3 2 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 #1 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, 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 3 :1 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 34 "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. The proposals were initially presented at public hearing on February 22, 1993. Among the concerns voiced at that hearing were the following: 1. Reduce the number of permitted uses in the Economic Development Districts; 2 . Provide a step-down or transition area between more intensive development and low-density residential neighborhoods; 3. Eliminate the districts proposed on NC Highway 54- West area near White Cross and Morrow Mill Road; 4 . Eliminate the area along Old N.C. Highway 10 in the I-85/U.S. 70 district; and 5. Revise the design standards to change "should" to "shall" , insuring that compliance with the guidelines is a requirement and not an option. Each of the above mentioned changes has been made. 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 35 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 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 August 2, 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. EDD-PROP.WPS 3 6 " 3 r' 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. 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: May 24, 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, three 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; and 3 r -- r\ ` ,, !7 ' ._r eeo.R,ROrr 1.r1 1 -nuns.—rvrijry �. \), }� 1 ' 1 '-1 ) 1 `` �� ' , /C AT'rye- •rERtRrO1 J i/f '1 l \-. Vim` / r I I f / 1 -.'■ ( '-.% ) I) -((n - (1 \ - ...'-'-'1 i 1..,,i •..... ri r ( , • { Lr rrc�r r t.1t ,Ai'£Rr Nt 1 I J� 1 ,1I l''''/ 1111hjf{ J O`� 6l `��t„ L I v 1 I : �-J /a�di, �r / .. tr Aiwa- ,Aer cirrr 1wrucwE 1 1'' � +,1- r �� n',_ r , lipf11111 .. �,' iifi!i ' { I SIID :c :1=:<< gyp _A_u i`'3 I iiili _ . i Li r .► ^:4,4:4 ¢ r w rwq .. a4 1 CI ' ' � 1,5 �.-r i.Y:1 ? ! LA ..,K• �r r ‘-._, 1 \I 1 II14d 4,1461: 'S. t� 101110, *la CD \ r rr � �ti� � Tf� A °_ , ,re r El 11 CA CRerr MrrRSNr� _ - +K _-• x"P.•i. _- z_ = •_mss=- :---2-:-- __-.7.2: _ __ --w-_,::: :__=______: _ :___ 1— -iiiiiiz.:."--:.."..-: 2 cu d 1 :II L Iliv,.--f•si3,7E135=:fiit ":5545-:,,,:r"::1 _ -1 , __---;.:y,,,,,,-.13:-,.9:-. f1 II, --gu P -7.":?;444,4:54:iikii-i.:-E.,,:„...,f.,:i....:1--;z3,INE.^.4.2 . -=,' s,..:-.4.3..\:sv's s0-. 0 = ):A '__ Sec t i-- 0 1• `$' r i- 5 l _ �, i-7 =,.?- c.) o 1 '-1:-.7.: _ ,d k- is Q s r CD Z it 3f ___: cc 0 __:_ � :- LAND USE PLAN 6i—ALL's . — ..., r.., P , . CATEGORIES: AC .IVITY NODES: , MUNICIPAL JURISDICTION `+} RURAL BUFFER RURAL INDUSTRIAL ILIA 10 YEAR TRANSITION PUBLIC INTEREST AREA • RURAL COMMUNITY 20 YEAR TRANSITION WATER SUPPLY WATERSHED 0 RURAL NEIGHBORHOOD --- CARRBORO TRANSITION WATER QUALITY CRITICAL COMMERCIAL TRANSITION CHAPEL HILL TRANSITION AREA COMM/IND TRANSITION III RURAL RESIDENTIAL . AGRICULTURAL RESIDLNTIAL 10!!1 as am®nd•d ^111°1O1/t m""'""'°O-rysI 3 ) 3. The I-85/US Highway 70 Interchange. 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. 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 Section 3. 10- Eno Township Section 3. 12- Chapel Hill Township Section 4 . 1 - Overview of Implementation Strategies 40 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 strtkethreugh) . 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 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 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 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. 41 2 . Amend Section 3 .4 - Locational Criteria by adding criteria by which to evaluate the location of Economic Development Activity Nodes [Transition] . PLAN CATEGORY: ECONOMIC DEVELOPMENT ACTIVITY NODES [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. 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 character can be maintained through proper site design and construction practices. Population Density: Located in areas with, or planned for, moderate to high population densities. Historic and Cultural: Located in areas where detrimental development impacts on local, State or federally-acknowledged historic, cultural and/or archaeological sites, or County- 4 2, 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/Old NC 86 (HB-5) ; I-85/Buckhorn (CK-5) ; and I-85/US 70 (ENO-2) . And revise the following (wording to be deleted shown in strike- threugh; 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) ; Ene-fBNe-2}; and Harmon Young (HB-4) . 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 Eve (BH-1) ; Oak Grove (BH-3) ; and Calvander f€HT-6} and Blackwood Station feHP-41. 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 ANALYSIS AND EVALUATION: This node 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 CP -1 -93 CHEEKS TOWNSHIP PLAN From: Commercial- Industrial Activity Node 10 -Year Transition Area To: Economic Development Activity Node 10 -Tear Transition Area CHEEKS TOUMSNIP LONG USE PLOD L►Y1 USE CAT110011i=8 ♦CUVITT MODES A41n-"..J A.. ■ 1...,+w r,r..M— w,... El P bu. l.w...., A.... ❑ wsrl.us,.,.1 R«1a...u.1 A Il..a w. W-aw ❑ 10 T. T...uA1.. rE3 3Q T~ T—*K 10117en CIIOMf (1 ,] V. swPly V.0 k.d 0 T.+w of MUL bw u%, ❑ V.ur Qu.u.y c.a,o.1 w... ❑ T.,.n .( 11.1.w. N t1oAnS cQue"•. SCAM, • .rr - -wo' 4: Y s. s - - -- V. i wih-2-40 L V 1� 7 5/I -40 .upr r. j. 1 C,v a o s - - -- V. i wih-2-40 L V 1� 7 5/I -40 .upr r. j. 1 C,v a 44 45 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/Old 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/Old 86 interchange. In the area along Old 86 and I-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 15 percent are generally found along drainageways. Soils unsuitable for development are fairly common throughout the southwestern portion of 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 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 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 has been planned, however, to avoid adverse impacts on neighboring residential communities. Moderate-density residential and low intensity office development has been located and/or natural vegetative buffers retained to "screen" existing neighborhoods from more intensive uses. Because the I-40/Old N.C. 86 interchange 46 1 4"-,4 _ ..... HILLSBOROUGH TOWNSHIP PLAN , . .1 .,4 s 4 From: 10-Year Transition Area • . - s....... 4,,,- V-S.:(:. 20-Year Transition 11. .... ••• i..,r,.. -, ..• Rural Residential 4 "di" . ',,,r;•., , " • 44 \l'' ''''''t`.4'i' 'a To: Economic Development Activity Node 4ro., t,.' ".."-",'4-,' Jr ' - / - - 4 k-r. ' ',:-= 10-Year Transition Area . / -, • • ..,. , 4 HILLSBOROUGH TOUNSNIP IRMO USE PLRN .1.144, •."."7----' .f.'- v-/ 1 ,,,......._ ,,••••, 'dhP'' , ... / - ."-=. ''.;:: L& )1111,CATDOCIRM •=MTV MOWN N... mos2 1140'■::ii © Kura!Alsoriankasel • ,. ii 1. 4.. .. • i• 8 Ag,...,....1 ANNA ' II.Aaral Iskel•AanAl a .e*:%04—r . Al . —, 111 Komaroor Proormaoa Areas . ..t. , E Nokia 1wArow.Areas = Caromonsta1 Trout/Alm 0 Airionolouro.1 PlAsidersaAl 4.1..4740, hi, pa. pr. wi, - 1,,. -• 1::: Rural 31.asulamoal' i . • .1 0 10 Tar TromAium% Cannata...1-1 AA varul T rut/v.714.n el..- le,,-;"44,4 17....-. M 30 Try Tronsliactr• .1171USSICTIONI 4 %4105, ,.. • G Dew Woolly...Am a TowD et KLUsbarcnoh ..311.6 , lgilh■-.4 - ia 0 Toast QualOoy CriLiaal Area S Tow%Zatroiermorn.o.1 Jun.d•Aiew itipaNdtielni "-*41T;ikat ,t4tr. 61 ■ ,..7',,4 le..• IP", - Ili& ROADS AIL l■ -.4 ' — IMAIIII444 +a aa...■ Amoro.1 , ,... .Collogiar tiA, 4.37 -,?...;,, ,.■;;Ii''. 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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 *Hne} (I-85/U.S. 70) LOCATION: I-85 and U.S. 70 PLAN CATEGORY: 8emmereiai-industriai-Transition 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 is located in the Lower Eno River watershed, with Rhodes Creek and other tributaries flowing 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 15 percent are scattered throughout the area, however, the majority of the area slopes are less than 7 .5 percent. Slopes over 15 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 I-85 in order to reduce negative impacts on the Eno River State Park. Access along U.S. 70 may be difficult in areas of moderate or steep slopes, however, the widening of I-85 and the associated redesign of the interchange will provide greater access to adjoining properties. Moderate-density residential and low intensity office development has been located and/or natural vegetative buffers retained to "screen" existing neighborhoods from more intensive uses. 7. 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: 1 e ,.,--_ _ 4 .9•I 1 � LrrTLE3'' 1 1 4. . VE 't 1 fir r � *, ' ` .J 411 • Ng 4-5 ' ' 1 f"'.- f Y :+ � ' S - ig ` 711'f. � ` .; ''��d.,, ,�pias.f• , ,r_7 1I r Ar 4%;'1 ewe `I J ♦1 ,, 1 1 J Yll'1'1 i/�'i l 1 1 III l { .••♦ • •4, 1•� Alp 1,A,/,4, I l`I �.y� FFV��"'' 1 I / 1 ' .��i 1 1 I l l. '1� •1.''; :�- I I l l J l a� J ."` 1 .J I 1 1 « -./ l J'I'1'1 l l 1 Ii. 1 .�pr 6 I l l 1 1 -93 1F:-'=. _ , '', , ��g •J , ENO TOWNSHIP PLAN � �r= " = " I From: Commercial-Industrial Activity Node •. 4,,.r •Try ,•.- 1 n; = ..÷4.r .,.'-':--..i..=----1 -1t--"W::w Commercial Activity Node •�- E_.d=- e' 20-Year Transition `a'' ^- .= 1" `-� _ To: Economic Development Activity Node z� .A �. _ ^ 20-Year Transition Area ENO DUNS*IP LOINS USE FLEW LLN LM ■rwsOn Aerrrrr Noss 13 A.,........1 w,...I ® N++1 110. ■•=1••••■ N ■ Nlr....h.lw..Am. •!- ® Pb 8.Iwo..Am. B • -1 Tr..rr. J M1•s►r.I Nlr.wrl M Rung N...t a.. ® e w............I TMf1.1 O to Tsar Twr.I.w Nol■NN © 70 Tear?wawa. r_.., Inman.. NCIL= — c u..or I l.• ow o' . ,.11 4. ...-vi ivy • ,•••,,,v,.,. ....,, , t - 9 WI e- —' ' Vp' f -., , oi op ... . :..... e-.. '...: 7 ■.:1-. /.>.. ... , re.7. . -;.,.., / /1 l� „,1.. s. E1� 4D lL, • ..• • ..., o o „..,.. ��to.- _ t�4_ , --Q . It TERSTATE 8' -.F.- ---- ,^ _==- ====n„— f/ `1 _`.ro' __- •;;;....::-.' )r © � © -ate l� 1~�P" / a,r:-.,„*.e,....4.,...,.._i -- - ----;„/ + / ° -'3' .4. ,0° "- ,riii-------„,.V.Rac a- f eh "5..... - - - . .2.1ortirr ii ED P ��- .tl, - ;! _ -„'� • 9 z .h. iv sae@ I o0d�1� _, i_20:s _ ____,;,:- , ..... .• S d / A 0�9�� g 1 2-.1.4" 11 4 —� . _iii_______ILliziti—cr-1 .(t...:„.201,,,,,. ,..44 , , 1,1,, „..„_...,..- (2.0 * rid -_ 50 There are no activity nodes in Chapel Hill Township north of the JPA. An Tare-eemmereial-industrial-transition-cedes Economic Development (Transition) Activity Nodes;-ene-in-Ene-Township fENe-2}7-and-one in Hillsborough Township (HB-5) , however, extends as-far-seuth-as slightly beyond the Chapel Hill Township line. The Hne-cede-beundary-is-the-Southern-Railroad-in-the-northeast-corner ef-the-area. The node in Hillsborough Township crosses the Duke Power transmission line north of Davis Road and adjacent to I-40 east of Old N.C. 86 in the northwestern corner of the township. 8. 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 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 strike-threngh; new wording shown in boldface) : 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-wenid significantly-contribute-te-reducing-potential-problems rest thing-from-tnapprepriate-economic-development-patterns. Grange-Sennty-is-currently-involved-in-efforts-directed-at formulating-such-a-plan-and-policies-fer-the-future development-ef-the-Henntr. 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-bedy-primarily responsible-fer-these-activities to work toward the establishment and expansion of manufacturing companies Land Use Element Categories - Toning District Matrix LAND USE ELEMENT CATEGORIES Zoning Districts RD • AR R -I R -2 R -3 RA R -a R -13 LCA MC -2 CC -3 GC -4 EC-5 on 11 1-2 13 El E D A 3 PID Rural Buffer Agricultural Residential • • Rural Residential • Economic Develop Activity Node County Residential Transition • • • • Chapel Hill 'Transition Permit Administration by Municipalities under the provisions of the Joint Planning Agrcement- Contact appropriate Municipality for Applicable Zoning Standards Carrboro Transition Public Interest Area • Rural Neighborhood Activity Node • • Rural Community Activity Node • • County Commercial Activity Node • • • • • Rural Industrial Activity Node • County Industrial Activity Node • • • County Commercial -Ind. Activity Node • • • • • • • • U1 5`' 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. *********************************** ORDINANCE REVIEW COMMITTEE: PLANNING BOARD REVIEW: BOARD OF COMMISSIONERS REVIEW: 1 t 73 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 54 LAND USE PLAN CATEGORY DESCRIPTIONS Amended 2/3/92 URBAN. Land-'that 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 RURAL NEIGHBORU D ACTIVITY NODE. Land focused on designated road intersections within a Rural Residential or Agricultural- Residential area that is appropriate for small-scale commercial uses characteristic of "Mom and Pope convenience stores and gas stations. -- RURAL INDUSTRIAL ACTIVITY NODE. 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 USE. Land designated to encompass operations designed primarily for the mining and quarrying of those substances which are legally removable from the ground and substrata. AGRICULTURAL AREAS. Land which is actively being used for farming and forestry purposes and which qualify for or are listed for, use value taxation purposes. PUBLIC INTEREST AREA. Land which contains public or quasi-public uses such as publicly owned land, research forests or known archaeological or historical sites. WATER SUPPLY WATERSHED. Land draining to existing reservoirs which serve as public water supplies for the County, or to potential reservoir sites which have been designated for protection against threats to the water quality of future water supplies. WATER QUALITY CRITICAL AREA. Land draining directly to existing or future water supply impoundments by overland flow and interflow, 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 supply an adequate quality of water for public purposes. RESOURCE PROTECTION AREAS. Land which contains identifiable or potential natural resources. This includes wetlands along drainage tributaries, and steep slope areas (15% or greater) . 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 CREEK CORRIDOR OPEN SPACZ. Some of the land in the Resource Protection Areas and a portion of the Public Interest Area 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. ) This category is 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 5 6 Excerpt - Section 3 . 5 Land Use & Draft Policies Industrial activity nodes . 5 . 19 Designate land in water encircles the water supply upply watersheds wr.ic:^, Amended .drains directly into tmpoundmentnand ninto ythe 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/:-85 highway and rail corridor to take advantage of the corridor' s locational attributes . A limited number cf small scale industrial nodes, not requiring urban-tye 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 ) ; 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 suc 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 5S EXCERPT - SECTION 3 . 8 CHEEKS TOWNSHIP PLAN south of the I-85 corridor are suitable for medium V 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 laf 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 `that 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 < ' I 5 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 . RURAL 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/I-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 6U 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: CR-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 station, and a small vacant store . The General Electric sl 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 : CR-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 . 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V..............................■••■•■.? •■ .- CHEEKS TOUMSHIP LRMO USE PLRM • I LAND USE CATEGORIZES A crzT7TY NODES ' 0 Agriculture: Areas • Resources Prova=ion Areas 0 Rural Neagh:co:hood EPubis:lroarest Azsas 0 Agncultural Rasuienual Caranserraal-Indussrsal Transmon MRural Residential 1 o Year Transc.ion 212 Tear iransitson SZTRI SDI CTI ON S , -- Vj Water Supply Vaiaresed 0 7 ovrn of Hillsb orough 0 Vasa: Quality Critical Area 0 Town of Mebane N • , ROADS ,m......■ Interstaue ■.....•.m.m. Arianal — .-- CollecLor 6.1.01, 11.11.11, SCA LE: C , 6 4 fit) I EXCERPT - SECTION 3 . 9 KILLSBOROUGH TOWNSHIP PLAN 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 as 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 3 / • 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 pattern. 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 6b 1 ' main exists along US70 Bypass , adding important infrastructure necessary for more intensive development. 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 • rr ,I - ETV• _ ` -- "_1 , _:..-..1-«.. • � 1k '--r- .3;?�r. r- Amended 1 • July 5, 1988 al ., r r r t. �ya� •• 1`11 •� \ -lie/,1,1r y ;11 1..\AS_ 1 IA 1 i i d .i ,r 4 4 ,F� 11.E 00. ,,,sige---1F .,. "i.z....1 r No. - I I r•1,1111 / . � p• I,i lull dVV l'irr 111111‘ ca i 111'1I1II Ore 1" -� O � 1irW1 �ar�. 4 r' I - •' III I J ate-�.�L III i 1 r.1.,-~r _— / 1 I.1.1•r n���� 1 I I ` , •�.••∎C '1'1'' III,II - I,�r."."1• --,�•i�� 1 •III •!"�c��� '1'111'x' I I� __ / 1 Illy ll• w■ l mss. wm -"Mb. mow1. -:J1■111a_■1, A 1 A .0,:a.arls a INIIM J. r • • • u Sao iar•�• - f= �� • l A • ��_..�rN�a.� •y;.. .� �aa_� 1 A A A s s1r�� •�►C1ws — - N HILLSDOROU6H TOUNSHIP LAND USE PLAN LA XD II= CLTZOCIILES A=MIT $ODIC1 ® Rural Nasghboshaed © A ricuhriral Assn f R sral 123duerna1 • Rasetaea Tror,aason Arse © Public 1asa:a* Assay = Casnssaresal Trw>zsen ❑ Airseulttiaal Rwdantsal CRural Randantaal' r..2 Ca1asoaresal-lnduarnal Truurtson ❑ 10 Year TranaAlan n 0.7 20 Teas Tranuuon Ji1111 SD[C!I OX S 3 Vatar Supply Vatare ed Q Town al Hillsborough ® vats Quality Crntaaal Area a Town Esustassstersal Junsdseuen IOADS • tsess■ IntaMat. =MR all I. Assanal -Callaetas fG 1E: o 4411217 — 7 V :.XCE?D i - SECTION 3 . 10 Elio TO NSH_P PLAN 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 '71 AGRICULTURAL RESIDENTIAL: The central and northern areas of the Township, where agriculture and forestry are important land uses, are classified in this manner. Areas to the west of Pleasant Green Road and seeth 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 (1-85) PLAN CATEGORY: Commercial-Industrial Transition 3 . 10-16 (2 EVALUATION: This node is focused on the intersection of two major highways. It is also serviced by a spur of the Southern Railroad. - "=A --- There are a number of existing commercial. usss - in the area and relatively little residential development. New commercial and industrial-Uses 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 •Amended . f: - _` / )�.. .% ��„ . l'-' "'"---7-7u1y3199$L' Lt-�TL,Ft' 1� T* • , IVEg•• s• x ~•" Fe b. 3, 1992 ..4a ..,;, _Y 1` ;�"1..X • 1: Y!z /;� ce!' i.,- �..., . . �. i 1 c.i,.1-:..,z;.,., .%,-. ,.*'-.7.:,...,1 4;i 1 1 ''' '...- . je tgC, 1 • \ w .. .. -, , 1- 1. "I'IT. - t '7�7 L C ! I'I'li ti. Q JJ • • •• , L L IL . 4.1&01041 �. 1 . ♦ • a a �a ,I,I�`I J • ��(;.,:any ` a`L`a+l`11111/a+`4`• ' a::.;l 7,6 b o a t L i l l a a ai l l 1' 1. \ 1 1 l ♦ ♦ 1 1 I l 4P 7.� �I���i� V 1 1 L 1 l l L L. 1 l l 1 1 1 L4 1. tit / 1 / aA ( a 1 ( _ .� ,4 a All ;�;:;,, /. 1. -_ =Mil _- ;.- .0 -- ---,P.24..1.1.— 1 / --Jw fit•�i. ....�. `-i^ 1 a • 1 1 /a ,,,�, u L L 1 L ,+r==== -ter-•le,. - _ ==- = s - �r SEE NcAg XT F ;,k� ... z —�, •ems d l ILLt•11♦ ` NEW HOPE CREEK 1 ..is —■_ ! _ CORRIDOR - 1 =' }1=- f,:,= T: OPEN SPACE -• --= - ENO TDIJMSHIP LAND USE PLAN LAND IIIEE CATEGORIES ACTIVITY NODES © ASraulstmal Areas ® Aural Nelghbarhood N III Rsastsess PretsetrOn Areas :, 2 Public Interest Areas Coraresrcral Transalon AsrtsW t 'al !kande:mai Rural Residential Contntercrai•Industrral Transluon r :0 Year Transaion ROADS C 20 Year Tranar•-tor. Imarstate SCALE: 2 V'ter 5upplyVatsrehed —.— Artsrral ,....., Collector 0 +aoo' sCc0' • 74 15 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 deli neated in the Land Use Element . • 4 . 1-1 simply stated, zoning is the division of j r' -ct different districts and the regulation of population opulat ioe. iito • buildings and land use intensity, lot coverage, aand nbuilding� "setbacks within those districts . Most zoning ordinances divide land uses into three general categories of residential, commercial, and industrial use and specify the areas (or districts ) where each of these uses is permitted. 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 Eno, Bingham, Hillsborough, and Cheeks . Chapel Hill and Eno Hi 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 comprehending the relationship between the Land Use Element of the Comprehensive 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, density, and form of land use development in the County. The Land Use Element Map 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 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 densit R-5 , R-8, and R-13 (high density) residential Y) ; and 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 I IJ N Land Use Element Categories - Zoning District Matrix Land Use Element Cale ones. A Zoning•Disiricis ' R -3 R -O Ra AR 4 -1 R -, R -13 LC -1 =2 CC -3 GC -4 [C -S O/I 1 -1 1 -2 1 -3 [1 Al P10 — — — — — _Rural _Buffer _A ricullural Residential — Rural Residential -- -- — _ - County Residenlial Transilion -- — — — — — -- — — — — _ Cl!apel Hill TranslllUn _ Carrboro TransltlOn PERHII ADIIINISIRAIION By "UMCIPACIIIfS t"OIR IN[ PROVISIONS Of IN[ .LOIN/ PLANNING AGRIInINI - CONTACT APPROPRIAIf HUNICIPAIIIV 104 APrtICAOI[ 20 SIANOARP — Public Inleresl Area Rurai Neigliborliood Aclivily ____ Node m Rural Comute Activity Node Co_unly Commercial Aclivi_y Node Ru_►al I_i:@4A iil AcUvily Node _Counly lnduslriel Acliviiy Node Coiuly Comrnerc el- jnduslrral /Vcl ly Node — — - - — - Nrended 6/28/89 0 78 14 , 1988 , following the prepared by the two municipalities adoption, by Orange County, of zoning plans -palities for their respective Transition as d,�,zoaiag„dis trios pare 13F� 7 an iT veZopmeat:Ordinance a and Carr.boroLand Use Ordinance, and are consistent with the land use Use contained in the Orange County-Chapel Hill-CarrboronJoin: Plans Land Use Plan . Reference should be made to the appropriate munic'oal ordinance and zoning map for a description applicable development standards . Under the terms districts and Planning Agreement, '" 'its of the Joint g gyeement, the Towns of Chapel Hill and Carrboro are responsible for permit administration within their respective Transition Areas . - .respecti_ RURAL BUFFER. Only very low density residential uses are appropriate in the Rural Buffer. he appl edgzoningu_ a_ district is RE (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 ) . 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 i ndustrial 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) . Subdivisioq Regulations Subdivision Regulations govern the conversion of raw land for intensive use. They serve as the means to secure a well designed and coordinated pattern of streets, lots and utilities in advance of subdivision, given the relative permanence of the character of the subdivision ,once completed. This implementation tool is particularly 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 to 4 . 1-3 ! J • Thoroughfare Plan A major: functional plan. and integral.,e1_ement,of,._thel.comprehensive.-.�.r "'"'';-RLan&Uee :Plnn'Mis a=5thoroughfare plan 7 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 so ° M 8I PROPOSED ORDINANCE/PLAN AMENDMENT ORDINANCE/PLAN: Zoning Ordinance REFERENCE: 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) Article 6.29 - Development Standards for Economic 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 X Other: Economic Development Commission STAFF PRIORITY RECOMMENDATION: _X_High Middle Low PUBLIC HEARING DATE: May 24 , 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 approval 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 b2 Group, three 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; and 3. The I-85/US Highway 70 Interchange. 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, includina schematic plans illustrating the manner in which the districts are to be developed. Associated with the rezoning proposal is the establishment of acceptable performance f.t,.3 . r J I ',Y`-. W,-+ .1V1 IIII . - _ 1 • = Y Y 1,1111 Ti T�L.`l .-11V2 4 '-�.. +; 2/�` t I 111 U .1 C O ('1 '-/ 1 y,Y I V; s ? . ,r �c 1 '' f- I III .:t..; -i - , .Y d; /�3a s� r ,I E: �Y�1 1111 1 • i ; •∎• �' ' 1 r C 75, Y I Y y I t' 1111 Y t,-j 1 \ i C ei '4. 1■1 u �.. r y _ • .-■ ``, 1_.....‘ 1111 '�r) rf // I I p IIII � ?. / 7/ v,1 ■ I { 1{11 1/ ', y 1 1 Ittl x i If O Y i 1111 J t .sue ` e It ■1 1111 Y ;• i ,� 1'11 e p it l g r '; _ n E 1 << _ • It - n In „} ,y -----H"�,r'•1Y 1 0 l., I 111■ — Y - .- �.; �o a ©7flo1l�� s I ;//_ C :t ®y I 1 t 1;l I I®y .,. Irr - \ oomN { , 1.' 1 '11p if Q ft I. 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'-' -....,..-.';:•F' ti,i - '• --- —- Cite.:'S.i-- '6 '...:;r4'.^:“.:=',.fil-;,:if:t4'..zi.i.7,t!:47.j.;, :ifI€.7r,_:!`;:i-- ,.-,;:.::•;;;;;-./:',."1,,-;-.1fri?',.:'7...%.12:'!;..rt:: . ..-./.5er:,F;,:. -„A,',.:.C,',..2 fi.;,' '10 iFirV-42,,'.'irr;:;"::;:?;!_..7t.:-rF,,.'7,..`rx:1.7!'rit'7...).;;+f,"iii:77.7. e;..f".)7...C.7.;,;.•1,..?;-1;;:r':.r,..."--:,r:. ;.;":..;!;:'i: :r I; Wtr'711.'' .ri*. _:::(t...-r,-e.'"''• .. - . - --,..... 5 , Davis Road I z_1 _93 PROPOSED REZONING FOR 8 I-85/BUCKHORN RD ECONOMIC DEVELOPMENT DISTRICT I { 1 f . - r •- _ J © ..nr f\ : \ \to K t,u•c la a AL ■ •.L•.. •p 1•C • YN O ItriC \\ , • Y ri ; 1 ul I \-,,,,, t• " (11 •yf1 If -• iirogi a . 1 • 1 a Tn.c � 1 ..o loJ K J ••M K Mtn AC •t a O.m .°,y".'c �f nr o / //a. r _ fir® O 6� J• 1 � Y 11 ■ ,w IyL 44Y =•-f,L a' 1 + K Oa.r r 1 1 I •K Y.K 161116 ru lt.r tt q • .J 1t1 i Q I . I 11 1 n 7� AU ig. J t u.urr n7KLK ;.w<' 11�;; i;' e.Mw 11'.. • - :11 J.. r=tK N�I i Q • . `I .1 1 n �/.rr a r. JI u.rot 0.4 bail K� d n . c . - (t.), '..... 1 . , 1 v i ,o, . • .® WA \Ea _ UTH N ILR p of �" 0. u.�•\:gilt. • ii,,yt wog M /.0 K O 1 © t 1 •♦ Y _L v ® =i==ti��-_ A EDD at IC. a ,, . 11311111°' i 1 A. � T7- — -__ - - _ _ �C •��, '' O --,. • ,! O •‘- INTER S T - _ 1. UI. �. Z. rA -85. _ . _:•. tO...J 1 � .K _ TM n -.. p p (0\ 0 ,.. /.W 110 rK I10 Ac 1 T JJ a 11 r O •f 11.:Iwl K (f) FK nos .O.K. K :J _ •*.* 1 nn •C N.r• 1- 851BUCKHORN ;ECONOMIC DEVELOPMENT DISTRICT SCHEMATIC PLAN 40 0 P, %j rier goad .......... USH�9'hty��, o South Legend Proposed EDD Boundaries Primary Development Area LowflVledium Intensity Residential Existing Activity Node MTC /Landscape Buffer Open Space Areas Powerline /Gasline Easements Mebane ETJ Wehliater Detention Basins Watershed Boundary Potential Transit Access Ve �nte�& fe g -� �✓ /�/ r� am 89 standards and streamlined approval procedures applicable within those districts. EXISTING/PROPOSED ORDINANCE/PLAN PROVISIONS The following changes and/or additions to the Zoning Ordinance are proposed (wording to be deleted shown in strike-through; new wording shown in boldface) : 1. Amend 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 few-intensity light industrial, institutional, distribution, flex space, office, and research service/retail uses with-ne-adverse-tmpaets beyond-the-spaee-eeenpted-by-the-use. Flex space typically includes one-story buildings designed, constructed, and marketed as suitable for use as offices but able to accommodate other uses; e.g. , warehouse, showroom, manufacturing assembly or similar operations. The-Heenemie-Bevetepment-Btstrtet-shah-always-be-designated in-close-association-with-the-Federal-Interstate-Highway System. 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. Site The district is located adjacent to a Federal Interstate Highway, Kith-direct-access-te-either-an arterial-er-eelleeter-read or a major arterial road, and within-1:S-miles-of-an-interchange-en-the-interstate system. 2. The site district is located outside of the Chapel Hill - Carrboro Rural Buffer areas as designated in the adopted Comprehensive Plan. 3:---�ltt-Lets-shalt-be-a-mtntmn2a-ef-t8-tr�►e-awes;-and-alt-tots shalt-have-frontage-en-the-interstate-or-en-the-collector arterial-street. 90 3 . Ne-uses The site 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. S----Ail-eperatiens;-ether-then-leading-er-unloading;-would-be eendueted-entirely-within-the-but+dingfst. 2. Amend Article 4. 3 - Table of Permitted Uses by deleting the list of permitted uses and providing the following notation in the ED row: Refer to Article 6.29 - Development Standards for Economic Development (ED) Districts. 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. 4 . 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. 4 .3 PERMITTED USE TABLE * = PERMITTED USE Am�wiwuukt 1 4 1 A = CLASS A SPECIAL USE (ARTICLE 8) B - CLASS B SPECIAL USE (ARTICLE 8) (4) Ittl Alt Iti. H2 It.) 1(4 Ittl Utl It 1.1 I-CI IJC-1 (;C4 ECt) 01 E1 11 12 1J AS ED 1.1D1 I,11)11 545 Deleted (5) S46 DuIcLed (ti) S4-I Deleted S48 Sawmills 549 Stockyards S50 storage of Goods, Outdoor Storage of W"rUjjoUSjjkq: Jjj:jiLIU BLIjidilitj A A I S51a Studio (Art) (b) A A A A A 552 waste m,11jagemclit h,acility; liazarduus 6 Toxic A A A 551 Wholesale Sales A A A A A A A 554 11istoric Structures Non-1t�sidCnt la)/Mixed Use (1) A A A S55 Assembly and iackaginq Operations including A A A I Mail Order 11ouses, LitAt Lxuludiolq lAutail Outlets (2) st)b C1 aulatur I a S57 Golf Driving dfid Practice ItalitIcs (7) D A IM Alt l(I 142 IiJ R4 1(5 ItU I(J_J I.Cl 1102 CCJ GC4 I:C� 0 t VI 11 It 1"1 At; 0) PID] HIM Refler to Art3jc3A- 6.29 — De eel opme3al. Standards Aw ED DIS Fri zt-S CD 4.3 PERMITTED USE TABLE Amendments; (1) 10-4-82 * = PERMITTED USE (2) 2-19-85 A = CLASS A SPECIAL USE (ARTICLE 8) ;K tV (3) 10-4-82 B - CLASS B SPECIAL USE (ARTICLE 8) Z-1-93 (4) 1-5-81 (5) 1-3-89 (6) 8-5-91 Rll Alt 111 112 111 R4 115 I28 R13 I.C1 IIC2 CC3 GC4 EC5 oI F[ Il 12 13 AS ED P1D Ill Day Care Facility, other than Large Day Care U 11 11 till 11 11 11 Il A A A * A A Ilome (1) (5) (6) Ilia Day Care Home, large (6) A A A A A k A A A A A A k A 112 DweIII rig; Single-F'am'ily, w/wo efficiency apartment A A k A -A A A A A A A A A A I11 Dwelling; Two-Family - A A A A A A A A A -A -A -. -- 114 Dwelling; Multiple Family A A A A A A A A A 115 Dwelling; Mobile llome A * A A A A A. _k -A-- A --- -- _k -- -- -- - -- -- 116 Family Care 110me A A A A A A A A A A A A A A A 1►1 Group Care Facility ll D Ii D I1 It It 11 U It ❑ U D- li -B 11 Rehabilative Care Facility - - - - - _- -- -,- —_ , , - -- -- - -- - -- 119 Ilotels L Motels - - - - - - -- — -- „ � - -- -- - -- - 1110 Residential Hotel (Fraternities, Sororities, and Dormitories) A A A A A 1111 kooming (louse _--- — — --- _ A -A AA A -- -- A -- - -- 1112 Temporary Mobile Home (Custodial Care) U B ll [s li ►1 tl 11 li -- — — -- 11 — -- - — 1112a 'Temporary Mobile llome (Ilse during construction/ installation of pertuanent residential unit and for 30 days following issuance of Certificate Of Occupancy) (2) k k k A A k A -A --- -- --- -- � — Accessory uses k A A A A A A A A A A A A A - --� - A A A A A A Hit All ki 112 113 It•I W. RIl It 1 I.CI Ik'' CC:I GC4 CCIi of I-A 11 12 17 AS L•'D P11) Reber to Artxcle 6.19 - D-evel)oZme t Standards 1w ED Nist=i,cts 4 .3 PERMITTED USE TABLE * PERMITTED USE A = CLASS A SPECIAL USE (ARTICLE 8) B = CLASS B SPECIAL USE (ARTICLE B) °B AR RI R2 R1 A R5 R9 RI - LCI MUM GCb ECG 01 El 11 12 13 AS ED Q 1J M1 Manufacturing E Processing Operations Where No Adverse Impacts Occur Beyond The Immediate Space Occupied By The A 5* Building M2 Manufacturing G Processing Operations Where No Adverse Impacts Occur Beyond The Boundaries of the Lot M3 Manufacturing & Processing 1 Operations Where No Adverse Impacts Occur Beyond The Zoning District Boundaries Amendments: ( I ) 1 -5-97 --- — --- — --- -' -r- --� ; - — - _ , � ED PIU r� RB AR RI R2 R3 Rh R, R[ 1 3 M t1(:_ t_j t,L I 1-Q ( 1 - El 11 - 1?._- 13 AS - — -_- w 4.3 PERMITTED USE TABLE * - PERMITTED USE A = CLASS A SPECIAL USE (ARTICLE 8) B = CLASS B SPECIAL USE (ARTICLE 0) Z-1-93 RB AR R R2 R3 A A R8 R12LCI HUM GC4 EC 01 151 11 12 13 AS ED III Airport, General Aviation, Heliports, S.T.O. L. A A A A A A ----------- P2 Botanical Gardens & Arboretums A A P3 Buildings; Portable B 8 8 8 —B B B B B B Q B a B A Bus Passenger Shelter A P5 Bus Terminals G Garages P6 Cemetery 6 A B B B B 0 B B P7 Church A t3 P8 Community Center 8 B B B B B 6 B B P9 Extraction of Earth Products(l ) A A A A PID Governmental Protective Services (Police & Fire Stations) Rescue Squads, Volunteer Fire Departments' I'll Land Fills (2 Acres or More) A A A A A A A P12 Land Fills (Less Than 2 Acres) B B B B B B B P13 Military Installations (National Guard Reserve Armory) -T TIC P14 Parks, Public & Non-Profit P15 Parking As Principal Use, Surface or Structure P16 Pilbl'ic utility Stations L Sub-Stations, Switching 1A Stations, Telephone Exchanges, A A A A A A A A A A A A A A A A A A Water & Sewage Treatment plants [RB AR RI RZ R3 R4 A5 RP Amendments: W 4-1-85 [4:173 LC I NO :C3 Gc, :C5 01 El 11 13 AS ED PIU 4.3 PERMITTED USE TABLE * = PERMITTED USE A = CLASS A SPECIAL USE (ARTICLE 8) B = CLASS B SPECIAL USE (ARTICLE 8) z- �-93 V °B AR RI R2 R3 R4 R5 R8 RI LC1 MC2 'C3 GC4 EC5 01 El 11 12 13 AS EDd ID P17 Radio E Television Transmitting AI 6 Receiving Towers & Elevated B B B Q B Q Q Water Storage Tanks B B B B 6 9 B B B B Pig Research Lands & Insta ations, Non-Profit Pl9 Schools: Elementary, , Middle & Secondary P20 Schools: Vocational P21 Schools: Dance, Art 1 Music P21A Non-Profit Educational Cooperative (I ) A — — — — P22 Transmission Lines B B B B B B B Q B B Q Q Q Q Q Q B Q B P23 Universities, Colleges E Institutes -- — P24 Governmental Facilities b Office Buildings _ - P25 Water E Sanitary Sewer Pumping Stations c P26 Camp/Retreat Center (3) B B B Amendments: (1 ) 7-1-85 (2) 1-5-87 (3) 2-19-91 RB AR RI 112 R3 Rai 115 RP M I-CI NC? :C3 GC4_C5 01 El 11 12 13 AS ED P 1 D 4.3 PERMITTED USE TABLE * = eEaMzzcEo USE A = czausu A aeaozAL USE (AaczcLr U) B ~ CLASS a apmzzAL USE tuRrzcLE 8> z-o-33 —Nup, AR !R I R2 R 3 t R11 R5 Agricultural --. . .^^ .s., S 4 Assembly facility Less Than 300 Persons S5 Assembly Facility Greater Than 300 Persons s6 Banks F, Financial Institutions S7 Beauty & Barber Shops S8 Clubs or Lodges ; Social ; fraternal or Union Clubhouses S9 Drive In Theatres SIO farm Equipment & Sales S11 feed, Seed, Storage Processing S12 Funeral Homes S13 Greenhouses (I'lo Oil PrellliSeS S14 Greenhouses (Oil Premises Sales) s16 Heal th Services: Over 110,000 Sq. Ft. � /«owv|mco/`: ( | ) 1-1"-87 U\8 AR RI R2 /Kl 1»'' |K5 L^` [` | Y^' | wCz [) |G0j /01 El 12 13 AS ED PID ( | ) 4.3 PERMITTED USE TABLE * = PERMITTED USE Amendme it L o: ( 1 ) 3- 111 -06 A – CLASS A SPECIAL USE (ARTICLE 8) (2) 1 -5-U? B = CLASS B SPECIAL USE (ARTICLE 8) (3) 5-16-09 (4) 10-22-1i1 RB AR III 112 113 114 10 1111 ltl3 I.Cl NC2 CC3 GC4 UC5 01 1"1 I 12 11 AS ED, PI DI I'l D] I Sill (:o1ijilielciai Feeder Operal-ioll -- -- — -- — — --- --- ----- --- -- -- -- -- --� -- -- - – ---- - l S19 Junkyards A A A S19A Clans I Kemielo ( 3) S20 Class 11 Kennels/Riding Stables (3) B B 11 B 11 B S20A Massage, Business of (1) S21 l.mindry & lWy Cleaning Services I♦S22 Libraries S23 Motor l--r'ei(jhL Te-i mina lS S24 "()tor Vehicle Maintenance G Repair lludy Shop S25 Motor vehicle Sales Iteiii-al 11 A A (New G thied) 00 --- 526 Motor Vehicle Services Stations A A S21 Niglitclubu, Bars, Pubs S20 Offices G Personal Services, That A A AtLt*acL Few Customers or Clients on Premises Other Than Employees, Generate Low Traffic Volumes, llave No Adverse Impacts Ileyond The Space Occupied by Tht. likii Idilk(j l(l) Alt Itl 112 10 R4 125 WJ l(i ) I-Cl 14C2 CCI (;('4 VCS 01 El 11 12 13 AS EU l"-1 1)1 P]1)1 1 eft Refer to Artacle 6.29 Develogmemt Standards fxw IM MLSt2-xCt:s 4.3 PERMITTED USE TABLE - - Punendmenta: ( 1 ) , 1-5-8'I * PERMITTED USE A — CLASS A SPECIAL USE (ARTICLE 8) (� B - CLASS B SPECIAL USE (ARTICLE 8) Cr Hll AR 111 It2 Ili H4 R5 Hit 113 1.C1 NC2 CC3 GCq EC5 OI El 11 12 13 AS ED 11101 PlDIl S29 Offices i Personal Services That — — — Generate Medium Traffic Volwnes i Ileve No Adverse Ia,pacts Beyond The Lot Boundaries S30 Offices L Personal Services That — — — — — —— Generate Nigh Traffic Volumes L (lave A No Adverse Impacts Beyond the 'Zoning District Boundary S31 Petroleun, products: Storage L - — —— — — Distribution A S32 Postal L Pa[cel Delivery Services — -- — — —— � A S33 Printing L lithography — — — — — — — — — -- _ — — — — — S13 Recreational Facilities (Non-Profit) B 11 B B B S35 Iecreational Facilities (Profit/Non- A . • . . A , — — — — — — --- Slone) : Gulf Clul, L Gulf Club Cuuntryclub S36 Recreational Facilities (Profit) —— — A • " Sl7 itepair Service E:lectronlc L Appliance S38 Research Facility —— --— S39 Restaurants: Carry Out — — — — — A • 1 A S40 Hestaurants: Drive In —— — — S41 He6tauranea: General R11 Alt HI 112 It3 R9 16 Rfl ( 13 LC1 NC2 CC3 GCq EC5 Ol E1 11 12 13 AS E'D 1111)1 plDll Peter tO Art-icle 6.29 - DevelOpme3it Standards fxw ED Nxstzict`s 4.3 PERMITTED USE TABLE Alne lldmen t U: (1) 1 - 5- 87 (2) 5-16-09 * = PERMITTED USE A = CLASS A SPECIAL USE (ARTICLE 8) B = CLASS B SPECIAL USE (ARTICLE 8� Z-I-93 Rlf All 111 !t2 R3 Ito Its ItU R13 LC NC2 (:C3 GC4 EC5 O1 El 1l 12 13 AS EP I'm S42 Retail Trade, Sales, 6 Rental of Durable and Convenience Goods, Merchandise 6 Equipuu=nt, Including Mail Order (louses, Where NO Adverse Impacts Occur Beyond ►nnuediate Space Occupier! Uy 'l'he Building Where; (2) A) Operations Are Designed To Attract 6 Serve Few Customers Or Clients Oil PreuiiseU Other Than Employees Of The 111 inciple use. U) Low Volulue riallic Generation (0-"200 'Trips/Day) r C) All Operations Are Conducted Entirely Within A Fully Enclosed Buildiny Hith tlu Outside Storage S43 Retail 'Trade, Sales, a Rental Of Durable and Cunveuieuce Goods, Merchandise 6 EquipmrnC, 1 nc 1 udi ng Mail ()I-dc ►louse�, Where No Adverse Impacts Occur Ueyoud 'rile Boundaries Of Lot Where The Use lU Located. (2) A) Medium 'Traffic Generation (2()0-800 '1'i i ps/Day) — — —-- — — — — —-- -- — – S44 Retail '!'fade, SaleS, Ren1.a1 Of Durdble autl Convenience Goods, Merchandise, 4 Equipwent, Including Mail Order Rouses, Where No Adverse ImpdctU Occur Ileyond 'I'lle Duundaries Of 'rile Zoning District. (2) A) high volume 'Traffic Generation (Noce 1-11a1% 8001rtps/1)ay) —ItU- —All —It ItU It 1 3 LC l NC"L CC 3 GC4 EC5 —)I –E-I- -I—L 13 -A—S l —I2 —13 Ito Its -it- -` — D+elear t 3 A t3.Ca* 6.29 - Devel,opmW310t St&n&Srds loot ED D1.SLX=tS C; ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table C-D Primary Development Area Secondary Development Area Land Use Permitted Special Not Permitted Special Not by Right Use ' Allowed by Right Use ` Allowed Day Care Facility, other than Large Day Care Home Day Care Home, Large Dwelling; Single-Family, Only in designated locations, and subject Dwelling; Two-Family to design standards. Dwelling; Multiple Family Dwelling; Mobile Home (as replacement of existing MH) Family Care Home Group Care Facility Rehabilitative Care Facility Nursing Homes (to be added) Hotels & Motels Residential Hotel (Fraternities, Sororities, and Dormitories) ,k Rooming House Temporary Mobile Home (Custodial Care) B l3 Temporary Mobile Home (during construction of permanent residential unit and for 30 days after issuance of Certificate of Occupancy) 1 ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table Primary Development Area Secondary Development Area Land Use Permitted Special Not Permitted Special Not by Right Use ' Allowed by Right Use ` Allowed Tourist Home Accessory Uses Manufacturing & Processing Operations Airport, General Aviation, Heliports, S.T.O.L. Botanical Gardens & Arboretums Buildings; Portable Bus Passenger Shelter Bus Terminals & Garages Cemetery Church Community Center A A Extraction of Earth Products Governmental Protective Services (Police & Fire Stations), Rescue Squads, Volunteer Fire Departments Land Fills (2 acres or more) Land Fills (Less than 2 acres) O 2 r.. ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table 0 Primary Development Area Secondary Developm7:Are::a:] w La nd Use Permitted Special Not Permitted Sp7ec al Not by Right Use 1 Allowed by Right U Allowed Military Installations (National Guard & Reserve Armory) Parks, Public & Non-Profit Parking as Principle Use, Surface or Structure (Permitted only when associated with a local or regional transportation goal such as mass transit or park-and-ride.) Public Utility Stations & Sub-Stations, Switching Stations, Telephone A Exchanges, Water & Sewage Treatment Plants A Radio & Television Transmitting& Receiving Towers & Elevated Water B Storage Tanks (Allowed as accessory use without SUP.) Research Lands & Installations, Non-Profit Schools: Elementary, Middle & Secondary Schools: Vocational �k Schools: Dance, Art & Music Non-Profit Educational Cooperative Transmission Lines B B Universities, Colleges & Institutes Governmental Facilities & Office Buildings Water & Sanitary Sewer Pumping Stations ,k 3 ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table Primary Development Area Secondary Development Area Land Use Permitted Special Not Permitted Fuse pecial Not by Right Use ` Allowed by Right ` Allowed Camp/Retreat Center Agricultural Service Uses Animal Hospitals; Veterinarians Assembly Facility Less Than 300 Assembly Facility Greater Than 300 Banks & Financial Institutions Beauty & Barber Shops Clubs or Lodges; Social; Fraternal or Union Clubhouses Drive In Theaters Farm Equipment& Sales Feed, Seed, Storage& Processing Funeral Homes Greenhouses (No On Premises Sales) Greenhouses (On Premises Sales) Health Services Hospitals O 4 �'` ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table Primary Development Area Secondary Development Area rJ Land Use Permitted Special Not Permitted Special Not by Right Use ` Allowed by Right Use ' Allowed Commercial Feeder Operation Junkyards Class I Kennels Class lI Kennels/Riding Stables Massage, Business of Laundry & Dry Cleaning Services ,k Libraries Motor Freight Terminals �k Motor Vehicle Maint. & Repair (Body Shop) Motor Vehicle Sales Rental (New & Used) Motor Vehicle Services Stations ,k Nightclubs, Bars, Pubs (Allowed only as accessory use to hotel, motel or restaurant.) �k Offices & Personal Services Petroleum Products: Storage& Distribution (Facilities for local A distribution only - major tank farms prohibited.) Postal & Parcel Delivery Services 5 ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table Primary Development Area Secondary Development Area Land Use Permitted Special Not Permitted Special Not by Right Use ' Allowed by Right Use ' Allowed Printing & Lithography Recreational Facilities (Non-Profit) A A Recreational Facilities (Profit/Non-Profit): Golf/Country Club Recreational Facilities (Profit) A A Repair Service Electronic & Appliance Research Facility Restaurants: Carry Out, Drive-in and General Retail Trade, Sales, & Rental of Durable and Convenience Goods, Merchandise & Equipment, Including Mail Order Houses Sawmills Stockyards Storage of Goods, Outdoor (Accessory only and subject to screening.) Storage and Warehousing: Inside Building Studio (Art) Waste Management Facility; Hazardous & Toxic Wholesale Sales 6 F--' O ECONOMIC DEVELOPMENT DISTRICT DESIGN GUIDELINES - Permitted Use Table 0 Primary Development Area Secondary Development Area Land Use Permitted Special Not Permitted Special Not by Right Use ' Allowed by Right Use ' [Allowed Historic Structures Non-Residential/Mixed Use A A Assembly and Packaging Operations Including Mail Order Houses, but �k Excluding On-Premises Retail Outlets Crematoria Golf Driving and Practice Ranges '"A" indicates a Class A Special Use, approved by the Board of Commissioners. "B" indicates a Class B Special Use, approved by the Board of Adjustment. 7 5 . 1 . 2 SCHEDULE FOR NON RESIDENTIAL DEVELOPMENT LOT BY LOT, PLANNED DEVELOPMENT REQ REO Mill GROSS MAX GROSS REO MIN PLO MIN MIN 101 MIN LOT ER01(I SIDE A REAR MAX BLDG. LAND AREA LAND AREA LUI MAX FLOOR OPEN SPACE PEOISIRIAN/ AREA PER USE WIDTII SETBACK SETBACK HEIGIII (PD'S ONLY) (PD'SONLY) RATING AREA RAI10 RAI10 LANOSCAI'E RAW 2 - 2 2 -U R 20 130 tot 8 7 , 1 4 0 20 RB PD 87, 120 130 - - 25 174 , 120 22 . 100 for 40,000 150 40 20 25 - 22 .013 8 .84 .2I AR Po 40,000 150 - - 25 80,000 - _ 22 200 -_8?----_ -21 22 .088 .8-1 .21 tot 40,000 1J0 40 20 25 22 100 .84 .2I R1 PD 40,000 130 - - 25 80,000 - - 24 .088 .83 .208 for 20,000 100 30 15 25 - 26 , IUU 82 .205 132 PD 2"atz-_1oo - - Zs Qs,ovo - --- .81 -----.2 - .81 .201 tot 15,000 .100 30 15 25 - 28 .008 R3 PD 15 000 100 - - 25 30,000 _= 30_ . 100 _-•80 --- .20 Oo0 75 25 10 25 - - 33 . 123 .79 . 19I1 R� tot 10, _ - 25 15,000 - 35 I4( .78 _195 FD 10,000 75 _ 30 . 174 .77 . 195 RS tot 7,500 50 20 10 25 - _ qp 200 .76 _19 PD 7,500 50 25 10,000 25 - - 43 .246 .75 .088 138 PO 5.000 50 20 _ 8 25 7,000-- ---- 45 -_287 ----=74 - - - -- R13 tot - 25 5,000 - 50 -400 . 72 PD 3,000 50 - 2 5 - -- 30- . 100 -80 ---.20 75 15 I5 421,344 32 .115 .79 . 198 LCI PD - - - - 25 - - --- -- ----- - a� for 2,000 20 50 - 35 0 40 .200 .76 . I9 c i NC2 PD 2.000 - _ - 35 --421 .3 J4 - 42 .230 75 -------. 188 ot 2 000 20 50 - 45 0 50 .400 .72 . 18 t o ��B to - 2000 - - - 45 425,600 1,27.3,54.1 52 _459 .72_ 18 II tot 40,000 75 35 _ 45 - 53 .492 -71 . 178-- � �� eo 40 000 95 425 600 NO hIAXCht[lh/ 55 .566 .7I . 178 _ 53 .492 .71 . 178 t° EGS tot 40,000 75 35 45 _ 40 200 .76 . 19 tot 5 000 50 25 10 35 NO Po 5 ,000 - - - 35 200,000 NO hfAXlhfUhf 42 .230 .75 '��8 EI tot 80,000 200 50 50 45 - - 23 .2UU 8U ----- 23 .200 .80 .20 tar 80,000 200 50 50 45 80,000 NO MAXIMUM 25 .200 .75 _ 187 II Po 80„000 - - - 5 -.30 - tot 20,000 100 50 - 45 - - 45 .300 .725 _ 18I I2 Po 20,000 - - - 95 200,000 634, 144 47 .350 __700 . I75 45 - 50 .400 .675 . 169 I3 tot 20,000 100 50 _ _ -- - PD �a,OQO - 45 62 3. 1 44-_y0 hfAX M(JM 52 .450 .6 50 16 3 for 400,000 200 50 50 45 400,00() _ 47 146 .75 . 19 Pwi PD 400,000_ - - - 45 400,000 - -- - - --- -------- ------ --- .208 AS tot 40,000 200 50 20 45 - - - 83 LD ReC(Ir to Article 6 . 29 - Development Standards for CD Districts _ _ -- -- - - 0125 F s - PID for 500,0o0 25 - Axr:Nnr r -`�" 11 -?0 rr1, 11 -1�-135. 1-r,-136 , t 113-ray, I 5 ft), 11 108 109 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. 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 standards 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 Standards The design standards applicable within Economic Development Districts are shown on the following pages and are divided into two categories, Land Use Intensity Standards and Design Guidelines. 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 Design Guidelines apply to the landscape and architectural features, i.e. , how the use "fits" the site and how it relates to the surrounding area. 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: 110 PERFORMANCE STANDARDS SITE EVALUATION TEMPLATE APPENDIX 5B Version 09.08.92 Planning & Inspections Departuent - 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 Depth - Side (Ft) : 404 Side (Ft) : 353 - Side (Ft) : 517 Rear (Ft) : 143 Area W/O Streets (SqFt) : 237402 (Acres) : 5.5 W/Streets (SqFt) : 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 0 0 0 0 O 0 0 0 O 0 0 0 Total 25160 s ill PERFORMANCE STANDARDS SITE EVALUATION TEMPLATE (CONTINUED) Version 09.08.92 Planning & 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 0 0 0 0 0 0 Other 0 0 0 0 0 0 Other 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 NA Street - Rear (1/2) NA NA 0 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 (SCR] : 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 (SVRJ : 2.779 2.285 11 Harris Company Distribution ,=r�" Building • Carrboro•?4C - =• , �' .. . re+� • ... { . `cam .r _ . I •• 40 �y A r, .y. r �a•,.� w.s'sue- •ti r 0' A 'E`�� Yi' ...- r^ � + w. r' 4110111%.1' N. „Av."- ,-- -■ ••,. �� • Fief . „: rte v. aadaiivr.may •!rr` y...:_•••• "�,? ,...r ii. . . .� ,. . • Land Use Intensity os Rati 4 ` 1'j -.r t, 1 'Amryr7"'•*"`` brit- (13xcluclfng Str.taf Rlghty-of Wuv �r��► Building Coverage 0.1 06 Floor Area 0.1 0e 1 _ Imp..rvious Surfac.► 0 4 1 I " landscape Surface t? SA9 r v ' Building Valium.) 0 4 '4 ,• - Landscape Volum., � r_ .- Sit,.Volum.._ i 7 q Q - • I ; - • - ice . ? 13 SAMPLE Architectural Character 1.1 Site Considerations On a hilltop, especially at the ridgeline —� Views or crest, building forms must not break or detract from the natural lines of the hillside. Building[s] must be provided with sufficient setbacks to maintain the integrity of the natural 111.11 k slope and minimize the impact on Access Path ► scenic views. Where neighboring buildings have Buildings must be sited to take advantage of visual and natural responded to similar topographic condi- amenities. dons on their sites in a consistent and positive way, similar treatment must be considered for a new structure. Where buildings are to be located near natural features such as scenic vistas, stands of trees, and open space, views and pedestrian access must be provided to these amenities. Applicability: A structure sited at the base of a slope creates a transition between All development. the slope and the more horizontal landform at its base. Related Guidelines: 1.2 Unified Design Concept l 1.3 Compatibility with Surroundings � ' I Dividing a building into terraces that step down a slope reduces the impact of the building on the site and creates usable decks. Economic Development Districts Design Guidelines BD -4 114 SAMPLE Architectural Character 1.1 Site Considerations Intent: To insure that new development is designed to respect the specific condi- tions of its site. This Guidelines: The design of a building, its location on 4••••••••soo‘ooi:p.flr......, the site, and its layout must respect the topography of the site and be consistent Not This with significant landforms. To minimize disruption of the natural Architecture must continue the natural lines of the slope. terrain, buildings must be sited in conformance with the following guide- lines: When building on a hillside, the archi- tectural form of the building[s] mustre- flect the underlying topographic form and retain the integrity of the natural slope. For example, buildings can be T is designed to "step up" hillsides to ac- ----- cotnmodate significant changes in �-� elevation. Architectural form at the base of a hill must provide af natural transition be- tween the intersecting slope and the Not This base. For example, a low rise building at the base of a hill will appear to extend or blend in with the natural landform. New structures must maintain the integrity of the landform on which they are built. Economic Development Districts Design Guidelines BD-3 1 1 V SAMPLE 1 I Service and Storage Areas .t� ---. Provide radiumI meat: Casifer n ,N1 , r for all armee+nicks ta ^ -� To provide appropriate locations for and Fens .4.-, sufficient screening of elements which 1::jj are visible from adjacent properties, public streets, and pedestrian walkways. These elements include trash receptacles, / mechanical and utility equipment. loading �• docks, and other exterior storage areas for mom materials, supplies, and equipment. , I-Loading o darer os Guidelines: Service, storage,and loading 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 4 ,%1 or service and loading operations occur•�,��!�•� , _—__-;- -- Mr..II t , within the confines of the building site. 0•{O OP- `/11'4;" '-f `` , . Exterior storage for materials, supplies, ,�0 �-4 and equipment should only be located at --4_0.�1: ��� .•- the side or rear of a building and only in �� I totally enclosed screened areas. Exterior ..►«w ~SW WWII—i I storage areas should never be located to «II WOW ate._� the front of any building unless screened WOW ho . -1 from view through the use of fencing, ecnien 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. ' — iiii Ground level mechanical equipment such • . as air conditioning equipment, satellite dishes,utility meters and boxes, should be screened from view through the use of `� 1 � landscaping,walls or fencing. Trash areas and dumpsters should be enclosed in durable, attractive structures Roof top mechanical equipment should be screened from view through the use of screened from view through proper design shrubs planted around the base of the and compatible building materials. enclosure. Economic Development District Design Guidelines 116 SAMPLE Service and Storage Areas Loading areas should only face side or *j1.. rear property lines and should be �!llp designed so as not to interfere with traffic• gm Ai _ movement within the site; e.g., loading ' `�� - areas should not be located within _ fir" required drives or parking areas. Loading '11.1►� ' III•, ri • t lis �, areas should be screened from view iii Ivi•At� ,t∎ w„�,,, kr,�,,f1�\ , ��. ,• �1i r� ,.. r:� through the use of landscaping, wads or ,,� t •• .hoot 6 fencing. ,;1 Screen fencing, wails, and landscaping .uM«mom, and other design treatments should be 3€ochanical aced utility euiponentshould compatible with the building architecture, screened from view through the use of and should be at least equal to the height fencing and land soaping. of the materials, equipment or area being stored or screened. 4'mum DVERWREEN 5HIW 0 weer+ Pvwrel' r-oe�'- Related Guidelines: I: '-o�ac. 9ra,,krrr oR• erAc eo ROw,GUARD AC ,' : 1. vwurPeo wrr�t MIL Vehicular Circulation and Parking _ Architectural and Site Design EEIXI Y,0* -------17.f,-,,s 1. Landscaping and Screening ,fir„ VIEW MOM 1; I MAJOR oraet~r - .• L H . GR *. OR CODIA4O y,. .. CAVA Solid Enclosure C A (HULG .. Orr .) _ _ _ a_vi o („y - - •..;:.:-%: MIN. •^. ws,-trs'.-•';i y.... •• :F/ 1'!a:- }rr : Loading docks should be located to avo id e y '� ' `' ! traffic conf1 icts and screened from view.. ;t: ••w ti> •:� • TMOOW. is ,;•,,i..?..--r^;.wTrellis �. ti Self-closing }...'..... ...• t 'l.t' - doors - ::I UAL Concrete pad iimaseosseasalli" WAGE MAD Trash receptacles should be screened from asim mowscs,,,a,, view through use o f an attractive,d ura bl e enclosure and landscaping. A oom bination of fencing,walls,landscaping, and similar design treatments should be used to screen service and storage areas. Economic Development District Design Guidelines 11 , SAMPLE C ...- —;,—d•- __ Tom_. . , Lighting Intent: To provide a safe, functional, visually ,� t�.- attractive, and coordinated lighting "'_' -_= 5 °s system for the security and safety of <; , z r -c. on-site areas, including shipping and �" -` .� �w r receiving areas, parking lots and -.. s - , tN ��t* _F I;� : driveways, pedestrian pathways, and = " j - r f. ` '_,.. building entrances. ...-• - --= . i'. �_., � ,. '�; Guidelines: ki . ;; lt- _�,_i 1! 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 of a site. levels. Building entries: 4.00 footcandles Sidewalks: 1.00-3.00 footcandles Pedestrian paths: 1.00 footcandi es Parking lots: 0.50 footcandles - .4 t- Lighting of pedestrian walkways and plazas is recommended and should be 4i ; s rtY t mounted at a lover height for security and ., y f `t'"° to create an inviting pedestrian - , t. - -'. environment. Accent lighting should also be provided to illuminate such key locations as building and driveway ,.� - -," entries, landmarks, activity areas, and l ; unique features of the site All light fixtures are to be concealed ':—.Iii _, -7 -. .;40 , source fixtures except for pedestrian- „;._.t oriented accent lights. ;-Ms :-ri.g3 ._"_ la - Security lighting fixtures or floodlights '4-I"''* -9 .sir should not project over the fascia or roof . ., } ,,- = line of building(s). ”„ �TyY•' - Parking area and driveway fixtures should Limit the height of lighting fixtures in be mounted at or below a maximum height yanking 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 11 .E SAMPLE Lighting The design of light fixtures and structural - li - supports should bte compatible with the - architecture of the principal building(s). en- Where building faces are illuminated, fixtures should be integrated within the architectural design of the buildings. Ground-mounted lighting fixtures must be till,'.. weather-proof and vandal resistant. " of - - Related Guidelines: ' ` i Vehicular Circulation and Parking ''s- '--, 7,- i.::,,:', .' , ^: Architectural and Site Design '°� .- Pedestrian and Bicycle Circulation Service and Storage Areas 4 i t DV t.I) Residential Area Commercial Area 4•• ` :.Y:.Y.44Y:: :V}}}}: • :•}:.:.:.}:•:4•::444:4'{::::.:•J•!::::{ h0 rrr ! 1 - .ir Privacy Fence — Pedestrian Height Lighting Wall Mounted Lighting Provide a sate,functional,attractive,and coordinated lighting system. Economic Development District Design Guidelines 119 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_ U 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 standards applicable within Economic Development Districts as set forth in Article 6.29 of this ordinance. In such cases, application for and approval of a Planned Development District shall be governed by the general and specific standards and procedures for the issuance of a Planned Development Permit as set forth in this Article. 6. Amend Article 22 - Definitions by adding a definition of "Economic Development Activity Node" to read as follows: Economic Development Activity Node - Land in 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 accommodate other uses; e.g. , warehouse, showroom, manufacturing assembly or similar operations. *********************************** ORDINANCE REVIEW COMMITTEE: PLANNING BOARD REVIEW: BOARD OF COMMISSIONERS REVIEW: is 121 May 14, 1993 MEMORANDUM TO: The Orange County Comissioners FROM: Stagecoach Run Homeowners'Association RE: Rezoning and Comprehensive Plan Amendment Z-1-93 During a discussion on Tuesday, May 12 with members of the Orange County Planning Dept., the Economic Development Board and members of the Stagecoach Run Homeowners Association,the homeowners proposed the following three amendments to Plan Z-1-93 (see attached map): 1) The finger of land,east of Stagecoach Run development,located south of the proposed Oakdale Drive extension,Tax Map 4 SE, Block A,Sec 3,be zoned for 40,000 square foot residential lots 2) That lots 1,2,3 and 4 on Tax Map 4 SE,Sec 3, Block A, located on Plat Book 27,page 5 be included in the Stagecoach Run development 3) That the area beyond the extreme southwest boundary of the Stagecoach Run development be zoned R-2 with a 100 foot buffer It is our understanding that the proposed Secondary Development Area and Greenways surrounding Stagecoach Run will remain in effect as presented to us on May 12, 1993 if these amendments are enacted. cc: Orange County Planning Dept. 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