HomeMy WebLinkAbout6-c - Comprehensive Plan and Unified Development Ordinance (UDO) Amendment Outline and Schedule – Millhouse Road Park Site Zoning Atlas AmendmentORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: January 23, 2018
Action Agenda
Item No. 6-c
SUBJECT: Comprehensive Plan and Unified Development Ordinance (UDO) Amendment
Outline and Schedule – Millhouse Road Park Site Zoning Atlas Amendment
DEPARTMENT: Planning and Inspections
ATTACHMENT(S): INFORMATION CONTACT:
1. Unified Development Ordinance (UDO)
Amendment Outline Form
2. Millhouse Road Park Site Future Land Use
Map
Craig Benedict, Director, 919-245-2575
Michael Harvey, Planner III, 919-245-2597
Ashley Moncado, Planner II, 919-245-2589
Sherrill Hampton, Director, 919-245-2490
PURPOSE: To consider and approve process components and schedule for a government-
initiated an amendment to the Zoning Atlas regarding the rezoning of the Millhouse Road Park
site from RB (Rural Buffer) to Home Park Conditional Zoning District (HP-CZD). If approved,
Orange County staff will pursue the hiring of a professional consultant/design firm to submit the
required conditional zoning district application.
BACKGROUND: For many years, there has been interest in addressing the vulnerability of
residents living in manufactured home parks in Orange County. The Orange County Board of
Commissioners allocated $1 million in the FY2015-16 budget process to address preservation
and retention of manufactured homes parks and/or to assist in the acquisition of property and
land banking for future residential development as an affordable housing alternative. During the
FY2016-17 budget process, the BOCC allocated another $1 million to the land banking
program.
Following the establishment of the land banking program and designated funding from Orange
County, local housing partners began to discuss and evaluate the opportunities and obstacles in
redeveloping an existing manufactured home park or developing new affordable housing
addressing the needs of park residents at risk. Orange County Habitat for Humanity invited
interested, local individuals to form an informal ad hoc committee that became known as the
Mobile Home Park Work Group. At the November 20, 2017 BOCC Meeting, the Mobile Home
Park Work Group presented the Mobile Home Park Survey Report and mobile home park
recommendations to the Board. These items both identified the need of providing affordable
housing options in the Towns and to locating displaced manufactured home park residents close
to their existing communities in Chapel Hill and Carrboro. Sherrill Hampton, Orange County
Housing Director, is leading this effort.
More recently, due to the potential redevelopment of existing parks in the Town of Chapel Hill,
Orange County has explored the opportunity to locate displaced manufactured home park
residents on County owned property near the town. One site identified for a future manufactured
home park is the Millhouse Road Park site which is north of Eubanks Road and south of NC 86.
Currently, this 78-acre site (comprised of two parcels) is zoned RB (Rural Buffer).
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In order to accommodate a future manufactured home park on this site, the following options are
available:
1. Approval of a subdivision creating individual lots allowing for the placement of structures
on each separate parcel of property, OR
2. Rezoning of the property, or portion thereof, to Home Park Conditional Zoning District
(HP-CZD) to allow for the development of a home park which would not have separate
parcels, but ‘spaces’.
Orange County has identified interest in pursuing a rezoning of this property to accommodate a
temporary home park for displaced residents. The property is bound by density limitations
detailed within the Joint Planning Land Use Plan limiting residential development to one dwelling
unit per two acres of property. Orange County will pursue the recombination of the two parcels
which make up the 78-acre Millhouse Road Park site. Depending on the number of spaces
sought to be created through the rezoning, the overall acreage necessary to achieve this unit
count through ‘clustering’ will be determined. For rough estimation purposes, only eight to ten
acres of the entire site will be used for the temporary home park.
Attachment 1 contains additional information regarding the proposed amendment.
FINANCIAL IMPACT: It is expected that a portion of the $2 million the County has allocated for
affordable housing purposes will be used to retain a consultant to prepare the conditional zoning
district application/plans, create the temporary home park, and assist existing residents with
relocation. The precise financial needs are in the process of being determined but staff
estimates consultant costs to prepare the rezoning application/plans will be between $25,000
and $40,000. The anticipated consultant contract would adhere to the established
process/thresholds (it would be approved by the BOCC if the contract amount exceeds
$90,000).
Consideration and approval of the rezoning will not create the need for additional funding for the
provision of County services. Costs for the required legal advertisement will be paid from
FY2017-18 Departmental funds budgeted for this purpose. As this project involves modifying the
Zoning Atlas, staff will notify property owners within 1,000 feet of the subject parcels of the
Planning Board meeting and Public Hearing where the item is reviewed. Costs for the mailings
will be paid from FY 2017-18 Department funds budgeted for this purpose. Signs will also be
posted on the parcel(s). Existing Planning staff included in the Departmental staffing budget will
accomplish the work required to process this amendment.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goals are applicable
to this item:
• GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND
ENVIRONMENTAL POLICIES
The fair treatment and meaningful involvement of people of all races, cultures, incomes
and educational levels with respect to the development and enforcement of
environmental laws, regulations, policies, and decisions. Fair treatment means that no
group of people should bear a disproportionate share of the negative environmental
consequences resulting from industrial, governmental and commercial operations or
policies.
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• GOAL: FOSTER A COMMUNITY CULTURE THAT REJECTS OPPRESSION AND
INEQUITY
The fair treatment and meaningful involvement of all people regardless of race or color;
religious or philosophical beliefs; sex, gender or sexual orientation; national origin or
ethnic background; age; military service; disability; and familial, residential or economic
status.
• GOAL: ENSURE ECONOMIC SELF-SUFFICIENCY
The creation and preservation of infrastructure, policies, programs and funding necessary
for residents to provide shelter, food, clothing and medical care for themselves and their
dependents.
RECOMMENDATION(S): The Manager recommends the Board approve the attached
Amendment Outline form and direct staff to proceed accordingly.
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COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning-2018-01
Rezoning of the Millhouse Road Park Site from RB (Rural Buffer) to Home Park
Conditional Zoning District (HP-CZD)
A. AMENDMENT TYPE
Map Amendments
Future Land Use Map:
From:
To:
Zoning Map:
From: RB (Rural Buffer)
To: Home Park Conditional Zoning District (HP-CZD)
Other:
Text Amendments
Comprehensive Plan Text:
Section(s):
UDO Text:
UDO General Text Changes
UDO Development Standards
UDO Development Approval Processes
Section(s):
Other:
B. RATIONALE
1. Purpose/Mission
In accordance with the provision(s) of Section(s) 2.8 and 2.9.2 of the Orange County
Unified Development Ordinance (UDO), the Orange County Board of Commissioners
have initiated an amendment to the Zoning Atlas regarding the rezoning of the
Millhouse Road Park site from RB (Rural Buffer) to Home Park Conditional Zoning
District (HP-CZD). If approved, Orange County staff will pursue the hiring of a
professional consultant/design firm to submit the required conditional zoning district
application.
More recently, due to the potential redevelopment of existing manufactured home
parks in the Town of Chapel Hill, Orange County has explored the opportunity to
4
locate displaced manufactured home park residents on County owned property near
the town. One site identified for a future manufactured home park is the Millhouse
Road Park site which is north of Eubanks Road and south of NC 86. Currently, this
78-acre site (comprised of two parcels) is zoned RB (Rural Buffer).
In order to accommodate a future manufactured home park on this site, the following
options are available:
1. Approval of a subdivision creating individual lots allowing fo r the placement of
structures on each separate parcel of property, OR
2. Rezoning of the property, or portion thereof, to Home Park Conditional Zoning
District (HP-CZD) to allow for the development of a home park which would
not have separate parcels, but ‘spaces’.
Orange County has identified interest in pursuing a rezoning of this property to
accommodate a temporary home park for displaced residents.
The property is bound by density limitations detailed within the Joint Planning Land
Use Plan limiting residential development to one dwelling unit per two acres of
property. Orange County will pursue the recombination of the two parcels which
make up the 78-acre Millhouse Road Park site.
2. Analysis
For many years, there has been interest in addressing the vulnerability of residents
living in manufactured home parks in Orange County. The Orange County Board of
Commissioners allocated $1 million in the FY2015-16 budget process to address
preservation and retention of manufactured homes parks and/or to assist in the
acquisition of property and land banking for future residential development as an
affordable housing alternative. During the FY2016 -17 budget process, the BOCC
allocated another $1 million to the land banking program.
Following the establishment of the land banking program and designated funding
from Orange County, local housing partners began to discuss and evaluate the
opportunities and obstacles in redeveloping an existing manufactured home park or
developing new affordable housing addressing the needs of mobile home park
residents at risk. Orange County Habitat for Humanity invited interested, local
individuals to form an informal ad hoc committee that became known as the Mobile
Home Park Work Group. At the November 20, 2017 BOCC Meeting, the Mobile
Home Park Work Group presented the Mobile Home Park Survey Report and mobile
home park recommendations to the Board. These items both identified the need of
providing affordable housing options in the Towns and to locating displaced
manufactured home park residents close to their existing communities in Chapel Hill
and Carrboro. Sherrill Hampton, Orange County Housing Director, is leading this
effort.
Recently, Orange County staff was requested to explore the possibility of locating a
temporary home park on the proposed Millhouse Road Park site. This site includes
two parcels (Parcel Identification Numbers 9871-60-7301 and 9871-51-9160) which
are approximately 78 acres in area. The parcels are currently zoned Rural Buffer
(RB) general use zoning district. At this time, staff anticipates being able to locate
approximately 34 units on the parcels.
Following approval of this from the Board, Orange County staff will evaluate options
to pursue the Conditional Zoning process in order to reserve sufficient land area for
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future park development on the same site.
This will require the County to hire a professional consultant /design firm to provide all
required documentation associated with the submittal of a Conditional Zoning District
application including, but not limited to:
a. Professional site plan demonstrating compliance with Section 5.5.4 of the
UDO,
b. Traffic Impact Analysis (TIA),
c. Environmental Assessment and Environmental Impact Statement, if
necessary, in accordance with Section 6.16 of the UDO,
d. Detailed landscape plan, and
e. Detailed utility plan.
As with all Conditional Zoning districts, requests to develop this new district would be
reviewed as a rezoning request (i.e. legislative review) and acted upon by the BOCC
in accordance with Section 2.9.2 of the UDO.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Chapter 2 Planning Principles of the Comprehensive Plan:
Principle 2 – Sustainable Growth and Development: Growth and development
within the county should occur in a pattern, location, and density that is
sustainable over the long-term.
Chapter 4 Housing Element of the Comprehensive Plan:
Housing Goal 1 – A wide-range of types and densities of quality housing
affordable to all in all parts of the County.
Chapter 5 Land Use Element of the Comprehensive Plan:
Land Use Goal 1 – Fiscally and environmentally responsible, sustainable
growth consistent with the provision of adequate services and facilities and a
high quality of life.
Land Use Goal 2 – Land uses that are appropriate to on-site environmental
conditions and features and that protect natural resources, cultural resources,
and community character.
Land Use Goal 3 – A variety of land uses that are coordinated within a
program and pattern that limits sprawl, preserves community and rural
character, minimizes land use conflicts, and supported by an efficient and
balanced transportation system.
Land Use Goal 4 – Land development regulations, guidelines, techniques,
and/or incentives that promote the integrated achievement of all
Comprehensive Plan goals.
4. New Statutes and Rules
N/A
C. PROCESS
a. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
January 23, 2018
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b. Public Hearing
To be determined
c. BOCC Updates/Checkpoints
The BOCC will be updated by staff on the selection of a design firm. At that time
staff will provide a detailed timeline for project completion.
d. Development Advisory Committee (DAC)
e. Legal Sufficiency Determination
f. Other
b. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements.
a. Planning Board Review:
To be determined
b. Advisory Boards:
c. Local Government Review:
Application will be sent to JPA Partners Agreement.
For review and comment as part of the
Joint Planning Land Use Plan
d. Notice Requirements
Legal advertisement for the public hearing shall be in accordance with the
provisions of the UDO.
e. Outreach:
c. FISCAL IMPACT
It is expected that a portion of the $2 million the County has allocated for affordable
housing purposes will be used to retain a consultant to prepare the conditional
zoning district application/plans, create the temporary home park, and assist existing
residents with relocation. The precise needs are in the process of being determined
but staff estimates consultant costs to prepare the rezoning application/plans will be
between $25,000 and $40,000. The anticipated consultant contract would adhere to
the established process/thresholds (it would be approved by the BOCC if the contract
To be determined
To be determined
To be determined
General Public:
Small Area Plan Workgroup:
Other:
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amount exceeds $90,000).
Consideration and approval of the rezoning will not create the need for additional
funding for the provision of County services. Costs for the required legal
advertisement will be paid from FY2017-18 Departmental funds budgeted for this
purpose. As this project involves modifying the Zoning Atlas, staff will notify property
owners within 1,000 feet of the subject parcels of the Planning Board meeting and
Public Hearing where the item is reviewed. Costs for the mailings will be paid from
FY 2017-18 Department funds budgeted for this purpose. Signs will also be poste d
on the parcel(s). Existing Planning staff included in the Departmental staffing budget
will accomplish the work required to process this amendment.
D. AMENDMENT IMPLICATIONS
The approval of the rezoning will allow for the development of a temporary home park on
the proposed Millhouse Road Park site and assist in providing affordable housing to
displaced manufactured home park residents.
E. SPECIFIC AMENDMENT LANGUAGE
N/A
Primary Staff Contact:
Craig Benedict, Director
Planning and Inspections Department
(919) 245-2592
cbenedict@orangecountync.gov
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78.2 ac.
Orange County Future Land Use
Millhouse Road Park Parcel
Streams
Water Bodies
OC/CH/CA Joint Planning Area
Public Interest Areas
Resource Protection Areas
20 Year Transition
Rural Buffer
City Limits
ETJ ¯Orange County Planning and InspectionsBrian Carson (1/2/2018)
0 500Feet
1 in = 1,000 feet
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