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HomeMy WebLinkAboutAgenda - 01-23-2018 6-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 1 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): 1. Unified Development Ordinance (UDO) Amendment Outline Form 2. Millhouse Road Park Site Future Land Use Map INFORMATION CONTACT: Craig Benedict, Director, 919 - 245 -2575 Michael Harvey, Planner III, 919 - 245 -2597 Ashley Moncado, Planner ll, 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). P 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. 3 • 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. 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 Zonina 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. n 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 5 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 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. 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 C: 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 Linkaae (i.e. Principles. Goals and Obiectives 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 rA 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) To be determined e. Legal Sufficiency Determination To be determined f. Other To be determined 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 For review and comment as part of the Joint Plannina Land Use Plan Agreement. d. Notice Requirements Legal advertisement for the public hearing shall be in accordance with the provisions of the UDO. e. Outreach: ❑ General Public: ❑ Small Area Plan Workgroup: ❑ Other: 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 E: 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. 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 / / �� /I��� I