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HomeMy WebLinkAboutOCPB agenda 0710131 ORANGE COUNTY PLANNING DEPARTMENT 131 W. MARGARET LANE, SUITE 201 HILLSBOROUGH, NORTH CAROLINA 27278 AGENDA ORANGE COUNTY PLANNING BOARD ORANGE COUNTY WEST CAMPUS OFFICE BUILDING 131 WEST MARGARET LANE – LOWER LEVEL CONFERENCE ROOM (ROOM #004) HILLSBOROUGH, NORTH CAROLINA 27278 Wednesday, July 10 , 2013 Regular Meeting – 7:00 pm No. Page(s) Agenda Item 1. CALL TO ORDER 2. 3-4 5-16 INFORMATIONAL ITEMS a. Planning Calendar for July and August b. BOCC-approved legal ad for September 9 quarterly public hearing 3. 17-20 APPROVAL OF MINUTES June 5, 2013 Regular Meeting 4. CONSIDERATION OF ADDITIONS TO AGENDA 5. PUBLIC CHARGE Introduction to the Public Charge The Board of County Commissioners, under the authority of North Carolina General Statute, appoints the Orange County Planning Board (OCPB) to uphold the written land development laws of the County. The general purpose of OCPB is to guide and accomplish coordinated and harmonious development. OCPB shall do so in a manner which considers the present and future needs of its residents and businesses through efficient and responsive process that contributes to and promotes the health, safety, and welfare of the overall County. The OCPB will make every effort to uphold a vision of responsive governance and quality public services during our deliberations, decisions, and recommendations. Public Charge The Planning Board pledges to the residents of Orange County its respect. The Board asks its residents to conduct themselves in a respectful, courteous manner, both with the Board and with fellow residents. At any time, should any member of the Board or any resident fail to observe this public charge, the Chair will ask the offending member to leave the meeting until that individual regains personal control. Should decorum fail to be restored, the Chair will recess the meeting until such time that a genuine commitment to this public charge is observed. 6. CHAIR COMMENTS 1 2 No. Page(s) Agenda Item 7. 21-28 ORANGE COUNTY DEVELOPMENT REVIEW PROCESSES – To receive an educational presentation of the various types of development review processes used in the County’s Unified Development Ordinance. Presenter: Michael Harvey, Current Planning Supervisor 8. 29-46 HOME OCCUPATIONS – To receive a presentation on existing home occupation regulations, information on how some other local governments handle the topic, and discuss Planning Board member’s ideas on potential amendments. This topic is included in the UDO’s “Implementation Bridge” as a topic for further evaluation and is an Interest Area for some Planning Board members. Presenter: Ashley Moncado, Special Projects Planner 9. COMMITTEE/ADVISORY BOARD REPORTS a. Board of Adjustment b. Orange Unified Transportation 10. ADJOURNMENT IF AN EMERGENCY OCCURS, OR IF YOU ARE RUNNING LATE FOR THE MEETING, PLEASE LEAVE A VOICE MAIL FOR PERDITA HOLTZ (919-245-2578). 2 SuMoTuWeThFrSa 12345678910111213141516171819202122232425262728293031 July 2013 SuMoTuWeThFrSa 12345678910111213141516171819202122232425262728293031 August 2013July 2013 Ju n 3 0 - J u l 6 Jun 30 Jul 1 2 3 4 5 6 HOLIDAY Ju l 7 - 1 3 7 8 9 10 11 12 13 7:30pm Board of Adjustment (West Campus Office Bldg) 7:00pm *PLANNING BOARD MEETING (West Campus Office Bldg ) Ju l 1 4 - 2 0 14 15 16 17 18 19 20 Ju l 2 1 - 2 7 21 22 23 24 25 26 27 Ju l 2 8 - A u g 3 28 29 30 31 Aug 1 2 3 Sun Mon Tue Wed Thu Fri Sat 3 SuMoTuWeThFrSa 12345678910111213141516171819202122232425262728293031 August 2013 SuMoTuWeThFrSa 123456789101112131415161718192021222324252627282930 September 2013August 2013 Ju l 2 8 - A u g 3 Jul 28 29 30 31 Aug 1 2 3 Au g 4 - 1 0 4 5 6 7 8 9 10 7:00pm *PLANNING BOARD MEETING (West Campus Office Bldg ) Au g 1 1 - 1 7 11 12 13 14 15 16 17 7:30pm Board of Adjustment (West Campus Office Bldg) Au g 1 8 - 2 4 18 19 20 21 22 23 24 7:00pm OUTBoard Meeting (West Campus Office Bldg) Au g 2 5 - 3 1 25 26 27 28 29 30 31 Sun Mon Tue Wed Thu Fri Sat 4 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: June 18, 2013 Action Agenda Item No. 5-i SUBJECT: Legal Advertisement for Quarterly Public Hearing – September 9, 2013 and Notice of Possible Work Session at Conclusion of Hearing DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No ATTACHMENT(S): 1. Proposed Legal Advertisement 2. Location Maps INFORMATION CONTACT: Perdita Holtz, Planning Systems Coordinator, 919-245-2578 Craig Benedict, Planning Director, 919-245- 2592 PURPOSE: To consider the legal advertisement for items to be presented at the joint Board of County Commissioners/Planning Board Quarterly Public Hearing scheduled for September 9, 2013, and provide notification of a possible work session item at the conclusion of the hearing. BACKGROUND: The Board of County Commissioners reviews proposals to be considered at public hearing for consistency with general County policy and presentation format. The following items are scheduled for the September 9, 2013 Quarterly Public Hearing (see maps in Attachment 2 for locations): Applications: 1. Zoning Atlas Amendment (rezoning) request submitted by Ms. Maria Keizer and Mr. Ronald Keizer to rezone a 2.67 acre parcel of property located at 3604 Southern Drive (PIN 9844-86-5155) From: Rural Residential (R-1) and Light Industrial (I-1) To: Light Industrial (I-1) 2. Zoning Atlas Amendment (rezoning) request submitted by Ms. Maria Keizer and Mr. Ronald Keizer to rezone two parcels of property totaling approximately 16 acres of land area (PINs 9844-86-7573 and 9844-87-7368). These undeveloped properties do not have assigned street addresses but are located south and east of 3604 Southern Drive. The proposed rezonings are: From: Rural Residential (R-1) To: Light Industrial (I-1) 5 County Initiated: 3. Unified Development Ordinance (UDO) Text Amendment to require that the site plan review process for governmental uses include a neighborhood information meeting. 4. Eno Economic Development District (EDD) Access Management Plan: This is an implementation measure of the Eno EDD Area Small Area Plan (http://orangecountync.gov/planning/documents/EnoEDDSAPadopted.pdf) which recommended approval of an access management program for US Highway 70 and Old Highway 10 (near Durham County). A draft access management plan will be completed over the summer and will be presented for formal public comment at the Quarterly Public Hearing. A public information meeting will be held prior to the Quarterly Public Hearing to provide interested persons with the opportunity to learn more about the proposal before the public hearing. The date and time of this meeting will be determined over the summer and included in the legal ad. 5. Town of Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan: This public hearing is to receive public comment on future land uses proposed for the areas of County jurisdiction located within the Town’s Urban Service Boundary (the blue and orange areas on the map in Attachment 2). This is the next step towards completion of a joint Town of Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan. Consistent with the interlocal agreement, the Town of Hillsborough adopted a Future Land Use Plan in March 2013 for its planning jurisdiction and the areas of County jurisdiction located within the urban service boundary. A public information meeting will be held in August to provide interested persons with the opportunity to learn more about the proposal. The date and time of this meeting will be determined over the summer but will likely occur prior to publication of the legal ad, so information regarding the meeting is not included in the legal ad. The legal advertisement in Attachment 1 provides additional information regarding these items. The BOCC approved the Amendment Outline Form for item 4 at its May 7, 2013 meeting, and is anticipated to approve the Amendment Outline Form for items 3 and 5 at this June 18, 2013 meeting. Possible Work Session Planning staff anticipates adding a work session item at the end of the Quarterly Public Hearing meeting to continue discussion about Agricultural Support Enterprises (ASE). This topic was recently discussed at the May 14, 2013 BOCC work session. Although staffing changes may impact preparation efforts, staff anticipates completing additional work on ASE over the summer in order to have materials ready for further discussion/direction by the BOCC. The addition of a work session item at the end of the public hearing agenda is not required to be included in the legal advertisement. FINANCIAL IMPACT: Other than advertising costs, which are included in the FY 2013-14 Budget, there are no direct financial impacts associated with the approval of this item. RECOMMENDATION(S): The Manager recommends the Board approve the proposed September 9, 2013 Quarterly Public Hearing legal advertisement. 6 NOTICE OF JOINT PUBLIC HEARING ORANGE COUNTY BOARD OF COMMISSIONERS ORANGE COUNTY PLANNING BOARD A joint public hearing will be held at the Department of Social Services, Hillsborough Commons, 113 Mayo St., Hillsborough, North Carolina, on Monday, September 9, 2013 at 7:00 PM for the purpose of giving all interested citizens an opportunity to speak for or against the following items: 1. Zoning Atlas Amendment: In accordance with the provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments of the Unified Development Ordinance (UDO), Ms. Maria Keizer and Mr. Ronald Keizer have submitted a request to rezone a 2.67 acre parcel of property located at 3604 Southern Drive (PIN 9844-86-5155) FROM: Rural Residential (R-1) and Light Industrial (I-1) TO: Light Industrial (I-1) The parcel is currently utilized to support USA Dutch Incorporated, a sheet metal fabrication operation that has operated since 1987. Ms. Keizer owns the property and her son, Ronald Keizer, operates the existing commercial operation. According to the application, the applicants are interested in extending the existing industrial zoning over the entire property in order to ensure parking, storage spaces, access roads, land use buffers, and septic systems are properly zoned in support of the existing industrial operation. The property subject to this petition is located within the Commercial Industrial Transition Activity Node as denoted on the Future Land Use Map of the Comprehensive Plan and the Urban Designated Area as denoted on the Growth Management System Map. Purpose: To review the item and receive public comment on the proposed amendment. 2. Zoning Atlas Amendment: In accordance with the provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments of the Unified Development Ordinance (UDO), Ms. Maria Keizer and Mr. Ronald Keizer have submitted a request to rezone 2 parcels of property, totaling approximately 16 acres in land area: FROM: Rural Residential (R-1) TO: Light Industrial (I-1) The parcels, further identified utilizing Orange County Parcel Identification Numbers (PIN) 9844-86-7573 and 9844-87-7368, are undeveloped and without Attachment 1 7 an assigned street address. These parcels are east and south, respectively, of the USA Dutch property located at 3604 Southern Drive. According to the application, USA Dutch has an offer to purchase both properties for the purpose of expanding their existing sheet metal fabrication operation. As a result, they would like to extend the I-1 zoning designation in support of the proposed expansion. The properties subject to this petition are located within the Commercial Industrial Transition Activity Node as denoted on the Future Land Use Map of the Comprehensive Plan and the Urban Designated Area as denoted on the Growth Management System Map. Purpose: To review the item and receive public comment on the proposed amendment. 3. Unified Development Ordinance (UDO) Text Amendment: In accordance with the provisions of Section 2.8 Zoning Atlas and Unified Development Ordinance Amendments of the Unified Development Ordinance, the Planning Director has initiated an amendment to the text of the Unified Development Ordinance (UDO). Text amendments are proposed to add a new Section 2.24 Governmental Uses and renumber existing Section 2.24 and subsequent sections. References to subsequent sections occur throughout the UDO and will be updated as well. [Note to be removed prior to publication: staff is currently working on this amendment package and it is possible other sections of the UDO may also need to be amended. Therefore, the published legal ad may be slightly different from this language but the purpose of the amendment is as stated directly below.] The purpose of the amendments is to change the application review process to require a neighborhood information meeting as part of the site plan review process for governmental uses. Examples of governmental uses include rescue squads, fire stations, solid waste convenience centers, governmental office buildings, and military installations. Purpose: To review the item and receive public comment on the proposed amendment. 4. Eno Economic Development District Access Management Plan: As an implementation measure of the Eno Economic Development District (EDD) Area Small Area Plan, an access management plan has been developed for the Eno EDD. An access management plan is intended to provide better transportation systems and capacities as development proceeds in an area. Formally adopted transportation access plans are necessary to procure federal and state funding for projects and to require developer action and contribution in providing transportation infrastructure consistent with a master plan. 8 The proposed access management plan involves approximately 550 acres of land in the vicinity of US Highway 70 and Old Highway 10 (near Durham County). The draft Access Management Plan is available on the Orange County Planning Department website at: website link to be inserted prior to legal ad publication Purpose: To review the item and receive public comment on the Draft Eno Economic Development District Access Management Plan. PUBLIC INFORMATION MEETING for this proposal In an effort to better inform interested persons in an informal setting, a Public Information Meeting will be held on {date, time, and place to be determined over the summer and inserted here before legal ad publication – date will likely be September 3, 4, or 5} 5. Town of Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan: Consistent with the Hillsborough-Orange Interlocal Land Management Agreement (December 2009), the Town of Hillsborough adopted a Future Land Use Plan in March 2013 for its planning jurisdiction and some additional areas of County jurisdiction. These additional areas of County jurisdiction are located within the Town’s Urban Service Boundary for its public water and/or sewer services and are generally located around the Town’s fringe. Orange County staff, Board of County Commissioners, and the public provided input throughout the Town’s planning process. This public hearing is being held by Orange County on future land uses proposed for the areas of County jurisdiction located within the Town’s Urban Service Boundary. This is the next step towards completion of a joint Town of Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan. The draft Land Use Plan is available on the Orange County Planning Department website at website link to be inserted prior to legal ad publication. Purpose: To receive public comment and receive direction from the Board of Commissioners as to subsequent steps towards a joint Town of Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan. Substantial changes in items presented at the public hearing may be made following the receipt of comments made at the public hearing. Accommodations for individuals with physical disabilities can be provided if the request is made to the Planning Director at least 48 hours prior to the Public Hearing by calling the one of the phone numbers below. The full text of the public hearing items may be obtained no later than August 30, 2013 at the County website www.co.orange.nc.us at the Meeting Agendas link. 9 Questions regarding the proposals may be directed to the Orange County Planning Department located on the second floor of the County Office Building at 131 West Margaret Lane, Suite 201, Hillsborough, North Carolina. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. You may also call (919) 245-2575 or 245-2585 and you will be directed to a staff member who will answer your questions. PUBLISH: The Herald Sun News of Orange August 28, 2013 August 28, 2013 September 4, 2013 September 4, 2013 10 Orange County Planning and Inspections Department 5/30/2013 FORREST AVE SOUTHERN DR CE N T E R S T TURNER ST S E F L A N D C E D A R G R O V E R D 1 inch = 208 feet· Parcels Township Boundary City Limits ETJ2010 ImagesRGB Red: Band_1 Green: Band_2 Blue: Band_3 Subject ParcelMaria and Ronald KeizerPIN 9844-86-51552.7 acresSplit zoned Light Industrial (I-1) and Rural Residential (R-1)Proposed to be rezoned I-1 by applicant R-1 R-1 Southern Drive Forrest Avenue R-1 LC1 R-1 Turner Street C e n t e r S t r e e t Vicinity Map - Keizer RezoningPIN 9844-86-5155 11 Orange County Planning and Inspections Department 5/31/2013 I 85 S I 40 W FORREST AVE MT W I L L I N G R D SOUTHERN DR CE N T E R S T I 85 N I 40 E I 85 S I 40 W E X I T 1 6 0 TURNER ST I 85 S I 40 W I 85 N I 40 E 1 inch = 250 feet· Parcels Township Boundary City Limits ETJ2010 ImagesRGB Red: Band_1 Green: Band_2 Blue: Band_3 Subject ParcelPIN 9844-87-73683.6 acresZoned Rural Residential (R-1)Proposed to be recombined withadjacent Keizer property and rezoned I-1 Light Industrial R-1 R-1 Southern Drive Forrest Avenue R-1 LC1 R-1 Turner Street C e n t e r S t r e e t Vicinity Map - Keizer RezoningPIN 9844-87-7368 and 9844-86-7573 I-1 Zoning M t . W i l l i n g R o a d Interstate Highway 85/40 Subject ParcelPIN 9844-86-757312.5 acresZoned Rural Residential (R-1)Proposed to be recombined withadjacent Keizer property and rezoned I-1 Light Industrial R-1 12 ?k ?ª ?ª ?r Aæ ?o ?o IrKÊ KÊIr I§ I§ !"c$ !"c$ !"_$ !"_$ K© AË Eno EDD City Limits ETJ Township Boundary 01Miles 1 in = 3 miles·Orange County Planning and Inspections DepartmentGIS Map Prepared by Brian Carson. 4/8/2013 Eno EDD Vicinity MapAttachment 2 13 14 Du r h a m C o u n t y Urban Services Area/Annexation BoundaryExisting 1 unit / 1 acDensity Upper EnoCritical AreaExisting 1 unit / 2 acDensity Existing 1 unit / 1 acDensity E n o R i v e r Efland EnoEDD I 85 S I 85 N I 4 0 E I 4 0 W NC 5 7 ST MARYS RD N C 8 6 S N C 8 6 N B U C K H O R N R D US 70 MT W I L L I N G R D US 70 HWY O L D N C 8 6 WEST TEN RD ORAN G E G R O V E R D LEBANON RD PLE A S A N T G R E E N R D HIG H R O C K R D OLD NC 10 U S 7 0 E I 85 N I 40 E COMBI N E D I 85 S I 40 W COMBINED D I M M O C K S M I L L R D WALK E R R D NEW SH A R O N C H U R C H R D S C H L E Y R D MI L L C R E E K R D US 70A E TERR Y R D PHELPS RD B O R L A N D R D US 70A HI G H L A N D F A R M R D W KING ST S C H U R T O N S T C O L E M A N L O O P CORN W A L L I S R D BEN JOHNSTON R D N N A S H S T CORNELIUS ST ENO ST NI C K ' S R D W E S T H I L L A V E N I 40 E E X I T 1 6 3 BOWMAN R D W CORBIN ST US 70 E US 70 US 70A US 70 E US 7 0 E US 70 Du r h a m C o u n t y Urban Services Area/Annexation BoundaryExisting 1 unit / 1 acDensity Upper EnoCritical AreaExisting 1 unit / 2 acDensity Existing 1 unit / 1 acDensity E n o R i v e r Efland EnoEDD I 85 S I 85 N I 4 0 E I 4 0 W NC 5 7 ST MARYS RD N C 8 6 S N C 8 6 N B U C K H O R N R D US 70 MT W I L L I N G R D US 70 HWY O L D N C 8 6 WEST TEN RD ORAN G E G R O V E R D LEBANON RD PLE A S A N T G R E E N R D HIG H R O C K R D OLD NC 10 U S 7 0 E I 85 N I 40 E COMBI N E D I 85 S I 40 W COMBINED D I M M O C K S M I L L R D WALK E R R D NEW SH A R O N C H U R C H R D S C H L E Y R D MI L L C R E E K R D US 70A E TERR Y R D PHELPS RD B O R L A N D R D US 70A HI G H L A N D F A R M R D W KING ST S C H U R T O N S T C O L E M A N L O O P CORN W A L L I S R D BEN JOHNSTON R D N N A S H S T CORNELIUS ST ENO ST NI C K ' S R D W E S T H I L L A V E N I 40 E E X I T 1 6 3 BOWMAN R D W CORBIN ST US 70 E US 70 US 70A US 70 E US 7 0 E US 70 · Legend Proposed Central OrangeCoordinated Area Boundary = 33,875 ac.(White area = 24,412 ac.) Proposed Urban Service Area = 9,463 ac. Proposed ETJ Boundary Proposed ETJ Areas to be Added = 624 ac. Proposed ETJ Areas to be Deleted = 489 ac. Proposed Orange County Urbanizing Areas = 1,909 ac. Proposed Hillsborough Urbanizing Areas = 1,118 ac. Existing Rural Residential Existing Agricultural Residential Existing JPA Rural Buffer Existing Eno River State Park Existing Water Service AreaOutside Urban Services Area = 1,394 ac. Existing Adopted Small Area Plan Areas Existing Hillsborough Town Limits = 3,427 ac.* Existing Hillsborough ETJ areas = 2,914 ac.* Orange County Planning and Inspections DepartmentGIS Map Prepared by Miriam Coleman, August 24, 2009 Projection: North Carolina State Plane (feet)Datum: North American 1983 Town of Hillsborough/Orange County Strategic Growth Plan Phase IICentral Orange Coordinated Area Exhibit A * Town of Hillsborough has annexed since the 2009 adoption of this map. The new town limits are shown on this map. 15 16 D R A F T 1 Minutes 1 ORANGE COUNTY PLANNING BOARD 2 JUNE 5, 2013 3 REGULAR MEETING 4 5 MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Lisa Stuckey, Chapel Hill Township 6 Representative; Buddy Hartley, Little River Township Representative; Tony Blake, Bingham Township Representative; 7 Herman Staats, At-Large, Cedar Grove Township; Johnny Randall, At-Large Chapel Hill Township; Alan Campbell, 8 Cedar Grove Township Representative 9 10 MEMBERS ABSENT: Andrea Rohrbacher, At-Large Chapel Hill Township; Dawn Brezina, Eno Township Representative; 11 Maxecine Mitchell, At-Large Bingham Township; Rachel Hawkins, Hillsborough Township Representative; 12 13 STAFF PRESENT: Michael Harvey, Current Planning Supervisor; Tina Love, Administrative Assistant II 14 15 16 AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL 17 18 19 AGENDA ITEM 2: INFORMATIONAL ITEMS 20 a) Planning Calendar for June and July 21 b) Interest Areas Raised by Planning Board Members at January 9, 2013 Meeting 22 23 24 AGENDA ITEM 3: APPROVAL OF MINUTES 25 APRIL 3, 2013 26 27 MOTION by Johnny Randall to approve the April 3, 2013 Planning Board minutes. Seconded by Tony Blake. 28 VOTE: UNANIMOUS 29 30 31 AGENDA ITEM 4: CONSIDERATION OF ADDITIONS TO AGENDA 32 33 34 AGENDA ITEM 5: PUBLIC CHARGE 35 36 Introduction to the Public Charge 37 The Board of County Commissioners, under the authority of North Carolina General Statute, 38 appoints the Orange County Planning Board (OCPB) to uphold the written land development laws 39 of the County. The general purpose of OCPB is to guide and accomplish coordinated and 40 harmonious development. OCPB shall do so in a manner which considers the present and future 41 needs of its citizens and businesses through efficient and responsive process that contributes to 42 and promotes the health, safety, and welfare of the overall County. The OCPB will make every 43 effort to uphold a vision of responsive governance and quality public services during our 44 deliberations, decisions, and recommendations. 45 46 PUBLIC CHARGE 47 The Planning Board pledges to the citizens of Orange County its respect. The Board asks its 48 citizens to conduct themselves in a respectful, courteous manner, both with the Board and with 49 fellow citizens. At any time, should any member of the Board or any citizen fail to observe this 50 public charge, the Chair will ask the offending member to leave the meeting until that individual 51 regains personal control. Should decorum fail to be restored, the Chair will recess the meeting 52 until such time that a genuine commitment to this public charge is observed. 53 54 17 D R A F T 2 55 AGENDA ITEM 6: CHAIR COMMENTS 56 57 Pete Hallenbeck: You have the list of Areas of Interest and things to make emergency services better and comments 58 on home occupation. I have those in there so you can see the level of detail. You can look at the UDO and see how 59 the ordinances are written. On July 10, we will have a brief presentation on home businesses. By August we should 60 be at a position to discussion home occupation. 61 62 Lisa Stuckey: I was on the Chapel Hill Home occupation committee years ago and it is a pretty good one. Can we 63 include that in the packet? 64 65 Tina Love: I can include that in the packet. 66 67 Pete Hallenbeck: At the Quarterly Public Hearing there was talk about a way to speed up this process. Perhaps we 68 can ask Michael to come in at 6:30 to go over this whole process for planning board and permitting and UDO changes 69 so we will know what that process is. 70 71 72 Agenda Item 7: ZONING ATLAS AMENDMENT – To make a recommendation to the BOCC on a property owner-73 initiated amendment to the Zoning Atlas to rezone a 3.36 acre parcel of property along US 74 Highway 70 (PIN 9803-81-7503) from EDE-1 (Economic Development Eno Lower Intensity) to 75 EDE-2 (Economic Development Eno Higher Intensity). This item was heard at the May 28, 2013 76 quarterly public hearing. 77 Presenter: Michael Harvey, Current Planning Supervisor 78 79 Michael Harvey: Reviewed abstract. 80 81 Pete Hallenbeck: The EDE-1 to the south of that property, the expectation is it would stay EDE-1. 82 83 Michael Harvey: Action on this item will not have any impact on the zoning of the southern property. Even if the zoning 84 of the Baldwin property is changed to EDE-2, the Orange County Unified Development Ordinance requires a 100 foot 85 perimeter buffer for all EDD zoned properties. Regardless of the zoning of the Baldwin property the 100 foot buffer will 86 still apply. 87 88 Pete Hallenbeck: The 100 foot buffer is only in the transition from EDD to something else, it is not EDE adjacent to 89 each other? 90 91 Michael Harvey: I am referring to the 100 foot perimeter buffer that has to surround the EDD zoned areas of the 92 County. The rezoning of this property will not impact or reduce this perimeter buffer requirement in any way. Let’s 93 assume this parcel to the south of the Baldwin property were rezoned to Rural Residential. This would mean the 94 perimeter buffer would be imposed on the properties to the north. The rezoning of the Baldwin property from EDE-1 to 95 EDE-2 however will not impact this requirement. Also bear in mind there are different land use buffers required for 96 different land uses. EDD properties adjacent to one another have to have some form of land use buffer based on what 97 is proposed to be developed. 98 99 MOTION made by Lisa Stuckey to accept staff’s recommendation and recommend approval to the Board of County 100 Commissioners. 101 102 VOTE: UNANIMOUS 103 104 105 Agenda Item 8: COMPREHENSIVE PLAN FUTURE LAND USE MAP AND ZONING ATLAS AMENDMENTS – To make a 106 recommendation to the BOCC on government-initiated amendments to the Comprehensive Plan 107 Future Land Use Map and Zoning Atlas to assign land use category classifications and to 108 18 D R A F T 3 establish zoning of properties that will now be within Orange County’s planning jurisdiction as 109 the result of the re-alignment of the Orange/Alamance County Line. This item was heard at the 110 May 28, 2013 quarterly public hearing. 111 Presenter: Michael Harvey, Current Planning Supervisor 112 113 Michael Harvey: Reviewed abstract on page 19. 114 115 MOTION made by Tony Blake to accept the recommendations of staff on the zoning atlas amendment. 116 117 Michael Harvey: May I offer an amendment; we need the motion to say recommend approval of attachments three and 118 four containing two separate resolutions; one amending the future Land Use Map and the Orange County Zoning Atlas. 119 120 MOTION made by Tony Blake to accept Amendments there and four as recommended by staff to the zoning atlas 121 amendment. Lisa Stuckey seconded. 122 123 VOTE: UNANIMOUS 124 125 126 Agenda Item 8: PLANNING BOARD REPRESENTATIVE ON BOARD OF ADJUSTMENT – To nominate a Planning Board 127 member to fill the position on the Board of Adjustment designated for a Planning Board Member 128 Presenter: Michael Harvey, Current Planning Supervisor 129 130 Michael Harvey: Reviewed abstract. 131 132 Alan Campbell: I wanted to summarize what you are saying which is there is not really an advocacy role for the 133 Planning Board on the Board of Adjustment. 134 135 Lisa Stuckey: You have been around longer than me but I don’t remember Larry reporting a lot. 136 137 Pete Hallenbeck: There was not much to report. I don’t see the need to press hard for someone to volunteer and if the 138 BOCC has a different feeling, they can get back to us. 139 140 Michael Harvey: Since you don’t have a full complement tonight, you may want to table the item unless there is 141 someone here who would like to volunteer. 142 143 Buddy Hartley: I like the idea that if there is something we need to know that there is someone from the board or staff 144 gives it to us. 145 146 Alan Campbell: Was the reason behind it was that most of the things the BOA considers are planning items? 147 148 Michael Harvey: I haven’t found any rationale yet but that makes perfect sense to me. There have been concerns over 149 commitments of board members which have gone on for several years. 150 151 Alan Campbell: I can understand you would want someone with the expertise. 152 153 Michael Harvey: I would like to think staff has become a little more detail oriented. 154 155 Johnny Randall: Has there been a situation where a planning board member made significant contributions that would 156 have been made otherwise. 157 158 Michael Harvey: I think all the members made significant contributions and so do you all. Having a presence there is 159 nice but there is no interest there is no need to hold a seat open. 160 161 Lisa Stuckey: Does the Board of Adjustment have an opinion? 162 19 D R A F T 4 163 Michael Harvey: I previously stated, I don’t want to see a seat unfilled when there could be someone in the county to 164 fill it. 165 166 Pete Hallenbeck: Is there anyone here who would like to be on the Board of Adjustment? All the changes regarding 167 the Environmental Protection Law, etc., do you have a feel for the timeline? 168 169 Michael Harvey: There are several bills that are languishing in limbo in committee. We will have to do serious 170 modifications to our regulations specifically stream buffers, watershed overlay districts, etc. I think if these bills pass it 171 would be November or February. There are potential opportunities to maintain the regulations in Orange County. 172 173 Pete Hallenbeck: This is something as simple as taking a UDO and tack on a state standard. 174 175 Michael Harvey: You are looking at some massive text amendments. 176 177 Pete Hallenbeck: We have to wait and see what happens and when it passes there will be a lot of people coming up 178 with clever ideas to see what was missed. 179 180 181 AGENDA ITEM 8: COMMITTEE/ADVISORY BOARD REPORTS 182 183 a) Board of Adjustment 184 b) Orange Unified Transportation 185 186 187 AGENDA ITEM 9: ADJOURNMENT 188 189 MOTION: made by Tony Blake to adjourn. Seconded by Buddy Hartley. 190 VOTE: UNANIMOUS 191 192 20 ORANGE COUNTY PLANNING BOARD ACTION AGENDA ITEM ABSTRACT Meeting Date: July 10, 2013 Action Agenda Item No. 7 SUBJECT: Presentation and Discussion of Existing Development Review Processes. DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No ATTACHMENT(S): INFORMATION CONTACT: 1. Orange County Development Review Processes 2. Comparative Table Outlining Review Processes/Timelines in Adjacent Jurisdictions Michael D. Harvey, Planner III (919) 245-2597 Craig Benedict, Director (919) 245-2585 PURPOSE: To receive an educational presentation on the various development review processes contained within the Unified Development Ordinance (UDO). BACKGROUND: There are 4 review processes employed by the County, namely: 1. Permitted Use: A use of property reviewed/acted upon by staff with no public hearing/notification required. Permitted uses can vary, based on the general use zoning designation of the property, throughout the County and include residential and non-residential land uses. 2. Special Use Permit (SUP): A use of property reviewed/acted upon by either the BOCC (Class A) or the Board of Adjustment (Class B) during a previously advertised public hearing where the applicant has the burden of proving, through sworn testimony and the submission of ‘competent material and substantial evidence’, the use complies with the provisions of the UDO and the Comprehensive Plan. 3. Conditional Use Permit (CU): A specific land use, not permitted under the existing general use zoning designation for the subject property, reviewed/acted upon by the BOCC during a previously advertised public hearing where the applicant requests a rezoning of the property and the issuance of a SUP allowing for the development. 4. Conditional Zoning (CZ): A use of property, permitted within a previously established Conditional Zoning District, reviewed/acted upon by the BOCC during a previously advertised public hearing where the applicant requests a rezoning of the property, and the approval of a site plan, allowing for development. Please refer to Attachment 1 for additional detail on each process, what is involved, and timelines for completion. Attachment 2 provides a synopsis of the development review processes utilized by adjoining jurisdictions for comparison purposes. There has been heightened interest in reviewing existing processes to identify opportunities for streamlining the review of development projects. This is a previously identified area of interest for the Planning Board and is included in the ‘Implementation Bridge’ that was written when the UDO was adopted.. 21 Staff hopes to familiarize the Board with the various existing processes in an effort to facilitate discussion of possible streamlining opportunities at future meetings. Please bear in mind that any proposal(s) modifying these aforementioned processes will require authorization by the BOCC via an Amendment Form approved at a regular BOCC meeting. RECOMMENDATION(S): The Planning Staff recommends the Planning Board receive the information and ask questions as appropriate. 22 NOTE: Class A SUP, CU, and CZ applications are currently reviewed during a joint quarterly public hearing held by the BOCC and Planning Board in February, May, August and November. A quorum of both BOCC and Planning Board is required to hear the item(s). A Class B SUP is reviewed by the Board of Adjustment during a public hearing scheduled during their regular monthly meeting. PERMITTED USE SPECIAL USE (CLASS A AND B SUP) CONDITIONAL USE (CU) CONDITIONAL ZONING (CZ) DESIGNATION OF USE REQUIRED Yes Yes Yes Yes SITE SPECIFIC DEVELOPMENT PLAN REQUIRED Yes. Residential projects can submit plot plans (i.e. scaled drawings). Professional drawings required based on proposed land disturbance. All non-residential projects have to submit professionally prepared site plans. Yes, professionally prepared site plans. Yes, professionally prepared site plans. Yes, professionally prepared site plans. PUBLIC COMMENT REQUIRED: No. Permitted uses are considered to be ‘permitted by right’ meaning the County has previously deemed them acceptable subject to the applicant demonstrating compliance with the provisions of the UDO. Yes. A public hearing is held where local residents are notified of the hearing and are invited to attend to offer comment. Yes. A public hearing is held where local residents are notified of the hearing and are invited to attend to offer comment. Yes. A public hearing is held where local residents are notified of the hearing and are invited to attend to offer comment. ADVISORY BOARD REVIEW/APPROVAL No. Administratively reviewed and approved by staff. Class A SUP – Planning Board (recommendation). Class B SUP – Board of Adjustment (decision). Planning Board – recommendation. Planning Board – recommendation. BOCC REVIEW/APPROVAL No. Class A SUP – Yes. Class B – No. Yes. Yes. IMPOSITION OF CONDITIONS Yes under certain circumstances and limited to ensuring compliance with existing land use regulations. Yes under certain circumstances. Yes if conditions are mutually agreed to by applicant and BOCC. Yes if conditions are mutually agreed to by applicant and BOCC. TYPICAL LENGTH OF REVIEW Residential – 5 to 7 days. Non-residential – 30 to 45 days. Class A SUP – 4 to 6 months from submittal. Class B SUP – 2 to 4 months from submittal. 4 to 6 months from submittal. 4 to 6 months from submittal. Attachment 1 – Development Review Process Chart 23 Orange County, North Carolina – Unified Development Ordinance Page 2-1 ARTICLE 2: PROCEDURES SECTION 2.1: REVIEW AND DECISION MAKING AUTHORITY – SUMMARY TABLE The following table provides a brief synopsis of the review and decision-making processes for development applications. TABLE 2.1: REVIEW AND DECISION MAKING AUTHORITIES R=REVIEW DM=DECISION MAKER PH=PUBLIC HEARING ZONING/DEVELOPMENT REVIEW RELATED PROCEDURES PLANNING DIRECTOR EROSION CONTROL OFFICER DEVELOPMENT ADVISORY COMMITTEE (DAC) BOARD OF ADJUSTMENT PLANNING BOARD BOCC Zoning Compliance Permits R and DM R R Soil Erosion and Sedimentation Control Permits R and DM Stormwater Management Plans R and DM UDO Text Amendments R R R [1] DM and PH Zoning Atlas Amendments R R R [1] DM and PH Special Use Permits R R R DM and PH Class B R [1] Class A DM and PH Class A Zoning Variances R R DM and PH Conditional Use R R R R [1] DM and PH Appeals/Interpretations R R DM and PH Comprehensive Plan Amendments R R [1] DM and PH Subdivision Related Procedures Exempt R and DM Minor R and DM R R Major R R R R and DM [2] R and DM Conditional Use R R R R [1] R, DM, and PH Appeal NOTES [1] The Planning Board attends a Joint Public Hearing with the BOCC to review all zoning related items requiring a public hearing. The Planning Board will have the item referred to it and shall have up to 90 days to comment on the application. [2] The Planning Board approves the Concept Plan for a Major Subdivision and then makes a recommendation on the Preliminary Plat to the BOCC. SECTION 2.2: APPLICATIONS 2.2.1 Authority to File Applications (A) Applications submitted under this Ordinance shall be submitted by the landowner, as identified by the records of the Orange County Tax Office, or their authorized agent. 24 Durham County Wake County Chatham County Review Process 1. Permitted Use Yes. 3 categories of permitted use site plan review: Simplified (i.e. residential), Minor, and Major (i.e. anything approved through a SUP or Conditional Use process). Yes. 2 categories: General Use and Planned Compliance permits (NOTE - Planned compliance permits are required for uses proposed in Planned Development projects previously approved by Wake County BOCC). Yes Review completed by Simple – Staff Minor – Staff with ‘other’ departmental review (i.e. engineering, transportation, etc.) Major – Durham County BOCC Staff reviews General Use permit requests Planning Board reviews Planned Compliance permit requests (staff makes recommendation) Staff Public notice Simple/Minor – none Major – Durham BOCC holds a public hearing advertised consistent with NC General Statute requirements. General Use Permits – none Planned Compliance Permits – Public hearing held to review application by Planning Board. Advertising consistent with NC General Statute requirements. None Timeline for review Simple – 5 to 14 days Minor – 30 to 60 days depending on proposal Major – 3 to 6 months depending on proposal and date of submittal. General Use – 30 to 60 days depending on proposed use. Planned Compliance Permits – 3 to 6 months depending on public hearing date/Planning Board review of item. Depending on proposal – 5 to 14 days. Attachment 2 – Comparative Process Chart 25 Durham County Wake County Chatham County 2. Special Use Permit (SUP) Yes. 2 categories of SUP, Minor and Major. Land uses within the Table of Permitted Uses of the Durham UDO have specific language designating them as ‘Minor’ or ‘Major’ SUP. Yes. There is a single ‘SUP’ category No SUP permitting process Review completed by Minor – Board of Adjustment Major – Durham BOCC Staff makes recommendation on both types of applications. (NOTE – The Durham County Planning Board does not make a recommendation to the elected officials on ‘Major’ SUP applications). Board of Adjustment, staff makes recommendation. N/A Public notice Yes for both categories. Consistent with NC General Statute requirements Yes. Consistent with NC General Statute requirements. N/A Timeline for review Minor – 2 to 3 months from submittal Major – 3 to 4 months from submittal 3 to 6 months from submittal depending on scheduling of hearing. N/A 26 Durham County Wake County Chatham County 3. Conditional Use (CU) No No Yes listed as a Conditional Use Permit. There are some uses listed in the Chatham UDO designated as ‘Conditional Uses’. Review completed by N/A N/A Chatham BOCC with staff and Planning Board making a recommendation. Request is reviewed/acted upon by the BOCC in a quasi-judicial setting where applicant has burden of proving compliance with established standards. BOCC/Planning Board review during a joint public hearing held during the last monthly meeting of the BOCC. No special/quarterly public hearing is required. Public notice N/A N/A Yes. Consistent with NC General Statute requirements. Timeline for review N/A N/A 4 to 6 months. 27 Durham County Wake County Chatham County 4. Conditional Zoning (CZ) Yes. It is called Planned Development in the Durham UDO. Yes. It is called Planned Development in the Wake UDO. Yes. Review completed by Elected officials are the ultimate decision maker. Staff and Planning Board make a recommendation. Item reviewed first by staff, then Planning Board, with recommendations being forwarded to the elected officials who review item at a public hearing. Hearing is scheduled for a regular meeting. There is no quarterly public hearing process in Durham. Elected officials are the ultimate decision maker. Staff and Planning Board make a recommendation. Item reviewed first by staff, then Planning Board, with recommendations being forwarded to the elected officials who review item at a public hearing held during a regularly scheduled meeting. There is no quarterly public hearing process in Wake County. Elected officials are the ultimate decision maker. Staff and Planning Board make a recommendation. Item reviewed first by staff. BOCC and Planning Board receive application in a joint public hearing held during the last monthly meeting of the BOCC. Planning Board then reviews and makes recommendation to BOCC. Public notice Yes. A public hearing is held by the elected officials on the item. Advertising of hearing consistent with NC General Statute requirements. Yes. A public hearing is held by the elected officials on the item. Advertising of hearing consistent with NC General Statute requirements. Yes. A public hearing is held by the elected officials on the item. Advertising of hearing consistent with NC General Statute requirements. Timeline for review 4 to 8 months 4 to 8 months 4 to 6 months 28 ORANGE COUNTY PLANNING BOARD ACTION AGENDA ITEM ABSTRACT Meeting Date: July 10, 2013 Action Agenda Item No. 8 SUBJECT: Presentation and Discussion of Existing Home Occupation Standards. DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No ATTACHMENT(S): INFORMATION CONTACT: 1. PowerPoint Presentation 2. Comparison Summary Spreadsheet Ashley Moncado, Planner II (919) 245-2589 Craig Benedict, Director (919) 245-2575 PURPOSE: To receive a staff presentation on existing home occupation standards outlined in Section 5.5.3, Home Occupations, of the Orange County Unified Development Ordinance (UDO) and information on how the topic is addressed in other jurisdictions. BACKGROUND: At the January 9, 2013 Planning Board meeting, Board members discussed areas of interest to be worked on in the coming year. Many of these items were elements highlighted in the UDO Implementation Bridge report prepared when the UDO was adopted in 2011. One item presented by the Board and referenced in the Implementation Bridge was the need to review home occupation requirements to determine if there is a need to revise existing standards. As a result, staff has completed preliminary research to present to the Board to review existing standards contained in the Unified Development Ordinance. The draft powerpoint presentation is included in Attachment 1 and Attachment 2 contains a spreadsheet summarizing Orange County’s home occupation standards and those of six other local jurisdictions. RECOMMENDATION(S): The Planning Staff recommends the Planning Board: 1. Receive the presentation by staff. 2. Discuss the topic and provide direction to staff whether changes should be made to the existing standards. • If the Planning Board recommends changes, staff will prepare a UDO Amendment Form for BOCC consideration and approval in September. 29 HOME OCCUPATIONS Planning Board July 10, 2013 30 Purpose •Address Existing Home Occupation Concerns •Implementation Bridge “Bucket List” •Planning Board area of interest •Review Existing Standards •Orange County UDO •Comparison with other local community standards •Items of Consideration 31 Home Occupations •Orange County Unified Development Ordinance •Definition •An accessory business use, which is owned or operated by the resident of residentially zoned property, which is clearly incidental and subordinate to the principal residential use of the property • Submittal Requirements •Application, plot plan, and floor plan •Standards of Evaluation •No home occupation may be operated in a residence except as permitted under Section 2.21 and Section 5.5.3 •Specific uses are not permitted as a home occupation such as automotive repair or detailing, building, electrical, plumbing, mechanical, grading or other construction contracting. 32 Current Standards •Orange County Unified Development Ordinance •General Operations •Equipment and processes cannot create any noise, vibration, glare, odor, or electrical interference •Cannot sell goods that are not produced on the premise •The owner or operator must live in a residence located on the same zoning lot •No more than two individuals not living in the residence may work in the home occupation •In all residential districts except RB, AR and R-1, no more than 35% of the floor area of the dwelling unit or 500 square feet, whichever is less, may be used for the home occupation 33 Current Standards • Limitation on Traffic Generation •Traffic •Traffic generated shall not exceed more than two business trips per hour, more than eight trips per day, or more than two deliveries of products per week •Parking •Parking related to the home occupation must be off-street and cannot be within a required yard area •Load Capacity Restrictions •Vehicles used by the home occupation cannot exceed the weight maximum of one ton, including vehicles used for delivery or pick-up 34 Current Standards • Use of Accessory Structures •Accessory structures up to 1,000 square feet are allowed in the in the RB, AR, and R-1 zoning districts •Must be screened from view of the road and adjacent property •Use of Outdoor Storage •Up to 500 square feet of outdoor storage area may be used in the RB, AR, and R-1 zoning districts provided that it: •Is clearly defined on the site plan and on the ground •Is located at least 40 feet from any lot line or road right-of-way •Is screened from view of the road and adjacent property 35 Other Community Standards Standards Square feet Number of employees Accessory structures Outdoor storage use Parking and Traffic Miscellaneous •Signage •Landscaping Communities Hillsborough Carrboro Chapel Hill Chatham County Durham City-County Wake County 36 Community Examples Square Feet Planning Board Comments Orange County Not more than 35% of the floor area or maximum of 500 square feet Hillsborough Not more than 20% of the floor area or maximum of 600 square feet Carrboro Not more than 25% of the floor area or maximum of 500 square feet Chapel Hill Not more than 35% of the floor area or maximum of 750 square feet Chatham County Use shall not occupy more than 25% of the heated floor area. Basements and detached garages may also be used for home occupations in addition to the 25%. Durham City-County Use shall not occupy more than 30% of the dwelling or any accessory structure. Wake County Not more than 50% of the floor area or maximum of 750 square feet 37 Community Examples Number of Employees Planning Board Comments Orange County Two nonresidents may be employed in connection with the home occupation. Hillsborough One nonresident may be employed in connection with the home occupation. Carrboro Chapel Hill Wake County Chatham County Three nonresidents may be employed in connection with the home occupation. Durham City- County One nonresident may be employed in connection with the home occupation in non-rural districts. Three nonresidents to be employed in connection with the home occupation in rural districts. 38 Community Examples Accessory Structure and Outdoor Storage Use Planning Board Comments Orange County Accessory structures up to 1,000 square feet and outdoor storage up to 500 square feet are permitted in the RB, AR and R-1 zoning districts. Hillsborough No outdoor display of goods, materials, or equipment are permitted. Chapel Hill Accessory structures must be subordinate to the use of the property for residential purposes. Chatham County Accessory buildings up to 1,000 square feet or 2,500 square feet in rural districts are allowed. No outdoor display of goods, materials, or equipment are permitted. Durham City-County Use of accessory structures and outdoor storage space are only permitted for rural home occupations. Wake County Accessory structures and outdoor use are not permitted. 39 Community Examples Parking and Traffic Standards Planning Board Comments Orange County Parking must be met off the street and other than in a required yard area. Hillsborough No more than two business-related vehicles may be parked on site. Carrboro One parking space is required. Chapel Hill No more than three business-related vehicles may be parked on site. Chatham County Parking must be met off street and other than in the required front yard. Durham City-County No more than one business-related vehicle may be parked on site within non rural districts and no more than two business- related vehicles may be parked on site within rural districts. Wake County Vehicles used in conjunction with a home occupation may be no larger than a standard pick-up truck or sports utility vehicle. No more than two such vehicles may be parked on site. 40 Community Examples Miscellaneous Standards Planning Board Comments Orange County Only one sign not exceeding eight square feet in area shall be allowed. Accessory structures must be screened from view. Hillsborough Signage is not permitted. Chapel Hill Chatham County Only one sign not exceeding four square feet in area shall be allowed. Commercial driveway permits and visual screening may be required for rural home occupations. Durham City-County Only one wall sign not exceeding three square feet in area shall be allowed. All heavy equipment vehicles associated with a home occupation permit shall be screened from view. Wake County Only one wall sign not exceeding four square feet in area shall be allowed. 41 Items for Consideration •Existing Standards •Keep existing standards or revise standards to include new home occupation classifications dependent on proposed use, zoning district, or scale •Minor •Utilize existing standards •Major •Development of new standards for larger scale home occupations in the RB, AR, and R-1 districts Planning Board Comments •Square Footage •Change the dwelling unit threshold or square footage cap •Employees •Change the number of employees based on: •Major or minor home occupation classification •Proposed use •Proposed scale of use 42 Items for Consideration •Traffic •Change number of daily and weekly trips •Require road maintenance agreements for private roads •Require driveway permits for public roads Planning Board Comments •Use of Outdoor Storage Space and Accessory Structures •Change the accessory structure and outdoor storage use threshold in the RB, AR, and R-1 districts •Allow the use of accessory structures and outdoor storage space in all residential districts •Hours of Operation •Create standards for hours of operation for visitors or customers •Additional Standards •Change setback and landscape standards for accessory uses, outdoor activities, or parking areas for larger scale or more intensive home occupations 43 COMMENTS & DISCUSSION 44 Home Occupation Comparison Summary Planning Board – July 10, 2013 Orange County Hillsborough Carrboro Chapel Hill Square feet Use shall not occupy more than 35 percent of the floor area of the dwelling unit or 500 square feet, whichever is less. Use shall not occupy more than 20 percent of the heated floor area of the dwelling unit or 600 square feet, whichever is less Use shall not occupy more than 25 percent of the floor area of the dwelling unit or 500 square feet, whichever is less. Use shall not occupy more than 35 percent of the floor area of the dwelling unit or 750 square feet, whichever is less. Employees No more than two nonresidents may be employed in connection with the home occupation. No more than one nonresident may be employed in connection with the home occupation. No more than one nonresident may be employed in connection with the home occupation. No more than one nonresident may be employed in connection with the home occupation. Parking Parking generated by the home occupation shall be met off the street and other than in a required yard area. No more than two business- related vehicles may be parked at the site of the home occupation. Parking must be met off street. One parking space is required in addition to the number required for the existing residence. No more than three business- related vehicles may be parked at the site of the home occupation. Accessory structures and Outdoor Storage Use An accessory building containing up to 1,000 square feet may be utilized in the RB, AR, and R-1 zoning districts. Up to 500 square feet of outdoor storage area may be used in the RB, AR and R-1 zoning districts. No outdoor display of goods, materials, or equipment shall be allowed on the property. Accessory structures utilized for home occupations must be subordinate to the use of the property for residential purposes. Misc. Only one sign not exceeding eight square feet in area shall be allowed. Accessory structures must be screened from view of the road and adjacent property. Signage is not permitted. Signage is not permitted. Attachment 2 45 Home Occupation Comparison Summary Planning Board – July 10, 2013 Chatham County Durham City-County Wake County Square feet Use shall not occupy more than 25 percent of the heated floor area. Basements and detached garages may also be used for home occupations in addition to the 25 percent. Use shall not occupy more than 30 percent of the livable portion of the dwelling or accessory structure. Use shall not occupy more than 50 percent of the floor area of the dwelling unit or 750 square feet, whichever is less. Employees No more than three nonresidents may be employed in connection with the home occupation. No more than one nonresident may be employed in connection with the home occupation in non-rural districts. Rural districts may allow up to three nonresidents to be employed in connection with the home occupation No more than one nonresident may be employed in connection with the home occupation. Parking Parking must be provided off street in an area other than in the required front yard. No more than one business-related vehicle may be parked at the site of the home occupation within non rural districts. No more than two business- related vehicles may be parked at the site of the home occupation within rural districts. Vehicles used in conjunction with a home occupation may be no larger than a standard pick-up truck or sports utility vehicle. No more than two such vehicles may be parked at the site of a home occupation Accessory structures and Outdoor Storage Use Accessory buildings may be used for home occupations provided the building area is not larger than 1,000 square feet or 2,500 square feet in rural districts. No outdoor display of goods, materials, or equipment shall be allowed on the property. Use of accessory structures and outdoor storage space are only permitted for rural home occupations. Accessory structures and outdoor use are not permitted for home occupations Misc. Only one sign not exceeding four square feet in area shall be allowed. Commercial driveway permits and visual screening may be required for rural home occupations. Only one wall sign not exceeding three square feet in area shall be allowed. All heavy equipment vehicles associated with a home occupation permit shall be screened from view from adjoining properties and the public right of way. Only one wall sign not exceeding four square feet in area shall be allowed. 46