HomeMy WebLinkAboutOCPB agenda 0904131
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, September 4, 2013
Regular Meeting – 7:00 pm
No. Page(s) Agenda Item
1. CALL TO ORDER
2.
3-4
INFORMATIONAL ITEMS
a. Planning Calendar for September and October
b. Reminder: Quarterly Public Hearing on Monday, September 9
3.
5-7
8-12
APPROVAL OF MINUTES
July 10, 2013 ORC Notes
July 10, 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. 13-20 HOME OCCUPATIONS – To continue discussion on home occupation
regulations and review potential changes to the regulations.
Presenter: Ashley Moncado, Special Projects Planner
8. 21-32 HILLSBOROUGH/ORANGE COUNTY CENTRAL ORANGE COORDINATED AREA –
To receive information on the Central Orange Coordinated Area Land
Use Plan and next steps.
Presenter: Tom Altieri, Comprehensive Planning Supervisor
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).
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D R A F T
1
SUMMARY NOTES 1 ORANGE COUNTY PLANNING BOARD 2 JULY 10, 2013 3
ORDINANCE REVIEW COMMITTEE 4
5
NOTE: A quorum is not required for Ordinance Review Committee meetings. 6
7 MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Stephanie O’Rourke, Eno Township 8
Representative; Tony Blake, Bingham Township Representative; Herman Staats, At-Large, Cedar Grove Township; James 9
Lea, Cedar Grove Township Representative; Paul Guthrie, At-Large, Chapel Hill Township 10 11
12 STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz, Special 13
Projects Coordinator; Ashley Moncado, Special Projects Planner; Tina Love, Administrative Assistant II 14
15
16 AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL 17 18 19 AGENDA ITEM 2: UNIFIED DEVELOPMENT ORDINANCE (UDO) TEXT AMENDMENTS –GOVERNMENTAL USES 20
To review and comment upon proposed revisions to the UDO to require that the site plan review 21
process for governmental uses include a neighborhood information meeting. 22 Presenter: Michael Harvey, Current Planning Supervisor 23 24
Mr. Harvey reviewed abstract. 25
26
Tony Blake: Is this a conflict of interest for me? I have no financial interest but it is directly related to the substation we are 27
trying to build. 28
29
Michael Harvey: I don’t think you have a conflict. 30
31
Tony Blake: How does this affect the plan in progress? 32
33
Michael Harvey: If your site plan has already been submitted then you won’t have to follow this process. If it is adopted and 34
your site plan has not been submitted then you will need to follow this process. With due respect to White Cross Volunteer 35
Fire Department, Commissioner Jacobs has indicated his preference for a meeting to be held no matter what to address some 36
of the concerns of the local residents. 37
38
Craig Benedict: I would work with the attorneys to put a provision in on the effective date, what this applies to, like a clause 39
that says that anything from a certain date that it applies to. 40
41
Tony Blake: This is one of the volunteer organizations and we don’t have the time or wherewithal to host a public meeting so 42
would the county be hosting this meeting for us in a volunteer situation? 43
44
Michael Harvey: The ordinance says we will assist with scheduling the meeting but we are not assuming the liability or cost 45
for advertisements or informing the citizens. There is nothing in the code that says you can’t use county facilities. 46
47
Tony Blake: Typically the public hearings are run by the county. 48
49
Michael Harvey: This isn’t a public hearing just a neighborhood information meeting to inform the local residents as to what is 50
being proposed. 51
52
Tony Blake: Is the outcome of this meeting a decision as to whether to proceed or not? 53
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54
Michael Harvey: This is to initiate and have a dialogue with adjoining property owners to address or mitigate those concerns if 55
feasible. 56
57
Tony Blake: I am trying to understand the purpose of this if it is not binding in any way. I am thinking of the people that are 58
currently against this. I don’t see any way we will change any minds. 59
60
Michael Harvey: There is a broader issue here that doesn’t necessarily involve the White Cross Volunteer Fire Department. 61
There is a feeling among the Board that any time there is government project, there needs to be notification to the public. 62
63
Pete Hallenbeck: Imagine you had a meeting for everyone at the volunteer fire department and have slips with questions, i.e. 64
are they adjacent property owners, give them check boxes and a place for comments. You could have a presentation and let 65
people speak and in writing. Then you could say this is what we did at the meeting with committee which you could document 66
with an executive summary. 67
68
Tony Blake: Where does this document go? 69
70
Michael Harvey: To the county planning staff as part of your site plan submittal. 71
72
Craig Benedict: During the subdivision process, we take those comments into consideration and the neighborhood 73
information notes become part of our packages. 74
75
Stephanie O’Rourke: How do you handle it if they all object? 76
77
Craig Benedict: Michael, you go through the uses permitted by right by uses …. 78
79
Michael Harvey: That is the first item on the regular agenda I don’t want to jump into that presentation. Government uses are 80
permitted by right meaning that they are subject to staff review and approval with a site plan submitted according to this code. 81
There are typically no public hearings required, the BOCC will not be approving it or the planning board. In this specific 82
instance, the White Cross Volunteer Department Substation will still be approved and acted upon by the county planning staff. 83
84
Paul Guthrie: This language which has been developed because of the White Cross application and I would assume the 85
property owners within 500 feet of the property on Neville Road is a handful of them easily for and that is simple. If this goes 86
into the general development, what will you do when you have this issue come up and three condo units with 200 separate 87
owners and you have to go through this process? I am concerned that this has implications down the road. Have we thought 88
through in the development of this language the implications that other situations and concerns? 89
90
Michael Harvey: This language is consistent with existing language on how we handle neighborhood information meetings for 91
several projects. If you have a government use that is adjacent property where there are 200 lots, then you will have to notify 92
all 200 of them. If it was a major subdivision, the staff would still have to notify those property owners. You will typically find 93
that both state and federal governments are exempt from zoning regulations. 94
95
Tony Blake: I think this is reactive in a political year by the County Commissioners and it has bad implications down the road. 96
This is time consuming and resource consuming and what the tax payers give us is to be used for fighting fire. If the county 97
wants it that it is the county’s role to hold it and I would also suggest strongly that this also be able to be satisfied in the form of 98
writing rather than a public meeting because we have a very small fire station. I think it puts an unnecessary burden on a 99
volunteer organization. 100
101
Pete Hallenbeck: I suggest you take those suggestions and put them in writing so when the BOCC look at passing this UDO 102
amendment, you could speak as a citizen. There is the opportunity here; no matter what you do there will be people against it. 103
But it would be a good opportunity to give information. 104
105
Tony Blake: The end result is that it would be neighbor versus neighbor. 106
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107
Pete Hallenbeck: I understand you think this is political but if you do that and it goes to a public hearing, you have shown that 108
you have taken the time to listen to the public. Ultimately the decision is made by the BOCC but it is a good way to be 109
proactive. 110
111
Perdita Holtz: Just for clarification, the decision is not made by the BOCC because it is a staff approval. 112
113
Stephanie O’Rourke: Can you give me another scenario of what you would have to deal with? 114
115
Michael Harvey: Orange County Department of Environment Parks Natural Agricultural does park planning. If they wish to 116
propose a park, they would be subject to these rules and regulations. 117
118
Paul Guthrie: The County wants to designate a bicycle trail or a hiking trail covering a great deal of distance and many 119
owners. Under this language, would they have to reach out to every owner within 500 feet of that trail in order to satisfy this 120
ordinance? 121
122
Michael Harvey: With respect to government uses, the land use category this would impact, you have government facilities 123
and office buildings so yes I could see a trail falling into that category but also I would say that development of such a trail 124
would be discussed in a public forum where the county would advertise …. 125
126
Paul Guthrie: But not necessarily see a certified letter? 127
128
Michael Harvey: Not necessarily but we have written in this code that if there is planning effort soliciting public comment or 129
involvement with the development of a plan, that satisfies this meeting requirement. If you any other questions or concerns, 130
please email me. 131
132
133
134 AGENDA ITEM 3: ADJOURNMENT 135
136
Meeting was adjourned by consensus 137
7
D R A F T
1
MINUTES 1 ORANGE COUNTY PLANNING BOARD 2 JULY 10, 2013 3
REGULAR MEETING 4 5
MEMBERS PRESENT: Peter Hallenbeck (Chair), Cheeks Township Representative; Stephanie O’Rourke, Eno 6
Township Representative; Buddy Hartley, Little River Township Representative; Tony Blake, Bingham Township 7
Representative; Herman Staats, At-Large, Cedar Grove Township; James Lea, Cedar Grove Township 8
Representative; Andrea Rohrbacher, At-Large Chapel Hill Township; Paul Guthrie, At-Large Chapel Hill Township 9 10 11 MEMBERS ABSENT: Lisa Stuckey, Chapel Hill Township Representative; Maxecine Mitchell, At-Large Bingham 12
Township; Rachel Hawkins, Hillsborough Township Representative; Johnny Randall, At-Large Chapel Hill Township; 13
14
15
16 STAFF PRESENT: Craig Benedict, Planning Director; Michael Harvey, Current Planning Supervisor; Perdita Holtz, 17
Special Projects Coordinator; Ashley Moncado, Special Projects Planner; Tina Love, Administrative Assistant II 18
19
20
AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL 21 22
23 AGENDA ITEM 2: INFORMATIONAL ITEMS 24
a) Planning Calendar for July and August 25
b) BOCC Approved Legal Ad for September 9 Quarterly Public Hearing 26
27
28 AGENDA ITEM 3: APPROVAL OF MINUTES 29
JUNE 5, 2013 30
31 MOTION by Tony Blake to approve the June 5, 2013 Planning Board minutes. Seconded by Buddy Hartley. 32 VOTE: UNANIMOUS 33 34 35 AGENDA ITEM 4: CONSIDERATION OF ADDITIONS TO AGENDA 36 37 38 AGENDA ITEM 5: PUBLIC CHARGE 39 40 Introduction to the Public Charge 41
The Board of County Commissioners, under the authority of North Carolina General Statute, 42
appoints the Orange County Planning Board (OCPB) to uphold the written land development 43
laws of the County. The general purpose of OCPB is to guide and accomplish coordinated and 44
harmonious development. OCPB shall do so in a manner which considers the present and 45
future needs of its citizens and businesses through efficient and responsive process that 46
contributes to and promotes the health, safety, and welfare of the overall County. The OCPB 47
will make every effort to uphold a vision of responsive governance and quality public services 48
during our deliberations, decisions, and recommendations. 49
50 PUBLIC CHARGE 51
The Planning Board pledges to the citizens of Orange County its respect. The Board asks its 52
citizens to conduct themselves in a respectful, courteous manner, both with the Board and with 53
fellow citizens. At any time, should any member of the Board or any citizen fail to observe this 54
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D R A F T
2
public charge, the Chair will ask the offending member to leave the meeting until that individual 55
regains personal control. Should decorum fail to be restored, the Chair will recess the meeting 56
until such time that a genuine commitment to this public charge is observed. 57
58
59
AGENDA ITEM 6: CHAIR COMMENTS 60 61
Introduction of new members. 62
63 64 Agenda Item 7: ORANGE COUNTY DEVELOPMENT REVIEW PROCESS – To receive an educational presentation 65
of the various types of development review processes used in the County’s Unified 66
Development Ordinance (UDO) 67 Presenter: Michael Harvey, Current Planning Supervisor 68
69
70
Michael Harvey: We have talked about permitted uses. This is intended to give an education about our permitting 71
processes we have. This serves as a catalyst for future meetings about how we can revise the existing process to 72
address some concerns. Reviewed permitted processes. 73
74
Tony Blake: How do numbers three and four differ from spot zoning? 75
76
Michael Harvey: Because the courts say they don’t represent spot zoning. Contract zoning is what people claim 77
but there are requirements that the proposed use is consistent with the goals and policies of the Comprehensive 78
Plan. The Board makes the decision on if that is consistent with the Comprehensive Plan. On page 23, you will 79
find Attachment 1 which is a summary chart of the various development processes. On page 24, you will find the 80
review procedures from our Unified Development Ordinance. On page 25, Attachment 2 is a preparative process 81
chart looking at how it is done in Durham, Wake and Chatham County. As a Board, we would like direction on 82
options that you believe would be essential to modify the process to eliminate unnecessary loss of time. One 83
suggestion was, can’t the Planning Board hold its own public hearing and report to the elected officials, which is 84
something that you need to review and determine as to what your comfort level is. 85
86
James Lea: Can you tell me the difference between Conditional Use and Conditional Zoning? 87
88
Michael Harvey: The Conditional Use involves the development of a specific land use for a given parcel of property 89
where that land use may not be allowed under the current zoning designation so we will look at a site specific 90
development plan posing that one specific use. The property would be rezoned and you would be asked to 91
approve that specific use. Conditional Zoning, as detailed in the UDO, has specific Conditional Zoning districts that 92
allow for a myriad of different uses. 93
94
Pete Hallenbeck: The companion document to the UDO is the Comprehensive Plan which is the heart and soul 95
and why and general goals of the county. 96 97
98 Agenda Item 8: Home Occupations – To make a presentation on existing home occupation regulations, 99
information on how some other local governments handle the topic, and discuss Planning 100
Board member’s ideas on potential amendments. This topic is included in the UDO’s 101
“Implementation Bridge” as a topic for further evaluation and is an Interest Area for some 102
Planning Board members. 103 Presenter: Ashley Moncado, Special Projects Planner 104
105
Ashley Moncado: The purpose of this item is to review existing home occupations standards to address Planning 106
Board’s areas of interest form the January Planning Board meeting as well as the Implementation Bridge in order to 107
determine if existing standards may or may not need to be revised. 108
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Ashley reviewed the existing standards for home occupations in the UDO under Section 5.5.3. then proceeded with 109
reviewing home occupations standards from other local communities in order to determine the next steps. 110
111
Paul Guthrie: What is telecommunications, a person who is employed as a consultant that does all their work by 112
telecommunications, is that under this ordinance? 113
114
Michael Harvey: We have approved home occupations depending on the proposed activity. If someone is truly 115
doing something at the house with the only rationale behind it is that if the neighbors complain, we can legitimately 116
say they obtained the appropriate permit. 117
118
Paul Guthrie: What about artist’s studios that don’t have walk in business but produce? 119
120
Michael Harvey: We have permitted art studios. The biggest complaint is they feel they deserve to have more 121
space and we treat every home occupation the same. 122
123
Pete Hallenbeck: My answer would be that you are employed by someone else and you happen to work at home. 124
The artist is a home business and they are the business owner and they are working at home, that would be the 125
distinction. 126
127
Paul Guthrie: We need to think very broadly about what we are trying to do and what our definitions are or you may 128
spend the full time permitting or helping permit 30,000 home businesses in Orange County. 129
130
Pete Hallenbeck: I would agree with that. 131
132
Ashley Moncado continued presentation. 133
134
Pete Hallenbeck: This comment is from the time I spent on the Efland Small Planning Area and this subject came 135
up a lot. The Efland area had this overlay put onto it. The goal was that Efland is the County’s Town. It is not 136
incorporated but has water, sewer, it can do denser development. There was lot of discussion about what defines 137
home business and one distinction was the concept of professional services and the poster child for thinking about 138
this was the difference between someone who wanted a barber shop and someone who had an engineering 139
consultation firm. The barber shop would have “anyone” come down with a lot of traffic and the engineer would 140
have a lot less traffic. There was some reluctance to try to qualify that one too much but it was a good example 141
down a private road where you could get neighbors riled up. My comments are, the two person limit, I would like to 142
see changed to three but I realize some people don’t like that. I would also see the concept that you could have 143
two people and a third person up to a year. You’ve got a business and it is growing, you hire the third person and 144
keep them for a year, it is time to get a place of business. The square footage limit; Orange County has a 500 145
square foot limit but Chapel Hill has a 750 foot. Orange County could go to 750 and it wouldn’t be too bad. The 146
deliveries limit, I just don’t get, I understand some people love to shop so there will be deliveries. I don’t see a 147
reason to have a limit. The parking is good. Basically you have to have enough room for the employees. I would 148
like to see a set of standard that can be applied for rural districts (R1), rural areas of the county that might be 149
different than the municipalities. 150
151
Paul Gutherie: You don’t mean municipalities? Basically, we are talking largely about outside municipal limits. 152
153
Pete Hallenbeck: Yes. I would also put the rural buffer in with the municipalities just because there is lot in the 154
UDO giving the rural buffer more protection. The idea is to avoid urban sprawl. It is difficult to start listing 155
professions. 156
157
Stephanie O’Rourke: My first thought is about the employees’ requirement. How do you determine that? We have 158
a business but we would only have two or three onsite. 159
160
Michael Harvey: On site. You could have 100 employees but only have two onsite. 161
162
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Tony Blake: I agree with Pete on the square footage. I think 500 feet is restrictive. The number of employees is if 163
you have three, you are sort of allowing the seasonal businesses to take advantage of that. As far as deliveries, I 164
think you need to be able to handle the truck size. The accessory structure is the one place I see as the difference 165
between the rural buffer and zoning, etc. You could technically say a farm is a home business. You could word 166
that so that the 1,000 foot square limit was just inside certain zones. 167
168
Buddy Hartley: The square footage, I don’t see why Orange County has 500 and Chapel Hill has 750. Maybe we 169
need to have a difference between a rural and the inside where you a larger development site. If it is in a 170
development you could have problems with the home owner’s association. 171
172
Craig Benedict: This would be no means preempt a home owner’s association if the HOA has restrictions. 173
174
Pete Hallenbeck: If you have more than 1,000 square feet of product things are going pretty well. That may be 175
where the limit of visitors can be used. 176
177
Craig Benedict: We understand these entrepreneurs starting a small business in their house and we have been 178
complaining we don’t have places for the small business to move to. We hope they grow out of this into the 2,000 179
square foot strip center, etc. 180
181
Andrea Rohrbacher: The challenges that I faced in Chapel Hill in a residential neighborhood was a woman that ran 182
mediation classes. Every Tuesday, Wednesday and Thursday night, there were 10 cars lined up on the street. 183
That became burdensome. 184
185
Pete Hallenbeck: That speaks to the number of visitors and onsite parking. 186
187
Tony Blake: It also speaks to hours of business. 188
189
Stephanie O’Rourke: How would you differentiate if they were having a Wednesday night ladies night? 190
191
Andrea Rohrbacher: I think it was because this was three nights a week. In the Chapel Hill ordinance, some way 192
that you can have an art studio with power, running water but there is something in there that was specifically 193
targeting student housing that it wasn’t a livable structure. They wanted to avoid someone building a 750 foot 194
structure to rent to a couple of students. 195
196
Michael Harvey: If you apply for home occupation, there are standards we use to see if efficiency apartment 197
applies. 198
199
Andrea Rohrbacher: What do we allow as identification if it was a consulting type business. 200
201
Pete Hallenbeck: If you’re a consultant, you don’t need a sign. Review the signage. 202
203
Andrea Rohrbacher: What about daycares? 204
205
Michael Harvey: Daycares is not a home occupation, it is a separate permitting process. 206
207
Stephanie O’Rourke: Wouldn’t the homeowners association or the restrictive covenants be over that? 208
209
Craig Benedict: Also the parking code. 210
211
Andrea Rohrbacher: I would not want to go over three employees. 212
213
Tony Blake: Three includes the resident as well? 214
215
Michael Harvey: You can’t have more than two employees that don’t live at the residence. 216
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217
Andrea Rohrbacher: I don’t have any feeling about square footage, going to 750 would be good. 218
219
James Lea: Most of them have already been covered. 220
221
Herman Staats: Is a farm covered as a home occupation? 222
223
Perdita Holtz: Farms are exempt from zoning regulations. 224
225
Herman Staats: Are there specs that guide the private roads maintenance agreement? 226
227
Pete Hallenbeck: If you have a place that has three, four or five homes on the road and there is a legal agreement 228
about how to pay for the road maintenance then basically, we don’t want this agreement to force a single house 229
with a long driveway to do something. 230
231
Herman Staats: Is there an exemption that all these things can be dealt with on a case by case basis. 232
233
Craig Benedict: There has to be clarity on what is exempt and what is not. Various criteria, it is so tight that there 234
is not too many ways to make it through. We need to mention what is clearly exempt by definition. 235
236
Perdita Holtz: If you wanted to allow more intensive home occupation, you could think about a Class B permit. 237
238
Paul Guthrie: My comment is a home business, you may get two times you can exceed the number of people. 239
This county would be decimated if you followed the language in this draft. Think very carefully about what you 240
write. This is running against the grain. Is there any exemption for doctors and lawyers? 241
242
Michael Harvey: We have doctors that work out of the house. 243
244
Paul Gutherie: How many things will you have to process? You are trying to liberalize something that has not been 245
enforced so I hope you have a good idea about where the work load will go. 246
247
248 249 AGENDA ITEM 9: COMMITTEE/ADVISORY BOARD REPORTS 250
251
a) Board of Adjustment 252
b) Orange Unified Transportation 253
254
255 AGENDA ITEM 10: ADJOURNMENT 256 257 MOTION: made by Paul Guthrie to adjourn. Seconded by Tony Blake. 258 VOTE: UNANIMOUS 259
12
ORANGE COUNTY
PLANNING BOARD
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 4, 2013
Action Agenda
Item No. 7
SUBJECT: Home Occupation Standards
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No
AT TACHMENT(S): INFORMATION CONTACT:
1. Comprehensive Plan and Unified
Development Ordinance (UDO)
Amendment Outline
2. Proposed Amendment Summary
Spreadsheet
Ashley Moncado, Planner II (919) 245-2589
Craig Benedict, Director (919) 245-2575
PURPOSE: To receive the process outline and schedule for the upcoming government initiated
Unified Development Ordinance (UDO) text amendment and review proposed revisions
regarding home occupation standards.
BACKGROUND:
Because this is partially a Planning Board initiated text amendment, staff worked with the
Planning Board Chair and Vice Chair, after the July 10 Planning Board meeting, to complete the
Amendment Outline Form (Attachment 1). This form is on the September 5 BOCC agenda fo r
approval consideration. Staff has continued the process of drafting amendments to existing
home occupation standards based on recommendations from the July Planning Board meeting
for further review. Attachment 2 contains a spreadsheet showing the existing standards and the
proposed revisions. After the September 4 Planning Board meeting, staff will write the
amendments into the UDO for Ordinance Review Committee (ORC) review on October 2.
RECOMMENDATION(S): The Planning Staff recommends the Planning Board:
1. Receive the attached Comprehensive Plan and Unified Development Ordinance (UDO)
Amendment Outline Form and discuss if necessary.
2. Review and discuss the proposed amendments in Attachment 2 and provide further
direction to staff.
13
1
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning-2013-03
Home Occupation Standards
A. AMENDMENT TYPE
Map Amendments
Land Use Element Map:
From:
To:
Zoning Map:
From:
To:
Other:
Text Amendments
Comprehensive Plan Text:
Section(s):
UDO Text:
UDO General Text Changes
UDO Development Standards
UDO Development Approval Processes
Section(s): 1. Section 2.2 Home Occupations
2. Section 5.5.3 Home Occupations
Other:
B. RATIONALE
1. Purpose/Mission
In accordance with the provisions of Section 2.8 Zoning Atlas and Unified
Development Ordinance Amendments of the UDO, the Planning Board and Planning
Director are proposing to initiate a text amendment to modify existing language
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relating to the regulation of home occupations within the county.
At the January 9, 2013 Planning Board meeting, Board members discussed areas of
interest for planning staff to address for the next year. One item, which was
highlighted in the UDO Implementation Bridge report prepared when the UDO was
adopted in 2011, included the need to review existing home occupation standards for
a potential revision. At that time, Board members expressed concern with the
existing standards limiting home occupations by being too restrictive with the
required square footage allowances and number of permitted nonresidential
employees. As a result, the Board requested staff to proceed with reviewing existing
standards. To address the Planning Board’s request, staff presented information at
the July 10, 2013 Planning Board meeting, including a summary of current standards
contained in the UDO, a comparison with other local jurisdictions’ standards, and
items of consideration to facilitate and promote the use of home occupations.
Following review and discussion, the Board asked staff to proceed with an
amendment to the UDO addressing their comments and areas of interest relating to
the UDO Implementation Bridge report.
The proposed amendment will include language revising existing use standards and
a reference to Section 419, Live/Work Units, of the 2012 North Carolina Building
Code regarding the review and permitting of home occupations that are classified as
live/work units.
The purpose of the proposed amendment is to develop standards that accommodate
and encourage the use of larger scale home occupations while meeting standards of
the North Carolina Building Code in order to incorporate recommendations of the
Implementation Bridge into the Unified Development Ordinance.
2. Analysis
As required under Section 2.8.5 of the UDO, the Planning Director is required to:
‘cause an analysis to be made of the application and, based upon that analysis,
prepare a recommendation for consideration by the Planning Board and the Board of
County Commissioners’.
The proposed text amendment is designed to address suggested modifications from
the Planning Board’s area of interest and elements of the UDO Implementation
Bridge. Additional analysis will be provided as part of the quarterly public hearing
materials.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Economic Development Overarching Goal: Viable and sustainable economic
development that contributes to both property and sales tax revenues, and enhances
high quality employment opportunities for County residents.
Economic Development Objective 1.5: Identify barriers to development of
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desirable businesses and local businesses, and mitigate these barriers.
4. New Statutes and Rules
C. PROCESS
1. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
September 5, 2013
b. Quarterly Public Hearing
November 25, 2013
c. BOCC Updates/Checkpoints
November 5, 2013 – approve legal ad for public hearing
January 2014 – receive Planning Board recommendation
d. Other
2. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements.
a. Planning Board Review:
July 10, 2013 – discussion of topic
September 4, 2013 – further discussion
October 2, 2013 – Ordinance Review Committee
December 4, 2013 – recommendation to BOCC
b. Advisory Boards:
c. Local Government Review:
Draft text will be sent to JPA partners
prior to public hearing
d. Notice Requirements
Consistent with NC State Statutes – legal ad prior to public hearing
e. Outreach:
General Public:
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3. FISCAL IMPACT
Consideration and approval will not create the need for additional funding for the
provision of County services. Costs for the required legal advertisement will be paid
from FY2013-14 Departmental funds budgeted for this purpose. Existing Planning
staff included in the Departmental staffing budget will accomplish the work required
to process this amendment.
D. AMENDMENT IMPLICATIONS
Precise amendments are still being discussed by the Planning Board and staff. It is
expected that allowable square footage dedicated to a home occupation will be
increased as well as the allowable number of non -resident employees. The proposed
amendments will also revise existing standards to address traffic, visitors, and special
events and allow for larger scale home occupations with an approved Class B Special
Use Permit. Additional information will be available with the quarterly public hearing
materials. The Planning Board and staff endeavor to be mindful of any adverse impacts
that may occur in the various types of residential districts found in the county while
creating the amendment package.
E. SPECIFIC AMENDMENT LANGUAGE
Will be available with the quarterly public hearing materials.
Primary Staff Contact:
Ashley Moncado
Planning Department
919-245-2589
amoncado@orangecountync.gov
Small Area Plan Workgroup:
Other:
17
Proposed Amendments Planning Board – September 4, 2013
Attachment 2
Revised Standards
Existing Language Proposed Language
Minor Home Occupations
(Staff Approval)
Major Home Occupations
(Class B SUP)
The owner or operator of the
home occupation must live in a
residence located on the same
zoning lot as the home
occupation. No more than two
individuals not living in the
residence may work in the home
occupation.
The owner or operator of the home occupation
must live in a residence located on the same
zoning lot as the home occupation. No more
than four permanent employees not living in the
residence may work in the home occupation.
Additionally, one temporary employee not living
in the residence may work in the home
occupation up to a one year period.
The owner or operator of the home
occupation must live in a residence located
on the same zoning lot as the home
occupation. Based on the approved Special
Use Permit, up to ten 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.
In all residential districts except RB, AR and R-1,
no more than 35% of the floor area of the
dwelling unit or 750 square feet, whichever is
less, may be used for the home occupation.
The total amount of allowable square footage
of dwelling units in conjunction with major
home occupations exceeding permitted
square footage allowances referenced in
Section 5.5.3.A.2.(e).(i).c, Minor Home
Occupations, shall be determined with an
approved Special Use Permit.
Traffic generated by visitors,
customers, or deliveries shall not
exceed more than two business
trips per hour, more than eight
trips per day, or more than two
deliveries of products or materials
per week.
Traffic generated by visitors, customers, or
deliveries shall not exceed more than two
business trips per hour or more than eight trips
per day. All deliveries must be made by vehicles
of a size normally used for household deliveries.
Traffic generated by visitors, customers, or
deliveries shall not exceed more than two
business trips per hour or more than eight
trips per day. All deliveries must be made by
vehicles of a size normally used for household
deliveries.
Major home occupations located on public
roadways may be required to submit a
driveway permit prior to approval.
Major home occupations located on shared
private roadways shall be required to submit
a private road maintenance agreement prior
to approval. Se
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Proposed Amendments Planning Board – September 4, 2013
Attachment 2
Revised Standards
Existing Language Proposed Language
Minor Home Occupations Major Home Occupations
An accessory building containing
up to 1000 square feet may be
utilized in the RB, AR and R-1
zoning districts, provided that
building has the appearance of a
residential accessory structure.
An accessory building containing up to 1,500
square feet may be utilized in the RB, AR and R-1
zoning districts, provided that building has the
appearance of a residential accessory structure.
An accessory building containing up to 2,500
square feet may be utilized with the approval
of a major home occupation on tracts totaling
five to ten acres in size.
Accessory structures containing up to 3,000
square feet may be utilized with the approval
of a major home occupation on tracts totaling
eleven acres or more in size.
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Proposed Amendments Planning Board – September 4, 2013
Attachment 2
New Standards
All Home Occupations Minor Home Occupations Major Home Occupations
All home occupations that exceed 10% or
more of the total floor area of the
residential unit, shall be reviewed as
live/work units and meet standards of
Section 419, Live/Work Units, of the North
Carolina Building Code.
Telecommuting shall not be considered a
home occupation.
No more than three visitors or ten
students may be permitted within the
home occupation per day.
All major home occupations must be at
least five acres in size.
Home occupation permits shall allow up
to two events allowing up to 75
attendees not to exceed three
consecutive days per year.
All accessory structures, outdoor storage
space, and parking areas used in
conjunction with a major home
occupation must be setback at least 100
feet from all property lines and public or
private roadways.
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ORANGE COUNTY
PLANNING BOARD
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 4, 2013
Action Agenda
Item No. 8.
SUBJECT: Hillsborough/Orange County Central Orange Coordinated Area – Joint
Planning Primer
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) No
ATTACHMENT(S):
1. Comprehensive Plan and Zoning
Atlas Amendment Outline
(Other-2013-02)
INFORMATION CONTACT:
Tom Altieri, Comprehensive Planning
Supervisor, 245-2579
Craig Benedict, Planning Director, 245-2592
Abigaile Pittman, Transportation/Land Use
Planner, 245-2567
PURPOSE: To receive information on the Central Orange Coordinated Area Land Use Plan
and next steps.
BACKGROUND: 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 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.
In general and consistent with the Agreement, following Town adoption, the BOCC is to
consider endorsing the Plan or arranging for negotiation and agreement on any changes. At
the June 18, 2013 BOCC meeting, the Board authorized staff to proceed with the development
and adoption of the Town of Hillsborough/Orange County Central Orange Coordinated Area
Land Use Plan according to the outline and schedule provided in the Attachment 1.
Open House: An open house was held on August 27th at the Hillsborough Town Barn to help
inform the public of the joint land use planning process and next steps. This meeting was held
in coordination with Town staff.
Next Steps:
September 9 – Joint Quarterly Public Hearing on Future Land Use Plan (map and land use
classifications, top right-hand corner of pp. 28-31) for areas within the Urban Services
Boundary.
October 2 – Planning Board recommendation to BOCC.
21
November 5 – BOCC receives Planning Board recommendation, considers adoption, and
provides direction to staff on any additional information that may be required before
determining the scope of next steps.
In general, next steps will need to include 2030 Comprehensive Plan text and map
amendments, additional public outreach, and a public hearing. Next steps may also include
Extraterritorial Jurisdiction (ETJ) swaps for areas defined in the Hillsborough-Orange
Interlocal Land Management Agreement (See Exibit A, top right-hand corner of p. 32). Any
process to swap ETJ areas must be initiated by the Town of Hillsborough before any public
notification, outreach and hearing can take place. The BOCC will also need to approve
schedules and processes, including notification and outreach methods, before Orange
County’s next steps are initiated.
Links to Additional Materials:
History of Town of Hillsborough/Orange County Joint Planning-
http://www.co.orange.nc.us/planning/documents/TownofHillsboroughandOrangeCountyJointPla
nning.pdf
Hillsborough and Orange County Strategic Growth Plan-
http://www.co.orange.nc.us/planning/documents/FinalAdoptedSGP1.pdf
Hillsborough-Orange Interlocal Land Management Agreement-
http://www.co.orange.nc.us/planning/documents/Hillsborough-
OrangeInterlocalLandManagementAgreement.pdf
FINANCIAL IMPACT: Other than staff time, there is no financial impact associated with
receiving this information. This work is being completed by existing Planning staff in the
Department’s Comprehensive Planning Division.
RECOMMENDATION(S): The Planning Director recommends the Planning Board receive the
information from staff and ask any questions it may have regarding the upcoming public hearing
and next steps.
22
1
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
Other-2013-02
Town of Hillsborough/Orange County Central Orange Coordinated Area
(COCA) Land Use Plan
A. AMENDMENT TYPE
Map Amendments
Land Use Element Map:
From:
To:
Zoning Map:
From:
To:
Other:
Text Amendments
Comprehensive Plan Text:
Section(s): None at this stage.
UDO Text:
UDO General Text Changes
UDO Development Standards
UDO Development Approval Processes
Section(s):
Other: Town of Hillsborough/Orange County Central Orange Coordinated Area
Land Use Plan
B. RATIONALE
1. Purpose/Mission
Initiate the implementation of the Hillsborough-Orange Interlocal Land Management
Agreement (2009) beginning with the adoption of a joint Town of
Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan. The
intent of the coordinated planning areas defined in the Agreement is to provide clear
Attachment 1 23
2
and consistent guidance for land use/zoning decisions, coordinated growth patterns,
and a distinction between areas that are to have urban characteristics from those
that are to remain rural.
Subsequent implementation of the Agreement will result in:
• 2030 Comprehensive Plan amendments to implement the joint Land Use
Plan;
• adjustment of the Town’s Extra Territorial Jurisdiction (abandonment of some
existing ETJ by the Town and the County granting new ETJ); and
• amendments to the County’s Unified Development Ordinance.
2. Analysis
The required analysis will be part of the subsequent evaluation, development and
approval of project implementation actions.
3. Comprehensive Plan Linkage (i.e. Goals and Objectives)
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.
Objective LU-1.1:
Coordinate the location of higher intensity / high density residential and non-
residential development with existing or planned locations of public transportation,
commercial and community services, and adequate supporting infrastructure (i.e.,
water and sewer, high-speed internet access, streets, and sidewalks), while avoiding
areas with protected natural and cultural resources. This could be achieved by
increasing allowable densities and creating new mixed-use zoning districts where
adequate public services are available.
Objective LU-1.2:
Evaluate and report on whether existing and approved locations for future residential
and non-residential developments are coordinated with the location of public
transportation, commercial and community services, and adequate supporting
infrastructure (i.e., water and sewer services, high-speed internet access, streets and
sidewalks).
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, supported by an efficient and balanced transportation system.
Objective LU-3.1:
Discourage urban sprawl, encourage a separation of urban and rural land uses, and
direct new development into areas where necessary community facilities and
services exist through periodic updates to the Land Use Plan.
24
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Land Use Goal 6: A land use planning process that is transparent, fair, open,
efficient, and responsive.
Objective LU-6.1:
Undertake a comprehensive effort to inform and involve the citizens of Orange
County in the land use planning process.
Objective LU-6.2:
Maintain a cooperative joint planning process among the County municipalities and
those organizations responsible for the provision of water and sewer services to
guide the extension of service in accordance with the Comprehensive Plan, the
Orange County-Chapel Hill-Carrboro Joint Planning Agreement and Land Use Plan,
and the policies of the municipalities.
4. New Statutes and Rules
N/A
C. PROCESS
1. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
June 18, 2013
b. BOCC Public Hearing
September 9, 2013 (quarterly public hearing)
November 5, 2013 (BOCC receives Planning Board recommendation, considers
adoption, and provides direction to staff on next steps)
c. BOCC Updates/Checkpoints
d. Other
2. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements. Additionally, staff will hold one Public Input
Meeting in August to review the Plan that was adopted by the Town of Hillsborough in
March 2013. Town staff will attend the meeting.
At the February 21, 2013 joint meeting with the Town of Hillsborough, BOCC
members and the County Manager had questions about the concept of a Central
Orange Rural Buffer and notification of the public if such a concept were to come
25
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forward from staff. There were also general questions regarding notification and
some concern expressed over the notification of the public within areas to be effected
by Extraterritorial Jurisdiction (ETJ) swaps. Link to minutes of the joint meeting with
Hillsborough: http://server3.co.orange.nc.us:8088/weblink8/0/doc/28127/Page1.aspx
At this time, staff is recommending a public hearing on land uses within the Urban
Services Area only, which the Town adopted in March. The Urban Services Area
includes the Town’s existing planning jurisdiction (Town Limits and ETJ) plus some
additional areas of County jurisdiction. These are the areas to be served by Town
public water and/or sewer services and are generally located around the Town’s
fringe (darker blue and orange areas on attached Interlocal Agreement map).
Staff will ask the BOCC to approve separate Amendment Outline forms before the
ETJ swap is initiated and to determine if staff is to further explore a Rural Buffer
concept around Hillsborough. Therefore, subsequent Amendment Outlines will
describe respective citizen outreach and public notification plans.
a. Planning Board Review:
October 2, 2013
b. Advisory Boards:
c. Local Government Review:
d. Notice Requirements
This item will be included in the Quarterly Public Hearing legal ad which will be
published on August 28 and September 4, 2013
e. Outreach:
3. FISCAL IMPACT
Existing Planning staff will accomplish the work required to develop the Town of
Hillsborough/Orange County Central Orange Coordinated Area Land Use Plan. The
required legal ad will be paid with Departmental funds already budgeted for this
purpose.
D. AMENDMENT IMPLICATIONS
See Sections B.1 and C. 2. Of this Amendment Outline.
General Public: Public Input Meeting August 2013
Small Area Plan Workgroup:
Other:
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E. SPECIFIC AMENDMENT LANGUAGE
See attached Town of Hillsborough Future Land Use Plan (2013).
Primary Staff Contact:
Tom Altieri, AICP
Planning Department
(919) 245-2579
taltieri@orangecountync.gov
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Adopted March 11, 2013
1
Hillsborough, NC Future Land Use Plan
The Future Land Use Plan is composed of a map showing Future Land Use Designations and a brief text
detailing those designations and how they align with zoning districts listed in the Hillsborough Unified
Development Ordinance. Together, the map and text constitute the Future Land Use Plan for the Town of
Hillsborough and lands within its jurisdiction. The Plan is adopted as a component of the Hillsborough
Comprehensive Plan and is subject to amendments following the procedure established in the Unified
Development Ordinance.
Nothing in this document limits the Hillsborough Town Board of Commissioners authority to regulate
land use within its jurisdiction. Future Land Use Designations are not a guarantee that land will remain
zoned in any particular use district, and are subject to the availability of infrastructure, including but not
limited to water, sanitary sewer, and streets necessary to support designated or proposed uses.
Future Land Use Classifications
Natural Resource. These areas are unique natural areas or environmental sensitive areas. The primary
designation is for the 100-year flood zones along the Eno River and Cates Creek. The Eno River
floodplain is a natural area of national significance. This designation does not follow parcel boundaries
and overlays other designations listed here.
Permanent Open Space. These areas are intended for long-term use as open space, parks, or natural
areas that protect scenic, historic, cultural, and environmentally valued lands. They include lands that are
permanently protected, though not necessarily publicly owned or accessible, through private conservation
easements or other private conservation measures, and publicly held park or conservation lands. Zoning
Districts: Agricultural-Residential; Protected Watershed & Protected Watershed Critical Area
Working Farm. These areas reflect existing agricultural use in locations where continued agricultural use
is desirable for the foreseeable future. Zoning Districts: Agricultural-Residential; R-40
Rural Living. These areas reflect existing very-low density residential uses with densities below 0.5
dwelling units per acre (at least a 2-acre minimum lot size) that occurs in areas without public water and
sewer service, in locations where continued low-intensity use without public water and sewer is desirable
for the foreseeable future. Zoning Districts: Agricultural-Residential; Protected Watershed &
Protected Watershed Critical Area; R-40
Small Lot Residential Neighborhood. These areas provide opportunities for a lower density than pre-
WWII or neo-traditional neighborhood living. These areas include detached single-family residential
uses in post-WWII subdivision developments which range in density from 0.5 dwelling units per acre to 3
dwelling units per acre. Zoning Districts: R-10; R-15; R-20; Entranceway Special Use; Mixed
Residential Special Use; Residential Special Use
Medium-Density Residential. These areas include existing and future areas for development of more
dense residential neighborhoods that provide a diversity of housing types and housing options. Areas
include single-family detached units, mobile homes, townhouses, duplexes, condominiums, apartments,
senior housing, and other multi-family dwelling units. Housing densities should range from 3-8 dwelling
units per acre. Other types of uses that may occur are schools, parks, and other public facilities. Zoning
Districts: R-10; R-15; R-20; Multi-Family; Mobile Home Park; Entranceway Special Use; Mixed
Residential Special Use; Multi-Family Special Use; Residential Special Use
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Adopted March 11, 2013
2
Attached Residential Neighborhoods. These areas include existing and future areas for the
development of dwelling units at more than 8 units per acre, which generally implies attached dwelling
units. This designation may also be used for unique residential settings like retirement villages or nursing
homes. Zoning Districts: Multi-Family; Multi-family Special Use; Entranceway Special Use; Mixed
Residential Special Use; Residential Special Use
Mixed Residential. The dominant land use in any proposed development is expected to be residential
based on square footage of proposed structures. Developments may contain a single or variety of
dwelling types and densities or may integrate a variety of supportive commercial, public and semi-public
uses and open or public space. Small developments that provide only supportive non-residential land
uses in an infill arrangement serving more than 50 dwelling units in a walkable manner may also be
considered. Zoning Districts: R-10; R-15; R-20; Neighborhood Business; Multi-Family; Multi-
family Special Use; Entranceway Special Use; Mixed Residential Special Use; Residential Special
Use; Special Design Special Use
Urban Neighborhood Established residential neighborhoods that pre-date traditional zoning and land
use regulation. Lot sizes and building types are varied and generally developed on a grid street pattern.
The predominant type is generally low density single family housing with occasional business,
government, park, church or school uses. Infill and redevelopment projects should enhance the unique
character of the surrounding neighborhood and be of consistent scale and appearance. The opportunity to
increase the residential density in a compatible manner is encouraged. Zoning Districts: R-10; R-15;
R-20; Neighborhood Business Special Use; Residential Special Use
Education. These areas are currently developed as public schools and their use is not anticipated to
change. Zoning Districts: Office Institutional
Employment areas. These areas include a wide range of business, light industrial, office, research and
development, along with related/support services uses including restaurants, small scale retail and
convenience shopping/services. Buildings and uses will be sited to limit the visual impact of service and
warehousing operations, while still providing convenience for business functionality. These areas are in
prime locations with good access to major road networks (where capacity exists or is planned) and rail if
needed and should be reserved for high return employment generating uses. Zoning Districts: High
Intensity Commercial; Business Park; Economic Development District; Light Industrial, General
Industrial; Entranceway Special Use; Special Design Special Use
Light Industrial. The Industrial classification is applied to areas that currently support industrial uses or
lands that could accommodate a variety of industrial establishments which employ high environmental
quality standards and have minimal impacts on adjacent uses. These areas incorporate larger tracts of
land because of their nature and function. Industrial developments should provide shared access, and
have a coordinated design and a planned layout. Zoning Districts: High Intensity Commercial;
Business Park; Economic Development District; Light Industrial, General Industrial
Mixed Use. These areas a full range of uses well mixed, both vertically and horizontally, much like a
downtown or village center. Multi-story buildings are the norm and will generally contain a vertical mix
of uses. Uses are expected to be roughly balanced between residential, retail, office, service, public and
semi-public uses. Public open space of both urban and green space is also expected to off-set the
intensity of development. Zoning Districts: R-10; Multi-family; Office Institutional; High Intensity
Commercial; Multi-family Special Use; Residential Special Use; Special Design Special Use
Neighborhood Mixed Use. These areas provide opportunities for goods and services that residents of the
district and surrounding neighborhoods need on a daily basis. Lots with this designation will front on an
30
Adopted March 11, 2013
3
arterial or collector street and back up to single family neighborhoods. Buildings and uses will generally
be in scale with the surrounding neighborhoods and be walkable as well as providing vehicular access.
Sites may be single use or, mixed use, may incorporate residential uses or may be solely residential at a
higher density than the adjacent neighborhood. Zoning Districts: R-10; Multi-family; Neighborhood
Business; Neighborhood Business Special Use; Central Commercial; Central Commercial Special
Use; Multi-Family Special Use; Residential Special Use
Retail Services. These areas focus on retail and commercial uses. They should be located near
residential and employment areas to provide good access to commerce and personal services. Retail areas
can have a range of characteristics depending on their primary markets. The larger scale regional draws
are more automobile-oriented and draw people from throughout the region. These areas should be located
near interstate access, and they may include larger scale stores like “big boxes”, warehouse clubs, and
large specialty retailers. Smaller, accessory uses can also locate in these areas to provide convenience
shopping and include restaurants and smaller specialty retailers; often located on out-parcels or in smaller
shopping centers. Zoning Districts: Neighborhood Business; Neighborhood Business Special Use;
Central Commercial; Central Commercial Special Use; General Commercial; High Intensity
Commercial; Entranceway Special Use; Special Design Special Use
Suburban Office Complex. These areas provide opportunities to for office and employment enterprises
which do not rely on walk-in customers or have a manufacturing component. Businesses may be large or
small but will generally arrange themselves in a campus setting with limited walkability and supporting
services. Developments of this type should be kept small in nature to limit the peak transportation impact
and limited vitality. Zoning Districts: Limited Office; Office Institutional; Business Park; Economic
Development District; Entranceway Special Use; Special Design Special Use
Town Center. This area incorporates the historic structures, civic uses, commercial opportunities, and
the active pedestrian environment that is the downtown core of Hillsborough. The core commercial areas
are to be preserved and enhanced over the long-term and should provide mixed-use opportunities that
combine second-floor residential units with ground floor commercial, office, or institutional uses.
Zoning Districts: R-20; Office Institutional; Central Commercial; Central Commercial Special Use
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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.
32