HomeMy WebLinkAboutMeeting 091996John Link
County Manager
ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
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MEMORANDUM SEP 12 1996
TO: Stoney Creek Basin Small Area Planning Group
FROM: Gene Bell, Planner III G,19
SUBJ: MEETING ON SEPTEMBER 19, 1996
DATE: September 11, 1996
We are scheduled to meet at 7:30 PM on Thursday, September 19, 1996 in the Planning
Department Conference Room at 306 Revere Road in Hillsborough. The proposed agenda
is printed on the reverse of this memo.
At our meeting on July 2, a request was made for at least two additional meetings to address
issues raised at the May 28 public hearing, specifically the Flexible Development Village Option
and expedited review.
Six members of the Planning Group met with facilitator Verla Insko and planners Don Belk and
Emily Cameron on August 22 to discuss the Village Option and how it might be applied in the
Stoney Creek area. A short summary of the meeting discussion was mailed to you on August 29.
The Planning Group's recommendations related to expedited review were for: 1) developments
that preserve 70% open space, and 2) rural subdivisions with lot sizes averaging five acres or
more that follow the "Flexible Development Rural Design Guidelines" and ensure against further
subdivision of lots. I think we had consensus on point 1, but need to revisit it to be sure. Point 2
definitely needs additional discussion since many group members thought the "Design
Guidelines" would be regulatory rather than advisory in nature (please bring your copy of the
"Guidelines" to the meeting for reference purposes).
I pointed out at our meeting on July 2 that some of the concerns expressed by group members
regarding buffers, screening, etc. were already addressed in existing land use ordinances. Copies
of selected ordinance text that deals with these topics are enclosed.
This meeting will probably be our onlX opportunity to address Expedited Review so we need
to keep our discussion very focused!
Call me at extension 2589 at 732 -8181 (Hillsborough), 967 -9251 (Chapel Hill), and 688 -7331
(Durham) if you have questions or comments. The number for FAX transmissions is 644 -3002.
ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
AGENDA
STONEY CREEK BASIN PLANNING GROUP - MEETING 20
Orange County Planning and Agricultural Center
306 Revere Road, Hillsborough, N.C.
Thursday, September 19, 1996 at 7:30 PM
TIME AGENDA ITEM
7:30 1. CALL TO ORDER - Verla Insko, Facilitator
7:35 2. SUGGESTED STRATEGY FOR DISCUSSION OF EXPEDITED REVIEW -
Verla Insko
7:45 3. PLANNING GROUP DISCUSSION OF EXPEDITED REVIEW
A. Developments that preserve 70% open space
B. Rural Subdivisions with lot sizes averaging five acres or more that follow
"Flexible Development Rural Design Guidelines" and ensure against further
subdivision of lots
9:15 4. FOLLOW -UP ON DISCUSSION FROM AUGUST 22 MEETING
9:50 5. GROUP COMMENTS /ANNOUNCEMENTS
10:00 6. ADJOURNMENT
It. O ULATIONS ES U B V I
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*IV -B48 -e LAND USE BUFFER REQUIREMENTS
*Amended Land Use Buffers shall be required to separate a proposed subdivision
10 -3 -88 from adjacent major streets and different land uses or zoning
designations in order to protect, preserve and promote the visual
appeal, character and value of the proposed land use and/or
surrounding property; to provide for the separation of spaces, creating
a sense of privacy; to promote the public health, safety and welfare by
minimizing potential nuisances such as the transmission of noise, odor,
dust, litter, glare of lights, and other unpleasant visual distractions.
Except as otherwise specifically provided in this Ordinance, the type of
Land Use Buffer required between a proposed subdivision and adjacent
streets, land uses or zoning designations shall be specified in Section
IV- B -8-e -3 of this Ordinance.
*IV- B41-e-1 LOCATION AND UTILIZATION OF LAND USE BUFFERS
*Amended Required Land Use Buffers shall be located along the interior or street
10 -3 -88 lot lines nearest the adjacent streets, land uses and /or zoning
destinations. Buffers shall not be located on any portion of an existing
or proposed street right -of -way or utility easement.
No building or structure of any type shall be erected, constructed or
installed in a required Land Use Buffer.
*IV- B -8-e -2 DESIGNATION OF LAND USE BUFFERS
*Amended A required Land Use Buffer shall be designated as part of platted lots
10 -3 -88 and shall have the following restriction lettered on the face of both the
preliminary and final plats for subdivisions:
"Land Use Buffer: The use and maintenance of this
buffer and the building of structures thereon is restricted
pursuant to Section IV -B-8 -e of the Orange County
Subdivision Regulations.*
In addition, the Land Use Buffer shall be labeled according to type and
dimension.
55
*IV- B -8-e -3 SCHEDULE OF REQUIRED LAND USE BUFFERS
*Amended The type of Land Use Buffer required between a proposed subdivision
10 -3 -88 and adjacent streets, land uses and/or zoning designations shall be
4 -17 -90 specified in the following table. The type of buffer required is
9-4 -90 _ determined by the existing and/or proposed principle use(s) in the
subdivision for which approval is requested. To determine which type
of buffer is required adjacent to an existing and/or proposed land use,
identify the existing and/or proposed principle use(s) in the subdivision,
then identify the adjacent existing zoning district(s) and /or land uses. In
the unzoned townships, undeveloped land shall be considered AR. At
the intersection of the two columns is a letter which indicates the type
of Land Use Buffer required.
If different land use types are proposed within the subdivision, the type
of Land Use Buffer required between such uses shall be determined by
the same procedures. For the purposes of this Article, "adjacent" land
uses shall also include uses and lands across a street, other than an
interstate highway, from the proposed subdivision.
In addition to the Land Use Buffers specified in the following schedule,
buffers shall also be required on subdivisions proposed adjacent to
areas of cultural, historic, or natural significance as listed in "An
Inventory of Sites of Cultural, Historic, Recreational, Biological, and
Geological Significance in the Unincorporated Portions of Orange
County" or "Inventory of the Natural Areas and Wildlife Habitats of
Orange County, North Carolina". The type of buffer required in those
cases shall be determined by the Planning Director based on individual
site evaluations.
56
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*IV- B- 8-e4 STANDARDS FOR REQUIRED LAND USE BUFFERS
*Amended The types of Land Use Buffers described in the following table are to
10 -3 -88 be used as the basis for the Schedule of Required Land Use Buffers set
forth m Section IV- B- 8-e-3.
-� An opaque screen is intended to obstruct visual contact between uses
and to create a strong impression of spatial separation. A semi- opaque
screen is intended to partially block visual contact between uses while
maintaining a sense of spatial separation.
In area of dense mature forest, existing vegetation may be used to
fulfill the buffer requirements. Where there is no existing vegetation in
the buffer area, or if the existing vegetation does not provide a
sufficient buffer, additional planting shall be required.
Compliance of planted vegetative buffers will be judged on the basis of
the average height and density of foliage of the subject species upon
maturity. Compliance of existing vegetative buffers will be judged on
the basis of field observation. Upon maturity, the semi- opaque or
portion of the intermittent visual obstructions should not contain any
completely unobstructed openings more than ten ( 10 ) feet in width.
Suggested planting patterns to achieve the buffer standards are provided
in the Appendix. New plant materials installed to satisfy the buffer
Article IV -B- hall installed and maintained in
requirements of Artt 8-e s be
accordance with the provisions of Article IV- B-8 -f.
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57
*N -B-8 -" STANDARDS FOR REQUIRED BUFFERS
*IV -B-8-f RECOMMENDED STANDARDS FOR INSTALLATION AND
MAINTENANCE
*Amended Existing landscape material in a healthy condition may be used to
3 -24 -87 satisfy the requirements of this Article. Sound and accepted
10 -3 -88 horticultural practices should be used to protect the root zones of all
retained existing plant material during construction and also during
underground utility installation. All new landscaping should be of good
quality and installed in a sound, workmanship -like manner and
according to the following planting procedures (See appendix for
details) •
(a) All new plant material should meet or exceed the standards set
forth in the American Standard for Nursery Stock by the
American Association of Nurserymen (AAN).
58
REQUIRED
BUFFER TYPE
BUFFER
BUFFER DESCRIPTION
WIDTH
Type A—
30 feet
A buffer composed of deciduous and/or
evergreen vegetation, forming semi- opaque
intermittent visual obstructions from the
ground to a height of at least thirty (30) feet.
Type B
30 feet
A buffer composed of deciduous and/or
evergreen vegetation that is opaque from the
ground to a height of at least five (5) feet,
with semi- opaque intermittent visual
obstructions from the opaque portion to a
height of at least thirty (30) feet.
Type C
40 feet
A buffer composed of 50-75% evergreen
vegetation distributed so as to create a semi -
opaque screen to a height of at least thirty
(30). feet. '
Type D
50 feet
Same as Type C.
Type E
75 feet
A buffer composed of predominately (at
least 75%) evergreen vegetation that is
opaque to a height of at least thirty (30) feet.
Type F
100 feet
Same as Type E.
*IV -B-8-f RECOMMENDED STANDARDS FOR INSTALLATION AND
MAINTENANCE
*Amended Existing landscape material in a healthy condition may be used to
3 -24 -87 satisfy the requirements of this Article. Sound and accepted
10 -3 -88 horticultural practices should be used to protect the root zones of all
retained existing plant material during construction and also during
underground utility installation. All new landscaping should be of good
quality and installed in a sound, workmanship -like manner and
according to the following planting procedures (See appendix for
details) •
(a) All new plant material should meet or exceed the standards set
forth in the American Standard for Nursery Stock by the
American Association of Nurserymen (AAN).
58
(b) Planting holes should be dug at least one -third (1/3) larger than
the root ball. If the soil is poor, holes should be dug two (2) or
three (3) times larger than the ball and backfilled with rich top
soil.
(c) Plants should be planted in their permanent location immediately
-1 upon delivery to the site. Plants should be installed so that the
top of the root ball is even with the existing grade. String
around the stem of the plant should be removed and the burlap
around the root ball folded from the top after the plant is in the '
hole. Soil around the plant should be tamped to remove air
pockets, and a good three to four inches of mulch applied to
help retain moisture. '
(d) All trees should be staked to prevent winds from loosening the
roots. I
(e) Landscaping should be maintained in a good condition, at least
equal to the original installation. All dead or unhealthy plant '
material should immediately be replaced to maintain the quality
of the buffer or screen.
Where new landscape materials are to be installed, the type of
landscape material used in meeting the requirements of this Article
with 1 materials existing both on the property
should be compatible pant to g p pe y
to be subdivided and on adjoining properties. Use of native plant
materials is encouraged. No synthetic plants should be used to satisfy
the requirements.
At installation, trees should not be less than six (6) to eight (8) feet in
height with a caliper of three- fourths (3/4) to one and one -fourth
(1 -1/4) inches. Shrubs should not be less than eighteen (18) inches in
height after installation. Installation and construction practices should
be utilized which preserve and replace existing topsoil.
The owner of the property will be responsible for the continued proper
maintenance of all landscaping materials and should keep them in a
proper, neat and orderly appearance, free from refuse and debris, in
accordance with the provisions of Article V of this Ordinance.
59
*IV -B -8-g WAIVER OF LANDSCAPING AND BUFFER REQUIREMENTS
*Amended In some cases, the strict adherence to this section of the ordinance
10 -3 -88 would serve no useful purpose, such as when:
4 -17 -90
1) the topography of a site and/or the size of a proposed lot is
sufficient to serve the purpose of a buffer;
2) existing structures, utilities, gardens or active farmland are located
in the buffer or setback areas; or
3) an existing residence or structure with established lawn areas
and/or plant beds is contained within a proposed subdivision lot.
When a proposed lot includes one or more of the conditions listed above,
the Planning Director is empowered to waive the requirements for
screening or additional landscaping provided that the request is submitted
in writing stating the reason for such request, and the spirit and intent of
this ordinance is adhered to.
Although the buffer planting requirements may be waived in certain cases,
the dimensional aspect of the Land Use Buffer remains in effect. The
width and location of a required Land Use Buffer shall be indicated on the
approved final plat and cannot be reduced or altered without approval
from the Planning Director in the case of minor subdivisions, or the Board
of County Commissioners in the case of major subdivisions.
In all such cases the applicant for waiver must submit a written application
to the Planning Director setting forth the facts relied upon to support the
application. The Planning Director, or his designee, shall file in his office
and deliver to the applicant a written decision on the application which
decision shall contain a statement of the facts relied upon by the Planning
Director to either deny or approve the application for waiver.
* IV -B -9 DELETED
*Amended
1/4/94
C{i7
APPENDIX D - RECOMMENDED BUFFER STANDARDS
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Article 6.29.3 of the Orange County Zoning Ordinance
t• .
The Orange County
Economic
Development
Districts
Design
Manual
Prepared for the
Orange_ County Planning Board
& Economic Development Commission
by the Staffs of the
Orange .County Planning & Inspections Department
J & Economic Development Commission
Adopted by the
Orange County Board of Commissioners
March 1, 1994
Amended: August 8, 1994
October 5, 1994
January 17, 1995
Buffering Neighboring Uses
Well- designed landscape treatments lessen adverse visual
impacts between different types of land uses, reduce noise
levels, increase privacy levels, and mitigate effects from
fumes, glare, and vibration.
i/* 0r`Ifcex0F40&@, .1 nmr, Qom, an To create transitions between neighborhoods and areas of
vArveim a-* nue&aAad 6vvzso well- differing development intensities, and separate incompatible
4*sO7*4Gf �rnds�� D�f�rs land uses, a buffer of 100 feet in width is to be provided at
the boundary of Economic Development Districts as well as
between Primary and Secondary Development Areas within
the Districts.
d ANLMV KVV&A%daafi*r4f 100 !rwf
adj;lkrnf 1# a h46 way r*t -of` way rs
J 3- .7dVA5elrrAve vt n w&e kwls:
To separate and protect residential uses adjacent to a
highway and provide pleasant visual experiences when viewed
from the public right -of -way, a buffer of 100 feet in width is to
be maintained adjacent to the right- of-way of interstate
highways
ZcOnOmic &'OMIVprnenrDf r* crs Des&n M&xW Pte 3.2.6
3 [!I-_ 3
25' rniniMUM
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bey ImsMa w mhkmw sA* .rAW r af3.•f.
Other than the buffers described above, screening between
adjacent land uses shag be provided in accordance with the
accompanying Schedule of Land Use Buffers.
Buffers may consist of existing wooded areas or, if existing
vegetation is not sufficient for screening, a planted buffer
shag be provided, consisting of 50 -75% evergreen trees
reaching a mature height of at least 30 feet.
Nece33ary aCce33 drNe}3, utMtie3, and pedestrian paths are
mowed within required buffers; however, no other disturbance
for buildings, parking, or storage is permitted. access and
utility crossings are to be made perar to the length of
the buffer.
Limited breaks in required interstate buffers may be allowed,
but only if they are well designed and provide either a scenic
vista or landscaped area. Landscaped berms, fencas, and
Wd3, as wet a3 stormwater detention ponds or fountains, may
be used in association with such breaks, provided they are
designed and located in harmony with other site features and
f=tlona. No more than one (1) break per lot shalt be
permitted, and the break &W cowtittute no more than
twenty -five percent (25x) of the interstate frontage.
XaQ11am cPevrZ zpmej7tM't!7c4rDesO7IWwxe/ PW 3.2.7 .
Schedule of Land Use Buffers
A -A' provides a I B
When this land use is buffer width of._. Abuts this existing
being developed and_ next to 'W land use...
Re9i de nti al ( Lot Sizes)
Residential ( Lot Sizes)
40,000 SgFt or more
Not applicable
40,000 SgFt or more
30 feet
200000 - 39,999 SgFt
30 feet
15,000 - 19,999 SgFt
40 feet
10,000 - 14,999 SgFt '
7 5 feet
Office
20,000 - 391P999 SgFt
30 feet
40,000 SgFt or more
Not applicable
20,000 - 39,999 SgFt
30 feet
15,000 - 19,999 SgFt
30 feet
100000 - 1410999 SgFt
50 feet
Office
15,000 - 190999 SgFt
30 feet
40,000 SgFt or more
30 feet
20,000 - 390999 SgFt
Not applicable
15,4000- 19,999 SgFt
30 feet
1014000- 14,999 SgFt
50 feet
Offs cc
100000 - 140999 SgFt
40 feet
40,000 SgFt or more
30 feet
20,000 - 39,999 SgFt
30 feet
15,0000- 19,999 SgFt
Not applicable
100000 - 14,999 SgFt
40 feet
Offi cc
20,000 SgFt or more
100 feet
Retail /Service
100 feet
Diatri bution /Wholesale
100 feet
Light Industrial
Ecoroomk Development Districts aesv A4&%W PVe. 3.2. 8
Schedule of Land Use Buffers (Continued)
A I -A' provides a I B
When this land use is buffer width of... Abuts this existing
being developed and... next to 'B" land use... I
Residential (Lot Sizes) 75 feet Retail /Service
1519000 - 19,999 SgFt 75 feet Distribution /1Mholesale
75 feet Light industrial
100000 - 140999 SgFt 50 feet
Retail /Service
50 feet
Distribution /Wholesale
50 feet
Light Industrial
Residential - All Types
Streets & Highways
100 feet
I nterst ate
75 feet
A rte ri al
30 feet
Collector
5o feet
Rail roads
50 feet
Transmission Lines
Office
Residential (Lot Sizes)
75 feet
40,000 SgFt or more
50 feet
20,000 - 39,999 SgFt
40 feet
15,000 - 19,999 SgFt
30 feet
10,000 - 1410999 SgFt
Not applicable
Office
Not applicable
Retail/Service
Not applicable
Di st ri b uti o n /W hol esal e
Not applicable
Light industrial
Streets & Highways
100 feet
I me rstate
Not applicable
Arterial
Not applicable
Collector
30 feet
Railroads
30 feet
Transmission Lines
Eemoff& Devebpwnt Disftts Deso IWm# _
Pale 3.2 9
Schedule of Lend Use Buffers (Continued)
A
'A' provides a
I B
When this land use is
buffer width of...
Abuts this existing
being developed and...
next to 'B'
land use...
Retail/Service
Not applicable
Residential ( Lot Sizes)
Not applicable
100 feet
40,000 SgFt or more
Distribution /Wholesale
100 feet'
20,000 - 39,999 SgFt
75 feet
15,000 - 1910999 SgFt
Interstate
50 feet
10,000 - 14,999 SgFt
Not applicable
Not applicable
Office
Railroads
Not applicable
Retail /Service
Not applicable
Distri bution /Wholesale
Not applicable
Light Industrial
Streets & Hi g by a ys
100 feet
Interstate
.Not applicable
Arterial
Not applicable
Collector
30 feet
Rail roads
30 feet
Transmission Lines
Di st ri b uti o n /1K hol esal a
Residential ( Lot Sizes)
75 feet
40,000 SgFt or more
75 feet
20,000 - 39,999 SgFt
50 feet
150000- 19,999 SgFt
40 feet
100000 - 140999 SgFt
Not applicable
Office
Not applicable
Retail /Service
Not applicable
Distribution /Wholesale
Not applicable
Light Industrial
Streets & Hi g hva ys
100 feet
Interstate
Not applicable
Arterial
Not applicable
Collector
Not applicable
Railroads
Not applicable
Transmission Lines
Econornk Devekpwnt DAr ft ts Des&rr M &wd Pave J. le 10
Schedule of Lend Use Buffers (Continued)
A
When this land use is
being developed and...
Light Industrial
Footnotes:
-A" provides e I B
buffer width of... Abuts this existing
next to "B" land use...
100 feet
100 feet
100 feet
100 feet
Not applicable
Not applicable
Not applicable
Not applicable
100 feet
Not applicable
Not applicable
Not applicable
Not applicable
Residential ( Lot Sizes)
40,000 SgFt or more
20,000 - 39,999 SgFt
15,000 - 19,999 SgFt
10,000 - 14,999 SgFt
Office
Retail /Service --
Distri bution/Wholesale
light Industrial
Streets & Highvays
I me rstate
Arterial
Collector
Railroads
Transmission Lines
1. "Adjacent" and "abutting" land uses include those across a street from a proposed
development other than an interstate highway.
Ecarro nk Devekpwnt Disft ts Des�nr h wmW Pae 3.2. 11