HomeMy WebLinkAboutORC agenda 070517
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 5 , 2017
Ordinance Review Committee Meeting – ~7:15 pm (immediately following
Regular Planning Board meeting)
Note: This is a meeting of the Ordinance Review Committee (ORC) for Planning Board members
who would like to review and comment on proposed amendments before the items are formally
considered by the Planning Board. Attendance is not mandatory and a quorum is not necessary for
meetings of the ORC.
That said, one of the items on tonight’s agenda is a significant work item for 2017 and Planning Board
members are strongly encouraged to attend this meeting.
No. Page(s) Agenda Item
1. CALL TO ORDER
2. 2 – 55
UNIFIED DEVELOPMENT ORDINANCE (UDO) TEXT AMENDMENT -
SUBDIVISIONS - To review government-initiated amendments to the text
of the UDO that makes corrections to the amendments adopted on
January 24, 2017 regarding subdivisions.
Presenter: Patrick Mallett, Planner II
3. 56 – 199
UNIFIED DEVELOPMENT ORDINANCE (UDO) TEXT AMENDMENTS –
REORGANIZATION OF TABLES OF PERMITTED USES
To continue review and discussion on proposed amendments to the
UDO that would reorganize the Tables of Permitted Uses in response
to the Byrd v. Franklin County judicial decision and modify other
sections to ensure consistency within the ordinance.
Presenter: Michael Harvey, Current Planning Supervisor
4. ADJOURNMENT
1
ORANGE COUNTY
PLANNING BOARD ORDINANCE REVIEW COMMITTEE
ACTION AGENDA ITEM ABSTRACT
Meeting Date: July 5, 2017
Action Agenda
Item No. 2
SUBJECT: Unified Development Ordinance (UDO) Text Amendments – Subdivisions
DEPARTMENT: Planning and Inspections
ATTACHMENT(S): INFORMATION CONTACT:
1. Comprehensive Plan and Unified
Development Ordinance (UDO)
Amendment Outline Form
2. Draft UDO Text Amendment
Patrick Mallett, Planner II (919) 245-2577
Michael D. Harvey, Planner III (919) 245-2597
Craig Benedict, Director (919) 245-2575
PURPOSE: To review and comment upon Staff proposed UDO text changes for Subdivisions.
BACKGROUND: At the November 21, 2016 Quarterly Public Hearing staff presented a UDO
text amendment package proposing modification of existing subdivision regulations. The
proposal, including modifications requested by various BOCC members, was approved on
January 24, 2017.
While incorporating said amendments into the UDO, staff discovered inconsistencies between
the November Public Hearing language and the approved ordinance, including:
• Improper references to required minimum lot area for general use zoning districts, most
notably the Rural Buffer (RB);
• Inconsistent use of terminology; and
• Incorrect citation of various section(s) of the UDO.
The majority of proposed revisions appeared correctly within the amendment package
presented at the November 21, 2017 quarterly public hearing. It would appear staff utilized an
outdated version of the amendment package while completing the packet for the January 24,
2017 BOCC regular meeting thereby creating the aforementioned problem(s). This proposal
seeks to resolve these errors, ensure the ordinance is consistent, and will meet legal sufficiency.
The amendment outline form for this project, contained within Attachment 1, was approved by
the BOCC at its May 2, 2017 regular meeting. Agenda materials from this meeting can be
viewed at: http://server3.co.orange.nc.us:8088/weblink8/0/doc/46415/Page1.aspx.
The amendment package, contained in Attachment 2, is currently going through Attorney and
internal staff peer review, which will be completed prior to the August Planning Board regular
meeting. This schedule would enable the amendment to proceed to the September Quarterly
Public Hearing.
2
FINANCIAL IMPACT: Consideration and approval will not create the need for additional funding
for the provision of County services. Existing staff, included in the Departmental staffing budget,
will accomplish the work required to process this amendment.
RECOMMENDATION(S): Planning staff recommends the Ordinance Review Committee review
and comment upon the proposed amendments to the UDO.
3
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning-2017-01
Clarification of Recently Adopted Subdivision Regulations
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): Section(s)
1. 3.3: Residential Districts;
2. 7.3 Subdivisions - Phasing of Major Subdivisions;
3. 7.4 Subdivisions - Improvements and Performance
Guarantees;
4. 7.6 Subdivisions - General Design Standards;
5. 7.7 Subdivisions - Lots;
6. 7.8 Subdivisions - Access and Roadways;
7. 7.11 Subdivisions - Recreational Facilities;
8. 7.12 Subdivisions - Flexible Developments;
9. 7.13 Subdivisions - Specifications for Plat Drawings
Attachment 1 4
10. Article 10 Definitions
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 Director is
proposing to initiate text amendments to correct inconsistences, omissions, and
conflicts in existing subdivision regulations as adopted by the BOCC at its January
24, 2017 regular meeting.
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’.
At the November 21, 2016 Quarterly Public Hearing staff presented a UDO text
amendment proposing the modification of existing subdivision regulations. The
amendment package was approved on January 24, 2017.
While incorporating these amendments staff discovered inconsistencies and
omissions between the public hearing packet and the approved ordinance including:
• Improper references to required minimum lot area for general use zoning
districts,
• Inconsistent use of terminology, and
• Incorrect citation/reference to section(s) of the UDO.
The majority of these necessary revisions appeared correctly within the November
21, 2017 quarterly public hearing packet. While preparing for the January 24, 2017
BOCC regular meeting staff utilized the wrong version of the amendment package,
which led to the creation of the aforementioned discrepancies.
This text amendment resolves these errors, ensures the ordinance is consistent, and
meets legal sufficiency.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Land Use Goal 6: A land use planning process that is transparent, fair, open,
efficient, and responsive.
4. New Statutes and Rules
N/A
5
C. PROCESS
1. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
May 2, 2017
b. Quarterly Public Hearing
September 11, 2017
c. BOCC Updates/Checkpoints
May 2, 2017 – Approval of UDO Amendment Outline Form
July 5, 2017 – Planning Board Ordinance Review Committee (ORC) meeting
(BOCC receives agenda materials)
August 2, 2017 – Planning Board Meeting (BOCC receives agenda materials)
d. Development Advisory Committee (DAC)
e. Legal Sufficiency Determination
f. 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 5, 2017 - Ordinance Review Committee (ORC)
August 2, 2017 - Recommendation
b. Advisory Boards:
N/A
c. Local Government Review:
Proposed text amendments will be
sent to JPA partners (Towns of
Chapel Hill and Carrboro) in
accordance with the JPA Agreement.
d. Notice Requirements
May 4 and July 6, 2017
To be Determined
N/A
6
Consistent with NC State Statutes – legal ad prior to public hearing
e. Outreach:
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 FY2016-17 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
The amendments would update the applicable sections of the UDO and eliminate
identified inconsistencies.
E. SPECIFIC AMENDMENT LANGUAGE
Please refer to Attachment 2.
Primary Staff Contact:
Patrick Mallett
Planning Department
919-245-2577
pmallett@orangecountync.gov
General Public:
Small Area Plan Workgroup:
Other:
7
UNIFIED DEVELOPMENT ORDINANCE AMENDMENT PACKET NOTES:
The following packet details the proposed text amendment regarding the modification of
existing use standards.
As the number of affected pages/sections of the existing UDO are being modified with this
proposal, staff has divided the proposed amendments into the following color coded
classifications:
Red Underlined Text: Denotes text that staff is suggesting be added to the UDO. This
text captures elements that were contained in the November 2016 QPH but mistakenly
omitted from the January 2017 BOCC meeting.
Red Strikethrough Text: Denotes existing text that staff is proposing to delete.
Red Highlighted Text: Denotes reference and grammar corrections made after the
BOCC meeting in January 2017.
Only those pages of the UDO impacted by the proposed modification(s) have been included
within this packet. Some text on the following pages has a large “X” through it to denote that
these sections are not part of the amendments under consideration. The text is shown only
because in the full UDO it is on the same page as text proposed for amendment or footnotes
from previous sections ‘spill over’ onto the included page. Text with a large “X” is not proposed
for modification.
Please note that the page numbers in this amendment packet may or may not
necessarily correspond to the page numbers in the adopted UDO because adding text
may shift all of the text/sections downward.
Users are reminded that these excerpts are part of a much larger document that regulates land
use and development in Orange County. The full UDO is available online at:
http://orangecountync.gov/planning/Ordinances.asp.
.
8
Article 2: Procedures
Section 2.14: Minor Subdivisions
Orange County, North Carolina – Unified Development Ordinance Page 2-45
(7) If the application is denied, the Planning Director shall issue a letter to the
applicant detailing the reasons for denial and identifying modifications necessary
for potential approval.
2.14.3 Final Plat
Upon approval of the Concept Plan by the Planning Director, the subdivider may proceed with the
preparation of the Final Plat.
(A) Application Requirements
(1) Applications shall be submitted on forms provided by the Planning Department in
accordance with Section 2.2 of this Ordinance.
(2) Applications shall include:
(a) Ten copies of the Final Plat prepared in accordance with Section
7.14.1(B) of this Ordinance;
(b) A copy of the Final Plat indicating Health Department approval/denial for
each lot shown thereon;
(c) Auxiliary documents prepared in accordance with Article 7 of this
Ordinance which assure completion and/or maintenance of required
improvements. Such documents may include, but not be limited to, a
private road maintenance agreement; escrow agreement or letter of
credit by an approved institution; and guarantee of installation of any
required road signs;
(d) A copy of the Final Plat indicating approval of the plan to control
sedimentation and erosion during construction of improvements. Where
an erosion control plan is required, it shall comply with the provisions of
Section 6.15 of this Ordinance. If an erosion control plan is not required,
the copy of the Final Plat must be signed by the Erosion Control Officer
certifying that a plan waiver has been approved or the amount of land
disturbance on the site is not subject to the provisions of Section 6.15 of
this Ordinance; and
(e) A statement describing the methods proposed to protect environmental
resources identified in "An Inventory of Sites of Cultural, Historic,
Recreational, Biological and Geological Significance in the
Unincorporated Portions of Orange County" and/or "Inventory of the
Natural Areas and Wildlife Habitats of Orange County, North Carolina".
(B) Review and Action
(1) The Planning Director shall determine if the plat and application conform with all
applicable regulations.
(2) Auxiliary documents required by Article 7 shall be submitted by the Planning
Director to the County Attorney for review and recommendation.
(3) The Planning Director may submit copies of the Final Plat application and
accompanying material to other officials and agencies for review and comment.
Other potential reviewers include, but are not limited to:
(a) NC DOT,
(b) Orange County Schools,
(c) Orange County Land Records,
(d) County Attorney,
(e) Orange County Environmental Health,
(f) Orange County Erosion Control,
9
Article 2: Procedures
Section 2.14: Minor Subdivisions
Orange County, North Carolina – Unified Development Ordinance Page 2-46
(g) Orange County Engineering,
(h) Public Utility Companies, and
(i) Orange County Department of Environment, Agriculture, Parks and
Recreation (DEAPR).
(4) Reviewers shall provide a certification to the Planning Director of the suitability,
provisional suitability, or unsuitability of the proposal. Recommendations of the
reviewers may be incorporated as conditions of approval of the subdivision.
(5) The Planning Director shall take action on an application solely on his/her
findings as to compliance with applicable regulations and conditions and shall
either:
(a) Approve the application; or
(b) Approve the application with conditions; or
(c) Deny the application.
(6) The Planning Director shall notify the applicant of the action in writing.
(C) Action Subsequent to Approval
(1) The applicant shall submit a reproducible mylar original of the Final Plat to the
Planning Director for endorsement within one year of Final Plat approval.
(2) The Planning Director may grant an extension of this time limit to one-year from
the original date of expiration if the applicant files an extension application in
accordance with Section 2.2.
(3) The Planning Director shall obtain all required certification signatures and shall
endorse approval of the approved Final Plat on a reproducible mylar original after
all other certification signatures have been obtained. The Planning Director shall
prepare the Declaration of Restrictions.
(4) The Planning Director shall notify the applicant when all required certification
signatures have been obtained and County Attorney review is complete. The
applicant shall then make an appointment with the Planning Director to have the
approved plat and any associated documents necessary to assure conformance
with regulations recorded in the Officer of the Register of Deeds. The approved
plat and any associated documents must be recorded within 90 days after the
Planning Director's endorsement of approval.
(5) The Planning Director shall accompany the applicant to the Register of Deeds
Office to ensure the approved plat and any required documents are recorded in
the correct order and to fill in the book and page references, where applicable.
Documents shall be numbered in the order they are to be recorded. The order is
as follows:
(a) Approved plat
(b) Road Maintenance Agreement, if required
(c) Declaration of Restrictions
(d) Homeowners/Property Owners’ Association documents, if required
(6) If the approved plat is not recorded within the specified time period, the plat is
void.
(7) Any plat or portion thereof not receiving final plat approval within the time period
set forth in (5) above shall be null and void except under the following conditions:
(a) The subdivision is built in sections or phases, and a phasing plan was
approved as part of the Preliminary Plat;
10
Article 2: Procedures
Section 2.14: Minor Subdivisions
Orange County, North Carolina – Unified Development Ordinance Page 2-47
(b) The period between the approval date of the Preliminary Plat and the
approval date of the Final Plat for the first phase does not exceed one
year; and
(c) The period between the approval date of the Final Plat of the first phase
and the approval date(s) of the Final Plat(s) of any subsequent phase(s)
does not exceed the time limits specified in the phasing plan of the
Preliminary Plat. If no phasing plan is indicated, then the period between
Final Plat approvals shall not exceed six months.
(8) If a phasing plan for construction of the subdivision is approved, the expiration
date of the Preliminary Plat shall be governed by the time period(s) approved as
part of the phasing plan.
(9) The Planning Director may extend the deadline for recordation provided the
applicant can demonstrate a good faith effort to comply with the deadline, but for
reasons beyond his/her control, fails to meet the requirements for recordation
within the specified period.
(10) All final plats shall conform to drawing specifications and certification
requirements for Final Plats contained in Section 7.14.3 7.13.3 of this Ordinance.
(11) Recordation of the approved final plat, and any required auxiliary documentation
shall be with the advice and consent of the Planning Director.
11
Article 2: Procedures
Section 2.15: Major Subdivisions
Orange County, North Carolina – Unified Development Ordinance Page 2-49
2.15.2 Concept Plan
(A) Pre-Application Review
To promote better communication and avoid unnecessary expense in the design of
acceptable subdivision proposals, each subdivider is encouraged to meet with the
Planning Department staff prior to submitting an application for Concept Plan approval.
The purpose of this informal meeting is to introduce the applicant to the provisions of this
Ordinance and discuss his/her objectives in relation thereto.
(B) On-Site Visit
(1) Prior to submission of a Concept Plan application, the applicant shall schedule a
mutually convenient time to walk the property with the Planning Director. The
purpose of this visit is to familiarize the Planning Director with the property's
special features, and to provide an informal opportunity to offer guidance to the
applicant regarding the tentative location of Secondary Open Space Areas,
potential dwelling locations, and potential street alignments.
(2) Prior to scheduling the on-site visit, the applicant shall have prepared the Site
Analysis Map as required in Section 7.13.2(A)(3) and shall submit the Site
Analysis Map to the Planning Director when the on-site visit is scheduled.
(3) If the on-site visit is not scheduled before submittal of the Concept Plan
application, it shall occur prior to the Neighborhood Information Meeting.
(C) Application Requirements
(1) Applications shall be submitted on forms provided by the Planning Department in
accordance with Section 2.2 of this Ordinance.
(2) Applications shall include:
(a) An Orange County Geographic Information Systems (GIS) Map showing
the location of the parcel to be subdivided.
(b) 25 copies of a Concept Plan of the proposed major subdivision prepared
in accordance with the specifications for Concept Plan drawings as
contained in Section 7.13.2(A) of this Ordinance. A Concept Plan shall
include the following:
(i) A Site Analysis Map;
(ii) A Conventional Development Option; and
(iii) A Flexible Development Option.
(3) In lieu of a three-part Concept Plan, one Concept Plan may be submitted if the
applicant is seeking approval only of a Flexible Development Plan. The applicant
may also combine the Site Analysis Map and the Flexible Development Option
into a single plan, provided the information required in Section 7.1 3.2(A) is
displayed in a clear and legible form. If an applicant chooses this option, he/she
shall comply with the provisions for determining density contained in Section
7.12.4(A).
(4) A comparison of the impacts of the Flexible Development Option to those that
would result from the Conventional Development Option.
(5) A checklist identifying consistency with applicable design guidelines as contained
in Section 7.12.8(B).
(6) Number 10 (business) sized envelopes with first class postage affixed addressed
to each owner of property within 500 1,000 feet of the property proposed to be
subdivided. The names and addresses of property owners shall be based on the
current listing as shown in the Orange County Land Records System.
(D) Neighborhood Information Meeting
12
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-2
SECTION 3.3: RESIDENTIAL DISTRICTS
RB
RURAL BUFFER
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min.
(square feet)
Conventional
Subdivision
Process
(Article 7)
87,120
Flexible
Development
Subdivision
Process
(Section 7.12)
40,000
43,560
[1]
PURPOSE Lot Width, min.
(feet) 130
The purpose of the Rural Buffer (RB) District is to provide
locations for rural residential developments and agricultural,
silvicultural or horticultural uses which serve to buffer or separate
more intensively planned and/or developed portions of Orange
County. Development within the Rural Buffer (RB) District is at
very low densities (the minimum lot size per dwelling unit is two
acres) and relies on individual wells and ground absorption
systems for domestic water supply and sewage disposal,
respectively.
Front Setback from
ROW, min. (feet) 40 [1][2]
Corner Side
Setback, min.
(feet)
40 [2][3]
APPLICABILITY Side Setback, min.
(feet) 20 [1][2]
This district will usually be applied where the following conditions
exist:
1. Designated by the adopted Comprehensive Plan as Rural
Buffer or by the adopted Joint Planning Area Land Use Plan as
Rural Residential or both.
2. Urban services, including water distribution and sewa ge
collection mains, are not likely within 10-20 years.
Rear Setback, min.
(feet) 20 [1][2]
Height, max. (feet) 25 [3][4]
DIMENSIONAL STANDARDS NOTES:
[1] Refer to Section 7.12.3: Flexible Development, which requires
additional standards and requirements to reduce minimum lot
size.
[1] [2] Accessory structures shall not be erected in any required
front open space and shall also conform to all other regulations.
[2] [3] Any corner lot having an abutting interior lot on its side
street shall observe a front yard setback from both streets
provided, however, that this requirement does not reduce the
width suitable for a building on said lot to less than 25 feet. (See
graphic in Section 6.2.7).
[3] [4] Two feet of additional height shall be allowed for one foot
increase of the required front and side setbacks.
[4] [5] R = residential, NR = non-residential, CU = conditional use
[5] [6] Permitted non-residential uses existing as of 5/6/98 shall
be limited to a maximum floor area ratio of .141 in the RB, AR, R-
1, R-2, R-3, and R-4 zoning districts.
Floor Area Ratio,
max.
R-CU [4] .058
NR .088 [5]
NR-CU .100 [5]
Required Open
Space Ratio, min.
R-CU
NR
NR-CU
.84
Required Livability
Space Ratio, min. R-CU .75
Required
Recreation Space
Ratio, min.
R .028
R-CU .031
Gross Land Area,
min. (square feet)
R-CU .174
NR-CU .240
Required
Pedestrian/
Landscape Ratio,
min.
NR
NR-CU .21
RB DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the RB District in Section 5.2, unless a Conditional Use (CU)
13
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-3
or MPD-CZ District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 87,120 square feet, the density permitted on a given parcel is based on
the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a
breakdown of the allowable density (i.e., the number of individual dwellings that can be developed on a
parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Section 4.2.5 for a breakdown of the allowable impervious surface area.
5. Regardless of subdivision process and reductions allowed in Section 7.12 of this Ordinance, lot(s) within the
RB general use zoning district shall not be reduced below 1 acre in area.For Subdivisions utilizing the
Flexible Development Option, the required wastewater system area may be contained either within the
residential lot or within dedicated easement and/or septic lot that is recorded and maintained within allowed
open space areas, and as further defined in NC DHHS DPH Innovative Waste Water System Approval
IWWS 2016-01. Under the Flexible Development Option required minimum lot size shall be based on
proposed wastewater disposal and percentage of open space.
6. With the exception of Orange County government development projects, wastewater treatment facilities with
a design capacity of 3,000 gallons per day or more and package treatment plants for sanitary sewage
disposal are prohibited in the RB zoning district unless approved through the Special Use Permit (SUP)
process or as a Conditional Use (CU) District.
7. Proposed subdivisions are subject to all applicable subdi vision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided. The “Village Option” for a flexible development is not permitted in the RB district.
8. Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger
setbacks and minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section
7.8.4 for additional requirements. Refer to Section 7.8.5 for private road standards.
9. The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored in an enclosed
building that conforms to applicable building code and zoning regulations or if such building is a legal non -
conforming use.
14
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-4
AR
AGRICULTURAL
RESIDENTIAL
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min.
(square feet)
Conventional
Subdivision
Process
(Article 7)
40,000
Flexible
Development
Subdivision
Process
(Section
7.12)
Proposed
Open
Space
within
subdivision
Allowable
Lot Size
(sq. ft.)
33-39% 40,000
40-44% 30,000
45-49% 20,000
50-59% 15,000
60% and
over 10,000
PURPOSE
Lot Width, min.
(feet)
Conventional
Subdivision Process
(Article 7)
150
The purpose of the Agricultural Residential (AR) District is
to assist in the preservation of land suitable, as a result of
location, existing farming operations, soils and
topography, for agricultural, silvicultural or horticultural
uses and to protect such uses from the adverse effects of
incompatible land uses.
Flexible
Development
Process (Section
7.12)
100
Front Setback
from ROW, min.
(feet)
40 [1] [6]
Corner Side
Setback, min.
(feet)
40 [2] [6]
APPLICABILITY Side Setback,
min. (feet) 20 [1] [6]
This district will usually be applied where the following
conditions exist:
1. Designated by the adopted Comprehensive Plan
Agricultural Residential.
2. Urban services, including water distribution and
sewage collection mains, are not likely within 10-20
years.
Rear Setback,
min. (feet) 20 [1] [6]
Height, max.
(feet) 25 [3]
DIMENSIONAL STANDARDS NOTES:
[1] Accessory structures shall not be erected in any
required front open space and shall also conform to all
other regulations.
[2] Any corner lot having an abutting interior lot on its side
street shall observe a front yard setback from both streets
provided, however, that this requirement does not reduce
the width suitable for a building on said lot to less than 25
feet. (See graphic in Section 6.2.7).
[3] Two feet of additional height shall be allowed for one
foot increase of the required front and side setbacks.
[4] R = residential, NR = non-residential, CU = conditional
use
[5] Permitted non-residential uses existing as of 5/6/98
shall be limited to a maximum floor area ratio of .141 in
Floor Area Ratio,
max.
R-CU [4] .058
NR .088 [5]
NR-CU .100 [5]
Required Open
Space Ratio,
min.
R-CU
NR
NR-CU
.84
Required
Livability Space
Ratio, min.
R-CU .75
Required
Recreation
Space Ratio,
min.
R .028
R-CU .031
15
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-5
the RB, AR, R-1, R-2, R-3, and R-4 zoning districts.
[6] Required setbacks for lots created through the Flexible
Development design process as detailed in Section 7.12
of this Ordinance may be reduced by 25% with the
preservation of more than 33% open space for the
project. Under no circumstances shall any required
setback be less than 10 feet.
Gross Land
Area, min.
(square feet)
R-CU
NR-CU 80,000
Required
Pedestrian/
Landscape Ratio,
min.
NR
NR-CU .21
AR DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the AR District in Section 5.2, unless a Conditional Use (CU) or
MPD-CZ District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5 and
all applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 40,000 square feet, the density permitted on a given parcel is based on the
Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a breakdown
of the allowable density (i.e., the number of individual dwellings that can be developed on a par cel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property
is located. Refer to Section 4.2.5 for a breakdown of the allowable impervious surface area.
5. For lots outside of a Watershed Protection Overlay District (see Section 4.2), the minimum usable lot area for
lots that utilize ground absorption wastewater systems shall be 30,000 square fee t for parcels between 40,000
square feet and 1.99 acres in size; zoning lots two acres and greater in size shall have a minimum usable lot
area of at least 40,000 square feet. Please refer to Section 7.12 for more information on Flexible Development.
6. With the exception of Orange County government development projects, wastewater treatment facilities with a
design capacity of 3,000 gallons per day or more and package treatment plants for sanitary sewage disposal
are prohibited in the AR zoning district unless approved through the Special Use Permit (SUP) process or as a
Conditional Use (CU) District.
7. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space provided .
8. 7 Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger
setbacks and minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section
7.8.4 for additional requirements. Refer to Section 7.8.5 for private road standards.
9. 8 The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored in an enclosed
building that conforms to applicable building code and zoning regulations or if such building is a legal non -
conforming use.
16
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-6
R-1
RURAL RESIDENTIAL
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min.
(square feet)
Conventional
Subdivision
Process
(Article 7)
40,000
Flexible
Development
Subdivision
Process
(Section
7.12)
Proposed
Open
Space
Allowable
Minimum
Lot Size
33-39% 40,000
40-44% 30,000
45-49% 20,000
50-59% 15,000
60% and
over 10,000
PURPOSE
Lot Width, min.
(feet)
Conventional
Subdivision
Process (Article 7)
130
The purpose of the Rural Residential (R-1) District is to
provide locations for rural non-farm residential
development, at very low intensities, in areas where the
short and long-term solutions to domestic water supply
and sewage disposal shall be individual wells and
ground absorption system.
Flexible
Development
Subdivision
Process (Section
7.12)
100
Front Setback from
ROW, min. (feet) 40 [1] [6]
Corner Side
Setback, min. (feet) 40 [2] [6]
APPLICABILITY Side Setback, min.
(feet) 20 [1] [6]
This district will usually be applied where the following
conditions exist:
1. Designated by the adopted Comprehensive Plan as
Rural Residential.
2. Urban services, including water distribution and
sewage collection mains, are not likely within 10-20
years.
Rear Setback, min.
(feet) 20 [1] [6]
Height, max. (feet) 25 [3]
DIMENSIONAL STANDARDS NOTES:
[1] Accessory structures shall not be erected in any
required front open space and shall also conform to all
other regulations.
[2] Any corner lot having an abutting interior lot on its
side street shall observe a front yard setback from both
streets provided, however, that this requirement does
not reduce the width suitable for a building on said lot to
less than 25 feet. (See graphic in Section 6.2.7).
[3] Two feet of additional height shall be allowed for one
foot increase of the required front and side setbacks.
[4] R = residential, NR = non-residential, CU =
conditional use
[5] Permitted non-residential uses existing as of 5/6/98
shall be limited to a maximum floor area ratio of .141 in
the RB, AR, R-1, R-2, R-3, and R-4 zoning districts.
[6] Required setbacks for lots created through the
Flexible Development design process as detailed in
Section 7.12 of this Ordinance may be reduced by 25%
with the preservation of more than 33% open space for
Floor Area Ratio,
max.
R-CU [4] .058
NR .088 [5]
NR-CU .100 [5]
Required Open
Space Ratio, min.
R-CU
NR
NR-CU
.84
Required Livability
Space Ratio, min. R-CU .75
Required
Recreation Space
Ratio, min.
R .028
R-CU .031
Gross Land Area,
min. (square feet)
R-CU
NR-CU 80,000
Required
Pedestrian/
Landscape Ratio,
min.
NR
NR-CU .21
17
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-7
the project. Under no circumstances shall any required
setback be less than 10 feet.
R-1 DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the R-1 District in Section 5.2, unless a Conditional Use (CU) or
MPD-CZ District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5 and
all applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 40,000 square feet, the density permitted on a given par cel is based on the
Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a breakdown
of the allowable density (i.e., the number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property
is located. Refer to Section 4.2.5 for a breakdown of the a llowable impervious surface area.
5. For lots outside of a Watershed Protection Overlay District (see Section 4.2), the minimum usable lot area for
lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between 40,000
square feet and 1.99 acres in size; zoning lots two acres and greater in size shall have a minimum usable lot
area of at least 40,000 square feet. For Subdivisions utilizing the Flexible Development Option, the required
wastewater system area may be contained either within the residential lot or within dedicated easement and/or
septic lot that is recorded and maintained within allowed open space areas, and as further defined in NC DHHS
DPH Innovative Waste Water System Approval IWWS 2016-01. Under the Flexible Development Option
required minimum lot size shall be based on proposed wastewater disposal and percentage of open space.
Please refer to Section 7.12 for more information.
6.5. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space provided.
7.6. Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger
setbacks and minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section
7.8.4 for additional requirements. Refer to Section 7.8.5 for private road standards.
8.7. The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored in an enclosed
building that conforms to applicable building code and zoning regulations or if such building is a legal non-
conforming use.
18
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-8
R-2
LOW INTENSITY
RESIDENTIAL
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min.
(square feet)
Conventional
Subdivision
Process
(Article 7)
20,000
Flexible
Development
Subdivision
Process
(Section
7.12)
Proposed
Open
Space
Allowable
minimum
lot size
33-49% 20,000
50-59% 15,000
60% and
over 10,000
PURPOSE
Lot Width, min.
(feet)
Conventional
Subdivision Process
(Article 7)
100
The purpose of the Low Intensity Residential (R-2) District is
to provide locations for low intensity residential development
and supporting recreational, community service and
educational uses in areas where urban services are
available or are to be provided as part of the development
process.
Flexible
Development
Subdivision Process
(Section 7.12)
70
Front Setback
from ROW, min.
(feet)
30 [1] [6]
Corner Side
Setback, min.
(feet)
30 [2] [6]
APPLICABILITY Side Setback,
min. (feet) 15 [1] [6
This district will usually be applied where the following
conditions exist:
1. Designated by the adopted Comprehensive Plan as a
Transition Area, which can reasonably be expected to be
annexed by a municipality in the ensuing 10-20 years.
2. Water and sewer lines should exist at site or be assured
of installation as part of the development process.
3. Vehicular access must consist of direct access to a street
classified as either arterial or collector as designated by the
adopted Comprehensive Plan.
Rear Setback,
min. (feet) 15 [1] [6]
Height, max. (feet) 25 [3]
DIMENSIONAL STANDARDS NOTES:
[1] Accessory structures shall not be erected in any required
front open space and shall also conform to all other
regulations.
[2] Any corner lot having an abutting interior lot on its side
street shall observe a front yard setback from both streets
provided, however, that this requirement does not reduce
the width suitable for a building on said lot to less than 25
feet. (See graphic in Section 6.2.7).
[3] Two feet of additional height shall be allowed for one foot
increase of the required front and side setbacks.
[4] R = residential, NR = non-residential, CU = conditional
use.
[5] Permitted non-residential uses existing as of 5/6/98 shall
be limited to a maximum floor area ratio of .141 in the RB,
AR, R-1, R-2, R-3, and R-4 zoning districts.
[6] Required setbacks for lots created through the Flexible
Floor Area Ratio,
max.
R-CU [4] .076
NR .088 [5]
NR-CU .100 [5]
Required Open
Space Ratio, min.
R-CU
NR-CU .82
NR .83
Required Livability
Space Ratio, min. R-CU .70
Required
Recreation Space
Ratio, min.
R .056
R-CU .059
Gross Land Area,
min. (square feet)
R-CU
NR-CU 45,000
19
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-9
Development design process as detailed in Section 7.12 of
this Ordinance may be reduced by 25% with the
preservation of more than 33% open space for the project.
Under no circumstances shall any required setback be less
than 10 feet.
Required
Pedestrian/
Landscape Ratio,
min.
NR .208
NR-CU .205
R-2 DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the R-2 District in Section 5.2, unless a Conditional Use (CU) or MPD-
CZ District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5 and all
applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 20,000 square feet, the density permitted on a given parcel is based on the
Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a breakdown of
the allowable density (i.e., the number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property is
located. Refer to Section 4.2.5 for a breakdown of the allowable impervious surface area.
5. For lots outside of a Watershed Protection Overlay District (see Section 4.2), the minimum usable lot area for lots
that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between 40,000 square
feet and 1.99 acres in size; zoning lots two acres and greater in size shall have a minimum usable lot area of at
least 40,000 square feet. For Subdivisions utilizing the Flexible Development Option, the required wastewater
system area may be contained either within the residential lot or within dedicated easement and/o r septic lot that is
recorded and maintained within allowed open space areas. Under the Flexible Development Option required
minimum lot size shall be based on proposed wastewater disposal and percentage of open space. Please refer to
Section 7.12 for more information
6.5. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that Article 7
provides for different dimensional requirements than those shown in the Dimensional and Ratio Standards table
depending upon the type of subdivision proposed and the percentage of open space provided.
76.. Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger setbacks
and minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for
additional requirements. Refer to Section 7.8.5 for private road standards.
8.7. The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored in an enclosed bu ilding
that conforms to applicable building code and zoning regulations or if such building is a legal non -conforming use.
20
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-10
R-3
MEDIUM INTENSITY
RESIDENTIAL
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min.
(square feet)
Conventional
Subdivision
Process
(Article 7)
15,000
Flexible
Development
Subdivision
Process
(Section 7.12)
Proposed
Open
Space
Allowable
Minimum Lot
Size
33-59% 15,000
60% and
over 10,000
PURPOSE
Lot Width, min.
(feet)
Conventional
Subdivision Process
(Article 7)
100
The purpose of the Medium Intensity Residential (R-3)
District is to provide locations for moderate intensity
residential development and supporting recreational,
community service and educational uses in areas where
urban services are available or are to be provided as part
of the development process.
Flexible Development
Subdivision Process
(section 7.12)
70
Front Setback
from ROW,
min. (feet)
30 [1] [6]
Corner Side
Setback, min.
(feet)
30 [2] [6]
APPLICABILITY Side Setback,
min. (feet) 15 [1] [6]
This district will usually be applied where the following
conditions exist:
1. Designated by the adopted Comprehensive Plan as a
Transition Area, which can reasonably be expected to be
annexed by a municipality in the ensuing 10-20 years.
2. Water and sewer lines should exist at site or be assured
of installation as part of the development process.
3. Vehicular access must consist of direct access to a
street classified as either arterial or collector as designated
by the adopted Comprehensive Plan.
Rear Setback,
min. (feet) 15 [1] [6]
Height, max.
(feet) 25 [3]
DIMENSIONAL STANDARDS NOTES:
[1] Accessory structures shall not be erected in any
required front open space and shall also conform to all
other regulations.
[2] Any corner lot having an abutting interior lot on its side
street shall observe a front yard setback from both streets
provided, however, that this requirement does not reduce
the width suitable for a building on said lot to less than 25
feet. (See graphic in Section 6.2.7).
[3] Two feet of additional height shall be allowed for one
foot increase of the required front and side setbacks.
[4] R = residential, NR = non-residential, CU = conditional
use.
[5] Permitted non-residential uses existing as of 5/6/98
shall be limited to a maximum floor area ratio of .141 in the
RB, AR, R-1, R-2, R-3, and R-4 zoning districts.
[6] Required setbacks for lots created through the Flexible
Development design process as detailed in Section 7.12 of
this Ordinance may be reduced by 25% with the
preservation of more than 33% open space for the project.
Floor Area
Ratio, max.
R-CU [4] .100
NR .088 [5]
NR-CU .100 [5]
Required Open
Space Ratio,
min.
R-CU
NR-CU .80
NR .81
Required
Livability
Space Ratio,
min.
R-CU .65
Required
Recreation
Space Ratio,
min.
R .074
R-CU .077
Gross Land
Area, min.
(square feet)
R-CU
NR-CU 30,000
21
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-11
Under no circumstances shall any required setback be less
than 10 feet.
Required
Pedestrian/
Landscape
Ratio, min.
NR .203
NR-CU .20
R-3 DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the R-3 District in Section 5.2, unless a Conditional Use (CU) or MPD-CZ
District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5 and all
applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 15,000 square feet, the density permitted on a given parcel is based on the
Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a breakdown of the
allowable density (i.e., the number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property is located.
Refer to Section 4.2.5 for a breakdown of the allowable impervious surface area.
5. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that Article 7
provides for different dimensional requirements than those shown in the Dimensional and Ratio Standards table
depending upon the type of subdivision proposed and the percentage of open space provided.
6. Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger setbacks and
minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional
requirements. Refer to Section 7.8.5 for private road standards.
7. The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored in an enclosed building that
conforms to applicable building code and zoning regulations or if such building is a legal non -conforming use.
22
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-12
R-4
MEDIUM INTENSITY
RESIDENTIAL
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min. (square
feet) 10,000
PURPOSE Lot Width, min. (feet) 75
The purpose of the Medium Intensity Residential (R-4) District is
to provide locations for moderate intensity residential
development and supporting recreational, community service
and educational uses in areas where urban services are
available or are to be provided as part of the development
process.
Front Setback from
ROW, min. (feet) 25 [1]
Corner Side Setback,
min. (feet) 25 [2]
APPLICABILITY Side Setback, min.
(feet) 10 [1]
This district will usually be applied where the following
conditions exist:
1. Designated by the adopted Comprehensive Plan as a
Transition Area, which can reasonably be expected to be
annexed by a municipality in the ensuing 10-20 years.
2. Water and sewer lines should exist at site or be assured of
installation as part of the development process.
3. Vehicular access must consist of direct access to a street
classified as either arterial or collector as designated by the
adopted Comprehensive Plan.
Rear Setback, min.
(feet) 10 [1]
Height, max. (feet) 25 [3]
DIMENSIONAL STANDARDS NOTES:
[1] Accessory structures shall not be erected in any required
front open space and shall also conform to all other regulations.
[2] Any corner lot having an abutting interior lot on its side street
shall observe a front yard setback from both streets provided,
however, that this requirement does not reduce the width
suitable for a building on said lot to less than 25 feet. (See
graphic in Section 6.2.7).
[3] Two feet of additional height shall be allowed for one foot
increase of the required front and side setbacks.
[4] R = residential, NR = non-residential, CU = conditional use.
[5] Permitted non-residential uses existing as of 5/6/98 shall be
limited to a maximum floor area ratio of .141 in the RB, AR, R-1,
R-2, R-3, and R-4 zoning districts.
Floor Area Ratio, max.
R-CU [4] .141
NR .123[5]
NR-CU .141 [5]
Required Open Space
Ratio, min.
R-CU
NR-CU .78
NR .79
Required Livability
Space Ratio, min. R-CU .54
Required Recreation
Space Ratio, min.
R .111
R-CU .114
Gross Land Area, min.
(square feet)
R-CU NR-
CU 15,000
Required Pedestrian/
Landscape Ratio, min.
NR .198
NR-CU .195
R-4 DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the R-4 District in Section 5.2, unless a Conditional Use (CU) or MPD-
CZ District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5 and all
applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 10,000 square feet, the density permitted o n a given parcel is based on the
Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a breakdown of
the allowable density (i.e., the number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property is
23
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-13
located. Refer to Section 4.2.5 for a breakdown of the allowable impervious surface area.
5. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that Article 7
provides for different dimensional requirements than those shown in the Dimensional and Ratio Standards table
depending upon the type of subdivision proposed and the percentage of open space provided.
6. Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger setbacks
and minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for
additional requirements. Refer to Section 7.8.5 for private road standards.
7. The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored i n an enclosed building
that conforms to applicable building code and zoning regulations or if such building is a legal non -conforming use.
24
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-14
R-5
HIGH INTENSITY RESIDENTIAL
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min. (square
feet) 7,500
PURPOSE Lot Width, min. (feet) 50
The purpose of the High Intensity Residential (R-5) District is to
provide locations for high intensity residential development and
supporting recreational community, service, or educational uses
in areas where the full range urban services are available.
It is further intended that these districts be used to promote
economically mixed housing developments and to contribute to
the provision of a range of housing types for lower income
households.
Front Setback from
ROW, min. (feet) 20 [1]
Corner Side Setback,
min. (feet) 20 [2]
APPLICABILITY Side Setback, min.
(feet) 10 [1]
This district will usually be applied where the following
conditions exist:
1. Designated by the adopted Comprehensive Plan as a
Transition Area which can reasonably be annexed by a
municipality in the ensuing 10-20 years, or within the Chapel Hill
Joint Planning Area located at an Activity Node designated by
the adopted Comprehensive Plan.
2. Water and sewer lines should exist at site or be assured of
installation as part of the development process.
3. Vehicular access must consist of direct access to a street
certified either arterial or collector as designated by the adopted
Comprehensive Plan.
4. The full range of urban services exist or are proposed at the
time of the development including fire, police, recreation,
education, commercial and cultural activities.
Rear Setback, min.
(feet) 10 [1]
Height, max. (feet) 25 [3]
DIMENSIONAL STANDARDS NOTES:
[1] Accessory structures shall not be erected in any required
front open space and shall also conform to all other regulations.
[2] Any corner lot having an abutting interior lot on its side street
shall observe a front yard setback from both streets provided,
however, that this requirement does not reduce the width
suitable for a building on said lot to less than 25 feet. (See
graphic in Section 6.2.7).
[3] Two feet of additional height shall be allowed for one foot
increase of the required front and side setbacks.
[4] R = residential, NR = non-residential, CU = conditional use.
Floor Area Ratio, max.
R [4]
NR .174
R - CU
NR - CU .200
Required Open Space
Ratio, min.
R
NR .77
R-CU
NR-CU .76
Required Livability
Space Ratio, min.
R
R-CU .52
Required Recreation
Space Ratio, min.
R .197
R-CU .200
Gross Land Area, min.
(square feet)
R-CU
NR-CU 10,000
Required Pedestrian/
Landscape Ratio, min.
NR .195
NR-CU .19
R-5 DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the R-5 District in Section 5.2, unless a Conditional Use (CU) or MPD-
25
Article 3: Base Zoning Districts
Section 3.3: Residential Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-15
CZ District is approved (see Section 3.8).
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5 and all
applicable development standards detailed in Article 6 of this Ordinance.
3. While the Minimum Lot Size may be 7,500 square feet, the density permitted on a given parc el is based on the
Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.4 for a breakdown of
the allowable density (i.e., the number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the property is
located. Refer to Section 4.2.5 for a breakdown of the allowable impervious surface area.
5. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that Article 7
provides for different dimensional requirements than those shown in the Dimensional and Ratio Standards tabl e
depending upon the type of subdivision proposed and the percentage of open space provided.
6. Subdivisions utilizing the conventional design process and/or proposing private roads are subject to larger setbacks
and minimum lot sizes than those listed in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for
additional requirements. Refer to Section 7.8.5 for private road standards.
7. The storage of junked or wrecked motor vehicles is prohibited except if the vehicle is stored in an enclosed bui lding
that conforms to applicable building code and zoning regulations or if such building is a legal non -conforming use.
26
Article 4: Ov erlay Zoning Districts
Section 4.3: Special Flood Hazard Area (SFHA)
Orange County, North Carolina – Unified Development Ordinance Page 4-11
4.2.9 Water Supply / Sewage Disposal Facilities
T ABLE 4.2.9: WATER SUPPLY/SEWAGE DISPOSAL FACILITIES
DISTRICT WATER SUPPLY/SEWAGE DISPOSAL
UNIV-CA
UNIV-PW
Water supply and sewage treatment systems shall be limited to individual wells and on-site
septic tanks systems or individual on-site alternative disposal systems. No off-site systems
shall be permitted.
All Other Watershed
Overly Districts
For parcels created through the Conventional Subdivision process as detailed in Article 7 of
this Ordinance septic and repair area shall be located in lot. Off-site individual septic
systems associated with parcels created through the Flexible Development Subdivision as
outlined in Section 7.12 of this Ordinance must be contained within Common Open Space
and approved by the Orange County Environmental Health Department.
UNIV-CA
New septic tanks and their nitrification fields shall be located outside of any stream buffers,
or 300 feet from a reservoir or perennial or intermittent stream as shown on the USGS
Quadrangle maps, whichever is further
CANE-CA
U-ENO-CA
New septic tanks, pump tanks and their appurtenances shall be located outside of any
stream buffers and at least 100 feet from a perennial or intermittent stream as shown on the
USGS Quadrangle maps, and at least 150 feet from a reservoir.
New nitrification fields shall be located outside of any stream buffers and at least 100 feet
from a perennial or intermittent stream as shown on the USGS Quadrangle maps, and at
least 300 feet from a reservoir.
CANE-PW
CANE-CA
U-ENO-CA
Water supply and sewage treatment systems shall be limited to individual wells and septic
tanks or individual on-site alternative disposal systems; provided however, off-site systems
shall be permitted when located in a Flexible Development subdivision approved in
accordance with Section 7.13 of this Ordinance.
UNIV-PW
CANE-PW
U-ENO-PW
HYCO-PW
LITTLE-PW
BACK-PW
HAW -PW
JORDAN-PW
L-ENO-PW
FLAT-PW
New septic tanks and their nitrification fields shall be located outside of any stream buffers
and at least 100 feet from a perennial or intermittent stream as shown on the USGS
Quadrangle maps.
SECTION 4.3: SPECIAL FLOOD HAZARD AREA (SFHA)
4.3.1 Intent
The intent of this overlay district is to promote public health, safety, and general welfare and to
minimize public and private losses due to flood conditions within flood prone areas by provisions
designed to:
(A) Restrict or prohibit uses, which are dangerous to health, safety, and property due to
water or erosion hazards, or which result in damaging increases in erosion, flood heights
or velocities;
(B) Require that uses vulnerable to floods, including facilities, which serve such uses, be
protected against flood damage at the time of initial construction;
(C) Control the alteration of natural floodplains, stream channels, and natural protective
barriers, which are involved in the accommodation of flood waters;
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Article 7: Subdivisions
Section 7.2: Classification of Subdivisions
Orange County, North Carolina – Unified Development Ordinance Page 7-2
7.2.1 Exempt Subdivisions
(A) In accordance with North Carolina General Statutes, the following activities do not
constitute a subdivision and are expressly exempt from established review and approval
processes, provided that the property’s exempt status is confirmed in accordance with
the procedures detailed in Article 2:
(1) The combination or recombination of portions of previously subdivided and
recorded lots if the total number of lots is not increased and the resultant lots are
equal to or exceed the standards of the County, including private road
justification standards, as detailed within this Ordinance.
(2) The division of land into parcels greater than ten acres if no street right-of -way
dedication is involved.
(3) The public acquisition by purchase of strips of land for widening or opening
streets.
(4) The division of a tract in single ownership of the entire area of which is no greater
than two acres into not more than three lots, if no street right-of -way dedication is
involved and if the resultant lots are equal to or exceed the standards of the
County as detailed within this Ordinance.
(B) Exempt subdivision shall be required to meet all applicable requirements for the granting
of zoning and building permits.
7.2.2 Minor Subdivisions
A subdivision shall be classified as “minor” if it does not:
(A) Create more than:
(1) Five lots, including the residual acreage, following the Conventional subdivision
design model; or
(2) Twelve lots, including the residual acreage, following the Flexible Development
subdivision design model, from any one tract of land in any ten year period;.
(B) Dedicate or improve any new public street other than widening an existing public street;
(C) Extend public water and/or sanitary sewerage systems other than laterals to serve
individual lots; and
(D) Necessitate the installation of drainage improvements which would require easements
through one or more lots to serve other lots.
7.2.3 Major Subdivisions
(A) A major subdivision is any subdivision that is not an Exempt or Minor subdivision, as
classified in subsections 7.2.1 and 7.2.2. Major subdivisions are further classified as
follows:
(1) Major Subdivision, Standard
All subdivisions not classified as an Exempt Subdivision; Minor Subdivision;
Major Subdivision, Class A Special Use; or Major Subdivision, Conditional Use.
(2) Major Subdivision, Class A Special Use, Rural Designated
A tract of land in a Rural Designated area on the Growth Management System
map that is proposed for a subdivision of 21-40 lots.
(3) Major Subdivision, Class A Special Use, Urban Designated
A tract of land in an Urban Designated area on the Growth Management System
map that is proposed for a subdivision of 21-79 lots.
(4) Major Subdivision, Conditional Use, Rural Designated
28
Article 7: Subdivisions
Section 7.3: Phasing of Subdivisions
Orange County, North Carolina – Unified Development Ordinance Page 7-3
A tract of land in a Rural Designated area on the Growth Management System
map that is proposed for a subdivision of 41 or more lots.
(5) Major Subdivision, Conditional Use, Urban Designated
A tract of land in an Urban Designated area on the Growth Management System
map that is proposed for a subdivision of 80 or more lots.
(B) For the purpose of determining whether a subdivision is a Major Subdivision, Class A
Special Use (Rural Designated or Urban Designated), or a Major Subdivision, Conditional
Use District (Rural Designated or Urban Designated), the number of lots created shall be
determined by counting the cumulative number of lots created, through subdivisions, on a
tract or parcel of land as the boundaries of said tract or parcel of land existed in the Land
Records of Orange County as of November 5, 2003.
SECTION 7.3: PHASING OF SUBDIVISIONS
(A) A major subdivision may be developed in phases, provided that:
(A)(1) Each phase contains at least five lots, unless depicted on a phasing plan
approved by the Board of County Commissioners as part of the preliminary
subdivision plat with the express determination that the proposed phasing makes
it unlikely that a subdivider would willingly abandon a final phase that contai ns a
required extension of a road or other infrastructure;
(B)(2) The degree and extent of road, water supply, sewage disposal, stormwater
management, erosion and sedimentation control, and other required
improvements in the phase and previously approved phases i s sufficient to serve
or handle all development within the phase;
(C)(3) The number of lots and amount of required open space in the phase and any
previously approved phases is proportional; and
(D)(4) A phasing plan showing the phases of development and the requirement s of this
Ordinance that will be satisfied in each phase is approved by the Board of
County Commissioners as part of the preliminary final plat.
(E)(B) A minor subdivision utilizing the Flexible Development Option may be developed in
phases, provided that:
(A)(1) The degree and extent of road, water supply, sewage disposal, stormwater
management, erosion and sedimentation control, and other required
improvements in the phase and previously approved phases is sufficient to serve
or handle all development within the phase;
(B)(2) The number of lots and amount of required open space in the phase and any
previously approved phases is proportional; and
(C)(3) A phasing plan showing the phases of development and the requirements of this
Ordinance that will be satisfied in each phase is appro ved by the Planning
Director as part of the preliminary final plat.
SECTION 7.4: IMPROVEMENTS AND PERFORMANCE GUARANTEES
7.4.1 Generally
(A) Improvements proposed by the subdivider or required by this Ordinance, shall be
constructed in accordance with the standards and requirements provided in this
Ordinance.
(B) In those instances where said improvements are required to be constructed subsequent
to the approval of the Final Plat, plans and specifications for said improvements shall be
approved by the appropriate agency and reference to said improvements shall be made
part of the Final Plat.
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Article 7: Subdivisions
Section 7.4: Improvements and Performance Guarantees
Orange County, North Carolina – Unified Development Ordinance Page 7-4
7.4.2 Improvements Required
(A) Subdividers are responsible for the construction, installation, and maintenance of
required improvements in accordance with the standards in this Ordinance in addition to
any applicable federal, state, or county standards to include, but not be limited to, the
following:
(1) All roads within the subdivision and improvements to existing roads required for
safe and adequate access to the subdivision;
(2) Road signs;
(3) Water supply and wastewater systems, other than individual wells and septic
tanks;
(4) Drainage facilities and easements;
(5) Stormwater management devices;
(6) Erosion and sedimentation control devices;
(7) Low-impact (passive) and active recreation amenities;
(8) Fire suppression management facilities;
(9) Common Open Space, Rrecreation, or Llandscape management improvements,
areas, and facilities; and
(10) Any other on- or off-site improvements required by this Ordinance or required at
the time of preliminary plat approval.
(B) If the subdivider records a plat for only a portion of the subdivision for which a preliminary
plat was approved, the improvements required to be constructed, installed, and
maintained in accordance with said recorded plat shall be those improvements that the
Planning Director deems necessary to serve the lots shown on the recorded plat.
7.4.3 Completion of Improvements
(A) The Planning Director shall not approve a final plat presented for recordation until:
(1) All required improvements have been completed.
(2) All legal documents shall be submitted, reviewed and approved by the Orange
County Attorney, or
(3) A performance guarantee has been provided in accordance with the provisions
detailed herein.
(B) An improvement shall be deemed completed only after the appropriate public agency has
certified that the improvement(s) has been installed in accordance with the approved
preliminary plat, the approved construction plan, and in accordance with applicable
federal, state, and county regulations.
(C) In lieu of certification from a public agency, the Planning Director is authorized to accept
certification from the applicant’s licensed professional engineer or licensed professional
surveyor or other professional as authorized by the North Carolina General Statutes that
the improvements have been installed in accordance with all applicable standards.
7.4.4 Performance Guarantees
(A) Performance guarantees shall be required for the purpose of ensuring that subdividers
properly install all required subdivision improvements in a timely manner, in accordance
with approved plats and construction plans.
(B) The term of a performance guarantee shall not exceed two years. The Planning Director
may, for good cause and with the approval of the provider of the guarantee, grant
extensions of the term, with each such extension not to exceed one year.
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Article 7: Subdivisions
Section 7.4: Improvements and Performance Guarantees
Orange County, North Carolina – Unified Development Ordinance Page 7-5
(C) Performance guarantees must be in the form of a performance bond, irrevocable letter of
credit, or cash escrow account. The form of guarantee shall be determined by the
subdivider.
(D) The performance guarantee shall be conditioned upon the performance of all work
necessary to complete the required subdivision improvements within the time period
specified at the time of preliminary plat or construction plan approval.
(E) The amount of the performance guarantee shall equal at least 125% of the estimated
cost, including project management costs, of the required improvements that have not
been installed by the time of final plat submittal.
(F) Th e estimated cost of required improvements, including project management costs, must
be itemized by improvement type and certified by the subdivider ’s licensed professional
engineer. In the case of minor subdivisions, the subdivider’s licensed professional
engineer or licensed professional surveyor may provide the itemized cost estimate. Cost
estimates shall be based on industry norms within Orange County.
(G) If a subdivider fails to properly install required improvements within the term of the
guarantee, the guarantee will be deemed in default. In the case of default, the County is
authorized to use the guarantee funds to complete the required subdivision
improvements or to let a contract for installation of the required improvements.
(H) Once the conditions of the performance guarantee have been completed to the
satisfaction of the appropriate agencies and any required maintenance guarantee has
been provided in accordance with the provisions of this Ordinance, the guarantee shall
be released.
(I) All improvements shall be completed in accordance with the conditions associated with
the approved plat(s) and the applicable standards contained in this Article. No financial
guarantee may be released until all required certifications of completion have been
provided.
(J) Once all of the required improvements have been at least 50% certified, the financial
guarantee may be reduced by the ratio that the completed improvements bear to the total
improvements required. However, only one such reduction shall be permitted prior to
releasing the entire performance guarantee.
7.4.5 Maintenance of Required Improvements
Improvements installed as a requirement of subdivision approval shall be maintained by the
subdivider until they are accepted for maintenance by:
(A) the North Carolina Department of Transportation; utility provider; individual
homeowner; Homeowners’ or Property Owners’ association.
7.4.6 Property Owners’ Association
(A) Where a neighborhood, property owners’, or homeowner’s association or similar legal
entity is to be responsible for the maintenance and control of any improvements required
as part of subdivision approval, the subdivider shall file, with the Planning Department
and record with the final plat, a declaration of covenants and restrictions, articles of
incorporation, where required, and/or by-laws as approved by the County Attorney that
will govern the maintenance and control of such improvements. Provisions shall include
but not be limited to the following:
(1) The association shall be established before any homes are sold and/or any
building occupied;
(2) Membership shall be mandatory for each home buyer and all successive buyers;
(3) The association shall be responsible for liability insurance, local taxes and
maintenance of recreation, Common Open Space areas, and other facilities,
including streets and utility lines;
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Article 7: Subdivisions
Section 7.5: Subdivision Agreements
Orange County, North Carolina – Unified Development Ordinance Page 7-7
(C) Maintenance guarantees for public road facilities shall stipulate that the subdivider will
maintain all required public road improvements, drainage improvements, and
sedimentation and erosion control improvements to the standards of this Ordinance until
the public road improvements are added to the state-maintained road system. The
guarantee shall also state that the subdivider will be responsible for correcting any
defects that may arise during the maintenance period and shall remove temporary
sedimentation and erosion control measures.
(D) Maintenance guarantees shall be in the form of a performance bond, irrevocable letter of
credit, or cash escrow account and shall conform to the following:
(1) The amount of the guarantee shall be at least 15% of the total cost of
constructing the public road improvements (excluding the costs of clearing and
rough grading).
(2) The estimated cost of the required improvements must be itemized and certified
by the applicant’s licensed professional engineer or licensed professional
surveyor, if the surveyor was the original preparer of the plans for the
subdivision.
(3) In the case of minor subdivisions, the subdivider’s licensed professional engineer
or licensed professional surveyor may provide the itemized cost estimate.
(4) Cost estimates must be based on industry norms within Orange County.
(5) The Planning Director or Planning Board may require a higher guarantee amount
when deemed necessary to address higher potential correction costs due to the
subdivision’s size and site characteristics, but in no event may the amount
exceed 25% of estimated construction costs.
(E) The guarantee shall have a term of two years and shall provide an option for annual
renewal if the subdivider has:
(1) Arranged for County inspection of the improvements,
(2) Submitted to the County an acceptable estimate of the costs necessary to correct
any deterioration or defects discovered by the inspection, and
(3) Increased the amount of the security by the amount of said estimate.
(F) The subdivider shall pay a fee in accordance with the Fee Schedule adopted by the
Board of County Commissioners at the time of the initial posting of the guarantee and for
each subsequent renewal or extension to cover the County’s administrative costs.
SECTION 7.5: SUBDIVISION AGREEMENTS
(A) The subdivider of all minor and major subdivisions shall record a subdivision agreement
outlining the limitations associated with the development of created lots at the Orange
County Register of Deeds at the same time the Final Plat is recorded.
(B) The purpose of the subdivision agreement is to provide detail on various development
limitations that will regulate the overall development of property consistent with the
approval of the subdivision.
(C) This subdivision agreement shall, at a minimum, outline the following development
criteria for property within the subdivision:
(1) Required development setbacks for lots within the project ,
(2) Impervious surface limits for the lots within the development,
(3) The presence of identified environmental features (i.e. stream buffers, flood plain,
wetlands, etcetc.) and an explanation on how development of the lot(s) is
impacted,
32
Article 7: Subdivisions
Section 7.6: General Design Standards
Orange County, North Carolina – Unified Development Ordinance Page 7-8
(4) The presence of identified cultural features listed by the North Carolina Heritage
Program, or identified 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",
(5) Identification of soil and septic limitations, if any, for each lot,
(6) Access restrictions for the project and individual lots,
(7) Limitations on land uses,
(8) Maintenance requirements for all roadways as well as references to the project’s
road maintenance agreement, if required, and
(9) Maintenance requirements for all Common Open Space areas .
SECTION 7.6: GENERAL DESIGN STAND ARDS
The avoidance of congestion and overcrowding and the creation of conditions essential to public health,
safety and the general welfare may be best accomplished through the application of design standards
providing for the distribution of population and traffic, safe and coordinated street systems, approved
water supply and sewage disposal systems, usable lots and conformance to plans for Orange County as
recommended by the Planning Board and adopted by the Board of Commissioners. The following
general requirements and principles of land subdivision shall be observed:
7.6.1 Minimum Lot Size
(A) All lots shall contain the minimum lot area required by Article 3 of this Ordinance and
shall comply with all applicable development standards.
(B) Any lot which provides an easement for individual septic disposal for use by a separate
lot or deed shall conform with NC DHHS DPH Innovative Waste Water System approval
IWWS 2016-01.be adequately sized and approved by Orange County Environmental
Health.
7.6.2 Residential Density
The allowable density on a given parcel of property proposed for subdivision shall comply with the
residential maximum density requirements in Section 4.2.4.
7.6.3 Land Suitability
(A) In reviewing subdivision proposals, the Planning Department and Planning Board shall
consider the overall design of the subdivision with the suitability of the land for
development to insure that the platting and development of the subdivision will not create
a danger to the health, safety, and welfare of Orange County residents.
(B) Land suitability shall be determined by an investigation of conditions including but not
limited to flood prone areas, soil drainage, drainage patterns, slope, historic sites,
maximum anticipated levels of land disturbance for the project and all proposed individual
lots, and unique natural areas. The investigations shall be carried out by the Planning
Board, the Planning Department, or other agencies or individuals having the appropriate
technical expertise.
(C) Special Flood Hazard Areas shall be considered during the review process.
(D) Soils shall be evaluated for suitability or provisional suitability for septic tanks according
to guidelines established in the Laws and Rules for Ground Absorption Sewage Disposal
Systems, incorporated herein by reference.
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Article 7: Subdivisions
Section 7.6: General Design Standards
Orange County, North Carolina – Unified Development Ordinance Page 7-9
(1) Each lot that does not contain a suitable building site shall be designated on the
plat as being of restricted development potential and by instrument recorded in
the Orange County registry as specifically prescribed by Section 7.1 34.3(E)(1) of
this Ordinance.
(E) Drainage
(1) Soil suitability, including slope and drainage, shall also be evaluated according to
soil characteristics indicated by the Orange County Soil Survey and topography
indicated by the U.S. Geological Topographic Maps.
(2) Each lot shall contain a suitable building area safe from inundation and erosion.
(3) Sanitary sewer systems, septic tank drainfields, water systems, wells, and
adjacent properties shall be protected from inundation by surface water.
(4) Roads, driveways and utilities shall be protected from damage caused by
improper stormwater management.
(5) Mechanical devices, drainage easements, natural buffers, large lots, and/or other
technical means may be used to achieve these drainage objectives. Natural
drainageways are a preferred means of stormwater run-off removal. The
characteristics (including capacity) of natural drainageways shall be protected.
(6) Runoff levels from the 25-year storm after the site is developed shall not be
greater than the rate of runoff on the same site in its natural state.
(7) In cases where anticipated land disturbance for the subdivision and the proposed
lots will cumulatively exceed established thresholds denoted within Section
6.14.5 of this Ordinance, a formal stormwater management plan shall be required
as part of the application submittal.
(F) Resource Protection
(1) Applications for subdivision shall be evaluated by the Planning Department and
Planning Board for potential impairment of habitat of rare and endangered
species or unique natural areas.
(2) A strategy shall be developed to protect resources listed by the North Carolina
Heritage Program, or identified 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".
(a) The strategy shall provide protection of identified natural and cultural
resources from impacts which could result from development of the
subdivision, and shall include one or more of the following:
(i) Dedication of conservation easements,;
(ii) Restrictive covenants prohibiting clearing or disturbance of the
resource areas,;
(iii) Dedication of resource areas to Orange County,;
(iv) Clustering of lots to minimize land disturbance,preserve the
special features of the property promote Common Open Space,
and preserve areas and other environmentally sensitive areas,
of the property,; and
(v) Other restrictions or development options which provide an
adequate level of protection.
(3) The Planning Department shall review available documentation of the particular
site and determine if the proposed strategy adequately protects the identified
resources.
34
Article 7: Subdivisions
Section 7.7: Lots
Orange County, North Carolina – Unified Development Ordinance Page 7-10
(4) Maps, studies, and reports which are relevant to this section shall be maintained
by the Planning Department.
SECTION 7.7: LOTS
7.7.1 Generally
All lots shall conform to all of the requirements of this Ordinance for the zoning district and any
overlay district in which they are located.
7.7.2 Shape and Orientation
(A) The shape and orientation of lots shall be appropriate to the location of the subdivision
and the development intended.
(B) Interior lot lines extending from a street should be approximately perpendicular or radial
to the street right of way line.
(C) Lot lines shall be located to permit efficient installation and maintenance of utility lines on
utility easements, to maximize buildable area, and, where applicable, to provide a
suitable area for septic systems.
(D) Commercial and industrial lots shall be of sufficient size to include off street service
facilities, and off street parking of all vehicles used by all patrons and employees.
7.7.3 Relationship to Street
(A) Each lot shall abut a publicly dedicated street except in subdivision approved with privat e
roads. In the latter situation, each lot must abut a private road or a state maintained road
which is shown on the approved plat and constructed pursuant to the standards set by
Orange County.
(B) Upon recommendation of the Planning Board and approval of the County
Commissioners, the construction of the access road may be postponed until building or
market development is undertaken.
(1) In this case the lots shall be designated on the plat: "This lot may not be sold,
nor a building permit issued, until the access road has been built as specified for
this subdivision."
(C) Except where reverse frontage is desirable, double frontage lots should be avoided.
7.7.4 Flag Lots
(A) Intent
Orange County discourages and restricts forming flag lots. A flag lot shall be permitted if
necessary to allow a property owner reasonable use and benefit from his/her land or to
alleviate situations which would otherwise cause extreme hardship for him/her.
(B) Lot Standards
Flag lots are allowed only:
(1) Where necessary to eliminate access onto arterials (See Fig. 7.7.4.B, Diagram
1);
(2) To reasonably utilize irregularly shaped land (See Fig. 7.7.4.B, Diagram 2);
(3) To reasonably utilize land with difficult topography (See Fig. 7.7.4.B, Diagram 3);
and
(4) To reasonably utilize land with limited sites suitable for septic tank nitrification
fields (See Fig. 7.7.4.B, Diagram 4);
(5) Where it is unlikely that a road created in lieu of a flag lot would ever be
35
Article 7: Subdivisions
Section 7.7: Lots
Orange County, North Carolina – Unified Development Ordinance Page 7-11
extended, or otherwise needed to provide access to adjoining parcels; or
(6) To provide for the protection of significant natural or cultural resources; and
(7) To provide access and/or street frontage for Common Open Space areas.
Figure 7.7.4.B: Flag Lots
(C) No flag lot shall be permitted if it increases the number of access points onto an arterial
or collector street.
(D) The length of a flag lot between the street onto which it has access and the point where a
lot dimension parallels the street shall be based on the size of the proposed regular lot.
The following table indicates the allowed length of the flag portion of the lot based on the
required minimum width of the regular lot (see example graphic).
TABLE 7.7.4.D: LOT SIZE REQUIREMENTS
SIZE OF REGULAR LOT REQUIRED MINIMUM WIDTH OF
REGULAR LOT
LENGTH OF FLAG STAFF
ALLOWED
40,000 sq. ft. to 1 acre 130 feet 308 to 336 feet
1+ acres to 2 acres 130 feet 337 to 671 feet
2+ acres 130 feet 672 to 700 feet [1]
[1] Maximum length allowed
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Article 7: Subdivisions
Section 7.8: Access and Roadways
Orange County, North Carolina – Unified Development Ordinance Page 7-12
Figure 7.7.4.D: Flag Lot Measurement Standards
(E) The maximum length allowed on any flag lot is 700 feet.
(1) The lot width and street frontage of a flag lot may be reduced to 35 feet.
(2) The Planning Director may approve further reductions to a minimum of 20 feet
where topographical conditions permit the construction of an adequate driveway
within that width.
(3) The Planning Director may also require greater widths where necessary to insure
adequate access.
(F) All flag lots created after October 3, 1988 shall be composed of contiguous land area,
and that area shall not be divided by street right of way or other lots. A private road
easement may divide a new lot only if all of the following criteria are met:
(1) The land underlying the easement in the same ownership as the remainder of the
lot; and
(2) The proposed easement contains an existing road or driveway which is to be
used for access to new lots; OR the proposed easement if located along a
property line will have an irregular shape; and
(3) The minimum lot area requirement can be met on one side of the road easement
but not both sides.
(G) Those lots with land area divided by a public road right-of -way prior to October 3, 1988
shall not be further subdivided in a manner which creates any additional lots with divided
area.
(H) For the purpose of these standards, properties created as Common Open Space areas
shall not be considered flag lots.
(H) The regulations of Section 7.7.4 do not apply to flag lots that contain Common Open
Space.
SECTION 7.8: ACCESS AND ROADWAYS
7.8.1 Streets and Common Open Space – General Standards
(A) Consistency with Comprehensive Plan
(1) The provision of street rights-of -way shall conform to and meet the requirements
of the Orange County Comprehensive Plan.
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Article 7: Subdivisions
Section 7.8: Access and Roadways
Orange County, North Carolina – Unified Development Ordinance Page 7-14
(2) They would satisfy other requirements for addition to the State maintenance
system, including, but not limited to, the general density standard of at least two
occupied residences for each one-tenth of a mile of subdivision street.
If, upon review of a subdivision plat, it is determined that the general density standard is
met, but a design standard is not, a re-design will be required where possible. For
example, if the number of lots proposed along a subdivision street would clearly satisfy
the density standard, but the street design was such that the centerline radius did not
meet the minimum standard of 230 feet for level land, a new street design would be
required. Another example is a situation where a landscaped island or entrance median
prevents acceptance of the street for maintenance.
The State’s criteria and standards are identified in the following publications: Subdivision
Roads - Minimum Construction Standards and Traditional Neighborhood Development
(TND) Guidelines, prepared by and available from the N.C. Department of
Transportation; or
(B) The subdivision streets extend existing streets which are public; or
(C) The subdivision streets are part of a development which is located in an area designated
as Urban or Transition by the Orange County Comprehensive Plan; or
(D) A proposed street is designated as an arterial or collector on an approved Thoroughfare
Plan for a municipality or in the Orange County Comprehensive Plan; or
(E) The subdivision streets are part of a non-residential development consisting of office,
retail, industrial, and similar businesses, each located on a separate lot. This provision
shall only apply to that portion of a subdivision being developed for non - residential
purposes.
7.8.3 Public Streets - Construction Standards
Public dedicated streets must meet the minimum construction standards as adopted by the N.C.
Department of Transportation for acceptance of streets as additions to the State Highway
System.
7.8.4 Private Roads – When Permitted
(A) A private road utilizing the in a Conventional Subdivision Option design model shall be
deemed justified for a minor subdivision resulting in no more than three lots provided:
(1) No new lots have been created from the parent tract, through subdivision or other
manner exempted from subdivision regulations, since the more recent:
(a) Date of adoption of this provision (September 18, 2001); or
(b) Ten years from the date of recordation of the parent tract if the lot being
subdivided was created using the three-lot private road justification
provision.
The parent tract, for the purpose of this provision, is the lot or tract of land that is
being subdivided.
(2) All resulting lots meet the minimum lot area per dwelling unit and maximum
density requirements for the zoning district, including any overlay district, in
which the subdivision is located.
(B) A minor residential subdivision of three or fewer lots shall be encouraged to provide a
private access easement for one adjacent lot to access the private road in order to
reduce the number of access points on a public road.
(C) Minor Subdivisions utilizing the Flexible Development Option may shall comply with
Common Open Space requirements as detailed in Section 7.12 in lieu of the private road
justification requirements and standards lis ted in this sSubsection, 7.8.4.
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Article 7: Subdivisions
Section 7.8: Access and Roadways
Orange County, North Carolina – Unified Development Ordinance Page 7-15
(D) For all other subdivisions the Planning Board and the Board of County Commissioners (in
the case of major subdivisions) and Planning staff (in the case of minor subdivisions)
shall consider the design features in this sSubsection (7.8.4) when determining whether
to permit private roads.
(E) There is no right to a private road in any subdivision containing more than three lots.
(F) At a minimum, a private road may be justified if the subdivision meets standards of (1)
below and at least two other design features (2 through 7) listed below.
(1) The location and design of the subdivision is such that it clearly preserves the
rural character of the County through:
(a) The provision of lot sizes and building setbacks significantly greater than
those required by the zoning district in which the proposed subdivision is
located, including any overlay district requirements, in accordance with
the following standards:
(i) Lot Sizes – Conventional Subdivision
a. All lots in the subdivision must be at least 80,000 square
feet if the minimum lot size or area per dwelling unit of
the zoning district is 40,000 square feet or less.
b. All lots must be at least 120,000 square feet (2.75 acres)
if the minimum lot size or area per dwelling unit of the
zoning district is 80,000 square feet.
c. All lots must be at least 130,680 square feet (three
acres) if the minimum lot size or area per dwelling unit of
the zoning district is 87,120 square feet (two acres).
d. All lots must be at least five acres for all other cases.
e. Minimum building setbacks for lots located on a private
road shall be twice those required.
(ii) Lot Sizes and Building Setbacks– Estate Lot Subdivisions
without Density Bonus
a. In zoning districts having a minimum lot size of 40,000
square feet:
i. All lots must be at least 80,000 square feet in
subdivisions providing 40% of Common Open
Space;
ii. All lots must be at least 70,000 square feet in
subdivisions providing 41-49% or less Common
Open Space;
ii.iii. All lots must be at least 60,000 sq. ft. in
subdivisions providing 50% or greater Common
Open Space.
b. In zoning districts having a minimum lot size of or area
per dwelling unit of 80,000 square feet or 87,120 square
feet or two acres: (87,120 square feet):
i. All lots must be at least 130,680 square feet (3
acres) in subdivisions providing a minimum of
40% of Common Open Space;
ii. All lots must be at least 90,000 square feet (2.07
acres) in subdivisions providing 41-49%
Common open Open spaceSpace;
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Article 7: Subdivisions
Section 7.8: Access and Roadways
Orange County, North Carolina – Unified Development Ordinance Page 7-16
iii. All lots must be at least 60,000 square feet (1.38
acres) in subdivisions providing 50% or greater
open space.
c. Minimum building setbacks for lots located on a private
road shall be twice those required.
(b) The retention and/or provision of landscaping and use of clustering of
dwelling units to:
(i) Screen the view of the subdivision from public roads,
(ii) Maintain a wooded or forested character,
(iii) Maintain scenic views, or
(iv) Preserve wildlife, botanical, historic, archaeological and/or
recreation sites; and/or
(c) The preservation of site features which directly enhance the special or
unique cultural, historical, archaeological or biological characteristics of
the immediate area as referenced in:
(i) “An Inventory of Sites of Cultural, Historic, Recreational,
Biological, and Geological Significance in the Unincorporated
Portions of Orange County” or,
(ii) For historic sites, if the site is deemed eligible by the State
Historic Preservation Office for inclusion in the National Register
of Historic Places.
(2) The number, location and/or size of lots to be located in the subdivision are such
that, even if constructed to State standards, the streets would not be accepted by
the State for maintenance due to density or other State requirements.
(3) At least 50% of the site is to be dedicated and preserved through restrictive
covenants and contains recreation and/or open space areas of significant
botanical, wildlife, historic and/or archaeological sites as referenced in “An
Inventory of Sites of Cultural, Historic, Recreational, Biological, and Geological
Significance in the Unincorporated Portions of Orange County.”
(4) In subdivisions proposed to be located in a Watershed Protection Overlay
District, as designated in Section 4.2 of this Ordinance, stream buffers are
increased by at least 25% above those required by Section 6.13 of this
Ordinance and the impervious surface allowed is decreased by at least 15% to
allow greater infiltration of storm water runoff to prevent the pollution of water
supply reservoirs.
(5) The site contains topographic and environmental features, such as streams,
steep slopes, or watersheds that would be adversely affected by the use of roads
constructed to State standards because of factors such as significant amounts of
earthwork (cut and fill) that would contribute to increased run off of stormwater
and siltation.
(6) The site is already developed to 100% of the capacity which could be achieved
after approval of the subdivision and some or all of the non-conforming aspects
of existing development on the site will be made more conforming as a result of
the proposed subdivision, and all conforming aspects of the development will
remain conforming.
(7) There is only one subdivision road proposed and:
(a) Its length does not exceed 350 feet,
(b) It serves no more than five lots,
(c) Its grade does not exceed 9%, and
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Article 7: Subdivisions
Section 7.11: Recreational Facilities
Orange County, North Carolina – Unified Development Ordinance Page 7-31
(3) In no case shall the total land area be less than that required by application of the
provisions of Article 3 (Required Minimum Pedestrian/Landscape Ratio, as
shown on the Table of each zoning district) and Section 6.3 (Land Use Intensity
System) of this Ordinance.
7.11.3 Site Suitability
(A) Land provided or dedicated for active recreational purposes shall be of a character,
slope, and location suitable for use as for play areas, tennis courts, multi-purpose courts,
picnic areas, ball fields, and other similar recreation uses.
(B) Active recreation areas shall be located on land that is relatively flat (0 to 7-1/2% slopes),
free of wetlands and/or flood plains, free of easements for public utility transmission lines,
and is otherwise capable of accommodating active recreation uses.
(C) Land provided or dedicated for low impact recreation and open space purposes shall be
of a character, slope, and location suitable for use for walking, jogging, reading and
similar quiet activities, and the preservation of natural features and cultural resources
such as steep slopes, rock outcrops, native plant life and wildlife cover, mature
woodlands, and water resources.
(D) In all cases, active and low impact recreation sites as well as open space areas
designated in the adopted Comprehensive Plan shall be incorporated into the design of
the subdivision.
(E) Criteria for evaluating the suitability of proposed recreation areas shall include but not be
limited to the following:
(1) Location
(a) Land dedicated for recreation purposes shall be located so as to serve
the needs of the residents of the subdivision and the residents of the
immediate neighborhood within which the subdivision is located.
(b) As approved by DEAPR, the Orange County Parks and Recreation
Board, and BOCC, land dedicated for public recreation purposes shall
also maintain logical access to other private Common Open Space
areas.
(c) Recreation areas shall be located so as to provide, insofar as possible,
reasonable accessibility to all residents of the subdivision and residents
living in the immediate neighborhood.
(d) Recreation areas shall be located where more land more suited for
recreational purposes due to shape, level slopes and/or dry soil
conditions is present.
(e) Where proposed park sites are shown in the adopted Comprehensive
Plan, and a subdivision contains a portion of the park site, then the
developer may be required to locate the recreation area in accordance
with the park site as shown thereon.
(2) Unity
(a) Land dedicated for recreation purposes shall be a single parcel except
where it is determined that two or more parcels are suited to the needs of
a particular subdivision.
(b) The Planning Department and/or Planning Board may recommend, and
the Board of County Commissioners may require, the dedication of a
connecting path in addition to the land required in Section 7.11.2 above.
(i) Where a connecting path is necessary, a path right-of -way of up
to 50 feet in width may be required, but in no case shall the path
right-of -way be less than 30 feet in width.
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Article 7: Subdivisions
Section 7.12: Flexible Developments
Orange County, North Carolina – Unified Development Ordinance Page 7-37
(B) Allowed water supply and wastewater treatment systems are available for residential
service, and each lot is served by separate water supply and sanitary sewage
connections.
(C) The total number of lots proposed for the tract, excluding parcels of reserved Common
Open Space, is not greater than the number determined by dividing the gross land area
(excluding public and private road rights-of -way) by the minimum lot size required for the
Rural Buffer zoning district and Watershed Protection Overlay District requirements for
University Lake Watershed, if applicable.
(D) The Common Open Space reserved within the tract conforms to Section 7.11.
(E) Common Open Space shall not include areas devoted to public or private vehicular
streets.
7.12.4 Common Open Space Standards
(A) Minimum Required Common Open Space
(1) Where a subdivider elects to seek approval of a Major Subdivision utilizing the
Flexible Development Option as specified herein, at least 33% of the total land
area in the Flexible Development must be set aside as protected Common Open
Space.
(2) Where a subdivider elects to seek approval of a Minor Subdivision utilizing the
Flexible Development Option as specified herein, the development shall provide
at least:
(a) 33-39% of the total land area in Common Open Space areas for
subdivisions with a minimum residential lot size of 43,560 square feet;
(b) 40-44% of the total land area in Common Open Space areas for
subdivisions with a minimum residential lot size of 30,000 square feet;
(c) 5045-49% of the total land area in Common Open Space areas for
subdivisions with a minimum residential lot size of 20,000 square feet;
OR
(d) 6050-59% of the total land area in Common Open Space areas for
subdivisions with a minimum residential lot size of 15,000 square feet.;
and
(e) 60% or more of the toal land area in Common Open Space areas
for subdivisions with a minimum residential lot size of 10,000
square feet.
(3) Such Common Open Space shall meet the standards contained in this Section
unless the subdivider chooses to seek approval of a conventional subdivision as
specified herein.
(B) Planning for Common Open Space
(1) Common Open Space design in subdivision projects shall be planned as part of
a comprehensive pr oject design.
(2) The long-term success of open space is improved when a layout is chosen with a
perspective of future usefulness, efficiency, connectivity and compatibility with
both existing development and other types of open spaces.
(3) Common Open Space is an important amenity for subdivision residents and an
essential part of the County’s character and environmental quality.
(4) Common Open Space planning must indicate a thoughtful understanding of that
importance, and shall be evaluated based on its merits.
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Section 7.12: Flexible Developments
Orange County, North Carolina – Unified Development Ordinance Page 7-43
least one outside edge of the subdivided
property, in order to preserve the ability to
connect the POSA with future, adjacent projects.
ix. POSAs may be used to satisfy up to 5% of the
33% open space requirement for flexible
development (for example, in a subdivision
containing 100 acres of total land area, up to
1.65 acres of the total POSA in the subdivision
would count towards meeting the 33% (33-acre)
open space requirement).
h. Roadside Buffers
Areas buffering public roads, when they are at least 75
feet in width, measured in one direction from the nearest
edge of the right-of -way may be considered Secondary
Open Space Areas.
i. Roadside buffers must be composed of
undisturbed natural vegetation or of enhanced
vegetation if enhanced vegetation is installed as
a condition of the approval.
i. Greenbelt Linkages
Areas that can be used as part of a connected greenbelt
path, within an approved County Greenbelt program.
(d) Size and Shape
Secondary Open Space Areas, to the extent possible, shall be part of
substantially sized and/or contiguously linked open space sections and
meet guidelines as stated in Section 7.12.
(D) Access to Common Open Space
(1) General public accessibility to and within open space shall be encouraged
evaluated as follows:
(a) Primary Open Space Areas, due to their considerable recreation, scenic
and cultural public values, shall be made available for the use of the
public at large through access by public road. However, it will not be
feasible for public use to be provided in all cases (e.g. fragile cultural
sites, protected and/or private habitat areas, hazardous slopes and
wetlands).
(b) Secondary Open Space Areas shall be available to, at least, subdivision
residents, particularly when it includes active and low impact recreation
areas.
(2) If less than half of designated open space is Primary Open Space Area, the
subdivision plan shall provide direct access to Primary or Secondary Open
Space Area to at least 75% of project lots. The remaining lots shall be within
approximately 300 feet of an accessible point of Primary or Secondary Open
Space Area.
(3) If the majority of open space is Primary Open Space Area, the subdivision plan
shall provide direct access to Primary or Secondary Open Space Area to at least
50% of project lots. The remaining lots shall be within approximately 600 fe et of
an accessible point of Primary or Secondary Open Space Area.
(E) Ownership of Common Open Space
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Article 7: Subdivisions
Section 7.12: Flexible Developments
Orange County, North Carolina – Unified Development Ordinance Page 7-46
(B) Conservation-Cluster Option
A conservation-cluster subdivision is one in which building lots are grouped together
through a transfer of allowable density within the subdivided tract provided the transfer of
density within the subdivision does not increase the average density in any overlay
zoning district.
In a conservation-cluster subdivision designed with density transfer, lots smaller than the
minimum lot size permitted in the zoning district are allowed provided such lots and
subdivisions are developed in accordance with the following standards:
(1) Land saved through lot size reductions shall consist of designated Primary and/or
Secondary Open Space Areas.
(2) The total amount of land set aside as Primary and Secondary Open Space Areas
shall equal the sum of all reductions in minimum lot area and shall comprise at
least 33% of the total land area in the subdivision. For Minor subdivisions
utilizing this option, the minimum amount of open space may increase beyond
amounts per UDO Section 7.12.4(A) (2).
(3) Both Primary and Secondary Open Space Areas shall be placed in undivided
preserves which adjoin housing areas that have been designed more compactly
to create larger conservation units that may be enjoyed by all residents of the
subdivision and, if possible, enjoyed visually by the general public. Such
undivided open space shall be accessible to the l argest number of lots within the
development. To achieve this, the majority of house lots should abut undivided
open space to provide residents with direct views and access. Safe and
convenient pedestrian access to the open space from all adjoining house lots
shall be provided, except in the case of farmland or other resource areas
vulnerable to human disturbance. The design must meet the criteria outlined in
Section 7.12.4 which sets forth conservation area design characteristics.
(4) Where undivided open space is designated as separate non-contiguous parcels,
no parcel shall consist of less than three acres in area, nor have a length-to-width
ratio in excess of 4:1, except such areas that are specifically designed for
neighborhood commons or greens; playfields; buffers adjacent to wetlands,
watercourses, and rural roads; wildlife corridors; or trail links.
(5) Each lot must contain a buildable area of sufficient size to accommodate a
single-family detached dwelling and customary accessory uses, including, but no t
limited to, storage buildings and garages, patios and decks, lawns, driveways,
septic systems including repair areas and well sites. A septic system and/or well
site may be located in a Secondary Open Space Area provided it does not
occupy more than one quarter of the Secondary Open Space Area. No septic
system, repair area and/or well can be located in the Primary Open Space Area.
(6) Provided the arrangement, design, and shape of cluster lots is such that lots
provide satisfactory and desirable sites for building, and contribute to the
preservation of designated Primary and/or Secondary Open Space Areas,
minimum lot area, lot width, and setback requirements as specified in Article 3 of
this Ordinance may be reduced as set forth below.
(a) For Major Subdivisions, the minimum lot area requirements may be
reduced by 65% of the minimum lot size permitted by the zoning district
including any overlay district requirements; however, minimum lot area
may not be smaller than 40,000 square feet within a watershed
protection overlay district where lots are served by individual septic
systems.
(b) For Minor Subdivisions utilizing this option, the minimum amount of open
space may increase beyond amount per UDO 7.12.4 (A) (2).
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Section 7.12: Flexible Developments
Orange County, North Carolina – Unified Development Ordinance Page 7-47
(c) Minimum lot width requirements may be reduced to 100 feet in the AR
and R1 Districts. Minimum lot width requirements may be reduced by
30% in all other zoning districts.
(d) Minimum front, rear, and side setback requirements may be reduced by
25% but shall be no less than ten feet.
(e) Minimum lot frontage requirements may be reduced to 20 feet for lots
fronting on culs-de-sac and “T” turnarounds.
(f) Minimum spacing between building envelopes and the subdivision
boundary or off-site public street right-of -way shall be 100 feet and may
be counted as open space.
(7) Conservation Cluster subdivision road(s) shall be designed to provide internal
access to all lots in the subdivision. Private driveways shall access existing state
maintained roads only via subdivision roads providing internal access to lots in
the subdivision.
(8) Cluster lots shall be restricted against further subdivision through deed
restrictions and/or permanent conservation easements. Primary and Secondary
Open Space Areas shall be dedicated to Orange County, another unit of local
government, the State of North Carolina, a private non-profit land conservancy or
a homeowners association.
(C) Village Option
Villages represent a modified form of cluster development intended to serve as physical,
social, and economic focal points in rural portions of the county. Consequently, villages
are appropriate locations for civic uses, such as schools and churches, as well as a
variety of economic functions, including stores and workshops, and residential building
types designed to accommodate a range of socio-economic groups.
(1) The location, size, and composition of each village will be a function of the
development potential of the land associated with the settlement, including, but
not limited to:
(a) The zoning of the site, including the maximum allowable number of
dwelling units;
(b) The method of water supply and sewage disposal, including the number
of approved disposal sites;
(c) The presence of Primary and Secondary Open Space Areas, including
contiguous areas located on adjoining properties;
(d) The presence of existing and/or proposed transit routes and corridors,
and areas of future urban growth; e.g., Transition Areas; and
(e) The presence of protected watersheds, including defined critical areas.
(2) Villages shall meet the following general standards:
(a) Village Proper
The village proper is the village, comprised of residential units with
associated commercial, office, and service functions.
(i) The village proper may not exceed 100 acres in size and shall be
built in a compact manner so as to permit pedestrian
accessibility to its center within a five minute walk.
(ii) The village proper is to be distinguished from the village
conservancy by a well-defined "edge" of closely spaced buildings
in contrast with the open space of the conservancy.
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Article 7: Subdivisions
Section 7.13: Specifications for Plat Drawings
Orange County, North Carolina – Unified Development Ordinance Page 7-59
the density increases achieved through the use of the bonus option(s) described
above.
7.12.11 Additional Submittal Requirements
In addition to the requirements outlined in Article 2 regarding Major Subdivision Preliminary Plat s
or Minor Subdivision Final Plats, applications must:
(A) Identify the development as a Flexible Development Subdivision.
(B) A precise description of the extent to which the proposed modifications depart from the
standard requirements of the applicable zoning district and the reasons for such
departures.
(C) The location, type, and area of the Common Open Space, as well as the amount and
function of the Common Open Space in terms of densities and dwelling types proposed.
(D) Written site analysis accompanied by an illustrative site map, which identifies the
following:
(1) Slopes 7½ - 15%,
(2) Slopes 15% and greater,
(3) Existing vegetation,
(4) Significant stands of trees,
(5) Significant examples of a particular species of tree occurring in a native stand
and specimen trees,
(6) Drainage and waterways,
(7) Special flood hazard areas,
(8) Significant rock outcroppings,
(9) Significant scenic vistas,
(10) Soils with limitations for on-site wastewater systems and building development,
(11) The manner in which the plan makes adequate provision for water and
wastewater treatment, and
(12) The relationship of the plan to the physical environment, the neighborhood in
which it is proposed to be established, and the intent of the provisions providing
for the establishment of a cluster subdivision.
SECTION 7.13: SPECIFICATIONS FOR PLAT DRAWINGS
The requirements of this Section shall apply to the format of drawings.
7.13.1 Minor Subdivisions
(A) Concept Plan
The required Concept Plan for Minor Subdivisions consists of:
(1) A scaled copy of a current Orange County GIS Map for the property denoting its
current orientation and layout. This map may be obtained from the Planning
Department for a fee in accordance with the adopted fee schedule and shall
contain at a minimum the following information:
(a) Contour lines,
(b) Soils,
(c) Water features, and
(d) Any known easements.
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Article 7: Subdivisions
Section 7.13: Specifications for Plat Drawings
Orange County, North Carolina – Unified Development Ordinance Page 7-60
(2) A scaled drawing in black ink or pencil detailing the proposed division of property
including, but not limited to, the following:
(a) The scale of the drawing,
(b) A north arrow,
(c) The date of preparation,
(d) The Parcel Identification Number (PIN) number(s) of the lot(s) subject to
the application,
(e) The proposed property lines for each lot,
(f) Common Open Space lots, including type and acreage,
(g) A Site Analysis Map as outlined in Site features as Outlined in Section
UDO 7.13.2 (A)(3) below,
(h) The delineation of any known and required stream buffers on the
proposed lot(s),
(i) The proposed method for ingress and egress including a description of
how each lot will be afforded access,
(j) A narrative detailing the development of all proposed roadways,
(k) A private road justification, if required under Section 7.8, and
(l) Any other reasonable relevant information.
(B) Final Plat
Final plats shall adhere to the specifications contained in Section 7.14.3.
7.13.2 Major Subdivisions
(A) Concept Plan
(1) In General
(a) The required Concept Plan for Major Subdivisions consists of three
parts:
(i) A Site Analysis Map;
(ii) A Conventional Subdivision Option; and
(iii) A Flexible Development Option.
(b) The Concept Plan shall be prepared according to the “four-step” process
for designing Flexible Development subdivisions, as described herein.
(c) The Concept Plan shall be drawn in black ink or pencil to a scale of not
less than 200 feet to the inch. The scale chosen shall be large enough to
show all required detail clearly and legibly.
(2) Required General Information
Each Site Analysis Map and Development Option shall contain the following
general information:
(a) A sketch vicinity map showing the location of the subdivision in relation
to the existing street or highway system;
(b) The plotted boundaries of the tract from deeds or maps of record and the
portion of the tract to be subdivided;
(c) The total acreage to be subdivided, including tax map, block and lot
number reference;
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Article 7: Subdivisions
Section 7.13: Specifications for Plat Drawings
Orange County, North Carolina – Unified Development Ordinance Page 7-68
(c) Cemeteries if designated either by a previously recorded instrument or if
disclosed to or found by the surveyor during the course of the survey.
(d) All street rights-of -way, which adjoin the boundaries of the tract being
subdivided, shall be shown with dashed lines and shall denote the right-
of -way location and width.
(E) Subdivision Layout Data
The lot design plan shall be drawn and shall show the following information:
(1) Lot Arrangement and Development Potential
(a) The lot lines, Parent Parcel Identification Number, and lot and block
numbers of each lot shall be shown on the plat.
(b) Blocks shall be consecutively numbered or lettered in alphabetical order
and, all lots in each block shall be consecutively numbered.
(c) Lot and block numbers provided shall be in substantial compliance with
those shown on the approved Preliminary Plat .
(d) The location and dimensions of all lot lines, all new easements and an y
existing easements which are recorded or easements which are visible
and apparent reservations, and areas dedicated to public or private use
with notes stating their purposes shall be shown on the Final Plat.
(e) Lots shown on the Final Plat shall be substantially the same as those
shown on the approved Preliminary Plat .
(f) Front, rear, and side yard setbacks that are greater than the minimum
setback requirements of the district in which the parcel is located shall be
designated with dashed lines on the individual lots and labeled as
‘Minimum Setback’.
(g) All lots which are of restricted development potential shall be noted on
the Final Plat with reference to a separate recorded instrument which
describes the restricted lot(s) by metes and bounds and designates the
lot as “Of restricted development potential because of (specify condition),
pursuant to Section 7.6.3 of the Orange County Unified Development
Ordinance”.
(2) Streets and Transportation Systems
(a) The location, dimensions and classification (public or private) of all
streets, new easements or any existing easements which are recorded
or which are visible and apparent uses, alleys and other public or private
ways shall be shown on the Final Plat, including pedestrian and non-
motorized vehicle easements.
(b) All streets intended for future extension either within or beyond the
boundaries of the subdivision shall clearly be indicated on the Final Plat
by the words, “Subject to future extension”.
(c) A No Vehicular Access Easement (NVA) (aka Negative Access
Easement) 10 feet in width shall be designated, with a dashed line, along
the right-of -way of all lots and tracts where direct vehicular access to a
roadway is not approved.
(d) Street names, including State road numbers if applicable, shall be
indicated on the Final Plat and shall not duplicate or approximate the
name of any other street in Orange County, or an adjacent County if a
similar street name is in use in the vicinity, except where a street is the
continuation or extension of an existing street.
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Section 7.13: Specifications for Plat Drawings
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(e) All street names shall be approved through the Orange County Land
Records office.
(3) Utility and Drainage Data
(a) Construction plans shall be submitted to proper authorities, as required,
to document any new:
(i) Public or private community water supply system,
(ii) Public or private community sewage disposal system, and/or
(iii) Storm drainage facilities.
(b) Written approval of the reviewing authorities and a set of approved
construction plans shall be submitted to the Planning Department prior to
approval of the Final Plat.
(c) The location and purpose of all new easements for utility systems shall
be shown on the Final Plat, including, but not limited to,:
(i) Sanitary sewers,
(ii) Septic tanks and nitrification fields,
(iii) Storm sewer lines,
(iv) Water mains,
(v) Gas, transmission mains,
(vi) Overhead electric, telephone and CATV transmission mains, and
(vii) Any other above or below ground utility systems which are
contained within a designated easement.
(d) It is understood that utility distribution systems to individual lots for gas,
electric, telephone, and TV cable service are customarily covered by
“blanket easements” or “general easements”. If these easements have
been recorded, the recording data shall be shown on the plat.
Otherwise, these easements need not be denoted on the plat.
(4) Landscaping and Buffer Data
Buffers widths and locations as required by Section 6.8 of this Ordinance shall be
shown on the Final Plat and specified in a separate document to be recorded
concurrently with the Final Plat. The Deed Book and Page reference shall be
noted on the Final Plat.
(5) Special Flood Hazard Area (SFHA) Standards
(a) The boundary of the Special Flood Hazard Area zoning overlay district
shall be designated and labeled on the plat as required by this
Ordinance.
(b) For subdivisions located within a water supply watershed of regional
and/or local importance, the following information shall be shown on the
Final Plat:
(i) The maximum impervious surface data as required by Section
4.2 of this Ordinance shall be shown for each lot.
(ii) Stream buffers as required by Section 6.13 of this Ordinance
shall be delineated with widths noted on the Final Plat.
(iii) Development restrictions within the stream buffer shall be
specified in a separate document to be recorded concurrently
with the Final Plat. The Deed Book and Page reference shall be
noted on the Final Plat.
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(iv) Storm water detention and/or retention sites and undisturbed
areas for infiltration purposes as required by Section 4.2 and
6.13 of this Ordinance shall be delineated and labeled on the
Final Plat.
(v) Any restrictions or requirements associated with the
detention/retention sites shall be specified in a separate
document to be recorded concurrently with the Final Plat. The
Deed Book and Page reference shall be noted on the Final Plat.
(6) Open Space and Natural and Cultural Resource Areas
(a) Any areas identified in the “Inventory of the Natural Areas and Wildlife
Habitats of Orange County, North Carolina” shall be shown on the Final
Plat.
(b) A description of the resource, and the conditions of subdivision approval,
which assure its protection shall be included in a document of describing
development restriction to be recorded concurrently with the plat.
(c) Common Open Space areas indicating the type (e.g.,
Primary/Secondary) and the use of the land area shall be included on
the final plat. (e.g., passive trails), the land area, the fee simple owner of
the land, and/or the holder of the easement.
(F) Certificates and Endorsements
(1) General
The Final Plat shall be made by or prepared under the supervision of a
Professional Land Surveyor licensed to practice in the State of North Carolina
and shall contain a certificate as required by Section 47-30 of the General
Statutes and prepared in substantially the following form and acknowledged by a
notary public:
“I, ___________, certify that this plat was drawn under my supervision from (an
actual survey made under my supervision) (deed description recorded in Book
____, Page ____, etc.) (other); that the ratio of precision is 1: __________; that
the boundaries not surveyed are shown as broken lines plotted from information
found in Book ____, Page ____; that this map was prepared in accordance with
G.S. 47-30 as amended. Witness my hand and seal this _____ day of
____________, A.D., 20___.”
Seal or Stamp
Surveyor Registration Number
(The surveyor shall also certify on the plat as required by G.S. 47-30 (f) (11) as
amended.)
(2) Certificates of Dedication and Maintenance
(a) The following certificate shall be printed on the Final Plat and shall be
followed by the signature of the owner(s) of the property being
subdivided acknowledged by a notary public.
“The undersigned owner hereby certifies that the land shown hereon is
located within the subdivision-regulation jurisdiction of Orange County
and hereby freely dedicates all rights-of - way, easements, streets,
recreation areas, open spaces, common areas, utilities and other
improvements to public or private common use as noted on this plat, and
further assumes full responsibility for the maintenance and control of said
improvements until they are accepted for maintenance and control by an
appropriate public body or by an incorporated neighborhood or
homeowners association or similar legal entity.”
50
Article 10: Definitions
Section 10.1: Definitions
Orange County, North Carolina – Unified Development Ordinance Page 10-6
Child Care Facility
Includes child care centers, and any other child care arrangement not excluded by General Statute 110-
86(2), that provides child care, regardless of the time of day, wherever operated, and whether or not
operated for profit.
a) A child care center is an arrangement where, at any one time, there are three or more pre-school
children or nine or more school-aged children receiving child care.
b) A family child care home is a child care arrangement located in a residence where, at any one
time, more than two children, but fewer than nine children, receive child care.
Church
A structure in which persons regularly assemble for religious worship, which is maintained and controlled
by a religious body organized to sustain public worship.
Club or Lodge, Private
An establishment operated by a corporation or association of persons for social, recreational, fraternal or
charitable purposes, but which is not operated for profit or to render a service which is customarily
conducted as a business.
Cluster Development
A subdivision in which building lots are grouped together through a transfer of allowable density within the
subdivided tract. Cluster development permits more efficient development by creating lots with gross
land areas smaller than those required for conventional lot-by-lot development, yet maintains application
of normal lot density standards to the subdivided tract as a whole by requiring that land area saved by lot
size reductions be reserved as permanent open space and/or recreation space.
Cold Storage Facility
A facility used to warehouse perishable foods and products prior to transport.
Commercial-Industrial Transition Activity Node Land
Land near major transportation routes that could be provided with public water and wastewater services
and is appropriate for retail and other commercial uses; manufacturing and other industrial uses; office
and limited (not to exceed 25% of any Node) higher density residential uses.
Commercial Transition Activity Node Land
Land focused on designated road intersections within either a 10- or 20-year transition area that is
appropriate for retail and other commercial uses.
Common Area
A portion of a development not attributed to an individual lot or owner that is designed for the common
usage of the subdivision or development. These areas include Common Open Spaces, entry features,
subdivision facilities, mail kiosks, sidewalks, parking lots, and walkways. Construction and maintenance of
such areas is the responsibility of the homeowner’/property owners’ association.
Common Open Space
Privately held land area set aside, dedicated, owned, and maintained for common use, access, and
enjoyment of multiple owners. This type of open space is held within a defined lot or a defined easement
area. It may be either restricted to the owners via homeowner’/property owners’ association (HOA/POA),
or open to others as specified by the association.
Primary Open Space
These areas have sensitive environmental features and/or significant cultural resource areas, which
may make them legally or practically unbuildable. These areas are reserved for passive uses (e.g.,
forests, pastures, meadows) and low impact active uses (e.g., trails, natural observation).
51
Article 10: Definitions
Section 10.1: Definitions
Orange County, North Carolina – Unified Development Ordinance Page 10-7
Secondary Open Space
Secondary Open Space Areas have fewer restrictions with regard to location, allow more flexibility to
improve overall open space design, and have more active uses (e.g., community gardens,
playgrounds).
Active Open Space
A subset or category of open space that defines the type and/or intensity of its use. Active areas are
typically built areas and most often contain equipment and/or infrastructure. They are also frequently
used by the residents. Examples include: trails, community gardens, and recreation fields, plays
areas, pocket parks, and ball courts.
Passive Open Space
A subset or category of open space that defines the type and/or intensity of its use. Passive areas are
typically undisturbed, conserved areas that have little to no direct physical human interaction within
that portion of the open space.
Utility Open Space
A subset or category of open space that defines the type and/or intensity of its use. Utility areas are
typically open but contain public and/or private utilities and services. Examples include utility lines or
easements (e.g., water, sewer, gas, power), septic drain fields, and repair areas. Additional recreation
use of these areas is typically limited based on the type of utility requirements that are in place.
Community Center
A new or existing facility that is owned or operated by a non-profit group from the community for non-
commercial activity.
Community Farmers’ Market
An enclosed or open-air facility for the retail sale of locally produced vegetables, flowers, meats,
commodities, plants, crafts, etc. For the purpose of this definition, “local” means Orange County and
counties that share a border with Orange County.
Composting Operation
A facility designed and used for transforming food, yard waste and other organic material into soil or
fertilizer through biological decomposition. This does not include backyard composting bins serving
individual families.
Comprehensive Plan
An internally consistent and compatible statement of policies for the long term, physical development of
that portion of Orange County under County jurisdiction, consisting of a statement of development
policies and maps and text setting forth objectives, principles, standards and plan proposals for physical
development.
The Comprehensive Plan also consists of adopted area plans which focus on a portion of the County
such as a township, a watershed or an interstate highway interchange. Technical information and/or task
force reports prepared as part of a plan element or an area plan and incorporated as part of the appendix
of or as a supplement are also considered part of the Comprehensive Plan.
Concentrating Solar Thermal (CST) Devices
Systems that use lenses or mirrors, and often tracking systems, to focus or reflect a large area of sunlight
into a small area. The concentrated energy is absorbed by a transfer fluid or gas and used as a heat
source for either a conventional power plant, such as a steam power plant, or a power conversion unit,
such as a sterling engine. Also known as Concentrated Solar Thermal (CST).
Conditional Districts
A zoning technique authorized by N.C.G.S. 153A-342 which allows for the imposition of mutually agreed
upon individualized development conditions as part of the legislative rezoning process. The Conditional
Use District and Conditional Zoning Districts are subsets of the term Conditional Districts. Land may be
52
Article 10: Definitions
Section 10.1: Definitions
Orange County, North Carolina – Unified Development Ordinance Page 10-30
construed to include lands not beneficial to non- residential use due to location or character, or areas
used predominantly for residential purposes.
Nursing Home
A facility, licensed by the appropriate state agency for the care of aged or infirmed individuals, that mee t
the requirements set forth in this Ordinance.
Nutrient Sensitive Waters
Those waters which are so designated in the classification schedule in order to limit the discharge of
nutrients (usually nitrogen and phosphorous). They are designated by “NSW” foll owing the water
classification.
Obstruction
Includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike, pile, abutment, protection,
excavation, channelization, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill,
structure, vegetation or other material in, along, across, or projecting into any watercourse, which may
alter, impede, retard, or change the direction and/or velocity of the flow of water, or due to its location, its
propensity to snare or collect debris carried by the flow of water, or its likelihood of being carried
downstream.
Office Use
A use of property for professional and clerical activities associated with the operation of a business.
Offices & Personal Services, Class 1
Offices and personal services that attract few customers or clients on premises other than employees,
generate low traffic volumes (< 100 trips/day), and have no adverse impacts beyond the space occupied
by the building.
Offices & Personal Services, Class 2
Offices and personal services that generate medium traffic volumes (100-400 trips/day), and have no
adverse impacts beyond the lot boundaries.
Offices & Personal Services, Class 3
Offices and personal services that generate high traffic volumes (> 400 trips/day), and have no adverse
impacts beyond the zoning district boundary.
Open Burning Of Trees, Limbs, Stumps And Construction Debris Associated With
The Permitted Activity
The disposal of limbs, stumps and construction debris associated with the permitted activity by means of
outdoor fires.
Open Space - (flexible development)
"Primary Open Space Areas" and "Secondary Open Space Areas", as defined in Section 7.12.4, which
are preserved through conservation easements or other restrictions in a flexible development subdivision.
Open Space, Common
Privateley held land area set aside, dedicated, owned and maintained for common use, access, and
benefit of multiple lots. This type of open space is within a defined lot or a defined easement area for
commion useage. It may be either restricted to the owners via Homeowners/Protperty Owners’
Association (HOA/POA) or open to others as specified by the Association.
Open Space, Primary
These areas have sensitive environmental features and/or significant cultural resource areas, which limit
their development potetntial.
53
Article 10: Definitions
Section 10.1: Definitions
Orange County, North Carolina – Unified Development Ordinance Page 10-31
Open Space, Secondary
All open space areas other than Primary Open Space as defined above.
Open Space Utility
A subset or category of open space that defines the type and/or intensity of its use. Utility areas are
typically open but contain public and/or private utilities and services. Examples include utility lines or
easements (e.g., water, sewer, gas, power), septic drainfields, and repair areas. Additional recreation use
of these areas is typically limited based on the type of utility requirements that are in place.
Open Space - (land use intensity)
A. Open space is the total horizontal area of uncovered open space plus half the total horizontal
area of covered open space subject to limitations set forth below.
B. Uncovered open space is total gross land area not covered by buildings, plus open exterior
balconies and roof areas improved as recreation space.
C. Covered open space is usable open space closed to the sky, but having two clear unobstructed
open or partially open sides. Partially open sides is to be construed as 50% or more. Examples
of covered space are covered balconies, covered portions of improved roof areas, or space under
buildings supported on columns or posts or cantilevered. The square footage countable as
covered open space shall not exceed the square footage of the open space sides.
Open Space Ratio
The minimum square footage of open space required for each square foot of gross land area. This area
includes parking and vehicular access areas and it can also include balconies, and roofs improved for
recreation.
Outdoor Advertising Industry
The organizations that provide outdoor displays or display space on a lease or rental basis.
Outdoor Lighting
Installation of lighting equipment, whether attached to poles, building structures, the earth, or any other
location to allow for the illumination of a building and exterior area(s) within the confines of a defined
property line. Included are open air spaces on a property, which are under a roof or other cover and not
fully enclosed such as a canopy, pavilion, drive-through bay, or parking deck.
Outdoor Lighting, Cutoff Fixture
A fixture shielded or constructed in such a manner that no more than 2 ½% of the total light emitted by
the fixture is projected above the horizontal plane of the fixture.
Outdoor Lighting, Direct Light
Light emitted directly from the lamp, off of the reflector diffuser, or through the refractor or diffuser lens, of
a luminaire.
Outdoor Lighting, Fixture
The assembly that houses the lamp or lamps and can include all or some of the following parts: a
housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirror, and/or a
refractor or lens.
Outdoor Lighting, Flood Lamp
A form of lighting designed to direct its output in a specific direction with a reflector formed from the glass
envelope of the lamp itself. Such lamps are so designated by the manufacturers and are typically used in
residential outdoor area lighting.
Outdoor Lighting, Floodlight
A form of lighting designated to direct its output in a diffuse, more or less specific direction, with reflecting
or refracting elements located external to the lamp.
54
Article 10: Definitions
Section 10.1: Definitions
Orange County, North Carolina – Unified Development Ordinance Page 10-38
B. Bed and Breakfast Inn: A business operated in a structure which is used primarily for providing
overnight accommodations to the public, even though the owner or manager lives on the
premises. The number of guestrooms may range from four to no more than eight. The
establishment shall not contain restaurant facilities, but may provide food service for transient
guests only. (Class B SUP)
C. Country Inn: A business, which offers accommodations and dining in a predominately rural area.
Overnight accommodations are available, and a full-service restaurant provides breakfast, lunch
and dinner to guests and the general public. The number of guestrooms may range from four to
no more than 24. The restaurant shall contain no more than 60 seats. (Class A SUP)
Rural Heritage Museum
A facility which stores and exhibits objects of historical, agricultural, and/or cultural interest for the
purpose of educating the public about the rural heritage of Orange County and surrounding areas.
Rural Industrial Activity Node
Land focused on designated road intersections which serves as a nodal crossroads for the surrounding
rural community and is an appropriate location for small-scale industrial uses which do not require urban
type services.
Rural Neighborhood Activity Node
Land focused on designated road intersections within a Rural or Agricultural Residential area that is
appropriate for small-scale commercial uses.
Rural Residential Land
Land in the rural areas of the County that is an appropriate location for low intensity and low density
residential development which are not dependent on urban services.
Rural Special Event
A temporary or seasonal commercial activity that occurs on a bona fide farm and which is expected to
attract more than 20 people at any given time.
Salvage yard
Property used for the storage, collection, and/or recycling of any type of equipment whatsoever, whether
industrial or non-commercial, and including but not limited to vehicles, appliances and related machinery.
Saw Mill
A facility where off-site logs or timber are sawn, planed or otherwise processed into lumber or other wood
products; not including the processing of timber for use on the same parcel of property.
Semi-Cutoff Fixture
An outdoor fixture shielded or constructed in such a manner that it emits no more than 5% of its light
above the horizontal plane of the fixture, and no more than 20% of its light ten degrees below the
horizontal plane of the fixture.
Septic, Off-Site
An off-site system is a wastewater system as defined in GS 130A-334(15) where any components of the
systems serving two or more facilities are located on property other than the building lot that is under
common ownership or control. This approval does not apply to a wastewater system entirely contained on
multiple adjoining lots or tracts of land under common ownership or control which are considered a single
system per GS 130A-334(15) and subject to permitting pursuant to 15A NCAC 18A .1938(j).
Septic System, Alternative
Any approved ground absorption sewage treatment and disposal system other than an approved privy or
an approved septic tank system.
55
ORANGE COUNTY
PLANNING BOARD ORDINANCE REVIEW COMMITTEE
ACTION AGENDA ITEM ABSTRACT
Meeting Date: July 5, 2017
Action Agenda
Item No. 3
SUBJECT: Unified Development Ordinance (UDO) Text Amendments – Permitted Use
Table
DEPARTMENT: Planning and Inspections
ATTACHMENT(S): INFORMATION CONTACT:
1. Comprehensive Plan and Unified
Development Ordinance (UDO)
Amendment Outline Form
2. Draft Table of Permitted Uses
3. Draft UDO Text Amendments
Michael D. Harvey, Planner III (919) 245-2597
Craig Benedict, Director (919) 245-2575
PURPOSE: To continue review and comment upon proposed modifications to the tables of
permitted uses and accompanying text amendment(s).
BACKGROUND: This project was initiated to address the findings of the State Supreme Court
in Byrd versus Franklin County related the delineation of prohibited land uses. Staff and the
County’s Attorney Office have determined existing permitted use table(s) need to be modified to
ensure compliance with the aforementioned court case clarifying allowable/prohibited land uses.
Amendments are also necessary to address concerns over uniformity. For more background
information please refer to Attachment 1.
The Planning Board Ordinance Review Committee (ORC) began review of this item at its
January 4, 2017 meeting, with the most recent review occurring on May 3, 2017. Agenda
materials from various ORC meetings where this item has discussed can be viewed at:
http://www.orangecountync.gov/departments/planning_and_inspections/orange_county_plannin
g_board_(pb).php#.
Based on previous comments/recommendations, staff has completed the following:
a. Collapsing existing tables as contained in Section(s) 5.2.1 (general use zoning
districts), 5.2.2 (EDD general use zoning districts), and 5.2.3 (Conditional Zoning
districts) into a centralized permitted use table (Attachment 2).
b. Modification of Article 5 Uses of the UDO to incorporate development standards
and evaluation criteria for various land uses (Attachment 3).
c. Modification of Article 10 Definitions of the UDO to incorporate new and/or revised
definitions of various land uses consistent with the proposed new table
(Attachment 3).
56
At the conclusion of the July ORC meeting staff will incorporate any necessary modifications
and release the document(s) for additional Planning Board and staff peer review. A final
amendment package will then be generated for review/recommendation by the Planning Board
at its August 2, 2017 regular meeting.
FINANCIAL IMPACT: Consideration and approval will not create the need for additional funding
for the provision of County services. Existing staff, included in the Departmental staffing budget,
will accomplish the work required to process this amendment.
RECOMMENDATION(S): Planning staff recommends the ORC review and comment upon the
proposed amendments to the UDO.
57
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO / Zoning-2016-05
Amendment(s) to permitted use tables clarifying permitted and prohibited land uses.
A. AMENDMENT TYPE
Map Amendments
Future Land Use 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): Section(s)
1. Article 5 Uses,
2. 5.2.1, 5.2.2, and 5.2.3 Tables of Permitted Uses,
3. Section 6.9.7 Parking Standards, and
4. Article 10 Definitions
References throughout the UDO will be updated as a result of this
amendment.
Other:
B. RATIONALE
1. Purpose/Mission
In accordance with the provisions of Section 2.8 Zoning Atlas and Unified
Attachment 1 58
Development Ordinance Amendments of the UDO, the Planning Director is
proposing to initiate text amendments to clarify allowable and prohibited land uses
within the various general use zoning districts throughout the County.
These amendments are in response to recent court decisions, most notably action by
the State Supreme Court in Byrd versus Franklin County, placing the onus on local
governments to have sufficient specificity ‘spelling out’ allowable and prohibited land
uses.
The outline form was originally reviewed and approved by the BOCC at its May 5,
2016 regular meeting and updated at the November 1, 2016 meeting.
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’.
In November of 2015 the State Supreme Court in Byrd versus Franklin County
rejected arguments that the mere omission/listing of a particular land use within a
table of permitted uses constituted a prohibition of same. The Court stated: ‘…. law
favors uninhibited free use of private property over government restrictions’. A copy
of the Court’s ruling in the Franklin County case can be viewed
at: https://appellate.nccourts.org/opinions/?c=1&pdf=33680.
The amendment is intended to:
a. Collapse existing tables in Section(s) 5.2.1 through 5.2.3 (i.e. general use, EDD
general use, and Conditional Zoning) into a centralized table,
b. Clarify the list of non-residential and residential land uses permitted/prohibited
within Orange County,
c. Incorporate amendments associated with the Hillsborough Economic
Development District originally reviewed at the September 12, 2016 quarterly
public hearing, and
d. Update Article(s) 5 Uses and 10 Definitions as necessary to reflect proposed
modifications as necessary.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Land Use Goal 2: Land uses that are appropriate to on-site environmental
conditions and features and that protect natural resources, cultural resources, and
community character.
Land Use Goal 4: Land development regulations, guidelines, techniques and/or
incentives that promote the integrated achievement of all Comprehensive Plan goals.
Land Use Goal 6: A land use planning process that is transparent, fair, open,
efficient, and responsive.
4. New Statutes and Rules
59
The amendment(s) are in response to a 2015 court decision, Byrd versus Franklin
County, as detailed herein.
C. PROCESS
a. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
May 5, 2016 and November 1, 2016
b. Quarterly Public Hearing
September 11, 2017
c. BOCC Updates/Checkpoints
November 1, 2016 – Approval of revised UDO Amendment Outline Form
January 4, February 1, May 3, and July 5, 2017 – Planning Board Ordinance
Review Committee (ORC) meeting (BOCC receives agenda materials)
Individual BOCC work session(s) throughout July of 2017 (dates to be determined
in consultation with individual members)
d. Development Advisory Committee (DAC)
e. Legal Sufficiency Determination
f. Other
b. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements
a. Planning Board Review:
January 4, February 1, May 3, and July 5, 2017 – Ordinance Review Committee
(ORC)
August 2, 2017 – Recommendation
b. Advisory Boards:
N/A
c. Local Government Review:
Staff shall transmit the proposed
January 5, February 1, May 3, 2017 – Initial Review(s)
July 6, 2017 – Final Review
To be determined
N/A
60
amendment(s) to the Towns of Chapel
Hill, Carrboro, and Hillsborough for
JPA and courtesy review in July of
2017.
d. Notice Requirements
Legal advertisement for the public hearing shall be in accordance with the
provisions of the UDO.
e. Outreach:
c. 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 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
The amendment will provide additional clarity on permitted and prohibited land uses.
E. SPECIFIC AMENDMENT LANGUAGE
Please refer to Attachment(s) 2 and 3.
Primary Staff Contact:
Michael D. Harvey
Planning
(919) 245-2597
mharvey@orangecountync.gov
General Public: Staff will schedule an open house meeting to solicit public
comment on the proposal in July of 2017. Advertisement of
this meeting shall be coordinated with the Manager’s office.
Small Area Plan Workgroup:
Other:
61
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*
*
*
*
Fa
r
m
S
u
p
p
l
y
S
t
o
r
e
!
*
*
*
*
*
*
*
Fe
e
d
M
i
l
l
~
!
*
*
*
*
*
Gr
e
e
n
h
o
u
s
e
s
w
i
t
h
O
n
P
r
e
m
i
s
e
s
S
a
l
e
s
^
!
*
*
*
*
*
*
*
*
Me
a
t
P
r
o
c
e
s
s
i
n
g
F
a
c
i
l
i
t
y
,
C
o
m
m
u
n
i
t
y
^
!
*
*
*
*
*
*
*
Me
a
t
P
r
o
c
e
s
s
i
n
g
F
a
c
i
l
i
t
y
,
R
e
g
i
o
n
a
l
~
!
A
*
No
n
-
F
a
r
m
U
s
e
o
f
F
a
r
m
E
q
u
i
p
m
e
n
t
^
!
* *
*
*
St
a
b
l
e
s
,
C
o
m
m
e
r
c
i
a
l
~
!
B
B
B
B
B
B
*
*
St
o
c
k
y
a
r
d
s
/
L
i
v
e
s
t
o
c
k
M
a
r
k
e
t
s
~
!
*
*
1 St
a
f
f
is
an
t
i
c
i
p
a
t
i
n
g
a ch
a
n
g
e
in
St
a
t
e
la
w
th
a
t
wi
l
l
el
i
m
i
n
a
t
e
th
e
‘C
o
n
d
i
t
i
o
n
a
l
Us
e
’
re
v
i
e
w
an
d
ap
p
r
o
v
a
l
co
n
s
t
r
u
c
t
(i
.
e
.
ap
p
r
o
v
i
n
g
a sp
e
c
i
f
i
c
la
n
d
us
e
wi
t
h
a re
z
o
n
i
n
g
re
q
u
e
s
t
an
d
is
s
u
a
n
c
e
of a Special Use Permit). The process is still being referenced as the anticipated
ch
a
n
g
e
in
St
a
t
e
la
w
ha
s
no
t
oc
c
u
r
r
e
d
.
Th
e pr
o
c
es
s
is
li
s
t
e
d
fo
r
se
v
e
r
a
l
us
e
s
al
l
o
w
e
d
wi
t
h
i
n
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
s
.
Th
i
s
ma
t
t
e
r
wi
l
l
be
ha
n
d
l
e
d
in
a future ordinance amendment process.
2 At
th
i
s
ti
m
e
st
a
f
f
is
no
t
an
t
i
c
i
p
a
t
i
n
g
an
y
ch
a
n
g
e
s
to
th
e
s
e
la
n
d
us
e
s
.
A qu
e
s
t
i
o
n
ha
s
ar
i
s
e
n
on
th
e
ne
e
d
to
in
c
l
u
d
e
‘Cr
o
p
Pr
o
d
u
c
t
i
o
n
– No
t
on
a Bo
n
a
‐Fi
d
e
Fa
r
m
’ in
th
e
ta
b
l
e
.
St
a
f
f
does not believe it is necessary at this time.
3 St
a
f
f
is
pr
o
p
o
s
i
n
g
am
e
n
d
m
e
n
t
s
cr
e
a
t
i
n
g
a ne
w
Se
c
t
i
o
n
5.
1
.
4
es
t
a
b
l
i
s
h
i
n
g
a ‘s
y
m
b
o
l
ke
y
’
fo
r
th
e
ta
b
l
e
of
pe
r
m
i
t
t
e
d
us
e
s
.
We
ar
e
re
c
o
m
m
e
n
d
i
n
g
an
ex
c
l
a
m
a
t
i
o
n
ma
r
k
‘!
’
de
n
o
t
e
the use is required to abide by additional and submittal and/or development standards
de
t
a
i
l
e
d
in
Ar
t
i
c
l
e
5.
62
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CONDITIONAL USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
AUT
O
M
O
T
I
V
E
/T
RA
N
S
P
O
R
T
A
T
I
O
N
Bu
s
a
n
d
R
a
i
l
P
a
s
s
e
n
g
e
r
S
h
e
l
t
e
r
4
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Bu
s
T
e
r
m
i
n
a
l
s
&
G
a
r
a
g
e
s
~
*
*
*
*
C# *5 * *
Mo
t
o
r
F
r
e
i
g
h
t
T
e
r
m
i
n
a
l
s
~
*
*
*
*
Mo
t
o
r
V
e
h
i
c
l
e
M
a
i
n
t
e
n
a
n
c
e
&
R
e
p
a
i
r
(
B
o
d
y
S
h
o
p
)
~
*
*
*
C# *5 * *
Mo
t
o
r
V
e
h
i
c
l
e
R
e
p
a
i
r
G
a
r
a
g
e
~
*
*
*
Mo
t
o
r
V
e
h
i
c
l
e
S
a
l
e
s
/
R
e
n
t
a
l
(
N
e
w
&
U
s
e
d
)
!
*
*
*
*
*
*
*
C#
C# *5 * *
Mo
t
o
r
V
e
h
i
c
l
e
S
e
r
v
i
c
e
s
S
t
a
t
i
o
n
s
*
*
*
*
*
C#
C# *5 * *
Pa
r
k
i
n
g
A
s
P
r
i
n
c
i
p
a
l
U
s
e
,
S
u
r
f
a
c
e
o
r
S
t
r
u
c
t
u
r
e
!6
*
*
*
*
*
*
*
Pe
t
r
o
l
e
u
m
P
r
o
d
u
c
t
s
:
S
t
o
r
a
g
e
&
D
i
s
t
r
i
b
u
t
i
o
n
~
*
*
*
*
*
Po
s
t
a
l
&
P
a
r
c
e
l
D
e
l
i
v
e
r
y
S
e
r
v
i
c
e
s
*
*
*
*
*
*
*
Au
t
o
m
o
t
i
v
e
/
T
r
a
n
s
p
o
r
t
a
t
i
o
n
U
s
e
s
N
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
7
A
A
A
4 St
a
f
f
ha
s
ad
d
e
d
la
n
g
u
a
g
e
fr
o
m
Se
c
t
i
o
n
5.
2
.
2
re
f
e
r
e
n
c
i
n
g
th
e
de
v
e
l
o
p
m
e
n
t
of
‘R
a
i
l
’
pa
s
s
e
n
g
e
r
sh
e
l
t
e
r
s
as
we
l
l
as
‘b
u
s
pa
s
s
e
n
g
e
r
sh
e
l
t
e
r
s
’
.
5 St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
th
i
s
be
c
o
m
e
a pe
r
m
i
t
t
e
d
us
e
of
pr
o
p
e
r
t
y
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
En
o
Hi
g
h
In
t
e
n
s
i
t
y
Di
s
t
r
i
c
t
as
we
l
l
as
ot
h
e
r
ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
s
.
6 Th
e
la
n
d
us
e
is
cu
r
r
e
n
t
li
s
t
e
d
in
th
i
s
ca
t
e
g
o
r
y
in
th
e
ED
D
di
s
t
r
i
c
t
s
as
Su
r
f
a
c
e
an
d
st
r
u
c
t
u
r
e
pa
r
k
i
n
g
as
pr
i
n
c
i
p
a
l
us
e
.
Th
e
r
e
ar
e
ot
h
e
r
st
a
n
d
a
r
d
s
as
s
o
c
i
a
t
e
d
wi
t
h
de
v
e
l
o
p
m
e
n
t
as
we
l
l
.
These standards are being moved to the appropriate section of Article 5.
7 In
re
v
i
e
w
i
n
g
th
i
s
pr
o
j
e
c
t
wi
t
h
th
e
Co
u
n
t
y
’
s
At
t
o
r
n
e
y
Of
f
i
c
e
th
e
r
e
wa
s
di
s
c
u
s
s
i
o
n
ov
e
r
th
e
vi
a
b
i
l
i
t
y
of
de
v
e
l
o
p
i
n
g
a ‘c
a
t
c
h
al
l
’
la
n
d
us
e
to
ca
p
t
u
r
e
an
y
us
e
ac
t
i
v
i
t
y
no
t
sp
e
c
i
f
i
c
a
l
l
y
li
s
t
e
d
.
We believe we are within our legal ability to create same in an effort to ensure we
ar
e
co
m
p
l
a
i
n
t
wi
t
h
th
e
By
r
d de
c
i
s
i
o
n
.
Th
i
s
so
l
u
t
i
o
n
is
st
i
l
l
be
i
n
g
re
v
i
e
w
e
d
by
th
e
At
t
o
r
n
e
y
.
63
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
ADU
L
T
A
N
D
CHI
L
D
CAR
E
& EDU
C
A
T
I
O
N
A
L
FAC
I
L
I
T
I
E
S
8
Ad
u
l
t
D
a
y
c
a
r
e
H
o
m
e
9
*
*
*
*
*
Ad
u
l
t
D
a
y
c
a
r
e
F
a
c
i
l
i
t
i
e
s
10
*
*
*
* *
Da
y
c
a
r
e
11
Ce
n
t
e
r
i
n
a
R
e
s
i
d
e
n
c
e
fo
r
3
t
o
1
2
Ch
i
l
d
r
e
n
12
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Ch
i
l
d
C
a
r
e
F
a
c
i
l
i
t
i
e
s
13
B
B
B
B
B
B
B
B
B
*
*
*
*
*
*
B*
B*14 * * *
Li
b
r
a
r
i
e
s
*
*
*
*
*
*
C# * * * *
No
n
-
P
r
o
f
i
t
E
d
u
c
a
t
i
o
n
a
l
C
o
o
p
e
r
a
t
i
v
e
15
A
*
Sc
h
o
o
l
s
:
D
a
n
c
e
,
A
r
t
&
M
u
s
i
c
16
*
*
*
*
*
*
*
C#* * * *
Sc
h
o
o
l
s
:
El
e
m
e
n
t
a
r
y
,
M
i
d
d
l
e
,
a
n
d
S
e
c
o
n
d
a
r
y
Pr
e
p
a
r
a
t
o
r
y
!
17
A
A
A
A
A
A
A
A
A
A
A
A
* A18 *
Sc
h
o
o
l
s
:
Vo
c
a
t
i
o
n
a
l
T
e
c
h
n
i
c
a
l
,
T
r
a
d
e
,
a
n
d
S
k
i
l
l
Tr
a
i
n
i
n
g
!
19
*
*
*
*
*
*
*
*
C#
C# *20 * * * *
8 Af
t
e
r
co
n
f
e
r
r
i
n
g
wi
t
h
th
e
Pl
a
n
n
i
n
g
Bo
a
r
d
,
st
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
ad
d
i
n
g
th
e
te
r
m
‘A
d
u
l
t
’
to
th
e
ti
t
l
e
of
th
i
s
la
n
d
us
e
ca
t
e
g
o
r
y
.
Th
e
r
e
ar
e
la
n
d
us
e
s
co
n
t
a
i
n
e
d
wi
t
h
i
n
th
i
s
ca
t
e
g
o
r
y
that provide ‘care’ for individuals other than children. We cannot have the land use
ca
t
e
g
o
r
y
na
m
e
in
c
o
n
s
i
s
t
e
n
t
wi
t
h
pe
r
m
i
t
t
e
d
us
e
s
co
n
t
a
i
n
e
d
th
e
r
e
i
n
.
9 Th
i
s
is
a us
e
fo
c
u
s
e
s
on
th
e
ca
r
e
of
ad
u
l
t
s
wh
o
ma
y
ne
e
d
sp
e
c
i
a
l
i
z
e
d
ca
r
e
du
r
i
n
g
th
e
da
y
.
Th
e
r
e
ar
e
re
v
i
s
e
d
re
g
u
l
a
t
i
o
n
(
s
)
ou
t
l
i
n
i
n
g
ho
w
su
c
h
a us
e
co
u
l
d
be
de
v
e
l
o
p
e
d
in
Ar
t
i
c
l
e
5 and a new definition proposed for Article 10.
10
Th
i
s
is
a pr
o
p
o
s
e
d
ne
w
la
n
d
us
e
ca
t
e
g
o
r
y
mi
r
r
o
r
i
n
g
th
e
ex
i
s
t
i
n
g
Ch
i
l
d
Ca
r
e
Fa
c
i
l
i
t
i
e
s
la
n
d
us
e
wi
t
h
in
t
e
n
t
to
of
f
e
r
‘d
a
y
c
a
r
e
’
se
r
v
i
c
e
s
to
ad
u
l
t
s
wh
o
ma
y
be
in
ne
e
d
.
11
Se
c
t
i
o
n
5.
8
.
1
of
th
e
UD
O
in
d
i
c
a
t
e
s
th
e
‘t
i
t
l
e
’
to
th
i
s
la
n
d
us
e
is
‘Da
y
c
a
r
e
Ce
n
t
e
r
in
a Re
s
i
d
e
n
c
e
’
. St
a
f
f
is
mo
d
i
f
y
i
n
g
th
e
ta
b
l
e
of
pe
r
m
i
t
t
e
d
us
e
s
to
en
s
u
r
e
co
n
s
i
s
t
e
n
c
y
th
r
o
u
g
h
o
u
t
.
12
Th
e
r
e
is
no
ne
e
d
to
li
s
t
th
e
ex
i
s
t
i
n
g
li
m
i
t
a
t
i
o
n
in
th
e
Ta
b
l
e
of
Pe
r
m
i
t
t
e
d
Us
e
s
.
Th
e
li
m
i
t
a
t
i
o
n
is
ca
p
t
u
r
e
d
in
th
e
re
g
u
l
a
t
i
o
n
s
go
v
e
r
n
i
n
g
de
v
e
l
o
p
m
e
n
t
of
sa
m
e
as
de
t
a
i
l
e
d
in
Se
c
t
i
o
n
5.8.1 of the UDO.
13
Re
g
u
l
a
t
i
o
n
s
go
v
e
r
n
i
n
g
de
v
e
l
o
p
m
e
n
t
ar
e
co
n
t
a
i
n
e
d
in
Se
c
t
i
o
n
5.
8
.
2
of
th
e
UD
O
.
14
Re
c
o
m
m
e
n
d
i
n
g
al
l
o
w
i
n
g
as
a pe
r
m
i
t
t
e
d
us
e
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
ED
E
‐1 an
d
ED
E
‐2 ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
s
.
15
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
th
e
la
n
d
us
e
be
el
i
m
i
n
a
t
e
d
.
To
ou
r
kn
o
w
l
e
d
g
e
we
ha
v
e
no
su
c
h
us
e
s
in
ex
i
s
t
e
n
c
e
an
d
ar
e
un
s
u
r
e
wh
a
t
th
e
in
t
e
n
t
of
th
e
us
e
wa
s
wh
e
n
cr
e
a
t
e
d
.
16
Th
e
la
n
d
us
e
ca
t
e
g
o
r
y
is
be
i
n
g
de
l
e
t
e
d
.
Th
e
s
e
la
n
d
us
e
s
ar
e
be
i
n
g
co
n
s
o
l
i
d
a
t
e
d
in
t
o
ne
w
ca
t
e
g
o
r
y
en
t
i
t
l
e
d
Sc
h
o
o
l
s
– Te
c
h
n
i
c
a
l
an
d
Tr
a
d
e
.
17
A ne
w
de
f
i
n
i
t
i
o
n
ha
s
be
e
n
ad
d
e
d
to
Ar
t
i
c
l
e
10
de
f
i
n
i
n
g
th
i
s
te
r
m
,
wh
i
c
h
no
w
in
c
l
u
d
e
s
el
e
m
e
n
t
a
r
y
,
mi
d
d
l
e
,
an
d
se
c
o
n
d
a
r
y
sc
h
o
o
l
s
,
pu
b
l
i
c
or
pr
i
v
a
t
e
.
Th
e
te
r
m
al
s
o
in
c
l
u
d
e
s
pr
e
‐schools and any other institution that is designed to provide/satisfy the educational
re
q
u
i
r
e
m
e
n
t
s
as
s
o
c
i
a
t
e
d
wi
t
h
th
e
St
a
t
e
of
No
r
t
h
Ca
r
o
l
i
n
a
De
p
a
r
t
m
e
n
t
of
Ed
u
c
a
t
i
o
n
ma
nd
a
t
o
r
y cu
r
r
i
c
u
l
u
m
.
18
St
a
f
f
is
un
s
u
r
e
wh
y
in
th
e
ED
E
‐1 ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
a ‘s
c
h
o
o
l
’
is
pe
r
m
i
t
t
e
d
by
ri
g
h
t
wh
i
l
e
in
ot
h
e
r
di
s
t
r
i
c
t
s
is
re
q
u
i
r
e
d
a Cl
a
s
s
A Sp
e
c
i
a
l
Us
e
Pe
r
m
i
t
,
in
c
l
u
d
i
n
g
ot
h
e
r
ED
D
di
s
t
r
i
c
t
s
.
We are recommending this be changed to only being allowed with the issuance
of
a Cl
a
s
s
A Sp
e
c
ia
l
Us
e
Pe
r
m
i
t
(A
)
co
n
s
i
s
t
e
n
t
wi
t
h
ot
h
e
r
di
s
t
r
i
c
t
s
.
19
A br
o
a
d
la
n
d
us
e
ca
t
e
g
o
r
y
de
s
i
g
n
e
d
to
ad
d
r
e
s
s
vo
c
a
t
i
o
n
a
l
,
pr
o
f
e
s
s
i
o
n
,
tr
a
d
e
,
an
d
ot
h
e
r
si
m
i
l
a
r
sc
h
o
o
l
s
.
A ne
w
de
f
i
n
i
t
i
o
n
ha
s
be
e
n
in
c
l
u
d
e
d
in
Ar
t
i
c
l
e
10
ou
t
l
i
n
i
n
g
wh
a
t
ea
c
h
ca
t
e
g
o
r
y
includes. Staff is proposing regulation(s) identifying which general use zoning
di
s
t
r
i
c
t
s
va
r
i
o
u
s
sc
h
o
o
l
s
ar
e
al
l
o
w
e
d
in
Ar
t
i
c
l
e
5.
20
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
de
l
e
t
i
n
g
th
e
us
e
fr
o
m
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
Bu
c
k
h
o
r
n
Lo
w
In
t
e
n
s
i
t
y
(E
D
B
‐1)
al
t
o
g
e
t
h
e
r
an
d
al
l
o
w
i
n
g
wi
t
h
i
n
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
Bu
c
k
h
o
r
n
High Intensity (EDB‐2) district as a permitted use. This land use is currently allowed
wi
t
h
i
n
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
En
o
Hi
g
h
In
t
e
n
s
i
t
y
(E
D
E
‐2)
di
s
t
r
i
c
t
as
a pe
r
m
i
t
t
e
d
us
e
of
pr
o
per
t
y
.
Th
e
am
e
n
d
m
e
n
t
is
de
s
i
g
n
e
d
to
cr
e
a
t
e
un
i
f
o
r
m
i
t
y
.
64
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Se
n
i
o
r
C
e
n
t
e
r
*
*
*
* *
Un
i
v
e
r
s
i
t
i
e
s
,
C
o
l
l
e
g
e
s
&
I
n
s
t
i
t
u
t
e
s
!
21
*A
*A
*A
*
*
*
* * * * *
Ch
i
l
d
a
n
d
A
d
u
l
t
C
a
r
e
-
U
s
e
s
N
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
22
A
A
A
A *
21
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
a ‘U
n
i
v
e
r
s
i
t
y
’
la
n
d
us
e
be
pe
r
m
i
t
t
e
d
as
a Cl
a
s
s
A Sp
e
c
i
a
l
Us
e
Pe
r
m
i
t
in
re
s
i
d
e
n
t
i
a
l
ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
s
.
22
A ca
t
c
h
al
l
ca
t
e
g
o
r
y
we
ar
e
re
c
o
m
m
e
n
d
i
n
g
to
ad
d
r
e
s
s
an
y
‘s
c
h
o
o
l
’
or
‘c
a
r
e
’
fa
c
i
l
i
t
y
us
e
no
t
fa
l
l
i
n
g
in
t
o
a li
s
t
e
d
ca
t
e
g
o
r
y
.
65
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
CON
S
T
R
U
C
T
I
O
N
/C
ON
T
R
A
C
T
O
R
OFF
I
C
E
S
23
Bu
i
l
d
i
n
g
C
o
n
t
r
a
c
t
o
r
s
–
N
o
E
x
t
e
r
n
a
l
S
t
o
r
a
g
e
o
f
Ma
t
e
r
i
a
l
s
o
r
E
q
u
i
p
m
e
n
t
24
*
*
*
*
*
*
* * * * * *
Bu
i
l
d
i
n
g
C
o
n
t
r
a
c
t
o
r
s
–
W
i
t
h
E
x
t
e
r
n
a
l
S
t
o
r
a
g
e
o
f
Ma
t
e
r
i
a
l
s
o
r
E
q
u
i
p
m
e
n
t
*
*
* *
Pl
u
m
b
i
n
g
,
E
l
e
c
t
r
i
c
a
l
,
H
e
a
t
i
n
g
,
Gl
a
s
s
/
G
l
a
z
i
n
g
,
Ma
s
o
n
r
y
/
D
r
y
w
a
l
l
,
P
a
i
n
t
i
n
g
/
W
a
l
l
C
o
v
e
r
i
n
g
,
C
a
r
p
e
n
t
r
y
,
Fl
o
o
r
i
n
g
,
R
o
o
f
i
n
g
/
S
i
d
i
n
g
,
C
o
n
c
r
e
t
e
,
an
d
S
i
m
i
l
a
r
Tr
a
d
e
C
o
n
t
r
a
c
t
o
r
s
–
N
o
E
x
t
e
r
n
a
l
S
t
o
r
a
g
e
o
f
Ma
t
e
r
i
a
l
s
o
r
E
q
u
i
p
m
e
n
t
*
*
*
*
*
*
*
* * * * * *
Pl
u
m
b
i
n
g
,
E
l
e
c
t
r
i
c
a
l
,
H
e
a
t
i
n
g
,
G
l
a
s
s
/
G
l
a
z
i
n
g
,
Ma
s
o
n
r
y
/
D
r
y
w
a
l
l
,
P
a
i
n
t
i
n
g
/
W
a
l
l
C
o
v
e
r
i
n
g
,
C
a
r
p
e
n
t
r
y
,
Fl
o
o
r
i
n
g
,
R
o
o
f
i
n
g
/
S
i
d
i
n
g
,
C
o
n
c
r
e
t
e
a
n
d
S
i
m
i
l
a
r
T
r
a
d
e
Co
n
t
r
a
c
t
o
r
s
–
W
i
t
h
E
x
t
e
r
n
a
l
S
t
o
r
a
g
e
o
f
M
a
t
e
r
i
a
l
s
o
r
Eq
u
i
p
m
e
n
t
*
*
* *
23
St
a
f
f
is
pr
o
p
o
s
i
n
g
to
us
e
th
e
ex
i
s
t
i
n
g
‘C
o
n
s
t
r
u
c
t
i
o
n
’
la
n
d
us
e
ca
t
e
g
o
r
y
fr
o
m
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
Di
s
t
r
i
c
t
(E
D
D
)
ta
b
l
e
s
(S
e
c
t
i
o
n
5.
2
.
2
of
th
e
UD
O
)
wi
t
h
i
n
th
e
ne
w
pe
r
m
i
t
t
e
d
use table construct. Currently construction land uses have been interpreted as being
co
n
t
a
i
n
e
d
wi
t
h
i
n
th
e
‘Of
f
i
c
e
s
an
d
Pe
r
s
o
n
a
l
Se
r
v
i
c
e
s
’ la
n
d
us
e
ca
t
e
g
o
r
y
as
co
n
t
a
i
ne
d
in
Se
c
ti
o
n
5.
2
.
1
of
th
e
UD
O
.
St
a
f
f
be
l
i
e
v
e
s
li
s
t
i
n
g
al
l
o
w
a
b
l
e
la
n
d
us
e
s
in
th
e
pr
o
p
o
s
e
d
ma
n
n
e
r
eliminates confusion for the reader and staff and provides greater detail on where such
la
n
d
us
e
s
ar
e
to
be
pe
r
m
i
t
t
e
d
.
St
a
f
f
is
al
s
o
ad
d
i
n
g
th
e
wo
r
d
‘C
o
n
t
r
a
c
t
o
r
s
’
to
th
e
ti
t
l
e
of
th
e
la
n
d
us
e
ca
te
g
o
r
y
to
en
su
r
e
pr
o
p
e
r
re
f
e
r
e
n
c
e
s
to
th
e
ac
t
i
v
i
t
y
th
a
t
is
be
i
n
g
al
l
o
w
e
d
.
24
Th
e
r
e
is
a di
s
t
i
n
c
t
i
o
n
in
th
e
UD
O
re
l
a
t
e
d
to
a bu
i
l
d
i
n
g
co
n
t
r
a
c
t
o
r
’
s
la
n
d
us
e
wh
e
r
e
eq
u
i
p
m
e
n
t
/
m
a
t
e
r
i
a
l
s
ca
n
be
st
o
r
e
d
ou
t
d
o
o
r
s
.
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
cr
e
a
t
i
n
g
th
e
di
s
t
i
n
c
t
i
o
n
here so we can properly identify where such uses can be located as we are now
co
m
b
i
n
i
n
g
th
e
in
d
i
v
i
d
u
a
l
ta
b
l
e
s
in
t
o
on
e
.
66
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
EXT
R
A
C
T
I
V
E
USE
S
25
Ex
t
r
a
c
t
i
o
n
o
f
E
a
r
t
h
P
r
o
d
u
c
t
s
–
N
o
O
n
-
s
i
t
e
Pr
o
c
e
s
s
i
n
g
o
f
E
x
t
r
a
c
t
e
d
M
a
t
e
r
i
a
l
s
!
26
A
A
A
A
A
Ex
t
r
a
c
t
i
o
n
o
f
E
a
r
t
h
P
r
o
d
u
c
t
s
–
O
n
-
s
i
t
e
P
r
o
c
e
s
s
i
n
g
o
f
Ex
t
r
a
c
t
e
d
M
a
t
e
r
i
a
l
s
27
25
As
a ge
n
e
r
a
l
ob
s
e
r
v
a
t
i
o
n
it
ne
e
d
s
to
be
re
m
e
m
b
e
r
e
d
th
e
Co
u
n
t
y
is
li
k
e
l
y
pr
e
‐em
p
t
e
d
by
St
a
t
e
la
w
fr
o
m
re
q
u
i
r
i
n
g
a pe
r
m
i
t
fo
r
a my
r
i
a
d
of
ex
t
r
a
c
t
i
v
e
la
n
d
us
e
s
,
mo
s
t
no
t
a
b
l
y
hy
d
r
a
u
l
i
c
fracturing (i.e. fracking).
26
Th
e
cu
r
r
e
n
t
de
f
i
n
i
t
i
o
n
of
th
i
s
la
n
d
us
e
do
e
s
no
t
pe
r
m
i
t
th
e
pr
o
c
e
s
s
i
n
g
of
ma
t
e
r
i
a
l
s
‘be
y
o
n
d
in
c
i
d
e
n
t
a
l
me
c
h
a
n
i
c
a
l
co
n
s
o
l
i
d
a
t
i
o
n
or
so
r
t
i
n
g
to
fa
c
i
l
i
t
a
t
e
tr
a
n
s
p
o
r
t
a
t
i
o
n
to
th
e
si
t
e
of use or location of further processing’. Staff is adding language to spell out this
di
s
t
i
n
c
t
i
o
n
wi
t
h
i
n
th
e
Ta
b
l
e
of
Pe
r
m
i
t
t
e
d
Us
e
s
.
27
We
ar
e
in
c
l
u
d
i
n
g
a ne
w
la
n
d
us
e
ca
t
e
g
o
r
y
to
‘c
a
p
t
u
r
e
’
al
l
ot
h
e
r
ex
t
r
a
c
t
i
v
e
la
n
d
us
e
op
e
r
a
t
i
o
n
s
wh
e
r
e
on
‐si
t
e
pr
o
c
e
s
s
i
n
g
of
ma
t
e
r
i
a
l
s
as
s
o
c
i
a
t
e
d
wi
t
h
th
e
ac
t
i
v
i
t
y
ar
e
pr
o
p
o
s
e
d
.
At this time staff is not recommending these activities be permitted. 67
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
FIN
A
N
C
IA
L
E
I
N
S
T
I
T
U
T
I
O
N
S
28
Ba
n
k
s
,
S
a
v
i
n
g
s
a
n
d
L
o
a
n
s
,
a
n
d
C
r
e
d
i
t
U
n
i
o
n
s
Wi
t
h
an
A
u
t
o
m
a
t
e
d
T
e
l
l
e
r
M
a
c
h
i
n
e
(
A
T
M
)
*
*
*
*
*
*
* *
Ba
n
k
s
,
S
a
v
i
n
g
s
a
n
d
L
o
a
n
s
,
a
n
d
C
r
e
d
i
t
U
n
i
o
n
s
Wi
t
h
o
u
t
a
n
A
u
t
o
m
a
t
e
d
T
e
l
l
e
r
M
a
c
h
i
n
e
(
A
T
M
)
29
*
*
*
*
*
* *
Ba
n
k
A
u
t
o
m
a
t
e
d
T
e
l
l
e
r
M
a
c
h
i
n
e
(
A
T
M
)
–
S
t
a
n
d
a
l
o
n
e
Us
e
30
*
*
* *
Cr
e
d
i
t
A
g
e
n
c
i
e
s
a
n
d
I
n
s
t
i
t
u
t
i
o
n
s
*
*
*
*
*
*
*
* * * * *
In
s
u
r
a
n
c
e
C
a
r
r
i
e
r
s
a
n
d
A
g
e
n
t
s
*
*
*
*
*
*
*
* * * * *
Re
a
l
E
s
t
a
t
e
A
g
e
n
t
s
a
n
d
B
r
o
k
e
r
s
*
*
*
*
*
*
*
*
* * * * * *
Se
c
u
r
i
t
y
a
n
d
C
o
m
m
o
d
i
t
y
B
r
o
k
e
r
s
,
a
n
d
I
n
v
e
s
t
m
e
n
t
Of
f
i
c
e
s
*
*
*
*
*
*
*
* * * * *
Pa
w
n
s
h
o
p
,
C
u
r
r
e
n
c
y
E
x
c
h
a
n
g
e
,
o
r
P
a
y
d
a
y
Lo
a
n
28
St
a
f
f
is
pr
o
p
o
s
i
n
g
to
us
e
th
e
ex
i
s
t
i
n
g
‘F
i
n
a
n
c
e
’
la
n
d
us
e
ca
t
e
g
o
r
y
fr
o
m
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
Di
s
t
r
i
c
t
(E
D
D
)
ta
b
l
e
s
(S
e
c
t
i
o
n
5.
2
.
2
of
th
e
UD
O
)
.
Cu
r
r
e
n
t
l
y
fi
n
a
n
c
i
a
l
la
n
d
us
e
s
have been interpreted as being contained within the ‘Offices and Personal Services’ land
us
e
ca
t
e
g
o
r
y
as
co
n
t
a
i
n
e
d
in
Se
c
t
i
o
n
5.
2
.
1
of
th
e
UD
O
.
Th
e
r
e
ar
e
al
s
o
re
f
e
r
e
n
c
e
s
to
‘Ba
nk
s
an
d Fi
n
a
n
c
i
a
l
In
s
t
i
t
u
t
i
o
n
s
’ as
a pe
r
m
i
t
t
e
d
la
n
d
us
e
un
d
e
r
th
e
ex
i
s
t
i
n
g
Co
m
m
e
r
c
i
a
l
Us
e
s
Land Use Category within Section 5.2.1. Staff believes the proposed merged category
el
i
m
i
n
a
t
e
s
co
n
f
u
s
i
o
n
fo
r
th
e
re
a
d
e
r
/
s
t
a
f
f
an
d
pr
o
v
i
d
e
s
gr
e
a
t
e
r
de
t
a
i
l
on
wh
e
r
e
su
c
h
la
n
d
us
e
s
ar
e
to
be
en
c
o
u
r
a
g
e
d
.
St
a
f
f
is
al
s
o
re
co
m
m
e
n
d
i
ng
mo
d
i
f
y
i
n
g
th
e
ti
t
l
e
of
th
e
la
n
d
us
e
category to ensure proper reference to the uses allowed within same.
29
We
ar
e
re
c
o
m
m
e
n
d
i
n
g
cr
e
a
t
i
n
g
a di
s
t
i
n
c
t
i
o
n
to
a ba
n
k
wi
t
h
an
d
/
o
r
wi
t
h
o
u
t
an
AT
M
.
Th
e
r
e
ma
y
be
ge
n
e
r
a
l
us
e
di
s
t
r
i
c
t
s
wh
e
r
e
a ba
n
k
wo
u
l
d
ma
k
e
se
n
s
e
bu
t
th
e
de
v
e
l
o
p
m
e
n
t
of an ATM might pose concern. This gives the County flexibility to create a distinction to
ad
d
r
e
s
s
th
i
s
is
s
u
e
.
30
Th
e
r
e
is
a tr
e
n
d
to
al
l
o
w
st
a
n
d
a
l
o
n
e
AT
M
s
wi
t
h
i
n
co
m
m
e
r
c
i
a
l
de
v
e
l
o
p
m
e
n
t
s
.
Hi
s
t
o
r
i
c
a
l
l
y
we
ha
v
e
vi
e
w
e
d
th
i
s
as
a cu
s
t
o
m
a
r
y
ac
c
e
s
s
o
r
y
us
e
to
a co
m
m
e
r
c
i
a
l
de
v
e
l
o
p
m
e
n
t
.
We
are creating an allowance in the proposed revised table to ensure there is no dispute
ov
e
r
it
s
st
a
t
u
s
as
a pe
r
m
i
t
t
e
d
us
e
.
68
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
GOV
E
R
N
M
E
N
T
USE
S
De
t
e
n
t
i
o
n
a
n
d
C
o
r
r
e
c
t
i
o
n
a
l
F
a
c
i
l
i
t
i
e
s
-
C
o
u
n
t
y
31
De
t
e
n
t
i
o
n
a
n
d
C
o
r
r
e
c
t
i
o
n
a
l
F
a
c
i
l
i
t
i
e
s
–
O
t
h
e
r
Go
v
e
r
n
m
e
n
t
a
l
F
a
c
i
l
i
t
i
e
s
&
O
f
f
i
c
e
B
u
i
l
d
i
n
g
s
(A
d
m
i
n
i
s
t
r
a
t
i
v
e
,
H
o
u
s
i
n
g
,
E
d
u
c
a
t
i
o
n
,
P
u
b
l
i
c
H
e
a
l
t
h
,
Co
m
m
u
n
i
t
y
C
e
n
t
e
r
s
,
L
i
b
r
a
r
y
,
P
l
a
n
n
i
n
g
/
C
o
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
,
S
o
c
i
a
l
S
e
r
v
i
c
e
s
,
e
t
c
.
)
-
C
o
u
n
t
y
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Go
v
e
r
n
m
e
n
t
a
l
F
a
c
i
l
i
t
i
e
s
&
O
f
f
i
c
e
B
u
i
l
d
i
n
g
s
-
O
t
h
e
r
Go
v
e
r
n
m
e
n
t
a
l
P
r
o
t
e
c
t
i
v
e
S
e
r
v
i
c
e
s
(
P
o
l
i
c
e
&
F
i
r
e
St
a
t
i
o
n
s
)
R
e
s
c
u
e
S
q
u
a
d
s
,
V
o
l
u
n
t
e
e
r
F
i
r
e
De
p
a
r
t
m
e
n
t
s
-
C
o
u
n
t
y
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Go
v
e
r
n
m
e
n
t
a
l
P
r
o
t
e
c
t
i
v
e
S
e
r
v
i
c
e
s
-
O
t
h
e
r
Go
v
e
r
n
m
e
n
t
F
a
c
i
l
i
t
y
–
S
o
l
i
d
W
a
s
t
e
C
o
l
l
e
c
t
i
o
n
Ce
n
t
e
r
s
–
C
o
u
n
t
y
!
32
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Go
v
e
r
n
m
e
n
t
F
a
c
i
l
i
t
y
–
S
o
l
i
d
W
a
s
t
e
C
o
l
l
e
c
t
i
o
n
Ce
n
t
e
r
s
-
O
t
h
e
r
Mi
l
i
t
a
r
y
I
n
s
t
a
l
l
a
t
i
o
n
s
(
Mi
l
i
t
a
r
y
B
a
s
e
,
Na
t
i
o
n
a
l
G
u
a
r
d
&
Re
s
e
r
v
e
A
r
m
o
r
y
)
~
33
*
*
*
*
31
St
a
f
f
be
l
i
e
v
e
s
th
i
s
ha
s
al
w
a
y
s
be
e
n
vi
e
w
e
d
as
a ‘g
o
v
e
r
n
m
e
n
t
fa
c
i
l
i
t
y
’
.
As
th
e
r
e
is
th
e
po
t
e
n
t
i
a
l
to
ha
v
e
a St
a
t
e
fa
c
i
l
i
t
y
de
v
e
l
o
p
e
d
in
th
e
ar
e
a
we
ar
e
re
c
o
m
m
e
n
d
i
n
g
th
e
us
e
be
li
s
t
e
d
and properly identified. Please note it is likely a State correctional facility is exempt
fr
o
m
lo
c
a
l
la
n
d
us
e
re
g
u
l
a
t
i
o
n
(
s
)
.
32
Th
i
s
is
an
ex
i
s
t
i
n
g
la
n
d
us
e
co
n
t
a
i
n
e
d
wi
t
h
i
n
Se
c
t
i
o
n
5.
2
.
2
of
th
e
UD
O
an
d
st
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
it
be
ke
p
t
wi
t
h
i
n
th
e
re
v
i
s
e
d
ta
b
l
e
of
pe
r
m
i
t
t
e
d
us
e
s
.
33
As
wi
t
h
se
v
e
r
a
l
ot
h
e
r
la
n
d
us
e
s
it
is
li
k
e
l
y
a mi
l
i
t
a
r
y
in
s
t
a
l
l
a
t
i
o
n
is
ex
e
m
p
t
fr
o
m
lo
c
a
l
la
n
d
us
e
re
g
u
l
a
t
i
o
n
(
s
)
.
69
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
MAN
U
F
A
C
T
U
R
I
N
G
, ASS
E
M
B
L
Y
, A
N
D
PRO
C
E
S
S
I
N
G
34
, 35
As
s
e
m
b
l
y
a
n
d
P
a
c
k
a
g
i
n
g
O
p
e
r
a
t
i
o
n
s
I
n
c
l
u
d
i
n
g
Di
s
t
r
i
b
u
t
i
o
n
a
n
d
M
a
i
l
O
r
d
e
r
H
o
u
s
e
s
,
B
u
t
E
x
c
l
u
d
i
n
g
On
-
P
r
e
m
i
s
e
s
R
e
t
a
i
l
O
u
t
l
e
t
s
36
*
*
*
*
Ap
p
a
r
e
l
M
a
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
a
n
d
Pr
o
c
e
s
s
i
n
g
*
*
*
*
*
* * * *
Ch
e
m
i
c
a
l
M
a
n
u
f
a
c
t
u
r
in
g
a
n
d
P
r
o
c
e
s
s
i
n
g
(
s
e
e
li
s
t
i
n
g
b
e
l
o
w
)
Ba
s
e
C
h
e
m
i
c
a
l
M
a
n
u
f
a
c
t
u
r
i
n
g
Re
s
i
n
,
S
y
n
t
h
e
t
i
c
R
u
b
b
e
r
,
a
n
d
Ar
t
i
f
i
c
i
a
l
S
y
n
t
h
e
t
i
c
F
i
b
e
r
s
a
n
d
F
i
l
a
m
e
n
t
s
Ma
n
u
f
a
c
t
u
r
i
n
g
Pe
s
t
i
c
i
d
e
,
F
e
r
t
i
l
i
z
e
r
,
a
n
d
O
t
h
e
r
Ag
r
i
c
u
l
t
u
r
a
l
C
h
e
m
i
c
a
l
M
a
n
u
f
a
c
t
u
r
i
n
g
Ph
a
r
m
a
c
e
u
t
i
c
a
l
a
n
d
M
e
d
i
c
i
n
e
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
*
*
* *
Pa
i
n
t
,
C
o
a
t
i
n
g
,
a
n
d
A
d
h
e
s
i
v
e
Ma
n
u
f
a
c
t
u
r
i
n
g
So
a
p
,
C
l
e
a
n
i
n
g
C
o
m
p
o
u
n
d
,
an
d
T
o
i
l
e
t
P
r
e
p
a
r
a
t
i
o
n
M
a
n
u
f
a
c
t
u
r
i
n
g
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
an
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
37
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
Co
m
m
u
n
i
c
a
t
i
o
n
s
e
q
u
i
p
m
e
n
t
*
*
*
*
*
34
St
a
f
f
is
pr
o
p
o
s
i
n
g
to
me
r
g
e
th
e
ex
i
s
t
i
n
g
‘M
a
n
u
f
a
c
t
u
r
i
n
g
,
As
s
e
m
b
l
y
,
an
d
Pr
o
c
e
s
s
i
n
g
’
la
n
d
us
e
ca
t
e
g
o
r
y
fr
o
m
th
e
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
Di
s
t
r
i
c
t
(E
D
D
)
ta
b
l
e
s
(S
e
c
t
i
o
n
5.
2
.
2
of
th
e
UDO) with Section 5.2.1 . The existing land use category contained in Section 5.2.1,
es
p
e
c
i
a
l
l
y
th
o
s
e
re
f
e
r
e
n
c
i
n
g
al
l
o
w
a
b
l
e
ma
n
u
f
a
c
t
u
r
i
n
g
/
i
n
d
u
s
t
r
i
a
l
la
n
d
us
e
s
,
is
no
t
ve
r
y
we
l
l
de
f
i
n
e
d
.
St
af
f
ha
s
add
e
d
us
e
s
(d
e
n
o
t
e
d
in
re
d
un
d
e
r
l
i
n
e
d
te
x
t
) co
n
s
i
s
t
e
n
t
wi
t
h
th
e
Pl
a
n
n
i
n
g
Board and BOCC review of amendments to the Hillsborough EDD districts in the fall
of
20
1
6
.
35
Af
t
e
r
co
n
f
e
r
r
i
n
g
wi
t
h
th
e
Pl
a
n
n
i
n
g
Di
r
e
c
t
o
r
,
st
a
f
f
wa
s
in
s
t
r
u
c
t
e
d
to
pr
o
v
i
d
e
su
f
f
i
c
i
e
n
t
sp
e
c
i
f
i
c
i
t
y
on
pe
r
m
i
t
t
e
d
/
p
r
o
h
i
b
i
t
e
d
la
n
d
us
e
s
in
an
ef
f
o
r
t
to
ai
d
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
st
a
f
f
market non‐residential development opportunities in the County. As a result the list
of
us
e
s
is
ra
t
h
e
r
ex
p
a
n
s
i
v
e
.
36
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
li
s
t
as
fo
u
n
d
in
Se
c
t
i
o
n
5.
2
.
1
of
th
e
UD
O
.
37
Ta
k
e
n
fr
o
m
th
e
ex
i
s
t
i
n
g
li
s
t
co
n
t
a
i
n
e
d
in
Se
c
t
i
o
n
5.
2
.
2
of
th
e
UD
O
.
70
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
El
e
c
t
r
i
c
l
i
g
h
t
i
n
g
a
n
d
w
i
r
i
n
g
e
q
u
i
p
m
e
n
t
*
*
*
*
*
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
El
e
c
t
r
i
c
t
r
a
n
s
m
i
s
s
i
o
n
a
n
d
d
i
s
t
r
i
b
u
t
i
o
n
*
*
*
*
*
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
El
e
c
t
r
i
c
a
l
i
n
d
u
s
t
r
i
a
l
a
p
p
a
r
a
t
u
s
*
*
*
*
*
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
El
e
c
t
r
o
n
i
c
c
o
m
p
o
n
e
n
t
s
a
n
d
a
c
c
e
s
s
o
r
i
e
s
*
*
*
*
*
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
Ho
u
s
e
h
o
l
d
a
p
p
l
i
a
n
c
e
s
*
*
*
*
*
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
–
Ra
d
i
o
a
n
d
t
e
l
e
v
i
s
i
o
n
r
e
c
e
i
v
i
n
g
e
q
u
i
p
m
e
n
t
*
*
*
*
*
Fa
b
r
i
c
a
t
e
d
M
e
t
a
l
P
r
o
d
u
c
t
s
Ma
n
u
f
a
c
t
u
r
i
n
g
,
As
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
Ar
c
h
i
t
e
c
t
u
r
a
l
a
n
d
S
t
r
u
c
t
u
r
a
l
Me
t
a
l
s
M
a
n
u
f
a
c
t
u
r
i
n
g
*
Bo
i
l
e
r
,
T
a
n
k
,
M
e
t
a
l
C
a
n
,
an
d
S
h
i
p
p
i
n
g
Co
n
t
a
i
n
e
r
M
a
n
u
f
a
c
t
u
r
i
n
g
38
*
*
*
Cu
t
l
e
r
y
a
n
d
h
a
n
d
t
o
o
l
s
*
*
*
*
Fa
b
r
i
c
a
t
e
d
s
t
r
u
c
t
u
r
a
l
m
e
t
a
l
p
r
o
d
u
c
t
s
*
*
*
*
Fi
r
e
a
r
m
s
Fo
r
g
i
n
g
a
n
d
S
t
a
m
p
i
n
g
*
* *
Ha
r
d
w
a
r
e
/
T
o
o
l
Ma
n
u
f
a
c
t
u
r
i
n
g
a
n
d
P
a
c
k
a
g
i
n
g
*
*
* * *
He
a
t
i
n
g
e
q
u
i
p
m
e
n
t
,
e
x
c
e
p
t
e
l
e
c
t
r
i
c
an
d
w
a
r
m
a
i
r
;
a
n
d
p
l
u
m
b
i
n
g
f
i
x
t
u
r
e
M
a
n
u
f
a
c
t
u
r
i
n
g
*
*
*
*
He
a
t
i
n
g
e
q
u
i
p
m
e
n
t
,
i
n
c
l
u
d
i
n
g
e
l
e
c
t
r
i
c
an
d
w
a
r
m
a
i
r
;
a
n
d
p
l
u
m
b
i
n
g
f
i
x
t
u
r
e
M
a
n
u
f
a
c
t
u
r
i
n
g
*
38
Th
i
s
in
c
l
u
d
e
s
th
e
Me
t
a
l
Ca
n
an
d
Sh
i
p
p
i
n
g
co
n
t
a
i
n
e
r
ma
n
u
f
a
c
t
u
r
i
n
g
in
th
e
cu
r
r
e
n
t
ta
b
l
e
.
Us
e
ha
s
be
e
n
ex
p
a
n
d
e
d
to
in
c
l
u
d
e
si
m
i
l
a
r
ac
t
i
v
i
t
i
e
s
br
o
a
d
e
n
i
n
g
wh
a
t
is
pe
r
m
i
s
s
i
b
l
e
.
71
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Me
t
a
l
c
a
n
s
a
n
d
s
h
i
p
p
i
n
g
c
o
n
t
a
i
n
e
r
s
39
Mu
n
i
t
i
o
n
s
i
n
c
l
u
d
i
n
g
A
m
m
u
n
i
t
i
o
n
Ma
n
u
f
a
c
t
u
r
i
n
g
a
n
d
P
a
c
k
a
g
i
n
g
Nu
t
s
,
b
o
l
t
s
,
s
c
r
e
w
s
,
ri
v
e
t
s
,
a
n
d
w
a
s
h
e
r
s
Ma
n
u
f
a
c
t
u
r
i
n
g
a
n
d
P
a
c
k
a
g
i
n
g
*
*
*
*
Fo
o
d
P
r
o
d
u
c
t
s
M
a
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
Pr
o
c
e
s
s
i
n
g
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
An
i
m
a
l
F
o
o
d
P
r
e
p
a
r
a
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
Pa
c
k
a
g
i
n
g
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
*
*
An
i
m
a
l
S
l
a
u
g
h
t
e
r
i
n
g
a
n
d
P
r
o
c
e
s
s
i
n
g
,
Pa
c
k
a
g
i
n
g
,
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
(R
e
f
e
r
t
o
Me
a
t
P
r
o
c
e
s
s
i
n
g
F
a
c
i
l
i
t
y
w
i
t
h
i
n
t
h
e
Ag
r
i
c
u
l
t
u
r
a
l
U
s
e
s
La
n
d
U
s
e
C
a
t
e
g
o
r
y
)
Ba
k
e
r
ie
s
a
n
d
T
o
r
t
i
l
l
a
P
r
e
p
a
r
a
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
Pa
c
k
a
g
i
n
g
,
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
-
N
o
o
n
-
s
i
t
e
sa
l
e
s
y
*
*
*
*
*
* * *
Ba
k
e
r
ie
s
a
n
d
T
o
r
t
i
l
l
a
P
r
e
p
a
r
a
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
Pa
c
k
a
g
i
n
g
,
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
–
W
i
t
h
o
n
-
s
i
t
e
sa
l
e
s
y
*
*
*
*
*
*
Be
v
e
r
a
g
e
s
M
a
n
u
f
a
c
t
u
r
i
n
g
a
n
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
b
e
l
o
w
)
40
No
n
-
a
l
c
o
h
o
l
i
c
–
P
r
o
d
u
c
t
i
o
n
O
n
l
y
*
*
*
*
*
* * *
Al
c
o
h
o
l
i
c
–
D
i
s
t
i
l
l
e
r
y
,
P
r
o
d
u
c
t
i
o
n
O
n
l
y
41
*
*
*
*
* * *
Mi
c
r
o
b
r
e
w
e
r
y
,
P
r
o
d
u
c
t
i
o
n
O
n
l
y
42
B B
*
*
*
*
39
Mo
v
e
d
to
a ne
w
la
n
d
us
e
ca
t
e
g
o
r
y
.
40
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
a fu
r
t
h
e
r
br
e
a
k
d
o
w
n
of
be
v
e
r
a
g
e
pr
o
d
u
c
t
i
o
n
.
Cu
r
r
e
n
t
l
y
we
ha
v
e
al
l
o
w
a
n
c
e
s
fo
r
bo
t
t
l
i
n
g
pl
a
n
t
s
an
d
mi
c
r
o
b
r
e
w
e
r
i
e
s
.
We
ar
e
re
c
o
m
m
e
n
d
i
n
g
ad
d
i
n
g
no
n
‐alcoholic and alcoholic (distillery) beverage production as well.
41
St
a
f
f
is
mo
d
e
l
i
n
g
th
e
‘a
l
c
o
h
o
l
i
c
– di
s
t
i
l
l
e
r
y
’
la
n
d
us
e
af
t
e
r
ou
r
ex
i
s
t
i
n
g
mi
c
r
o
b
r
e
w
e
r
y
la
n
d
us
e
ca
t
e
g
o
r
y
.
42
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
pe
r
m
i
t
t
e
d
us
e
li
s
t
in
Se
c
t
i
o
n
5.
2
.
1
of
th
e
UD
O
.
72
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Mi
c
r
o
b
r
e
w
e
r
y
w
i
t
h
M
i
n
o
r
E
v
e
n
t
s
43
B
B
B
B
B
Mi
c
r
o
b
r
e
w
e
r
y
w
i
t
h
M
a
j
o
r
E
v
e
n
t
s
44
*
*
Bo
t
t
l
i
n
g
p
l
a
n
t
s
–
N
o
O
n
s
i
t
e
Pr
o
d
u
c
t
i
o
n
*
*
*
* * *
Wi
n
e
r
y
,
p
r
o
d
u
c
t
i
o
n
o
n
l
y
45
B B
*
*
*
*
Wi
n
e
r
y
w
i
t
h
M
i
n
o
r
E
v
e
n
t
s
46
B
B
B
B
B
Wi
n
e
r
y
w
i
t
h
M
a
j
o
r
E
v
e
n
t
s
47
*
*
Da
i
r
y
P
r
o
d
u
c
t
i
o
n
/
P
r
o
d
u
c
t
P
r
e
p
a
r
a
t
i
o
n
,
Ma
n
u
f
a
c
t
u
r
i
n
g
,
P
a
c
k
a
g
i
n
g
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
*
*
* *
Fr
u
i
t
a
n
d
V
e
g
e
t
a
b
l
e
P
r
o
c
e
s
s
i
n
g
/
P
r
e
s
e
r
v
i
n
g
,
Pr
e
p
a
r
a
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
Pa
c
k
a
g
i
n
g
,
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
*
*
*
*
*
* * *
Gr
a
i
n
a
n
d
O
i
l
s
e
e
d
M
i
l
l
i
n
g
,
Pa
c
k
a
g
i
n
g
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
*
*
Mi
s
c
e
l
l
a
n
e
o
u
s
f
o
o
d
,
Pr
e
p
a
r
a
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
Pa
c
k
a
g
i
n
g
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
e.
g
.
,
c
o
f
f
e
e
r
o
a
s
t
i
n
g
,
c
o
n
d
i
m
e
n
t
s
,
co
n
f
e
c
t
i
o
n
a
r
y
p
r
o
d
u
c
t
s
,
48
pr
e
-
m
a
d
e
m
e
a
l
s
,
e
t
c
.
*
*
* * *
Se
a
f
o
o
d
P
r
o
c
e
s
s
i
n
g
,
P
r
e
p
a
r
a
t
i
o
n
,
an
d
P
a
c
k
a
g
i
n
g
*
*
Su
g
a
r
a
n
d
C
o
n
f
e
c
t
i
o
n
a
r
y
P
r
o
d
u
c
t
P
r
e
p
a
r
a
t
i
o
n
,
Ma
n
u
f
a
c
t
u
r
i
n
g
,
P
a
c
k
a
g
i
n
g
,
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
*
*
*
* * *
To
b
a
c
c
o
P
r
o
c
e
s
s
i
n
g
,
P
r
e
p
a
r
a
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
Pa
c
k
a
g
i
n
g
,
a
n
d
D
i
s
t
r
i
b
u
t
i
o
n
43
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
pe
r
m
i
t
t
e
d
us
e
li
s
t
in
Se
c
t
i
o
n
5.
2
.
1
of
th
e
UD
O
.
44
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
a
l
zo
n
i
n
g
pe
r
m
i
t
t
e
d
us
e
li
s
t
in
Se
c
t
i
o
n
5.
2
.
3
of
th
e
UD
O
.
45
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
pe
r
m
i
t
t
e
d
us
e
li
s
t
in
Se
c
t
i
o
n
5.
2
.
1
of
th
e
UD
O
.
46
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
pe
r
m
i
t
t
e
d
us
e
li
s
t
in
Se
c
t
i
o
n
5.
2
.
1
of
th
e
UD
O
.
47
Th
i
s
is
fr
o
m
th
e
ex
i
s
t
i
n
g
co
n
d
i
t
i
o
n
a
l
zo
n
i
n
g
pe
r
m
i
t
t
e
d
us
e
li
s
t
in
Se
c
t
i
o
n
5.
2
.
3
of
th
e
UD
O
.
48
Mo
v
e
d
to
a ne
w
,
in
d
e
p
e
n
d
e
n
t
,
la
n
d
us
e
ca
t
e
g
o
r
y
.
73
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
In
d
u
s
t
r
i
a
l
M
a
c
h
i
n
e
r
y
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
an
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
En
g
i
n
e
s
a
n
d
t
u
r
b
i
n
e
s
*
*
*
*
Fa
r
m
/
g
a
r
d
e
n
m
a
c
h
i
n
e
r
y
a
n
d
e
q
u
i
p
m
e
n
t
*
*
*
*
*
Ge
n
e
r
a
l
i
n
d
u
s
t
r
i
a
l
m
a
c
h
i
n
e
r
y
a
n
d
e
q
u
i
p
m
e
n
t
;
e
.
g
.
,
p
u
r
i
f
i
c
a
t
i
o
n
eq
u
i
p
m
e
n
t
,
b
a
l
l
a
n
d
r
o
l
l
e
r
b
e
a
r
i
n
g
s
,
e
t
c
.
*
*
*
*
Me
t
a
l
w
o
r
k
i
n
g
m
a
c
h
i
n
e
r
y
a
n
d
e
q
u
i
p
m
e
n
t
*
*
*
Of
f
i
c
e
,
c
o
m
p
u
t
i
n
g
,
a
n
d
ac
c
o
u
n
t
i
n
g
m
a
c
h
i
n
e
s
*
*
*
*
*
*
Sp
e
c
i
a
l
i
n
d
u
s
t
r
i
a
l
m
a
c
h
i
n
e
r
y
;
e.
g
.
,
t
e
x
t
i
l
e
m
a
c
h
i
n
e
r
y
*
*
*
In
s
t
r
u
m
e
n
t
s
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
Pr
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
Me
a
s
u
r
i
n
g
,
a
n
a
l
y
z
i
n
g
,
a
n
d
c
o
n
t
r
o
l
l
i
n
g
i
n
s
t
r
u
m
e
n
t
s
*
*
*
*
*
*
*
Ph
o
t
o
g
r
a
p
h
i
c
,
m
e
d
i
c
a
l
,
a
n
d
o
p
t
i
c
a
l
g
o
o
d
s
*
*
*
*
*
*
*
Wa
t
c
h
e
s
a
n
d
c
l
o
c
k
s
*
*
*
*
*
*
*
Le
a
t
h
e
r
A
n
d
A
l
l
i
e
d
P
r
od
u
c
t
M
a
n
u
f
a
c
t
u
r
i
n
g
(
s
e
e
li
s
t
i
n
g
b
e
l
o
w
)
Le
a
t
h
e
r
a
n
d
H
i
d
e
T
a
n
n
i
n
g
/
F
i
n
i
s
h
i
n
g
Fo
o
t
w
e
a
r
P
r
o
d
u
c
t
i
o
n
,
M
a
n
u
f
a
c
t
u
r
i
n
g
,
an
d
D
i
s
t
r
i
b
u
t
i
o
n
*
*
* * *
Pa
p
e
r
P
r
o
d
u
c
t
s
M
a
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
Pr
o
c
e
s
s
i
n
g
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
Co
n
v
e
r
t
e
d
p
a
p
e
r
a
n
d
p
a
p
e
r
b
o
a
r
d
p
r
o
d
u
c
t
s
*
*
*
*
*
Pa
p
e
r
b
o
a
r
d
c
o
n
t
a
i
n
e
r
s
a
n
d
b
o
x
e
s
*
*
*
*
* 74
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Pu
l
p
,
P
a
p
e
r
,
a
n
d
P
a
p
e
r
b
o
a
r
d
M
i
l
l
s
Co
n
v
e
r
t
e
d
P
a
p
e
r
P
r
o
d
u
c
t
M
a
n
u
f
a
c
t
u
r
i
n
g
Fu
r
n
i
t
u
r
e
a
n
d
F
i
x
t
u
r
e
s
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
an
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
* *
Ho
u
s
e
h
o
l
d
a
n
d
o
f
f
i
c
e
f
u
r
n
i
t
u
r
e
*
*
*
*
*
*
*
*
Mi
s
c
e
l
l
a
n
e
o
u
s
f
u
r
n
i
t
u
r
e
a
n
d
f
i
x
t
u
r
e
s
*
*
*
*
*
Pe
t
r
o
l
e
u
m
a
n
d
C
o
a
l
P
r
o
d
u
c
t
M
a
n
u
f
a
c
t
u
r
i
n
g
,
As
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
49
*
Pr
i
n
t
i
n
g
a
n
d
P
u
b
l
i
s
h
i
n
g
E
s
t
a
b
l
i
s
h
m
e
n
t
s
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
50
*
*
*
*
*
*
*
* *
Ru
b
b
e
r
a
n
d
P
l
a
s
t
i
c
P
r
o
d
u
c
t
s
M
a
n
u
f
a
c
t
u
r
i
n
g
,
As
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
Mi
s
c
e
l
l
a
n
e
o
u
s
p
l
a
s
t
i
c
p
r
o
d
u
c
t
s
;
e.
g
.
,
p
l
a
s
t
i
c
p
i
p
e
,
p
a
c
k
a
g
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g
m
a
t
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r
i
a
l
s
,
et
c
M
a
n
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f
a
c
t
u
r
i
n
g
.
Ru
b
b
e
r
a
n
d
p
l
a
s
t
i
c
f
o
o
t
w
e
a
r
*
*
*
*
*
Ru
b
b
e
r
a
n
d
p
l
a
s
t
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c
h
o
s
e
a
n
d
be
l
t
i
n
g
M
a
n
u
f
a
c
t
u
r
i
n
g
*
*
*
*
Ti
r
e
M
a
n
u
f
a
c
t
u
r
i
n
g
*
Re
c
y
c
l
i
n
g
a
n
d
R
e
c
y
c
l
a
b
l
e
M
a
t
e
r
i
a
l
s
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
51
*
* *
49
Th
i
s
wo
u
l
d
in
c
l
u
d
e
re
f
i
n
e
r
i
e
s
,
as
p
h
a
l
t
pl
a
n
t
s
,
as
p
h
a
l
t
pa
v
i
n
g
/
r
o
o
f
i
n
g
ma
t
e
r
i
a
l
s
,
lu
b
r
i
c
a
t
i
n
g
oi
l
/
g
r
e
a
s
e
ma
n
u
f
a
c
t
u
r
i
n
g
,
et
c
.
St
a
f
f
is
no
t
cu
r
r
e
n
t
l
y
re
c
o
m
m
e
n
d
i
n
g
th
e
us
e
s
be
pe
r
m
i
t
t
e
d
.
50
Th
i
s
wo
u
l
d
in
c
l
u
d
e
‘Pr
i
n
t
i
n
g
& Li
t
h
o
g
r
a
p
h
y
’ as
de
t
a
i
l
e
d
in
th
e
ex
i
s
t
i
n
g
ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
li
s
t
.
51
We
ha
v
e
an
ex
i
s
t
i
n
g
re
c
y
c
l
a
b
l
e
ma
t
e
r
i
a
l
s
op
e
r
a
t
i
o
n
of
f
of
Mt
.
He
r
m
o
n
Ch
u
r
c
h
Ro
a
d
in
th
e
EN
O
ED
D
pe
r
m
i
t
t
e
d
as
a co
n
t
r
a
c
t
o
r
/
m
i
s
c
e
l
l
a
n
e
o
u
s
ma
n
u
f
a
c
t
u
r
i
n
g
la
n
d
us
e
.
St
a
f
f
is
in
c
l
u
d
i
n
g
a specific reference to this activity to ensure they remain a permitted operation. 75
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
St
o
n
e
,
G
l
a
s
s
,
C
l
a
y
,
a
nd
C
o
n
c
r
e
t
e
P
r
o
d
u
c
t
s
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
li
s
t
i
n
g
b
e
l
o
w
)
Cu
t
s
t
o
n
e
p
r
o
d
u
c
t
s
*
C# * C# *
Fl
a
t
g
l
a
s
s
*
*
*
*
*
Gl
a
s
s
a
n
d
g
l
a
s
s
w
a
r
e
*
*
*
*
*
Po
t
t
e
r
y
a
n
d
r
e
l
a
t
e
d
p
r
o
d
u
c
t
s
*
*
*
*
Se
p
t
i
c
T
a
n
k
C
o
m
p
o
n
e
n
t
s
52
*
*
Te
x
t
i
l
e
M
i
l
l
s
M
a
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
Pr
o
c
e
s
s
i
n
g
Tr
a
n
s
p
o
r
t
a
t
i
o
n
E
q
u
i
p
m
e
n
t
Ma
n
u
f
a
c
t
u
r
i
n
g
,
As
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
(s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
Ae
r
o
s
p
a
c
e
P
r
o
d
u
c
t
a
n
d
P
a
r
t
Ma
n
u
f
a
c
t
u
r
i
n
g
*
*
*
* * *
Mi
s
c
e
l
l
a
n
e
o
u
s
t
r
a
n
s
p
o
r
t
a
t
i
o
n
Eq
u
i
p
m
e
n
t
M
a
n
u
f
a
c
t
u
r
i
n
g
;
e
.
g
.
,
mo
t
o
r
v
e
h
i
c
l
e
c
o
m
p
o
n
e
n
t
s
a
n
d
p
a
r
t
s
,
t
r
a
i
l
e
r
s
*
*
*
*
Mi
l
i
t
a
r
y
,
A
r
m
o
r
e
d
V
e
h
i
c
l
e
,
a
n
d
C
o
m
p
o
n
e
n
t
As
s
e
m
b
l
y
a
n
d
M
a
n
u
f
a
c
t
u
r
i
n
g
Mo
t
o
r
c
y
c
l
e
s
,
b
i
c
y
c
l
e
s
,
a
n
d
p
a
r
t
s
Ma
n
u
f
a
c
t
u
r
i
n
g
a
n
d
A
s
s
e
m
b
l
y
*
*
*
*
Mo
t
o
r
V
e
h
i
c
l
e
M
a
n
u
f
a
c
t
u
r
i
n
g
an
d
A
s
s
e
m
b
l
y
*
Ra
i
l
r
o
a
d
C
a
r
,
T
r
a
c
k
a
n
d
C
o
m
p
o
n
e
n
t
Ma
n
u
f
a
c
t
u
r
i
n
g
a
n
d
A
s
s
e
m
b
l
y
*
52
We
ha
v
e
an
ex
i
s
t
i
n
g
se
p
t
i
c
ta
n
k
co
n
s
t
r
u
c
t
i
o
n
bu
s
i
n
e
s
s
of
f
of
Mt
.
He
r
m
o
n
Ch
u
r
c
h
Ro
a
d
in
th
e
EN
O
ED
D
pe
r
m
i
t
t
e
d
as
a co
n
t
r
a
c
t
o
r
/
c
o
n
c
r
e
t
e
pr
o
d
u
c
t
ma
n
u
f
a
c
t
u
r
i
n
g
op
e
r
a
t
i
o
n
.
St
a
f
f
is including a specific reference to this activity to ensure they remain a permitted
op
e
r
a
t
i
o
n
.
76
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
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i
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i
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S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
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m
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t
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i
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a
f
i
d
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a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Sh
i
p
a
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d
B
o
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B
u
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Ma
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d
A
s
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m
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*
Wo
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c
t
M
a
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s
s
e
m
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a
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d
Pr
o
c
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s
s
i
n
g
(
s
e
e
l
i
s
t
b
e
l
o
w
)
Sa
w
m
i
l
l
s
~
^
*
*
Ve
n
e
e
r
,
P
l
y
w
o
o
d
,
a
n
d
En
g
i
n
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e
r
e
d
W
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o
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u
c
t
*
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s
c
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l
l
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M
a
n
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m
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Pr
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c
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i
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w
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d
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r
w
a
r
e
*
*
*
*
*
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*
Mi
s
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e
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l
a
n
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r
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;
e
.
g
.
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co
s
t
u
m
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e
w
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l
r
y
,
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o
v
e
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s
,
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u
t
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s
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t
c
.
*
*
*
*
*
*
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s
i
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l
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r
u
m
e
n
t
s
*
*
*
*
*
*
*
Sa
w
m
i
l
l
s
53
Re
s
e
a
r
c
h
a
n
d
M
a
n
u
f
a
c
t
u
r
i
n
g
F
a
c
i
l
i
t
y
*
*
*
*
* *
Pe
n
,
p
e
n
c
i
l
s
,
o
f
f
i
c
e
,
a
n
d
a
r
t
i
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u
p
p
l
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s
*
*
*
*
*
To
y
s
,
s
p
o
r
t
i
n
g
,
a
n
d
a
t
h
l
e
t
i
c
g
o
o
d
s
*
*
*
*
*
*
*
Ma
n
u
f
a
c
t
u
r
i
n
g
,
A
s
s
e
m
b
l
y
,
a
n
d
P
r
o
c
e
s
s
i
n
g
I
n
d
u
s
t
r
i
e
s
–
U
s
e
s
n
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
A
A A A A
53
Mo
v
e
d
to
th
e
Wo
o
d
Pr
o
d
u
c
t
Ma
n
u
f
a
c
t
u
r
i
n
g
,
As
s
e
m
b
l
y
,
an
d
Pr
o
c
e
s
s
i
n
g
la
n
d
us
e
ca
t
e
g
o
r
y
.
77
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CONDITIONAL USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
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o
t
b
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p
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C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
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p
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c
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n
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f
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m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
MED
I
C
A
L
USE
S
He
a
l
t
h
S
e
r
v
i
c
e
s
~
54
,
55
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
He
a
l
t
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e
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v
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0
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q
.
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t
.
~
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*
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a
l
t
h
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n
d
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1
0
,
0
0
0
S
q
.
F
t
.
*
*
*
*
*
Ho
s
p
i
t
a
l
s
~
*
*
*
Me
d
i
c
a
l
a
n
d
D
i
a
g
n
o
s
t
i
c
L
a
b
o
r
a
t
o
r
i
e
s
*
*
* * * * *
Me
t
a
l
H
e
a
l
t
h
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n
d
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u
b
s
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A
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e
n
t
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r
s
A
A *
Ve
t
e
r
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a
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l
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n
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c
B
*
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*
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#
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t
e
r
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l
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n
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c
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o
b
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l
e
B
B
*
*
*
*
*
*
*
*
*
*
*
*
Ve
t
e
r
i
n
a
r
y
H
o
s
p
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t
a
l
s
*
*
*
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*
*
*
*
*
Me
d
i
c
a
l
U
s
e
s
–
U
s
e
s
N
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
A
A
A A A *
54
Re
s
t
r
i
c
t
i
o
n
s
/
l
i
m
i
t
s
on
fl
o
o
r
ar
e
a
in
gi
v
e
n
di
s
t
r
i
c
t
s
ar
e
be
i
n
g
mo
v
e
d
to
Se
c
t
i
o
n
5.
1
6
of
th
e
UD
O
.
Re
v
i
s
i
o
n
is
co
n
s
i
s
t
e
n
t
wi
t
h
pr
o
p
o
s
e
d
fo
r
m
a
t
t
i
n
g
fo
r
th
e
re
g
u
l
a
t
i
o
n
of
of
f
i
c
e
an
d
retail land uses as well.
55
He
a
l
t
h
Se
r
v
i
c
e
s
in
c
l
u
d
e
s
do
c
t
o
r
’
s
of
f
i
c
e
s
,
sp
e
c
i
a
l
i
s
t
s
,
et
c
.
th
a
t
ha
v
e
al
s
o
be
e
n
ca
t
e
g
o
r
i
z
e
d
as
be
i
n
g
al
l
o
w
e
d
wi
t
h
i
n
th
e
Of
f
i
c
e
& Pe
r
s
o
n
a
l
Se
r
v
i
c
e
s
la
n
d
us
e
ca
t
e
g
o
r
y
wi
t
h
i
n
th
e
Co
m
m
e
r
c
i
a
l
permitted use list currently contained within Section 5.2.1 of the UDO. Staff’s
in
t
e
n
t
i
o
n
is
to
el
i
m
i
n
a
t
e
th
e
Of
f
i
c
e
s
an
d
Pe
r
s
o
n
a
l
Se
r
v
i
c
e
s
la
n
d
us
e
ca
t
e
g
o
r
y
al
t
o
ge
t
h
e
r
an
d br
e
a
k
d
o
w
n
al
l
o
w
a
b
l
e
la
n
d
us
e
s
wi
t
h
i
n
th
e
re
v
i
s
e
d
fr
a
m
e
w
o
r
k
de
t
a
i
l
e
d
he
r
e
i
n
.
78
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
REC
R
E
A
T
I
O
N
A
L
Bo
t
a
n
i
c
a
l
G
a
r
d
e
n
s
&
A
r
b
o
r
e
t
u
m
s
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Ca
m
p
/
R
e
t
r
e
a
t
C
e
n
t
e
r
!
B B
B
*
Go
l
f
C
o
u
r
s
e
!
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
Go
l
f
D
r
i
v
i
n
g
a
n
d
P
r
a
c
t
i
c
e
R
a
n
g
e
s
!
B
*
*
*
*
*
Gu
e
s
t
R
a
n
c
h
!
*
*
Pa
r
k
s
,
P
u
b
l
i
c
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Ra
c
e
T
r
a
c
k
(
m
o
t
o
r
i
z
e
d
,
e
t
c
.
)
a
n
d
G
o
-
K
a
r
t
T
r
a
c
k
Fa
c
i
l
i
t
i
e
s
!
*
Re
c
r
e
a
t
i
o
n
a
l
F
a
c
i
l
i
t
i
e
s
!
B
B
B
B
B
B
B
B
B
B
B
*
*
B
*
*
*
*
Th
e
a
t
e
r
!56
*
*
*
*57
C#*58 * * * * * * *
Re
c
r
e
a
t
i
o
n
a
l
–
U
s
e
s
N
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
A
A
A
56
St
a
f
f
is
pr
o
p
o
s
i
n
g
to
co
m
b
i
n
e
se
v
e
r
a
l
,
ex
i
s
t
i
n
g
,
ca
t
e
g
o
r
i
e
s
de
a
l
i
n
g
wi
t
h
a th
e
a
t
e
r
(i
.
e
.
mo
v
i
e
,
pe
r
f
o
r
m
i
n
g
ar
t
s
ce
n
t
e
r
,
mu
s
i
c
ha
l
l
,
et
c
.
)
in
t
o
a ce
n
t
r
a
l
la
n
d
us
e
ty
p
e
.
57
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
th
e
us
e
be
de
l
e
t
e
d
fr
o
m
th
e
ED
B
‐1 ge
n
e
r
a
l
us
e
di
s
t
r
i
c
t
to
be
co
n
s
i
s
t
e
n
t
wi
t
h
al
l
o
w
a
n
c
e
s
in
th
e
ED
E
‐1 ge
n
e
r
a
l
us
e
di
s
t
r
i
c
t
.
58
Th
e
re
c
o
m
m
e
n
d
a
t
i
o
n
is
th
a
t
th
i
s
be
ch
a
n
g
e
s
fr
o
m
a Co
n
d
i
t
i
o
n
a
l
Us
e
to
a pe
r
m
i
t
t
e
d
us
e
to
en
s
u
r
e
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
va
r
i
o
u
s
ec
o
n
o
m
i
c
de
v
e
l
o
p
m
e
n
t
di
s
t
r
i
c
t
s
.
79
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
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USE
∆ = SUB
J
E
C
T
T
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SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
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T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
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m
a
y
n
o
t
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p
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d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
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n
c
i
p
a
l
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s
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i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
RES
I
D
E
N
T
I
A
L
Ca
m
p
g
r
o
u
n
d
Wi
t
h
R
e
c
r
e
a
t
i
o
n
a
l
V
e
h
i
c
l
e
*
Wi
t
h
o
u
t
R
e
c
r
e
a
t
i
o
n
a
l
V
e
h
i
c
l
e
s
*
Dw
e
l
l
i
n
g
;
M
o
b
i
l
e
H
o
m
e
*
*
*
*
*
*
*
*
*
*
*
*
Dw
e
l
l
i
n
g
;
M
u
l
t
i
p
l
e
F
a
m
i
l
y
*
*
*
*
*
*
*
*
*
Dw
e
l
l
i
n
g
;
S
i
n
g
l
e
-
F
a
m
i
l
y
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Dw
e
l
l
i
n
g
;
T
w
o
-
F
a
m
i
l
y
*
*
*
*
*
*
*
*
*
*
*
*
*
Fa
m
i
l
y
C
a
r
e
H
o
m
e
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Gr
o
u
p
C
a
r
e
F
a
c
i
l
i
t
y
B
B
B
B
B
B
B
B
B
B
B
B
B
B
*
He
a
l
t
h
a
n
d
P
e
r
s
o
n
a
l
C
a
r
e
F
a
c
i
l
i
t
y
59
*
*
*
* * *
Re
c
r
e
a
t
i
o
n
a
l
V
e
h
i
c
l
e
Re
h
a
b
i
l
i
t
a
t
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v
e
C
a
r
e
F
a
c
i
l
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t
y
*
*
*
*
*
Re
s
i
d
e
n
t
i
a
l
H
o
t
e
l
(
F
r
a
t
e
r
n
it
i
e
s
,
S
o
r
o
r
i
t
i
e
s
,
a
n
d
Do
r
m
i
t
o
r
i
e
s
)
~
A
A
A
A
A
Ro
o
m
i
n
g
H
o
u
s
e
*
*
*
*
Te
m
p
o
r
a
r
y
R
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s
i
d
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n
t
i
a
l
U
n
i
t
Mo
b
i
l
e
H
o
m
e
(
f
o
r
oc
c
u
p
a
n
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y
d
u
r
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g
c
o
n
s
t
r
u
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t
i
o
n
o
f
p
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m
a
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n
t
re
s
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t
i
a
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n
d
f
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r
3
0
d
a
y
s
a
f
t
e
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a
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Ce
r
t
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c
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f
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o
m
p
l
i
a
n
c
e
)
60
*
*
*
*
*
*
*
*
*
*
*
Or
p
h
a
n
a
g
e
61
59
A pr
o
p
o
s
e
d
ne
w
la
n
d
us
e
in
c
o
r
p
o
r
a
t
i
n
g
nu
r
s
i
n
g
ho
m
e
,
as
s
i
s
t
e
d
li
v
i
n
g
fa
c
i
l
i
t
i
e
s
,
et
c
.
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
th
e
ad
o
p
t
i
o
n
of
ne
w
la
n
d
us
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
in
Se
c
t
i
o
n
5.
5
and a new definition in Article 10.
60
Te
m
p
o
r
a
r
y
un
i
t
s
ar
e
re
g
u
l
a
t
e
d
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
pr
o
v
i
s
i
o
n
s
of
Se
c
t
i
o
n
5.
4
.
4
of
th
e
UD
O
.
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
ma
k
i
n
g
sp
e
c
i
f
i
c
re
f
e
r
e
n
c
e
(
s
)
in
th
e
pe
r
m
i
t
t
e
d
us
e
ta
b
l
e
.
61
St
a
f
f
re
m
e
m
b
e
r
s
di
s
c
u
s
s
i
o
n
at
a re
c
e
n
t
OR
C
me
e
t
i
n
g
wh
e
r
e
a Pl
a
n
n
i
n
g
Bo
a
r
d
me
m
b
e
r
as
k
e
d
ho
w
we
wo
u
l
d
tr
e
a
t
an
or
p
h
a
n
a
g
e
.
We
di
d
no
t
ha
v
e
a vi
a
b
l
e
re
s
p
o
n
s
e
.
As
a re
s
u
l
t
staff is recommending including the use as part of the permitted use table revision. 80
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
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m
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t
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e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
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n
c
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p
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f
lo
c
a
t
e
d
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a
b
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n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
RET
A
I
L
62
Co
u
n
t
r
y
S
t
o
r
e
!
*
*
*
*
*
Re
t
a
i
l
T
r
a
d
e
,
S
a
l
e
s
,
a
n
d
R
e
n
t
a
l
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f
D
u
r
a
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l
e
a
n
d
Co
n
v
e
n
i
e
n
c
e
G
o
o
d
s
,
M
e
r
c
h
a
n
d
i
s
e
,
a
n
d
E
q
u
i
p
m
e
n
t
In
c
l
u
d
i
n
g
M
a
i
l
O
r
d
e
r
H
o
u
s
e
s
O
c
c
u
r
r
i
n
g
:
In
a
S
e
p
a
r
a
t
e
F
r
e
e
-
s
t
a
n
d
i
n
g
B
u
i
l
d
i
n
g
*
*
*
*
*
* 63
C#*64 * * *
In
a
S
e
r
v
i
c
e
B
u
i
l
d
i
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g
,
C
o
u
r
t
/
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a
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a
,
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a
n
E
n
c
l
o
s
e
d
M
a
l
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*
*
*
*
*
*
*
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62
Th
i
s
is
go
i
n
g
to
co
m
b
i
n
e
th
e
‘C
o
m
m
e
r
c
i
a
l
’
la
n
d
us
e
ca
t
e
g
o
r
y
co
n
t
a
i
n
e
d
in
Se
c
t
i
o
n
5.
2
.
1
an
d
th
e
‘R
e
t
a
i
l
’
ca
t
e
g
o
r
y
co
n
t
a
i
n
e
d
in
Se
c
t
i
o
n
5.
2
.
2
of
th
e
UD
O
.
63
Re
c
o
m
m
e
n
d
de
l
e
t
i
o
n
of
re
t
a
i
l
us
e
s
in
th
e
ED
B
‐1 lo
w
in
t
e
n
s
i
t
y
ge
n
e
r
a
l
us
e
di
s
t
r
i
c
t
to
en
s
u
r
e
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
ED
E
‐1 di
s
t
r
i
c
t
.
64
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
th
i
s
be
c
o
m
e
a pe
r
m
i
t
t
e
d
us
e
to
en
s
u
r
e
co
n
s
i
s
t
e
n
c
y
wi
t
h
th
e
ED
E
‐1 di
s
t
r
i
c
t
.
81
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
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s
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m
a
y
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p
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m
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t
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d
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s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
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w
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d
a
s
m
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(
s
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S
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c
t
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6
.
2
.
5
)
SER
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Be
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Bo
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B
B
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B
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Cl
u
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Cr
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Ga
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I
!
B
B
B
B
B
B
*
La
u
n
d
r
y
a
n
d
D
r
y
C
l
e
a
n
i
n
g
S
e
r
v
i
c
e
s
*
Ma
s
s
a
g
e
!
*
65
A ce
m
e
t
e
r
y
is
cu
r
r
e
n
t
li
s
t
e
d
as
a ‘p
e
r
m
i
t
t
e
d
us
e
’
of
pr
o
p
e
r
t
y
wi
t
h
i
n
th
e
AR
ge
n
e
r
a
l
us
e
zo
n
i
n
g
di
s
t
r
i
c
t
ye
t
it
is
re
q
u
i
r
e
d
to
ob
t
a
i
n
a Cl
a
s
s
B Sp
e
c
i
a
l
Us
e
Pe
r
m
i
t
in
ot
h
e
r
re
s
i
d
e
n
t
i
a
l
districts. Staff is proposing to amend the table and require a Special Use Permit for a
ce
m
e
t
e
r
y
,
as
a pr
i
n
c
i
p
a
l
us
e
of
pr
o
p
e
r
t
y, in
th
e
AR
di
s
t
r
i
c
t
.
66
Mo
v
e
d
fr
o
m
th
e
Mi
s
c
e
l
l
a
n
e
o
u
s
la
n
d
us
e
ca
t
e
g
o
r
y
67
Ex
i
s
t
i
n
g
la
n
d
us
e
un
d
e
r
th
e
Mi
s
c
e
l
l
a
n
e
o
u
s
la
n
d
us
e
ca
t
e
g
o
r
y
be
i
n
g
mo
v
e
d
.
68
St
a
f
f
is
pr
o
p
o
s
i
n
g
to
al
l
o
w
a fu
n
e
r
a
l
ho
m
e
wi
t
h
on
‐si
t
e
cr
e
m
a
t
o
r
i
a
fa
c
i
l
i
t
i
e
s
to
de
v
e
l
o
p
in
th
e
id
e
n
t
i
f
i
e
d
in
d
u
s
t
r
i
a
l
di
s
t
r
i
c
t
s
.
82
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Na
i
l
S
a
l
o
n
s
*
*
*
*
*
*
Ni
g
h
t
c
l
u
b
s
,
B
a
r
s
,
a
n
d
P
u
b
s
!
*
*
*
*
*
*
*
*
*
*
Pr
o
f
e
s
s
i
o
n
a
l
O
f
f
i
c
e
s
!
*
*
*
*
*
*
*
Re
p
a
i
r
S
e
r
v
i
c
e
s
–
C
l
o
t
h
i
n
g
!
*
*
*
*
*
*
Re
p
a
i
r
S
e
r
v
i
c
e
s
-
E
l
e
c
t
r
o
n
i
c
a
n
d
A
p
p
l
i
a
n
c
e
!
*
*
*
*
*
*
Re
p
a
i
r
S
e
r
v
i
c
e
s
–
P
e
r
s
o
n
a
l
a
n
d
H
o
u
s
e
h
o
l
d
G
o
o
d
s
ot
h
e
r
t
h
a
n
A
p
p
l
i
a
n
c
e
s
!
*
*
*
*
*
*
Re
s
t
a
u
r
a
n
t
s
!
69
*
*
*
*
*
*
*
*
Re
l
i
g
i
o
u
s
F
a
c
i
l
i
t
y
!
70
*
*
Ru
r
a
l
G
u
e
s
t
E
s
t
a
b
l
i
s
h
m
e
n
t
–
B
e
d
a
n
d
B
r
e
a
k
f
a
s
t
!
*
*
Ru
r
a
l
G
u
e
s
t
E
s
t
a
b
l
i
s
h
m
e
n
t
–
B
e
d
a
n
d
B
r
e
a
k
f
a
s
t
I
n
n
!
*
*
Ru
r
a
l
G
u
e
s
t
E
s
t
a
b
l
i
s
h
m
e
n
t
–
C
o
u
n
t
r
y
I
n
n
!
*
*
Se
x
u
a
l
l
y
O
r
i
e
n
t
e
d
B
u
s
i
n
e
s
s
e
s
!
*
*
St
o
r
a
g
e
o
f
G
o
o
d
s
!
*
*
*
*
*
*
*
*
Ta
n
n
i
n
g
S
a
l
o
n
*
*
*
*
* * * *
Ta
x
i
d
e
r
m
y
!
*
To
u
r
i
s
t
H
o
m
e
*
*
*
*
Se
r
v
i
c
e
–
U
s
e
s
N
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
A
A
A A A A
69
Af
t
e
r
co
n
f
e
r
r
i
n
g
wi
t
h
th
e
Co
u
n
t
y
’
s
At
t
o
r
n
e
y
of
f
i
c
e
,
st
a
f
f
ha
s
ta
k
e
n
th
e
ad
v
i
c
e
of
co
m
b
i
n
i
n
g
th
e
3 ex
i
s
t
i
n
g
,
in
d
i
v
i
d
u
a
l
,
re
s
t
a
u
r
a
n
t
la
n
d
us
e
s
in
t
o
on
e
ce
n
t
r
a
l
ca
t
e
g
o
r
y
.
Re
g
u
l
a
t
i
o
n
s
governing the type of allowable restaurant facility (i.e. carry‐out, with/without drive‐
th
r
u
,
et
c
.
)
wi
l
l
be
lo
c
a
t
e
d
in
a re
v
i
s
e
d
Se
c
t
i
o
n
5.
1
6
.
6
of
th
e
UD
O
.
70
Th
i
s
is
a ne
w
la
n
d
us
e
ca
t
e
g
o
r
y
to
ca
p
t
u
r
e
pl
a
c
e
s
of
wo
r
s
h
i
p
wi
t
h
o
u
t
us
i
n
g
th
e
te
r
m
‘c
h
u
r
c
h
’
.
83
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
TEL
E
C
O
M
M
U
N
I
C
A
T
I
O
N
S
Te
l
e
c
o
m
m
u
n
i
c
a
t
i
o
n
T
o
w
e
r
–
S
t
e
a
l
t
h
(
7
5
f
e
e
t
o
r
sh
o
r
t
e
r
)
!
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Te
l
e
c
o
m
m
u
n
i
c
a
t
i
o
n
T
o
w
e
r
s
(
Ov
e
r
7
5
7
6
f
e
e
t
an
d
un
d
e
r
2
0
0
t
o
1
9
9
fe
e
t
)
!
71
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
*
*
Te
l
e
c
o
m
m
u
n
i
c
a
t
i
o
n
T
o
w
e
r
s
(
2
0
0
f
e
e
t
a
n
d
h
i
g
h
e
r
)
!
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
*
*
71
St
a
f
f
is
cl
a
r
i
f
y
i
n
g
ex
i
s
t
i
n
g
la
n
g
u
a
g
e
to
be
co
n
s
i
s
t
e
n
t
wi
t
h
ad
v
i
c
e
fr
o
m
th
e
Co
u
n
t
y
’
s
At
t
o
r
n
e
y
Of
f
i
c
e
.
84
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
TEM
P
O
R
A
R
Y
USE
S
Bu
i
l
d
i
n
g
s
,
P
o
r
t
a
b
l
e
B
B
B
B
B
B
B
B
B
B
B
B
B
B
*
Ya
r
d
S
a
l
e
!72
*
*
*
*
*
*
*
*
*
Te
m
p
o
r
a
r
y
F
u
n
d
R
a
i
s
i
n
g
A
c
t
i
v
i
t
y
!
73
*
*
*
*
*
72
Se
c
t
i
o
n
5.
4
.
1
of
th
e
UD
O
in
d
i
c
a
t
e
s
a ‘y
a
r
d
sa
l
e
’
sh
a
l
l
be
pe
r
m
i
t
t
e
d
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
ta
b
l
e
of
pe
r
m
i
t
t
e
d
us
e
s
.
Th
e
us
e
,
ho
w
e
v
e
r
,
is
no
t
li
s
t
e
d
an
y
w
h
e
r
e
.
St
a
f
f
is
re
c
o
m
m
e
n
d
i
n
g
we include references within the Temporary Uses land use category to address the
ov
e
r
s
i
g
h
t
.
73
Th
e
r
e
is
a si
m
i
l
a
r
is
s
u
e
s
wi
t
h
te
m
p
o
r
a
r
y
fu
n
d
r
a
i
s
i
n
g
ac
t
i
v
i
t
i
e
s
.
Se
c
t
i
o
n
5.
4
.
2
in
d
i
c
a
t
e
s
su
c
h
ac
t
i
v
i
t
y
sh
a
l
l
be
pe
r
m
i
t
t
e
d
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
ta
b
l
e
of
pe
r
m
i
t
t
e
d
us
e
s
,
bu
t
it
is
no
t
listed anywhere. Staff is recommending including references in the revised table to
ad
d
r
e
s
s
th
e
is
s
u
e
.
85
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
UTI
L
I
T
I
E
S
74
El
e
v
a
t
e
d
W
a
t
e
r
S
t
o
r
a
g
e
T
a
n
k
s
!
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
*
*
Pu
b
l
i
c
U
t
i
l
i
t
y
S
t
a
t
i
o
n
s
&
Su
b
-
S
t
a
t
i
o
n
s
,
S
w
i
t
c
h
i
n
g
St
a
t
i
o
n
s
,
T
e
l
e
p
h
o
n
e
E
x
c
h
a
n
g
e
s
,
W
a
t
e
r
&
S
e
w
a
g
e
Tr
e
a
t
m
e
n
t
P
l
a
n
t
s
!
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
*
*
El
e
c
t
r
i
c
,
G
a
s
,
a
n
d
L
i
q
u
i
d
F
u
e
l
T
r
a
n
s
m
i
s
s
i
o
n
L
i
n
e
s
!
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
*
*
Wa
t
e
r
&
S
a
n
i
t
a
r
y
S
e
w
e
r
P
u
m
p
i
n
g
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
So
l
a
r
A
r
r
a
y
–
L
a
r
g
e
F
a
c
i
l
i
t
y
!
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
*
*
So
l
a
r
A
r
r
a
y
–
P
u
b
l
i
c
U
t
i
l
i
t
y
!
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
*
*
Ut
i
l
i
t
i
e
s
U
s
e
s
N
o
t
L
i
s
t
e
d
H
e
r
e
i
n
!
A
A
A
A
74
St
a
f
f
is
ke
e
p
i
n
g
re
g
u
l
a
t
i
o
n
s
go
v
e
r
n
i
n
g
th
e
de
v
e
l
o
p
m
e
n
t
of
‘u
t
i
l
i
t
i
e
s
’
th
e
sa
m
e
fo
r
th
e
ti
m
e
be
i
n
g
.
We
ar
e
wo
r
k
i
n
g
wi
t
h
th
e
Co
u
n
t
y
’
s
At
t
o
r
n
e
y
Of
f
i
c
e
to
as
c
e
r
t
a
i
n
if
we
ar
e
,
in
fa
c
t
,
pre‐empted to require local permits for activities regulated by the State Utility
Co
m
m
i
s
s
i
o
n
.
86
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
WAS
T
E
MAN
A
G
E
M
E
N
T
La
n
d
f
i
l
l
s
(
2
A
c
r
e
s
o
r
M
o
r
e
)
~
!
A
A
A
A
A
A
A
La
n
d
f
i
l
l
s
(
L
e
s
s
T
h
a
n
2
A
c
r
e
s
)
~
!
B
B
B
B
B
B
B
Wa
s
t
e
M
a
n
a
g
e
m
e
n
t
F
a
c
i
l
i
t
y
;
H
a
z
a
r
d
o
u
s
&
T
o
x
i
c
~
!
A
A
A
87
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
EDB-2 EDE-1 EDE-2 EDH-1 EDH-2 EDH-3 EDH-4 EDH-5 ASE-CZ MPD-CZ HP-CZ REDA-CZ-1
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
WHO
L
E
S
A
L
E
TRA
D
E
Wh
o
l
e
s
a
l
e
T
r
a
d
e
–
D
u
r
a
b
l
e
G
o
o
d
s
(
s
e
e
l
i
s
t
b
e
l
o
w
)
~75
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
A
u
t
o
m
o
t
i
v
e
p
a
r
t
s
a
n
d
su
p
p
l
i
e
s
(
I
n
a
n
e
n
c
l
o
s
e
d
b
u
i
l
d
i
n
g
)
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
E
l
e
c
t
r
i
c
a
l
g
o
o
d
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
F
u
r
n
i
t
u
r
e
a
n
d
ho
m
e
f
u
r
n
i
s
h
i
n
g
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
H
a
r
d
w
a
r
e
,
p
l
u
m
b
i
n
g
,
an
d
h
e
a
t
i
n
g
e
q
u
i
p
m
e
n
t
a
n
d
s
u
p
p
l
i
e
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
L
u
m
b
e
r
a
n
d
ot
h
e
r
c
o
n
s
t
r
u
c
t
i
o
n
m
a
t
e
r
i
a
l
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
M
a
c
h
i
n
e
r
y
,
e
q
u
i
p
m
e
n
t
,
an
d
s
u
p
p
l
i
e
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
S
p
o
r
t
i
n
g
,
r
e
c
r
e
a
t
i
o
n
a
l
,
ph
o
t
o
g
r
a
p
h
i
c
,
a
n
d
ho
b
b
y
g
o
o
d
s
;
t
o
y
s
a
n
d
s
u
p
p
l
i
e
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
–
N
o
n
D
u
r
a
b
l
e
G
o
o
d
s
(
s
e
e
l
i
s
t
be
l
o
w
)
~
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
A
p
p
a
r
e
l
a
n
d
p
i
e
c
e
g
o
o
d
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
B
e
e
r
,
w
i
n
e
,
a
n
d
di
s
t
i
l
l
e
d
a
l
c
o
h
o
l
i
c
b
e
v
e
r
a
g
e
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
G
r
o
c
e
r
i
e
s
an
d
r
e
l
a
t
e
d
p
r
o
d
u
c
t
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
P
a
p
e
r
an
d
p
a
p
e
r
p
r
o
d
u
c
t
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
-
P
h
a
r
m
a
c
e
u
t
i
c
a
l
s
an
d
c
o
s
m
e
t
i
c
s
*
*
*
*
*
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
U
s
e
s
–
D
u
r
a
b
l
e
a
n
d
N
o
n
-
D
u
r
a
b
l
e
–
No
t
L
i
s
t
e
d
H
e
r
e
i
n
75
Wi
t
h
i
n
th
e
ED
D
di
s
t
r
i
c
t
s
Wh
o
l
e
s
a
l
e
Tr
a
d
e
is
br
o
k
e
n
do
w
n
in
t
o
‘D
u
r
a
b
l
e
’
an
d
‘N
o
n
‐du
r
a
b
l
e
’
go
o
d
s
.
St
a
f
f
is
in
c
o
r
p
o
r
a
t
i
n
g
th
i
s
ex
i
s
t
i
n
g
la
n
g
u
a
g
e
in
t
o
th
e
re
v
i
s
e
d
ta
b
l
e
.
88
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STA
N
D
A
R
D
S
C=
CO
N
D
I
T
I
O
N
A
L
USE (REZONING & CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
ECONOMIC DEVELOPMENT DISTRICTS CONDITIONAL ZONING
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS
EI
I 1
I2
I3
PI
D
ED
B
-
1
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89
Article 2: Procedures
Section 2.7: Special Use Permits
Orange County, North Carolina – Unified Development Ordinance Page 2-16
(4) Failure to submit the certification or failure to make said corrections required shall
be cause to withhold the issuance of a Certificate of Compliance/Occupancy.
(C) If a manufactured home is placed within Zone AE and the elevation of the chassis is
more than 36 inches in height, an engineered foundation certification is required per
Section 6.6.1(B)(3).
(D) If a watercourse is to be altered or relocated, the following shall be submitted by the
permit applicant prior to issuance of a floodplain development permit:
(1) A description of the extent of watercourse alteration or relocation;
(2) An engineering report on the effects of the proposed project on the flood-carrying
capacity of the watercourse and the effects to properties located both upstream
and downstream; and
(3) A map, drawn to scale, showing the location of the proposed watercourse
alteration or relocation.
(E) Certification Exemptions
The following structures, if located within Zone AE, are exempt from the elevation/flood
proofing certification requirements specified in items (A) and (B) above:
(1) Recreational vehicles meeting requirements of Section 6.6.1(B)(5);
(2) Temporary structures meeting requirements of Section 6.6.1(B)(7); and
(3) Accessory Structures with any dimension that is 12 feet or greater in height,
width, or depth, meeting requirements of Section 6.6.1(B)(8).
SECTION 2.7: SPECIAL USE PERMITS
2.7.1 Generally
(A) Any use or development designated by applicable zoning district regulations contained
within Article 5 as a special use, or as allowed only pursuant to a special use permit
(either Class A or Class B), may be established in that district only after the use or
development is authorized by a validly issued and recorded special use permit.
(B) This section sets forth required review and approval procedures for submittal, review, and
approval of applications for special use permit.
(C) A special use permit authorizes its holder to use or develop a particular parcel of land in a
particular way, as specified by the terms and conditions of the special use permit.
(D) A special use permit imposes on its holder the responsibility of ensuring that the
authorized use or development continues to comply with the terms and conditions of
approval.
(E) Issuance of a special use permit does not relieve the holder of the special use permit of
the additional responsibility of obtaining a building permit or any other permit or approval
required by any other applicable law.
2.7.2 Review and Approval Flow Chart
The review and approval process for Special Use Permits is shown in the procedure’s flowchart.
2.7.3 Application Requirements
(A) Applications for a Special Use shall be submitted on forms provided by the Planning
Department in accordance with Section 2.2 of this Ordinance.
(B) Applications shall include:
(1) A full and accurate description of the proposed use, including its location,
appearance, and operational characteristics.
90
Article 2: Procedures
Section 2.7: Special Use Permits
Orange County, North Carolina – Unified Development Ordinance Page 2-17
(2) The name(s)
and
address(es) of
the owner(s) of
the property
involved.
(3) Relevant
information
needed to
show
compliance
with the
general and
specific
standards
governing the
Special Use
(See Articles 5
and 6).
(4) For Class A
Special Uses
26 copies of
the site plan,
and for Class
B Special
Uses 10
copies of the
site plan,
prepared by a
registered
North Carolina
land surveyor,
landscape
architect,
architect, or
engineer,
which shall
contain the
information
listed in
Section 2.5.
(5) If the
application
involves a
Preliminary
Subdivision
Plat, 26 copies
of the Plat
prepared in
accordance
with Section
7.14 shall be
provided.
Note: This chart is meant as a graphical representation of the
UDO text; the text shall take priority in any conflict or ambiguity.
Application
Submittal
Class B SUP: Schedule
NIM, DAC & Board of
Adjustment quasi-
judicial hearing
Class A SUP: Schedule NIM,
DAC, Planning Board meeting &
BOCC quasi-judicial hearing
BOCC decision
Planning Board for
review and
recommendation
Board of
Adjustment
decision
Publish Legal Ad, Post
Sign & Mail Notice for
Public Hearing
BOCC holds quasi-
judicial hearing at
quarterly public hearing
Special Use
Permit
Neighborhood
Information
Meeting
Post Sign & Mail
Notice for
Neighborhood
Information
Meeting (NIM)
Development
Advisory
Committee (DAC)
Meeting
Staff Review/
Analysis Begins
BOA holds quasi-
judicial hearing
Post Sign & Mail Notice for
Neighborhood Information
Meeting (NIM) & Planning
Board meeting
Publish Legal Ad, Post
Sign & Mail Notice for
Public Hearing
Development
Advisory
Committee (DAC)
Meeting
Neighborhood
Information Meeting
91
Article 2: Procedures
Section 2.7: Special Use Permits
Orange County, North Carolina – Unified Development Ordinance Page 2-18
(6) A list of all parcels located within 500 one thousand1 feet of the subject parcel
and the name and address of each property owner, as currently listed in the
Orange County tax records.
(7) Elevations of all structures proposed to be used in the development.
(8) For Class A Special Uses 26 copies and for Class B Special Uses 10 copies of
the Environmental Assessment and/or Environmental Impact Statement, if
required by Section 6.16.
(9) Method of disposal of trees, limbs, stumps and construction debris associated
with the permitted activity, which shall be by some method other than open
burning.
(10) Statement from the applicant indicating the anticipated development schedule for
the build-out of the project.
(11) Statement from the applicant in justification of any request for vesting for a period
of more than two years (five years maximum).
2.7.4 Staff Review
(A) The Planning Director shall cause an analysis to be made of the application by qualified
representatives of the County and other agencies or officials as appropriate.
(1) Applications for agricultural support enterprise uses located within the Rural
Buffer land use classification, as depicted on the Future Land Use Map of the
adopted Comprehensive Plan, shall be forwarded to the County’s Agricultural
Preservation Board for review and comment.
(a) The Agricultural Preservation Board shall have 30 calendar days to
provide comments. If comments are not received within this timeframe,
the application review process shall not be delayed.
(b) For purposes of this subsection, agricultural support enterprise uses
shall be defined as those permitted in the ASE-CZ zoning district, as
detailed within Section 5.2.3 of this Ordinance.
(B) The Planning Director shall submit the analysis to the Board of County Commissioners
and the Planning Board, in the case of Class A Special Uses, or the Board of Adjustment,
in the case of Class B Special Uses.
(C) The appropriate Board reviewing the application shall receive and enter the analysis into
evidence during the public hearing. The analysis shall be subject to examination by all
interested parties and the Planning Director shall be subject to cross-examination
regarding the analysis.
2.7.5 Neighborhood Information Meeting
(A) Before a Public Hearing may be held for a Special Use the applicant is required to
schedule a minimum of one neighborhood information meeting. The purpose of the
meeting is to obtain surrounding property owner input and comments on the proposed
development project and allow staff an opportunity to explain the review process
associated with the request.
(B) The applicant shall obtain property owner mailing address information from the Orange
County Planning Department, which shall utilize Orange County Land Records data, and
shall mail notices of the meeting date and time via first class mail to each property owner
within one thousand feet of the property for which a Special Use has been requested.
1 Staff is modifying existing language to be consistent with our advertising requirement, specifically that all
property owners within 1,000 of a parcel subject to a Special Use Permit application are notified of critical meeting
dates and times.
92
Article 3: Base Zoning Districts
Section 3.4: General Commercial Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-30
O/RM
OFFICE / RESEARCH AND
MANUFACTURING
DIMENSIONAL AND RATIO STANDARDS
Lot Size, min. (square
feet)
R [1] None
NR
NR-CU 5,000
PURPOSE
Lot Width, min. (feet)
R
NR-CU None
The purpose of the Office/Research and Manufacturing (O/RM)
District is to provide locations for medium and high intensity
office, service, research, and light manufacturing land uses in
areas where urban services are available or are to be made
available as part of the development process. This district is
intended to provide for employment centers near transportation
routes.
NR 50
Front Setback from
ROW, min. (feet)
R
NR - CU None
NR 25
Side Setback, min. (feet)
R None
NR 10 [2]
APPLICABILITY NR - CU None [2]
This district will usually be applied where the following conditions
exist:
1. Site is located in areas designated by the adopted
Comprehensive Plan as Commercial Transition Activity Node or
Commercial-Industrial Transition Activity Nodes.
2. Water and sewer mains are existing at the site or are to be
made available during the development process.
Rear Setback, min.
(feet)
R None
NR 10 [2]
NR - CU None [2]
Height, max. (feet) 35 [3]
DIMENSIONAL STANDARDS NOTES:
[1] R = residential, NR = non-residential, CU = conditional use.
[2] Required side and rear setbacks adjacent to residentially
zoned land shall be equal to the required side or rear setback of
the adjacent residential district.
[3] Two feet of additional height shall be allowed for one foot
increase of the required front and side setbacks.
Floor Area Ratio, max.
R - CU
NR .40
NR-CU .45
Required Open Space
Ratio, min. .55
Required Livability
Space Ratio, min. R-CU .52
Required Recreation
Space Ratio, min.
R .111
R-CU .114
Gross Land Area,
min./max.
(square feet)
R-CU 5,000/
none
NR-CU 200,000/
none
Required
Pedestrian/Landscape
Ratio, min.
NR
NR-CU .05
O/RM DISTRICT SPECIFIC DEVELOPMENT STANDARDS
1. Uses shall be restricted to those indicated for the O/RM District in Section 5.2, unless a Conditional Use
(CU) or MPD-CZ District is approved (see Section 3.8). Additionally, non-residential uses are restricted
based on the Watershed Protection Overlay District in which the property is located. Refer to Section 4.2.3
for land use restrictions.
2. Development within the zoning district shall be subject to all applicable use standards detailed in Article 5
and all applicable development standards detailed in Article 6 of this Ordinance. See Sections 6.2.5 and
6.2.6 if more than one principal use or principal structure is proposed on a non-residential zoning lot.
3. The residential density permitted on a given parcel is based on the Watershed Protection Overlay District in
which the property is located. Refer to Section 4.2.4 for a breakdown of the allowable density (i.e., the
93
Article 3: Base Zoning Districts
Section 3.4: General Commercial Districts
Orange County, North Carolina – Unified Development Ordinance Page 3-31
number of individual dwellings that can be developed on a parcel of property).
4. Allowable impervious surface area is based on the Watershed Protection Overlay District in which the
property is located. Refer to Sections 4.2.5 and 4.2.6 for a breakdown of the allowable impervious surface
area. Additionally, Section 4.2.6 may require a larger lot size for non-residential uses than is contained in
the Dimensional and Ratio Standards Table.
5. For lots outside of a Watershed Protection Overlay District (see Section 4.2), the minimum usable lot area
for lots that utilize ground absorption wastewater systems shall be 30,000 square feet for parcels between
40,000 square feet and 1.99 acres in size; zoning lots two acres and greater in size shall have a minimum
usable lot area of at least 40,000 square feet.
6. Proposed subdivisions are subject to all applicable subdivision standards detailed in Article 7. Note that
Article 7 provides for different dimensional requirements than those shown in the Dimensional and Ratio
Standards table depending upon the type of subdivision proposed and the percentage of open space
provided.
7. Subdivisions proposing private roads are subject to larger setbacks and minimum lot sizes than those listed
in the Dimensional and Ratio Standards. Refer to Section 7.8.4 for additional requirements. Refer to
Section 7.8.5 for private road standards.
8. Subdivisions in the Economic Development, Commercial and/or Industrial Nodes are subject to the
procedure outlined in Section 2.16.
9. The site shall be located near major transportation corridors and have access to adequate public roadway
network.
10. When the principal land use of property is from the Manufacturing, Assembly, and Processing land use
category, as detailed in Section 5.2 of this Ordinance, additional land uses from the Financial Institutions,
Services, and Retail land use categories are permitted to be located on the property in accordance with the
following general standards:
a. Submitted site plan shall identify the square footage of each structure by type and use.
b. The principal use shall have previously been established on the subject parcel.
c. Additional land use shall not exceed 25% of the total square footage of all structures on the site.2
2 This is revised language, currently located in Section 5.14.5, of the UDO being relocated. Text is denoted in red
underline text denoting it as a ‘change’ due to the wholesale modification of same as part of the amendment
process.
94
Orange County, North Carolina – Unified Development Ordinance Page 5-1
ARTICLE 5: USES
SECTION 5.1: ESTABLISHMENT OF USE REGULATIONS
Except as otherwise provided herein, regulations governing the use of land and structures are hereby
established as shown in the Table of Permitted Uses.
5.1.1 Prohibited Uses
Uses of land or structures which are not expressly listed in the Table of Permitted Uses (Section
5.2), as Permitted Principal Uses, Permitted Accessory Uses or Special Uses in a district are
prohibited and shall not be established within that district. 3
5.1.25.1.1 Uses Permitted As a Matter of Right
Within all districts the following uses are permitted as a matter of right:
(A) Above ground and buried utility lines for local distribution of electricity, telephone, and
cable television service, accessory and appurtenant apparatus such as poles, guy wires,
transformers and switching boxes.
(B) Cabinetized telephone and/or fiber optic equipment associated with the local distribution
of services. Setbacks from the right-of-way for such equipment may be reduced to 20
feet in the Agricultural Residential, Rural Residential and Rural Buffer zoning districts
provided that the equipment is screened from view by landscape materials.
(C) Bona fide farms.
(D) Buildings and other temporary structures used in connection with the construction of a
permanent building. (See Section 5.4.4).
(E) Neighborhood utility facilities located within a public right of way with the permission of
the owner of the right of way (State, City or Town).
(F) Off street parking as a required accessory use to a permitted use.
(G) Public and private streets and roads. Railroad rights of way.
(H) Water and sanitary sewer lines, gas and liquid fuel distribution lines.
(I) Telephone exchanges (without business offices), subscriber loop huts, pressure regulator
stations, water and sanitary sewer pumping stations. (See Section 5.9.1).
(J) Electrical substations, switching and metering stations and associated transmission lines,
where incoming voltage does not exceed 100 kilovolts (kv). (See Section 5.9.2).
(K) Solid waste collection facilities owned and operated by a public agency for the purpose of
disposal of household waste by Orange County residents. (See Section 5.11.1).
(L) Borrow pits (including reclamation by landfilling) associated with a State or Federal
highway project. (See Section 5.12.1).
5.1.35.1.2 Special Uses
(A) It is the intention of the Board of County Commissioners to create, and from time to time
amend, a list of Special Uses within the Table of Permitted Uses which, because of their
inherent nature, extent and external effects, require special care in the control of their
location and methods of operation.
(B) The Board of County Commissioners is aware of its responsibility to protect the public
health, safety and general welfare and believe that certain uses which now or in the
future may be included on this list are appropriately handled as Special Uses, subject to
3 Language is being relocated to a new section.
95
Article 5: Uses
Section 5.1: Establishment of Use Regulations
Orange County, North Carolina – Unified Development Ordinance Page 5-2
review in relation to general and specific requirements, rather than as uses permitted by
right.
(C) In addition to the listing of such uses, the Board of County Commissioners intends that
the general standards and the more specific requirements established herein, shall be
used by the Board of Adjustment, the Planning Board and the Board of County
Commissioners, as appropriate, to direct deliberations upon application or the approval of
Special Uses.
(D) It is the express intent of the Board of County Commissioners to delineate the areas of
concern connected with each Special Use and to provide standards by which applications
for such Special Use shall be evaluated.
(E) Establishment of Classes of Special Uses; Authority To Approve or Disapprove
There are hereby established the following classes of Special Uses which shall be
approved or disapproved as shown:
(1) Class A - Approved or disapproved by Board of County Commissioners
(2) Class B - Approved or disapproved by Board of Adjustment
5.1.45.1.3 Conditional Uses
(A) The Board of County Commissioners is mindful of its responsibility to protect the public
health, safety and general welfare of the residents of Orange County and intends to
encourage development within the County consistent with that purpose.
(B) The Board of County Commissioners also recognizes that certain uses are appropriate
for development in Orange County but their location and site development specifics
cannot be predetermined or regulated through the use of a general zoning district
designation and conventional standards.
(C) Conditional Uses and Conditional Use Districts are hereby established and shall be
reviewed in accordance with the provisions of this Ordinance.
(D) Permitted Uses
(1) Any use listed as Permitted by Right or by Special Use Permit on the Table of
Permitted Uses may be approved as a Conditional Use within a Conditional Use
District, unless expressly excluded in Section 5.1.4(E) of this Ordinance.
(2) Permitted uses are subject to all general and specific standards of approval for
that use, as established within this Section.
(E) Exclusions
(1) Unless otherwise noted in Section 5.2, the following uses shall not be considered
or approved as a Conditional Use District within the Commercial-Industrial
Transition Activity Node or Economic Development Transition Activity Node land
use classifications, as designated by the adopted Comprehensive Plan:
(a) Airports, General Aviation, Heliports, S.T.O.L,
(b) Class II Kennels,
(c) Commercial Feeder Operation,
(d) Composting Operation with grinding,
(e) Crematoria,
(f) Extraction of Earth Products,
(g) Junkyards,
(h) Landfills (less than 2 acres),
(i) Landfills (2 acres or more),
96
Article 5: Uses
Section 5.1: Establishment of Use Regulations
Orange County, North Carolina – Unified Development Ordinance Page 5-4
(dd) Sawmills,
(ee) Stables, Commercial
(ff) Stockyards / Livestock Markets,
(gg) Storage of Goods, Outdoor,
(hh) Waste Management Facility; Hazardous & Toxic, and
(ii) Wholesale Sales.
5.1.4 Key to Permitted Use Table 4
(A) An asterisk (*) indicates the use is permitted by right within the district.
(B) An ‘A’ or ‘B’ Indicates that the use requires the issuance of a Special Use Permit by either
the Board of Adjustment (B) or the Board of County Commissioners (A) in accordance
with Section 2.7 of this Ordinance.
(C) A ‘C’ indicates the use requires the issuance of a Conditional Use Permit in accordance
with Section 2.9 of this Ordinance.
(D) A tilde ‘~’ indicates the use may not be permitted as a Conditional Use District. For more
information please refer to Section 5.1.3 (E) of this Ordinance.
(E) A caret ‘^’ denotes identified use can be developed, even if there is an existing principal
use, on a bona fide farm. For more information please refer to Section 6.2.5 of this
Ordinance.
(F) An exclamation mark ‘!’ indicates the use is required to abide by additional submittal and
development standards as detailed within Article 5. 5
(G) A box with no marking(s) indicates the use is not permitted within the identified district.6
4 Information on what these symbols refer to is currently listed in the various tables. Staff is creating a central
location for this information.
5 New symbol designed to identify those land uses where additional submittal and/or standards of evaluation are
applicable.
6 Language added to clarify what a unmarked box within the table of permitted uses signifies, specifically the land
use is not permitted in the general use zoning district.
97
Article 5: Uses
S
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d
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v
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l
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p
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t
O
r
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a
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e
Page 5-5
SE
C
T
I
O
N
5
.
2
:
T
A
B
L
E
O
F
P
E
R
M
I
T
T
E
D
U
S
E
S
5.
2
.
1
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
–
G
e
n
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r
a
l
U
s
e
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
s
7
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
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p
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d
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C
o
n
d
i
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o
na
l
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s
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D
i
s
t
r
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c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
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(
s
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S
e
c
t
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o
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6
.
2
.
5
)
AGR
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L
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L
USE
S
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r
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y
~
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r
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*
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r
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s
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l
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a
c
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l
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A * * *
Co
m
m
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n
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F
a
r
m
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M
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w
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h
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r
i
n
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i
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g
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A
Co
o
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e
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a
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i
v
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F
a
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m
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t
a
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d
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*
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u
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~
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* * *
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r
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S
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p
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*
*
*
*
*
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e
d
M
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l
l
~
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Gr
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e
n
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u
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w
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n
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^
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*
*
*
*
*
Me
a
t
P
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a
c
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y
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n
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^
*
*
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*
* *
Me
a
t
P
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s
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a
c
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l
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y
,
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g
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a
l
~
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No
n
-
F
a
r
m
U
s
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o
f
F
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E
q
u
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p
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t
^
*
*
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7 Al
l
ta
b
l
e
s
ha
v
e
be
e
n
co
m
b
i
n
e
d
in
t
o
a ce
n
t
r
a
l
ta
b
l
e
.
Th
i
s
ne
w
ta
b
l
e
is
co
n
t
a
i
n
e
d
in
a se
p
a
r
a
t
e
do
c
u
m
e
n
t
to
pr
e
s
e
r
v
e
th
e
ne
w
ta
b
l
e
,
and existing UDO, page
la
y
o
u
t
fo
r
m
a
t
.
98
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-6
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
e
p
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m
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d
a
s
a
C
o
n
d
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t
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o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
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t
h
a
n
o
n
e
p
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c
i
p
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lo
c
a
t
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d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
St
a
b
l
e
s
,
C
o
m
m
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r
c
i
a
l
~
B
B
B
B
B
B
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o
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k
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/
L
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a
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k
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t
s
~
*
CHI
L
D
CAR
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& EDU
C
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T
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L
FAC
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f
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3
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1
2
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h
i
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d
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e
n
*
*
*
*
*
*
*
*
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*
*
*
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*
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i
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a
c
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s
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B
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B
B
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B
B
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*
*
*
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b
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No
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A
Sc
h
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s
:
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a
n
c
e
,
A
r
t
&
M
u
s
i
c
*
*
*
*
*
*
Sc
h
o
o
l
s
:
E
l
e
m
e
n
t
a
r
y
,
M
i
d
d
l
e
&
S
e
c
o
n
d
a
r
y
A
A
A
A
A
A
A
A
A
A
Sc
h
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l
s
:
V
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c
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*
*
*
* *
Un
i
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s
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s
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C
o
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s
&
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t
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t
u
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s
*
*
*
*
*
*
COM
M
E
R
C
I
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L
USE
S
Ba
n
k
s
&
F
i
n
a
n
c
i
a
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s
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o
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*
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a
u
t
y
&
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a
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e
r
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*
*
*
*
*
Co
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~
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Fu
n
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r
a
l
H
o
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s
~
*
*
Ga
r
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n
C
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t
e
r
*
*
*
*
*
Ho
t
e
l
s
&
M
o
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e
l
s
~
*
*
*
Ju
n
k
y
a
r
d
s
~
A
A A
Ke
n
n
e
l
s
,
C
l
a
s
s
I
I
~
^
B
B
B
B
B
B
La
u
n
d
r
y
&
D
r
y
C
l
e
a
n
i
n
g
S
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r
v
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c
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s
*
*
*
*
*
Ma
s
s
a
g
e
,
B
u
s
i
n
e
s
s
o
f
*
*
99
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-7
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
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p
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d
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C
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d
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t
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o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
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e
p
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c
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p
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f
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c
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d
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a
b
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n
a
f
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e
f
a
r
m
(
s
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S
e
c
t
i
o
n
6
.
2
.
5
)
Mi
c
r
o
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w
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w
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M
i
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v
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^
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B
B B B
Ni
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c
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s
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s
1
*
*
*
*
*
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* * *
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f
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i
d
e
r
m
y
^
B
*
*
*
*
*
To
u
r
i
s
t
H
o
m
e
*
*
*
*
Wh
o
l
e
s
a
l
e
T
r
a
d
e
~
*
*
*
*
* * *
Wi
n
e
r
y
w
i
t
h
M
i
n
o
r
E
v
e
n
t
s
^
B
B
B B B
100
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-8
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
EXT
R
A
C
T
I
V
E
USE
S
Ex
t
r
a
c
t
i
o
n
o
f
E
a
r
t
h
P
r
o
d
u
c
t
s
~
A
A A A A
GOV
E
R
N
M
E
N
T
A
L
USE
S
Go
v
e
r
n
m
e
n
t
a
l
F
a
c
i
l
i
t
i
e
s
&
O
f
f
i
c
e
B
u
i
l
d
i
n
g
s
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * *
Go
v
e
r
n
m
e
n
t
a
l
P
r
o
t
e
c
t
i
v
e
S
e
r
v
i
c
e
s
(
P
o
l
i
c
e
&
F
i
r
e
St
a
t
i
o
n
s
)
R
e
s
c
u
e
S
q
u
a
d
s
,
V
o
l
u
n
t
e
e
r
F
i
r
e
De
p
a
r
t
m
e
n
t
s
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * *
Mi
l
i
t
a
r
y
I
n
s
t
a
l
l
a
t
i
o
n
s
(
N
a
t
i
o
n
a
l
G
u
a
r
d
&
R
e
s
e
r
v
e
Ar
m
o
r
y
)
~
*
*
*
*
MAN
U
F
A
C
T
U
R
I
N
G
, ASS
E
M
B
L
Y
& PRO
C
E
S
S
I
N
G
As
s
e
m
b
l
y
a
n
d
P
a
c
k
a
g
i
n
g
O
p
e
r
a
t
i
o
n
s
I
n
c
l
u
d
i
n
g
Di
s
t
r
i
b
u
t
i
o
n
a
n
d
M
a
i
l
O
r
d
e
r
H
o
u
s
e
s
,
B
u
t
E
x
c
l
u
d
i
n
g
On
-
P
r
e
m
i
s
e
s
R
e
t
a
i
l
O
u
t
l
e
t
s
*
*
* * *
In
d
u
s
t
r
i
a
l
,
H
e
a
v
y
~
*
In
d
u
s
t
r
i
a
l
,
L
i
g
h
t
~
*
* * * *
In
d
u
s
t
r
i
a
l
,
M
e
d
i
u
m
~
* *
Mi
c
r
o
b
r
e
w
e
r
y
,
p
r
o
d
u
c
t
i
o
n
o
n
l
y
^
B
B
*
* * *
Pr
i
n
t
i
n
g
&
L
i
t
h
o
g
r
a
p
h
y
*
*
*
* * *
Sa
w
m
i
l
l
s
~
*
Wi
n
e
r
y
,
p
r
o
d
u
c
t
i
o
n
o
n
l
y
^
B
B
*
* * *
MED
I
C
A
L
USE
S
He
a
l
t
h
S
e
r
v
i
c
e
s
:
O
v
e
r
1
0
,
0
0
0
S
q
.
F
t
.
~
*
*
He
a
l
t
h
S
e
r
v
i
c
e
s
:
U
n
d
e
r
1
0
,
0
0
0
S
q
.
F
t
.
*
*
*
*
*
Ho
s
p
i
t
a
l
s
~
*
*
Ve
t
e
r
i
n
a
r
y
C
l
i
n
i
c
B
*
*
*
*
*
*
* * * *
101
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-9
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Ve
t
e
r
i
n
a
r
y
C
l
i
n
i
c
,
m
o
b
i
l
e
B
B
*
*
*
*
*
*
* * * *
Ve
t
e
r
i
n
a
r
y
H
o
s
p
i
t
a
l
s
*
*
*
*
* * *
REC
R
E
A
T
I
O
N
A
L
USE
S
Bo
t
a
n
i
c
a
l
G
a
r
d
e
n
s
&
A
r
b
o
r
e
t
u
m
s
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * * *
Ca
m
p
/
R
e
t
r
e
a
t
C
e
n
t
e
r
B
B
B
Go
l
f
D
r
i
v
i
n
g
a
n
d
P
r
a
c
t
i
c
e
R
a
n
g
e
s
B
*
*
*
Pa
r
k
s
,
P
u
b
l
i
c
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * *
Re
c
r
e
a
t
i
o
n
a
l
F
a
c
i
l
i
t
i
e
s
B
B
B
B
B
B
B
B
B
B
B
*
*
B
* * *
Go
l
f
C
o
u
r
s
e
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A A A
RES
I
D
E
N
T
I
A
L
USE
S
Dw
e
l
l
i
n
g
;
M
o
b
i
l
e
H
o
m
e
*
*
*
*
*
*
*
*
*
*
*
Dw
e
l
l
i
n
g
;
M
u
l
t
i
p
l
e
F
a
m
i
l
y
*
*
*
*
*
*
*
*
Dw
e
l
l
i
n
g
;
S
i
n
g
l
e
-
F
a
m
i
l
y
*
*
*
*
*
*
*
*
*
*
*
*
*
Dw
e
l
l
i
n
g
;
T
w
o
-
F
a
m
i
l
y
*
*
*
*
*
*
*
*
*
*
*
*
Fa
m
i
l
y
C
a
r
e
H
o
m
e
*
*
*
*
*
*
*
*
*
*
*
*
*
*
Gr
o
u
p
C
a
r
e
F
a
c
i
l
i
t
y
B
B
B
B
B
B
B
B
B
B
B
B
B
B
Re
h
a
b
i
l
i
t
a
t
i
v
e
C
a
r
e
F
a
c
i
l
i
t
y
*
*
*
Re
s
i
d
e
n
t
i
a
l
H
o
t
e
l
(
F
r
a
t
e
r
n
it
i
e
s
,
S
o
r
o
r
i
t
i
e
s
,
a
n
d
Do
r
m
i
t
o
r
i
e
s
)
~
A
A
A
A
A
Ro
o
m
i
n
g
H
o
u
s
e
*
*
*
*
TEL
E
C
O
M
M
U
N
I
C
A
T
I
O
N
S
Te
l
e
c
o
m
m
u
n
i
c
a
t
i
o
n
T
o
w
e
r
–
S
t
e
a
l
t
h
(
7
5
f
e
e
t
o
r
sh
o
r
t
e
r
)
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * * * *
102
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-10
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Te
l
e
c
o
m
m
u
n
i
c
a
t
i
o
n
T
o
w
e
r
s
(
O
v
e
r
7
5
f
e
e
t
a
n
d
u
n
d
e
r
20
0
f
e
e
t
)
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B B B B B B
Te
l
e
c
o
m
m
u
n
i
c
a
t
i
o
n
T
o
w
e
r
s
(
2
0
0
f
e
e
t
a
n
d
h
i
g
h
e
r
)
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A A A A A A
TEM
P
O
R
A
R
Y
USE
S
Bu
i
l
d
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n
g
s
,
P
o
r
t
a
b
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e
B
B
B
B
B
B
B
B
B
B
B
B
B
B
Te
m
p
o
r
a
r
y
M
o
b
i
l
e
H
o
m
e
(
U
s
e
d
u
r
i
n
g
co
n
s
t
r
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c
t
i
o
n
/
i
n
s
t
a
l
l
a
t
i
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f
p
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a
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s
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a
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an
d
f
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r
3
0
d
a
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f
o
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s
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f
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c
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p
a
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c
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)
*
*
*
*
*
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AUT
O
M
O
T
I
V
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/ TRA
N
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P
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R
T
A
T
I
O
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Bu
s
P
a
s
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e
n
g
e
r
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h
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e
r
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * *
Bu
s
T
e
r
m
i
n
a
l
s
&
G
a
r
a
g
e
s
~
*
* * *
Mo
t
o
r
F
r
e
i
g
h
t
T
e
r
m
i
n
a
l
s
~
* * *
Mo
t
o
r
V
e
h
i
c
l
e
M
a
i
n
t
e
n
a
n
c
e
&
R
e
p
a
i
r
(
B
o
d
y
S
h
o
p
)
~
*
*
*
Mo
t
o
r
V
e
h
i
c
l
e
R
e
p
a
i
r
G
a
r
a
g
e
~
*
*
Mo
t
o
r
V
e
h
i
c
l
e
S
a
l
e
s
/
R
e
n
t
a
l
(
N
e
w
&
U
s
e
d
)
*
*
*
* * * *
Mo
t
o
r
V
e
h
i
c
l
e
S
e
r
v
i
c
e
s
S
t
a
t
i
o
n
s
*
*
*
*
*
Pa
r
k
i
n
g
A
s
P
r
i
n
c
i
p
a
l
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s
e
,
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u
r
f
a
c
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o
r
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t
r
u
c
t
u
r
e
*
*
*
Pe
t
r
o
l
e
u
m
P
r
o
d
u
c
t
s
:
S
t
o
r
a
g
e
&
D
i
s
t
r
i
b
u
t
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o
n
~
* * *
Po
s
t
a
l
&
P
a
r
c
e
l
D
e
l
i
v
e
r
y
S
e
r
v
i
c
e
s
*
*
*
UTI
L
I
T
I
E
S
El
e
v
a
t
e
d
W
a
t
e
r
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t
o
r
a
g
e
T
a
n
k
s
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B B B B
Pu
b
l
i
c
U
t
i
l
i
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y
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t
a
t
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o
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s
&
Su
b
-
S
t
a
t
i
o
n
s
,
S
w
i
t
c
h
i
n
g
St
a
t
i
o
n
s
,
T
e
l
e
p
h
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n
e
E
x
c
h
a
n
g
e
s
,
W
a
t
e
r
&
S
e
w
a
g
e
Tr
e
a
t
m
e
n
t
P
l
a
n
t
s
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A A A A A
103
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-11
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
El
e
c
t
r
i
c
,
G
a
s
,
a
n
d
L
i
q
u
i
d
F
u
e
l
T
r
a
n
s
m
i
s
s
i
o
n
L
i
n
e
s
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B B B B
Wa
t
e
r
&
S
a
n
i
t
a
r
y
S
e
w
e
r
P
u
m
p
i
n
g
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * * *
So
l
a
r
A
r
r
a
y
–
L
a
r
g
e
F
a
c
i
l
i
t
y
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B B B B B
So
l
a
r
A
r
r
a
y
–
P
u
b
l
i
c
U
t
i
l
i
t
y
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A A A A A
WAS
T
E
MAN
A
G
E
M
E
N
T
La
n
d
f
i
l
l
s
(
2
A
c
r
e
s
o
r
M
o
r
e
)
~
A
A
A
A A A A
La
n
d
f
i
l
l
s
(
L
e
s
s
T
h
a
n
2
A
c
r
e
s
)
~
B
B
B
B B B B
Wa
s
t
e
M
a
n
a
g
e
m
e
n
t
F
a
c
i
l
i
t
y
;
H
a
z
a
r
d
o
u
s
&
T
o
x
i
c
~
A
A A
MIS
C
E
L
L
A
N
E
O
U
S
Ac
c
e
s
s
o
r
y
U
s
e
s
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * * * *
Ai
r
p
o
r
t
s
,
G
e
n
e
r
a
l
A
v
i
a
t
i
o
n
,
H
e
l
i
p
o
r
t
s
,
S
.
T
.
O
.
L
~
A
A
A
A A A
As
s
e
m
b
l
y
F
a
c
i
l
i
t
y
G
r
e
a
t
e
r
T
h
a
n
3
0
0
*
*
As
s
e
m
b
l
y
F
a
c
i
l
i
t
y
L
e
s
s
T
h
a
n
3
0
0
*
*
Ce
m
e
t
e
r
y
B
*
B
B
B
B
B
B
B
Ch
u
r
c
h
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * *
Cl
u
b
s
o
r
L
o
d
g
e
s
;
S
o
c
i
a
l
;
F
r
a
t
e
r
n
a
l
o
r
U
n
i
o
n
Cl
u
b
h
o
u
s
e
s
*
*
*
*
*
*
*
*
Co
m
m
u
n
i
t
y
C
e
n
t
e
r
B
B
B
B
B
B
B
B
B
*
*
*
*
Cr
e
m
a
t
o
r
i
a
~
* * *
Hi
s
t
o
r
i
c
S
i
t
e
s
N
o
n
-
R
e
s
i
d
e
n
t
i
a
l
/
M
i
x
e
d
U
s
e
A
A
A
Ke
n
n
e
l
s
,
C
l
a
s
s
I
*
*
*
*
*
*
Re
s
e
a
r
c
h
a
n
d
M
a
n
u
f
a
c
t
u
r
i
n
g
F
a
c
i
l
i
t
y
*
* * *
Re
s
e
a
r
c
h
F
a
c
i
l
i
t
y
~
*
*
*
*
* * *
104
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-12
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
∆ = SUB
J
E
C
T
T
O
SPE
C
I
A
L
STANDARDS
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
RB
AR
R1
R2
R3
R4
R5
R8
R1
3
LC
1
NC
2
CC
3
GC
4
EC
5
O/
RM
AS EI I 1 I2 I3 PID
~
U
s
e
m
a
y
n
o
t
b
e
p
e
r
m
i
t
t
e
d
a
s
a
C
o
n
d
i
t
i
o
na
l
U
s
e
D
i
s
t
r
i
c
t
;
S
e
e
S
e
c
t
i
o
n
5
.
1
.
4
(
E
)
^
A
l
l
o
w
e
d
a
s
m
o
r
e
t
h
a
n
o
n
e
p
r
i
n
c
i
p
a
l
u
s
e
i
f
lo
c
a
t
e
d
o
n
a
b
o
n
a
f
i
d
e
f
a
r
m
(
s
e
e
S
e
c
t
i
o
n
6
.
2
.
5
)
Re
s
e
a
r
c
h
L
a
n
d
s
&
I
n
s
t
a
l
l
a
t
i
o
n
s
,
N
o
n
-
p
r
o
f
i
t
*
Ru
r
a
l
H
e
r
i
t
a
g
e
M
u
s
e
u
m
B
B
B
B
B
Ru
r
a
l
S
p
e
c
i
a
l
E
v
e
n
t
s
^
*
*
*
Sp
e
c
i
a
l
E
v
e
n
t
s
(
L
e
s
s
t
h
a
n
1
5
0
)
*
*
*
105
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-13
5.
2
.
2
Ta
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
–
E
c
o
n
o
m
i
c
D
e
v
e
l
o
p
m
e
n
t
D
i
s
t
r
i
c
t
s
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
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i
s
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c
t
”
–
C
U
(
e
.
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.
,
E
D
B
-
2
-
C
U
)
No
t
e
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h
e
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i
l
l
s
b
o
r
o
u
g
h
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D
D
u
t
i
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e
s
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e
c
t
o
r
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u
m
b
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r
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a
s
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e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
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m
e
r
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a
n
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n
d
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s
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r
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C
l
a
ss
i
f
i
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a
t
i
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n
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y
s
t
e
m
(
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A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
AGR
I
C
U
L
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R
A
L
USE
S
An
i
m
a
l
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o
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p
i
t
a
l
/
v
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r
i
n
a
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i
a
n
C#
C#
*
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n
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e
l
,
C
l
a
s
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n
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e
l
,
C
l
a
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s
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B
B
CON
S
T
R
U
C
T
I
O
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Bu
i
l
d
i
n
g
c
o
n
t
r
a
c
t
o
r
s
*
*
Co
n
s
t
r
u
c
t
i
o
n
(
S
e
c
t
o
r
2
3
)
(
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
o
n
l
y
;
al
l
a
c
t
i
v
i
t
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s
m
u
s
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b
e
w
h
o
l
l
y
w
i
t
h
i
n
bu
i
l
d
i
n
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)
*
Pl
u
m
b
i
n
g
,
h
e
a
t
i
n
g
,
e
l
e
c
t
r
i
c
a
l
,
a
n
d
s
i
m
i
l
a
r
t
r
a
d
e
co
n
t
r
a
c
t
o
r
s
*
*
FIN
A
N
C
E
Ba
n
k
s
,
s
a
v
i
n
g
s
a
n
d
l
o
a
n
s
,
a
n
d
c
r
e
d
i
t
u
n
i
o
n
s
*
*
*
*
Cr
e
d
i
t
a
g
e
n
c
i
e
s
a
n
d
i
n
s
t
i
t
u
t
i
o
n
s
*
*
*
*
Fi
n
a
n
c
e
&
I
n
s
u
r
a
n
c
e
(
S
e
c
t
o
r
5
2
)
*
*
*
In
s
u
r
a
n
c
e
c
a
r
r
i
e
r
s
a
n
d
a
g
e
n
t
s
*
*
*
*
Re
a
l
e
s
t
a
t
e
a
g
e
n
t
s
a
n
d
b
r
o
k
e
r
s
*
*
*
*
Se
c
u
r
i
t
y
a
n
d
c
o
m
m
o
d
i
t
y
b
r
o
k
e
r
s
,
a
n
d
i
n
v
e
s
t
m
e
n
t
of
f
i
c
e
s
*
*
*
*
GOV
E
R
N
M
E
N
T
USE
S
Go
v
e
r
n
m
e
n
t
a
l
f
a
c
i
l
i
t
i
e
s
a
n
d
o
f
f
i
c
e
b
u
i
l
d
i
n
g
s
(I
n
c
l
u
d
i
n
g
s
o
l
i
d
w
a
s
t
e
c
o
l
l
e
c
t
i
o
n
c
e
n
t
e
r
s
)
*
*
*
*
*
*
*
* *
Go
v
e
r
n
m
e
n
t
a
l
p
r
o
t
e
c
t
i
v
e
s
e
r
v
i
c
e
s
(
P
o
l
i
c
e
a
n
d
f
i
r
e
st
a
t
i
o
n
s
,
r
e
s
c
u
e
s
q
u
a
d
s
,
a
n
d
v
o
l
u
n
t
e
e
r
f
i
r
e
de
p
a
r
t
m
e
n
t
s
)
*
*
*
*
*
*
*
* *
106
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-14
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
A
m
e
r
i
c
a
n
I
n
d
u
s
t
r
y
C
l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
Pa
r
k
s
,
p
u
b
l
i
c
a
n
d
n
o
n
-
p
r
o
f
i
t
*
*
*
*
*
*
*
* *
Pu
b
l
i
c
A
d
m
i
n
i
s
t
r
a
t
i
o
n
(
S
e
c
t
o
r
9
2
)
*
INF
O
R
M
A
T
I
O
N
In
f
o
r
m
a
t
i
o
n
(
S
e
c
t
o
r
5
1
)
*
MAN
U
F
A
C
T
U
R
I
N
G
, ASS
E
M
B
L
Y
& PRO
C
E
S
S
I
N
G
Ma
n
u
f
a
c
t
u
r
i
n
g
(
S
e
c
t
o
r
3
1
-
3
3
)
(
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
on
l
y
;
a
l
l
a
c
t
i
v
i
t
i
e
s
m
u
s
t
b
e
w
h
o
l
l
y
w
i
t
h
i
n
b
u
i
l
d
i
n
g
)
El
e
c
t
r
o
n
i
c
E
q
u
i
p
m
e
n
t
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
C
o
m
m
u
n
i
c
a
t
i
o
n
s
e
q
u
i
p
m
e
n
t
*
*
•
E
l
e
c
t
r
i
c
l
i
g
h
t
i
n
g
a
n
d
w
i
r
i
n
g
e
q
u
i
p
m
e
n
t
*
*
•
E
l
e
c
t
r
i
c
t
r
a
n
s
m
i
s
s
i
o
n
a
n
d
d
i
s
t
r
i
b
u
t
i
o
n
*
*
•
E
l
e
c
t
r
i
c
a
l
i
n
d
u
s
t
r
i
a
l
a
p
p
a
r
a
t
u
s
*
*
•
E
l
e
c
t
r
o
n
i
c
c
o
m
p
o
n
e
n
t
s
a
n
d
a
c
c
e
s
s
o
r
i
e
s
*
*
•
H
o
u
s
e
h
o
l
d
a
p
p
l
i
a
n
c
e
s
*
*
•
R
a
d
i
o
a
n
d
t
e
l
e
v
i
s
i
o
n
r
e
c
e
i
v
i
n
g
e
q
u
i
p
m
e
n
t
*
*
Fa
b
r
i
c
a
t
e
d
M
e
t
a
l
P
r
o
d
u
c
t
s
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
C
u
t
l
e
r
y
a
n
d
h
a
n
d
t
o
o
l
s
*
*
•
F
a
b
r
i
c
a
t
e
d
s
t
r
u
c
t
u
r
a
l
m
e
t
a
l
p
r
o
d
u
c
t
s
*
*
•
H
e
a
t
i
n
g
e
q
u
i
p
m
e
n
t
,
e
x
c
e
p
t
e
l
e
c
t
r
i
c
a
n
d
wa
r
m
a
i
r
;
a
n
d
p
l
u
m
b
i
n
g
f
i
x
t
u
r
e
*
*
•
M
e
t
a
l
c
a
n
s
a
n
d
s
h
i
p
p
i
n
g
c
o
n
t
a
i
n
e
r
s
*
*
•
N
u
t
s
,
b
o
l
t
s
,
s
c
r
e
w
s
,
r
i
v
e
t
s
,
a
n
d
w
a
s
h
e
r
s
*
*
Fo
o
d
P
r
o
d
u
c
t
s
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
B
a
k
e
r
y
*
*
107
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-15
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
A
m
e
r
i
c
a
n
I
n
d
u
s
t
r
y
C
l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
•
B
o
t
t
l
i
n
g
p
l
a
n
t
s
*
*
•
D
a
i
r
y
*
*
•
M
i
s
c
e
l
l
a
n
e
o
u
s
f
o
o
d
p
r
e
p
a
r
a
t
i
o
n
;
e
.
g
.
,
co
f
f
e
e
r
o
a
s
t
i
n
g
,
c
o
n
d
i
m
e
n
t
s
,
co
n
f
e
c
t
i
o
n
a
r
y
p
r
o
d
u
c
t
s
,
e
t
c
.
*
*
In
d
u
s
t
r
i
a
l
M
a
c
h
i
n
e
r
y
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
E
n
g
i
n
e
s
a
n
d
t
u
r
b
i
n
e
s
*
*
•
F
a
r
m
/
g
a
r
d
e
n
m
a
c
h
i
n
e
r
y
a
n
d
e
q
u
i
p
m
e
n
t
*
*
•
G
e
n
e
r
a
l
i
n
d
u
s
t
r
i
a
l
m
a
c
h
i
n
e
r
y
a
n
d
eq
u
i
p
m
e
n
t
;
e
.
g
.
,
p
u
r
i
f
i
c
a
t
i
o
n
e
q
u
i
p
m
e
n
t
,
ba
l
l
a
n
d
r
o
l
l
e
r
b
e
a
r
i
n
g
s
,
e
t
c
.
*
*
•
M
e
t
a
l
w
o
r
k
i
n
g
m
a
c
h
i
n
e
r
y
a
n
d
e
q
u
i
p
m
e
n
t
*
*
•
O
f
f
i
c
e
,
c
o
m
p
u
t
i
n
g
,
a
n
d
a
c
c
o
u
n
t
i
n
g
ma
c
h
i
n
e
s
*
*
•
S
p
e
c
i
a
l
i
n
d
u
s
t
r
i
a
l
m
a
c
h
i
n
e
r
y
;
e
.
g
.
,
t
e
x
t
i
l
e
ma
c
h
i
n
e
r
y
*
*
In
s
t
r
u
m
e
n
t
s
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
M
e
a
s
u
r
i
n
g
,
a
n
a
l
y
z
i
n
g
,
a
n
d
c
o
n
t
r
o
l
l
i
n
g
in
s
t
r
u
m
e
n
t
s
*
*
•
P
h
o
t
o
g
r
a
p
h
i
c
,
m
e
d
i
c
a
l
,
a
n
d
o
p
t
i
c
a
l
g
o
o
d
s
*
*
•
W
a
t
c
h
e
s
a
n
d
c
l
o
c
k
s
*
*
Pa
p
e
r
P
r
o
d
u
c
t
s
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
C
o
n
v
e
r
t
e
d
p
a
p
e
r
a
n
d
p
a
p
e
r
b
o
a
r
d
pr
o
d
u
c
t
s
*
*
•
P
a
p
e
r
b
o
a
r
d
c
o
n
t
a
i
n
e
r
s
a
n
d
b
o
x
e
s
*
*
Fu
r
n
i
t
u
r
e
a
n
d
F
i
x
t
u
r
e
s
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
H
o
u
s
e
h
o
l
d
a
n
d
o
f
f
i
c
e
f
u
r
n
i
t
u
r
e
*
*
108
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-16
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
A
m
e
r
i
c
a
n
I
n
d
u
s
t
r
y
C
l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
•
M
i
s
c
e
l
l
a
n
e
o
u
s
f
u
r
n
i
t
u
r
e
a
n
d
f
i
x
t
u
r
e
s
*
*
Ph
a
r
m
a
c
e
u
t
i
c
a
l
P
r
o
d
u
c
t
s
*
*
Pr
i
n
t
i
n
g
a
n
d
P
u
b
l
i
s
h
i
n
g
E
s
t
a
b
l
i
s
h
m
e
n
t
s
*
*
Ru
b
b
e
r
a
n
d
P
l
a
s
t
i
c
P
r
o
d
u
c
t
s
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
M
i
s
c
e
l
l
a
n
e
o
u
s
p
l
a
s
t
i
c
p
r
o
d
u
c
t
s
;
e
.
g
.
,
pl
a
s
t
i
c
p
i
p
e
,
p
a
c
k
a
g
i
n
g
m
a
t
e
r
i
a
l
s
,
e
t
c
.
*
*
•
R
u
b
b
e
r
a
n
d
p
l
a
s
t
i
c
f
o
o
t
w
e
a
r
*
*
•
R
u
b
b
e
r
a
n
d
p
l
a
s
t
i
c
h
o
s
e
a
n
d
b
e
l
t
i
n
g
*
*
St
o
n
e
,
G
l
a
s
s
,
C
l
a
y
,
a
n
d
C
o
n
c
r
e
t
e
P
r
o
d
u
c
t
s
(
s
e
e
li
s
t
i
n
g
b
e
l
o
w
)
•
C
u
t
s
t
o
n
e
p
r
o
d
u
c
t
s
C#
C#
•
F
l
a
t
g
l
a
s
s
*
*
•
G
l
a
s
s
a
n
d
g
l
a
s
s
w
a
r
e
*
*
•
P
o
t
t
e
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y
a
n
d
r
e
l
a
t
e
d
p
r
o
d
u
c
t
s
*
*
Tr
a
n
s
p
o
r
t
a
t
i
o
n
E
q
u
i
p
m
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n
t
(
s
e
e
l
i
s
t
i
n
g
b
e
l
o
w
)
•
M
i
s
c
e
l
l
a
n
e
o
u
s
t
r
a
n
s
p
o
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o
n
e
q
u
i
p
m
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n
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;
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g
.
,
m
o
t
o
r
v
e
h
i
c
l
e
c
o
m
p
o
n
e
n
t
s
*
*
•
M
o
t
o
r
c
y
c
l
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s
,
b
i
c
y
c
l
e
s
,
a
n
d
p
a
r
t
s
*
*
Mi
s
c
e
l
l
a
n
e
o
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s
M
a
n
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f
a
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t
u
r
i
n
g
I
n
d
u
s
t
r
i
e
s
(
s
e
e
li
s
t
i
n
g
b
e
l
o
w
)
•
J
e
w
e
l
r
y
a
n
d
s
i
l
v
e
r
w
a
r
e
*
*
•
M
i
s
c
e
l
l
a
n
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o
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s
m
a
n
u
f
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d
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s
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r
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e
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;
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g
.
,
c
o
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t
u
m
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j
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w
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l
r
y
,
n
o
v
e
l
t
i
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,
b
u
t
t
o
n
s
,
et
c
.
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•
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l
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*
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•
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,
p
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,
a
n
d
a
r
t
i
s
t
s
u
p
p
l
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e
s
*
*
109
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-17
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
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HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
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e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
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t
h
A
m
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r
i
c
a
n
I
n
d
u
s
t
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l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
•
T
o
y
s
,
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p
o
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n
g
,
a
n
d
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t
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l
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s
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E
A
T
I
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N
Ar
t
s
,
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n
t
e
r
t
a
i
n
m
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n
t
&
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e
c
r
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a
t
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o
n
(
S
e
c
t
o
r
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1
)
*
RES
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D
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I
A
L
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e
l
l
i
n
g
,
s
i
n
g
l
e
-
f
a
m
i
l
y
*
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e
l
l
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n
g
,
t
w
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f
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m
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l
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e
l
l
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n
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,
m
u
l
t
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-
f
a
m
i
l
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(
6
-
1
2
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n
i
t
s
p
e
r
a
c
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e
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n
t
h
e
Hi
l
l
s
b
o
r
o
u
g
h
E
D
D
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*
*
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e
l
l
i
n
g
,
m
u
l
t
i
-
f
a
m
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l
y
(
6
+
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n
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t
s
p
e
r
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a
s
p
a
r
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o
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x
e
d
u
s
e
d
e
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l
o
p
m
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t
;
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a
x
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m
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%
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C#
Dw
e
l
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g
,
m
o
b
i
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o
m
e
(
F
o
r
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e
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c
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m
e
n
t
o
f
ex
i
s
t
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n
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l
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o
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Te
m
p
o
r
a
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s
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o
f
a
R
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d
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n
t
i
a
l
M
o
b
i
l
e
H
o
m
e
*
RET
A
I
L
Fa
r
m
e
q
u
i
p
m
e
n
t
s
a
l
e
s
C#
C#
*
Mo
t
o
r
v
e
h
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c
l
e
s
e
r
v
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c
e
s
t
a
t
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o
n
C#
C#
*
Mo
t
o
r
v
e
h
i
c
l
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,
n
e
w
a
n
d
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e
d
,
s
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t
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l
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C#
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g
h
t
c
l
u
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s
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b
a
r
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n
d
p
u
b
s
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n
l
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s
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r
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t
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n
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l
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a
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r
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n
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s
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r
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d
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g
*
C#
*
110
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-18
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
A
m
e
r
i
c
a
n
I
n
d
u
s
t
r
y
C
l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
Re
s
t
a
u
r
a
n
t
s
(
d
r
i
v
e
-
i
n
)
i
n
a
s
e
p
a
r
a
t
e
,
f
r
e
e
-
s
t
a
n
d
i
n
g
bu
i
l
d
i
n
g
C#
C#
*
Re
t
a
i
l
T
r
a
d
e
(
S
e
c
t
o
r
s
4
4
,
4
5
;
e
x
c
l
u
d
i
n
g
S
u
b
s
e
c
t
o
r
45
4
N
o
n
-
s
t
o
r
e
r
e
t
a
i
l
e
r
s
)
(
O
n
l
y
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
th
r
o
u
g
h
C
o
n
d
i
t
i
o
n
a
l
U
s
e
D
i
s
t
r
i
c
t
o
r
M
P
D
-
C
Z
)
Re
t
a
i
l
t
r
a
d
e
,
s
a
l
e
s
a
n
d
r
e
n
t
a
l
o
f
d
u
r
a
b
l
e
a
n
d
co
n
v
e
n
i
e
n
c
e
g
o
o
d
s
,
m
e
r
c
h
a
n
d
i
s
e
,
a
n
d
e
q
u
i
p
m
e
n
t
,
in
c
l
u
d
i
n
g
m
a
i
l
o
r
d
e
r
h
o
u
s
e
s
,
i
n
a
s
e
p
a
r
a
t
e
,
f
r
e
e
-
st
a
n
d
i
n
g
b
u
i
l
d
i
n
g
*
C#
*
Re
t
a
i
l
t
r
a
d
e
,
s
a
l
e
s
a
n
d
r
e
n
t
a
l
o
f
d
u
r
a
b
l
e
a
n
d
co
n
v
e
n
i
e
n
c
e
g
o
o
d
s
,
m
e
r
c
h
a
n
d
i
s
e
,
a
n
d
e
q
u
i
p
m
e
n
t
,
in
c
l
u
d
i
n
g
m
a
i
l
o
r
d
e
r
h
o
u
s
e
s
,
w
h
e
n
l
o
c
a
t
e
d
i
n
a
se
r
v
i
c
e
b
u
i
l
d
i
n
g
,
c
o
u
r
t
o
r
p
l
a
z
a
,
o
r
e
n
c
l
o
s
e
d
m
a
l
l
co
n
s
i
s
t
i
n
g
o
f
m
u
l
t
i
p
l
e
u
s
e
s
.
*
*
*
SER
V
I
C
E
S
Ac
c
o
m
m
o
d
a
t
i
o
n
a
n
d
F
o
o
d
S
e
r
v
i
c
e
(
S
e
c
t
o
r
7
2
)
(E
a
t
i
n
g
a
n
d
d
r
i
n
k
i
n
g
e
s
t
a
b
l
i
s
h
m
e
n
t
s
a
r
e
p
e
r
m
i
t
t
e
d
on
l
y
a
s
a
c
c
e
s
s
o
r
y
u
s
e
t
o
h
o
t
e
l
,
m
o
t
e
l
o
r
re
s
t
a
u
r
a
n
t
;
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
o
n
l
y
)
*
*
Ad
m
i
n
i
s
t
r
a
t
i
v
e
&
S
u
p
p
o
r
t
S
e
r
v
i
c
e
s
(
S
e
c
t
o
r
5
6
1
)
*
*
*
*
Ar
t
/
p
h
o
t
o
g
r
a
p
h
i
c
s
t
u
d
i
o
s
*
C#
*
*
As
s
e
m
b
l
y
f
a
c
i
l
i
t
y
-
3
0
0
o
r
m
o
r
e
p
e
r
s
o
n
c
a
p
a
c
i
t
y
C#
*
As
s
e
m
b
l
y
f
a
c
i
l
i
t
y
-
l
e
s
s
t
h
a
n
3
0
0
p
e
r
s
o
n
c
a
p
a
c
i
t
y
C#
*
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a
u
t
y
a
n
d
b
a
r
b
e
r
s
h
o
p
s
*
*
*
*
Ch
u
r
c
h
e
s
*
*
*
*
Cl
u
b
s
a
n
d
l
o
d
g
e
s
,
a
n
d
s
o
c
i
a
l
,
f
r
a
t
e
r
n
a
l
,
a
n
d
u
n
i
o
n
cl
u
b
h
o
u
s
e
s
C#
C#
C#
C#
Co
m
m
u
n
i
t
y
c
e
n
t
e
r
A
A
A
A
Da
y
c
a
r
e
f
a
c
i
l
i
t
y
B
B
*
*
111
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-19
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
A
m
e
r
i
c
a
n
I
n
d
u
s
t
r
y
C
l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
Ed
u
c
a
t
i
o
n
a
l
S
e
r
v
i
c
e
s
(
S
e
c
t
o
r
6
1
)
Fu
n
e
r
a
l
h
o
m
e
s
C#
C#
*
Go
l
f
d
r
i
v
i
n
g
a
n
d
p
r
a
c
t
i
c
e
r
a
n
g
e
s
*
*
He
a
l
t
h
C
a
r
e
&
S
o
c
i
a
l
A
s
s
i
s
t
a
n
c
e
(
S
e
c
t
o
r
6
2
)
*
*
*
*
He
a
l
t
h
s
e
r
v
i
c
e
s
,
i
n
c
l
u
d
i
n
g
d
o
c
t
o
r
s
a
n
d
d
e
n
t
i
s
t
s
of
f
i
c
e
s
,
a
n
d
m
e
d
i
c
a
l
a
n
d
d
e
n
t
a
l
l
a
b
o
r
a
t
o
r
i
e
s
*
*
*
*
Ho
t
e
l
s
a
n
d
m
o
t
e
l
s
*
C#
*
*
*
*
In
d
o
o
r
t
h
e
a
t
e
r
s
*
C#
*
*
*
*
La
r
g
e
d
a
y
c
a
r
e
h
o
m
e
B
*
*
La
u
n
d
r
y
,
d
r
y
c
l
e
a
n
i
n
g
,
a
n
d
s
h
o
e
r
e
p
a
i
r
s
e
r
v
i
c
e
s
*
C#
*
*
Li
b
r
a
r
i
e
s
*
C#
*
*
Ma
n
a
g
e
m
e
n
t
o
f
C
o
m
p
a
n
i
e
s
&
E
n
t
e
r
p
r
i
s
e
s
(
S
e
c
t
o
r
53
)
*
*
*
*
Mo
t
o
r
v
e
h
i
c
l
e
m
a
i
n
t
e
n
a
n
c
e
a
n
d
r
e
p
a
i
r
(
b
o
d
y
s
h
o
p
)
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*
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h
e
r
o
f
f
i
c
e
s
a
n
d
p
e
r
s
o
n
a
l
s
e
r
v
i
c
e
s
;
e
.
g
.
,
at
t
o
r
n
e
y
s
,
w
a
t
c
h
a
n
d
j
e
w
e
l
r
y
r
e
p
a
i
r
,
c
o
m
p
u
t
e
r
pr
o
g
r
a
m
m
i
n
g
a
n
d
d
a
t
a
p
r
o
c
e
s
s
i
n
g
,
e
m
p
l
o
y
m
e
n
t
an
d
t
r
a
v
e
l
a
g
e
n
c
i
e
s
,
a
d
v
e
r
t
i
s
i
n
g
a
g
e
n
c
i
e
s
,
a
n
d
ac
c
o
u
n
t
i
n
g
,
e
n
g
i
n
e
e
r
i
n
g
,
a
r
c
h
i
t
e
c
t
u
r
a
l
,
a
n
d
su
r
v
e
y
i
n
g
o
f
f
i
c
e
s
*
*
*
*
Pr
o
f
e
s
s
i
o
n
a
l
,
S
c
i
e
n
t
i
f
i
c
&
T
e
c
h
n
i
c
a
l
S
e
r
v
i
c
e
s
(S
e
c
t
o
r
5
4
)
*
*
*
*
Re
c
r
e
a
t
i
o
n
a
l
f
a
c
i
l
i
t
i
e
s
B
*
B
*
Re
p
a
i
r
s
e
r
v
i
c
e
,
e
l
e
c
t
r
o
n
i
c
a
n
d
a
p
p
l
i
a
n
c
e
C#
C#
*
*
Re
s
e
a
r
c
h
f
a
c
i
l
i
t
y
*
*
Sc
h
o
o
l
s
,
d
a
n
c
e
,
a
r
t
,
a
n
d
m
u
s
i
c
*
C#
*
*
112
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-20
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
O
U
G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
h
a
l
l
b
e
n
o
t
e
d
o
n
Z
o
n
i
n
g
A
t
l
a
s
a
s
“
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
”
–
C
U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
:
T
h
e
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
u
t
i
l
i
z
e
s
S
e
c
t
o
r
N
u
m
b
e
r
s
a
s
D
e
f
i
n
e
d
i
n
th
e
N
o
r
t
h
A
m
e
r
i
c
a
n
I
n
d
u
s
t
r
y
C
l
a
ss
i
f
i
c
a
t
i
o
n
S
y
s
t
e
m
(
N
A
I
C
S
)
,
2
0
1
2
V
e
r
s
i
o
n
Sc
h
o
o
l
s
,
e
l
e
m
e
n
t
a
r
y
,
m
i
d
d
l
e
,
a
n
d
h
i
g
h
A
A
*
Sc
h
o
o
l
s
,
v
o
c
a
t
i
o
n
a
l
C#
C#
*
Ot
h
e
r
S
e
r
v
i
c
e
s
(
H
i
l
l
s
b
o
r
o
u
g
h
E
D
D
o
n
l
y
)
*
*
*
TRA
N
S
P
O
R
T
A
T
I
O
N
Bu
s
t
e
r
m
i
n
a
l
s
a
n
d
g
a
r
a
g
e
s
C#
*
Po
s
t
a
l
a
n
d
p
a
r
c
e
l
d
e
l
i
v
e
r
y
s
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r
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h
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a
s
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o
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an
d
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r
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)
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a
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s
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(
S
e
c
t
o
r
4
8
,
4
9
)
*
WHO
L
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A
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TRA
D
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Wh
o
l
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s
a
l
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T
r
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(
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c
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o
r
4
2
)
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r
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b
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G
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d
s
(
s
e
e
l
i
s
t
i
n
g
b
e
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w
)
*
•
A
u
t
o
m
o
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p
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p
p
l
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(
I
n
a
n
en
c
l
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d
b
u
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l
d
i
n
g
)
*
*
•
E
l
e
c
t
r
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c
a
l
g
o
o
d
s
*
*
•
F
u
r
n
i
t
u
r
e
a
n
d
h
o
m
e
f
u
r
n
i
s
h
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s
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*
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H
a
r
d
w
a
r
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,
p
l
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m
b
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g
,
a
n
d
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eq
u
i
p
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t
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p
p
l
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u
m
b
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r
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d
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s
t
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m
a
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a
l
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*
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M
a
c
h
i
n
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r
y
,
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q
u
i
p
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u
p
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p
o
r
t
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g
,
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c
r
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a
t
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a
l
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p
h
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r
a
p
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d
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;
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a
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l
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o
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s
(
s
e
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l
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s
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g
b
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)
113
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-21
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– ECO
N
O
M
I
C
DEV
E
L
O
P
M
E
N
T
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
A = CLA
S
S
A SPE
C
I
A
L
USE
B = CLA
S
S
B SPE
C
I
A
L
USE
C = CON
D
I
T
I
O
N
A
L
USE
(RE
Z
O
N
I
N
G
& CLASS A SUP)
USE
TYP
E
GEN
E
R
A
L
USE
ZON
I
N
G
DIS
T
R
I
C
T
S
BUC
K
H
O
R
N
ED
D
ENO
ED
D
HIL
L
S
B
O
R
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G
H
EDD
ED
B
-
1
ED
B
-
2
ED
E
-
1
ED
E
-
2
ED
H
-
1
ED
H
-
2
ED
H
-
3
EDH-4 EDH-5
#
S
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t
l
a
s
a
s
“
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o
n
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s
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”
–
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U
(
e
.
g
.
,
E
D
B
-
2
-
C
U
)
No
t
e
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h
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i
l
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r
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g
h
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D
D
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t
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z
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c
t
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m
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s
D
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f
i
n
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d
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n
th
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o
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c
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s
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r
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d
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c
be
v
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r
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h
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s
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l
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l
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r
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*
*
*
*
* *
114
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-22
5.
2
.
3
Ta
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
–
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n
d
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t
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a
l
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o
n
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g
D
i
s
t
r
i
c
t
s
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
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N
G
DIS
T
R
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C
T
S
* = PER
M
I
T
T
E
D
USE
USE
TYP
E
CON
D
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N
A
L
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DIS
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s
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s
h
a
l
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p
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r
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^
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& EDU
C
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1
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c
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*
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b
r
a
r
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e
s
*
*
115
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
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e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-23
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
USE
TYP
E
CON
D
I
T
I
O
N
A
L
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G
DIS
T
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C
T
S
AS
E
-
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MP
D
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HP
-
C
Z
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NO
T
E
:
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l
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s
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d
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r
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t
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r
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v
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l
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s
h
a
l
l
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b
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a
p
p
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d
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n
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-
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r
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n
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e
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&
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u
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c
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h
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:
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l
e
m
e
n
t
a
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d
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&
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c
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n
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r
y
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h
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:
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c
a
t
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a
l
*
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v
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r
s
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t
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o
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s
&
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s
t
i
t
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s
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M
E
R
C
I
A
L
USE
S
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n
k
s
&
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i
n
a
n
c
i
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l
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s
t
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t
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n
s
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a
u
t
y
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a
r
b
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r
S
h
o
p
s
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*
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n
s
t
r
u
c
t
i
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n
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S
e
c
t
o
r
2
3
)
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t
r
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s
,
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u
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&
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r
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e
*
*
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n
a
n
c
e
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n
s
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r
a
n
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e
(
S
e
c
t
o
r
5
2
)
*
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n
e
r
a
l
H
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m
e
s
*
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r
d
e
n
C
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t
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h
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n
P
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m
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s
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a
l
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s
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s
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a
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e
C
a
r
r
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g
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t
s
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l
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u
n
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r
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n
a
g
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m
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m
p
a
n
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&
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n
t
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r
p
r
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s
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s
(
S
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c
t
o
r
5
3
)
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s
s
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g
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u
s
i
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s
s
o
f
*
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t
a
l
F
a
b
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c
a
t
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h
o
p
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c
r
o
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w
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M
i
n
o
r
E
v
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n
t
s
*
*
Mi
c
r
o
b
r
e
w
e
r
y
w
i
t
h
M
a
j
o
r
E
v
e
n
t
s
^
*
*
116
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-24
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
USE
TYP
E
CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
AS
E
-
C
Z
MP
D
-
C
Z
HP
-
C
Z
REDA-CZ-1
NO
T
E
:
A
p
p
l
i
c
a
t
i
o
n
s
f
o
r
C
o
n
d
i
t
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o
n
a
l
Z
o
n
i
n
g
D
i
s
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r
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c
t
s
mu
s
t
l
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n
s
i
d
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r
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v
a
l
^:
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s
h
a
l
l
n
o
t
b
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a
p
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v
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d
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d
i
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t
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s
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l
a
s
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f
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c
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c
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l
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:
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a
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d
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o
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u
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o
(
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r
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)
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To
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r
i
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t
H
o
m
e
Wh
o
l
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s
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l
e
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r
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d
e
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n
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r
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w
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t
h
M
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v
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t
s
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n
e
r
y
w
i
t
h
M
a
j
o
r
E
v
e
n
t
s
^
*
*
117
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-25
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
USE
TYP
E
CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
AS
E
-
C
Z
MP
D
-
C
Z
HP
-
C
Z
REDA-CZ-1
NO
T
E
:
A
p
p
l
i
c
a
t
i
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n
s
f
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r
C
o
n
d
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t
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n
a
l
Z
o
n
i
n
g
D
i
s
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fo
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n
s
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p
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l
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a
l
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n
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A
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V
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S
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t
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r
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s
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E
R
N
M
E
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T
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L
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S
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v
e
r
n
m
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t
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l
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c
i
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t
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&
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f
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l
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s
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l
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r
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t
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S
e
c
t
o
r
9
2
)
*
MAN
U
F
A
C
T
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R
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G
, ASS
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M
B
L
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& PRO
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c
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1
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3
3
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a
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w
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r
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a
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l
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l
e
*
*
118
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-26
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
USE
TYP
E
CON
D
I
T
I
O
N
A
L
ZON
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N
G
DIS
T
R
I
C
T
S
AS
E
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MP
D
-
C
Z
HP
-
C
Z
REDA-CZ-1
NO
T
E
:
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p
p
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o
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p
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v
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l
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s
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s
h
a
l
l
n
o
t
b
e
a
p
p
r
o
v
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d
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n
p
a
r
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s
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a
t
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d
i
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t
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n
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s
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t
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o
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A
T
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L
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t
s
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n
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r
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&
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a
t
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(
S
e
c
t
o
r
7
1
)
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t
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a
r
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&
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r
b
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m
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m
p
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t
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a
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r
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l
f
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k
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u
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;
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w
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a
m
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m
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a
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a
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h
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*
*
119
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-27
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
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USE
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TYP
E
CON
D
I
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L
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C
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AS
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D
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r
r
a
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–
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b
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t
y
*
*
120
Article 5: Uses
S
e
c
t
i
o
n
5
.
2
:
T
a
b
l
e
o
f
P
e
r
m
i
t
t
e
d
U
s
e
s
Or
a
n
g
e
C
o
u
n
t
y
,
N
o
r
t
h
C
a
r
o
l
i
n
a
–
U
n
i
f
i
e
d
D
e
v
e
l
o
p
m
e
n
t
O
r
d
i
n
a
n
c
e
Page 5-28
TAB
L
E
O
F
PER
M
I
T
T
E
D
USE
S
– CON
D
I
T
I
O
N
A
L
ZON
I
N
G
DIS
T
R
I
C
T
S
* = PER
M
I
T
T
E
D
USE
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E
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D
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T
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A
L
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G
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S
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E
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MP
D
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Z
HP
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Z
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l
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s
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121
Article 5: Uses
Section 5.3: Application of Use Standards
Orange County, North Carolina – Unified Development Ordinance Page 5-29
SECTION 5.3: APPLICATION OF USE STANDARDS
5.3.1 In General
In addition to the general standards applied to uses in each zoning district and in accordance with
the Table of Permitted Uses, Sections 5.34 through 5.17 18 establishes additional submittal
requirements and standards of evaluation for specific Permitted Uses, Special Uses, Conditional
Uses, and uses permitted in Conditional Zoning Districts.8
5.3.2 Special Uses
(A) General Standards
Before any application for a Special Use Permit shall be approved:
(1) The applicant shall have the burden of establishing, by competent material and
substantial evidence, in the form of testimony, exhibits, documents, models,
plans and other materials, that the application meets the requirements for
approval of a Special Use; and
(2) The Board of County Commissioners or Board of Adjustment shall make written
findings certifying compliance with the specific rules governing such individual
Special Use and that the use, which is listed as a Special Use in the district in
which it is proposed to be located, complies with all required regulations and
standards including the following general conditions:
(a) The use will maintain or promote the public health, safety and general
welfare, if located where proposed and developed and operated
according to the plan as submitted;
(b) The use will maintain or enhance the value of contiguous property
(unless the use is a public necessity, in which case the use need not
maintain or enhance the value of contiguous property); and
(c) The location and character of the use, if developed according to the plan
submitted, will be in harmony with the area in which it is to be located
and the use is in compliance with the plan for the physical development
of the County as embodied in these regulations or in the Comprehensive
Plan, or portion thereof, adopted by the Board of County Commissioners.
(B) Specific Standards
In addition to the general standards stated in Section 5.3.2(A), the following specific
standards shall be addressed by the applicant before the issuance of a Special Use
Permit:
(1) Method and adequacy of provision of sewage disposal facilities, solid waste, and
water.
(2) Method and adequacy of police, fire and rescue squad protection.
(3) Method and adequacy of vehicular access to the site and traffic conditions
around the site.
(4) Other use specific standards as set forth herein.
(C) Specific Standards for Class A Special Use Permits Within Hillsborough EDD
8 Eliminating references to specific sections. Amendments adding new standards or new sections will require
constant update to this provision. Staff believes we do not have to specifically identify the sections containing
these additional submittal and/or evaluation criteria but merely reference same exists.
122
Article 5: Uses
Section 5.4: Standards for Temporary Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-33
(iii) Landscape treatment shall be provided to enhance architectural
features, strengthen vistas and important visual corridors, and
provide shade.
(iv) Unity of design shall be achieved by repetition of certain plan
varieties and other materials and by correlation with adjacent
developments.
(v) Plant material shall be selected for its structure, texture, and
color for interest and for its ultimate growth. Use of native plants
is encouraged; others that will be hardy, harmonious to the
design, and of good appearance can be allowed.
(vi) Appropriate curbs, tree guards or other devices shall be
employed to protect plants susceptible to injury by pedestrian or
motor traffic.
(vii) Parking areas and trafficways shall be enhanced with
landscaped spaces containing trees or tree groupings.
(viii) Service yards and other unsightly places shall be screened by
use of walls, fencing and/or planting.
(g) Signs
(i) Every sign shall have appropriate scale and proportion in its
design and in its visual relationship to buildings and
surroundings. A unified signage plan shall be submitted and
approved with the Special Use Permit.
(ii) Every sign shall be designed as an integral architectural element
of the building and the site to which it principally relates.
(iii) The colors, materials and lighting of every sign shall be
harmonious with the building and site to which it principally
relates.
(iv) The number of graphic elements on a sign shall be held to the
minimum needed to convey the sign's major message and shall
be composed in proportion to the total area of the sign face.
(v) Freestanding signs shall not be pole-mounted.
(h) Maintenance, planning and design factors
(i) Materials and finishes shall be selected for their durability and
wear as well as for their beauty. Proper measures and devices
shall be incorporated for protection against the elements,
neglect, damage, and abuse.
(ii) Provisions for cleaning buildings and structures and control of
dirt and refuse shall be included in the design. Configurations
that tend to accumulate debris and dirt shall be avoided.
SECTION 5.4: STANDARDS FOR TEMPORARY USES
5.4.1 Yard Sale
(A) General Standards for Evaluation
(1) Yard sales are permitted in accordance with the Table of Permitted Uses
provided that these sales do not exceed two days per month.
5.4.2 Temporary Fund Raising Activity
(A) General Standards for Evaluation
123
Article 5: Uses
Section 5.4: Standards for Temporary Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-34
(1) Temporary fund raising activities are permitted in accordance with the Table of
Permitted Uses provided that these activities do not exceed two days per month.
5.4.3 Special Events
(A) Arts and Cultural Special Events
(1) All arts and cultural special events organized, conducted, and affiliated with a
501(c)(3) nonprofit organization or government entity, for example the annual
Orange County Open Studio Tour, shall be exempt from the special event review
and permitting process.
(B) General Standards of Evaluation
(1) The application shall include a written description of the type of event planned,
the number of participants for any single event, the frequency of the events, the
anticipated hours of operation, the potential dates for the events, and the method
and adequacy of sewage disposal, recycling and waste disposal, access,
parking, lighting, and signage;
(2) The plot plan shall be accompanied by written approval from the Orange County
Division of Environmental Health regarding the adequacy of the water-supply and
wastewater disposal;
(3) The plot plan shall have written approval from the Orange County Fire Marshal;
(4) The applicant shall submit a copy of notification sent to the Orange County
Sheriff’s Department stating the type of events, number of participants, date(s)
and hours of operation, and emergency contact information. A location map
must be attached to the notice provided to the Sheriff;
(5) Lot size shall be adequate to accommodate all proposed activities including safe
vehicular and pedestrian circulation;
(6) The proposed activity will occur on no more frequently than seven days in a 30-
day period, and on no more than 50 days per year; and
(7) Signs shall be permitted in accordance with Section 6.12.11(D).
(C) Standards for Class B Special Use Permit
(1) Submittal Requirements
In addition to the information required by Section 2.7, the following information
shall be supplied as part of the application for approval of this use:
(a) A written description of the exact type of event planned, the maximum
number of participants, the frequency of the event, anticipated dates and
hours of operation, method and adequacy of sewage disposal, recycling
and waste disposal, access, parking, lighting, and signage;
(b) A site plan showing the boundaries of the area to be used for the events,
the locations of access points, parking, service areas, activity areas,
restrooms, solid waste disposal/recycling facilities, lighting, and signage;
(c) Written comments from the Orange County Health Department, Division
of Environmental Health regarding the adequacy of plans restroom
facilities and food preparation/handling arrangements; and
(d) Written comments from the Orange County Fire Marshal and Sheriff’s
Department regarding the adequacy of parking, access, or other factors
related to public safety.
(2) Standards of Evaluation
124
Article 5: Uses
Section 5.4: Standards for Temporary Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-35
(a) The lot shall contain a minimum of five acres and shall be adequate to
accommodate all proposed activities, including safe vehicular and
pedestrian circulation, and the maximum number of participants for any
single event.
(b) The maximum number of participants at any given time at any event
shall be 150 persons.
(c) The proposed activity will occur no more frequently than seven days in a
30-day period, and on no more than 50 days per year.
(d) Signs shall be permitted in accordance with Section 6.12.11(D) of this
Ordinance.
(e) All parking shall be on-site.
(f) Noise levels at the boundary of the area included in the special Use
Permit shall not exceed 50 decibels between the hours of 7:00 a.m. and
7:00 p.m., or 45 decibels between the hours of 7:00 p.m. and midnight.
No Special Event shall begin before 7:00 a.m., or extend beyond
midnight.
(g) The site plan shall have the written approval of the Orange County
Division of Environmental Health regarding the adequacy of the water
supply and wastewater disposal for the specified maximum number of
participants for any single event and the written approval of the Orange
County Fire Marshal and Orange County Sheriff’s Department regarding
the adequacy of parking, access or other factors relating to public safety.
(h) The Special Use Permit shall be valid for no more than one year.
5.4.4 Temporary Use of a Residential Mobile Home or Temporary Residential Unit During
Construction
(A) General Standards of Evaluation
A Residential Mobile Homes or a Temporary Residential Unit may be permitted as a
temporary use during construction in accordance with the following:
(1) The property owner shall reside in the temporary residential mobile home the unit
during construction of a new residence or the renovation of an existing residence
on the same lot.
(2) Prior to placement of the temporary residential mobile homeunit on-site all
applicable state and local approvals and permits shall be procured, including but
not limited to a zoning compliance permit, building permits, and health
department approval.
(3) The temporary residential mobile homeunit must shall be removed within 90 days
of receipt of the certificate of occupancy compliance for the on-site residence.
5.4.5 Buildings for Temporary Use
(A) Standards for Class B Special Use Permit
(1) Submittal Requirements –
In addition to the information required by Section 2.7, the following information
shall be supplied as part of the application for approval of this use:
(a) Site plan showing all existing and proposed structures on the site,
existing and proposed topography at a contour interval of five feet,
existing and proposed landscaping, parking areas, access points, any
officially designated flood plains, and other site details.
(b) A description of the exterior materials, color and construction details.
125
Article 5: Uses
Section 5.6: Standards for Commercial SERVICE Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-49
(e) A temporary custodial care unit shall be required to connect to water,
wastewater, and electric utilities serving the principal structure on the
property.
(f) The Orange County Health Department, or the agency that provides
sanitary sewer and water services, shall approve water and wastewater
disposal facilities.
(g) All applicable state and local approvals and permits shall be procured
including, but not limited to, a zoning compliance permit, building
permits, and health department approval.
(h) Approval of the application shall not exceed one year. Annual renewal
shall require a new application and recertification from a licensed
physician stating the necessity of direct care.
(i) Any approved temporary custodial care unit shall be removed no later
than 180 days after the time the mentally or physically impaired
person(s) is no longer receiving care or is in need of assistance. If the
structure is needed for a different impaired person, the temporary
custodial care unit may continue to be used, subject to the requirements
of this Ordinance.
(j) The caregiver shall allow inspections of the property by the County at
times convenient to the caregiver, during reasonable hours, and upon
prior notice for compliance purposes.
(k) A permit for a temporary custodial care unit may be revoked by the
Planning Director due to failure of the applicant to comply with any of the
above provisions.
5.5.10 Multi-Family
(A) Standards for EDH-3 and EDH-4 Zoning Districts
(1) Multi-family uses are permitted in the EDH-3 and EDH-4 zoning districts only in
accordance with the following standards:
(a) The site plan must identify the square footage of each building by type of
use.
(b) A permitted Principal Use must be established on at least 50% of the
total square footage of structures on the site.
(c) Multi-family dwellings shall not exceed 25% of the total square footage of
all structures on the site.
SECTION 5.6: STANDARDS FOR COMMERCIAL SERVICE USES
5.6.1 Cemetery
(A) General Standards for all Cemetery uses:
(1) No internments9 shall take place within 30 feet of any lot property line.10
5.6.1(B) Standards for Family Cemeteries11
9 Correcting existing spelling error.
10 An existing standard we are recommending be applied to all internments regardless of their location (i.e.
commercial, family, religious facility, etc.)
11 Staff is recommending creating a distinction for family cemeteries from commercial cemeteries to ensure we are
not creating unnecessary impediments on the establishment of same. Staff is also recommending establishing
reasonable regulation(s) to ensure the cemetery is properly denoted on the parcel and perpetual access
rights/maintenance responsibilities are established in the event the property is sold.
126
Article 5: Uses
Section 5.6: Standards for Commercial SERVICE Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-50
(1) Minimum lot size for a parcel to establish a family cemetery shall be 2 acres.
The actual area of the property intended for the interment of human remains shall
not exceed 50,000 square feet of land area.
(2) Only members of the property owner’s family can be interred consistent with the
definition of Family as contained within this Ordinance.
(3) Property owner shall be required to prepare documents outlining the location of
the cemetery and access and maintenance responsibilities for recordation on the
Orange County Registrar of Deeds Office.
(4) Abandonment/discontinuation of a family cemetery shall be completed in
accordance with the requirements of the North Carolina General Statutes
Chapter 65.
(C) Standards for Commercial Cemeteries
(A)(1) Standards for Class B Special Use Permit Shall be permitted only through the
issuance of a Class B Special Use Permit in accordance with Section 2.7 of this
Ordinance.
(1)(2) Submittal Requirements
In addition to the information required by Section 2.7, the following shall be
submitted as part of the application:
(a) Evidence that the requirements of the North Carolina General Statutes
Chapter 65 can be achieved and that the standards of the N.C, .12
Cemetery Commission shall be met.
(2)(3) Standards of Evaluation
(a) A minimum lot size of two acres is provided.
(b) The site shall have direct access to a collector or arterial street.
(c) There shall be adequate space within the site for the parking and
maneuvering of funeral cartilagesvehicles.
(d) No interments shall take place within 30 feet of any lot line.13
5.6.2 Community Center 14
(B)(A) Standards for Class B Special Use Permit
(1) Submittal Requirements
In addition to the information required by Section 2.7, the following information
shall be supplied as part of the application for approval of this use:
(a) A description of the exact type of facility planned, the size of the building,
the number of participants; a signed statement from the owners or
operators that the facility will be operated by a non-profit organization.
(b) A site plan showing the location of the existing and proposed buildings,
access points, parking, service areas, and outdoor recreation areas.
(c) Building plans for all existing or proposed structures.
(d) Landscape plan, at the same scale as the site plan, showing existing or
proposed trees, shrubs, ground cover and any other landscape
materials.
12 Correcting existing punctuation error.
13 Requirement moved to Section 5.6.1 (A) (1) of this Ordinance.
14 An existing land use moved from the Miscellaneous land use category. Standards are not being modified so are
not be denoted as a ‘text change’.
127
Article 5: Uses
Section 5.6: Standards for Commercial SERVICE Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-51
(2) Standards of Evaluation
(a) Lot size shall be adequate for the method of sewage disposal, and for
the other improvements proposed or required.
(b) The site plan shall show the boundaries of the site, the distances to the
nearest residential structures, access points, parking areas, service area,
location of proposed existing buildings.
(c) The landscape plan shall be at the same scale as the site plan and
should show how the facilities will be screened from the adjacent
properties, in addition, to proposed or existing trees, shrubs, and ground
cover.
(d) Elevations of buildings should show that the buildings preserve the
residential character of the area.
5.6.25.6.3 Nightclubs, Bars and Pubs
(A) General Standards for of Evaluation
(1) Buildings for nightclubs, bars and pubs shall not be located within 200 feet of a
residence.
5.6.35.6.4 Massage Business
(A) General Standards for of Evaluation
(1) Must comply with the Ordinance for the Control of Massage and Massage
Establishments
(2) The submittal of construction plans for all existing and proposed buildings
housing the massage business. The construction plans 15shall include floor
plans and cross sections showing the proposed use of all portions of such
buildings.
(3) For existing buildings, certification by the Orange County Building Inspector that
the structure(s) complies with the North Carolina Building Code and all related
construction codes.
5.6.5 Funeral Home
(A) Standards for the CC-3 and GC-4 Zoning Districts16
(1) On-site crematoria facilities shall be prohibited.
(B) Standards for the I-1 and I-2 Zoning Districts
(1) On-site crematoria facilities shall be permitted.
5.6.6 Garden Center17
(B)(A) General Standards for of Evaluation
(1) Outdoor display and storage of goods will be permitted.
(2) Outdoor storage of bulk goods shall be located to the rear or side of the primary
building and screened on three sides by an eight foot high opaque wall or fence.
15 Eliminating redundant language.
16 Staff has received inquiries
17 Staff is correcting a typo. The Current UDO has the term ‘Garden Center’ listed within the Massage Business
land use category within Section 5.6.2 (A) (3). The amendment corrects for the error and lists the land use
properly.
128
Article 5: Uses
Section 5.6: Standards for Commercial SERVICE Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-52
(3) Outdoor storage for bulk goods shall be limited to 1,500 square feet per acre of
the zoning lot.
(4) Rental of garden equipment and materials shall be permitted.
5.6.45.6.7 Junkyards/Salvage Yards18
(A) Standards for Class A Special Use Permit
(1) Submittal Requirements –
In addition to the information required by Section 2.7, the following information
shall be supplied as part of the application for approval of this use:
(a) Detailed plans and specifications for the site screening proposed.
(b) Description of type and number of motorized machines to be employed
upon site.
(c) Indicate on the site plan the extent of area to be used for the storage of
junked or wrecked motor vehicles
(2) Standards for of Evaluation -
(a) The site shall be screened from adjacent property by a minimum of an
eight foot high solid fence or equal, uninterrupted located along the
property line except for required vehicle access points.19
(a)(b) A Type D Land Use Buffer shall be installed outside of the fenced area in
accordance with the provisions of Section 6.8.6 of this Ordinance.20
(c) No materials shall be stored closer than 50 feet to the public right of way
or 30 feet to the property lines.
(b)(d) No crushing and/or dismantling of vehicles shall occur within 100 feet of
any property line.21
(c)(e) Documentation shall be provided outlining the proposed collection,
storage, and disposal of vehicle fluids (i.e. oil, gas, lubricants, anti-
freeze, etc.) and that said plan complies with applicable local, State, and
Federal regulations.
(d)(f) Site is of adequate size to protect adjacent properties from adverse
effects of the junkyard.
5.6.55.6.8 Kennels (Class II)
(A) Standards for Class B Special Use Permit
(1) Submittal Requirements –
In addition to the information required by Section 2.7, the following information
shall be supplied as part of the application for approval of this use:
(a) Plans for all kennels, exercise yards, dog runs, pens and related
improvements, including signage.
18 Staff is adding the term ‘Salvage’ yard to ensure consistency with the merged tables of permitted land uses.
19 Eliminating unnecessary and confusing language.
20 Staff has received numerous suggestions over the years that a land use buffer should also be required for
junk/salvage yards. We are recommending adding language requiring same.
21 Many of the complaints we have received over the years involved the noise generated by the
dismantling/crushing of vehicles near external property boundaries. Staff is recommending adding language to
address.
129
Article 5: Uses
Section 5.6: Standards for Commercial SERVICE Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-53
(b) Site plan showing the improvements listed in a) above, other structures
on the same lot, and structures on adjacent property.
(2) Standards of Evaluation –
(a) The site is of adequate size to protect adjacent properties from adverse
effects of the kennel.
(b) No part of any building, structure, dog run, pen, or exercise yard in which
animals are housed or exercised shall be closer than 150 feet from a
property line, except property occupied by the owner/operator of the
kennel.
(i) The 150 foot setback established by this section shall not apply if
all portions of the facility, in which animals are housed, are
wholly enclosed within a building.
(ii) For Class II Kennels developed within the EDE-2 zoning district,
this setback shall not apply to dog training activities where each
dog is under the immediate control of its trainer, owner, or other
responsible individual.
(iii) For Class II Kennels developed within the EDE-2 zoning district,
all buildings, structures, dog runs, pens, or exercise yards in
which animals are housed or exercised shall observe the
principal setbacks established within Section 3.7 of the UDO in
those instances where the property abuts other EDE-2 zoned
property and US Highway 70.
(c) Any kennel, including primary enclosures or runs, which is not wholly
enclosed within a building shall be enclosed by a security fence at least
six feet in height.
(d) The site plan shows parking, access areas and screening devices for all
buildings and animal boarding facilities existing or proposed for the
property.
(e) The site plan shall be reviewed by the Orange County Animal Services
Department, and found in conformance with the Animal Control
Ordinance.
(f) Building plans for all kennel facilities shall be reviewed and approved by
the Orange County Animal Services Department prior to issuance of any
building permits.
(g) All proposed signage shall comply with dimensional requirements as set
forth within Section 6.12.
(h) A Class II Kennel Permit shall be obtained from Orange County Animal
Services within the first 30 days of occupancy. Failure to obtain and
maintain a valid Class II Kennel Permit or other related permits which
may be required by the USDA or Wildlife Resources Commission will
result in revocation of the Special Use Permit.
5.6.65.6.9 Rural Guest Establishment: Bed & Breakfast
(A) General Standards
(1) Submittal Requirements
(a) A site plan, prepared in accordance with the requirements of Section 2.5,
containing the following: (Per Section.2.5.2 professional design and
certification is not required for Rural Guest Establishments with three
guestrooms or less—bed & breakfasts.)
130
Article 5: Uses
Section 5.6: Standards for Commercial SERVICE Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-55
(a) Proposed uses and facilities are complementary and compatible with
surrounding area, and appropriate in the location proposed given
character of surrounding development.
(b) Fire, police and rescue services and water supply and wastewater
treatment methods are adequate to serve the proposed uses and
facilities.
(c) Recreational areas, service areas, parking and screening are adequate
for the proposed use(s).
(d) The site is served by direct access to a State maintained road, or has
legal access to a public road by way of a recorded easement.
(e) Internal vehicular and pedestrian circulation is adequate for the proposed
use(s).
(f) The proposed use of the historic structure shall be of such a nature so as
to preserve the historic character of the site and the building.
Development of the site as proposed would have no adverse impact
beyond the building except for appropriate parking facilities. Structural
alterations of historic structures shall be of such a nature as to preserve
the historic character of the building(s) and site.
(g) Bed & Breakfast establishments shall be allowed in all protected
watersheds, and critical areas.
(h) Building plans for all building areas intended for public use shall be
reviewed and approved by the Fire Marshal and Building Inspections
Division prior to issuance of any Certificates of Occupancy.
(i) In those cases where a Certificate of Occupancy is not required, the
applicant shall schedule a site inspection with the Fire Marshal and
Building Inspections Division and submit documentation of site approval
to the Planning Department prior to commencing operation.
(j) The applicant shall be permitted to construct one sign not to exceed 16
square feet in size. Such identifying signs shall be installed with
landscaping around the base. All illumination shall be installed as
ground lighting to prevent night-time glare.
(k) On-site parking shall be provided in accordance with Section 6.9 of this
Ordinance.
(l) The site shall meet the landscaping and buffer requirements established
in Section 6.8 of this Ordinance. However, property recognized by the
state or the county as a historic site, or as containing a significant historic
structure, shall receive a full or partial waiver of the road-front land use
buffer to maintain the historic character of the site and the traditional
view of the house from the roadside.
(m) The applicant shall be responsible for satisfying all review and permitting
requirements of other public agencies, including but not limited to
NCDOT driveway permits.
5.6.75.6.10 Rural Guest Establishment: Bed & Breakfast Inn
(A) Standards for Class B Special Use Permit
(1) Submittal Requirements
(a) A site plan, prepared by an appropriately licensed professional in
accordance with the requirements of Section 2.5, containing the
following:
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(a) The Class B Special Use Permit, if approved, shall be valid for six years,
but may be renewed or re-approved by the Board of Adjustment after
receiving a report from the Planning Department that the use is, and has
been continuously since it was issued, in compliance with provisions of
the Special Use Permit.
(b) The Orange County Planning Department shall present its report on the
compliance of the special use no later than 90 days before the expiration
of the Special Use Permit.
(c) The Board of Adjustment shall not renew the Special Use Permit if it is
determined that the applicant has failed to comply with the conditions of
approval.
(d) If the Board of Adjustment does not renew the permit, the permit shall
become null and void upon the expiration of the time limit.
(e) If the Special Use Permit is not renewed or re-approved, then the
applicant may submit a new application as if it were a new use.
5.6.85.6.11 Rural Guest Establishment: Country Inn
(A) Standards for Class A Special Use Permit
(1) Submittal Requirements
(a) A site plan, prepared by an appropriately licensed professional in
accordance with the requirements of Section 2.5, containing the
following:
(i) Location, width, and type of all internal vehicular and pedestrian
circulation, and parking requirements.
(ii) Location and dimensions of all on site signage.
(iii) Location of well and septic system.
(iv) Boundaries of the site and distance to nearest residential
structures.
(b) Description of the proposed use(s) of the site and the buildings thereon,
including the following:
(i) Amount of area allocated to each use.
(ii) Number of full and part time employees.
(iii) Number of clients and/or occupants expected to use the facility.
(iv) Proposed hours of operation for non residential uses of the site
and within buildings thereon.
(c) Building plans for all existing or proposed structures to include floor
plans, elevations, and sections showing restoration/rehabilitation
proposed.
(d) Landscape plan, at the same scale as the site plan, showing existing or
proposed trees, shrubs, ground cover and other landscape materials.
(Landscape information is often shown on the base plan for small
projects. Each tree does not have to be individually identified; showing
an “existing tree line” is often sufficient for large lots, where the bulk of
the property remains wooded.)
(e) Statement from the appropriate public service agencies concerning the
method and adequacy of water supply and wastewater treatment for the
proposed uses.
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(j) The applicant shall be permitted to construct one sign not to exceed 16
square feet in size. Such identifying signs shall be installed with
landscaping around the base. All illumination shall be installed as
ground lighting to prevent night-time glare.
(k) On-site parking shall be provided in accordance with Section 6.9 of this
Ordinance. The Fire Marshal shall review and approve the site plan to
ensure EMS and fire truck accessibility.
(l) The site shall meet the landscaping and buffer requirements established
in Section 6.8 of this Ordinance. However, property recognized by the
state or the county as a historic site, or as containing a significant historic
structure, shall receive a full or partial waiver of the road-front land use
buffer to maintain the historic character of the site and the traditional
view of the house from the roadside.
(m) The applicant shall be responsible for satisfying all review and permitting
requirements of other public agencies, including but not limited to
NCDOT driveway permits.
(n) The minimum lot size for a Country Inn using a private well and septic
system shall be no less than ten acres. A Country Inn may be permitted
on lots of less than ten acres if the tract is currently served by public
water and sewer subject to the review and approval of the appropriate
agencies, and the Staff Engineer; or if the tract will receive public
services as part of a larger development project such as a planned
development or village flexible development.
(3) Expiration and Re-Approval of SUP
(a) The Class A Special Use Permit, if approved, shall be valid for six years,
but may be renewed or re-approved by the Board of County
Commissioners after receiving a report from the Planning Department
that the use is, and has been continuously since it was issued, in
compliance with provisions of the Special Use Permit.
(b) The Orange County Planning Department shall present its report on the
compliance of the special use no later than 90 days before the expiration
of the Special Use Permit.
(c) The Board of County Commissioners shall not renew the Special Use
Permit if it is determined that the applicant has failed to comply with the
conditions of approval.
(d) If the Board of County Commissioners does not renew the permit, the
permit shall become null and void upon the expiration of the time limit.
(e) If the Special Use Permit is not renewed or re-approved, then the
applicant may submit a new application as if it were a new use.
5.6.9 Microbrewery with Minor Events22
(A) Standards for Class B Special Use Permit or ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.7 or 2.9, as applicable, the following
information shall be submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
22 Relocated to Section 5.14 Standards for Manufacturing, Assembly, and Processing section consistent with the
proposed new table of permitted uses format.
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(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
(2) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4) Events shall be limited to no more than 150 people at one time and shall occur
no more than 12 days per year.
(5) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7) Food services are not allowed unless approved in the permit.
(8) Retail sales and facility tours are intended to be minor components of the overall
use as a microbrewery that produces craft malt beverages. Retail sales may
include complementary items but are intended to be comprised primarily of
products produced on-site. The permit may specify limits to these activities.
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5.6.10 Microbrewery with Major Events23
(A) Standards for ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.9, the following information shall be
submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
(2) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4) Major events may attract more than 150 people at one time and may occur more
frequently than twelve times per year.
(5) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
23 Relocated to Section 5.14 Standards for Manufacturing, Assembly, and Processing section consistent with the
proposed new table of permitted uses format.
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(7) Food services are not allowed unless approved in the permit.
(8) The permit may limit the frequency of events.
(9) Retail sales are intended to be comprised primarily of products produced on-site
but may include complementary items.
5.6.115.6.12 Taxidermy
(A) Standards for Class B Special Use Permit
(1) Enterprises located in an AR zoning district must shall be located on a bona fide
farm.
(2) If located adjacent to residentially zoned property, all buildings, structures,
facilities, etc. used in the taxidermy enterprise shall be located a minimum of 100
feet from the property line.
5.6.12 Winery with Minor Events24
(A) Standards for Class B Special Use Permit or ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.7 or 2.9, as applicable, the following
information shall be submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
24 Relocated to Section 5.14 Standards for Manufacturing, Assembly, and Processing section consistent with the
proposed new table of permitted uses format.
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proposed use.
(2) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4) Events shall be limited to no more than 150 people at one time and shall occur
no more than 12 days per year.
(5) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7) Food services are not allowed unless approved in the permit.
(8) Retail sales and facility tours are intended to be minor components of the overall
use as a microbrewery that produces craft malt beverages. Retail sales may
include complementary items but are intended to be comprised primarily of
products produced on-site. The permit may specify limits to these activities.
5.6.13 Winery with Major Events25
(A) Standards for ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.9, the following information shall be
submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
25 Relocated to Section 5.14 Standards for Manufacturing, Assembly, and Processing section consistent with the
proposed new table of permitted uses format.
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parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
(2) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4) Major events may attract more than 150 people at one time and may occur more
frequently than twelve times per year.
(5) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7) Food services are not allowed unless approved in the permit.
(8) The permit may limit the frequency of events.
(9) Retail sales are intended to be comprised primarily of products produced on-site
but may include complementary items.
5.6.14 Country Store26
(A) General Standards for Evaluation
(1) Outdoor storage of products shall be permitted in the rear yard of the primary
structure and shall be screened from view of adjacent properties.
(2) Outdoor storage areas shall not be permitted to encroach upon required parking
spaces.
(3) All structures and outdoor storage areas shall be located a minimum of 100 feet
from adjacent residentially zoned property.
(4) The site shall be located on a major road, as classified in the Orange County
Comprehensive Plan, unless permitted as an ASE-CZ.
(5) Parking shall not be located in the front yard space.
26 Moved to a new proposed Section 5.18 for standards governing retail land uses.
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(6) Application materials shall include a comprehensive groundwater study, for
facilities expected to use more groundwater on an annual basis than an average
single family residence (which uses 240 gallons of water per day) built at the
highest density the existing zoning district would allow. For example, if the
existing zoning district allows a residential density of 1 unit for 2 acres and the
proposed use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average single family
residence (or 720 gallons per day, on an annualized basis) before a
comprehensive groundwater study is required. The water usage rates of any
existing use subject to zoning regulations located on the same lot shall be taken
into account when determining if a comprehensive groundwater study is required.
Said study shall detail:
(a) The amount of water anticipated to be used on a daily, weekly, monthly,
and annual basis by regulated uses located on the parcel (e.g., water
usage by bona fide farm uses is not required to be included);
(b) An analysis of the amount of groundwater withdrawal considered to be
safe and sustainable in the immediate vicinity; and
(c) An analysis of whether other wells in the vicinity of the proposed use are
expected to be affected by withdrawals made by the proposed use.
5.6.13 Professional Offices
(A) Standards for the LC-1, NC-2, EC-5, EDH-1, and EDH-2 Zoning Districts
(1) Structures shall not exceed 15,000 square feet in gross floor area.
5.6.14 Repair Services
(A) Standards for the LC-1, NC-2, and EC-5 Zoning Districts
(1) Structures shall not exceed 15,000 square feet in gross floor area.
(2) No external storage of materials or equipment shall be permitted.
(B) Standards for all other Zoning Districts
(1) External storage of materials and equipment shall be allowed subject to the
following:
(a) No storage shall take place within 30 feet of a property line.
(b) External storage areas shall be enclosed by an 8 foot chain link fence. A
Type A Land Use Buffer, as detailed in Section 6.8.6 of this Ordinance,
shall be erected around the perimeter of the fence.
5.6.15 Restaurants
(A) Standards for the NC-2 and EC-5 Zoning Districts
(1) Structures shall not exceed 10,000 square feet in gross floor area.
(2) Drive-thru facilities are prohibited.
(3) Restaurant, Drive-in uses are prohibited.
5.6.155.6.16 Sexually Oriented Businesses
(A) Submittal Requirements
(1) In addition to the site plan submittal criteria detailed within Section 2.5 of this
Ordinance the applicant shall submit proof a license has been issued allowing for
the operation of a sexually oriented business in accordance with Chapter 8 of the
Orange County Code of Ordinances.
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(B) Standards of Evaluation
(1) Sexually oriented business(es) shall not be located in any building, or portion
thereof, that is:
(a) Within 1,000 feet of an existing sexually oriented business.
(b) Within 1,000 feet of a:
(i) Residential land use including any open space established as
part of the residential subdivision approval process,
(ii) Church and/or place of worship,
(iii) School (public, private, or specialty),
(iv) Public or private library,
(v) State licensed child care facility, or
(vi) Public park or recreational facility.
(c) Measurement shall be made in a straight line, without regard to the
intervening structures or objects, from the nearest portion of the building
or structure used as the part of the premises where a sexually oriented
business is conducted to the nearest portion of a building, structure, or
open space area of a use listed above.
5.6.17 Storage of Goods27
(A) Standards for the GC-4, EC-5 and O/RM Zoning Districts
(1) No external storage shall be permitted. All items shall be stored in doors.
(2) Rental of moving equipment, including vehicles, shall be permitted subject to the
following:
(a) Vehicles shall not be parked and/or stored within 30 feet of a property
line.
(b) Vehicles shall be stored within an area enclosed by a 8 foot chain link
fence. A Type B Land Use Buffer, as detailed in Section 6.8.6 of this
Ordinance, shall be erected around the perimeter of the fence.
(B) Standards for the I-1, I-2, I-3 and REDA-CZ Zoning Districts
(1) External storage shall be permitted subject to the following standard(s):
(a) No storage shall take place within 30 feet of a property line.
(b) External storage areas shall be enclosed by an 8 foot chain link fence. A
Type B Land Use Buffer, as detailed in Section 6.8.6 of this Ordinance,
shall be erected around the perimeter of the fence.
(2) Rental of moving equipment, including vehicles, shall be permitted. Vehicle
storage areas shall comply with the development standards contained herein.
5.6.18 Service Uses Not Listed
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
27 This is intended to cover self‐storage facilities.
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(a) Detailed narrative detailing how the proposed use is consistent with the
definition of the Service Land Use as detailed in Article 10 of this
Ordinance.
(B) Standards of Evaluation.
(1) Facility, including any outdoor activity areas, shall be setback a minimum of 100
feet from all property lines.
(2) A Type D land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
SECTION 5.7: STANDARDS FOR RECREATIONAL USES
5.7.1 Recreational Uses as Accessory Uses
(A) Residential Land Uses
In addition to the requirements contained within this Ordinance, recreational uses
developed as an accessory use to a residence shall abide by the following:
(1) General Standards
(a) Accessory recreational uses shall not be open to the public or serve as a
recreation amenity for other lots.
(b) Amenities, equipment, and/or facilities intended for spectators such as
bleachers or public address systems shall not be permitted.
(c) Outdoor sports field lighting, as detailed within Section 6.11, shall be
prohibited.
(2) Specific Standards
(a) Motor Cross and Go-Kart Tracks
(i) All tracks and/or paths shall be located a minimum of 100 feet
from a property line.
(ii) A track or path shall not cross over active septic fields.
(iii) A Type B Land Use Buffer, as detailed in Section 6.8, shall be
required around the portion of the property where the track is
located.
(B) Non-residential Land Uses
In addition to the requirements contained within this Ordinance, recreational uses
developed as an accessory use to a non-residential land use shall abide by the following:
(1) Uses shall not constitute Recreational Facilities.
5.7.2 Recreational Facilities
(A) General Standards of Evaluation
(1) The standards included herein shall be applied to recreational facilities as a
principal use of property.
(2) The minimum lot area shall be two acres.
(3) Facilities may include such features as play and training areas, athletic field
lights, public address systems, parking for patrons and staff, storage/office
facilities, and restroom/locker facilities.
(4) No building shall be closer than 20 feet from any right-of-way or property line or
the minimum requirements of the district in which it is located.
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(6) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(7) All unpaved areas shall be maintained in a manner which prevents dust from
adversely impacting adjacent properties.
5.7.8 Theater28
(A) Standards for the NC-2, CC-3, EDH-1, EDH-2, and EDH-3 Zoning Districts
(1) All theater activates shall be located indoors. No outside performances shall be
permitted.
(B) Standards for the GC-4, EDB-2, EDE-2, and EDH-4
(1) Outdoor performance areas shall be permitted subject to the following
standards:29
(a) A 50 foot setback from all property lines shall be provided.
(b) A Type B Land Use Buffer, as detailed in Section 6.8.6 of this Ordinance,
shall be installed around the perimeter of the outdoor performance area.
(c) If the property is adjacent to a residential land use or general use zoning
district, performances shall be permitted only during the following hours:
(i) Sunday through Thursday – performances shall only occur from
11:00 a.m. to 9:00 p.m.
(ii) Friday through Saturday – performances shall only occur from
10:00 a.m. to 11:00 p.m.
5.7.9 Recreational Uses Not Listed
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
(a) Narrative detailing how proposed use is consistent with the definition of
Recreational Land Use as detailed in Article 10 of this Ordinance.
(b) Evidence that applicable minimum local, State, or Federal licensing
requirements have been satisfied.
(B) Standards of Evaluation.
(1) Facility, including any outdoor activity areas, shall be setback a minimum of 100
feet from all property lines.
(2) A Type D land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
28 By definition the term ‘theater’ now includes movies, plays, concerts, etc.
29 Staff is proposing establishing minimum design standards for outdoor performances to address potential
impacts to adjacent properties.
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SECTION 5.8: STANDARDS FOR ADULT AND CHILD CARE & EDUCATIONAL
FACILITIES
5.8.1 Adult Daycare Home30
(A) Submittal Requirements
(1) In addition to the information required by Section 2.4.3, the plot plan shall include
the following:
(a) The location of the residence in which the Adult Daycare is to be located
in relation to existing property lines and adjacent homes;
(b) The location, number, and means of access to required off street parking
areas;
(c) Narrative outlining proposed activities for the use.
(d) A floor plan showing the use and dimensions of each room and the
location of entrances and exits.
(e) Evidence the facility qualifies for a State of North Carolina Adult Daycare
Home license.
(B) Standards of Evaluation
(1) The use shall be limited to serving no more than 16 clients.
(2) The minimum requirements to qualify for a State of North Carolina Adult Daycare
Home license are satisfied.
(3) The property has direct frontage and access onto a public State maintained
road.
(4) Pick-up and drop off areas shall be located on-site, separated from required
parking areas and drive-aisles, and have sufficient vehicular stacking area to
accommodate a minimum of three vehicles.
5.8.15.8.2 Daycare Center in a Residence
(A) Submittal Requirements
(1) In addition to the information required by Section 2.4.3, the plot plan shall show
the following:
(a) The location of the residence in which the Daycare Center in a
Residence is to be located in relation to existing property lines and
adjacent homes;
(b) The location, number, and means of access to required off street parking
areas;
(c) The location and type of required landscaping and/or screening; and31
(d)(c) A fenced, outdoor play space.
(2) A floor plan of the proposed child care facility, showing the use and dimensions
of each room and the location of entrances and exits.
(3) A landscape plan denoting required land use buffers around the structure
containing the use and outdoor play areas.
30 A new land use staff is recommending to address potential care for adults. This use is not intended to allow
overnight accommodation(s).
31 Spelled out in greater detail in a revised subsection 3 contained herein.
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(3)(4) Evidence that the minimum requirements to qualifythe facility qualifies for a state
State of North Carolina Center in a Residence for 3 to 12 Children license have
been satisfied.child care license.
(B) Standards of Evaluation
(1) The Daycare Center in a Residence is to be located in an area, which is free
from conditions dangerous to the physical and moral welfare of the children.32
(2)(1) The use shall be limited to serving between 3 to 12 children.33
(3)(2) The minimum requirements to qualify for a State of North Carolina child care
license are satisfied.
(4)(3) The There is property shall have direct frontage and access onto a public sState
maintained road.
(5)(4) Adequate access to and from the site, as well as adequate space off the road
right-of-way, is provided for the safe pickup and discharge of children and is
provided in such a manner that traffic generated by the Daycare Center in a
Residence is not disruptive to adjacent residentially developed properties.Parking
areas shall comply with the provisions of Section 6.9 of this Ordinance.
(6)(5) Child pick-up and drop off areas shall be located on-site, separated from required
parking areas and drive-aisles, and have sufficient vehicular stacking area to
accommodate a minimum of three vehicles.34
(7)(6) The plot plan shall show how the facilities will be screened from adjacent
properties. A Type B 30-foot buffer shall be provided around the Daycare Center
in a Residence and play area in accordance with Section 6.8.6. These buffers
will effectively screen the view of any outdoor play area, and reduce noise
associated with the child care. Required buffers installed around the structure
containing the daycare and the perimeter of the outdoor play area shall comply
with the Type B land use buffer, as detailed in Section 6.8.6 of this Ordinance.35
(8)(7) Each Daycare Center in a Residence is required to provide at least A minimum of
75 square feet of outdoor play space shall be provided for every proposed child
in care. This space mayOutdoor play space shall not be located in a required
buffer, shall not include driveways or required parking areas,36 and shall not be
located in an area, which is used or reserved for use as a sewage disposal
nitrification field.
32 Staff is recommending the standard be eliminated due to a lack of viable criteria for staff to be able to
definitively determine if an area is free of conditions dangerous to the ‘physical and moral welfare of the children’.
33 This new provision incorporates numerous references to the limitation on the number of children that can be
served in a central location rather than in multiple sections of the UDO.
34 Existing language is ambiguous and does not provide a measurable standard. Proposed modifications eliminate
discretionary language and establishes a measurable, enforceable, standard.
35 Staff is proposing to simplify existing language to eliminate discretionary language creating potential
inconsistent enforcement of the standard.
36 This language is currently listed in Section 5.8.2 as a standard governing the development of a Childcare Facility.
Staff is recommending modifications to this section to ensure consistency.
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(9)(8) Fencing, a minimum 3 feet in height,37 is toshall be provided around the outdoor
play space. All gates shall be self-closing and/or self-latching.38, which ensures
the protection of the children receiving child care and protects adjacent
residentially developed properties from trespass.
(10) All gates shall be self-closing and self-latching.
5.8.25.8.3 Child Care Facilities
(A) Standards in Commercial and Industrial Districts
(1) At leastA minimum of 100 square feet of outdoor play space per child shall be
provided.
(2) Outdoor play space shall not be located in a required buffer, shall not include
driveways or parking areas, and shall not be located in an area used or reserved
for use as a sewage disposal nitrification field39
(3) Fencing, a minimum of 3 feet in height, shall be provided around the outdoor play
space. All gates shall be self-closing and/or self-latching. Outdoor play space
shall be fenced or otherwise enclosed on all sides and shall not include
driveways, parking area or land unsuited by other usage or natural features for
children's play space. All required fences shall comply with the regulations of this
Ordinance. The minimum height in any case shall be three feet.
(4) A Type B land use buffer, as detailed in Section 6.8.6 of this Ordinance, shall be
erected around the perimeter of outdoor play areas.40
(4)(5) The minimum lot area for the first eight children shall be 10,000 square feet. The
minimum additional area for multiples of eight children shall be 2,000 square feet.
(B) Standards for Class B Special Use Permit
(1) Submittal Requirements
In addition to the information required by Section 2.7, the following shall be
submitted as part of the application:
(a) Evidence that the minimum requirements to qualify for a State of North
Carolina child care facility license have been satisfied.
(b) A floor plan of the proposed child care facility, showing the use and
dimensions of each room and the location of entrances and exits.
(2) Standards of Evaluation
(a) The child care facility is to be located in an area which is free from
conditions dangerous to the physical and moral welfare of the children.41
(b)(a) The minimum requirements to qualify for a State of North Carolina child
care facility license are satisfied.
(c)(b) There is direct frontage and access on a public State-maintained road.
37 Currently there is no height standard specified in this section. There are references to a fence height limit in
Section 5.8.2 for Child Care Facilities. Staff is including this specific minimum height requirement to avoid
inconsistent enforcement.
38 Staff is adding langue concerning the development of the play area with respect to the fence and access gates to
a central provision.
39 This language is being moved and modified to ensure consistency for all ‘child care facilities’ developed in the
County.
40 Staff is recommending a land use buffer be installed around the outdoor play area for a child care facility.
41 Staff is recommending this language be deleted. We are concerned there is no definitive way for the Board of
Adjustment to make this determination and is uncertain how language could be included providing
guidance/standards on how same could be accomplished.
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(d)(c) Parking areas comply with the provisions of Section 6.9 of this
Ordinance. Adequate access to and from the site as well as adequate
space off the road right of way, is provided for the safe pick up and
discharge of children and is provided in such a manner that traffic
generated by the child care facility is not disruptive to adjacent
residentially developed properties.
(e)(d) All child pick up and drop offs shall be on site, outside of required parking
areas and drive-aisles, and have adequate with proper vehicle stacking
area equivalent to accommodate a minimum of three cars.
(f)(e) The site plan shall show how the facilities will be screened from adjacent
properties. A Type-B, 30-footland use buffer, in accordance with Section
6.8.6 of this Ordinance, shall be provided around the child care building
and play area in accordance with Section 6.8.6. These buffers will
effectively screen the view of any outdoor play area, and reduce noise
associated with the child care.
(g)(f) Each child care is required to provide at least A minimum of 75 square
feet of outdoor play space shall be provided for every proposed child in
care. This space may shall not be located in a required buffers, shall not
include driveways or required parking areas, or and shall not be located
in an area, which is used or reserved for use as a sewage disposal
nitrification field.
(h) Fencing, a minimum of 3 feet in height, shall be provided around the
outdoor play space. All gates shall be self-closing and/or self-latching.
Fencing and/or screening is to be provided which ensures the protection
of the children receiving child care and protects adjacent residentially
developed properties from trespass.
(i) All gates shall be self-closing and self-latching.
(j)(3) As a condition of approval, Eeach child care facility approved by the Board of
Adjustment shall be reviewed annually by the Planning Director to ensure
compliance with the standards of evaluation for such facilities and any conditions
attached to the application by the Board of Adjustment. Any change in the
operation of the facility, which deviates from the original standards and conditions
will constitute a modification and will require the approval of the Board of
Adjustment. In determining whether a change in the operation of the facility has
occurred, the Planning Director shall be guided by the procedures and criteria
contained in Sections 2.7.1 and 5.8.2(B)(2).42
5.8.35.8.4 Non-Profit Educational CooperativeUniversities, Colleges, and Institutes 43
(A) Standards for Class A Special Use Permit or CC-3, GC-4, OR/M, EDB-2, EDE-2,
EDH-4, EDH-5 and MPD-CZ Zoning Districts
(1) Submittal Requirements
In addition to the information required by either Section(s) 2.5 or 2.7, the
following shall be submitted as part of the application:
(a) The site plan prepared in accordance with Section 2.5, also showing the
following Location, width and type of all internal vehicular and pedestrian
circulation.
42 This is not a ‘standard’ used to evaluate a project. It is a condition associated with the permitting of same. Staff
is renumbering to ensure proper delineation of the requirement.
43 Staff is recommending these existing standards be modified and used to govern the development of these land
uses in both residential districts (Class A Special Use Permit) or as a permitted use in other identified general use
zoning districts.
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(i)(b) Location and dimensions of all on site signage.
(ii)(c) Boundaries of the site and distance to nearest residential structures.
(b)(d) Description of the proposed use(s) of the site and the buildings therein,
including the following:
(i) Amount of area allocated to each use including designated open
space areas.
(ii) Number of full and part time employees.
(iii) Number of clients students expected to use the facility.
(iv) Proposed hours and days of operation.
(c)(e) Building plans for all existing or proposed structures to include floor
plans, elevations and sections showing proposed use.
(d)(f) Landscape plan, at the same scale as the site plan, showing existing or
proposed trees, shrubs, ground cover and any other landscape
materials.
(e)(g) Statement from the appropriate public service agencies concerning the
method and adequacy of water supply and wastewater treatment.
(f)(h) Statement from the appropriate public service agencies concerning the
provision of fire, police and rescue protection to the site and structures.
(g) Copy of the organization By Laws and/or Articles of Incorporation.
(h)(i) A detailed description of the organization, its staff, membership,
affiliations and activities.
(2) Standards of Evaluation
(a) The site plan submitted meets all requirements specified in Subsections
2.5, 2.7.3 and 5.8.3(A)(1).
(b) Fire, police and rescue services and water supply and wastewater
treatment methods are adequate to serve the proposed uses and
facilities.
(c) The site has frontage and access on to a paved State maintained road.
The developer must show that the existing facilities have the capacity to
handle the additional traffic generated by the use or has an agreement
with NCDOT to upgrade the facility to accommodate expanded needs.
(d) Internal vehicular and pedestrian circulation is designed to encourage
smooth traffic flow and reduce hazards.
(e) All access roads and employee/visitor parking areas shall be paved.
(f) Development of the site as proposed would have no adverse impact
beyond the building, except for appropriate parking facilities.
(g) The floor area of a building or group of buildings housing a Non- Profit
Educational Cooperative shall not exceed the maximum floor area ratio
as permitted in Article 3 of this Ordinance.
(h) All buildings associated with the operation of the cooperative shall be
designed to be harmonious with the character of the zoning district and
neighborhoods in which it is proposed to be located.
(i) The applicant must demonstrate its compliance with the definition of
"Non-Profit Educational Cooperative" as contained in Article 10 of this
Ordinance.
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5.8.45.8.5 Schools: Elementary, Middle and SecondaryPreparatory 44
(A) Standards for Class A Special Use Permit
(1) Submittal Requirements
In addition to the information required in Sections 2.7.3 and 5.3.2, the following
information shall be submitted as part of the application:
(a) 26 copies of the site plan prepared in accordance with Section 2.7.3 of
this Ordinance and with theThe following additional information shall be
shown on the site plan:45
(i) Total student capacity of school as designed;
(ii) Total number of employees at time of greatest shift;
(iii) Number and dimensions of designated parking spaces for school
buses;
(iv) Number of designated parking spaces for employees;
(v) Number of visitor parking spaces;
(vi) Number of student parking spaces;
(vii) Location of student drop off points with stacking spaces
identified;
(viii) Location of all proposed and future athletic fields and structures,
including:
a. Total number of seats for spectators, and
b. Location of concession stands, if any anticipated;
(ix) Proposed public roadway improvements; and
(x) Existing and proposed infrastructure improvements (water and
sewer).
(b) 26 copies of a Landscape and Tree Preservation Plan prepared in
accordance with Section 6.8 of this Ordinance. 46
(c) 26 copies of photometric plans prepared in accordance with Section 6.11
of this Ordinance.46
(d)(b) Estimated water usage for structures, landscaping and athletic fields.
(e) A Traffic Impact Study, as required by Section 6.17 of this Ordinance.46
(f)(c) A Biological Inventory, prepared in accordance with Section
5.17.6(A)(2)(b)of this Ordinance.
(g)(d) A Resources Management Plan, prepared in accordance with the
Resources Management Plan definition in Article 10 of this Ordinance.
(2) Standards of Evaluation Within Economic Development Districts (EDD)
If located within an EDD, the application must meet the EDD design standards
established in Article 6 of this Ordinance.
(3) Standards of Evaluation in Zoning Districts other than an Economic
44 Staff is recommending combining various educational activities associated with satisfying State of North Carolina
minimum educational requirements into this central land use category. This would include pre‐school operations.
45 Section 2.7.3 requires 26 copies of a site plan to be submitted as part of a Special Use Permit application. There
is no need to reiterate this requirement within this Section.
46 This information is already required for a site plan submittal as detailed in Section(s) 2.5 and 2.7.3 of the UDO.
There is no need to reiterate this requirement within this Section.
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(iv) Transportation improvements as deemed necessary by the
Traffic Impact Study.
(v) The site shall be designed to take advantage of multiple shared
use opportunities, which may include a Park and Ride facility for
public transportation.
(vi) Site Access
a. There shall be a minimum of two access points to the
site.
b. Access points shall separate student drop-off areas and
visitor parking from bus traffic.
c. If school buses are used, then at least one access shall
be limited to school employee and bus use during
normal school hours.
d. All access points shall be located to provide maximum
visibility and safety.
e. No driveway shall be permitted in a location that will
hinder or congest traffic movement on a public street.
5.8.6 Schools – Technical, Trade, and Skill Training
(A) General Standards
(1) Applications proposing flight training schools shall submit documentation
identifying where actual flying activities are intended to occur. No on-site flying
activities, other than the use of simulators, shall be permitted.
(2) Applications proposing a Community College shall require prior approval, and
budgetary allocation of funds by, the Orange County Board of County
Commissioners before being submitted for processing if County funding is
required.
(3) Any outdoor activity area shall be buffered by a Type B land use buffer around its
perimeter in accordance with Section 6.8.6 of this Ordinance.
(B) Standards for the LC-1, NC-2, CC-3, EC-5, EDH-4, and EDH-5 Zoning Districts
(1) Structures shall not exceed 16,000 sq.ft. of floor area.
(2) Schools shall involve only activities associated with Continuing Education,
Performing/Fine Arts, Sports and Recreation, and Trade schools as defined
herein.
(C) Standards for the GC-4, I-2, I-3, EDB-2, and EDE-2 Zoning Districts
(1) Schools shall involve only activities associated with Continuing Education,
Performing/Fine Arts, Sports and Recreation, and Trade schools as defined
herein.
(D) Standards for the OR/M or MPD-CZ Zoning Districts
(1) All School: Technical, Trade, and Skill Training land uses, as defined herein,
shall be permitted.
5.8.7 Chils and Adult Care Uses Not Listed
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
(a) Detailed narrative outlining how proposed use is consistent with the
definition of Child and Adult Care as detailed in Article 10 of this
Ordinance.
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(b) Evidence applicable minimum local, State, or Federal licensing
requirements, including any required Certificate of Need, have been
satisfied.
(B) Standards of Evaluation.
(1) Facility, including any outdoor activity areas, shall be setback a minimum of 100
feet from all property lines.
(2) A Type D land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
SECTION 5.9: STANDARDS FOR UTILITIES
5.9.1 Telephone Exchanges (without business offices), subscriber loop huts, pressure regulator
stations, water and sanitary sewer pumping stations
(A) General Standards
(1) The design of structures shall conform as closely as possible to the character of
the area in which it is located.
(2) Building or structures shall conform to the minimum building setback distances
for the applicable zoning district and shall not exceed 800 square feet in area.
(3) All buildings and structures shall be landscaped and screened according to the
standards that follow:
(a) Buildings and structures which resemble residential accessory structures
must be landscaped and maintained in the character of a residential
area.
(b) Any outside storage areas must be fenced with a minimum five foot
fence and the area screened from adjacent property according to the
standards in this section.
(c) Lighting in and around these facilities shall be constructed and shielded
so as not to shine directly on adjoining property used for or zoned for
residential purposes. Electrical and telephone service to the structure
shall be placed underground. Types of lighting to be considered shall
include, but not be limited to, indoor lights when visible through windows,
outdoor lighting, automobile headlights and signs. Devices to shield
lighting may include shades, fences, shrubs, trees and natural
conditions.
(d) Parking areas and driveways used in connection with facilities
constructed pursuant to this Section shall either be surfaced or shall be
located and maintained in a condition so that dust and dirt will not settle
on adjoining properties as a result of their use. Driveway entrances shall
be located in a manner that will create as few additional traffic hazards
as possible.
(e) Screening
(i) Buildings, structures, equipment or material shall be screened by
either a durable masonry wall, or a fence, or by natural planting,
designed to be compatible with the character of adjoining
properties, in order to materially screen the uses within the
subject property from the view of adjacent properties.
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The applicant agrees to the following as conditions in case the utility is to be
abandoned:
(a) The owner/operator of the facility is required to notify the Orange County
Planning Director in writing 60 days prior to planned the cessation or
abandonment of the facility for any reason. This notice shall provide the
exact date when the use of the facility will cease.
(b) Documentation shall be provided indicating that the public utility
purchasing the power has been made aware of the decision.
(c) The facility shall be removed within 12 months from the date the
applicant ceases use of the facility.
(d) Once the infrastructure is removed the property, the owner shall obtain
the necessary Erosion Control permits to re-stabilize the property. The
time frame for completion shall be determined by the Orange County
Erosion Control Officer.
(e) The owner shall provide financial security in form and amount acceptable
to the County to secure the expense of dismantling and removing said
structures.
(f) Upon removal of the facility, the Department shall cause a notice to be
recorded within the Orange County Registrar of Deeds office indicating
that the Class A Special Use Permit has been revoked.
5.9.7 Utilities Uses Not Listed
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
(a) Detailed narrative outlining how the proposal is consistent with the
Utilities land use definition as contained in Article 10 of this Ordinance.
(b) Evidence any applicable local, State, or Federal licensing, permitting,
development requirements have been satisfied.
(B) Standards of Evaluation.
(1) Facility shall be setback a minimum of 100 feet from all property lines.
(2) A Type D land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
SECTION 5.10: STANDARDS FOR TELECOMMUNICATION FACILITIES
5.10.1 Intent 47
The regulations contained herein are designed to provide for the safe and efficient integration of
facilities necessary for the provision of advanced wireless telecommunications services through
the community with the goal of establishing reliable wireless service to the public, governmental
agencies, and first responders in a manner that provides for the public safety and general welfare
of its citizens.
47 Please note staff anticipates significant modifications to this Section as part of a future amendment package to
address inconsistencies in ‘submittal’ and ‘project evaluation’ criteria.
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(8) Application materials shall include a comprehensive groundwater study, for
facilities expected to use more groundwater on an annual basis than an average
single family residence (which uses 240 gallons of water per day) built at the
highest density the existing zoning district would allow. For example, if the
existing zoning district allows a residential density of 1 unit for 2 acres and the
proposed use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average single family
residence (or 720 gallons per day, on an annualized basis) before a
comprehensive groundwater study is required. The water usage rates of any
existing use subject to zoning regulations located on the same lot shall be taken
into account when determining if a comprehensive groundwater study is required.
Said study shall detail:
(a) The amount of water anticipated to be used on a daily, weekly, monthly,
and annual basis by regulated uses located on the parcel (e.g., water
usage by bona fide farm uses is not required to be included);
(b) An analysis of the amount of groundwater withdrawal considered to be
safe and sustainable in the immediate vicinity; and
(c) An analysis of whether other wells in the vicinity of the proposed use are
expected to be affected by withdrawals made by the proposed use.
SECTION 5.14: STANDARDS FOR MANUFACTURING, ASSEMBLY &
PROCESSING
5.14.1 Metal Fabrication Shop
(A) Standards for ASE-CZ Zoning District
(1) Facility must be located on a bona fide farm.
(2) Minimum lot size: 3 acres.
(3) Maximum building size: 3,000 square feet.
(4) If located adjacent to residentially zoned property, all buildings and operations
must be located a minimum of 200 feet from the property line.
5.14.2 Microbrewery, production only
(A) Standards for Class B Special Use Permit or ASE-CZ Zoning District
(1) If located in an AR or RB zoning district, the microbrewery must be located on a
bona fide farm.
(a) A microbrewery, production only, that is located on a bona fide farm, and
which utilizes primarily crops produced on-site is considered a bona fide
farming use and is not subject to zoning regulations.
(b) A microbrewery, production only, that does not utilize primarily crops
produced on-site, regardless of whether it is located on a bona fide farm,
is not considered a bona fide farming use and is subject to the
regulations contained in this Ordinance.
(2) If located adjacent to residentially zoned property, all buildings shall be located a
minimum of 100 feet from the property line.
(3) Application materials shall include a comprehensive groundwater study, for
facilities expected to use more groundwater on an annual basis than an average
single family residence (which uses 240 gallons of water per day) built at the
highest density the existing zoning district would allow. For example, if the
existing zoning district allows a residential density of 1 unit for 2 acres and the
proposed use is on a six acre parcel (which could yield 3 residences), the
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proposed use(s) may use three times the water used by an average single family
residence (or 720 gallons per day, on an annualized basis) before a
comprehensive groundwater study is required. The water usage rates of any
existing use subject to zoning regulations located on the same lot shall be taken
into account when determining if a comprehensive groundwater study is required.
Said study shall detail:
(a) The amount of water anticipated to be used on a daily, weekly, monthly,
and annual basis by regulated uses located on the parcel (e.g., water
usage by bona fide farm uses is not required to be included);
(b) An analysis of the amount of groundwater withdrawal considered to be
safe and sustainable in the immediate vicinity; and
(c) An analysis of whether other wells in the vicinity of the proposed use are
expected to be affected by withdrawals made by the proposed use.
5.14.3 Microbrewery with Minor Events48
(A) Standards for Class B Special Use Permit or ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.7 or 2.9, as applicable, the following
information shall be submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
48 Moved from Section 5.6 Standards for Commercial Uses in order to ensure consistency with revised table
format. Staff is also proposing modifications of existing regulations as detailed herein.
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(B) Standards of Evaluation49
(2)(1) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3)(2) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4)(3) Events shall be limited to no more than 150 people at one time and shall occur
no more than 12 days per year.
(5)(4) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6)(5) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7)(6) Food services are not allowed unless approved in the permit.
(8)(7) Retail sales and facility tours are intended to be minor components of the overall
use as a microbrewery that produces craft malt beverages. Retail sales may
include complementary items but are intended to be comprised primarily of
products produced on-site. The permit may specify limits to these activities.
(C) Deviation from established standards of evaluation shall only be allowed if project is
reviewed through the submittal and processing of a MPD-CZ or ASE-CZ application(s).
5.14.4 Microbrewery with Major Events
(A) Standards for ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.9, the following information shall be
submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
49 In consultation with the County’s Attorney office, language purporting to provide staff with discretion on the
enforcement of land use standards is being eliminated. If applicant’s wish to deviate from established limitations
the use can only be permitted as part of a MPD‐CZ or ASE‐CZ application.
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(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
(B) Standards of Evaluation
(2)(1) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3)(2) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4)(3) Major events may attract more than 150 people at one time and may occur more
frequently than twelve times per year.
(5)(4) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6)(5) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7)(6) Food services are not allowed unless approved in the permit.
(8)(7) The permit may limit the frequency of events.
(9)(8) Retail sales are intended to be comprised primarily of products produced on-site
but may include complementary items.
5.14.5 Sawmills
(A) General Standards for Evaluation and ASE-CZ Zoning District
(1) Minimum lot size: 5 acres.
(2) All structures, equipment, and storage shall be located a minimum of 100 feet
from the property line.
(3) Hours of operation shall be limited to the hours between 7 a.m. and 7 p.m.
(4) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
5.14.6 Winery, production only
(A) Standards for Class B Special Use Permit or ASE-CZ Zoning District
(1) If located in an AR or RB zoning district, the winery must be located on a bona
fide farm.
(a) A winery, production only, that is located on a bona fide farm, and which
utilizes primarily crops produced on-site is considered a bona fide
farming use and is not subject to zoning regulations.
(b) A winery, production only, that does not utilize primarily crops produced
on-site, regardless of whether it is located on a bona fide farm, is not
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considered a bona fide farming use and is subject to the regulations
contained in this Ordinance.
(2) If located adjacent to residentially zoned property, all buildings shall be located a
minimum of 100 feet from the property line.
(3) Application materials shall include a comprehensive groundwater study, for
facilities expected to use more groundwater on an annual basis than an average
single family residence (which uses 240 gallons of water per day) built at the
highest density the existing zoning district would allow. For example, if the
existing zoning district allows a residential density of 1 unit for 2 acres and the
proposed use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average single family
residence (or 720 gallons per day, on an annualized basis) before a
comprehensive groundwater study is required. The water usage rates of any
existing use subject to zoning regulations located on the same lot shall be taken
into account when determining if a comprehensive groundwater study is required.
Said study shall detail:
(a) The amount of water anticipated to be used on a daily, weekly, monthly,
and annual basis by regulated uses located on the parcel (e.g., water
usage by bona fide farm uses is not required to be included);
(b) An analysis of the amount of groundwater withdrawal considered to be
safe and sustainable in the immediate vicinity; and
(c) An analysis of whether other wells in the vicinity of the proposed use are
expected to be affected by withdrawals made by the proposed use.
5.14.7 Winery with Minor Events
(A) Standards for Class B Special Use Permit or ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.7 or 2.9, as applicable, the following
information shall be submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
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to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
(B) Standards of Evaluation
(2)(1) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3)(2) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4)(3) Events shall be limited to no more than 150 people at one time and shall occur
no more than 12 days per year.
(5)(4) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6)(5) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7)(6) Food services are not allowed unless approved in the permit.
(8)(7) Retail sales and facility tours are intended to be minor components of the overall
use as a microbrewery that produces craft malt beverages. Retail sales may
include complementary items but are intended to be comprised primarily of
products produced on-site. The permit may specify limits to these activities.
(C) Deviation from established standards of evaluation shall only be allowed if project is
reviewed through the submittal and processing of MPD-CZ or ASE-CZ applications.
5.14.8 Winery with Major Events
(A) Standards for ASE-CZ or MPD-CZ Zoning Districts
(1) In addition to the requirements in Section 2.9, the following information shall be
submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of overflow parking area(s) if required parking is not anticipated
to accommodate all special events.
(c) A map depicting surrounding uses and the distance to residential
structures.
(d) A description of retail sales and facility tours, if proposed.
(e) A comprehensive groundwater study, for facilities expected to use more
groundwater on an annual basis than an average single family residence
(which uses 240 gallons of water per day) built at the highest density the
existing zoning district would allow. For example, if the existing zoning
district allows a residential density of 1 unit for 2 acres and the proposed
use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average
single family residence (or 720 gallons per day, on an annualized basis)
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before a comprehensive groundwater study is required. The water usage
rates of any existing use subject to zoning regulations located on the
same lot shall be taken into account when determining if a
comprehensive groundwater study is required. Said study shall detail:
(i) The amount of water anticipated to be used on a daily, weekly,
monthly, and annual basis by regulated uses located on the
parcel (e.g., water usage by bona fide farm uses is not required
to be included);
(ii) An analysis of the amount of groundwater withdrawal considered
to be safe and sustainable in the immediate vicinity; and
(iii) An analysis of whether other wells in the vicinity of the proposed
use are expected to be affected by withdrawals made by the
proposed use.
(2) Site shall have direct access to a major road, as classified in the Orange County
Comprehensive Plan, and shall use said road as the primary access, unless
approved otherwise in the permit.
(3) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(4) Major events may attract more than 150 people at one time and may occur more
frequently than twelve times per year.
(5) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(6) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(7) Food services are not allowed unless approved in the permit.
(8) The permit may limit the frequency of events.
(9) Retail sales are intended to be comprised primarily of products produced on-site
but may include complementary items.
5.14.9 Industrial, Light50
(A) Standards for the O/RM Zoning District
(1) The following Multiple Uses are permitted in the O/RM zoning district when the
Principal Use type is Industrial, Light and adhere to the standards of Section
5.14.5(A)(2):
(a) Banks & Financial Institutions
(b) Beauty & Barber Shops
(c) Laundry & Dry Cleaning Services
(d) Nightclubs, Bars, Pubs
(e) Restaurants: Carry Out
(f) Restaurants: General
(g) Retail, Class 1
(h) Printing & Lithography
50 Provisions have been reworked and relocated to Section 3.4 General Commercial Districts – O/RM district
standards.
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(2) Multiple Uses, identified in Section 5.14.5(A)(1), are permitted in the O/RM
zoning district only in accordance with the following standards:
(a) The site plan must identify the square footage of each structure by type
of use.
(b) The Principal Use type of Industrial, Light must be established on the
site.
(c) The Multiple Use shall not exceed 25% of the total square footage of all
structures on the site.
5.14.9 Manufacturing, Assembly, and Processing Uses Not Listed
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
(a) Detailed narrative identifying how the proposed use is consistent with the
definition of the Manufacturing, Assembly, and Processing land use
category as detailed herein.
(B) Standards of Evaluation.
(1) Minimum lot size shall be 3 acres.
(2) Facility, including any outdoor activity areas, shall be setback a minimum of 100
feet from all property lines.
(3) A Type D land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
SECTION 5.15: STANDARDS FOR AUTOMOTIVE/TRANSPORTATION RELATED
USES
5.15.1 Motor Vehicle Sales / Rental (New & Used)
(A) Submittal Requirements
(1) In addition to the information required by Section 2.5, the site plan shall show the
area for the display of vehicles for sale or rental.
(B) General Standards
(1) Property shall have frontage and direct access onto a State maintained roadway.
(2) Areas of the property designated for the display of vehicles for sale or rent shall
be improved with an all-weather surface (i.e. concrete, asphalt, gravel) and shall
not be used for any other purpose.
(3) Additional vehicles, other than those offered for sale, rent or staff/customer
designated parking as required under Section 6.9 of this Ordinance, can be
stored on-site and shall be screened from view from adjacent properties and
public rights-of-way. Such vehicles shall not be included in the display limit
calculation.
(C) Standards for the NC-2, EC-5, and E-I Zoning Districts
(1) The display of vehicles outdoors shall be limited to 32 vehicles per acre of
property.
(D) Standards for GC-4, I-1, I-2, I-3, EDB-1, EDB-2, and EDE-251
51 Staff is recommending the use only be allowed in ‘high intensity’ economic development districts.
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(1) The display of vehicles outdoors shall be limited to 45 vehicles per acre of
property.
5.15.2 Parking As Principal Use, Surface or Structure
(A) General Standards
(1) The use shall be allowed as a permitted use of property when associated with a
local or regional transportation goal such as mass transit or park and ride.52
(2) A formal non-residential site plan application, as detailed in Section 2.5 of this
Ordinance, shall be required for submittal.
5.15.3 Automotive/Transportation Uses Not Listed53
(A) Standards of Evaluation
(1) Minimum lot size of 2 acres shall be required.
(2) No land use activity of any kind shall be located within 50 feet of a property line.
(3) A Type C land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
SECTION 5.16: STANDARDS FOR MEDICAL USES
5.16.1 Health Services
(A) Standards for the LC-1, NC-2, CC-3, EC-5, EDB-1, EDE-2, EDH-1, and EDH-2 Zoning
Districts
(1) Shall not exceed 10,000 square feet of floor area.
(2) Shall not involve on-site laboratory and/or on-site diagnostic services.
5.16.2 Mental Health and Substance Abuse Centers
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
(a) Evidence the minimum licensing requirements for the State of North
Carolina, including any required Certificate of Need, have been satisfied.
(B) Standards of Evaluation
(1) Shall not be located within 1,000 feet of an existing Mental Health and/or
Substance Abuse Center.
(2) Property shall have frontage and obtain access from a roadway directly
maintained by, or constructed to, North Carolina Department of Transportation
public road standards
(3) Facility, including any outdoor activity areas, shall be setback a minimum of 100
feet from all property lines.
(4) All outdoor activity areas shall be enclosed by a fence a minimum of 10 feet in
height.
(5) The facility, including outdoor activity areas, shall be required to install a Type D
52 This is existing language currently contained in the EDD permitted use table we are recommending becoming
applicable to all general zoning districts.
53 In those instances where a land use may not be expressly listed/contained in the UDO staff is recommending
they be allowed through the review of a Class A Special Use Permit and processed accordingly.
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land use buffer as detailed in Section 6.8.6 of this Ordinance.
5.16.15.16.3 Veterinary Clinic
(A) Standards for Class B Special Use Permit or ASE-CZ or MPD-CZ Zoning District
(1) In the AR and ASE-CZ zoning districts, this use is intended primarily for large
animal facilities but may also contain an ancillary small animal component.
(2) If located adjacent to residentially zoned property, all buildings and facilities shall
be located a minimum of 100 feet from the property line.
5.16.25.16.4 Veterinary Clinic, mobile
(A) Standards for Class B Special Use Permit or ASE-CZ or MPD-CZ Zoning District
(1) In the AR, R-1, and ASE-CZ zoning districts, this use is intended to be located
on the same property as the operator’s residence. The mobile clinic shall be
parked to the side or rear of the residence, not in front of the residence, unless
permitted otherwise in the permit.
(2) For all zoning districts in which this use is permitted, observation shelters for up
to three large or small animals shall be considered an accessory use. The permit
may specify a greater number of observation shelters and may limit the
maximum number of days an individual animal may be observed.
(3) If adjacent to residentially zoned property, all mobile clinic operations shall be
located a minimum of 100 feet from the property line.
(4) Veterinary services whereby the public brings their animal to the mobile clinic
location shall not be permitted, unless specifically permitted in the permit.
5.16.35.16.5 Veterinary Hospital
(A) Standards for ASE-CZ Zoning District
(1) In the ASE-CZ zoning district, this use is intended primarily for large animal
facilities but may also contain an ancillary small animal component.
(2) If located adjacent to residentially zoned property, all buildings and facilities shall
be located a minimum of 100 feet from the property line.
5.16.6 Medical Uses Not Listed
(A) Submittal Requirements
(1) In addition to the information required under Section 2.7of this Ordinance, the
following shall be submitted as part of the application:
(a) Evidence applicable minimum local, State, or Federal licensing
requirements, including any required Certificate of Need, have been
satisfied.
(B) Standards of Evaluation.
(1) Facility, including any outdoor activity areas, shall be setback a minimum of 100
feet from all property lines.
(2) A Type D land use buffer, as detailed in Section 6.8.6 of the Ordinance, shall be
installed/maintained along all property lines.
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SECTION 5.17: STANDARDS FOR MISCELLANEOUS USES
5.17.1 Churches54
(A) General Standards
(1) Churches are required to provide setbacks in residential districts; the minimum
shall be as follows:
TABLE 5.14.1.A: CHURCH SETBACK STANDARDS IN RESIDENTIAL DISTRICTS
SETBACK DISTANCE (FEET)
Front 45
Side 50
Rear 50
5.17.2 Community Center
(A) Standards for Class B Special Use Permit
(1) Submittal Requirements
In addition to the information required by Section 2.7, the following information
shall be supplied as part of the application for approval of this use:
(a) A description of the exact type of facility planned, the size of the building,
the number of participants; a signed statement from the owners or
operators that the facility will be operated by a non-profit organization.
(b) A site plan showing the location of the existing and proposed buildings,
access points, parking, service areas, and outdoor recreation areas.
(c) Building plans for all existing or proposed structures.
(d) Landscape plan, at the same scale as the site plan, showing existing or
proposed trees, shrubs, ground cover and any other landscape
materials.
(2) Standards of Evaluation
(a) Lot size shall be adequate for the method of sewage disposal, and for
the other improvements proposed or required.
(b) The site plan shall show the boundaries of the site, the distances to the
nearest residential structures, access points, parking areas, service area,
location of proposed existing buildings.
(c) The landscape plan shall be at the same scale as the site plan and
should show how the facilities will be screened from the adjacent
properties, in addition, to proposed or existing trees, shrubs, and ground
cover.
(d) Elevations of buildings should show that the buildings preserve the
residential character of the area.
5.17.3 Commercial Cemeteries 55
(A) Standards for Class B Special Use Permit
(1) Submittal Requirements
54 Provisions/standards have been moved.
55 Standards are being moved to the Services land use category.
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In addition to the information required by Section 2.7, the following shall be
submitted as part of the application:
(a) Evidence that the requirements of the North Carolina General Statutes
Chapter 65 can be achieved and that the standards of the N.C,
Cemetery Commission shall be met.
(2) Standards of Evaluation
(a) A minimum lot size of two acres is provided.
(b) The site shall have direct access to a collector or arterial street
(c) There shall be adequate space within the site for the parking and
maneuvering of funeral cartilages
(d) No interments shall take place within 30 feet of any lot line.
5.17.45.17.1 Historic Sites Non Residential Reuse/Mixed Use
(A) Standards for Class A Special Use Permit
(1) Submittal Requirements
In addition to the information required in Section 2.7, the following shall be
supplied as part of the application:
(a) The site plan, prepared by an appropriately licensed professional, shall
also contain the following:
(i) Location, width, and type of all internal vehicular and pedestrian
circulation.
(ii) Location and dimensions of all on site signage.
(iii) Boundaries of the site and distance to nearest residential
structures.
(b) Description of the proposed use(s) of the site and the buildings thereon,
including the following:
(i) Amount of area allocated to each use.
(ii) Number of full and part time employees.
(iii) Number of clients and/or occupants expected to use the facility.
(iv) Proposed hours of operation for non residential uses of the site
and within buildings thereon.
(c) Building plans for all existing or proposed structures to include floor
plans, elevations, and sections showing restoration/rehabilitation
proposed. Description of how the historical style and character of the
building and/or property is to be enhanced.
(d) Landscape and tree preservation plan, at the same scale as the site
plan, showing existing or proposed trees, shrubs, ground cover and other
landscape materials.
(e) Statement from the appropriate public service agencies concerning the
method and adequacy of water supply and wastewater treatment for the
proposed uses.
(f) Statement from the appropriate public service agencies concerning the
provision of fire, police and rescue protection to the site and structures.
(g) Evidence that the property is listed on the National Historic Register or
recognized by the State of North Carolina as places of historic interest.
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(h) The proposed development schedule for the site.
(2) Standards of Evaluation
(a) The site plan submitted meets all requirements specified in sections 2.7
and 5.17.4(A)(1).
(b) Proposed uses and facilities are complementary and compatible with
surrounding area, and appropriate in the location proposed given
character of surrounding development. The proposed use of the historic
structure shall be of such a nature so as to preserve the historic
character of the site and the building. Development of the site as
proposed would have no adverse impact beyond the building except for
appropriate parking facilities.
(c) Structural alterations of historic structures shall be of such a nature as to
preserve the historic character of the building(s) and site.
(d) Fire, police and rescue services and water supply and wastewater
treatment methods are adequate to serve the proposed uses and
facilities.
(e) Recreational areas, service areas, parking and screening are adequate
for the proposed use(s).
(f) The site is served by direct access to a State maintained road.
(g) Internal vehicular and pedestrian circulation is adequate for the proposed
use(s).
(3) Expiration and Renewals
(a) This Class A Special Use Permit, if approved, shall be valid for six years,
but may be renewed or re-approved by the Board of Commissioners
after receiving a report from the Planning Department that the use is, and
has been continuously since it was issued, in compliance with provisions
of the Special Use Permit. The Orange County Planning Department
shall present its report on the compliance of the special use no later than
90 days before the expiration of the Special Use Permit.
(b) The Board of County Commissioners shall not renew the Special Use
Permit if it is determined that the applicant has failed to comply with the
conditions of approval. If the Board of County Commissioners does not
renew the permit, the permit shall become null and void upon the
expiration of the time limit.
(c) If the Special Use Permit is not renewed or re-approved, then the
applicant may submit a new application as if it were a new use.
5.17.55.17.2 General Aviation Airports, STOL and Heliports
(A) Standards for Class A Special Use Permit
(1) Submittal Requirements
In addition to the information required in section 2.7, the following shall be
submitted as part of the application:
(a) A configuration diagram depicting the layout of runways, taxiways,
approach zones and overrun areas. These diagrams should also be on
aerial photographs that show the area within five miles of the proposed
site.
(b) Isotonic contours showing the effects of aircraft operations upon land
within one mile of the boundary of the proposed site.
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(c) The number and type of aircraft proposed to be stored including also the
storage areas for aircraft, fuel and motor vehicles, service areas for
aircraft.
(d) How on site fire and rescue services shall be provided and a letter from
the appropriate agency stating services are available and adequate to
protect the proposed facility.
(e) List land uses within the final approach zones of the airport.
(f) Certification that all Federal Aviation Administration (FAA) and State
standards and requirements have been met.
(2) Standards of Evaluation
(a) All F.A.A. and State regulations are met as a condition of approval.
(b) The site and its operation will not adversely affect existing adjacent land
uses.
(c) Land sufficient to provide approach zones and overrun areas is owned or
controlled by the applicant.
(d) Adequate land area is provided for all of the proposed uses, buildings
and storage areas.
(e) Screening of buildings, storage and maintenance areas is provided from
adjacent residential land.
(f) Letters from appropriate fire and rescue agencies that protective services
can be provided at an adequate level.
(g) Access shall be directly onto a State maintained road.
(h) Compatible land uses are located in the final approach areas of the
airport.
5.17.65.17.3 Major Subdivision
(A) Standards for Class A Special Use Permit
(1) Submittal Requirements
In addition to the information required in Section 2.7, the following shall be
submitted as part of the application:
(a) Notification
Stamped envelopes addressed to each owner of property within 500 feet
of the property proposed for subdivision. The names and addresses of
property owners shall be based on the current listing as shown in the
Orange County Land Records system.
(b) Development Schedule
A statement, from the applicant, indicating the anticipated development
schedule for the build out of the project.
(c) Water and Wastewater
(i) If the proposed lots are to be served by a public water system,
proof of water supply and service availability in the form of a
certified copy of a resolution to that effect enacted by the
governing body of the water system providing the water to serve
the lots in the subdivision.
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Section 5.17: Standards for Miscellaneous Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-158
(h) Irrigation
(i) Irrigation systems for the subdivision and the lots in the
subdivision are designed and can be operated according to a
water conservation plan described in the Resources
Management Plan submitted with the application;
(ii) The Resources Management Plan shall identify the source(s) of
water to be used for irrigation, the volume available for that
purpose, and expected consumption rates. The system design
and plan for operation will be evaluated based on efficiency; and
(iii) Water recycled from stormwater retention ponds or treated
wastewater effluent may be used for irrigation where it is a
legally permitted alternative.
(i) Habitat Maintenance
(i) Habitats identified in the biological inventory and habitats created
through mitigation shall be maintained in accordance with the
Resources Management Plan and/or a conservation easement
agreement; and
(ii) Maintenance of habitats shall be minimal, consisting primarily of
maintaining buffers and enhancements, removal of exotic (non-
native) plant species, and keeping drainage ways functioning
properly.
(j) Access
Access to the subdivision and access to lots within the subdivision to
existing public roads shall conform to and be in compliance with any
public road access management plan adopted by Orange County.
(k) Maintenance of Improvements
(i) All site improvements such as roads, utilities (including irrigation
and drainage structures), habitat enhancements, recreational
amenities, signage, landscaping, open space, etc. will be
maintained in function and appearance.
(ii) Maintenance specifications, if any, for on-going site management
(including provisions for handling of storm debris in open space
areas) shall be submitted as part of the Resources Management
Plan and incorporated into Homeowners’ Association
documents.
5.17.4 Research Lands and Installations56
(A) Standards for Rural Buffer (RB)
(1) Shall only be permitted when developed by a University or College.
(2) All buildings, facilities, and parking areas shall be located a minimum of 100 feet
from all property lines and shall occupy no more than 10% of the acreage
comprising the property.
5.17.75.17.5 Rural Heritage Museum
(A) Standards for Class B Special Use Permit or ASE-CZ Zoning District
(1) If located adjacent to residentially zoned property, all buildings, facilities, and
56 This is intended to allow the continued use of Duke Forest within the Rural Buffer general use zoning district to
continue as a permitted use of property by Duke University as a research area.
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Section 5.17: Standards for Miscellaneous Uses
Orange County, North Carolina – Unified Development Ordinance Page 5-159
parking areas shall be located a minimum of 100 feet from the property line.
(2) The maximum building size in an AR or RB zoning district shall be 5,000 square
feet.
5.17.85.17.6 Rural Special Events
(A) General Standards for Evaluation or ASE-CZ or MPD-CZ Zoning Districts
(1) Must be located on a bona fide farm.
(2) In addition to the requirements in Section 2.5 or 2.9, as applicable, the following
information shall be submitted with the application materials:
(a) Description of special events to be held on-site, including frequency of
events, hours of operation, anticipated attendance, and any other
pertinent details.
(b) Location of parking area(s).
(c) A map depicting surrounding uses and the distance to residential
structures.
(3) The temporary or seasonal commercial activities that comprise the special event
must pertain to agricultural or rural-related activities.
(4) If located adjacent to residentially zoned property, all structures, facilities, storage
areas, and parking areas shall be setback a minimum of 100 feet from all
property lines.
(5) Events permitted by right in the AR, RB, and AS zoning districts shall be limited
to no more than 150 people at one time and shall occur no more than 12 days
per year. Events exceeding these limits must be approved as an ASE-CZ or
MPD-CZ.
(6) Loudspeakers and public address systems shall not be used before 7 a.m. or
after 7 p.m. if an existing residence is located within 1,000 feet of the facility,
unless approved otherwise in the permit.
(7) Special events shall cease no later than 9 p.m. on Sunday through Thursday or
11 p.m. on Friday and Saturday, unless approved otherwise in the permit.
(8) Food services are not allowed unless approved in the permit.
(9) Documentation shall be submitted from the Fire Marshal and Building Inspections
Department stating that all areas open to the public meet state regulations.
(B) Deviation from established standards of evaluation shall only be allowed if project is
reviewed through the submittal and processing of MPD-CZ or ASE-CZ applications.
5.17.9 Research Facility57
(A) Standards for the O/RM Zoning District
(1) The following Multiple Uses are permitted in the O/RM zoning district when the
Principal Use type is Research Facility and adhere to the standards of Section
5.17.9(A)(2):
(a) Banks & Financial Institutions
(b) Beauty & Barber Shops
(c) Laundry & Dry Cleaning Services
57 Provisions have been reworked and relocated to Section 3.4 General Commercial Districts – O/RM district
standards.
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(d) Nightclubs, Bars, Pubs
(e) Restaurants: Carry Out
(f) Restaurants: General
(g) Retail, Class 1
(h) Printing & Lithography
(2) Multiple Uses, identified in Section 5.17.9(A)(1), are permitted in the O/RM
zoning district only in accordance with the following standards:
(a) The site plan must identify the square footage of each structure by type
of use.
(b) The Principal Use type of Research Facility must be established on the
site.
(c) The Multiple Use shall not exceed 25% of the total square footage of all
structures on the site.
5.17.10 Research and Manufacturing Facility
(A) Standards for the O/RM Zoning District
(1) The following Multiple Uses are permitted in the O/RM zoning district when the
Principal Use type is Research and Manufacturing Facility and adhere to the
standards of Section 5.17.10(A)(2):
(a) Banks & Financial Institutions
(b) Beauty & Barber Shops
(c) Laundry & Dry Cleaning Services
(d) Nightclubs, Bars, Pubs
(e) Restaurants: Carry Out
(f) Restaurants: General
(g) Retail, Class 1
(h) Printing & Lithography
(2) Multiple Uses, identified in Section 5.17.10(A)(1), are permitted in the O/RM
zoning district only in accordance with the following standards:
(a) The site plan must identify the square footage of each structure by type
of use.
(b) The Principal Use type of Research and Manufacturing Facility must be
established on the site.
(c) The Multiple Use shall not exceed 25% of the total square footage of all
structures on the site.
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Section 5.18: STANDARDS FOR RETAIL USES
Orange County, North Carolina – Unified Development Ordinance Page 5-161
SECTION 5.18: STANDARDS FOR RETAIL USES
5.18.1 Country Store58
(A) General Standards for Evaluation
(1) Outdoor storage of products shall be permitted in the rear yard of the primary
structure and shall be screened from view of adjacent properties through the
erection of a fence or wall a minimum of 6 ft. in height.59
(2) Outdoor storage areas shall not be permitted to encroach upon required parking
spaces.
(3) All structures and outdoor storage areas shall be located a minimum of 100 feet
from adjacent residentially zoned property.
(4) The site shall be located on a major road, as classified in the Orange County
Comprehensive Plan, unless permitted as an ASE-CZ.
(5) Parking shall not be located in the front yard space.
(6) Application materials shall include a comprehensive groundwater study, for
facilities expected to use more groundwater on an annual basis than an average
single family residence (which uses 240 gallons of water per day) built at the
highest density the existing zoning district would allow. For example, if the
existing zoning district allows a residential density of 1 unit for 2 acres and the
proposed use is on a six acre parcel (which could yield 3 residences), the
proposed use(s) may use three times the water used by an average single family
residence (or 720 gallons per day, on an annualized basis) before a
comprehensive groundwater study is required. The water usage rates of any
existing use subject to zoning regulations located on the same lot shall be taken
into account when determining if a comprehensive groundwater study is required.
Said study shall detail:
(a) The amount of water anticipated to be used on a daily, weekly, monthly,
and annual basis by regulated uses located on the parcel (e.g., water
usage by bona fide farm uses is not required to be included);
(b) An analysis of the amount of groundwater withdrawal considered to be
safe and sustainable in the immediate vicinity; and
(c) An analysis of whether other wells in the vicinity of the proposed use are
expected to be affected by withdrawals made by the proposed use.
58 Moved from Section 5.6.13.
59 New language being added to provide specificity on ‘how’ screening is to be achieved.
169
Article 6: Development Standards
Section 6.9: Parking, Loading & Circulation
Orange County, North Carolina – Unified Development Ordinance Page 6-59
SECTION 6.9: PARKING, LOADING & CIRCULATION
6.9.1 Purpose & Intent
The purpose of this Section is to promote the public health, safety and welfare, as well as to
improve the quality of the built environment for Orange County by establishing suitable standards
for motorized vehicle parking and loading areas that are appropriate for the varying urban and
rural forms.
6.9.2 Applicability
No Building Permit, Zoning Compliance Permit or Certificate of Occupancy shall be issued for
uses of land, structures, and buildings, either initially or for a change in use or expansion of an
existing use, unless the off-street parking and loading requirements of this Section are met.
6.9.3 Prohibited Within Special Flood Hazard Areas
Off-street parking and loading facilities are prohibited within Special Flood Hazard Areas.
6.9.4 Use of Required Parking and Loading Spaces
(A) Required parking and loading spaces shall not be used for the storage or sale of
merchandise, vehicle storage, vehicles for sale, or vehicle repair. Non-required spaces
proposed for these uses shall be designated on an approved site plan.
(B) Any area designated for required off-street parking and loading shall not be changed to
another use until other parking and loading facilities in conformance with this section are
established elsewhere to serve the site.
6.9.5 Expansion and Increased Intensity of Existing Use
(A) Whenever there is an increase in the number of dwelling units, the number of
employees, the seating capacity, the floor area, or other applicable unit of measurement
for determining the number of parking and loading spaces required on site, and the
increase will result in the need for additional parking spaces, such additional spaces shall
be provided in accordance with the following and Section 6.9.7 of this Ordinance:
(1) If an existing use, building, or structure is increased by 50% or less, additional
parking and/or loading spaces shall be provided for the addition, in accordance
with the requirements of this Section.
(2) If a use, building, or structure having inadequate parking and/or loading spaces is
increased by greater than 50%, additional parking and/or loading spaces shall be
provided to bring the entire development site into compliance with the
requirements of this Section.
(B) For purposes of this Sub-Section, the expansion or increased intensity shall be
determined based on the current building size and use, and may not be calculated
independently for each separate expansion or intensification.
6.9.6 Change of Use
Additional off-street parking spaces will be required to accommodate a change of use of a
structure or parcel of land only when the new use requires 25% or more parking spaces than the
previous use or 25 or more additional spaces.
6.9.7 Off-Street Parking Requirements
Each use shall provide off-street parking in accordance with the following standards:
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Section 6.9: Parking, Loading & Circulation
Orange County, North Carolina – Unified Development Ordinance Page 6-60
TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS
USE MINIMUM PARKING REQUIREMENTS
AGRICULTURAL USES
Agricultural Processing Facility One space per employee plus one space per 200 square feet of any
accessory retail sales area
Agricultural Processing Facility, Community One space per employee plus one space per 200 square feet of any
accessory retail sales area
Agricultural Service Uses One space per 400 square feet of gross floor area
Cold Storage Facility One space per employee
Community Farmers’ Market One space per 200 square feet of gross floor/selling area or a
minimum of five spaces, whichever is greater
Composting Operation One space per employee
Cooperative Farm Stand One space per 200 square feet of gross floor/selling area or a
minimum of five spaces, whichever is greater
Equestrian Center One space per horse stall plus one space per employee plus one
space per 4 spectator seats
Farm Equipment Rental, & Sales and
Service One space per 400 square feet of gross floor area
Farm Supply Store One space per 300 square feet of gross floor area
Feed Mill One space per employee on shift of maximum employment
Greenhouses with On Premises Sales One space per 400 square feet of gross floor area
Meat Processing Facility One space per employee
Stables, Commercial One space per three horses (or other equine) kept on site
Stockyards / Livestock Markets
One space per employee plus one space per 4 spectator seats OR
one space per employee plus one space per 50 square feet of event
area, whichever is greater
ADULT AND CHILD CARE AND & EDUCATIONAL FACILITIES
Adult and Child Care Facilities One space per staff member and one space per five childrenclients
Adult Daycare Home and Daycare Center in
a Residence One space per staff member and one space per five childrenclients
Schools: Elementary, Middle &
SecondaryPrepatory
One space per staff member
One space per staff member and
One space per four students
Schools: VocationalTechnical, Trade, and
Skill Training One space per two students
Schools: Dance, Art & Music60 One space per four students
Universities, Colleges and Institutes One space per three students at design capacity of building(s)
Libraries One space per four seats 400 square feet of net floor area open to
the public for use
Senior Center One space per staff member and one space per 400 square feet of
gross floor area
Adult and Child Care Facilities Not listed One space per staff member and one space per 400 square feet of
net floor area serving clients
Construction/Contractor Offices
Construction/Contractor Office
One space per 300 square feet of floor area. If equipment/work
vehicles are stored on-site one space for each individual
vehicle/piece of equipment.
COMMERCIAL SERVICE USES
Adult Uses One space per 200 square feet of gross floor area
60 These land uses were merged into the new Schools: Technical, Trade, and Skill Training land use category.
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Section 6.9: Parking, Loading & Circulation
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TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS
USE MINIMUM PARKING REQUIREMENTS
Banks & Financial Institutions61 One space per 200 square feet of gross floor area; plus five stacking
spaces per drive-in window
Beauty & Barber Shops; Body Art ; Day
Spa; Massage ; Nail Salons ; Tanning
Salons
One space per 200 square feet
Café/Coffee Shop One space per employee and one space per four seats
Clubs or Lodges; Social ; Fraternal or Union
Clubhouses59 One space per three members
Crematoria62 One space per employee
Community Center59 One space per 400 square feet of gross floor area
Country Store One space per 300 square feet of gross floor area
Drive-In Theaters no requirement
Diet/Weight Loss Center ; Funeral Homes One space per four seats
Garden Center with On Premise Sales One space per 300 square feet of gross floor area
Hotels, Motels, Motor Lodges One space per lodging unit, plus one space per employee
Junkyard/Salvage Yards One space per employee on shift of maximum employment
Kennels, Class II/Riding Stables One space per four pens or stalls
Laundry & Dry Cleaning Services One space per 300 square feet of gross floor area
Metal Fabrication Shop One space per employee
Microbrewery with Minor Events63 One space per employee plus one space per 300 square feet of
retail space one space per 50 square feet of event area
Microbrewery with Major Events One space per employee plus one space per 300 square feet of
retail space one space per 50 square feet of event area
Night Clubs, Bars, Pubs One space per four seats
Offices and Personal Services, Class
1Professional Offices64 One space per 300 square feet of gross floor area
Offices and Personal Services, Class 2 One space per 300 square feet of gross floor area
Offices and Personal Services, Class 3 One space per 300 square feet of gross floor area
Religious Facility One space per four seats
Repair Services (all categories): Electronic
& Appliance One space per 300 square feet of gross floor area
Restaurants: Carry Out 15 spaces plus one space per 50 square feet of gross floor area
Restaurants: Drive-In 15 spaces, plus one space per 50 square feet of gross floor area
Restaurants: General One space per four seats or one space for every 50 feet of floor area
for public use, whichever is greater
Retail trade, Class 1 One space per 300 square feet of gross floor area
Retail trade, Class 2 One space per 300 square feet of gross floor area
Retail trade, Class 3 One space per 200 square feet of gross floor area
Rural Guest Establishments: Bed &
Breakfast
One space per guest room, plus one space per employee, plus two
spaces for the residence
Rural Guest Establishments: Bed & One space per guest room, plus one space per employee, plus two
61 This is now captured in a new land use category entitled Financial Institutions.
62 The standard currently exists under the Miscellaneous parking and land use categories. It is being moved into
the Services category as part of this amendment process.
63 Moved to the Manufacturing, Assembly and Processing section.
64 As a reminder ‘professional office’ uses have been broken down into separate categories.
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TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS
USE MINIMUM PARKING REQUIREMENTS
Breakfast Inn spaces for the residence
Rural Guest Establishments: Country Inn
One space per guest room, plus one space per employee, plus one
space for every four seats in the restaurant, plus two spaces for the
residence (if applicable)
Sexually Oriented Businesses
Storage of Goods & Warehouse: Inside
Building One space per employee
Storage of Goods: Outdoor One space per employee
Taxidermy One space per 400 square feet of gross floor area
Tourist Home One space per lodging unit
Wholesale Sales One space per employee on shift of maximum employment
Winery with Minor Events65 One space per employee plus one space per 300 square feet of
retail space one space per 50 square feet of event area
Winery with Major Events One space per employee plus one space per 300 square feet of
retail space one space per 50 square feet of event area
EXTRACTIVE USES
Extraction of Earth Products no requirement
FINANCIAL INSTITUTIONS
Financial Institutions
One space per employee per 200 square feet of gross
floor space. In the event the use includes drive-thru
facilities there shall be five stacking spaces per
individual window provided
Bank Automated Teller Machine (ATM) – Stand Alone Five stacking spaces per individual machine
GOVERNMENTAL USE
Governmental Protective ServicesFacilities
and Office Buildings One space per employee on the shift of maximum employment
Detention and Correctional Facilities One space per employee on the shift of maximum employment plus
one space for every eight inmates.
Police and Fire Stations no requirement
Military Installations
(National Guard & Reserve Armory) no requirement
MANUFACTURING, ASSEMBLY & PROCESSING
Industrial, Light One space per employee on the shift of maximum employment
Industrial, Medium One space per employee on the shift of maximum employment
Industrial, Heavy One space per employee on the shift of maximum employment
Metal Fabrication Shop One space per employee
Microbrewery, production only One space per employee
Printing and Lithography One space per employee
Sawmills One space per employee
Winery, production only One space per employee
Manufacturing, Assembly, and Processing
Land Uses One space per employee on the shift of maximum employment
65 Now included within the Manufacturing, Assembly, and Processing land use category.
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TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS
USE MINIMUM PARKING REQUIREMENTS
Manufacturing, Assembly, and Processing
Land Uses - with on-site events (minor and
major)66
One space per employee on the shift of maximum employment
plus one space per 300 square feet of retail space and one space
per 50 square feet of event area
MEDICAL USES
Health Services; Under 10,000 Square Feet One space per 300 square feet of gross floor area
Health Services; Over 10,000 Square Feet One space per 200 square feet of gross floor area
Hospitals One space per 4 four beds
Medical and Diagnostic Laboratories One space per employee
Mental Health and Substance Abuse
Centers
One space per employee and one space per 400 square feet of
treatment/housing area
Veterinary Clinic One space per employee plus one space per 300 square feet of
gross floor area
Veterinary Clinic, mobile One space per employee
Veterinary Hospitals One space per 200 square feet of gross floor area
Medical Uses Not listed One space per staff member and one space per 400 square feet of
net floor area serving clients
RECREATIONAL USES
Amusement Areas One space per 50 square feet
Athletic Field Ten spaces per field
Basketball Court Five spaces per court
Billiard or Pool Hall Two spaces per table
Botanical Gardens & Arboretums Two spaces per acre
Bowling Establishment Three spaces per lane
Camp / Retreat Center Five spaces for first two acres of recreation space and one space for
each additional acre thereafter
Golf Courses Two spaces per tee
Guest Ranch
One space per guest room, plus one space per employee.
Additional parking may be required based on facilities and uses
proposed.
Health Exercise Facility One space per 50 square feet
Pitch and Putt Courses Two spaces per tee
Shooting Ranges One space per target area
Skating Rink One space per 200 square feet
Subdivisions - Private Recreational Facilities Five off-street parking spaces for first two acres of each recreational
site plus one space for each additional acre thereafter Dedicated Recreational Land
Swimming Pool One space for every five patrons, based on maximum design
capacity
Soccer Fields, Ball Fields Eight spaces per acre
Tennis, Handball, Racquet Ball Courts Two spaces per court
Basketball Courts Five spaces per court
Picnic Shelter Area One space for every ten patrons, based on maximum design
capacity
Swimming Pool One space per 140 square feet
66 While we are not ‘spelling out’ winery or microbrewery uses explicitly, staff has included references to
operations within the category permitted to have ‘events’ and the required parking standard associated with
same.
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TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS
USE MINIMUM PARKING REQUIREMENTS
Tennis, squash, Handball or Racquet Ball
Court Two spaces for every court
Theater One space for every four seats
Recreational Uses Not Listed
Once space per employee
One space for every 400 square feet of area devoted to recreational
activities.
RESIDENTIAL USES
Dwelling, Multi-family:
One space per dwelling unit
One and one-half space per dwelling unit
Two spaces per dwelling unit
Efficiency
One bedroom
Two bedroom
Dwelling, Single Family One space per dwelling unit
Dwelling, Two Family One space per dwelling unit
Family Care Facilities One space per three residents;
One space per employee on the shift of maximum employment
Group Care Facilities One space per two beds;
One space per employee on shift of the maximum employment
Membership Lodges (Sororities and
fraternities) One space per lodging resident member
Mobile Homes One space per unit
Orphanage ; Rehabilitative Care Facility One space per two beds;
One space per staff member
Rooming House One space per lodging unit
TEMPORARY USES
Buildings; Portable See appropriate uses
RETAIL
Retail One space for every 200 square feet of gross floor area
AUTOMOTIVE/TRANSPORTATION
Bus Passenger Shelters no requirement
Bus Terminals and Garages no requirement
Motor Freight Terminals One space per employee
Motor Vehicle Maintenance & Repair (Body
Shop) One space per each service bay and mechanic
Motor Vehicle Sales Rental (New and Used) One space per 400 square feet of gross floor area
Motor Vehicles Service Stations One space per each service bay and mechanic
Parking as Principle Use Surface or
Structure no requirement
Petroleum Products: Storage and
Distribution One space per employee
Postal and Parcel Delivery Services One space per employee on shift of maximum employment and one
space per 800 square feet of gross floor area
UTILITIESTELECOMMUNICATION FACILITIES
Telecommunication Facilities One space per site
UTILITIES
Public Utility Stations & Substations,
Pumping Stations, Switching Stations,
Telephone Exchanges
no requirement
Radio & Television Transmitting & Receiving
Towers, Water Treatment & Sanitary
Sewage Treatment Plants, Elevated Water
no requirement
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TABLE 6.9.7: OFF-STREET PARKING REQUIREMENTS
USE MINIMUM PARKING REQUIREMENTS
Storage Tanks, Solar Arrays
Transmission Lines no requirement
WASTE MANAGEMENT
Landfills (2 acres or more) no requirement
Waste Management Facility, Hazardous and
Toxic One space per employee on shift of maximum employment
MISCELLANEOUS
Airport General Aviation One space per four air vehicles
Assembly Facility Greater than 300 One space per two seats
Assembly Facility Less than 300 One space per two seats
Cemetery no requirement
Church67 One space per four seats
Clubs or Lodges, Social68 One space per three members
Community Center One space per 400 square feet of gross floor area
Crematoria69 One space per employee
Research Facility70 One space per employee
Research Lands & Installations , Non-Profit no requirement
Rural Heritage Museum One space per 400 square feet of gross floor area
Rural Special Events One space per employee plus one space for 50 square feet of event
area
6.9.8 Determination For Unlisted Uses
The Planning Director shall make a determination of the minimum required off-street parking
spaces for uses not specifically listed in this Section. In reaching the determination, the Planning
Director may consider the following:
(1) Requirements for similar uses,
(2) The number and kind of vehicles likely to be attracted to the proposed use, and
(3) Studies of the parking requirements of such uses in other jurisdictions.
6.9.9 Fractional Results
When the number of parking spaces required by this Section results in a fractional space, any
fraction of less than one-half may be disregarded; a fraction of one-half or more shall be counted
as one parking space.
6.9.10 Off-Street Parking Design Standards
(A) Standard Parking Spaces
(1) Each parking space shall have a minimum area of 180 square feet and have a
minimum width of 9 feet.
67 Use moved to the Services land use category and renamed Religious Facility.
68 Moved to the Services land use category.
69 Moved to the Services land use category.
70 Use moved to the new Manufacturing, Assembly, and Processing land use category.
176
ARTICLE 10: DEFINITIONS
SECTION 10.1: DEFINITIONS
For the purpose of this Ordinance, certain terms and words are herein defined and interpreted as follows:
AASHTO
American Association of State Highway and Transportation Officials.
Accessory Structure
A structure that is located on the same lot as a principal structure and houses an accessory use.
Accessory Use
An activity that may or may not be listed in the Permitted Use Table, which is conducted in conjunction
with a permitted principal use, but constitutes only an incidental or insubstantial part of the total activity
that takes place on the lot and is customary and ancillary to the established principal use of property.
Accessory uses shall comply with all setback requirements for the district in which the use is located. For
example, an in-ground swimming pool is required to meet all applicable setbacks including any required
fencing around the physical pool, the concrete walkway around the pool, and any pump or utilities
associated with the operation of the facility.
Adult Arcade
Any place to which the public is permitted or invited wherein coin-operated or slug-operated or
electronically, electrically, or mechanically controlled still or motion picture machines, projectors, or other
image-producing devices are maintained to show images to five or fewer persons per machine at any one
time, and where the images so displayed are distinguished or characterized by the depicting or describing
of Specified Sexual Activities or Specified Anatomical Areas.
Adult Bookstore
A bookstore:
(a) Which receives a majority of its gross income during any calendar month from the sale or
rental of publications (including books, magazines, other periodicals, videotapes, compact
discs, other photographic, electronic, magnetic, digital, or other imaging medium) which are
distinguished or characterized by their emphasis on matter depicting, describing, or relating
to Specified Sexual Activities or Specified Anatomical Areas, as defined in this article; or
(b) Having as a preponderance (either in terms of the weight and importance of the material or in
terms of greater volume of materials) of its publications (including books, magazines, other
periodicals, videotapes, compact discs, other photographic, electronic, magnetic, digital, or
other imaging medium) which are distinguished or characterized by their emphasis on matter
depicting, describing, or relating to Specified Sexual Activities or Specified Anatomical Areas.
Adult Cabaret
A nightclub, bar, restaurant, theater, concert hall, auditorium or similar commercial establishment that for
at least ten percent of its business hours in any day features:
(a) Persons who expose a Specified Anatomical Area; or
(b) Live performances that are characterized by the exposure of Specified Anatomical Areas or
by Specified Sexual Activities; or
(c) Films, motion pictures, video cassettes, slides, or other photographic reproductions that are
characterized by the depiction or description of Specified Sexual Activities or Specified
Anatomical Areas; or
(d) Persons who engage in lewd, lascivious or erotic dancing or performances that are intended
for the sexual interests or titillation of an audience or customers.
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Adult and Child Care and Educational Facilities Use Type Category
A land use category including industries, services, and activities associated the care and education of
adults and children including numerous, independent, land uses further defined separately herein.
Adult Daycare Home
An activity carried out in aA private residence, licensed by the State of North Carolina, for the supervised
care of no more than 16 adults providing activities such as meals, leisure and educational, and
socialization one or more days a week during specified daytime hours within a private residence. Clients
can include the elderly, individuals with physical and/or mental limitations, or individuals requiring physical
and/or psychological assistance. Overnight accommodation or specialized medical care is not permitted.
Adult Daycare Facility
A non-residential facility, licensed by the State of North Carolina, for the supervised care of adults
providing activities such as meals, leisure and educational, and socialization one or more days a week
during specified daytime hours. Clients can include the elderly, individuals with physical and/or mental
limitations, or individuals requiring physical and/or psychological assistance.
Adult Escort
A person who, for consideration, agrees or offers to act as a companion, guide, or date for another
person for the purpose of participating in, engaging in, providing, or facilitating Specified Sexual Activities.
Adult Escort Agency
A person or business that furnishes, offers to furnish, or advertises to furnish adult escorts as one of its
business purposes for a fee, tip, or other consideration.
Adult Merchandise
Any product dealing in or with explicitly sexual material as characterized by matter depicting, describing,
or relating to Specified Sexual activities or Specified Anatomical Areas.
Adult Motel
A hotel, motel or similar commercial establishment that offers accommodation to the public for any form of
consideration and:
(a) Provides patrons with closed-circuit television transmissions, films, motion pictures, video
cassettes, slides, or other photographic reproductions that are characterized by the depiction
or description of Specified Sexual Activities or Specified Anatomical Areas; and has a sign
visible from the public rights-of-way that advertises the availability of this adult type of
photographic reproductions; or
(b) Offers a sleeping room for rent for a period of time that is less than six hours; or
(c) Allows a tenant or occupant of a sleeping room to subrent the room for a period of time that is
less than twelve hours.
Adult Patron
Any person who is physically present on the premises of a sexually oriented business and who is not an
owner, employee, agent, subcontractor, or independent contractor of said business, or any entertainer or
performer at said business.
Adult Video Store
A commercial establishment that, as one of its principal business purposes, offers for sale or rental for
any form of consideration any one or more of the following: books, magazines, periodicals or other printed
matter, or photographs, films, motion picture, video tapes or cassettes, video reproductions, CD-ROMs,
slides, or other visual representations which depict or describe Specified Sexual Activities or Specified
Anatomical Areas; or any combination thereof.
Agricultural Processing Facility, Community
A facility utilized for the processing of produce and/or other commodities produced by no more than 5
cooperative farm partners for the consumption of others (e.g. small canning operation); Activities shall
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Assembly/Packaging Operation
Assembly and packaging of merchandise for distribution by mail or carrier.
Auditorium
A place of assembly to watch and/or to hear athletic events, musical performances, dramatic or dance
performances, speeches and/or ceremonies. The term is intended to include such uses as stadiums,
coliseums, athletic centers, theaters and arenas.
Automotive/Transportation Use Type Category
A land use category including industries, services, and activities associated with the provision of
transportation services, as well as related support activities, for rail, water, and roadway transport. This
category does not include activities associated with air transportation such as airports/heliports (public or
private).
Bed and Breakfast Inn
See “Rural Guest Establishments.”
Base flood
The flood having a 1% chance of being equaled or exceeded in any given year. It is often referred to as
the 100-year flood.
Base flood elevation (BFE)
A determination as published in the Flood Insurance Study of the water surface elevations of the base
flood. This elevation, when combined with the “Freeboard” (see definition) establishes the “Regulatory
Flood Protection” (see definition) elevation.
Basement
Any area of the building having its floor sub grade (below ground level) on all sides.
Best Management Practices (BMPs)
A structural or non-structural management-based practice used singularly or in combination to reduce
non-point source pollution to receiving waters in order to achieve water quality protection goals. (See
also, Detention Pond and Engineered Stormwater Controls) (Unless otherwise specified, “BMP”, when
used in this Ordinance, refers to structural BMPs.)
Biosolids
Solid, semi-solid, or liquid residue (sewage sludge) generated during primary, secondary or advanced
wastewater treatment processes of domestic sewage that is treated to state and/or federal standards for
beneficial use (such as land application as fertilizer).
Buffer
A screening device used to moderate the adverse impacts of one land use upon another. Buffers may
include walls, hedges, landscaped areas, berms, additional setbacks, or combinations of the above.
Buffer, Stormwater
A natural or vegetated area through which stormwater runoff flows in a diffuse manner so that the runoff
does not become channelized and which provides for infiltration of the runoff and filtering of pollutants.
Building Definitions
(See Structure, Structural Alterations, Mobile Home, Recreational Vehicle.)
Building Height
The vertical distance measured from the mean elevation of the proposed or completed finished grade at
the front of the building to the highest point of the roof for flat roofs, to the deck lines of mansard roofs,
and to the mean height between eaves and ridge for gable, hip and gambrel roofs.
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Building Measurement Definitions
(See Building Height, Story, Residential Floor Area, Length of Wall.)
Built-Upon Area
That portion of a development project that is covered by impervious or partially impervious cover including
buildings, pavement, gravel areas (e.g. roads, parking lots, paths), recreation facilities (e.g. tennis courts)
etc. (Note: Wooden slatted decks and the water area of a swimming pool are considered pervious.)
Building Wall
Any vertical surface of a building or structure (other than a pitched roof) that is integral to and could
reasonably be constructed as part of the architecture of the building when a sign(s) are not being
contemplated. Examples of building walls include but are not limited to: awnings, canopies, marquees,
the vertical portion of gable roofs, parapets, mechanical penthouses, etc.
Camp
A recreation use which may include locations for tents, cabins, or other recreational sleeping structures,
but would not include mobile homes or recreation vehicles. A camp may be owned by a profit or not-for-
profit corporation.
Canal
See “Ditch.”
Canopy, Service Station
A structure made of metal, aluminum, or other material intended to be free standing or affixed to a
building that serves as an overhang intended to shield persons from the elements while using the service
station.
Center in a Residence for 3 to 12 Children
A residence in which child care is provided, which is located on a public state maintained road, and which
provides child care for more than three but, no more than 12 children.
Cessation of Use
For purpose of this Ordinance the term shall mean the vacancy, discontinuation, or abandonment of the
use of a structure or parcel of property. A use shall not be considered ceased if the use is being
marketed for sale or other forms of conveyance and documentation of such activities is provided.
Cemetery
A place where human remains are interred either in the ground or within a structure such as a
mausoleum and further defined as follows:
A. Cemetery – Religious Facility: A customary accessory use to a Religious Facility allowing for the
interment of human remains for members of the religious facility. Use must be located on the
same parcel of property to qualify as an accessory use.
B. Commercial Cemetery: A land use involving the sale of space for the interment of human
remains.
C. Family Cemetery: A private cemetery on a parcel of property where human remains of the
property owner’s family are interred.
Channel
A natural water-carrying trough eroded vertically into low areas of the land surface by erosive action of
concentrated flowing water or a ditch or canal excavated for the flow of water.
Channel, Effluent
A discernable, confined, and discrete conveyance which is used for transporting treated wastewater to a
receiving stream or other body of water.
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Chemical storage facility
A building, portion of a building, or exterior area adjacent to a building used for the storage of any
chemical or chemically reactive products.
Child Care
A program or arrangement where three or more children less than 13 years old, who do not reside where
the care is provided, receive care on a regular basis of at least once per week for more than four hours
per day from persons other than their guardians or full-time custodians, or from persons not related to
them by birth, marriage, or adoption. Child care does not include the following:
a) Arrangements operated in the home of any child receiving care if all the children in care are
related to each other or no more than two additional children are in care;
b) Recreational programs operated for less than four consecutive months in a year;
c) Specialized activities or instruction such as athletics, dance, art, music lessons, horseback riding,
gymnastics, or organized clubs for children, such as Boy Scouts, Girl Scouts, 4-H groups, or boys
and girls clubs;
d) Drop-in or short-term care provided while parents participate in activities that are not employment
related and where the parents are on the premises or otherwise easily accessible, such as drop-
in or short-term care provided in health spas, bowling alleys, shopping malls, resort hotels, or
churches;
e) Public schools;
f) Non-public schools described in Part 2 of Article 39 of Chapter 115C of the North Carolina
Statutes that are accredited by the Southern Association of Colleges and Schools and that
operate a child care facility as defined under Child Care Facility for less than six and one-half
hours per day either on or off the school site;
g) Bible schools conducted during vacation periods;
h) Care provided by facilities licensed under Chapter 110, Article 7 of the North Carolina General
Statutes;
i) Cooperative arrangements among parents to provide care for their children as a convenience
rather than for employment; and
j) Any child care program or arrangement consisting of two or more separate components, each of
which operates for four hours or less per day with different children attending each component.
Child Care Facility
Includes child care centers, and any other child care arrangement not excluded by General Statute 110-
86(2), that provides child care, regardless of the time of day, wherever operated, and whether or not
operated for profit.
a) A child care center is an arrangement where, at any one time, there are three or more pre-school
children or nine or more school-aged children receiving child care.
b) A family child care home is a child care arrangement located in a residence where, at any one
time, more than two children, but fewer than nine children, receive child care.
Church71
A structure in which persons regularly assemble for religious worship, which is maintained and controlled
by a religious body organized to sustain public worship.
Club or Lodge, Private
An establishment operated by a corporation or association of persons for social, recreational, fraternal or
charitable purposes, but which is not operated for profit or to render a service which is customarily
conducted as a business.
Cluster Development
A subdivision in which building lots are grouped together through a transfer of allowable density within the
subdivided tract. Cluster development permits more efficient development by creating lots with gross
land areas smaller than those required for conventional lot-by-lot development, yet maintains application
71 Replaced with the term ‘Religious Facility’ and defined herein.
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An open-air facility for the retail sale of produce, agricultural products, and/ or plants produced on-site and
from not more than 4 other cooperative farm partners.
Country Store
An enclosed market not exceeding 1500 square feet in size for the retail sales of a variety of
merchandise, which must include locally produced products. For the purpose of this definition, “local”
means Orange County and counties that share a border with Orange County.
County
Orange County Government.
Custodial Care
A form of care that is primarily for the purpose of assisting a person in the activities of daily living or in
meeting personal rather than medical needs, which is not intended to provide specific therapy as the
result of an illness or injury and does not constitute skilled care. The term shall refer to personal care that
does not require the continuing attention or supervision of trained, medical, or paramedical personnel.
Cutoff Fixture
An outdoor lighting fixture shielded or constructed in such a manner that no more 2.5% of the total light
emitted by the fixture is projected above the horizontal plane of the fixture.
Day Care
Any child care arrangement under which a child less than 13 years of age receives care away from his
own home by persons other than his parents, grandparents, aunts, uncles, brothers and sisters who are
not minors, guardians or full time custodians.
Day Care Facility
Any day care center or child care arrangement that provides day care for more than five children, not
including the operator’s school age children, under the age of 13, on a regular basis of at least once per
week for more than four hours but less than 24 hours per day, and those operating fewer than four hours
per day that provide care for more children per adult care giver than would be permitted in an AA State
licensed center, regardless of the time of day and regardless of whether the same children attend
regularly.
The following facilities are not included:
a) Public schools;
b) Non-public schools whether or not accredited by the State Department of Public Instruction,
which regularly and exclusively provide a course of grade school instruction to children who are of
public school age;
c) Summer camps having children in full-time residence;
d) Bible schools conducted for no more than three weeks during vacation periods; and
e) Cooperative arrangements among parents who care only for their own children in an arrangement
as a matter of convenience rather than to enable any participating parent to be employed.
Day Care Home, Large72
A Day Care Facility located on a public state-maintained road, which provides day care for more than five
but fewer than 16 children, within a residence.
Dedication
A gift, by the owner, of land for a specified purpose, or purposes. Because a transfer of property is
entailed, dedication must be made by written instrument and is completed with an acceptance.
Designated Public Sewer Service Area
An area located within Orange County’s Primary Service Area in the Water and Sewer Management,
Planning, and Boundary Agreement, that is currently served by public sewer or is expected to be served
72 We no longer allow this use.
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Economic Development Activity Node
Land in Transition areas of the County which has been specifically targeted for economic development
activity consisting of light industrial, distribution, flex space, office, and service/retail uses. Such areas are
located adjacent to interstate and major arterial highways, and subject to special design criteria and
performance standards. Flex space typically includes one-story buildings designed, constructed, and
marketed as suitable for use as offices but able to accommodate other uses; e.g., warehouse, showroom,
manufacturing assembly or similar operations.
Efficiency Apartment
An additional dwelling unit accessory to a single family residence meeting the development criteria
outlined within this Ordinance.
Elevated Building
A non-basement building, which has its reference level raised above ground level by foundation walls,
shear walls, posts, piers, pilings, or columns with openings sufficient to facilitate automatic equalization of
hydrostatic flood forces on exterior walls by allowing entry and exit of floodwaters and the unimpeded
movement of floodwaters.
Encroachment
The advance or infringement of uses, fill, excavation, buildings, permanent structures or development into
a floodplain, which may impede ore alter the flow capacity of a floodplain.
Engineered (or Structural) Stormwater Controls
A structural Best Management Practice (BMP) used to reduce non-point source pollution to receiving
waters in order to achieve water quality protection goals. (See also Best Management Practices and
Detention Pond) (Unless otherwise specified, “BMP”, when used in this Ordinance, refers to structural
BMPs.)
Environmental Document
An EA, EIS, or FONSI, or all of them.
Environmentally Sensitive Areas
Land which is subject to special natural environmental conditions such as flooding that present significant
constraints to built development.
Equestrian Center
A facility designed and intended for the display of equestrian skills and the hosting of events including, but
not limited to, show jumping, dressage, rodeos, general horse/mule shows, and similar equestrian
disciplines. Events may be larger scale, such as horse shows expected to generate more than 80 traffic
trips per day, and may be held more frequently than once per month. A commercial stable may be
included on the site.
Existing Construction
Structures for which, the “start of construction” commenced before March 16, 1981. This term may also
be referred to as “existing structures.”
Existing manufactured home park or manufactured home subdivision
A manufactured home park or subdivision for which, for flood damage prevention purposes, the
construction of facilities for servicing the lots on which the manufactured homes are to be affixed
(including, at a minimum, the installation of utilities, the construction of streets, and either final site
grading or the pouring of concrete pads) completed before March 16, 1981.
Extraction of Earth Products
The process of removal of natural deposits of mineral ores, soils or other solids, liquid or gaseous matter
from their original location. It does not include any processing of such material,including beyond
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incidental mechanical consolidation or sorting to facilitate transportation to the site of use or location of
further processing.73
FONSI
A Finding of No Significant Impact. As pertaining to an EA or EIS.
Family
For purposes of this Ordinance, family shall be defined as an individual or two or more persons related by
blood, marriage or adoption, living together in a dwelling unit; or a group of not more than five persons
who need not be related in a dwelling unit. A “family” may include five or fewer foster children.
Family Care Facility
A facility licensed by the appropriate state agency, as a family care facility for from one to six unrelated
individuals.
Family Day Care Home
A residence in which childcare is provided, which provides childcare for no more than three children.
Family Income
The gross annual sum of all income received by all adult members of the household, including:
a) Earned income from wages for all family members over the age of 18;
b) Income from assets;
c) Child support, alimony, Welfare payments, Social Security payments, including SSI, Worker’s
Compensation and Unemployment benefits;
d) Regular contributions and gifts;
e) Income from a business;
f) Earned income tax credits;
g) Lump sum payments such as inheritance, insurance settlements, and proceeds from sale of
property; and
h) Income from absent military personnel who are considered family members of the household.
Farming
The use of land consistent with the State of North Carolina’s definition of farming, as contained in the
General Statutes.
Farm, Bona Fide
The use of land meeting the criteria for “Farm” as defined by the State of North Carolina in the General
Statutes.
Farm Equipment, Non-Farm Use of
Commercial use of the farm equipment for non-farming activities away from a bona fide farm. Examples
include grading services and landscaping services.
Farm Equipment Rental, Sales and Service
An establishment engaged in the rental, sales, service, and/or repair of construction or farm equipment,
including excavators, loaders, graders, bulldozers, farm tractors 50 horsepower or more in size and other
large, heavy-duty types of equipment used in the construction or farming industries but not including
horse trailers, trucks, or other vehicles designed for use on public roads.
Farm Supply Store
An establishment engaged primarily in the sale or rental of farm tools, small farming equipment, and farm
supplies. Retail sales of animal feed, grain, hardware, lumber, tack, riding attire, animal care products,
and the like may be an ancillary activity.
73 Modifications are being made to the definition to ensure consistency with proposed amendments to the Table of
Permitted Uses.
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Golf Course
A tract of land designed and laid out for the game of golf. Golf courses include, but are not limited to
courses open to the general public for a daily user fee, private courses available to members and their
guests, courses proposed as single, independent uses, as well as those planned as an accessory use
which is part of a residential or recreational development.
A golf course development may also include the following accessory uses and building typically
associated with such a facility: club house; restaurant/snack bar; barroom; prop shop; billiards; table
tennis, spa/health club; racquetball, hand ball, and tennis courts; swimming pool; locker rooms; and real
estate sales office.
Goods, Incidental
Retail goods for sale in a manner customary and subordinate to the provision of a service, eg. Beautician
selling hair products.
Gross Floor Area
The area within the perimeter of the outside walls of a building as measured from the exterior face of the
exterior walls or from the centerlines of walls separating two buildings, with no deduction for hallways,
stairs, closets, thickness of walls, columns, or other interior features.
Group Care Facility
A facility licensed by the appropriate state agency, as a group care facility for from seven to fifteen
unrelated individuals excluding supervisory personnel, who are handicapped, aged or disabled and are
undergoing rehabilitation, or extended care, and are provided services to meet their specific needs. This
category includes group homes for all ages, half-way houses, foster and boarding homes. The following
shall not be eligible for admission to a group care facility:
a) Persons addicted to or recuperating from the effects of an addiction to drugs or alcohol;
b) Persons adjusting to non-prison life, including but not limited to, pre-release, work release,
probationary programs and juvenile detention centers.
Group Development
One or more principal structures built on a single lot, tract or parcel of land and designed for occupancy
by more than one separate family, firm, business or other enterprise.
Guest Ranch
A rural lodge providing overnight accommodations for transient guests seeking a vacation experience
characteristic to that of a rural ranch; onsite facilities may include lodge or cabin accommodations, dining
facilities, barns, dance hall and recreational facilities, including but not limited to riding rings, trails, fishing
holes and swimming facilities.
Habitable Rooms
Rooms designed and used for living, sleeping, eating, cooking, or combinations thereof. Bathrooms,
toilet compartments, closets, halls, storage rooms, laundry and utility spaces, basement recreation rooms,
and similar areas are not considered habitable rooms.
Hazardous Waste Management Facility
A facility or any portion of a facility for the collection, storage, processing, treatment, recycling, recovery,
or disposal of hazardous waste on or in land in accordance with rules adopted by the State of North
Carolina Department of Environment and Natural Resources.
Health Services
Establishments of licensed practitioners, or licensed persons independently practicing a profession,
primarily engaged in rendering medical, surgical and other health related and allied personal care
services in the health field including, but not limited to: acupuncturists, chiropractors, dentists, dental
hygienists, dietitians, dialysis centers, family planning, homeopaths, inhalation/respiratory therapists,
mental health, midwife/doula offices, naturopaths, optometrists, outpatient surgical centers,
registered/licensed practical nursing offices, physical occupation and speech therapists, physicians, and
podiatrists (e.g. physicians, physical therapists).
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Health and Personal Care Facility
Public or private health facilities, establishments, or institutions, where aged, physically handicapped, or
mentally impaired persons reside and are furnished with meals and health/personal care on a continuing
basis including but not limited to: convalescent homes, nursing homes, rest homes, assisted living,
sanatoria, or homes for the elderly.
High-Density Option
One of two approaches available for development in some watershed overlay districts. Generally, the
high-density option relies on density limits and engineered stormwater controls to minimize the risk of
water pollution.
Highest Adjacent Grade (HAG)
The highest natural elevation of the ground surface, prior to construction, next to the proposed walls of
the structure.
Historic structure
Any structure that is:
a) Listed individually in the National Register of Historic Places (a listing maintained by the U.S.
Department of Interior) or preliminarily determined by the Secretary of Interior as meeting the
requirements for individual listing on the National Register;
b) Certified or preliminarily determined by the Secretary of Interior as contributing to the historical
significance of a registered historic district or a district preliminarily determined by the Secretary
to qualify as a registered historic district;
c) Individually listed on a local inventory of historic landmarks in communities with a “Certified Local
Government (CLG) Program,” which has been approved by the Department of the Interior; or
d) Certified as contributing to the historical significance of a historic district designated by a
community with a “Certified Local Government (CLG) Program”. (CLG Programs are approved
by the US Department of the Interior in cooperation with the North Carolina Department of
Cultural Resources through the State Historic Preservation Officer as having met the
requirements of the National Historic Preservation Act of 1966, as amended).
Holiday Decoration
Holiday displays, decorations and greetings, which relate to any federally designated holiday, legal
holiday or religious holiday.
Home Occupation, Major
An accessory business use which is owned and operated by the resident of the property, located on a
single parcel of land at least five acres in size in the AR and R-1 zoning districts, and is clearly incidental
and subordinate to the principal residential use of the property. Major home occupations, which do not
meet the standards of a minor home occupation, shall accommodate for larger scale accessory business
uses by allowing for an increase in square footage, number of onsite employees, students, customers,
clients, and annual events with an approved Class B Special Use Permit.
Home Occupation, Minor
An accessory business use, which is owned or operated by the resident of residentially-zoned property,
and is clearly incidental and subordinate to the principal residential use of the property.
Home Park
A parcel of land under single ownership which has been planned and improved in compliance with
Sections 3.8 and 5.5.4 for the placement of mobile homes and Temporary Residential Units for use
during the duration of the lease.
Home Park Space
A parcel of land occupied or intended to be occupied by one and only one Mobile Home or Temporary
Residential Unit and for the exclusive use of the occupants of said dwellings.
Hotel, Motel, Motor Lodge, Motor Inn, Inn, Tourist Court
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A building or group of attached or detached buildings containing, in combination, ten or more lodging
units, or ten or more dwelling units intended primarily for rental or lease to transients by the day or week,
as distinguished from multi-family dwellings, rooming houses and residential hotels in which rentals and
leases are for weekly or longer periods and occupants are generally residents rather than transients.
Hotel, Residential
A building or group of attached or detached buildings containing, in combination, ten or more lodging
units available for occupancy only for periods of thirty days or longer, provided, however, that temporary
lodging units for guests of regular tenants may be provided in any residential hotel, with number of such
units limited to 10% of the number of tenant lodging units.
Immediate Neighborhood
A subdivision or area of the county which distinguishes it from other subdivisions or areas by virtue of its
location within the service area of a park site or sites as shown on the adopted “Recreation Service Area
Boundaries Map” on file in the Planning Department.
Impervious Surface
A surface composed of any material that impedes or prevents the natural infiltration of water into the soil.
Such surfaces include concrete, asphalt and gravel surfaces. These include, but are not be limited to,
streets and parking areas, sidewalks, patios, and structures that cover the land.
Industrial, Light74
Manufacturing & processing operations that occur entirely indoors and have limited impacts on
surrounding properties, including, but not limited to, production of the following: food products (i.e.
commercial bakery, candy, and beverages, including bottling); surgical, medical and dental instruments;
wood cabinets, furniture and upholstery; light machinery, including household appliances; toys, sporting
and athletic equipment, excluding firearms and ammunition; and, paper products, such as bags,
containers, and cardboard.
Industrial, Medium
Manufacturing & processing operations that may occur indoors or outdoors and have limited impacts
beyond the boundaries of the zoning district, including, but not limited to, the following: heavy household,
commercial and industrial appliances; manufactured homes, recreational vehicles and related
components; automotive, farm and construction machinery; and, commercial building components.
Industrial, Heavy
Manufacturing & processing operations with a greater potential to impact surrounding properties, where a
majority or large component of the operation may occur in the open air. Such uses may include, but not
be limited to, the following: asphalt mixing plants; cement manufacturing or processing; commercial food
processing (packing and rendering) plants, including meat, poultry and fish; and, concrete mixing plants.
Infiltration
The absorption of stormwater run-off into the ground. Infiltration allows for pollutants to be filtered from
the water prior to its reaching the groundwater table, preventing the deposit of the pollutants directly into
drinking water supplies.
Institutional Use
A nonprofit, religious, or public use, such as a church, library, public or private school, hospital, university,
or government owned or operated building, structure, or land used for public purpose.
Interested Person
For purposes of quasi-judicial hearings an interested person is one who has standing as that term is
defined by applicable North Carolina statutory and case law.
74 These land use categories are proposed to be deleted. Allowable uses have been incorporated into the
Manufacturing, Assembly, and Processing use type category.
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Maintain
General servicing and upkeep to keep an object in a safe, operable, and attractive condition.
Major Development Project
Includes, but is not limited to, shopping centers, Conditional Use projects, and industrial and commercial
projects, but does not include any projects of less than two contiguous acres in extent.
Major Intersection
Any intersection where traffic generated by a development proposal will have a significant impact on the
operation of the intersection.
Manufactured Home
A dwelling unit, transportable in one or more sections that:
a) Is not constructed in accordance with the standards of the North Carolina Uniform Residential
Building Code for One- and Two-Family Dwellings;
b) Is composed of one or more components, each of which was substantially assembled in a
manufacturing plant and designed to be transported to the home site on its own chassis,
c) Exceeds 40 feet in length and eight feet in width,
d) The manufacturer voluntarily files certification required by the Secretary of the Department of
Housing and Urban Development and complies with the standards established, and
e) Is built on a permanent chassis and designed to be used with or without a permanent foundation
when connected to the required utilities.
Manufactured home park or subdivision
A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
Manufacturing, Assembly, and Processing Use Type Category75
An establishment engaged in the mechanical, physical, or chemical transformation of materials,
substances, or components into new products. The including the assembling of component parts into a
final product can also be considered part of this category. Allowable activities shall also include incidental
research and development, administrative operations, or management services associated with
supporting the principal manufacturing, assembly, and processing activities.
Market Value
The building value, excluding the land, (as agreed to between a willing buyer and seller), as established
by what the local real estate market will bear. An independent certified appraisal can establish a market
value using: replacement cost depreciated by age of building (Actual Cash Value) or adjusted assessed
values.
Massage
The manipulation of body muscle or tissue by rubbing, stroking, kneading, or tapping, applied by hand,
arm, foot or mechanical device.
Massage Business
Any establishment or business wherein massage is practiced, including establishments commonly known
as health clubs, physical culture studios, massage studios and massage parlors.
Massage, Business Of
The massage or treatment of any person for a fee or in expectation of a gratuity from the person
massaged.
Massage, Profession Of
See "massage, business of".
75 Revised definition of the new land use category to ensure proper reference to allowed activities.
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Massage Practitioner
Any person engaged in the business or profession of massage.
Medical Uses Use Type Category
A land use category including establishments providing health care services/activities for individuals and
animals. Establishments in this category deliver services by trained professionals and may be further
defined and/or classified by the educational and/or licensing requirements associated with the
practitioners associated with the category. Excluded uses include, but are not limited to: non-medical diet
and weight management centers which are permitted under the Services Land Use Category.
Mean sea level
For purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) as
corrected in 1929, the North American Vertical Datum (NAVD) as corrected in 1988, or other vertical
control datum used as a reference for establishing varying elevations within the floodplain, to which Base
Flood Elevations shown on a Flood Insurance Rate Map (FIRM) are referenced. Refer to each FIRM
panel to determine datum used.
Meat Processing Facility, Community
A smaller scale facility where livestock or wildlife is slaughtered, processed, and packaged for personal
consumption and/or wholesale or retail sale. The livestock must be raised on the subject farm and from 1
to 4 other cooperative farm partners.
Meat Processing Facility, Regional
A larger scale facility where livestock is slaughtered, processed, and prepared for distribution for
wholesale or retail sale.
Metal Fabrication Shop
A facility that is engaged in the shaping of metal and similar materials for wholesale or retail sale.
Microbrewery, production only
A facility that produces less than 15,000 barrels per year of craft malt beverages for wholesale or retail
sale and consumption off the premises. Shall be considered a bona fide farming use if located on a farm
and using primarily crops produced on-site.
Microbrewery with Minor Events
A facility that produces less than 15,000 barrels per year of craft malt beverages for consumption on- or
off-site with limited hours for tours of the facility and tastings of the products produced on-site, and small
periodic events that are expected to attract fewer than 150 people to the site. Food services may be
permitted under the conditional zoning or special use permit approval.
Microbrewery with Major Events
A facility that produces less than 15,000 barrels per year of craft malt beverages for consumption on- or
off-site with tours of the facility, tastings of the products produced on-site, and periodic events that are
expected to attract more than 150 people to the site. Food services may be permitted under the
conditional zoning or special use permit approval.
Mobile Home
A dwelling unit that:
a) Is not constructed in accordance with the standards of the North Carolina Uniform Residential
Building for One- and Two-Family Dwellings;
b) Is composed of one or more components, each of which is substantially assembled in a
manufacturing plant and designed to be transported to the home site on its own chassis for
placement on a temporary or semi-permanent foundation when connected to the required utilities,
and includes the plumbing, heating, air conditioning and electrical systems contained therein; and
c) Exceeds eight feet in body width and 32 feet in body length.
d) Is not certified by the Secretary of the Department of Housing and Urban Development.
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Non-Residential Floor Area - Inclusions and Exclusions
The sum of areas for non-residential use on all floors of the building measured from the outside faces of
the exterior walls, including halls, lobbies, arcades, stairways, elevator shafts, enclosed porches and
balconies, and below-grade floor areas used for non-residential access and storages. Not countable as
floor area are:
a) Open terraces, patios, atriums, or balconies.
b) Any residential space.
Non-Residential Land Area
All land for non-residential development and related uses, including open space, within the district in the
case of locations which are controlled by these regulations. Non-residential land area shall not be
construed to include lands not beneficial to non- residential use due to location or character, or areas
used predominantly for residential purposes.
Nursing Home
A facility, licensed by the appropriate state agency for the care of aged or infirmed individuals, that meet
the requirements set forth in this Ordinance.
Nutrient Sensitive Waters
Those waters which are so designated in the classification schedule in order to limit the discharge of
nutrients (usually nitrogen and phosphorous). They are designated by “NSW” following the water
classification.
Obstruction
Includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike, pile, abutment, protection,
excavation, channelization, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill,
structure, vegetation or other material in, along, across, or projecting into any watercourse, which may
alter, impede, retard, or change the direction and/or velocity of the flow of water, or due to its location, its
propensity to snare or collect debris carried by the flow of water, or its likelihood of being carried
downstream.
Office Use
A use of property for professional and clerical activities associated with the operation of a business.
Offices & Personal Services, Class 1
Offices and personal services that attract few customers or clients on premises other than employees,
generate low traffic volumes (< 100 trips/day), and have no adverse impacts beyond the space occupied
by the building.
Offices & Personal Services, Class 2
Offices and personal services that generate medium traffic volumes (100-400 trips/day), and have no
adverse impacts beyond the lot boundaries.
Offices & Personal Services, Class 3
Offices and personal services that generate high traffic volumes (> 400 trips/day), and have no adverse
impacts beyond the zoning district boundary.
Open Burning Of Trees, Limbs, Stumps And Construction Debris Associated With
The Permitted Activity
The disposal of limbs, stumps and construction debris associated with the permitted activity by means of
outdoor fires.
Open Space - (flexible development)
"Primary Open Space Areas" and "Secondary Open Space Areas", as defined in Section 7.12.4, which
are preserved through conservation easements or other restrictions in a flexible development subdivision.
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Outdoor Lighting, Holiday Decoration
Holiday displays, decorations and greetings, which relate to any federally designated holiday, legal
holiday or religious holiday.
Outdoor Lighting, Lamp
The source of electric light: the bulb. To be distinguished from fixture and luminaire.
Outdoor Lighting, Lumen
A unit of luminous flux. One foot-candle is one lumen per square foot. For the purposes of this
Ordinance, the lumen-output values shall be the initial lumen output ratings of a lamp.
Outdoor Lighting, Luminaire
The complete lighting unit or fixture consisting of a lamp, or lamps and ballast(s) when applicable,
together with the parts designed to distribute the light, including reflector, lens, or diffuser to position and
protect the lamps, and to connect the lamps to the power supply.
Outdoor Lighting - Mercury Vapor Luminaries
Lamps within which ultraviolet and yellowish-green to blue visible light is produced by an electric
discharge through mercury vapor.
Outdoor Lighting, Semi-Cutoff Fixture
An outdoor fixture shielded or constructed in such a manner that it emits no more than 5% of its light
above the horizontal plane of the fixture, and no more than 20% of its light ten degrees below the
horizontal plane of the fixture.
Outdoor Lighting – Sodium Vapor Luminaries
Lamps within which ultraviolet and yellowish-orange visible light is produced by an electric charge through
a small amount of sodium and neon gas.
Outdoor Lighting, Tube Lighting
Gas-filled glass tube, excluding common fluorescent tube bulbs, that becomes luminescent in a color
characteristic of the particular gas used, such as neon, argon, krypton, etc.
Outdoor Lighting, Upward
Projection of light above the horizontal plane.
Overlay Zoning District; Overlay Zone
A special zoning district that applies supplemental standards in addition to the underlying zoning
requirements.
Package Treatment Plant
Privately owned and operated sewage treatment facility. These plants are prefabricated by the
manufacturer and delivered as completed units to the clients.
Parking Deck
A special structure of two or more levels designed to be used for the temporary storage of motor vehicles.
Petroleum and Coal Product Manufacturing, Assembly, and Processing Use Type
A use of property involving the transformation of crude petroleum and/or coal into various products
including, but not limited to: asphalt plants including the production of paving, roofing, block, and coating
materials;, coke oven products;, oil/grease production;, petroleum briquettes;, jelly and waxes;, and
refineries, 76
76 Staff felt it necessary to provide additional detail on this proposed new use contained within the Manufacturing,
Assembly, and Processing land use category in order to clarify allowable activities.
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Pedestrian/Landscape Ratio
This is the minimum square footage of pedestrian access and landscaped areas in a non-residential
development for each square foot of gross land area.
Pedestrian/Landscaped Space
Pedestrian/landscaped space is part of total open space appropriately improved and located as outdoor
space for pedestrian use and for aesthetic appeal. Such space includes lawns and other landscaped
areas, walkways, paved terraces and sitting areas. Such space shall not be used for vehicles except for
incidental service, maintenance or emergency actions.
Personal Services
An establishment engaged in providing services generally involving the care of the person (e.g.
hairdresser, tailor).
Phase of Grading
One of two types of grading: rough or fine.
Photovoltaic (PV)
Technology that converts light directly into electricity.
Portable Building
A building not intended for residential use consisting of one or more modules constructed off the ultimate
site of use and transported to that site.
Post-FIRM
Development for which construction started on or after March 16, 1981.
Pre-FIRM
Development for which construction started before March 16, 1981.
Pre-school
A class or program for children preceding kindergarten or other compulsory educational activities
provided by elementary schools. The term is synonymous with nursery school or pre-kindergarten. The
activity is currently listed as part of the School, Prepatory land use as contained within the Adult and Child
Care and Educational Facilities land use category.
Premises
A parcel of land with its appurtenances and buildings which, because of its unity of use, may be regarded
as a unit of real estate.
Principally Above Ground Structure
A structure whereby at least 51% of the actual cash value of the structure is located above ground.
Principal Structure
Any building or other structure occupied or used for the purpose of conducting the principal use of the
property.
Principal Use
A use which falls under one of the categories listed in the Table of Permitted Uses, which is the primary
and chief purpose for which a lot is used.
Professional Services
Establishments that specialize in performing professional, scientific, and technical activities for others.
Examples include, but are not limited to, the following: accountants, architects, attorneys, dentists,
doctors, engineers, real estate agents, and veterinarians.
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Public Body
Any government or governmental agency of the Orange County, the State of North Carolina, or the
United States of America.
Public Interest Area
Land which contains public or quasi-public uses such as state parks, research forests or known
archaeological or historical sites.
Public Safety Hazard and/or Nuisance
Anything, which is injurious to the safety or health of an Orange County neighborhood, or any
considerable number of persons, or unlawfully obstructs the free passage or use, in the customary
manner, of any navigable lake, or river, bay, stream, canal, or basin.
Public Vehicular Areas
Street in a platted subdivision which are open for vehicular traffic and have been offered for dedication to
the public and where the offer for dedication has not been accepted.
Recreation Space
Exterior area appropriately improved for common recreational use. Part of total and livability open space.
Recreation Space Ratio
Recreation space ratio is the minimum square footage of open space in residential areas, suitable by
location, size, shape, access and improvements, required for each square foot of gross land area. This
area is a public or private exterior area improved for recreation of all residents, having a least dimension
of 50 feet, and average dimension of 100 feet and a minimum area of 10,000 square feet.
Recreation Vehicle (RV)
A self-propelled or towed vehicle, qualified to be licensed by the appropriate State Agency, and is built on
a single chassis, 400 square feet or less when measured at the largest horizontal projection, providing
short term recreational living accommodations, designed primarily not for use as a permanent dwelling,
but as temporary living quarters (i.e., for 180 days or less) for recreational, camping, travel, or seasonal
use.
Recreational Facilities
A use of property occurring indoors and/or outdoors providing recreational amenities, activities, or
services for compensation. Activities shall include, but not be limited to: sports played on a court,
amusement arcades, electronic gaming, card/fantasy/board game rooms, skill activities including mazes,
problem solving exercises/scenarios, bowling alleys, skating rinks (roller and ice), shooting ranges,
billiard and pool halls, paintball, rope/wall climbing or obstacle courses, go-kart or motor cross tracks,
exercise centers including aerobic and yoga studios, athletic facilities, and gymnasiums.
Reference level
The portion of a structure or other development that must be compared to the regulatory flood protection
elevation to determine regulatory compliance. For structures within Special Flood Hazard Areas
designated as Zone AE, the reference level is the top of the lowest floor.
Regulatory flood protection elevation
The Base Flood Elevation plus the Freeboard establishes this elevation. In Special Flood Hazard Areas
where Base Flood Elevations have been determined, this elevation shall be the Base Flood Elevation
plus two feet of freeboard.
Rehabilitative Care Facility
A facility licensed by the appropriate state agency, as a group care facility for individuals who are
handicapped, aged, disabled, youthful offenders, addicted to alcohol or drugs, requiring professional
health care, adult supervision, or rehabilitation.
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Religious Facility
A structure in which persons regularly assemble for religious worship, which is maintained and controlled
by a religious body organized to sustain public worship. The term includes, but is not limited to: church,
mosque, synagogue, tabernacle, and temple.
Remedy a violation
To bring the structure or other development into compliance with State and Orange County laws and
regulations.
Repair Services
A land use offering the alteration, repair, mending, and/or servicing of goods without the retail of new,
used, or repaired goods. This land use category excludes engine repair/maintenance activities, which are
captured within the Automotive and Transportation land use category, and is further defined below:
A. Clothing: Including, but not limited to: cobbler, dress maker, fur repair/cleaning, general garment
alteration/repair, leather garment repair including shoes, and tailor services.
B. Electronic and Appliance: Including, but not limited to: camera/camcorders, cellular phones,
computers, dvd/video cassette players, dishwashers, grills, photocopiers, radio, refrigerators,
stereo/phonographic equipment, stoves/ranges, telephone/fax machines, televisions, two-way
radio, and typewriters.
C. Personal and Household Goods other than Appliances: Including, but not limited to: china,
clocks, cutlery including sharpening, exercise and athletic equipment, furniture repair including
reupholstery services, gun repair and maintenance, jewelry including watches, key duplicating,
and musical instruments including tuning, ,
Repetitive loss
Flood-related damages sustained by a structure on two separate occasions during any ten year period for
which the cost of repairs at the time of each such flood event, on the average, equals or exceeds 25% of
the market value, or the tax value in the absence of recent comparative sales, of the structure before the
damage occurred.
Research Facility
An enclosed structure which accommodates research and research applications. Facilities may include
laboratories, offices, and other facilities for research and development, as well as prototype production
facilities for product creation. Prototype production shall be limited in scale to that necessary to fully
analyze the merits of the product
Research and Manufacturing Facility
An enclosed structure which accommodates research and research applications as well as related light
industrial uses. Facilities may include laboratories, offices, other facilities for research and development,
and production facilities. The use falls within the Manufacturing, Assembly, and Processing land use
category.
Reservoir, Class I
A body of water, such as a pond or lake, confined by a dam or other barrier to be used for public water
supply from which water flows by gravity or is pumped directly to a treatment plant or to a small
intervening storage basin and thence to a treatment plant.
Reservoir, Class II
A body of water, such as a pond or lake, confined by a dam or other barrier to be used for public water
supply from which water flows by gravity or is pumped to a Class I reservoir prior to final entrance to a
water treatment plant.
Residential Development
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Restaurant, Drive-In
An establishment whose principal business is the sale of food, and beverages to the customer in a ready-
to-consume state, and whose design, method of operation, or any portion of whose business includes
one or both of the following characteristics:
a) Food and beverages are served directly to the customer in a motor vehicle by a carhop or by
other means which eliminate the need for the customer to exit the motor vehicle.
b) The consumption of foods and beverages within a motor vehicle parked upon the premises, or at
other facilities on the premises outside the restaurant building, is allowed, encouraged or
permitted.
Retail, Class 1
Retail trade, sales, & rental of durable and convenience goods, merchandise & equipment, including mail
order houses, where no adverse impacts occur beyond immediate space occupied by the building;
operations are designed to attract & serve few customers or clients on premises other than employees of
the principle use; there is a low volume of traffic generated (0-200 Trips/Day); and all operations are
conducted entirely within a fully enclosed building with no outside storage.
Retail, Class 2
Retail trade, sales, & rental of durable and convenience goods, merchandise & equipment, including mail
order houses, where no adverse impacts occur beyond the boundaries of the lot where the use is located
and there is a medium volume of traffic generated (200-800 Trips/Day).
Retail, Class 3
Retail trade, sales, & rental of durable and convenience goods, merchandise & equipment, including mail
order houses, where no adverse impacts occur beyond the boundaries of the zoning district and there is a
high volume of traffic generated (more than 800 Trips/Day).
Retail Use
An establishment focused on selling goods or merchandise to the general public for personal or
household consumption and the rendering of services incidental to the sale of merchandise.
Retreat Center
A new or existing facility operated by a corporation or association of persons or churches for social and
recreational purposes. A retreat center may be owned by a profit or not-for-profit corporation.
Retrofitting
Measures, such as flood proofing, elevation, construction of small levees, and other modifications, taken
on an existing building or its yard to protect it from flood damage.
Riding Stable
An establishment for boarding, breeding, training or raising of horses, ponies, mules, and/or donkeys for a
fee; and/or rental of horses, ponies, mules, and/or donkeys for riding, driving, and/or instruction. Exercise
rings shall be considered accessory uses to a commercial stable. Smaller scale events, such as horse
shows expected to generate less than 80 traffic trips per day, may be held no more often than once per
month. The operator of a commercial stable may reside on the property to ensure the continuous care of
animals kept on the site.
Riparian Area
An area that is adjacent to a body of water.
Riverine
Relating to, formed by, or resembling a river (including tributaries), stream, brook, etc.
Road
See “Street.”
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A temporary or seasonal commercial activity that occurs on a bona fide farm and which is expected to
attract more than 20 people at any given time.
Salvage yard77
Property used for the storage, collection, and/or recycling of any type of equipment whatsoever, whether
industrial or non-commercial, and including but not limited to vehicles, appliances and related machinery.
Saw Mill
A facility where off-site logs or timber are sawn, planed or otherwise processed into lumber or other wood
products; not including the processing of timber for use on the same parcel of property.
School – Preparatory
Land use(s) engaged in furnishing academic courses and associated course work designed to satisfy
curriculum requirements/standards established by the State of North Carolina Department of Education
including pre-school through 12th grade/pre-college activities provided by either public or private
institutions. The term includes pre-school, kindergarten, elementary/secondary and high schools, schools
for the mentally and/or physically disabled (pre-school through high school), military academies (pre-
school through high school), schools for the deaf or visually impaired, and alternative schools.
School – Technical, Trade, and Skill Training
Land use(s) engaged in offering a variety of technical, trade, vocational and skills training further defined
below:
A. Community College: A non-residential institution, also known as a junior college, typically
supported in part by local government funds providing higher education and lower-level tertiary
education to students and granting certificates, diplomas, and/or associate degrees. A
Community College may also offer non-degree track specific continuing education courses.
B. Continuing Education: Short or part-time educational courses including, but not limited to:
brewing, diction, exam and tutoring services, language including English as a second language
courses, math, personal development, professional continuing education, reading, self-defense,
and survival training.
C. Performing/Fine Arts: Instruction/training in the arts including, but not limited to: art/artisans
(except commercial and graphic) instruction, dance instruction including studios, drama/theater,
music, fine art schools, photography, sculptors, and other performing arts.
D. Sports and Recreation: Instruction/training in athletic activities to groups of individuals including,
but not limited to: cheerleading, gymnastics, martial arts, sports (i.e. baseball, basketball, bowling,
football, golf, hockey, tennis, soccer) instruction, professional sports instructors not participating
in sporting events, skiing, and swimming/scuba instruction.
E. Trade: Also known as Vocational Schools, offering vocational and technical training in a variety of
subjects and trades, which may or may not include the use of simulators and simulation methods.
Activities include, but are not limited to: acupuncture, apprenticeship training programs, aviation
and flight training, bartending, broadcasting, brokerage, computer training including repair,
cosmetology/barber, culinary arts/cooking schools, glass blowers, graphic acts, dental technician,
driving instruction including automotive, trucks and heavy equipment, electronic equipment repair,
health aide training, hospitality management, massage/physical therapy, mechanic, medical
technician including transcription, modeling, nursing, personal fitness training, photography,
police training, real estate, security guard, silversmiths, weaving, and wood and leather crafting.
Semi-Cutoff Fixture
An outdoor fixture shielded or constructed in such a manner that it emits no more than 5% of its light
above the horizontal plane of the fixture, and no more than 20% of its light ten degrees below the
horizontal plane of the fixture.
Senior Center
77 Use is recommended to be combined with the existing Junkyard land use.
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A non-residential community or neighborhood facility for the organization and provision of services
including health, social, nutritional and educational services and a facility for recreational and group
activities for older persons.
Septic, Off-Site
An off-site system is a wastewater system as defined in GS 130A-334(15) where any components of the
systems serving two or more facilities are located on property other than the building lot that is under
common ownership or control. This approval does not apply to a wastewater system entirely contained on
multiple adjoining lots or tracts of land under common ownership or control which are considered a single
system per GS 130A-334(15) and subject to permitting pursuant to 15A NCAC 18A .1938(j).
Septic System, Alternative
Any approved ground absorption sewage treatment and disposal system other than an approved privy or
an approved septic tank system.
Septic Tank System
A subsurface sanitary sewage system consisting of a septic tank and a subsurface disposal field.
Services Land Use Category
A land use category including establishments/activates providing for the personal care and/or needs of
individuals and animals. Uses excluded medical care/health services which are permitted under the
Medical Uses Land Use Category.
Setback
Yard space other than a court unoccupied and unobstructed by any structure or portion of a structure
from thirty inches above the general ground level of the graded lot upward, except as specifically provided
in these regulations; provided, however, that fences and walls may be permitted in any setback subject to
height limitations established generally or for the district and, further provided that poles, posts and other
customary accessories, ornaments, furniture and landscaping shall be permitted in any setback if they do
not constitute substantial impediments to free flow of light and air across the setback or violate provisions
of these or other regulations regarding visibility.
Sexually Oriented Devices
Any artificial or simulated Specified Anatomical Area or other device or paraphernalia that is designed
principally for Specified Sexual Activities but shall not mean any contraceptive device.
Sexually Oriented Business
A business which offers its customers or adult patrons any device, activity or demonstration depicting
Specified Sexual Activities , or which is intended to appeal to sexual interests, titillation or arousal of the
customer or adult patron. A sexually oriented business shall include an adult establishment as in NCGS §
14-202.10(2) and, in addition, without limitation shall include: Adult Arcade, Adult Bookstore, Adult Video
Store, Adult Cabaret, Adult Motel, and Adult Escort Agency.
Sign
Any letter, figure, character, mark, plane, point, marquee, design, poster, pictorial, picture, stroke, stripe,
line, trademark, reading matter, or illuminated surface which is constructed, placed, attached, painted,
erected, fastened or manufactured in any manner so that the same shall be used for the attraction of the
public to any place, subject, person, firm, corporation, public performance, article, machine, or
merchandise, which are displayed in any manner, including out-of-doors.
Sign, Abandoned
A sign for which no legal owner can be found or any sign face or sign structure that advertises a business
not conducted on the premises for over 90 days. In making the determination that a sign advertises a
business no longer being conducted, the Planning Director shall consider the following: the existence or
absence of a current occupational license, utility service deposit, or account; use of the premises; and
relocation of the business.
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Street, Local
A street used or designed primarily to provide access to abutting properties. It serves or is designed to
serve at least ten but not more than 25 dwelling units and is expected to or does handle between 75 and
200 trips per day.
Street, Loop
A street used as a means for local traffic to leave and enter other streets without turning around, but
providing access only to abutting properties. These streets are less than one mile in length and have no
collector characteristics.
Street, Marginal Access
A minor street which is parallel to and adjacent to an arterial street, and which provides access to abutting
properties and protection from through traffic. Marginal access streets may also be referred to as "service
roads".
Street, Minor
A street used or designed primarily to provide access to abutting properties. It serves or is designed to
serve not more than nine dwelling units and is expected to or does handle up to 75 trips per day.
Street, Private
A vehicular way, built to the private street standards of Orange County, not intended for public use or
public dedication and which serves a limited number of lots. It is maintained by private property owners
and intended for use by those private property owners.
Street, Public
A street which has been accepted for permanent maintenance by the State of North Carolina.
Street, Subcollector
A street used or designed to provide access to abutting properties, but is also designed to be used or is
used to connect minor or local streets with collector or arterial streets. Including residences indirectly
served through connecting street, it serves or is designed to serve at least 26 but not more than 100
dwelling units and is expected to or does handle between 200 and 800 trips per day.
Structure
Any walled and roofed building, a manufactured home, or a gas or liquid storage tank, that is built or
constructed principally above ground, constructed or erected to a height of 30 inches or more, including
but not limited to load bearing walls, columns, beams or girders.
Studio (Arts and Crafts) 78
Room or building where an art is taught, practiced or studied, or where a craft or product is manually
produced. Typical studio users include artists, musicians, dancers, gymnasts, photographers, sculptors,
wood and leather craftsmen, glass blowers, weavers, and silversmiths.
Study Area, Traffic Impact
The area in which a traffic impact analysis will be made and extending approximately one half mile along
roadways adjacent to a development project and in both directions from all access points or to a major
intersection along these roadways.
Subdivider
Any person or persons, firm or corporation subdividing land within the jurisdiction of this Ordinance.
Subdivision
78 Activities are now captured under the Schools – Technical, Trade, and Skill Training land use under the Child and
Adult Care and Educational Facilities land use category.
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Temporary Use Building
A building, not intended for residential use, consisting of one or more modules constructed off the ultimate
site of use. The building is also not attached to a permanent or semi-permanent foundation.
Ten-Year Transition Land
Land located in areas that are in the process of changing from rural to urban densities and/or intensities,
that are suitable for higher densities and/or intensities and could be provided with public utilities and
services within the first 10-year phase of the Comprehensive Plan update or where such utilities and
services are already present or planned. Non-residential uses implemented in accordance with small
area plans and/or overlay districts may be appropriate.
Theater
A building or outdoor area in which plays and other performances are given and/or viewed including, but
not limited to: comedy performances, dance companies, dinner theater, improvisational theater, motion
pictures, musicals including symphonies, operas, puppet, and plays.
Tourist Home
A building or group of attached or detached buildings containing, in combination, three to nine lodging
units for occupancy for daily or weekly periods, with or without board, and primarily for occupancy by
transients, as distinguished from rooming houses, in which occupancy is primarily by residents rather than
transients.
Traffic Generation: Low
Uses which generate an average of less than 200 vehicle trips per day.
Traffic Generation: Medium
Uses which generate an average of between 200 and 800 vehicle trips per day.
Traffic Generation: High
Uses which generate an average of more than 800 vehicle trips per day.
Transmission Lines
a) For lines carrying electrical energy, transmission lines are those which carry 45,000 volts or more.
b) For lines which carry liquids or gases, transmission lines are those operating or designed to
operate at pressures of one hundred pounds per square inch or greater.
Travel Trailer
A structure that is:
a) Intended to be transported over the streets and highways (either as a motor vehicle or attached to
or hauled by a motor vehicle), and
b) Designed for temporary use as sleeping quarters, but that does not meet the definition of a
manufactured home.
Tree, DBH
Diameter at breast height of a tree, which is measured at 4.5 feet above ground surface level.
Tree, Critical Root Zone
The minimum area beneath a tree which must be left undisturbed in order to preserve a sufficient root
mass to give a tree a reasonable chance of survival. The critical root zone is approximately one foot of
radial distance for every inch of tree's DBH, with a minimum of eight feet.
Tree, High Value
A tree that meets or exceeds the following standards: for pine species, 14” DBH or greater, or 18” or
greater stump diameter, and for hardwood or wetland species, 16” DBH or greater, or 24” or greater
stump diameter.
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