HomeMy WebLinkAboutAgenda - 02-26-2001-c2ORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date: February 26, 2001
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Action Agenda
Item No. c 2
SUBJECT: Establishment of EDD subdistricts and Development Regulations
DEPARTMENT: Planning & Inspections PUBLIC HEARING: (Y/N) YES
ATTACHMENT(S): INFORMATION CONTACT:
Ordinance Craig Benedict, Director, Ext. 2592
Table of Permitted Uses ~ Robert P. Davis, Planner III, Ext. 2580
EDD Design Manual (Abridged revised) TELEPHONE NUMBERS:
Hillsborough 73Z-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-2Z7-2031
PURPOSE: To hear public comments regarding the proposed EDD subdistricts for the proposed.
Hillsborough Area EDD.
BACKGROUND:
The Orange County/Hillsborough Economic Development Districts Task force has been working since
February of 2000 on zoning districts that would permit certain uses by right and some uses through a
planned development rezoning and/or a special use permit process.
Rather than create numerous new districts, staff is using the Economic Development District as the
broad land use category. Within the broad Economic Development land use category new subdistricts
will have prefixes of `ED' and specific subdistricts associated with them. For example, ED-O would be
called Economic Development -Office District and ED-FLX would be the Economic Development -
Office/Flex District.. By using this approach we are able to adhere to the existing Comprehensive Plan
designations of Economic Development Activity Node for the Hillsborough Area EDD. It retains the
classification of Economic Development District with which everyone is familiar. It. also provides a way to
designate specific areas of the EDD for certain types of uses.
The subdistricts names with their associated planned developments are:
S~rmbol District Name
ED-LO-1 Economic Development -Limited Office 1 (na residential)
PD-ED-LO-1 Planned Development-Economic Development-Limited Office 1
ED-LO-2 Economic Development -Limited Office 2 (with residential 1-8 units density)
PD-ED-LO-2 Planned Development-Economic Development-Limited Office 2
G/robert/februarv2001 PH/Abstract-Suhdistricts
~UV
ED-FLX Economic Development -Office/Flex
PD-ED-FLX Planned Development-Economic Development-Office Flex
ED-LNO Economic Development -Linear Office
PD-ED-LNO Planned Development-Economic Development-Linear Office
ED-O Economic Development - Offiice
PD-ED-O Planned Development-Economic Development-Office
PD-ED-MU Planned Development-Economic Development-Mixed Use
Section 1 of the proposed ardinance creates the subdistricts, sets the dimensional requirements and
provides the application criteria for each subdistrict.
Section 2 of the proposed ardinance is a housekeeping item that refers users to the Economic
Development Design Manual for development standards.
Section 3 of the proposed ordinance changes the name of the I~0/Old NC 86 Economic Development
District to the Hillsborough Area Economic Development District within the text of the EDD Design
Manual.
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Section 4 of the proposed ordinance allows a rewrite of the section of the EDD Design Manual for the
Primary and Secondary Areas. The new subdistricts have standards and an associated table of
permitted uses that sets.forth the types of uses that will be allowed in the Hillsborough Area EDD. The
old classification of primary and secondary areas will not be needed under the subdistrict approach.
Section 5 of the proposed ordinance provides the requirements of Planned Developments within the new
Hillsborough Area EDD. This section creates the Master Development Plan approach for large projects
(2D acres and over) using a Planned Development district with a project Special Use Permit, Class A.
The Master Development Plan sets the perimeters of uses, buffers, roadways, environmental concerns
in the special use permit. No development can occur on the site with only a Master Development Plan
approval. A Final Development Plan, with a higher degree of detail, and. a Special Use Permit, Class A
would have to be approved for all tracts over 2.0 acres and/or structure(s) cumulatively over 20,000
square feet before development on the site could commence. Far sites 2.0 acres and less and/or
structures 2D,DD0 square feet and less the Planning Director has final approval authority. Additional,
reasonable conditions not addressed at the master plan level can be added at the Final Development
Plan stage. For uses permitted by right, the 2.0 acre/2D,000 square foot building threshold would
require a Special Use Permit, Class A if these limits are exceeded.
The two-phase approach provides flexibility to the County and the developer. The County is assured of
a certain type of development and intensity while the developer is allowed the flexibility of marketing the
site far specific uses and in accordance with Master Development Plan approval.
Should a.petitioner want to submit far a Planned Development for immediate approval the procedure
would fallow the Small Scale Development Plan with a Special Use Permit, Class A. This is the method
far planned development approvals in Orange County now. The Small Scale Development Plan and the
Final Development Plan will have the same level of detail provided.
FINANCIAL IMPACT: No fiscal impact is associated with this action.
RECOMMENDATION(S): Planning Staff recommends Approval of the proposed
amendments.
G/robert/februarv2001 PH/Abstract-subdistricts
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Administration recommends that the amendments be referred to the
Planning Board for a recommendation back to the Board of County
Commissioners at the April 17, 2001 meeting.
'TITA~PI'F/TPI1rii~]fR,'7I1I11 pL7/A F.n+.....t e~~~...~:..i..:..F..
AN ORDINANCE AMENDING THE ZONING ORDINANCE
OF ORANGE COUNTY
THE BOARD OF COMMISSIONERS OF ORANGE COUNTY ORDAINS THAT THE
ORANGE COUNTY ZONING ORDINANCE IS AMENDED AS FOLLOWS:
Section 1. Amend Article 6.29.3 Part Two: Performance Standards. of the Orange
County Zoning Ordinance entitled `Econamic Development Districts Design Manual
(Abridged Version)' by adding a new subsection 2.1A under section 2_1 Develo aLment
Areas as follows:
2.1A ECONOMIC. DEVELOPMENT DISTRICTS -PURPOSE STATEMENTS AND
REGULATIONS
The following Economic Develapment (ED) Subdistricts are established in the
Hillsborough Area EDD: -
Table 1.0
Subdistricts
S___ymbol District Name
ED-LO-1 Economic Develapment -Limited Office (no residential)
PD-ED-LO-1 Planned Development-Economic Development-Limited Office 1
ED-LO-2 Economic Development -Limited Office (with residential 1-8 units density)
PD-ED-LO-2 Planned Development-Economic Development-Limited Office 2
ED-FLX Economic Development -Office/Flex
PD-ED°FLX Planned Development~Economic Development-Office Flex
ED-LNO Economic Development -Linear Office
PD-ED-LNO Planned Develapment-Economic Development-Linear OfFice
ED-O ~ Economic Development - Office-
PD-ED-O Planned Development-Econamic Development-Office
PD-ED-MU Planned Development-Economic Development-Mixed Use
The purposes of establishing these Economic Development Subdistricts are to provide
areas which accommodate the establishment and operation of commercial, light
industrial and office uses in a well planned and fully integrated manner and to assist the
community in meeting its. diverse economic development goals. When an Economic
Development subdistrict rezoning proposal is considered, the request shall be consistent
with the Comprehensive Plan. The commercial, office and light industrial land use goals
and recommendations identified in other sections of this EDD Design Manual shall be
used as a guide, in conjunction with other factors, in determining the appropriateness of
the proposed district. Nothing in this section is intended to limit the discretion of the
Board of Commissioners to deny a petition to rezone property if it determines that the
proposed rezoning is not in the public interest.
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(A) ED-LQ-1 Economic Development-Limited Office-1 District
(1) Purpose. The ED-LO-1 District is primarily intended to accommadate law
intensity affice uses and supporting services. The district is intended to be
located on small areas (5 acres and less) within the Economic
Development District. The district may contain limited commercial uses
within employment centers or where vehicular access is provided internally
to the development.
(2) General Dimensional Requirements - ED-LO-1.
Minimum
ED Zoning Lot Minimum Setbacks Maximum
Zoning Impervious Maximum
District Side Surface Height
Area Width One Cover (ft)
(Acre) (ft) Front Rear Side Combined Street (%)
ED-LO-1 2 200 50 40 20 50 50 50 60
(3) Application Criteria
a. This district will be applied in the Hillsborough Area Economic
Development District.
b. This district shall only be applied where water and sewer is available at
the site or are to be made available to the site as part of the
development approval process.
c. A structure or structures exceeding 20,000 square feet cumulatively on
one zoning lot shall only be approved through a Special Use Permit,
Class A process regardless of use.
d. All zoning lots greater than 2.0 acres shall only be approved through a
Special Use Permit, Class A process regardless of use.
e. No drive through facilities may be constructed in this district.
(B) ED-LO-2 Economic Development-Limited Office-2 District
(1) Purpose. The ED-LO-2 District is primarily intended to accommodate low
intensity office uses and supporting services. The district is intended to be
located on small areas (5 acres and less) within the Economic
Development District.' Parcels existing as of the date of this ordinance
containing cumulatively mare than 2 acres shall only be developed through
a Planned Development process or after issuance of a Special Use Permit,
Class A approval. The district may contain low to moderate density
residential uses (1-$ units per acre). The district may also contain limited
office support services.
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(2) General Dimensional Requirements - ED-LO-2 ~~~~
Minimum
ED Zoning Lot Minimum Setbacks Maximum
Zoning Im
i M
i
perv
ous ax
mum
District Side Surface Height
Area Width One Cover (ft)
(Acre) (ft) Front Rear Side Combined Street (%)
(ft) (ft) (ft) (~) (ft)
ED-LO-2 2 200 SO 40 20 50 50 50 60
• Residential structures shall be a maximum of 35 feet in height.
(3) Application Criteria
a. This district will be applied in the Hillsborough Area Economic
Development District.
b. This district shall only be applied where water and sewer is available at
the site or is to be made available to the site as part of the development
approval process. EXCEPTION: Single-family lots located south of I-
40 may use ground absorption septic systems on minimum size lots of
40,000 square feet provided at least 33% of the tract is preserved as
open space.
c. Single family uses shall follow Section IV-B-10 Flexible Develo ment of
the Subdivision Regulations.
d. Single-family lot sizes shall be a minimum of 7,500 square feet and a
maximum of 14,000 if connected to public sewer.
e. Multi-family structures shall be limited to a two-story maximum.
f. Duplex and multi-family uses shall be connected to a public water and
public sewer system.
g. A structure or structures exceeding 20,000 square feet cumulatively on
one zoning lot shall only be approved through a Special Use Permit,
Class A process regardless of use.
h. All zoning lots greater than 2.0 acres shall only be approved through a
Special Use Permit, Class A process regardless of use.
i. No drive through facilities may be constructed in this district.
(C) ED-FLX Economic Development -Office/Flex District
(1) Purpose. The ED-FLX District is intended to accommodate a wide range of
assembling, fabricating and light manufacturing activities, and such
ancillary industrial activities as warehousing and distribution. Some
commercial services are also permitted accessory to industrial
development provided all access is provided internally. The district is
established to provide locations for industrial development which have little
or no impact on adjoining properties.
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(2) General Dimensional Requirements - ED-FLX
Minimum
ED Zoning Lot Minimum Setbacks Maximum
Zoning Impervious Maximum
District Side Surface Height
Area Width One Cover (ft)
(Acre) (ft) Front Rear Side Combined Street (%)
(ft) - (ft) (ft) (ft) (ft)
ED-FLX 4 300 50 40 20 50 50 50 40
(3) Application Criteria
a. This district will be applied in the Hillsborough Area Economic
Development District.
b. This district shall only be applied where water and sewer is available at
the site ar is to be made available to the site as part of the development
approval process.
(D) ED-LNO Economic Development -Linear Office District
(1) ,Purpose. The ED-LNO District is intended to accommodate low to
moderately intense medical, professional, administrative and government
ofFce on small to mid-sized sites. The district is intended to be located on
the periphery of established residential areas and along major and minor.
thoroughfares. The district is established to provide convenient locations
for offices, the size and operating characteristics of which require limited
parking and which generate little traffic. Standards are designed so that
this district may serve as a transitional land use between residential
districts and higher, more intense land uses.
(2) General Dimensional Requirements - ED-LNR
Minimum
ED Zoning Lat Minimum Setbacks Maximum
Zoning Impervious Maximum
District Side Surface Height
Area Width One Cover (ft)
(Sq.ft.) (ft) Front Rear Side Combined Street (%)
(ft) (ft) (ft) (ft) (ft)
ED-LNR 20,000 100 50 50 15 30 40 50 30
(3) Application Criteria
a. This district will be applied in the Hillsborough Area Economic
Development District.
b. This district shall only be applied where water and sewer is available at
the site or is to be made available to the site as part of the development
approval process.
(4) Supplementary District Requirements. Structures in the LNR District
shall not exceed 5,000 square feet in gross floor area.
(5) Hours of Operation. If hours of operation are to exceed the EDD limits of
6:00 AM until 11:00 PM, a Class A Special Use Permit shall be required.
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(6) Trash Facilities. Dumpsters shall be enclosed on three (3) sides with
walls at least eight (8) feet high and constructed of the same material as
the principal building on the zoning lot; the fourth side of the enclosure shall
be a permanent gate of wood or other opaque material.
(7) Exterior Lighting. Exterior lighting on the property shall not be installed
at height of more than eight (8) feet above the finished grade and shall be
so shielded as to cast no direct light upon adjacent property.
(8) Buffer around exterior boundary of the EDD. When a site within the
ED-LNR District adjoins the exterior boundary of the EDD, the perimeter
buffer of the EDD may be reduced to fifty- (50) feet. Landscaping in
accordance with the EDD design manual shall be installed.
(9) Interconnectivity between parcels. All parcels shall provide for
interconnectivity between parking areas if determined necessary by staff.
(E) ED-O Economic Development -Office District
Planned Development-Economic Development -Office
(1) Purpose. The ED-O District is primarily intended to accommodate high
intensity office uses and supporting services. The district is intended to be
located on large areas within the Economic Development District. The
district may contain limited commercial uses within. employment centers.
(2) General Dimensional Requirements - ED-O
Minimum
ED Zoning Lot Minimum Setbacks Maximum
Zoning Im
ervious Maxim
District
Side p
Surface um
Height
Area
(Acre) Width
(ft)
Front
(ft)
Rear
(ft) One
Side
(ft)
Combined
(ft)
Street
(ft) Cover
("/o) (ft)
ED-O 4 300 50 40 20 SO SO SO b0
(3) Application Criteria
a. This district will be applied in the Hillsborough Area Economic
Development District.
b. This district shall only be applied where water and sewer is available at
the site or is to be made available to the site as part of the development
approval process.
c. All outparcels within the ED-~ district shall have internal access to the
development.
(F) . PD-ED-MU Planned Development Economic Development -Mixed Use
District
(1) Purpose. The ED-Mixed Use District is intended to accommodate a mix of
residential, commercial and light industrial uses in a cohesive development
that IS compatible with the natural terrain and ciirrrninrlinn ii~PC Thic
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district encourages innovation by offering flexibility in design and layout
requirements to achieve a greater choice of living and working
environments. This district is only permitted through the planned
development district zoning process.
(2J General Dimensional Requirements - PD-ED-MU
'Minimum
ED Zoning Lot Minimum Setbacks Maximum
Zoning Im
ervious Maximum
District Side p
Surface
Height
Area Width pne Cover (ft)
(Acre) (ft) Front Rear Side Combined Street (%)
PD-ED-MU - 200 60 40 20 40 40 50 60
(3) Application Criteria
a. This district will be applied in the Hillsborough Area Econamic
Development District.
b. This district shall only be applied where water and sewer is available at
the site or is to be made available to the site as part of the development
.approval process.
c. The minimum size ofi a PD-MU district shall be 20 acres.
d. There are no minimum lot sizes in the Mixed Use District; the, Master
Development Plan or Small Scale Development Plan will set forth the
setbacks as indicated in the General Dimensional Requirements listed
above. Single-family and duplex residential uses foNowing the flexible
development guidelines may reduce the minimum setbacks by 50
percent and the lot width by 60 percent.
e. All autparcels within the PD-ED-MU district shall have internal access to
the development.
Section 2: Add new Section 7.21.2 to refer users to Economic Development District
Design Manual for all development specifications.
Development Standards within Economic Development Districts
All developments shall meet the standards for approval as specified in the Economic
Development District Design Manual (Section 6.29.3 of the Zoning Ordinance).
Section 3: Amend Article 6.29.3 Economic Development Districts Design Manual by
removing all references to the I-40/Old NC86 District and replacing all refierences with
Hillsborough Area EDD. .
Section 4: Amend Article 6.29.3 Economic Development Districts Design Manual by
creating new designations for primary and secondary areas in the Hillsborough Area
EDD.
Section 5: Add a new section to Article 6.29.3 of the Orange County Zoning Ordinance
entitled Economic Development Districts Design Manual to set forth the requirements of
Planned Developments using either the Master Development Plan approach or the Small
Scale Development Plan approach. The perFormance standards ofi Special Use
Permits, Class A are set forth.
sss
A, All re uirements of eneral use zonin shall be met.
1. If the petitioner elects to petition for a Economic Development Planned
Development district, the petition must specify the actual use(s) intended, one
or more of the permitted uses listed in the Permitted Use Table in the EDD
Design Manual (Abridged Version) for the entire tract or any part or parts
thereof, for the property specified in the petition, and the proposed use(s) must
be a use(s) permitted in the corresponding general use district. Uses in the
subcategories of the Permitted Use Table may be limited by either the
petitioner ar the County Commissioners. If the .petitioner petitions for two (2)
or more Planned Development districts, the petitioner shall submit a separate
petition for each district. The County Commissioners, in considering whether
to approve or disapprove a Planned Development district petition, shall do so
on the basis of the specific use(s) requested.
B. General Com liance Provisions
1) Any petition to amend district boundaries to create an Economic
Development Planned Development district shall comply with procedures
for both general use district amendments and Planned Developments set
forth in the Zoning Ordinance.
2) The petitioner may elect to submit a Planned Development, Special Use
Permit, Class A as either a Master Development Plan or as a Small Scale
Development Plan.
a. Site Plan Submittal. Development plans shall be submitted for the
Master Development Plan in accordance with Section C below. Site
plans shall be submitted for Small Scale Development Plans in
accordance with Section D below. Final Development Plans of Master
Development Plans shall be submitted in accordance with Section E
below.
b. Final Development Plan. The Final Development Plan of projects
using the Master Development Plan approach shall not be accepted
until the Master Development Plan and project Special Use Permit,
Class A has been approved by the County Commissioners.
3) Performance standards for Special Use Permits., Class A within
Hillsborough Area EDD
This section establishes criteria pertaining to appearance in the design of a
site, buildings and structures, landscaping, signs, and other miscellaneous
features that are observed by the public. Aesthetic criteria are not intended
to restrict imagination, innovation, or variety, but rather to assist in focusing
an design principles which result in creative solutions that will promote
visual appearance within the city and county, preserve taxable values, and
promote the public health, safety and welfare.
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Standards generally
a) Harmonious and e~cient organization. The site plan shall be
organized harmoniously and efficiently in relation to existing topography,
the size and type of plot, the character of adjoining properly, and the type
and size of buildings. The site will be developed to facilitate orderly
development of surrounding property and with minimal disturbance to the
natural environment.
b) Preservafion of natural state. Desirable vegetation or other unique
natural features shall be preserved in their natural state when practical.
The Environmental Protection Plan shall include the locations of all existing
trees 12"diameter four feet above the ground.
c) Enhancemenf of residential privacy. The site plan shall provide
reasonable visual, lighting, and sound privacy for all adjacent dwelling
units.
d) Emergency access. Structures and other site features shall be
arranged to permit practical emergency vehicle access to all sides of
buildings.
e) Access to public ways. Every structure and dwelling unit shall have
access to a public street, walkway or other area dedicated to common use.
f) Non-motorized circulafion. Anon-motorized circulation. system shall
be provided which is direct, efficient, and pleasant. The system shall be
complementary to, but independent of the vehicular circulation system.
g) Design of access and egress drives. The location, size, and
numbers of ingress and egress drives to a site will be strictly limited to
minimize the negative impacts on public streets and on adjacent property.
This shall include formal entryways and access to outparcels from inside
the development only.
h) Coordination with off-site circulation systems. The arrangement of
rights-of-way or easements for circulation shall coordinate with the pattern
of existing and planned streets, pedestrian and/or bicycle pathways and
transit routes in the area. Connection to adjacent properties is encouraged
where possible.
i) Stonnwafer canfrol. Protective measures shall ensure that removal
of stormwater runoff will not adversely affect neighboring properties or the
public storm drainage system. Provisions shall be made for construction of
wastewater facilities including grading, gutters, and piping to direct
stormwater and prevent erosion. Surface water on all paved areas shall be
collec#ed at intervals that do not obstruct vehicular or pedestrian trafFc.
j) Exterior lighting. Location, type, size and direction of exterior lighting
shall not glare or direct illumination that interferes with adjacent properties
or safety of public rights-of--way.
k) Protection of property values. Elements of a site plan shall be
arranged to have minimum negative 'impact on values of adjoining property
and other on-site uses.
Specific standards
Unless otherwise indicated here, the relevant standards for the OfFce
Institutional district shall apply. Where actions, designs, or solutions
proposed by the applicant are not literally in accord with the applicable
regulations of this ordinance, but the Board of Commissioners makes a
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finding in the particular case that public purposes are satisfied to an
equivalent or greater degree, the Board may make specific modification of
the regulations in the particular case. Any modification of regulations shall
be explicitly iridicated in the approved permit.
a) Relationship of buildings to site.
1. The site shall be planned to provide for adequate planting,
safe pedestrian movement, and parking areas.
2. Parking areas shall be treated with decorative elements,
building wall extensions, plantings, berms, or other innovative
means, so as to screen parking areas from view from public ways
and reduce heat generated by paved. areas.
3. Without restricting the permissible limits of the applicable
zoning district, the height and scale of each building shall be
compatible with its site and existing or anticipated adjoining
buildings.
4. All utility services shall be underground.
b) Relationship of buildings and site to adjoining areas.
1. Attractive landscape transition to adjoining properties shall be
provided.
2. Lighting intensity at the property line adjacent to residential
uses shall not be greater than'/z footcandle.
c) Building design.
1. Architectural style is not restricted. ,Evaluation of the
appearance of a project shall be based on its relationship to the
surroundings. Primary and pedestrian facades are encouraged to
complement and reflect the characteristics of downtown
Hillsborough.
2. Specific building materials are not endorsed. Evaluation of
the appearance of a project shall be based on the relationship to
surroundings.
i. Materials and design shall be compatible with each
other in multiple building projects.
ii. Materials shall be selected for suitability to the type of
buildings and the design in which they are used. Utilitarian
materials shall be limited to inconspicuous facades and non-
public or service areas. Materials with unique or special
character are encouraged.
3. Buildings and building components, such as walls, windows,
doors, eaves, and parapets, shall have human proportions and
relationships to one another.
4. Mechanical equipment or other utility hardware on the. roof,
ground, or buildings shall be screened from public view with
materials harmanious with the building, or they shall be so located
as not to be visible from any public ways. This provision does not
apply to the installation of electric vehicle charging stations.
5. Exterior lighting shall be part of the architectural concept.
Fixtures, standards, and all exposed accessories shall be
harmonious with building design.
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6. Recycling and waste removal areas, service yards, storage
yards, and exterior work areas shall be located away from and
screened from view from public ways, using materials as stated in
criteria for equipment screening. Areas shall be sized to
accommodate changes in technology and local refuse ordinances.
7. Variation of detail, form, material, and siting may be used to
provide visual interest. In multiple building projects, variable siting of
individual buildings may be used to prevent a monotonous
appearance.
d) Landscaping and site treatment. Landscape elements included in
these criteria consist of all forms of planting and vegetation, ground
forms, rock groupings; water patterns, and all visible construction
except buildings and utility structures. New and existing vegetation
shall be maintained in a flourishing manner.
1. Natural or existing topographic patterns contributing to the
beauty and utility of a development shall be preserved and
developed. Modification to topography will be permitted where it
contributes to good appearance and does not adversely affect
significant natural features and drainageways.
2. Grades of walks, parking spaces, terraces, and other paved
areas shall provide an inviting and stable appearance.
3. Landscape treatment shall be provided, to enhance
architectural features, strengthen vistas and important visual
corridors, and provide shade.
4. Unity of design shall be achieved by repetition of certain plan
varieties and other materials and by correlation with adjacent
developments.
5. 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.
6. Appropriate curbs, tree guards or other devices shall be
employed to protect plants susceptible to injury by pedestrian or
motor trafFc.
7. Parking areas and trafficways shall be enhanced with
landscaped spaces containing trees or tree groupings:
8. Service yards and other unsightly places shall be screened
by use of walls, fencing and/or planting.
e) Signs
1. 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.
2. Every sign shall be designed as an integral architectural
element of the building and the site to which it principally relates.
3. The colors, materials and lighting of every sign shall be
harmonious with the building and site to which it principally relates.
4. 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.
5. Freestanding signs shall not exceed 7 feet in height and shall
not be pole-mourited.
f) Maintenance, planning and design factors.
1. Materials and finishes shall be selected for their durability and
wear as well as far their beauty. Proper measures and devices shalt
be incorporated for protection against the elements, neglect,.
damage, and abuse.
2. 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.
g) Transportation Network Capacity
C. Master Develo ment Plan Provisions
1) The Master Development Plan shall show, through a combination of graphic
means and text (including without limitation proposed conditions to be included
in the Special Use Permit, Class A for the proposed development):
a. The total tract acreage along with location, types, maximum floor areas
and impervious surface areas far non-residential and multifamily uses.
b. The location and orientation of buildings, parking areas, recreational
facilities, and open spaces;
c. Proposed access points and circulation systems for vehicles, bicycles,
and pedestrians;
d. Preservation of unique natural or constructed features, including
retention of existing vegetation and showing all district buffers;
e. Right-of--way in accordance with transportation plan;
f. Visual impact from along major transportation corridors;
g. How the development plans to use design and architectural controls as
well as screening and landscaping to ensure that the design flexibility
provided in the proposed Planned Development district produces a high
quality development. Calory shall be diverse and .harmonious and a
palette of colors shall be submitted for approval. One color should not
dominate any palette and bright colors should be used as accents only;
h. How the development proposes to minimize or mitigate any adverse
impacts on neighboring properties and the environment, including
without limitation impacts from traffic and stormwater runoff;
2) The Planning Board (and other advisory boards to which the Board of
County Commissioners ,may refer the application) shall review the
proposed Master .Development Plan and Special Use Permit, Class A
application at the same time it considers the petitioner's rezoning request.
In response to suggestions made by the Planning Board (or other advisory
boards), the applicant may revise the Master Development Plan and
Special Use Permit, Class A application before it is returned to the Board of
County Commissioners provided the changes are in response to items
~~~ raised at either the public hearing or subsequent to the Planning Board
recommendation.
3) The Board of County Commissioners may only approve a rezoning
application if it simultaneously approves the Master Development Plan and
Special Use Permit, Class A for the development of the property, subject to
such reasonable modifications and conditions as the Board may impose in
the exercise of its legislative discretion.
4) If a Planned Development rezoning application is approved with a Master
Development Plan and a Special Use Permit, Class A the approval of the
Master Development Plan under this section does not obviate the need to
obtain a Final Development Plan and Special Use Permit, Class A for the
individual "pods" or buildings shown on the Master Development Plan in
accordance with the special use permit provisions of Section 8 of the
Orange County Zoning Ordinance.
5) A Master Development Plan approved under this section may only be
amended in accordance with the provisions applicable to a rezoning of the
property in question.
6) Not withstanding the foregoing provisions, if the Board of County
Commissioners finds during its review of a request for approval of a
Planned Development Master Development Plan that sufficiently detailed
information has been submitted, the Board may approve the Master
Development Plan as a Special Use Permit, Class A for an individual site or
for the entire development. For purposes of this subsection, the ,phrase
"sufficiently detailed information" means that type and degree of information
which allows the Board to understand and .approve all of the major
discretionary design elements of the project, leaving mostly technical or
engineering matters to be approved by the staff. If a Master Development
Plan is approved a Special Use Permit in this way, the approval process
shall follow the ,same procedures and standards applicable to other special
use permit applications. Any lot that is subdivided out of a tract for which a
Master Development Plan has been approved as Small Scale Development
Plan with a Special Use Permit, Class A under this subsection may then be
developed after a zoning compliance permit has been secured.
D. Small Scale Develo ment Plan Provisions
1. Site Plans drawings for Small ,Scale Development Plans shall meet the
requirements of Article 14 of the Zoning Ordinance and the guidelines of
the Economic Development Design Manual.
2. The Planned Development petition and Special Use Permit, Class A
application shall be reviewed concurrently by the Board of County
Commissioners according to the same procedures and in accordance with
the same standards applicable to other special use permit applications.
3. The Board may not approve a Planned Development petition unless it
~I~
simultaneously approves the Special Use Permit, Class A application for
the development of the property, .which special use permit may be
approved subject to reasonable conditions and requirements as set forth in
Article 8 of the Zoning Ordinance and the guidelines in Article 6.29.3 of the
Zoning Ordinance.
4. In addition to other grounds for denial of a special use permit application, a
special use permit may be denied on the basis that the application is
inconsistent with an approved Master Development Plan far the same tract.
However, if the special use permit is approved, the Board of County
Commissioners shall be deemed to have amended the Master
Development Plan to the extent necessary to bring it into conformity with
the existing project Special Use Permit, Class A.
E. Final Development Plan Provisions
1. Site Plans drawings for Final Development Plans shall meet the
requirements of Article 14 of the Zoning Ordinance and shall be consistent
with the approved Master Development Plan and address all conditions of
the project Special Use Permit, Class A.
2. Tracts over 2.0 acres and/or structure(s) totaling cumulatively over 20,000
square feet on one zoning lot shall submit a Special Use Permit, Class A
modification request for a Public Hearing and follow all procedures as
specified in the zoning ordinance. Otherwise, the site plan may be
approved by the Planning Director.
3. A metes and bounds legal description of the Final Development Plan shall
be submitted along with either the application for the Special Use Permit,
Class A modification or the site plan submitted for Planning Director
approval.
4. No special use permit for a site governed by a Master Development Plan
may be denied for reasons set Earth in Article 8 (Special Uses) if the basis
for such denial involves an element or effect of the development that has
previously been specifically addressed and approved in , the Master
Development Plan approval process, unless (i) it can be demonstrated that
the information presented to the Board of County Commissioners at the
Master Development Plan approval stage was materially false or
misleading, or (ii) conditions have changed substantially in a manner that
could not reasonably have been anticipated, or (iii) a basis for denial for
reasons set forth in Article 8 (Special Uses) is demonstrated by clear and
convincing evidence.
5. No Final Development Plan shall be accepted by staff for review until the
Master Development Plan has been approved and recorded.
6. The Planning Director shall have the discretion to require that a site plan
follow the public hearing Special Use Permit modification procedures
should the submitted site plan violate, in the Planning Director's opinion,
the provisions set forth in provision # 4 above. .
Section 6: Amends subdivision requirements in the Hillsborough Area EDD.
Subdivision Regulations,in Economic Development Districts
1. When a Planned Development rezoning petition is approved, and the tract
that is subject of said rezoning is proposed to be subdivided, all provisions
of the Subdivision Regulations shall be satisfied.
a) The applicant may obtain approval of the subdivision simultaneously
with the approval of the rezoning if sufficient information (i.e. lot lines,
lot size, etc) is shown on the site plan or at a later time.
b) The subdivision shall be consistent with the terms of the Master
Development Plan or Small Scale Development Plan and Special Use
Permit, Class A (as applicable) that is approved along with the rezoning
petition.
c) If the Master Development Plan or Small Scale Development Plan and
Special Use Permit, Class A (as applicable) that is approved along with
the Planned Development rezoning petition establishes density, floor
area, ,impervious surface, or similar limitations on the tract that is
rezoned or any portion thereof, the subdivision final plat that creates
lots out of any portion of the tract so encumbered shall indicate on the
face of the plat with respect to each lot such limitations or restrictions as
are necessary to ensure compliance with the Master Development Plan
or Small Scale Development Plan. For example, if the Final
Development Plan of a Master Development Plan project or a Small
Scale Development Plan, shows aten-acre portion of the tract approved
for retail development with a maximum floor area of .100,000 square
feet, then if that ten acre area is subdivided, each lot so created shall
Shaw on the face of the plat the maximum building. area that can be
constructed an that lot.
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Orange County
Planning & Inspections
Economic Development
District
Abridged Version
Revision Date:
Fphr~ rani 4 R 9AA4
o~
2.3 LAND USE INTENSITY .............................................................................
Impervious Surface. .................................................................................
Building Volume Ratio ...........................................................................
Parking Volume Ratio .............................................................................
Loading Area Volume ............
Landscape Volume Ratio ........................................................................
Tree Volume ..........................................................................................
Volume of Berms .................................................................................
Site Volume Ratios .................................................................................
2.4 ENVIRONMENTAL FACTORS ...................................................................
Noise Levels ..........................................................................................
Vibration " .......................................................................
Air Pollution .......................:..................................................................
Electric Magnetic Interference .....
.............................................................
Hazardous Materials ....................~...........................................................
Solid Waste ..........................................................................................
Grading ~ Erosion Control ......................................................................
Stormwater Management ........................................................................
Water Supply ~ Sewage Disposal ..........................................:..................
Water Use Limitations .............................................................................
3.1 ARCHITECTURAL DESIGN ......................................................................
Site Considerations .................................................................................
Compatibility With Neighbors ...................................................................
Unifying Design Concept ........................................................................
Architectural Scale .................................................................................
Building Setbacks ~ Height .....................................................................
Exterior Finish Materials ........................................................................
Roof lines ..........................................................................................
3.2 LANDSCAPE DESIGN .............................................................................
Preservation of Existing Features ............................................................
Buffering Neighboring Uses ..:................................................................
Landscaped Parking Areas ......................................................................
Buildings and Grounds --•--• ..........................................•--........................
Plant Materials .......................................................................................
Plant Species ........................................................................................
3.3 CIRCULATION AND PARKING ..................................................................
Location and Configuration ...................................................................
Entrances and Exits ...............................................................................
PedestrianNehicularGonflicts ...............................................................
Parking Standards ..................•..............................................................
Parking Space Dimensions .....................................................................
Handicapped Parking .............................................................................
Loading Space Dimensions!Standards ....................................................
Required Improvement ...........................................................................
Off-street Parking Requirements- ....................
.........................................
Roadway Designllmprovement .............................................................
New Streets .............................................................................:..:.........
Pedestrian Circulatian ...........................................................................
3.4 SERVICE AND STORAGE ...............
......................................................
Lacation ~ Accessibility ..........................................................................
.....................................
Screening .........--• ............................................
3.5 SIGNS AND LIGHTING ............................................................................
Identification Signs ..............................:................................................
Freestanding Identification Signs .............................................................
Wall Signs .............................................................................................
Information Sians ____. ___________
~~~
Appearance and Illumination ...........................................:....................... 14.
Temporary Signs ................................................................................... 14.
Awnings ............................................................................................... 14.
Lighting ............................................................................................... 14.
ECONOMIC DEVELOPMENT DISTRICT CHECKLIST ~
~3~~
2.3 LAND USE INTEN5ITY
Impervious Surtace:
Impervious Surface Ratio:
Building Volume Ratio:
1=D District With Detention Ponds Without Detention Ponds
I-85/Buckhorn Road 0.70 0.12
I-85/US 70 0.70 0.24 w/CSC
D.36 w/o C&G
Hillsborou h 0.50 overall b site
A BVR =Building Volume Ratio
VB =Volume of Building(s)
VP = Volume of Parking Areas
VL =Volume of Loading Areas
VE =Volume of Exterior Storage
A = Site or Lot Area
VB -Building Volume: Building volume is the combination of building coverage and building height. and the calculation is
~' V A./ V '
Landscape Volume Ratio:
VR ~ (VT + VB) /70 Where:
A~
VT =Volume of Trees
VB =Volume ofi Berms
A =Site or Lot Area
VT -Tree Volume: Tree volume is much more than the volume of trees on a site. It includes existing wooded areas retained
during the construction process, installed trees, both large and small, shrubs of varying sixes, and berms installed far screening
purposed. Tree volume does not include lawn areas or ground covers.
Tree volume is calculated as follows:
PLANT
MATERIAL
1 ~ Feet
HEIGHT
CANOPY
SPREAD
Site Volume Ratio (SVR): Site Volume Ratio (SVR) is the volume of building, parking, exterior stoi
compared to the volume of landscape features such as trees and shrubs on a site, Specifically, the
between Landscape Volume Ratio and Building Volume Ratio (SVR = LVR --BVR).
AREA
r
ana ioaaing areas
is equal to the difference
The 5VR sets the land use intensity standard that projects in the EDD must meet. The following table establishes the minimum
5VR for each category of land use permitted in the Economic Development District. Proposed developments must meet or
exceed the following ratios: _._
Minimum Re wired Site Volume Ratios
Required SVR
Land Use Primary, Primary I, Primary Overlay, Primary n Areas
and Seconds Areas
Residential 2.0 $.0
7.0
riex space,
Distribution
tl 1.0 z.u
~dustrial use is considered to be any use which involves the assembly, production or manufacture of
Goods or materials. The intensity or impacts of industrial use depends on the nature of the specific activity. For example,
electronics assembly would be considered an industrial use, but would have little potential for pollution, high water use or
other impacts. which are often perceived as bein associated with industrial activit .
2.4 ENVIRONMENTAL FACTORS ;
i~~~
MAXIMUM PERMITTED SOUND LEVELS
Noise Level Limits [d8(A)] '~~~:::>:
For Generatin Land Use Cate a ~ .•'<~F~:
::.t 44}4 ~
Receiving Land use Gate o 7:00 p.m. to 7:00 a.m. 7:00 a.m. to 7:00 p.m. •~~~`:''~ ,x>':
Residential develo ment of all t es 45 50 ;M1~~' ~° •~~~~;_
Commercial, including office, service, and retail .~ k~~:<:
establishments 55 50 ~ ~~:~w:
Light industrial, including distribution and ;:~:::;..>.F f
warehousin facilities fi5 fi0 ~~ : ¢~:~~-~?>:;~
€~=:;.:<
Footnotes: .r 4:•,::-«~;
1) Impact noises or sounds that occur intermittently rather than continuously are permissible up to a level of 10 d6(A) in ;::::r>~<;{.
excess of the figures listed in the table provided the source from which they are generated does not operate more ''~ :>rx:~:~
than one minute in any one hour. This exception shall not apply from 7:00 p.m. to 7:00 a.m. when the adjacent lot is ~~~~~ ~~{;_
used or zoned for residential ur oses. , ~.:. ;:
2) Noise levels resulting from construction or other temporary activities which occur between the hours of.7:00 a.m. and `~ ' ~~ ~`"'
7:00 .m. are exem t from the standards listed in the table. ~~ ~+~F~Ix
/jir ronui~on:
r
Hazardous Materials:
1. Each ermitted use, s ecial use and accesso use is r wired to com I with all a licable federal, state, and local
p P ~ rY ~I P Y pP ~'~' ~ `~a:"~'
~~ "~;:~~,, .: is
rules and re ulations overnin the story e, use, and dis osal of hazardous materials. '~'~~`:<?~=~~~>_~~
.
~
2. Each com rehensive site develo ment Ian must be accom anied b a Hazardous Materials Mana ement Plan
p p P P Y 9 }~'
.`,
'`" '{ `
$ ::::~'
"
(HMMP) consisting of the following:' `
'~`~'~~'°'''^
w~
~
' ~
~~
• A Material Safety Data Sheet (MSDS) which lists the specific hazardous substance that a facility is handling and ~:.:
~~~°
~~~
~~'
'
details its known health impacts, physical properties, and appropriate protective measures. A separate MSDS ~ ,`~
Y ..
form must be submitted for each hazardous substance handled. :=w'~~':~?
~~
~
~~
~
A Tier Two form which indicates the precise location and quantity of hazardous materials within a plant or place ~
"~`~'
`
~ `~
~
of business. ~
~'
~&:: ~
` '
F:
• Buildin and site Ions which indicate the recise location and uanti of hazardous materials. .
.
.
.;~~ ; , ~,. ;;~:
3. An Environmental Assessment will be re wired for an use or facili which ualifies as a small or lar a enerator of '~`z~">s.'`'~s.:~.;.'w
De artment of Environment
Health
and Natural Resources.
C
hazardous waste as defined b the N
Y P .:.xw.y. ~ " ~
,
,
.
. ,
:~~..... ::~:
4.
Any use or facility which is involved in the long-term storage or disposal of hazardous wastes will be required to ..~; ,, Fes,.
<~ ~r ;: F~,1?
~~
submit a full Environmental Im act Statement. ~a.r<:"`
~ ~ F
5. documentation must be rovided as art of the HMMP that hazardous wastes are being sent to an
In either case ;:;>w~~ ~~W.k
,
approved hazardous waste recycling, storage, treatment or disposal facility, that an EPARID number has been ~~~~~~j>..>`~4
obtained, that only authorized transporters are used, and that on-site storage is limited to 180 days (or up to 270 days ~~~,Y~v
if the waste is to be trans orked more than 200 miles . :~::>:::>~~<:«<<:_~::
Grading 8 Erosion Control:
1. Each comprehensive site development plan must be accompanied by an erosion control plan prepared to meet the ~ ~~"~"'~~~-f<
~
specific requirements and standards contained in the Orange County Erosion & Sediment Control Ordinance and } ~?.°'•
<.;_s:x,
~'
Manual. S?:~? in;:f i';
` ~
2. Lot grading must be done in such a way as to preserve the topographic features and maintain natural drainage ~ ~'° >_~;{#
w
'4ti'~~
-~~:~?~
atterns, and to rovide ositive draina a In locatin buildin s arkin and other features on a site, the followin
P P P g 9 g, p g 9 ~,~-•
..
~`.. ~~
~
standards must be met:
t wherever
ractical
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'°`
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.
eve
opmen
1) Minimize disturbance and p
ase
2) Preserve existing vegetation, especially significant stands of trees along drainage ways, on steep slopes, and in ..^~;}
`~
:
~
.
buffer areas, ~
:;
.
~ :~•.~~'''
N ~.
~
3) Use the natural shape of the land with minimal grading to locate features in a way that minimizes impacts on and ~::~
.y
off the site. ~~~~'`~
3. All site grading must be designed to meet the standards shown on the accompanying table: ~`~~~;';~~~> :<',~`'
SLOPE G RADING STANDARDS
Minimum Maximum
Site Area Slope Slo e
Plantin areas 2% 3:1
Parkin lot avement 2% 4°~
Drivewa s 8 access drives 2% 5%
Pedestrian areas
Large plaza areas 1% 2%
Sidewalks 1°k 13°~
Stormwater Management:.
1. In all ED Districts within a designated water supply watershed, the first half-inch of stormwater runoff from impervious
surfaces shall be controlled. (as may be amended)
Solid Waste (subject to Orange County Solid Waste Ordinance):
~~
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Water Supply ~ 5ewage Disposal:
~, wnere grounq absorption systems and/or wells are used for sewage disposal and/or w
such facilities must comply with all local and state regulations governing their design, c
maintenance. titer and sewer shall be within all EDD areas exce t LO-2 areas 40,C
2. Each comprehensive site development plan must therefore be accompanied by docum
provider that it has reviewed and approved:
• Preliminary plans for the proposed water and/or sewer lines;
• The adequacy of the existing system(s) to which the connection(s) will be made;
• The capacity of the existing water and sewer treatment facilities;
• The carrying capacity of the discharge stream or discharge point; and
+ The method of funding proposed extensions of water and sewer lines.
• Certified Contract/A reement between utilit ravider and a licant.
3. Fireflow and fire suppression requirement
Water Use Limitations:
• suppry, the installation
truction, operation, and
sf minimum)]
ation from the utility
1. Uses which require large quantities of water for manufacturing and/or processing operations will require the review
and. approval of the Board of County Commissioners as a Planned Development.
2. Applicants for approval of a comprehensive site development plan must submit documented data for the proposed
use or a comparable facility which justifies the projected water consumption rates.
~~U
3.'I ARCHITECTURAL DESIGN
Site Considerations:
Compatibility With Neighbors:
Architectural Scale:
Unifying Design Concept:
7o unify a building's architectural character and individual elements, all buildings must be visibly organized by a clear design concept.
Which of the following concepts is included in the design of the building:
~~~
Setback Buildings/ Vehicle Use Storage ~~•f •
Signs >~~"
~`
Structures Areas Areas '
Front 25 feet 10 feet 10 feet 10 feet <' "{~`• • ~~~
Slde 25 feet 10 feet 10 feet 10 feet ~}~;-:•fi~F~~;
Rear 25 feet 10 feet
10 feet ~~° ` .~~=€<y
10 feet ~ ;_:;;::;>:;
Exterior Finish Materials:
rcoor lines:
1.
The roof line contains either an A-frame or mansard roof used on onl
a
ortion of the buildin
? If
th
t
f a f~
t ^Y`
>
<
y
p
g
yes,
ese
ypes o
roof lines are not allowed. :`„~;r<
:
- .4..4 Y....4 .s .
<•:••,~.:•:<:^••••>•,`•
~:4• :::::~:ec•
2.
p
If a mansard roof is used, it is continuous around the entire erimeter of the structure
. ~a>::~.•~:~:h
$~'~ ••~ ~+• ~`~•~~'~`
.
3.
All rooftop mechanical equipment, vents, ducts and communication antennas and towers are screened from view or
d
i
d
d i k w"h
,~ . :':R ~'o-~~"
• '•'••
es
gne
an
nstalled in a manner using materials and colors compatible with the building architecture. ~.r ~y<<~~
i
.kWti{},
~
__ <;.{4
S}:
•
~.
All metal roofing is either standing seam or copper? Corrugated metal, highly reflective surfaces and illuminating •!4'1~~•:i:~~•::::i
- ~~~'<`
,:
roofs are not permitted. .
~'~~:F~;~`w
<
~
fi
~
.
5. All rooftop solar collectors
skylights and other reflective rooftop buildin
elements are desi
ned and installed in w
~
,
g
g
a
manner that prevents reflected glare. .
;~;~~~: ,~
6. All solar panels are integrated into the roof design and flush with the roof slope. f~-~~~`'_~~4
7. All frames are colored to complement the roof -"'~~~~-~~-~= ~'~~~~~`F'
`
::`•
. ^
-
-- ~:<¢
8. Any support solar equipment is enclosed and 'screened from view.
... ~?4~`[~yfi>^%"
... A4 N.. 4
~/CI II 1 ICLC1~
Setbacks from street rights-of--way and property lines shall be as follows:
0~2
3.2 LANDSCAPE DESIGN
1. The landscape plan is prepared and certified by a licensed landscape architect.
2. The landsca a Ian includes a com rehensive site.anal sis documentin existin drama a atterns, includin ~~"}`~`~~:~~
P p p Y 9 9 9 P 9 .
wetlands, floodplains, and hydric soils; and existing natural and cultural features, including forest lands, natural areas, ~~~~~~;f~,•
and wildlife habitats, stee slopes, eologic features, archaeolo ical sites, and historic sites and structures. `;~.,,;?;.::.:.
3. The landscape plan shows the layout of the entire project, including its relationship to surrounding properties and the ~~;: ~.€:>~~>
manner in which it adheres to the schematic Ions, erformance standards, and desi n criteria. 4i:>~s: ~;~~~;v.:;<;
Note: No site, building or structure maybe occupied for the use until all aspects of the landscape plan have been carried out or a
performance bond, letter of credit or other guarantee of improvements has been provided to Orange County.
Preservation of Existing Features:
1. Natural features such as streams and ponds, hillsides, rock formations, unique vegetation and natural areas, wildlife
habitats, and other similar features are incorporated into the overall development concept.
2. Existing rivers, streams, and ponds and their drainage areas are protected and used to create a network of open
space, accommodate the natural flow of water, serve as utility easement, and buffer more intensive nonresidential
uses from nei hborin residential areas.
3. Property contains perennial and intermittent. streams or major drainage svvales, has a minimum 50-foot wide stream ~:>;~~~;`w~~:
;~
corridor designated along both sides of the water feature. .>:
'~;
4. If stream corridors are required, they must to be expanded to include steep slopes, floodplains, wetlands, and natural ~• ~~~~'~ ~~~'
areas as identified in the OG Inventory of Natural Areas and Wildlife Habitats. .:>. ' . :"
5. The landsca a Ian desi Hates the removal of an roundcover and trees within the desi Hated o ens ace areas. ~~">~~~~~'~n`~~~~~
6. Building sites, parking areas, and other uses are situated in such a way as to protect existing tree stack having a ~ •.:{ •y
diameter of one-foot or greater when measured four and a half feet above ground level. ~ :>
;<;>;•.%.,: ~.~:
7. Trees to be saved noted on the landsca a Ian and a ro riots measures outlined to rotect the tree stock form %''`'` ~'~~~:'.<
damage during construction. iY~lu<>Fr>
8.
Where possible, trees are protected in stands or clusters, :~.:;:;
~?<:^~F..;f:<..,~
9. The siting of buildings takes advantage of scenic views.
10. The site organization considers the impact of new structures on views from off-site.
11. Access to views is preserved for adjacent property owners and passing motorists.
12. Scenic views and visual elements are within the visual corridor identified and preserved where possible.
Buffering Neighboring Uses: No radin unless to dri line fence off buffers lus setback
1. A buffer of 100-feet in width (except as otherwise provided) is required .at the boundary of the EDD and 100' a ong .~` <~{:h,: •~..;~.,_:
4
~
•
roadwa corridor Old 86 and New 86 exce t 50' at Linear Office. .
•_
;•.
''^°'`~~~~-~~''`
2. In the Buckhorn Road EDD, a buffer of 150-feet is required on the portion of the boundary adjacent to the Clearview :~`i'~i~ <~<
Subdivision and ad'oinin residential area on the north side of West Ten Road. :%~~~:>::•>~<?":
3. A buffer of 100-feet is required adjacent to the right-of--way of interstate highways. .,•; .~,~>~_~;~;<.;
A. Screening between adjacent land uses shall be provided in accordance with the attached Schedule of Land Use .,.~_;~i~:,.<:~
Buffers. Y~:<.,:~ ~•'~#~_c:
5. Buffers may consist of existing wooded areas. If existing vegetation is not sufficient for screening, a planted buffer ~`~ ~~~=~~<>
~:,<: •.
shall be augmented and interspersed, consisting of 50-75% evergreen trees reaching a minimum mature height of 30- :. •<::~~~'
~
~
feet. $~:3 ~:>~. :
~
6 and pedestrian paths are permitted within the required buffers.
Access drives
utilities ,::y •{ ~~
. ,
, .
•. 3.
7
etc. are permitted within a required buffer.
or storage
drainage
parking
No land disturbances far buildings F'." ~ .
~~~;f:,~~".
. ,
,
,
,
8 Access and utilit crossin s are to be made er endicular to the len th of the buffer. ~'<
~~:>:~::;.~~.~•.
. ,
9. Limited breaks in required interstate buffers rrlay be allowed if they are well designed and provide a scenic vista or ~~•"~;~':~~
landscaped area. No more than one break perlot shall be permitted, and the break shall constitute no more than ; `;:_~Y
25% of the interstate fronts e. • • :.~~~`:-~'
Landscaped Parking Areas:
~~
5. When grading a site for parking purposes, runoff from parking areas must be infiltrated through grass lined swales or
porous-fill retention areas rather than directing the flow to natural wetlands.
Buildings and Grounds
an scaping around the entire base (foundation) of structures is required and shall be in scale with adjacent ~
.
,k;
structures and be of a roximate size at maturit to accom lish its intended ur ose. f
;~
~:?x
2. Landscaping to define use boundaries and circulation patterns, and to create courtyard environments within the site, -'~' •°~~ ~:'~`
£
is r uired. .~<~
~~. ~~::~
3, No fence or wall shall be located within ten-feet of the front property line or of any street right-of--way line. ~~~ w~ `•
~.:">.::::::>:x:
4.
Vegetation of varying heights and textures shall be placed along walls and fences •~~i•'. s'•'•i;~
"~~ r~~?;
. •
5. Long expanses of fence or wall surfaces must be offset and architecturally designed to prevent monotony. • ~"~~~~
6. Chain link fencing is not permitted in areas visible from adjacent properties, parking areas, street or pedestrian :::~~~~{~~?>~• :'
~~~
walkwa s unless it is screened throw h use of coniferous trees and/or a ro riate shrub lantin s. ..~•`'` ~• •#
/a:6=~\n4 v
7. Objects such as water towers, storage tanks, processing equipment, cooling towers, communications towers, vents '"•~~~:~r~'~' •'•~
,
and an other structures ore ui ment shall be com atible with the buildin architecture or screened from adjacent : •~_{?~`~`:' • ;.'
ro erties, arkin areas, streets, and edestrian walkwa s b usin a combination of landsca m and fences or
P P P 9 P Y Y 9 P 9
;.:
•.
`'~``~~
walls. s.;
. =t'~°~
Plant Materials:
1. All areas not paved or built upon shall be landscaped with trees
shrubs
and lawns ;
.'• ':~
3
,
,
. .
.
_~
2. Lar a uninterru ted areas of ravel or bark mulch or bare soil are rohibited. ~~-r_ ~.;k
3. Whenever possible, existing vegetation shall be preserved. ~.:,~
-::
_
>.~>x
.
_
.
4. If existing vegetation is not preserved, no fewer than the number of trees per acre specified in the section, "Plant Size
" `'•"~;=-ryr
and Distribution,
shall be lanted, not countin trees lanted in arkin lot islands smaller than 500 s ware feet. ><~i~€
5. All irrigation systems are to be below ground, fully automated systems in compliance with all applicable building code ~~w;z`~w.;':>'.
re uirements.
- -: f•>:
`-~ • •,.:,;;
6. All backflow control devices are to be located or screened so that they are not visible from streets, parking lot or ,~>.
.~<<ni>_~<
edestrian areas. y; ~!£:~$
7. Along streets and highways, and at driveway intersections, plant materials must be selected and placed to avoid ""'~`•~``~"~?
blocking sight lines at intersection and curb cuts, At such intersections, a 10-foot by 70-foot site triangle must be ~~<_r?
rovided, with the 10-foot dimension located on the street with the lesser traffic volume. ~~ss
8. Alon utilit ri hts-of-wa , lantin must not disru t service or access to overhead or under round a ui ment.
g Y 9 Y P 9 P g q P ...................
..~~..,...
~~,..•.;:..1?.k;
9. Plant material must be used to provide microclimate modification and energy conservation.
Plant Size & Distributi on: the number and distribution of trees which must be lanted, b size, is as follows:
.NUMBER OF TRE ES PER ACRE OF PERCENT =-=:';j>.>::>~ <'
UNOBST RUCTED DISTRIBUTION OF >L~'
OPEN SPACE TREES :>:':~?~?<:F~ ~~>
USE CATEGORY LARGE SMALL LARGE SMALL ~~"~
~;
,
INDUSTRIAL 20 10 70 30. ii?-?:-3's~`~:>w:~?
DISTRIBUTION 64 26 70 30 '-"```-"`-='"'`
FLEX SPACE 23 2D 55 45 :
.:
fir
~s ;
:.
r~ ,
~• •~
y
OFFICE 51 23 70 30 •'•'
• •~~'~
..:~~•:.
RETAIL 39 15 `":~-`~' "- :'~`
SERVICE 24 52 30 70 ''~'`'~'`"'~'=' ~`'
"UNOBSTRUCTED OPEN SPACE "INCLUD ED ALL AREAS NOT COVERED BY BUILDINGS, PARKING LOTS, .•~~'•
'•.~z
DRIVEWAYS, SIDEWALKS, AND OTHER IMP ERVIOUS SURFACES. PARKING 1 OT ISI ANI]S MAY RF CC]L1NTF1'f .
•s~`x~Y±
AS UNOBSTRUCTED OPEN SPACE IF THEY ARE AT LEAST 500 SQUARE FEET IN AREA. ,..{{~;n~~
fi :.............
~~~
Plant Species:
The following is a list of recommended tree and shrub species for use in Economic Development Districts:
Large Deciduous Trees
Scienfi~c Name Common Name
Acer Rubrum ~ Red Maple
Quercus phellos Willow Oak
Liquidambar styraciflua Sweet Gum
Ulmus americans American Elm
Platanus occidentalis Sycamore
Acer saccharinum Silver Maple
5alix babylonica Weeping Willow
Fraxinus americans White Ash
Quercus coccinea Scarlet Oak
Gleditsia triancanthos Honeylocust
Acer saccharum Sugar Maple
Zelkova serrata Japanese Zelkova
Large Evergreen Trees
Scientific Name Common Name
Pinus taeda Loblolly Pine
Juniperus virginiana Eastern Red Cedar
Magnolia grandiflora Southern Magnolia
Pinus strobus White Pine
Cedrus deodara Deodar Cedar
Tsuga canadenis Canadian Hemlock
Cupressus sempervirens Leyland Cypress
Evergreen Shrubs 6-12 feet
Scientific Name Common Name
Myrica certfera Wax Myrtle
Photinia glabra Red Tip Photinia
Osmanthus forkunei Fortune Tea Olive
Ligustrum japonicum Japanese Privet
Ligustrum lucidum Glossy Rivet
Ilex cornuta "Burtordi" Burford Holly
Prunus laurocerasus English Laurel
Cleyera japonica Cleyera
Ilex cornuta Chinese Holly
Camellia sasanqua Sasanqua Camellia
Ilex vomitoria Vaupon Holly
Osmanthus heterophylls Holly Osmanthus'
Elaeagnus purigens Thorny Elaeagnus
Ligustrum senense "Variegata" Varigated Privet
Evergreen Shrubs 1~ feet
Scientifrc Name Common Name
Juniperus horizontalis'Parsons' Parsons Juniper
Ilex vomitoria'Nana' Dwarf Vaupon Halty
Juniperus horizontalis 'Plumosa' Andorra Juniper
Azalea obtusum Kurume Azalea
Nandina domestica'Nana' DwartNandina
.Ilex cornuta 'Rotunda' Dwarf Horned Holly
Chamaecyparis obtusa 'Nana Dwarf Hinoki Cyress
Gracillis'
Ilex crenata'Helleri' ly
Ilex crenata 'Stokes' tly
Pinus mugo'Compacta'
Yucca filamentosa a
Juniperus chinensis pfltzriana r
'Nana'
Leucothoe fontanesiana
Heller Japanese Hol
Stokes Japanese Ho
Mugo Pine
Adam's Needle Yucc
Dwarf Pfitzer Junipe
Drooping Leucothoe
Small Deciduous Trees
Scientific Name Common Name
Pyrus calleryana Bradford Gallery Pear
Lagerstraemia indica Crape Myrtle
Betula algra River Birch
Cornus florida Flowering Dogwood
Matus hybrids Flowering Crabapple
Prunus cerasifera Atropurpurea' Purple Leaf Plum
Prunus serrulata Japanese Cherry
Acer palmatum Japanese Maple
Albizia julibrissin Mimosa
Small Evergreen Trees
Scientific Name Common Name
Prunus caroliniana Carolina Cherry Laurel
Ilex opaca'Savannah Savannah Holly
Deciduous Shrubs fi-12 feet
Scientific Name Common Name
Cortaderia selloana Pampras Grass
Forsythia intermedia Border Forsythia
Euonymus alatus Winged Euonymus
Viburnum dilatatum Linden Viburnum
Deciduous Shrubs 4-6 feet
Scientific Name Common Name
Berberis thunbergil Japanese Barberry
Spiraea cantoniensis Reeves Spires
Hamamelis vernalis Vernal Witch Hazel
Ever reen Shrubs 4-6 feet
Scientific Name Common Name
Ilex cornuta'burfordii Nana' Dwarf Burford Holly
Juniperus chinensis pfltzeriana Pfitrer Juniper
Abelia grandiflora Glossy Abelia
Ilex crenate'Hetri' Hetri Japanese Holly
Prunus laurocerasus augustifalia English Laurel
Nandina domestics Nandina
Aucuba japonica Japanese Aucuba
Fatsia japonica Japanese Fatsia
Gardenia jasminoides Cape Jasmine
Rhododendron hybrids Hybrid Rhododendron
Ilex crenata 'Ratundifloia' Roundleaf Japanese Holly
Deciduous Shrubs
Scientific Name Common Name
Euonymus alatus 'Compaactus' Dwarf Winged
Euonymus Hydrangea 5nowhill Hydrangea
arborescens 'Grandflara'
~~~
Schedule .of Land Use Buffers
Residential (Lot Sizes) Residential (Lot Sizes)
40,000 SgFt or mare Not applicable 40,000 SgFt or more
30 feet 20,000 - 39,999 SgFt
30 feet 15,000 - 19,999 SgFt
40 Teet 10,000 - 1 4,999 SgFt
75 Teet Office
20,000 - 39,999 SgFt 30 feet 40,000 SgFt ar more
Not applicable 20,000 - 39,999 5q Ft
30 feet 15,000 - 1 9,999 SgFt
30 feet 10,000 - 14,999 SgFt
50 feet Office
15,000 - 19,999 SgFt 30 feet 40,000 SgFt or morn
30 feet 20,000 - 39,999 SgFt
Mot applicable 15,000 - 19,999 SgFt
30 feet 1 O,D00 - 14,999 SgFt
50 feet Office
10,OOD - 14,999 SgFt 40 feet 40,000 SgFt or more
30 feet 20,000 - 39,999 SgFt
30 feet 15,000 - 19,999 SgFt
Mot applicable 10,000 - 1 4,999 SgFt
40 feet Office
20,000 SgFt ar mare 100 feet Retail /Service
100 feet Distribution/Wholesale
100 feet Light Industrial
EcQil'r~lYkC jJeve~D~l1'fentl7istracts DES.IUn A4ararxa/ Panty z 9A
A I 'A" rovides a ` B
P
When this land use is buffer width oi:__ Abuts this existing
being developed and_.. next to "B" land use.._
..
,.
ass
Schedule of Land Use Buffers (Continued)
i
i
i
i
r
r
a
r
r
i
A 1 "A" provides a ` B
When this lend use is buffer width nt._. Aibuts this existing
being developed and__. next tv "B" lend use.._
Residential (Lot Sizes) 75 Teet Retail/service
15,000 - 19,999 SgFt 75 Teet Distribution/Wholesale
75 feet Light Industrial
000 - 14,999 5gFt
10 50 feet Retail/service
, 50 Teet Distribution/Wholesale
50 Teat Light Industrial
Residential -All Types S#reets E~ Highways
100 Teet Interstate
75 Teet Arterial
30 feet Collector
50 feet Rail roads
50 feet Transmission Lines
Residential (Lot Sizes)
OTfice
75 feet
X10,000 SgFt o r more
50 Teat 20,000 - 39,999 SgFt
40 feet 15,000 - 19,999 SgFt
• 30 feet 10,000 - 1 4,999 SgFt
Not applicable OTfice
Not applicable Retail/Service
- No# applicable Dis#ribution/1~lholesale
Not applicable Light Industrial
Streets 1L Highways
100 feet Interstate
• Mot applicable Arterial
Not applicable Collector
3 0 feet Rail roads
30 feet Transmission Li nes
Page 3.2.9
Eco-rrarNC Deve~nent Districts D es~r't Marwal _
~~E
Schedule of Land Use Buffers (Continued)
Retail./Service Residential (Lot Sizes)
100 feet 40,000 SgFt or more
100 feet 20,000 - 39,999 SgFt
75 feet 15,000 - 19,999 SgFt
50 'feet 1 D,DOD - 1 4,999 SgFt
Nat applicable orrice
Not applicably Reteil/SCrYicC
Not applicable Distribution/Wholesale
Mot applicable Light Industrial
Streets ~ Highways
100 feet Interstate
Nat applicable Arterial
Mot applicable Collector
30 feet -Rail roads
30 feet Transmission Li nes
Distribution/Wholesale Residentiel.(Lot Sizes)
_ 75 feet . 40,000 SgFt or more
75 feet 20,000 - 39,999 SgFt
_ 50 feet 15,000 - 19,999 5gFt
40 feet 10,000 - 14,999 SgFt
Mat applicable Office
Nat applicable Retail/Service
Nat applicable Distribution/Wholesale
_ Nat applicable Light Industrial
Streets ~ Highways
100 feet Interstate
Not applicable Arterial
Mat applicable Collector
Nat applicable Railroads
Not applicable Transmission Lines
~ ~ -A- rovides e ` B
P
I When this land use is buffer width of... Abuts this existing
f being developed end.__ next to 'B" lend use...
4
~ ®~~
Schedule of Land Use Buffers (Continued)
A 1 "A" provi des o ` B
When this land use is buTTer width of.__ Abuts this existing
being developed and... next to "B. land use...
Light Industrial Residential (Lot Sizes)
1 00 feet 40,000 SgFt or more
100 feet 20,000 - 39,999 SgFt
' 100 feet 15,000 - 19,999 SgFt
1 00 feet 10,000 - 14,959 SgFt
Mot applicable Office
Not applicable Retail/Service
Mot applicable Distribution/Wholesale
Mot applicable Light Industrial
Streets ~ Highways
100 feet Interstate
Nnt applicable Arterial
Not applicable Collector
Not applicable Rail rnada
Not applicable Transrniasion lines
Footnotes:
1. "Adjacent" and "abutting" land uses include those across a street cram a proposed
development other than an interstate highway.
Frn,ran~rnv+ ~vi~ali~ar~m.wn'f~nlsfi'1f'fS ~eS1~W7 ~a~ P~ 3.2. f f
._ ,
Landscape Design 0~
~ f ~S
fv9frvr ~v~dsc~oc~ddrvnzsawr ut,7iaedard~rrflErs,
e~*y nwrt Av rr mr', ~rx~m r,~otr sfgorr af3, f.
Caarae
stone
,~ Outfall
• ,~~~~""~ .-~,~'~ : pipe
~~~~~.
Aatcntion Aria
0~-rcf~ag rtarn~ rrallv-ruaaff ~ a par-ou~ff7l
rrMrfrw, d~rsrr ,n ef4~r p~x#,:,y,~tnr¢~s to
p~rofPCt ~~rr-a/ r,~tf~,drar wrllar ivafAr-sf~eds
Ti~+er avail ,~Cs~~d ir/andr nwst fae
ml~+gr-ae~d s7e'a pair~Faag ,dots
500 square Toot island
nay be used to satisfy
open space requirement
Continuous
concrete curb
required around
island
P~t,~ ~~~ aw~+coad pahF,va~ ifs ,~ ~ -~
vie ws av, eb r~ sle.
~ 5. 3
25' minimutq
1~p~ferrz+d,~acafRan fw-of7~se`r~eeEp~ar-ktix~is
b~e,fi,4ad tfie ~ui,6yoag a wall l~av» fi~a s~~_
S,
1C~0
La wprray tl~r yradr of ttfr ~rka~a9 bt ~7 dk
e~xista~rg strut ~~ir wtaan abs~cir~rs vrir ws of
auebnac~biAPS as wp!las adiots ~ par~F,oay ddt
e'o a" arra wilfh sMe~o s.~,aes.
•
~t~
__ _~_
r
~ r'~•:J
I •r~.
~I ravay Str'L+ets dlad rlJg~l ways, alAd ~t Gb'7HP way
cuts, a vna~bdxk~g Mee sits ltiaes at
~te+rsactwns
Do not dis#urb grade
within #ree spread
I
Drip line ---}I `~ .~ r ~. , I
Finished ~ , ~~~
grade I~~. ...~± ~
~~~1
' I'' _~,•• Origins!
i I ~-~ ~ grade
I i ~~
~- ~~
~ P~servtiag existRag lr~es, a~ rnot Cish.+rD !fie
earth b~wxgafii !~ spr~-adarcar~y office fr~~s).
-~~- ~,,.
. ,
ff ~ '.
r' , y 1
`3l
~~~
.__.~ ~. .
Lavadsrc~oAag arc+crad tries bas: ofbuikfirx9s arrd
L~+t win twido'Aags ~vrd pantaay ,~ is d k,~ds
~P''d/L""f1%flC~iA"~ ,nta ~J''1~! SIP.
Larads~~o,ng snt7e~ris trae fiar~p,rar~es- of l~u~es
.~ w~r~
l ~ ~ •t
Ru66erhose
~ "
( ' ~•~
between - ~ "~ •. (
. , :•_
tree bark '~~ `
• •~'
and wires
71-~~ '~••~ .,
t4 gauge
'' -
steel wire
• twisted to
napes make wire
a"-B°above taut
grade
Mulch • Burlap ar `Ntulch
approved \\\
tree wrap
stakes 1-3/4G~ `~~~,
18"-24"long _
r~guy~gaQPhilfvrfraes /0'andarc+r.
- Da not
remove
'; loader
~: •'. Thin branches
~~•.~ by va -
•~• • y ••j• • natural
• ~ ~_.r_' f Shape
1 ~ -~,,
• Top of root ball
• must 6e ai same
Water revel a,
retention Tinished grade
nng • I Mulch
Mulch ~ j Mulch
}
r~a~f-,~a~ai~,~. ~~I~~
' •.,
,~ ~r'~.
~.. r` <
Mulch
/
/ Finished
-~
._
- •~ grade
.
~
_» ~
a~
origin
J ..
..
al gradr;
SJlvzad planfxrg at+fa-7
rnrr planfngarelai/i5. sb~o,rg yrdtod•
~.~
Prune
proportionately to
eompensete Tor root
reduction end promote
natural growth '••
1 ; y ` ,~ ~.
Wader
reta~ion
ring
~~~
Finished
grade
Mulch
Gomp clad
topsail backtill
J~~ ~ •••+
-\J1~ _~/
a• ~ • ;~
Water
retention
ring •~
~ "
',~~-
~•
~~~
~~'~ ~~~'" Rubber
. bOSe
14•gau
wue
' Z' minis
4'-6'
,..
18"-24";"
~:
1~
rreY sfai(-xr~ a~fail Far !1-ers- 5 ~ IO
~~~
3.3 CIRCULATION AND PARKING
Location and Confi uration:
1. Is the site aself-contained development capable of accommodating iYs own parking needs. _r,;':;,
2. If the arkin area accommodates a si nificant number of vehicles, it must be divided into a series of connected ~FF~~<~~;<:
smaller lots not to exceed 75 cars separated by major landscape buffers. ,~~-``~~>
5. Visitor drop-off zones and parking must be provided near visitor entrances, and all-day parking must be separated ~~~~; ..f~:
from visitor and front entrance traffic. :`~„ ~~_
6. Parkin areas must be se orated from structures b either a raised concrete walkwa or landsca ed stri referable
g P Y Y P P. P ~~~~~ ;''.'~'~
"~"'-'~~""
~ ~,.,~ '~
~
both. _
'~4K
.:::~~~:~:;
9, Screening at the perimeter of a parking structure must be provided sa that automobiles are screened up to a height of Y ~,~`~;,~
three-feet. `.~~<:. f~`
1, All vehicular maneuvering requirements for entry and exit to and from individual parking spaces must be executed ~h~~<s~:~~:
entire) on site. ~:~::::::w :<>.~<::
2. Vehicles must not be required to enter the street in order to move farm one area to another on the same site. .<~~~~~- ~'
3. Entrances and exits must be restricted to side streets whenever possible rather than providing direct access to arterial {A:~~~
`•~`
n:
and collector roads. ~
:gi
.. ~:~
z~< ~<=~~s:?~::>~:>.:
4. Access points shall be located as far as possible from street intersections so that adequate stacking room is provided. ~i~~?
5. All access points shall be clearly marked with appropriate directional signage. ..,~~~Ff`~~~-
6 access points are subject to review and approval by the NC pepartment of Transportation.
~n public roads ~.
~~~
~
. , .>
<n.
7. Entrance and exit points shall be limited to one (1) per street frontage. a.`~~~<;>
r::: ~::>:: ::>:. ire : ; . , ; ..a ..cam ::; o{nt t~'ia :>~ie:; err'xal..'.::~~: u~t~1::tf~y..s~ ~.~e1 ut~ti~r~::kfl::: ener~t ~b~:.:an. tff~ . ...... .................... .. .. .
:::
:':i>:::::.. ;:::k : GE n >t E±::, zfp :::se mate SElraJ:E d::...1SItCCIBC~k .Id :ee:ve ..EGLIia1:`:: GCB •:>. is ::: .. B!~Y~: ;:~"d'~~::1'r1.::Y8~'C:1~41A~.::>:::<::::::::i:::>
::,. ft... Ui~l,. :..~J...:~6'i~......~' .............__ _......w"~.~li~ ..'U...................................~f.............~........~5..~fk~.Q~~l~ .......... . :: `: `<.~~,g :.:
Parking Standards:
1. All parking facilities on each site shall be sufficient to serve the business conducted without using adjacent streets or
arkin lots. ~~~_~:_;;;:
f.:
...`~':~'~:::::~:
Parking Space Dimensions:
1. Parking spaces are required to be a minimum width of nine feet and twenty feet in depth. '-'~~'~.~~~.~ .
:
::
;
2. Where perpendicular parking is used, aback-up aisle at least 24 Feet in width must bB provided. .~,
,
r, ~~r:;.:
~;;,h ; ;..;~;,~~~_
3. For angle parking, the width of the back-up aisle will vary from 10 to 18 feet, depending upon the angle or parking. i~,~~~,~..••~`~'~~4~>~~?
Wandicapped Parking:
1. At least two handicapped spaces per parking lot or one space per 2D standard parking spaces, whichever is greater, ~fi~%~~i~K
must be designated for use. ?irx>'~~`~i~=
2. Handica ed s aces must be at least 13 feet in width, 20 feet in de th, and located within 100 feet of the main ~~• ~'n; ~~>~~:_,;_;.
entrance of the buildin ~~~ •~~~<~>~~ ;~...;
3. Handicapped spaces must be clearly marked far use by the physically handicapped, both by painting in the space _?'.;~;,,`; ~.~•,~':
and with an information si n. >.r> ••••••~•••}•• ••
•
•~r<~~n`k"~`
4. Curb cuts or ramps must be provided for each space for access to adjoining walkways. ~x.
Loading Space Dimensians/Standards:
1. Every retail, distribution, and industrial use is required to provide off-street loading space sufficient to accommodate
• the needs of the particular establishment. ~~~~~'>~~~?~~<
:~~>~<:=~'.-::>~<~<<~:>=
`
2. The minimum number of loading spaces is as follows: _ >:#~>
<?=~<~'~r`':~:<<
PedestrianNehicular Conflicts:
t ~.
rceiau one space per 5,000 sq. it. of floor Distribution 8 One space per 10,000-sq. ft. of floor
s ace not to exceed threes aces Industrial s ace not to exceed threes aces.
Re uired Im rovement:
1. All parking and loading spaces, and vehicular circulation areas must be paved with asphalt or concrete, and provided
with continuous concrete curb and gutter.
2. All parking and loading spaces must be designated by painted lines, and driveways entering onto public streets must
be constructed in accordance with NC Department of Transportation standards for urban situations.
OFF~TREET PARKING REQUIREMENTS FOR SELECTED LAND U5E~S
Refer to Article 10.4 of the Zonin Ordinance for detail re uirements for each use
Minimum S ace Re uirements
Per Dwelling
Basic or Lodging Per Sq. Ft. of Per
Use or Activi Standard Unit Floor Area Em to ee
Residential
Single-family 1
Duplex 1
Multi-famil 2
Services,
Hotels & motels 1
Banks & Financial institutions 1/200
Medical offices 1/300
Theatres
Laundry 8 dry cleaning establishments 1/300
Barber & beauty shops 1/400
Offices & personal services 11300
Restaurants -Drive-in 15+ 1/$0
- General 1/50+
Retail
Retail store or center 1/200
Automobile sales 1/400
Service station 1/bay 1
Distribution
Wholesale sales . 1
Storage & warehousing 1
Light Industrial
Manufacturing & processing 1
Research facility 1
1. A Traffic Impact Study is required and must be submitted with the comprehensive site development plan if the traffic
enerated b a develo ment exceeds 800 tri s er da
2. Roadways and/or signalized intersections must be designed to maintain adequate service levels and assure user
safet .
3. Highway design and siting must respond to present and projected capacity/volume deficiencies as identified in the
Traffic Im act Stud .
4. Whether improvements are required or not, adequate right-of--way must be dedicated to accommodate the projected
ri ht-of-wa re uirements as identified in ado fed thorou hfare lans.
5. New collector and local streets, serving residential or commercial development, must meet the specifications and
standards contained in the Subdivision Regulations and/or NCDOT Construction Standards far streets with curb and
utter section.
New Streets:
~~~
1/2
1/4
L ~~~
r
Circulation & Parkin
~i ~~~
~~
~ ~ Preferred i I fig,.
~I ......_~ ~~
~ I --j -~
} I ~
1~~-_ I fi I ~ ~ ~
I ~ fa ! I
I J
l::f
Avoid ~r
_„_-
SiM paw~x~g bts to lYae saafe ar ~~ear afbvid~irags
ivrstrasaf,ivhwsr~ct~oa~n canxy-s
~ ' ~~ i~
8~~~
,I
~ ~. Z:. E
i
~ ~
' I .,~ ~I
I ~ ~ ~~ E
I~ .:. ~. . ~ j ~ _..... is
~ ~4
$!tA'I~ pol"f~'AT9 ~7~5 fJl~ll A7~afJl~A'1~~ %~~/'P/~Y7'!~
Shared access
L
~'}~---- •z7
~ H~
YY 5har~d
BrCCes~
Shared
p~n9
Set car h cats as faraway 15~anr ~i~rMrsact~s as
possd4k av~utiliar sftaire~dcrc,.rsacaYSS
Wrlrrr war p~nssa~lk.
ParkAag ~ is a~ dest dacal~ed M b"re s~ ar rear
•.T ~...~.M,~, ~,,, cnr arc rrav~c corgi an a panrarg ,~~ 77ae drii~p~rg arrangrnre~t fo h'~ remit isp~rrhrr~~d by sita~ag
Pa+"~~9 b~i~a4 tYx+ bwi,6~tr~ys avid crrataag usable ppWlr space.
~~
Design parkiaq so that
pedestnans walk
parallel to moving can ,
and miuir4ize tine aced
far pedeatdatiia to crass
traffic rlslea.
^.w.wro~i.co ii A1~.7 mY7{ qC
provided close to buildings
entrances .
Divide partcinq lots into
a series of smaller
eonneded lot.
Sepparate parking from Buildings must 6e located on
bmldings wrih sidewalks, rsiands' of turf ar other landscape
edestrian pleas, and material. Parking adjacent to a
Pandscapinq. building wail is not permitted.
Driveway eritries on
Separate properties
must be separated w
Tar Pram each other as
possible.
AVOId
Avoid
e
Preferred~+
GY~r~Prkaa9xvrssa !lNrpe~aFs4~,wts
Gammon driveways providing
access to more than one sde
are preferred.
C,irisle,r- bu%kJA'7gS oVl a slllP !o C/'~eV ~r pr~Sl'ria~7 drt~wS
rafi7~- e5larr sr~oarataag burb~a~gs rrifJt parkaag.
~eparacprg -+~+n~L~ar aria pE*a~s~t~r~ pa~.ti, ..a..
/.e ~nwmm~lie~,~.ni/lA~nie.~4 i.4o Bern nFa LarfldSShcO[+!~
~~~
3.4 SERVICE AND STORAGE
Lecatien & Accessibility
1.
Building service and loading areas must be located at the side or rear of the principal building(s), and designed sa .~. • •::<
>~ ,:::::<;-:~?;..;:
that all service and loadin o eratians occur within the confines of the buildin site. <4:''::`~~:w::~~~~<.~>-
2. F~cterior storage for materials, supplies, and equipment may only be located a# the side or rear of a building and only ~ ~?.. ~ ":
~
in total) enclosed screened areas. k
4
::..:<-<;-,'~...n,...
3.
Exterior storage areas must never be located to the front of any building unless screened from view through the use ~.:-:z:-.:.....,.:
,>: ,::;~+`_;<`
of fencin ,walls and/or landsca in ~~~~'~'• ,?$s:>~v'.
4. Where rooftop mechanical equipment is installed, equipment enclosures and/orthe building design must adequately ~`"i}~'~~~>:.'
provide for the reduction of noise so as to comply with the maximum permitted sound levels. $~'y:~:`
Screening:
^ ~
Service & Storage
Recycling Dins 5nlid enclosure
r
Solid waste container
I.aadseaping ~ _ i•~ •~;>„;+~ T"+ •.
-• ^.,:..~.:. III I
:~::"~" ~°~~... ; .:use. :a'e fr,~ ;?1' ~ 1 ! I I
~ - ...s• ,
' ~ I ~ ~ ~ Self-ciosinq
`:'~ I ~ ~ i l doors ~~
~• _ti ~
Trellis -'~. '
,•
r
Concrete pad
~aiw waselr ccvrhd'KrravadracycJ~•rgbArsnws~br srrt~med frwn v~ r+ l~}ruq~y Q!e usr ofan
a«rarJr~ aPa•`abk arc,dzrre artd /anCsraPa+9-
Evergreen shrub
f'•;' screen
~.~.: , .
Plastic
edging '
7 ~:' ~ ~'.
g~ dor ~ ~ •
cover ~, ~~- .';
4' 3' Paving
Laad~ag slacks nwsf de Aaca~+d t'a a vow EraffJc
c°n~~fs ~~'rll+c~ned fravn v;~ w.
~ I
LrL_ '~ ~ ~' •L
~M.
St01'afJC area
Screened ~ '
vehicular Screen fence
~o~e Screen planting ~--
Y~
J~+cJlwv>'JCaJaJtauccncy eprrrg~Jrx~+ncnwscc~e
sxrefvred firm v>~ w fi7rac~i fi'~e use of
~~ avl~d laJadsc~oaag.
Raaf~bp nx+claan,~alegrr~naenf nwsf be
screened /froJn vre w+ !r'hra~g~i proper a~s~
aJrd cav~aoa~~,~ build~tg Jiaa[~rJals
Evergreen
planting
--1 Provide adequa
• turning radius
~~
y ~ Parking
W '
1
Loading dock service
c• V1~+p~ St4N e7~~ avrd faa~da~a9 areas Raust
~OjCI'77~0{r'Jat~e~/ ~7Cdfl~l~nGr77k7lSZ'YVIY^e e
mairrfr~ravl~~e needs
wall Plant screening
~~~
r
3.5 SIGNS AND LIGHTING
1. A sign plan must be submitted and approved as part of the comprehensive site development plan. ~~.` #~,~.
2.
Alighting plan must be submitted and approved as part of the comprehensive site development plan. >;:
~~~~>~~k;
signs:
identification Signs: Criteria overnin the number, size, and hei ht of identification si ns is, as follows:
Maximum number of si ns ermitted 3 er use :, .~F :. ~'~~>:
Maximum number of freestanding signs permitted 1 per use -{f#<%»i~~~`
Total square footage of all signs permitted 200 sq. ft. '~':~.~<:
Maximum size of any sign 75 sq, ft. '~>_~jy~>
Maximum height of any sign 12 ft. ~~~><i~`><~ ~_>
Freestanding identification signs:
• Only one freestanding identification sign is permitted for each use. However, a second sign may be used
where a site has more than one vehicular entrance on different sides of the buildin .
• A freestanding identification sign must be placed perpendicular to approaching vehicular traffic so that.it is
clear) visible and does not obstruct the view of an other identification or information si n.
• A freestanding identificatien sign must be located at least 10-feet from any property line or driveway.
Wall Signs: .
1. Must be mounted on a building fascia panel designed specifically for that purpose or mounted flat against the buildi
wall.
~ 2. Only one wall sign per tenant or building occupant is allowed, and only the name of the tenant and/or identifying
symbol may be displa ed.
i 3. Wall signs may not extend higher than the fascia panel or fagade of any structure. .
1.
Information signs must be places perpendicular to apprcaching traffic so that they are visible and legible. ~~ :».:::
;;:~~ .r ~' ~`
2. Si ns must be ositioned sa that there is a clear line-of-si ht well before the oint at which a driver must take action
9 P 9 P ~~ `~s;;;_ ~~;
~`
to change direction ~~~~<.I.r;=:~`;'"<:
>. -
.
3. Information signs must be positioned to avid confusing backgrounds, particularly when they are intended to direct _<<t;_;
vehicular traffic on or to-and-from the site. i<<"~~~"'~`~``~%~~~
4. Information signs may be placed no closer than six feet to the edge of a road or drive, and, in no case, may they be ' n~"~`~ "`~itr
L
~4`
~
located within a street ri ht-of-wa unless the are erected b a avernmental a enc . t;
;:
y ~:
+
%~:?~~:~>~::~:<:`s:~:;<>:
5. Information si ns ma not contain advertisin material or exceed six s uare feet in area.
9 Y g q
€~:, , ..
n~>.«'<:$:.~',.;h:
Aooearance and ulummationt
1. Sign colors must not be overpowering put must accent the building which the sign identifies or on which it is mounted. _<.'~~"': ''^' ~~
2.
Signs painted an exterior walls are not allowed unless approved by the Board of Commissioners. :y;:;
;.; ;>w.~~~v~~fF
~;; ;~~•,
3. The li ht from an illuminated sign must not be ermitted to shine into an road ri ht-af-wa or across pro ert lines'.
9 P Y 9 Y P Y ~~~ r<..;,;;
~
:`
4.
Outdoor advertising signs, billboards, and portable signs are prohibited, as are inflatable signs. .
,.,::..:.::,
,
,>~~, w.;;,>,:_$;;
5. Except for time and temperature signs, signs with flashing or moving messages are .prohibited. ;; : ~'
1. Temporary signs may be used for construction and real estate information, and future tenant identification. >Y~~<~_
2. The number and size of temporary signs allowed is governed by the Zoning Ordinance. ~~F~:::.. ~?~`:'';'~~_
::~~``
Awnings:
1. The form and color of the awnings must be consistent. ` ' ~ ~`~`~~
'A~:ryx::=~:
2. A minimum ei ht-foot vertical clearance must be maintained, - '~~~'..~~~'.':~Y'^""~"
3. Signs on awnings must be painted o,n and limited to the awning's flap (valance) or end panels. ?~~~>$;„
4. Plexiglas, metal, and glossy vinyl illuminated awnings are strongly discouraged. Canvas, treated canvas, matte finish .F.;':y4h+J~~'
vin I, and fabric awnin s are encoura ed. ~'~>"'
1I9 ~1~'~11A• .
1. All lighting must be shielded to confine light spread within the site boundaries and provide uniform illumination in ~~k=fit
cam liance with the followin minimum levels: ~r>`~``~n<>
Building entrances 4.00 footcandles
Sidewalks 1.00-3.00 footcandles
Pedestrian paths 1.00 footcandles
Parking lots 0..50 footcandles
n n...a,...a-:.........ii ...............~ ..~„-,tee w.~~~+ he li.,h+a~l anr~ fivl~~rcc mnuntprl at a Inwar hainhf fnr sPCUrity. ~~:>?::'s:~:~:#:«::-s:<
~~
~ ~. 0
ADDENDUM -BASIC SIGN DESIGN SCHEDULE
Size of Maximum Wall and Sign
Development Symbols or Ground/Mon Height
(in acres) Letter ument signs (in feet)Z
Heights (in square
in inches) feet
Fascia garder Monument Letter 50 6
Letter Size Size
0 - 4.9 24 6 1$ 100 8
5.0 -19.9 30 9 24 150 10
Over ZO 36 12 36 --
Dev, Name
Major 72 24 -- --
Tenants'
Add'I 24 6 --
Information