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HomeMy WebLinkAboutAgenda - 04-17-2001-9ci, ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: April 17, 2001 Action Agenda Item No. ~_~ SUBJECT: Hillsborough Area Economic Development Activity Node - CP-1-01 -Expansion of the I-40/Old NC 86 Economic Development Activity Node and CP-2-01 -Creation of a New Node in the Vicinity of I-85 8~ NC 86 DEPARTMENT: Planning & Inspections PUBLIC HEARING: (Y/N) No ATTACHMENT(S): Maps of Areas Proposed Resolution of Adoption DRAFT Public Hearing Minutes Staff Analyses with Notifications DRAFT Planning Board Minutes INFORMATION CONTACT: Craig Benedict ext. 2592 Gene Bell, ext. 2589 TELEPHONE NUMBERS: Hillsborough 732-8181 Chapel Hill Durham Mebane 968501 6$$-7331 336-227-2031 PURPOSE: To receive the Planning Board recommendation on proposed Comprehensive Plan amendments concerning the Hillsborough Area Economic Development Activity Node: 1) CP-1-01 -expand the I-40/ Old NC 86 Economic Development Activity Node and 2) CP-2-01 - create a new Economic Development Activity Node in the vicinity of I-85 & NC 86. BACKGROUND: A recommendation of the Economic Development District Task Force is expansion of the current I-40/Old NC $6 Economic Development Activity Node (EDD) into a larger node to be known as the Hillsborough Area Economic Activity Node. Creation of the larger node is to be accomplished by two Comprehensive Plan amendments, CP-1-01 and CP-2-01: CP-1-01 involves expanding the node by 190 acres by including two distinct areas of roughly equal size: Area 1 and Area 2. Both areas are contiguous to the I~0/Old NC 86 EDD, but separate from each other. Area 1 is on the east side of the EDD while Area 2 lies to the north. Because of their physical separation, varying site features, and different land use categories under the current plan, the areas are addressed separately in the staff analysis. CP-2-01 involves the creation of a 60 acre Econamic Development Activity Node composed of three separate areas. Area 3a (41.51 acres) is focused on the south side of the I-85/NC 86 interchange and along Old NC 10; area 3b (5.34 acres) is located in the northeast quadrant of the interchange; and area 3c (12.95 acres) is located on the north side of Old NC 10 east of area 3a. Because of their physical separation, varying site features, and difFerent land use categories under the current plan, the areas are addressed separately in the staff analysis. CP-1-01 and CP-2-01 were presented at the quarterly public hearing on February 26, 2001. • CP-1-01 -Comments from citizens focused primarily on the negative impacts they perceived future non-residential development in Areas 1 and 2 would have on existing neighborhoods and traffic noise, safety, and congestion related to the construction of future roads to connect Old NC 86 and NC 86. • CP-2-01 -For Area 3a, an attorney speaking for Chandler Concrete recommended removing the property from the study area given the use, history, and unusual shape of the property. A business owner in Area 3b expressed uncertainty about the overall plan and zoning changes being proposed. The Planning Board considered CP-1-01 and CP-2-01 on April 4 and recommended approval of the proposed amendments by a 7-1 vote. RECOMMENDATIONS): The Administration recommends approval of proposed amendments CP-1-01 and CP-2-01. ~ ~4AY2 31.18 (29.121 t~,o~ ~4rea ~~tl 7at9 ara1~ ~+.ae ~7 3d! 154.E 2.G9 •~9.a (1.91 41Y.917 17.50 1~4s1a 179 •~aeso I5~0 ~ro.aas 2x.~a p.ci1 1~.&22 Areas Proposed for Amendments C P-2-01 ,, ~~ .~ ,,, . ~~` ~~ .~ ~ ".~ ~c h 5 ti ~,, .. ,; .,, ,- ~~ -,, r~~~~~ _~ ~a ~~.;~, ., ~,•~~, ,,,, ,~~~ - ~ . .~ t: ~ - ~:~ ~'~. ~~ ~.. f ~, 1~ `' ~\ f~ ~ ~~~ .. f ~ ~` . ~~-~ ~ r~ ~ i r ~_ ~_ ,- \ ~~..,~ ~ I ~~ ,. 1 ;~ ,, '~ -- ' A I I ~ ~I ( ~ ~ i :~ `~~.. ,; /~/ J ,; ,~ 5~ A RESOLUTION ADOPTING RECOMMENDTIONS OF THE ECONOMIC DEVELOPMENT DISTRICT TASK FORCE TO AMEND THE LAND USE ELEMENT OF THE ORANGE COUNTY COMPREHENSIVE PLAN TO CREATE THE HILLSBOROUGH AREA ECONOMIC DEVELOPMENT ACTIVITY NODE WHEREAS, conditions have changed or are changing in areas surrounding the I~0/Old NC 86 Economic Development Activity Node; and WHEREAS, the recommendations of the Economic Development District Task Force represent a change in the policies, objectives, principles, or standards governing the physical development of areas surrounding the I-40/Old NC 86 Economic Development Activity Node; and WHEREAS, the Comprehensive Plan amendment referenced as CP-1-01 leads toward creation of the Hillsborough Area Economic Development Activity Node by adding an additional 190 acres to the east of the current I~0/ -Old NC 86 Economic Development Activity Node; and WHEREAS, the Comprehensive Plan amendment referenced as CP-2-01 leads toward creation of the Hillsborough Area Economic Development Activity Node by adding an additional 60 acres to the northeast of the current I-40/ Old NC 86 Economic Development Activity Node; and WHEREAS, CP-1-01 and CP-2-01 were considered at the quarterly public hearing on February 26, 2001; and WHEREAS, the Orange County Planning Board recommended approval of CP-1-01 and CP-2-01 on April 4, 2001. NOW, THEREFORE, BE IT RESOLVED by the Orange County Board of Commissioners: 1. That the County of Orange adopts the proposed Comprehensive Plan amendments referenced as CP-1-01 and CP-2-01; and 2. That this resolution becomes effective upon adoption. This the 17th day of April, 2001. Moses Carey, Jr., Chair Board of Commissioners 1 DRAFT 2 MINUTES 3 ORANGE COUNTY BOARD OF COMMISSIONERS 4 AND 5 ORANGE COUNTY PLANNING BOARD 6 PUBLIC HEARING 7 February 26, 2001 9 to The Orange County Board of Commissioners met with the Orange County Planning Board for 11 a quarterly public hearing on Monday, February 26, 2001 at 7:30 p.m. in the F. Gordon Battle 12 Courtroom in Hillsborough, North Carolina. 13 14 COUNTY COMMISSIONERS PRESENT: Chair Stephen H. Halkiotis and Commissioners 15 Margaret W. Brown, Moses Carey, Jr., Alice M. Gordon, and Barry Jacobs 16 COUNTY ATTORNEY PRESENT: Geoffrey Gledhill 17 COUNTY STAFF PRESENT: County Manager John M. Link, Jr., and Clerk to the Board 18 Beverly A. Blythe (All other staff members will be identified appropriately below) 19 PLANNING BOARD MEMBERS PRESENT: Chair Nicole Gooding-Ray and members 20 Leo Allison, Howard McAdams, Rachel Preston, James Selkirk, Runyon Woods, Bob Strayhorn, 21 Theodore Triebel, Hunter Schofield, Barry Katz, Lynn Holtkamp, and Craufurd Goodwin 2z 23 NOTE: ALL DOCUMENTS REFERRED TO IN THESE MINUTES ARE IN THE PERMANENT 24 AGENDA FILE IN THE CLERK'S OFFICE. ALL RECORDINGS OF THE MEETING 25 WILL BE KEPT FOR 5 YEARS. 26 27 A. OPENING REMARKS FROM THE CHAIR z8 Chair Halkiotis called the meeting to order and welcomed everyone. He made reference to item 29 #5 on the agenda, the Preserve Planned Development Mixed Use and Special Use Permit, Class A, 3o and said that it had been withdrawn. He said that the developers from Maryland decided not to go 31 forward with this project and apologized for any inconvenience this may have caused. Item #4 on the 32 agenda, Public School Impact Fee, was moved up on the agenda, right after The Resolution to 33 Establish a Special Board of Equalization and Review. 34 35 B. PUBLIC CHARGE 36 The Chair read the public charge. 37 38 Chair Halkiotis said that Nicole Gooding-Ray, Chair of the Orange County Planning Board would 39 chair item C -The Comprehensive Plan Text Map Amendments, Orange County Zoning Text 4o Amendments, and Orange County Zoning Atlas Amendments. 41 42 ADDED ITEM: R®solution Creating a Special Board of Equalization and Review 43 Tax Assessor John Smith said that he was recommending that the County Commissioners 44 adapt a resolution that will create a special Board of Equalization and Review far the hearing of 4s appeals related to the 2001 revaluation. 46 Commissioner Gordon said that her understanding was that there would be three regular a7 members and then additional altemate members. She suggested a change in the language so that it 4s is clear that there would be alternate members in addition to the three regular members. 49 Commissioner Brown asked when the members would be appointed. John Smith said that the 50 staff would put together a recommendation and present it to the Commissioners at a later Board of 51 County Commissioners' meeting. t A motion was made by Commissioner Carey, seconded by Commissioner Gordon to adopt and 2 authorize the Chair to sign the resolution below with the changes as stated above, and establish the 3 recommended level of compensation for members of the E&R Board as stated in the abstract. The 4 staff will recruit applicants for the E8~R Board and appointments will be made at a future 5 Commissioners' meeting. 6 7 A RESOLUTION PROVIDING FOR THE APPOINTMENT OF A s SPECIAL BOARD OF EQUALIZATION AND REVIEW 9 to WHEREAS, pursuant to North Carolina General Statute 105-322, the Board of Equalization and t t Review of Orange County is presently composed of the members of the Board of County t2 Commissioners of Orange County; and 13 to WHEREAS, the Board of Commissioners of Orange County is authorized to appoint a special Board 15 of Equalization and Review to carry out the duties imposed by North Carolina General Statute 105- th 322; and t7 is WHEREAS, the Board of Commissioners of Orange County deem it advisable to appoint a special t9 Board of Equalization and Review and by this resolution provide for the membership, quaycations, 20 terms of office, and the manner of filling of vacancies on the special Board of Equalization and z t Review; 22 23 NOW, THEREFORE, BE IT RESOLVED BY THE ORANGE COUNTY BOARD OF 24 COMMISSIONERS THAT: 2s z6 1. The special Board of Equalization and Review of Orange County is hereby created. 27 2. The Orange County special Board of Equalization and Review shall consist of 3 28 regular members and additional alternate members, each to serve for a term in 29 accordance with G. S. 105-322. 30 3. Vacancies occurring and existing on the Orange County special Board of Equalization 3 t and Review shall be filled by the Orange County Board of Commissioners at their next 32 regular meeting after the occurrence of the vacancies. 33 4. Each member of the special Orange County Board of Equalization and Review shall be 34 a resident of Orange County, should have paid all Orange County taxes currently 35 owed, and have the statutory qualifications necessary to hold the public office of 36 County Commissioner in Orange County. 37 3s The Orange County Board of Commissioners shall appoint members to the special Board of 39 Equalization and Review of Orange County in the same manner as it uses for other appointments. 40 4t After the members of the special Board of Equalization and Review of Orange County have 42 been appointed, the Orange County Board of Commissioners shall designate a chairman of the 43 special Board. 44 45 This, the 26~' day of February 2001. 46 VOTE: UNANIMOUS 47 48 49 50 St s 2 4 to 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2s 26 27 2s 29 30 31 32 33 34 3S 36 37 3$ 39 40 41 42 43 44 4S 46 47 4$ 49 50 51 C. PUBLIC HEARING ITEMS 1. COMPREHENSIVE PLAN TEXT AND MAP AMENDMENTS a. Area 1 b. Area 2 e. Area 3a d. Area 3b e. Area 3c Orange County Planning Director Craig Benedict presented this item. He said that the next few items have to do with the economic development district area that is south of Hillsborough. Over the last 12 months, both Orange County and the Town of Hillsborough have met to examine the existing land use patterns within and around the economic development districts that lie south of Hillsborough. The general area is around Old NC 8fi between the interchanges of 1-85/1- 40 and New NC 86 near the intersection of I-85. The comprehensive plan is a base layer of land use issues within the County. This gives general development pattems and is a guidance tool for zoning layers. He said that Gene Bell, Comprehensive Planning Supervisor, would be explaining each Economic Development District (EDD). He said that the EDD Task Force that has been meeting since February 2000 has been one of the most prolific task forces that has met over the last year. The task force has met over 20 times and has analyzed a lot of issues that could potentially affect the quality of life of residents in and around Hillsborough. There was interest within the task force to look at issues such as transportation impact, transportation capacity, and the image of the entranceway on the major interchanges. He said that in 1993, 1994, and 1995 Orange County developed Area A, which is a set of standards far economic development districts. Area A is not being amended because it is an existing economic development district. Gene Bell went over all the areas as listed above. Area 1 is currently rural residential, and the proposed change is for aten-year transition and economic development activity node. Area 2 is currently classified as 20-year transition, and the proposed change is to the economic development activity node. Areas 3a and 3b are currently commercial activity Hades, and the proposed change is to economic development activity node. Area 3c is currently 10-year transition, with. the proposed change would be to an economic development activity node. He spoke about the procedures for amending the plan. The reasons for amending the comprehensive plan are as follows: 1) because of a change or changes of conditions in a certain part of the County; 2) to correct an error or omission in the plan; or 3) in response to a change in policies, objectives, principles, or standards governing the physical development of the County. This is from Article 2 of the Zoning Ordinance. He made reference to Article 20 of the Zoning Ordinance and said that the plan was premised upon two basic strategies -activity nodes and infill development. Activity nodes serve to cluster commercial and industrial development at major:intersections throughout the County in locations appropriate far serving the needs of residents. The infill development strategy is premised on the desirability of encouraging development to occur first within the corporate limits of the towns. The proposed plan amendments that are being considered are consistent with the two basic plan strategies. Twa goals that are particularly relevant to these plan amendments are: 1) Goal #5 -the management of growth so that it is directed to areas where growth is desirable and could be accommodated; and 2) Gaal #6 -the promotion of economic development which emphasizes em}~loyment, meeting local needs while preserving the character of communities and protecting the natural environment. Gene Bell said that within the plan, each category has a set of 11 location criteria. The criteria are land slope, hydrology, flora and fauna, soil conditions, public services and utilities, the transportation system, energy use, existing land use, agriculture and forestry, population density, and 9 1 historical and cultural resources. Of the five areas, Area 1 was the only area that was consistent with 2 all 11 criteria. There was an inconsistency related to agriculture and forestry. The Orange County 3 land records system indicates that lots 15, 16 and 17 and lot 8 are under use value taxation. Lots 15 4 and 17 are taxed as forestland and lot 15 is taxed as agricultural land. The Planning staff 5 recommends approval of the proposed amendments for the reasons as outlined in the agenda 6 abstract. 7 Craig Benedict made reference to a map and identified each area and the uses s that would be permitted in each area. He said that he is not saying that everything must conform to 9 the uses as listed. He is saying that the areas are only identified as a guidance for what would be 1o compatible with the land use. Transportation is one of the most important issues with any 11 development. , 12 13 Questions from Coun Commissioners or members of the Oran a Coun Plannin Board 14 Commissioner Gordon asked about the essential differences between the uses 1s now and what is being proposed. Craig Benedict said that the orange area that is proposed is very 16 similar to the primary 1 area that was there before, except that a higher intensity of use is suggested 17 to also allow residential in that area. Previously, no residential was allowed in the area. The potential 18 density would be 8-12 units per acre. The northwest quadrant previously allowed retail, but in the 19 new plan there would not be any retail because the orange area would have retail potential. In the 20 southwest quadrant, the primary change is that there is some residential allowed in the short-term 21 prior to the provision of water and sewer. Under the previous plan, there was some limited 22 residential, but now even more residential will be allowed. The southeast quadrant is very similar to 23 what it was previously with an extra emphasis on office flex, meaning office-industrial. Areas 1 and 2 24 were part of the 10-year transition that were intended for residential only and the new proposal is 2s suggesting that it be residential plus a limited office component. Area 2 is presently transition, zoned 26 R-3, and would remain the same but allow an office component. 27 Commissioner Gordon asked how the transition area would function in this plan. 2s She asked if it would be going from rural to urban. Craig Benedict said that these areas are outside z9 of the Hillsborough ETJ, which is the definition of transition. This would have the potential of 3o annexation depending on Hillsborough's annexation rules. This proposal would make the transition 31 areas more similar to the adjacent Economic Development District areas. 32 Commissioner Brown asked some clarifying questions, which were answered 33 satisfactorily by Craig Benedict 34 Planning Board member Runyon Woods asked about sewer lines in that area. 3s Craig Benedict said that water and sewer lines are feasible through that area along Cates Creek. 36 Hillsborough does have the capacity to serve this area. It has been identified in Hillsborough's interim 37 master plan that water and sewer extension would occur in these areas. The only exemption is the 38 southwest quadrant, which could also be served. 39 Citizen comments were held until after the presentations. 40 41 2. ORANGE COUNTY ZONING TEXT AMENDMENTS 42 a. Economic Development District Amendments for the Hillsborough Economic 43 District 44 b. Amend Section 7.21 Zoning Ordinance 4s c. Add new section 2.1A in Design Manual creating subdistricts with 46 Hillsborough EDD 47 Craig Benedict said that the changes to the Zoning Text Amendments would create 48 some sub-districts, which would be compatible with the Land Use Plan previously discussed. He 49 made reference to the map and said that a new zoning district known as Economic Development Flex so has been created that would allow light industry. Another zoning district known as Linear Office was sl also created. A zoning area known as Limited Office was also created. In the Buckhom EDD and the 1.D 1 I-85/US 70 EDD near Durham, these categories are not readily available because there is no 2 underlying land use plan that could be directed towards such zoning districts. 3 4 The second part that is being changed is the Economic Development District Design 5 Manual. The standards have now been abridged to the point where these standards can be used as 6 a site design manual. In Section 3 the I~0/Old NC 86 area has been renamed to the Hillsborough 7 Area. The most important part of what is occurring in area "A" from a zoning text standpoint is the 8 process requirements. In the present process, if someone brings in an application for 300 acres of 9 development in that area, it will go through a review process, and within two or three weeks, it could to be approved. The new proposal would create a new process where there is more input from the 11 Planning Board, Board of County Commissioners, and citizens. The goal is to take all of the 12 properties within areas A, 1, 2, 3a, 3b, and 3c down to a limited zoning district, which is suggested as 13 Economic Develop (ED) Limited Office (LO) District 1. If someone comes in with a very large project 14 (i.e., multi-family complex or 200,000 square foot shopping center), they must apply for a rezoning. 15 The developer also must request a Special Use Class A application. 16 17 18 3. ORANGE COUNTY ZONING ATLAS AMENDMENTS 19 2.o a. Area 1 21 b. Area 2 22 c. Area A (NW, NE, SECONDED BY and Part of SW Quadrant) 23 d. Area A (Remaining SW Quadrant) 24 e. Area 3c 2S Craig Benedict said that this proposal would rezone all of the areas to Economic 26 Development Limited Office 1. All of the areas would be given an office emphasis. In most cases, 27 areas A, 1, and 2 are relatively undeveloped. In areas where there are no uses or any structures, this 28 rezoning does not create any problems. In areas where there are houses or structures, it would be 29 taking residential property and rezoning to a higher use zoning area. If someone wants to stay in a 30 residential house that is rezoned, they may stay there the rest of their life. The house or structure 31 would have to be 75% destroyed before it would revert to the new zoning district. Other non- 32 residential nonconforming uses would have to be 60% destroyed before it would revert to the new 33 zoning district. He made reference to Chandler Concrete and said that if they wanted to expand, they 34 would have to expand their Special Use Permit and that would be unlikely since it would be a 35 nonconforming business. If there were a use that is no longer operating far 90 days; then the use 36 would have to conform to the zoning district. The rezoning that is being suggested .is not a new 37 concept around the United States. It is putting growth in an area that is appropriate and may take the 38 pressure off of growth occurring in the rural area where there is no provision of water and sewer. 39 Notices outlining these changes have been sent out to the neighbors in the areas listed above. 40 41 uestions from the Oran a Coun Commissioners or from members of the Plannin Board 42 Commissioner Jacobs made reference to the nonconforming use and asked if he 43 could build an addition onto his house if it were a nonconforming use. Craig Benedict said that they 44 would look at the intensity changes caused by the addition and probably determine that the intensity 45 would not change. There is some flexibility with the nonconforming uses. 46 Commissioner Jacobs recognized Commissioner Lloyd and Commissioner Sheridan 47 from the Town of Hillsborough. He made reference to the proposed courtesy review with the Town of 48 Hillsborough and noted that this process would need to be included in the County's code. Craig 49 Benedict said that any jurisdiction could very easily be plugged in for a courtesy review. 50 51 Citizen Comments 11 2 Areas 1 and 2 3 Mark Westhafer said that he understands that the reason for the changes on areas 1 4 and 2 was to provide a buffer between New NC 86 and area A. He said that he also understands that 5 area A remains undeveloped. He thinks that the residences between areas 1 and 2 are going to be 6 trapped between commercial areas. If the transition is really a valid idea, he suggests that area A be 7 amended to buffer the residences, and that areas 1 and 2 be left alone. He said that he thinks the 8 bottom line is to create an access to New NC 86. He said that'it would make sense to create an 9 easement from area A to New NC 86, and as the intensity increases talk about transitioning area 1. to He would like to leave areas 1 and 2 out of the rezoning until it becomes absolutely necessary. 11 Markin Brown is a homeowner who lives between area 1 and 2. His lot splits area A 12 and area 2. He has a concern with bringing in commercial development immediately adjacent to a 13 residential area. He would hope that the Board would consider keeping the area residential adjacent 14 to present residential areas. With reference to the proposed roadways into the subdivision, he said 15 that their road is not paved at this time and it would cause great concern to access a commercial or 16 large residential area. He said that this type of road would degrade the nature of the subdivision. 17 Phil Shloss lives in Becketts Ridge and objects to the building of townhouses directly 18 behind his property. He said that we have created a subdivision and infrastructure, which will now be 19 used as office space. He feels that area 2 is an area that people are looking at developing right now. 20 He said that there were a lot of people from Becketts Ridge at the meeting that had already left, and 2i he hopes that there will be another opportunity for them to speak. 22 Pete Langon lives in Wildwood, which is above Becketts Ridge. He mentioned that it 23 looks like a road will be needed from Old NC 8fi to New NC 86. He suggested planning a road below 2a the school so that the private homes will not be disturbed. 25 Iris Simon lives in Becketts Ridge and said that he is opposed to the expansion of a 26 business district behind their homes. If it does proceed, he would like to see at least a X00-foot 27 wooded buffer behind the homes in Becketts Ridge. 2s Don Charland, a resident of Becketts Ridge, said that he was concerned because 29 when he bought this property he understood that it was residential. He said that there are a lot of 3o children in the area and with increased traffic there would be an increase in the danger for children. 31 Also, noise would be an issue. He is opposed to the rezoning. 32 Jeff Hillsburg, a resident of Becketts Ridge, is opposed to this plan. He feels that 33 there would be increased traffic with the thoroughfare between Old and New NC 86. Also, he does 34 not want light industry in his back yard. 3S 36 Area 3a 37 Lawson Brown spoke on behalf of Chandler Concrete Company. He supports 3s excluding Chandler Concrete from the rezoning. He said that the Planning Board recommended, with 39 a vote of 7-2, that Chandler be deleted from the rezoning of area 3a. He spoke about the reasons for 4o excluding Chandler Concrete -general land planning principles, peculiar character of this property, 41 historical use of this property, present zoning of the property, special use permit that is on the az particular property, extensive regulation of the existing use of the concrete facility by the state and 43 federal governments, and the fact that Chandler has been a stellar corporate citizen. He said that 44 basically, the Chandler property was the tail of the property, and across the street is a commercial a5 use and a trailer park on the north, which were originally included in 3a but have since been 46 excluded. He feels that the goals of economic development could be accomplished by the exclusion 47 of Chandler without wrecking any plans. 48 49 At this time, it was about 10:30 p.m. and the Board decided to hear the remainder of so the citizen comments. 12 4 Commissioner Jacobs pointed out that there was a moratorium deadline and another meeting should be rescheduled quickly because this still has to go to the Planning Board, back to the County Commissioners, and be completed before April 18`". Area 3b Carl Merritt was representing Merritt Marine. His property is zoned commercial industrial. He is not sure if he is against the rezoning or for it, but he thinks he is against it. He is trying to gather information alaout the impacts this rezoning may have on his property. ~o Area A 11 Wayne Pollard lives adjacent to Stagecoach Run Subdivision and owns anine-acre 12 tract. He said that it looks like he will be surrounded on three sides by affce space and he would like 13 to see the boundary with him not included in it. He is actually not part of Stagecoach Run Subdivision 14 but has access to his property through the subdivision. He cannot subdivide his property because he 15 is not on astate-maintained road. He would like far his property to be included as an additional tract 16 in Area A. But if it is not going to be allowed for any residential or transition residential, then he has a 17 concern for his neighbors that would be brought closer to a commercial area. He submitted a letter to is the Commissioners requesting that his tract of land be considered as an addition to the EDD, with 19 consideration for possible rezoning to allow transitional residential as a buffer for Stagecoach Run 20 into office use. 21 22 Commissioner Gordon had several questions. She asked about the new design 23 manual for these new areas and if the present standards would apply to the other two EDDs and 2a Craig Benedict said yes. The other EDDs will remain intact. 25 Commissioner Gordan asked what the advantages were of using the master plan 26 approach. Craig Benedict said that staff realized based on the Corbin Dawns experience, that it 27 might be unrealistic to expect a developer to bring in a project of 3q0 acres and know exactly what is 28 going to happen on every parcel. By allowing the master plan approach, the County Commissioners 29 can take a look at the big picture with the rezoning and the Special Use Permit to see what the 3o potential uses would be. This gives a reasonable amount of time for the County Commissioners to 31 see the plan and provide input into the plan. He clarified that there can be mini-master plans for 32 areas of two acres. 33 Commissioner Gordon asked why a person would need amini-master plan with such 34 a small area. She also asked that the standards be written so that they are easier to read and 35 understand. She said that the manual was still very complicated. She asked about the entire design 36 manual and Craig Benedict said that the entire design manual would still exist for the two other EDDs. 37 The abridged manual has statements of objective and subjective standards. 38 Commissioner Brown asked about the most logical and first places that sewer would 39 be extended. Craig Benedict said that sewer systems typically follow creek beds. He said that Cates 4o Creek does ga under I~Q, but it would be a lengthy process to provide water and sewer south of (-40. 41 He used a map to show where water and sewer service is available and where it could be provided. 42 Area A is probably the next place for water and sewer to be extended. He said that Area A could be 43 the focal point for a transportation hub for atransit-oriented development with access to I-4p and I-85 44 and access to potentially two four-lane divided highways in the future. This is probably the only 45 opportunity that Orange County will have with the best transportation access. 46 Commissioner Jacobs asked about plans for a connection through Becketts Ridge. 47 Craig Benedict said that there has been an accommodation for a connection through, Becketts Ridge, 4s which is in the process at this time. The EDD Task Force will be looking at the transportation network 49 in and around Hillsborough. so Commissioner Jacobs asked if there was a requirement for public facilities like fire 51 stations, police substations, parks, and school sites in the EDD manual. Craig Benedict said that the 1; 1 design manual addresses the mixture of uses and compatible public facilities. He said that there 2 should be a generalized overview in the manual of the capacity concept for the transportation network 3 in the area. Affordable housing will also be addressed in the generalized overview. 4 Commissioner Jacobs said that the issue has been raised about limiting the size of 5 big-box retail to control the overall traffic impacts. Craig Benedict said that when discussing this topic 6 in the EDD Task Force, it was the general consensus that this is something that the County needs to 7 be sensitive about so as not to hurt the downtown area of Hillsborough. 8 Commissioner Jacobs said that some of the uses indicate that there will be no drive- 9 through facilities in the Hillsborough EDD. Craig Benedict said that the intent was to not have drive- lo through facilities. 11 Commissioner Jacobs made reference to page 67 and the linear office district. He 12 made several notations, which Craig Benedict will take into consideration in editing the manual. The 13 issues included vehicular connectivity, open space connectivity, and setbacks and buffers. 14 Commissioner Gordon will write down additional comments and submit them to Craig 15 Benedict before the Planning Board meeting in April. 16 17 MOTION: A motion was made by Commissioner Jacobs, seconded by Commissioner Gordon to 1s refer the Comprehensive Plan Text and Map Amendments (items C, 1-3) to the Planning Board for a 19 recommendation to be returned to the Orange County Board of County Commissioners for zo consideration by the Board of County Commissioners at the Board of Commissioners April 17, 2001 zl meeting. 22 VOTE: UNANIMOUS 23 24 4. PUBLIC SCHOOL IMPACT FEE 25 The County Commissioners heard a report from the consultant, Mr. Paul Tischler, on the 26 calculation of maximum permissible public school impact fees that consider differentiated fees based 27 on housing type. After the report, public comment was received on the amount of the im act fee and 28 an hin related thereto. At the conclusion of the public comment period, the County Commissioners z9 considered referring the report to the administration for a recommendation on whether the impact 3o fees should be changed or not, and if so, to what amounts. That recommendation is to come back to 31 the Board as the Board decidi?s in the context of the Board's deliberation leading to the adoption of 32 the July 1, 2001 budget. 33 Planning Director Craig Benedict made introductory remarks. He said that the public 34 school impact fee for Orange County is unique. In 1987, the North Carolina legislature gave Orange 35 County the opportunity to assess impact fees. Impact fees are used to receive additional revenue to 36 help offset the capital casts of certain types of facilities. In 1993 the first Impact Fee was enacted in 37 Orange County. This fee was set at $750.00 for both school systems. Over the last few years, 38 Chapel Hill-Carrbor0 City School District has increased the impact fee for their district from $750 to 39 $1,500 to $3,000. This is a regular analysis that the County is doing. As part of this mechanism to 4o reevaluate the student generation rate and the casts of providing schools, the County also wanted to 41 look at the amount of students that were being generated and added to the two school systems. The 42 two school systems are being evaluated independently because there are different growth rates. 43 Overall, there has been a lot of work during the last three years to determine the level of service 44 standards. The County chose to hire a consultant, Paul Tischler and Associates, to conduct the 45 school impact fee study. 46 47 uestions from the Oran a Coun Commissioners and members of the Plannin Board 4s In answer to a question from Commissioner Gordon, Craig Benedict said that if there were 49 not an impact fee the property tax rate for existing properties would likely be higher. In brief, the 50 impact fee is having new growth pay far school capital needs associated with that growth. Also, 51 impact fees are not used for renovations of existing schools. 14 STAFF ANALYSIS OF PROPOSED AMENDMENT TO THE LAND USE ELEMENT -ORANGE COUNTY COMPREHENSIVE PLAN For Presentation at February 26, 2001 Public Hearing CP-1-01: Hillsb©rough Area Economic Developrxlent Activity Node -Expansion of the I-40/C?Id NC- 8fi Ec©nomic Development Activity Node Comprehensive Plan amendment CP-1-01 involves the proposed expansion of the existing I-40/Old NC 86 Economic Development Activity Node (EDD) which lies south of I-85and between NC 86 and qld NC 86. Two distinct areas, identified as Area 1 and Area 2, of roughly equal size are included in CP-1-01. Both areas are contiguous to the I-40/Old NC $fi EDD, but separate from each other. Area 1 is on the east side of the EDD while Area 2 lies to the north. Because of their physical separation, varying site features, and different land use categories under the current plan, the areas will be addressed separately in the following analysis. axNa r A. GENERAL DESCRIPTION Area 1 is located in Hillsborough Township south of 'I-$5 between NC 86 and Old NC 86. The property in question contains 97.67 acres and is composed of nine parcels and a portion of a tenth identfied as follows: Hillsborough Township, Tax Map 49, Block B, Lots 15, 16, 17, 18, 19, 20, and 22 (part) and Tax Map 50, Lots 6, 7, and 8. Area 1 is rectangular in shape and bounded to the north by Fletcher Road and section 1 of Stagecoach Run subdivision; to the west by the I~0/Old NC 8fi Economic Development District (EDD); to the south by Phoebe Drive and Wood's Edge mobile home park; and to the east by NC $6. The area is wooded and with the exception of lot 1fi, undeveloped. The Orange County Land Records System indicates that this properly contains a single family residence and accessory uses. Furthermore, Land Records indicates that lots 15, 16, 17, and $ which are contiguous and total 69.58 acres are under forestry use value taxation. The area is currently classfied as Rural Residentiial. This amendment would place the area in Ten Year Transition and Economic Development Activity Node. A concurrent change to transition is necessary since being in a transition area is a requirement for designation of an Economic Development Activity Nod®. The two categories are described in the Land Use Element as follows: Teen-Year Transition: Land located in areas That are in the process of changing from rural to urban, thaf are suitable for urban-type densities and should be provided with public utilities and services within the fast 90-year phase of the Plan. h:\complan\eddplanamendmentCP-1-01.doc\2-1-01 \gb 15- 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, office, service/retail uses, and flex space (typically 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). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The proposed designation of Economic Development Activity Node would allow rezoning of the properly to the Economic Development District category. B. APPLICATION REQUIREMENTS Application requirements for an amendment to the Comprehensive Plan are contained in Articles 2 and 20 of the Zoning Ordinance. Listed below are the applicable requirements with staff comments shown in bold. Amendment Rationale Article 2.2.14 states the reasons for which the Comprehensive Plan may be amended: a. Because of changed or changing conditions in a particular area of the County. Considerable change has occurred, and continues to occur, in areas south and southeast of Hillsborough; this includes Town as well as County jurisdiction. Examples of residential development include Cornwallis Hills and Beckett's Ridge; non-residential development includes Olde Mill Business Park and the State Employee's Credit Union; and major projects recently considered, or under consideration, include Hampton Pointe and Corbin Downs. b. To correct an error or omission in the Comprehensive Plan. No error is alleged. c. In response to a change in policies, objectives, principles or standards governing the physical development of the County. The work of the Economic Development District Task Force is resulting in a change to all of the criteria listed. Qualification of Amendment as Princi al or Seconda Article 2.2.14.2 differentiates between "principal" and "secondary" amendments to the Plan. This amendment is a principal amendment under Section 2.2.14.2.b in that it h:\complan\eddplanamendmentCF-1-O1.doc\2-1-01 \gb 16 involves "The creation of new activity nodes. or additions to existing activity nodes which exceed ten (10) acres in land area." The proposed amendment is contiguous to an existing Economic Development Activity Node and the proposed addition is 97.67 acres. Additional Information Article 20.3.2 requires the submission of the following additional information: a. "A fully-dimensioned map at a scale of not less than one hundred (100) feet to the inch showing the land which would be covered by the proposed Comprehensive Plan amendment,. and a legal description of the land." Submitted. b. "The manner in which the proposed amendment will carry out the intent/purpose of the Comprehensive Plan." The Land Use Element of the Comprehensive Plan is premised on two basic strategies: activity nodes and infill development. The following ~xt concerning these strategies is from Section 3.2 (Basic Concepts) of .the Plan. The proposed amendments are supportive of these strategies. The activity node strategy serves to cluster commer+cia! and industrial development at major intersections throughout the County in locations appropriate for serving the needs of the local residents. The activity nodes are of various sizes and types to accommodate specked levels of intensity of commercial and indusfrial activities. As designated activity nodes become "built out';. new activity nodes maybe evaluated and located using the locational criteria for the appropriate land use category or type of activity node. The primary objective to be achieved through the use of the activity node strategy is the efficient and compact use of the land. The infill development strategy is premised on the desirability of encouraging development to occur first within the corporate limits of the Towns and then, when appropriate, within those areas surrounding the Towns which are in transition from rural to urban development patterns. The achievement of a higher rate of infill development than experienced in the past requires a combination of incentives and disincentives to development activity which include, but are not limited to, allowing higher densities and intensity of land uses within urban areas and urbanizing areas and allowing only low intensity uses outside these areas; streamlining development review processes for higher intensity uses; requiring development standards in transition areas similar to those in urban areas; and phased extension of urban services. h:\complan\eddplanamendmentCP-1-Q l .doc\2-1-01\gb 17 - Proposed plan amendments are also evaluated for conformity with Goals and Policies in the Land Use Element. The proposed amendments are supportive of the following goals and policies: GOAL FIVE: The management of growth so that it is directed to areas where growth is desirable and can be accommodated. Policy 5.1 Utilize the following locational criteria to designate the most appropriate location far the various Land Use Plan Categories: natural environment constraints (land slope, hydrology, flora and fauna, soil conditions); availability of public services and utilities; transportation system access and capacity; impact on energy resources; existing land uses; presence of productive agricultural or forested land; appropriate population densities; and the presence of historic or cultural features. Policy 5.2 Guide growth to achieve a maximum amount of infill development in the urbanizing areas of the County while maintaining the integrity of the existing and future open space and recreational system. The purpose of infill will be to minimize sprawl development and promote a more compact urban fom~. Secondary purposes will be to reduce transportation energy costs in addition to reducing public service costs. Policy 5.5 Designate land in areas changing from rural to urban in character which could reasonably be developed to accommodate urban-type densities, but are currently not completely served by urban systems such as water and sewer lines, as Transition areas. These areas will be further c/ass~ed into 10- year and 2~-Year Transition areas to reflect the most appropriate sequence of development as this area changes from rural to urban and services are extended. Policy 5.11 Designate activity nodes of various types and functions at the intersections of major arterials and/or collectors in order to accommodate difirerent intensity levels of commercial and industrial development. Policy 5.12 Utilize activity nodes to promote clustered development and to discourage strip development. Policy 5.13 Identify activity nodes as the only places appropriate for non-farm related commercial and industrial development. GOAL SIX. The promotion of economic development which emphasizes employment meeting local needs while preserving the character of communities and protecting the natural environment. Policy 6~1 Provide for a sufficient amount of suitable land to accommodate the expansion and growth of commercial and industrial uses in the County. h:\complan\eddplanamendmentCP-1-O1.doc\2-1-01\gb 18 Polite Select industrial sites in the Transition Areas on the basis of the capacity of supporting systems, such as water and sewer lines and good highway or rail access, and the absence of detrimental environmental or social impacts. Policy F.11 The following Economic Development (Transition) Activity Nodes have been designated: 1-40/Old NC 86 (HB-5); I-85/Buckhom (CK-5); and I- 85/US70 (ENO-2). C. COMPARISON OF PROPOSED AMENDMENT WITH LOCATIONAL CRITERIA In analyzing an amendment to the Land Use Element of the Comprehensive Plan, the requested land use category is to be evaluated far compatibility with all applicable Locational Criteria from Section 3.4 of the Land Use Element. In the following table, COMPLIES means that the area being evaluated is compatible with the tocational criteria. 'DOES NOT COMPLY means that the area is not compatible with the. locational criteria. QUESTIONABLE means that compatibility cannot be assessed completely from information currently available. CRITERIA ECOI~iOM1C DEYELQPII~Et~F T11iiTY OD LANQ SLOPE COMPLIES: Some slopes In the 10-15% range are Locatedari areaswith ~ of l~s found in the northern portion and southwest cam®r of than 'l~~a grad+~: 'It+s~s t~f '1~% Area 1. However, site development and the extension of or gar are pcesertt, lion carp _,;` public water and sewer should not be adversely be provided thcough~proper s;d~igin~',' affected, as this part of the site would likely be and cvn'structioh dices: ,"'. undeveloped. HYDI~'OLOO'!t ~ COMPLIES: An intermittent stream flows southward Loc~ted:outsid~ of areas w~h 1~- ~ ` about 800 feet west of NC 86. However, flood plain and year flood, pt+dne ar0as and wends soils maps do not identify any 100-year floodplain or are present .fie flvot# ~rrcxne erea:~ flood prone soils associated with the stream. and vri~tt"ainds `exit, ~otection ~ be , , provided through proper si#e da~s~n" and canstructivn practices_ I*L©RA.AND F~-,UI~A COMPLIES: There are no Identified sites of unique or Low in where det~merrhal endangered species in this area. The closest site in th® developrrrant impacts on locat, State or ' Inventory of Natural Areas and Wildlife Habitats is federally-oaf ~a~t~ed umque ~ approximately 0.7 mile to the west-northwest -site E07, endangers, ~-d wrldli~ ~ ~ mli d ' on the west side of old NC 86 at the crossing of Cates habitats a n dors ~ tigate Creek. througFt"frroper ~ design a consbuction pry. SOILCONDITIONS . ' COMPLIES: Solis are of the Georgeville-Herndon Located, in areas when g~r~eral sail' association. These are described as gently sloping and conditions are suitable far dent sloping well-drained sails that have a surface layer of because of gaod drainage ~ silt loam and a subsoil of clay loam, silty clay, silty clay characteristibs and Iii:.: loam, and clay; found on uplands. These soils are capacity fr~i' development - generally conducive to dev®Iopment posing slight to moderate building constraints. h:\complan\eddplanamendmentCP-1-01.doc\2-1-01 \gb 19 PUBLIC SERVICESI UTILITIES COMPLIES: Water and sewer lines from the Town of Located generally in areas which are or Hillsborough currently exist in, or close to the area. A 12 i could be reasonabty and effectively inch water line extends southward along NC 8fi to serve served lay public services and facilities. Stanback and New Hope schools. A gravity outfall line When located in areas where such along Cates Creek provides sewer service to the services and facilities are not present Wildwood area and a force main that ties into it provides or planned, general soil conditions service to the schools. Future sewer service to the EDD must be suitable for on-site sewage would likety be via a force main extension from the dis osal s stems. Cates Creek outfall. TRANSPORTATION SYSTEM COMPLIES: The site is located in close proximity to Located in areas adjacent to interstate Interstates 85 and 40 and two major thoroughfares, Old and major arterial highways, NC 86 and NC 86. The site has frontage on NC 86 and particularly those with the potential for future access to Old NC 86 may be possible via providing acxess to public transit connector roads through the EDD. The Nortolk and facilities. Southern railroad is located approximatety 0.7mile to the northeast. ENERGY USE: COMPLIES: Commuting times are within the 10 minute Located within 1Q minutes commuting time frame. time from art urban area and designed so that business uses provided within devektpmen~ limit the number of short distance commutes for goods and services. EXlST1NG LAN© LISE COMPLIES: The site is bordered by Transition area to Located in designated Ten ar Twenty- the north and west and a concurrent plan amendment Year Tfansition areas. will place the area in Ten-Year Transition as well. AGRICULTURE ANQ FORESTRY DOES NOT COMPLY: Land Records indicates that lots Laca~ad away ~t:ar~s where development ~ have a detriments! 15,1fi, and 17 on map 49, block B and lot 8 on map 50 impact upon pmd'uctive agricultural are under forestry use value taxation. These lots which uses and`~ged forest land and/or are co uous account for a ~ pproximatety 70 acres of , where the existict .Ian g dscape character the total 97.67 in the area. can be maintained thnaugh proper site desi n artcl construction racticx?s. PQPU~.ATI©N DENSITY COMPLIES: The surrounding area contains substantial Locan,areaswith, ar planned for, moderate to high populatkm densities areas proposed for both non-residential and residential . development. Proposed changes to the I-40/Old NC 86 EDD to the west allow mixed used development which can include residential uses on municipal water and sewer. Wildwood subdivision to the north contains lots ` of one~uarter acre in size, and Cornwallis Hills to the , west of Old NC 86 has lots averaging around ane-hall "~ acre. Lots in the Stagecoach Run subdivision to the :~ ~'~ .. - north average 1.5 acres in size. HISTORIG,A;I Ct~TfJRAL COMPLIES: No identified historic or cultural sites exist Located in areas where detrimental ~n this area' development impacts on kx~l, State or federaAy-acknowledged h~boric, cultural and/or arcPtaeobgical sites, or. County-desiigna6®d Public Interest Areas does not exist or can be mitigated through proper site design and construction ractices. h:\complan\eddplanamendmentCP-1-01. doc\2-1-01 \gb 20 CRITERIA TEN AND TWENTY YEAR TRANSITION LAND SLOPE. COMPLIES: Same slopes in the 10-15% range are No significant slope or topography found in the northern portion and southwest corner of problem that we~tld unreasonably Area 1. However, site development and the extension of increase the cost of extending water public water and sewer should not be adversely and sewer lines affected, as this part of the site would likely be undeveloped. HYDROLOGY COMPLIES: An intermittent stream flows southward Located outside of 1Q0 year flood-prone about 800 feet west of NC 86. However, flood plain and areas as identified by the Corps of soils maps da not identify any 100-year floodplain or h ineers: `~ flood prone sails associated with the stream. FLORA AND FAtlNA COMPLIES: There arena identified sites of unique or Located a~uvay from sites t[iat waukt,'if` ' endangered species in this area. The closest site in the developed, create a tlhreatta un~ue`ar Inventory of Natural Areas and Wildlife Habitats is endangered~species as ~entified by t=>` approximately 0.7 mile to the west-northwest -site E07, State or l?ederai Gavernr~at an the west side of Old NC 86 at the crossing of Cates Creek. SOI~:~OI-IdITIaNS COMPLIES: Soils are of the Geargeville-Herndon Locate in at'ea~' rnrhere'gi~neral',saMifai°". ;, association. These are describ®d as g®ntly sloping and conditions: are suitable fvr ur~ra usesd° sloping well-drained soils that have a surtace layer of because of gam dreinage~ '' silt loam and a subsoil of clay loam, silty clay, silty clay characteristics and load-bearingf" loam, and clay; found on uplands. These soils are capacity for sites dere~pr~rerlt: generally conducive to development posing slight to - moderate buildin constraints. PI~BLlC`_$E CSC hI ES ,, COMPLIES: Water and sewer Ilnes from the Town of Loud in `areas which are ar could ~ . Hillsborough currently exist in, or close to the area. A 12 ~l~y ~d.e~ly seared. by~ , , r inch water line extends southward along NC 86 to serve , certtralizett publib sarv~~,and°~ ~ties>~. Stanback and New Hope schools. A gravity outfall line ",~ along Cates Creek provides sewer service to the Wildwaad area and a force main that ties into it provides service to the schools. Future sewer service to the EDD would likely be via a farce main extension from the - Cates Creek outfall. TRANSPORTATION SYSTEM COMPLIES: The site is located in close proximity to Lob'ated~,~ irr s ~e very g4~E -~ - ~' Interstates 85 and 40 and two major thoroughfares, Old rc~ across, as well as sefvlee tit: rant::: NC 86 and NC 86. The site has frontage on NC 86 and lutes, Th,arees siaattid have t#~e~ ` , " future access to Old NC 86 may be possible via most comp~be transpottstic~a nt~twark.irt connector roads through the EDD. The Nortolk and the. Go~anty's planning J~~- Southern railroad is located approximately 0.7mile to the ~.,~ ,,: -~ northeast. EVER 'Y'' ~ ~ ~ ~ Lap~d.w tens Haan a ire-~rbut~ ' COMPLIES: Commuting times are within the 10 minute . cornct~atit~ frnrn s~rtat~ ~t time frame. comrr~rc~l ,uses-std a 'f~ ", comr hwe' froiri ~~, uses'oir an urban area. f EXISTING LAND LISI° COMPLIES: The site is in an area undergoing transition Located in areas which<are in frans~ia~r" form rural to urban uses. It is also bordered by from rural ar Ic~w-~rrsiiy t~s!aa td r~rt~an~- Transition area to the north and west. ar higher density uses..; h:\complan\eddplanamendmentCl?-1-01. doc\2-1-01 \gb 21 AGRICULTURE AND FORESTRY Located away from areas where development wctiuki have a detrimental impact on produdtive agricultural uses and mono ed forest land. DOES NOT COMPLY: Land Records indicates that lots 15, 16, and 17 on map 49, block B and lot 8 on map 50 are under forestry use value taxation. These lots which are contiguous account for approximately 70 acres of the total 97.67 in the area. POPULATION DENSITY COMPLIES: The surrounding area contains substantial Located in areas with moderate to high areas proposed for both non-residential and residential population densities. development. Proposed changes to the I~0/Old NC 86 EDD to the west allow mixed used development which can include residential uses on municipal water and sewer. wldwood subdivision to the north contains lots of one-quarter acre in size, and Cornwallis Hills to the west of Old NC 86 has lots averaging around one-half acre. Lots in the Stagecoach Run subdivision to the north average 1.5 acres in size. HISTORIC AND CULTURAL COMPLIES: No identified historic or cultural sites exist ~ away where. in this area. develc~gmezrf wott~d have a detrimental impact s~,ar:.:ri~€ally, acledged. historic-cttlti~ral^sir#~ca~..~ctup~t ~ified 1?dblic Interest Aieas. D. RECOMMENDATION The Planning Department recommends approval of the proposed plan amendment for Area 1 for the following reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies, objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill development 4. It is consistent with applicable goals and policies of the Land Use Element. 5. The proposed amendment is consistent with 10 of the 11 locational criteria for Economic Development Activity Node and Ten-Year Transition. The lone inconsistency is the "test" for Agriculture and Forestry. Four tracts totaling almost 70 of the 97.67 acres are under use value taxation for forestry. It should be noted however, that the largest tracts in the existing EDD Activity Node to the west are also taxed as managed forestland. h:\comp lan\eddplanamendmentCP-1-O 1. doc\2-1-01 \gb zz AREA 2 A. GENERAL DESCRIPTION Area 2 is located in Hillsborough Township. It is situated on the south side of I-85 between NC 86 and Old NC 8fi. The property in question contains 92.57 acres and is composed, of portions of two tracts: the first is a part of the property referenced as Hillsborough Township, Tax map 40, Block A, Lot 22 and contains 5.10 acres; the second property is referenced as Tax Map 45, Lot 22 and contains 87.47 acres. The area is triangular in shape and bounded by the Beckett's Ridge subdivision to the east, Cates Creek to the west, and a portion of the I~0/Old NC 86 Economic Development District (EDD) to the south. The eastern and western boundaries are in the Town of Hillsborough's jurisdiction while the area to the south is Orange County jurisdiction. The area is currently classified as Twenty-Year Transition. This amendment would place the area in an Economic Development Activity Node which is described in the Land Use Element as follows: Economic Development Actrvi#y Node: Land in Transition areas of the. County which has been specifically targeted for economic development activity consisting of light industrial, distribution, office, senrice/retail uses, and flex space (typically 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). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance sfandarcls. The proposed designation of Economic Development Activity Node would allow rezoning of the property to the Economic Development District category. B. APPLICATION REQUIREMENTS - See discussion under Area 1 - C. COMPARISON OF PROPOSED AMENDMENT WITH LOCATIONAL CRITERIA In analyzing an amendment to the Land Use Element of the Comprehensive Plan, the requested land use category is to be evaluated for compatibility with all applicable Locational Criteria from Section 3.4 of the Land Use Element. In the following table, COMPLIES means that the area being evaluated is compatible with the locational criteria. DOES NOT COMPLY means that the area is not compatible with the locational criteria. QUESTIONABLE means that compatibility cannot be assessed completely from information currently available. h:\complan\eddplanamendmentCP-1-01. doc\2-1-01 \gb z3 CRITERIA ECONOMIC DEVELOPMENT ACTIVITY NODE LAND SLOPE COMPLIES: Some slopes in the 10-15°~ range are Located in areas with slopes of less found along the northwest boundary of the site, along than 15% grade: Where slopes of 15% Cates Creek and a tributary. However, site development or greater are present, protection can and the extension of public water and sewer should not be provided through proper site design be adversely affected, as this part of the site would likely and construction practices. be undeveloped. HYDROLOGY COMPLIES: Areas of 100-year floodplain occur along Located outside of areas where 100- the banks of Cates Creek on the site's northwest year flood prone areas and wetlands boundary. However, these areas are not likely to be used are present. Where flood prone areas for development purposes and would normally remain and wetlands exist, protection can be an undeveloped portion of the site. provided through proper site design and construction practices. FLORA AND FAUNA COMPLIES: There are na identified sites of unique or Located in areas where detrimental endangered species in this area. The closest site in the development impacts on local, State ar Inventory of Natural Areas and Wildlife Habitats is 0.25 federally-acknvw~dged unique or mile to the southwest -site E07, on the west side of Old endangered species, and wildlife 86 at the crossing of Cates Creek. Bottomland hardwood habitats and corridor cats 6e mitigated forest is identified within the site, along the 100-year through proper site design and floodplain of Cates Creek. construction practices. SOIL CONDITIONS COMPLIES: Practically all of the site contains Herndon Located in areas where general soil Silt Loam soils, which are generally conducive to conditions are uitabk: 'for development development and have slight to moderate constraints for because of good drainage construction. The HrC class soils on approximately half characteristicsandload-bearing of the site have slopes on the order of 6-10% associated capacity far development with them. However, this should not pose undue problems for site development. A very small portion of the site contains Tatum silt looms which have slopes of 8-15%. PUBLIC SERVICES/ UTILITIES COMPLIES: The site could be provided water and Located generally in areas which are or sewer service via extension of lines from the Town of could be reasonably and ef[ectively Hillsborough. The extension of sewer would involve served by public services and faciHtieso expansion of a gravity outfall line along Cates Creek. When Iocated~a~.area~:wli+, such Water service would likely be provided via linkage to services srld f~ilities area notpresent one of two existing 12-inch lines that exist at the Olde or planned; general soil conditions Mill Business Park across Cates Creek to the northwest, must be suitapk for an-site sewage or from Wildwood subdivision to the northeast. disposal systems::..., TRANSPOI~Ti4~,S~~EfY1 COMPLIES: The site is located in close proximity to Located in~ ~Ita~te. Interstates 85 and 40 and two major thoroughfares, Old and major' NC 86 and NC 86. The site has access to Old NC 86, and pargcularlyl ~l for access to NC 86 may be possible via adjacent roads in providing ,~ti~if Stagecoach Run to the east. The Norfolk and Southern facil'fies. ~ railroad is located less than 0.5 mile to the northeast. ENERGY USE' COMPLIES: Commuting times are within the 10 minute Located within 117 minutes commuting time frame. time from an urban area and designed so that business uses provided within developments limit the number of short distance commutes for goods and SeNICeS. h:\complan\eddplanamendmentCP-1-O1.doc\2-1-01\gb 10 24 EXISTING LAND USE COMPLIES: The site is in an existing Twenty-Year Located in designated Ten or Twenty- Transition Area. Year TransitiorE Areas. AGRICULTURE ANI3 FORESTRY COMPLIES: There are no active agricultural or Located away from°areas where. managed forestry operations in the area. development would have a detrimental impact upon productive agricultural, uses and managed forest land,: andlar where the existing landscape character can be maintained through proper ate design and construction ractic~s. POPULATION DENSITY COMPLIES: The surrounding area contains substantial Located in areas with, yr planned for,, moderate to high population densities. ' areas proposed far bath non-residential and residential development. Wildwoad subdivision to the northeast contains lots afnne-quarter acre in size, and Cornwallis Hills to the west has late averaging around one-half acre. Stagecoach Run subdivision to the east averages 1.5 acres in size. Proposed than es to the Ih0/Old NC g - 86 EDD to the south allow mixed used development which can include residential uses on municipal water and sewer. HISTORIC ANI) CEi~TUfiAE~ Located in areas Where-detrirnent'al COMPLIES: No identified historic ar cultural sites exist developimeiit in~pac~ on local, State ar' in this area. fecterall~-ackr-ovvlatlgerl° h~ri~ cultural and/or arclta~}j~al ~ti oi~ Caunt~-clepr*d Ruble tntert Areas d'ca not" ~ or ~n beE mitigated tl'trougl~ p/o~e~ site des~i~~ and construction rimes. D. RECOMMENDATION The Planning Department recommends approval of the proposed plan amendment for Area 2 for the following reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies, objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill development. 4. It is consistent with applicable goals and policies of the Land Use Element. 5. The proposed amendment is consistent with all locational criteria for Economic Development Activity Node. h:\complan\eddplanamendmentCP-1-01.doc\2-1-01 \gb I 1 25 ORANGE COUNTY PLANNING ~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director `pent! a! ®r Current Planning ~~` ': 306E Revere Road (919) 245-2575 ~_ ~ P O Box 8181 (919) 644-3002 (FAx) ~ Hillsborough, www.co.orange.nc.us '~°~rb ~.Lp<~p' North Carolina, 27278 ~ ~ i CERTIFICATE OF MAILING ZONING ATLAS AMENDMENTS/ COMPREHENSIVE PLAN AMENDMENTS ORANGE COUNTY, NORTH CAROLINA 1, Robert P. Davis, Zoning Officer, Orange County, North Carolina, DO HEREBY CERTIFY that I have mailed, or have had mailed, by first class mail, postage prepaid, a Notice of the Public Hearing to each property owner and adjacent owners within 500 feet of each of the petitions listed below, as listed on the Tax Records filed with the petition, and as required by Article 20, Section 6.3 of the Orange County Zoning Ordinance. The following petitions were included within the mailing: Area 1: Area 2: Area A NE NW . SE an art of S • Area A art of SW uadrant • Area 3c. The following areas were included for amendment to the Land Use Element of the Orange County Comprehensive Plan: Area 1; Area 2: Area 3a: Area 3b: Area 3c. The mailed notice specified the date, time, place and subject of the Public Hearing WITNESS my hand, this 9~' day of February, 2001. Robert P. Davis, AICP Current Planning Supervisor ORANGE COUNTY PLANNING 8~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director ~odnt[ aI mr Current Planning ~~` ,, '°~ 3p6F Revere Road (919) 245-2575 tr .. ~ P O Box $181 (919) X44-3002 (FAX) Hillsborough www.co.orange.nc.us *°~~a ~a~~~°' North Carolina, 2727$ NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION A proposed action to amend the Land Use Element of the Comprehensive Plan for Orange County, North Carolina for the properties located in AREA 1 (see map) is scheduled for an upcoming public hearing. The proposal is to change the land use category from Rural Residential to Ten-Year Transition and Economic Development Activity 1Vode. These land use categories are compatible with Economiq Development District zoning. Properties affected by this proposal are located south of Fletcher Road between the eastern boundary of the Economic Development District and NC 86 being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 49, Block. B, Lots 1 S, 16, 17, 18, 19, 20, and 22 (part) and Tax Map 50, Lots 6, 7, and 8 containing 97.67 acres more or less. The Orange County Board of County Commissioners and the Orange County Planning Board will hold a joint public' hearing at 7:30 PM on this proposal on February 2G. 2001 at the F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 27278. A public notice will be posted on the premises at least ten 10 days before the hearing, and a legal advertisement will appear in the Durham Herald and the News of Orange for two successive weeks with the first notice appearing not less than ten (10) days nor more than twenty-five (25) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area ar it is within 500 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning Ordinance Article 20.6. If you have any yuestians concerning this plan amendment, please contact the Orange County Planning and Inspections Department, P.O. Box 8181, Hillsborough, NC 27278, Telephone (919) 245- 2575 or 245-2585 or (336) 227-2031 (Ext. 2575 or 2585). 26 . 27. v ~~ ORANGE COUNTY PLANNING 8~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director ppPl} o/ Current Planning b° ~, e` ~ 306E Revere Road (919) 245-2575 ~ ~ P O Box 8181 (919) 644-3002 (pax) Hillsborough, www.co.orange.nc.us ~'°//6 ~.~a~~'' North Carolina, 27278 NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION A proposed action to amend the Land Use Element of the Comprehensive Plan for Orange County, North Carolina for the properties located in AREA Z (see map) is scheduled for an upcoming public hearing. The proposal is to change the land use category to Economic Develo meat Activi Node. This land use category is compatible with Economic Development District zoning. Properties affected by this proposal are located between the Beckett's Ridge Subdivision and the Olde Mill Business Park and existing I-40/Old NC 86 Economic Development Activity Node being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 40, Block A, Lot 22 (part) and Tax Map 45, Lot 2 (part) containing 92.57 acres more or less. The Orange County Board of County Commissioners and the Orange County Planning Board will hold a joint public hearing at 7:30 PM on this proposal on February 26.2001 at the F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 27278. A public notice will be posted on the premises at least ten 10 days before the hearing, and a legal advertisement will appear in the Durham Herald and the News of Orange for two successive weeks with the first notice appearing not less than ten (10) days nor more than twenty-five (25) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area or it is within 500 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning Ordinance Article 20.6. If you have any questions concerning this plan amendment, please contact the Orange County Planning and Inspections Department, P.O. Box 8181, Hillsborough, NC 27278, Telephone (919) 245- 2575 or 245-2585 or (336) 227-2031 (Ext. 2575 or 2585). zs STAFF ANALYSIS OF PROPOSED AMENDMENT TO THE LAND USE ELEMENT -ORANGE COUNTY COMPREHENSIVE PLAN For Presentation at February 2fi, 2001 Public Hearing CP-Z-OT: Hillsborough Area Ecanvmic Development Activity IVade -Creation of new Economic Development Activity Node in the vicinity 'of I-$5/NG$6 Comprehensive Plan amendment CP-2-01 involves the proposed creation of a new Economic Development Activity Node in the vicinity of I-85 and NC 86. The Land Use Element currently designates this area as aCommercial-Industrial Activity Node. Three areas of varying size (areas 3a, 3b, and 3c) are included in CP-2-01. Area 3a lies mostly in the southeast quadrant of the I-85/NC 8fi interchange and along Old NC 10 and is the largest area at 41.51 acres. Area 3b is in the northeast quadrant of I-85/NC 86 and is the smallest area at 5.34 acres. Area 3c contains 12.95 acres and is located on the north side of Old NC 10 and immediately east of area 3a. Because of their physical separation, varying site features, and different land use categories under the current plan, the areas will be addressed separately in the following analysis. ~ 3~ A. GENERAL DESCRIPTION Area 3a is located in Hillsborough Township in the vicinity of the I-85/NC 8fi interchange and NC 8fi/Old NC 10 intersection. The area contains 41.51 acres and is composed of 12 parcels identified as follows: Hillsborough Township, Tax Map 45, Lots 8, 8a, 9, 10, 10A, 108, 10C, 11A, 19A, 19C, 29 and 32. Area 3a is irregular in shape and bounded to the north by I-85. With the exception of three parcels on the west side' of NC 8fi, the remainder of the area lies to the east of NC 8fi and along both sides of Old NC 10. The Norfolk and Southern Railroad right-of- way forms the southern boundary of the area. All of the lots except for 10B and 29 have existing structures and a variety of uses. Lots 8, 8A, 9, 10, 10A, and 10C are clustered around the NC 8fi/Old NC 10 intersection and have single-family residential uses. Lot 11A, the largest at 37.97 acres, is the site of the truck stop, restaurant, store, and various storage and outbuildings. Lot 32 contains a concrete plant and parking area for trucks. Immediately to the west of it are lots 19A and 19C which have storage buildings and a garage. The area is currently classified as Commercial-Industrial Activiity Node and Ten- Year Transition. This amendment would place the area in Economic Development Activity Node. Ten-Year Transition will be retained since being in a transition area is a requirement for designation of an Economic Development Activity Node. The requested category is described in the Land Use Element as follows:, h:\complan\eddplanamendmentCP-2-01.doc\2-1-01 \gb 23 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, office, service/retail uses, and flex space (typically one-sfory 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). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The proposed designation of Economic Development Activity Node would allow rezoning of the property to the Economic Development District category. B. APPLICATION REQUIREMENTS Application requirements for an amendment to the Comprehensive Plan are contained in Articles 2 and 20 of the Zoning Ordinance. Listed below are the applicable requirements with stafF comments shown in bold. Amendment Rationale Article 2.2.14 states the reasons for which the Comprehensive Plan may be amended: a. Because of changed or changing conditions in a particular area of the County. Change has occurred, and continues to occur, in areas southeast of Hillsborough to both the north and south of I-85. A recent example of residential development is the Beckett's .Ridge subdivision; non- residential development includes Cornerstone Park and the ongoing development there; and a major commercial project recently considered in the area is Hampton Pointe. b. To correct an error or omission in the Comprehensive Plan. No error is alleged. c. In response to a change in policies, objectives, principles or standards governing the physical development of the County. The work of the Economic Development District Task Force is resulting in a change to all of the criteria listed. Qualification of Amendment as Principal or Secondary Article 2.2.14.2 differentiates between "principal" and "secondary" amendments to the Plan. This amendment is a principal amendment under Section 2.2.14.2.b in that it h:\complan\eddplanamendmentCP-2-O1.doc\2-1-01\gb 30 involves "The creation of new activity nodes or additions to existing activity nodes which exceed ten (10) acres in land area." The proposed amendment is to create a new Economic Development Activity Node 59.80 acres in size. Additional Information Article 20.3.2 requires the submission of the following additional information: a. "A fully-dimensioned map at a scale of not less than one hundred (100) feet to the inch showing the land which would be covered by the proposed Comprehensive. Plan amendment, and a legal description of the land." Submitted. b. "The manner in which the proposed amendment will carry out the intent/purpose of the Comprehensive Plan." The Land Use Element of the Comprehensive Plan is premised on two basic strategies: activity nodes and infill development. The following text concerning these strategies is from Section 3.~ (Basic Concepts) of the Plan. The proposed amendments are supportive of these strategies. The activity node strategy serves to cluster commercial and industrial development at major intersections throughout the County in locations appropriate for serving the needs of the local residents. The activity nodes are of various sizes and types to accommodate specified levels of intensity of commercial and industrial activities. As designated activity nodes become "built out'; new activity nodes maybe evaluated and located using the locational criteria for the appropriate land use category or type of activity node. The primary objective to be achieved through the use of the activity node strategy is the efficient and compact use of the land. The infill development strategy is premised on the desirability of encouraging development to occur first within the corporate limits of the Towns and then, when appropriate, within those areas surrounding the Towns which are in transition from rural to urban development patterns. The achievement of a higher rate of infill development than experienced in the past requires a combination of incentives and disincentives to development activity which include, but are not limited to, allowing higher densities and intensity of land uses within urban areas and urbanizing areas and allowing only low intensity uses outside these areas; streamlining development review processes for higher intensity uses; requiring development standards in transition areas similar to those in urban areas; and phased extension of urban services. h:\complan\eddplanamendmentCP-2-01.doc\2-1-01\gb 31 Proposed plan amendments are also evaluated for conformity with Goals and Policies in the Land Use Element The proposed amendments are supportive of the following goals and policies: GOAL F1VE: The management of growth so that it is directed to areas where growth is desirable and can be accommodated. Policy 5.1 Utilize the following locational criferia to designate the most appropriate location for the various Land Use Plan Categories: natural environment constraints (land slope, hydrology, flora and fauna, soil conditions); availability of public services and utilities; transportation system access and capacity; impact on energy resources; existing land uses; presence of productive agricultural or forested land; appropriate population densities; and the presence of historic or cultural features. Policy 5.2 Guide growth to achieve a maximum amount of infrll development in the urbanizing areas of the County while maintaining the integrity of the existing and future open space and recreational system. The purpose of infill will be to minimize sprawl development and promote a more compact urban fo-m. Secondary purposes will be to reduce transportation energy costs in addition to reducing public service costs. Policy 5.11 Designate activity nodes of various types and functions at the intersections of major arterials and/or collectors in order to accommodate different intensity levels of commercial and industrial development. Policy 5.12 Utilize activity nodes to promote clustered development and to discourage strip development. Policy 5.73 Identify activity nodes as the only places appropriate for non-farm related commercial and industrial development. GOAL S1X.' The promotion of economic development which emphasizes employment meeting local needs while preserving the character of communities and protecting the natural environment. Policy 6.1 Provide for a sufficient amount of suitable land to accommodate the expansion and growth of commercial and industrial uses in the County. Polite Select industrial sites in the Transition Areas on the basis of the capacity of supporting systems, such as water and sewer lines and good highway or rail access, and the absence of detrimental environmental or social impacts. h:\complan\eddplanamendmentCP-2-O1.doc\2-1-01\gb 4 32 Policy 6.11 The fallowing Economic Development (Transition) Activity Nodes have been designated: I-40/Old NC 86 (HB-5); I-85/Buckhom (CK-S); and I- 85/US70 (ENO-2). C. COMPARISON OF PROPOSED AMENDMENT WITH LOCATIONAL CRITERIA In analyzing an amendment to the Land Use Element of the Comprehensive Plan, the requested land use category is to be evaluated for compatibility with all applicable Lacatianal Criteria from Section 3.4 of the Land Use Element. In the following table, COMPLIES means that the area being evaluated is compatible with the locational criteria. DOES NOT COMPLY means that the area is not compatible with the locational criteria. QUESTIONABLE means that compatibility cannot be assessed completely from information currently available. CRITERIA ~©N®MlC DEtlIEL.Qt~III~E;t~T ACTIVITY `i~QO~; LANQ SLtJPE COMPLIES: The area is located on a relativety level Located in area uu'rtl~ slopes bf l~s ":: , . upland site with slopes averaging about 5%. " than 1~°Ya grade. 1IVt^~en~"slopes:of°15~ or grater aria present,. prQt~ " be provided "tttrouc~h prmip~r sib deei-~ and constr~tmn prac~i~, ;, I F~YDRt~O~lf 1 COMPLIES: There are no 100-year flood prone areas or of rrooate~ " areas, t~-. " wetlands identified in the area. The Soil Surve of y " yes~r oval' prone areas and ~retfaruds Orange County identlfles a small finger of Chewacla soil are present Where flood prrar~ areas that extends about 600 feet north of Old NC in the arrcl wetlands exist, protean ctn. l~ ~ vicinity of lots 1oC and 19A and along the eastern provided thrmi~h"`~'site=dim; ' boundary of lot 11A. This soil type is prone to wetness. andconstruction practices, FLOI'~4-AwQ F~4~IN;A -", Located in areas vtthere ~di~retental " ' COMPLIES: There are no identified sites of unique or : develapmerrtirnpaats etn Icl;"Stata'dr, endangered species in this area. The closest site in the Inventory of Natural Areas and Wildlife Habitats is federally=acknowledged unite' pr ~ endang~redspecie ~ aLa+ ' ' approximately 1.3 miles to the southwest -site E07, an habitats ar~i:ra~d~rs chin l~ m~3 the west side of Old NC 86 at the crossing of Cates Creek. thra?ugh prop~r-sile desi~ airrut ' construcm `r~etices. St)IL;~C~- ' ... ~ ~ NS COMPLIES: With one exception, soils are Georgeville Located'in areas where terat`soil~ types. These are described as gently sloping and c~td~ions"are suitable for dint" sloping well-drained soils that have a surface layer of because of good drainage;"" silt loam and a subsoil of clay loam, silty clay; silty clay characteristics and"load-bearing loam, and clay; found on uplands. These soils are capacity for develvprrtent generalty conducive to development posing slight to moderate building constraints. The exception is a small finger of Chewacla soil that extends about G00 feet north of Old NC 10 in the vicinity of lots 10C and 19A and along the eastern boundary of lot 11A. Thls soil type is prone to wetness. h:\complan\eddplanamendmentCP-2-O l .doc\2-1-0 l\gb 33 PUBLIC SERVICES! UTILITIES COMPLIES: Water and sewer lines from the Town of Located generally in areas which are or Willsborough currently exist in, or close to the area. A 12 could be reasonably and effectively inch water line extends southward along NC 8G to serve served by public ervices and facilities. Stanback and New Wope schools. There is also a six When located in areas where such inch water line that runs eastward along Old NC 10 to services and facilities are not present the Strayhorn Wills subdivision. A gravity outfall line or planned, general soil conditions along Cates Creek provides sewer service to the must be suitable for on-site sewage Wildwood area and a force main that ties into it provides disposal systems. service to the schools. Future sewer service to the EDD would likely be via a force main extension from the Cates Creek outfall. TRANSPORT~ITION SYSTEM COMPLIES: The northern portion of the site is Located in areas adjacent to interstate adjacent to Interstate 85 and the western and southern and major arterial highways, portions front on NC 86 and Old NC 10, respectively. particularly those with the potential for The Norfolk and Southern railroad forms the southern providing access to public transit boundary of the area. facilities. ENERGY USE COMPLIES: Commuting times are within the 10 minute Located~within:lQ minutes commuting time frame. time from arw urban area and designed so tha# business uses provided within devefopinents limit tiie number of short distance commutes far goods and SBNICeS. E%1STtNG LAND USE COMPLIES: The site is located in an existing Ten-Year Locates! in designated Ten ar Twenty- Transition Area. Year Transition Areas. AGRICULTURE AN© FORESTRY COMPLIES: There are no active agricultural uses or Located away from. areas where managed forestland in the area. development would have a detrimental impact upon productive agricultural uses and managed forest land; and/or where the existing landscape character can be rnaintaineri through proper site design and construction practices. POPULATION DENSITY COMPLIES: The surrounding area is characterized by Locateelirr areas with, or planned for, moderate population densities. Wildwood subdivision to moderate to huh population densities. the southwest contains lots of one-quarter acre in size and Joppa Oaks to the south has lots averaging around - one-hall acre. The six existing residential lots in the „ amendment area average 1.5 acres in size. HISTORIC _ 4~Ila TLIRA`~. ' COMPLIES: No identified historic or cultural sites exist Located in ~tr~here detrimental `` in this area. dev vn kcal, State or federal boric, culture[ and/or, ~chaeological sites, or County-designated Public Interest Areas does not exist or sin be mitigated through proper site design and construction pry. h:\complan\eddplanamendmentCP-2-01. doc\2-1-01 \gb 34 D. RECOMMENDATION The Planning Department recommends approval of the prapased plan amendment for Area 3a for the fallowing reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies, objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill d®velopment. 4. It is consistent with applicable goals and policies ofi the Land Use Element. 5. The proposed amendment is consistent with all locational criteria for Economic Development Activity Node. h:\complan\eddplanamendmentCP-2-0 l .doc\2-1-01 \gb 35~ AREA 3b A, GENERAL DESCRIPTION Area 3b is located in Hillsborough Township in the northeast quadrant of the I-85/NC 86 interchange. It contains 5.34 acres and is composed of two parcels identified as Hillsborough Township, Tax Map 40, Block A, Lots 9B and 9C. Area 3b is trapezoidal in shape. It is bounded to the south by I-85 and surrounded on the remaining sides by Town of Hillsborough jurisdiction. To the west lies the Cornerstone development, to the north is the old Hines Liner Company Property, and to the east is the Meadowlands. Both lots contain existing uses. Lot 9B, the largest at 4.66 acres is the site of Merritt Marine. Lot 9C is 0.76 acres and the site of the Esquire Health Club. The area is currently classified as Commercial-Industrial Activity Node and Ten- Year Transition. This amendment would place the area in Economic Development Activity Node. Ten-Year Transition will be retained since being in a transition area is a requirement for designation of an Economic Development Activity Node. The requested category is described in the Land Use Element as follows: Economic Development ActivitX Node: Land in Transition areas of the County which has been specifically targeted for economic development activity consisting of light industrial, distribution, office, service/retail uses, and flex space (typically 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). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The proposed designation of Economic Development Activity Node would allow rezoning of the property to the Economic Development District category. B. APPLICATION REQUIREMENTS - See discussion under Area 3a - C. COMPARISON OF PROPOSED AMENDMENT WITH LOCATIONAL CRITERIA In analyzing an amendment to the Land Use Element of the Comprehensive Plan, the requested land use category is to be evaluated for compatibility with all applicable Locational Criteria from Section 3.4 of the Land Use Element. h:\complan\eddplanamendmentCP-2-01. doc\2-1-0 l \gb 36 In the following table, COMPLIES means that the area being evaluated is compatible with the locational criteria. DOES NOT COMPLY means that the area is not compatible with the locational criteria. QUESTIONABLE means that compatibility cannot be assessed completely from information currently available. CRITERIA ECONOMIC DEVELOPMENT ACTIVITY NODE LAN©' SLOPE CDMPLIES: The developed portion of the area is on a Located in areas with slopes of less relatively level upland site. However, the northern than 15°k geode, Where slopes of 1~= portion of the area (about 20% of the total areal is ar greater are present, proteaiom can. characterized by slopes in excess of 15%.. be pravid~d through proper site ~leeigrr. and constriction, raciiices. HYDRgLDGY COMPLIES: There are no 100-year flood prone areas ar Located outside of areas where 1Qtl- wetlands identified in the area. There is an intermittent year flood prone areas and we0an~ls stream to the north and northeast of the area with are present Wltera flbad prom areas stream valley slopes exceeding 15°~. and wetlands exist, proteptka~, be:~ pranrided through pry site o"eeig~l and~`c~rristruatic~ri prate FLORA AND FAUNA COMPLIES: There are no identified sites of unique ar Located in areas where detrintentat~ : ;.; endangered species in this area. The closest site in the devefoprherrt in~tpacts vn ICI', State'I~ Inventory of Natural Areas and Wildlife Habitats is f~l~-ackrtc~wledg ut~itlcte. ar approximately 0.75 mile to the north-northeast -site endenr~d species, .and wiidiife ~ E08, an the south side of the Eno River west of hatii~ts and cai~ora dais be~ m~iga Lawrence Road. Onra~gh°proper site design ar~ct ' consttuctic~n practices. S411w-CCENDI'l14)NS COMPLIES: Soils are predominately Georgeville with Located-in areas vu~n8ra genera15oi1 I , Tatum to the north. Georgeville sails are described as conditions are suitabf~ for ~tp~ gently sloping and sloping well-drained soils that have a because etl`g~od drainer ° ' surface layer of silt loam and a subsoil of clay loam, silty characteristics ainc!" iaad~bearin~ clay, silty clay loam, and clay; found on uplands. These capacity for development. ~' soils are generally conducive to development posing a r slight to moderate building constraints. Tatum soils are ,~ well drained, moderately permeable sons that pose moderate to severe building constraints due to slope which ranges from 8 to 25%. PUBLIC SER.~ttCESt UTtUTIES' COMPLIES: The area is served by water and sewer Located gerteliy in areas vufl~ areur' lines from the Town of Hillsborough. could tie rtriy and e~cti~y served by p services and fa~fities areas.wheresuch When's K sera~an ~ ar~~Frai!'present or pianr~ecl,; gerte~! Bait concfitiorts must be suitat~e for ar~~aitse shwa disposal. tams. TRANSPORTATiQN SYSTEIIIEE COMPLIES: The southern portion of the site is Located in areas actjacert~l~" irrterstate adjacent to Interstate 85 and the western side fronts on arid major arterial highrn~ys, NC 86. US 70 Business lies 0.4 mile to the north and the particu~riy those with tine ptater far ' Nortolk and Southern railroad is 0,45 mile west. providing ~ to put~ic trans facilities: h:\complan\eddplanamendmentCP-2-01.doc\2-1-01\gb 37 ENERGY USE COMPLIES: Commuting times are within the 10 minute Located within 1a minutes commuting time frame. time from an uci3an area and designed so that business~uses provided within developments Ikrlit the number of short distance. commutes far goods and services. EXISTING LAND USE COMPLIES: The site is located in an existing Ten-Year Located in designated Ten or Twenty- Transition Area. Year Transition Areas. AGRICULTURE AND FgRESTRY COMPLIES: There are no active agricultural uses or Located away from areas where managed forestland in the area. development vrau~l- have: a detrimental impact upar~ produdive agricultural uses and managed forest land, and/or where the existing. landscape character can be maintained through proper site desi nand cdnstre~tion radices. P©PULATIGN DENSITY COMPLIES: Though the immediate area is primarlty Located inrate~ Frith, ar planned for, moderate tc~high.~ densities. non-residential, areas to the south and southwest of the 1~5/NC 86 interchange are characterized by moderate population densities: Vlrldwood subdivision contains lots of one~uarter acre in size and Joppa Oaks has lots averaging around one-hall acre. Approximatety 0.65 mile east is the Colonial Hills subdivision where lots average approximatety one-hall acre. The Meadowlands property separates the site from Colonial Hills. H~STQ~ A @ GULTl7RAL COMPLIES: No ident~ed historic or cultural sites exist Located mare detrimental in this area. The closest such property is the Rigsbee development i art`~cal, State or federally-a~noirrle¢I:hi~oric Rock House, a National Register of Historic Places site, , cultural and/or a~chseokngical sites, or located 0.9 mile to the east. County-~~t~t"Ppti~c- Interest Areas does nc~"e`oc cart be mitigated thr~~pr siitie design and cons D. RECOMMENDATION The Planning Department recommends aparoval of the proposed plan amendment for Area 3b for the fallowing reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies, objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill development 4. It is consistent with applicable goals and policies of the Land Use Element. 5. The proposed amendment is consistent with all locational criteria for Economic Development Activity Node. h:\complan\eddplanamendmentCP-2-Ol.doc\2-1-01\gb 10 38 AREA 3c A. GENERAL DESCRIPTION Area 3c is located in Hillsborough Township on the north side of Old NC 10, approximately 600 feet east of NC 8fi. It contains 12.95 acres and is composed of one parcel identified as Hillsborough Township, Tax Map 45, Lot 33. Area 3c is roughly rectangular in shape, though narrower at the north end. It is bounded to the north by I-85, to the south by Old NC 10, to the west by Area 3a, and to the east by a mobile home park. Existing uses on the. property consist of a storage building and a cellular tower installation. The area is currently classified as Ten-Year Transition. This amendment would place the area in Economic Development Activity Node. Ten-Year Transition will be retained since being in a transition area is a requirement for designation of an Economic Development Activity Node. The requested category is described in the Land Use Element as follows: 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, afFrce, service/retail uses, and flex space (typically 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). Such areas are located adjacent to interstate and major arterial highways, and subject to special design criteria and performance standards. The proposed designation of Economic Development Activity Node would allow rezoning of the property to the Economic Development District category. B. APPLICATION RE UIREMENTS - See discussion under Area 3a - C. COMPARISON OF PROPOSED AMENDMENT WITH LOCATIONAL CRITERIA In analyzing an amendment to the Land Use Element of the Comprehensive Plan, the requested land use category is to be evaluated for compatibility with all applicable Locational Criteria from Section 3.4 of the Land Use Element. In the following table, COMPLIES means that the area being evaluated is compatible with the Iocational criteria. DOES NOT COMPLY means that the area is not compatible with the Iocational criteria. QUESTIONABLE means that compatibility cannot be assessed completely from information currently available. h:\complan\eddplanamendmantCP-2-01.doc\2-1-01 \gb 11 39 CRITERIA ECONOMIC DEVELOPMENT ACTIVITY NODE LAND SLOPE COMPLIES: The area is located an a relatively level Located in areas with slopes of less upland site with slopes averaging about 5%. than 15% grade.. Where slopes of 15% ar greater are present, protection can be provided through proper site design and construction practices. HYDROLOGY COMPLIES: There are no 100-year flood prone areas or Located outside of areas where 10Q- wetlands identified in the area. The Soil Survey of year flood prone areas and wetlands Orange County Identifies a small finger of Chewacla sail are present Where flood prone areas that extends about 600 feet north of Old NC 10 in the and wetlands exist, protection can be vicinity of lots 10C and 19A and along the western provided through proper site design boundary of lot 33. This soil type is prone to wetness. and construction practices. FLORA AND FAUNA COMPLIES: There are no ddentlfled sites of unique or Located in areas where detrimental endangered species in this area. The closest site in the development impacts on local, State or Inventory of Natural Areas and Wildlife Habitats is federally-acknow{edged unique ar approximately 1.4 miles to the southwest --site E07, on endangered species, and wildlife the west side of Old NC 86 at the crossing of Cates habitats arkl corridors can be mitigated Creek. through proper site design and construction ractices. SOIL CONDITIONS COMPLIES: With one exception, soils are Georgeville Located in areas where genera{ soil types. These are described as gently sloping and conditions are suitable far development sloping well-drained soils that have a surtace layer of because of goad drainage silt loam and a subsoil of clay loam, silty clay, silty clay characteristics and lead-bearing loam, and clay; found on uplands. These soils are capacity for deve~prrrer~t. generally conducive to development posing slight to moderate building constraints. The exception is a small finger of Chewacla soil that extends about 600 feet north of Old NC 10 in the vicinity of lots 10C and 19A and along the westem boundary of lot 33. This soil ty{~e.ds prone to wetness. PUBLIC SERVICES/ UTILITIES COMPLIES: Water and sewer lines from the Tawn of Located genera in areas which are or Willsborough currently exist in, or close to the area. A 12 could be reasonably and effectively inch water line extends southward along NC 86 to serve served-tiy pt~t services and faalities. Stanback and New Hope schools. There is also a six When located in areas where-such inch water line that runs eastward along Old NC 10 to services and facilities are not present the Strayhom Hills subdivision. A gravity outfall line or planned, general soil conditions along Cates Creek provides sewer service to the must be suitatyer.fpr sewage Wildwood area and a force main that ties into it provides disposa{ sysfens. service to the schools. Future sewer service to the EDD would likely be via a force main extension from the , Cates Creek outfall. a 0ht SwYSTEM TRANSP . COMPLIES: The northern portion of the site is Located in areas ~rlt tD tntierstate adjacent to Interstate 85 and the southern part fronts on and major arterial highways, Old NC 10; NC 86 is approximately 600 feet to the west. particularly those with the potential far: The.Nortolk and Southern railroad is slightly over 200 providing access to public transit feet to the south. facilities. h:\complan\eddplanamendmentCP-2-Ol .doc\2-1-01 \gb 12 40 ENERGY USE COMPLIES: Commuting times are within the 10 minute Located within 1.0 minutes commuting time frame. time from an urban' area and designed so that business uses provided within developments' limit the number of short distance commutes for goods and services.. EXISTING LAND U5E COMPLIES: The site is located in an existing Ten-Year Located in designated Ten or Twenty- Transition Area. Year Transition Areas. AGRICULTURE AND f~RESTRIf COMPLIES: There are no active agricultural uses or Located away, from areas Vtthere; ' managed farestland in the area. development rtiduld have a detrirrleni;al .impact upon productive agriculfural~ uses and managed fit laud; an~Fa~, wYiere t~ existipg landscape character 'can be:maintained through propersita~" de 'nand construction ~: ~ .:.° PO~PII`LA'I"~If~N DENSITY ,, ~-, " COMPLIES: the surrounding area is characterized by Lofted in areas with, .ar ptarrrtecf f;,s moderate to h~ p~puletipn densities. moderate population densities. Wildwood subdivision to the southwest contains lots of one~uarter acre in size and Joppa Oaks to the south has tats averaging around ' one-hall acre. The six existing residential lots in Area 3a - immediately to the west average 1.5 acres in size. HISTORIO AI~[r~ CUL ; RAL COMPLIES: No identified historic or cultural sites exist Lacateti~in area~,wher®,detrimental in this area. dept irpp~s orf local, State ar federatfy-ar,~€rvti~rledg+ed' histiar~~ . cuttrat ~ndtar ~a~eokigical sue, ar ;_ County-desi~~ted Public interest Ana~s does not exist or can be mitigated through "proper she design and' construction praii., D. RECOMMENDATION The Planning Department recommends approval of the proposed plan amendment for Area 3c for the following reasons: 1. The site lies within an area undergoing substantial transition to urban uses. 2. The amendment is in response to a change in the policies, objectives, principles and standards governing the physical development of the County. 3. It is consistent with the two basic strategies on which the plan is premised: activity nodes and infill development. 4. It is consistent with applicable goals and policies of the Land Use Element. 5. The proposed amendment is consistent with all locational criteriia for Economic Development Activity Node. h:\comp lan\eddplanamendmentCP-2-01.doc\2-1-01 \gb 13 41 _ ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director 6~rp1! e! 0' Current Planning d° , ~ ' ~ 306E Revere Road (919) 245-2575 ,r ~ ;~ P O Box 8181 (919) 644-3002 (pax) Hillsborough, www.co.orange.nc.us "°~~, ~..o~~°` North Carolina, 27278 ~ ~ ~ CERTIFICATE OF MAILING ZONING ATLAS AMENDMENTS/ COMPREHENSIVE PLAN AMENDMENTS ORANGE COUNTY, NORTH CAROLINA I, Robert P. Davis, Zoning Officer, Orange County, North Carolina, DO HEREBY CERTIFY that I have mailed, ar have had mailed, by first class mail, postage prepaid, a Notice of the Public Hearing to each property owner and adjacent owners within 500 feet of each of the petitions listed below, as listed on the Tax Records filed with the petition, and as required by Article 20, Section 6.3 of the Orange County Zoning Ordinance. The following petitions were included within the mailing: Area 1:_ Area 2: Area A.~NE. NW. SE and art of S • Area A art of SW uadrant • Area 3c. The following areas were included for amendment to the Land Use Element of the Orange County Comprehensive Plan: Area 1;Area 2; Area 3a; Area 3b: Area 3c. The mailed notice specified .the date, :time, place and subject of the Public Hearing WITNESS my hand, this 9~' day of February, 2001. Robert P. Davis, AICP Current Planning Supervisor ORANGE COUNTY PLANNING ~ INSPECTIONS DEPARTMENT Craig N.' Benedict, AICP, Director . eoaalf °/ 0r - Current Planning ~~` °'~ 306E Revere Road (919) 245»2575 u P O Box 8181 (919) 644-3p02 (FAX) s Hillsborough, www.co.orange.nc.us ~'°~rb ~ao~~°' North Carolina, 27278 A proposed action to amend the Land Use Element of the Comprehensive Plan far Orange County, North Carolina for the properties located in AREA 3a (see map) is scheduled for an upcoming public hearing. The proposal is to change the land use category from Commercial Industrial Activi Node to Economic Development Activity Node This land use category is compatible with Economic Development District zoning. Properties affected by this proposal are in the vicinity of the I-85/NC 86 interchange and along Old NC 10 being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 45, Lots 8, 8A, 9, 10; 10A, IOB, 10C, 11A, 19A, 19C, 29, and 32 containing ~} 1.51 acres more ar less. The Orange County Board of County Commissioners and the Orange County Planning Board will hold a joint public~hearing at 7:30 FM on this proposal on February 26.2001 at the F. Gordon Battle Coumoom at 106 East Margaret Lane, Hillsborough, NC 27278. A public notice will be posted on the premises at least en 10 days before the hearing, and a legal advertisement will appear in the Durham Herald and the News of Orange for two successive weeks with the first notice appearing not less than ten (10) days nor more than twenty-five (25) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area or it is within 500 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning Ordinance Article 20.6. If you have any questions concerning this plan amendment, please contact the Orange County Planning and Inspections Department, P.O. Box 8181, Hillsborough, NC 27278, Telephone (919) 245- 2575 or 245-2585 or (336) 227-2031 (Ext. 2575 or 2585). 42 NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION 43 ' ~~~~ ~^q^Of 3 4.40.A.11 G p` BROOKSHIRE INC C/O MULTIPOINT 7537 EAST MCDONALD DRIVE SCOTTSDALE, AZ 85250 4.40.A.11 M MEADOWLANDS DISTRIBUTION LLC PO BOX 8855 CHAPEL HILL, NC 27514 4.45..10A ~' PALIOURAS ENTERPRISES INC P.O 80X 715 CHAPEL HILL, NC 27514 4.45..11 A PALIOURAS ENTERPRISE INC 80X 715 CHAPEL HILL, NC 27514 4.45..19C J & V RENTAL 1000 US 70E HILLS8OROUGH, NC 27278 4.45..208 RIGSBEE JAMES ERVIN P O 80X 275 KNIGHTDALE, NC 27545 4.45..32 CHANDLER CONCRETE CO INC PO BOX 131 BURLINGTQN, NC 27516 4.45..35 BYRD NORMAN CARLYLE JR 8, DONNA G 2324 OLD OAK PLACE HILLS8OROUGH, NC 27278-7340 4.45..5 RIGSBEE JAMES ERVIN PO BOX 275 KNIGHTDALE, NC 27545 4.40.A.54 STIHL INC S36 VIKING DR PO BOX 2015 VIRGINIA BEACH, VA 23450-2015 4.45..108 WHITE ARCMIE L & MYRA 418 REVERE RD HILLSBOROUGH, NG 27278-2020 4.45..19 FREELAND JAMES LANDON 942 50UTH LANDING DRIVE LEASBURG, NC 27291 4.45..20 RIGSBEE JAMES ERVIN P O BOX 275 KNIGHTDALE, NC 27545 4.45..20C RIGSBEE JAMES ERVIN P O BOX 275 KNIGHTDALE, NC 27545 4.45..33 HOPPER JAMES E 8 JOAN 7 BRQOKSIDE PL DURfiAAA, NC 27705-1971 4.45..3SA DURHAM DOROTHY C 1821 OLD NC 10 HILLSBOROUGH, NC 27278 4.45..5 RIGSBEE JAMES ERVIN PO BOX 275 KNIGHTDALE, NC 27545 4.40.A.11J MEADOWLANDS DISTRIBUTION LLC PO BOX 8855 CHAPEL HILL, NC 27514 4,45..10 BARNDOOR PROPERTIES INC 214 WINDOVER DR - CHAPELHILL, NC 27514 4.45..10C HOLDER KLAUS & BRIGITTE 1303 OLD NC 10 HILLSBOROUGH, NC 27278-9546 4.45,.19A TUBIpLO JOHN D8A 8 VIDA M ^BA 100D U5 70E HILLSBOROUGH, NC 27278 4.45..20A RIGSBEE JAMES ERVIN P O BOX 275 KNIGHTDALE, NC 27545 4.45..29 PALIOURAS HELEN 201 E FRANKLIN ST . CHAPEL HILL, NC 27514 4.45..34 FREELAND JAMES LANDON 942 50UTH LANDING DRIVE LEASBURG, NC 27291 4.45..4C WILDWOOD CORPORATION OF HILLSBOROUGH INC PO 80X 765 HILLSBOROUGH, NC 27278 a.a5..s LASSITER DEWITT W 2309 NC 86S HILLSBOROUGH, NC 27278 4.45..8 4.45..8A 4.45..9 GRANT MORACE C SR LUNSFORD GATTIS $ HAZEL SCURLOCK CHARLES 8 & CORA N 2101 NC HWY 86 S 2115 NC 86S 3000 LIVE OAK HILLSBOROUGH, NC 27278-6601 HILLSBOROUGH, NC 27278 ROUND ROCK, TX 78681-1238 44 4.45A.A.1 .SUNNYSIDE OF HILLSBOROUGH PO 8OX 765 HILLSBOROUGH, NC 27278 4.45A.A.10 STONE KARLA GAYLE 1208 WORKMAN RD HILLSBOROUGH, NC 27278-9509 4.45A.A.12 FREELAND DONNA LYNN PO BOX 726 HILLSBOROUGH, NC 2727$ 4.45A.A.13 FREELAND DONNA LYNN PO BOX 726 HILLSBOROUGH, NC 27278 4.45A.A.4 SUNNYSIDE OF HILLSBOROUGH P 0 BOX 765 HILLSBOROUGH, NC 27278 4.45A.A.T GAIN JOSEPH PAUL JR 1224 WORKMAN RD HILLSBOROUGH, NC 27278-9509 4.45A.C.13 MULLINS BARBARA G 1227 WORKMAN RD HILLSBOROUGH, NC 27278-9509 4.45A.D.14 THACKER BARRY WAYNE 1251 WORKMAN RD HILLSBOROUGH, NC 27278 4.45A.E.3 MCLAMB TODD A 2537 LONNIE CIR HILLSBOROUGH, NC 27278 4.450..1 GON2ALEZ JORGE 8 GEORGINA 1001 ALEXANDER STEWART OR HILLSBOROUGH, NC 27278 4.450..12 ACCRED JOEL E & PATRICIA WHITE (W) 1024 ALEXANDER 57EWART DR HILLSBOROUGH, NC 27278-8747 4.45A.A.2 SUNNYSIDE OF HILLSBOROUGH PO BOX 765 HILLSBOROUGH, NC 27278 4.45A.A.5 FREEMAN JULIAN M & NEOMA R KONRAD 1236 WORKMAN RD HILLSBOROUGH, NC 27278 4,a5A.A.8 GAIN JOSEPH PAUL JR 1224 WORKMAN RD HILLSBOROUGH, NC 27278-9509 4.45A.C.14 MUNROE JOYCE H 100 CHESHIRE DR HILLSBOROUGH, NC 2727&2621 4.45A.D.16 DICKERSON LORRIE MOORE & JIMMY T P O BOX 623 HILLSBOROUGH, NC 2727&0973 4.45A.E.4 MCLAMB TQDD A 2537 LONNIE CIR HILLSBOROUGH, NC 27278 4.45Q..10 GATES BONNIE M PO BOX 399 HILLSBOROUGH, NC 27278 4.45Q..13 WEBSTER DONALD WAYNE & DEBORAH S 1022 ALEXANDER STEWART RO HILLSBOROUGH, NC 27278 4.45A.A.3 FREELANDJAMESLANDON 942 SOUTH LANDING DRIVE LEASBURG, NC 27291 4.45A.A.6 GAIN JOSEPH PAUL JR 1224 WORKMAN RD HILLSBOROUGH, NC 27278-9509 4.45AA.9 GAIN CATHERINE T C/O JOSEPH PAI GAIN JR . 1224 WORKMAN RD HILLSBOROUGH, NC 27278-9509 4.45A.D.12 FLACK WOODROW S P O BOX 454 HILLSBOROUGH, NC 27278 4.45A.E.1 SUNNYSIDE OF HILL5BOROUGH PO BOX 765 HILLSBOROUGH, NC 27278 4.45A.E.5 MCLAMB TODD A 2537 LONNIE CIR HILLSBOROUGH, NC 27278 4.450..11 TERRY DANIEL E & DEBORAH M GREER (W) 1026 ALEXANDER STEWART RD HILLSBOROUGH, NC 27278 4.450..14 LANGAN PETER A & ANITA L 102D ALEXANDER STEWART DR HILLSBOROUGH, NC 27278 4.45Q..15 4.45Q..18 4.450..17 5CHANK MARINE 8 FORD CAROL JOHNSON DURHAM WILLIAM W & LE4H A PO 8OX 1327 1D12 ALEXANDER STEWART DR 1008 ALEXANDER STEWART DR HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278-8747 HILLSBOROUGH, NC 27278 45 4.45Q..18 4.450..19 4.45Q..2 SWIGGARD DANIEL E & MARIEL M COLLINS ANDREW GORDON & ELLEN WHITE JAMES GRAHAM III & DAIL C 1004 ALEXANDER STEWART RD H 1005 ALEXANDER STEWART OR HILLSBOROUGH, NC 27278 608 CLAYTON AVE .HILLSBOROUGH, NC 27278 ROXBORO, NC 27573 4, 450..20 4.450..21 4.450..3 IVERSON EDWARD O 5R 8 DORIS J IVERSON EDWARD OLIVER SR 8 MILLER ALAN M 8 AMANDA M 910 ALEXANDER STEWART DR DORIS JEAN 1009 ALEXANDER STEWART DR HILLSBOROUGH, NC 27278 910 ALEXANDER STEWART DR HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278 4.450..4 ~ 4.450..5 4.450..6 MAUER RANDALL ALAN & LISA CAROL BYNUM RUPERT L III & JEAN V KNOP RUSSELL EMORY & BETSY C 1013 ALEXANDER STEWART DR 1017 ALEXANDER STEWART DR 1021 ALEXANDER STEWART DR HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278-8747 4.450..7 4.450..8 - 4.450..9 PETRI ANNE MARIE & THOMAS VAN DEVENTER HENORIK 8 MARY LEONARD MICHAEL L CARROIL GRAY (H) LYNN 1027 ALEXANDER STEWART DR 1023 ALEXANDER STEWART DR 1025 ALEXANDER STEWART HILLSBOROUGH, NC 27278-8747 HILLSBOROUGH, NC 2727$ HILLSBOROUGH, NC 27278 5.21..112 5.21..113 5.21..123 HENDRICKSON SARA RHINE FE & HENDRICKSON SARA RHINE FE & • RIDGWAY DERRY & CAROLYN J WILLIAM WILLIAM 2111 RHINE RD 2219 LAWRENCE RD 2219 LAWRENCE RD HILLSBOROUGH, NC 27278-8513 HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278 5.21..124 5.21..126 5.21..127 PROCTOR JOHN A & WENDY K NEIGHBORHOOD FARMS LLC WYNGATE LAKE HOMEOWNERS 2117 RHINE RD 2219 LAWRENCE RD ASSOCIATION. HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278 2219 LAWRENCE RD HILLS8OROUGH, NC 27278 5.21..74 5.21..86 5.21..88 HENDRICKSON SARA RHINE F & TRAMMELL JOHN R & RUBY UNITARIAN UNIVERSALIST WILLIAM 1705 OLD NC 10 CONGREGATION OF HILLSBORO 2219 LAWRENCE RD HILLSBOROUGH, NC 27278 P O BOX 275 HILLSBOROUGH, NC 27278 HILLSBOROUGH, NC 27278 46 . ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director Current Planning ,~~ ~ ' ~ 306E Revere Road (9'19) 245-2575 ~: ;~ P O Box 8181 (919) 644-3002 (FAX) ,. Hillsborough, www.co.orange.nc,us ~'°~rb ~.LO~~'' North Carolina, 2727$ NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION A proposed action to amend the Land Use Element of the Comprehensive Plan for Orange County, North Carolina for the properties located in AREA 3b (see map) is scheduled for an upcoming public hearing. The proposal is to change the land use category from Commercial Industrial Activi Node to Economic Develo ment Activi Node. This land use category is compatible with Economic Development District zoning. Properties affected by this proposal are located at the northeast quadrant of. the I-85/NC 86 interchange being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 40, Block A, Lots9B and Lot 9C containing 5.34 acres more or less. The Drange County Board of County Commissioners and the Orange County Planning Board will hold a joint .public hearing at 7:30 PM on this proposal on February 26.2001 at the F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 27278. A public notice will be posted on the premises at least ten 10 days before the hearing, and a legal advertisement will appear in the Durham Heradd and the News of Orange for two successive weeks with the first notice appearing not less than ten (10)'days nor more than twenty-five (25) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area or it is within 500 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning Ordinance Article 20.6. If you have any questions concerning this plan amendment, please contact the Orange County Planning and Inspections Department, P.O. Box 8181, Hillsborough, NC 27278, Telephone (919) 245- 2575 or 245-2585 or (336) 227-2031 (Ext. 2575 or 2585). eed Sheetsrh' /L ~~' ,/~ r2 L 4.40.A.9D ~C ~-- /T J L.~ OWL5 WOOD DEVELOPMENT LLC 4312 W CORNWALLIS RD .~ .., cr ,_ 0 1 DURHAM, NC 27705 4.40.A.8V CHOWL INC 3316 PEARSON RD HURDLE MILLS, NC 27541 4.40.A.eL SOUTHERN STATES COOPERATI HILLSBOROUGH SERVICE PO BOX 26234 TAX DEPT RICHMOND, VA 23260 4.40.A.98 ti MERRITT CARLTON WILLIAM P. DEBORAH F PO BOX 962 HILLSBOROUGH, NC 27278-0962 4.40.A.20 MEREDITW SUITES LLC 101 TRAIL BEND CT CARY, NC 27513 4.40.A.11 G BROOKSHIRE INC C/O MULTIPOINT 7537 EAST MCDONALD DRIVE . SCOTTSDALE, AZ 85250 4.40.A.21 ROGERS JAMES PRESTON 8 PATRICK DENNIS NORTON 1801 NC 86 SOUTH HILLSBOROUGH, NC 27278 4.40.A.19 BARNES MARVIN L 4220 NEAL RD #305 DURHAM, NC 27705-2322 Use template for 516Q 4~ 4.40.A.11A DURHAM THERAPIES INC REAL ESTATE ADMIN 402 OREGON ST RM 104 DURHAM, NC 27705 4.40.A.11 Q MEADOWLANDS ASSOCIATES C/0 GEORGE NORTON 4500 SCHLEY RD HILLSBOROUGH, NC 27278 4.40.A.8U GREYSTONE ENTERPRISES OF NC LLC P O BOX 3028 CHAPEL HILL, NC 27514 4.40.A.9C ENTERTAINMENT ENTERPRISES 3036 HOLLOWAY ST DURHAM, NC 27703 4$ ORANGE COUNTY PLANNING 8~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director eo,ntr Qr ~, Current Planning ,~a` ''~ 306E Revere Road (919) 245-2575 ~r ~ P O Box 81$1 (919) 644-3002 (FAX) Hillsborough, www.co.orange.nc.us ~'°~r t,~"<`°" North Carolina, 27278 NOTICE OF PENDING LAND USE PLAN AMENDMENT ACTION A proposed action to amend the Land Use Element of the Comprehensive Plan for Orange County, North Carolina for the property located in AREA 3c (see map) is scheduled for an upcoming public hearing. The proposal is to change the land use category to Economic Develo meat Activi Node. This land use category is compatible with Economic Development District zoning. Property affected by this proposal is located on the north side of Old NC 10 approximately 600 feet east of NC 86 being further identified by Orange County Tax Records as Hillsborough Township, Tax Map 4S, Lot 33 containing 12.95 acres more or less. The Orange County Board of County Commissioners and the Orange County Planning Board will hold' a joint public hearing at 7:30 PM on this proposal on February 26.2001 at the F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 27278. A public notice will be posted on the premises at least ten 10 days before the hearing, and a legal advertisement will appear in the Durham Herald and the News of Orange for two successive weeks with the first notice appearing not less than ten (10) days nor more than twenty-Bye (2S) days prior to the public hearing. This notice is being sent to you because your property is either included in the amendment area or it is within S00 feet of the property proposed for a land use category amendment. This notice is provided pursuant to N.C. General Statutes 1 S3A-343 and Orange County Zoning Ordinance Article 20.6. If you have any questions concerning this plan amendment, please contact the Orange County Planning and Inspections Department, P.O. Bax 8181, Hillsborough, NC 27278, Telephone (919) 245- 2S7S or 24S-2S8S or (336) 227-2031(Ext. 2S7S or 2S8S). 1 2 3 4 5 6 7 8 9 to 11 12 13 14 15 16 17 18 19 20 21 zz 23 24 25 26 z7 z8 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 DG3p~~ MINUTES ORANGE COUNTY PLANNING BOARD April 4, 2001 MEMBERS PRESENT: Nicole Gooding-Ray (Chair), Craufurd Goodwin, Barry Katz, Howard McAdams, Runyon Woods, Bob Strayhorn, Theodore Triebel, and Hunter Schofield MEMBERS ABSENT: Lynn Holtkamp, Rachel Preston, James Selkirk. STAFF PRESENT: Planning Director Craig Benedict, Joanna Bradshaw, Robert Davis, and Eddie Kirk. 49 5C AGENDA ITEM #10: MATTERS HEARD AT PUBLIC HEARING (2/26/01) a. Hillsborough Area EDD Amendments (1) CP-1-O1 -Hillsborough Area Economic Development Activity Node -Expansion of the I-40/Old NC Sd Economic Development Activity Node (2) CP-2-O1 -Hillsborough Area Economic Development Activity Node - Create a New Economic Development Activity Node in the Vicinity of I-$5 and NC 86 (3) Establishment of EDD Sub-districts and Development Regulations (4) Zoning Atlas Amendments Benedict made this presentation. He said that the purpose of this item was to take any additional testimony or public input that may have occurred between the public hearing and tonight. The close of tonight's meeting formally closes the public heazing and no additional information can be provided by the general public. The text amendments include areas A, 1, 2, 3a, 3b, and 3c. He said that there has been some additional editing of the abridged EDD design manual. He said that there were no changes being suggested in the nonconforming uses. This item will be on the Board of County Commissioners' agenda on April 17~'. He said that the Board of County Commissioners would most likely take the recommendation from the Flanning Boazd because the rnoratoriurn expires on April 1 S~'. He said that there would be no more extension of the moratorium unless there are very critical circumstances. He said that, in the past, developers would avoid Orange County's regulations and would prefer to follow Hillsborough's guidelines. Under the new regulations, Hillsborough and Orange County's regulations would be substantially the same in the Hillsborough EDD. He said that whatever proposals come forwazd, there will be sensitivity to Beckett's Ridge and Stagecoach Run subdivisions. Several clarifying questions of the Planning Board were answered satisfactorily by Benedict. Chair Gooding-Ray asked if these amendments were creating a new world of opportunity for people to come in and Benedict said yes, for anyone interested in non-residential development primazily in this area. He said that Hillsborough was adopting similar regulations, if not the same. Katz asked if there had been any discussion about Hillsborough annexing this land. Benedict said that Hillsborough could, but they probably would not because, if properties are developed outside of town, twice the water and sewer rates aze paid. He said that this might be an overriding factor. However, if the development is not in the Town, Hillsborough does not get the property tax. Chair Gooding-Ray asked if the point of this was to raise money. Benedict said yes, this will be the economic development core of the County because it has the best transportation routes of anywhere in the County. MOTION: Goodwin moved approval of the proposed amendment for expansion of the Hillsborough Area EDD by adding Area 1 and Area 2. Seconded by Woods. (Page 23) Schofield reminded the board they approved the changes in Area 3a with the proviso that they would actually allow the staff to come back and demonstrate a way where single-family homeowners in that azea would not be punished by the change. He does not want this to fall through the cracks. VOTE: Unanimous :a MOTION: Katz moved approval of the proposed amendment for expansion of the Hillsborough Area EDD by adding Areas 3a, 3b, and 3c. Seconded by Woods. (Page 49) VOTE: Unanimous MOTION: Katz moved to approve the Planning Staff recommendation of the proposed text amendments regarding the proposed EDD subdistricts and application requirements for the proposed Hillsborough Area EDD. (Page 87) VOTE: Ayes, 7; No, 1 (Chair Gooding-Ray -she does not want this to be the only place in the County for non-residential development) MOTION: Katz moved approval of the zoning atlas amendments on pages 113-117 (Area A (large part), Area A (SW quadrant), Area 1, Area 2, and Area C). Seconded by Goodwin. VOTE: Ayes, 7; No, 1 (Chair Gooding-Ray -same reason as previous motions).