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EDD Task Force agenda 032701
AGENDA ECONOMIC DEVELOPMENT DISTRICT TASK FORCE GOVERNMENT SERVICES CENTER PUBLIC MEETING ROOM 200 South Cameron Street Hillsborough , NC 27278 FHrr M VAR 2 6 200i March 27 , 2001 7 : 00 p . m . 1 . Call to Order 2 . Hillsborough Area EDD Description and Intent (To be distributed at meeting) 3 . Final Review of EDDDMA 4 . Final Review of Hillsborough Area EDD Uses 5 . Final Review of Hillsborough Area EDD Process 6 . Suggested EDD Land Use/Transportation Transition Issues 7 . Adj ournment g :\craig\edd\agenda\3 -2M I \dg Article 6 . 29 . 3a of the Orange County Zoning Ordinance ourtp of � 17 � 5z yea 0 The Orange County Hillsborough Area Economic Development District Design Manual Abridged Version Orange County Planning & Inspections 306 - F Revere Road Hillsborough , NC 27278 ( 919 ) 942 - 0103 ECONOMIC DEVELOPMENT DISTRICT CHECKLIST INDEX 2 . 3 LAND USE INTENSITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . ImperviousSurface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Building Volume Ratio . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . ParkingVolume Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . LoadingArea Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Exterior Storage Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Landscape Volume Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 . TreeVolume ° . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 . Volumeof Berms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 . SiteVolume Ratios . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 . 2 . 4 ENVIRONMENTAL FACTORS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . NoiseLevels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . Vibration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . AirPollution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 . Electric Magnetic Interference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . HazardousMaterials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 4 . SolidWaste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . Grading & Erosion Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . Stormwater Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 . Water Supply & Sewage Disposal WaterUse Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 . 3 . 1 ARCHITECTURAL DESIGN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . SiteConsiderations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . Compatibility With Neighbors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 6 . UnifyingDesign Concept . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . ArchitecturalScale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 . Building Setbacks & Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 . Exterior Finish Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 . Rooflines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 . 3 . 2 LANDSCAPE DESIGN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 . Preservation of Existing Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 . Buffering Neighboring Uses . . . . . memo . ass . . . . . ass . . . . . . . . amp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 8 . Landscaped Parking Areas 84 Buildingsand Grounds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 . PlantMaterials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 . PlantSpecies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 o . 3 . 3 CIRCULATION AND PARKING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 . Location and Configuration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 . Entrances and Exits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 11 . Pedestrian/Vehicular Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 . ParkingStandards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 . ParkingSpace Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 . HandicappedParking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 . Loading Space Dimensions/Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 . RequiredImprovement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 . Off-street Parking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 12 . Roadway Design /Improvement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 . Pedestrian Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 . 3 . 4 SERVICE AND STORAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 . Location & Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 . Screening . . . . . . . . . . . . . . . . . . . . . ■ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ■ 3 . 5 SIGNS AND LIGHTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 . Identification Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 . Freestanding Identification Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 15 . WallSigns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 . Information Signs . . -. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 . Appearance and Illumination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 15 . TemporarySigns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 . Awningson ME ammommumom Now ONO bosoms wommomms offoommommumm a am ago Samoan was NONE ONE an mum 2 offoomm am momm Eon NON son 15M Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 . ADDENDUM - BASIC SIGN DESIGN SCHEDULE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 . Notes 1 . The following items which appear shaded indicate that , although these items must be considered in the overall design , there is flexibility in the actual application of these requirements . 2 . Items that are not shaded must be adhered to . ECONOMIC DEVELOPMENT DISTRICT DESIGN MANUAL — ABRIDGED VERSION 2 . 3 LAND USE INTENSITY Impervious Surface : Maximum Impervious Surface Ratio : 1 . Shifting impervious surface between parcels within the overall site is permitted . ED District With Detention Ponds Overall Hillsborough 0 . 501111111401111111111111 , 11 Building Volume Ratio : . VFW" ~ . V8 + - IR +. . VL + . d wh6te AVR ~� t3uIdn VQl �rme latro : U Volurxre c� Iu �lrn: . VP �. tColume of l arkrng ,Areas VL blare pf to din Areas 9 V "'., . Volume t>'t Exterior St4rag >�:. . . ::. . . . . . . :: .; : . . . ~ . ::Site or Lat . r~ea. VB — Building Volume : Building volume is the combination of building coverage and building height , and the calculation is accomplished as follows : . : : : . . . IF ., : . e M asure .the round : floor: im6hNMb' ns : or. . . : foo : : : > : : > : _ : = - 9 .: . . . . . . . . . . . . . . . . . . . . . . . . ., .: . . . . . . . . . . . . .,, ., . . . ., . . . . . . ::. . . . . . . tpr »t . . :ofall : :bu� (din s c�t . the : site . tneludrn accesso ;: : :; : .,, .: . . . . . ... . ::::::.. ::::.::::::.:::: g. :. :. . : . . . . :: : : : : :: . . . . . . ::. : : : .:;. buEltlln s': ,.: . . . or uses suc as: trash. tlum stern : electr:icaf,tra - s := :>:<::: :. . . g . . . . . . . . . . . . . . . . . . . . . . . . . . .: .: . ., . -, . ., ... . ... . . . . . . . . . . . . . ... . . . . . . . . . . ... . . ., ... . . . . . . . : . . . . . . . . . . . . . . . . . n . f rrner :: heWati . and . .coofln units _ cano pies :. . ::::<::: ::: :;:: ;: : :: > : :: . . : . : : . :. : . . .a . .. . .. .. . ��. . : : .. .: . . . . ., ., . ..... . .. :. ... p . . ... . . .F . ... : . . . . . and stem e: butldi0 s. . All rneasuremeots .rnust . :beaaken . from. he:. exterror. . w : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . all: surf. a:ce . ::. : : . . . 2 _ : . C:afculatea e . . is . , . . . . . . . . h ro nd. €Loor area. .:of .each,:burld � n : :a : ..:. . . . . . ..., . . . . . . . . . . . . . . . .g nd . accesso use ::::.:::: :.:: : :.::.::.:::.: : ... ..... . . . . . . . . . . . . . . ,. .;. g . : ... . . .: ..:. rY. . . . . . ;: < : r : : - . . . : . . Itlleas . . e � je : : . : I . b i : . : } : •:::::::.:•.:_•:::: .:::.::.:: hei. .hf. . 4f . a .f ui . d .n s . . � rrc .ud. .n . .acc sso : : . . u �:[din. : .and _ :us :. . ::. ::.:. :. . . . . . . g . . . . . . . . . . . . . . . . C:afc lat e the volume:Ow : of::all : �uild : . : : ::: :> in s ,. .inctud n ::;aeces o 1 . : :bu ldin s :a:nd . uses b :multi I n t e : . . ..each . .buildrn'` . . . .... V: :. ..... . . ,.: ... ., . . . . . . . . . . . . . ., _ ., . . . . .,,.. . . . . . . . . . . its . :::::::::::::. :::::::::: ar . . . :Add t # ; : < . he . vo[ en7es . of. . all . .bui .d.rn .s . . ir7clutlin . . accesso . buildin s. .and: . us.es :.to :.abtam h :: :: ::: : ;: :>::: : ::> _: ::. :..::::::::::::::::::::::::::::. :::::::::.9:: , . _ . _ . : . t . .e. .tatal :#�uildi.n : : :.;::::::: : ;: :: ; : :.: :::.:.::>:::::;.>:::: :.:< ;::;::; : . . . . d. ..:. . .:,,.. .:.., :.: . .: . ;:. .:::::,. .:. . : . . :: ::::::. ::::. . . . :. . . . . . . . . . . . . . . . . . . . . . . . . . .. .: ::::::. ::. . .. ::. .:. : :::::::. . ::::g:. :. :. :. ::. . . .: .:. .: .. . .: . . . . . . . .:::.: . .: o :urrme: . :o: : t :::e:sita . . . . : . . . . : . . :. .: >: ::: :: VP — Parking Area Volume : Calculation of the parking area volume is accomplished as follows : easure . th . . tl : we :< I e. im nsions o. :; aX . > ical : arkJ s ace ..fr0m .thesrte . lan : :and: :c ::::: ::: :: :: > FF I . i :. . . :. . . . :. Yp . . . . :. . :. .: .::. 9. . .,, .,,, . . . . . . . . . . . . . . . . . alculate. t.h. e . area - of;a . sin le :.::.:::.::.::.::.:>:.:::.:::.: k n . s. ace : . ;. : . : : > <* a Flood : :.: ::::: :: . II . . .. . . . . . ... :;. :. .:. . . . . . . .:. .:. . .:. . . . . . . . . . :2Y::::;::Cfl un e _r�um er: of a in ace :ah:ow o n n tfie site: Ian<..and . -multi I: :>that,nurnb.er. :# rues : : : : >< : : -tat ...: ...:.... ...: . ... ....... ... ....:.:..... ... ..... . R ... . . ..... . . . .9: . .:P.:...: .: ..:. . ..:... :. . . ..:. ... . . :. . . . . . ... . . ... . :.. .-.-... :... . . ., . . . . . . . . . . . . . . . . . . the:area : ... :.. .. ... ::. ..: ::::::::::::::::. .: :. . . . ... . ... . . : . . . p . :: . . ,. . . . - ... . . . ::. ., . . . . :. . :. each s ac e ,:. . 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VE = Volume of Exterior Storage . tenor 5tarage :Area Vol:ume ,: 'Th .. .. ulat�on ot . irxterior stora. e ;area votume rs :s1m1 ar to :that : of:: arkrn grid: . . :. :. . . . . . . . . . . . . . ��. . . . . .. . . . . : . . . . . : ;: ;: : :.: : : : : : : : :< : :: : < : : : :< ; .. . .. .: . . . . . . . .: :; < : : : : : 9: : ;; : ;: : : : : : : : :< : : :. laffitrtg areas :::: : . . . . . . . . . . . . . Landscapa Volume Ratio . : . . .. .. . ,. . .:, Vtfttere LVR (VT - VB 10 VT Vblurtte of Trei� s A Va : : 1 olUme,c�� Berms A . . . . . . . . . . . Site . r LotAr$as . . . .;. . : 1 Z . . . . . . _ . . : : : : : : : . . . . : . : : . . . . .: :0Paa � al . : . , . . . . 101 , l—1 . . . . . . : . :. . :. . . :. :. . . . . . . . . . - - - I . : . . . . . . . . . . . : . . . : . . 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Design features used to mitigate noise factors must be clearly identified on the comprehensive site development plan and documentation provided concerning the source and level of noise , and the specific manner in which the design feature (s) will reduce the noise to acceptable levels . 2 . Where rooftop mechanical equipment is installed , equipment enclosures and /or the building design must adequately provide for the reduction of noise so as to comply with the maximum permitted sound levels . 3 . Loading areas may only face side or rear property lines and must be designed so as not to interfere with traffic movement within the site . 4 . Loading areas shall not be located within required drives or parking areas . MAXIMUM PERMITTED SOUND LEVELS Noise Level Limits [dB ( A )] For Generating Land Use Category Receiving Land use Category 7 : 00 p . m . to 7 : 00 a . m . 7 : 00 a . m . to 7 : 00 p . m . Residential development of all types 45 50 Commercial , including office , service , and 55 50 retail establishments Light industrial , including distribution and 65 warehousingfacilities FF 60 Footnotes : 1 ) Impact noises or sounds that occur intermittently rather than continuously are permissible up to a level of 10 dB (A) in excess of the figures listed in the table provided the source from which they are generated does not operate more than one minute in any one hour . This exception shall not apply from 7 : 00 P . M . to 7 : 00 a . m . when the adjacent lot is used or zoned for residential purposes . 2) Noise levels resulting from construction or other temporary activities which occur between the hours of 7 : 00 a . m . and 7 : 00 p . m . are exempt from the standards listed in the table . Vibration . 1 . Design features used to mitigate excessive vibration levels must be clearly identified on the comprehensive site development plan and documentation provided concerning the source and level of vibration , and the specific manner in which the design features will reduce vibration to acceptable levels . MAXIMUM PERMITTED GOUND TRANSMITTED VIBRATION Maximum Particle Velocity for Receiving Land Use Category Generating Land Use Category ( Inches/Second ) Residential development of all types 0 . 02 Nonresidential development for all types 0 . 10 Footnotes : The vibration levels set forth in the table above are stated in terms of particle velocity which may be measured directly with suitable instrumentation or computed on the basis of displacement frequency . When computed , the following formula must be used : P . V . = Particle velocity ( inches/second ) P . V . = 6 . 25 x F x D where F = Vibration frequency ( cycles /second ) D = Single amplitude displacement of the vibration ( inches ) The instrument used to measure vibrations must be a three component measuring system capable of simultaneous measurement of vibration in three mutually perpendicular directions . The maximum velocity will be the sum of the three components recorded . 1 ) The values stated in the above table may be multiplied by two (2) for impact vibrations , e . g . , discrete vibration pulsations not exceeding one ( 1 ) second between pulses . 2) Vibrations resulting from construction or other temporary activities which occur between the hours of 7 : 00 a . m . and 7 : 00 p . m . are exempt from the standard listed in the table . . . . . . . . . . . . . . . . . . . . . . . . . . Air Pollution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Each permitted use , special use , and accessory use is required to comply with all applicable rules and standards concerning air pollution in accordance with NC State Law . 2 . Each comprehensive site development plan must be accompanied by either : • A written determination from the staff of the appropriate State agency that an air quality permit is not required ; or • If an air quality permit is required , a complete copy of the permit , including all conditions for reporting and monitoring . 3 Electromagnetic Interference : . . . . . . . . . . . . . . . . . . . . . . . . . 1 . No use , activity or process shall be conducted which produces electric and /or magnetic fields which adversely affect public health , safety , and general welfare . This standard includes , but is not limited to : • Any use , activity or process which interferes with any operation or equipment ; and . 1010 , • Any use , activity or process which interferes with radio , television , and /or telephone reception , beyond the boundaries of the lot on which the activity is conducted . 2 . All establishments conducting uses , activities or processes that generate electric and /or magnetic fields are expected to comply with applicable Federal Communications Commission ( FCC) regulations . Copies of all required FCC permits , including conditions for reporting and monitoring , must be submitted with the comprehensive site development plan , Hazardous Materials : 1 . Each permitted use , special use , and accessory use is required to comply with all applicable federal , state , and local rules and regulations governing the storage , use , and disposal of hazardous materials . 2 . Each comprehensive site development plan must be accompanied by a Hazardous Materials Management Plan ( HMMP) consisting of the following : • A Material Safety Data Sheet (MSDS) which lists the specific hazardous substance that a facility is handling and details its known health impacts , physical properties , and appropriate protective measures . A separate MSDS form must be submitted for each hazardous substance handled . • A Tier Two form which indicates the precise location and quantity of hazardous materials within a plant or place of business . • Building and site plans which indicate the precise location and quantity of hazardous materials . 3 . An Environmental Assessment will be required for any use or facility which qualifies as a small or large generator of hazardous waste in accordance with State law . 4 . Any use or facility which is involved in the long -term storage or disposal of hazardous wastes will be required to submit a full Environmental Impact Statement . 5 . In either case , documentation must be provided as part of the HMMP that hazardous wastes are being sent to an approved hazardous waste recycling , storage , treatment or disposal facility , that an EPARID number has been obtained , that only authorized transporters are used , and that on - site storage is limited to 180 days (or up to 270 days if the waste is to be transported more than 200 miles) . Solid Waste 1 . All uses and activities must provide secure , safe , and sanitary facilities for the storage and pickup of solid waste and recyclables . Such facilities must be convenient to collection and must be appropriate to the type and size of the use of activity being served . All solid waste and recyclables storage facilities must be screened according to the design criteria in Section 3 . 4 , Service and Storage . 2 . All uses and activities must remove recyclable materials from the solid waste generated and make them available for recycling . Recyclable materials , including but not limited to glass , metal cans , plastic containers , corrugated cardboard and white office paper , newspapers , and motor oil , must not be mixed with or disposed of with other solid waste , subject to Orange County Solid Waste Ordinance as amended . . 3 . All uses and activities shall remove or cause to be removed all solid wastes from the site or property before harborage of such waste creates a health hazard . 4 . Each comprehensive site development must be accompanied by Solid Waste Management Plan , including a recycling plan and a plan for the management of construction and land clearing debris . The recycling plan must provide information regarding the type and quantity of recyclable materials generated each month , and the facilities to be provided for collection and storage . 5 . Management plans for construction and land clearing debris must identify the type and quantity of debris as well as its disposal location . Grading & Erosion Control : 1 . Each comprehensive site development plan must be accompanied by an erosion control plan prepared to meet the specific requirements and standards contained in the Orange County Erosion & Sediment Control Ordinance and Manual and other stormwater requirements . 2 . Lot grading must be done in such a way as to preserve the topographic features and maintain natural drainage patterns , and to provide positive drainage . In locating buildings , parking and other features on a 1-111-. 161 site , the following standards must be met : 1 ) Minimize disturbance and phase development wherever practical . 2) Preserve existing vegetation , especially significant stands of trees along drainage ways , on steep slopes , and in buffer areas . 3 ) Use the natural shape of the land with minimal grading to locate features in a way that minimizes impacts on and off the site . 4 3 . All site grading must be designed to meet the standards shown on the accompanying table : SLOPE GRADING STANDARDS Site Area Minimum Maximum Slope Slope Planting areas 2 % 3 : 1 Parking lot pavement 2 % 4 % Driveways & access drives 2 % 5 % Pedestrian areas Large plaza areas 1 % 2 % Sidewalks 1 % 8 % Stormwater Management . pop 1 . In all ED Districts within a designated water supply watershed , the first half- inch of stormwater runoff from impervious surfaces shall be controlled . ( as may be amended 2 . Building types , parking layouts , etc , must be selected and located with respect to the natural topography to minimize grading and preserve sensitive areas . 3 . The rate of runoff from the site must not be increased over pre - development conditions . 4 . The stormwater management system must respect existing drainage patterns . 5 . Energy dissipaters such as rip rap aprons and other site features must be used where runoff is collected and discharged ; e . g . , at downspouts from rooftops and storm drains at parking areas . 6 . Conflicts between on - site drainage and other features must be avoided ; e . g . , drainage > across sidewalks or ponding in parking /service areas . Water Supply & Sewage Disposal : 1 . In LO - 2 areas only , where ground absorption systems and /or wells are used for sewage disposal and /or water supply , the installation of such facilities must comply with all local and state regulations governing their design , construction , operation , and maintenance . 2 . Public water and sewer shall be within all EDD areas except LO - 2 areas (40 , 000 sf minimum ) . 3 . Each comprehensive site development plan must therefore be accompanied by documentation from the utility provider that it has reviewed and approved : • Preliminary plans for the proposed water and / or sewer lines ; • The adequacy of the existing system (s) to which the connection (s) will be made ; • The capacity of the existing water and sewer treatment facilities ; • The carrying capacity of the discharge stream or discharge point ; and • The method of funding proposed extensions of water and sewer lines . • Certified Contract/Agreement between utility provider and applicant . 4 . Documentation must be submitted that there is adequate water flow and pressure to meet required fireflow and fire suppression . 5 3 . 1 ARCHITECTURAL DESIGN Site Considerations : a t o _ urldirl s ' o s : tfte u der to . 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I . . a . . . . . I . I . . . . . - - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . I I . .& - . . . . . . . . .F . . . . . . . . . . . . . . . . . e tetb ` c to e :.; . . . . . . . . . . . . . . . . . . . . . . 4� :. : : .The buildrr� sere . rouid:ed. .uvith.. uffic� .n. . . a .ks . to . m.atn. in . th . ante rit .,of. he : riafural slo a :a I > 1 = 0> < > = < ... . :. :. . : . . . . : . . . : . . . . . . . . . . : . . . . . . . . gI . . . . . .. . .... �. :. . . .. . .. .. . I.W.. . :. . . . .. . . . . . . . . . . . . FF . . . . . . . :. . . .. . . . : .Y. . . . . . : : . . . . ::. . :. . . . :: : . . . . . . .. . :. . . . . . : . . :t7tl : . . :. . . . :: : : . . . : .:::.:::.::.::.::" "I':.:::::. _t e . . . :.; :. : mmirrtize. . he : Ern act eb. .scenr . ws . . :. :. ":: : . . . . : . :: . . . . . ::. . : . . . . . . . . . . . . .. . . . .. . . . .. . � :. : . :. . . . . . . . . . . : . . . : . . . . . .. . . . . :... . . . . _ . . . . . . . . . . . :. :. . . . . : . . . . . . : :. . . :. . . . . . . . . :. . . . . :. . . . &. . . : . . . . . . . . - - - . . I . . . . 5_ . . fi nee hborrn buildrn s have b n builtto . res nd to .s mrlartoo a b ! c condrtrons . .rr . osi. wa :.'. . p- -- - - -- - -- - - - - I . 44 . .. . ., ,. .....,: - . . .. P.. . . . g . - - . p. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . a . . . . . . . . . . . . . . . : .- . . :, . . .,... . . . . . . ., 9 . .,,: . . .: ::. . . . . . . . . . . . .: . .: . ... . 9 , . . . ., . . . . . . . . ., . . .. . . . . . . . . .,: . Y , . ...: . . . .: . . . . . ::: :::: ::<: :: :: :: ::<::: ... . . . . .. . :. . . ..:..k. . . . ., . . .. .:. I .: . 6 .: . ... . I . I . I . . . . _ I . . . . . . . . I . . . . . . . ..I . I . . . I . .,: . . ... . I . . . ... . . . . . . . . ... . . . . . . ... ..., . ,. . :.::::.:. :.::::::. :::. s : it r. . treatme : t > . s c `r srder d fio > tb ro o ed deve o rnent :: :. . ; ... . : . 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Compatibility With Neighbors : Unless there are overriding concerns , a new building must consider the following architectural characteristics of surroundin buildin s : .1 .: :. : :.Th6l ro < �osed b ildfin assirr ' lar un f i . . : deli n .. eo . ce ts . : u . . . . . . . . . . . h . . . . . . . . . . . . . . .l . . . . . . . . . . . . . l . . _ . . . . . . . . . . . . . . . . . . . . . n . . . . . . . . . . . . . . . . . . . . . . . . . . . :: :: :::: : : :: :: :: :: .. . ., . . . . . . . . . . R . . . . . R . . . . ... . . . . . . . . . . _ P . . Y . 9 . 9 . . . . . . .. . , . . . ., . . _ .. . . . . . ,. . . . . . ,. . .:: . . . . . .:.> . . .. . . ,. ...: :,. ..,. ... ... . . . . . . . . ., :. . . . .. . ,., . . . . ,. . . . . ... . ;: ::: :<: :::: ::: :: ::> >:: :: . 4 : : : I . I . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 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I . . . . >: . . . : .The: ro .osed;b il::tl n is :of. strri � l r; ro ;onions:< . scale. : nd . rocfaine . . . . .. . :::.::.::.::.::.::.::.::.::.::. 15 . . . . .i �. . : . . ::: :. :. :. : . . . . : : :P. : ::a� . :. ::. :. :. . . . :. ,.. . . :. . ::: :I I. .. 3 : . : ose u a : of : a : sr lfar ar ` : ite t ' I t I = : . :::. . . :. : . :. . . "The . ra . d. b rlI in . s m oh c ura .s . e . . . :. . . . . . . . . ..I? . ,. . . I�: . . . . .. "' . ... . .. . . . . . .. . . . . . 9. . . .: . . . . . . .,.. ., . . . ..... . . . . . . . . . . . . - . . . . . . . . . . . . . . . . :. . . . ...I. . . . .I "I . . . . . . . . . :: . :::::.::.;::. . >: :: : : :.::: : : : : : :: ::»;: ::>:.: . 4. . e ro r m r r 4 :. :. .Th . . . . . . . .. ed . Nild . .n . . cQ.r�ta . a.s. sl . . . . rlar. ::e tenor. . .r�. .sh . .ma er. als ::::::.: :.:: :..::::::::.: p . ::::::::::::::::::.:: . . . I. . :. . . . : . . . . . . . . . . F . . . . . IP.::. I. a. : ::: :. . . :. . . ::: : :. :I . . . : . . : I . . :. . :. II . .,: ::. I. :::I .. . . ... . . . :. . . :. ::. . . . :::. :. . ::. :. I. I . I . <: : : . . .The : r- o .osed uildfri . :co- tair}s. w� ndows - ..q : ar. . : atterrls. .arid . ro orti:o� s . . ::. . :: . . . :. < = = = < . + . . b . . . _ . . n_ _ l . . . . . . . . . . ...,, , . . ..... . P _ : P .: .::.: .,, ... . . . . . . . . ... . . . . 9. . . . . . I . . - - - - - - - -- -- . .. . . . . . . . - - P. . . . :. . .: .: . I . . . . . ... I . ,. . P: . :. .p . . .> . . . .. : : >: : : :::;:.;::.<:::::;:.::::.:.{:.:_ . . _ : . .:::.::.:::::::::::::::. 6 : :- . .;The . ro osed iuiltlfin rs :`' rouitletl with . a .a � mrlar - enf : , 00rih oration :: ::::: ::::::::: ::<:::>:::: < ::: p . . . . . J F . . , l . . .: .. . . . . . . .. . 9. . . . . .. p . . . . . . . . . . . . . . - - ... . .. . ,. 9 . . . .: . . . . .,: . ., . . . . . . . . . : :... _ :: :.::.:::>: : ::;::;:::::. �� :. he sed burtd:rn s esi. ned w! t s ! rl ' : : arch `te '; r s s : ::: :: :;::: : : :: ::: . . . ro . a . . . r . . d . . h . . . m ar i :cu. . a1ietatl . ... or. . fea#ore. . . ; :: :: ::;<:<::: : : < Unifying Design Concept : To unify a building 's architectural character and individual elements , all buildings must be visibly organized by a clear design concept . One of the following concepts should be included in the design of the building : 1 t xia e : for I r Kati' t : a b e : e :>: : : 4 : : . . . . :. ::.::.::.;:.:::;..:::.::.::.::1 1. .5 x m. A . . . rna . .o an ! on . . h t. . .a .ano . .s . . . ua . . elem:e tis .anal f atiares . ar46.46d :a :vertical : . lar < : _ :;: : : : : <: : : : : s : : ae . : . :: e . . ;: :: :: >:: :: , :::;.:;:: . . . A xn etrie B Tan . d ssi ' : filar ha :monious ;oom -ositr n of ;nirm.eraussirriila . or. - com (:emerita ► . . . . . . . . . . . . . . . . . . . . . . . . . . A . . . . l . . . . . . F7i . . . . . . . � . . . . . � . . . . . . . r . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . >::.::.>:.::::;: :::::.::.:::: y . . . . . . . . . . . . Y. . . . R . . . . . . . . . . . ...-. ..:[ :,,..:..,-::.:::.: .,P. :..rY, :. . ... ,. .a II :: ; :: :_ :: : :: <>: :: :: r ti f u .r : : .::. rY fo ms Ttie corn.posi c�n. . r. . I.acts: su.rro.. . n.d n area , slt� cQrldltrons > and . or. . :b.u . .d :n . :f nct vn5 . . . ::. . . . . . . . . . . . 9: ,. . . . _ . . . . . . . 9. . . : : : .< . : : :. . :. _ . I. 3 Cluster Or" anrzat�on Grou rn s of bwId�n. . :elernents #rel #o clear) . . . deflI . .usahle : outd.00r:s aces :such:: ..: .. . . . ::: . I . :: . . . . . I. g . . . . .: .,. P 9 9 P ::. . Y .: . . . P.. . . . . . , : ;�, . , ... . . . .> . . . . . . ::>::::>::<:::;::::::::::::: :: :a5: : .edestrran:> tazas or: ;m:alas: :and revents< Ion - : barra.ek$.Ia Ie.: : r:ows: �ofi: truotures , :. : :::: :: »: :: :: . . . . . . . . . . . . . . . . . . .R . . . :. . . . . . . . . . . . . . . . . . .p. . ., . . . . . . . . . : . . .,: . . . . . . ... :. . . . P . :. . . . . . . . . . . . . . . ., . . . ., . 9 . : . . . .. . :., . . . , . . . . . . :. . . . . :. . . . . . . . .: : ... ., , . .... : : . . :. . . ... . . :::::::::. :. ::::.:: :::::::,:>:::::::>:::::::::a :: 4... . ., . . . . .a Qr -Archit�:�tu�ai. �"ler:a a #: . .F ctls :aro nd a: s ion ar:. i �teoflarat_elernenx : su:ah . :as : an . :a.r a�fe :or: : m.a or:: : . . . < <:: a. . . . .> ,. . . . : . . . . . . . .1. :. ::. . . 1 . . . . 1 . . :. . :. . . :. ::. . : . . . . . . . . . . . . :. .9 . . . . . . . . . en# . . . . . . . . . . . . . . . . . . . I% . ::<::.:..:.:.::::::::.:0: ;::::::::::::::::I I<::<:::>:: . .::.;:::.:::.::.::.::::<::.: . . . :Envir�onrrii ntal::Kes onsB >Base .t e::de is n . .an. .significant::vjews: . so a :. o . e : t`o s ti . >: : :<>:: : ::: ::: ;::< ::. . . . h:::. : . . : : _ _ . I r . n . n- !. n i n . for . usaI- - : outdoor . ... . :.::>::.: :.:::.: :.:::;: :.: .: . . . . _ . . . . . . . . . _ _ , . : :. . . I . . . . I " . . . . . .: . . : . . . .: , . . 9. . :. . . :,. . . . .. . .9. . . . . :. . . . . . . . . . . . . . ... .. . . . . . . ._ _. s. - . :., . II .q . . . . . . . . . . . . :. . . . . ::::. :::. :. :: . : : : : e c . .. :. . : :::<::: : : : :: :: :: :: :: s aye ,. . t .. :: :: Architectural Scale : . . ,: . . 1 T e boil in is :desi 'ned ::€o be eo . atrbie :with: exrstin : : nei ltbonn strtictres = as well >as thefr meal :: ; ; . : :.. :.::.::.::;:.::.: ::.:;::::.: . .: . . ... . ,. . . . . . h . . . . . . d _ . g., ., . . . . . . . . . . ... 9 . . . . . . . . . ... . . . . . . . . . . . . . . . .: . ► nf�... . . . . . . . . . . . . . . . . . . . . . . . . . ., . . . . ... . . . . .9. . .: . ... . ,9: ... ... . - : 9 . . . . ., . . ... . . . ... . .. . . . . ... . . . . . . . . .. . .g . . ... . . . . ,. . .. . . . .> ... . . . . :::::::::::. :::::::::::: surroundrn s . . :. :. . .. . .;:. . : :. .: . :: . ::. . .::.:.:.::::::.:: . . . .::. . . . . . . I. . . . . . :. . . . . :. .. 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It e c e . . . . . .A. . . . . wlndaws and doors relate #4 the s al : :ofthe . . . l . . vatlan .Q.rl. .whl . h . # h . .a . . ear :::: : <: I . :. . ., . . . . . . .. . :. . . I . . . . . . I . . . . . ..I . . . . . . 4 , :: :. . . . : . . . :. .. . - - - - - - : _I . . . :. . . . ,. . . . . . . . . . . . . .: I . . . . . . . . . . . .. ... . . i� P,. :.::::.:: . : : II : : I . 4: . . . . .Archrt aural treatments cl ari `: . � dertrt mafn : :errtrance locations file e': : : :; : i: : e e e wh bin t etl #a th overall: mass and ::: : : : : : : : :::: ::: :: :;: : : : : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . I . : . . . . I . I . . . . . . . . I . . . . . . . . . . . . I . .Y . . . . . . . . . . . . . . .Y. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a . . . I . . . . . . . . . . . . . . . . . . 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I . .. . . .. . . . . . . . . . . . . . . . . : : : . . . .. . . : . . . I . . . . . :. - . . . . :.: :. . . ::. . . :.: . Building Setbacks & Height : .. . . :.' .Builtl�n s : shou[d :be Located rear edestrian : wa s . flr .anternal . roadwa . -sY . ParkEn < .. :: ::; ::> :: :: : : : ::: .. . . 9 ;:: : : : : : : : : : . . . . . P: : : : : . ;. : : . : w . . . . ... . . . . . . . . . .Y. : ; . . y. . . . . . . . . . . . . . . . . . . .g. . houldI . t�e : around : . . . : . . _ . . . I .. I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . f f . . . . . . . . . . . . . . . . . . . . . . . . 2 R io : Jr :.. :::::::::::::.: e. . r. .t.4. : er e . aL ,C .m .ergs . . .na1. . Re- . . . em.ant . :far: . a bca. .. . . iatricts . :: . : : :. :. ::::::::. .: . .:: . :. . . . . . :. : . . :. . :. . . . :. . . . . . . . . . . :. :. . . . . : . . . . : . :. . .. . . . . . I . . . . . . .,, . . ::::::::.:::::::::::.:: mini 3 . Setbacks for driveways from property lines are a mnmMMMMMMMMMM, um of 10- feet except where access is shared by adjacent owners . is : : : 4 r >a . : : : : : ha. er : .. . . . . . . . . . . . . . . . . . . . . . . . . . : . . build .n s . or. . st. . u �twr:es . .ma : . : re u r : :a:�d tranal : setb c :< ::: :: ::::::::; ::: ::::: ::>:: «:11 .1 . . . :. : :: . . . : . : . :: . :: 9::. . :. ::. : : : :. ::. . . . . : . . :. . . . :. . :. . ::: . . ., . . . . :. : :. . : : . : .. . . . . :. . . . . . . . . . . . . . .. . acic a r�a . .for. . a . .bala.r�ce . af. . s.. ale.:and so: .as : :rrQt tQ ; .:. . :: ::> : ;:: :: :: >:: :::;;;::::>:: I. 1. I. II I. II :::: Impose : pn neighboring used . :: ,;. . . . . . . :::::.: : :::: . ::: . . : # ructues ire I ced ;m : such . a wa : t at :creates : o ortunitres. . ar: . :::. .: "::::::::::::::.:: a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . h . . . . . . . . . . . . . . . . . . . . . . . . fi . . . . . laws :: courts: or..: ardens. <;:: :: : :> ;;: ;;;;: ::: :: . . - . . . . . . .I. : . . . . ; . . . . I. . . . .:, ,. . . . . . . . . I . . . . .. . ., . . :. } . Exterior Finish Materials : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " - - . . . . 1 . The exterior finish material is in harmony with the exterior design of neighboring structures and the overall design of improvements . 2 . Building exteriors are constructed of materials which are sufficiently durable to guarantee low maintenance and reasonable life span , and to withstand abuse by vandals or accidental damage from machine 3 . The exterior materials have an attractive texture , pattern or quality of detailing using acceptable building materials appearing natural in texture and coloring , such as stone , unpainted brick , wood , and textured concrete . 4 . Any use of siding reflects the texture and color that is typical of the area and region . Roof lines : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . 1 . A frames and mansard roofs only used on a portion of the building are not allowed . 2 . If a mansard roof is used , it must be continuous around the entire perimeter of the structure . 3 . All rooftop mechanical equipment , vents , ducts and communication antennas and towers are screened from view or designed and installed in a manner using materials and colors compatible with the building architecture . 4 . All metal roofing is either standing seam or copper . Corrugated metal , highly reflective surfaces and illuminating roofs are not permitted . 5 . All rooftop solar collectors , skylights and other reflective rooftop building elements are designed and installed in a manner that prevents reflected glare . 6 . All solar panels are integrated into the roof design and flush with the roof slope . 7 . All frames are colored to complement the roof. 8 . Any support solar equipment is enclosed and screened from view . 7 1 MOORE • • I J � oil D 1 .S�/n �nrPfrxal,�j Ba �arured: ach e �d �y Argn ;naefr'xaAV Batvxvd.• &v6rach Am* vrddhy batar "9 baffi sus arvznd &w cen & : , MYg a n ;&V sp mralpiaY7es. 7,T Ckfst�+r�7 auik��s a� fames au�baar sp�ac�s � aid elh7 Rim &or Ahv rn ws of 'str= &"=T 'WONA nrae�vr arch i&0 &.01-at feafta� soh as an • � ar ca gives s&nV sense of ' • � armor all a 1 l . 1 1 1 � 1 N I 1 ' 1 Buikfcrg Seeiiacks 40RMariale 6 f 5rak of the s&w &rp and 5w rowdrg a6 w ,bpn *nt nwst he p vk ro d or dwik'crgs nwst pm vxfp art�uratm+n, � �r-vats, and n �aa�i,�atmn � keep M09 VIM 0 scale te and characr of 77* nePd eo suer~ raaftpo sron *nt nwst sr�rr�arordcrg a� � khoviaenf. ba tak�►n xtb cans�r-at�n a��rg the #71tiat a(s07 phase afa serow & re 12 LANDSCAPE DESIGN 1 . The landscape plan is prepared and certified by a licensed landscape architect . 2 . The landscape plan includes a comprehensive site analysis documenting existing drainage patterns , including wetlands , floodplains , and hydric soils ; and existing natural and cultural features , including forest lands , natural areas , and wildlife habitats , steep slopes , geologic features , archaeological sites , and historic sites and structures . 3 . The landscape plan shows the layout of the entire project , including its relationship to surrounding properties and the manner in which it adheres to the schematic plans , performance standards , and design criteria . two ow * vow Note : No site, building or structure may be occupied for the use until all aspects of the landscape plan have been carried out or a performance bond, letter of credit or other guarantee of improvements has been provided to Orange County. Preservation of Existing Features : 1 . Natural features such as streams and ponds , hillsides , rock formations , unique vegetation and natural areas , wildlife habitats , and other similar features are incorporated into the overall development concept , 2 . Existing rivers , streams , and ponds and their drainage areas are protected and used to create a network of open space , accommodate the natural flow of water , serve as utility easement , and buffer more " I " . 004001111MI ' ll intensive nonresidential uses from neighboring residential areas . 3 . Property contains perennial and intermittent streams or major drainage swales , has a minimum 50400t wide stream corridor designated along both sides of the water feature . 4 . If stream corridors are required , they must to be expanded to include steep slopes , floodplains , wetlands , and natural areas as identified in the OC Inventory of Natural Areas and Wildlife Habitats . 5 . The landscape plan designates the removal of any groundcover and trees within the designated open space areas . 6 . Building sites , parking areas , and other uses are situated in such a way as to protect existing tree stock having a diameter of one -foot or greater when measured four and a half feet above ground level . 7 . Trees to be saved are noted on the landscape plan and appropriate measures are outlined to protect the tree stock from damage during construction , including no grading within dri line . 8 . Where possible , trees are protected in stands or clusters . 9 . The siting of buildings takes advantage of scenic views . 10 . The site organization considers the impact of new structures on views from off- site . 11 . Access to views is preserved for adjacent property owners and passing motorists . 12 . Scenic views and visual elements are within the visual corridor identified and preserved where possible . Buffering Neighboring Uses : 1 . A buffer of 100 - feet in width (except as otherwise provided ) is required at the boundary of the EDD and 100 ' alonq roadway corridor Old 86 and New 86 except 50 ' at Linear Office 2 . A buffer of 100 -feet is required adjacent to the right- of-way of interstate highways . 3 . Screening between adjacent land uses shall be provided in accordance with the attached Schedule of Land Use Buffers whether internal or external to the project , 4 . Buffers may consist of existing wooded areas . If existing vegetation is not sufficient for screening , a planted buffer shall be augmented and interspersed , consisting of 50 - 75 % evergreen trees reaching a minimum mature height of 30 -feet . 5 . Trees with a caliper of 6 " - 12 " should be considered for preservation . 6 . No grading for building or parking shall encroach upon required buffer . 7 . In the LO district , the buffer may be limited to 50 . 8 . Landscape buffer widths may be reduced if the buffer material is adequate to provide additional screening . 9 . Decorative walls may be used to augment required landscaping for buffer reduction . 10 . Access drives , utilities , and pedestrian paths are permitted within the required buffers . 11 . No land disturbances for buildings , parking , or storage , drainage , etc . are permitted within a required buffer. 12 . Access and utility crossings are to be made perpendicular to the length of the buffer . 13 . Limited breaks in required interstate buffers may be allowed if they are well designed and provide a scenic vista or landscaped area . No more than one break per lot shall be permitted , and the break shall constitute no more than 25 % of the interstate frontage . Landscaped Parking Areas : 1 . When parking lots abut a public or private right - of-way or easement , a 35400t landscape area is required , except as otherwise specified . 2 . Landscaping islands having a minimum area of 1000 sq . ft . (vary by size tree ) shall be provided at a minimum intervals of every 10 parking spaces and at the ends of all rows of parking . 8 3 . A continuous pouredomorinnomplace concrete curb shall be provided around landscape islands . WWI 4 . Where vehicles will extend over landscape islands , such islands shall be increased two and one - half feet in depth by decreasing the length of the parking stall the same distanceWEEME 5 . When grading a site for parking purposes , runoff from parking areas must be infiltrated through grass011 " I ' ll lined swales or porousensfill retention areas rather than directing the flow to natural wetlands . 6 . Pedestrian ways are buffered with intermediate landscape between sidewalks right- of- way . Buildings and Grounds 1 . Landscaping ' around the entire base (foundation ) of structures is required and shall be in scale with adjacent structures and be of approximate size at maturity to accomplish its intended purpose . 2 . Landscaping to define use boundaries and circulation patterns , and to create courtyard environments within the site , is required . 3 . No fence or wall shall be located within ten -feet of the front property line or of any street right- of-wa line . 4 . Vegetation of varying heights and textures shall be placed along walls and fences . 5 . Long expanses of fence or wall surfaces must be offset and architecturally designed to prevent monotony . 6 . Chain link fencing is not permitted in areas visible from adjacent properties , parking areas , street or pedestrian walkways unless it is screened through use of coniferous trees and / or appropriate shrub plantings . 7 . Objects such as water towers , storage tanks , processing equipment , cooling towers , communications towers , vents , and any other structures or equipment shall be compatible with the building architecture or screened from adjacent properties , parking areas , streets , and pedestrian walkways by using a 1 - 11 combination of landsca i ng and fences or walls . Plant Materials : . . . . . . . . . . . . . . . . . . . . . . . . I 1 . All areas not paved or built upon shall be landscaped with trees , shrubs , and lawns . 2 . Large uninterrupted areas of gravel or bark mulch or bare soil are prohibited . 3 . Whenever possible , existing vegetation shall be preserved . 4 . If existing vegetation is not preserved , no fewer than the number of trees per acre specified in the section , " Plant Size and Distribution , " shall be planted , not counting trees planted in parking lot islands smaller than 500 square feet . MEN NEWEW 5 . All irrigation systems are to be below ground , fully automated systems in compliance with all applicable building code requirements 6 . All backflow control devices are to be located or screened so that they are not visible from streets , parking lot or pedestrian areas . 7 . Along streets and highways , and at driveway intersections , plant materials must be selected and placed to avoid blocking sight lines at intersection and curb cuts . At such intersections , a 10 - foot by 70 - foot site triangle must be provided , with the 10 -foot dimension located on the street with the lesser traffic volume . 8 . Along utility rights- of-way , planting must not disrupt service or access to overhead or underground equipment . 9 . Plant material must be used to provide microclimate modification and energy conservation . Plant Size & Distribution : The number and distribution of trees which must be planted , by size , is as follows : - - - - - - - - - - - - - - - - - - - - - . . . . . . . . . . . . . . . . . . . . . . . . . TREES PER ACRE OF PERCENT USE CATEGORY UNOBSTRUCTED DISTRIBUTION OF OPEN SPACE TREES LARGE SMALL LARGE SMALL11114 Residential Single -family , Two -family N/A N/A NIA N/A • Multi -famil N/A N/A N/A N/A Accommodations & Food Service 39 15 70 % 30 % Administrative & Support Services 24 52 30 % 70 % Arts , Entertainment & Recreation 51 23 70 % 30 % Construction 51 23 70 % 30 % Educational Services 24 52 30 % 70 % Finance & Insurance 24 52 30 % 70 % Health Care & Social Assistance 24 52 30 % 70 % MEME Information 24 52 30 % 70 % Management of Companies & Enterprises 51 23 70 % 30 % Profession , Scientific & Technical Services 51 23 70 % 30 % Public Administration 24 52 30 % 70 % Real Estate , Rental & Leasing 51 23 70 % 30 % Retail Trade 39 15 70 % 30 % Transportation & Warehousing 64 1 26 70 % 30 % Utilities 20 10 70 % 30 % Wholesale Trade 64 26 70 % 30 % " UNOBSTRUCTED OPEN SPACE INCLUDED ALL AREAS NOT COVERED BY BUILDINGS , PARKING LOTS , DRIVEWAYS , SIDEWALKS , AND OTHER IMPERVIOUS SURFACES , PARKING LOT ISLANDS MAY BE COUNTED AS UNOBSTRUCTED OPEN SPACE IF THEY ARE AT LEAST 500 SQUARE FEET IN AREA. 9 Plant Species : The following is a list of recommended tree and shrub species for use in Economic Development Districts : Large Deciduous Trees Small Deciduous Trees Scientific Name Common Name Scientific Name Common Name Acer Rubrum Red Maple Pyrus calleryana Bradford Callery Pear Quercus phellos Willow Oak Lagerstroemia indica Crape Myrtle Liquidambar styraciflua Sweet Gum Betula algra River Birch Ulmus americans American Elm Cornus florida Flowering Dogwood Platanus occidentalis Sycamore Malus hybrida Flowering Crabapple Acer saccharinum Silver Maple Prunus cerasifera Atropurpurea ' Purple Leaf Plum Salix babylonica Weeping Willow Prunus serrulata Japanese Cherry Fraxinus americans White Ash Acer palmatum Japanese Maple Quercus coccinea Scarlet Oak Albizia julibrissin Mimosa Gleditsia triancanthos Honeylocust Acer saccharum Sugar Maple Zelkova serrata Japanese Zelkova Small Evergreen Trees Scientific Name Common Name Large Evergreen Trees Prunus caroliniana Carolina Cherry Laurel Scientific Name Common Name Ilex opaca ' Savannah Savannah Holly Pinus taeda Loblolly Pine Juniperus virginiana Eastern Red Cedar Deciduous Shrubs 6 - 12 feet Magnolia grandiflora Southern Magnolia Scientific Name Common Name Pinus strobus White Pine Cortaderia selloana Pampras Grass Cedrus deodara Deodar Cedar Forsythia intermedia Border Forsythia Tsuga canadenis Canadian Hemlock Euonymus alatus Winged Euonymus Cupressus sempervirens Leyland Cypress Viburnum dilatatum Linden Viburnum Evergreen Shrubs 6 - 12 feet Scientific Name Common Name Deciduous Shrubs 4.6 feet Myrica cerifera Wax Myrtle Scientific Name Common Name Photinia glabra Red Tip Photinia Berberis thunbergil Japanese Barberry Osmanthus fortunei Fortune Tea Olive Spiraea cantoniensis Reeves Spirea Ligustrum japonicum Japanese Privet Hamamelis vernalis Vernal Witch Hazel Ligustrum lucidum Glossy Rivet Ilex cornuta " Burfordi " Burford Holly Evergreen Shrubs 4 -6 feet Prunus laurocerasus English Laurel Scientific Name Common Name Cleyera japonica Cleyera Ilex cornuta ' burfordii Nana ' Dwarf Burford Holly Ilex cornuta Chinese Holly Juniperus chinensis pfitzeriana Pfitzer Juniper Camellia sasanqua Sasanqua Camellia Abelia grandiflora Glossy Abelia Ilex vomitoria Vaupon Holly Ilex crenate ' Hetzi ' Hetzi Japanese Holly Osmanthus heterophylls Holly Osmanthus Prunus laurocerasus augustifolia English Laurel Elaeagnus pungens Thorny Elaeagnus Nandina domestics Nandina Ligustrum senense " Variegata " Varigated Privet Aucuba japonica Japanese Aucuba Fatsia japonica Japanese Fatsia Evergreen Shrubs 1 .4 feet Gardenia jasminoides Cape Jasmine Scientific Name Common Name Rhododendron hybrida Hybrid Rhododendron Juniperus horizontalis ' Parsons ' Parsons Juniper Ilex crenata ' Rotundifloia ' Roundleaf Japanese Holly Ilex vomitoria ' Nana ' Dwarf Vaupon Holly Juniperus horizontalis ' Plumosa ' Andorra Juniper Deciduous Shrubs Azalea obtusum Kurume Azalea Scientific Name Common Name Nandina domestica ' Nana ' Dwarf Nandina Euonymus alatus ' Compaactus ' Dwarf Winged Ilex cornuta ' Rotunda ' Dwarf Horned Holly Euonymus Hydrangea Snowhill Hydrangea arborescens ' Grandflora ' Chamaecyparis obtusa ' Nana Dwarf Hinoki Cyress Gracillis ' Ilex crenata ' Helleri ' Heller Japanese Holly Ilex crenata ' Stokes ' Stokes Japanese Holly Pinus mugo ' Compacts ' Mugo Pine Yucca filamentosa Adam ' s Needle Yucca Juniperus chinensis pfitzriana Dwarf Pfitzer Juniper ' Nana ' Leucothoe fontanesiana Drooping Leucothoe 10 Schedule of Land Use Buffers h A " A - provides a B NON When this land use is buffer width of . . . Abuts this existing being dedeloped and . . . next to " B ' lend use . . . Residential ( Lot Sizes ) Residential ( Lot Sizes ) 40 , 000 SgFt or more Not applicable 404# 000 SgFt or more 30 feet 200000 - 3940999 SgFt 30 feet 150000 - 19 , 999 SgFt 40 feet 10 , 000 - 1 4 , 999 SgFt 7 5 feet Office 200000 - 3944999 SgFt 30 feet 40 , 000 SgFt or more Not applicable 200000 - 390999 SgFt 30 feet 15 , 000 - 190999 SgFt 30 feet 10 , 000 - 140999 SgFt 5 0 feet Office 15 , 000 19 , 999 SgFt 30 feet 40 , 000 SgFt or more 30 feet 200000 - 390999 SgFt Not applicable i ca bl e - pP 15 , 000 190999 SgFt 30 feet 10 , 000 - 14 , 999 SgFt 50 feet Offi ce 10 , 000 - 140999 SgFt 40 feet 40 , 000 SgFt or more 30 feet 200000 - 391999 SgFt 30 feet 15 , 000 - 19 , 999 SgFt Not applicable 109000 - 140999 SgFt 40 feet Office 204# 000 SgFt or more 100 feet Retail / Service 100 feet Distri butian / Wholesale 100 feet Light Industrial Ecarromk DeveAo�;rr nt Dr' h* ts Desk h4 Pave 3. Z 8 I0a- • Schedule ® f Lend Use Buffers ( Continued ) '' - - - - - - ' A " provides a B When this land use is buffer width of . . . Abuts this existing being developed end . . . next to ' B ' 1 and use . . . Residential ( Lot Sizes ) 75 feet Retail / Service 15 , 000 - 1 9 , 999 SgFt 75 feet Distribution / 1Pfholesale 75 feet Light Industrial 1004000 - 14 , 999 SgFt 50 feet Retail / Service 50 feet Distribution / Wholesale 5 0 feet Light I nd ust ri al i Residential - All Types Streets & Highways 100 feet I nterst ate 7 5 feet A rte ri al 30 feet Collector 50 feet Railroads 5 0 feet Trans mission Lines Residential ( Lot Sizes ) Office 75 feet 4044000 SgFt or more i; 50 feet 20 , 000 - 3964999 SgFt 40 feet 15 , 000 - 1964999 SgFt {' 30 feet 10 , 000 14 , 999 SgFt Not applicable Offi cc Not applicable Retail / Service Not applicable D7stri bution / Wholesale Not applicable Light 1 nd ust ri al Streets & Highways 100 feet Interstate Not applicable A rte ri al Not applicable Collector 3 0 feet Rai 1 roads 3 0 feet Trans milssi on Li nes P J. 2 9 Econ�c Dewet� t D � tt� ts Ues�n �41 � Schedule of Lend Use Buffers ( Continued ) °:? - - • 96MOM - h emm . A . mammal . 1 11 - A ' provides a B When this land use is buffer width of . . . Abuts this existin 9 being developed and . . . next to ' B ' land use . . . Retail / Service Residential ( Lot Sizes ) 100 feet 404F000 SgFt or more 100 feet 20 ,1000 - 390999 SgFt 75 feet 15J000 - 19 , 999 SgFt 50 feet 10 # 000 - 1 4 , 999 SgFt Not applicable Office Not applicable Retail / Service Not applicable Distribution / Wholesale Not applicable Light Industrial Streets & Highways 100 feet I me rstate Not applicable Arterial Not applicable Collector 30 feet Rail roads 30 feet Transmission Lines Di st ri b uti o n / W hol esal a Residential ( Lot Sizes ) 75 feet 40 , 000 SgFt or more 75 feet 200000 - 39 , 999 SgFt 50 feet 1 S , 000 - 190999 SgFt 40 feet 1064000 - 14 , 999 SgFt Not applicable Offi ce Not applicable Retai1 / Se rvi cc Not applicable Dist ri b uti o n / W hol esal e Not applicable Light Industrial Streets & Highways 100 feet Interstate Not applicable Arterial Not applicable Col 1 ecto r Not applicable Rai 1 roads Not applicable Transmission Lines Ec� eve ant � istrrcts des °t M &xjd Pave 3. 2 10 '1 it Schedule of Lend Use Buffers ( Continued ) Olson MORE Milan 0 . , mommmi 0hpro R i B ' A ' provides a When this land use is buffer width of . . . Abuts this existing being developed and . . . neat to " B ' land use . . . { Light Industrial Residential ( Lot Sizes ) 100 feet 40 , 000 SgFt or more 100 feet 20 , 000 - 39 , 999 SgFt 1 00 feet 15 , 000 - 19 , 999 SgFt r 100 feet 100000 - 140999 SgFt � Not applicable Office Not applicable Retail / Service Not applicable Distribution / Wholesale Not applicable Light Industrial Streets & Highways 10 0 feet I me rstate Not applicable Arterial Not applicable Col 1 ecto r s Not applicable Rail roads Not applicable Transmission Lines i i 1 E t i Footnotes : 1 , " Adjacent " and " abutting " land uses include those across a street from a proposed am development other than an interstate highway . Eco,r Onw aevetopwnt Distrrc is DesGn M &Nal Page 3 . 2 . 11 3 . 3 CIRCULATION AND PARKING Location and Configuration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . The site must be a self- contained development capable of accommodating it ' s own parking needs . 2 . If the parking area accommodates a significant number of vehicles , it must be divided into a series of connected smaller lots not to exceed 75 cars separated by major landscape buffers . 3 . Parking lots adjacent to and visible from streets must be adequately screened from view through the use of rolling earth berms , low screen walls , changes in elevations , landscap ingor combinations thereof . 4 . For a lot facing two streets corner lot) , do not locate parking at the corner facing the intersection . 5 . Visitor drop- off zones and parking must be provided near visitor entrances , and all - day parking must be separated from visitor and front entrance traffic . 6 . Parking areas must be separated from structures by either a raised concrete walkway or landscaped strip , referable both . Ill *MEMO 7 . Where parking structures are used , exterior design must be compatible with the architecture of the principal building . 8 . Parking structures must be designed in relation to topography to help reduce their visibility . 9 . Screening at the perimeter of a parking structure must be provided so that automobiles are screened up to a height of three -feet . Entrances and Exits : we 1 . All vehicular maneuvering requirements for entry and exit to and from individual parking spaces must be executed entirely on site . 2 . Vehicles must not be required to enter the street in order to move form one area to another on the same 00 site . to M0040M I Meet 3 . Entrances and exits must be restricted to side streets whenever possible rather than providing direct access to arterial and collector roads . 4 . Access points shall be located as far as possible from street intersections so that adequate stacking room is provided . 5 . All access points shall be clearly marked with appropriate directional signage . we 6 . On public roads , access points are subject to review and approval by the NC Department of Transportation 7 . Entrance and exit points shall be limited to one ( 1 ) per street frontage . 8 . More than one access point may be permitted if justified by site configuration , trip generation , and traffic conditions , including the need for separate service and visitor/employee vehicular access , and /or one-way traffic movement . Pedestrian /Vehicular Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Separate vehicular and pedestrian circulation systems shall be provided . 2 . Pedestrian linkages between uses in office , service , and retail areas shall be emphasized , including distinct pedestrian access between adjacent sites with sidewalks and crosswalks , and appropriate lighting and landsca in 3 . The parking area shall be designed in a manner that links the structures to the street sidewalk system as an extension of the pedestrian environment . 4 . Parking areas must be designed so that pedestrians walk parallel to moving cars . 5 . All parking spaces shall be visible form the interior of the structures , especially entrances . 6 . Parking areas and pedestrian walkways shall be visible from structures to the greatest degree possible , and clear , well illuminated paths must be provided from parking areas to the street and building entrance . Parking Standards . . . . . . . . . . . . . . . . . : . . . . . . . . 1 . All parking facilities on each site shall be sufficient to serve the business conducted without using adjacent streets or parking lots . 2 . Where hours are compatible , shared parking is encouraged . Parking Space Dimensions . 1 . Parking spaces are required to be a minimum width of nine feet and eighteen feet , six inches in depth . 2 . Where perpendicular parking is used , a back- up aisle at least 24 feet in width must be provided . 3 . For angle parking , the width of the back- up aisle will vary from 10 to 18 feet , depending upon the angle or parking , Handicapped Parking . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . At least two handicapped spaces per parking lot or one space per 20 standard parking spaces , whichever is greater , must be designated for use . 2 . Individual handicapped spaces must be at least 13 feet in width , 20 feet in depth , and located within 100 feet of the main entrance of the building . 11 3 . Handicapped spaces must be clearly marked for use by the physically handicapped , both by painting in the space and with an information sign 4 . Curb cuts or ramps must be provided for each space for access to adjoining walkways Loading Space Dimensions/Standards . 1 . Every retail , distribution , and industrial use is required to provide off- street loading space sufficient to accommodate the needs of the particular establishment . 2 . The minimum number of loading spaces is as follows : Retail One space per 5 , 000 sq . ft . of Distribution & One space per 10 , 000 - sq , ft . of floor floor space not to exceed three Industrial space not to exceed three spaces , spaces Required Improvement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . All parking and loading spaces , and vehicular circulation areas must be paved with asphalt or concrete , and provided with continuous concrete curb and gutter. 2 . All parking and loading spaces must be designated by painted lines , and driveways entering onto public streets must be constructed in accordance with NC Department of Transportation standards for urban situations . OFFSTREET PARKING REQUIREMENTS FOR SELECTED LAND USES Refer to Article 10 .4 of the Zoning Ordinance for detail requirements for each use Minimum Space Re uirements Per Dwelling Basic or Lodging Per Sq . Ft . of Per Use or Activity Standard Unit Floor Area Em to ee Per Seat Residential Single - family 1 Duplex 1 Multi-family 2 Services Hotels & motels 1 Theatres I/2 Restaurants • Drive - in 1 /50 • General 1 /50 + '/4 All Other Services 1 /200 Retail Low Volume 1 /300 Retail store or center 1 /200 Automobile sales 1 /400 Service station 2/bay + 1 Convenience 1 /150 All other 1 /400 Distribution 1 Light Industrial 1 Roadway Design / Improvement . . . . . . . . . . . . . . . . . . . . . . . . . 1 . A Traffic Impact Study is required and must be submitted with the comprehensive site development plan if the traffic generated by a development exceeds 800 trips per day . 2 . Roadways and /or signalized intersections must be designed to maintain adequate service levels and assure user safety . 3 . Highway design and siting must respond to present and projected capacity/volume deficiencies as identified in the Traffic Impact Study . 4 . Whether improvements are required or not , adequate right- of-way must be dedicated to accommodate the projected right-of-way right- ofmway requirements as identified in adopted thoroughfare plans , 5 . New collector and local streets , serving residential or commercial development , must meet the specifications and standards contained in the Subdivision Regulations and /or NCDOT Construction Standards for streets with curb and gutter section . 6 . On - street parking is not permitted on collector streets which will intersect with existing thoroughfares proposed as bicycle routes in the Regional Bicycle Plan . 7 . In lieu of on - street parking , four-foot bike lanes must be delineated on each side (curb) of the street . Pedestrian Circulation : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Walkways or sidewalks must be provided along all new collector and arterial streets . 2 . Provide a minimum four-foot wide planting strip between sidewalk and curb . 3 . Public sidewalks and walkways on private property must be at least four feet in width and clearly marked with paint or a contrasting surface material . 12 4 . Barrier free design must be incorporated into sidewalk and walkway systems for use by the handicapped . 5 . buildings must be sited in ways which make their entries or intended use clear to approaching users and visitors . 6 . 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P 4 . ....::. . . . . . . : . .ec. . . . . . . . . . ... . . . . .. : . .. .. -1110, r essed ::ent : :.a court and . ar: other device that romotes . r-rvac . : but: vif ibilkt : . : o . : . . :: ::: :: :: ::: >:; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . frm: thy. treet: . :. ... . <: «:::.: :: ::::: :: :: : :::: ;::: �Y Y _ . _ _ _ P P ., . . . . . . . . . y. . . . . ., . . . . . . . . . . . . . . . . . y Continuous 500 square foot island concrete curb may be used to satisfy required around open space requirement island , 40 ' I � I 12 , 5 Maximum interval 10 spaces 8 . min . Trees and Awxfs=4osd iskwufs nw rt he II 77* p pipAse d dacafkan ras- aflcms6weelparkg7g it Pr>�fomed � av;,""g a way �? � s� f . . -- — — - - — — — now Won e^ - G ( ` . MOM � r . P Avoid Avoid Prefeffed Sit# par*yg /aex eo h'tP SAP or rear a fbalkryws sd af ,o�t -sPc ��oo�n corners. 13 3 . 4 SERVICE AND STORAGE Location & Accessibility : 1 . Building service and loading areas must be located at the side or rear of the principal building (s) , andIM designed so that all service and loading operations occur within the confines of the building site . 2 . Exterior storage for materials , supplies , and equipment may only be located at the side or rear of a building and only in totally enclosed screened areas . 3 . Exterior storage areas must never be located to the front of any building unless screened from view through the use of fencing , walls and /or landscaping Screening : 1 . Ground level mechanical equipment such as air conditioning equipment , satellite dishes , utility meters and boxes , and tower-type antennas ( 15 - feet or less in height) must be screened from view through the use of landscaping , walls and /or fencing . 2 . Solid waste containersoand recycling bins must be enclosed in durable , attractive structures screened from view through the use of shrubs planted around the base of the enclosure . 3 . Loading areas shall be screened from view through the use of landscaping , walls and / or fencing . 4 . : Spree i . . . . . . . n. . . encin walls . : andsca an and . other. deli n ; treatments : must : be corn at� ble _w � th the . u �id I.I « : : : : : : . . � . :: : + : : :.. .p . : : .g . . : g . . . : : . . : p . . . . . .; . . . . . . . . . . . . . . . 9 . : . ::: ;. ;. : ; II arc R04tu . : . aid . s . : : al . : . be . a#. aeast> e ual . to the her ht of the : maten s: : ui ment . and/o�: .area. been : stored : : : :::: :: :: :< : > 0. or. screened : . :. :. . :: . . . :. : . . : . . . : . . . . . . . . . . . . . . . . . . . . . . . . . 14 3 . 5 SIGNS AND LIGHTING . . . . . . . . . . . . . . . . . . . . . . . . . 1 . A sign plan must be submitted and approved as part of the comprehensive site development plan . 2 . A lighting plan must be submitted and approved as part of the comprehensive site development plan . Freestanding Identification signs . . . . . . . . . . . . . . . . . . . . . . . . . . low 1 . Only one freestanding identification sign is permitted for each development . However , a second sign may11 be used where a site has more than one vehicular entrance on different sides of the building . memo 2 . A freestanding identification sign must be placed perpendicular to approaching vehicular traffic so that it is clearly visible and does not obstruct the view of any other identification or information sign . 3 . A freestanding identification sign must be located at least 10 - feet from any property line or driveway . Wall Signs . 1 . Must be mounted on a building fascia panel designed specifically for that purpose or mounted flat against the building wall . 2 . Only one wall sign per tenant or building occupant is allowed , and only the name of the tenant and /or identifying symbol may be displayed 3 . Wall signs may not extend higher than the fascia panel or fapade of any structure . . . . . . . . . . . . . . . . . . . . . . . . . . Information Signs : So . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Information signs must be placed perpendicular to approaching traffic so that they are visible and legible . 2 . Signs must be located outside of the site distance triangle . 3 . Information signs must be positioned to avid confusing backgrounds , particularly when they are intended to direct vehicular traffic on or to - and -from the site . 4 . Information signs may be placed no closer than six feet to the edge of a road or drive , and , in no case , may they be located within a street right-of-way rightoommofmomway unless they are erected by a governmental agency . Poll 5 . Information signs may not exceed 4 '- 0 " in height . - - - - - - - - - - - - 6 . Information signs may not contain advertising material or exceed six square feet in area . me . me . . . . . . . . . . . . . . . . . . . . . . . . . Appearance and Illumination . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Sign colors must not be overpowering but must accent the building which the sign identifies or on which it is mounted . 1111111111119111111 . 106111 1 me 11q , 111 . 111 IV . , 2 . Signs painted on exterior walls are not allowed unless approved by the Board of Commissioners . 3 . The light from an illuminated sign must not be permitted to shine into any road right- of-way or across property lines . 4 . Off premises advertising signs , billboards , roof signs , inflatable and portable signs are prohibited . 5 . Except for time and temperature signs , signs with flashing or moving messages are prohibited , Temporary Signs : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Temporary signs may be used for construction and real estate information , and future tenant identification . 2 . The number and size of temporary signs allowed is governed by the Zoning Ordinance . Awnings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . The form and color of the awnings must be consistent . 2 . A minimum eight- foot vertical clearance must be maintained . 3 . Signs on awnings must be painted on and limited to the awnings flap (valance) or end panels . 1 - 11 , 111 , 4 . Plexiglas , metal , and glossy vinyl illuminated awnings are prohibited . Canvas , treated canvas , matte finish vinyl , and fabric awnings are permitted . Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . me . 1 . All lighting must be shielded to confine light spread within the site boundaries and provide uniform illumination in compliance with the following minimum levels : . . . . . . . . . . . . . . . . . . . . . . . . . Building entrances 4 . 00 footcandles Sidewalks 1 . 00= 3 . 00 footcandles domed Pedestrian paths 1 . 00 footcandles doold Parking lots 0 . 50 footcandles 2 . Lighting to be high efficiency to promote energy conservation . 15 . . . . . . . . . . . . . . . . . . . . . . . . 3 . 12 : 1 minimum /maximum glare ratio . 4 . Maximum footcandles = 120 5 . Pedestrian walkways and plazas must be lighted and fixtures mounted at a maximum height of ten - feet for security , 6 . Accent lighting must be provided to illuminate such key locations as building and driveway entries , and activity areas . 7 . All light fixtures are to be concealed source fixtures except for pedestrian orientation accent lights . 6 . Security lighting fixtures or floodlights must not project over the fascia or roof line of the buildings (s) . 9 . Parking area and driveway fixtures should be mounted at or below a maximum height of 25 feet above the surface of the parking area or driveway , 10 . The design of light fixtures and structural supports must be compatible with the architecture of the rinci pal building s and identification signs , 11 . Where building faces are illuminated , lighting fixtures must be integrated within the architectural design of the buildings , 12 . Ground - mounted lighting fixtures must be weather- proof and vandal resistant . CENTER ,4 caardmafed sVsten7 of i✓all sus n ww7cS�d L47i)CA%d dkc / sus are enca�a►a�ed an a Gui��ag fascia baavd is ffre prrpl d W? few sites or dhuidvMg are omp *d by 4oprnach for as verishg nwlfpk uses 6 e nwlfOk ants, duiWW or on 6 e san sick . rnontys AL 't Tu )Noa oCoDRAAr► yap � h CO I J • 1 I ^ 1 ♦ / Preferred 1 M . o. A ♦ 1tA�'�rts dt6e .;`�t: �• ,�.^,= iAjW "Y 1 �' � Y � G .d 1 .1 _ i0 toofAf 1 Avoid 16 ADDENDUM - BASIC SIGN DESIGN SCHEDULE Size of Maximum Symbols or Letter Heights Ground or Sign Development ( in inches ) Monument signs Height ( in acres ) Fascia Border Monument Letter ( in square feet) ( in feet ) Z Letter Size Size 0 - 4 . 9 24 6 18 50 6 5 . 0 -- 1909 30 9 24 100 8 Over 20 36 12 36 150 10 ( Dev . Name ) Major 72 24 - - - - Tenants ' f32square 24 6 ion N 1 feet of wall sign allowed per tenant unless building fagade exceeds 64 ' wide . For ges exceeding 64 ' , /z square foot per linear foot of building frontage . 2l shall exceed 100 square feet . 17 PERMITTED USE TABLE - ECONOMIC DEVELOPMENT DISTRICTS NOTE : The following table indicates uses which may be permitted in the t ell Economic Development Districts . Many of the uses listed ` : : : - , ' encompass abroad range of specific uses or activities . Orange County recognizes that application of the standards set forth in this manual may limit the feasibility of specific uses within the broad range of categories due to land area and design feature requirements . Where one or more specific uses have been included in the table , there are circumstances which such uses would be appropriate within an Economic Development District . i � Ctc:} r Where an " X " appears in the column , the use is allowed , and development plans will be reviewed and approved by County staff prov ic( eci other- 1 uirenients ol` the. subchstricts ar - e met . If the lettenT " A " " " " appear in the column, the use is allowed , but only after a public hearing has been conducted , and the use has been approved by :---; I the Board of Commissioners as a Class A Special Use ( " A " ) ora Planned Development ( " A- PD " ' - ' ° ,. � + '' : = ' ' ` ' ' :: : ; r ; ' '.: �_" Where the use is not listed or the column is vacant, the use is not allowed . Development Area Land Use ED4W ED - O ED -LNR ED -LO-2 ED -FLX ED - LO4 RESIDENTIAL Dwelling , single- family Only in designated locations and subject to X Dwelling, two - family design standards X Dwelling, multi- family X X Temporary mobile home (For occupancy during construction of permanent residential unit and for 30 days after issuance of Certificate of X Occupancy) . CCOI�^L IODA �'`.� ONS ' ' FOOD SEP� TI g ( Sector 72) � r A . � . 1rr � l ' il % (� - Ill 1 ' ('' '� IUZII''G( 11 �, 'i Ctl 'N 1ll� i J ) C� 771 ! lllCl 177 /l7C' 1� 11 �.�' �� U1 ' O :' I <„rlt .� ] " C' C ( ! 1 L 1- 1 C' - i � L) Iginkill rr t� f/ocell Lll" ,OclWll ( f (' [ l ll1"l7tI.SC' LO illU1C' l Of lN1L ( Ul ' Ul1i , AMIJI IS T RAT rVE & S LJPPOR ' SERVICES ( Subsector 51 i ) i _ q n A e�" X ? dE" rr 9 fx � r r •+ � r* �. r r �. r c>_ s gr _LRh7 I ty x x x ARTS . l+, N . 'ERTAINMENT & RECREATI:ON ( Sector 71 ) X X CONSTRUCTION Secto 23 __ ( ll < lciir • ;.' r . . � l / n , il %� � � athr � ll � � ii� /lilt f� tirlclilt « i ED RX T zOI A � SEItVICE; S { Sector € I. * Amended 14 745 ; 611112645 * * Hours of operation for permitted nonresidential uses are limited from 6: 00 A . M. to 11 : 00 P. M. in the .` ' . , : ; : � ::; ' :' : ' _ AA+ i4 !:, " Elra) - LAO A 1' li %� t��J .',' li ' lC ' l. Ijfllt' 1 '�' � 1f (11 ) C' I ' t:f17t? i ? U? t ) 1 �iC' 1' L11S' / 1'' li I.�' 11? CZ1 ' e scl �) i ' fl ( ' i f? CililOit l ,'' i r� i7L' , � C' �' l (:! i USC Permil . Economic Development Districts Design Manual Development Area Hillsb () 1 owTh Area * I Land Use ED -MU ED - O ED-LNR ED -LO-2 ED -FLX ED-1,01 FINANCE & INSURANCE Sector 52) X X X — X ALD. "AR. OC . AI , ;4SSISAICE ( Sector 621 ? t X X IN FOIZl 'ITLOT ( Sector 51 ) X i ANACEIVENT OF COMPANIES & EIS' ERPRISES ( Sector 55) x X X 1. 4x 11 . 4 MANUFACTURING��s S=F ,t -1 � � - - - -,�- � --�-; Secturt 3t -33 ! . J ! ! ilip t ' ! 11 ' ,' 1 ! e' .S 171Z1 `il %) C.' ll '�7U �11 ' 117 / � 1111 h1111C1iI77 % I OTHE R SERVICES X x X PROFESSION AL, SCI.ENTI.:FIC & TECHNICAL' SERVICES ( Sector 54) . X .X �' X X klllllllllll PUBLIC ADMINISTRATION . ( Sector 92 ) X ( i � i � ' i rlllllCllt pr�� te, cti �- erg- ices x :` x x Ra x 011d fll"e s / ul7U1'1 ,5 , 7TSC.' Ife Syll ld , alyd 1 %oh-1171eC.' r fi74C - 1 ' , 11 % ks . p (. 1blic Ci1ld iloll : ). milt x l ` ' llll1 111 lClC ' ht 'cs �l11d Office ht.111C) 1110S SEAL ESTATE RENTAL & LEASING (Seetor 43 } .F. TAIL TRADE (Sectors 44 & 45 ) / pl: .1C' � 71C�117 �7 .�' llha' NC'IZ) 1 ' � ' oll,tilol ' C' �� C' ICIlfC' 1 ',S ) TRANSPORTATION IUD '4'�?AI IOITSd - Secidi� 8 =19 , C �TT - �0 �.* NP Rail/bus passenger shelter X X Surface and structure parking as principal use X X (When associated with a local or regional transportation goal such as mass transit or. park-and-ride) LI ' I L., ITI ES - Sector 22 Public utility stations and sub- stations , switching stations, and X X telephone exchanges Radio and television transmitting and receiving towers r Elevated water storage tank (Permitted as accessory use without Special X X ' Use Permit) i . \, L e ) t. Transmission lines Water and sanitary sewer pumping stations X X : WHt3LESALE TRADE Sector2 X * Amended 14745; 6-2645 * Hours of operation for permitted nonresidential uses are limited from 6: 00 A . M. to 11 : 00 P. M. in the .n ; !' ' 1 ! I ED - L , Sit IliwilpiC'l . i ./ ol ( 1 ',t' Of of ) L' 7 ' CIlZ01? '71? (1 / r1C' 1' GIIl .S' ( I' ! C' I.S' /71 (11 ' hC' .5' C' / /? 1 % aCC� t1C.1'/ 17011 in1I? C' �Sf. ) C' GiG/ r Il,t' C'. % C' 1 '17? ll. . Economic Development Districts Design Manual 1 AN ORDINANCE AMENDING THE ZONING ORDINANCE OF ORANGE COUNTY THE BOARD OF COMMISSIONERS OF ORANGE COUNTY ORDAINS THAT THE ORANGE COUNTY ZONING ORDINANCE IS AMENDED AS FOLLOWS : Section 1 . Amend Article 6 . 29 . 3 Part Two : Performance Standards of the Orange County Zoning Ordinance entitled ` Economic Development Districts Design Manual (Abridged Version ) ' by adding a new subsection 2 . 1A under section 2 . 1 Development Areas as follows : 2 . 1A ECONOMIC DEVELOPMENT DISTRICTS — PURPOSE STATEMENTS AND REGULATIONS The following Economic Development ( ED ) Subdistricts are established in the Hillsborough Area EDD : Table 1 . 0 Subdistricts Symbol District Name ED - LO - 1 Economic Development - Limited Office ( no residential ) PD - ED - LO - 1 Planned Development- Economic Development- Limited Office 1 ED - LO - 2 Economic Development - Limited Office (with residential 1 - 8 units density ) PD - ED - LO - 2 Planned Development - Economic Development- Limited Office 2 ED - FLX Economic Development - Office/ Flex PD - ED - FLX Planned Development- Economic Development- Office Flex ED - LNR Economic Development - Linear Office PD - ED - LNR Planned Development- Economic Development - Linear Office ED - O Economic Development - Office PD - ED - O Planned Development - Economic Development- Office PD - ED - MU Planned Development - Economic Development- Mixed Use The purposes of establishing these Economic Development Subdistricts are to provide areas which accommodate the establishment and operation of commercial , light industrial and office uses in a well planned and fully integrated manner and to assist the community in meeting its diverse economic development goals . When an Economic Development subdistrict rezoning proposal is considered , the request shall be consistent with the Comprehensive Plan . The commercial , office and light industrial land use goals and recommendations identified in other sections of this EDD Design Manual - Abridged Version shall be used as a guide , in conjunction with other factors , in determining the appropriateness of the proposed district . Nothing in this section is intended to limit the discretion of the Board of Commissioners to deny a petition to rezone property if it determines that the proposed rezoning is not in the public interest . G : robert/february2 0 0 1 ph/EDDrezoning/e stab 11shmentofEDsubdistricts 2 ( A ) ED - LOA Economic Development- Limited Office - 1 District ( 1 ) Purpose . The ED - LO - 1 District is primarily intended to accommodate low intensity office uses and supporting services . The district is intended to be located on small areas ( 5 acres and less ) within the Economic Development District . The district may contain limited commercial uses within employment centers or where vehicular access is provided internally to the development . ( 2 ) General Dimensional Requirements — ED - LO - 1 Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height Area Width One Cover (ft) (Acre) (ft) Front Rear Side Combined Street (%) (ft) (ft) (ft) (ft) ( ft) ED - LO - 1 2 200 50 40 20 50 50 50 60 ( 3 ) Application Criteria a . This district will be applied in the Hillsborough Area Economic Development District . b . This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process . c . A structure or structures exceeding 20 , 000 square feet cumulatively on one zoning lot shall only be approved through a Special Use Permit , Class A process regardless of use . d . All zoning lots greater than 2 . 0 acres shall only be approved through a Special Use Permit , Class A process regardless of use . e . No drive through facilities may be constructed in this district . f. Any nonresidential use within two hundred feet of a residential subdivision shall require a Special Use Permit , Class A . g . Direct driveway access to an arterial or major collector , shall be prohibited . A frontage or service road shall be dedicated and constructed to provide access along all arterials or major collectors . ( 4 ) Interconnectivity between parcels . All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. ( B ) ED - LO = 2 Economic Development- Limited Office -2 District ( 1 ) Purpose . The ED - LO - 2 District is primarily intended to accommodate low intensity office uses and supporting services . The district is intended to be located on small areas ( 5 acres and less ) within the Economic Development District . Parcels existing as of the date of this ordinance containing cumulatively more than 2 acres shall only be developed through a Planned Development process or after obtaining a Special Use Permit , G : rob ert/febru ary2 00 1 ph/EDDrezoning/establ ishm entofEDsubdistri cts 3 Class A approval . The district may contain low to moderate density residential uses ( 1 - 8 units per acre ) . ( 2 ) General Dimensional Requirements — ED - LO - 2 Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height Area Width One Cover (ft) (Acre) ( ft) Front Rear Side Combined Street (%) ( ft) (ft) (ft) ( ft) (ft) ED - L0 - 2 2 200 50 40 20 50 50 50 60 • Residential structures shall be a maximum of 35 feet in height . ( 3 ) Application Criteria a . This district will be applied in the Hillsborough Area Economic Development District . b . This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process . EXCEPTION : Single -family lots located south of 140 may use ground absorption septic systems on minimum size lots of 40 , 000 square feet provided at least 33 % of the tract is preserved as open space . c . Single family uses shall follow Section IV- B - 10 Flexible Development of the Subdivision Regulations . d . Single -family lot sizes shall be a minimum of 7 , 500 square feet and a maximum of 14 , 000 if connected to public sewer . e . Multi -family structures shall be limited to a two - story maximum . f. Duplex and multi -family uses shall be connected to a public water and public sewer system . g . A structure or structures exceeding 20 , 000 square feet cumulatively on one zoning lot shall only be approved through a Special Use Permit , Class A process regardless of use . h . All zoning lots greater than 2 . 0 acres shall only be approved through a Special Use Permit , Class A process regardless of use . i . No drive through facilities may be constructed in this district . ( 4 ) Interconnectivity between parcels . All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. ( C ) ED - FLX Economic Development - Office/ Flex District ( 1 ) Purpose . The ED - FLX District is intended to accommodate a wide range of assembling , fabricating and light manufacturing activities , and such ancillary industrial activities as warehousing and distribution . Some commercial services are also permitted accessory to industrial development provided all access is provided internally . The district is established to provide locations for industrial development which have little or no impact on adjoining properties . G : robert/february200 l ph/EDDrezoning/establishmentofEDsubdistricts 4 ( 2 ) General Dimensional Requirements — ED - FLX Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height Area Width One Cover (ft) (Acre) (ft) Front Rear Side Combined Street N) (ft) (ft) (ft) (ft) (ft) ED - FLX 4 300 50 40 20 50 50 50 40 ( 3 ) Application Criteria a . This district will be applied in the Hillsborough Area Economic Development District . b . This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process . ( 4 ) Interconnectivity between parcels . All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. ( D ) ED - LNR Economic Development — Linear Office District ( 1 ) Purpose . The ED - LNR District is intended to accommodate low to moderately intense medical , professional , administrative and government office on small to mid - sized sites . The district is intended to be located on the periphery of established residential areas and along major and minor thoroughfares . The district is established to provide convenient locations for offices , the size and operating characteristics of which require limited parking and which generate little traffic . Standards are designed so that this district may serve as a transitional land use between residential districts and higher , more intense land uses . ( 2 ) General Dimensional Requirements — ED - LNR Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height Area Width One Cover (ft) ( Sq . ft . ) (ft) Front Rear Side Combined Street N (ft) ( ft) ( ft) (ft) (ft) ED - LNR 205000 100 50 50 15 30 40 50 30 ( 3 ) Application Criteria a . This district will be applied in the Hillsborough Area Economic Development District . b . This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process . G : robert/february2001 ph/EDDrezoning/establishmentofEDsubdistricts 5 ( 4 ) Supplementary District Requirements . Structures in the LNR District shall not exceed 5 , 000 square feet in gross floor area . ( 5 ) Hours of Operation . If hours of operation are to exceed the EDD limits of 6 : 00 AM until 11 : 00 PM , a Class A Special Use Permit shall be required . ( 6 ) Duffer around exterior boundary of the EDD . When a site within the ED - LNR District adjoins the exterior boundary of the EDD , the perimeter buffer of the EDD may be reduced to fifty- ( 50 ) feet . Landscaping in accordance with the EDD design manual shall be installed . ( 7 ) Interconnect ivity between parcels . All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. ( E ) ED - O Economic Development — Office District Planned Development- Economic Development — Office ( 1 ) Purpose . The ED - O District is primarily intended to accommodate high intensity office uses and supporting services . The district is intended to be located on large areas within the Economic Development District . The district may contain limited commercial uses within employment centers . ( 2 ) General Dimensional Requirements — ED - O Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height Area Width One ( ) (Acre) (ft) Front Rear Side Combined Street Cover o ft ( ft) (ft) ( ft) ( ft) (ft) ED - O 4 300 50 40 20 50 50 50 60 ( 3 ) Application Criteria a . This district will be applied in the Hillsborough Area Economic Development District . b . This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process . c . All outparcels within the ED - O district shall have internal access to the development . ( 4 ) Interconnectivity between parcels . All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. ( F ) PD - ED - MU Planned Development Economic Development — Mixed Use District ( 1 ) Purpose . The ED - Mixed Use District is intended to accommodate a mix of residential , commercial and light industrial uses in a cohesive development G : robert/february2001 ph/EDDrezoning/e stab Ii slim entofEDsubd1stricts 6 that is compatible with the natural terrain and surrounding uses . This district encourages innovation by offering flexibility in design and layout requirements to achieve a greater choice of living and working environments . This district is only permitted through the planned development district zoning process . ( 2 ) General Dimensional Requirements — PD - ED - MU Minimum ED Zoning Lot Minimum Setbacks Maximum Zoning Impervious Maximum District Side Surface Height Area Width One Cover (ft) (Acre ) (ft) Front Rear Side Combined Street (%) (ft) (ft) (ft) (ft) (ft) PD -ED -MU - 200 60 40 20 40 40 50 60 ( 3 ) Application Criteria a . This district will be applied in the Hillsborough Area Economic Development District . b . This district shall only be applied where water and sewer are available at the site or are to be made available to the site as part of the development approval process . c . The minimum size of a PD - MU district shall be 20 acres . d . There are no minimum lot sizes in the Mixed Use District ; the Master Development Plan or Small Scale Development Plan will set forth the setbacks as indicated in the General Dimensional Requirements listed above . Single -family and duplex residential uses following the flexible development guidelines may reduce the minimum setbacks by 50 percent and the lot width by 60 percent . e . All outparcels within the PD - ED - MU district shall have internal access to the development . f. Consideration of lower cost and affordable housing shall be incorporated into any Mixed Use District . ( 4 ) Interconnectivity between parcels . All parcels shall provide for interconnectivity between parking areas if determined necessary by staff. Section 2 : Add new Section 7 . 21 . 2 to refer users to Economic Development District Design Manual for all development specifications . Development Standards within Hillsborough Area Economic Development Districts All developments shall meet the standards for approval as specified in the Economic Development District Design Manual - Abridged Version ( Section 6 . 29 . 3 of the Zoning Ordinance ) . Section 3 : Amend Article 6 . 29 . 3 Economic Development Districts Design Manual by removing all references to the 1 - 40 /Old NC86 District and replacing all references with Hillsborough Area EDD . G : robert/february200I ph/EDDrezoning/establishmentofEDsubdistricts 7 Section 4 : Amend Article 6 . 29 . 3 Economic Development Districts Design Manual by removing designations for primary and secondary areas in the Hillsborough Area EDD . Section 5 : Add a new section to Article 6 . 29 . 3 of the Orange County Zoning Ordinance entitled Economic Development Districts Design Manual to set forth the requirements of Planned Developments using either the Master Development Plan approach or the Small Scale Development Plan approach . The performance standards of Special Use Permits , Class A are set forth . A . All requirements of general use zoning shall be met . 1 . If the petitioner elects to petition for a Economic Development Planned Development district , the petition must specify the actual use ( s ) intended , one or more of the permitted uses listed in the Permitted Use Table in the EDD Design Manual (Abridged Version ) for the entire tract or any part or parts thereof, for the property specified in the petition , and the proposed use ( s ) must be a use ( s ) permitted in the corresponding general use district . Uses in the subcategories of the Permitted Use Table may be limited by either the petitioner or the County Commissioners . If the petitioner petitions for two ( 2 ) or more Planned Development districts , the petitioner shall submit a separate petition for each district . The County Commissioners , in considering whether to approve or disapprove a Planned Development district petition , shall do so on the basis of the specific use ( s ) requested . B . General Compliance Provisions 1 ) Any petition to amend district boundaries to create an Economic Development Planned Development district shall comply with procedures for both general use district amendments and Planned Developments set forth in the Zoning Ordinance . 2 ) The petitioner may elect to submit a Planned Development , Special Use Permit , Class A as either a Master Development Plan or as a Small Scale Development Plan . a . Site Plan Submittal . Development plans shall be submitted for the Master Development Plan in accordance with Section C below . Site plans shall be submitted for Small Scale Development Plans in accordance with Section D below . Final Development Plans of Master Development Plans shall be submitted in accordance with Section E below . b . Final Development Plan . The Final Development Plan of projects using the Master Development Plan approach shall not be accepted until the Master Development Plan and project Special Use Permit , Class A has been approved by the County Commissioners . G : robert/february2001 ph/EDDrezoning/e stab IishmentofED sub districts 8 3 ) Performance standards for Special Use Permits , Class A within Hillsborough Area EDD This section establishes criteria pertaining to appearance in the design of a site , buildings and structures , landscaping , signs , and other miscellaneous features that are observed by the public . Aesthetic criteria are not intended to restrict imagination , innovation , or variety , but rather to assist in focusing on design principles which result in creative solutions that will promote visual appearance within the city and county , preserve taxable values , and promote the public health , safety and welfare . Standards generally a ) Harmonious and efficient organization . The site plan shall be organized harmoniously and efficiently in relation to existing topography , the size and type of plot , the character of adjoining property , and the type and size of buildings . The site will be developed to facilitate orderly development of surrounding property and with minimal disturbance to the natural environment . b ) Preservation of natural state . Desirable vegetation or other unique natural features shall be preserved in their natural state when practical . The Environmental Protection Plan shall include the locations of all existing trees 12 " diameter four feet above the ground . c) Enhancement of residential privacy. The site plan shall provide reasonable visual , lighting , and sound privacy for all adjacent dwelling units . d ) Emergency access . Structures and other site features shall be arranged to permit practical emergency vehicle access to all sides of buildings . e ) Access to public ways . Every structure and dwelling unit shall have access to a public street , walkway or other area dedicated to common use . f) Non -motorized circulation . A non - motorized circulation system shall be provided which is direct , efficient , and pleasant . The system shall be complementary to , but independent of the vehicular circulation system . g ) Design of access and egress drives . The location , size , and numbers of ingress and egress drives to a site will be strictly limited to minimize the negative impacts on public streets and on adjacent property . This shall include formal entryways and access to outparcels from inside the development only . h ) Coordination with off-site circulation systems . The arrangement of rights - of-way or easements for circulation shall coordinate with the pattern of existing and planned streets , pedestrian and /or bicycle pathways and transit routes in the area . Connection to adjacent properties is encouraged where possible . i ) Stormwater control. Protective measures shall ensure that removal of stormwater runoff will not adversely affect neighboring properties or the public storm drainage system . Provisions shall be made for construction of wastewater facilities including grading , gutters , and piping to direct stormwater and prevent erosion . Surface water on all paved areas shall be collected at intervals that do not obstruct vehicular or pedestrian traffic . G : rob ert/febru ary2 0 0 1 ph/EDDrezoning/e stab IishmentofEDsubdistricts 9 j ) Exterior lighting . Location , type , size and direction of exterior lighting shall not glare or direct illumination that interferes with adjacent properties or safety of public rights - of-way . k ) Protection of property values . Elements of a site plan shall be arranged to have minimum negative impact on values of adjoining property and other on - site uses . Specific standards Unless otherwise indicated here , the relevant standards for the specific Economic Development Districts shall apply . Where actions , designs , or solutions proposed by the applicant are not literally in accord with the applicable regulations of this ordinance , but the Board of County Commissioners makes a finding in the particular case that public purposes are satisfied to an equivalent or greater degree , the Board may make specific modification of the regulations in the particular case . Any modification of regulations shall be explicitly indicated in the approved permit . a ) Relationship of buildings to site . 1 . The site shall be planned to provide for adequate planting , safe pedestrian movement , and parking areas . 2 . Parking areas shall be treated with decorative elements , building wall extensions , plantings , berms , or other innovative means so as to screen parking areas from view from public ways and reduce heat generated by paved areas . 3 . Without restricting the permissible limits of the applicable zoning district , the height and scale of each building . shall be compatible with its site and existing or anticipated adjoining buildings . 4 . All utility services shall be underground . b ) Relationship of buildings and site to adjoining areas . 1 . Attractive landscape transition to adjoining properties shall be provided . 2 . Lighting intensity at the property line adjacent to residential uses shall not be greater than %2 footcandle . c) Building design . 1 . Architectural style is not restricted . Evaluation of the appearance of a project shall be based on its relationship to the surroundings . Primary and pedestrian facades are encouraged to complement and reflect the characteristics of downtown Hillsborough . 2 . Specific building materials are not endorsed . Evaluation of the appearance of a project shall be based on the relationship to surroundings . i . Materials and design shall be compatible with each other in multiple building projects . ii . Materials shall be selected for suitability to the type of buildings and the design in which they are used . Utilitarian materials shall be limited to inconspicuous facades and non - G : robert/february2001 ph/EDDrezoning/establislimentofEDsubdistricts 10 public or service areas . Materials with unique or special character are encouraged . 3 . Buildings and building components , such as walls , windows , doors , eaves , and parapets , shall have human proportions and relationships to one another . 4 . Mechanical equipment or other utility hardware on the roof, ground , or buildings shall be screened from public view with materials harmonious with the building , or they shall be so located as not to be visible from any public ways . This provision does not apply to the installation of electric vehicle charging stations . 5 . Exterior lighting shall be part of the architectural concept . Fixtures , standards , and all exposed accessories shall be harmonious with building design . 6 . Recycling and waste removal areas , service yards , storage yards , and exterior work areas shall be located away from and screened from view from public ways , using materials as stated in criteria for equipment screening . Areas shall be sized to accommodate changes in technology and local refuse ordinances . 7 . Variation of detail , form , material , and siting may be used to provide visual interest . In multiple building projects , variable siting of individual buildings may be used to prevent a monotonous appearance . d ) Landscaping and site treatment. Landscape elements included in these criteria consist of all forms of planting and vegetation , ground forms , rock groupings , water patterns , and all visible construction except buildings and utility structures . New and existing vegetation shall be maintained in a flourishing manner . 1 . Natural or existing topographic patterns contributing to the beauty and utility of a development shall be preserved and developed . Modification to topography will be permitted where it contributes to good appearance and does not adversely affect significant natural features and drainageways . 2 . Grades of walks , parking spaces , terraces , and other paved areas shall provide an inviting and stable appearance . 3 . Landscape treatment shall be provided to enhance architectural features , strengthen vistas and important visual corridors , and provide shade . 4 . Unity of design shall be achieved by repetition of certain plan varieties and other materials and by correlation with adjacent developments . 5 . Plant material shall be selected for its structure , texture , and color for interest and for its ultimate growth . Use of native plants is encouraged ; others that will be hardy , harmonious to the design , and of good appearance can be allowed . 6 . Appropriate curbs , tree guards or other devices shall be employed to protect plants susceptible to injury by pedestrian or motor traffic . 7 . Parking areas and trafficways shall be enhanced with landscaped spaces containing trees or tree groupings . G : robert/febru ary2 0 0 1 ph/EDDrezoning/e stab lishmentofED sub d1stricts 11 8 . Service yards and other unsightly places shall be screened by use of walls , fencing and /or planting . e ) Signs 1 . Every sign shall have appropriate scale and proportion in its design and in its visual relationship to buildings and surroundings . A unified signage plan shall be submitted and approved with the Special Use Permit . 2 . Every sign shall be designed as an integral architectural element of the building and the site to which it principally relates . 3 . The colors , materials and lighting of every sign shall be harmonious with the. building and site to which it principally relates . 4 . The number of graphic elements on a sign shall be held to the minimum needed to convey the sign ' s major message and shall be composed in proportion to the total area of the sign face . 5 . Freestanding signs shall not be pole - mounted . f) Maintenance, planning and design factors . 1 . Materials and finishes shall be selected for their durability and wear as well as for their beauty . Proper measures and devices shall be incorporated for protection against the elements , neglect , damage , and abuse . 2 . Provisions for cleaning buildings and structures and control of dirt and refuse shall be included in the design . Configurations that tend to accumulate debris and dirt shall be avoided . g ) Transportation Network Capacity C . Master Development Plan Provisions ( Special Use Permit , Class A ) 1 ) The Master Development Plan shall show , through a combination of graphic means and text ( including without limitation proposed conditions to be included in the Special Use Permit , Class A for the proposed development) : a . The total tract acreage along with location , types , maximum floor areas and impervious surface areas for non - residential and multifamily uses . b . The location and orientation of buildings , parking areas , recreational facilities , and open spaces ; c . Proposed access points and circulation systems for vehicles , bicycles , and pedestrians ; d . Preservation of unique natural or constructed features , including retention of existing vegetation and showing all district buffers ; e . Ultimate right- of-way in accordance with transportation plan ; f. Visual impact from along major transportation corridors ; g . How the development plans to use design and architectural controls as well as screening and landscaping to ensure that the design flexibility provided in the proposed Planned Development district produces a high quality development . Colors shall be diverse and harmonious and a palette of colors shall be submitted for approval . One color should not dominate any palette and bright colors should be used as accents only ; h . How the development proposes to minimize or mitigate any adverse G : robert/february200 l ph/EDDrezonina,/establishmentofEDsubdistricts 12 impacts on neighboring properties and the environment , including without limitation impacts from traffic and stormwater runoff; 2 ) The Planning Board ( and other advisory boards to which the Board of County Commissioners may refer the application ) shall review the proposed Master Development Plan and Special Use Permit , Class A application at the same time it considers the petitioner ' s rezoning request . In response to suggestions made by the Planning Board ( or other advisory boards ) , the applicant may revise the Master Development Plan and Special Use Permit , Class A application before it is returned to the Board of County Commissioners provided the changes are in response to items raised at either the public hearing or subsequent to the Planning Board recommendation . 3 ) The Board of County Commissioners may only approve a rezoning application if it simultaneously approves the Master Development Plan and Special Use Permit , Class A for the development of the property , subject to such reasonable modifications and conditions as the Board may impose in the exercise of its legislative discretion . 4 ) If a Planned Development rezoning application is approved with a Master Development Plan and a Special Use Permit , Class A the approval of the Master Development Plan under this section does not obviate the need to obtain a Final Development Plan and Special Use Permit , Class A for the individual " pods " or buildings shown on the Master Development Plan in accordance with the special use permit provisions of Section 8 of the Orange County Zoning Ordinance . 5 ) A ' Master Development Plan approved under this section may only be amended in accordance with the provisions applicable to a rezoning of the property in question . 6 ) Not withstanding the foregoing provisions , if the Board of County Commissioners finds during its review of a request for approval of a Planned Development Master Development Plan that sufficiently detailed information has been submitted , the Board may approve the Master Development Plan as a Special Use Permit , Class A for an individual site or for the entire development . For purposes of this subsection , the phrase " sufficiently detailed information " means that type and degree of information which allows the Board to understand and approve all of the major discretionary design elements of the project , leaving mostly technical or engineering matters to be approved by the staff. If a Master Development Plan is approved a Special Use Permit in this way , the approval process shall follow the same procedures and standards applicable to other special use permit applications . Any lot that is subdivided out of a tract for which a Master Development Plan has been approved as Small Scale Development Plan with a Special Use Permit , Class A under this subsection may then be developed after a zoning compliance permit has been secured . G : robert/february2001 ph/EDDrezon ing/estab I i shmento fED sub districts 13 Q . Small Scale Development Plan Provisions ( Special Use Permit , Class A ) 1 . Site Plans drawings for Small Scale Development Plans shall meet the requirements of Article 14 of the Zoning Ordinance and the guidelines of the Economic Development Design Manual — Abridged Version . 2 . The Planned Development petition and Special Use Permit , Class A application shall be reviewed concurrently by the Board of County Commissioners according to the same procedures and in accordance with the same standards applicable to other special use permit applications . 3 . The Board may not approve a Planned Development petition unless it simultaneously approves the Special Use Permit , Class A application for the development of the property , which special use permit may be approved subject to reasonable conditions and requirements as set forth in Article 8 of the Zoning Ordinance and the guidelines in Article 6 . 29 . 3 of the Zoning Ordinance , 4 . In addition to other grounds for denial of a special use permit application , a special use permit may be denied on the basis that the application is inconsistent with an approved Master Development Plan for the same tract . However , if the special use permit is approved , the Board of County Commissioners shall be deemed to have amended the Master Development Plan to the extent necessary to bring it into conformity with the existing project Special Use Permit , Class , A . E . Final Development Plan Provisions 1 . Site Plans drawings for Final Development Plans shall meet the requirements of Article 14 of the Zoning Ordinance and shall be consistent with the approved Master Development Plan and address all conditions of the project Special Use Permit , Class A . 2 . Tracts over 2 . 0 acres and /or structure ( s ) totaling cumulatively over 20 , 000 square feet on one zoning lot shall submit a Special Use Permit , Class A modification request for a Public Hearing and follow all procedures as specified in the zoning ordinance . Otherwise , the site plan may be approved by the Planning Director . 3 . A metes and bounds legal description of the Final Development Plan shall be submitted along with either the application for the Special Use Permit , Class A modification or the site plan submitted for Planning Director approval . 4 . No special use permit for a site governed by a Master Development Plan may be denied for reasons set forth in Article 8 ( Special Uses ) if the basis for such denial involves an element or effect of the development that has previously been specifically addressed and approved in the Master G : robert/february2001 ph/EDDrezoning/e stab Ii slim entofEDsubdistricts 14 Development Plan approval process , unless ( 1 ) it can be demonstrated that the information presented to the Board of County Commissioners at the Master Development Plan approval stage was materially false or misleading , or ( ii ) conditions have changed substantially in a manner that could not reasonably have been anticipated , or ( Ili ) the plan has changed substantially in its impacts , or ( iv ) a basis for denial for reasons set forth in Article 8 ( Special Uses ) is demonstrated by clear and convincing evidence . 5 . No Final Development Plan shall be accepted by staff for review until the Master Development Plan has been approved . 6 . The Planning Director shall have the discretion to require that a site plan follow the public hearing Special Use Permit modification procedures should the submitted site plan violate , in the Planning Director' s opinion , the provisions set forth in provision # 4 above . Section 6 : Amends subdivision requirements in the Hillsborough Area EDD . Subdivision Regulations in Economic Development Districts 1 . When a Planned Development rezoning petition is approved , and the tract that is subject of said rezoning is proposed to be subdivided , all provisions of the Subdivision Regulations shall be satisfied . a ) The applicant may obtain approval of the subdivision simultaneously with the approval of the rezoning if sufficient information ( i . e . lot lines , lot size , etc ) is shown on the site plan or at a later time . b ) The subdivision shall be consistent with the terms of the Master Development Plan or Small Scale Development Plan and Special Use Permit , Class A ( as applicable ) that is approved along with the rezoning petition . c) If the Master Development Plan or Small Scale Development Plan and Special Use Permit , Class A ( as applicable ) that is approved along with the Planned Development rezoning petition establishes density , floor area , impervious surface , or similar limitations on the tract that is rezoned or any portion thereof , the subdivision final plat that creates lots out of any portion of the tract so encumbered shall indicate on the face of the plat with respect to each lot such limitations or restrictions as are necessary to ensure compliance with the Master Development Plan or Small Scale Development Plan . For example , if the Final Development Plan of a Master Development Plan project or a Small Scale Development Plan shows a ten - acre portion of the tract approved for retail development with a maximum floor area of 100 , 000 square feet , then if that ten acre area is subdivided , each lot so created shall show on the face of the plat the maximum building area that can be constructed on that lot . G : robert/february2001 ph/EDDrezoning/establishmentofED sub districts Future Land Use Designations and Acreage TRACT ACREAGE LAND USE Area 1 97 . 7 Office / Moderate Density Residential Area 2 92 . 6 Office / Moderate Density Residential Area A 166 . 5 Office / Office Flex with Residential ( SW Quadrant) Area A 415 . 7 (Total) Area A 15 . 1 Linear Office (along western side. of Old NC 86 , south of Credit Union) Area A 90 . 7 Office / Office Flex (western side of Old NC 86 , south of Cornwallis Hills) Area A 73 . 6 Office / Office Flex (along Old NC 86 on on both sides , south of I40) Area A 236 . 3 Mixed Use (east side of Old NC 86 , between Areas 1 & 2) Areas 3 a (part) and 3 c 42 . 2 Office / Office Flex Area 3b (part 3a) 17 . 6 Linear Office TOTALS 832 . 3 EDD Comprehensive Plan Amendments US ,o eUS�NESS 1 3b ,- - - -- = t-85 42 ACRES 1'8S 18 ACRES 3a -- - - _ 3 i _ 1 .. 93 ACRES 15 ACRES Area 2 - = a _ �� — _ - k -Lm v - 91 ACRES . . 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