HomeMy WebLinkAboutEDD Task Force agenda 121800 AGENDA
ECONOMIC DEVELOPMENT DISTRICT TASK FORCE
PLANNING & AGRICULTURAL CENTER
FOOD LAB
306 Revere Road
Hillsborough , NC 27278
December 18 , 2000
7 : 00 p . m .
1 . Call to Order
2 . Adjustments to Agenda
3 . Approval of Minutes - November 20 , 2000
4 . See Attachments
5 . Items for next meeting .
Date : , 2001
Time : 7 : 00 p . m .
Place : Hillsborough Town Barn
6 . Adj ournment
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1
MINUTES
ORANGE COUNTY/ HILLSBOROUGH EDD TASK FORCE
NOVEMBER 20 , 2000
The Economic Development District Task Force met on November 20 , 2000 at 7 : 00 p . m . at the
Hillsborough Town Barn in Hillsborough , North Carolina .
PRESENT : Margaret Hauth , Hillsborough Planning Director ; Mark Sheridan , Hillsborough Town
Board ; Evelyn Lloyd , Hillsborough Town Board ; Barry Jacobs , Orange County Commissioner ;
Stephen Halkiotis , Orange County Commissioner ; Dianne Reid , Economic Development
Director ; Craig Benedict , Orange County Planning Director ; Debra Graham , Orange County
Planning Department , Geoffrey Gledhill , Orange County Attorney
OTHERS : Scott Radway and Jack Smyre , Kimley Horn and Associates ; Bill Anderson ; George
Horton ; Jim Hopper , Bret Bocook ; and Kennen Borden
1 . CALL TO ORDER
The meeting was called to order at approximately 7 : 08 p . m .
2 . ADJUSTMENTS TO AGENDA
None
3 . APPROVAL OF MINUTES - October 25 , 2000 and November 6 , 2000
The minutes for October 25 , 2000 and November 6 , 2000 were approved by
acclamation .
4 . TOPICS OF DISCUSSION
1 ) Quick restatement of EDD topics scheduled for December 12 , 2000 public
hearing on Areas 3a and 3b ( Attachment 1 )
Craig Benedict explained the items that would be on the public hearing on December
12t" . The issues will be the EDD districts , areas 3A and 3B . A limited office district would have
to be created for these areas . Also , an EDD special entranceway district would have to be
created . The property would also have to be rezoned to limited office .
Craig Benedict said that another issue was an amendment to the Economic
Development Design manual in order to take out the complex language .
One of the decisions to be made tonight is who would review a five - acre project for
limited office . There should be a threshold for review by staff , Planning Board , or County
Commissioners ,
Margaret Hauth said that if no new lots were created within the zoning , there were no
size standards in Hillsborough .
Discussion ensued about use restrictions within an EDD .
Mark Sheridan asked if special use permits were legislative functions that the
Commissioners reviewed . Geoffrey Gledhill said that some special uses do not require
rezoning .
Geoffrey Gledhill recommends strongly against the Commissioners doing site plan
review , because that is an administrative function . Having an EDD manual that the task force
understands and that accomplishes what the task force wants is critical .
Craig Benedict talked about the things that should be taken out of the manual , such as
the calculation of trees per volume of building . He would prefer that people focus on making the
project look good .
2
Geoffrey Gledhill said that determinations by the staff could be appealed to the Board of
Adjustment .
The EDD manual will be retyped in a strike and delete format . The gray areas will be
removed so that there are some quantifiable standards .
Craig Benedict asked Commissioner Jacobs and Commissioner Halkiotis if a fifth item
could be added to the public hearing on December 12th as Amendments to the EDD Design
Manual . This item will be on the consent agenda for the County Commissioners tomorrow
night , November 21 St
2 ) Parcel and Area breakdown of uses ( Attachment 2 )
Craig Benedict explained Attachment 2 , which was a chart of all of the properties
involved in the EDD moratorium .
Discussion ensued about the mixed uses within the EDD .
Mark Sheridan pointed out that the office space should be as self- contained as possible
and have enough restaurants and retail to service the community .
Commissioner Jacobs agrees with the principle of keeping different uses within the
community , but he thinks the principle should be articulated all the way through . He does not
want to see an entire section of a building that is only office space . He would like to see
something that is more like a community .
3 ) Traffic Analysis based on proposed mixture of uses ( Attachment 4 )
Craig Benedict explained Attachment 4 , which was a series of charts showing the
amount of trips generated for each use ( i . e . , retail , office , residential ) based on 1 , 000 acres of
development . He said that the traffic for different uses could be distributed so that there is not a
major traffic impact at any one time . There would be about 8 , 000 trips in the morning just from
the office park development . There would be about 98 , 000 trips per day from the total 1 , 000
acres of development at build out . He said that it would take about 20 years to achieve build out
in this area .
Dianne Reid distributed a chart with the current trips per day in the Hillsborough area .
Craig Benedict said that the primary interest to the entire EDD in reaching its potential is
whether or not the roadway network can handle the development . At this time , the roadway
network cannot handle the development .
Commissioner Jacobs asked for a map of Old 86 from k85 to 140 and the right of way
that is currently available .
4 ) Table of uses and corresponding EDD designation (Attachment 5 )
Craig Benedict explained Attachment 5 , which showed the uses that would be allowed in
each category ( i . e . , office uses , office service , office flex , and retail ) .
5 . ITEMS FOR NEXT MEETING
Date : December 18 , 2000
Time : 7 : 00 p . m .
Place : Planning and Agricultural Center Food Lab
There is a public hearing for Orange County on November 27th that will address
subdivisions within non - residential areas related to the EDD . A second public hearing will be
held on December 12th that will address areas 3a and 3b and the continuation of the moratorium
for areas Al and A2 .
3
Bret Bocook spoke about the advantage of restaurants in the area . He said that hotels
were off- peak traffic generators . He said that the proposal was to have hotels in the front with
some restaurants and then offices in the back portion to keep it self contained . He also said
that if a buffer were required for each building , it would be a disincentive for a developer to set
aside a larger tract of land for open space .
Bill Anderson pointed out that the new residential development was predominantly in the
northeast quadrant . He said that if there was retail development on Old 86 , it would force the
residents in that area to travel down Churton Street .
Craig Benedict said that there have been discussions about the need for an eastern
bypass in Hillsborough to relieve Churton Street .
6 : ADJOURNMENT
With no further items to discuss , the meeting was adjourned at 9 : 15 p . m .
Craig Benedict , Orange County Planning Director
Becky Butler , Minutes Preparer
ECONOMIC DEVELOPMENT DISTRICT TASK FORCE
DECEMBER 18 , 2000 (Monday)
Item # from
Public Hearing
Agenda
The discussion of the December 18 , 2000 meeting will focus on the
following topics .
1 ) Overview of outline of EDD topics presented during the
December 12 , 2000 public hearing ( See Attachment 1 )
2 ) Resolution of issues regarding new ED -LO district C . La
a . Minimum lot size
3 ) Resolution of issues regarding new PD -ED -ESU C . l . b
a . Minimum lot size
b . Process of Class C and A review
4 ) Rezoning options of properties proposed for ED -LO C . l . c
5 ) Discussion of Moratorium extension for Areas A, 1 , and 2 C . l . d
6 ) Discussion of Economic Development District Design Manual C . Le
(Abridged) (EDDDMA)
7 ) Non-Residential Subdivision Rules C . l . f
8 ) Master Planning through PD -ED -ESU Process
9 ) Other Ideas
10 ) Land Use Amendment Considerations along Old US Hwy 10
and other areas .
11 ) Transition to EDD - Traffic Related Workgroup
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ATTACHMENT 1
C . PUBLIC HEARING ITEMS
1 . CONSIDERATION OF ECONOMIC DEVELOPMENT DISTRICTS
( EDD ) WITHIN MORATORIUM AREAS
A task force consisting of Orange County and Town of Hillsborough
elected officials and staff have been working on amendments to the
location , land use , and zoning approval processes of the EDD in and
around Hillsborough near the intersection of 140 / 01d NC86 , I - 85/ Old
NC86 and 1 - 85 / NC86 .
Six issues presented at the public hearing .
a . Creation of an " EDD / Limited Office " zoning district in the
Orange County permitted use zoning tables . The new district
would permit primarily community and regional office
development with accessory restaurants .
b . Creation of an " EDD /Special Use Entranceway Overlay
District . " This district would include a set of general and
specific standards for development to be reviewed concurrent
with the special use rezoning and permit .
c . Zoning of parcels near the intersection of 1 - 85 / NC86 to " Limited
Office . " These parcels were shown as 3a and 3b on the June
61 2000 moratoria map including approximately 77 acres .
These parcels can continue their present activity pursuant to
existing zoning codes if presently developed . If the site is
undeveloped or previously noted site is to be redeveloped , then
the parcel would be developed consistent with Limited Office
district or request rezoning through a special use rezoning and
permit process . These parcels would also be removed from
the moratoria .
d . Time period extension for the EDD moratoria area near I -
40 / Old NC86 , and 1 - 85 /Old NC86 . These parcels include
approximately 768 acres and were noted on the June 6 , 2000
moratorium maps as parcels A , 1 and 2 . The extension is
proposed from the original 6 month period ending January
2001 to April 2001 where the moratorium will expire on said
parcels . The Orange County/ Hillsborough Economic
Development Districts Task Force is conducting open meetings
on a regular basis to complete its amendments to the EDD
guidelines and regulations .
e . Amendments to the Orange County Economic Development
District ( EDD ) Design Manual related to the 140/01d NC86 and
1 - 85/ NC86 economic development district to include abridging
and revising the manual to cite more objective standards of
review in the areas of performance standard , landscaping ,
buffers , parking , lighting , setbacks and architecture . These
standards would be used in site plan review of EDD/ Limited
Office Districts as well as future EDD special use zoning
districts .
f. Non - residential subdivision amendments continued from
November 27 , 2000 public hearing .
1
ORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date : December 12 , 2000
Action Agenda
Item No . C . 1 . a
SUBJECT : Creation of an " EDD / Limited Office " Zoning District
DEPARTMENT : Planning and Inspections PUBLIC HEARING : ( YIN ) YES
ATTACHMENT ( S ) : INFORMATION CONTACT :
Draft Ordinance Craig Benedict , Planning Director , ext 2592
Robert P . Davis , Planner III , ext 2580
TELEPHONE NUMBERS :
Hillsborough 732 = 8181
Chapel Hill 968 =4501
Durham 688 -7331
Mebane 336 -227 = 2031
PURPOSE : Creation of an " EDD / Limited Office " zoning district in the Orange County permitted
use zoning tables .
BACKGROUND : The Orange County/ Hillsborough Economic Development Districts Task Force
has been working since February of this year on zoning districts that would permit certain uses
by right and some uses through a special use rezoning and special use permit process . The
new EDD/ Limited Office district would permit primarily community and regional office
development with accessory restaurants .
The uses by right would be low impact as it relates to traffic generation and permit a variety of
small and /or large buildings which could be multistory to reduce impervious area impacts . This
district would be known as the " base district " wherein properties would be rezoned to this
proposed district and prompt the encouragement of this type of district and office use .
If the site is presently developed , it could continue under its present regulations . If redeveloped
or the site is undeveloped then the new regulations would apply .
Any projects developed under the new EDD/ LO would adhere to the new abridged version of
the EDD design manual which is item number five of the public hearing .
FINANCIAL IMPACT : None at this time .
RECOMMENDATION ( S ) : Administration recommends the acceptance of staff and public input
into the public hearing records and transmittal to the Planning Board for recommendation back
to the Board of County Commissioners no sooner than January 17 , 2001 .
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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 . Adding a new Section 4 . 2 . 17 , as follows .
4 . 2 . 17 Limited Office (LO) District
a) Intent
The intent of the Limited Office District is to provide locations for low traffic
generating office and service enterprises in areas where traffic congestion is a real
concern .
b) Application Criteria
This district will usually be applied where the following conditions exist :
1 ) Located adjacent to property zoned Local Commercial -I (LC - 1 ) ,
Neighborhood Commercial-II (NC-2) , Community Commercial -III
(CC - 3 ) , General Commercial -IV - ( GC4) , Office/Institutional (O/I) ,
Economic Development (ED) and Residential , or Entranceway Special
Use
2) Water and sewer lines exist at the site or are to be made available as part
of the development process .
Section 2 . 4 . 3
Add a new column to 4 . 3 Permitted Use Table ,
Permitted Uses in the Limited Office District as follows .
Limited Office
Office , clerical, research , and services
Class I , wholly inside building * / SUP
Class II , wholly inside building * /SUP
Outside permitted
Libraries , museums , art galleries & centers
Restaurants
Accessory cafeteria within another use
All other SUP
Veterinarian
Emergency Services
Utilities Facilities
Neighborhood
Funeral Home
Bus station/train station
Combination Uses
Class B office buildings meet the EDD design manual as revised for Hillsborough EDD .
Class A office buildings are any that do not meet the criteria of Class B .
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Use of designations * , SUP , MP in table of permissible uses for LO & ESU
a) The designation means the use is permitted by right . If a use designated with
wants to occupy an existing structure , a zoning compliance permit is needed .
If a use designated with wants to build on a site , a site plan must be approved
by staff if:
[DECIDE] under 2 acres
under 5 acres
under 10 acres or
unlimited .
b) The " SUP " designation means the use is a special use and requires a special use
permit approved by the Board of County Commissioners in accordance with
Article 8 .
c) The " SUP/MP " designation means the use may choose approval as a master plan
by the Board of County Commissioners in accordance with the Master Plan
requirements for the ESU district.
d) The " * / SUP " designation means the use is permitted by right if it does not exceed
[DECIDE ] 1 . 20 , 000 square feet of gross building or 2 acres of land area
2 . 40 , 000 square feet of gross building or 4 acres of land area .
Section 3 . Amend by adding to Article 5 " Establishment of Dimensional Requirements " by
amending 5 . 12 Schedule for Non-Residential Development Lot by Lot Planned
Developments ,
Limited Office
Minimum Lot Area 2 ac 1 ac
Minimum Lot Width (in feet) 200 75
Minimum Side Yard Width (in feet) r_ 201
Minimum Rear Yard Width (in feet) 01
Minimum Front Setback (in feet) 01
Maximum Impervious surface (percent of gross lot) 0%0
Maximum Building Height (in feet) 60
1 or height of building whichever is greater
Section 4 . All provisions of any county ordinance in .conflict with this ordinance are
repealed .
Section 5 . This ordinance shall become effective upon adoption.
The foregoing ordinance having been submitted to a vote , received the following vote and
was duly adopted this 18t' day of January 2001 .
Ayes .
Noes :
Absent or Excused :
Beverly Blythe
Clerk to the Board of County Commissioners
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1
ORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date : December 12 , 2000
Action Agenda
Item No .
SUBJECT : Creation of an " EDD /Special Use Entranceway Overlay District
DEPARTMENT : Planning and Inspections PUBLIC HEARING : (Y/ N ) YES
ATTACHMENT ( S ) : INFORMATION CONTACT :
EDD Entranceway Conditional Use Craig Benedict , Planning Director , ext 2592
Zoning District Robert P . Davis , Planner 111 , 0 ext 2580
Draft Ordinance TELEPHONE NUMBERS .
Hillsborough 732 - 8181
Chapel Hill 968 =4501
Durham 688 -7331
Mebane 336 -227 =2031
PURPOSE : Creation of an " EDD / Special Use Entranceway Overlay District . "
BACKGROUND : The Orange County/ Hillsborough Economic Development Districts Task Force
has been working since February of this year on zoning districts that would permit certain uses
by right and some uses through a special use rezoning and special use permit process . This
district would include a set of general and specific standards for development to be reviewed
concurrent with the special use rezoning and permit . This district would be requested by a
property owner that was interested in other uses other than EDD Limited /Office such as
commercial or office -flex through a concurrent special use rezoning and special use permit
process .
There would be three primary land use patterns that could be requested in this district through a
Planned Development procedure .
1 . EDD Office - Office Flex ( O - OF ) - Combination of office and light industrial , and distribution ,
manufacturing .
2 . EDD Office - Medium Density Residential ( O - MDR ) - Combination of office and residential of
4 - 8 dwelling units per acre .
3 . EDD - Mixed Use ( EDD - MU ) - Combination of office , office flex , retail and high density
residential ( HDR ) 8 - 12 dwelling units per acre .
This land use pattern creates an intensity that would meet the threshold of a transit- oriented
development ( TOD ) and the focal point of the Orange County/ Hillsborough EDD which is
anticipated at the northeast corner of 1 . 40 and Old NC 86 .
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2
FINANCIAL IMPACT : None at this time .
RECOMMENDATION ( S ) : Administration recommends the acceptance of staff and public input
into the public hearing records and transmittal to the Planning Board for recommendation back
to the Board of County Commissioners no sooner than January 17 , 2001 .
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Proposed Economic Development District (EDD)
Entranceway Conditional Use Zoning District
EO=M
OF = Office-Office Flex Space
DR = Office-Medium Density Residential
MU = Mixed Use [Retail, Office, High Density Residential (HDR)l
EDD!
O- OF O-M])R MU
OFFICE USES
Office , clerical, research , and professional services
Wholly inside building
Customers come to the site Yes Yes Yes
Employees come to the site
Medical with not more than 10 , 000 sf
Financial Institutions with drive- in windows Yes Yes Yes
OFFICE SERVICE
Miscellaneous residential , rooms for rent situations Yes No Yes
Hotel
Restaurants
No outdoor eating, drive- in, delivery, or carry out
No drive- in , delivery, or carry out Yes Yes Yes
Outdoor eating , delivery & carry out
Outdoor eating, delivery, carry out & drive- in
Dry Cleaner/Laundry Yes Yes Yes
OFFICE FLEX
Manufacturing, processing, creating , repairing , renovating , painting,
cleaning, assembling
Wholly inside building Yes No No
Dollar volume done through walk- in trade
Dollar volume through other than walk- in trade
RETAIL
Sales & rental of goods
Wholly inside building
High traffic volume No No Yes
Miscellaneous
Convenience store
Low traffic volume
Wholesale Yes No No
Recreation , amusement, entertainment
Activity within building No No Yes
Bowling alley, skate rink, etc .
Movie theatre
Primarily outside No Yes Yes
Driving or miniature golf, skateboards , water
Motor vehicle related sales & service
Sales with installation of motor vehicle parts & accessories
Motor vehicle repair & maintenance without substantial body work No No Yes
Gas sales
Car wash
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EDD/
O-OF O-MDR MU
Services related to animals No No Yes
Veterinarian
Public & Semi- public No No Yes
Post office
Open Air Markets
Open- air markets No No Yes
Horticultural sales with outdoor display
Funeral Home No Yes Yes
COMMUNITY FACILITY
Educational, cultural , religious , etc.
Libraries , museums, art galleries & centers Yes Yes Yes
Within residence (not to exceed 3 , 500 sf)
Other - Public fields
School (public , private) Yes
Emergency Services
Police
Fire Yes Yes Yes
Rescue/ambulance
Utilities Facilities
Neighborhood Yes Yes Yes
Community or regional
Temporary structures in connection with construction Yes Yes Yes
Bus station/train station Yes Yes Yes
RESIDENTIAL
Medium Density Residential (MDR)
44 Dwellings per acre No Yes No
Attached and detached
High Density Residential (HDR)
& 12, Dwellings per acre No No Yes
Attached
Residential adult care facilities No Yes Yes
MISCELLANEOUS
Combination Uses Yes Yes Yes
Planned Unit Development (PUD) No Yes Yes
Planned Commerce District (PCD) Yes Yes Yes
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This ordinance will be renumbered and reformatted after the public
hearing to reflect the sequencing and cross -referencing of the
Orange County Zoning Ordinance .
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 . Adding a new Section 2 . 16 , as follows . Subsequent sections shall be re-numbered
appropriately .
2 . 16 Entranceway Special Use District
a) There is hereby established an Entranceway Special Use (ESU) district . The purpose of this
district is to provide for the development of well planned and fully integrated projects
containing a diverse mixture of commercial , office , and employment uses along the primary
entrances to the Town of Hillsborough .
b) The ESU district shall be a special use district authorized under N . C . G . S . 160A- 382 . As
such, property may be placed within this district only in response to a petition by the
owner(s) of the property to be included .
c) Property may be rezoned to the ESU district only when the property proposed for such
rezoning :
1 ) Is adjacent to and has frontage along a street classified as an arterial or higher that
leads into the Hillsborough area; and
2) If so located in relationship to existing or proposed public streets that traffic
generated by the development of the tract proposed for rezoningcan be
accommodated with endangering the public health, safety , or welfare ; and
3 ) Will be served by Hillsborough water and sewer lines when developed .
d) Nothing in this section is intended to limit the discretion of the board of commissioners to
deny an application to rezone property to an ESU district if it determines that the proposed
rezoning is not in the public interest.
e) When an ESU rezoning application is submitted (in accordance with Section 20 of this
ordinance) . The applicant shall simultaneously submit either (1) a special use permit
application for a specific use or combination of uses listed as Special Uses in the Table of
permissible Uses for the ESU district in accordance with the Special Use Permit provisions
in this ordinance , or (ii) an application for approval of a master plan for a planned or mixed
use development of at least 20 acres in size .
1 ) The master plan shall show, through a combination of graphic means and text
(including without limitation proposed conditions to be included in the special use
permit for the proposed development) :
a. The location, types , and maximum floor areas and impervious surface areas
for non-residential uses ;
b . The location and orientation of buildings , parking areas , recreational
facilities , and open spaces ,
c . Access and circulation systems for vehicles , bicycles , and pedestrians ;
d . How the development plans to use design and architectural controls as well as
screening and landscaping to ensure that the design flexibility provided in
this district produces a high quality development . Colors shall be diverse and
harmonious and a palette of colors shall be submitted for approval . One color
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J
should not dominate any palette and bright colors should be used as accents
only ;
e . How the development proposes to minimize or mitigate any adverse impacts
on neighboring properties and the environment, including without limitation
impacts from traffic and stormwater runoff; and
f. How the development proposes to satisfy the objectives of this district as set
forth in Subsection (A) .
g . How the development proposes to minimize or mitigate any adverse impacts
on neighboring properties and the environment, including without limitation
impacts from traffic and stormwater runoff.
' h . How the development proposes to comply with Subsection (C) .
2) The planning board (and other advisory boards to which the board of commissioners
may refer the application) shall review the proposed master plan or special use
permit application at the same time it considers the applicant' s rezoning request . In
response to suggestions made by the planning board (or other advisory boards) , the
applicant may revise the master plan or special use permit application before it is
submitted to the board of commissioners .
3 ) If the applicant submits a proposed master plan (rather than a special use permit
application) with the ESU rezoning application, then subject to section 7 below;
a . The rezoning application and master plan proposal shall be reviewed
concurrently by the board of commissioners according to the same
procedures and in accordance with the same standards applicable to other
zoning amendments ; and
b . The Board may not approve the ESU rezoning application unless it
simultaneously approves the master plan 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 the applicant submits a special use permit application (rather than a proposed
master plan) with the ESU rezoning application, then .
a. The rezoning application and special use permit application shall be reviewed
concurrently by the board of commissioners according to the same
procedures and in accordance with the same . standards applicable to other
special use permit applications ; and
b . The Board may not approve the ESU rezoning application unless it
simultaneously approves the special use permit application for the
development of the property , which special use permit may be approved
subject to reasonable conditions and requirements as set forth in Section 4 ,
5 ) If an ESU rezoning application is approved with a master plan (rather than a special
use permit) , approval of the master plan under this section does not obviate the need
to obtain a special use permit for the individual "pods " or buildings shown on the
master plan in accordance with the special use permit provisions Section 4 of this
chapter .
a . In addition to other grounds for denial of a special use permit application
under this chapter, a special use permit may be denied on the basis that the
application is inconsistent with the approved master plan . However, if the
special use permit is approved , the board of commissioners shall be deemed
to have amended the master plan to bring it into conformity with the special
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use permit.
b . No special use permit for a site governed by a master plan may be denied for
reasons set forth in Section 4 . 2 (Findings of Fact for Special Use Permit) 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 plan
approval process , unless (i) it can be demonstrated that the information
presented to the board of commissioners at the ' master plan approval stage
was materially false or misleading , (ii) conditions have changed substantially
in a manner that could not reasonably have been anticipated , or (iii) a basis
for denial for reasons set forth in Section 4 . 2 (Findings . of Fact for Special
Use Permit) is demonstrated by clear and convincing evidence .
6 ) Subject to Section E . 5 . a above, master plan approved under this section may only be
amended in accordance with the provisions applicable to a rezoning of the property
in question .
7) Not withstanding the foregoing provisions , if the Board of Commissioners finds
during its review of a request for approval of an ESU rezoning and master plan that
sufficiently detailed information has been submitted, the Board may approve the
master plan as a special use permit for individual site or 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 plan is approved as 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 plan has been approved as a special use
permit under this subsection may then be developed after a zoning compliance permit
has been secured .
8 ) When an ESU rezoning application is approved, and the tract that is subject of this
rezoning is proposed to be subdivided, all provisions of the Hillsborough Subdivision
Regulations shall be satisfied.
a) The applicant may obtain approval of the subdivision simultaneously with the
approval of the rezoning or at a later time .
b) The subdivision shall be consistent with the terms of the master plan or special
use permit (as applicable) that is approved along with the rezoning .
c) If the master plan or special use permit that is approved along with the rezoning
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
iance with the master plan or SUP . For example , if
necessary to ensure compl
the master plan or SUP 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 buildings area that can be constructed on that lot .
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Section 2 . Amend 3 . 4 . 2 to add the provisions for the Entranceway Special Use District as
follows :
Entranceway
Special Use
Hotel/motel SUP
Sales & rental of goods
Wholly inside building SUP
With outside display/storage of retail items SUP
Office, clerical, research , and services
Class I , wholly inside building SUP
Class II , wholly inside building SUP
Outside permitted SUP
Medical facilities SUP
Manufacturing, processing, creating, repairing,
renovating, painting, cleaning, assembling
Wholly inside building SUP
Libraries , museums , art galleries & centers SUP
Recreation , amusement, entertainment
Activity within building SUP
Primarily outside SUP
Restaurants
Accessory cafeteria within another use SUP
All other SUP
Motor vehicle related sales & service
Sales and rental of motor vehicles SUP
Parts sales with installation parts & accessories SUP
Motor vehicle repair/maintenance w/out substantial SUP
body work SUP
Gas sales SUP
Car wash
Veterinarian SUP
Emergency Services SUP
Post office SUP
. Dry Cleaner/Laundry SUP
Utilities Facilities
Neighborhood SUP
Community or regional SUP
Open Air markets
Open- air markets SUP
Horticultural sales with outdoor display SUP
Funeral Home SUP
Bus station/train station SUP
Combination Uses SUP
Planned/mixed use development SUP/MP
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Section 3 . Amend Section 3 . 5 . 2 to add the provisions for the Entranceway Special Use District
as follows .
Entranceway Sp . Use
Minimum Lot Area 4 ac 2 ac2
Minimum Lot Width (in feet) 200 ac 1002
Minimum Side Yard Width (in feet) 20 '
Minimum Rear Yard Width (in feet) 201
Minimum Front Setback (in feet) 50 '
Maximum Impervious surface (percent of gross lot) 50 %
Maximum Building Height (in feet) 60
' or height of the building whichever is greater
2 if part of a master plan rezoning
Section 4 . Add Sections 4 . 38 — 4 . 48 as follows :
4 . 38 Special Use Permit Intent
Special Uses ( SU) because of their inherent nature , extent of development, or external
effects , require special care in the control of their location, design and methods of operation,
in order to insure protection of the public health, safety and welfare .
It is the intent of this Section to set forth the additional information required for submittal
and consideration of SU and to state the standards by which each application shall be
judged .
Special Use Permits are submitted simultaneously with a rezoning request to a Special Use
District. Hearings on both matters are held concurrently . The Board of Commissioners
must act on the rezoning request before it acts on the permit request . If the rezoning request
is denied, the permit request is moot.
4 . 39 General Standards and Findings of Fact
4 . 391 Subject to 4 . 39 . 2 , the Board of Commissioners shall issue the requested permit unless it
concludes , based upon the information submitted at the hearing that :
a) The requested permit is not within its jurisdiction according to the Table of Permissible
Uses , or
b) The application is incomplete , or
c) If complete as proposed in the application the development will not comply with one or
more requirements of this chapter (not including those the applicant is not required to
comply with under the circumstances specified in Non- Conformities)
4 . 39 . 2 Even if the permit-issuing boards finds that the application complies . with all other
provisions of this chapter, it may still deny the permit if it concludes , based upon the
information submitted at the hearing , that if completed as proposed , the development, more
probably that not :
a) Will materially endanger the public health or safety , or
b) Will substantially injure the value of adjoining or abutting property, or
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c) Will not be in harmony with the area in which it is to be located , or
d) Will not be in general conformity with the land-use plan, thoroughfare plan, or other
plan officially adopted by the council .
4 . 40 Burden of Presenting Evidence
a) The burden of presenting a complete application to the permit-issuing board shall be
upon the applicant . However, unless the board informs the applicant at the hearing
in what way the application is in and offers the applicant an opportunity to
complete the application, the application shall be presumed to be complete .
b) Once a completed application has been submitted, the burden of presenting evidence
to the permit- issuing board sufficient to leas it to conclude that the application should
be denied for any reasons stated in 4 . 2 . 1 shall be upon the party or parties urging this
position, unless the information presented by the applicant in his application and at
the public hearing is sufficient to justify a reasonable conclusion that a reason exists
to so deny the application .
c) The burden of persuasion on the issue of whether the development, if completed as
proposed, will comply with the requirements of this chapter remains at all times on
the applicant . The burden of persuasion on the issue of whether the application
should be turned down for any other reasons set for in 4 . 2 . 2 rests on the party or
parties urging the requested permit should be denied .
4 . 41 Procedures for Approval of Special Use Permits
4 . 41 . 1 Pre -application conference
Applicants are encouraged to meet with planning staff before filing a SUP application to go
over specific permit and application requirements .
4 . 41 .2 Application Submittal Requirements
Applications for SUP shall be filed with the Planning Department .
The Planning Director shall prescribe the form( s) on which applications are made , as well as
any other material that may reasonably be required to make the determinations called for in
the particular case, with 20 copies .
The staff shall accept - no application unless it complies with such requirements .
Applications that are not complete shall be returned forthwith to the applicant, with a
notation of the deficiencies in the application .
4 . 41 . 3 Staff analysis
On acceptance of a complete application, the staff shall analyze the application in
conjunction with qualified representatives of the Town and such other agencies or officials
as appear appropriate in the circumstances of the case , to determine conformity with the
Land Use Plan; the provisions of this Ordinance , and other regulations applicable in the case .
4 . 41 . 4 Analysis shared with applicant; Opportunity for Application Amendments
The staff s analysis shall be shared with the applicant along with a written list of any
deficiencies found in the proposed development . Such notification shall also state the
willingness of the staff to confer for the purpose of assisting the applicant in bringing the
proposed development into conformity . If the applicant joins in such conferences , change
may be made in the original application, further conferences may be held, and additional
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material may be requested to guide determinations . In the course of such preliminary
conferences , any recommendations for changes shall be recorded in writing along with the
reasons therefore . Such recommendations shall become part of the record in the case .
Applicants shall indicate , in writing , their agreement or disagreement with such
recommendations , and the reasons thereof. Such responses by applicants shall also be
included in the record in the case .
4 . 41 . 5 Notice of Public Hearing Required for all Special Use Permits
Notice of the public hearing shall be given once a week for two (2) consecutive calendar
weeks in a newspaper of general circulation in Orange County . The notice shall be
published the first time not less than ten ( 10) days no more that Awenty-five (25 ) days before
the date fixed for the hearing . In computing such period, the day of publication is not to be
such period, the day of publication is not to be included but the day of the hearing shall be
included .
Written notice shall be sent to all adjacent property owners not less than ten (10) days before
the hearing date . Adjacent property owners are those whose property lies within five
hundred ( 500 ) feet of the affected property and whose names and addresses are currently
listed in the Orange County tax records .
4 . 41 . 6 Public Hearing
After notice in accordance with Section 4 . 4 . 5 is given the Board of Commissioners and the
Planning Board shall hold a joint public hearing on the application at the next quarterly joint
hearing .
The public hearing shall be open to the public and all interested persons shall be given the
opportunity to present evidence and arguments and to ask questions of reasonable and
equitable limitations on the presentation of evidence and arguments and the cross -
examination of witnesses so that the application may be heard without undue delay . All
persons who intend to present evidence at the public hearing shall be sworn .
When the applicant presents evidence that the proposed development will conform to all
specific provisions applicable to that SU , persons opposed to the granting or members of the
Board shall have the burden of presenting evidence contrary to the applicant' s evidence or
evidence that the proposed development will violate any of the general standards set forth in
Section 4 . 3 . If no such evidence is submitted, the applicant shall be granted the permit . If
evidence is submitted, the applicant shall have the burden of overcoming that evidence with
further evidence of his/her own .
A record of the proceedings of the hearing shall be made and shall include all application
materials and documentary evidence presented at the hearing .
4 . 41 . 7 Planning Board Action
The Planning Board shall consider the Special Use Permit at their next regular meeting
following the public hearing and shall prepare a recommendation for the consideration of the
Board of Commissioners .
4 . 41 . 8 Board of Commissioners Action
The Board of Commissioners shall review the record of the public hearing, the Planning
Board' s recommendation, and the Planning staff s report and shall take action on the
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application based on findings of fact as to the determinations required in Section 4 . 2 , and the
applicable subsection for the specific SU . All findings shall be based on competent evidence
presented at the public hearings .
4 . 41 . 9 Imposed Conditions
The Board of Commissioners may impose such reasonable conditions upon approval of a
SUP as will afford protection of the public health, safety , and general welfare , ensure that
substantial justice is done, and equitable treatment provided .
Any conditions based on time must be consistent with the provisions in Section 23 on vested
rights .
Such conditions shall run with the land and use and shall be binding on the original
applicant(s) as well as all successors , assigns , and heirs .
If the Board of Commissioners denies the permit, the reasons for its action shall be recorded
in the minutes of the meeting .
4 . 41 . 10 Notice of Decision and Issuance of Conditional Use Permit
The staff shall cause notice of the disposition of the application to be delivered by certified
mail to the applicant and any aggrieved party who has filed a written request for a copy with
the Board at the time of the hearing, and shall cause a copy of the decision to be filed in the
Planning Department .
In the case of approval or approval with conditions , the staff shall issue the necessary SUP in
accordance with the action of the Board of Commissioners and the applicant shall record it
in the office of the Orange County Register of Deeds within ten ( 10) days of receipt .
4041011 Establishment of Vested Right
A vested right pursuant to Section 23 , is established by the issuance of a special use permit
pursuant to this section .
4 . 42 Effect of Denial or Withdrawal on Subsequent Applications
When the Board of Commissioners shall have denied an application or the application shall
have been withdrawn, by written notice, after publication of the first public hearing notice
required in Subsection 4 . 4 . 6 , the Planning staff shall not accept another application for the
same or similar SU, affecting the same property or a portion thereof, until the expiration of
one year from the date of denial or withdrawal .
4 . 43 Appeal of Decision
An aggrieved party may appeal a decision by the Board of Commissioners on an application
for a SUP only to the Superior Court . Such appeal shall be in the nature of certiorari and
must be filed within thirty (30) days of filing of the decision in the Planning Office or the
delivery of the notice required in Subsection 4 . 4 . 10 , whichever is later .
4 . 44 Minor Changes and Modifications to Approved Special Use Permits
After issuance of a SUP , and in accord with subsection 4 . 7 . 1 , the Planning staff is authorized
to approve minor changes in the approved plans of Special Uses , as long as they are in
harmony with action of the Board of Commissioners , but shall not have the power to
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approve changes that constitute a modification of the approval . A modification shall require
approval of the Board of Commissioners .
4 . 44 . 1 Modifications defined
The following items are all modifications to a permit . For the purposes of this section, the
term " substantial" shall apply to changes of 5 % (or more) for projects with a building square
footage of 100 , 000 or more and changes of 10 % (or more) for projects with a building
square footage of less than 100 , 000 .
a) Any change in a condition imposed during the approval of a SUP
b) Any change in use or combination of uses
c) Any substantial change in size or intensity of use an authorized. use . Increases in the
number of dwelling or lodain units are examples of an increase in intensity of use .
d) Structural alterations that substantially affect the basic size, form, style ,
ornamentation, and/or character of the building shown on the approved site plan or
described in the applicant ' s narrative .
e) Substantial change in the amount and/or location of open space , recreation facilities
or landscape screening .
f) Any increase in the size or number of approved signs .
g) Any change in parking areas resulting in an increase or reduction of ten ( 10) percent
or more in number of spaces . Reductions caused by shared parking among uses are
not considered modifications .
h) Substantial changes in pedestrian and/or vehicular access or circulation .
i) Any change in a setback required by the provision of this Ordinance or imposed as a
condition of approval .
j ) Any change in the location or extent of street and utility improvements or rights - of-
way , including water, sewer, and storm drainage facilities , which would provide a
different level of service .
k) Any combination of minor changes that in the determination of the planning staff
are , taken together, substantial in nature .
4 . 44 . 2 Review of Record Required
The Planning staff shall , before making a determination as to whether a proposed action is a
minor change or modification, review the record of the proceedings on the original
application for approval of the SU . The determination shall be based upon the request of the
applicant, the review of the approval records , of the original request and the Planning staffs
findings under the criteria of Section 4 . 7 . 1 .
4 . 44 . 3 Action Required on Proposed Minor Changes or Modifications
The Planning staff shall , if it is determined that the proposed action is a minor change , state
the findings in writing to the applicant . The applicant shall file with the Planning staff an
amended site plan, or written statement, outlining in detail the minor change ( s) proposed .
The Planning staff shall file the amended site plan or written statement with the originally
approved site plan .
If it is determined that the proposed action is a modification, the Planning staff shall require
the applicant to submit a request for modification of the approved SUP . The applicant shall
provide an amended site plan and written narrative outlining the specific changes requested .
The Planning staff shall submit the request to the Board of Commissioners . If the Board
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finds the modification substantial in its impact, or wishes to have additional public input, it
may set a public hearing to receive testimony concerning the modification request . Any
public hearing called pursuant to a request for a modification of an approved SUP shall be
held in conformity with the requirements of Section 4 . 3 . 5 - 4 . 3 . 6 . The Board may approve ,
approve with conditions or disapprove the application for a modification. The Planning staff
shall file the Board' s action as an amendment to the original application.
4 . 45 Expiration of Special Use Permit
An approved Special Use Permit expires 24 months from the date of approval if the project
approved has not begun construction or received an extension by the Board of
Commissioners . Extensions may be in the form or a longer expiration time approved with
the initial SUP , or a separate request made in writing before the expiration of the standard 24
months . For the purposes of this section " begun construction " shall mean that the walls of
any building to be built for the project are under construction .
4 . 46 Revocation of Special Use Permit
The Board of Commissioners may revoke a SUP after a finding of the existence of any one
of the following conditions .
a) That the physical construction or activity authorized by a SUP has not commenced
within the time limit set in Section 4 . 8 .
b) That the governmental licensees or permits required for the activity authorized by a
SUP have not been obtained or have subsequently been terminated ; or
c) That any of the applicable requirements of. this Section or any conditions attached to
the SUP or ,modification of SUP have been violated .
The Board of Commissioners may consider reapplication for a SUP on property on which a
previous permit has been revoked provided that all of the standards which are set forth in
this Ordinance are met .
4 . 47 General Requirements
The following additional information is required for all Special Use Applications . Twenty
(20) copies of a complete application prepared by the appropriate combination of the
following professionals : land surveyor, engineer, landscape architect, architect, or attorney ,
which shall contain the following items . Staff may determine that some requirements are
not applicable to all applications .
a) Scaled site- specific development plan indicating the locations of all buildings ,
parking lots , landscaping, display , storage , and service areas , dumpsters , air handling
units , signage , and other permanent fixtures .
b) Survey of property boundaries
11 c) Legal documents indicating unified control over site
d) List of anticipated uses for each building (from permitted use table) , expected
number of employees , hours of operation, and build- out schedule for each .
e) Architectural elevations of all proposed structures and signs including materials and
colors
f) Transportation plan including internal traffic flow, impacts at external connections
and impacts on. & improvements to existing facilities
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g) Utilities plan (location, size , existence , and off- site improvements)
h) Stormwater management plan
i) Landscaping plan, including perimeter and/or interior buffers
j ) Exterior lighting plan (fixture type , - intensity, and intensity at property line)
k) Land suitability analysis including topography , soil types , hydrology , vegetated areas
1) Environmental protection plan indicating how items in (k) are protected
m) Locations and widths of all easements and rights- of-way within or adjacent to the
site .
n) Names and addresses of owners and applicants .
o) A fee , as set by the Board of Commissioners .
4 . 48 Performance standards
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
ithin the city and county, preserve taxable values , and promote
promote visual appearance w
the public health, safety and welfare .
4 . 48 . 2 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 .
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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 .
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 .
4 . 48 . 3 Specific standards
Unless otherwise indicated here , the relevant standards for the Office Institutional district
shall apply . Where actions , designs , or solutions proposed by the applicant are not literally
in accord with the applicable regulations of this ordinance , but the Board of Commissioners
makes a 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 1/2 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 .
lie Materials shall be selected for suitability to the type of buildings and
the design in which they are used . Utilitarian materials shall be
limited to inconspicuous facades and non-public or service areas .
Materials with unique or special character are encouraged .
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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 mariner .
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 .
8 . Service yards and other unsightly places shall be screened by use of walls ,
fencing and/or planting .
e) Signs
L 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 .
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I 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 d shall be compd i message an ose n proportion to the
total area of the sign face .
5 . Freestanding signs shall not exceed 7 feet in height and 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
4 . 48 . 4 Specific Standards by use
a) Sales & rental of goods - With outside display/storage of retail items
1 ) Outside storage and display of retail items shall be clearly delineated on the
site plan .
2) Outside display and storage of retail may be located in a fenced or screened
area.
3 ) Fenced areas must be enclosed on four sides by fencing or buildings , may be
open to the sky, and the fence material must be as tall as the materials
enclosed .
4) Outside displays may not encroach on pedestrian ways , fire lanes , required
parking spaces , travel lanes , or landscaped areas .
b) Office , clerical , research, and service — Outside permitted
1 ) Financial institution drive -up services shall be limited to 3 alleys per
building . "
2) Sites will not have direct driveway connections to streets classified as arterial .
3 ) Drive-up windows shall not be located on the primary or pedestrian oriented
facades .
4) Stacking space for drive -up areas shall be sufficient to not inhibit traffic flow
on the site .
c) Medical Facilities
1 ) Entrances used for ambulances and biomedical waste vehicles shall not be on
the primary or pedestrian oriented facades .
d) Manufacturing , processing , creating , repairing , renovating , painting , cleaning,
assembling
1 ) Applicants shall provide expected traffic mix percentages for employees ,
delivery and service vehicles , and patrons .
2 ) Parking and accommodation areas for each type shall be appropriately sized
and located .
e) Recreation, amusement, and entertainment
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1 ) Uses shall indicate their maximum building capacity and their expected peak
usage times
2) Shared parking with adjacent uses that have different usage peaks is
encouraged .
3 ) The location of these uses should reflect consideration of their potential
impact on adjacent uses .
f) Restaurant
1 ) Outdoor eating areas shall be screened, landscaped, or otherwise located to
provide a pleasant experience to the patrons .
2) Outdoor play or recreation areas shall be located on the pedestrian facade .
3 ) Sites will not have direct driveway connections to streets classified as arterial .
4) Changeable message signs will not be permitted.
5 ) Drive-up windows menu boards shall not be located on the primary or
pedestrian oriented fagades .
6) The location of restaurants on a site or within a development may be limited
by the close proximity of similar uses .
7) Stacking space for drive-up areas shall be sufficient to not inhibit traffic flow
on the site .
8 ) Freestanding restaurants in the Limited Office District shall not be allowed
drive -up windows .
9) Freestanding restaurants in the Limited Office District shall be located within
1000 feet of and accessible to pedestrians from 20 , 000 square feet of existing
office space .
g) Sales and rental of motor vehicles
1 ) Outside display of vehicles between the primary facade and the street is
limited to an area not greater than 5 % of the gross building square footage or
20 vehicles , whichever is less .
2) Outside displays shall not be in standard paved parking spaces , but in more
creative arrangements . Vehicles in standard parking spaces shall not be
available for sale, lease , or rent .
3 ) Parts sales with installation of motor vehicle parts & accessories
4) Service bay doors shall not be located on the primary or pedestrian oriented
fagades .
5 ) No outside display or storage of retail goods unless approved as a
combination use .
h) Motor vehicle repair & maintenance without substantial body work
1 ) Vehicles awaiting repair will be screened from the remaining site .
2) Service bay doors shall not be located on the primary or pedestrian oriented
fagades .
3 ) No outside display or storage of retail goods unless approved as a
combination use .
i) Gas Sales
1 ) A maximum of eight vehicles may be served at one time .
2) Sites will not have direct driveway connections to streets classified as arterial
or collector .
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3 ) Changeable message signs will be permitted to display the price of fuel only
and will not exceed 50 % of the sign area for the use .
j ) Veterinarian
1 ) Veterinarian and animal hospital uses do not include the overnight boarding
of healthy animals .
2) Other pet related services might be permitted as accessory uses .
k) Combination Use
1 ) When a combination of two or more uses is proposed and the standards are
different, the more stringent standard shall be applied .
Section 5 . Designate the existing paragraph under the Section 9 . 5 heading as Section 9 . 5 . 1 .
Add Section 9 . 5 . 2 as follows :
9 . 5 . 2 Extension or Enlargement of Nonconforming Situations in Limited Office District
a) A non- conforming use that operates within an enclosed building in the
Limited Office District may expand by enlarging the buildings within which
the use is conducted or by adding or enlarging an existing outdoor display
area within 24 months of the effective date of this section , so long as .
1 ) The area of the enlargement of the non- conforming use does not
exceed twenty-five percent (25 %) of the gross floor area occupied on
the effective_ date of this section by the non- conforming use ; and
2) The volume of vehicular traffic associated with the enlargement of the
non- conforming use will not exceed twenty-five percent (25 %) of the
existing (before enlargement) vehicular traffic .
b) Any proposed enlargement of a non- conforming use within the Limited
Office District which meets the criteria set forth in subparagraph (a) above
may be approved by the Planning Staff. If, however, the proposed
enlargement exceeds the standards set forth in subparagraph (a) above , or the
Planning Staff concludes that the proposed enlargement would have
detrimental impacts on adjoining or abutting properties , then the enlargement
may only occur upon the approval of a site plan by the Board of Adjustment
or a Special Use Permit by the Board of Commissioners .
Section 6 . The review fee for a Rezoning to Entranceway Special Use and Special Use Permit
or rezoning and master plan review shall be set at $ 200 , the same as a regular
rezoning . Modifications to Special Use permits or Master Plans shall carry a $ 50
fee , the same as modifications to Site Plans .
Section 7 . All provisions of any town ordinance in conflict with this ordinance are repealed.
Section 8 . This ordinance shall become effective upon adoption .
The foregoing ordinance having been submitted to a vote received the following vote and
was duly adopted this 18th day of January 2001 .
Ayes .
Noes .
Absent or Excused :
Beverly Blythe
Clerk to the Board of County Commissioners
g :\craig\edd\entrancesud\ 12=4-00\dg
1
ORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HARING AGENDA ITEM ABSTRACT
Meeting Date : December 12 , 2000
Action Agenda
Item No .
SUBJECT : Zoning of Parcels Near the Intersection of 1 - 85 / NC86 to Limited Office
DEPARTMENT : Planning and Inspections PUBLIC HEARING : (Y/ N ) YES
ATTACHMENT ( S ) : INFORMATION CONTACT :
Notice of a Pending Rezoning Action Craig Benedict , Planning Director , ext 2592
Map of Zoning Area Robert P . Davis , Planner III , ext 2580
TELEPHONE NUMBERS .
Hillsborough 732 = 8181
Chapel Hill 968 =4501 .
Durham 688 =7331
Mebane 336 =227 -2031
PURPOSE : Zoning of parcels near the intersection of 1 - 85 / NC86 to " Limited Office . "
BACKGROUND : These parcels were shown as 3a and 3b on the June 6 , 2000 moratoria map
including approximately 77 acres . These parcels can continue their present activity pursuant to
existing zoning codes if presently developed . If the site is undeveloped or previously noted site
is to be redeveloped , then the parcel would be developed consistent with Limited Office district
or request rezoning through a special use rezoning and permit process . These parcels would
also be removed from the moratoria which is proposed to end on January 6 , 2001 for these
parcels .
FINANCIAL IMPACT : None at this time .
RECOMMENDATION ( S ) : Administration recommends the acceptance of staff and public input
into the. public hearing records and transmittal to the Planning Board for recommendation back
to the Board of County Commissioners no sooner than January 17 , 2001 .
g :\craig\abstracts\lo\ 12w4wOO\dg
Proposed EDD
I Am3a and 3b
: :
. 3b
j
3a
t '
a
.,
86
IF
IL A
am . IF -
FAA F
F IF
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. .,
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: ,: 0 6000 12000 Feet
ta.I lam : : : : . N
: 0 Parcels
11
: . ® 3b - 185 north
Oak IF F%JO , : 3ad85 south
Is
. . . .
A- existing
Railroad
Ammar
Hillsborough Ci Limit
_ g tY
} t Hillsborough ETJ
A:;; -
Source : Orange County Planning Department
at Le• By : Miriam Coleman and Shannyn Murphy
nFall
Date : May 31 , 2000
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N . Benedict, AICP , Director
Current Planning + 306F Revere Road
( 919 ) . 245 -2575 2 P O Box 8181
( 919 ) 644-3002 ( FAX) Hillsborough ,
www . co . orange . nc . us < h � n � ��� North Carolina , 27278
NOTICE OF A PENDING REZONING ACTION
A rezoning action to amend the Official Zoning Atlas for Orange County , North Carolina
for the property described below . A change in zoning classification from R1 , CC3 , GC4 , EC5 ,
I3 , PD I - 3 and PD I - 1 (present zoning classification) as listed to Limited Office (LO) (proposed
zoning classification) for property located near the intersection of NC 86 and I - 85 and Old NC
10 and being further identified by Orange County Tax Records as .
FROM TO
4045229 2 . 87 R1 LO
4 . 45 . 11A 24 . 19 R1 , CC3 LO
4 . 45 . 10A 2 . 18 R1 LO
4 . 45 . 10 1 . 09 R1 LO
4 . 45 . 10B 1 . 70 R1 LO
4845 o l OC . 73 R1w LO
4 . 45 . 19A . 76 GC4 LO
4 . 45 . 19C . 74 GC4 LO
4A5 . 32 3 . 23 I3 , PD I-3 , PD I4 LO
4 . 45033 12 . 95 Rl SAME
4 . 45 . 19 15 . 05 Rl SAME
4 . 40 .A . 9B 4058 GC4 LO
4 . 40 . A . 9C . 76 GC4 LO
4045 . 34 . 36 EC5 LO
4 . 45 . 8 1 . 62 R4 LO
4 .45 . 8A 1 . 17 R- 1 LO
4 . 45 . 9 . 92 R4 LO
The principal use allowed in the proposed zoning district is Office and Professional
Service Uses . A list of other permitted and special uses are available in the Planning Offices
noted below .
g:\craig\edd\noticeofapendingrezoningaction\ 12- 1 -00\dg
The Orange County Board of County Commissioners and the Orange County Planning
Board will hold a joint public hearing at 7 : 30 PM on this rezoning on December 12 , 2000 at the
Southern Human Services Center at 2501 Homestead Road, Chapel Hill, NC 27516 . A public
notice will be posted on the premises at least ten 10 days before the hearing, and a legal
advertisement will appear in the Durham Herald and the News of Orange for two successive
weeks with the first notice appearing not less than ten ( 10) days nor more than twenty- five (25 )
days prior to the public hearing .
This notice is being sent to you because your property is either included in this rezoning
or it is within 500 feet of the property proposed for a zoning classification amendment . This
notice is provided pursuant to N . C . General Statutes 153A- 343 and Orange County Zoning
Ordinance Article 20 . 6 . At this public hearing , testimony, reports , and public comment will be
taken and used in the consideration of the rezoning action . This is an opportunity for those
noticed of this pending action to be heard as a proponent or opponent to the proposal . This is not
an adoption hearing and a vote will only be made to continue the public hearing to the Planning
Board for eventual recommendation back to the Board of County Commissioners .
If you have any questions concerning this rezoning, please contact the Orange County
Planning and Inspections .Department, P . O . Box 8181 , Hillsborough, NC 27278 , Telephone
(919 ) 245 -2575 or 245 -2585 or ( 336) 227 -2031 (Ext . 2575 or 2585 ) .
g:\craig\edd\noti ceofapendingrezoningaction\12= 1 -00\dg
1
ORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date : December 12 , 2000
Action Agenda
Item No . C! . .I
SUBJECT : Time Period Extension for the EDD Moratoria Area Near 1 -40 /Old NC86 and I -
85 /Old NC86
DEPARTMENT : Planning and Inspections PUBLIC HEARING : ( Y/ N ) YES
ATTACHMENT ( S ) : INFORMATION CONTACT :
Map of EDD Areas Craig Benedict , Planning Director , ext 2592
List of EDD Properties Robert P . Davis , Planner III , ext 2580
Moratorium Extension Notice Letter TELEPHONE NUMBERS .
Hillsborough 732 = 8181
Chapel Hill 9684501
Durham 688 -7331
MOURNE Mebane 336 -227 -2031
PURPOSE : Extend time period for the EDD moratoria area near 1 -40/0ld NC86 , and I - 85 /Old
NC86 .
BACKGROUND : The Orange County/ Hillsborough Economic Development Districts Task Force
has been working since February of this year on zoning districts that would permit certain uses
by right and some uses through a special use rezoning and special use permit process .
These parcels include approximately 800 acres and were noted on the June 6 , 2000
moratorium maps as parcels A , 1 and 2 . The extension is proposed from the original 6 - month
period ending January 2001 to April 2001 where the moratorium will expire on said parcels .
The Orange County/ Hillsborough Economic Development Districts Task Force is conducting
open meetings on a regular basis to complete its amendments to the EDD guidelines and
regulations .
Some of the zoning districts , regulations and processes are being proposed as part of this
public hearing . A regular public hearing will be scheduled on February 26 , 2001 to address
these areas that are within the moratorium .
FINANCIAL IMPACT : None at this time .
RECOMMENDATION ( S ) : Administration recommends the acceptance of staff and public input
I
nto the public hearing records and transmittal to the Planning Board for recommendation back
to the Board of County Commissioners no sooner than January 17 , 2001 .
g :\craig\abstracts\timeperiod\ 12.4 .00\dg
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Area A - SE
Southeast Corner I40 / ` 1d NC 86
PROPERTY AC LU ZONING LU ZON ACTION PROCESS OTHER
4 . 49 . B7 1 . 26 EDD PII O- OF
4 . 49 . B7A . 51 EDD PH & OF
4 .49 . B7B 1 .46 EDD PII O- OF
4 . 4937C 1 . 71 EDD PII O- OF
4 .49 .B 8 1650 EDD PH O-OF
4 . 49 .B9 1 .41 EDD PH O- OF
4 . 49 . B 10 4 . 41 EDD PII O- OF
4 . 49 . B 11 4 . 62 EDD S O - OF
4 . 49 .B13B * 16 . 32 EDD PIIIS O- OF
4 .49313B 18 . 27 EDD S EDD/O OF
TOTAL - _ 51 . 47 . ,. .
AreaA - SW
Southwest Corner I40 /01d NC 86 '
PROPERTY AC LU ZONING LU ZON ACTION PROCESS OTHER
4 . 49 . A4A . 91 EDD PII EDD O- OF
4 . 49 . A5A .31 EDD PII EDD O- OF
4 .49 . A 1 . 62 EDD PII EDD O- OF
4 . 49 . A7 7 . 14 EDD PII EDD 0- OF
4 .49 .A8 1 . 57 EDD PH EDD O- OF
4 . 49 . A10 3 . 17 EDD PH EDD O- OF
4 .49 .A11 1 . 00 EDD IS EDD & OF
4 . 49 .A I l A 2 . 10 EDD S EDD O- OF
4 . 49 . A 12 3 ..05 EDD S EDD O- OF
4 . 49 .A. 13 13 . 99 EDD PHIS EDD O- OF
Total 34 . 86
4 . 49 .A4 59 . 67 EDD PIIIS EDD O- OF
4 . 47 . C8 88 . 64 EDD . PIIIS EDD O- OF
4ATC7 4 . 15 EDD PIIIS EDD O - OF
Total 152 .46
Area A - Naw
Northwest Corner I40 /01d NC 86
PROPERTY AC LU ZONING LU ZON ACTION PROCESS OTHER
4ATM 75 .47 EDD PI O- OF
4 . 47 . C20 2 . 0 EDD PI Ma EO-OF
4A7 .C8B .7 EDD PI & OF
4 .49 .A4 6 . 28 EDD PI O-OF
4AM4 1 . 06 EDD PI b4 .49 .B6B .96 EDD PIF
4 . 49 .B6 . 56 EDD PI O-OF
4A936A . 25 EDD PI O- OF
sm
4AM2 11 .42 EDD PI O-OF
4 . 49 .A2A 1924 EDD PI O- OF
4 . 49 .A3 1 . 83 EDD PI 0-0F ., . —
ma ._ . . . . — -
. . -- - . . . -. . v :- .. up .
Total 101 . 77
Area A - NE
Northeast Corner I40 /0Id NC 86
PROPERTY AC LU ZONING LU ZON ACTION PROCESS OTHER
4 .493 14 154 . 75 EDD PI , S (R-2) MU
4 . 49 .A4 12 .30 EDD PI MU
4 . 49 .B5 5 .21 EDD PI MU
4 .49 . B4 * 5 .24 EDD JPI MU
4 . 45 .2E 58 . 96 EDD PI, S (R-2 ) MU
Total 23 6 .46
e:lcraieledd\aria_ t \ 1 1 _� _nn a _
Area 1
New East Area on NC 86
PROPERTY AC LU ZONING LU ZON ACTION PROCESS OTHER
4 . 49 . B 15 20 . 10 RR Rl EDD/O-MR LO
4 _ 49 . B16 3118 RR R1 EDD/0-MR LO
4 . 49 .B 17 17 . 50 6RR R1 EDD/O -MR LO
4 . 49318 4 . 02 RR R1 EDD/O-MR LO
4 . 49 .B 19 3 . 79 RR Rl EDD/O-MR LO
4 . 49 .B20 3 .90 RR R1 4DD/jO�
/O-MR LO
4 . 49 .B . 22 * 8 . 51 RR Rl R LO
4 . 50 . E 2 . 63 RR R1 R LO
4 . 50 . 7 3 . 86 RR R1 R LORR . R1 . , T n . _ . . . . _ . ._ .
Total 97 . 67
Area 2
PROPERTY AC LU ZONING LU ZON ACTION PROCESS OTHER
4 . 45 . 2 8838 RR R3 EDD O -MDR
4 .40 . A .22 5 . 10 RR R3 EDD O-MDR
Total 93 . 48
1
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N . Benedict, AICP , Director
ao° antp of ®
Comprehensive Planning W I S a 306F Revere Road
( 919 ) 245 -2585 tz 52 P O Box 8181
( 919 ) 644 = 3002 ( FAX) Hillsborough ,
www . co . orange . nc . us �°thrh o�, North Carolina , 27278
a 1
„n
- > > , m Am
November 30 , 2000
TO : Persons and corporations affected by proposed moratorium extension on
development applications near the NC. 86 and 1 - 40/Old NC 86 intersections
in Orange County ' s Zoning Jurisdiction ( also known as Areas A , 1 ') & 2 ) .
A public hearing will be held in the Southern Human Services Center , 2501 Homestead
Road , Chapel Hill , North Carolina , on Tuesday , December 12 , 2000 , at 7 : 30 p . m . for the
purpose of giving all interested citizens an opportunity to speak for or against the issue
noted below :
Copies of the public hearing material will be available for review in the Planning
Department, 306F Revere Road, Hillsborough, North Carolina after November 27, 2000.
SUBJECT : EXTENSION OF THE SIX ( 6 ) MONTH MORATORIUM TO APRIL 18 , 2000
Since February of this L year , a subcommittee consisting of two ( 2 ) Hillsborough Board of
Commissioners members , two ( 2 ) Orange County Board of Commissioners members ,
the Planning Directors for both the Town of Hillsborough and Orange County , and the
Orange County Economic Development Director , was formed to examine the County ' s
and Hillsborough ' s Economic Development Districts ( EDD ' s ) near the intersections of I -
40 and 1 - 85 and Old NC 86 and New NC 86 . The primary focus of this examination was
to facilitate a coordinated review of existing regulations and their impact on future
development patterns along the entranceways to Hillsborough also being the center of
county operations .
Over the past ten ( 10 ) months , this subcommittee has met in public meetings over 12
times with input from interested parties , and discussed the design standards , land use
compatibility , and " user-friendly" application requirements of the EDD ' s , as well as
transportation planning , in order to address a larger , more comprehensive area for EDD
activities . From this discussion , it was agreed that , in order to assure that new
development proposals would meet the new standards that are in the discussion ,
formulation , and input phase , at least a six ( 6 ) month moratorium would be needed in
order to develop the new standards , implement them through a public hearing process ,
and adopt them accordingly .
g Acraig \edd \moratorium ltr\ 11 -30 - 00\dg
2
The first four months of work focused on developing the Town of Hillsborough ' s
regulations which will be similar to Orange County ' s since their moratorium had a
shorter time period and included a smaller area . The focus is now the county ' s area of
over 800 acres and developing land use and transportation patterns and regulations to
complement Hillsborough ' s work . An examination of potential build out conditions to
ensure adequate road networks is paramount in the subregional area .
A portion of the original moratorium area is being released since that specific area was
examined in the accelerated mode because of its proximity to Hillsborough ' s moratoria
area that is now released along NC 86 , 1 . 85 and Old NC 10 ( also known as Areas 3a
and 3b ) .
The overall goal of this proposal is to enable both the Town of Hillsborough and Orange
County the ability to implement new EDD standards in the designated areas in order to
create a better development pattern and aesthetic image for the entranceway to
Hillsborough and Orange County ' s prime economic development area .
If you have any questions or comments , or would like to participate in the public hearing
( see enclosed notice ) , please feel free to contact me and /or other participating staff
members of our subcommittee at ( 919 ) 245 -2585 .
Sincerely ,
Craig N . Benedict , AICP
Orange County Planning & Inspections Director
Enclosures
cc : Dianne Reid , Economic Development Director , ( 919 - 245 -2325 )
Margaret Hauth , Director , Town of Hillsborough Planning Department ,
( 919J32 -2104 )
g : \craig \edd \moratoriumltr\ 11 - 30 - 00\dg
1
ORANGE COUNTY
BOARD OF COMMISSIONERS
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date : December 12 , 2000
Action Agenda
Item No . C , 1 .
SUBJECT : Amendments to the Orange County Economic Development District ( EDD )
Design Manual
DEPARTMENT : Planning and Inspections PUBLIC HEARING : ( YIN ) YES
ATTACHMENT ( S ) : INFORMATION CONTACT .
EDD Design Outline Craig Benedict , Planning Director , ext 2592
EDD Design Checklist Robert P . Davis , Planner III , ext 2580
TELEPHONE NUMBERS .
Hillsborough 732 = 8181
Chapel Hill 968 =4501
Durham 688 -7331
Mebane 336 = 227 =2031
PURPOSE : To amend the Orange County Economic Development District ( EDD ) Design
Manual related to the 1 -40/Old NC86 and 1 - 85 / NC86 economic development district
BACKGROUND : The Orange County/ Hillsborough Economic Development Districts Task Force
has been working since February of this year on zoning districts that would permit certain uses
by right and some uses through a special use rezoning and special use permit process .
The manual is proposed to be amended by deleting mathematical intensity ratios and replacing
them with objective checklist standards with subjective and supportive guidelines . These
amendments include abridging and revising the manual to cite more objective standards of
review in the areas of performance standard , landscaping , buffers , parking , lighting , setbacks
and architecture . These standards would be used in site plan review of EDD / Limited Office
Districts as well as future EDD special use zoning districts . The EDD Design Manual will still be
in effect for the two other county EDD districts in the 1 - 85 / Buckhorn area and 1 - 85 / US70 Eastern
Orange area .
In these latter two areas , the existing code permits economic development projects to be
submitted , reviewed and approved by staff in accordance with the manual . These areas are
under separate review .
FINANCIAL IMPACT . None at this time .
g :\craig\abstracts\amendments\ 12-4-00\dg
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1
Page
Contents
Part One : Introduction
` Purpose and Intent 1 , 1
9 Using the Manual 1 , 2
A Case Study Approach 1 ,3
Part Two Performance Standards
2 , 1 Development Areas
Introduction 2 , 1 , 1
Schematic Plans 2 , 1 it
2 ,2 Permitted Uses 2 , 2 , 1
263 Land Use Intensity
Introduction 2 ,3 , 1
Impervious Surface Ratio ( ISR ) 2 ,33
Building Volume Ratio ( BVR ) 2 ,3 Z
Landscape Volume Ratio ( LVR ) 221
Site Volume Ratio ( SVR ) 23 , 10
2 ,4 Environmental Factors
Introduction 2 , 4 , 1
Noise 2 ,4 ,2
Vibration 2 A5
Air Pollution 2 ,4 ,s
Electromagnetic Interference 2 , 4 ,9
Hazardous Materials 2 , 41
Solid Waste 2 , 4 , 12
Grading Erosion Control 2 .4 . 17
Stormwater Management 2 - 4 - 18
Etter Supply & Sewage Disposal 2 A = 19
02
2 . 4 .26
Construction & Maintenance
SconOMlc &' vedoPMentDistrlcrs Desert MwxAV
Page
Contents ( Continued )
Part Three : Design ttiteria
3 , 1 Architectural Design
Int
roduction
Site Considerations , 3 , 1 , 1
Compatibility with Neighbors 3 , 1 ,2
3 ,2 Landscape Design
Introduction 352 , 1
Criteria 32 , 2
33 Circulation & Parking
Introduction 3 ; 3 , 1
Parking Lot Design 33 , 1
Thoroughfare Planning 3 , 31
Transit Access 32 , 14
Pedestrian & Bicycle Facilities 32 , 17
3 ,4 Service 8c Storage
Introduction 34, 1
Location & Accessibility 3 , 4, 1
Screening 342
35 Signs & Lighting
Introduction 315 , 1
Signs 3 ,52
Lighting 3 , 5 , s
Part Four •, Appendices
A " Applicable Codes & Technical Reports
B - Approval Procedures , & Site Plan Requirements
C - Wet Detention Basin Standards
D - Illustration Credits
1COnOM c 26vV10pM-PntDisj r1c& Deson li~4a wjal
ECONOMIC DEVELOPMENT DISTRICT CHECKLIST
2 . 3 LAND USE INTENSITY
Impervious Surfaces,
Maximum Impervious Surface Ratio ,
WO
ED District With Detention Ponds ithout Detention Ponds
I -a -1
:::" .:::a, X,:
la= 85/ Buckhorn Road 0070 Oa12 levelled, . . . . .
611.11 110 ,
— FIVE
am 4
lm85/ US 70 OFm7O 0 . 24 w/C &G
a a
4
Go
a ad
0XVI
0 . 36 pw/o C & G
Hillsborough 0450 1I I A M I
Building Volume Ratio ,
Where .
BVR Building Volume Ratio
VB Volume of Building ( s )
BVR ( VI3 + VP + VL VE ) 110
VP Volume of Parking Areas
A VIFFF Volume of Loading Areas
EVE Volume of Exterior Storage
A Site or Lot Area
V13 Building Volumen Building volume is the combination of building coverage and building height , and the calculation
a
is accomplished as follows :
1efaisa1 1 1 1., 1 1 1 0 1 1 1 1 1 1 J:O,O:aaeaa4 1 1 4 1 1 1-4 1 1 1 0 added, .. . . . . . . I .0-1-9 P-1 V 1-1 0 1-1 1 I M :q:o
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0 OP . & GON passage mid .4. 41 aaII. . . . I I . . I I . . " Doloppo a 6 1 1 1 1 1 1 I T I KF I T4 1 1 4.* 1'%'%'q 1 1'4 1 6 4 1 t a I I I I I I W I I I I I sia U11 I
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f f"foh do 17, P IP
VP Parking Area Volume *, Calculation of the parking area volume is accomplished as follows .aI . -a.. P I . I . . . a1 0-1 1 1 0 1 aa f a a I I aI I I 1 1 a I
doei: f."did aa0 4 0
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a - - - - - - - - - -
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r are 0 aja a0 0 a a 6 a 0 4 v 0 6 0 1 4 1 1
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Area Volumes, Calculation of the loading area volume i
VLF Loading s accomplished as follows %II I 0�0 I dome 4 1 1 1 1 a I aaa 4
1aaIVisa 0 evlb4� oo 0 d ed 4 1 aa1aad ;:a 81-0 14 0 4 4 I A 'Am old 1 4 it 4 6 0 a a a
I q 0 0; 114,1 o 1 0 a*00 1 0 1 1:4 11,lop, 11 adds. I 1:1 1 a 1:
psa0 4 a a I I 1 9 1 d A 9 1 1 0 b a aaaaaI
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aaa1soaaaaasieaaoaaaaMap 64" th 4 600: aaissIp I I I
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0 a a D 6 0 a 0 1 1
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a 0 0 9 1 ad
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0 a
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aa P I I I 1 0 P; 4 1 a a 1 4 4 0 1 a 4 a 4 a0 0 t I 1 1 4 0 1 1 1 +9 Kill Ia'*" 1,41 4 1 :4 F I Us Z3::: Pool aaaaaIaIa4 Alin, to :ii" h to
019 4
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1aadoq%bo4wbol ad 4 a 0 op"*;,�%
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9 W a 0 a
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11aaI0 b I I 40 4'P'1 ae:1 Is am ' aimed
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a : t;rtatat ea:: Pot :::c to ' la':. :: . . . .
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gar. . . e.atr >?tt ::.:::::.::::•::.;:. :': ': . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . r . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :- . - . . . . . . . . . . . . . . . .
a1 r .:. . .: . :. . . . . ::r . . . . . . . . . . . . . . . . . . . . . . . . . . . . .rr :::. . :. r :. . . rrr :r . :r . rrrrrrrr . . . . . . rrrrr . . rr . . . . . rrrr . . . . . r . . . . . . . . r . . . r . . . . rr . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - r . . - . rrr . rr . . . . . . . r . r -G19 . .
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t7 . a i1d . - . .
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Landscape Volume Ratio :
Where :
LVR = (VT + VB ) /10 VT = Volume of Trees
A VB = Volume of Berms
A = Site or Lot Area
VT — Tree Volume : Tree volume is much more than the volume of trees on a site . It includes existing wooded areas
retained during the construction process , installed trees , both large and small , shrubs of varying sizes , and berms
installed for screening purposed . Tree volume does not include lawn areas or ground covers .
Tree volume is calculated as follows :
sotth:. : M Wit .. ' ::: . . . ..: .. : . .
at :: .: .,,. . : .
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PLANT CANOPY CANOPY CANOPY
MATERIAL HEIGHT SPREAD AREA
( Feet) ( Feet) ( Sq . Ft. )
Large Trees 50 40 11256
Small Trees 20 15 177
Shrubs 642 Feet 10 6 28
Shrubs 4=6 Feet 5 4 13
Shrubs 1 =4 Feet 2 3 7
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rs. .
. :
Site Volume Ratio ( SVR ) : Site Volume Ratio (SVR) is the volume of building , parking , exterior storage , and loading
areas compared to the volume of landscape features such as trees and shrubs on a site , Specifically , the SVR is equal
to the difference between Landscape Volume Ratio and Building Volume Ratio (SVR = LVR —BVR) .
The SVR sets the land use intensity standard that projects in the EDD must meet. The following table establishes the
minimum SVR for each category of land use permitted in the Economic Development District . Proposed developments
must meet or exceed the following ratios : •
Minimum Required Site Volume Ratios
Required SVR
Land Use Primary , Primary I , Primary Overlay , primary Il Areas
Noise and Seconda Areas
Residential 2 . 0 3 . 0
Office/ Institutional 2 . 0 3 . 0
Service / Retail 1 . 0 2 . 0
Flex space 100 2 . 0
Distribution/Wholesale 3 . 0 4 , 0
Industrial 1 . 0 10
NOTE : Industrial use is considered to be any use which involves the assembly , production or manufacture of
Goods or materials. The intensity or impacts of industrial use depends on the nature of the specific activity. For example ,
electronics assembly would be considered an industrial use, but would have little potential for pollution , high water use or other
im acts which are often perceived as being associated with industrial activity .
2 . 4 ENVIRONMENTAL FACTORS
Noise Levels ,
r . : : :;. : : :. . :.MIT ;. . .. : : f. . 41
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l� .
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Vibration :
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::. . . . :. . . . . . . . . .P . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :::. :::.: :. P::.:::::::::.:P:.:.::::::. . . :. . . . . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:: . . .::::::::.::::.::. ::::. . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :. . . . .: .:::: . :. :. :. . . . . . . . . . . . . . . . . . . . . . . . . . . .
:. . : � h: ► r� ::f tur :w ►. I ::r.. d,c1 ce:::rr r:: Evn. . . . . q: tab# . .:e. . . , . . . .
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Air Pollution :
s:::and::: <> :::<: ;: ;: ::: : : : : :> AA
: r: l e . .ie . 1. .
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# ,>:: :: ach::. ..es i:ltted::>.0 : � .enial ;use :::and . aoc.e�s.o . . . . use. . is . . . .u � t✓e. . .. . :. : . .. . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .::: . .::::. ::... :::.:...:. 11
: . . . .:: .: . .:..:: .:.:..:.:.:.p::... .. :: . .: . . . . . . . . . . . . . . . . ., . . . . . . . . . . , . . . . . ::. . . . . . . . ., . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .I'M. . . . . . . . . . . . :: .:.: .:::..::. . :.: . . ..... . . . . . . . . . p. Y. . . . . . . . . . . . . . . . . . . . . . pp. . . . . , : . . .:: : : ::::::. . . ::. . . . . . . . . . . . . . . . . . . . . . . . . . . .. : :.: .: .:::: ..: ::.
ra :< ::: :::::: : :: ::::: :: :::: ::::::; < :>: :: : ::
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: d : ed ::b. :;:th.e ..NBC ::: nrronrr►er�ff ta: l.:lat ert�:rrt:. rrrr�sE. . :. . . . . ::. . . . . . . .::: :.: :::::::::::::::::::::::::
::.::.::.:::::..:....:::. ::... :..:::.:..: .:: gg::. . .4 : : fl utit.: s.: .. . :cp . . :. . :.::. .:Y:.:: :.:::::.:::.:::::::::::::::::::::::: ::: ::::::"0::::::::::::::::: :::. g. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2 . Each comprehensive site development plan must be accompanied by either :
• A written determination from the staff of Environmental Management Commission 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
qso
AN
and monitonn .
Electromagnetic Interference :
1 . No use , activity or process shall be conducted which produces electric and/or magnetic fields which
adverselyaffect public health safety , . and general welfare . This standard includes , but is not limited to :
Ad* 11
P , Y
• Any use , activity or process which interferes with any operation or equipment ; and
1 .
• Any use , activity or process which interferes with radio , television , and / or telephone reception ,
beyond the boundaries of the lot on which the activityis 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 1 .
of all required FCC permits including conditions for reporting and monitoring , must be submitted with the
P 9
comprehensive site development Ian . 111 :: 11 all:
Hazardous Materials :
1 . Each permitted use , special use and accessory use is required to comply with all applicable federal ,
P P rY
state , and local rules and regulations governing the storage , use , and disposal of hazardous materials . 111111141161
2 . Each comprehensive site development plan must be accompanied by a Hazardous Materials
Management Plan (HMMP) consisting of the following :
Moe
• A Material SafetyData 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
1 Ago
Add
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
gY
enerator of hazardous waste as defined b the N . C . Department of Environment , Health , and Natural
Resources .
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. ... :. . . ... . . . . . . . . .•::. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . .1 . r. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ��:�.::::: :.: . . . , . �. .y.� ,. . . . . . , . . . .�e . . . . . • . .�. . . .. . . . . . . . . . . .
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. . . . . . . .� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . t . . .� . . . .� au . :. . . . . . . . . .
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1 . U£::1 I . W. .Wa . . . . Wad .. . . . . . : . # . . . ! . . . . . . 1]S#�. '.. 3::;: ' .Ei ':> W : . ::, ': ' ::;:: : • <•:::
limpet ,. . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . . .. . . . . . . . . . . . . •. . .. . . . •. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I I : . .,. .: �.,. . .,...x;; :•:
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. . . . .: . ::. .: :::. ;• . :.::: . . b uPeas?w : aar ' .r ' . :aa> c a . . . . . . . n. . . . . s u4 4 leas u . . <: : . : : ; .I I . . :: . ; ; :::14 11 ::: :<:;:: . ::>:
.:.:.: . . .. . . .. . .: . ... . ... . :... . :. . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14. . . . . . . . . y . . . . . . . . .: . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . :. ::ub iqur( Upo..: [ .:. u► ra.a. .:s .:::. : :.•.
3 . Does the landscape plan show 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 ? . . . . . . . . . . . . . . . . . . . . . . . . .
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 :
.: . . ::.•:: :::.•.;::::. ::I:,:a I:::..:::::• ..:.:::.:.. :::.•:;:::::::. ::.•:::::. :::... .::.::.;•:..::::::.:•:. :::.:.:..::•:. .:::•:.:•::::::::..::::::..::. : :.::::::::::::.: ::::,: ;:. :.:.:.:::::::...;...:
:. . ::: :> . : :: :. c <<fo : > : a :: t}: :: : ,., : . . . . . . r f.u. . at. . . . . . . . . . . . . . . . . . . . . . . . . . . . .
: ' :: :: ;:: r:. <: tu. . l: l• at. ►. :. . . sup .: . . tc $ •.:f� llte . . rc . . . } . . . . .rr . . . t►a n ,..:q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:: •. . :::._
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . ::. . . . . . . . h. . . . . . . :�. .o iMT 50*end. .�cQ,r�... . . . . �. . . . . . . . . . . . . . . . . . . . .� . . . . . . . .: .:::::::..:::::.::. . :. . . . . :.•. . . . . . . . . . �. . . . . . . . . . . . . � . . . .:: . . ...:: . . ..::• :.:::.:: .::: .::::::::::. . . . :. . . . . . . . . .
Pat
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do a : :::::: :::: :: : :: ::: :: ::: :::. :::: ::
::<..: <:::.:;:.; . . :.: :::::: . , , :: . :> :. ': . rteted::;arty:::: do
used::x :> r:.eater:a::: tott. :ri . . . . . :. :. . . . . :::
:•;2,:.: :.Ar:.e<: at stir . .rwers . . stro rrts .: and:. .onds.:arrd•. tttei .d a. rr}.a . . f . . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .W.1, .:::. :::::::::::::. :: .::::. . . :::. . . . . . . . . . . . . . . . :::::.:::::::;
:::.::. . . . . ..:. . . . . . . . . .: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:: . . .:: :. . .: . , . ::g:::::. :. . . . . . . . . . . . P . . . . . . . . . . . . . . . . . . . . . . . .:::: .:: . . . .::::. :::::::::. :. .
all
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .P. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :. . . . . . . . . . . . . . . . . . .:.: :::::. :.:::::::::::.
: : . ;:•: e..:as ; t� t►t :ears:ern:e : aid: du er. . e . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..
:::: . . . . :.:.... .el :a .ergs :seer : :GrnrtQ:dot. .a . . ;: : atu .af :.fla�nr::af: wat.er sr . . . . . . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .: . . . . . . . . . . . . . . .. . . .: . . . . . . . . . . . . . . . . . . . :. . :: .. . :: . .
. . . . . . . . . . . . . . . . . . . . . . ,. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . h � . Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
P. P . :f:
011,117
:;::<{}.`• }:::::<:: : :` i::;:}::}.'•::::}::i :: :%: 7:•i ::•; :•: ::}:•i:•i:•:{:•> • • •}:• •:• . I :•:•>: }::•:$::}`•'•::: i:: }::i'r':: :::i}::$L•}}::}}:i:::
a` terire:::genres:identlal ::uses: frarr :::neib.or� n reside. teal . .ar... . :. . . . . . . :::... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:,". . . . . .. . . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3 . if property contains perennial and intermittent streams or major drainage swales , has a minimum 50 -foot
wide stream corridor been designated along both sides of the water feature ? 141,11,
4 . If stream corridors are required , do they need 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 . Does the landscape plan designate the removal of any groundcover and trees within the designated open
space areas?
ow 9
6 . Are buildingsites parking areas and other uses situated in such a way as to protect existing tree stock� p 9
having a diameter of one-foot or greater when measured four and a half feet above ground level ? 11 ad
7 . Are trees to be saved noted on the landscape plan and appropriate measures outlined to protect the tree
stock form damage during construction ?
8 . Where possible , are trees protected in stands or clusters ?
9_: .::...toes. .t} e sltiin :o ::biid ::: : t e . of:.:s. erz . :: : . . s .. . . . . .;::.:'•:::.::.:<•:.:.::.>::.;:.:::: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ::::. :. . :. . . . . . . . . . . . . . . . . . . . .. . . . .:. .. . :. :.: :;::: ;: ::> .::
. . . . . . :. :. . 1 . . . . . . . :. . . . . . . . . . . . . . . . . . . :. f..... . . . . , . . . . i0, c n.. a . . . . . . . . . . . . . . . . . . . . . . . . . .. •::,.::::::::::: . . :. .•. . . . . . . . . . . .: . . . .::.. . . .::::..::::::::.. ::.:.:.:::.•.::•..::..:. . . . . . . . . . . . .: . . .::......:::.• :.::::::. ..::::. . . . . . . . . . . . . . . . . . . . . . . . . . .
g . : .
s t . :. . . . . .:: . . . .:I ' ll . :..::::..:.:.. .: ::::. . :::. < :.::::::::::::::::::::.
.. . ::: : . : : : : : : >: t ctc es::a9.:views:::frarn.;aff. . r. e .. . ..:. .:. . :::•. . . . . . . . . . . . . . . . . . . . . . . . . . . :. . . . ..: . . . . . . . . .
: <a3oes :aYesltie: o . a .n#zatro.n:. t�.rtstder. th.e. .It act. .of . rtew. s ru. . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:.. . . . .:::: •:::. :::. :::. . :. . . . . . . . . . . . . . . . . . . . . . . .: .:: .:::::•. ::::. . . . . . . . . . . :. ::::. :.
! . . did
P:
: :. .1..r:..a�•:.a ss ..t <v s•:. ..r e.ry d: Q.r..: d �.'ed� t:.. _ v . ert. . . uv : . : .n T.s :an : :. :. . . . . :. . . . . . . . . . . . . . . .:.. . . . .. :. :.:::::::. :. . :. . . . . . . . . . . . . :. . :: ::::::::.•. ::::::. :. .: . . . . . . . . . . . . . . . .:: :. . :•._:::.
: .
rbt. . ?< :: . .: :. <. . � d , d >and>: .rd :wh: r . : :o.. : . . . . . . . . . . . . . . . . . . . . :.:: :::::::::.
:::1. ,.::Ar.. :s �. : ra . . • . a. .d . . . is'd . . .�1 r nt . v �ttt�. r �:.tt0:1 .1 vjuj1 . 1 . rc�d, r.....:::: n � . .. . ::. . . . . .•. . . . . . . . . . . . .: . . .:•:..::....:::..::.:.:: :,:, ::. .. :. . . . . . . . . . .._::::..:..:::. ..: . . . :. . . . :. . . . . . . .::::::
Buffering Neighboring Uses :
1 . A buffer of 100 -feet in width (except as otherwise provided ) is required at the boundary of the EDD as well I<
as between Prima and Seconds Development Areas within the Dist ricts . il%" :, : 11:,:PF .lg4l. GM1-%ll61:1all
2 . In the Buckhorn Road EDD , a buffer of 150 -feet is required on the portion of the boundary adjacent to thead
Clearview Subdivision and adjoiningresidential area on the north side of West Ten Road .
3 . A buffer of 100 -feet is required adjacent to the right- of-way of interstate highways .
4 . Screening between adjacent land uses shall be provided in accordance with the attached Schedule of
Land Use Buffers . 066 , 11 . 11141 . 11111101
E:wboeopmb%ow*.6064m�geb.subte�odow�ul000�m%oo "I
5 . Buffers may consist of existing wooded areas . If existing vegetation is not sufficient for screening , a
Y 9
planted buffer shall be provided , consisting of 50 -75 % evergreen trees reaching a minimum mature height `;
p pr v g 9
of 30 -feet .
6 . Access drives , utilities , and pedestrian paths are permitted within the required buffers .
7 . No disturbances for buildings , parking , or storage are permitted within a required buffer .
8 . Access and utility crossings are to be made perpendicular to the length of the buffer.
9 . Limited breaks in required interstate buffers may be allowed if they are well designed and provide a scenic
q Y
vista or landscaped area . No more than one break per lot shall be permitted , and the break shall P
constitute no more than 25 % of the interstate frontage ,
Landscaped Parking Areas :
1 . When parking lots abut a street right- of-way , a 10 -foot landscape area is required
8 -feet shall be provided at maximum intervals of every 10
2 . Landscaping islands having a minimum width of P
parking spaces and at the ends of all rows of parking .
3 . A continuous poured - in - place concrete curb shall be provided around landscape islands .
4 . Where vehicles will extend over landscape islands , such islands shall be increased two and one - half feet
P
in depth by decreasing the length of the parkin stall the same distance .
5 . When grading a site for parking purposes , runoff from parking areas must be infiltrated through grass
9 9 P 9P P
lined swales or orous-fill retention areas rather than directin the flow to natural wetlands .
Buildings and Grounds •
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off > I . .�:.
3 . No fence or wall shall be located within ten -feet of the front property line or of any street right- of-way line .
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6 . Chain link fencing is not permitted in areas visible from adjacent properties , parking areas , street or
pedestrian walkways sunless it is screened through use of coniferous trees and/or ap ro riate shrub
plantings .s .
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Plant Materials :
1 . All areas not paved or built upon shall be landscaped with trees , shrubs , and lawns11141111 . 1
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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
P P 9 -
than 500 square feet .
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 edestrian 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
e ui ment .
i41.4 4 M. :4 at�r� l must b used . t . .::. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . o . . .ratri'e :rnscr:.fl.c It lat,6.:t:ta.dtf'rcat(.or .:a.nd:: n.a ; <.:c.on rxratl, ;:: :::::.::.;::.:::.:::::.:.::.;::.;;:.:::«.:;::.. .::.:::::.::::::.::::::::::..
top9.Y.
The number and distribution of trees which must be planted , by size , is as follows :
NUMBER OF TREES PER ACRE OF PERCENT
UNOBSTRUCTED DISTRIBUTION OF
OPEN SPACE TREES
USE CATEGORY LARGE SMALL
INDUSTRIAL 20 10
am " 11 . 11 , 110
DISTRIBUTION 64 26
FLEX SPACE 23 20
OFFICE 51 23
RETAIL 39 15
SERVICE 24 52
— — — — — — — — 7 .1.411.016". I I
1 .
0.
11
4 .
0 go
" 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 OPENof
11
SPACE IF THEY ARE AT LEAST 500 SQUARE FEET IN AREA,
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 Maple
Liquidambar styraciflua Sweet Gum Betula algra River Birch
Ulmus americana American Elm Cornus florida Flowering Dogwood
Platanus occidentalis Sycamore Malus hybrids Flowering Crabapple
Acer saccharinum Silver Maple Prunus cerasifera Purple Leaf Plum
Atropurpurea '
Salix babylonica Weeping Willow Prunus serrulata Japanese Cherry
Fraxinus americana White Ash Acer palmatum Japanese Maple
Quercus coccinea Scarlet Oak Cupressus sempervirens Leyland Cypress
Gleditsia triancanthos Honeylocust Albizia julibrissin Mimosa
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 6A2 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
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 English Laurel
augustifolia
Elaeagnus pungens Thorny Elaeagnus Nandina domestica Nandina
Ligustrum senense " Variegata " Varigated Privet Aucuba japonica Japanese Aucuba
Fatsia japonica Japanese Fatsia
Evergreen Shrubs 14 feet Gardenia jasminoides Cape Jasmine
Scientific Name Common Name. Rhododendron hybrida Hybrid Rhododendron
Juniperus horizontalis Parsons Juniper Ilex crenata ' Rotundifloia ' Roundleaf Japanese Holly
' Parsons '
Ilex vomitoria ' Nana ' Dwarf Vaupon Holly
Juniperus horizontalis Andorra Juniper' Plumosa ' 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 ' Dwarf Hinoki Cyress
Ilex crenata ' Stokes ' Stokes Japanese Holly
Pinus mugo ' Compacta ' Mugo Pine
Yucca filamentosa Adam ' s Needle Yucca
Juniperus chinensis pfitzriana Dwarf Pfitzer Juniper
' Nana '
Leucothoe fontanesiana Drooping Leucothoe
3 . 3 CIRCULATION AND PARKING
Location ando Configuration :
1 . Is the site a self- contained development capable of accommodating it 's own parking needs . 11
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 b major landscape buffers , : :: :: : : ::: : : :
a : ' . :;: : : . ;::
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.: . . . . . . . . . . . . . .P . . . . .� . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . .� . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . :. :. .•. .•. :. :. . . . :•::::::::::::::. . . . . . . -
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 . 11
6 . Parking areas must be separated from structures by either a raised concrete walkway or landscaped strip ,
referable both .
>7 t r :. . :a.:ktn :strt rot r.boo.I ::i( e. . isloom
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9 . Screening at the perimeter of a parking structure must be provided so that automobiles are screened up
to a height of three -feet . 11
Entrances and Exits :
01,111 , 11110 , 1401 , 11*11 , 111 .
1 . All vehicular maneuvering requirements for entry and exit to and from individual parking spaces must be
executed entire ) on site ,
2 . Vehicles must not be required to enter the street in order to move form one area to another on the same
site .
1 - 1
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 rovided . 1 - 11 - 111 - 111 , 11 ,
5 . All access points shall be clearly marked with appropriate directional signage .
6 . On public roads , access points are subject to review and approval by the NC Department of
11
Transportation .
7 . Entrance and exit points shall be limited to one ( 1 ) per street frontage ,
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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 NO to the greatest degree possible ,
and clear, well Illuminated paths must be provided from parking areas to the street and building entrance .
Parking Standards :
as
1 . All parking facilities on each site shall be sufficient to serve the business conducted without using adjacent
1100
streets or parking lots , Image
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XX
Parking Space Dimensions :
1 . Parking spaces are required to be a minimum width of nine feet and twenty feet in depth .
2 . Where perpendicular parking is used , 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 .
PRIME
2 . 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 ,
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 floorX Ea
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 .
OFF -STREET PARKING REQUIREMENTS FOR SELECTED LAND USES
Refer to Article 10 .4 of the Zo inq 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 Employee Per Seat
Residential
Single -family 1
Duplex 1
Multi-family 2
Services
Hotels & motels 1
Banks & financial institutions 11200
Medical offices 1 /300
Theatres 1 /2
Laundry & dry cleaning establishments 1 /300
Barber & beauty shops 1 /200
Offices & personal services 1 /300
Restaurants - Drive -in 15 + 1 /50
General 1 /50 + 1 /4 i
Retail
Retail store or center 1 /200
Automobile sales 1 /400
Service station 1 /bay 1
Distribution
Wholesale sales 1
Storage & warehousingMENEFEE
1
Light Industrial
Manufacturing & processing 1
Research facility 1
Roadway Design / Improvement
1 . A Traffic impact Study required uired and must be submitted with the comprehensive site development plan if
the traffic generated by a development exceeds 800 trips per day .
New Streets :
1 . 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 .
2 . On -street parking is not permitted on collector streets which will intersect with existing thoroughfares
ro osed as bicycle routes in the Regional Bicycle Plan .
3 . 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 . 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 .
3 . Barrier free design must be incorporated into sidewalk and walkway systems for use by the handicapped I :M.06101 to
.
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6 . Locate parking areas to the side or rear of buildings and relate building facades to the street , . �public
a wlks , and transit shops ,
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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) , and
designed so that all service and loadingoperations occur within the confines of the buildingsite .
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 ,
4 . 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 . boom -4
It
. . . . . :. . . . .: :. .: . .: :. . . ,.
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 containers and recycling bins must be enclosed in durable , attractive structures screenedmemos
from view through the use of shrubs planted around the base of the enclosure .
3 . - Loading areas may only face side or rear property lines and must be designed so as not to interfere with
404
traffic movement within the site . Me
4 . Loadingareas shall not be located within require drives or parkingareas .
5 . Loading areas shall be screened from view through the use of landscaping , walls and/or fencing .
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144 0r . c� e nod
i ..
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 .
Signs :
Identification Signs: Criteria governing the number, size , and height of identification signs is , as follows :
Maximum number of signs permitted 3 per use
Maximum number of freestandin signs permitted 1per use
Totalsquare footage of all signs permitted 200 s . ft .
Maximum size of an sin 75 s . ftIXIXI
Maximum height of an sin 12 ft .
Freestanding identification signs :
• Only one freestanding identification sign is permitted for each use . However, a second sign may
be used where a site has more than one vehicular entrance on different sides of the building .
• 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 ,
• A freestanding identification sign must be located at least 10 - feet from any property line or
drivewa f .
Wall Signs :
1 . Must be mounted on a building fascia panel designed specifically for that purpose or mounted flat against
the building wall .
tooth2 . Only one wall sign per tenant or building occupant is allowed , and only the name of the tenant and /or
identifying idenfifying symbol may be displayed
3 . Wall signs may not extend higher than the fascia panel or fagade of any structure .
Information Signs .
1 . Information signs must be places perpendicular to approaching traffic so that they are visible and legible . 110
2 . Signs must be positioned so that there is a clear line - of-sight well before the point at which a driver must
take action to change direction .
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 rightu-tofewway unless they are erected by a governmental agency .
5 . Information signs may not contain advertising material or exceed six square feet in area .
Appearance and Illumination .
1 . Sign colors must not be overpowering but must accent the building which the sign identifies or on which it At A
is mounted .
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 . Outdoor advertising signs , billboards , and portable signs are prohibited , as are inflatable signs .
5 . Except for time and temperature signs , signs with flashing or moving messages are prohibited .
Temporary Signs :
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 .
AAA
2 . A minimum eight-foot vertical clearance must be maintained .
3 . Signs on awnings must be painted on and limited to the awning 's flap (valance) or end panels .
AVA
4 . Plexiglas , metal , and glossy vinyl illuminated awnings are strongly discouraged . Canvas , treated canvas ,
matte finish vin I , and fabric awnings are encouraged .
Lighting :
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
Pedestrian paths 1 . 00 footcandles
Parking lots 0 . . 50 footcandles
too A
00 ,
1 . Pedestrian walkways and plazas must be lighted and fixtures mounted at a lower height for security .
-0000060,
2 . Accent lighting must also be provided to illuminate such key locations as building and driveway entries ,
and activity areas .
3 . All light fixtures are to be concealed source fixtures except for pedestrian orientation accent lights .
4 . Security lighting fixtures or floodlights must not project over the fascia or roof line of the buildings (s) .
5 . 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 .
6 . The design of light fixtures and structural supports must be compatible with the architecture of the11
principal building (s) and identification signs .
7 . Where buildingfaces are illuminated , lighting fixtures must be integrated within the architectural design of11
911
the buildings
111.
8 . Ground - mounted lighting fixtures must be weather- proof and vandal resistant .
ADDENDUM - BASIC SIGN DESIGN SCHEDULE
Size of Maximum Wall and Sign
Development Symbols or Ground / Mon Height
( in acres ) Letter ument signs ( in feet)2
Heights ( in square
in inches ) feet)
Fascia Monument Letter
Border 50 6
Letter Size Size
0 — 4 . 9 24 6 18 100 8
500 — 1909 30 9 24 150 10
Over 20 36 12 36 --
( Dev . Name )
Major 72 24 -- --
Tenants'
Add ' I 24 6
Information
1
ORANGE COUNTY
BOARD OF COMMISSIONER ' S
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT
Meeting Date : December 12 , 2000
( Continued from November 27 , 2000 Public Hearing ) Action Agenda
Item No .
SUBJECT : Non - Residential Approval Procedure for Subdivision , Zoning and Economic
Development Ordinance Amendments
DEPARTMENT : Planning and Inspections PUBLIC HEARING : ( Y/ N ) YES
ATTACHMENT ( S ) : INFORMATION CONTACT :
Proposed Ordinance Robert P . Davis , Planner III Ext . 2580
Craig Benedict , Director Ext . 2592
TELEPHONE NUMBERS :
Hillsborough 732 - 8181
Chapel Hill 9684501
Durham 688 -7331
Mebane ( 336 ) 227 -2031
PURPOSE : To receive public comment on the proposed Approval Procedure Amendments for the
Economic Development , Commercial and /or Industrial Districts Amendments in the Subdivision ,
Zoning Ordinance and Economic Development Districts Design Manual .
BACKGROUND
Request
• Amend the Approval Procedures and related sections in the Subdivision , Zoning Ordinance and
Economic Development Design Manual .
• Provides for initial review by the Planning Staff of proposed subdivisions in the Economic
Development , Commercial , and /or Industrial Districts .
• Sets up all subdivisions ( minor and major) in these districts to follow the preliminary plan approval
process in the Subdivision Ordinance .
• Requires all roads in these subdivisions to be public and constructed to NCDOT standards .
• Provides for a minimum lot size of 4 acres in the Economic Development Districts .
• Requires dedication of right- of-way and construction of master planned roadways in Economic
Development districts .
• Promotes service and /or frontage road interconnectivity .
• Limits road cuts to major roadways .
• Provides for non - conforming lot development standards .
Location
Amendments will apply to the entirety of Orange County lying outside the municipalities and their
extraterritorial jurisdictions , if any .
Development Process , Schedule and Action
• Public Hearing on November 27 , 2000 .
• Refer amendment to the Planning Board for a recommendation back to the Board of County
Commissioners no sooner than January 18 , 2001 .
gAeddie\amend -sredd -abstract\ 11 - 10 -00\dg
2
RECOMMENDATION ( S ) : Planning Staff Recommendation : Approval of the proposed
amendments as given in the attached documents .
Administrative Recommendation : Refer proposed amendments to the
Planning Board for a recommendation to . be returned to the Board of
Commissioners no sooner than January 18 , 2001 .
g : \eddie\amend-sredd-abstract\11 - 10- Mg
Public Hearing Ordinance 3
An Ordinance Amending the Subdivision Ordinance of Orange County
Bold = Proposed Text
StFiket = Deleted Text
Amend Article III - D APPROVAL PROCEDURES FOR MAJOR SUBDIVISIONS by
creating a new section as follows :
j Approval Procedures for Subdivisions in the Economic
Development, Commercial and Industrial Districts
Initial review of all subdivisions in the Economic Development , Commercial
and /or Industrial districts shall be performed by the Orange County Planning
Staff. Following review by the Orange County Planning Staff all subdivisions
shall follow the preliminary plan major subdivision approval procedures as
specified in Section III - D -3 . All subdivisions shall submit the application
requirements as specified in Section III - D =3 -a . All roads in these zoning districts
are required to be public and constructed to North Carolina Department of
Transportation standards .
Final plat approvals shall follow the final plat approval procedures in Section III -
D -4 of the Orange County Subdivision Regulations .
( Signature) ( Signature )
Clerk , Board of County Commissioners Chair , Orange County Commissioners
Date and Seal
4
Public Hearing Ordinance
An Ordinance Amending the Zoning Ordinance of Orange County
Bold = Proposed Text
StFil e Deleted Text
Amend Article 6 . 29 . 2 DESIGN REVIEW PROCESS as follows :
Before any new site development may be undertaken in an Economic Development
District , a site plan must be approved and a zoning compliance permit issued in
accordance with the provisions of Article 14 (Site Plan Approval Procedures ) of this
Ordinance . Prior to submission of an application for site plan approval , applicants will be
required to meet with representatives of the Planning and Inspections , and Economic
Development Departments to identify policies , procedures , . regulations , and fees
applicable to development proposals .
Plans for development proposals in an Economic Development District will be reviewed by
the Planning and Inspections Department staff for compliance with the standards
contained in the following section . Such review will also be carried out in accordance with
the provisions of Article 14 . 3 ( Site Plan Review) of this ordinance . Any proposed
subdivision in the Economic Development District shall - follow the approval
procedures as specified in section III - DA j of the Orange County Subdivision
Regulations and have a minimum lot size of 4 acres .
( Signature ) ( Signature )
Clerk , Board of County Commissioners Chair , Orange County Commissioners
Date and Seal
o •\ P� .� io� f_� Q_�� 1 i _ i2 _nn� a „
Public Hearing Ordinance 5
An Ordinance Amending the Economic Development Districts Design
Manual of Orange County
Bold = Proposed Text
StFik t, hr'e, 1 „gh = Deleted Text
Amend Part One - A CASE STUDY APPROACH as follows :
To assist landowner , developer , and citizen alike in understanding how to use this
manual , a local site was selected and " developed " in accordance with the performance
standards and design criteria contained in this document . Although the " case study "
i
presents a range of design consderations , it does not attempt to portray every situation .
Neither does it represent the only approach to site evaluation and design . Each site is
different , and the land owner/developer should discuss his/her ideas with the Planning &
Inspections Department and Economic Development Commission staff to assure the
best fit between the site , performance standards , and design criteria .
It should be noted as well that this Design Manual is not to be used as the only source
of information . All subdivision activity in the Economic Development District shall
follow the review and approval process as specified in Section III - DA j of the
Orange County Subdivision Regulations . Also , Appendix A contains a List of
ordinances , technical reports , and other information which must be used in combination
with the Manual . In addition , Appendix B contains provisions from the Orange County
Zoning Ordinance which explain the site plan approval process . A thorough knowledge
of this information will assure the preparation of acceptable plans as well as an
expedited approval process .
( Signature ) ( Signature )
Clerk , Board of County Commissioners Chair , Orange County Commissioners
Date and Seal
V'� P 111 P� PfI ll7 CPCfi• A% AI I _ 11 _ 0A\ A