HomeMy WebLinkAboutAgenda - 09-14-2021; 6-b - Eno Economic Development District – Potential Comprehensive Plan Future Land Use Map and Zoning Atlas Amendments 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 14, 2021
Action Agenda
Item No. 6-b
SUBJECT: Eno Economic Development District — Potential Comprehensive Plan Future
Land Use Map and Zoning Atlas Amendments
DEPARTMENT: Planning and Inspections
ATTACHMENT(S): INFORMATION CONTACT:
1. Current Land Use and Zoning Craig Benedict, Director, (919) 245-2592
Designations in the Eno EDD Perdita Holtz, Planner III, (919) 245-2578
2. Maps of 2012 Eno EDD Expansion
3. Capital Improvement Plan (CIP) Map
4. Maps of Existing Residential / Non-
Residential / Undeveloped Parcels in the
Eno EDD and of Developed and
Undeveloped Lots in Whispering Pines
Subdivision
5. Water & Sewer Management, Planning,
and Boundary Agreement Map
6. Maps of Potential Amendments
PURPOSE: To review potential Comprehensive Plan Future Land Use Map and Zoning Atlas
amendments in the Eno Economic Development District (EDD) and provide direction to staff on
whether to pursue amendments and the timeframe.
BACKGROUND: Planning staff has been asked to bring forward for Board of County
Commissioners' review and discussion potential Comprehensive Plan Future Land Use Map
and Zoning Atlas amendments in the Eno Economic Development District (EDD) (see maps in
Attachment 1 for location and current designations).
Historical Information
Most lands in the current Eno EDD have been designated for economic development purposes
since 1981, when the County adopted a Comprehensive Plan. In 2012, the boundaries of the
Eno EDD were expanded in anticipation of water and sewer availability (see maps in
Attachment 2 for the 2012 amendments, adopted September 6, 2012). The Eno EDD is
currently 958 acres of economic development land use classification, with an adjacent 67 acre
housing area (Whispering Pines subdivision) and 31 acres annexed by the City of Durham for
economic development purposes (northeast corner of EDD, adjacent to 1-85 in Capital
Investment Plan (CIP) focus area). The County proceeded with adding a matching zoning
district (i.e. `prezoning') to approximately 75% of the land use area. Other areas (25%) remain
in a residential zoning category (or base zoning). The Eno EDD is part of a courtesy review
agreement with the City of Durham, as part of the Eno EDD Area Small Area Plan.
2
Recent Water and Sewer Studies
Recent joint engineering studies by Orange County and City of Durham staff and a consultant
have retracted the larger area's viability for public sewer due to Durham system constraints in
the area and prohibitive cost. However, a smaller economic development focus area of 200
acres between 1-85 and US 70 still remains viable for public sewer and an existing water line lies
adjacent to the area. (See CIP map in Attachment 3 for location of the 200-acre area).
Additionally, there are many existing commercial uses in the general area on well and septic.
Interlocal Utility Services Agreement with City of Durham
County staff is in the process of working with City of Durham staff to update and amend the
interlocal agreement for water and sewer services (adopted in 2011, expired in 2018) to address
the smaller economic development focus area. After completion of an engineering study in
2013 and subsequent additional analysis, it became apparent that the City will not be able to
serve the entire Eno EDD area with water and sewer due primarily to pump station capacity
limitations within the City's sewage disposal system. The cost to upgrade the existing pump
stations is prohibitive. If the City is able to serve the Eno EDD, it would be a much smaller
geographic area than initially envisioned, perhaps up to 200 acres. The City is expected to
require voluntary annexation of any properties it serves with its water and sewer systems.
Willing property owners have `signed on' to express interest in developing their lands consistent
with the Economic Development and Commercial-Industrial land use designations that have
been in place since 1981.
Development on Private Wells and Septic Systems / Future Land Use Designations and Zoning
While public water and sewer availability allows for more dense/intense development and larger
projects, the regulations contained in the County's Unified Development Ordinance (UDO) for
the Eno (and Buckhorn) EDD do not require connections to public water and sewer systems if
such systems are not available. These EDDs allow non-residential development to occur using
wells and septic systems (or other wastewater disposal techniques). If there is desire to
potentially allow new non-residential development in the Eno EDD on wells and septic systems,
the existing Future Land Use classification (Economic Development) and much of the current
zoning could achieve new non-residential development, particularly smaller-scale non-
residential development such as individual offices or other uses that do not require large
amounts of water and wastewater disposal.
As is shown on the maps in Attachment 1, some of the lands designated for Economic
Development (land use classification) are currently zoned R-1 (Rural Residential) (see the
southwestern portion of the EDD area and lands between the railway and Old NC 10). Since
zoning is the regulatory tool, the current zoning means that only uses allowed in R-1 would be
permitted on these properties. R-1 is primarily for residential uses and a few other compatible
use types, as shown in the Table of Permitted Uses in Section 5.2 of the UDO.
It should also be noted that the EDE-1 zoning district allows a variety of residential uses,
including single family residential; new residential uses would be permitted in the EDE-1 zoning
district. EDE-2 zoning does not allow residential uses. Future Land Use and zoning
amendments may be necessary only if the decision is made that all non-residential development
in the Eno EDD should be served by public water and sewer systems or if there are other
reasons for pursuing amendments. If amendments are pursued, a determination will need to be
made regarding which Future Land Use classification and/or zoning district should be applied to
the map(s).
As a reminder, any new non-residential development in the area is required to adhere to all of
the standards and regulations contained in the UDO, including proper buffering from adjacent
3
uses and performance standards related to noise, vibration, outdoor storage, and other impacts
(see Section 6.4 of the UDO).
Additional maps that may prove useful in understanding the area are included in Attachment 4:
• Existing Residential / Non-Residential / Undeveloped parcels
• A map of developed and undeveloped lots in Whispering Pines subdivision (which is
designated as 10-Year Transition on the Future Land Use map). As a historical note,
many/most of the undeveloped lots remained so because suitable septic sites could not
be located on the lots.
Water & Sewer Management, Planning & Boundary Agreement (WASMPBA)
The entire Eno EDD plus lands well to the south of the EDD are designated as "Primary Service
Area" on the WASMPBA map (Attachment 5). Since mobile home parks in the area may
eventually need public water service for both household use and fire suppression, staff suggests
that the current WASMPBA boundaries remain as is.
Potential Amendments
The maps in Attachment 6 depict potential amendments to pull back a portion of the EDD
expansion that occurred in 2012 and rezone the properties back to R-1 (Rural Residential).
Staff is seeking BOCC direction on whether Future Land Use Map and Zoning Atlas
amendments should be pursued at this time. The potential amendments are as follows:
Future Land Use Map Zoning
112.2 acres from Economic 112.2 acres from EDE-1 to R-1
Development to 10-Year Transition
The 10-Year Transition land use classification is for "areas changing from rural to urban in form
and density. All densities of residential development would be appropriate. Non-residential
uses implemented in accordance with small area plans and/or overlay districts may be
appropriate." The Land Use and Zoning Matrix in Appendix F of the Comprehensive Plan
identifies the following potential zoning districts for 10-Year Transition areas: R-1 , R-2, R-3, R-
4, R-5, R-8, R-13, MPD-CD, HP-CD, R-CD, NR-CD, and Special Zoning Overlay District.
Amendment Process
Amendments to the Comprehensive Plan and Zoning Atlas (rezoning) must adhere to the
processes described in Sections 2.3 (Comprehensive Plan) and 2.8 (Zoning Atlas) of the UDO.
For County-initiated amendments, the general process is listed below with a possible timeframe
for any potential amendments in bold italics:
• Public Information Meeting to Explain the Amendments (This meeting is not required by
the UDO, but historically the County has held such meetings at the beginning of the
process to better inform residents and address questions before the subsequent Planning
Board meeting.) — October 2021
• Post Sign / Mail Notices for Planning Board Meeting — mid November 2021
• Development Advisory Committee Meeting (staff group of multiple departments) -
November 2021
• Staff Recommendation to the Planning Board — end of November 2021
• Planning Board Review and Recommendation — December 1, 2021
• Publication of Legal Ads / Sign Posting / Mail Notices for BOCC Public Hearing —
January 2022
• BOCC Public Hearing/Potential Decision — January 2022
4
FINANCIAL IMPACT: Existing County staff could accomplish the necessary tasks associated
with amending the Future Land Use Map and Zoning Atlas, if directed to do so by the Board of
County Commissioners.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goal is applicable to
this item:
• GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND
ENVIRONMENTAL POLICIES
The fair treatment and meaningful involvement of people of all races, cultures, incomes
and educational levels with respect to the development and enforcement of
environmental laws, regulations, policies, and decisions. Fair treatment means that no
group of people should bear a disproportionate share of the negative environmental
consequences resulting from industrial, governmental and commercial operations or
policies.
ENVIRONMENTAL IMPACT: There is no Orange County Environmental Responsibility Goal
impact associated with this item.
RECOMMENDATION(S): The Manager recommends the Board receive the information and
provide direction to staff on whether to pursue amendments and, if so, the timeframe.
Eno EDD - Current Future Land Use Map 5
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Eno EDD Area -Current and Proposed Future Land Use Classifications
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Proposed Changes Future Land Use Classifications County Boundary
OCommercial Node to 10 Year Residential Transition Rural Residential ® Durham Urban Growth Area
. Commercial Node to Economic Development Agricultural Residential Streams
-. N Rural Residential to Economic Development Economic Development Water Bodies � 1 inch=1,300 feet
Water Supply Watersheds
City Limits Public Interest Areas 4n 300 mFeet
Commercial Node Resource Protection Areas
Orange County Planning and Inspections Department
GIS Map Prepared by Brian Carson.7/31/2012
8
Eno EDD Area - Current and Proposed Zoning
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.R1 to EDE-2 ETJ EDE-1 0 R1 0 300 600
m Feet
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- EDE-2 0 R2
Major Transportation Corridor Orange County Planning and Inspections Department
GIS Map Prepared by Brian Carson.7/26/2012
* It is recommended that these areas should be removed from the Feb. 27, 2012 recommendations and return to R1 zoning as part of the May 29, 2012 recommendations.
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Existing Residential and Nonresidential Uses in the Eno EDD 11
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County Boundary � q< ground truthing has been done to Planning and Inspections Department(BC)
L Y verify the data. 3/19/2021
xx\Existing Residential and Nonresidential Uses in the Eno EDD
Whispering Pines Subdivision Developed and Undeveloped Lots 12
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13
Appendix A
Water and Sewer Management Planning and Boundary Agreement
49 3
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Hillsborough
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Legend
Hillsborough Long-Term Interest Area
Hillsborough Primary Service Area
ay fi OWASA Long-Term Interest Area
Orange county Primary Service Area
OWASA Primary Service Area
N
Orange county Long-Term Interest Area
Chap.ewiII
54 Rural Buffer Boundary
Carrboro
0 1 2 3 4
d Greens r mooff==Miles
a 1 inch =3 miles
Orange County Planning and Inspections Department
Updated Hillsborough Primary Service Area,Brian Carson 1016120
Updated O WASA Primary Service Area,Brian Carson 6126117
Added Hillsborough Long-Term Service Area,Miriam Coleman,1015110
Revised Orange Country Primary Service Area,Miriam Coleman,1015110
Updated Hillsborough Primary Service Area,Miriam Coleman,10122108
Updated Streets,Miriam Coleman,2002
Revised Map to show retracted Chapel Hill Urban Service Boundary,Carrie Whitehill,11114101
Original Map Prepared by Beth McFarland,04117197
Effective data 10/6/2020
Eno EDD Area - Potential Future Land Use Map Amendments 14
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Potential Future Land Use Map Rural Residential
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® Change (Economic Development Public Interest Areas
Transition to 10 Year Transition)
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Durham Urban Growth Area Planning and Inspections Department(BC)
0 Watersheds 9h/2021
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