HomeMy WebLinkAboutAgenda 04-07-2026; 5-b - Zoning Atlas Amendment – Parcel Identification Number (PIN) 9851433215, Bingham Township 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: April 7, 2026
Action Agenda
Item No. 5-b
SUBJECT: Zoning Atlas Amendment — Parcel Identification Number (PIN) 9851433215,
Bingham Township
DEPARTMENT: Planning and Inspections
ATTACHMENTS: INFORMATION CONTACT:
1. Staff Report Taylor Perschau, Current Planning and Zoning
2. Project Narrative Manager, (919) 245-2597
3. February 4, 2026 Signed Planning Board Cy Stober, Planning Director, (919) 245-2592
Statement of Consistency
4. Statement of Consistency
5. Ordinance Approving Zoning Atlas
Amendments
6. PowerPoint Presentation
PURPOSE: To take action on a County-initiated Zoning Atlas Amendment to amend the Jordan
Lake Unprotected Watershed Overlay District and University Lake Protected Watershed Overlay
District boundary line on one unaddressed parcel totaling approximately 19.4 acres (PIN: 9851-
43-3215). State law requires that Orange County hold a public hearing, receive the Planning
Board and staff recommendations, allow for public comment, close the public hearing, and vote
on a zoning application presented for action.
BACKGROUND: Protected Watersheds within Orange County are part of the County's delegated
Stormwater Management Program, as reflected in the adopted Orange County Watershed
Boundary Map. These watersheds are also adopted Zoning Overlay Districts in the Unified
Development Ordinance (UDO), requiring approval of a Zoning Atlas Amendment to modify the
watershed overlay boundary line.
Based on State requirements, the Board was notified of the change in the watershed boundary
line at the March 18, 2025, BOCC meeting. The March 18, 2025, BOCC agenda item materials
are available at this link:
http://server3.co.orange.nc.us:8088/WebLink/O,0/doc/74970/Pagel.aspx.
Please note that the Property Identification Number(PIN) referenced in those materials is different
than the PIN used for this application, as the subject property was subdivided (as documented in
Orange County Register of Deeds Plat Book 129/53) and new PINs were assigned to the resulting
lots, per the County's PIN Ordinance.
Following this action, the Orange County Planning & Inspections Director initiated a Zoning Atlas
Amendment application on December 10, 2025, to amend the Jordan Lake Unprotected
Watershed Overlay District and University Lake Protected Watershed Overlay District boundary
line. This second action is necessary so that the zoning overlay boundary line coincides with the
now State-recognized watershed ridge line. The Staff Report in Attachment 1 contains additional
2
information, maps, and analysis. The Project Narrative contained in Attachment 2 provides
additional background information related to this request.
Requirements: As detailed within 2.8 of the UDO, Zoning Atlas Amendment submittals are
required to contain:
1. A completed Zoning Atlas Amendment application;
2. A map, at a legible scale, showing the land proposed for rezoning;
3. A detailed narrative; and
4. Plan review fee(s) consistent with the adopted Orange County Fee Schedule.
[Note: As a County-initiated action, no review fees were collected]
Basic Review Process: A rezoning application for an overlay district amendment requires
submission of a detailed area map and other documents, in accordance with Section 2.8.3(A) of
the UDO. A site-specific plan is not required for overlay district amendment applications and
conditions cannot be applied to an approval action. The application was reviewed as follows:
• FIRST ACTION — Staff holds a Development Advisory Committee Meeting.
STAFF COMMENT. The Development Advisory Committee Meeting was held on
December 18, 2025, at 9:30 a.m., via Microsoft Teams.
• SECOND ACTION — The Planning Board reviews the application at a regular meeting
and makes a recommendation to the BOCC.
STAFF COMMENT: The Planning Board reviewed this application at its regular
meeting on February 4, 2026, and voted unanimously to recommend approval of
the amendment.
• THIRD ACTION — The BOCC receives the Planning Board and staff recommendations
at an advertised public hearing and makes a decision on the application.
STAFF COMMENT. The public hearing is scheduled for April 7, 2026.
Public Notifications: In accordance with Section 2.8.7 of the UDO, notices of the Public Hearing
were mailed via first class mail to property owners within 1,000 feet of the subject parcel. These
notices were mailed on March 20, 2026 — 18 days before the hearing. Staff also posted the
subject parcel with signs on March 20, 2026 — 18 days before the hearing.
Planning Board Recommendation: The Planning Board reviewed the Zoning Atlas Amendment
at its February 4, 2026 regular meeting. At this meeting the Planning Board voted unanimously
to recommend approval of the Statement of Consistency (Attachment 3) and the proposed Zoning
Atlas Amendment (Attachment 5), as presented.
The Planning Board's signed statement of consistency is included in Attachment 3. Agenda
materials from the February 4, 2026, meeting, including the draft minutes can be viewed at the
following link: https://www.orangecountync.gov/AgendaCenter/ViewFile/Agenda/ 03042026-
2536.
Planning Director's Recommendation: The Planning Director recommends approval of the:
1. Statement of Approval and Consistency indicating the overlay zoning district amendment
application is reasonable and in the public interest, as contained in Attachment 4.
2. Zoning Atlas Amendment Ordinance to reflect the zoning overlay change on the County's
adopted Zoning Atlas, as contained in Attachment 5.
3
FINANCIAL IMPACT: This request has been reviewed by various County departments which
have determined that the approval of the request would not create the need for additional funding
for the provision of County services.
ALIGNMENT WITH STRATEGIC PLAN: This item supports:
• GOAL 1: ENVIRONMENTAL PROTECTION AND CLIMATE ACTION
OBJECTIVE 6. Protect water supply/watersheds.
OBJECTIVE 7. Conserve and protect high priority open space, including Natural Heritage
sites, nature preserves, watershed riparian buffers, and prime/threatened farmland.
RECOMMENDATION(S): The Manager recommends the Board:
1. Conduct the public hearing and receive the Planning Board and staff recommendations
and public comments;
2. Close the public hearing; and
3. Vote to Approve the Statement of Consistency (Attachment 4) and Zoning Atlas
Amendments (Attachment 5);
OR
Vote to Deny the Zoning Atlas Amendments, including a statement as to why the
application is not reasonable and/or not in the public interest.
Staff Report
Attachment 1 �+
ORANGE
Zoning Atlas Amendment COUNTY
NORTH CAROLINA
Parcel Information
' c u u n
Watersheds Parcel Address An unaddressed parcel
C ------ ----- on Dodsons Crossroads
^ Hy.. S rthe HyCre F i. - flat River
„creek {p r t IF (protected)
Parcel Identification
-,
Number (PIN) 9851-43-3215
Little River
(protected)
i Back Creek »4ztrrk ti Orange County
" En° '. Applicant Name
(p t tied) rt IPEbg3r HPE6rsg Neuse
River BF., and Address 131 W. Margaret Lane
Hillsborough, NC
upper
Eno
�} (critical) Lower.Eno
'- Upper Eno -
(protected] r -
ri Lower Eno
E � n 5-ors�3 ram^ (protected)
;Haw Creek a ,
0
' ! ' *Amendment Area
}�-/ 0 Watersheds
Cane C k .. - River Basin Boundary
(protected) Railroad JL-HM Development, LLC
r % Jordan Lake WaterBodas Property Owner 1710 E. Franklin Street
' -Cane —Streams
` Creek l Municipal Jurisdiction Name and Address Unit 1237
i c.,c cm-fi riiical >,
nr-nnclr ) Water Supply Watersheds
> protected Chapel Hill, NC 27514
Gri,ieal
' :; {l �• N
f
River U iversity LakeORANGE A
Haw (protected) COUNTY
-. 'tire sa
. (Law, 'i r University oko .e.A maa nw.a.a�.rou9�m,.
Lake
Jortlart Lake
_ r ors aw•aae,m�;'r
-- --- 1 (protected)', :r.uceau�ie.d=:inn.secun,00r.zozanpn
Zoning Atlas Amendment Overview
Orange County has initiated a Zoning Atlas Amendment to modify the Jordan Lake Unprotected Watershed
Overlay District and University Lake Protected Watershed Overlay District boundary line. State-designated
Critical and Protected watersheds located in Orange County function as Watershed Protection Overlay
Districts. Based on Article 4, "Overlay Zoning Districts", the Watershed Protection Overlay District applies to
areas that are classified as WS-II, WS-III, or WS-IV by the State of North Carolina. The Planning Director
initiated this Zoning Atlas Amendment to bring the overlay district into alignment with the State-recognized
watershed. No amendments are proposed to the base zoning district or Future Land Use Map.
Additional background information regarding this request is contained in the Narrative (Attachment 2).
In acting on this request, the County is unable to impose conditions. Overlay district rezoning applications
are processed in a legislative manner (i.e., does not require sworn testimony or evidence) and decisions are
based on the Board of County Commissioners determination the request is consistent with the purpose and
intent of the Comprehensive Plan.
1
Proposed Zoning Application Description
Current Zoning
District RB, Rural Buffer
Requested Zoning N/A
Proposed Zoning Atlas Amendment District
Jordan Lake Requested Zoning
District Consistent
with Appendix F of
Comprehensive N/A
Plan
ARo I-EIT Jordan Lake Unprotected
Watershed Protection
........ "'' _ Overlay District
e '•• 9851433215
Existing Zoning
o� Overlay Districts University Lake Protected
Watershed Protection
Pa Overla District
Cane Creek University Amendments
Lam
P rlotected Protected
Proposed for
Overlay Districts Yes
pp�aE" (Y/N)
Q Proposed New Watershed Boundary
Existing Water shed Boundary Interlocal Yes
Q PIN 9851433218
Zoning -_,,_ A_ °°- ' Agreement Orange County— Chapel
RB Applicable
(Y/N) Hill — Carrboro Joint
Planning Land Use Plan
Surrounding Land Uses and Zoning
North All lots are zoned RB
South (Rural Buffer) with single-
East family residential uses or
West are currently undeveloped
or in agriculture use.
2
2030 Comprehensive Plan Consistency Analysis
Parcel Size +/- 19.4
Notification Map
Future Land Use r
Map (FLUM) Rural Buffer
Designation
R MNHI5 Hn
FLUM Overlay(s) N/A -
Growth r
I; 1
Management Rural ;; 1 Jordan Lake
System Designation i;Eao
Rural Buffer- Land PR'`
Definition of FLUM adjacent to an Urban or ;
Designation Transition area which is B,
(from Article 10 of rural in character and
which should remain rural, ARaE�E STA_i
Unified NsAab
Development
contain very low-density -'" - -
► 5851433215 �
can Cr ek Protect d e
Ordinance (UDO) residential uses and not
require urban services `
during the plan period. .
Rural Residential - low- QS,RERo
density areas consisting J/�L
of single-family homes Univer ity Lake Pio ted
situated on large lots with
JPA LUP a minimum lot size of two PIN 9M1433215s 3
Designation acres, except when part 1 1.000FoaiNmie�ii°^Awa
W.1-Supply VV t rshe&
of a cluster subdivision Zoning A°
and then adhering to a =EI 1,7 A
density limit of 1 unit for o RE3
every 2 acres of property.
Existing Conditions/Physical Features
The parcel is currently undeveloped. There is an application on file (SUB25-0089) with Planning and
Inspections for a proposed 4-lot regulated minor subdivision. Arden Estate Court (private road) is located
along the northern portion of the parcel. There is a separate subdivision application on file affecting the
parcel immediately north of the subject parcel (SUB25-0090). Both of these subdivision applications were
submitted by Jason Maslow of JL-HM Development, LLC. Should both subdivision applications be
approved and recorded, Arden Estate Court would serve a total of 8 residentially zoned lots.
Existing Roads
North Arden Estate Court
South N/A
East N/A
West Dodsons Crossroads
3
Review Milestones
Application Submittal Date December 10, 2025
Orange County Development December 18, 2025
Advisory Committee (DAC) Review
Note: the DAC is a staff/agency committee, established in Section 1.9 of the Unified
Development Ordinance.
Courtesy Review
Jurisdiction Date Sent Comments Received (Y/N)
Towns of Chapel Hill and December 18, 2025 Yes
Carrboro
Analysis
Staff Analysis
1. The application is complete in accordance with the requirements of Section 2.8.3 of the UDO.
2. Staff review of the application included considerations for how the request relates to the Orange
County 2030 Comprehensive Plan. The following analysis outlines elements of the Plan which
staff identified as application and relevant to the consideration of this request.
Chapter 2 — Planning Principles
2. Sustainable Growth and Development: Growth and development within the county should
occur in a pattern, location, and density that is sustainable over the long-term.
4. Natural Area Resource Preservation: Protection of the County's natural areas, including
forests, wildlife habitat, and other important open spaces should be a priority. The County
should work with regional and local organizations, the towns, and private landowners to
promote and achieve preservation of the County's important natural resources.
5. Preservation of Rural Land Use Pattern: The County's rural areas are a cherished
component of the County's character. Future development should preserve and enhance the
county's rural landscape.
6. Water Resources Preservation: The County has finite water resources to provide to future
populations. The protection and management of the County's water resources should be a high
priority.
Chapter 5— Land Use Element, Section 5.6 Goals
a. Land Use Overarching Goal: Coordination of the amount, location, pattern and designation
of future land uses, with availability of County services and facilities sufficient to meet the
needs of Orange County's population and economy consistent with other Comprehensive
Plan element goals and objectives.
4
b. Land Use Goal 2: Land uses that are appropriate to on-site environmental conditions and
features, and that protect natural resources, cultural resources, and community character.
c. Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern
that limits sprawl, preserves community and rural character, minimizes land use conflicts,
supported by an efficient and balanced transportation system.
d. Land Use Goal 6: A land use planning process that is transparent, fair, open, efficient, and
responsive.
e. Natural and Cultural Resources Overarching Goal: A sustainable balance and appreciation
of natural, cultural and agricultural resources.
Staff Comment
Professional survey work completed in March 2024 on behalf of the owner revealed a discrepancy
with Orange County's mapped watershed boundary lines, which are based upon the State's
delineation of water supply watershed boundaries. As a matter of policy, the State advises delegated
programs such as Orange County to notify the elected body of the watershed boundary change for
formal recognition. Orange County Planning staff informed the Orange County Board of
Commissioners (BOCC) of the watershed boundary change at their March 18, 2025, meeting. At that
time, the Board approved an amendment to the Jordan Lake Unprotected Watershed Overlay District
and University Lake Protected Watershed Overlay District boundary line and authorized the Planning
Director to initiate a Zoning Atlas Amendment.
Based on staff review and coordination with the NC Division of Energy, Mineral, and Land Resources
(NC DEMLR) Water Supply Watershed Protection Coordinator, the sealed professional survey
represents the most recent and accurate data and should be recognized as the true ridgeline and
watershed boundary on the parcels. Staff notified NC DEMLR and the North Carolina Environmental
Management Commission (EMC) of the change. The change was reviewed and approved by the
State on October 3, 2025.
This Zoning Atlas Amendment request was initiated by the Planning Director to bring this overlay
district into alignment with the State-recognized watershed. No amendments are proposed to the
base zoning district or Future Land Use Map.
The existing RB (Rural Buffer) zoning is consistent with Appendix F, Relationships Between Land
Use Classifications and Zoning Districts of the Orange County Comprehensive Land Use Plan.
Any future development would be subject to regulation under the County's stormwater and water
supply watershed regulations. Staff has reviewed and determined no significant environmental
impact is expected from this request to amend the Watershed Protection overlay district.
The Orange County staff has notified the public regarding this application, as required by Section
2.8.7 of the UDO, including mailings to neighboring property owners and posting of the property.
Additionally, staff have provided all application documents on the Active Development Projects
webpage.
5
Attachment 2 ORANGE COUNTY
NORTH CAROLINA
PLANNING and INSPECTIONS
Cy Stober,AICP,Director I cstober@orangecountync.gov 1131 W.Margaret Lane,Hillsborough,NC 27278 1919.24S.2575
Project Narrative
Property owners Jason and Lindsey Maslow hired Donald E. Robinson, PLS, in 2024 to
survey the parcel for the purpose of subdivision. The survey work included topography
and identified a discrepancy with Orange County's mapped watershed boundary lines,
which are based upon the State's delineation of water supply watershed boundaries. This
Watershed Boundary Location Survey was subsequently recorded with the Orange
County Register of Deeds on September 23, 2024 (PB128, PG26). As a matter of policy,
the State advises delegated programs such as Orange County to notify the elected body
of the watershed boundary change for formal recognition.
Orange County Planning staff informed the Orange County Board of Commissioners
(BOCC) of the watershed boundary change at their March 18, 2025, meeting. At that
time, the Board approved an amendment to the University Lake Protected and Jordan
Lake Unprotected Watershed boundary line and authorized staff to initiate a Zoning Atlas
Amendment. The BOCC agenda packet can be found at this link:
http://server3.co.orange.nc.us:8088/WebLink/O,0/doc/74970/Pagel.aspx
The Zoning Atlas Amendment includes the following parcel:
PIN 9851-43-3215
Location An unaddressed parcel of Dodsons Crossroads
Acreage +/- 19.4 acres
Property Owner JL-HM Development, LLC (Jason and Lindsey
Maslow listed as managing members
Legal Description 3 JASON L MASLOW & LINDSEY H MASLOW
P 129/53
Zoning RB Rural Buffer
Watershed University Lake Protected and Jordan Lake
Un rotected
Future Land Use
Classification Rural Buffer
Based on staff review and coordination with the NC Division of Energy, Mineral, and Land
Resources (NC DEMLR) Water Supply Watershed Protection Coordinator, the sealed
professional survey represents the most recent and accurate data and should be
recognized as the true ridgeline and watershed boundary on the parcels. Staff notified
Orange County Government I www.orangecountync.gov 1 919.732.8181
10
NC DEMLR and the North Carolina Environmental Management Commission (EMC) of
the change. The change was reviewed and approved by the State on October 3, 2025.
Protected Watersheds within Orange County are part of the County's delegated
Stormwater Management Program, as reflected in the adopted Orange County
Watershed Boundary Map. These watersheds are also adopted Zoning Overlay Districts
in the Unified Development Ordinance. The Planning Director initiated this Zoning Atlas
Amendment to bring this overlay district into alignment with the State-recognized
watershed. No amendments are proposed to the base zoning district or Future Land Use
Map.
Orange County Government I www.orangecountync.gov 1 919.732.8181
11
Attachment 3
STATEMENT OF CONSISTENCY
OF A PROPOSED ZONING ATLAS MAP AMENDMENT
WITH THE ADOPTED ORANGE COUNTY 2030
COMPREHENSIVE PLAN
A County-initiated amendment to the Zoning Atlas has been reviewed to amend a
zoning overlay district as follows:
` Parcel
Owner of Proposed
identificati n Tow shi Current Zon�n o n
p.. 9
. : .
umber
Record Zonin.
9
N N
■ RB, Rural Buffer
■ Jordan Lake Change to
JL-HM Unprotected Watershed
Watershed Protection Protection
9851433215 Bingham Development, Overlay District
LLC . University Lake Overlay
Protected Watershed District
Protection Overlay boundary
District
The Planning Board hereby finds:
a. The requirements of Section 2.8 Zoning Atlas and Unified Development
Ordinance Amendments of the Unified Development Ordinance (UDO) have
been reviewed and deemed complete; and,
b. Pursuant to Sections 1.1.5 Statement of Intent- Amendments, and 1.1.7
Conformance with Adopted Plans of the UDO and to Section 160D-604(d)
Planning Board review and comment— Plan Consistency and 160D-605(a)
Governing Board Statement— Plan Consistency of the North Carolina General
Statutes, the Board finds sufficient documentation within the record denoting that
the amendment is consistent with the adopted 2030 Comprehensive Plan.
c. Professional survey work completed in March 2024 revealed a discrepancy with
Orange County's mapped watershed boundary lines, which are based upon the
State's delineation of water supply watershed boundaries. As a matter of policy,
the State advises delegated programs such as Orange County to notify the
elected body of the watershed boundary change for formal recognition. Orange
County Planning staff informed the Orange County Board of Commissioners
(BOCC) of the watershed boundary change at their March 18, 2025 meeting.At
that time, the Board approved an amendment to the Jordan Lake Unprotected
Watershed Protection Overlay District and University Lake Protected Watershed
Protection Overlay District boundary line and authorized the Planning Director to
12
initiate a Zoning Atlas Amendment.
Based on staff review and coordination with the NC Division of Energy, Mineral,
and Land Resources (NC DEMLR) Water Supply Watershed Protection
Coordinator, the sealed professional survey represents the most recent and
accurate data and should be recognized as the true ridgeline and watershed
boundary on the parcels. Staff has notified NC DEMLR and the North Carolina
Environmental Management Commission (EMC) of the change.
This Zoning Atlas Amendment request will bring the overlay districts into
alignment with the State-recognized watershed. No amendments are proposed to
the base zoning district and Future Land Use Map. Accordingly, the proposal is
consistent with goals/objectives outlined within the Comprehensive Plan
concerning development, including:
Planning Principle 2, Sustainable Growth and Development
Growth and development within the county should occur in a pattern, location, and
density that is sustainable over the long-term.
Planninq Principle 4, Natural Area Resource Preservation
Protection of the County's natural areas, including forests, wildlife habitat, and
other important open spaces should be a priority. The County should work with
regional and local organizations, the towns, and private landowners to promote
and achieve preservation of the County's important natural resources.
Planning Principle 5, Preservation of Rural Land Use Pattern
The County's rural areas are a cherished component of the County's character.
Future development should preserve and enhance the county's rural landscape.
Planning Principle 6, Water Resources Preservation
The County has finite water resources to provide to future populations. The
protection and management of the County's water resources should be a high
priority.
Land Use Element Overarching Goal
Coordination of the amount, location, pattern, and designation of future land uses,
with availability of County services and facilities sufficient to meet the needs of
Orange County's population and economy consistent with other Comprehensive
Plan element goals and objectives.
Land Use Goal 2
Land uses that are appropriate to on-site environmental conditions and features,
and that protect natural resources, cultural resources, and community character.
13
Land Use Goal 3
A variety of land uses that are coordinated within a program and pattern that limits
sprawl, preserves community and rural character, minimizes land use conflicts,
supported by an efficient and balanced transportation system.
Land Use Goal 6
A land use planning process that is transparent, fair, open, efficient, and
responsive.
Natural and Cultural Resources Overarching Goal
A sustainable balance and appreciation of natural, cultural and agricultural
resources.
The Planning Board hereby adopts this Statement of Consistency and the findings
expressed herein and recommends the Board of County Commissioners consider
adoption of the proposed Zoning Atlas Amendment.
Vote: For, Against
( ` it Date
Ctir�s �OVtv�S�Ovt� V iGc G�n.�.r
Attachment 4 14
STATEMENT OF CONSISTENCY
OF A PROPOSED ZONING ATLAS MAP AMENDMENT
WITH THE ADOPTED ORANGE COUNTY 2030
COMPREHENSIVE PLAN
A County-initiated amendment to the Zoning Atlas has been reviewed to amend a
zoning overlay district as follows:
Parcel Owner of Proposed
Identification Township Record Current Zoning Zoning
Number (PIN)
■ RB, Rural Buffer
■ Jordan Lake Change to
JL-HM Unprotected Watershed
Watershed Protection Protection
9851433215 Bingham Development, Overlay District
LLC • University Lake Overlay
Protected Watershed District
Protection Overlay boundary
District
The Board of County Commissioners hereby finds:
a. The requirements of the Unified Development Ordinance (UDO)'s Section 2.8
Zoning Atlas and Unified Development Ordinance Amendments have been
reviewed and deemed complete by staff; and,
b. Pursuant to Sections 1.1.5 Statement of Intent - Amendments, and 1.1.7
Conformance with Adopted Plans of the UDO and to Section 160D-604(d)
Planning Board review and comment— Plan Consistency and 160D-605(a)
Governing Board Statement— Plan Consistency of the North Carolina General
Statutes, the Board finds sufficient documentation within the record denoting that
the amendment is consistent with the adopted 2030 Comprehensive Plan.
c. Professional survey work completed in March 2024 revealed a discrepancy with
Orange County's mapped watershed boundary lines, which are based upon the
State of North Carolina's delineation of water supply watershed boundaries. As a
matter of policy, the State advises delegated programs such as Orange County to
notify the elected body of the watershed boundary change for formal recognition.
Orange County Planning staff informed the Orange County Board of
Commissioners (Board) of the watershed boundary change at their March 18,
2025 meeting. At that time, the Board approved an amendment to the Jordan
Lake Unprotected Watershed Protection Overlay District and University Lake
Protected Watershed Protection Overlay District boundary line and authorized the
15
Planning Director to initiate a Zoning Atlas Amendment.
Staff notified NC DEMLR and the North Carolina Environmental Management
Commission (EMC) of the change. Based on staff review and coordination with
the NC Division of Energy, Mineral, and Land Resources (NC DEMLR) Water
Supply Watershed Protection Coordinator, the 2024 sealed professional survey
represents the most recent and accurate data and is now recognized as the true
ridgeline and watershed boundary on the parcels.
This Zoning Atlas Amendment request will bring the overlay districts into
alignment with the State-recognized watershed. No amendments are proposed to
the base zoning district and Future Land Use Map. Accordingly, the proposal is
reasonable and in the public interest, and consistent with goals/objectives
outlined within the Comprehensive Plan concerning development, including:
Planning Principle 2, Sustainable Growth and Development
Growth and development within the county should occur in a pattern, location, and
density that is sustainable over the long-term.
Planninq Principle 4, Natural Area Resource Preservation
Protection of the County's natural areas, including forests, wildlife habitat, and
other important open spaces should be a priority. The County should work with
regional and local organizations, the towns, and private landowners to promote
and achieve preservation of the County's important natural resources.
Planning Principle 5, Preservation of Rural Land Use Pattern
The County's rural areas are a cherished component of the County's character.
Future development should preserve and enhance the county's rural landscape.
Planning Principle 6, Water Resources Preservation
The County has finite water resources to provide to future populations. The
protection and management of the County's water resources should be a high
priority.
Land Use Element Overarching Goal
Coordination of the amount, location, pattern, and designation of future land uses,
with availability of County services and facilities sufficient to meet the needs of
Orange County's population and economy consistent with other Comprehensive
Plan element goals and objectives.
Land Use Goal 2
Land uses that are appropriate to on-site environmental conditions and features,
and that protect natural resources, cultural resources, and community character.
16
Land Use Goal 3
A variety of land uses that are coordinated within a program and pattern that limits
sprawl, preserves community and rural character, minimizes land use conflicts,
supported by an efficient and balanced transportation system.
Land Use Goal 6
A land use planning process that is transparent, fair, open, efficient, and
responsive.
Natural and Cultural Resources Overarching Goal
A sustainable balance and appreciation of natural, cultural and agricultural
resources.
The Board of County Commissioners adopts this Statement of Consistency and the
findings expressed herein.
Vote: For, Against
Jean Hamilton, Chair Date
Attachment 5 17
Ordinance#: ORD-2026-007
AN ORDINANCE AMENDING THE
ORANGE COUNTY ZONING ATLAS
WHEREAS, Orange County initiated an application to amend the Orange County Zoning Atlas,
as established in Section 1.2, of the Orange County Unified Development Ordinance (UDO), and
WHEREAS, this application will modify the Jordan Lake Unprotected Watershed Protection
Overlay District and University Lake Protected Watershed Protection Overlay District boundary
line on the property with PIN 9851433215, hereafter `the Property'; and
WHERAS, professional survey work completed in March 2024 revealed a discrepancy with
Orange County's mapped watershed boundary lines, which are based upon the State of North
Carolina's delineation of water supply watershed boundaries; and
WHEREAS, this Zoning Atlas Amendment will modify the boundary and bring the overlay
districts into alignment with the State-recognized watershed; and
WHEREAS, staff determined that the UDO Section 2.8 requirements are complete; and
WHEREAS, the Board found this proposed zoning atlas amendment to be reasonably
necessary to promote the public health, safety, and general welfare; and
WHEREAS, the Board found the proposed zoning atlas amendment to be consistent with the
adopted 2030 Comprehensive Plan and reasonable and in the public interest, as required by
general statute.
BE IT ORDAINED by the Board of Commissioners of Orange County that the Orange County
Zoning Atlas is hereby amended to modify the Jordan Lake Unprotected Watershed Protection
Overlay District and University Lake Protected Watershed Protection Overlay District boundary
line, as detailed within the submitted application.
BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published
ordinances and that this ordinance is effective upon its adoption.
Upon motion of Commissioner , seconded by Commissioner
, the foregoing ordinance was adopted this day of
, 2024.
I, Laura Jensen, Clerk to the Board of Commissioners for Orange County, DO HEREBY
CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a
meeting held on , 2024 as relates in any way to the adoption of
the foregoing and that said proceedings are recorded in the minutes of the said Board.
WITNESS my hand and the seal of said County, this day of 2024.
t
18
SEAL
Clerk to the Board of Commissioners
Attachment 6
19
GRANGE COUNTY
NORTH CAROLINA
Item 5b: Zoning Atlas Amendment
Watershed Protection Overlay
Location: An unaddressed parcel off Dodsons Crossroads
at Arden Estate Court
PIN: 9851-43-3215
Applicant: Orange County
Case #: MA25-0006
Watershed Protection in Orange County 20
Watersheds
-Roanoke River Basin -�-----•-•-------
Hyco •Southern Hyco Creek t flat Rirer
j Creek .IPrnteoted] (protected)
Critical and Protected Water Supply R�
Lixle RrvPr
Watersheds are part of Orange County's . IProtecled]
i Back Creek
delegated Stormwater Management (Protected] i
Program.
, a
Yupper �Ir
'. Eno -
r.
t - (critical] Lower Enos.•`
Upper Eno [ sa
r
on
{protected] v n13s,pF r
Lower Eno
{protected] i
The watersheds are regulated as I-k r
;Haw CrookNPe;nr-
Watershed Protection Overlay District, ar ` J.,
:� r
zoning overlay. *A endment Area
p watersheds
i cane creek '� River Basin Boundary
it )protected)
_ � Railroad
'Jordan Lake Cape _water Bodies
Ca:e ,.n Fear. --Streams
+ CreeN Municipal Jurisdiction
Any changes to mapped watershed f • e',cirifkal] Water Supply Yyalersheds
nrr �ir
11 PfdleClOd
boundaries require an amendment to the F rr _ N
i. University Lake , -GRANGE
Zoning Atlas since the watersheds are Haw River {protected! ':AUNTY
J ri�crsii ,
Y ��f C V 1 2 1 1
Mfrs
mapped as a zoning overlay district. Haw River U
Nofr:fAi.waf«.bM my nyl.avr—n—wnionr
(protected) niversity w
Lake+ s�.rP.�rv�caimwm�.�.R.Jordan Lakei �a.•d ereb.w�..---•------ -------__ fcritica!) �r�J (protected); w,,.�i�r,De -s,W.a..xcera..M�
ORANGE COUNTY
NORTH CAROLINA
Designated Review Process for Watershed Boundary 21
Amendments
Step 1 Formal Notification:
Boundary line discrepancies are identified by survey fieldwork.
Property owner submits a request to Planning Department to amend a
watershed boundary line.
Planning staff notifies Board of County Commissioners and NC Environmental
Management Commission of the proposed boundary line change.
Step 2 Zoning Atlas Amendment:
With no objections from BOCC or EMC, Planning staff initiates Zoning Atlas
Amendment to update the County's Zoning Atlas to reflect the accurately
surveyed watershed boundary lines.
ORANGE COUNTY
NORTH CAROLINA
Timeline of Actions Regarding MA25-0006 22
Step 1 Formal Notification:
A new survey including this watershed boundary was recorded as a sealed land
survey at the Orange County Register of Deeds on September 23, 2024.
The owner, Jason Maslow, submitted a request to the Orange County Planning
Department to recognize the surveyed watershed boundary.
The Orange County BOCC approved a recommendation that the State of North
Carolina recognize the survey's description of the watershed boundary at its
March 18, 2025, meeting.
The NC EMC approved recognition of the new watershed boundary on October
3, 2025.
Step 2 Zoning Atlas Amendment:
Planning staff initiates this Zoning Atlas Amendment on December 10, 2025, to
align the County's Zoning Atlas to reflect the accurately surveyed watershed
boundary lines.
ORANGE COUNTY
NORTH CAROLINA
Zoning Atlas Amendment - MA25-0006 23
Case Information
Overview:
Watersheds
--- -- --- -- ------ ------- - ---
;..:
� Hyco Southern Flycv Cre k t -' Flat River
Creek .(protected)- {protected)
Dodsons
Address �-
Crossroads ;, (�a�R d
i Back Creek in the EI -
(protected) .. L—Q�r 1, i
i • ., i
PIN 9851 -43-3215
Upper :
Eno
(critical) Lower Eno •`
Upper Eno i „dxe
I (protected)
i
�.. �— kaI;'a':ire-�a•�.� -Lower Eno
W, i.k��_• {protected}
Township Bingham Haw Greek N','Hi rc•rk f'
,r
w .s Amendment Area
Watersheds
cane Creeh River Basin Boundary
University Lake (protected] Railroad
Watershed Jordan Lake -Water Bodies
Protected streams
Cane
GIe2k �� Municipal Jurisdiction
f rse�e'r��rZitkal) - Wager Supply Watersheds
nrr; �ir
Protected
e�' y ■ Critical
Applicant Orange County r� University Lake ORANGE N
Raw River {prosectedl - COUNTY
�Mtee
Raw River
(protected) University
Lake- , ca.m.'N�.rcwaixam mrrmmom
A' Jordan Laken '•'• ^P^^'°r a'e'�'�^
(critical) x (protected),,' n..'c^,.......UN w.e..,
Zoning Atlas Amendment - MA25-0006 24
Current Zoning Designations
• - - (continued):
Proposed Zoning Atias Amendment
Current Zoning
■ RB, Rural Buffer
Surrounding Zoning
Jordan Lake
■ RB, Rural Buffer
■ AR, Agricultural Residential
Overlay Districts RROLN ESTATE CT
■ University Lake Protected ��� • ' 9851433215
■ Jordan Lake Unprotected ••
0
A
0
b
Cane Crock N University
Protected LakcProt
cP'
Q Pmp-.d Neer Watershed Boundary ,
Existing Watershed Boundary
Q PIN 9861433215
Zoning — ■
AR
RB
Zoning Atlas Amendment - MA25-0006 25
Application Request
• (continued):
Proposed Zoning Atlas Amendment
Request
■ Modify the University Lake Protected
Watershed Overlay District boundary line.
Jordan Lake
■ No amendments are proposed to the base
zoning district, or Future Land Use Map.
RROLN ESTaTF CT
FlN.y� .......
9851433215
►4
A�
rA
0
A
0
b
Cane Creek University
P r ote c ted Prot
Q Proposed New WaLershel Boundary
Existing Watershed Boundary
Q PIN W1433215
Zoning J
A
RE
Zoning Atlas Amendment - MA25-0006 26
Original Survey Work
• (continued):
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REEL '27. PC. ,ed BEV: ®e.53' C.B. 60.7. PG. 1047 �
27
Staff Analysis
As required under Section 2.8.5 of the UDO, the Planning Director shall cause an
analysis to be made of the application. In analyzing this request, the Planning
Director offers the following:
1. The application is complete in accordance with the requirements of Section
2.8.3 of the UDO.
2. The Orange County Development Advisory Committee fully reviewed the
application and has no outstanding concerns.
3. Staff review of the application included considerations for how the request
relates to the Orange County 2030 Comprehensive Plan.
■ Chapter 2 - Planning Principles
■ Chapter 5 - Land Use Element, Section 5.6 Goals
ORANGE COUNTY
NORTH CAROLINA
28
Public Notification
■ Notices were mailed via first class mail to property owners within
1,000 ft. of the subject parcel on March 20, 2026.
■ Signs posted the subject parcel on March 20, 2026.
■ Application information has also been posted on the Planning
Department's "Active Development" webpage.
ORANGE COUNTY
NORTH CAROLINA
29
Review Process at Present
Planning Staff J&L� A.
• Determine application completeness and analyze proposed Zoning Atlas Amendment
with Comprehensive Plan
PlanningToard
• Hear from the applicant, staff, and the public
• Review and discuss analysis and staff recommendation
• Recommend approval or denial to Board of County Commissioners
i • . • of • Commissioners
• Schedule and hold public hearing to receive application
• Hear from the applicant, staff, and the public
• Review and discuss analysis and recommendations from staff and Planning Board
• Close public hearing
ORANGE COUNTY
NORTH CAROLINA
Recommendation for Tonight 30
The Manager recommends the Board:
1. Conduct the public hearing and receive the Planning Board and staff
recommendations and public comments;
2. Close the public hearing; and
3. Vote to Approve the Statement of Consistency (Attachment 4) and Zoning Atlas
Amendments (Attachment 5);
• OR
• Vote to Deny the Zoning Atlas Amendments, including a statement as to why the
application is not reasonable and/or not in the public interest.
ORANGE COUNTY
NORTH CAROLINA