HomeMy WebLinkAboutAgenda - 08-19-2003-ws1ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS
WORK SESSION
ACTION AGENDA ITEM ABSTRACT
Meeting Date: August 19, 2003
Action Agenda
Item No.
SUBJECT: Growth Management System -Amendments to Zoning Ordinance and
Subdivision Reaulations
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) NO
ATTACHMENT(S):
Outline, Growth Management System
Table, Growth Management System
Map, Growth Management System
Standards, Growth Management
INFORMATION CONTACT:
Craig Benedict, Planning Director, ext 2592
Geoff Gledhill, County Attorney, 732-2196
John Link, County Manager, ext 2300
TELEPHONE NUMBERS:
Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE: To review prior to hearing citizen and public comments regarding the proposed
Growth Management Amendments to the Zoning Ordinance and the Subdivision Regulations.
The proposal would require major subdivisions of property to follow either the current process, a
Planned Development process or a Class A Special Use Permit process depending upon the
location and number of lots. These Growth Management Amendments were discussed at the
August 6, 2003 Planning Board Meeting.
BACKGROUND: On May 6, 2002, the Orange County Planning Board forwarded a letter to the
Board of County Commissioners regarding the need for additional growth controls in large
residential developments. During a joint BOCC/Planning Board meeting on June 6, 2002, there
was additional discussion of some of the challenges of large developments. On June 18th, the
BOCC passed a resolution requesting that relevant issues and possible actions be researched
prior to further deliberation. A brief discussion at the August 29, 2002 work session laid the
groundwork for the September 3, 2002 BOCC meeting where an issues report was presented
by the Planning Director, County Manager and County Attorney. A copy of that report is
attached. After the presentation, the Board directed the Administration to prepare a Special
Use Permit approval process for large-scale residential development projects. These
amendments are the result of that directive.
The discussion of managing growth and development led to two primary issues; What was the
scale of the project? (i.e. how many lots), and Where is the project being proposed? These
facets of proposals recognize that certain areas are more conducive to growth (i.e. where public
services are efficiently provided in an urban or urbanizing setting) and other more rural areas
that are constrained by the environment and land holding capacity and where larger scale
projects are incompatible with the rural setting.
These proposed special use subdivision regulations put forth growth controls that manage the
size and location of projects as well as develop additional land development performance
standards depending on the scale of the project. In essence, the larger the project, the more
complex research and analysis are necessary to ameliorate the potential impact of the project.
The proposal divides the subdivision approval process into five main categories depending on
the location and the number of lots proposed.
1) August 2003 proposal -- For 6-19 lots in all zoning districts (same subdivision process
that is currently in effect)
2) Proposed Class A Special Use Permit process -For 20-40 lots [Rural Buffer,
Agricultural Residential, and R1 (Outside of Primary Service Area of Water and Sewer
Boundary Agreement)] See Green Rural Area on Map
3) Proposed Class A Special Use Permit process -For 20-40 lots [R-1 and EDD (Inside of
Primary Service Area of Water and Sewer Boundary Agreement) Level I Analysis] See
Tan Urbanizing Area on Map
4) Proposed Class A Special Use Permit process -For 41-79 lots [R-1 and EDD (Inside of
Primary Service Area of Water and Sewer Boundary Agreement) Level II Analysis See
Tan Urbanizing Area on Map
5) Proposed Planned Development (i.e. Legislative Rezoning with Quasi-judicial Special
Use Permit, Class A). This option is available to any property owner, who believes, by
merits of the project design, that a justification to rezone the property can be made.
Any project above 40 lots in a `green' Rural Area (see map) and above 79 lots in a `tan'
Urbanizing Area would have the option to pursue rezoning. Rezoning would not necessarily,
and in most cases would not, include any change in land use density. Projects would normally
be filed for planned development in the rural areas based on design (reduction in lot size, type
of units, etc.) and whether or not the project as proposed by the developer advances the
County's goals in housing related areas.
There are currently no projects `in the pipeline' (i.e. at Preliminary Plan submittal stage) that
would be required to follow either of the proposed processes. Additionally, no project has been
submitted for concept approval that would be required, by these proposed amendments, to
follow either process.
The attached amendments should be reviewed by the Board members prior to the August 25,
2003 public hearing so that pertinent questions may be asked and reflected in the official
minutes of the meeting. This will allow staff to perform research prior to the return of the
amendments to the Planning Board for a recommendation back to the BOCC.
Subdivision Regulation Chanqes:
A. Sets the new criteria for determining whether a proposed Preliminary subdivision is to be
processed as a Planned Development or a Major Subdivision Class A Special Use or under
existing ordinance provisions. The determining factors are location (whether inside or
outside of Primary Service Area of Water and Sewer Boundary Agreement) and the number
of lots proposed.
Zoning Ordinance Changes
A. Amends the Permitted Use Table by adding new uses to be identified as either a Planned
Development or Major Subdivision Class A Special Uses under both the H and S categories
B. Amends Table of Contents Article VIII to create a new Special Use identified as 8.8.29 with
corresponding subheadings and nomenclature identified in the proposed amendment
C. New Special Use Permit performance criteria
1. Professionally prepared Groundwater Yield Analysis for lots proposed on wells.
2. Certification from the respective governing body that controls access to public water
and public sewer connections that adequate service provision availability is in place.
3. In designated Transition Areas, plans for sidewalks or pedestrian/bike lanes as part of
the public road design guidelines.
4. Requires a Resources Management Plan that shows a location within subdivision for
solid waste convenience center to serve the subdivision and where appropriate the
general area where the subdivision is located.
5. Requirement to demonstrate Open Space connectivity and accessibility to all lots in the
subdivision and the concept of `borrowed open space' for all lots in the subdivision.
6. Written and graphic site analysis showing soils, depth to water table, slope, hydrology,
vegetation, natural areas and habitats of special concern, historic sites, etc. and an
analysis of views into and from the site.
7. Requires a biological inventory that identifies habitat diversity, species diversity, and
species of special concern such as those designated as threatened or endangered.
8. Protection of Existing Vegetation
9. Storm Water Management Enhancement
10. Mitigation Plan requirement when proposal to disturb environmentally sensitive areas
as identified in the biological inventory.
11. Requires water conservation that indicates how irrigation systems for both the common
ownership lands and individual lots adhere to conservation principles.
12. Requires use of xeriscaping principles.
13. Requires that Public Road Access be in accordance with a consistent, County-adopted
public road access management plan.
14. Reserves a section to insert afuture-adopted regulation concerning `Crime Prevention
through Environmental Design.
15. Requires Maintenance of Improvements as set forth in the Resources Management
Plan.
Process
1) Public Hearing to be held on August 25, 2003.
2) Planning Board to make recommendation to BOCC.
3) BOCC makes final decision.
FINANCIAL IMPACT: There is no public financial impact associated with this item.
RECOMMENDATION(S): The Administration recommends that the Board review the
proposed amendments and provide feedback to staff in preparation for the August 25, 2003
public hearing. For the August 25, 2003 meeting:
Planning Staff recommends Approval of the amendments.
Administration recommends that the proposed amendments be
referred to the Planning Board for a recommendation returned to
the BOCC no sooner Phan November 19, 2003.
4
ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
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OUTLINE, GROWTH MANAGEMENT SYSTEM
I.
II.
II.
Evolution of Proposed Growth Management System
May 6, 2002- Planning Board Letter to BOCC Requesting Additional Growth
Controls in Large Residential Developments
Tune 6, 2002- Joint BOCC/Planning Board Meeting and Discussion of
Challenges Posed by Large Developments
dune 18, 2002 BOCC Passed Resolution Requesting Relevant Issues and
Possible Actions Be Researched
August 29, 2002 Brief Discussion at BOCC Work Session
September 3, 2002 Issues Report Presented at BOCC Meeting. Following
Presentation, the Board Directed the Administration to
Prepare a Special Use Permit Approval Process for Large-Scale
Residential Development
August 6, 2003 Planning Board Discussed Proposed Growth Management
System
Two ~2) Primary Land Use Objectives
A1. Major Subdivisions in Areas with Urban Infrastructure Potential
A2. Minor Subdivisions in Areas Consistent with Rural/Agricultural Activities and
Character
B. Reduce Vehicle Miles Traveled (VMT) and Associated Air/Water Quality Impacts
Zonin4 and Subdivision Ordinance Revisions Required to Achieve Objectives
A. Special Use Subdivision Growth Management System Establishing
Threshold Size And Location -August 25~ Quarter/y Pub/ic Hearing
1. Subdivision Process Changes
A. Designates Areas Based on Growth Potential (Urbanizing vs. Rural)
B. Adds Residential/Subdivision Categories to Permitted Use Table
Creating Thresholds On the Number of Lots
C. Based on Number of Lots and Location
a. Special Use Permit (SUP)
• General Standards Currently in Effect
5
• Threshold Size and Location Standards Are Proposed
b. SUP Rezoning
• Planned Development Regulations Already Exist
2. Subdivision Requirements Changes
A. Added Additional Submittal Criteria for Application
3. Location
A. Urbanizing/Rural Growth Boundary
B. Promotes Larger (# lots) Subdivisions in Areas with Urban
Infrastructure Potential
C. Reduces Urban Sprawl Impacts and Promotes Countywide
Environmental and Rural Sustainability
4. Scale
A. The Proposed Special Use Subdivision Growth Management System
Will Encourage the Appropriate Scaling of Subdivisions - An 80-lot
subdivision in Cedar Grove would have a different impact, both
visually and from a public services provision standpoint, than it
would if it were located in a Transition Area just outside of
Hillsborough. The proposed System promotes subdivision design at
scales consistent with a rural/agricultural character or urban
character depending upon geographic location within the County.
6
ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
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TABLE, GROWTH MANAGEMENT SYSTEM
URBANIZING AREA:
Zoning R-1 AND EDD ZONING LOCATED IN PRIMARY SERVICE AREA OF WATER AND SEWER
District: BOUNDARY AGREEMENT TAN*
SUBDIVISION MAJOR CLASS A SPECIAL USE PERMIT PLANNED
DEVELOPMENT
1. Number of Lots 6-19 20-40 41-79 80+
2. Zoning Process Admin. and PB Admin. and PB Admin. and PB Admin. and PB
(who?) Review and BOCC Review, PB SUP, Review, PB SUP, Review, PB SUP,
Approval and BOCC and BOCC and BOCC
Approval Approval Approval
3. Planned No No No Yes
Development
Zoning
Amendment L
4. Special Use Permit No Yes, Including Yes, Including Yes
J Level I Anal sis Level II Anal sis
(L) -Legislative (QJ) -Quasi-Judicial
Zoning BALANCE OF COUNTY'S PLANNING JURISDICTION [(AGRICULTURAL RESIDENTIAL (AR),
District: RURAL RESIDENTIAL (R1), ECONOMIC DEVELOPMENT DISTRICT (EDD)Y AND RURAL
BUFFER (RB) ZONING NOT IN PRIMARY SERVICE AREA OF WATER AND SEWER
BOUNDARY AGREEMENT (GREEN*~]
SUBDIVISION MAJOR CLASS A SPECIAL USE PERMIT PLANNED
DEVELOPMENT
1. Number of Lots 6-19 20-40 41+
2. Zoning Process Admin. and PB Admin. and PB Review, PB SUP, and Admin. and PB
(who?) Review and BOCC BOCC Approval Review, PB SUP,
Approval and BOCC
Approval
3. Planned No No Yes
Development
Zoning
Amendment L
4. Special Use Permit No Yes Yes
J
(L) -Legislative (QJ) -Quasi-Judicial
*See Attached Special Use Subdivision Growth Management System Map
Note: No Change Recommended for Minor Subdivisions
II. A. Part 1.
Special Use Subdivision
Growth Management System
DRAFT
N
W E
S
Legend
Urbanizing: R1
and EDD in PSA
Rural: Balance of
County's Planning
Jurisdiction
RuralBuffer
- y City Limits
~' ETJ
• Cooperative Planning
Analysis Area * *
* Primary Service Area of
Water and Sewer Boundary
Agreement
* * An area of further study
between the City of Durham
and Orange County, portions
of which may be considered
for transition area land use
Gasification.
GIS map created by Miriam Coleman, Orange County Planning Dept., 8/11/03
STANDARDS. GROWTH MANAGEMENT SYSTEM
R-1 & EDD ZONING IN WATER~SEWER BOUNDARY URBANIZING TAN
SUBDIVISION M~4JOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER~SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAIOR SUP PD
Number of Lots 6-19 20-40 41+
$.8.29 Maior Subdivision Class A Special Use
8.8.29.1A Additional Information (To be submitted for all
applications)
In addition to a Preliminary Plan prepared in
accordance with the Orange County
Subdivision Regulation and the information
required in Subsections 8.2 and 8.8, the
following shall be submitted as part of the
application:
1. NOTIFICATION
Stamped envelopes addressed to each
owner of property within 500 feet (radius
drawing) of the property proposed to be
subdivided. The names and addresses of
property owners shall be based on the
current listing as shown in the Orange
County Land Records system.
(Submittal: To be submitted on Land Records
letterhead with signature and date of Land
Record certification) R R R E
2. DEVELOPMENT SCHEDULE
The statement from the applicant
indicating the anticipated development
schedule for the build out of the project.
(Submittal: One-half page specifying the
phasing of the project and timeline for each
phase, if any.) R R R E
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N!A =Not Applicable
Level II Anal sis
CTeNneRnS_ (;RAWTH MANAGEMENT SYSTEM
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MA]OR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MA]OR SUP PD
Number of Lots 6-19 20-40 41+
3. PUBLIC WATER/SEWER COMMITMENT
If the residential lots are proposed to be
served by a public water system, proof of
water supply and service availability in the
form of a certified copy of a resolution to
that effect enacted by the governing body
of the water system providing the water to
serve the lots in the subdivision. If the
residential lots are proposed to be served
by a public sewer system proof of public
sewer service availability in the form of a
certified copy of a resolution to that effect
enacted by the governing body of the
sewer system providing the sewer service
to the lots in the subdivision. If the
residential lots are proposed to be served
by a community water and/or sewer
system, proof that the system(s) will be
operated either directly by or through
contract with the water and/or sewer
provider whose service area or interest
area, as defined in the Water and Sewer
Management, Planning and Boundary
Agreement, includes the subdivided land.
(Submittal: Certified letter from the public
utility provider(s) indicating intent and ability to
serve the project)
NOTE: Public water and sewer is necessary
in the transition areas which are part of the
Water and Sewer Boundary Agreement.
*There are areas not in transition that are
within the Water and Sewer Boundary
Agreement and limitations of scale and
location that would still apply except as
changed by special use rezoning. *N/A R R R
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
STANDARDS. GROWTH MANAGEMENT SYSTEM 10
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
4. WATER RESOURCE REPORT
(For applications where more than 20% of
total lots are less than 2 acres)
If the residential lots are proposed to be
served by individual wells or community
wells, a professionally prepared
groundwater yield analysis relating the R R R R
proposed wells to the U.S. Geological I II II II
Survey Water Resources Investigations
Report 00-4286 and any later USGS Water
Resource Investigation Report data
available.
(Submittal: Certified letter from hydrologist
indicating impact on groundwater resources,
available supply, and possible alternate well
zones and recharge areas.)
5. OPEN SPACE CONNECTIVITY
A map that demonstrates both open space
connectivity and open space accessibility E E E E
to all lots in the subdivision and adheres
to the concept of "borrowed open space"
availability to all lots in the subdivision.
(Submittal: Plan and one-half page
explanation explaining how project meets
comprehensive open space program,
connectivity & accessibility, etc.)
6. NATURAL & HUMAN MADE RESOURCES
A written and graphic site analysis
illustrating soils, depth to water table,
slope, hydrology, vegetation, natural areas
and habitats of special concern,
infrastructure and other manmade
features, historic and archaeological sites,
and visual analysis of views into and from
the site.
(Submittal: Plan and one page summary of R R R R
how intent of this section is met) I I II II
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
STANDARDS, GROWTH MANAGEMENT SYSTEM 11
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING 7URISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
7. PEDESTRIAN/BICYCLE PLAN
If the subdivision is located in a Transition
Area designated as such on the Land Use
Element of the Comprehensive Plan, a
plan for sidewalks or pedestrian/bike lanes
as part of the public roads using where
appropriate alternative North Carolina
Department of Transportation design
guidelines that include pedestrian/bike
lanes as part of the public road system.
For proposals not located in a transition
area an off-road, open space pedestrian
plan shall be submitted and/or other plans
as approved by NCDOT.
(Submittal: Plan and one half-page written
summary) E R R R
8. SOLID WASTE (For applications of more
than 40 lots)
The location within the subdivision of a
solid waste convenience center(s)
intended to serve the subdivision and,
where appropriate, the area in which the
subdivision is located.
(Submittal: Plan) N/A N/A R R
9. LANDSCAPE PLAN DETAILS
A landscape plan that shows: 1) the
proposed locations, and types of,
plantings, 2) the existing natural
landscape with existing topography, 3) the
width of roadside and perimeter buffers to
be left undisturbed, 4) the open space
(proposed undisturbed and proposed
improved) as well as type of ownership
shall be submitted with the application.
(Submittal: Plan and material list) E E E E
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
~eNOeRns_ GROWTH MANAGEMENT SYSTEM 12
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
10. TRAFFIC STUDY
A traffic impact study as provided in
Article 13 within transition areas and for all
applications of more than 40 lots outside
of transition areas, and include in that
study the need for public road
improvements both onsite and offsite that
relates to the level of service of public
roads that will be impacted by the
development.
(Submittal: Report prepared in accordance R R R
with Ordinance) N/A I II II
8.8.29.1B Additional Information (For all applications
over 40 lots or for any site identified on the
Resource Protection Area map)
11. BIOLOGICAL INVENTORY
A biological inventory, performed by
Planner which identifies habitat
diversity, species diversity, species of
special concern such as those designated
as threatened or endangered, last known
sighting, candidate species likely to be
present which may warrant protection,
specimen trees outstanding in size and/or
species, and the status and source of the
information compiled in the inventory. The
biological inventory shall be accompanied
by an analysis describing habitat integrity,
relationships between habitats and to
ecological communities offsite, any
existing threats to flora and fauna and
potential for habitat enhancement.
[Submittal: Report and analysis R R
(approximately 5 pages)] GS GS I II
R =Recommended!
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N!A =Not Applicable
Level 11 Anal sis
STANDARDS. GROWTH MANAGEMENT SYSTEM 13
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING ]URISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
12. ENVIRONMENTAL MITIGATION
A mitigation plan is required when any
wetland or other environmentally
sensitive area identified in the
biological inventory will be altered as a
result of development of the
subdivision or construction of homes
or other buildings and structures
associated with the subdivision. The
mitigation plan shall include the
following:
a. An assessment of the ecological
value of resources that will be lost
and a statement of how that value
will be replaced through mitigation;
b. A specific statement of the goals
and objectives, i.e., exactly what
steps will be taken to compensate
for lost habitat, etc.;
c. Detailed descriptions in the form of
grading plans, construction plans,
and planting plans to illustrate how
the objectives will be carried out;
d. A monitoring and maintenance plan
to measure success of the
mitigation based on stated
objectives. Include a list of parties
responsible for monitoring and
maintenance, a schedule for each,
and how results will be reported to
the Planning and Inspections R R
Department; GS GS I II
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level 1 Analysis C =Comment N/A =Not Applicable
Level II Anal sis
STANDARDS, GROWTH MANAGEMENT SYSTEM 14
R-1 & EDD ZONING IN WATER~SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER~SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
e. A plan showing how the site will be
protected from impacts by human
and unwanted animal intrusion,
alternate plant species and
construction methods that could be
used in the event adjustments or
substitutions are needed until the
mitigation area is established; and
f. A financial guarantee is required for
the total cost of the mitigation
project. Once the installation is
complete, thirty percent (30%) of
the amount of the letter of credit or
escrow will be held for twelve (12)
months or until the site is
established, whichever is greater.
[Submittal: Report and Analysis
(approximately 10 pages)]
13. LOW IMPACT DESIGN
(Design booklet) R R R
GS I II II
8.8.29.2 Standards of Evaluation
The following specific standards shall be used
in deciding on an application for this use:
A. The project meets all applicable design
standards and other requirements of the
Zoning Ordinance and the Subdivision
Regulations. E E E E
B. The project meets all service provision
criteria as set forth below:
1. Fire,
2. Police,
3. Rescue Services,
4. Water Supply,
5. Wastewater Treatment Methods. R R R R
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment NIA =Not Applicable
Level II Anal sis
STANDARDS. GROWTH MANAGEMENT SYSTEM 15
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RU RAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
C. Habitats shall be identified and evaluated
in the biological inventory required by
GS R R R
8.8.29.1 B (a) and are subject to the I II II
following:
1. An undisturbed buffer is required
around the boundary of habitats of
rare, threatened, or endangered
species as shown on the biological
inventory. Buffer width shall be
determined by site evaluation in
consultation with the applicant's
biologist and officials from the NC
Department of Agriculture and/or the
NC Department of Environment, Health
and Natural Resources;
2. Habitat enhancements as described in
the biological inventory shall be made
for a broad range of species to help
mitigate the loss of wildlife habitat
during construction. Examples include
preserving, planting, and maintaining a
variety of native vegetation (also dead
trees and snags); installing structures
conducive for nesting such as bird
houses or bat boxes designed and
located for various species; or creating
wetlands;
3. Conservation easements or other
acceptable means such as dedication
to a public agency, or conservancy or a
homeowner's association are required
to protect wetlands and other habitats
while insuring proper long-term
maintenance; and
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
STANDARDS, GROWTH MANAGEMENT SYSTEM 16
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
4. Provide barriers or fencing, and
signage at the edge of habitat buffers
to prohibit vehicular and pedestrian
access. Limited access may be
allowed if proposed in a sensitive
manner for environmental education
purposes.
D. Landscaping and Buffers
1. Protection of Existing Vegetation
a. Existing vegetation shall be
preserved as indicated on the
approved landscape plan in
accordance with the provisions of
Article 12.2 of the Zoning
Ordinance; E E E E
b. Tree protection measures shall be
installed and maintained between
all areas of disturbance and trees to
be retained as shown on the
approved landscape plan. A detail
of the tree protection barrier
proposed shall be included as part
of the landscape plan submitted R R R R
with the application; I I II II
c. Corridors connecting habitats
identified in the biological inventory
shall be preserved along
fencerows, streams, buffers, or
other wooded areas. If destroyed
during construction, such
connections shall be restored using R R R R
appropriate plant materials; I I II II
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non:-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
STeN~eR~s_ GROWTH MANAGEMENT SYSTEM 1~
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
d. Trees and stumps cleared for roads
and building construction shall
either be used for timber purposes
or shredded for landscape mulch,
composted, buried or otherwise R R R R
disposed of BUT NOT BURNED. I I II II
2. Berms, fences and landscaping walls
may be used with plant materials for
screening, provided such features are
designed and located in harmony with
other site features and functions;
3. Use of xeriscaping principles.
E. Stormwater Management
1. No net increase in peak flow leaving
the site from the predevelopment
conditions for the 1 year, 24-hour R R R R
storm; I I II I I
2. The stormwater management system
must respect existing drainage
patterns. Runoff shall be directed
away from erosion-prone slopes.
Paved paths may be used to channel R R R R
runoff; I I II II
3. Energy dissipaters such as riprap
aprons shall be used where runoff is
concentrated and discharged, for
example, at downspouts from rooftops
and storm drains at parking areas.
Runoff shall not be discharged directly
into surface water, or other R R R R
environmental) sensitive areas; I I II II
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
cTeNneRnc_ rRnWTH MANAGEMENT SYSTEM 18
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING ]URISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
4. Concentrated stormwater, conveyed by
ditches, channels, pipes, swales or
other conveyance systems must be
dispersed and diffuse flow
reestablished prior to discharge into a R R R R
stream buffer; I I II II
5. Nitrogen load contribution must be R R R R
held to 3.6 Ibs per acre per year. I I II II
F. Drainage
1. All drainage structures will be installed
and maintained according to the
approved stormwater Management R R R R
Plan. I I II II
2. Subdivisions that include
retention/detention ponds shall comply
with the requirements in Section 6.23.4,
Operation and Maintenance of R R R R
Structural Best Management Practices. I I II II
G. Grading and Erosion Control
1. Plans for grading and erosion control
comply with standards contained in the
Orange County Erosion and Sediment R R R R
Control Ordinance and Manual; I I II II
2. Construction is phased to the extent
practical to minimize disturbance and
sedimentation;
3. Sediment control measures will be
properly installed to filter sediment
from runoff during construction and
maintained until grading is complete
and a permanent vegetative cover has
been established and all slopes .
stabilized; and
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis
STANDARDS, GROWTH MANAGEMENT SYSTEM 19
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING .7URISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MA]OR SUP PD
Number of Lots 6-19 20-40 41+
4. Permanent landscaping, groundcover,
mulch, etc. will be installed as soon as
practical after construction activities
for each phase are completed.
H. Solid Waste Management
The Solid Waste Management Plan
submitted as part of the Resources
Management Plan shall include the
method(s) of disposal and recycling of
construction debris.
I. Irrigation
1. Irrigation systems for the subdivision
and the lots in the subdivision are
designed and can be operated
according to a water conservation plan
described in the Resources
Management Plan submitted with the
application;
2. The Resources Management Plan shall
identify the source(s) of water to be
used for irrigation, the volume
available for that purpose, and
expected consumption rates. The
system design and plan for operation
will be evaluated based on efficiency;
and
3. Water recycled from stormwater
retention ponds or treated sewage
effluent is used for irrigation where it is
a legally permitted alternative.
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Ana{ sis
STANDARDS. GROWTH MANAGEMENT SYSTEM 20
R-1 & EDD ZONING IN WATER/SEWER BOUNDARY URBANIZING TAN
SUBDIVISION MAJOR SUP I SUP II PD
Number of Lots 6-19 20-40 41-79 80+
BALANCE OF ORANGE COUNTY PLANNING JURISDICTION IN WATER/SEWER BOUNDARY RURAL GREEN
SUBDIVISION MAJOR SUP PD
Number of Lots 6-19 20-40 41+
J. Habitat Maintenance
1. Habitats identified in the biological
inventory and habitats created through
mitigation shall be maintained in
accordance with the Resources
Management Plan and/or a
conservation easement agreement; and
2. Maintenance of habitats shall be
minimal, consisting primarily of
maintaining buffers and
enhancements, removal of exotic (non-
native) plant species, and keeping
drainage ways functioning properly.
K. Crime Prevention through Environmental
Design (Reserved)
L. Public Road Access
Access to the subdivision and access to
lots within the subdivision to existing
public roads shall conform to and be in
compliance with any public road access
management plan adopted by Orange
County.
M. Maintenance of Improvements
All site improvements such as roads,
utilities (including irrigation and drainage
structures), habitat enhancements,
recreational amenities, signage,
landscaping, etc. will be maintained in
function and appearance. Maintenance
specifications, if any, for on-going site
management shall be submitted as part of
the Resources Management Plan.
R =Recommended/
Required GS =Goal Supporting E =Existing Per Non-SUP Subdivision Regulations
Level I Analysis C =Comment N/A =Not Applicable
Level II Anal sis