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ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 25. 2002
Action Agenda
Item No. C.2.c.
SUBJECT: Proposed Amendment to the Zoning Ordinance to Create a Secondary
Development Area in the I-85/Buckhorn Road Economic Development District
DEPARTMENT: Planning and Inspections PUBLIC HEARING: (Y/N) Yes
ATTACHMENT(S): INFORMATION CONTACT:
1. Proposed changes to page 2.1.3a Craig N. Benedict, ext 2592
2. Revised I-85/Buckhorn EDD Map Gene Bell, ext. 2589
3. Revised Permitted Use Table TELEPHONE NUMBERS:
Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE: To. receive public comment on a proposed amendment to Article 6.29.3 of the
Zoning Ordinance to create a Secondary Development Area south of I-85 in the I-85/Buckhorn
Road Economic Development District (EDD).
BACKGROUND: Orange County's EDDs are comprised of three principal land use categories:
Primary Development, Secondary Development, and Open Space Areas.
Primary Development Areas are intended to accommodate the full range of light industrial,
distribution, retail, office and service uses." The Hillsborough Area (I-40/Old NC 86) EDD is
further divided into Primary I and II categories, the difference being limitations on retail uses in
Primary II.
"Secondary Development Areas are intended to provide a `step-down' or land use buffer
between Primary I and II Development Areas and residentially zoned or developed properties.
Within these areas, only a limited number of residential and office uses are allowed. Where
residential development is contemplated, moderate densities ranging from two to four dwelling
units per acre are permitted." This designation allows for a mixed use of residential, non-
residential and other government public service uses.
"Open Space Areas include land which is generally characterized by steep slopes, floodplains,
natural areas, recreational and wildlife corridors, historic sites, and other similar features."
The I-85/Buckhorn EDD is currently comprised of Primary Development Areas and Open Space
Areas only. Primary Development Area is in keeping with the area north of I-85 in that it has the
most complete transportation network (rail, Interstate, and US highway), water and sewer
g\Comprehensive Planning Div\Gene\2002 Public Hearings\1`1ov25\Buckhorn EDD Amendments Abstract.doc\11-13-02\gb
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(though expansion of the current systems are needed to fully serve this portion of the EDD),
and existing commercial and manufacturing uses.
The proposed amendment would designate the area south of I-85 and north of West Ten Road
as Secondary Development Area. Such a designation is in keeping with the current nature of
the area and properties to the south, east, and west that are across the road from this proposed
secondary area. In addition, the table of permitted uses would be amended to limit future
residential uses to attached single-family ormulti-family housing with densities of four or more
units per acre. Single-family detached on private well and septic systems is not intended for
these higher intensity mixed-use areas. These single-family detached housing product types
are available in more rural settings of the county where public water and sewer is not available.
Proposed text amendments are shown in Attachments 1 and 3. Text to be deleted is shown in
and new text is in bold underline. • ,
FINANCIAL IMPACT: None at this time.
RECOMMENDATION(S): Planning Staff recommends approval of the proposed amendment.
The Administration recommends that the Board refer the proposed amendment to the Planning
Board for a recommendation to be returned to the BOCC no sooner than January 21, 2003.
g\Comprehensive Planning Div\Gene\2002 Public Hearings\Nov25\Buckhom EDD Amendments Abstract.doc\l 1-13-02\gb
I-85 Buckhorn Road District*
The I-85/Buckhorn Road Economic Development District is comprised of 845 acres located on O ~ 3
the northeast and southeast quadrants of the interstate interchange. This acreage is distributed
among the three principal land use categories in the schematic plan as follows:
Primary Development Area 5~ 203 Acres
Primary Open Space Area 55=
Secondary Development Area 424 Acres
Secondary Open Space Area 105 Acres
Rights-of-Way 29 58 Acres
Access to interior of the northern portion of the district is proposed through the extension of a
service road being constructed as part of the I-85/1-40 widening. The service road will
terminate on the west side of Buckhorn Road, and any collector road extended to serve the
district must align with it.
All of the lots in the southern quadrant have direct frontage on either West Ten Road or
Buckhorn Road. The number of access points onto Buckhorn Road and West Ten Road should
be minimized by creating internal access roads where possible. The extent to which internal
access roads are feasible and the points at which internal roads would intersect with West Ten
Road, will depend in part on which lot(s) is (are) first developed, and how lots are combined as
development occurs.
Transit access is also proposed through apark-and-ride lot or similar facility located in the
northern quadrant; with access to both rail and thoroughfare systems. A sidewalk along
Buckhorn Road to provide access between the transit station and the southern quadrant will be
needed. Design criteria for these systems are presented in Section 3.3, Circulation and
Parking.
Land uses in and adjacent to the district range from single family residential to a variety of non-
residential uses. The Southern Railroad crosses the district as does a Duke Power
transmission line and a Public Service Company gas pipeline. The area is also served by the
Orange-Alamance Water Corporation, and sewer service would be available through extension
of the Efland sewer system owned by Orange County.
The district is characterized by gently rolling topography with few building constraints. However,
.soils unsuited for development are found along intermittent streams which -flow south beneath 1-
40/1-85 to join Seven-mile Creek, a tributary of the Eno River. Because of its location on the
western edge'of the Upper Eno Watershed, land uses in the district are subject to watershed
protection standards governing impervious surface and the control of stormwater.
The total amount of impervious surface covered by buildings and parking lots is limited to 70%
of a building site. As shown on the schematic plan, stormwater control for multiple sites may be
provided through construction of several detention basins, located along individual streams
draining the district, particularly an the north side of the interstate (as shown on the schematic
plan). Alternatively, a larger, single detention basin could be constructed on the south side of 1-
85 at or below the confluence of the streams. Detention basins may also be constructed on
individual sites. Impervious surface limits and standards for detention basin construction and
maintenance are discussed further in Section 2.3 -Land Intensity and Appendix C -Wet
Detention Basin Standards, respectively.
*Amended 8/20/96
Economic Development District Design Manual Page 2.1.3a
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