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HomeMy WebLinkAboutAgenda - 11-22-1999 - 1i ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: November 22, 1999 SUBJECT: Solid Waste Matters -Greene Tract Action Agenda Item No. 1. DEPARTMENT: County Manager/Solid Waste PUBLIC HEARING: (Y/N) No ATTACHMENT(S): 11/17/99 Solid Waste Director Memo Greene Tract Maps 11/8/99 CH Town Manager Memo - "Development Ordinance Text Amendment" 11/8!99 Chapel Hill Ordinance INFORMATION CONTACT: Rod Visser, ext 2300 Gayle Wilson, 968-2885 TELEPHONE NUMBERS: Hillsborough Chapel Hill Durham Mebane 732-8181. 968-4501 688-7331 336-227-2031 PURPOSE: To receive and discuss information related to the designation of 60 acres of the Greene Tract for possible future use for solid waste management activities. BACKGROUND: At their work session on November 9, the Board discussed a number of solid waste matters, including issues related to the designation of 60 acres of the Greene Tract for possible solid waste activities, as provided for in the recently signed solid waste management interlocal agreement. The Board directed specifically that archaeological and environmental assessments of the Greene Tract should be carried out as soon as possible and before the effective date of the agreement, when day-to-day solid waste operations will be handed over to the County. The Board also discussed recent action by the Town of Chapel Hill to create a new zoning district called a "Materials Handling District", which classification would presumably apply to the 60 acres of the Greene Tract that will ultimately be designated as a location for possible "solid waste management facilities". Solid Waste Director Gayle Wilson has prepared a memo which describes a general process, timetable, and estimated costs for the conduct of the surveys requested by the Board. Staff requests that the Board provide direction on specific elements it would like to have addressed in these surveys, so that staff can develop detailed scopes of work for dissemination to potential contractors who might carry out the survey work. Staff will pursue the initiation of the surveys' in December with the aim of completing work by early February. The results of the surveys could be considered by the County Commissioners and Chapel Hill Town Council in their decisions about amendments to the Joint Planning Agreement (JPA) that will be needed to carry out the contemplated rezoning of a portion of the Greene Tract. In order to meet the planned handover date of March 20, 2000, the JPA public hearing that would normally be held in mid-April will need. to be accelerated to late February or the first week of March. The exact date for that 2 public .hearing will need to be established based on a review of the approved meeting calendars for the Town Council and County Commissioners for the year 2000. The Solid Waste Director's memo also addresses the need to specifically designate exactly which 60 acres will be titled to the County under the solid waste interlocal agreement. In order to proceed with the rezoning process, staff will need to make an assumption about the 60 acres that will ultimately be specified and agreed to by the County and Towns as "Exhibit E" of the interlocal agreement. Staff recommends that we proceed with the assumption that the 60 acres, more or less, shown on the map previously reviewed by the Board will be the 60 acres to be surveyed and recorded as the legal description. However, that designation could change prior to handover if the results of the surveys to be commissioned by the Board, or other research into the property, suggests that a different 60 acre designation would be more- appropriate. The Board may also wish to discuss the information provided regarding the impacts of buffers required in the new zoning district, and whether there should be some discussion with the Town of Chapel Hill about requested modifications of those required buffers as they would apply to the 60 acres to be designated for future solid waste facilities. FINANCIAL IMPACT: The costs of surveys and associated work will be funded through the Landfill Enterprise Fund. RECOMMENDATION(S): The Manager recommends that the.Board receive the report; authorize staff to engage consultants for the surveys described; and provide direction to staff regarding communication, if any, that should be under#aken with the Town of Chapel Hill about refinements to the 200' buffer requirements established by the Town for a "Materials. Handling District". 3 MEMORANDUM To: John Link, County Manager From: Gayle Wilson, Solid Waste Director Subject: Greene Tract Issues -.11/22 BOCC Work Session Date: November 17, 1999 At the November 9, 1999 BOCC work session, two issues necessitated further discussion on November 22. Both issues pertained to the Greene Tract. One issue related to the environmental surveys to be conducted on the Greene Tract, including a proposed schedule. The second issue related to the 60 acre portion of the Greene Tract as referenced in the Interlocal Agreement. 1. Greene Tract Surveys In response to discussions of this matter by the BOCC, we have attempted to include all of the issues raised as elements of the suggested surveys. These .issues have been incorporated into two comprehensive surveys. We would welcome any additions or other adjustments the BOCC may wish to recommend. The Chapel Hill Town Council has also at various times discussed possible surveys for the Greene Tract. However, the Council has not made recommendations to actually conduct any of these evaluations. The Department of Solid Waste Management will coordinate site survey work with Orange County's Department of Environment & Natural Resource Conservation to insure that the surveys are thorough and complete. Unless otherwise directed, we assume that the funding for the surveys will come from the Department of Solid Waste Management operating budget. Cultural and Archaeological Survey The purpose of this survey would be locate and assess the probable significance .and extent of any archaeologically or historically significant cultural resources located within the 169 acre site. We wish to assure that any planned or potential future development of the site will not jeopardize any culturally significant areas. The contractor would be required to conduct literature and background research, records and inventories review, and field investigations of sufFcient intensity to locate and assess the significance of any sites within the project area that may have historical significance. A report would be submitted following the conclusion of the field investigation, data analysis, and interpretation. The report would detail the results of the .background research, records and inventories review, fieldwork, and laboratory analysis. 4 The proposed survey would comply with pertinent state laws and regulations, including the North Carolina Office of State Archaeology's Guidelines for Preparing Archaeological Survey Reports and Archaeological Curation StandarrJs and Guidelines. Estimated Cost = $8,000-$10,000 Biological Resources Survey This survey would encompass two primary purposes. The first purpose would be to identify any endangered or threatened species or habitat. We wish to assure that any planned or potential future development of the site will not jeopardize the continued existence of endangered or threatened species or result in the destruction or adverse modification of a critical habitat. The contractor would be required to conducfi literature and background research, records and inventories review, and field investigations of sufficient intensity to locate and assess the presence any threatened, endangered or rare species or high quality natural communities within the project area. A report would be submitted following the conclusion survey that would detail the results of the background research, records and inventories review, and fieldwork. The second purpose of this survey would be to conduct wetlands delineation and floodplain survey. This survey would seek to identify and map jurisdictional wetlands and stream channels on the 169 acre site and to submit the delineation to the Army Corp of Engineers for approval. We would attempt to identify and protect wetland areas containing "significant aquatic function". We would also seek to iden#ify areas subject to flooding. A report would be submitted following the conclusion of survey detailing the results of the work, including wetland/floodplain mapping. Estimated Cost = $15,000-$18,000 Schedule If the BOCC directs staff to proceed with the above surveys, we would immediately begin to prepare a scope of work for each survey and seek. proposals .from qualified consultants and consulting firms. Ability to complete the proposed surveys in a timely fashion and at the earliest possible date would be a consideration for the award. We would hope to complete the scope of work for the two surveys and submit to the consultants by December 6. We would request that proposals~be received, evaluated, and consultants given authorization to proceed by December 17. It is unlikely that the surveys would be complete and reports finalized before early February, given weather considerations and the anticipated scope of work for the two investigations. We would tentatively propose to discuss the reports and their conclusions at the February 14 regular BOCC meeting (or as soon as the work is complete). It would also be possible to unlink the surveys from the Interlocal Agreement and the 60 acre issue. The surveys could be conducted at a later date, but prior to initiating any solid waste activities on the 60 acre portion and the final resolution on the future of the remaining 109 acres. 5 2. Greene Tract - 60 Acres Reserved for Solid Waste Decision of Which 60 Acres During the Mayor's and Chair's Work Group meetings earlier this year, staff proposed for consideration by the group a specific 60 acres (Attachment 1). The basis for this particular 80 acre area includes: * surface and groundwater flow toward and onto landfill property * eliminates possible access to site from Purefoy Road * physically adjoins other landfill property * fewest residents adjacent to this site The Interlocal Agreement requires in Exhibit E, a "Legal. Description of the Portion of the Greene Tract To Be Devoted to Solid Waste Management Purposes". Additionally, the specific 60 acre tract must be identified in order for Chapel Hill to complete the required rezoning of the 60 acres for solid waste management purposes. Chapel Hill is proceeding with the rezoning process under the assumption that attachment 1 is the final 60 acre delineation. The Solid Waste staff has performed a critical review of the proposed 60 acres and has considered other possible representations. While we are still of the opinion that we are proposing the most sensible delineation, we are ready to consider other possible subdivisions as may be suggested by the BOCC. , Proposed Regulatory Buffers Adopted 200' Buffer When the Chapel Hill Town Council adopted an ordinance amendment on November 8, creating a new zoning district, they required that the district maintain minimum 200' .interior buffers around the perimeter of property so zoned. Upon further review, we believe that such a wide buffer may unreasonably restrict the usefulness of the 60 acre site proposed for transfer to Orange County. We have just completed a boundary survey of the Greene Tract and have calculated the consequences of a 200' buffer at this site. A 200' buffer (attachment 2), as adopted by Chapel Hill would encompass 31.68 acres (53%) of the entire 60 acre site. Additionally, utilization of 200' buffers would also render the approximately 6 acre southwest portion of the property essentially not useable. It should be .noted that a drainage in the northwestern corner of the proposed site might present another small area of the site that must be protected from development. The extent of any impact caused by the drainage will be determined after the wetlands survey. We do not believe that this drainage will impact a significant portion of the site. 100' Alternative Buffer A 100' buffer would encompass 17.52 acres (attachment 3). While the Duke Power easement is the practical limit of development to the east, we would propose that there be no buffer on the 6 eastern boundary to allow access to the railroad. This would provide for a much more usable acreage and development flexibility. Modified 100' Buffer Attachment 4 offers a modified 100' buffer that would eliminate the requirement for a buffer between adjacent landfill owned property and also allow access to the railroad. This alternative would reduce buffer acreage to 14.09 acres (23.5%) and seems to balance the need for buffers. between adjoining private properties and maximizing use of the 60 acre site. Due to restrictions of the Neville Tract SUP governing use of the property, the entire Neville Tract is effectively a buffer. Railroad Issue We have not researched the technical aspects of if and how a rail spur could be brought into the site for possible future use. It should be noted that the .railroad itself includes a 100' easement that for practical purposes, acts as a buffer on the eastern boundary. 3. Conclusion We are prepared to proceed with the surveys at BOCC direction. We are ready to answer questions or provide additional information as necessary. Should the BOCC wish to request that the Chapel Hill Town Council reconsider the specific 60 acres to be transferred to County ownership or the adopted buffers for the new zoning district, we would suggest a letter from the Chair to the Mayor proposing alternative buffer requirements in this zone, including a justification for the request. . i / ~ ~ j ~ ~\- ,/ /ii /i' i I ,:,~~~ ~ ~ / ~ Attachment 1 \ / / '-ice / I ~ 1 I \~ ?t r'• / `~ _ __` ~• ~UBANKS R AD I / - I 1. I ~•• ••. ~ .ate... 4 111 } / ill :'•,........ ~~~......./. 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L8 A~ ~ ,~ ~ 2 ~ Q ~ ~~ ~ ~~ ~~s = 213,32- ~ ~ ti c'd ~ ~ E rr~ A t u t N G ~ -r... f M ~ ~' ~ / ?~, ~-- .~ i i ~ ~, l9 A~ ' ..~ ~' I- ..~ $ ~ c . ~ ~ N ~ / ~ / !~' / .~ ~ GREENS TRACT M f ,i ~ 200' BUFFER ~ _~ Attachment 3 Attachment 4 a II lnac:tive Landfill ~ubaRkS Rd~ Activ® 1.andlyll Joinf Planning Transition Area 100' I ri 2~' lir~terl Neville ~` ~` C .ft:. ~.. Tract ~. Greene Tract 109 Acres approx. Homestead Community Park Greene Tract eo Wore study area r+roPosad to he Buttered 109 ACra Remaining Portion Of Greene Tract f~~tJrtren Services 9ounde+Y /~/cnaaetHUt cay units '~° '°°° ~°° t:.~ -Greene Tract study Area ~i~At~~ew~p ~, Buffer O ntions prepaid by cn;ipsi Hill Q{an~ino r November 8, 9999 N AGENDA #7b MEMORANDUM TO: Mayor and Town Council FROM: W. Calvin Horton, Town Manager SUBJECT: Development Ordinance Text Amendment - Solid'Waste Management Facility DATE: November 8,1999 INTRODUCTION The attached Ordinance would approve a Development Ordinance text amaadment which would add a definition for a new land use called a Solid Waste Management Facility, create a new zoning district, and amend the provisions of the Ordinance regarding the location and process for approval of such a facility- . BACKGROUND A Public Hearing was held on this proposal an October 18,1999. This text amendment is related to the tr`rwsfer of responsibility and ownership of the Greene Tract_ described in the recently exxuted lnterlocal Agreement. The Interlocal Agreement destxrbes the transfer of responsibility for and ownership of solid waste management functions to Orange County. The Grcene Tract is a 169 acre landfill asset, Final negotiations eomciuded that the Greene Tract will be dividod into two parnels. A sixty acre parcel is to be deeded to Orange County, ailcr execution of the new IaterIoeal Agreement. The remaining approximate 109 acres is to be maintained under joint ownership until its future status is resolved. A map was attached to the October 18,1999 item, showing the Greene Tract and its surrounding area. The Interlocal Agreement provides that the County may use the Groyne Tisct property for solid waste management purposes, including location of solid waste management facilities. Included in the proposed defintion of solid waste management facilities are transfer stations and materials recovery facilities (MRF). A transfer station is a facility that receives local waste and then tratrsports the waste to a distant disposal facility. A materials recovery facility r'eceivcs reeyclables collected through .local recycling programs and prepares them for marketing. The tenxrs of the pew agrccrnerrt indicate that: "The County states its current intention not to bury mixed solid waste or con$truction sad demolition waste oq any portion of the Greene Tract. The County states its recommendation to future County Governing Boards that the County make no such bu~riaL" . Pmt-!t" Fax Note 7671 ~ ( - ~ t5~s2r ~" S~(1 c:oJDept.~ Co. ~' ~,.* -tea ~ t~3 ~'-t _ ~« b ~a ~3 2 The new agreement further states that: "Chapel Bill agrees to commence, and states its current intent to complete, the process to make solid waste management uses not including burial of mixed solid waste or construction and demolition waste, but expressly including, but not limited to, a solid waste. transfer facility and a materials recovery facility, uses of the Exhibit E property "permitted" uses under the Chapel Hill Development CodelCkdinance, subject only to staff level site plea and similaz reviews and not subject to special use or similar processes. Chapel Hill agrees to provide the ether Parties with a plan, including a planned schedule of reviews and approvals, to process the zoning change described in this paragraph" AII~IENDMENT T4 THE DEVELOFMENT ORDINANCE The proposal would amend the Development Ordinance to aacamplish four things: 1.' Define "Solid Waste Management Facility" (Article Z). 2. Create a new zoning district called "Materials Handling District" (Article 3). • 3. Designate a "Solid Waste Management Facility"• as a pernutted use in the new zone (Articles 12 and 13). ' 4. Specify that, in this zone, the Town Manager lies authority to review and approve plans for a Solid Waste Management Facility (Article 19). We note that the property that is the subject of this initiative, the CYreene Tract, is located outside of Chapel Hill's. corporate limits, in the Joint Planning Transition Area. Once a new zoning district is created by the Chapel Hill Town Council (by amending the text of the Development Ordinances rezoning of land to the new district would need to go through a separate process that involves a Joint Public Hearing with the Orange County Commissioners. Following such a hearing, both the Chapel Hill Town Council and the Orange County Board of Commissioners, in separate actions, would need to consider the rezoning proposal. If the property is re~.oned, an application for a Solid Waste Management Facility could be received. and acted upon by the Chapel Hill Town Manager. Following is the language that would effect these changes to -the Chapel Hill Development Ordinance. Adoption of the attached Ordinance A would accomplish this: A-DD a new defuution to Article 2 of the Chapel .Bill Development Ordinance to read as follows: Solid Waste Manauement Facility: ~ Solid Waste Management Facility shall bs operated by or on behalf of a govertunental agency and shall include, but not •be limited tq a solid waste transfer facility and a materials recovery facility. A solid waste management facility shall not include the burial of arty waste material 3 ADD a new zoning district to Article 3 of the • Development Ordinance, called "Materials Dandling District," with the following description: "The Materials Handling. District is intended to provide for public operation of a Solid Waste Management Facility." AMEND Article 12 and 13 of the Chapel Hill Development Ordinance to descn'be the standards and uses that define tlu "Materials Handling District" as identical to the Rural Tntnsition District, except that a °Solid Waste Management Facility" shall be designated a "permitted use" in this new district. AMEND Article 19 of the Chapel Hill Development Ordinance to include authority far review and approval of a Solid Waste Management Facility by the Town Manager. This approach would allow the Town and County, working together, to rezone a apccific parcel of land for a specific purpose. It would involve a two-step press •before an application could be filed: it would involve creating the new zoning district {Town), and then 'going though a Joint Planning process to apply the new district to the Greene Tract (Town and County). Under standard scheduling, the new zoning. district could be created by November 8. Then a lx oposal to apply the new zone would be prepared, and considered at a Joint Public Hearing in April, 2000. If both the Town and the County approve the rezoning (April ar May), an applicagon for Town Manager approval of a Solid Waste Management Facility could be filed by the County. KEY l[S5UES RAISED AT THE PUBLIC HEARING Two types of issues were raised at the Public Hearing. First, there were comments about this proposed amendment to the Development Ordinance to create a new zoning district. Second, there were comments about grange County's approach to solid waste management, along with concerns for the neighborhoods surrounding the Greene tract. With this memorandum we offer comments and responses on matters relating to the proposed Development Ordinance Amendment, in our role as regulator. 'This discussion follows immediately. We note that an accompanying memorandum describes the owner-related issues.. The following Development Ordinance amendment issues. were raised at the. October 18 Public Hearing: 1. A Council member asked about the ianaua¢e of the proposed definition that sans "but not. •limi~ed to"? Sta,,~`'Comment: The proposed definition of a Solid. Waste Management Facility states that such a facility "shall include, but not be limited to, a solid waste transfer facility. and a materials recovery facility." This language is consistent with other definitions in the Development Ordinance, and reflects the fact that there may be uses not anticipated .now that would relate to and be consistent with the intended use. We understand that in the context of this particular • proposed ordinance amendment, where them is concern about being sure to prohibit certain uses, !5 4 the Council may not want to include this standard flexibility. If the Council wishes, it may adopt this definition with the words "but not limited to" deleted. 2. A Council member asked what type of landscape b would be reauir~ on the Grggt~e tact if used a Solid W Management Facility`? And what would a 100' ys a 500' vs a 1.000 `buffer look like. -' Sta,,~" Comment: We attach a map of the Greene Tract that shows how much land would be available for use if a 100 foot or a Z00 foot perimeter buffer were required. A 500 foot perimeter buffer would prole'bit development of the 60 acre portion of the Crreene Tract. The text amendment proposes a 100 foot buffer requirement. 3. A Council membez asked how truck routes to a solid waste manaaemonr facility would be decided. Staf~Comment: The routing of trucks to a future solid waste management. facility would not be an operational decision. We believe that trucks would come from all types of routes to a facility of this nature. RECOMMENDATIONS Planning Board Recommendation: The Planning Board met on October 5, 1999 and voted 8-0 to recommend the amendment with adoption of Ordinance B. Please refer to ~ the attached Summary of Planning Board Action. - We note that Ordinance B includes language defining a Solid Waste Management Facility that was provided to the Planning Board on October 5 by the Solid Waste staff it was brought to our attention that the language of Ordinance B is not identical with language in the Interlocal Agreemen. The Manager's recommendation, Ordinance A, betty reflects the language of the Interlocal Agreement. Upon further study, we have also concluded that the range of possible uses in this proposed new. district should' include a broader rangy than simply "Solid Waste Management Facility." Accordingly, Ordinance A provides the broader range of uses ~ and is the Manager's recommendation. 14lanager's Recommendation: We recommend adoption of the attached Ordinance A as an amendment to the Development Ordinance ATTACHMENTS 1. Ordinances A and B (p. 5) . 2. Map of Greene Tract, with possible buffer options (p. 12) 3. October 18 Memorandum and its related attachments (begin new p. i ) i~ AN ORDINANCE AMENDING THE CHAPEL HILL DEVELOPMENT ORDINANCE REGARDING A NEW ZONING DISTRYCT k"OR A SOLID WASTE MANAGEMENT )FACILITY {99-I1-8-10-4} WHEREAS, the Council of the Town of Chapel Hill has considered the proposed amendment to the Chapel Hill Development Ordinance to provide for a now zoruing district for a new land use called Solid Waste Management Facility, and. finds that the amendments are appropriate due to changed or changing conditions in a particular area or in the jurisdiction generally, and achieve the purposes of the Comprchcnsive Plan; NOW, THEREFORE, BE TT ORDAINED by the Council of the Town of Chapel Hill as follows: Section 1. Section 2 of the Chapel Hi21 Development Ordinance is hereby amended by adding a new Subsection 2.121.2 to read as follows: "2.121.2 Solid Waste Management Facility: Solid Waste Management Facility shall be operated by or on behalf of a govcrnmcntal agency and shall include, but not be limited to, a solid waste transfer facility and a materials recovery facility. A solid waste manageiaent facility shall not include the burial of any waste material." Section 2. Sectian 3.1 of the Chapel Hill Development Ordinance is hereby amended be adding anew Subsection 3.1.9.1 to read as follows: "3.1.9.1 Materials Idaatdliag I3istrict (MH) The Materials Handling (1VlIi) district is intended to provide for public - operation of a Solid Waste Management Facility." Section 3. Section. 12.3, Use Group A, B, and C of the Chapel Hill Development Ordinance is hereby amended to add MH to the current column containing RT. Section 4. Section 12.3 of the Chapel Hill Development Ordinance is hereby amended to list, as "Permitted Principal Use" in the Materials Handling (NiIi) zoning district, "Solid Waste Management Facility" as Use Group C said as "Permitted Principal Use" and "Permitted Accessory Use" for Agricultural :Livestock sad NorrLivestock as Use Group A. . Section 5. Section 12.3 of the Chapel Hill DcvcIopmcnt Ordinance is hereby amended to provide the following additional. language to the "Key" at the bottom of each page of the .~ schedule: "'Key: "-" Not Permitted; "A" Permitted as an Accessory Use; "P" Permitted as a Principal Use if floor azea of proposed development is less than 24,004 square feet and area of disturbed land is less than 40,400; otherwise, pernnitted as a Special Use is all districts except OI-3 and MH sad for all uses except existing Elexttentary az~d Secondary i ~t 2 Schools. In OI-3 and MH "P" Permitted as a Principal Use, "S" Petxnitted as a Special Use. For existing Elementary and Secondary Schools "P" Permitted as a Principal Use." Section 5. Subsection 13.11.1, Use ~ Group A; Subsection 13.11.2, CJse Group B; Subsection 13.11.3, Usa Group C, Schedule of Intensity Regulations are hereby amended to provide for a new zone called MH, the same requirements as the current RT provisions. Section 7..Section 19.2 of the Chapel Hill Development Ordinance is hereby revised by adding the following language at the end: "g} Any development of a Solid Waste Management Facility on a zoning loi." Section 8. The first paragraph of Section 14.12.2 of the Chapel HiA Development Ordinance is hereby amended to read as follows: . "A buffer is a strip of land together wide the screening required thereon. Except as otherwise specifically provided in this chapter, the type of buffer required between a proposed dcvcIopmient and adjacent streets, land uses or zoning designations shall be as' specified in Subsection 14.12.6, Schedule of Requund Buffers. Where the proposed development site and the adjacent land are both located within eitlicr Town Cerncr District, no bu$'er shall be required. When the proposed development site is located is the Rcsidrntial-High. Density-12 zoning district, no buffer shall be required. Where the proposed development site is located in the Materials Handing (MI•i) zoning district, a 200 foot lazidscape bufferyard shall be required." Section 9. Section 14.13.7 of the Chapel Hill Development Ordinance is hereby amended to read as follows: "14.13.7 ~ .Signs in Residential, Materials Handling, and Rural Transition Districts and in PD H Developments ' No sign shall be erected or displayed in any Residential, Materials Handling, or Rural .Transition district or in any Phoned Development-Housing except as allowed under subsection 14.13.4 or as provided below: Section l I.Development identification signs containing the name and/or logo of a subdivision, multi-family development, or planned development, _ provided such signs are limited to one free-standing sign at each principal point of access to the development, sixteen (1~ square feet in area per display surface, and a maximum height of six {~ feet above finished grade; or two (2) signs mounted on wooden, brick, or stone . entry walls, eight {8) square feet per display surface, and a maximum height of six {~ feet above finished grade. Section 11.Nonresidential signs identifying nonresidential uses permitted as a .principal or special use in Residential, Materials Handling, or Rural !S- 3 Transition. districts or as an accessory .use in PD-H developments provided such signs are limited to one ground or wall sign per zoning lot and sixteen X16) square feet in area per display surface. Section l l.Lighting of signs in Residential, Materials Handling, and Rural . Transition Districts and in PD-H Developments is permitted. if illumination levels arc low, all factures are concealed, acid spill-over of light is minimal." Section 10. That all ordinances and portions of ordinances in conflict herewith are hereby repealed. Section 11. That these amendments shall become effective upon adoption. This the 8a' day of November, l 999.