HomeMy WebLinkAboutAgenda - 11-24-2008 - c5ORANGE COUNTY
BOARD OF COMMISSIONERS AND
PLANNING BOARD
QUARTERLY PUBLIC HEARING ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 24, 2008 Action Agenda
Item No. C.5
SUBJECT: Zoning Atlas Amendment (Rezoning): Hillsborough Area Economic
Develoi)ment District
DEPARTMENT: Planning and Inspections
ATTACHMENTS:
1. Petition Boundary Map
2. Comprehensive Plan Map
3. Transportation Map
4. Statement of Consistency
5. Mail out Certification / Letter to Adjoining
Owners / Adjoining Owner List
6. Resolution of Rezoning Approval
7. Resolution of Rezoning Denial
PUBLIC HEARING: (Y/N) Yes
INFORMATION CONTACT:
Robert P. Davis, Planner 111 245-2580
PURPOSE: To hold a public hearing in order to receive public comments concerning a County-
initiated general use zoning atlas amendment petition.
BACKGROUND: In April 2001 the Board of County Commissioners rezoned all of the land within the
Hillsborough Area Economic Development District and adopted an abridged version of the EDD
Design Manual for the Hillsborough Area Economic Development District. This was a product of an
18-month collaborative planning effort with the Town of Hillsborough. The intended purposes of the
2001 rezoning and text changes were to adjust the future land use picture in this EDD, to better align
uses, and to streamline the project approval process. To that end the Comprehensive Plan
categorized associated land use designations into targeted geographic areas within the Hillsborough
EDD. The specific areas were adjacent to Interstate 40, along Old NC 86, on the eastern side of NC
86 at the 1-85 interchange, and along NC 10 (See Attachment 2). Additionally, conceptual road
network layouts were schematically diagramed and approved (See Attachment 3). As a part of the
same efforts six new Economic Development General Use Districts were adopted that comported
with the new land use designations. The Economic Development Mixed Use District would be
allowed only as a Planned Development.
The smaller sized, narrow properties along the western side of Old NC 86, five of which have existing
houses, are the subject of this rezoning.
Petition Request
From: Economic Development Limited Office One (ED-LO-1)
To: Economic Development Linear Office (ED-LNR)
Watershed: Lower Eno - Unprotected
Size: Tract 1: 8.83 acres
Tract 2: 12.68 acres
Tract I PIN's: 9863-96-5912, 9863-96-5768, 9863-96-5688, 9863-96-6573, 9863-96-4502,
9863-96-3812, 9863-97-1293
Tract 2PIN's: 9863-95-8966,9873-05-1814,9873-05-0697,9873-05-3116
Existing Land Uses:
Tract 1: Five single-family residential dwellings and 2 undeveloped lots
Tract 2: One single-family dwelling and undeveloped land (Orange Water and Sewer Authority
has a water interconnect between OWASA and Hillsborough on a small parcel)
Surrounding Land Uses:
Tract 1: North — Undeveloped commercial uses (Oakdale Village)
East — Commercial, office and light industrial uses (Citgo, NCDOT Maintenance)
South and West — Residential subdivision (Cornwallis Hills)
Tract 2: West and North — Single family subdivision (Cornwallis Hills)
East — Four single-family dwellings across Old NC 86
South — Predominantly undeveloped with one abandoned residential structure
Reason for Zoning Atlas Amendment
Recently staff has noticed an increased commercial and office interest in properties located
along the Old NC 86 corridor between 1-85 and 1-40, specifically in the area between the State
Employees Credit Union (SECU) and 1-40. Land on the western side of Old NC 86, excluding
the SECU and Cornwallis Hills subdivision, falls within the County's zoning jurisdiction.
A public hearing to amend the Zoning Atlas may be scheduled by the Board of County
Commissioners either: 1) upon receipt of a valid petition from the public or, 2) upon the Board's
own initiative. This petition has been requested at the County's own initiative to address issues
relating to land development along Old NC 86. Regardless of the origination type of petition,
the zoning ordinance requires that a purpose of rezoning be stated along with the petition.
In this particular case, Article 20.3.2 d) gives a reasonable justification, and is stated verbatim as
follows:
The changed or changing conditions, if any, in the area or in the County generally, which
makes the proposed Zoning Atlas and /or Zoning Ordinance text amendment reasonably
necessary to the promotion of the public health, safety and general welfare'.
Both Tracts I and 2 under consideration are linearly situated along Old NC 86 (See Attachment
1). As a part of the adoption of the 2001 zoning and text amendments in the Hillsborough Area
EDD six zoning districts were created, one of which is the ED-LNR district. The district was
created in the text, but not affixed to any specific parcels.
The primary purpose of the ED-LNR district is to allow land use conversion of these existing lots
and residential dwellings to small-scale offices and/or low impact services provided that the
structures were limited to 5,000 square feet in gross floor area with a district maximum height of
30 feet. Due to these aforementioned limitations on project intensity the ED-LNR allows a
reduction in the normally required 100 -foot EDD perimeter buffer to be reduced to 50 feet.
However, all buffer planting requirements are to be met.
The existing ED-1-0-1 district severely restricts usage for some of the lots in both Tract 1 and
Tract 2. The original thought was that some of the tracts would recombine and develop as one
project. This has not occurred even though some properties offered for sale adjoin each other.
There are, or have been recently, three properties offered for sale along this corridor. Anecdotal
comments have indicated that the primary reason for lack of sales and conversion of these
properties to offices and low impact services has been due to the current zoning district
requirements. However, the EDD Design Manual that sets the internal buffer requirements
between adjacent land uses is just as likely the reason. The proposed buffer text amendments
(at Public Hearing concurrently) to the EDD Design Manual will allow buffer flexibility and will
provide, if approved, the necessary modifications to�allow these properties to develop
individually, perhaps to use existing dwellings, rather than as a part of a larger scale project.
ZONING OFFICER ANALYSIS: As required under Section 20.3.3 of the Orange County Zoning
Ordinance, the Zoning Officer is required to: '...cause an analysis to be made of the application
and, based upon that analysis, prepare a recommendation for consideration by the Planning
Board and the Board of County Commissioners'.
Staff Findings and Analysis
1. Both Tract 1 and Tract 2 are located. within the Hillsborough Area Economic Development
District, which by definition is an Economic Development Node.
2. The ED-LNR district was created to allow for low impact uses on smaller lots, and also to
allow for adaptive reuse of existing structures provided that all subdivision, zoning, and
building code provisions are met.
3. Both the ED-LNR and the ED-1-0-1 districts permit a maximum impervious surface
coverage of 50%.
4. The maximum height of structures in the ED-LNR district is 30 feet. The maximum height
of structures in the ED-LO-1 district is 60 feet.
5. When a site within an ED-LNR district adjoins the exterior boundary of the EDD the
perimeter buffer may be reduced to fifty-(50) feet. The perimeter buffer of a site within
the ED-1-0-1 district is 100 feet. All of the parcels in Tract 1 are less than 200 feet in
width.
6. All interior landscape buffer requirements are the same in each district.
Due to the fact that the ED-LNR district was originally created for future application to lands
included in the petitioned areas, a County initiated petition is reasonable and necessary to
remove impediments to conversion to more suitable land uses. In conjunction with the
proposed buffer text amendments land in the area can more easily convert uses. For future.
reference there are two other areas in the Hillsborough Area EDD along NC 86 near 1-85 also
targeted as appropriate ED-LNR districts, but are not subject to this petition (See Attachment 2).
Notification Procedural Requirements:
All property owners whose properties are subject to this petition have been notified by Certified
Mail, return receipt requested. All adjacent property owners within 500 feet of the petitioned
tracts have been notified by US Mail, First Class in accordance with the zoning ordinance.
4
Signs have been posted on both tracts. Attachment 5 includes: 1) the list of property owners
notified by letter, 2) the Notice of Pending Rezoning Action that was mailed to the petitioned-
tracts property owners and to the 500-foot adjoining property owners, 3) a copy of the
Certification of Mailing.
FINANCIAL IMPACT: There is no public fiscal impact regarding this petition.
The Zoning Officer recommends APPROVAL of the zoning atlas amendment for both Tract 1
and Tract 2.
RECOMMENDATION: The Zoning Officer recommends that the Board:
1. Receive the rezoning petition,
2. Conduct the public hearing to hear and consider public comment,
3. Refer the matter to the Planning Board for a recommendation to be returned to the
County Board of Commissioners no later than January 8, 2009.
4. Adjourn the public hearing until January 22, 2009 in order to receive and accept the
.Planning Board's recommendation.
f") T 1 1 S—
roposed ED-LO-1 to ED-LNR Amendment'
Streams City Limits 100 Year Floodplain
(Effective 02/07/07)
MArea of Interest 0 ETJ
0 Parcel 100 Year Floodway
0 ( Effectve 02/02/07)
I inch= 450 feet
a 0 450
+
Feet
Q ange Cotuity Planning and LLspections Depe tment
GIS Map Prepared by Bdan Carson October 31, 2008
11
Attachment 4
STATEMENT OF CONSISTENCY
ORANGE COUNTY BOARD OF COMMISSIONERS
PURSUANT TO NORTH CAROLINA GENERAL STATUTE 153A-341
REGARDING AMENDMENTS TO THE ORANGE COUNTY ZONING ATLAS
Orange County has held a public hearing regarding the petition of Orange County to
amend the Orange County Zoning Atlas by rezoning two tracts of real property from
Economic Development--Limited Office—One (ED-LO-1) to Economic Development—
Linear Office (ED-LNR). The parcel identification numbers of the properties included in
the petition are as follows: 9863-96-5912, 9863-96-5768, 9863-96-5688, 9863-96-6573,
9863-96-4502, 9863-96-3812, 9863-97-1293, 9863-95-8966, 9873-05-1814, 9873 -05-
0697, and 9873-05-3116.
The Orange County Board of Commissioners has determined that the petition is
consistent with Orange County's adopted comprehensive plan, and the Board of
Commissioners proposed action on the amendment is in the public interest for the
following reasons:
1) The proposed Amendment will allow for the development of the parcels of
property within the County consistent with existing overall policies and
development strategies embodied within the Orange County Comprehensive
Plan.
Adopted by the Orange County Board of Commissioners this day of
.2009.
Ayes:
Noes:
Donna Baker, Clerk to BOCC
SEAL
12
Attachment 5
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Current Planning 306F Revere Road
(919) 245-2575 P 0 Box 8181
(919) 644-3002 (FAX) Hillsborough,
www.co.orange.nc.us °"th cat, North Carolina, 27278
CERTIFICATION OF MAILING
ZONING ATLAS AMENDMENT
ORANGE COUNTY, NORTH CAROLINA
1, Robert P. Davis, Zoning Officer, Orange County, North Carolina, DO HEREBY CERTIFY
that I have mailed, or have had mailed, by certified, return receipt requested, postage
prepaid to the owners of the subject petition, and by first class mail, postage prepaid, to the
adjoining property owners within 500 feet, a Notice of the Public Hearing to be held
regarding an Orange County initiated Zoning Atlas Amendment to rezone properties from
Economic Development-Limited Office-1 (ED-LO-1) to Economic Development-Linear Office
(ED-LNR). The owners were identified according to the Tax Records and as required by
Article 20, Section 6.3 of the Orange County Zoning Ordinance.
The mailed notice specified the date, time, place and subject of the Public Hearing.
WITNESS my hand, this 7th day of November 2008.
Robert P. Davis, AICP
Planning Supervisor
Attachment 5 13
ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AlCP, Director
Current Planning 306F Revere Road +S
(919) 245-2575 52 P 0 Box 8181
(919) 644-3002 (FAX) Hillsborough,
www.co.orange.nc.us North Carolina, 27278
NOTICE OF A PENDING REZONING ACTION
A County-initiated action to amend the Official Zoning Atlas for Orange County, North
Carolina has been filed to change the zoning classification from Economic Development - Limited
Office 1 (ED-LO-1 ) (present zoning classification) to Economic Development-Linear Office
(ED-LtN (proposed zoning classification) for the properties listed below. The two areas (see
enclosed map) are located along the western side of Old NC 86 and on the southern side of
Oakdale Drive (Tract 1) and along the western side of Old NC 86 south of Lafayette Drive (Tract
2) and are further identified by Orange County Tax Records as:
nwner(s)
Parcel Identification Number(s)
Thomas L. Home
9863-95-8966
Orange Water and Sewer Authority
9873-05-1814
Ernest Wagner IRA
9873-05-0697 / 9873-05-3116
Clifford C. Isaacs & Clifford C. Isaacs, Jr.
9863-96-4502 / 9863-96-3812 / 9863-97-1293_
Juanita S. Sturdivant
9863-96-5912
Edward L. Underwood, Sr. Heirs
9863-96-5768
Audrey S. Miller
9863-96-5688
James W. Smith & Juanita G. c/o Robert Smith
9863-96-6573
Some of the principal use categories allowed in the proposed zoning district are: Administrative
and Support Services; Finance and Insurance Services; Government Services and Offices; Health
14
Attachment 5
Care and Social Assistance Offices• , Management of Companies and Enterprises; Professional,
Scientific and Technical Services.
The Orange County Board of County Commissioners and the Orange County Planning
Board will hold a joint public hearing at 7:30 PM on this rezoning on November 24, 2008 at the
F. Gordon Battle Courtroom at 106 East Margaret Lane, Hillsborough, NC 27278. A public
notice will be posted on the premises at least ten (10) days before the hearing, and a legal
advertisement will appear in the Durham Herald and the News of Orange for two successive
weeks with the first notice appearing not less than ten (10) days nor more than twenty-five (25)
days prior to the public hearing.
This notice is being sent to you because your property is either included in this rezoning
or it is within 500 feet of the property proposed for a zoning classification amendment. This
notice is provided pursuant to N.C. General Statutes 153A-343 and Orange County Zoning
Ordinance Article 20.6.
If you have any questions concerning this rezoning, please contact the Orange County
Planning and Inspections Department, P.O. Box 8181, Hillsborough, NC 27278, Telephone
919.245.2575 or 245.2585.
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RE
Attachment 6
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COMMISSIONERS
TO APPROVE AN ORDINANCE FOR A ZONING ATLAS AMENDMENT
FOR A REZONING PETITION SUBMITTED BY
ORANGE COUNTY
Date: January_, 2009
Applicant: Orange County
The Orange County Board of Commissioners (hereafter "Board") hereby approves a
petition to amend the Orange County Zoning Atlas by rezoning from Economic
Development-Limited Office-One (ED-LO-1) to Economic Development-Linear Office
(ED-LNR) the following parcels:
TRACT 1: 9863-96-5912, 9863-96-5768, 9863-96-5688, 9863-96-6573, 9863 -96-
4502,9863 -96 -3812, 9863-97-1293
TRACT 2: 9863-95-8966, 9873-05-1814, 9873-05-0697, 9873-05-3116
The property is further identified by the following descriptions:
Tract 1: BEGINNING at a point, said common point being the southwest corner of
Parcel 9863-96-4502 and northwest corner of Parcel 9863-96-3376; thence,
north approximately 1,000 feet along the western property operty lines of Parcel
9863-96-4502, Parcel 9863-96-3812 and Parcel 9863-97-1293 to the
northwest corner of Parcel 9863-97-1293, said corner falling in the southern
right-of-way line of Oakdale Drive; thence, east approximately 200 feet along
the right of way of Oakdale Drive to the northwest corner of Parcel 9863 -97-
1293; thence, south approximately 490 feet along the eastern property line of
Parcel 9863-97-1293 to the northwest corner of Parcel of 9863-97-1293, said
corner failing in the eastern property line of Parcel 9863-96-3812; thence,
east approximately 300 feet to the western right-of-way line of Old NC 86;
then I ce, south approximately 650 feet along the western right-of-way line, said
line also being the common eastern property lines of Parcel 9863-96-5912,
Parcel 9863-96-5768, Parcel 9863-96-5688 and Parcel 9863-96-6573 to the
southeastern corner of Parcel 9863-96-6573; thence, west approximately 530
feet along the southern lines of Parcel 9863-96-6573 and Parcel 9863 -96-
2502 to the point and place of BEGINNING. (Said tract containing 8.83
acres more or less)
Tract 2: BEGINNING at a point, said point being the northeast corner of Parcel 9863-
95 -8966 and lying at the western right-of-way line on Old NC 86; thence,
south approximately 1,590 feet along the western right-of-way line of Old NC
23
Attachment 6
86, said line also being the eastern property lines of Parcel 9863 -95 -8966,
Parcel 9873 -05 -1814, Parcel 9873 -05 -0697, and Parcel 9873 -05 -3116 to the
southeast corner of Parcel 9873 -05 -3116; thence west approximately 200 feet
along the southern property line of Parcel 9873 -05 -3116 to the common
corner of Parcel 9873 -05 -3116, Parcel 9873 -04 -5166 and Parcel 9873 -04-
4531; thence, northwest approximately 50 feet to the common corner of
Parcel 9873 -04 -5166, Parcel 9873 -05 -3116 and Parcel 9873 -04 -1738; thence
north approximately 1180 feet along the western property line of Parcel 9873-
05 -3116 and Parcel 9873 -05 -0697 to the northeastern property corner of
Parcel 9863 -95 -6694; thence west approximately 180 feet along the northern
property line of Parcel 9863 -95 -6694 to the western property corner of Parcel
9863 -95 -6694 said corner falling in the eastern right -of -way line of Bonaparte
Drive; thence, north approximately 120 feet along the western right -of -way
line of Bonaparte Drive to the southwest corner of Parcel 9863 -95 -6863;
thence, east approximately 160 feet to the southeast corner of Parcel 9863-
95 -6863, said corner falling in the property line of Parcel 9873 -05 -0697;
thence, north approximately 410 feet along the western property lines of
Parcel 9873 -05 -0697 and Parcel 9863 -95 -8966 to the northwest corner of.
Parcel 9863 -95 -8966 said corner falling in the eastern property line of Parcel
9863- 96- 5112'and also being the southwest corner of Parcel 9863 -96 -7169;
thence, east approximately 400 feet along the common property line of Parcel
9863 -96 -7169 and Parcel 9863 -95 -8966 to the point and place of
BEGINNING. (Said tract containing 12.68 acres more or less)
In accordance with the Zoning Ordinance, the Board hereby makes the following
findings as to the appropriateness of the petition:
1. That the petition has been processed to conform to the submittal requirements
detailed within Article 20 of the Zoning Ordinance generally, and more
specifically Section 20.3.2 d) which states, `The changed or changing conditions,
if any, in the area or in the County generally, which makes the proposed Zoning
Atlas and /or Zoning Ordinance text amendment reasonably necessary to the
promotion of the public health, safety and general welfare';
2. That pursuant to Section 20.3.2 e) of the Ordinance, the Board finds that the
petition is consistent with, and will carry out, the intent and purpose of the
adopted Comprehensive Plan or part thereof including, but not limited to, the
following:
a. The purpose, intent, and goals of the Growth Management System
adopted by the BOCC in 2003.
This Ordinance shall become effective upon approval.
This Ordinance shall be placed in the file of unpublished ordinances.
Adopted by the Orange County Board of Commissioners this day of
2009.
24
Attachment 6
Ayes:
Noes:
Donna Baker, Clerk to Board Date
SEAL
Attachment 7 25
RESOLUTION
OF THE
ORANGE COUNTY BOARD OF COMMISSIONERS
TO DENY AN ORDINANCE FOR A ZONING ATLAS AMENDMENT
FOR A REZONING PETITION SUBMITTED BY
ORANGE COUNTY
Date: January_, 2009
Applicant/Owner: ORANGE COUNTY
The Orange County Board Commissioners (hereafter "Board ") hereby DENIES a
petition to amend the Orange County Zoning Atlas, submitted by Orange County by
rezoning from Economic Development - Limited Office -One (ED -LO -1) to Economic
Development- Linear Office (ED -LNR) the following parcels:
TRACT 1: 9863 -96 -5912, 9863 -96 -5768, 9863 -96 -5688, 9863 -96 -6573, 9863-96 -
4502,9863 -96 -3812, 9863 -97 -1293
TRACT 2: 9863 -95 -8966, 9873 -05 -1814, 9873 -05 -0697, 9873 -05 -3116
The property is further identified by the following descriptions:
Tract 1: BEGINNING at a point,'said common point being the southwest corner of .
Parcel 9863 -96 -4502 and northwest corner of Parcel 9863 -96 -3376; thence,
north approximately 1,000 feet along the western property lines of Parcel
9863 -96 -4502, Parcel 9863 -96 -3812 and Parcel 9863 -97 -1293 to the
northwest corner of Parcel 9863 -97 -1293, said corner falling in the southern
right -of -way line of Oakdale Drive; thence, east approximately 200 feet along
the right of way of Oakdale Drive to the northwest corner of Parcel 9863 -97-
1293; thence, south approximately 490 feet along the eastern property line of
Parcel 9863 -97 -1293 to the northwest corner of Parcel of 9863 -97 -1293, said
corner falling in the eastern property line of Parcel 9863 -96 -3812; thence,
east approximately 300 feet to the western right -of -way line of Old NC 86;
thence, south approximately 650 feet along the western right -of -way line, said
line also being the common eastern property lines of Parcel 9863 -96 -5912,
Parcel 9863 -96 -5768, Parcel 9863 -96 -5688 and Parcel 9863 -96 -6573 to the
southeastern corner of Parcel 9863-96-6573; *thence, west approximately 530
feet along the southern lines of Parcel 9863 -96 -6573 and Parcel 9863 -96-
2502 to the point and place of BEGINNING. (Said tract containing 8.83
acres more or less)
Tract 2: BEGINNING at a point, said point being the northeast corner of Parcel 9863-
95 -8966 and lying at the western right -of -way line on Old NC 86; thence,
south approximately 1,590 feet along the western right -of -way line of Old NC
26
Attachment 7
86, said line also being the eastern property lines of Parcel 9863 -95 -8966,
Parcel 9873 -05 -1814, Parcel 9873 -05 -0697, and Parcel 9873 -05 -3116 to the
southeast corner of Parcel 9873 -05- 31.16; thence west approximately 200 feet
along the southern property line of Parcel 9873 -05 -3116 to the common
corner of Parcel 9873 -05 -3116, Parcel 9873 -04 -5166 and Parcel 9873 -04-
4531; thence, northwest approximately 50 feet to the common corner of
Parcel 9873 -04 -5166, Parcel 9873 -05 -3116 and Parcel 9873 -04 -1738; thence
north approximately 1180 feet along the western property line of Parcel 9873-
05 -3116 and Parcel 9873 -05 -0697 to the northeastern property corner of
Parcel 9863 -95 -6694; thence west approximately 180 feet along the northern
property line of Parcel 9863 -95 -6694 to the western property corner of Parcel
9863 -95 -6694 said corner falling in the eastern right -of -way line of Bonaparte
Drive; thence, north approximately 120 feet along the western right -of -way
line of Bonaparte Drive to the southwest corner of Parcel 9863 -95 -6863;
thence, east approximately 160 feet to the southeast corner of Parcel 9863-
95 -6863, said corner falling in the property line of Parcel 9873 -05 -0697;
thence, north approximately 410 feet along the western property lines of
Parcel 9873 -05 -0697 and Parcel 9863 -95 -8966 to the northwest corner of
Parcel 9863 -95 -8966 said corner falling in the eastern property line of Parcel
9863 -96 -5112 and also being the southwest corner of Parcel 9863 -96 -7169;
thence, east approximately 400 feet along the common property line of Parcel
9863 -96 -7169 and Parcel 9863 -95 -8966 to the point and place of
BEGINNING. (Said tract containing 12.68 acres more or less)
In accordance with the Ordinance, the Board .hereby makes the following findings as to
the denial of the petition:
1. That pursuant to the Ordinance, the Board finds that the petition will not carry out
Article 20.3.2 (d) which states: `The changed or changing conditions, if any, in the
area or in the County generally, which makes the proposed Zoning Atlas and /or
Zoning Ordinance text amendment reasonably necessary to the promotion of the
public health, safety and general welfare'.
This Ordinance shall be DENIED.
This Ordinance shall be placed in the file of unpublished ordinances.
DENIED by the Orange County Board of Commissioners this day of
2009.
Ayes:
Noes:
Donna Baker, Clerk to Board Date
SEAL