Agenda - 03-17-2009 - 5c - Laserfiche WebLink

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Approved 2/4/09 13 1. Fifty (50) foot buffer when adjacent to a residential land use, 2. Anywhere from a fifty (50) foot to a one hundred (100) foot front buffer separating the structure housing the office from Old NC 86 Planning Staff believes there is an opportunity to modify existing landscaping standards in order to allow for the adaptive reuse of existing single-family residential structures in an effort to preserve and enhance the character of the area while allowing for non-residential development within the Old NC Highway 86 corridor. PUBLIC HEARING: During the hearing, staff proposed modifying existing buffer regulations to require a less restrictive buffer for non-residential developments proposing to convert existing single-family residential structures into office space. Staff testified these amendments were based on similar efforts initiated by the County to encourage the adaptive reuse of residential structures along Highway 70 with the adoption of the Efland Cheeks Overlay District (ECOD) in December of 2007. STAFF PROPOSED THE FOLLOWING AMENDMENTS: 1. Limiting the conversion of existing single-family residential structures to be used as professional offices, 2. Reducing the buffer to twenty (20) feet along common property lines in such cases where adaptive reuse is proposed, and 3. , Establishing a minimum planting height ofthirty-six (36) inches. Staff indicated these buffer amendments would only apply in situations where an applicant proposed the use of an existing single-family residential structure. In cases where the existing structure were deconstructed and removed from the property, the existing buffer standards would apply. Further, staff testified this amendment was solely intended to address an immediate need, as defined by staff, in promoting the preservation and reuse of existing residential structures within the Hillsborough EDD. ADDITIONAL COMMENTS: During the hearing, there were several local property owners who spoke in favor of the proposed amendments. Several BOCC members also commented favorably on the proposal while identifying the following concerns: 1. Concern was expressed over allowing for multiple driveway cuts onto Old NC 86 and suggested that a comprehensive access management plan be developed to control turn movements, Staff Comment Staff understands and shares this concern. Unfortunately, there is no ability under this proposal to address this issue. It should be noted that if the BOCC approves the rezoning of these properties to Economic Development Linear Office District (ED-LNR), there is a requirement under Section 6.29.3a (2) (d) (7) that there be interconnectivity between parking areas if determined necessary by staff. In reviewing this matter with the Planning Director, staff has been informed that we might be able to adopt, as part of this amendment, a text picture for placement within the Hillsborough EDD manual that shows restricted access and required connected service roads (behind the structures or running parallel with existing roadways) accessing various properties. 2. Concern was expressed over the location of proposed parking facilities and wanted additional language within the Ordinance mandating parking be located to the rear of these structures, Staff Comment: Once again, staff understands and shares this concern. Unfortunately, there is no ability under this proposal to address this issue. In reviewing this matter with the Planning Director, staff has been informed that we might be able propose language within the Hillsborough EDD manual that encourages rear parking within the Economic Development Linear Officer district. This language would be similar to existing standards contained within the master manual document. 2