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101 Issues Summary ACHIEVE HIGH QUALITY DEVELOPMENT AND REDEVELOPMENT encoura a development andee development m areaslallreadyrserved byninfrastructure,amaintenrancgeh of anvibrantpmixedsuse downtownt new planned development alternatives for establishment of higher intensity development in selected areas, and conversion o auto- g dominated commercial corridors to walkable mixed-use areas. responsespmmany of whitch are outside the scope of zon ng o dinaln e prow sionsntHowever therevam acdonsrthattwn be takenr'm the new UDO to help remove obstacles and create some incentives for redevelopment in the downtown and along the major corridors. questions folrrthe Ponsrdemtlon by Ithe town are:el) whe of exactly, are redevelopmen land refill desed and 2)ohowlcan changes to the zoning provisions best contribute to a comprehensive strategy for redevelopment in these areasi recogn ie redevelopmentpstuations, usel oft specialeprocedures like planned devlopmentslorndevelopment agreements to fa~ I tae keystone projects, and other approaches. Determination of the most appropriate approach for Hillsborough will require additional discussion. The following sub-sections set out some options for the town's consideration. ESTABLISH CONTEXTUAL STANDARDS the m n mum didmens'wnal oldevelopment tandards! Conte tual standards are typicallly flexdible land rely oo cons'~dstency with adjacent existing development instead of fixed numbers or requirements. For example, contextual standards might include a maximum front setback provision for a district that requires development td be within 125 percent of the established front setback for existing buildings along the same block face instead of a rigid fixed dimensional standard. Similar kinds of provisions may be established for building heights, lot coverage, and other dimensional provisions. Contextual standards are also uthd Presence or absenrce of a front porch, he amount of glazing on asstorefront oPllo ation of axis of a building's orientation, bock faces.rkThis approach allows maxgmuam flexibil'ty for new develop ent, asrlong as it isn ompatible withnthe erx sting context It does, however, require the applicant or the town to document existing conditions. MODIFY DISTRICT AND DEVELOPMENT STANDARDS TO PROVIDE FLEXIBILITY prov ding greater flexibil'tyenatredevelopm1e'nt alreastoFor examp eethe range of allowed ulsesnin somenofathe zoning d strics can be reviewed to ensure they are consistent with the desired mix of uses for the downtown and major commercial preferred uses (e.g, tmtxed use,' higherrden ity res dentialcr''entertainment" uses rconvenienceoretail,retc) is ats plrocedumlly simple as possible. It is also possible to make the establishment of discouraged uses slightly more difficult procedurally by requiring more detailed review. avariety offstandlla ds like parking, landscaping. and sg age. s or example aadifferent set of pedm e'r buffer standards can be utilized in redevelopment areas that reduce minimum buffer widths through use of fencing, or reduced minimum stocking parking resourcOff-s5ignage provisions' can be adjusbtedr[o provideaincreasedgace areaofor' desired ign'types)(e.gnwall s'gnst projecting signs, arcade signs, etc.). It is also possible to reduce some of the land-consumptive standards like open space set- pedestrian amenities. Spec fit critedta forsthe eP eductions would need to be devoelopedgand ncluded within the new UDO,of MODIFY REVIEW PROCEDURES TO ENCOURAGE REDEVELOPMENT In addition to modifications to development standards, it is also possible to adjust some of the development procedures to produce incentves for redevelopment. Page 11 Hillshorough, North Carolina Unified Development Ordinance I Drag Annotated Outline November, 2009