ORD-2008-109 - Zoning Atlas Amendment Rezoning: Hillsborough Area Economic Developmnent

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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 -LO -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 Analvsis 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 -LO -1 districts permit a maximum impervious surface coverage of 50 %. 4. The maximum height of structures in the ED -LNR district is 30feet. 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 -LO -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.