ORD-2007-201 - Planning -Land Use Element Text Amendment – 10-Year Transition Areas 08-21-2007-4u

Browse Search

MEMORANDUM Date: August 10, 2007 Attachment 4 11 To: Orange County Board of Commissioners From: Craig Benedict, AICP, Planning Director and Perdita Holtz, AICP, Special Projects Planner Subject:: Effect of proposed Land Use Element amendment on areas outside of the Efland 10 -Year Transition area This memo is intended to address the concerns Planning Staff heard from a few Planning Board members regarding the a the proposed tan Area. Element text amendment on areas outside of the Efl and are The Land Use Element Map designates areas in Efland- Mebane and around Hillsborough as 10 -Year Transition Areas (see Attachment 2 — Map). The proposed Land Use Element text amendment is the next step in potentially allowing non- residential uses in 10 -Year Transition areas (see typical process below). it is important to note, however, that the language of the proposed amendment would allow non- residential uses implemented only in accordance with BOCC adopted small area plans and /or zoning overlay districts. non-residential de t al use's would potentially a allowed n would have to be adopted before on 10 -Year Transition areas. The typical steps to implement planning changes are as follows: 1. Small Area Plan is written and adopted 2. Land Use Element text is amended if necessary 3. Land Use Element map is amended if necessary 4. Zoning Ordinance text is amended if necessary 5. Zoning Atlas (Map) is amended if necessary 6. Petitioner makes Application for project Even within the Efland- Mebane 10 -Year Transition area, potentially allowing non- residential uses throughout the entire 10 -Year Transition area is not being proposed. The Zoning Overlay District that is scheduled to be heard at the August 27, 2007 Quarterly Public Hearing includes specific boundaries for potential non - residential uses along the Highway 70 corridor, not throughout the entire area designated at 10 -year Transition on the Land Use Element Map. Under current Orange County process and procedure, additional Zoning implementing regulations are necessary to potentially allow non - residential uses in any 10 -year Transition area, regardless of the Land Use Element text. While Planning Staff understands that believe that thepaoposedb regarding proposed text amendments, adequately guards , against unintended changes in 10 -Year Transition areas.