ORD-2007-203 - Zoning Ord Amend Efland-Cheeks Hwy 70 Corridor Zoning Overlay & Amend to Sect 6.23.3

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The typical steps in planning changes are: 1. Small Area Plan Adoption (June 2006) with Recommendations 2. Land Use Element Text Amendments (adopted August 21, 2007) 3. Land Use Element Map Amendments (n /a in this case) 4. Zoning Text Amendments (this proposal) 5. Zoning Atlas /Map Amendments (this proposal) 6. Petitioner Application (processed after Implementing Regulations are adopted) The proposed text amendment would add a new Zoning Overlay District to the Zoning Ordinance. The name of the proposed new Zoning Overlay District is the Efland- Cheeks Highway 70 Corridor Overlay District (ECOD). The following Sections would be added to the Zoning Ordinance: Section 4.2.33 and Section 6.25 with appropriate sub - sections. Additionally, the Zoning Atlas would be amended to delineate the extent of the ECOD on the County's official zoning maps. There are two (2) specific designations within the proposed ECOD - the general ECOD area and the pre - designated commercial area. A total of 607 acres of land are contained within the ECOD boundaries with 148 acres of the total acreage in the pre- designated commercial area. Proposed Zoning text changes include adding sections of intent, application criteria, permitted uses, development standards, access, outside storage limitations, prescribed architectural standards to preserve community and corridor character, landscaping, signage, and parking. Amendments are also proposed to Section 6.23.3 of the Zoning Ordinance to increase the permitted Impervious Surface Ratio (ISR) to 40% for non - residential uses in 10 -year Transition areas, with structural BMPs if the ISR is greater than 12 %, if the parcel is located in the Upper Eno or Back Creek Protected Watershed. August 27, 2007 Public Hearing Because the proposed amendments affect the Zoning Atlas, notification letters to affected property owners were required by State statutes and by County Ordinance. A total of 456 notification letters were mailed on August 10, 2007 to property owners in the proposed ECOD and to property owners within 500 -feet of the proposed ECOD boundary advising them of the proposal and inviting them to the August 27, 2007 Quarterly Public Hearing. Approximately 20 citizens attended the public hearing regarding this item and three (3) citizens addressed the BOCC and Planning Board regarding the proposal. Two (2) of the citizens had questions about how the proposal would specifically affect their property. One (1) of the citizens cited concerns over existing traffic levels and how the proposal might increase traffic. The proposed amendments are consistent with the recommendations contained in the adopted EMSAP. The EMSAP Implementation Focus Group (fFG) was involved in drafting the proposed changes and IFG members have reviewed the proposed amendments. A 2 -page "Q & A" document that explains some of the details of the proposed ECOD was included with the property owner notification letters and is included as Attachment 3.