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2 <br /> OVERVIEW BY ORANGE COUNTY STAFF OF <br /> CARRBORO NORTHERN STUDY AREA <br /> LAND USE ORDINANCE <br /> Purpose: This overview analyzes the Root Relationship between the New Northern <br /> Study Area Land Use Ordinance and Existing Town of Carrboro Ordinances for the <br /> primary issues. <br /> Abstract: The proposed ordinance is being inserted into Carrboro's overall land use <br /> ordinance. For clarity of understanding and implementation, Orange County Planning <br /> Staff has asked that cross-references to existing regulation text be deleted as much as <br /> possible in favor of being able to review a new regulation in its entirety within a specific <br /> section. In some cases,which are explained below,the new regulation is unique to the <br /> Northern Study Area and therefore do not have cross-references to existing regulations. <br /> The summary of the primary issues of; <br /> A. County Involvement in Development Review Process(i.e.Conditional Use vs <br /> Master Plan Process) <br /> B. Office Assembly/Conditional Use (OA/CU)District(Minimum Size and Total <br /> Amount) <br /> C. Village Mixed Use(VML1)District(Location,Density and Phasing) <br /> and the relationship to their origin and relationship to existing land use ordinances follow. <br /> Bolded areas are recommendations. <br /> A) Master Plan/Rezoning Approach is unique to the existing Carrboro Land Use Code. <br /> The approach seeks to create a general plan of development with enough specificity <br /> to gauge the important impacts and calculate the intended outcome. The County may <br /> ask for whatever level of information it deems necessary to make its rezoning <br /> decision. The conditional use approach is often overly specific and rigid during its <br /> initial rezoning submittal period which may lead to frequent requests.for modification <br /> as the plan is finalized. In order to control major deviation from the master plan, <br /> the county recommends the actual conditional use permit closely follow the <br /> delineated important aspects of the master plan approval(i.e.traffic, <br /> conservation lands, roadway buffers,density provisions,housing type, etc.). <br /> B) Office Assembly/Conditional Use(OA/CU) districts have their origin within the <br /> existing coU. The proposed OA/CU is dissimilar to the existing OA district because <br /> architectural controls and maximum amount of 25 acres are implemented. In <br /> addition,the cross-reference to an OA district to the minimum amount of acres <br /> for an OA/CU project should be deleted and with a concurrent recommendation <br /> to create a 4 acre minimum. This guideline creates a total amount of potential sites <br /> to six,which is reasonable within a 3365-acre NSA area. <br /> Page 1 of 2 <br />