Agenda - 08-21-2007-4u - Laserfiche WebLink

Browse Search

Attachment 4 11 ~: - . ~ Date: August 10, 2007 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 effect of the proposed Land Use Element text amendment on areas outside of the Efland area 10-Year Transition Area. 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. This means that additional implementing regulations would have to be adopted before non-residential uses would potentially be allowed in 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 the concerns that have been voiced regarding the proposed text amendments, we believe that the proposed language adequately guards against unintended changes in 10-Year Transition areas.