Note: A Conditional Rezoning proposes rezoning of property and adoption of site plan or master plan, depending on the zoning district, by the Board of County Commissioners (BOCC). Review of application is carried out in a legislative process.
PROCESSING OF NEW MASTER PLAN DEVELOPMENT CONDITIONAL ZONING DISTRICT (MPD-CZ) APPLICATION – RESEARCH TRIANGLE LOGISTICS PARK (RTLP)
Staffs of the Planning and Economic Development Departments have produced a document to respond to Frequently Asked Questions about the RTLP application
At its October 20, 2020 meeting, the Board of County Commissioners voted to approve the rezoning application.
PLEASE NOTE: On October 16, 2020 the applicant agreed to a revised list of condition(s). These revised conditions were sent out to the BOCC on Friday afternoon after the agenda package was published.
The following document(s) have been provided to the BOCC members and will be considered at the October 20 meeting:
- UPDATED ATTACHMENT 4 – Proposed Conditions for the Research Triangle Logistics Park (RTLP);
- Letter from the Applicant accepting the imposition of proposed conditions; and
- Diagram of proposed building height cross section – structures developed on Davis Road property.
On or about June 5, 2020 the Orange County Planning Department received a Conditional Zoning Atlas Amendment application to rezone several parcels located south of Interstate 40, west of Old NC Highway 86, within the Hillsborough Township.
Specifically staff received an application to rezone approximately 161 acres of property to Master Plan Development (MPD) Conditional Zoning for a development, referred to as the Research Triangle Logistics Park (RTLP), on parcels identified utilizing the following Orange County Parcel Identification Numbers (PIN):
- PIN 9863-71-8857: an approximately 90 acre parcel of property zoned MPD-CZ, part of the Settlers Point project approved by the County in 2018, and Major Transportation Corridor (MTC) Overlay District;
- PIN 9863-91-6573: approximately 60 acres of an 80 acre parcel zoned MPD-CZ (i.e. part of the Settlers Point project approved by the County in 2018) Economic Development Hillsborough Limited Officer (EDH-2), and Major Transportation Corridor (MTC) Overlay District;
STAFF COMMEENT: Approximately 20 acres of the parcel, north of Interstate 40, is not part of the application and will remain zoned as currently depicted on the official County Zoning Atlas.
- PIN 9862-99-8894: an approximately 12 acre parcel of property zoned Rural Residential (R-1) and Rural Buffer (RB).
On January 23, 2018 the Orange County Board of Commissioners (BOCC) approved a zoning atlas amendment creating a Master Plan Development Conditional Zoning (MPD-CZ) district allowing development of Settlers Point (materials from this meeting are available at: http://server3.co.orange.nc.us:8088/weblink/0/doc/49647/Page1.aspx).
The MPD-CZ, composed of 10 parcels and totaling 195 acres of land, created a master planned mixed use project with two distinct development areas, specifically:
District 1 (west side of Old NC Highway 86): Included Industrial, manufacturing, and research land uses;
NOTE: 2 of the parcel approved as part of the Settlers Point project are part of the zoning atlas application referenced above.
District 2 (ease side of Old NC Highway 86): Included office, retail, hotel, and commercial land uses.
NOTE: These parcels are not part of the zoning atlas application referenced above. County staff is working with these property owners to rezone these parcels to a non MPD-CZ zoning designation.
For the last few months, County staff have been meeting with the applicant to discuss the process to rezone the 3 identified properties to a new MPD-CZ district allowing for the development of RTLP.
According to the submittal, RTLP will involve the development of: ‘ … health technology, information sciences and engineering, advanced manufacturing, light manufacturing, scientific research and laboratories, logistics, warehousing and supply chain fulfillment’ land uses. It is anticipated the project will involve the construction of approximately 2,250,00 sq.ft. of building area housing these various land uses with vehicular access from both Service Road (SR 1223) and Davis Road (SR 1129).
As a general reminder, if the RTLP proposal is approved by the County, it will mean the Settlers Point MPD-CZ will be eliminated. RTLP will be developed under a new set of conditions, which are mutually agreed to by the applicant and the County during the review process.
Review and action on the Project shall be in accordance with the provision(s) of Section 2.9 Conditional Districts of the UDO. The timeline for the public review/comment of the application is as follows:
- July 15, 2020 – Neighborhood Information Meeting (NIM). A NIM was held allowing local property owners to ask the applicant questions and for staff to provide information on the process associated with the review of the project. Notes summarizing the comments/questions from this meeting will be posted on the website once they are able.
- August 5, 2020 – Planning Board meeting to review and potentially make a recommendation on the request;
- September 15, 2020 – First available date for public hearing by the BOCC.
The following documents are available for review:
- Conditional Zoning Fact Sheet
- RTLP Project Narrative including the following attachment(s)/exhibit(s): *Information updated with new submittal as of July 15, 2020.
- Exhibit A – Adjoining property owner list;
- Exhibit B – Future Land Use Map for Orange County;
- Exhibit C – Water/sewer urban service boundary;
- Exhibit D – Water and Sewer Management Plan map;
- Exhibit E – Property owner authorizations allowing applicant to apply for rezoning;
- Exhibit F – Master Sign Plan;
- Exhibit G – Environmental Assessment;
- Exhibit H – Traffic Impact Analysis.
- Appendix – Traffic Impact Analysis (TIA)
- Updated Site Traffic Distribution Maps – The week of August 10th through 14th of 2020, County staff, the applicant, and a concerned property owner separately discovered a typo in the map(s) provided within the TIA. The current map(s), beginning on page 18 of the TIA contained in Exhibit H of the application, indicate there will be 25% of ‘traffic’ entering onto Davis Road from RTLP. This number should be 5%. A second area of concern is the lack of data displayed on certain traffic movements. The applicant has corrected for these inconsistencies and revised the map(s) accordingly, which can be seen here. It should be noted staff verified the full TIA report and Appendices, which have been reviewed by staff and the NC Department of Transportation, contain the correct data and models of anticipated traffic movements.
- Master Concept Plan including: (Information updated with new submittal as of July 20, 2020)
- Existing conditions;
- Preliminary concept site plan;
- Environmental features;
- Utility locations;
- Internal roadways;
- Landscape/buffer plan.
- Initial Staff Review Comments on the Project - June 30, 2020
- Applicant Response to Staff’s Comments
- July 31, 2020 – NC Department of Transportation Review Comments
- Applicant’s response to NC Department of Transportation July 31, 2020 comments – August 5, 2020
To address public, staff, advisory board and elected official concerns over potential traffic impacts to Davis Road, the applicant proposed modification(s) to the anticipated traffic pattern supporting the Project. This included elimination of the driveway allowing access for commercial vehicles onto Davis Road. This analysis was reviewed and approved by the NC Department of Transportation (NCDOT) on October 2, 2020 and now represents the traffic pattern being reviewed by the County elected officials
- RTLP – Revised Traffic Impact Analysis (TIA) dated September 21, 2020
- RTLP – Revised Concept Drawing of new intersection of Service Road and Old NC Highway 86
- October 2, 2020 NC Department of Transportation review and approval letter of revised TIA
NOTE: The project narrative and concept plan(s) are being reviewed by staff and are subject to change/modification to address comment(s). As new versions are available, they will be uploaded to the Department webpage.
Hart's Mill Master Plan Residential Community
- Parcel Identification Number (PIN) and Map: 9835-74-8573 (PDF)
- Proposal: The project will be a village style development with approximately 34 dwelling units and involve the preservation of approximately 67 acres of the parcel (approximately 60%) as vegetative open space and farm area (i.e. pasture and crop production).
- Date of Submittal: March 2, 2015
- Stage of Review: Board of County Commissioners Approved new master plan on November 5, 2015
- Current Status: n/a