QUESTIONS & ANSWERS ABOUT THE NEWLY ADOPTED UDO AND NEW ZONING MAPS

ADOPTED ON FEBRUARY 5, 2007 TO BECOME EFFECTIVE FEBRUARY 6, 2007.

Q. What is the Unified Development Ordinance?

A. The Unified Development Ordinance, referred to as a UDO, compiles all the County’s land development ordinances into one user-friendly document. The UDO includes the zoning, subdivision, floodplain, sign, watershed protection and junk vehicle ordinances. The County’s adopted UDO will apply to all new development outside of cities and towns, and their planning areas, effective February 6, 2007.

Q. Why did the County adopt a Unified Development Ordinance, which has new development regulations?

A. The County’s current zoning and subdivision regulations were written in 1988. New trends in development, such as electronic signs and cell towers, have occurred in the years since, so new regulations were written to reflect these changes. Also, small area plans were developed, with input from citizens across the county, which reflected a desire for increased standards for development. This includes open space and sidewalks for new developments, more landscaping for commercial developments and the preservation of rural character for parts of the county.

Q. What are the small area plans?

A. The small area plans are a guide for growth and development of seven separate areas of the county outside the cities and towns. The plans were developed by citizen committees appointed for each of the seven areas, using input from property owners obtained at community meetings to determine how citizens in each community wanted the area to grow over the next 10-20 years. The plans included recommendations on land use, transportation, economic development and the environment.

Q. Why was my property rezoned?

A. All properties outside of the cities have been zoned since the County’s original zoning ordinance was adopted in 1974. The UDO creates new names for the zoning districts, which reflect the different densities (houses per acre) that are recommended in the seven small area plans. Along with the text of the UDO, a new zoning map was adopted which includes the new names for the zoning districts. Adoption of a new zoning map is legally considered to be a “rezoning” of property.

Q. What is my new zoning designation?

A. The "general district" designation shows which zone your property is in. If you were zoned residential, your property remains residential but the property has a new residential zoning name. In addition to the general districts, you may also have overlay zones which include additional standards, such as where manufactured homes are allowed or commercial standards on major roads. To find your specific zoning, you may call the Catawba County Office of Planning, Parks and Development at 828-465-8380 or go to the Catawba County Real Estate Search website and look up your property.

Q. What do the zoning districts R-20, R-30, R-40, and R-80 mean?

A. These are residential districts which allow homes built to North Carolina building code (stick-built and modular homes). Churches and schools also are allowed in residential districts. The number following the “R” means the lot size required when property is subdivided either as a large development or lots for family members. For example, R-40 means 40,000 square feet (or approximately 1 acre) must be provided for any new lot being created.

Q. Can I still use my lot if it’s smaller than the zoning district designation (ex. an existing 20,000 square foot lot in a R-30 zoning area)?

A. Yes, a zoning permit will be issued for any lot, which is nonconforming due to its size; however, all zoning setbacks must be met.

Q. Where will manufactured homes (singlewides and doublewides) be allowed?

A. New doublewide manufactured homes are allowed in the areas shown on the map as “Doublewide Manufactured Home Overlay” districts. New singlewide manufactured homes with shingle/pitched roofs and vinyl siding will be allowed in existing manufactured home parks. There are approximately 28 existing manufactured home parks in the County with over 630 lots. Existing singlewide homes may be switched out with a singlewide or doublewide home with a shingle/pitched roof and vinyl siding on existing lots or in existing manufactured home subdivisions. For further information, please refer to the Singlewide Manufactured Home Fact Sheet and Doublewide Manufactured Home Fact Sheet or call the Catawba County Planning office at 828-465-8380.

Q. Is the new zoning going to affect my property value?

A. You will not see a direct change in the value of your property from the new zoning. Property values are based on real estate market sales of an area so, over time, the value of property could be adjusted if sales indicate a change in the value of the area. This then could reflect a change in your property value.

Q. What are some of the new development standards adopted with the Unified Development Ordinance?

A. New businesses will be required to install landscaping islands in parking lots; limit sign height and size based on the type of road the development fronts; and provide a variety of landscaping around the business to buffer from adjoining homes and shield lighting away from roads and homes. New subdivisions must provide open space, which includes trails and/or sidewalks; and limit the number of driveways along any State maintained road.

Q. What has been included in the Unified Development Ordinance to help rural businesses in the County?

A. A new type of business category, called “cottage business,” has been approved which allows certain types of businesses in rural areas of the County. Cottage businesses allow uses such as skilled trades (plumber, electricians, etc.) travel agencies, professional services (accountants, surveyors, etc.) cabinet shops and small commercial uses with the majority of sales conducted off-site. A cottage business can be approved based on specific standards, such as a requirement that the owner live where the business is being approved or on adjoining property; that a lot must be at least 1 acre in size, and that no more than 2 employees may help with the business. The County would approve a cottage business as a special use. For more information on Cottage Businesses and what types of businesses would qualify, refer to the Fact Sheet for Cottage Businesses. Home occupation businesses are allowed in all residential districts. These businesses must operate out of the principal dwelling unit on the property. For more information on the types of businesses allowed and required standards please refer to Fact Sheet for Home Occupations.