These areas are unique natural areas or environmentally sensitive areas. The primary designation is for the 100-year flood zones along the Eno River and Cates Creek. The Eno River floodplain is a natural area of national significance. This designation does not follow parcel boundaries. It overlays other designations.

These areas are intended for long-term use as open space, parks or natural areas that protect scenic, historic, cultural and environmentally valued lands. They include publicly held park or conservation lands and lands that are permanently protected through private conservation easements or other private conservation measures. These permanently protected lands are not necessarily publicly owned or accessible.

Zoning Districts:

• Agricultural-Residential
• Protected Watershed and Protected Watershed Critical Area

These areas reflect existing agricultural use in locations where continued agricultural use is desirable for the foreseeable future.

Zoning Districts:

• Agricultural-Residential
• Residential 40

These areas reflect existing, very low density residential uses with densities below 0.5 dwelling units per acre in areas without public water and sewer service. They are in locations where continued low intensity use without public water and sewer is desirable for the foreseeable future.

Zoning Districts:

• Agricultural-Residential
• Protected Watershed and Protected Watershed Critical Area
• Residential 40

These areas provide opportunities for a lower density than pre-World War II or neo-traditional neighborhood living. They include detached single-family residential uses in post-World War II subdivision developments that range in density from 0.5 dwelling units per acre to 3 dwelling units per acre.

Zoning Districts:

• Residential 10
• Residential 15
• Residential 20
• Entranceway Special Use
• Mixed Residential Special Use
• Residential Special Use

These areas include existing and future areas for development of more dense residential neighborhoods that provide a diversity of housing types and housing options. Areas include single-family detached units, mobile homes, townhouses, duplexes, condominiums, apartments, senior housing, and other multi-family dwelling units. Housing densities should range from three to eight dwelling units per acre. Other types of uses that may occur are schools, parks and other public facilities.

Zoning Districts:

• Residential 10
• Residential 15
• Residential 20
• Multi-Family
• Mobile Home Park
• Entranceway Special Use
• Mixed Residential Special Use
• Multi-Family Special Use
• Residential Special Use

These areas include existing and future areas for the development of dwelling units at more than eight units per acre, which generally implies attached dwelling units. This designation may also be used for unique residential settings like retirement villages or nursing homes.

Zoning Districts:

• Adaptive Re-Use
• Multi-Family
• Multi-family Special Use
• Entranceway Special Use
• Mixed Residential Special Use
• Residential Special Use

The dominant land use in any proposed development is expected to be residential based on square footage of proposed structures. Developments may contain a single or variety of dwelling types and densities or may integrate a variety of supportive commercial, public and semi-public uses and open or public space. Small developments also may be considered if they provide only supportive nonresidential land uses in an infill arrangement serving more than 50 dwelling units in a walkable manner.

Zoning Districts:

• Residential 10
• Residential 15
• Residential 20
• Neighborhood Business
• Multi-Family
• Multifamily Special Use
• Entranceway Special Use
• Mixed Residential Special Use
• Residential Special Use
• Special Design Special Use

These are established residential neighborhoods that predate traditional zoning and land use regulation. Lot sizes and building types are varied and generally developed on a grid street pattern. The predominant type is generally low-density, single-family housing with occasional business, government, park, church or school uses. Infill and redevelopment projects should enhance the unique character of the surrounding neighborhood and be of consistent scale and appearance. The opportunity to increase the residential density in a compatible manner is encouraged.

Zoning Districts:

• Residential 10
• Residential 15
• Residential 20
• Adaptive Re-Use
• Neighborhood Business Special Use
• Residential Special Use

These areas are developed as public schools and their use is not anticipated to change.

Zoning Districts:

• Adaptive Re-Use
• Office Institutional 

These areas include a wide range of business, light industrial, office, research and development, along with related or support service uses including restaurants, small-scale retail and convenience shopping or services. Buildings and uses will be sited to limit the visual impact of service and warehousing operations, while still providing convenience for business functionality. These areas are in prime locations with good access to rail if needed and major road networks, where capacity exists or is planned. They should be reserved for employment generating uses with high return.

Zoning Districts:

• High Intensity Commercial
• Business Park
• Economic Development District
• Light Industrial, General Industrial
• Entranceway Special Use
• Special Design Special Use

The industrial classification is applied to areas that currently support industrial uses or lands that could accommodate a variety of industrial establishments which employ high environmental quality standards and have minimal impacts on adjacent uses. These areas incorporate larger tracts of land because of their nature and function. Industrial developments should provide shared access and have a coordinated design and a planned layout.

Zoning Districts:

• High Intensity Commercial
• Business Park
• Economic Development District
• Light Industrial, General Industrial

These areas have a full range of uses that are well mixed, both vertically and horizontally, much like a downtown or village center. Multi-story buildings are the norm and will generally contain a vertical mix of uses. Uses are expected to be roughly balanced between residential, retail, office, service, public and semi-public uses. Public open space of both urban and green space also is expected to offset the intensity of development.

Zoning Districts:

• Residential 10
• Multi-family
• Business Park
• Economic Development District
• Office Institutional
• High Intensity Commercial
• Multi-family Special Use
• Residential Special Use
• Special Design Special Use

These areas provide opportunities for goods and services that residents of the district and surrounding neighborhoods need on a daily basis. Lots with this designation will front on an arterial or collector street and back up to single-family neighborhoods. Buildings and uses will generally be in scale with the surrounding neighborhoods, be walkable and provide vehicular access. Sites may be single use or mixed use, may incorporate residential uses, or may be solely residential at a higher density than the adjacent neighborhood.

Zoning Districts:

• Adaptive Re-Use
• Residential 10
• Residential Special Use
• Multi-family
• Multi-Family Special Use
• Neighborhood Business
• Neighborhood Business Special Use
• Central Commercial
• Central Commercial Special Use

These areas focus on retail and commercial uses. They should be located near residential and employment areas to provide good access to commerce and personal services. Retail areas can have a range of characteristics depending on their primary markets. The larger-scale regional draws are more automobile-oriented and draw people from throughout the region. These areas should be located near interstate access. They may include larger-scale stores like “big boxes,” warehouse clubs and large specialty retailers. Smaller, accessory uses can also locate in these areas to provide convenience shopping and can include restaurants and smaller specialty retailers, with locations often on out-parcels or in smaller shopping centers.

Zoning Districts

• Adaptive Re-Use
• Neighborhood Business
• Neighborhood Business Special Use
• Central Commercial
• Central Commercial Special Use
• General Commercial
• High Intensity Commercial
• Entranceway Special Use
• Special Design Special Use

These areas provide opportunities for office and employment enterprises that do not rely on walk-in customers or have a manufacturing component. Businesses may be large or small but will generally arrange themselves in a campus setting with limited walkability and supporting services. Developments of this type should be kept small in nature to limit the peak transportation impact and limited vitality.

Zoning Districts:

• Limited Office
• Office Institutional
• Business Park
• Economic Development District
• Entranceway Special Use
• Special Design Special Use

This area incorporates the historic structures, civic uses, commercial opportunities, and the active pedestrian environment that is the downtown core of Hillsborough. The core commercial areas are to be preserved and enhanced over the long term and should provide mixed-use opportunities that combine second-floor residential units with ground floor commercial, office or institutional uses.

Zoning Districts:

• Residential 20
• Office Institutional
• Central Commercial
• Central Commercial Special Use