HomeMy WebLinkAboutAgenda - 09-06-2022; 5-a - Application for Zoning Atlas Amendment – Undeveloped Parcel (PIN 9844-88-7024) at Northeast Corner of Forrest Avenue and Efland-Cedar Grove Road, Efland 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 6, 2022
Action Agenda
Item No. 5-a
SUBJECT: Application for Zoning Atlas Amendment — Undeveloped Parcel (PIN 9844-88-
7024) at Northeast Corner of Forrest Avenue and Efland-Cedar Grove Road,
Efland
DEPARTMENT: Planning and Inspections
ATTACHMENTS: INFORMATION CONTACT:
1. Application Cy Stober, Director, 919-245-2592
2. Maps Depicting Parcel & Surrounding Perdita Holtz, Special Projects & GIS
Zoning and Comprehensive Plan Future Supervisor, 919-245-2578
Land Use Map
3. Notification Materials and Certification,
including Legal Advertisement
4. Planning Board Signed Statement of
Consistency and June 1, 2022 Meeting
Minutes
5. Statement of Consistency
6. Ordinance Amending Zoning Atlas
PURPOSE: To hold a public hearing, receive the Planning Board/staff recommendation and
public comment, close the public hearing, and consider action on an applicant-initiated Zoning
Atlas Amendment for a 2.32 acre parcel at the northeast corner of Forrest Avenue and Efland-
Cedar Grove Road in Efland, Cheeks Township, Orange County. The proposed rezoning is:
FROM: Rural Residential (R-1)
TO: Medium Industrial (1-2)
BACKGROUND: The basic facts concerning this application (Attachment 1) are as follows:
Applicant: Irwin Properties, LLC
346 Elizabeth Brady Road
Hillsborough, NC 27278
Parcel Information: A. Parcel and Size: PIN 9844-88-7024. An approximately 2.32 acre
parcel;
B. Township: Cheeks;
C. Current Zoning: Rural Residential (R-1);
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Major Transportation Corridor (MTC) Overlay District; Efland
Village Overlay District; and Upper Eno Protected Watershed
Overlay District;
D. Requested Zoning: Medium Industrial (1-2);
No amendments to the three existing overlay districts are
proposed.
E. Future Land Use Map (FLUM) Designation: Commercial-
Industrial Transition Activity Node (CITAN) (Attachment 2);
STAFF COMMENT. The "Land Use and Zoning Matrix" in
Appendix F of the Comprehensive Plan indicates the 1-2
zoning district is an appropriate zoning district in areas
designated as CITAN.
F. Growth Management System Designation: Urban Designated;
G. Existing Conditions/Physical Features: The parcel is currently
undeveloped; the topography is relatively flat with drainage
swales. Other than a small clump of trees near the center of the
parcel and three additional clumps of trees on the eastern
property line, the parcel has been cleared of vegetation (other
than grass that is kept mowed) for years;
H. Roads: The parcel has approximately 200 feet of frontage along
Forrest Avenue on the south side of the parcel, and
approximately 280 feet of frontage along Efland-Cedar Grove
Road on the west side of the parcel;
I. Water and Sewer: The property is in an area served by public
water/sewer. Orange-Alamance Water System provides water
service in the area. Sewer service is provided by the sewer lines
operated by the City of Mebane.
Surrounding Land Uses: North: 1.01 acre parcel zoned Neighborhood Commercial (NC-2)
supporting a self-wash car wash;
South: Forrest Avenue and NC Railroad/Norfolk Southern tracks.
West: Efland-Cedar Grove Road and three parcels zoned Rural
Residential (R-1) ranging in size from 0.35 to 0.52 acres in
area. Two of the parcels are developed with single-family
residential land uses, and one parcel is owned by Efland
Presbyterian Church, located at the corner of US Highway
70 and Efland-Cedar Grove Road, and supports a storage
building; and
East: A 5.9 acre parcel zoned Medium Industrial (1-2) on which
the 43,600-square foot former Efland Hosiery Mill operated
for many years. The mill ceased operation more than two
years ago and the building is vacant, with recent building
permits issued for interior upfits. This parcel is owned by
the same owner as the parcel requested for rezoning.
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Development Process, Schedule, and Action: The typical cadence for the review of a
Conventional District Zoning Atlas amendment is:
• FIRST ACTION — Submission of a Conventional District (formerly "general use
district") Rezoning application with required supporting documents by the property
owner.
STAFF COMMENT: The applicant submitted the required application and
documents in early March 2022.
• SECOND ACTION — The Planning Board reviews the application at a regular meeting
and makes a recommendation to the BOCC.
STAFF COMMENT. The Planning Board reviewed the application at its regular
meeting on June 1, 2022 and voted 6-3 to recommend the BOCC approve the
rezoning application, as presented.
• THIRD ACTION — The BOCC receives the Planning Board recommendation, holds an
advertised public hearing, and potentially makes a decision after the hearing (either
the evening of the hearing or at a subsequent BOCC meeting).
STAFF COMMENT: Public hearing is scheduled for September 6, 2022.
Conventional District Rezoning: Zoning promotes development of land uses that can co-exist in
proximity to one another consistent with the promotion of the public health, safety, and general
welfare. Regulations establish opportunities/constraints associated with land development in an
attempt to ensure one person's `reasonable use' of property does not impact another person's
ability to make reasonable use of their property.
This request involves a property owner seeking to change the zoning designation of their
property from a Rural Residential (R-1) conventional zoning district to a Medium Industrial (1-2)
conventional district allowing for development of "enterprises engaged in manufacturing,
processing, creating, repairing, renovating, painting, cleaning, and assembling of goods,
merchandise, or equipment."
In acting on a conventional district rezoning request, the County is unable to impose conditions
and the applicant is not required to define how the property may be used or developed. If
approved, all land uses permitted within the 1-2 district could be developed on the property,
consistent with applicable regulations. Conventional district rezoning decisions are based on
the BOCC's legislative determination that the request is consistent with the purpose and intent
of the Comprehensive Plan.
A formal site plan must be submitted, reviewed and approved by staff prior to any development
activity on the parcel, in accordance with Section 2.5 of the Unified Development Ordinance
(U DO).
Proposal: The applicant is requesting the conventional zoning district for the parcel with PIN
9844-88-7024 be changed from R-1 to 1-2 stating:
"The requested zoning change promotes the desired use according to adjoining use and
the Orange County long-range planning information, and is consistent with the existing
uses in the area. The requested change from R-1 to 1-2 zoning is requested to
accommodate these uses consistent with the promotion of economic improvements in the
area. Proposed uses and development plans for projects will be designed and reviewed
in accordance and consistent with the Unified Development Ordinance requirements and
4
permitted uses. This proposed zoning change promotes benefits for allowing uses in an
area which are not currently available under the current zoning, while protecting the
surrounding public interest via the notification and rezoning process."
Public Notification: In accordance with Section 2.8.7 of the UDO, notices were mailed on
August 22, 2022, 15 days before the Public Hearing, via first class mail to property owners
within 1,000 feet of the subject parcel, providing the date/time of the Public Hearing where the
proposal is to be reviewed. Staff also posted the subject parcel with signs indicating the
date/time of the Public Hearing on the rezoning request on August 23, 2022. See Attachment 3
for notification materials.
Similar notification also occurred for the June 1, 2022 Planning Board meeting — see the agenda
materials for specifics:
https://www.orangecountync.gov/AgendaCenter/ViewFile/Agenda/ 06012022-1531
Planning Board Recommendation: The Planning Board reviewed this item at its June 1, 2022
regular meeting and voted 6-3 to recommend approval of the rezoning application. Approved
minutes from the meeting and the signed Statement of Consistency are included in Attachment
4 and meeting materials are available at: http://orangecountVnc.gov/AgendaCenter/Planning-
Board-26. One member of the public attended the Planning Board meeting and spoke against
the rezoning. Planning staff did not receive any phone calls or written comments prior to the
Planning Board meeting.
Planning Director's Recommendation: As required under Section 2.8.5 of the UDO, the
Planning Director is required to `... cause an analysis to be made of the application and, based
upon that analysis, prepare a recommendation for consideration'. In analyzing this proposal, the
Planning Director offers the following:
1. The proposal is consistent with goals/objectives outlined within the Comprehensive Plan
concerning development, including:
a. Land Use Goal 3: A variety of land uses that are coordinated within a program
and pattern that limits sprawl, preserves community and rural character, minimizes
land use conflicts, supported by an efficient and balanced transportation system.
b. Economic Development Objective ED-2.1 of the 2030 Comprehensive Plan:
Encourage compact and higher density development in areas served by water and
sewer.
2. The proposal is consistent with the appropriate and allowed zoning districts for the
Commercial-Industrial Transition Activity Node (CITAN), as shown in the Land Use and
Zoning Matrix contained in Appendix F of the Comprehensive Plan.
3. The amendment is consistent with the adopted Efland-Mebane Small Area Plan which
called for a mix of uses in this area.
The Planning Director recommends approval of the Statement of Consistency, indicating the
amendments are reasonable and in the public interest, contained in Attachment 5 and the
proposed zoning atlas amendment ordinance contained in Attachment 6.
Effect of Denial or Withdrawal: In the event the rezoning application is denied or withdrawn, it
should be noted that Section 2.2.8 of the UDO states that no application for the same or similar
5
amendment, affecting the same property or portion thereof, may be submitted for a period of
one year. The one year period begins on the date of denial or withdrawal.
FINANCIAL IMPACT: This request has been reviewed by various County departments who
have determined that the approval of the request would not create the need for additional
funding for the provision of County services. Costs associated with advertising, including the
public hearing notice and mailings, are covered by the application fee.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goal is applicable to
this item:
• GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND
ENVIRONMENTAL POLICIES
The fair treatment and meaningful involvement of people of all races, cultures, incomes
and educational levels with respect to the development and enforcement of
environmental laws, regulations, policies, and decisions. Fair treatment means that no
group of people should bear a disproportionate share of the negative environmental
consequences resulting from industrial, governmental and commercial operations or
policies.
ENVIRONMENTAL IMPACT: There is no Orange County Environmental Responsibility Goal
impact associated with this item.
RECOMMENDATION(S): The Manager recommends the Board:
1. Conduct the public hearing and accept the Planning Board/staff recommendations and
public comment;
2. Close the public hearing;
3. Deliberate as desired; and
4. Vote to approve the Statement of Consistency (Attachment 5) and Ordinance Amending
the Zoning Atlas (Attachment 6) to allow the rezoning request, as presented.
OR
Vote to deny the rezoning request, due to a stated reason that the request is
inconsistent with the goals and objectives of the Orange County Comprehensive Plan
and/or a not in harmony with the surrounding area.
Attachment 1 6
- Oran a County Planning and Ins ections De artment
ORANGE COUNTY APPLICATION FOR
NORTH H CAROLINA ZONING ATLAS AMENDMENT
GENERAL USE REZONING REQUEST
APPLICANT INFORMATION:
Date:
Applicant: r'I 10
rf T It �-� Phone: `�1l�[��`► I
Address: ` Elt �'. la+► l j Cell Phone: `=��`� `[ 1 Z1'Z-L)0
E-mail:
Com +
PROPERTY SUBJECT TO REQUEST.
Parcel Identification Number (PIN): �' 12 `� L,1
-77
Address of property:
Owner of property:
Future Land Use Designation for Property: �}n•'�i r[ ,c. t - ��i,��+.� ��,s.� r�., S rr-
Current Zoning Designation: 4 Staff note: request amended to
, �, 1-2 on April 20, 2022 (see later
Requested Zoning Designation: pages for email correspondence)
** If Applicant/Owner are different people, include a signed, notarized, statement indicating that the
owner has authorized the applicant to submit the request. In cases where there are multiple property
owners, please attach an additional document containing their signatures authorizing the submission
of the application or other legal documentation establishing the applicants right to file on their behalf.
SUBMITTAL INFORMATION - Section 2.8.3 of the Unified Development Ordinance (UDO)
1)A Map, at a legible scale, showing the property(s) subject to the request. A map may be procured
at the Planning Department for a fee in accordance with the adopted Orange County Fee Schedule
2) A legal description of the property(s) proposed for rezoning
3) A list showing the names and addresses of all adjacent property owners within I000'feet of the
subject property.
4) A detailed narrative denoting the following:
a. The alleged error in the Zoning Atlas (if any) that will be corrected by the proposed request.
b. The changed, or changing, conditions (if any) that makes the proposed amendment
reasonable necessary to promote the public health, safety, and general welfare.
c. How the proposed amendment is consistent with, or carries out the intent and purpose of, the
Orange County Comprehensive Plan,
7
5) The filing fee per the adopted Orange County fee schedule in affect as of the date of the
application.
I (we), the undersigned, have been made aware of the process for the review and action associated
with a UDa Zoning Atlas Amendment application and understand only completed applications,
containing all information required by the Grange County UDQ shall be reviewed and acted upon by
the County. Further I (we) understand that any assistance I (we) may receive from County staff in
preparing this application in no way guarantees a favorable recommendation by staff on the merits
of this proposal nor does it guarantee an approval of the proposed atlas amendment by the County.
.� C..a �,,aL-�. f+� - ,• �Ll � �'� �� ICr S �L is .pt�
Applicant Date:
3/11/2022
h'
Applicant Date:
8
EFLAND FLEX SUPPLEMENTAL NARRATIVE
Item a
There is no alleged error in the Zoning Atlas. There is no request to correct.
Item b
The requested zoning change promotes the desired use according to adjoining use and
the Orange County long-range planning information, and is consistent with the existing
uses in the area. The requested change from R-1 to ORM zoning is requested to
accommodate these uses consistent with the promotion of economic improvements in
the area. Proposed uses and development plans for projects will be designed and
reviewed in accordance and consistent with Unified Development Ordinance
requirements and permitted uses. This proposed zoning change promotes benefits for
allowing uses in the area which are not currently available under the current zoning,
while protecting the surrounding public interest via the notification and rezoning
process.
Item c
This zoning request change is consistent with the following:
Major Transportation Corridor Overlay District,
The Efland Village Overlay District,
The Orange County Comprehensive Plan.
Orange County - Efland Flex 9
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March 8, 2022 This map contains parcels prepared for the inventory of real property within Orange County,and is compiled from recorded deed,plats,and other public records and data.
Users of this map are hereby notified thatthe aforementioned public primary information sources should be consulted for verification of the information contained on this map.
PIN: 9844887024 The county and its mapping companies assume no legal responsibility for the information on this map.
OWNER 1: IRWIN PROPERTIES LLC SIZE: 2.32A BUILDING COUNT: 1:2,400
OWNER 2: DEED REF: 6761/664 LAND VALUE: $50,500 0 0.02 0.04 0.08 mi
ADDRESS 1: 346 ELIZABETH BRADY RD RATECODE: 03 BLDG_VALUE: $0
ADDRESS 2: TOWNSHIP CHEEKS USE VALUE: $0 0 0.0325 0.065 0.13 km
CITY: HILLSBOROUGH BLDG SQFT: TOTAL VALUE: $50,500 -.
STATE, ZIP: NC 27278 YEAR BUILT: DATE SOLD: 12/21/2021 ORANGE COUNTY
TAX STAMPS: 280
LEGAL DESC: S/S HWY 70A NORTH Cd4_R[]LII°,f,4
o ma i l shad huff ine <chuffin1@8@9mail.com
-win Properties - 2 Acre Parcel
had huffine<chuffine08@a gmall.com> Wed, Apr 20,2022 at 1:02 PI
:): pholtz cr orangecountync.gov, robert irwin <brittainirwin@icloud.com>
Zoning -May 2022
Ms. Holtz
thank you for your help this morning, I have been in contact with Britt, by;phone and he is copied on this email.
The desire for the rezoning request Is the two acre parcel for medium industrial, your i2,
you have made us aware that the staff sees this as more politically challenging if the commission acts at all. we appreciate that
transparency.
please advise what is needed to revise the request re-apply, etc for the medium density industrial rezoning request
thank you, Chad
9198154348
LAND ENcINEmr4c;AND DEVELOPMENT SEKvlcts
11
PARCEL DATA nformation MINIMUM BUILDING SETBACKS O
Orange County Tax ISite Soils ClasslHcation: Per Orange County DUO:Parcels Inclosed in this ProLece: Unclassified.Classificzton 0 near surface sods 5ection 3.5,1-2 Zdning Distract
shall be made per ownefs geotecM1nical engineering Front Setback-50'
Parcel l: — _ _ commendations based on Me evaluation of Slde 5etback-Na•
PIN 9b449B-1024 - --` - - e+posed subgrade soils- Rear Setback Na'
P. A 2 3 Acres -- •Rego red sde and rear setnacks ad)acent to res dentally 55 -22-22
coned land sha be equal to Me requ red s de or rear setback
G 0-9,C y 7— R Res dent al - of the adjacent res derR al d stnR
P p d0 g C ty Zonng 12 Med um lndustnal rr_r ®-��- --� 0-1,County Z—,12 Medum indusura(FROP05ED) 40'
Orange County O y D rets.Upper Eno Protected Watershed _
Deed Reference:D.B.3900,Pg.571 _ _ FLOOD PLAIN NOTE: COH
5",Address:3608 US-70,Efland,NC 27243 - According to FEMA Rood Rate Map Community Panel
#37109844001,effective 1 1/17/2017 this property DOE5 NOT ��
lie within the I DO-year or other special hazard flood--
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9844887024 w1h i� 45,800 sf. — ao—POP
346 Elizabeth _ !
Brady Road & I s�< °<%•.,
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DATA
Ensting Use: RE51
Proposed U,e'. MEDIUMDIUM INDU UST5T
RIAL-2
Maximum Building Height 45'
Front Setbac50' ¢3
Sade 5--l!0'/20 when adjacent to R-I
Rear 5etback: /29 - -whdjt to R-1 use go .
Floor Area Ratio: .65 for this site:65,G58,f.
Required Open 5pace:.40 for this site:40A24,f. U"
Required PeNLS Rano:.05-this site:5.053 ef. CALL BEFORE YOU DIG! ITS Th1E LAW �k
Prosect De'relopmete Thresholes: ULOCO North Carolina One Call CEnto, un i
Z—,For Medium industrial Note:5—uses are allowable--j-to A and Disturbing Permit is required for this pro)e=t.f the proposes land diewrbanee ie greater than 1 D000 1-800-632-4949 Q °
ARTICLE 5 and ARTICLE 6 of The Orange County Development Ordinance" square feet.(Per Orange County UDO 5ection 2.18).An Erosion Control Plan is required for this pro)ect if the a
"Use Standards"and'Development Standards• proposed land disturbance ie greater than 20,000 square feet(Per Orange County LOO 5ection 2.19),This Plan Prepared for: rY
site proposes to disturb greater than 20.000 square feet of land area. Lwin Properties,LLC 'c
Parking Requirements: 346 Elizabeth Bratly Rpatl
(Per Orange County UDO Table bly, OH Street Parking Requirements) I StO—m ,er Mata t Plan is re ed for tiffs t rf more than 2,000 sf hl land area ie disturbed HIIlsborougM1,NC 2]2'!8
J-T :Mannfaaunn Aeeembl PrOeeeem semen quir pr pec 0' 80' 160' a �
ype g, y, g,and Warehouse Storage and Distnbution Uses (Per Orange County UDO Section 6,14.5).TM1iz site proposes to eisturb greater than 12,000 st of lane Contact:919-291-4240
Rate:One space per employee on the shift of maximum employment area.
Graphic Scale
ILLUSTRATION FOR ZONING AND PLANNING PURPOH5 ONLY,NOT APPROVED FOR CONSTRUCTION Scale: I I'=40'
Rezoning Application to 1-2 for PIN 9844887024
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14
ORANGE COUNTY
NORTH CAROLINA
PLANNING and INSPECTIONS
Cy Stober,AICP,Director I cstober@orangecountync.gov 1 131 W.Margaret Lane,Hillsborough,NC 27278 1919.245.2575
CERTIFICATION OF MAILING
ZONING ATLAS AMENDMENT
ORANGE COUNTY, NORTH CAROLINA
I, Perdita Holtz, Special Projects & GIS Supervisor with Orange County, North Carolina, DO
HEREBY CERTIFY that in accordance with the provisions of Section 2.8.7 of the Orange
County Unified Development Ordinance I have mailed, or have caused to be mailed, a Notice
of the Public Hearing to be held regarding a rezoning application proposing to rezone a parcel
of property located at the northeast corner of the intersection of Efland-Cedar Grove Road
and Forrest Avenue in Efland (PIN 9844-88-7024).
The owners were identified according to the Tax Records, as required by Section 2.8.7 of the
Orange County Unified Development Ordinance.
The mailed notices specified the date, time, place and subject of the Public Hearing.
WITNESS my hand, this 22nd day of August 2022.
Perdita Holtz, AICP
Special Projects & GIS Supervisor
Orange County Government I www.orangecountync.gov 919.732.8181
15
Orange County Planning Department
P.O. Box 8181
Hillsborough, NC 27278
Rezoning Application to 1-2 for PIN 9844887024
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Rezoning Request
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NOTICE OF PUBLIC HEARING
16
Dear Property Owner: August 22, 2022
This notice is to inform you of an upcoming Public Hearing on September 6, 2022 to review an application to rezone a 2.32 acre parcel of property (PIN
9844-88-7024) at the northeast corner of Forrest Avenue and Efland Cedar Grove Road in Efland, NC (Cheeks Township); the property is undeveloped
so it does not have an assigned address. This notification is occurring in accordance with the provisions of Section 2.8 Zoning Atlas and Unified
Development Ordinance Amendments of the Orange County Unified Development Ordinance (UDO). You are receiving this notice because you own
property located within 1,000-feet of the parcel requested for rezoning.
YOUR PROPERTY IS NOT PROPOSED FOR REZONING.
The property requested for rezoning is currently zoned R-1 (Rural Residential). The applicant has requested the property be rezoned to 1-2 (Medium
Industrial). Three zoning overlay districts also apply to this parcel: Major Transportation Corridor (MTC) Overlay District, Efland Village Overlay District,
and Upper Eno Protected Watershed Overlay District; no changes to the overlay districts are being proposed.
The Orange County Board of County Commissioners will hold a public hearing on the proposed rezoning on September 6, 2022 at 7:00 p.m. in the
meeting room on the second floor of the Whitted Building located at 300 West Tryon Street, Hillsborough, NC.
The Orange County Planning Board, an advisory board comprised of appointed volunteers, reviewed this application at its June 1, 2022 regular meeting
and voted to recommend approval of the rezoning request.
Additional information is available on the Orange County Planning Department's website: https://www.orangecountync.gov/1722/Current-Interest-Projects
If you cannot attend the Public Hearing and the website does not answer your questions about the requested rezoning, you may call (919) 245-2575
during regular business hours and you will be directed to a staff person who can assist you. You may also submit written comments via email to
ocbocc@orangecountync.gov (emails sent to this address are considered public records and are subject to public disclosure).
0 11 17
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18
PIN OWNERI_LAST OWNERI_FIRST OWNER2_LAST OWNER2_FIRST ADDRESSI ADDRESS2 CITY STATE ZIPCODE
9844990565 EFLAND MICHAEL L LEE NANCY L PO BOX 36 <Null> EFLAND NC 27243
9844896477 FULTZ WILLIAM C FULTZ ROBIN S 201 EFLAND CEDAR GROVE RD <Null> EFLAND NC 27243
9844893238 LINER MARILYN EFLAND <Null> <Null> P 0 BOX 231 <Null> EFLAND NC 27243
9844896163 FULTZ WILLIAM C FULTZ ROBIN S 201 EFLAND CEDAR GROVE RD <Null> EFLAND NC 27243
9844995085 CRAFT MARGARET E <Null> <Null> 3529 WILSON EFLAND RD <Null> EFLAND NC 27243
9844980845 EFLAND LEASING COMPANY D LLC <Nub <Null> <Null> PO BOX 246 <Null> EFLAND NC 27243
9844886973 EFLAND PETER L <Null> <Nub 3715 US 70 W <Nub EFLAND NC 272430154
9844785743 NORDAN KENNETH A NORDAN MARY S 3825 US HWY 70W <Null> EFLAND NC 27243
9844883951 MARBAIS KRISTEN LINER P 0 BOX 325 EFLAND NC 27243
9844880970 EFLAND TAYLOR R <Null> <Nub 115 SEA OATS DR <Null> EMERALD ISLE NC 28594
9844987792 EFLAND JAYE RUTH P 0 BOX 525 EFLAND NC 27243
9844886648 EFLAND PETER L <Null> <Nub 3715 US HWY 70W <Null> EFLAND NC 27243
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9844882391 EFLAND PRESBYTERIAN CHURCH CHURCH UNKNOWN XX 0
9844887342 ANDY LLOYD LAND INVESTMENT CO LLC <Null> <Null> <Nub 2701 US 70 W C/O BEN LLOYD EFLAND NC 27243
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19
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20
NOT/Cf OAF PUB11C HEAR/NG
JL -
ME I =411F
Rezoning Application — 2.32 acres
Requested Zoning District: I-2 (Medium Industrial)
Orange County Board of Commissioners
September 6, 2022
7: OOp.m.
300 West Tryon Street, Hillsborough
(Whitted Building, second floor)
More Information :
http://orangecountync.gov/1722/Current-Interest-Projects
ORANGE COUNTY PLANNING DEPARTMENT:
(919) 245-2575
21
NOTICE OF PUBLIC HEARING
ORANGE COUNTY BOARD OF COMMISSIONERS
The Orange County Board of Commissioners will hold a public hearing at the Whitted
Building, 300 West Tryon Street, 2nd Floor, Hillsborough, North Carolina, on Tuesday,
September 6, 2022 at 7:00 PM for the purpose of giving all interested residents an
opportunity to speak for or against the following items:
Public Hearing Items:
1. Zoning Atlas Amendment: In accordance with the provisions of Section 2.8
Zoning Atlas and Unified Development Ordinance Amendments of the Unified
Development Ordinance, an applicant has applied to rezone a 2.32 acre parcel
located at the northeast corner of Forrest Avenue and Efland-Cedar Grove
Road in Efland, within Cheeks Township. The Parcel Identification Number (PIN) is
9844-88-7024; the parcel is currently undeveloped so it does not have an assigned
address. The proposed rezoning is:
FROM: R-1 (Rural Residential)
TO: 1-2 (Medium Industrial)
Three existing zoning overlay districts that apply to the parcel are not proposed for
modification.
Additional information, including a map depicting the parcel requested for rezoning,
is available at: https://www.orangecountync.gov/1722/Current-Interest-Projects
Purpose: To review the item and receive public comment on the proposed
amendment.
The Orange County Planning Board reviewed the application at its June 1, 2022
regular meeting and voted 6-3 to recommend approval of the zoning atlas
amendment. Agenda materials for this meeting can be viewed at:
http://orangecountync.gov/AgendaCenter/Planning-Board-26
2. Zoning Atlas Amendment: In accordance with the provisions of Section 2.8
Zoning Atlas and Unified Development Ordinance Amendments of the Unified
Development Ordinance, an applicant has applied to rezone 3.67 acres of a 4.83
acre parcel located at 3026 White Cross Road within Bingham Township. The
Parcel Identification Number (PIN) is 9749-40-2351. The proposed rezoning is:
FROM: Neighborhood Commercial (NC-2) (1.16 acres) and Agricultural
Residential (AR) (3.67 acres) (note: the existing NC-2 zone is not
proposed for rezoning, the NC-2 zone is proposed to be expanded)
TO: Neighborhood Commercial (NC-2) (1.19 acres) and Local
Commercial (LC-1) (2.48 acres);
I
22
No amendment to the existing watershed overlay district is proposed.
Additional information, including a map depicting the parcel requested for rezoning,
is available at: https://www.orangecountync.gov/1722/Current-Interest-Projects
Purpose: To review the item and receive public comment on the proposed
amendment.
The Orange County Planning Board reviewed the application at its August 3, 2022
regular meeting and voted 6-4 to recommend denial of the zoning atlas amendment.
Agenda materials for this meeting can be viewed at:
http://orangecountync.gov/AgendaCenter/Planning-Board-26
Substantial changes in items presented at the public hearing may be made following the
receipt of comments made at the public hearing. The full text of the public hearing
items may be obtained no later than September 2, 2022 on the County website
(www.orangecountync.gov) at the County Commissioners Agendas link. Information is
also available from the Orange County Planning Department (contact information
below). As stated above, the materials reviewed by the Planning Board are currently
available at http://orangecountync.gov/AgendaCenter/Planning-Board-26
Questions regarding the proposals may be directed to the Orange County Planning
Department located on the second floor of the County Office Building at 131 West
Margaret Lane, Suite 201, Hillsborough, North Carolina. Office hours are from 8:00 a.m.
to 5:00 p.m. Monday through Friday. You may also call (919) 245-2575 and you will be
directed to a staff member who will answer your questions or you may e-mail questions
to planningdept@orangecountync.gov.
If you cannot attend the hearing in person, written comments to the Board of County
Commissioners can be sent via e-mail to ocbocc@orangecountync.gov. Written
comments can also be dropped off at the Planning Department offices at 131 W.
Margaret Lane, 2nd floor, Hillsborough, NC during normal office hours or mailed to the
Planning Department at P.O. Box 8181, Hillsborough, NC 27278. All written comments
are considered public records and are subject to public disclosure.
Interpreter services and/or special sound equipment are available on request by calling
the County Clerk's Office at (919) 245-2130. If you are disabled and need assistance
with reasonable accommodations, contact the ADA Coordinator in the County
Manager's Office at (919) 245-2300 or TDD# 919-644-3045.
PUBLISH: The Herald Sun News of Orange
August 24, 2022 August 24, 2022
August 31, 2022 August 31, 2022
2
23
STATEMENT OF CONSISTENCY
OF A PROPOSED ZONING ATLAS MAP AMENDMENT
WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN
An applicant-initiated amendment to the Zoning Atlas has been reviewed to rezone a parcel as
follows:
Parcel
Identification Township Owner of Current Zoning Proposed Zoning
Number Record
(PIN)
• Rural Residential (R- • Medium Industrial (I-
1); 2);
• Major Transportation • Major Transportation
Irwin Corridor (MTC) Corridor (MTC)
9844-88- Overlay District; Overlay District;
7024 Cheeks PLoCperties, • Efland Village • Efland Village
Overlay District; Overlay District;
• Upper Eno Protected • Upper Eno Protected
Watershed Overlay Watershed Overlay
District. District District. District
The Planning Board hereby finds:
a. The requirements of Section 2.8 Zoning Atlas and Unified Development Ordinance
Amendments of the UDO have been deemed complete; and,
b. Pursuant to Sections:
■ 1.1.5 Statement of Intent -Amendments, and
■ 1.1.7 Conformance with Adopted Plans
of the UDO and to Section 160D-604(d) Planning Board review and comment —
Plan Consistency and 160D-605(a) Governing Board Statement — Plan
Consistency of the North Carolina General Statutes, the Board finds sufficient
documentation within the record denoting that the amendment is consistent with
the adopted 2030 Comprehensive Plan.
1. The amendment is consistent with applicable plans because it supports the
following:
• Land Use Goal 3 of the 2030 Comprehensive Plan —A variety
of land uses that are coordinated within a program and pattern
that limits sprawl, preserves community and rural character,
minimizes land use conflicts, supported by an efficient and
balanced transportation system.
The amendment is consistent with this goal because it will
augment the available non-residential acreage in Orange
County and it is located in an area that is already more
densely/intensely developed than most areas of the county.
Additionally, it is located in close proximity to an interstate
24
highway and the area has been designated for commercial-
industrial development for decades.
• Economic Development Objective ED-2.1 of the 2030
Comprehensive Plan: Encourage compact and higher density
development in areas served by water and sewer.
The amendment is consistent with this objective because the
parcel is located in an area of the county served by public
water and sewer systems.
2. The amendment is also consistent with the adopted Efland-Mebane Small
Area Plan which called for a mix of uses in this portion of the overall
planning area.
c. The amendment is reasonable and in the public interest because it furthers the
goals of the adopted Comprehensive Plan.
The Planning Board hereby adopts this Statement of Consistency and the findings expressed
herein and recommends the Board of County Commissioners consider adoption of the
proposed Zoning Atlas Amendment.
Adam Beeman, Chair Date
25
Excerpt of Approved Minutes Approved 8.3.22
1 MEETING MINUTES
2 ORANGE COUNTY PLANNING BOARD
3 JUNE 1,2022
4 REGULAR MEETING
5
6 MEMBERS PRESENT: Adam Beeman (Chair), Cedar Grove Township Representative; Lamar Proctor(Vice-Chair), Cheeks
7 Township Representative; Statler Gilfillen, Eno Township Representative; Beth Bronson,At-Large Representative; Randy
8 Marshall,At-Large Representative; Whitney Watson,At-Large Representative; Melissa Poole, Little River Township
9 Representative; Charity Kirk,At-Large Representative; Delores Bailey,At-Large Representative; Steve Kaufmann, Bingham
10 Township Representative;
11
12 MEMBERS ABSENT: David Blankfard, Hillsborough Township Representative; Susan Hunter, Chapel Hill Township
13 Representative;
14
15 STAFF PRESENT: Perdita Holtz, Special Projects&GIS Supervisor; Tina Love,Administrative Support
16
17 OTHERS PRESENT: Chad Huffine,The Leads Group PA; Britt Irwin, applicant; Marilyn Liner
18
19 AGENDA ITEM 1: CALL TO ORDER AND ROLL CALL
20 Chair Adam Beeman called the meeting to order.
21
22 *************************************
23
24 AGENDA ITEM 8: ZONING ATLAS AMENDMENT(CONVENTIONAL DISTRICT) —To review and make a recommendation to the
25 BOCC on an applicant-initiated zoning atlas amendment to rezone a 2.32 acre parcel from Rural Residential
26 (R-1)to 1-2 (Medium Industrial).
27 The undeveloped parcel does not have an assigned address; it is located in the northeast corner of the
28 Efland-Cedar Grove Road and Forrest Avenue in Efland,within Cheeks Township(PIN 9844-88-7024).
29 This item is scheduled for the BOCC public hearing on September 6, 2022.
30 PRESENTER: Perdita Holtz, Special Projects&GIS Supervisor
31
32 Perdita Holtz presented a PowerPoint presentation and reviewed the item followed by a review from the applicant's
33 representative, Chad Huffine.
34
35 Adam Beeman: As a daily driver past this spot,what is the plan for getting in and out of the site?
36
37 Chad Huffine: The site would be accessed internally from the gravel driveway that bisects the property now and that is
38 another important reason for the consistency in zoning. We don't have a desire to impede the flow of traffic; by allowing this
39 zoning to change we can access internally and have the same uses and that has been the plan from the beginning.
40
41 Charity Kirk: Have you talked with the Efland community?
42
43 Chad Huffine: We've been in the area for about 3 years and we've talked to everybody. I don't think we've received any
44 public comments or questions at our office and I believe there have been none to Planning.
45
46 Adam Beeman: Is everyone familiar with where this parcel sits? No matter how many choices, you're not going to put a
47 house in there so there are not many choices except to change the zoning to make it beneficial to be used.
48
49 Multiple overlapping conversations regarding site location. Perdita Holtz pulled up the GIS map so the location of the site
50 would be more clear and aerial photography could be viewed.
51
52 Whitney Watson: The amount of traffic off 70 and Forrest Ave into that gravel drive,what considerations or what kinds of
53 traffic do you anticipate?
54
26
Approved 8.3.22
55 Chad Huffine: In the process of developing any type of site change, a change of use necessitates a conversation with county
56 review staff and DOT's district engineer. With the change of use comes a driveway permit and at that point, driveway
57 improvements and connections that are existing will be upgraded or changed to conform with what the DOT district engineer
58 recommends. Vehicles will be similar to what is there now, box trucks, cars,truck and trailers.
59
60 Adam Beeman: Coming off the site, instead of dumping trucks onto Forrest Ave, I would rather see it go out onto 70 and then
61 loop around to tie back into Forrest. At quarter of 8 every morning the train comes through and traffic trying to cross 70 at the
62 light gets backed up past the feed mill. Trying to keep congestion from that spot on that short stub is where I'm at and I think
63 Whitney has the same point.
64
65 Whitney Watson:Yes
66
67 Chad Huffine: That is very helpful to take that information and incorporate it into the emphasis of which driveway is more
68 important.
69
70 Melissa Poole: We're just rezoning it to 1-2 there is no building plan or plan for this yet. If that happens, that's where the traffic
71 studies come in?
72
73 Perdita Holtz: Yes and there may be a traffic study required. NCDOT is involved in all of our site plan reviews and they give
74 their requirements during that site plan process.
75
76 Lamar Proctor: There is an Efland Small Area Plan that goes hand in hand with the Comprehensive Land Use Plan to guide
77 what is happening in downtown Efland, do you think this is consistent with the Efland Small Area Plan?
78
79 Perdita Holtz: It is consistent and I have something in a later slide that speaks to the consistency of the small area plan. The
80 small area plan called for this to be a mixed use area. It called for the village overlay district that would have the different
81 development standards and that has been adopted for a few years. We do view this as consistent with the recommendations
82 of the small area plan.
83
84 Lamar Proctor: Looking over the Efland Small Area Plan,the idea was that Efland would retain a village character and
85 potentially get a train station and the Efland Small Area Plan favored commercial, mixed use but also that includes commercial
86 development as well. Is there water and sewer available?
87
88 Perdita Holtz: There is,this parcel is served by water and sewer.
89
90 Lamar Proctor: So if it hooks up to Mebane's sewer it would have to be voluntarily annexed into Mebane?
91
92 Perdita Holtz: This is in an area where Orange County has an agreement with Mebane because of the way they took over the
93 sewer system that exists in this area but this would not necessarily be annexed.
94
95 Lamar Proctor: My concern is we are going to piece part of western Orange County and it's going to turn into patchwork
96 pieces of Mebane and we are going to lose any real ability to maintain any sort of consistency.
97
98 Perdita Holtz: It would be unlikely that Mebane would annex this particular property because of its distance from its city limits
99 and the agreement that the County has with Mebane when they took over the County-owned sewer system. The County
100 transferred the system into Mebane's ownership and the agreement was that they would serve this area and not pay double
101 rates or anything along those lines. The agreement does not require that Mebane annex properties in order to serve the
102 properties in this area. That is not to say that Mebane won't annex at some point but as you know annexation requires a
103 voluntary property owner. There are no involuntary annexations.
104
105 Lamar Proctor: It doesn't apply to this area but areas that are contiguous to where Mebane extends into Orange County, if
106 you want to get water and sewer you have to voluntarily annex.
107
108 Perdita Holtz: Several miles further west that is true. This is a special area because of the way Orange County used to own
109 the sewer system and the sewer agreement the County entered into with Mebane.
27
Approved 8.3.22
110
111 Statler Gilfillen: Is this consistent with pretty much everything else on the block?
112
113 Adam Beeman: Yes.
114
115 Lamar Proctor: So you own the parcel that is already zoning 1-2 and that's the hosiery mill which is vacant, not in use.
116
117 Chad Huffine: That property was bought by Mr. Irwin and it is currently being used. It is being up fit for several uses that are
118 consistent with 1-2. Individual spaces within that building.
119
120 Lamar Proctor: My question is, is 1-2 being utilized commercially, are there industrial occupants who are paying rent and
121 utilizing it for industrial purposes?
122
123 Chad Huffine: Yes, I believe so and if they are not currently in the building,they are on the way. We are speaking about the
124 other property which is zoned residential. The property zoned 1-2 is actively being looked at for leases.
125
126 Lamar Proctor: Right, but the neighboring I-2 doesn't seem to be attracting industrial uses.
127
128 Chad Huffine: There is interest in this area and as we ride around, even the homes,there was a lady selling fruit. There is so
129 much activity in this block; it is a treasure. Mr. Irwin certainly understands that and respects it.
130
131 Marilyn Liner: I was born in Efland and I remember a lot of stuff.The industrial buildings that are within that section were
132 placed there before zoning and there were 4 houses along that area and the property on the corner. There were houses on
133 the property that is being considered for rezoning. It was zoned residential because there were houses there. The traffic is
134 heavy there and it is difficult for me to get out of my driveway.
135
136 Beth Bronson: This has public utilities, it has water and sewer, it serves the adjacent property also owned by the applicant
137 which zoned is 1-2 and these two parcels are adjacent to each other using the same road.
138
139 Perdita Holtz: Depending on what they bring forward,they may be asked to combine the parcels. They have not shared
140 development plans with us. They are not required to. However, if you have two separate parcels there might be buffer
141 requirements between the two of them even if owned by the same person.
142
143 Statler Gilfillen: To the lady who spoke, are you in favor or against it or just here to listen?
144
145 Marilyn Liner: I am against it.
146
147 Perdita Holtz continued the PowerPoint presentation
148
149 Lamar Proctor: It's difficult not knowing what is going to go there and I know they are not required to tell us but anything under
150 the permissible uses is on the table. Sex oriented business, crematorium, whatever.
151
152 Perdita Holtz: There are use specific standards for those types of uses but yes.
153
154 Delores Bailey: Do you have any plans?
155
156 Chad Huffine: We do not at this time. What I would tell you is there is an idea of work space for a plumber,we would call that
157 in our business, flexible space. Where you have a space that has room for an office and space for a warehouse,van or truck,
158 or where your equipment would be. We would call that flex space in a warehouse situation store have goods. A bulky item
159 storage that also fits within the 1-2 use. If you can envision a building that is separated into smaller segments they are similar
160 to the way the eastern half of the block behaves and you would have a mixture of uses that are all together.
161
162 Britt Irwin: Warehouse, storage and office, it's highly in demand.
163
164 Melissa Poole: They already own the land,there's not going to be a whole big building built on 2.2 acres.
28
Approved 8.3.22
165
166 Chad Huffine: When we get to the deliberation of the members, if we need to look specifically at the table of permitted uses
167 and those uses sometimes considered not desirable, those have design standards not allowed within 1,000 ft.of a church or a
168 residence and there are both within that distance. We have no desire to bring anything but an improvement to this area.
169
170 Britt Irwin: It will be the nicest building in Efland. I'm spending a lot of money on the mill and renovating it and bringing it up to
171 standards and I'm making it nice. I'll do the same with the proposed building. It is not going to be a metal building. It's going
172 to be a nice building that is landscaped and looks nice and will look nicer than anything in that whole commercial area now.
173
174 Lamar Proctor: I appreciate that and I think this area is very important and very valuable. There is a lot of residential plots
175 around there and then right down the road there are giant spec warehouses going into the Buckhorn exit and then there is
176 Medline and so I am wondering if you considered potentially rezoning it commercial or 0/RM for both parcels. Why does it
177 need to be industrial?
178
179 Chad Huffine: In an effort of being consistent you look at the 0/RM uses, then you look at the I-2 uses and what we want to
180 do in 1-2 fits the property. It is cohesive we are intending to make the property behave as if it is an internally served site and if
181 you have two separate zonings then regardless of the zoning, if it's not consistent then we have concerns.
182
183 Britt Irwin: What you are talking about is coming elsewhere to Efland because that's what most of the people in Efland want.
184 They want a place to eat, they want another grocery store and all that stuff. 1-2 makes the most sense because we already
185 have the driveway connection and everything is already there. It's the only use that makes sense because of the size.
186
187
188 Marilyn Liner: I want to address the type of zoning, I think I speak for the majority of the long-time residents concerning this
189 matter. Buc-ee's came up and most of the people who live there were not opposed they just wanted the traffic issue resolved.
190 There is an abundance of available warehouses, in Mebane behind the Food Lion on Hwy 119 there is a building that has
191 been there and it's been for rent for years now. I think we'd be open to commercial zoning but not industrial. People in Efland
192 need amenities. Some examples could be banks, a chain supermarket, a drug store, a restaurant. Most people in Efland go
193 to Mebane for services and if something was here that money would go to Orange County. I would like to see it zoned either
194 commercial or residential rather than industrial.
195
196 Chad Huffine: From a land use perspective, if I try to site a drugs store, it's going to take about 1.5 acres with buffers and
197 access that will come off Efland Cedar Grove and I run out of room. I try and build a shopping center grocery store, it's too
198 small. The standalone Food Lion wouldn't fit. That brings us to restaurant and there is 0/RM across the street that can house
199 a restaurant and so in an effort to be consistent with what is already there,that's why we went back to the 1-2 zoning. It
200 doesn't bring all the traffic or all the nuisances that come with a large traffic or trip generated like a gas station. It's the right
201 use for the property, it behaves like that.
202
203 Lamar Proctor: I live in the Cheeks area, the Efland area and there's huge spec warehouses going in on Buckhorn,there's
204 Medline and I'm concerned that continued spot zoning,to change parcels to industrial is evidently going to wipe out any sort of
205 communal village of Efland and develop out all the residents. I think with the changes coming to the Triangle, Efland,that exit
206 could be something really cool and special and I hate to see it become just a further industrial extension of Medline and the
207 warehouses that are going up at the Buckhorn exit. I don't think it benefits the residents of Efland.
208
209 Charity Kirk: You mention the 0/RM zoning, it was changed because of misinformation? What is the difference between
210 0/RM and I-2?
211
212 Perdita Holtz: Yes,they were given incorrect information about what would be allowed in 0/RM when they had a meeting with
213 former staff who are no longer here. When they called me after the former staff person was gone, I told them that a restaurant
214 as part of a multiuse building in 0/RM could be established only if there was also a research facility without manufacturing. I
215 know it sounds odd.
216
217 Beth Bronson: The fact that the property is currently zoned residential and they have indicated it will be a flex space, in the
218 sense that it is cohesive with the adjoining property;the applicant now has the option to recreate that entire corner in whatever
219 way they want to whether it's that one parcel or the two parcels or a combination, there are many different ways that can be
29
Approved 8.3.22
220 developed now because they are aligned versus as they were saying, if this corner was Office/Research and Manufacturing
221 and the existing 1-2 remained 1-2. If they wanted to take that lower corner that runs parallel with Forrest Ave. and have a
222 different type of structure that did serve the purposes to what the public described, like a bank or restaurant. My comment is if
223 they put in an application to rezone any combination of it, it would all make more sense being cohesive as one zone for the
224 parcels.
225
226 Statler Gilfillen: Am I right to assume that the industrial zoning probably gives them the most flexibility to do what they need to
227 or want to do on this site?
228
229 Perdita Holtz: Not necessarily, if they wanted to put in a restaurant,they are not going to be able to do that in the industrial
230 zone. You would need to look and see what types of uses are allowed.
231
232 Lamar Proctor: My concern is its Medium Industrial so it is wide open and it could end up being something that is detrimental
233 to downtown Efland in terms of preserving its village character or any sort of mixed use residential village idea in the Efland
234 Small Area Plan. We don't know what it is going to become.
235
236 Adam Beeman: From the information the applicant provided, I picture a facility like The Water Specialist across from Tractor
237 Supply that has a little office out front and in the back he has his vans and all that area is fenced in so that the contractors hide
238 their vehicles behind it and they have their conduit and water supplies and all that stuff is hidden which is The Water Specialist
239 and the next building is someone else and all they have is literally office and a little bit of storage area. That to me is what 1
240 picture him saying and for me as a contractor,there is not much space for small guys. The big warehouse mentioned, ask
241 how much the rent was, I almost fell out when I saw how much the rent was for that big warehouse. No one is renting that
242 place for the price they are asking. I can see on that corner small building for electrical contractors, plumbing contractors, and
243 sheetrock guy, something that is hustling and bustling right now in this area. There's not enough space for the little guys to
244 rent that has somewhere that they can park their trucks and store materials. I would be a fan of having a spot like that close to
245 the highway,where I could get my business located somewhere where people could see me and I could get on that highway
246 and go. At the end of the day this is going to the Board of Commissioners and they are going to decide. We are simply
247 advising them of what we think.
248
249 Delores Bailey: What I've heard is this person from the public saying they don't want it and Lamar says his concern is it might
250 turn into something that takes it away from the community and the culture that they are holding onto.
251
252 MOTION BY Randy Marshall to approve the Statement of Consistency and the findings expressed herein and recommends the
253 BOCC consider adoption of the proposed Zoning Atlas amendment. Seconded by Melissa Poole.
254 MOTION PASSED 6—3(PROCTOR,BAILEY,KAUFMANN
255
256 MOTION BY Randy Marshall to approve the proposed ordinance changing the Zoning Atlas amendment map to 1-2. Seconded
257 by Melissa Poole.
258 MOTION PASSED 6—3(PROCTOR,BAILEY,KAUFMANN
259
260 ***********************************
30
Attachment 5
STATEMENT OF CONSISTENCY
OF A PROPOSED ZONING ATLAS MAP AMENDMENT
WITH THE ADOPTED ORANGE COUNTY 2030 COMPREHENSIVE PLAN
An applicant-initiated amendment to the Zoning Atlas has been reviewed to rezone a parcel as
follows:
Parcel
Identification Township Owner of Current Zoning Proposed Zoning
Number Record
(PIN)
• Rural Residential (R- • Medium Industrial (I-
1); 2);
• Major Transportation • Major Transportation
Irwin Corridor (MTC) Corridor (MTC)
9844-88- Overlay District; Overlay District;
7024 Cheeks PLoCperties, • Efland Village • Efland Village
Overlay District; Overlay District;
• Upper Eno Protected • Upper Eno Protected
Watershed Overlay Watershed Overlay
District. District District. District
The Orange County Board of Commissioners hereby finds:
a. The requirements of Section 2.8 Zoning Atlas and Unified Development Ordinance
Amendments of the UDO have been deemed complete; and,
b. Pursuant to Sections:
■ 1.1.5 Statement of Intent -Amendments, and
■ 1.1.7 Conformance with Adopted Plans
of the LIDO and to Section 160D-604(d) Planning Board review and comment —
Plan Consistency and 160D-605(a) Governing Board Statement — Plan
Consistency of the North Carolina General Statutes, the Board finds sufficient
documentation within the record denoting that the amendment is consistent with
the adopted 2030 Comprehensive Plan.
1. The amendment is consistent with applicable plans because it supports the
following:
• Land Use Goal 3 of the 2030 Comprehensive Plan —A variety
of land uses that are coordinated within a program and pattern
that limits sprawl, preserves community and rural character,
minimizes land use conflicts, supported by an efficient and
balanced transportation system.
The amendment is consistent with this goal because it will
augment the available non-residential acreage in Orange
County and it is located in an area that is already more
densely/intensely developed than most areas of the county.
Additionally, it is located in close proximity to an interstate
31
highway and the area has been designated for commercial-
industrial development for decades.
• Economic Development Objective ED-2.1 of the 2030
Comprehensive Plan: Encourage compact and higher density
development in areas served by water and sewer.
The amendment is consistent with this objective because the
parcel is located in an area of the county served by public
water and sewer systems.
2. The amendment is also consistent with the adopted Efland-Mebane Small
Area Plan which called for a mix of uses in this portion of the overall
planning area.
c. The amendment is reasonable and in the public interest because it furthers the
goals of the adopted Comprehensive Plan.
The Orange County Board of Commissioners hereby adopts this Statement of Consistency
and the findings expressed herein.
Renee Price, Chair Date
32
Attachment 6
Ordinance#:-ORD-2022-021
AN ORDINANCE AMENDING THE
ORANGE COUNTY ZONING ATLAS
WHEREAS, Orange County has received and processed a petition seeking to amend the Orange
County Zoning Atlas, as established in Section 1.2 of the Orange County Unified Development
Ordinance (UDO), and
WHEREAS, this petition seeks to rezone a 2.32 acre parcel of property (PIN 9844-88-7024) from R-
1 (Rural Residential) to 1-2 (Medium Industrial).
WHEREAS, the requirements of Section 2.8 of the UDO have been deemed complete, and
WHEREAS, the Board has found the proposed zoning atlas amendment to be consistent with the
adopted 2030 Comprehensive Plan and reasonable and in the public interest.
BE IT ORDAINED by the Board of Commissioners of Orange County that the Orange County Zoning
Atlas is hereby amended to rezone the aforementioned 2.32 acre parcel to 1-2 (Medium Industrial).
BE IT FURTHER ORDAINED THAT this ordinance be placed in the book of published ordinances
and that this ordinance is effective upon its adoption.
Upon motion of Commissioner seconded by Commissioner
the foregoing ordinance was adopted this day of
12022.
1, Laura Jensen, Clerk to the Board of Commissioners for Orange County, DO HEREBY
CERTIFY that the foregoing is a true copy of so much of the proceedings of said Board at a meeting
held on , 2022 as relates in any way to the adoption of the foregoing and
that said proceedings are recorded in the minutes of the said Board.
WITNESS my hand and the seal of said County, this day of , 2022.
SEAL
Clerk to the Board of Commissioners