HomeMy WebLinkAboutOTHER-2024-038-Statement Of Consistency of a Proposed Zoning Atlas Map Amendment with the Adopted Orange County 2030 Comprehensive Plan # �f
Attachment 6
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 Owner of
Number
Township Record Current Zoning Proposed Zoning
( PIN )
• R- 1 ( Rural GC -4 ( General
Residential , 9 . 37
Commercial ) ;
9854 - 184217 Efland acres ) ; Upper Eno Protected
9854 - 18 - 9274 Cheeks Runtan Upper Eno Protected Watershed , & Efland
Club Watershed , & Efland
Village Overlay Village Overlay
Districts .
Districts .
The Board of County 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 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 .
c . The proposal is consistent with goals/objectives outlined within the Comprehensive Plan
concerning development , including :
• Planning Principle 2 . Sustainable Growth and Development : Growth and
development within the county should occur in a pattern, location, and density that
is sustainable over the long-term .
The properties are located in the Commercial - Industrial Transition Activity Node
( CITAN ) on the Future Land Use Map ( FLUM ) , and is defined in the 2030
Comprehensive Plan as and focused on designated road intersections within
either a 10 -year or 20 -year transition area that is appropriate for retail and ' other
commercial uses and /or manufacturing and other industrial uses . " It is also located
in the Efland Village Zoning Overlay District , which is defined in the Unified
Development Ordinance ( UDO ) as " . . . an urban village style of development in an
area of the county served, or intended to be served, by public water and sewer
systems . "
The properties are largely already developed as impervious surface and rezoning
allows for the opportunity to redevelop this property to achieve the goals of both this
planning principle and the overlay district , which identify the area and properties as
where density and non - residential uses should be encouraged .
• Planning Principle 5 . Preservation of Rural Land Use Pattern : The County 's rural
areas are a cherished component of the County 's character. Future development
should preserve and enhance the county's rural landscape .
The properties are located in the CITAN on the FLUM , and is defined in the 2030
Comprehensive Plan as " [/] and focused on designated road intersections within
either a 10 -year or 20 -year transition area that is appropriate for retail and other
commercial uses and /or manufacturing and other industrial uses . " It is also located
in the Efland Village Zoning Overlay District , which is defined in the UDO as " . . . an
urban village style of development in an area of the county served, or intended to be
served, by public water and sewer systems . "
By supporting the rezoning and redevelopment of these properties in Efland , the
owners can provide for goods and services in an area designated to do so , filling a
market need without encroaching into rural areas . It will also have the indirect
impacts of likely reducing vehicle miles traveled and carbon emissions , by providing
for such services in a locale that is closer to the homes of Efland community
residents so that they do not have to travel to municipal locations , as currently
required due to the lack of commercial businesses .
• Planning Principle 6 . Water Resources Preservation : The County has finite water
resources to provide to future populations . The protection and management of the
County 's water resources should be a high priority.
The rezoning of these properties will enable their redevelopment for commercial
purposes , which is how they have been historically used . Redevelopment of
existing impervious area will result in no new impacts to the watershed or receiving
waters , should the redevelopment occur within this existing impervious area .
Development exceeding that developed area would be subject to regulation under
the County ' s stormwater and water supply watershed regulations ; the properties are
located in the Upper Eno Protected Watershed . Due to the availability of City of
Mebane sewer access , no septic treatment will be required , further reducing
potential impacts to the surrounding waters .
• Planning Principle 7 . Promotion of Economic Prosperity and Diversity : Development
of a diversity of new businesses and expansion of existing businesses should occur
in Orange County .
The properties are located in the CITAN on the FLUM , and is defined in the 2030
Comprehensive Plan as and focused on designated road intersections within
either a 10 -year or 20 -year transition area that is appropriate for retail and other
commercial uses and /or manufacturing and other industrial uses . " It is also located
in the Efland Village Zoning Overlay District , which is defined in the UDO as " . . . an
urban village style of development in an area of the county served, or intended to be
served, by public water and sewer systems . " By supporting the rezoning and
redevelopment of these properties in Efland , the owners can provide for goods and
services in an area designated to do so , filling a market need without encroaching
into rural areas .
• Planning Principle 8 . Preservation of Community Character : Future growth and
development should occur in a manner that preserves and enhances the existing
character of the County , its townships , and rural crossroads communities
The properties are located in the CITAN on the FLUM , and is defined in the 2030
Comprehensive Plan as and focused on designated road intersections within
either a 10 -year or 20 -year transition area that is appropriate for retail and other
commercial uses and /or manufacturing and other industrial uses . " It is also located
in the Efland Village Zoning Overlay District , which is defined in the UDO as " . . . an
urban village style of development in an area of the county served, or intended to be
served, by public water and sewer systems . "
By supporting the rezoning and redevelopment of these properties in Efland , the
owners can provide for goods and services in an area designated to do so , filling a
market need without encroaching into rural areas . It also has the potential to enhance
the Efland community , providing for convenient location to realize more and better
goods and services than currently available in the community .
• Land Use Overarching Goal : Coordination of the amount, location , pattern and
designation of future land uses, with availability of County services and facilities
sufficient to meet the needs of Orange County's population and economy consistent
with other Comprehensive Plan element goals and objectives .
The properties are located in the CITAN on the FLUM , and is defined in the 2030
Comprehensive Plan as " [I] and focused on designated road intersections within
either a 10 -year or 20 -year transition area that is appropriate for retail and other
commercial uses and /or manufacturing and other industrial uses . " It is also located
in the Efland Village Zoning Overlay District , which is defined in the UDO as " . . . an
urban village style of development in an area of the county served, or intended to be
served, by public water and sewer systems . " A rezoning to GC4 is more consistent
with these stated goals and objectives than the current R- 1 zoning of the
properties .
• Land Use Goal 1 : Fiscally and environmentally responsible, sustainable growth,
consistent with the provision of adequate services and facilities and a high quality of
life .
The Efland Village Zoning Overlay District , which is defined in the UDO as " . . . an
urban village style of development in an area of the county served, or intended to be
served, by public water and sewer systems. " The rezoning of these properties will
enable their redevelopment for commercial purposes , which is how they have been j
historically used , so that they may better serve the needs of the Efland community .
Redevelopment of existing impervious area will result in no new impacts to the
watershed or receiving waters , should the redevelopment occur within this existing
impervious area . Development exceeding that developed area would be subject to
regulation under the County' s stormwater and water supply watershed regulations ;
the properties are located in the Upper Eno Protected Watershed . Due to the
availability of City of Mebane sewer access , no septic treatment will be required ,
further reducing potential impacts to the surrounding waters . While these properties
have no direct access to transit services , the properties are immediately adjacent to
the Orange - Durham Connector ( ODX ) fixed - route transit service line and
accessibility could be explored in the future , if warranted by analysis .
• Land Use Objective LU - 1 . 1 : Coordinate the location of higher intensity / high density
residential and non -residential development with existing or planned locations of
public transportation , commercial and community services, and adequate supporting
infrastructure (i. e . , water and sewer, high -speed Internet access, streets, and
sidewalks) , while avoiding areas with protected natural and cultural resources. This
could be achieved by increasing allowable densities and creating new mixed-use
zoning districts where adequate public services are available .
The Efland Village Zoning Overlay District , which is defined in the UDO as " . . . an
urban village style of development in an area of the county served, or intended to
be served, by public water and sewer systems. " The rezoning of these properties
will enable their redevelopment for commercial purposes , which is how they have
been historically used , so that they may better serve the needs of the Efland
community . Redevelopment of existing impervious area will result in no new
impacts to the watershed or receiving waters , should the redevelopment occur
within this existing impervious area . Development exceeding that developed area
would be subject to regulation under the County' s stormwater and water supply
watershed regulations ; the properties are located in the Upper Eno Protected
Watershed . Due to the availability of City of Mebane sewer access , no septic
treatment will be required , further reducing potential impacts to the surrounding
waters . While these properties have no direct access to transit services , the
properties are immediately adjacent to the Orange - Durham Connector ( ODX) fixed -
route transit service line and accessibility could be explored in the future , if
warranted by analysis . All development standards required by the UDO will be
applied to any applications for construction on these properties , serving many of the
stated objective purposes .
• Land Use Goal 2 : Land uses that are appropriate to on -site environmental conditions
and features, and that protect natural resources, cultural resources, and community
character.
The rezoning of these properties will enable their redevelopment for commercial
purposes , which is how they have been historically used , so that they may better
serve the needs of the Efland community . Redevelopment of existing impervious area
will result in no new impacts to the watershed or receiving waters , should the
redevelopment occur within this existing impervious area . Development exceeding
that developed area would be subject to regulation under the County ' s stormwater
and water supply watershed regulations ; the properties are located in the Upper Eno
Protected Watershed . Due to the availability of City of Mebane sewer access , no
septic treatment will be required , further reducing potential impacts to the surrounding
waters .
By supporting the rezoning and redevelopment of these properties in Efland , the
owners can provide for goods and services in an area designated to do so , filling a
market need without encroaching into rural areas . It will also have the indirect impacts
of likely reducing vehicle miles traveled and carbon emissions , by providing for such
services in a locale that is closer to the homes of Efland community residents so that
they do not have to travel to municipal locations , as currently required due to the lack
of commercial businesses .
• 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 .
The properties are located in the CITAN on the FLUM , and is defined in the 2030
Comprehensive Plan as " [/] and focused on designated road intersections within
either a 10 -year or 20 -year transition area that is appropriate for retail and other
commercial uses and /or manufacturing and other industrial uses . " It is also located
in the Efland Village Zoning Overlay District , which - is defined in the UDO as . . an
urban village style of development in an area of the county served, or intended to be
served, by public water and sewer systems. " A rezoning to GC4 is more consistent
with these stated goals and objectives than the current R- 1 zoning of the
properties .
The rezoning of these properties will enable their redevelopment for commercial
purposes , which is how they have been historically used , so that they may better
serve the needs of the Efland community . Redevelopment of existing impervious
area will result in no new impacts to the watershed or receiving waters , should the
redevelopment occur within this existing impervious area . Development exceeding
that developed area would be subject to regulation under the County' s stormwater
and water supply watershed regulations ; the properties are located in the Upper Eno
Protected Watershed . Due to the availability of City of Mebane sewer access , no
septic treatment will be required , further reducing potential impacts to the
surrounding waters . While these properties have no direct access to transit services ,
the properties are immediately adjacent to the Orange - Durham Connector ( ODX)
fixed - route transit service line and accessibility could be explored in the future , if
warranted by analysis . All development standards required by the UDO will be
applied to any applications for construction on these properties , serving many of the
stated objective purposes .
Land Use Goal 6 : Aland use planning process that is transparent, fair, open ,
efficient, and responsive .
The Orange County staff has noticed the public regarding this application , as
required by Sections 2 . 8 . 7 , 2 . 9 . 1 ( D ) , and 2 . 9 . 2 of the UDO , including a required
Neighborhood Information Meeting , mailings to neighboring property owners ,
posting of the property , and advertisement in the local newspapers . Additionally , staff
have provided all application documents on the Active Development Projects
webpage , responded to public inquiries , posted social media notices on the project ,
featured it in the weekly newsletter , communicated directly to individuals contacting
the department about the project , and made both the Planning Board and BOCC
available for public emails concerning the application .
i
• Appendix F , Land Use Classification Description for Commercial - Industrial Transition
Activity Node ( CITAN ) : Identifies areas changing from rural to urban in form and
density. A full range of commercial and industrial activities would be appropriate and
allowed.
A rezoning to GC4 is more consistent with this description than the current R- 1
zoning of the properties .
The amendment is consistent with these goals because the proposed development is
consistent with existing /anticipated development within the area and the land use associated
with the project is compatible with various 2030 Comprehensive Plan goals detailed above .
d . The amendment is reasonable and in the public interest because it furthers the goals of
the adopted Comprehensive Plan and is located in an area designated on the Future
Land Use Map as " Community- Industrial Transition Activity Node . " Such Nodes have
been identified as areas changing from rural to urban in form and density , allowing a full
range of commercial and industrial uses ( reference pages 5 - 15 and F - 1 of the
Comprehensive Plan and page 10 - 7 of the UDO ) .
The Board of County Commissioners adopts this Statement of Consistency and the findings
expressed herein .
Vote : For , Against
Aez74ta Bedfor , Chair Date