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Agenda 11-11-2025; 1 - Orange County Land Use Plan 2050 – Board Request for Additional Information
1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: November 11, 2025 Action Agenda Item No. 1 SUBJECT: Orange County Land Use Plan 2050 — Board Request for Additional Information DEPARTMENT: Planning and Inspections ATTACHMENT(S): INFORMATION CONTACT: A. BOCC Request for Additional Information, Tom Altieri, 919-245-2579 Part A Cy Stober, 919-245-2592 B. BOCC Request for Additional Information, Perdita Holtz, 919-245-2578 Part B C. PowerPoint Presentation D. Letter from HBA PURPOSE: To receive the third presentation in a series as response to the Board's request for additional background information for the Land Use Plan 2050 process. BACKGROUND: At its April 8, 2025 work session, the Board reviewed a tentative schedule for receiving presentations from County staff and in some cases, guest presenters, to provide additional background information for better informing its direction on the Land Use Plan 2050 process. The Board's calendar preference was for staff to schedule agenda items through mid- November to receive the information. Attachment A is Part A of the BOCC request for additional information grouped into six (6) topic areas by subject. To cover all topic areas, presentations to the Board are scheduled for work sessions on September 9, October 14, and November 11, 2025; and at half-day retreats, scheduled for November 14 and November 21, 2025. The half-day retreats are needed to cover Part B (Attachment B) of the Board's request for information and will include several guest presenters. The PowerPoint presentation (Attachment C) addresses Board questions, as follows: Rural Activity Nodes a) Remind us why there are two, what uses are allowed in each of them, and for which sizes of population. b) What uses are currently in the existing rural activity nodes? c) Why combine them? d) If commercial is allowed, what specific commercial uses? e) Additional residential? What types? Planning staff continues its coordination with the Home Builders Association (HBA) of Durham, Orange, and Chatham County for the purpose of obtaining developer input for the Land Use Plan 2050. The HBA provided a letter (Attachment D) to the BOCC in August of this year with some preliminary input. The HBA staff has also indicated a willingness to help inform its membership of engagement opportunities, when scheduled. Following BOCC authorization to proceed, the 2 next phase of the Land Use Plan 2050 process is Community Engagement Window #3, to unveil a draft Land Use Plan 2050, and is anticipated to occur next spring. Additional information, including robust public notification, will be forthcoming closer to the opening of engagement. Additional information about the project, including e-mail sign-up for project updates, are available on the project website: .https://www.orangecountylanduseplan.com. Completed project deliverables, including Fact Book; outreach summaries; and more, are also available on the project website: https://www.orangecountylanduseplan.com/resources Why does Orange County Need to Update its Land Use Plan? - In North Carolina, local governments that apply "...zoning regulations... shall adopt and reasonably maintain a comprehensive plan or land-use plan (G.S. 160D-501(a)). This statute requires that zoning regulations are "in accordance with a comprehensive plan" and requires that local governments make statements of consistency when making rezoning decisions on a development application. The existing Orange County Comprehensive Plan was adopted in November 2008. FINANCIAL IMPACT: At its August 26, 2025 Business meeting, the BOCC received cost estimates for information/presentations requested from independent experts (Attachment B) and directed staff on which to pursue. Fiscal Year 2025-26 Budget Amendment #3, approved at the October 21 Business Meeting, included $18,270 for funding the additional professional services. Existing Planning staff is responding to many of the BOCC requests for additional information, including those on tonight's agenda. ALIGNMENT WITH STRATEGIC PLAN: This item supports: • GOAL 1: ENVIRONMENTAL PROTECTION AND CLIMATE ACTION OBJECTIVE 4. Incentivize and promote sustainable agriculture and local food systems development through supportive policy, funding, farmland protection and educational outreach. OBJECTIVE 5. Review land use policies to promote and connect Town, County, and private trails and open spaces. OBJECTIVE 6. Protect water supply/watersheds. OBJECTIVE 7. Conserve and protect high priority open space, including Natural Heritage sites, nature preserves, watershed riparian buffers, and prime/threatened farmland. OBJECTIVE 8. Include environmental stewardship objectives in the Comprehensive Land Use Plan. • GOAL 2: HEALTHY COMMUNITY OBJECTIVE 7. Invest in services and programs that improve the health and quality of life of the community (e.g., recreation and public open spaces, arts, etc.) • GOAL 3: HOUSING FOR ALL OBJECTIVE 5. Review County ordinances, policies, agreements, and the regulatory processes to streamline practices, and increase opportunities and reduce barriers to construct housing. OBJECTIVE 7. Expand resources and invest in housing designed for our aging and disabled residents. OBJECTIVE 9. Increase representation of people with lived experience on housing related matters. • GOAL 4: MULTI-MODAL TRANSPORTATION OBJECTIVE 1. Identify priorities and resources necessary to implement the Orange County Transit Plan. 3 • GOAL 5: PUBLIC EDUCATION/LEARNING COMMUNITY OBJECTIVE 1. Foster collaborative relationships with formal and informal educational organizations and agencies to provide opportunities for community members to meet, connect, and learn together. • GOAL 6: DIVERSE AND VIBRANT ECONOMY OBJECTIVE 2. Review and revise County policies and regulations to support business investment in Orange County. RECOMMENDATION(S): The Manager recommends that the Board receive the presentation and provide any comments and questions. 4 Attachment A Land Use Plan 2050 - BOCC Request for Additional Information, Part A (Items within Planning staff purview and can be completed in the near-term and with no financial impact) 1. Fact Book, Planning Process, and Implementation a) The statistics supporting the "Need for a New Plan" can be misleading if taken out of context. A brief analysis with appropriate statistics would be more informative and provide a rationale for the updated Plan. E.g. Yes growing 8th or whatever in aging, but need to know how fast all of NC is growing. b) Please explain how a land use plan is drafted to reflect changes that may be far in the future and how it can be amended to be a living document. Please include examples from the 2030 Comprehensive Plan and the proposed 2050 Land Use Plan. c) Should we change the policy document (Land Use Plan 2050)(Comprehensive Plan) to include proposed changes that could take years to work out? Or do not do that; make sure the Plan is current policy? d) Do not tie our hands in the Plan. e) Could amend the Plan? After working through a change with the towns? 2. Joint Planning Agreements (Including WASMPBA) and Rural Buffer a) Remind us about the rural buffer/Joint planning and distinguish that from the WASMPBA (Water and Sewer Management, Planning, and Boundary Agreement). b) What is the rationale for each? c) Where does the WASMPBA interact? d) Who are the Agreement partners? e) Which includes policies and practices that would be implemented if there were failing wells and septic systems and/or a water/sewer emergency? f) If appropriate, please reference other joint agreements with the towns and utility providers. g) What can be built and/or operated in the rural buffer? h) What are the processes to make changes to the agreements? i) If the Board does wish to have an action item say to explore expanding water/sewer at some location on the map where it is not currently allowed, then is that in the Land Use Plan 2050? Or is that a separate work as petitioned by the Board? What is the order of doing things? Seems like it matters? What would that process look like? j) On that map of Carrboro Transition and/or ETJ area, is that blue dot in the rural buffer? 3. Watersheds and Their Impact on Development a) Show us map view of watersheds and boundaries. b) Include any known/potential changes due to regulations. c) Review the differences between watersheds and how that impacts what can be built or operate within them. 4. Water and Sewer Service Areas and Providers a) Where is water and sewer now and who is the provider? (within existing EDDs) b) Show us map views of the county and the OWASA, Hillsborough water/sewer, Durham water/sewer, Orange Alamance water/sewer, Mebane water/sewer and any other public providers with their current boundaries and any proposed boundaries. 5 c) Within these providers' service areas, where is water now? Where is sewer now? Plans under development for extension? (Planning Staff Note: Release of specific locations of water and sewer utility lines and connections is prohibited by the utility providers) d) Give us a map view of the existing EDDs. e) What is proposed to change? (within existing EDDs) f) How many residential units are in existing EDDs? g) Was Blackwood Station dropped from water/sewer expansion? Please explain the project and the outcome. 5. Rural Activity Nodes a) Remind us why there are two, what uses are allowed in each of them, and for which sizes of population. b) What uses are currently in the existing rural activity nodes? c) Why combine them? d) If commercial is allowed, what specific commercial uses? e) Additional residential? What types? 6. Conservation Subdivisions a) Are they allowed in the rural buffer now? What parameters? b) Are they allowed in any area of the county now? What parameters? c) Are there large parcels remaining in the rural buffer? d) Distinguish the policy aspect and the zoning aspect where density or# units could be limited? e) Can we put the clustered housing on land in the area least favorable for"farmable" land? 6 Attachment B Land Use Plan 2050 - BOCC Request for Additional Information, Part B Blue: Within Planning staff purview and can be completed in the near-term and with no financial impact. Red: Beyond Planning Staff purview and may have financial impacts. 1) WHY does Hillsborough want to constrict their water/sewer boundary? a) Cost? Of what? Maintenance? Expansion? Other? b) Lack of water supply? c) Or combination of factors? E.g., Choosing to be denser in smaller footprint not related to water supply? d) Seem like density should be near the train station. 2) Input from Developers a) What do developers suggest to build more housing? b) Types of housing? c) CH Chamber big bold ideas summary for housing w their builders and developers info; Include Hillsborough Chamber d) What do nonprofit developers say? What's different for them? 3) Preserving Farmland and Open Space a) We want to receive the preserving farmland report before we make comments on the Land Use Plan 2050 b) Concept of"farmable" land c) Refresh or update from Jan on "smaller" farms in OC 4) Now pull it together and go with map view of county to go over area by area to consider all the competing trade-offs (Planning Staff Note: Requires some scoping) a. What are current rules for that area? b. What is there now? c. Pros and Cons of plan suggested changes? Segment or small area by segment and tie these changes to our strategic plan. d. Housing; Focus on Housing plus Transit/Transportation; Climate Change 5) a. How do the types of rocks matter for water supply to wells b. Can any portion of our county be predictable or not for water supply/aquifer? c. Can well be tested ahead of approval for zoning change or building? Guildford Co ordinance was referenced with Fiddlehead?? d. What is the science re community wells? Impacting other wells? Costs to drill? Costs to Maintain? Reliability? Failure rates? What is known and what is not known? In face of climate change?? e. What else do we not know about wells that we should for health and for ample water supply? 6) 7 a) Costs to build? Costs to maintain? Failure rates? What can be done if fail? b) What else do we not know about community septic that we should know to make decisions for our current residents and our grandchildren/future generations? 7) a. So does more housing lead to affordable housing in our county? b. How to think about this issue of supply/demand, elasticity and limits on resources. 8) a. Provide the report, and go over a summary b. The number of units needed and does the report say the town can meet that growth within town boundaries? HOW? c. Do Carrboro, Hillsborough and/or Mebane have any similar studies? How are they then planning? S GRANGE COUNTY NORTH CAROLINA Orange County Land Use Plan 2050 - Board Request for Additional Information 9 ORANGE COUNTY NORTH CAROLINA Rural Activity Nodes BOCC Request a) Remind us why there are two, what uses are allowed in each of them, and for which sizes of population. b) What uses are currently in the existing rural activity nodes? c) Why combine them? d) If commercial is allowed, what specific commercial uses? e) Additional residential? What types? 10 a) Remind us why there are two, what uses are allowed in each of them, and for which sizes of population. Text included in the original Land Use Element (1981 ): • To minimize the existing energy-inefficient and land consuming pattern of rural sprawl, the Land Use Element (incl. Map) is premised on two basic strategies: activity nodes and infill development • The activity nodes are of various sizes and types to accommodate specified levels of intensity of commercial and industrial activities The activity nodes established in 1981 were included as part of the 2030 Comprehensive Plan (2008) and shown on the Future Land Use Map (FLUM). While there have been changes to some of the activity nodes over time, the Rural Activity Nodes established in 1981 remain the same. ORANGE COUNTY NORTH CAROLINA Rural Community Rural Neighborhood Rural Industrial Activity or &d Activity Node mmi Nod Land focused on Land focused on Land focused on designated road designated road designated road intersections which serve intersections within the intersections within the as nodal crossroads for the rural area that is rural area that is surrounding rural appropriate for small-scale appropriate for small scale community and is an commercial uses industrial uses which do appropriate location for characteristic of "Mom and not require urban type any of the following uses: Pop" convenience stores services. church, fire station, small and gas stations. post office, school, or other similar institutional uses and one or more commercial uses. 1/2-mile radius 1/4-mile radius 1/2-mile radius To serve the surrounding To serve the surrounding Located in areas with a low-density rural and low-density rural and very low-density rural agricultural population, agricultural population, population. generally 1 ,000-5,000 generally less than 1 ,000 persons. persons. 5 are located on Map 10 are located on Map 4 are located on the Map 12 b) What uses are currently in the existing Rural Activity Nodes? • Based on Orange County's address layer, maintained by Land Records, there are 549 properties located in a Rural Activity Node with a "building use". TOTAL - All Rural Activity Nodes Building Use # of Buildings Commercial 38 Communication Tower/Other Utility 7 Educational 1 Fire Station 1 Industrial 6 Other Structure(Farm/Community) 11 Religious 9 Residential 476 Total 549 • The following slides show how developed uses are distributed among the RANs ORANGE COUNTY NORTH CAROLINA 13 O R A N G E C R U N T Y N c. Future Land Use Map- Rural Community Activity Nodes(ROAN)-Developement Status Rn Caswell County "qr9 �"'�� 3 Person .E)LE q NFs j BREEZE fRHYp _ _._ _ There are 5 RCANs located on the Future Land - Unde'°ped53a`7ac z W 5 .F Undeveloped 42 Total 500ac* Use Map (FLUM). �� N� �w55T4REHo F�o I c �+t'+krMs ao s' r ' 49 z �, I-.. r 5y 1F 8y p© HE4s do es suti>o Developed BSac Undeveloped39 3ac 11 ■ Totaling 2,500-acres tiMxuRo Total500aC _ ION�, - ■ Developed 128ac C- So" Based on noted assumption, 24% �0 of Undeveloped357ac Total 500ac* the parcel acreage within the RCANs y` 5 �evelopedl07ac �s_" a tiF Undeveloped 373ac e Total 500ac* 11Dare developed j H � I I �� y'. ■ This does not represent the actual impervious surface development �'' �° ~ ' - � �ES TEr r cµU r B[JyV�P �Vi' - 70A footprint NG 70 ham-aIce 5� �o��� �� �➢� ■ These Nodes have been included on yGPi the FLUM since the Land Use Element was originally adopted in 1981 �Rp4 - -Ll 4t StFiELU kp � � T � J ■ The majority of the developed land T IF EM HR � uses within the RNANs existed in Developed227ac� Undeveloped 251ac 7 5 1981 Total 500ac* 54 �y P is J - ',� W 6� 50I \" Total All RCANs Developed 600ac z Undeveloped 1,801ac vV Total RCAN Area 2,500ac` a r Includes acres in a right-of-way City Limits a >J rar=Smiles �J Chatham ORAN5E Q Mlles COUNT _ Developed Undeveloped=vacant,no structure Undeveloped Developed=structure on a lot<20 acres in size mPra^^gana I^01�7`o=nePa me^ttsq ��.' k .l"':_ ."-.:n�'.,- ii,., i:.\. 1 I "'11.inti Future Land Use Map- Rural Neighborhood Activity Nodes(RNAN)-Deve opement Status County There are 10 RNANs located on the Future Land Use Map (PLUM). NA Develnped48acFRo Ay a wKSNSRo Undeveloped 70ac KeE� °ul"qo Total125ac* ` Developed d SSac ■ Undeveloped 62 ac sRwFTlig 1166-acres MarRn Peaas i Total125ae* PA ■ Based on noted assumption, 51% of ; nti�" � Developed65ac Developed 84ac Undeveloped 50ac. Developed 90ac ' GyROl t 'Total 5l°ped35a` � Undeveloped a`the parcel acreage within the RNANs Total125ae* Tota1125ac* caB kp Developed48ac "A« ,,,, e are developed Undeveloped 7Dac DR, Total125ac* 10 ■ This does not represent the actual 70 = impervious surface development WS,TEN� �` T © Developed 80ac IUndeveloped33ac CoA Total 125ac* footprint �N4 � = y 70 Developed73ac ■ These Nodes have been included onDndeveloped46ae F� 'sl. _Total125ac* the FLUM since the Land Use Element was originally adopted in 1981 Develnped7ac n B�PQ .0 Undeveloped 33ac Total 41ac* The majority of the developed land El8 _- uses within the RNANs existed in Developed 4670 <<,�' Undeveloped 70ac1, �� J. Total 125ac* 1981 - - W } sr Total All RNANs nta uRFE NkUot R Developed.597ac z Undeveloped 496ac Total RNAN Area 1,166ac* — Includes acres in i right-ol-way City Limits � 3 : � s `v�.� _ � 0 ETJ Chatham O ORANGE " 3 = no-es �Mlles COUNTY - Developed Undeveloped=vacant,no structure ° 3 Developed=structure on a lot<20 acres in size Undeveloped 15 Analysis: Future Land Use Map- Rural Industrial Activity Nodes(RIAN)-Developement Status swell ounty Person Developed 9aca t 1i° ! County There are 3 RIANs located on the Future Land TUn otal3loped293ac r ff hess = — Total 310ac* Use Map (FLUM). Ko @� o A 4a I� I G1Z°O� 'HAWKINS HD L 57 py ■ Totaling +- 910-acres �m RFm; 86 p RIVW s � �0 0 �Wnntu u i o ¢ C N q„ I ■ Based on noted assumption, 41% of � z the parcel acreage within the RIANs AP Developed 188ac s� 3 Undeveloped 212ac are developed Total416ac* S MPF ■ This does not represent the actual _ impervious surface development 70 G� IV J iEN footprint r `� J2� 70A.r R s ■ These Nodes have been included on751 the FLUM since the Land Use Element 4 r 5 was originally adopted in 1981 2 ' N td FNP'y TQC s y c ■ The majority of the developed land Developed 176ac uses within the RIANs existed in 1981 Total 1 4ac* ac Total 18opec � � HOMesYePO 86 G ' � � 2 - S01 .J M� �, tisr Total All RIANs Developed 373ac Undeveloped 510ac Total RIAN Area 910ac' Includes acres in right-of-way -City Limits �* - EfJ n =;mors oanNoe Developed Undeveloped Undeveloped=vacant,no structure ounrrr c - Undeveloped Developed=structure on a lot<20 acres in size alp°°I °e o-�Pe"i°o'°ePa`me°`leq Rural Activity Nodes 16 Caswell Coul;'y Person�. I.5r as as i i i i i' TOTAL-All Rural Activity Nodes of � of Total 57 i Buildings h �I Commercial 36 6.9'/ - i Communication Tower/Other Utility 7 1. _ 70 ; Educational 1 _ 0.2% Fire Station 1 0.2% 70A _ ..Industrial 6 1.1 Alamance 70 County Other tructure(Farm/Community) 11 .0 � _ `51 Religious 9 13-1,k Residential 476 66,7rK, Total 100.0" r l i 54 15 501 fir 11 n ORANGE 1` Rural Community Node ` .3iii125 )RANGE CUNT` Mlles Chatham COUNTY Rural Neighborhood Node n s County � Planning and Inspections Department(K) I� Rural]Industrial Node 10312025 NORTH CAROLINA 17 The following slides include photo images from the 5 Rural Community Activity Nodes (roadway intersection views) �1 ORANGE COUNTY NORTH CAROLINA Rural Community Node,"Cedar Grove" Efland Cedar Grove Rd/Carr Store Rd SW corner SE Corner • ,ice �•, fI�1 e NE Corner NW Corner(Sans post office on far right,structures appear vacant. Large church off view to right) Rural Camrnunity Node,"Carr°' NC 49/Carr Store Rd/Corbett Ridge � Wand N Corners E and 5 Corners(Nate dilapidated structure,appears vacant) 4= y �f n Rural Community Node,"Schley' NC 57/Schley Rd. 1 E Side of NC 57 f, W Side of NC 57 �r ,r Rural Community Node,"Caldwell' NC 57/NC 157 W Side of NC 57 i u 40 x , E Side of NC 57 (Note collapsed roof ori structure) k� M 97 i Rural Cornrnunity Node,"White Cross" NC 54/White Cross Rd. NW Side of NC 54 NE Side of NC 54 7. Al L LA r.: F c S Side of NC 54 23 c) Why combine Rural Activity Nodes? • The preliminary draft Land Use Plan 2050 included a Future Land Use Map (FLUM) that classified all rural nodes into one type, "Rural Activity Node", described as follows: "Rural Activity Nodes are key intersections of larger rural roads and state highways that can or do already serve the surrounding community with commercial retail and service uses. Nodes are located at strategic crossroads to provide daily commercial and service needs within a short drive of rural neighborhoods and home sites in the county. Existing development varies greatly by location but generally includes single-family homes, neighborhood-scale commercial uses such as service stations and convenience stores, farms, forestry, and undeveloped parcels" • The concept of combing was introduced because of the similarities of compatible zoning districts permitted among the RNAN , RCAN , and RIAN . • Simplifying the number of land use categories will help create a more user-friendly plan. ORANGE COUNTY NORTH CAROLINA Appendix 1 ' 1 1 1 ZoningMatrix ZONING DISTRICTS M w U _ .,q. w Land Use Classifications ry N (h w a4 OverlaysP4 �4 a a4 aG �l G 3 L7 W o z, i.: .. W w w Q P• �r fyi Chapel Hill Transition Permit Administration by Municipalities under the urovisions of the Joint Planning Agreement- Carrboro Transition 10-Year Transition ♦ # # 20-Year Transition + + + ♦ + + + OCommercial Transition y y y y y ♦ y Activity Node + Commercial-Industrialco ♦ + y s+ Transition Activity ♦ # # ♦ ♦ ♦ ♦ + Economic Development # ♦ y Transition Activitv Node Rural Buffer ! # ! Rural Residential + + # ; Agricultural Residential ! ! y ! + Rural Community Activity P4 Node ! ! Rural Neighborhood + + Activity Node # # Rural Industrial Activity ! + + Node Public Interest Area ! c� • The Matrix links the County's zoning districts to the future land use classifications. • Note the similarities among the zoning districts that are compatible with RANs • Different only in the application of 1-1 and MPD-CD ORANGE COUNTY NORTH CAROLINA 25 d) If commercial is allowed, what specific commercial uses? 1 1 ' 1 1 Use and Zoning Matrix ZONING DISTRICTS ` q q U W Land Use Classifications� *a eqs!i ua �;;� � � � � U � Overiaysa z w o w pWw � o w a z Chapel Hill Transition Permit Administration by Municipalities under of the Joint Planning Agreement- Carrboro Transition 10-Year Transition ♦ i 20-Year Transition ♦ • • • • + • Ao Commercial Transition * ♦ • + • • • 27 Activity-Node p Commercial-Industrial • L, Transition Activit, • • • • ♦ • ♦ • Economic Development ♦ ♦ # # Transition Activity Node Rural Buffer ♦ ♦ • ` + Rural Residential Agricultural Residential Rural Community Activity � • * ; Q' 1 • Rural Neighborhood • Activity Node Rural Industrial Activity • Node .s w Public Interest Area c • The LUP provides the vision with general definitions and Zoning adds specifics. • The Matrix links the County's zoning districts to the future land use classifications. Uses Allowed in Local Commercial — 1 26 ( LC- 1 ) Zoning District By Right: By Right But With Use-Specific Standards: • Library 0 Community Agricultural Processing Facility • Schools: Performing Arts, Sports, Community Farmer's Market & Rec. 0 Farm Supply Store & Community Meat Processing Facility • Government Facilities and Office Care Center in a Residence Buildings 0 Care Facility & Schools: Technical, Trade, & Skill Training • Veterinary Clinic 0 Medical Uses Except as Identified Herein • Botanical Gardens & Arboretums Office & Financial Services Except as Identified Herein • Parks Motor Vehicle Services • Dwellings: Manufactured Homes, Retail Uses Except as Identified Herein Single-Family, Two-Family, Family Care Facility Country Store & Services Uses Except as Identified Herein • Bus and Rail Passenger Shelter Eating & Drinking Establishments • Garden Center & Taxidermy • Various Telecommunications Facilities ➢ Farms/Agriculture (which Water & Sanitary Sewer Pumping Stations are exempt from zoning • Solar Array —Accessory, Residential, & Farm Uses regulations) • Club or Lodge & Community Centers • Place of Worship & Theaters ORANGE COUNTY NORTH CAROLINA 27 Uses Allowed in LC- 1 (Cont. ) Special Use Permit: Conditional Districts that • Recreational Facilities can also be considered: • Group Care Facility • ASE-CD (Agricultural Support Group Home Enterprises) •• Telecommunication Tower 75 - 214 feet • MPD-CD (Master Plan Dev.)* in height • R-CD (Residential) • Elevated Water Storage Tank • NR-CD (Non-Residential) • Solar Array — Large Facility • Museum The exact uses applied for in a conditional district application would need to be consistent with County plans. *Only in Rural Community Activity Nodes ORANGE COUNTY NORTH CAROLINA Uses Allowed in Neighborhood 28 Commercial — 2 ( NC-2 ) Zoning District By Right: By Right But With Use-Specific Standards: • Library Community Agricultural Processing Facility • Schools: Performing Arts, Sports, Community Farmer's Market & Cooperative Farm Stand & Rec. Farm Supply Store & Community Meat Processing Facility • Government Facilities and Office Greenhouses with On Premises Sales Buildings Care Center in a Residence and Care Facility • Veterinary Clinic Schools, Technical, Trade, and Skills Training • Botanical Gardens & Arboretums Manufacturing, Assemble, Processing of Food Products Except Identified Herein • Parks 0 Medical Uses Except as Identified Herein • Dwellings: Manufactured Homes, 0 Office & Financial Services Except as Identified Herein Single-Family, Two-Family, Family 0 Research Facility — Without Manufacturing Care Facility 0 Motor Vehicle Sales, Rental, & Services • Bus and Rail Passenger Shelter 0 Retail Uses Except as Identified Herein • Parking 0Country Store & Services Uses Except as Identified Herein • Rural Special Events Car Wash & Eating & Drinking Establishments • Garden Center, Taxidermy, & Storage of Goods • Various Telecommunications Facilities ➢ Farms/Agriculture (which • Water & Sanitary Sewer Pumping Stations are exempt from zoning 0SolarArray —Accessory, Residential, & Farm Uses regulations) 0Club or Lodge, Community Centers & Retreat Centers • Place of Worship & Theaters ORANGE COUNTY NORTH CAROLINA 29 Uses Allowed in N (Cont. ) Special Use Permit: Conditional Districts that • Recreational Facilities can also be considered: • Group Care Facility • ASE-CD (Agricultural Support Group Home Enterprises) •• Electric, Gas, and Liquid Fuel • MPD-CD (Master Plan Dev.)* Transmission Lines • R-CD (Residential) • Solar Array — Large Facility • NR-CD (Non-Residential) • Museum • Telecommunication Tower 75 - 214 feet The exact uses applied for in a in height conditional district application would need to be consistent with County plans. *Only in Rural Community Activity Nodes ORANGE COUNTY NORTH CAROLINA LUnif I ied Development Ordinance — Limiting Standards: • The maximum amount of land zoned LC- 1 and LC-2 within Rural Community Activity Nodes shall be limited to ten acres with a five acre limitation imposed within other Nodes, specifically Rural Neighborhood and Rural Industrial Nodes. • In situations where a Node has reached capacity, additional rezoning may be possible through the submittal, processing, and approval of a Conditional District. Acreage limitations shall not apply to property zoned Existing Commercial-5 (EC-5) or as a Conditional District. ORANGE COUNTY NORTH CAROLINA 31 d) If commercial is allowed, what specific commercial uses? Switching gears , with the next several slides , from Zoning to the Land Use Plan . . . . ORANGE COUNTY NORTH CAROLINA For review. . .The LUP expresses a vision (relatively broad) and the UCND implements, adding the specificity through zoning districts, development standards, permitted uses, etc. s Expresses a long-range land use vision through goals, policies, and actions A tool that can be implemented through Unified Development Ordinance (UDo) Required by law to administer '.ounty Zoning ` Municipalities in orange County have their own Jurisdictions and supporting plans RURAL ACTIVITY NODE (RAN) 33 Rural Activity Nodes are key intersectlons of larger rural roads and state highways that can or do already serve the surrounding community with commercial retail and service uses.Nodes are located at strategic crossroads to provide dally commercial and service needs within a short drive of rural neighborhoods and home sites in the county.Existing development varies greatly by location but generally includes sirogle-family homes, neighborhood-scale commercial uses such as service stations and convenience stares, farms forestry,and undeveloped parcels. 44 Character,Patteom,and Land Use Vision �r3 PLAN 2 C S • Thee intent of Rural Activity Nodes is to provide small-scale rural growth and � Q Q non-reslciential activity centers to,provide services and goods for low-densly residential communities,These locations are ideal for the establishment .� of restaurants,service stations,convenience stores,or maker spaces,and recreational activities. Ikon-residential uses such as neighborhood-scale commercial retall and service operations that require additional infrastructure such as workshops and storage build!rrgs we encouraged These developments support both the immediate C9 community and the region at large,by allowing residents and owners to monetize and utilize their properties in ways that are not possible in urban or suburban Q environments. Q • Locations wefr+e selected to provide access to underserved and/or under- resourced communities and the county's gnawing senior population,minimize r' or reduce vehicle miles traveled,and strive to provide an equitable distribution of goods and services throughout the county, �' •The existing development at the White Cross location con Highway 54 provides an ideal example of what these places may become over time and their potential to cultivate rural communities that.include entertaAnment,restaurants,small grocery stores,service stations and small co-located businesses,all surrounded by developed homes and easily accessible by the existing roads. " , * In addlbon to the neon-residen tia l compo nents of the nockm the development of flexible subdivisions(conservation subdivisions)with clustered homes and shared PUBLIC REVIEW DRAFT resources is encouraged here to place more residents within convenient distance of these amenities and create ccrnplete neighborhoods, MARCH 3,2025 Water and wastewater wells and systems may be located off-site,beyond the areas they serve and are inciuded within nodes.wtien site conditions prohibit on- site location. 36 PUBLIC REVIEW DRAFT J� Conservation and Growth Framework Map 34 In coordination with Clarion Associates, staff analyzed all RANs to inform the locations provided on a - ® ` the (preliminary draft FLUM. The preliminary y following was considered: ilk edar 6 CI • Existing (2008) FLUM and locations , O C � ' of RANs ll ,06ft, � 6 • Existing zoningCA'NQ. k • Parcel size and shape ' L Efl d HIL°CSB K IR g • Existing land use • Average Annual Daily Traffic - G ® rosvd, • NCDOT Functional Classification of Conservation and Preservation Roads Rural�r aP `� el�ckvt�iad, r,, tlj. Rur 1 Cor eraatlon • Social Vulnerability Index (SVI) and �' Rural l Rural Resxiential regional transportation -g Ede =. �' N°`hh d cid Teer5. ,` ' �: Racal Ardv"stg Flcee Environmental Justice Plan �i, a �icGeve ment 4Calvand Additional Map Fealwes • Critical watersheds HI►FEL HILL Lf Courrt}rBDundary �'Municipality • Environmental resources and Cru a Extra Territorial jurisdiction wildlife habitats (Eno-New Hope . h °� ' � CWCAkiintplanning AmaWildlife Habitat Connectivity report Awas Transtion �» Railroad • Planning professional acumen - - $' o- y 0 su&. ` PUBLIC REVIEW DRAFT � 35 McDade� �� a CaIFI,'�w'�'�ell Rural Activity Nodes 5°� yuM��RD 3 Cedar Grove t, 7l shay° included in p .L k� Schley M��iW � O y��v � I/R draf �preliminary I� o - tM E BAN E F Land Use Plan 20501 AsM.R.,70 6 `EflandROUGH o Eno euckhorn v_n, .rsity - i om rvc to µJJ ' ���OPf�� MT 4NP1 Rp k q,P ^AA4 OS fie° �f W ",.Iek, ood Thr �Euhank y._ "'1111 Conservation&Growth Q 8 Cal d �'4� ek Framework ix U `� i Rural Activity Node C CHAtPEL HiUL•L ( - y Additional Map Features „ Whitecross a y,CA RRB`, RO Q County Boundary Municipality °sraaNm°a°"° k ■ Extra Territorial Uniuuve�rs ity •L�n ke IUfISdICCIUn 54 o ® Municipal Transition Areas PUBLIC REVIEW DRAFT 3 Railroad MARCH 3,2D25 ® 501 __---' •Surface Water *The Orange County-Chapel Hill-Carrboro(OC/CH/CA)Joint Planning Area Land Use Plan and Agreement establishes the procedures for land development projects in designated Municipal Transition Areas and the Rural Buffer. ° I 2 a Proposed pending DRAFT. 3/4/2025 BOCC release 36 Rural Activity Nodes Caswell County X157 .� sa r f)' McDade U Caldwell � s7 IJ o Cedar Grove • E �"'. ,y.ke Schley I M��� Q'K r)e t I lhTLf3 ANE _. 4 Q ;KjLT, �Eflan-dH1LLS BOROUGH " g ® w E=, 70A 0 70 _ 1 Durham �sitycounty rn 7n Eno _ _ u.y"w �' IIII o/N e�<'r ell 'Bilk d r g �tr�e T`r7 p $ �g °®Eubanks 11 R7fanc Creck o ser voir 1° Conservation&Growth II ( B Calvande. . 4"„ ,� Framework I5 �� L.: Rural Activity Node CHAtPEL HIT, Additional Map Features 5 Whit,Crozs CAR�RBORO 0 County Boundary Municipality _Rural Community Node - /:. unExtra Territorial luke't se Jurisdiction ' Q Rural Neighborhood Node r"� ay .Municipal Transition Rural Industrial Node _ _ - ,rs Areas Railroad - city Limits501 OanNc,t O mi« .Surface Water ED Chatham cauNTr A ° _ ` Y ,___ County Pm�m�g NNe m.nrr,�°N,orN,rtr,,,len �,�u s m ,„,� urs -Streams nlu:ozs *The Orange County-Chapel Hill-Carrboro(OC/CH/CA)Joint Planning Area Land Use Plan and Agreement establishes the In I procedures rnr land development projects in designated Municipal Transition Areas and the Rural Buffer. DRAFT.., 3/4/2025 37 e) Additional residential? What types? RURAL ACTIVITY NODE (RAN) Description Rural Activity Nodes are key intersections of larger rural roads and state highways that can or do already serve the surrounding community with commercial retail and service uses Nodes are located at strategic crossroads to provide daily commercial and service Y needs within a short drive of rural neighborhoods and home sites in the county.Existing development varies greatly by location but generally includes single-family homes, r'Y neighborhood-scale commercial uses such as service stations and convenience stores, fam'ts,forestry,and undeveloped parcels Character.Pattem,and Land Use Vision •The intent of Rural Activity Nodes Is to provide small-scale rural growth and non-reEidcrttial activity centers to provide servlc,es and goods for low-densly residential communities These locations are Ideal for the establishment • of restaurants,service stallions,convenience stores,or maker spaces and recreational activities. IVC Nk� way54,White-Cross,Orange County„N1CIGoogle Maps lmage7 •Non-msldential uses such as neighborhood-scale ctlmmercial retail and service operations that nquire additional Infrastructure such as workshops and storage buildings are encouraged.These developments support both the immediate community and the region at large,by allowing residents and owners to monetize PUPAL ACTIVITY NODE BUILDING BLOCKS and utilize their properties in ways that are not possible in urian or suburban environments • Linn ted commercial retail and service operations •Locations were selected to provide access to underserved and/or under- . IrstMAaor al services and offices P Primer Uses resourced communities and the county's growing senior population,minlmize • y detactlell nousing or reduce vehicle miles traveled,and strive to provide an equitable distrl buts on of •Two-family housing iduplex) goods and services throughout the county. •.AOLe35firy dwelling units •The existing development at the Win Ito Cross location on Highway 54 provides an Ideal example of what these places may become over time and their potential Secondary Uses'' • Multi-famllyhousing to cultivate rural communities that include entertainment,restaurants,small Home-eased businesses grocery stores,service stations and small co-located businesses,all surrounded Infrastructure to Serve Waterand Wastewater.Private wellsand septic systems,and community Development systems •In addition to the non-residential components of the node,the development of Jurisdictional flexible subdivisions{conservation subdivislons)with clustered homes and shared Collaboration WA resources is encouraged here to place more residents within convenient distance Agricultural Resldemial IAR1 Rural Residential IR-11 Low-intensity of these amenities and create complete neighborhoods. Applicabl€-Zoning ResldentlairLZ,Nelglhtsorhood Commercial INC-Zi,Community •Water and wastewater wells and systems may be located off--site,beyond the Districts" CcmnterclallCC-3i General Commercial IGC-41 Office/Research and MarrufacturH�ry{IDIRPw1► areas they serve and are included wlthln nodes when site conditions prohibit on- site location. Residential Densbty 1-2 units f l acm "Seheets and relth-bawd mganlrethd aro Tom•ede Mywldeaeross al lard use eategoles �l:entlltldsel dsiriets rruey be ullired�Orange Ceunlp In certain elreumetssees One such eYnmstarser Is when a eanwrntlenal distHctdeslgnethn w ddmt he epp'pi5atr reraeeHaln hulass��eelhererkd ueeperrn"tted wtV�N th dlstrlek n ldhc enrtsestenl with the LIDO addle etlo4vdted tentl use plrry Fen -,einirsstarrea.end nwe YSTarrnstlors en hew these err Jlllleed. seetheOrerweCoiwtY Mrw'Yem Skmnacrlwss Dr�mfeW dk VMt" 36 PUBLDGREVIEW DRAFT #� ORANGE COUNTY LAND USE PLAN 20sO 37 Conservation Subdivisions 38 PLAN Cc nservation subdivisions are a M1, �o VSE �S0 site-specific design strategy that attempts to preserve undivided, ` buildable tracts of land as J� communal open space for residents a In a conservation subdivision,Ideally 50 to 70 percent of the buildable land is set aside as open space by Z grouping or clustering horses on J ' the dervekrped portions of the land. I G The conservation subd'Itivlsion design process,promoted by Randall Arendtr begins by identifying land to be conserved and ends with drawing I OF if kit lines for the planned horses. C� These design steges occur in an order opposite that of conventional subdivisions - ` The Images on the right depict PUBLIC REVIEW dRAFi a hypothetical example of a MARCH 3,2025 traditional subdivision(top}and a -_ conservation subdivision(bottoms), the latter of which preserves natural assets,open space,and/ or agricultural uses while providl ng Vision Theme 3: Advance Opportunities ape of higher ensltyofhousincoura pp type taf dL�velopment is encouraged for Attainable, Equitable Housing and within the'Rural Conservation Employment Neighborhood land use category included on the Conservation and FM The County will be home to a thriving Growth rarnevvoritmap. iij For mare information on �� ;• community supported by the conservation subdivisions,see — 4 development of diverse,attainable, the+Conservation Subdivision 0 6 and equitable housing opportunities Handbook by the North . Carolina Urban and Community for all community members.A greater Forestry Program and the NC 4. diversity of housing choices will increase State University Forestry and access to needed and desired amenities, Environmental Outreach Programs. — — public transportation, employment,and Fxa pLR of Currs�rvabon5ubidivisinrwa�e ra nt �battorrr ima W versus a typical suburban davL!k4wm�nf commercial centers. 40fsd^ k 22 PUBLIC REVIEW DRAFT 39 Conservation and Growth Framework Map LANr LISECATEGORIES " ______w_ This sectlon of this Land Use Plan describes the multiple designations of land use categories that are used to create maps and recommend policies to guide growth and ® development In©range County The seven categories defined here are. .� ,r ,.- �' •+ ( ,F} Conservation and Preservation Rural Buffer R Rural Conservation Neighborhood iiE aaaois"cs I TIII.+e # p Rural Residential 6rar+N Low-Density Neighborhood P �Y ra:kMedL� I♦ � Rural Activity Node aa I rmrei+a*rr xeee F1 5 f ■E gxXik Dereb�xmt Economic Development Area F = ..] ���. 1NSIYM.1Myl FtlGlfY EE.IP.EL R1 0 x/11'epnCary 0 nu+owh erma remmnal This section also includesa map and information on environmental features and wildlYfe "ted hablitat. 0 OPTAIA Jon PIN �e .gym A— n ---aeeroee aoayrn,werle>Pm�(owurw)werWw mK.d+a�r�+m� tle po�.e b bid��poyac m darlr.e erdx�meson Hmc adUr Wesal art 24 PUBLIC REVIEW DRAFT 4 ORANGE COUNTY LAND USE PLAN 2050 25 Proposed pending ORANGE COUNTY BOCC release NORTH CAROLINA 40 Housing Attainability Actions 43.Consolidatetlie UDDs residential Regional and Local Growth Actions 46.Evaluate County zoning designations zoning districts into no more than three{3) to support the guidance provided in the 36.Evaluate affordable housing zoning districts 45.Undertake efforts for a coordinated Conservation and Growth Framework incentives that could be applied to Rural review of intergovernmental planning. Conservation Neighborhoods and seeks 44-Research reliable and/or public data agreements with partner municipalities 47.Adjust the Flexible Subdivision opportunities to increase production sources to identify naturally occurring on a ten-year cycle.This includes the standards to reflect the new Rural of affordable units through density affordable housing(NOAH)for use in Central Orange Coordinated Area Land Conservation Neighborhood policy bonuses,lot size relief allowances or other staff reports on proposed development Use Plan;Joint Planning Land Use Plan; =� guidance including a way to manage or methods. prole'-Its. Water and Sewer Management,Planning, limit agritourism uses within required and Boundary Agreement MASMPBA); open space set-aside areas and provide 3T.Continue coordination with the a and arty future intergovernmental support for neighborhood-scale Taverns of Chapel Hill and Carrboro on g nonresidential to be included within nen development of the jointly owd Greee �. " planning agreements During this 7 i coordinated review,six topics may be these developments. Tract and specnccal the incarparation of affordable housing units. r r considered,as displayed in the map below. _ ` 49.Evaluate the nonresidential development acreage limitation for Rural 38_Evaluate current policies and the 3 s1 y Activity Nodes,which was established UDO forways to Incentivize the use of when the extent of zoning a accessory dwelling units(ADUs)to provrideJI I ti r � ti' � e parcel for nonresidential use more housing r e was significantly different from today.Consider 39.Evaluate adding triplexes and changing the provision to quadplexes as by-right uses in all of _ encourage development the Uri ifiedDevelopment Ord inance a{ / ) � + alba ad { residential zonin districts of these sites and reflect g 4 J r changed conditions i.. \ 4D.Evaluate an amendment to the Joint o a.b.tlr 69.I vitiate a process to Planning Agreement to alksw all structures .�• � �` ;� •' "� T �„�.,,,,, rc�viewand upiiatethe covered by the residential building code ( ' in all zoning districts of the County per 2050 Orange County Land Planning Board direction(including11 �al�* =Z=, Use Plan every 10 years i i ti ,,, ,, to reflect new planning quadpfexes on one-acre lots where septic [ )it ! '--� , rsinss conditions and issues and can be acccrrvmdatedt IJ 7i ensure relevant policy 41L Coordinate with all municipal partners + r ,1 it'' 9 . guidance for the?long-term. [1 4—+ ) -'' . -les to encouragehousingchoices,such r' I_ . I Y � . c as missing middle housing,and for the A id r , aReview previously preservation or production of housing fe +!® completed planning studies is deed restricted to maintain - _ _ and Small Area Plans for implementation status and affordability. t x � - • -- I.� �� Drange County-Chapel Hill-Carrboro Joint Planning Area Land Use sunsetting,if appropriate. 42 Review and revise the Water and Y. Plan Topics of Future Coordination Sewer Management,Planning,and " Q Re-evalualion of Rural Buffer Boundary Agreement{WASMP RA)to ID Concept of Municipal Transition Area expansion allow connection by households with I;`� - ID�� ULlity''.service Area boundaries and policies Immedl ate or adjacent access to existing ', I _ G Concept of a Mixed Uses Center around @lackwovd Station treated water and/or sanitary wastewater 0 !=incept of Rural Conservation Neighharhoods in Rural Buffer Ilnes 0 of Rural Activity Nodes in Rural Buffer Parade t�f tiud..rr9ar�rty ABural Orange County-ChapelNrfi-Carrboro Jarrlf PhinrririgAron Land UALe Pkan T©prrs of,Ftrture Coordination 35 PUBLIC REVIEW DRAFT ORANGE COUNTY LANG USE PIAN 2050 B9 HousingInputand from 41 Staff Update on BOCC Request Per tonight's Abstract, Planning staff continues its coordination with the Home Builders Association (HBA) of Durham, Orange, and Chatham County for the purpose of obtaining developer input for the Land Use Plan 2050. The HBA provided a letter (Attachment D) to the BOCC in August of this year with some preliminary input. The HBA staff has also indicated a willingness to help inform its membership of engagement opportunities, when scheduled. Following BOCC authorization to proceed, the next phase of the Land Use Plan 2050 process is Community Engagement Window #3, to unveil a draft Land Use Plan 2050, and is anticipated to occur next year. ORANGE COUNTY NORTH CAROLINA 42 Questions / Discussion ORANGE COUNTY NORTH CAROLINA Rural Community Activity Nodes - Building Use 43 S Ro ^(s4Jnt'Y% uaoEE #of YR° Node Building Use Buildings o z at QaRD� � 1 �-. Rb -__ Pa� e�ra�O g Im spa' z`� � C R� W � - �� 1 Other Structure(Fa rm/Communit 1 p MA WKIN$RD 1. 1• •,: Religious 1 Q� �� 2 ouN F Po _o-s� � Residential 18 _ May RD r`� "', RIJE'I�CNVRCR RD ftl e 2 Commercial 3 � {Nvt HAR, —Ey k0 Other Structure(Farm/Community) 2 Religious 2 Y0)SPO � = Residential 36 3 Commercial 6 N a R gR 'p Communication Tower/Other Utility2 q ti "F�� �"I 3.RD,t PFyr pfl Fire Station 1 n. U n g nt Other Structure(Fa rm/Com mun ity) 1 � 7n . Religious 1 - Residential 31 iW,P 4 Communication Tower/Other Utility 1 TO Industrial 1 oune zG o Other Structure(Fa rm/Communit 1 Religious 1 Roy aJ Residential 27 - g ART„I,R11,�NI� 5 Commercial 11 Industrial 1 Other Structure(Farm/Community) 1 TEER µo `' Residential 97 � r o,� _ r Total 246 !� Pilo I— KORO RD ?, - lS Z _ i a z mak¢ N 5 U = 1p� _ M Rural Community Node 3 n- m13P5 ORANGE f``CCOUNTY f��A'��/ ORANGE QMiles R,/'y `]C lJ I �1J I M City Limits COUP 0 3 eandInspections Department(BC, Erb -431-5 NORTH CAROLINA Rural Neighborhood Activity Nodes - Building Use 44 a5 R0 0: Caswell County Y �,u,�w�`.t� _, Person County ge R #.µ of MEL r� g�Fp SJR oaDaQ;$ eawssroREgo Y F''FaBUllding Use a O ? o< v O Buildings d9 liAWKlNSRD 157 'yCKeEty6 a a,N� 2�N-+ 1 Commercial 3 Q D~ 46 Residential 41 PFNv flews°N�o 2 Commercial 1 Residential 13 H.t..,- ��� 3 Commercial 5 '! rOther Structure Farm/Communit 2 Residential 21 • E _ 4 Religious 1 La Y Residential 50 } A , 5 Industrial 1 — 70 _ z Residential 18 �_ ,DA 6 Communication Tower/Other Utility1 otic= + Other Structure Farm/Communit 2 N 70 gin: Alamance A opo County ,a K?�� �° Residential 13 L • 7 Commercial 2 1rr, Communication Tower/Other Utility 1 - `. . euRacSi Ro 'Qo _ - Religious 1 �y , AR1 RMINNisnp �� Residential 33 19z 8 Residential 14 d a o ' c v 9 Residential 1 f TEER 10 Commercial 2 x Communication Tower/Other Utility 2 Vii,o i 54 z - y�� ,5 4 Industrial 3 Residential 17 o WM4 L Total 248 Z( Rural Neighborhood Node Chatham Ik 1 n �milPS 3 ORANGE IC`[ r l Ili l�� ORANGE /, 0 N➢les 11,/'�'�I V L]L t.+ "LJ l �1J City Limits County GouNTr Planning and Inspections Depanment(6q 0 ETJ NORTH CAROLINA Rural Industrial Activity Nodes - Building Use 45 �� Caswell CountyW County Person Rp 2 RQ �F 2 gw+AON° tpr2 .M15 STORERp ° d I ae + �2 kA WI(INS RO ImoV ,CKlp, e9 1 -� np AV OLIN o Rp �n M N ,LLRn + Q1E �P J� °EAre�an E�; Y �. riPWaoN�c,S cq'R STp F n I/_I O �j 'u,"F IVO #of ENK kL Node Building Use Buildings f,kiri +r HALOS WL r" RY`�° 1 Commercial 1 aFa - I 0�, Lts raoN � � Other Structure(Farm/Community) 1 e 9 Religious 1 Residential 5 r r 'ILIITLN G IE 2 Commercial 3 Educational 1 Aiamauce Qo °�h z • RelIlOUS 1 a Residential 41 761 3 Commercial 1 ; F �& @�R Total 55 P,rPc� aRTHUF(mveyvrSrG r tip 2 4� ECHO. QAdRY(.y A'6RD m O �uApNr�S RD V -i TEER 's �A `A } E ,enRd'RD Rural Industrial Node IIII■ 411atlidni ORANGE iin_gmies ORANGE COUNTY City Limits County cour rr 3 A11P5 0 0 Planning and Inspections Department JC ErJ NORTH CAROLINA Rural Activity Nodes 46 Caswell Coul;y Person< i5r as es i �i Community Activit) Node i • Building Use f Buildin s Commercial 20 57 0Communication Tower/Other Utilit I 3 f Fire Station 1 j Industrial 2 f OtherStructure(Farm/Community) 6 j Religious 5 Residential 209 TOTAL-All Rural Activity Nodes 70 #of Building Use j Sub-Total 246 Buildings 70n j Commercial 38 #of Alamance 70 Building Use Communication Tower/Other Utility 7 "°'ry < Commercial 5 Educational 1 i 7511 Educational 1 Fire Station 1 OtherStructure(Farm/Community) 1 Industrial 6 Religious 2 OtherStructure(Farm/Community) 11 i Residential 46 Religious 9 r Sub-Total 55 Residential 476 fNeighborhood Activity Node Total 549 Building Use #of Buildings Commercial 13 e Communication Tower/Other Utility 4 Industrial 4 54 501 OtherStructure(Farm/Community) 4 Religious 2 Residential 221 Sub-Total 248 M Rural Community Node `O'i1M11e5 ORANGE CUNT' ' *231zoz5 Chatham courarr Rural Neighborhood Node County 3 Rural Industrial Node _ vanningandmsnsoeyanment(ec) NORTH CAROLINA ioz71 47 DURHAM,ORANGE&CHATHAM COUNTIES Holly Fraccaro President&CEO Home Builders Association of Durham, Orange&Chatham Counties 1821 Hillandale Road, Suite 1 B-138 Durham, NC - North Carolina 27705 August 26, 2025 Jamezetta Bedford Chair Orange County Board of Commissioners P.O. Box 8181 Hillsborough, NC 27278 RE: Land Use 2050 Plan Must Expand Housing Opportunity Dear Chair Bedford, On behalf of the Home Builders Association of Durham, Orange,and Chatham Counties(HBADOC), I write to express our appreciation for the thoughtful and inclusive process underway as part of the Orange County Land Use Plan 2050.We understand that members of the HBADOC will be invited to participate in a housing policy workshop with the County Commission later this fall. We are excited about the opportunity and look forward to sharing our members' expertise. As you and your fellow Commissioners continue to refine the draft plan,we urge you to consider a meaningful expansion of housing opportunities in Orange County—particularly through a reexamination of the nearly 40-year-old rural buffer. While the original intent of the buffer was laudable, the region's demographic and economic realities have changed significantly since its inception. It is time to revisit the rural buffer boundaries with a focus on areas proximate to interstate interchanges, along major transportation corridors, and adjacent to water and sewer infrastructure. Recent findings from independent researchers in the North Carolina Housing Supply Gap Analysis underscore the urgency of addressing Orange County's housing shortfall. The report projects a statewide housing inventory gap of over 764,000 units by 2029. Orange County's share of that gap is 13,689 rental and for-sale homes, more than 22%of our existing countywide housing stock.Without proactive steps—including strategic expansion of buildable areas—Orange County will exacerbate housing affordability challenges. 48 We recognize and support the need for increased density and infill development within our municipalities. However, relying solely on infill will not meet the full spectrum of housing needs— especially for working families. A modest expansion of buildable areas, thoughtfully planned and with due consideration to environmental sustainability, can help local builders deliver a more diverse range of housing types and price points in Orange County. Orange County's current land use policies—particularly the rural buffer—have had unintended consequences that worsen housing inequality and increase displacement pressure.The high cost of developable land in Orange County is a direct result of artificially limited supply.This scarcity, paired with continued high demand to live in our community, has contributed to skyrocketing home prices in the rural buffer, where million-dollar listings are increasingly the norm. Families who once lived affordably in these areas are being priced out, and the next generation of residents—including teachers,first responders,and healthcare workers—are left with few viable housing options nearby. Moreover, the County's long-standing slow-growth approach has constrained the tax base for decades, leaving Orange County residents with among the highest property tax burdens in North Carolina. High-service local governments paired with a limited, and increasingly expensive, housing inventory creates unsustainable pressure on lower- and middle-income households. In this environment, failure to accommodate growth and update land use policies not only accelerates inequity—it risks making Orange County unaffordable to the very residents our community depends on.We must be honest about these outcomes and bold enough to plan for a more inclusive future. We believe thatwith careful planning, it is possible to balance growth with conservation,affordability with quality, and progress with preservation. We stand ready to partner with Orange County and other stakeholders to help realize a land use vision that reflects the values and aspirations of our entire community. Thank you for your leadership, and look forward to the opportunity to discuss these issues with you in-person in the near future. Sincerely, Holly Fraccaro President&CEO Home Builders Association of Durham, Orange&Chatham Counties CC: Commissioners Marilyn Carter,Amy Fowler, Sally Greene,Jean Hamilton, Earl McKee, Phyllis Portie-Ascott, County Manager Travis Myren, Planning and Inspections Director Cy Stober