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4 <br />approximately 232 acres land in the Buckhorn- Mebane area. The parcels are <br />located in a Commercial- Industrial Transition Activity Node (CITAN) and the <br />rezoning is being proposed to prepare the area for eventual non - residential <br />development. <br />2. Analysis <br />As required under Section 2.8.5 of the Orange County Unified Development <br />Ordinance, the Planning Director is required to: 'cause an analysis to be made of the <br />application and, based upon that analysis, prepare a recommendation for <br />consideration by the Planning Board and the Board of County Commissioners'. <br />In analyzing this proposal, the following information is offered: <br />1. Staff has been directed by the Board of County Commissioners to pursue small <br />area plan implementation with a focus on economic development priorities. This <br />proposed rezoning conforms to the intent of the adopted Efland- Mebane Small <br />Area Plan which recommends this area for non - residential and mixed use <br />development. <br />2. The proposed rezoning further carries out Orange County actions over the past <br />two years which included amendments to the Water and Sewer Management, <br />Planning, and Boundary Agreement to designate this area as "Primary Service <br />Area" and which changed the land use classification of a portion of this area to <br />Commercial - Industrial Transition Activity Node (CITAN). (Note: a portion of this <br />area has been designated CITAN on the Future land Use Map for many years). <br />3. The request for the amendment has been deemed complete in accordance with <br />the requirements of Section 2.8 of the Unified Development Ordinance. <br />4. This area of the county is located within Orange County's "Primary Service Area" <br />as designated in the Water and Sewer Management, Planning, and Boundary <br />Agreement (WASMPBA). The County is currently working with the City of <br />Mebane on a revised interlocal agreement to provide water and sewer services <br />to this area. In addition, sewer infrastructure planning for this area is well <br />underway. <br />5. 'Pre- zoning' an area designates a specific general use zoning district to a parcel. <br />Uses must be consistent with those allowed for the zoning district in the Table of <br />Permitted Uses (Section 5.2 of the UDO). By pre- zoning an area, property <br />owners can proceed with development without a lengthy rezoning process but <br />must still be in compliance with the standards required for the specific zoning <br />district, any additional specific Use Standards (Article 5 of the UDO), the general <br />development regulations required in Article 6 of the UDO, and the requirements <br />for the specific Watershed Protection Overlay Zone (Section 4.2 of the UDO) in <br />which the parcel is located. Divergence from the adopted development <br />regulations cannot be approved or required unless an applicant wishes to submit <br />to a conditional district rezoning process. <br />6. The area proposed for rezoning is adjacent to the Interstate 85/40 corridor. <br />Access to the Interstate is currently via an interchange at Buckhorn Road; <br />however, the construction of an interchange at Mattress Factory Road is part of <br />an ongoing study by the Burlington- Graham Metropolitan Planning Organization <br />(BGMPO). This study is the first step on potentially adding an interchange to <br />state transportation improvement plans. Additionally, a future interchange at <br />2 <br />