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1 <br />2 <br />3 <br />4 <br />5 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />42 <br />43 <br />44 <br />45 <br />46 <br />47 <br />48 <br />49 <br />50 <br />• Applicant requests entire property be zoned 1 -1 (Light Industrial) so `use' would be <br />considered conforming. <br />FUTURE LAND USE MAP: <br />COMMERCIAL /INDUSTRIAL TRANSITION: <br />• Per approved Comprehensive Plan area `appropriate for retail and other commercial <br />uses and /or manufacturing and other industrial uses'. <br />• County did not eliminate all residential zoning in the area when land use category <br />created /adopted so individuals could still make use of property. <br />• Area is intended to support non - residential development including industrial (i.e. <br />manufacturing). <br />STAFF ASSESSMENT: <br />• The application is complete. <br />• The property is of sufficient size. <br />• Rezoning consistent with the Orange County 2030 Comprehensive Plan, Growth <br />Management System Map, and adopted Efland Mebane Small Area Plan, <br />• Represents logical extension of existing 1 -1 district. <br />• Applicant's issue is not unique. <br />• Staff has previously identified similar problems on other properties throughout the <br />County. <br />• Staff will be bringing a comprehensive solution for consideration by the BOCC in the fall. <br />• Staff did not want applicant to wait for staff's review to be complete and encouraged the <br />submittal of rezoning request. <br />RECOMMENDATION: <br />1. Refer the matter to the Planning Board with a request that a recommendation be <br />returned to the Board of County Commissioners in time for the November 5, 2013 <br />BOCC regular meeting. <br />2. Adjourn the public hearing until November 5, 2013 in order to receive and accept the <br />Planning Board's recommendation and any submitted written comments. <br />Michael Harvey said this is not an uncommon issue, and it is due to past zoning <br />practices that restricted commercial zoning to a small square around industrial buildings, while <br />leaving all other areas as residential space. He said staff will be bringing forward more parcels <br />in the future as attempts are made to fix the zoning issues on those lots as well. <br />Commissioner Dorosin asked for clarification on the commercial /industrial transition slide <br />and the fact that residential zoning is not eliminated. <br />Michael Harvey said there is residential zoning in the area. He said the purpose of the <br />activity node is to encourage and create more retail and manufacturing opportunities by the <br />extension of the land use category; however residential land use was not eliminated as part of <br />this. <br />He noted that Ronald Keizer and any other non - residential land owner in the area will be <br />held to the existing land use buffer standards, as listed in article 6. <br />Commissioner Dorosin said he is not sure he understands the map and zoning <br />designations on the future land use map. <br />17 <br />