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3 <br /> B. Township: Cheeks. <br /> C. Future Land Use Map (FLUM) Designation: Both parcels are <br /> located within the Commercial Industrial Transition Activity Node. <br /> A copy of the FLUM Map is contained in Attachment 3. <br /> D. Growth Management System Designation: Both parcels are <br /> Urban Designated. A copy of the Growth Management System <br /> Map is contained in Attachment 3. <br /> E. Existing Conditions/Physical Features: Varying topography <br /> with wooded areas, cleared area apparently used as pasture for <br /> farm animals, and water features (i.e. ponds, streams, wetland <br /> areas). <br /> F. Roads: <br /> 1. North: Southern Drive (roadway located within the <br /> Southern railroad right-of-way). Neither Property has <br /> direct frontage and/or access to Southern Drive; <br /> 2. South: Interstate 85/40 including interstate on/off ramp; <br /> 3. West: Mt. Willing Road; <br /> 4. East: US Highway 70/1-85 Connector road. <br /> G. Water and Sewer: Water utility services are provided by <br /> Orange-Alamance Water System (OAWS). Wastewater utilities <br /> (i.e. sewer) are provided by the City of Mebane. <br /> Surrounding Land Uses: North: Railroad, Single-family residential land uses on parcels <br /> zoned Rural Residential (R-1), Home park on a parcel <br /> zoned R-1; Undeveloped 6 acre parcel zoned <br /> Office/Research and Manufacturing (O/RM); <br /> South: Interstate 85/40; <br /> West: Mt. Willing Road, restaurant and gas station on parcels <br /> zoned Neighborhood Commercial (NC-2), Single-family <br /> residential land uses on parcels zoned R-1; <br /> East: US Highway 70/1-85 Connector Road and Ben Johnson <br /> Road, large undeveloped parcels of property zoned <br /> Agricultural Residential (AR). <br /> MPD Conditional Zoning (CZ) Process: Involves review/action of a rezoning petition and a <br /> master concept development plan allowing for the development of specific land use(s). <br /> Applications are processed in a legislative manner (i.e., does not require sworn testimony or <br /> evidence) and decisions are based on the BOCC's determination that the project is consistent <br /> with the purpose and intent of the Comprehensive Plan. <br /> As this is a MPD-CZ proposal, a formal site plan is not required to be submitted. Applicants are <br /> required to produce a concept plan consistent with the provisions of Section 6.7 of the Unified <br /> Development Ordinance (UDO). The typical cadence for review is as follows: <br /> • First Action — Planning staff schedules a Neighborhood Information Meeting (NIM). <br />