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36 In reviewing your submittal, staff has the following comment(s): 1. REZONING — REVIEW PROCESS: a. The Planning Board will review your request at its February 3, 2021 regular meeting and make a recommendation to the Board of County Commissioners (BOCC); b. The BOCC will be required to hold a public hearing to review the request, which at this time the earliest hearing date would be March 2, 2021. Due to the COVID pandemic, advisory board and elected official meetings are being held virtually. You should verify you have the ability (i.e. have a computer with reliable internet access) to attend each meeting and be prepared to participate in the review of your request. As with all zoning atlas amendment requests, the applicant has the burden to provide an argument/documentation on the `changing conditions' justifying approval of the request. 2. COMPLIANCE WITH COUNTY COMPREHENSIVE PLAN: a. As part of this request, the future land use designation of the Property will have to change in order to allow the requested rezoning to be approved. The requested zoning designation is inconsistent with the Property's current land use designation of Rural Residential; b. The request appears to represent the logical extension of an existing Commercial Industrial Transition Activity Node (CITAN), located north of the Property, defined within the Comprehensive Plan as: Land near major transportation routes that could be provided with public water and wastewater services and is appropriate for retail and other commercial uses; manufacturing and other industrial uses, office and limited (not to exceed 25% of any Node) higher density residential uses. c. CITAN allows for the rezoning of property to GC-4. Your application will need to be modified to include a request to change the land use designation of the Property, ideally to CITAN. This modification will need to include your argument(s) supporting the request. 3. PROVISION OF UTILITIES: a. The parcel is outside of the Town's primary utility service area as depicted on the Water and Sewer Management, Planning, Boundary Agreement (WASMPBA), which can be accessed utilizing this link: https://www.orangecountync.gov/DocumentCenter/View/l 3804/Water- and-Sewer-Management-Planning-and-Boundary-Agreement-PDF. As a result, the parcel is currently not able to be served by Town utility services (i.e. water and sewer); b. Successful rezoning of the property to a County non-residential general zoning district designation does not guarantee provision of utility services;