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73 <br /> market need without encroaching into rural areas. It will also have the indirect impacts <br /> of likely reducing vehicle miles traveled and carbon emissions, by providing for such <br /> services in a locale that is closer to the homes of Efland community residents so that <br /> they do not have to travel to municipal locations, as currently required due to the lack <br /> of commercial businesses. <br /> • Land Use Goal 3: A variety of land uses that are coordinated within a program and <br /> pattern that limits sprawl, preserves community and rural character, minimizes land <br /> use conflicts, supported by an efficient and balanced transportation system. <br /> The properties are located in the CITAN on the FLUM, and is defined in the 2030 <br /> Comprehensive Plan as "[/]and focused on designated road intersections within <br /> either a 10-year or 20-year transition area that is appropriate for retail and other <br /> commercial uses and/or manufacturing and other industrial uses." It is also located <br /> in the Efland Village Zoning Overlay District, which is defined in the LIDO as "...an <br /> urban village style of development in an area of the county served, or intended to be <br /> served, by public water and sewer systems." A rezoning to GC-4 is more consistent <br /> with these stated goals and objectives than the current R-1 zoning and non- <br /> conforming, seasonal uses of the properties. <br /> The rezoning of these properties will enable their redevelopment for commercial <br /> purposes, which is how they have been historically used, so that they may better <br /> serve the needs of the Efland community. Redevelopment of existing impervious <br /> area will result in no new impacts to the watershed or receiving waters, should the <br /> redevelopment occur within this existing impervious area. Development exceeding <br /> that developed area would be subject to regulation under the County's stormwater <br /> and water supply watershed regulations; the properties are located in the Upper Eno <br /> Protected Watershed. Due to the availability of City of Mebane sewer access, no <br /> septic treatment will be required, further reducing potential impacts to the <br /> surrounding waters. While these properties have no direct access to transit services, <br /> the properties are immediately adjacent to the Orange-Durham Connector (ODX) <br /> fixed-route transit service line and accessibility could be explored in the future, if <br /> warranted by analysis. All development standards required by the UDO will be <br /> applied to any applications for construction on these properties, serving many of the <br /> stated objective purposes. <br /> • Land Use Goal 6: A land use planning process that is transparent, fair, open, <br /> efficient, and responsive. <br /> The Orange County staff has noticed the public regarding this application, as <br /> required by Sections 2.8.7, 2.9.1(D), and 2.9.2 of the LIDO, including a required <br /> Neighborhood Information Meeting, mailings to neighboring property owners, <br /> posting of the property, and advertisement in the local newspapers. Additionally, staff <br /> have provided all application documents on the Active Development Projects <br /> webpage, responded to public inquiries, posted social media notices on the project, <br /> featured it in the weekly newsletter, communicated directly to individuals contacting <br /> the department about the project, and made the Planning Board available for public <br /> emails concerning the application. <br />