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Efland, the owners can provide for goods and services in an area designated to do so, filling <br /> a market need without encroaching into rural areas. <br /> e. Planning Principle 8. Preservation of Community Character: Future growth and <br /> development should occur in a manner that preserves and enhances the existing character <br /> of the County, its townships, and rural crossroads communities. <br /> Staff Comment: The properties are located in the CITAN on the FLUM, and is defined in <br /> the 2030 Comprehensive Plan as "[I]and focused on designated road intersections within <br /> either a 10-year or 20-year transition area that is appropriate for retail and other commercial <br /> uses and/or manufacturing and other industrial uses." It is also located in the Efland Village <br /> Zoning Overlay District, which is defined in the UDO as "...an urban village style of <br /> development in an area of the county served, or intended to be served, by public water and <br /> sewer systems." <br /> By supporting the rezoning and redevelopment of these properties in Efland, the owners <br /> can provide for goods and services in an area designated to do so, filling a market need <br /> without encroaching into rural areas. It also has the potential to enhance the Efland <br /> community, providing for convenient location to realize more and better goods and services <br /> than currently available in the community. <br /> f. Land Use Overarching Goal: Coordination of the amount, location, pattern and designation <br /> of future land uses, with availability of County services and facilities sufficient to meet the <br /> needs of Orange County's population and economy consistent with other Comprehensive <br /> Plan element goals and objectives. <br /> Staff Comment: The properties are located in the CITAN on the FLUM, and is defined in <br /> the 2030 Comprehensive Plan as "[Qand focused on designated road intersections within <br /> either a 10-year or 20-year transition area that is appropriate for retail and other commercial <br /> uses and/or manufacturing and other industrial uses." It is also located in the Efland Village <br /> Zoning Overlay District, which is defined in the UDO as "...an urban village style of <br /> development in an area of the county served, or intended to be served, by public water and <br /> sewer systems." A rezoning to GC-4 is more consistent with these stated goals <br /> and objectives than the current R-1 zoning of the properties. <br /> g. Land Use Goal 1: Fiscally and environmentally responsible, sustainable growth, consistent <br /> with the provision of adequate services and facilities and a high quality of life. <br /> The Efland Village Zoning Overlay District, which is defined in the UDO as "...an urban <br /> village style of development in an area of the county served, or intended to be served, by <br /> public water and sewer systems." The rezoning of these properties will enable their <br /> redevelopment for commercial purposes, which is how they have been historically used, so <br /> that they may better serve the needs of the Efland community. Redevelopment of existing <br /> impervious area will result in no new impacts to the watershed or receiving waters, should <br /> the redevelopment occur within this existing impervious area. Development exceeding that <br /> developed area would be subject to regulation under the County's stormwater and water <br /> supply watershed regulations; the properties are located in the Upper Eno Protected <br /> Watershed. Due to the availability of City of Mebane sewer access, no septic treatment will <br /> be required, further reducing potential impacts to the surrounding waters. While these <br /> properties have no direct access to transit services, the properties are immediately adjacent <br /> to the Orange-Durham Connector (ODX) fixed-route transit service line and accessibility <br /> could be explored in the future, if warranted by analysis. <br /> 6 <br />