Agenda - 06-04-2024; 5-b - Zoning Atlas Amendment – 3009 Forrest Ave., Efland, Cheeks Township

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h. Land Use Objective LU-1.1: Coordinate the location of higher intensity / high density residential and non-residential development with existing or planned locations of public transportation, commercial and community services, and adequate supporting infrastructure (i.e., water and sewer, high-speed internet access, streets, and sidewalks), while avoiding areas with protected natural and cultural resources. This could be achieved by increasing allowable densities and creating new mixed-use zoning districts where adequate public services are available. Staff Comment: The Efland Village Zoning Overlay District, which is defined in the UDO as "...an urban village style of development in an area of the county served, or intended to be served, by public water and sewer systems." The rezoning of these properties will enable their redevelopment for commercial purposes, which is how they have been historically used, so that they may better serve the needs of the Efland community. Redevelopment of existing impervious area will result in no new impacts to the watershed or receiving waters, should the redevelopment occur within this existing impervious area. Development exceeding that developed area would be subject to regulation under the County's stormwater and water supply watershed regulations; the properties are located in the Upper Eno Protected Watershed. Due to the availability of City of Mebane sewer access, no septic treatment will be required, further reducing potential impacts to the surrounding waters. While these properties have no direct access to transit services, the properties are immediately adjacent to the Orange-Durham Connector (ODX) fixed-route transit service line and accessibility could be explored in the future, if warranted by analysis. All development standards required by the UDO will be applied to any applications for construction on these properties, serving many of the stated objective purposes. i. Land Use Goal 2: Land uses that are appropriate to on-site environmental conditions and features, and that protect natural resources, cultural resources, and community character. Staff Comment: The rezoning of these properties will enable their redevelopment for commercial purposes, which is how they have been historically used, so that they may better serve the needs of the Efland community. Redevelopment of existing impervious area will result in no new impacts to the watershed or receiving waters, should the redevelopment occur within this existing impervious area. Development exceeding that developed area would be subject to regulation under the County's stormwater and water supply watershed regulations; the properties are located in the Upper Eno Protected Watershed. Due to the availability of City of Mebane sewer access, no septic treatment will be required, further reducing potential impacts to the surrounding waters. By supporting the rezoning and redevelopment of these properties in Efland, the owners can provide for goods and services in an area designated to do so, filling a market need without encroaching into rural areas. It will also have the indirect impacts of likely reducing vehicle miles traveled and carbon emissions, by providing for such services in a locale that is closer to the homes of Efland community residents so that they do not have to travel to municipal locations, as currently required due to the lack of commercial businesses. j. Land Use Goal 3: A variety of land uses that are coordinated within a program and pattern that limits sprawl, preserves community and rural character, minimizes land use conflicts, supported by an efficient and balanced transportation system. Staff Comment: The properties are located in the CITAN on the FLUM, and is defined in the 2030 Comprehensive Plan as "[/]and focused on designated road intersections within either a 10- ear or 20-year transition area that is appropriate for retail and other commercial 7