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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 UDO 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 GC4 is more consistent <br /> with these stated goals and objectives than the current R- 1 zoning of the <br /> 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 : Aland 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 UDO , 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 both the Planning Board and BOCC <br /> available for public emails concerning the application . <br /> i <br />