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6 <br /> Analysis <br /> Section 2.3.2(8) of the Orange County Unified Development Ordinance (UDO) states, "For <br /> the purpose of establishing and maintaining sound, stable, and desirable development <br /> within Orange County, the Comprehensive Plan or portion thereof shall not be amended <br /> except as follows: <br /> (1) Because of changed or changing conditions in a particular area or areas of the <br /> County; <br /> (2) To correct an error or omission; or <br /> (3) In response to a change in the policies, objectives, principles or standards governing <br /> the physical development of the County." <br /> The Applicant's request for Comprehensive Plan amendments (FLUM and Appendix F) <br /> discussed herein are based upon "(1)" above and the premise that changes have occurred <br /> and are occurring in the County. The burden of demonstrating that an application complies <br /> with approval criteria belongs with the Applicant and is reflected in their Letter of Request <br /> (Attachment B1). The letter cites demographic information included in the Orange County <br /> Master Aging Plan and the need to accommodate significant growth in the percentage of <br /> County adults ages 65+ with increased housing and neighborhoods designed to meet the <br /> needs of seniors. Staff analysis focuses on the development status of the RNANs <br /> countywide, not just at the local area (Morrow Mill Road and NC 54 intersection) of the <br /> zoning case. <br /> Rural Neighborhood Activity Node (RNAN) at Morrow Mill Road <br /> The 2030 Comprehensive Plan does not define an explicit purpose for activity nodes, but <br /> the Plan's principles, goals, and objectives all detail the need to minimize inefficient patterns <br /> of "rural sprawl" and realize efficient and compact use of the land using two basic strategies: <br /> activity nodes and infill development. The activity node strategy serves to cluster non- <br /> residential development at major intersections throughout the County in locations <br /> appropriate for serving the needs of the local residents. <br /> All ten (10) RNANs have been included on the FLUM since 1981 , and the majority of the <br /> developed non-residential uses existed at that time. Attachment B4 is a summary of the <br /> areas (in acreage) of present development status and land uses within the RNAN at Morrow <br /> Milll Road and NC 54. Approximately 46 acres (37%) within the existing node of 125 total <br /> acres have been developed. Existing non-residential land uses include the PSM Food Mart, <br /> Piedmont Feed and Garden Center, and the UNC-Chapel Hill Facility Support Building. <br /> Although 76-acres remain "undeveloped," this designation does not take into account site- <br /> specific characteristics such as stream and landscaping buffers, road rights-of-way, and <br /> stormwater control measures that are required of new development. While there is <br /> remaining development capacity within the existing RNAN at NC 54 and Morrow Mill Road, <br /> it is insufficient to practically accommodate a development the size of Fiddlehead Corner. <br /> Impacts to Rural Neighborhood Activity Nodes (RNANs) Countywide <br /> Hands Four Development is requesting MPD-CD (Master Plan Development — Conditional <br /> District) zoning, which is not currently listed as a compatible district for the RNAN Future <br /> Land Use classification within the 2030 Comprehensive Plan, Appendix F: Land Use and <br /> Zoning Matrix (Attachment 133). The zoning districts currently compatible within RNANs <br /> include: <br />