Agenda - 03-18-2025; 8-a - Minutes

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7 1 (Attachment 133). The Comprehensive Plan Appendix F: Land Use and Zoning Matrix links the 2 County UDO's zoning districts to the future land use classifications and overlays. If a zoning 3 district is not listed as compatible with a land use classification in the Matrix, it is determined to 4 be inconsistent with the County's adopted Comprehensive Plan. 5 6 Analysis 7 Section 2.3.2(B) of the Orange County Unified Development Ordinance (UDO) states, "For 8 the purpose of establishing and maintaining sound, stable, and desirable development within 9 Orange County, the Comprehensive Plan or portion thereof shall not be amended except as 10 follows: 11 12 (1) Because of changed or changing conditions in a particular area or areas of the County; 13 (2) To correct an error or omission; or 14 (3) In response to a change in the policies, objectives, principles or standards governing 15 the physical development of the County." 16 17 The Applicant's request for Comprehensive Plan amendments (FLUM and Appendix F) 18 discussed herein are based upon "(1)" above and the premise that changes have occurred 19 and are occurring in the County. The burden of demonstrating that an application complies 20 with approval criteria belongs with the Applicant and is reflected in their Letter of Request 21 (Attachment 131). The letter cites demographic information included in the Orange County 22 Master Aging Plan and the need to accommodate significant growth in the percentage of 23 County adults ages 65+ with increased housing and neighborhoods designed to meet the 24 needs of seniors. Staff analysis focuses on the development status of the RNANs countywide, 25 not just at the local area (Morrow Mill Road and NC 54 intersection) of the zoning case. 26 27 Rural Neighborhood Activity Node (RNAN) at Morrow Mill Road 28 The 2030 Comprehensive Plan does not define an explicit purpose for activity nodes, but the 29 Plan's principles, goals, and objectives all detail the need to minimize inefficient patterns of 30 "rural sprawl" and realize efficient and compact use of the land using two basic strategies: 31 activity nodes and infill development. The activity node strategy serves to cluster non- 32 residential development at major intersections throughout the County in locations appropriate 33 for serving the needs of the local residents. 34 35 All ten (10) RNANs have been included on the FLUM since 1981, and the majority of the 36 developed non-residential uses existed at that time. Attachment B4 is a summary of the areas 37 (in acreage) of present development status and land uses within the RNAN at Morrow Milll 38 Road and NC 54. Approximately 46 acres (37%) within the existing node of 125 total acres 39 have been developed. Existing non-residential land uses include the PSM Food Mart, 40 Piedmont Feed and Garden Center, and the UNC-Chapel Hill Facility Support Building. 41 Although 76-acres remain "undeveloped," this designation does not take into account site- 42 specific characteristics such as stream and landscaping buffers, road rights-of-way, and 43 stormwater control measures that are required of new development. While there is remaining 44 development capacity within the existing RNAN at NC 54 and Morrow Mill Road, it is 45 insufficient to practically accommodate a development the size of Fiddlehead Corner. 46 47 Impacts to Rural Neighborhood Activity Nodes (RNANs) Countywide 48 Hands Four Development is requesting MPD-CD (Master Plan Development — Conditional 49 District)zoning, which is not currently listed as a compatible district for the RNAN Future Land 50 Use classification within the 2030 Comprehensive Plan, Appendix F: Land Use and Zoning 51 Matrix (Attachment 133). The zoning districts currently compatible within RNANs include: