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8 <br /> 1 SECTION B: COMPREHENSIVE PLAN AMENDMENTS <br /> 2 <br /> 3 Concurrent with the Zoning Atlas application, Hands Four Development Cooperative submitted <br /> 4 an application (Attachment 131) to amend the Comprehensive Plan to 1) expand the Rural <br /> 5 Neighborhood Activity Node (RNAN) at Morrow Mill Road and NC 54 on the Future Land Use <br /> 6 Map (FLUM); and 2) add the MPD-CD zoning district as an allowable zoning district in the RNAN <br /> 7 on the Appendix F Land Use and Zoning Matrix. State law and the UDO require the Board to <br /> 8 make a finding of consistency with the adopted Comprehensive Plan when making land use <br /> 9 changes. The proposed amendments to the Comprehensive Plan are necessary for the Board to <br /> 10 make this consistency finding in regard to the submitted Fiddlehead Corner zoning application <br /> 11 detailed in Section A above. <br /> 12 <br /> 13 "The [Orange County 2030 Comprehensive Plan] Future Land Use Map (FLUM) defines the <br /> 14 location of coordinated and appropriate land use classes and is designed to accommodate a <br /> 15 particular combination of land uses that would achieve a desired pattern of development... [t]he <br /> 16 Map also provides the development community and staff with clear guidance to the locations in <br /> 17 the County where re-zonings may be appropriate and where they are not" (2030 Comprehensive <br /> 18 Plan, p. 5-15). <br /> 19 <br /> 20 The subject property is currently split between two Future Land Use Classes, Agricultural <br /> 21 Residential (AR) and Rural Neighborhood Activity Node (RNAN). These land use classes provide <br /> 22 guidance on how the property may be used and regulated through zoning. <br /> 23 <br /> 24 "Agricultural Residential" is defined in the Comprehensive Plan as, "Land in the rural areas <br /> 25 where the prevailing land use activities are related to the land (agriculture, forestry) and <br /> 26 which is an appropriate location for the continuation of these uses." <br /> 27 <br /> 28 "Rural Neighborhood Activity Node" (RNAN) is defined in the Comprehensive Plan as, <br /> 29 "Land focused on designated road intersections within the rural area that is appropriate <br /> 30 for small-scale commercial uses characteristic of"Mom and Pop"convenience stores and <br /> 31 gas stations." <br /> 32 <br /> 33 The proposed FLUM amendment expands the RNAN at Morrow Mill Road and NC-54 from its <br /> 34 current +/-18.493 acres to the full 90.133 acres of the property. The expanded area realized <br /> 35 through the proposed amendment is +/-71.64 acres (Attachments B2 and 134). <br /> 36 <br /> 37 The applicant also proposes to amend the Comprehensive Plan's Land Use and Zoning Matrix in <br /> 38 Appendix F to allow the MPD-CD zoning district within the RNAN future land use classification <br /> 39 (Attachment 133). The Comprehensive Plan Appendix F: Land Use and Zoning Matrix links the <br /> 40 County UDO's zoning districts to the future land use classifications and overlays. If a zoning <br /> 41 district is not listed as compatible with a land use classification in the Matrix, it is determined to <br /> 42 be inconsistent with the County's adopted Comprehensive Plan. <br /> 43 <br /> 44 Analysis <br /> 45 Section 2.3.2(B) of the Orange County Unified Development Ordinance (UDO) states, "For <br /> 46 the purpose of establishing and maintaining sound, stable, and desirable development within <br /> 47 Orange County, the Comprehensive Plan or portion thereof shall not be amended except as <br /> 48 follows: <br /> 49 <br /> 50 (1) Because of changed or changing conditions in a particular area or areas of the County; <br /> 51 (2) To correct an error or omission; or <br />