Orange County NC Website
9 <br /> 1 (3) In response to a change in the policies, objectives, principles or standards governing <br /> 2 the physical development of the County." <br /> 3 <br /> 4 The Applicant's request for Comprehensive Plan amendments (FLUM and Appendix F) <br /> 5 discussed herein are based upon "(1)" above and the premise that changes have occurred <br /> 6 and are occurring in the County. The burden of demonstrating that an application complies <br /> 7 with approval criteria belongs with the Applicant and is reflected in their Letter of Request <br /> 8 (Attachment 131). The letter cites demographic information included in the Orange County <br /> 9 Master Aging Plan and the need to accommodate significant growth in the percentage of <br /> 10 County adults ages 65+ with increased housing and neighborhoods designed to meet the <br /> 11 needs of seniors. Staff analysis focuses on the development status of the RNANs countywide, <br /> 12 not just at the local area (Morrow Mill Road and NC 54 intersection) of the zoning case. <br /> 13 <br /> 14 Rural Neighborhood Activity Node (RNAN) at Morrow Mill Road <br /> 15 The 2030 Comprehensive Plan does not define an explicit purpose for activity nodes, but the <br /> 16 Plan's principles, goals, and objectives all detail the need to minimize inefficient patterns of <br /> 17 "rural sprawl" and realize efficient and compact use of the land using two basic strategies: <br /> 18 activity nodes and infill development. The activity node strategy serves to cluster non- <br /> 19 residential development at major intersections throughout the County in locations appropriate <br /> 20 for serving the needs of the local residents. <br /> 21 <br /> 22 All ten (10) RNANs have been included on the FLUM since 1981, and the majority of the <br /> 23 developed non-residential uses existed at that time. Attachment B4 is a summary of the areas <br /> 24 (in acreage) of present development status and land uses within the RNAN at Morrow Milll <br /> 25 Road and NC 54. Approximately 46 acres (37%) within the existing node of 125 total acres <br /> 26 have been developed. Existing non-residential land uses include the PSM Food Mart, <br /> 27 Piedmont Feed and Garden Center, and the UNC-Chapel Hill Facility Support Building. <br /> 28 Although 76-acres remain "undeveloped," this designation does not take into account site- <br /> 29 specific characteristics such as stream and landscaping buffers, road rights-of-way, and <br /> 30 stormwater control measures that are required of new development. While there is remaining <br /> 31 development capacity within the existing RNAN at NC 54 and Morrow Mill Road, it is <br /> 32 insufficient to practically accommodate a development the size of Fiddlehead Corner. <br /> 33 <br /> 34 Impacts to Rural Neighborhood Activity Nodes (RNANs) Countywide <br /> 35 Hands Four Development is requesting MPD-CD (Master Plan Development — Conditional <br /> 36 District)zoning, which is not currently listed as a compatible district for the RNAN Future Land <br /> 37 Use classification within the 2030 Comprehensive Plan, Appendix F: Land Use and Zoning <br /> 38 Matrix (Attachment 133). The zoning districts currently compatible within RNANs include: <br /> 39 <br /> 40 - LC-1 (Local Commercial-1); <br /> 41 - NC-2 (Neighborhood Commercial-2); <br /> 42 - ASE-CD (Agricultural Support Enterprises - Conditional District); <br /> 43 - R-CD (Residential - Conditional District); and <br /> 44 - NR-CD (Non-Residential - Conditional District). <br /> 45 <br /> 46 Attachment B5, "RNAN Countywide and Existing Development Status" and Attachment B6, <br /> 47 "RNAN Countywide and Existing Zoning," offer some analysis of how much potential this <br /> 48 amendment may create for MPD-CD rezoning requests countywide. There are a total of ten <br /> 49 (10) RNANs in Orange County. All ten (10) RNANs were included on the FLUM since it was <br /> 50 originally adopted in 1981 and have largely not been developed since that time.Approximately <br /> 51 580 acres (49.7%) within the RNANs are already developed, leaving 512 parcel acres <br />