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9 <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 131). 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 countywide, <br /> not just at the local area (Morrow Mill Road and NC 54 intersection) of the 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 the <br /> Plan's principles, goals, and objectives all detail the need to minimize inefficient patterns of <br /> "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 appropriate <br /> 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 areas <br /> (in acreage) of present development status and land uses within the RNAN at Morrow Milll <br /> Road and NC 54. Approximately 46 acres (37%) within the existing node of 125 total acres <br /> 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 remaining <br /> development capacity within the existing RNAN at NC 54 and Morrow Mill Road, it is <br /> 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 Land <br /> Use classification within the 2030 Comprehensive Plan, Appendix F: Land Use and Zoning <br /> Matrix (Attachment 133). The zoning districts currently compatible within RNANs include: <br /> - LC-1 (Local Commercial-1); <br /> - NC-2 (Neighborhood Commercial-2); <br /> - ASE-CD (Agricultural Support Enterprises - Conditional District); <br /> - R-CD (Residential - Conditional District); and <br /> - NR-CD (Non-Residential - Conditional District). <br /> Attachment B5, "RNAN Countywide and Existing Development Status" and Attachment B6, <br /> "RNAN Countywide and Existing Zoning," offer some analysis of how much potential this <br /> amendment may create for MPD-CD rezoning requests countywide. There are a total of ten <br /> (10) RNANs in Orange County. All ten (10) RNANs were included on the FLUM since it was <br /> originally adopted in 1981 and have largely not been developed since that time.Approximately <br /> 580 acres (49.7%) within the RNANs are already developed, leaving 512 parcel acres <br />