Agenda 10-07-2025; 5-a - Zoning Atlas Amendment – 3531 NC Highway 54 W, Chapel Hill, Bingham Township

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214 CD zoning district is consistent with the Rural Community Activity Node land use classification, defined as "land focused on designated road intersections which serves as a nodal crossroads for the surrounding rural community and is an appropriate location for any of the following uses: church, fire station, small post office, school, or other similar institutional uses and one or more commercial uses." Eligible zoning districts in the Rural Community Activity node future land use classification include R-CD (Residential Conditional District). A conditional zoning district is required to permit Major Subdivisions of 21 lots or more, allowing for legislative review of the proposed site plan by the Planning Board and Board of County Commissioners to assess its suitability and apply site-specific conditions to ensure any unique aspects of the project not captured within typical development standards are met. Any site development will be subject to standards from the Orange County UDO through the Major Subdivision process and Residential Building Permit review. Land use is limited to the site plan approved with the Conditional District in order to minimize negative impacts and ensure development remains compatible with surrounding uses of single-family residential and small commercial uses. The site-specific plan presented for the proposed zoning atlas amendment proposes 43 lots using individual septic tanks and a community well, 25.11 acres of dedicated open space, and amenities including a dedicated natural trails system. Any future development will be subject to regulation under the County's stormwater and stream buffer regulations. The parcel contains floodway, streams, Special Flood Hazard Area (100 Year Floodplain), 500 Year Floodplain. Future development is not proposed to impact these features. The proposed lot count for the future subdivision does not exceed the maximum density permitted by the density regulations in the UDO (43 lots on 61 acres = 0.70 dwelling units per acre). The applicant proposes a Flexible Subdivision following the Conservation Cluster model, which concentrates the development outside of environmentally sensitive areas. This development pattern is consistent with the 2030 Comprehensive Plan's stated goals, with considerations that balance the dedication of Common Open Space and minimized environmental impacts with the goal of creating housing. Common Open Space is proposed on 25.11 acres, or 41.11% of the parcel subject to rezoning. This open space is divided between Primary Open Space, which is undisturbed areas including water features and tree preservation areas, and Secondary Open Space, which provides outdoor recreational amenities, such as unpaved walking trails for residents. Both considerations prioritize the preservation of valuable existing site features and ensure development is clustered outside of these sensitive areas. The applicant provided an Environmental Assessment as part of the application package. County staff has reviewed and determined no significant environmental impact is expected from this project based on existing conditions. The proposed Conservation Cluster Flexible Development Subdivision has taken the identified environmental features into consideration in its design and construction commitments to minimize negative impacts. Environmentally sensitive features have been preserved in dedicated open space and or committed landscaping.