Agenda 11-18-2025; 5-a - Application for Zoning Atlas Amendment – 1039-UT NC 86 N, Hillsborough, Hillsborough Township

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238 (agriculture, forestry) and which is an appropriate location for the continuation of these uses." The proposed R-CD zoning district is recommended as a zoning district in both the Rural Industrial Activity Node and Agricultural Residential Land Use Classifications reflected in the 2030 Comprehensive Plan's Appendix F: Relationships Between Land Use Classifications and Zoning Districts. Furthermore, the proposed residential use is more harmonious with the present land uses, particularly the two schools, than a "smaller scale industrial use" would be. This is the type of development was envisioned by Orange County when it adopted and further revised the COCA in partnership with the Town of Hillsborough. The COCA identifies this property as having a future land use of "Mixed Residential Neighborhood", which recommends a "dominant [residential] land use" that "...may contain a single or variety of dwelling types and densities or may integrate a variety of supportive commercial, public and semi-public uses and open or public space." The proposed project is consistent with this description. The adoption of the COCA and the recommended land use for the subject property was deemed consistent with the Comprehensive Plan, as the COCA was adopted after that countywide plan. The subject property is located outside the Town's incorporated limits and its extraterritorial jurisdiction and, as such, was always envisioned for land use regulation by Orange County as a "Mixed Residential Neighborhood". The subdivision proposed with the binding site plan adheres to the density of rural development reflected in the surrounding area's residential land use patterns, with an overall density of 1 dwelling unit per 1.6 acres on a 78-acre property. The proposed lot count for the future subdivision does not exceed the maximum density permitted by the density regulations in the LIDO. This measured approach is compatible with the nodal crossroads location, introducing more households in an environmentally-sensitive conservation cluster pattern that will support the node's present and future non-residential uses while being consistent with the residential development densities of the surrounding area. This design approach will also provide a transition in density and land use type from the larger lots north of the site to the smaller lots within the Town's incorporated limits south of the site. The new traffic generated by the development will not degrade the surrounding road network, as reflected by NCDOT's letter noting no objections to the proposed project. The proposed Conservation Cluster Flexible Development Subdivision has made efforts to minimize impacts to the surrounding area and the environment. The applicant proposes a Flexible Subdivision following the Conservation Cluster model, which concentrates the development outside of environmentally sensitive areas and maintains contiguous Common Open Space on 42.25 acres, or 53.97% of the parcel subject to rezoning, respecting the rural character and environmental protections prioritized by the Comprehensive Plan. The project is designed to place open space such that neighboring properties will have minimal impacts with regard to the trees and other vegetation with which they are accustomed. The developer is also providing amenities, including gathering areas, for the residents so that they are not reliant upon county and town facilities.