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possible. Any and all non-residential <br /> development within the zone shall be required to <br /> demonstrate that no development proposal will <br /> have adverse off-site impacts that will make <br /> residential land uses within the area unviable. <br /> Mixed use developments are possible within the <br /> zone, especially developments in close proximity <br /> to the existing residential areas in order to <br /> promote compatibility with these diverse land <br /> uses and to encourage or provide workforce <br /> housing opportunities. Mixed use developments <br /> are subject to the submission, review, and <br /> approval of a Conditional Use Application/Site <br /> Plan to be reviewed in accordance with the <br /> provisions of the Zoning Ordinance. <br /> 3. Northern Zone Primary II Transition (NPII-T): <br /> The Northern PII-T zone is bordered the Southern <br /> Railroad spur to the south and US Highway 70 to <br /> the north, with Frazier Road serving as the <br /> western boundary area and the Town of Mebane <br /> Water/Sewer boundary comprising the eastern <br /> boundary line. <br /> Uses in this zone shall be limited to retail uses as <br /> outlined in Section 2.1.2 of the ED Design Manual. <br /> This area shall represent a transition from <br /> manufacturing/light industrial uses to general <br /> retail uses that are more suited for highway <br /> frontage. <br /> Mixed use developments are not permitted within <br /> the transition area. All development within this <br /> zone shall also adhere to any and all applicable <br /> development standards outlined within the Efland <br /> Cheeks Highway 70 Corridor Overlay Zoning <br /> District. <br /> 4. Southern Zone Primary II Transition (PII-T): <br /> The Southern PII-T zone is bordered the Town of <br /> Mebane water/sewer agreement boundary line and <br /> the Gravelly Hill Middle School property to the <br /> east, Interstate 85 to the North, and West Ten <br /> Road to the south <br /> Uses in this zone shall be suggested to be retail <br /> uses as outlined in Section 2.1.2 of the ED Design <br /> Manual. This area shall represent a transition <br /> from large scale P-ROS land uses to smaller scale <br /> 5 <br /> I <br />