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E <br />RECOMMENDED FINDINGS OF THE ORANGE COUNTY PLANNING BOARD & THE PLANNING STAFF <br />PERTAINING TO <br />THE PLANNED DEVELOPMENT APPLICATION OF PIEDMONT ELECTRIC MEMBERSHIP CORPORATION <br />2500 NC Highway 86 South <br />Planned developments must comply with general and specific standards as set forth in Article 4.2 for Office /Institutional Uses, <br />Article 7 for Planned Developments as well as those set forth in Article 8 for Special Uses. Article 8.2.1 b) requires written <br />findings certifying compliance with the following: <br />(1) Specific regulations governing individual Special Uses as set forth in Article 8.8. These <br />regulations are divided into two (2) sections which include: <br />(a) Application components; and <br />(b) Specific standards for Planned Developments (Article 8.8.23 refers to Article 7 <br />standards) and Special Uses (Article 8.2.4 and 6.29.2). <br />(2) Other requirements as set forth in the <br />Listed below are the findings of the Orange County Planning Board and Planning Staff regarding the pending application. The <br />findings have been presented by Article and requirement to assist the Board in its deliberations. <br />ARTICLE 4.2 - SPECIFIC STANDARDS FOR OFFICEnNSTITUTIONAL USES <br />( "Yes" indicates compliance: "No" indicates non - compliance) (continued) <br />Ordinance Reauirements <br />Article 4.2 identifies the criteria which <br />will normally be used to determine the <br />application of a zoning district <br />designation. The applicant has <br />applied to amend a Planned <br />Development -Office /Insitutional <br />Development designation. The <br />criteria for the Office /Institution district <br />are set forth in Article 4.2.16 as <br />follows: <br />a) Site is located in areas <br />designated by the adopted <br />Comprehensive Plan as <br />Commercial Transition or <br />Industrial Activity Nodes. <br />b) Site would provide a buffer or <br />step down in intensity of land use <br />from a commercial use in a <br />Neighborhood or Community <br />Activity Node. <br />c) These areas should have water <br />and sewer mains existing at site <br />or are to be made available <br />during the development process. <br />d) The maximum amount of land <br />zoned to this 0/1 classification <br />shall not exceed five acres. <br />PLANNING <br />BOARD /STAFF <br />RECOMMENDED <br />EVIDENCE SUBMITTED <br />FINDINGS <br />TO SUPPORT FINDINGS <br />x Yes _N <br />The property is within a designated <br />o <br />Commercial /Industrial Node. <br />x_Yes _N <br />While the use is office and <br />o <br />institutional in nature, its <br />impervious cover (3.6 %) is more <br />compatible with typical low density <br />residential uses. <br />x_Yes _N <br />Water and sewer are available at <br />o <br />the site. <br />x Yes _N <br />0 <br />e) Vehicular access must consist of x_Yes _N <br />direct access to a street o <br />classified either arterial or <br />collector as the Comprehensive <br />Plan designates. <br />The Planned development nature <br />of the activities on site required <br />more than five acres to accomplish <br />the intent of the other criteria. <br />NC Highway 86 South is <br />designated as a minor arterial road <br />in the Plan. <br />ARTICLE 7 - SPECIFIC STANDARDS FOR EVALUATION /PLANNED DEVELOPMENTS <br />( "Yes" indicates compliance: "No" indicates non - compliance) <br />