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Vb <br /> located on the west side of Cates Creek also be included in <br /> the EDD. <br /> The area in question contains about 34 acres. It is bounded <br /> by I-40 to the south and west, and Cates Creek and the <br /> boundary of the existing EDD to the east. The property to <br /> the north is zoned R-3 and is currently undeveloped. It may <br /> be developed later as a part of Cornwallis Hills. <br /> Although steep slopes will create more development <br /> constraints on the west side of Cates Creek than the flatter <br /> area found on the east side, non-residential development <br /> could occur to the extent that the provisions of the EDD <br /> Design Manual allow. Residential development is less <br /> desirable and feasible due to the location of the area <br /> adjacent to both I-40 and the existing EDD. <br /> Access could be provided either by a frontage road along I- <br /> 40 or a single crossing of Cates Creek in a more central <br /> area of the property, depending on the proposed location of <br /> building sites. No access would be permitted through the <br /> residential area (Cornwallis Hills) to the north. In <br /> addition, residential development to the north would be <br /> protected by the 100-foot perimeter buffer. <br /> The Planning Staff recommends that the that the entirety of <br /> the parcel be included in the EDD and be designated as <br /> Primary Development Area. <br /> Moren Property <br /> Hugh Moren, Jr. and Carolyn Moren own an 87-acre tract <br /> located in the northernmost portion of the northeast <br /> quadrant of the EDD. Most of the Moren property was <br /> included in the EDD except a small area containing about <br /> four acres adjacent to Stagecoach Run Subdivision. Of the <br /> area in the EDD, about one-half is designated as Primary <br /> Development Area, and the other half as Secondary <br /> Development Area. The property owner has requested that the <br /> remaining acreage be included in the EDD, and that the <br /> entirety of his property be designated as Primary I. <br /> Four lots on the east side of the existing Stagecoach Run <br /> Development were included on the recorded plat for Section <br /> 3 of Stagecoach Run Subdivision. Those lots were never <br /> developed and were later combined for tax purposes. The <br /> Moren property now proposed to be added to the EDD consists <br /> of two of those four lots. <br /> During the initial EDD public hearing process and prior to <br /> creation of the I-40/NC 86 Work Group, the Planning Staff <br /> met with residents of Stagecoach Run and discussed issues <br /> related to the boundary of the EDD in the vicinity of the <br /> subdivision. The district, as initially proposed, was to <br />