Agenda - 08-23-1993 - C 1 (a) - Laserfiche WebLink

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a minimal risk with several positive aspects that are in the public good. Only 10 acres of land in the node could ultimately be zoned LC-1 or NC-2 . Both zones are low-intensity commercial zones and do not allow activities that are high- risk water quality polluters. If the node were eventually built out to its 10-acre maximum, only 14 . 6 of the 20, 160 acres in Cane Creek watershed would be used for commercial purposes (assuming no other nodes are permitted) . This equates to less than 1% of the watershed used for commercial purposes . The state watershed minimum standards allow up to 5% of the watershed to be developed for non-residential purposes with an impervious surface rate of up to 70% (in addition to non- residential development that meets the residential standards)_- - If applied to Cane Creek watershed, the state standards would allow 1,008 acres of land to be used for non-residential purposes at an impervious rate of up to 70% . The Land Use Element is based on the organizing concept of activity nodes as a means of strategically-locating non-residential development, and therefore does not allow this scale of non-residential development in any basin - with the exception of the I-85/Buckhorn Road Economic Development node in the Upper Eno (Seven-Mile Creek) basin. The proposed node (plus the existing 4 .6 acres of commercial activity) equates to 0.000725% of the watershed area, far less than 5%, and is still less than 1% of the watershed excluding the critical area. Environmentally-sensitive site design can be used to minimize risk of fuel leakage, and new EPA standards for underground tanks would be required. Finally, the exchange of an existing underground tank in the critical area for a underground double-walled storage tank further removed from the reservoir would be a net gain for Township and County residents . 6. The existing goal statements in the Land Use Element that are discussed on pages 7-8 may be interpreted not to prohibit commercial activity in the watershed altogether, but to minimize such activities - providing for limited, strategically-focused commercial activities to provide service to area residents . Conditions may be placed on commercial development at this site through the development review process to ensure further water quality protection. The amendment CP-4-93, which complements the watershed zoning standards to be applied, would address this clarification for goal statements such as 10. 8 ("Commercial and industrial uses are inappropriate in University Lake and Cane Creek watersheds") . The proposed language (see page 7) would allow flexibility for very limited, locally-scaled commercial development. 11