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and land uses ". <br />12 <br />The Federal Highway Administration (FHWA) has <br />established maximum acceptable noise levels for <br />various land uses or activities. The recommended <br />hourly exterior noise level for residential land use <br />is 67 dBA. <br />The maximum predicted future noise levels for I -40, <br />for the design year of 2000, were calculated at <br />various distances from the centerline of the proposed <br />eastbound and westbound lanes. The maximum extent of <br />the 67 dBA noise level between Old NC 86 and New Hope <br />Church Road is reached at approximately 212 feet from <br />the center of the nearest traffic lane. <br />The centerline of the nearest lane is between 66 and <br />81 feet from the property line, so that the 67 dBA <br />noise contour extends 131' to 146' into the subject <br />property. A minimum buffer of 100' is required in the <br />MTC Corridor. If a standard subdivision were created, <br />each lot would contain at least 2 acres, and exterior <br />noise would be reduced to an acceptable level at only <br />31' -46' from the edge of the MTC buffer. A more <br />substantial buffer could be created by clustering <br />lots. <br />The decibel level is further reduced by 2 -3 points for <br />each 100' of dense vegetation. The maintenance of the <br />100' MTC buffer would reduce noise by 2 -3 dBA, and <br />even greater reductions could be achieved by <br />maintaining a wider buffer through clustering. <br />3. This proposed zoning change would carry out the intent and <br />purpose of the adopted land use in that it would enhance the <br />adopted plan. This change would address the need for different <br />activities other than residential bordering I -40 which could not <br />only act as additional buffer between I -40 and the surrounding <br />community but also address the lack of consideration given to <br />the property impacted directly by I -40. <br />Staff Comment: The proposed zoning change would not carry out the <br />intent of the adopted plan. <br />The subject area is in the Rural Buffer Land Use Plan <br />classification. Within the Rural Buffer are seven <br />specific sub- categories, depicted on the JPA Land Use <br />Plan. These categories include Water Quality Critical <br />Area, Resource Protection, Public - Private Open Space, <br />Agricultural, Rural Residential, Retail Trade, and <br />Extractive Use. <br />The area proposed for rezoning is predominantly Rural <br />Residential with some area designated as Agricultural, <br />and Resource Protection. <br />The Rural Residential category is described in the <br />3 <br />