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36 <br />_P <br />one unit /acre subdivision. In addition, the proposed park <br />dedication is consistent with the Parks and Recreation element <br />of the Comprehensive Plan. Both the extension of water and <br />sewer service and the proposed park are indicative of an area <br />in transition from rural agricultural to low density <br />residential. <br />4. Finally, a certain number of unknowns exist with a project the <br />scale of which has not been seen in this County. Concerns over <br />traffic impact, school enrollment, fire protection and the <br />integrity of Duke Forest are issues to consider. However, the <br />project which could evolve from this plan amendment also <br />offers a number of benefits to the area and the County as a <br />whole. The potential project would preserve open space, <br />provide a wildlife corridor, reduce the number of trips for <br />services, offer economic benefits to the region, and promote <br />an interactive social community with a variety of different <br />housing types. Mitigation measures such as buffers along the <br />perimeter of the site and park dedication can be applied to <br />the project in later phases, along with other conditions found <br />necessary to mitigate other impacts. Additionally, the change <br />in Land Use Element designation is not de facto zoning. If <br />there is a substantial change in the project at later stages <br />which compromises the goals and objectives of the Plan, the <br />Planned Development may be denied until it meets the purpose <br />and intent of the Plan. <br />16 <br />