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27 <br /> <br />i. Allow for intensive non-residential development in an area of the county 1 <br />designated as a rural and/or protected area, 2 <br />ii. Will not result in adequate protection of the natural environment, 3 <br />iii. Will not be in harmony with surrounding land uses. 4 <br /> 5 <br />f. Will negatively impact rural neighborhoods in and around Davis Road due to the 6 <br />proposed driveway allowing vehicular access to and from the development. The 7 <br />driveway will generate too much traffic on the road creating a public safety hazard. 8 <br />Further, commercial vehicles will make use of existing, rural roadways (i.e. Old NC 9 <br />Highway 86, New Hope Church Road, Orange Grove Road); 10 <br />g. The project does not provide enough protection for existing environmental features 11 <br />(i.e. streams, floodplains, and identified hardwood forests), will have a negative impact 12 <br />on Cates Creek, and will impair the health of the Eno River; 13 <br />h. Development will negatively impact and displace local wildlife; 14 <br />i. Insufficient safeguards are proposed addressing stormwater runoff and impacts on 15 <br />adjacent property owners; 16 <br />j. Development of buildings with a maximum height limit of 60 feet will dominate the local 17 <br />landscape; 18 <br />k. Truck traffic will create health hazards for residents due to increases in diesel 19 <br />exhaust/fumes. Further, noise created by these trucks will negatively impact local 20 <br />residents and will constitute violation(s) of applicable noise regulations; 21 <br />l. The applicant has been inconsistent in the number of jobs the project will generate; 22 <br />m. The submitted traffic impact analysis is contradictory with the application narrative. 23 <br /> 24 <br />As previous indicated, there are numerous recommended conditions designed to address the 25 <br />anticipated impacts of the project. 26 <br /> 27 <br />Planning Board Recommendation: The Planning Board reviewed this item on August 5 and 19, 28 <br />2020. The Board voted 6 to 4 to recommend approval of the Statement of Consistency 29 <br />(Attachment 2) and the proposed Zoning Atlas Amendment (Attachment 3) as proposed by staff. 30 <br />Those voting against the project cited the following concerns: 31 <br />a. The Board wanted the applicant to provide the specific tenants (i.e. names, 32 <br />operational characteristics, etc.) within the project for ‘review and approval’ prior to 33 <br />action being taken on the zoning atlas amendment request; 34 <br />b. Board members expressed concern over anticipated traffic impacts on Davis Road; 35 <br />c. The project was deemed to be too intensive for the area. 36 <br /> 37 <br />Excerpts of the minutes from these meetings, as well as the Board’s signed statement of 38 <br />consistency, are included in Attachment 1. Agenda materials from the meetings can be viewed 39 <br />at: https://www.co.orange.nc.us/AgendaCenter/Planning-Board-26. 40 <br /> 41 <br /> 42 <br />Planning Director’s Recommendation: The Planning Director recommends approval of the: 43 <br />1. Statement of Consistency indicating the zoning atlas amendment(s) are reasonable 44 <br />and in the public interest as contained in Attachment 2. 45 <br /> 46 <br />STAFF COMMENT: This presumes the land use designation of the 12 acre 47 <br />parcel (PIN 9862-99-8894) is changed from Rural Residential to Economic 48 <br />Development Transition Activity Node as detailed herein. If the aforementioned 49 <br />FLUM is not approved, the staff recommendation will have to be revised. 50