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