Agenda - 12-15-2020; 5-b - Zoning Atlas Amendment - Master Plan Development Conditional Zoning District (MPD-CZ) for Efland Station (formerly Beaver Crossing)

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15 iii. No culturally/archeologically significant areas have been denoted on the properties; STAFF COMMENT.- As detailed in within documents contained within Attachment 6 historic structure(s) were previously identified on the property in 1993. These structures no longer possess physical integrity lending them to preservation efforts. iv. There are no floodplains on the Property; v. No endangered species have been identified as being on the Property. STAFF COMMENT.- At this stage of review, staff has determined the master concept plan appears to address protection of applicable on-site environmental features. Further review by staff will be necessary, presuming approval of the rezoning application, to address environmental impacts associated with anticipated development. Staff is concerned about fuel storage, and potential impacts arising from a leak, but the UDO does not contain a measureable standard by which we can regulate. Storage tanks are permitted through the State. As presently configured, the Project proposes 6 double-walled concrete encased storage tanks for fuel, each with a maximum capacity of 40,000 gallons of fuel storage. The permitting of these underground tanks will be consistent with NC Department of Environmental Quality (NC DEQ) standards. There are concerns over the potential impact(s) associated with the storage of the necessary fuel supporting 60 gas pumps/120 gas nozzles that will have to be addressed during future site plan review and State permitting of the fuel storage tanks. On October 28, 2020 the applicant provided a response to staff's environmental assessment review memo focusing on fuel storage and the oil/water separations that have to be included in the stormwater inlet systems proposed for the Project. This information is contained in Attachment I. Staff and the applicant have recommended the imposition of various condition(s) to address development impacts as contained in Attachment 9. Other pertinent information concerning the proposed MPD-CZ is as follows: • Future Land Use Map (FLUM) Designation: As previously detailed herein, both parcels are located within the Commercial-Industrial Transition Activity Node (CITAN). The FLUM can be accessed utilizing the following link: http-//www.orangecountync.gov/DocumentCenter/View/4054/Future-Land-Use-Map-PDF. • Comprehensive Plan: Per Appendix F, "Relationships Between Land Use Categories and Zoning Districts Matrix" of the adopted Orange County Comprehensive Plan, the MPD-CZ district is a permissible zoning designation for property located within a CITAN. For more information on the definition of activity node, and to review the allowed zoning designations permitted within same, the Comprehensive Plan can be accessed utilizing the following link: http://www.orangecountync.gov/1242/2030-Comprehensive-Plan. • Growth Management System Map Designation: As previously indicated herein, both parcels within an `Urban' designated area. STAFF COMMENT: The Growth Management System Map is a tool utilized by staff to identify permit review thresholds for residential (i.e. subdivision) projects.