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17 <br /> Project is proposing development of high intensity non-residential land uses in an area <br /> reserved specifically for such development as identified within the Plan. <br /> 4. The applicant has provided a basic environmental assessment as part of this submittal. <br /> Staff has reviewed and determined there ought to be no significant environmental impact <br /> from this project based on existing conditions. <br /> Staff is recommending the imposition of a condition as part of the approval of this project <br /> that additional environmental studies be prepared for all site plans as detailed in Section <br /> 6.16 of the UDO; <br /> 5. The proposed development is consistent with existing/anticipated development within the <br /> area and the various land uses associated with the project are compatible with various <br /> goals/policies as detailed herein. <br /> During review of the Project, local residents identified the following concerns related to the <br /> Project, which staff is including herein for information purposes only: <br /> a. The Project is out of character with the rural Efland Community; <br /> b. Development of a `120 nozzle gas station' is inconsistent with a County goal of <br /> reducing dependency on fossil fuels; <br /> c. Stormwater runoff from the Project will have a negative impact on adjacent <br /> sensitive water features as well as the County's Seven Mile Creek Preserve; <br /> d. Insufficient information has been provided ensuring adequate protection of <br /> groundwater from fuel contamination; <br /> e. The Project will significantly increase/exacerbate existing light pollution in the area; <br /> f. There is no justification for an 80 ft. tall freestanding sign. <br /> Neighborhood Information Meeting: A neighborhood information meeting for the project was <br /> held on September 15, 2020 in accordance with Section 2.9.2 (D) of the UDO. The meeting <br /> was held in an on-line format due to current public health concerns. A synopsis of comments <br /> made at the meeting can be found within Attachment 5. <br /> Planning staff held a virtual outreach meeting on October 28, 2020 to review applicant <br /> modification(s) to the Project including, but not limited to: name change (from Beaver Crossing <br /> to Efland Station), access management and landscaping modifications. <br /> Public Notifications: In accordance with Section 2.8.7 of the UDO, notices were mailed via first <br /> class mail to property owners within 1,000 ft. of the subject parcels providing the date/time of the <br /> BOCC public hearing where the proposal is to be reviewed. These notices were mailed on <br /> November 25, 2020, 19 days before the meeting. Staff also posted the subject parcels with <br /> signs indicating the date/time of the public hearing on December 4, 2020, 11 days before the <br /> meeting. For more information, please refer to Attachment 7. <br /> Courtesy Review: This request was submitted to the City of Mebane and Orange-Alamance <br /> Water System (OAWS) as part of our courtesy review program. To date, staff has not received <br /> comment(s) from OAWS staff. <br /> Planning Board Recommendation: The Planning Board reviewed the zoning atlas amendment <br /> at its November 4, 2020 regular meeting. At this meeting the Board voted unanimously to <br />