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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76 • Requires an EIS by a Federal or State agency; • Fails to adequately protect identified in "Inventory of Sites of Cultural, Historic, Recreational, Biological, & Geological Significance in the Unincorporated Portions of Orange County' and the "Orange County Inventory of Natural Areas"; • Involves a land surface application wastewater treatment system, within the Water Quality Critical Area of Water Supply Watersheds as defined by the Orange County Comprehensive Land Use Plan. At this time, staff has reviewed the submitted EA and made a preliminary determination the Project will not have a negative impact on on-site environmental features. Presuming approval of the Project additional environmental review, including the completion of a formal Environmental Impact Statement (EIS), will more than likely be required with the development of the proposed travel center/120 pump gas station and fuel storage area. This would occur at the site plan submittal stage. b. Orange County Inventory of Natural Areas and Wildlife Habitats: A County staff generated report completed in 1987, updated in 2004, identifying environmentally sensitive areas, natural and cultural resources subject to protection during development activities. In reviewing this document, staff notes the following: i. The Property was not identified in the document as having significant wildlife, heritage areas, or identified cultural resource areas needed heightened protection(s); ii. The report designates the water features on the Property need to be preserved/protected; iii. The report does not indicate the presence of protected/endangered species on the Property; iv. The report indicated development activity within/near the Property needed to take into consideration protection of the Seven Mile Creek area/preserve, approximately 1 mile south of the Project (i.e. south of 1-85/40); v. There are significant wildlife corridors south of the Project. The Property, however, does not contain identified wildlife corridors. As indicated herein, there is a significant natural area approximately 1 mile south of the Project (i.e. Seven Mile Creek) that will have to be taken into consideration when reviewing potential impacts of the Project. One concern staff has continuously heard from adjacent property owners, is the need for large fuel storage tanks serving the proposed 120 gas pumps and potential environmental impact(s) associated with fuel spills/leaks.