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3 <br /> i. Purchase approved private mitigation bank credits within Orange County (if <br /> available); OR <br /> ii. Purchase approved private mitigation bank credits in the Falls Lake <br /> Watershed (if available); OR <br /> iii. Utilize any mitigation option permitted by the UDO. <br /> Conditions must mutually be agreed to by the applicant. Staff is seeking direction from the <br /> BOCC on said condition(s) for final review/agreement by the applicant. The current list of <br /> condition(s) is contained within Attachment 5. <br /> During review of the Project, local residents identified the following concerns: <br /> a. The Project is out of character with the rural Efland community; <br /> b. There has been insufficient public outreach, including concerns the Town of <br /> Hillsborough had not been more involved in reviewing the Project; <br /> c. Economic development benefits have been exaggerated and are overestimated; <br /> d. The Project will not generate the types of jobs desired by the County (i.e. provision <br /> of a living wage, jobs meeting County social justice goals, etc.); <br /> e. Development of a `60 pump/120 individual fuel station' travel center is inconsistent <br /> with a County goal of reducing dependency on fossil fuels; <br /> f. There is no guarantee that `Phase 2' of the Project (i.e. hotel, offices, retail, <br /> manufacturing, etc.) will ever be developed; <br /> g. Proposed traffic changes, including the elimination of Exit 160 and prohibition of <br /> left turns from Ben Johnson Road to the 1-85/US Highway 70 connector road, will <br /> have negative impacts on motorists. <br /> Traffic redesign will exacerbate existing traffic congestion and create public safety <br /> concerns; <br /> h. Stormwater runoff will have a negative impact on adjacent sensitive water features <br /> as well as the County's Seven Mile Creek Preserve; <br /> i. Insufficient information has been provided ensuring adequate protection of <br /> groundwater from fuel contamination; <br /> j. The Project will significantly increase/exacerbate existing light pollution in the area; <br /> k. There is no justification for an 80 ft. tall freestanding sign advertising the Project. <br /> Attachment 3 contains the applicant's responses to these concern(s). Staff's comments will be <br /> provided separately. <br /> Effect of Denial or Withdrawal: In the event the rezoning application is denied or withdrawn, it <br /> should be noted that Section 2.2.8 of the UDO states that no application for the same or similar <br /> amendment, affecting the same property or portion thereof, may be submitted for a period of <br /> one year. The one year period begins on the date of denial or withdrawal. <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 4. <br />