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27 <br /> 1 c. Land Use Goal 3: A variety of land uses that are coordinated within a program <br /> 2 and pattern that limits sprawl, preserves community and rural character, minimizes <br /> 3 land use conflicts, supported by an efficient and balanced transportation system. <br /> 4 d. Objective LU-1.1: Coordinate the location of higher intensity / high density <br /> 5 residential and non-residential development with existing or planned locations of <br /> 6 public transportation, commercial and community services, and adequate <br /> 7 supporting infrastructure (i.e., water and sewer, high-speed internet access, <br /> 8 streets, and sidewalks), while avoiding areas with protected natural and cultural <br /> 9 resources. This could be achieved by increasing allowable densities and creating <br /> 10 new mixed-use zoning districts where adequate public services are available. <br /> 11 e. Economic Development Objective ED-2.1: Encourage compact and higher density <br /> 12 development in areas served by water and sewer. <br /> 13 f. Economic Development Objective ED-2.10: Extend public water and sewer into <br /> 14 all three Economic Development Districts. <br /> 15 3. The proposal appears consistent with the various goals/policies outlined within the Efland- <br /> 16 Mebane Small Area Plan, approved by the BOCC in 2006. Specifically, the Project is <br /> 17 proposing development of high intensity non-residential land uses in an area reserved <br /> 18 specifically for such development as identified within the Plan. <br /> 19 4. The applicant has provided a basic environmental assessment as part of this submittal. <br /> 20 Staff has reviewed and determined there ought to be no significant environmental impact <br /> 21 from this project based on existing conditions. <br /> 22 Staff is recommending the imposition of a condition as part of the approval of this project <br /> 23 that additional environmental studies be prepared for all site plans as detailed in Section <br /> 24 6.16 of the UDO; <br /> 25 <br /> 26 5. The proposed development is consistent with existing/anticipated development within the <br /> 27 area and the various land uses associated with the project are compatible with various <br /> 28 goals/policies as detailed herein. <br /> 29 <br /> 30 During review of the Project, local residents identified the following concerns related to the <br /> 31 <br /> 32 Project, which staff is including herein for information purposes only: <br /> 33 a. The Project is out of character with the rural Efland Community; <br /> 34 b. Development of a '120 nozzle gas station' is inconsistent with a County goal of <br /> 35 reducing dependency on fossil fuels; <br /> 36 c. Stormwater runoff from the Project will have a negative impact on adjacent <br /> 37 sensitive water features as well as the County's Seven Mile Creek Preserve; <br /> 38 d. Insufficient information has been provided ensuring adequate protection of <br /> 39 groundwater from fuel contamination; <br /> 40 e. The Project will significantly increase/exacerbate existing light pollution in the area; <br /> 41 f. There is no justification for an 80 ft. tall freestanding sign. <br /> 42 Neighborhood Information Meeting: A neighborhood information meeting for the project was held <br /> 43 on September 15, 2020 in accordance with Section 2.9.2 (D) of the UDO. The meeting was held <br /> 44 in an on-line format due to current public health concerns. A synopsis of comments made at the <br /> 45 meeting can be found within Attachment 5. <br />