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233 <br /> surrounding area. This design approach will also provide a transition in density and land <br /> use type from the larger lots north of the site to the smaller lots within the Town's <br /> incorporated limits south of the site. <br /> The proposed Conservation Cluster Flexible Development Subdivision has made efforts to <br /> minimize impacts to the surrounding area and the environment. The new traffic generated <br /> by the development will not degrade the surrounding road network. The project is <br /> designed to place open space such that neighboring properties will have minimal impacts <br /> with regarding to the trees and other vegetation with which they are accustomed. The <br /> developer is also providing amenities, including gathering areas, for the residents so that <br /> they are not reliant upon county and town facilities. The applicant has identified <br /> environmental features into consideration in its design and construction commitments to <br /> minimize negative impacts. Environmentally sensitive features have been preserved in <br /> dedicated open space and or committed landscaping. The applicant provided an <br /> Environmental Assessment as part of the application package. County staff has reviewed <br /> and determined no significant environmental impact is expected from this project based on <br /> existing conditions. <br /> The applicant requested utilities from the Town of Hillsborough and was denied their <br /> service. In turn, they developed the proposed zoning application and site plan to support <br /> the Conservation Cluster subdivision presented, which will be independent of any utility <br /> service using conventional septic systems and a community well, which will also provide <br /> adequate fire flows. The deliberate dialogue with the adjacent utility providers at the Town, <br /> including their participation in the review process, reflect the "careful consideration of the <br /> costs and benefits of expansion" required of the 2030 Comprehensive Plan's Planning <br /> Principle 1. <br /> c. The amendment is consistent with applicable plans because it supports the following: <br /> 2030 Comprehensive Plan <br /> ■ Planning Principle 1 . Efficient and Fiscally Responsible Provision of Public Facilities <br /> and Services: Orange County's public facilities and services should be delivered in a <br /> manner that efficiently uses existing capacity. Expansions of facilities and services <br /> should be made only after careful consideration of the costs and benefits of <br /> expansion. <br /> ■ Planning Principle 2. Sustainable Growth and Development: Growth and development <br /> within the county should occur in a pattern, location, and density that is sustainable <br /> over the long-term. <br /> ■ Planning Principle 4. Natural Area Resource Protection: Protection of the County's <br /> natural areas, including forests, wildlife habitat, and other important open spaces <br /> should be a priority. The County should work with regional and local organizations, <br /> the towns, and private landowners to promote and achieve preservation of the <br /> County's important natural resources. <br />