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14 <br /> Based on the discussion at the public hearing, there were two changes made in the packet. LU <br /> 3.1 and 3.6 were revised. Attachment 2 reflects the amended text. The Planning Board <br /> unanimously recommended approval of the proposed amendments. <br /> Commissioner Gordon said that when the Comprehensive Plan was originally passed, there was <br /> discussion about the definition of the transition area. She said that the 10 and 20-year transition <br /> area should not be deleted. This was discussed extensively when the Comprehensive Plan was <br /> originally passed. <br /> Commissioner Gordon made reference to page 45 and the language about the Chapel Hill and <br /> Carrboro Transition Area. This should also not be deleted. <br /> A motion was made by Commissioner Gordon, seconded by Commissioner Jacobs to approve <br /> Attachment Two with the amendments of keeping the language about the transition areas. <br /> Commissioner Yuhasz asked staff to comment on these changes and why the phrases about the <br /> transition areas were stricken. <br /> Shannon Berry said that the language on page 45 was not deleted but only moved to page 44. <br /> Commissioner Gordon withdrew that part of her motion. <br /> Shannon Berry said that, with regard to the Commercial Transition Activity Node, the language <br /> that says, "within the 10- or 20-year transition," this was deleted because the 10-year transition <br /> and the 20-year transition are also land use classifications. They are mutually exclusive. Based <br /> on how it appears on the map, one could not have another land use within another land use. The <br /> commercial transition activity node is separate from the 10-year and 20-year transition activity <br /> node. <br /> Commissioner Gordon said that the language defining transition areas should be picked up and <br /> not deleted. <br /> Planning Director Craig Benedict said that the original land use plan from 1981 did allow the <br /> overlaps and said the 10- and 20-year transition areas are the areas that were intended to have <br /> urban style growth. On top of that transition area, there were commercial industrial activity <br /> nodes. In the new comprehensive plan, the land uses are independent. <br /> Commissioner Jacobs said that theoretically, there could be a node in the middle of the rural <br /> buffer at the intersection of 1-40 and New Hope Church Road because it does not say anything <br /> about water and sewer, it just says near a major transportation route. He thinks that <br /> Commissioner Gordon is trying to qualify it in a way that it is logically consistent with what was <br /> mentioned for the transition areas. <br /> Commissioner Gordon suggested picking up some of the language from page 18, and she read, <br /> "land located at major road intersections or near major transportation routes that could be <br /> provided with public water and wastewater services and is appropriate for retail or other <br /> commercial uses." On page 53, it should say the same thing. <br /> Commissioner Yuhasz said that he would not want to preclude the possibility of having <br /> commercial activity along the interstate. This would require action by the Board of County <br /> Commissioners. He does not want to tie the hands of future Boards. He prefers leaving this as it <br /> is and relying on the Board of County Commissioners to make appropriate decisions as to where <br /> transition nodes should and should not be located. <br /> Commissioner McKee said that his concern is to not to eliminate the possibility of commercial <br /> development along the interstates. His point is that there are intersections on these interstates <br /> that do not have sewer and water, but should be available for low-impact commercial activity. <br /> Discussion ensued about the language. <br /> Commissioner Jacobs said that he thought that Commissioner Gordon was trying to make this <br /> clear and not to have a debate on it. He suggested calling the question. <br /> Commissioner Gordon asked Craig Benedict if he was firm in the conclusion that the language <br /> about 10- and 20-year transition areas could not be kept. Craig Benedict said yes. He said that <br /> it would be appropriate at this time to discuss where public utilities could be planned. <br /> Commissioner Gordon clarified that she wants to keep the language that she read regarding the <br /> Commercial Industrial Transition Activity Node, which was related to water and wastewater <br /> services. <br /> Commissioner Gordon restated her motion: Approve Attachment Two, with the changes as <br /> stated, which add "land located at major road intersections or near major transportation routes <br />