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14 <br /> Development Area Overlay, which prohibits <br /> manufacturing and wholesale trade, and allows <br /> retail trade only with approval of a Special Use <br /> Permit by the Board of Commissioners. Hours of <br /> operation within the Primary Development Area <br /> Overlay have been limited to the hours between <br /> 6:00 a.m. and 11:00 p.m. <br /> In the absence of the 100 ' perimeter buffer, the <br /> minimum building setback within the EDD from NC <br /> 86 north of Cates Creek would be 25 feet from the <br /> edge of the right-of-way. A 10-foot setback for <br /> vehicular areas is required. Additional landscape <br /> cover would be required, depending on the type of <br /> use, size of building and amount of access and <br /> parking area, if necessary to meet the site <br /> volume ratio. <br /> Currently, the 100' perimeter setback applies <br /> around both the Orange County and the <br /> Hillsborough EDDs, including the common border <br /> between the two districts. The proposed amendment <br /> would render the jurisdictional boundary <br /> invisible for the purpose of applying the <br /> perimeter buffer. The Hillsborough Planning <br /> Director has indicated support for the proposed <br /> amendment, and if adopted by Orange County, will <br /> recommend its adoption by the Town of <br /> Hillsborough as well. <br /> Commissioner Willhoit raised the possibility of <br /> increasing the buffer width adjacent to <br /> Cornwallis Hills if the buffer along NC 86 is <br /> eliminated. During the initial process of <br /> developing the I-40/NC 86 EDD, the possibility of <br /> providing a larger buffer on the narrow strip <br /> along NC 86 was considered. However, the western <br /> boundary of the EDD between Oakdale Drive and <br /> Cornwallis Hills coincides with the western <br /> boundary of a single parcel which is 200 feet in <br /> width. Application of a 200-foot buffer would <br /> eliminate any development of the lot. <br /> Planning Board comments included concern with the <br /> possibility of strip development along NC 86. <br /> Strip development was a concern during the <br /> initial development of the EDD. General <br /> provisions found in the design manual such as <br /> those related to restrictions on freestanding <br /> retail, signage, access design are designed to <br /> minimize impacts of development. Additional or <br /> different provisions relating to the creation of <br /> a gateway to Hillsborough would need to be <br /> addressed through a separate public hearing for <br />