Agenda - 09-12-2016 - D.3 - Zoning Atlas Amendment – Hillsborough Economic Development District

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380 Draft Economic Development District. Mixed use as we mentioned is supportive of non-residential, jobs, employment, multi-family does have a good mix. But it's true, single family chews up more land and creates more fiscal impacts and costs than the non-residential. Lisa Stuckey:And I think the sort of philosophical thing about this sort of siloing residential versus non, that people are separated from their jobs and they have to commute and that has a bad impact on our quality of life when you pull things apart like that.That comes with it's own set of problems. Craig Benedict: One other thing that was mentioned a little bit earlier was how these categories and things evolve over time about how you use zoning.And zoning 10, 20, 30 years ago was very siloed. This is manufacturing. This is retail. This is office. And you saw from our amendments that went through the last 3 or 4 months that we have these categories such as office, research, and manufacturing. They put them all in one building. This EDH4 and EDH5 that we're looking at is one of those combined districts where somebody can come in and do office and some assembly and some R&D and we're also suggesting some retail so that if you have the jobs they don't have to go too far to go to a restaurant or bank. And really even thought this will probably be developed in these little zones, this whole area of all 4 quadrants of the interchange is going to be mixed use. We don't need to mix it completely on every parcel but somebody living in a multi family on the south side can easily get over to the hospital if they were working there. Tony Blake:This is why RTP's putting in all the residential. Craig Benedict:That's correct. Lisa Stuckey:That's the flip of it. Craig Benedict:That's the conventional zoning ideas back in the 60s. Tony Blake: So just to talk directly to the first gentleman's concerns, this would not preclude a Gorilla Manufacturing or an asphalt plant or anything like that. There are other components to the UDO that would address those. But this particular zone would not prevent it. Perdita Holtz:You mean the EDH5 zone? Tony Blake:Yes. Perdita Holtz: They could theoretically be located in EDH5, but practically, with all the development standards that the UDO contains, it's not likely. Craig Benedict: This isn't in the UDO but this is in the practice that all cities and counties are doing in the region. There's demand for quality growth and our Commissioners and Economic Development Department targets industries and if it's the appropriate industries that give us the tax base and the high paying jobs, there's incentives. Jobs or businesses that are not fulfilling that targeted market are not likely to get incentives and therefore the pressure for them to locate here is lessened. Meaning that some of those higher intensity uses that are listed in that manufacturing category,we're not going to be escorting those in with incentive packages. Lisa Stuckey: There's also small businesses that it seems to me that some of what you were just talking about would really... that there's not much land that's available right now to do this kind of construction in Orange County, really. Craig Benedict:That's correct.There are not too many interchanges and everyone that we have, besides the one in North Chapel Hill, New Hope Church interchange- nothing can happen there. And this is within proximity of our University even. And there are other Economic Development zones in Efland and Buckhorn. Very prime. The developers and businesses that are looking for properties in Orange County, they are surprised that there's still available land at some of these interchanges. Why hasn't it developed in the past? There hasn't been good zoning 7