Agenda - 11-14-2017 - D.1 - Zoning Atlas Amendment: Conditional Zoning —Master Plan Development

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75 development activity and are consistent with the Future Land Use Map,with a recommendation of delaying action on District 3 until the Water and Sewer Boundary Map (WASMPBA) and Future Land Use Map issues are resolved; recommend denial of the project (Staff is not recommending this option); or recommend approval of the application as submitted, including District 3(Staff is not recommending this option). Kim Piracci said that this is the first time she has heard of Settler's Point mixed use development and it seems like with very little information, she has more questions than answers. She said that if she moved to approve this, she does not feel like she knows what she is approving. Michael Harvey said that part of this process is for the Board to ask questions to get a comfort level. He pointed to the detailed, comprehensive narrative that Staff has provided and maps outlining what the area will look like. This project was originally submitted February/March of 2017 and was then tabled. It was resubmitted in August 2017 and this is the first hearing for the Planning Board to review the project. The narrative provides the standards for developing this project. Since this is a master plan, there are not specifics on where exactly a hotel or a motel or an industrial site will go. Board members are being asked to approve the zoning and regulatory limitations that will govern this project overtime, from setbacks to land use buffers to parking requirements, etc. Staff will utilize the Board's approval to approve or deny the developer's site plans as they come forward. This is different than a Special Use Permit application is required to have a site plan showing how the property is going to be developed. Rather, this process is a rezoning process. Design standards and criteria can and are going to be opposed. This criteria will be the basis for approval of site plans as Staff moves forward. Kim Piracci asked what Michael Harvey meant at the beginning of his presentation when he told the Board that this was the last time they would see this project. Michael Harvey replied the Board would be approving the zoning district. Site plans are going to be reviewed by Staff, subject to permitted uses in the UDO. What he meant was that the Board will not see site plans for this project, unless the concept of the school moves forward. He did note that the school would need a Class A Special Use Permit and that application would go through the Board. Tony Blake asked if Staff had received much public comment on this application. Were people concerned? Michael Harvey responded the NIM notes that go over concerns and other comments are included Attachment 5 in the packet. Mr. Harvey said that people were concerned about traffic impacts, congestion and congestion management. There is a TIA outlining what external traffic improvements will be required to accommodate the project. There was also some concern that this project could even be served by water-sewer. Staff made the aforementioned conditions regarding this concern. Additionally, there were concerns expressed about the intensity of District 3. There is also buzz in this project because of the economic development interest it brings to the County. Neighbors at the NIMs also expressed concerns about noise and air pollution. There are regulatory standards of which the applicant is aware that will hopefully address these concerns. Tony Blake said that he did not get the impression that the public would have more time to comment on this if the Board approves it tonight. Michael Harvey said that the public always gets the opportunity to comment on any development project that goes through Orange County, even if the project is permitted by right; and they get to comment tonight and at the BOCC public hearing. However, they cannot influence the outcome. Staff is reviewing and taking action on permitted land uses, most of which could already be developed in this area. From Staffs standpoint, the benefit of the project going through the master plan process is that it gives a comprehensive approach of developing roadway standards and addressing buffer issues, purposeful utility management in coordination with Hillsborough. The master plan process helps establish a zoning district that addresses some of the applicant's needs, the Planning Department's needs, and economic development needs in the County. There could still be limitations that impact this project, just like any project.