5-a - Zoning Atlas Amendment - Conditional Zoning – Master Plan Development Conditional Zoning District (MPD-CZ) Settlers Point

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Approved 11/01/2017 4 exacerbated. The Transportation Improvement Assessment (TIA) is designed to identify internal and external roadway improvements required. Typically, these are only required once certain thresholds are met, but the developer suggested that TIAs be mandatory for every site plan review. These reviews ensure that the data that the developer submitted as part of the master plan application is viable as conditions change over time, and can implemented to reach individual site plan approval. Mr. Harvey pointed the Board to the existing TIA included in the proposal that gives a broad picture of what traffic improvements will be required for this project. The additional submittals of TIAs with site plan review provides Staff with any information on changes, that improvements are necessary and consistent, and that the TIA is approved in concert with the site plan so that it is installed by the same developer. Tony Blake asked when the Department of Transportation (NCDOT) gets involved. Michael Harvey said that NCDOT has been reviewing the existing TIA since March 2017. While Staff has not heard back from them with feedback, he hopes to hear from them soon. Since NCDOT is on an advisory committee that reviews site plans, they will be reviewing all documents along the way. Applicants are also required to document everyday water and sewer needs for a cumulative track record. The Town of Hillsborough will provide courtesy review on this project and will benefit from data on utility needs as well. Landscape plans will detail how vegetation will be cared for. Lydia Wegman asked for a review of the impervious surface area requirements. Michael Harvey said that the developer is required to document existing and proposed impervious surface area as well as building-to-open-space ratios. Since there are mandatory restrictions on total building area for each district and requirements for percentage of open space (based on the building to open space balance), the developer will continue to update Staff on where they are in meeting those thresholds. He noted land use buffers for the project. District 1 will maintain a 100 foot land use buffer along the western and southern property lines, roughly up to the economic development zoning line. There is a 50 foot buffer proposed along Old NC 86. There is a request to allow for thinning in this area to accommodate potential access, parking and stormwater features, along with replanting requirements. As proposed, Staff does not have an issue with the thinning of vegetation within the 50 foot buffer. The Major Transportation Overlay (MTO) will also be maintained along the interstate and has a required 100 foot buffer. The applicant is also proposing for thinning in this buffer, which Staff also finds reasonable since the UDO allows for breaks in the buffer to create visibility, especially since the developer is providing a replanting plan and describes in detail how the area would be disturbed, setting-up reviews in the site plan approval process. The developer provided illustrations of buffers for proposed parking lots in front of buildings (see narrative section). Standards for allowable architectural materials have been met. Transportation impact plans comply with the regulations outlined in 6.10 of the UDO. Specifically, external roadway improvements will meet NCDOT requirements; internal roadways will be public; sidewalks and bicycle lanes will be developed; and 4 bus pullouts and transit shelters will be constructed to serve the project. By design as outlined in the developer’s conditions, no structure or building erected will be outside the recommended distance to a transit stops to ensure accessibility. Staff is very supportive of this. Tony Blake asked if building heights and setbacks are included in the plans. He asked if they are following a form- based code. Michael Harvey replied that setbacks and building heights are included and said that the project is not being proposed within a fully-functioning form-based code. Paul Guthrie asked if there is consideration of the expansion of Interstate 40, especially in relation to planning going on adjacent to the right-of-way. Michael Harvey answered that even though Interstate 40 will be expanded in the future, Staff can only plan in the now as Interstate 40 exists. If NCDOT secures additional right-of-way, the buffers, setbacks and other details will be affected, but until this time, people cannot be denied reasonable development opportunities on their property. Mr. Harvey said he is unsure of the time horizon on the expansion and NCDOT is still working out the details. 14