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Agenda - 01-23-2018 5-a - Zoning Atlas Amendment - Conditional Zoning – Master Plan Development Conditional Zoning District (MPD-CZ) Settlers Point
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Agenda - 01-23-2018 5-a - Zoning Atlas Amendment - Conditional Zoning – Master Plan Development Conditional Zoning District (MPD-CZ) Settlers Point
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BOCC
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1/23/2018
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Regular Meeting
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Agenda
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5-a
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Agenda - 01-23-2018 - Regular Meeting Agenda
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\Board of County Commissioners\BOCC Agendas\2010's\2018\Agenda - 01-23-2018
Minutes 01-23-2018
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\Board of County Commissioners\Minutes - Approved\2010's\2018
Statement of Approval and Consistency Statement - Settler's Point 012318
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\Board of County Commissioners\Various Documents\2010 - 2019\2018
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25 <br />Approved 11/01/2017 <br />Randy Marshall said that it sounded like the possibilities for many of these uses have been there for 20 to 30 years. <br />Michael Harvey clarified that there are land uses as part of this application that are currently are not allowed. He said <br />that said land uses have been discussed in several forms with this Board and the BOCC as uses that these bodies <br />want to see. The applicant has mirrored its application based on the proposed changes in the Table of Permitted <br />Uses. There are aspects of this project that are currently permitted. If the question is, could there be some type of <br />industrial operation in this project, the answer is yes. Would it be reviewed under the current confines of the UDO? <br />Yes. This area has been encouraged and promoted as a good area for heightened economic development. <br />Randy Marshall said that several people have pointed out that they know that something is coming to the area and <br />no one wants to have their quality of life impacted by the area being developed, but the County wants to develop it. <br />He said that the Board is trying to make the best decision about what goes into the area. <br />Michael Harvey said that it is also important to note that up until recently, there have been limitations on development <br />in this area; most notably, lack of infrastructure. That's about to change, he said. In a way it is inevitable that this area <br />be used for economic development, notwithstanding utility services, and because it is one of the last interchanges in <br />the area that has not seen appreciable development. The scarcity of land like this positioned near interchanges will <br />make this area attractive. These are the facts but these comments are not meant to make the Board act now. He <br />made the point again that the necessary tools to make development more possible in this area are being extended. <br />Lydia Wegman asked Michael Harvey to identify which of the uses listed on page 314 would not currently be allowed <br />but that are being considered for inclusion in the revised Table of Permitted Uses. <br />Michael Harvey said that most of these uses on page 314 will be included in the revised Table of Permitted Uses, <br />based on the directive Staff has from the Planning Board and the BOCC. There is not a lot of distinction, and the <br />developer used the Table of Permitted Uses discussion to influence what the County wants to see land use -wise. In <br />consideration of the purpose and intent of this zoning district, there could be a heightened level of industrial uses <br />allowed, once the Table is adopted at some future date. <br />Craig Benedict said that the regulations that the County has put together, in anticipation of this land use <br />implementation that has been on the map since the `80s, takes into account the impacts that community members <br />voiced. Traffic -wise, road capacity is evaluated by the TIAs. When traffic from this project meets certain thresholds, <br />the developer has to make improvements. Mr. Benedict said that this is not a case where the project continues and <br />someone else fixes the project later. Many residents raised concerns about lighting. Orange County has one of the <br />best "dark sky" ordinances in North Carolina. The lighting program in Section 6.11 of the LIDO requires that light be <br />limited and directed down. In terms of the environmental issues, the site -by -site EIAs will be considered alongside <br />master planning for stormwater management which protects the water table. Even though wells are permissible <br />within the development, they may not necessarily have to install them. It could be the case that stormwater areas <br />down to groundwater could provide the water for irrigation and other landscaping. <br />Tony Blake asked if there is something that can be done to restrict the amount of water used from a well during a <br />drought. He acknowledged the technical solutions but asked if verbiage could be added to address the issue. <br />Craig Benedict responded the water table in Orange County is not in the typical stratospheric table seen in other <br />parts of the country. It is in granite. The creation of a well is about hitting the right cracks in the rock. Since there are <br />some adjacent properties with wells that are outside of this project, if there are wells are requested in the future for <br />landscaping, Staff can direct the developer to an area with the least susceptibility of affecting nearby wells. <br />Tony Blake said that there could be something codified about this issue. <br />Craig Benedict noted that the protections as part of the MPD -CZ are more intense than in general use zoning. The <br />amount of uses allowed in a master plan development is a restricted list from the full list in the Table. There are more <br />15 <br />
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