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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MV 221 it's gone. Planting a bush doesn't make it better. 222 223 Hunter Spitzer said considering the board didn't want the 60 percent break, the commissioners probably don't want 224 the variable buffer. Michael Harvey said the board wanted to hear feedback from this board and didn't take a 225 negative or positive reaction to the request. 226 227 Craig Benedict said District 1 has no breaks even though that would be allowed by code. The Master Plan zoning 228 brings forth the variability. Regarding the resident comments, there were some from Davis Road to the southwest 229 and some comments from the northwest. The northwest is on the north side of the interstate, so anything we remove 230 to the south of the interstate isn't going to impact residents on the north side of the interstate, he said. 231 232 Patricia Roberts said it's interstate. It's going to take a lot more than 100 feet to reduce that noise. If you live near the 233 interstate, you get used to that noise. She would like to see as much development close to the interstate as possible 234 to keep the rural areas rural. Coming from Durham, there is no development at the interchanges in Orange County 235 and then there is when you reach Alamance County. Our taxes are too high because we don't have a commercial tax 236 base. 237 238 Tony Blake said when I look at the map, it looks like there is additional buffer along parcels 3, 5, 6 and part of Parcel 239 9. He's inclined to say you could get away with 50 -foot buffer on Parcels 3, 5, 6 and maybe the first part of Parcel 9 240 and then have the 100 -foot buffer up to the second wet area. It just seems to me like there is compromise here. 1 241 agree with Patricia Roberts that this is the place you're going to want development if you're going to have any. And 242 Orange County really needs it. 243 244 Adam Beeman said there is nothing worse than driving up and down the interstate and not being able to see what's 245 at the exit. He wants to be able to see where the hotel is. 246 247 Michael Harvey said the applicant has one clarification. There will be a 100 -foot buffer along the property line that is 248 not along the interstate. The applicant offered additional buffer for the people who live on the other side of that 249 property line, following the District 3 boundary. He said the stream buffer is obviously required to remain in tact. 250 Obviously, there would not be a 100 -foot buffer at the road access point. Kim Piracci checked that it would be written 251 down. Michael Harvey said he believes it already is. 252 253 Kim Piracci asked whether the trees are old growth. Craig Benedict answered the trees are mostly pines and are 60 254 to 80 years old. 255 256 Paul Guthrie asked if most utility corridors will be underground and will they follow transportation routes. Michael 257 Harvey answered obviously Orange County tries to work with utility partners for some semblance of rationality. In 258 some instances, the county is successful. Sometimes you have to take a path of least resistance (for sewer and gas). 259 Electric is dictated where it ties into substations. Utilities are more adept at dictating where they need to go than at 260 taking direction from government entities. 261 262 Paul Guthrie said some uses on these parcels could be heavy users of utilities and he wonders how far in advance 263 utilities are planned. Michael Harvey answered utility companies are involved in the reviews early on. Predominately, 264 underground utilities are used for these larger sites. Gas could be a potential issue here because the developer could 265 have to secure easements. Water is secured. The Town of Hillsborough has to sign off on every site plan that there is 266 adequate capacity for both water and sewer. 267 268 Paul Guthrie said from my experience, what you say regarding utilities dictating where they go is largely accurate. 269 But if you stand up to the utility, something will happen. Michael Harvey said he has been in Orange County 13 years 270 and he has stood up to a lot of people, but utility companies tend to not back down on where they need to locate 271 utilities. Tony Blake asked if Duke Energy owns the easement. Michael Harvey confirmed. 272 273 Kim Piracci said her taxes went up 27 percent this year so she is on board with development. In terms of the buffer, 274 she'd rather see 100 feet because she likes trees. 275