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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386 387 Michael Harvey asked for other comments on the TIA. He said it sounds like the board is comfortable with the revised 388 condition, eliminating the U -Turn, revising the catch points on travel trips with the understanding that every project 389 gets a TIA, and let the developer look for a long -term second access. Lydia Wegman said she concurred with that 390 statement. 391 392 Craig Benedict said he would be meeting on Thursday with the two new board members on this project. He will talk 393 about the traffic impact analysis with them. There are about 14 improvements. It's going to be important for the 394 general public and elected officials to understand them. 395 396 Michael Harvey said in conclusion, there were requested revisions of the concept plan. He reminded everyone they 397 don't have a project yet. This is to provide an idea of where buildings and stormwater features would go. The county 398 commissioners suggested a tree survey be done. A detailed tree survey is not possible in the timeframe given to the 399 applicant. Staff will work with the developers. 400 401 Michael Harvey said the developer has provided a better buffer plan. He thinks there is a greater comfort level and 402 the Planning Board will look at this again in January. Orange County has one of the most restrictive buffer programs 403 in the state for streams and wetlands. These developers have said they will comply with all those requirements. For 404 us, the buffer program is very established. 405 406 Michael Harvey reviewed there was some concern about outdoor lighting and on Page 16, staff has provided 407 information on the county's current outdoor lighting standards. Because we are a community that requires full cut -off 408 fixtures, you are not going to see some of the light pollution you see in other communities, especially as seen at 409 Hampton Pointe. There were still be some glow. The applicant has looked into the viability of turning off some lights 410 at night but the developer has said some lights have to be left on to secure the property. There will be some 411 measures to buffer the lighting. He said the ordinance addresses light glare and light overpass. 412 413 Kim Piracci wanted confirmation that Michael Harvey did say in Orange County the lights have to be full cut -off. Craig 414 Benedict confirmed and answered that change was made about 10 or 12 years ago. You want some lighting out 415 there for the safety and comfort of the business and the patrons. 416 417 Lydia Wegman asked if this would be coming back in January. Michael Harvey said he will have a more formal 418 response from the applicant in January. He noted this does not seem to be a concern of the board. 419 420 Michael Harvey said on Page 17, there is the condition addressing retail space. The Town of Hillsborough has 421 expressed concern about retail and its effect on redevelopment in town and recommended limiting retail to 20 422 percent. He said the applicant has suggested limiting retail to 30 percent, not to exceed 78,540 square feet. He 423 shared the staff response, which includes that staff believes Orange County is blessed to have two interstates in the 424 general area. The county doesn't think retail should be limited. Michael Harvey said there is sufficient travel trips 425 above the Interstate 40 and Interstate 85 areas to support two distinct travel nodes in this area. The joint planning 426 land use plan as adopted by the town and county agrees that retail is viable in this area. The county staff encourages 427 the town to support the 30 percent limit on retail. 428 429 David Blankfard asked if the developer wants more than 30 percent. Jim Parker said no, 78,540 square feet is 430 reasonable for this area. He said it is aggressive but doable. He said as Michael Harvey said, this is an interstate 431 market. There is another interstate market closer to town that may or may not end up being an interstate market. It 432 may end up being more conducive to something else. This is a drop in the bucket compared with that one. 433 434 Craig Benedict said Walmart's and Targets are 130,000 square feet, so we're not talking about big -box retail. He said 435 if we get to 900,000 square feet of office and warehouse and industrial, you want supportive retail so people can 436 shop and eat in that area. The market for this retail is two -fold. One is the interstate market, plus the internal capture 437 of the development of the other employment whether it's warehouse or hotel. 438 439 Hunter Spitzer asked if combined retail is stores and restaurants. Craig Benedict answered affirmatively, adding there 440 is potential for maybe dry cleaning, barbers, hair salons, and restaurants.