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