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111 Paul Guthrie said so the short answer is no. Craig Benedict affirmed that. 112 113 Tom Altieri reviewed that the Joint Land Use Plan is about the future, long-term vision, with coordination around the 114 fringe, using a variety of urban-style land use categories and some rural. The text and map form the “plan.” The 115 Orange County Comprehensive Plan Future Land Use Map is also about the future, long-term vision. It is county-116 wide, consistent with joint plans, has broad categories of land uses, including many rural uses. Text and map form 117 the “plan.” 118 119 Tom Altieri said there is no rezoning proposed today but the staff proposal would be to apply Suburban Office 120 Complex zoning to the expanded area. Office and employment enterprises that don’t rely on walk-in customers are 121 allowed in that zoning designation. He knows the town had expressed some concern about too much retail. That’s 122 one reason this land use category is being proposed. 123 124 Tom Altieri said the proposed amendment would be to expand the county’s economic development area to include 125 these approximately 89 acres which involve 20 parcels. 126 127 Craig Benedict reviewed that Rural Buffer is also a zoning category, allowing one residential unit per 2 acres. There 128 are some non-residential uses that can go in the rural areas like kennels (approved through a quasi-judicial process). 129 130 Lydia Wegman asked if there are residences along Davis Road. Tom Altieri said there are some. He thinks there are 131 four residences on Davis Road and some along Scarlett Mountain Road. 132 133 Lydia Wegman asked for confirmation that there is no one living on the rectangular parcel along Davis Road. Tom 134 Altieri answered no and it is 12 acres. Craig Benedict noted the owners of that parcel were attending this evening’s 135 meeting. 136 137 Kim Piracci asked about green blobs on the map, which seemed random. Tom Altieri explained they are not random. 138 They indicate historic sites, preservation of a species, flood plains, etc. Craig Benedict added those are flags to look 139 at in the zoning area or on a future site plan as possible protected areas. 140 141 Tom Altieri reviewed the map, indicating areas where no rezoning is proposed. He reviewed areas in purple are 142 already zoned EDH4, EDH5. Craig Benedict said the purples to the north are now part of the Settler’s Point 143 conditional zoning district. 144 145 Lydia Wegman asked that before any future non-residential activity took place on the parcels up for discussion this 146 evening, the zoning would have to precede it. Tom Altieri confirmed that is right. 147 148 Craig Benedict said let me restate that. Orange County can suggest a zoning and land use change. The county isn’t 149 doing that here because it is in the interest of the residents and local governments involved to know what would be 150 put there. That’s a zoning process. See the zoning category and the uses that are in there. If someone was to do a 151 master plan development conditional zoning, there would be a rudimentary site plan. For a typical conventional 152 zoning from R1 to EDH5, they don’t have to say it’s an X, Y, Z store. With conditional zoning, they have to show 153 where roads are, environmental areas and follow an abridged list of uses. 154 155 Lydia Wegman asked again that landowners of those 20 parcels now can build low-density residential. 156 157 Craig Benedict said correct. If people want to do low-density residential, they can. 158 159 Hunter Spitzer asked if any other uses were considered other than Suburban Office Complex. 160 161 Tom Altieri answered yes, Employment was considered but that would allow walk-in customers so we determined 162 Suburban Office Complex was preferred. Another option could be a 10- or 20-year transition area with high-density 163 residential and we know the town is opposed to high-density residential in this area. 164 165 8