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Approved 11/01/2017 10 Michael Harvey replied that Mr. Blake’s question would be reviewed later in the presentation. He continued with his 474 remarks saying that the Boards would only review this proposal again if the developers proposed an amendment to 475 the Master Plan. Mr. Harvey summarized the conditions (25 pages) of which the applicant is imposing. One condition 476 is that the project is not guaranteed utility services by the Town of Hillsborough. With respect to utilities, the applicant 477 must comply with the provisions in the UDO. The developer proposes that the project be served by public water and 478 sewer and Staff agrees. Utility provision must meet UDO and Town standards. Mr. Harvey said that extension of 479 utility services to District 2 shall have to be reviewed and approved by the Town of Hillsborough prior to its 480 development. The County is working on a detailed agreement with Hillsborough but the County has already 481 committed to extend water and sewer under the interstate, which could be used to serve District 1. The extension of 482 utility services to District 2 would have to go through a similar process by the Town amending its agreement to allow 483 for water and sewer to serve District 2. 484 485 Lydia Wegman asked if the County would do the extension. 486 487 Michael Harvey replied that it would be on the developer or successor to secure this extension; it is up to the 488 individual(s) proposing the project. Mr. Harvey said that the project must go through site plan review per the UDO 489 and that per the developer’s recommendation, all submittals will be subject to an environmental and transportation 490 impact analyses. He reviewed that an environmental assessment (or Environmental Impact Assessment (EIA)) looks 491 into potential negative impacts on environmental features on the property (namely water bodies, floodplain, 492 wetlands), soil composition, best location for a road, and weighs environmental constraints on the property. Staff’s 493 site plan review takes into consideration this assessment to ensure that environmental conditions are not 494 exacerbated. The Transportation Improvement Assessment (TIA) is designed to identify internal and external 495 roadway improvements required. Typically, these are only required once certain thresholds are met, but the 496 developer suggested that TIAs be mandatory for every site plan review. These reviews ensure that the data that the 497 developer submitted as part of the master plan application is viable as conditions change over time, and can 498 implemented to reach individual site plan approval. Mr. Harvey pointed the Board to the existing TIA included in the 499 proposal that gives a broad picture of what traffic improvements will be required for this project. The additional 500 submittals of TIAs with site plan review provides Staff with any information on changes, that improvements are 501 necessary and consistent, and that the TIA is approved in concert with the site plan so that it is installed by the same 502 developer. 503 504 Tony Blake asked when the Department of Transportation (NCDOT) gets involved. 505 506 Michael Harvey said that NCDOT has been reviewing the existing TIA since March 2017. While Staff has not heard 507 back from them with feedback, he hopes to hear from them soon. Since NCDOT is on an advisory committee that 508 reviews site plans, they will be reviewing all documents along the way. Applicants are also required to document 509 everyday water and sewer needs for a cumulative track record. The Town of Hillsborough will provide courtesy 510 review on this project and will benefit from data on utility needs as well. Landscape plans will detail how vegetation 511 will be cared for. 512 513 Lydia Wegman asked for a review of the impervious surface area requirements. 514 515 Michael Harvey said that the developer is required to document existing and proposed impervious surface area as 516 well as building-to-open-space ratios. Since there are mandatory restrictions on total building area for each district 517 and requirements for percentage of open space (based on the building to open space balance), the developer will 518 continue to update Staff on where they are in meeting those thresholds. He noted land use buffers for the project. 519 District 1 will maintain a 100 foot land use buffer along the western and southern property lines, roughly up to the 520 economic development zoning line. There is a 50 foot buffer proposed along Old NC 86. There is a request to allow 521 for thinning in this area to accommodate potential access, parking and stormwater features, along with replanting 522 requirements. As proposed, Staff does not have an issue with the thinning of vegetation within the 50 foot buffer. The 523 Major Transportation Overlay (MTO) will also be maintained along the interstate and has a required 100 foot buffer. 524 The applicant is also proposing for thinning in this buffer, which Staff also finds reasonable since the UDO allows for 525 breaks in the buffer to create visibility, especially since the developer is providing a replanting plan and describes in 526