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Approved 11/01/2017 12 580 Tony Blake asked for confirmation that this project is located within the County and not in Hillsborough. Is the fire 581 department Orange Rural for this area? He wants to make sure that the local fire department is also included in the 582 review. 583 584 Michael Harvey replied that yes, it is in the County but will be in the Town’s jurisdiction at some point. 585 586 Buddy Hartley noted that the local fire department is #316. 587 588 Michael Harvey said that the local fire department can be added to the advisory group on these topics. He believes 589 that Hillsborough will provide mutual aid, especially with the extension of water-sewer. As structures go over a certain 590 height, there will be a sprinkler requirement. 591 592 Tony Blake said that he wants to ensure that the local department responsible for fire protection is involved in the 593 process. 594 595 Michael Harvey said that he can accommodate that. He continued with his presentation and discussed the extensive 596 signage provisions. He said that he has heard concerns from Board members and from attendees at the NIM about 597 the architectural landmark as the visual identifier for the development. Staff has shared these concerns with the 598 applicant. The applicant described the development’s visual identifier as more of an architectural feature than a sign. 599 Waterstone has the big architectural feature as well. Staff is suggesting that the applicant provide visual examples of 600 the feature. As described, the sign will be subject to UDO guidelines that govern design for an entry portal marker. 601 Staff did not have any major concerns with signage; they just want to ensure that the signage does not exceed 602 square footage requirements, despite this being a high intensity project. 603 604 Tony Blake said that a project such as this may want a sign visible from the interstate. This issue is better addressed 605 sooner than later. 606 607 Michael Harvey responded that there are not going to be many opportunities for a McDonald’s to come to this site 608 and have the 60 – 70 foot sign. The applicable signage requirements from the UDO still apply. 609 610 Tony Blake replied that he had brought-up form-based code for this reason. 611 612 Michael Harvey said that master planning, at its heart and soul, gives a developer the opportunity to propose different 613 standards to try and address peculiarities of a specific project, and it is up to the BOCC to determine if there is 614 sufficient justification. Mr. Harvey explained that with this project, the Staff and the applicant have been working on 615 how to best apply design standards, landscaping, and signage innovatively and reasonably while following the UDO. 616 There is some flexibility in this project, like with the MTO buffer, that still upholds the County’s vision of preservation 617 of the view-shed along the interstate as best as possible. Mr. Harvey said that Staff is satisfied that the application is 618 complete and is consistent with the Comprehensive Plan. He reiterated that Staff and the developer agreed that 619 environmental assessments would be part of all site plan reviews, though it is too soon for a formal Environmental 620 Impact Assessment (EIA) as the layout of the property has not yet been determined. The development is consistent 621 with other existing and anticipated development in this area, and Staff believes that that the land uses are compatible 622 and consistent with what is already allowed in the economic development districts. Mr. Harvey said that the Town of 623 Hillsborough has provided the County Planning Department with its courtesy review comments and expressed some 624 concern about District 3. District 3 was originally proposed as residential, specifically senior housing. Future Land 625 Use Map amendments cannot be updated until the Water and Sewer Boundary Agreement (WASMPBA) and other 626 related documentation is modified to allow for this are to be considered as Transition Area. Per the emails that Mr. 627 Harvey sent to Board members, the Town of Hillsborough and County elected officials are interested in meeting to 628 discuss this further; Margaret Hauth, Hillsborough’s Planning Director and County Planning Staff are working to 629 facilitate this meeting. As discussed previously, District 3 will not be considered at this time due to its current land 630 use designation. The Board’s options are to recommend tabling the entire application until the Water and Sewer 631 Boundary Agreement (WASMPBA) and Future Land Use Map are modified (Staff is not recommending this option); 632