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iii. Designation of parcel for development of transit facilities/amenities along the northern <br />portion of the Property (south of railroad); <br />iv. Preservation of approximately 38% or 40 acres (1,742,400 sq.ft.) of open space; <br />v. Roadway access proposed off of: <br />a. Right-in/right-out driveways off of the Interstate 85/40 on/off ramp; <br />b. Driveway access off of US Highway 70/I-85 Connector Road; and <br />c. Mt. Willing Road. <br />Development will be completed in 2 phases (hereafter ‘the Project’), with the travel center <br />completed in Phase 1 and remaining land uses in Phase 2. <br />The applicant is proposing imposition of development and design standards (i.e. architectural <br />design, signage, internal and external setback limits, height limits, landscaping/buffer standards, <br />outdoor lighting standards, erosion control/stormwater, etc.) governing overall development of <br />the project if the MPD-CZ district is approved by the County. <br />STAFF COMMENT: Proposed land uses, excluding Travel Center, are currently <br />permitted within the existing O/RM general use zoning district. Development of these <br />uses would be ‘permitted by right’ (i.e. staff administrative review of site plan without <br />advisory board/elected official review/comment). The applicant has elected to go <br />through the MPD-CZ process for the following reasons: <br />• Development of the Property ‘as a whole’ rather than subdividing land into <br />separate parcels for independent development (i.e. separate access points, <br />parking, stormwater facilities, grading/land disturbance, access drives, etc.); <br />• Employment/use of comprehensive traffic access management strategies; <br />• Maximize preservation of open space; <br />• Provide for comprehensive stormwater management/treatment; <br />• Minimize the overall land disturbance/grading activities associated with the <br />Project. <br />Staff has heard concerns the proposed MPD-CZ designation would allow for more <br />intensive development than currently permitted. This is not correct. If approved, the <br />Project would actually result in more open space area than currently required and less <br />overall constructed building square footage than could be permitted by-right with <br />existing zoning. The main difference between the existing O/RM district and the <br />MPD-CZ is the potential development of the travel center. <br />Access: The Project is proposing phased access improvements, namely: <br />i. Two right-in/right-out driveways off Interstate 85/40 on/off ramp, developed in Phase 1 <br />(initial development) as shown below: <br />19