Agenda - 04-04-2023; 5-b - Application for Zoning Atlas Amendment – Parcel Located at 3026 White Cross Road, Chapel Hill, in Bingham Township

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159 DRAFT 328 Whitney Watson- Is there any history of that type of retail store drawing additional commercial activities around them to 329 enhance that node? 330 331 Brian Collie-As far as that question goes, I don't know if I can answer that,we don't have the studies that lead to that. 332 333 Whitney Watson-What about suppressing additional development in that area because of the competition? 334 335 Brian Collie- I can't answer that either. 336 337 Beth Bronson-There are studies out there if you start poking, but they are usually for more urban areas, not rural areas. 338 339 Cy Stober- If you look at the language in the comprehensive plan, it simply makes recommendations about what the 340 future land use should be in that area. It doesn't really speak to competition between nonresidential uses, so we are 341 bound and limited by the guidance provided by the comprehensive plan. 342 343 Beth Bronson-Can you clarify to that point that the comprehensive plan does not necessarily specify NR-CD or the NC- 344 2, but they do specify to local commercial? 345 346 Cy Stober-No, commercial.This was in the slide that Brian already had up. If you look at the last clause, "an appropriate 347 location for any of the following uses,the institutional uses then the final clauses, one or more commercial uses"that is 348 the guidance that is provided to us by our comprehensive plan. Imperfect as it may be,that is the guidance that staff has 349 in making its findings and I have in making my recommendation to you all. 350 351 Beth Bronson- I absolutely agree with you. Because this application falls under"one or more commercial uses", I do want 352 to highlight the emphasis on "institutional uses", in that sense of this rural community activity node,juxtaposed with the 353 existing commercial uses that are already in play, in that intersection, in that activity node. Not to say that there's any 354 question to that, but the fact that the NC-2 is designated for the rural community activity node... 355 356 Cy Stober- It was neighborhood commercial versus LC-1 which is local commercial, so they are applied appropriately 357 based upon their description,the buffers and what is in the ordinance about how they may be consistently integrated and 358 introduced into an activity node or an area of the county but yes.There's no prescription in that NC-2 can only be in 359 these activity nodes or LC-1 can only be in these that's not how that works. 360 361 Beth Bronson-So they overlap? 362 363 Cy Stober-Yes. 364 365 Beth Bronson-Agreed.We saw this at the last presentation for the rezoning too. It's coming within this time frame 366 because it's dissimilar. I think it's important that the board and the community also know that the zoning application is 367 different which makes it dissimilar which may have already been stated. But I think it's worth underscoring that there's no 368 longer a local commercial aspect to it. It is a neighborhood commercial ask like a conditional zoning request. 369 370 Cy Stober-Well,there was that question that was significant at the Planning Board meeting in August, regarding 371 consumption of the... there's an allocation of X number of acreage in each activity node and conditional zoning does not 372 impact that allocation,so there's still available NC-2 and LC-1 acreage,that could be considered for future rezonings. 373 374 Beth Bronson-Thank you for that clarification. 375 376 Lamar Proctor-What is that allocation,for rural community activity node, do you know? 377 378 Cy Stober- I don't know. 379 380 Lamar Proctor-But there's a limitation? 381 382 Cy Stober- There is, yes sir.