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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160 DRAFT 383 384 Lamar Proctor-Why? 385 386 Cy Stober-Some of it's been consumed by the existing businesses that are there, but there is available acreage. 387 388 Perdita Holtz- It's 10 acres for LC-1 and 10 acres for NC-2, so 20 acres combined. 389 390 Lamar Proctor-20 acres combined for that rural activity node. 391 392 Cy Stober-Some of that has been consumed by the existing businesses that are there,which is why the split-zoning 393 request came before you before. 394 395 Lamar Proctor-That's to preserve the rural character of that area, right? 396 397 Perdita Holtz- It is, but you may recall that we also spoke to the fact that we require a greater area to be rezoned for 398 commercial use than was previously required. For instance, now we require the septic areas and the well area all be 399 zoned commercial because it is serving the commercial use. One of the things that needs to be looked at is whether 10 400 acres is an appropriate amount given that one use can potentially take all the 10 acres. 401 402 Lamar Proctor-Right, also because conditional districts like this are exempted from the limitations on the rural 403 community activity nodes,what you could see happen is you could see multiple conditional districts being approved in a 404 rural area, thereby bypassing that limitation, thereby destroying the rural character of that particular community. 405 406 Cy Stober-You could have multiple non-residential conditional requests in an activity node. 407 408 Lamar Proctor- Right, so that's tricky and that's something we should definitely be looking at in the separate issue of the 409 comprehensive land use plan and the UDO. What you're going to see is exactly this,that developers will just apply for a 410 conditional district, and you'll end up with 10-20 conditional districts bypassing what the comprehensive land use plan 411 had envisioned in terms of preserving the rural character of a particular community. 412 413 Cy Stober- I think it deserves further exploration,yes. 414 415 Charity Kirk-That's a very good point,thank you. 416 417 Statler Gilfillen- I assume that in this packet, the images of what they are proposing the building will be is consistent with 418 what is planned to be built. Buried in the back of the packet,there is a letter from Peter Sandbeck who is in charge of the 419 historic commission on behalf of Orange County. I am a past member, I am a licensed architect, I have some expertise in 420 preservation. I think his letter was very well written. In that letter, I would like to comment if I could and maybe get a 421 comment back on this because we are talking about a small community and the fabric of the community. The building 422 itself and the store may service more people passing through than the people that live there.As such, it may have a 423 negative impact on the community if you follow what Peter Sandbeck is saying. I'd like some comment on this. Quoting, 424 "Any proposed project that has a potential to adversely affect a designated historic landmark is subject to a higher level 425 of review with the goal of working with the property developers to find ways to reduce or eliminate any potential negative 426 visual or physical impact on a landmark property." He goes on to say in the next paragraph"the proposed new building 427 completely ignores and turns its back toward the historic school as well as toward many motorists that will pass the site 428 each day. This is not an acceptable treatment in such close proximity to this significant landmark that has been 429 recognized by Orange County Historic Preservation Commission."That tells me, as an architect involved in preservation, 430 the impact of this building as an architectural statement and I appreciate the amount of work,time, and money that they 431 have spent in providing this proposal. But the impact of this design within this small community at this crossroads may be 432 very negative. Could somebody respond to that? 433 434 Taylor Perschau-This is how one of the conditions came about. "Number 4 Resource Protection Area: Recognizing that 435 the property is within a Resource Protection Area due to its proximity to the White Cross School,the north elevation of 436 the building towards NC Highway 54, shall consist of the same treatment of cement fiber, lap siding,trim, crown,frieze, 437 simulated windows, etc. as proposed for the front elevation in the submitted application;"