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193 <br /> Approved 10.1.25 <br /> 1372 Lamar Proctor: Not theoretically, actually. <br /> 1373 <br /> 1374 Beth Bronson: Well, it's at this south line and absolutely encroaches. Because of the way that it juts in, I don't <br /> 1375 know what the question is. <br /> 1376 <br /> 1377 Lamar Proctor: I say that because I think Mr. Medred wants it to be actually not theoretically because he wants a <br /> 1378 buffer, right? <br /> 1379 <br /> 1380 Beth Bronson: Well, no, it absolutely needs to be a condition and because this isn't the final plat, I can't say <br /> 1381 anything about it, right. <br /> 1382 <br /> 1383 Beth Trahos: This plan is a condition. We have a concept plan associated with our project and that first <br /> 1384 condition is that it will be developed in accordance with the concept plan, right? So,your staff is <br /> 1385 going to require that,what is developed looks very much like this. There is an opportunity for <br /> 1386 some small modifications, particularly with regard to reducing intensity and, and then in terms of <br /> 1387 what NCDOT may require with regard to site access,there may be some additional right of way <br /> 1388 dedication or something like that that they require. <br /> 1389 <br /> 1390 Beth Bronson: And,to that point about the idea of less density, I think that's really what this entire conversation is <br /> 1391 getting at, right, and where I'm coming from as far as this is conditional. Obviously,you would <br /> 1392 have to follow this with these minor adjustments. The minor adjustments that I would want to <br /> 1393 consider is how this trail because of the property line, because of the way that the neighborhood <br /> 1394 itself abuts up to the neighboring parcel,that would definitely need to be clearly defined that it was <br /> 1395 more than 20 feet from the property line. But also, I don't think I would be having this <br /> 1396 conversation, or I would have all these questions if this was say for even 30 parcels, right, or 30 <br /> 1397 lots planned. Considering the amount of wetlands that are undevelopable. <br /> 1398 <br /> 1399 Lamar Proctor: That kind of leads into my question. So,the areas that are not developed, and I appreciate <br /> 1400 preserving natural space, but are they areas that could not be developed anyway? <br /> 1401 <br /> 1402 Beth Trahos: Some of the areas that are not to be developed are areas that are environmentally sensitive <br /> 1403 areas. They could be included in lots, but could you put a house right on the environmentally <br /> 1404 sensitive area? Probably not. It would, depending individually, my understanding is the cluster <br /> 1405 subdivision process as a land planner in addition to a lawyer is that, it was to protect some of <br /> 1406 these environmental features that are better left as common open space rather than platted in lots, <br /> 1407 so there certainly is some of that and Rachel,you can maybe add to that. <br /> 1408 <br /> 1409 Rachel Cotter: I also wanted to point out that a lower density doesn't mean less impact and with the higher <br /> 1410 density, you can actually have less impact to some of the nature features we're trying to protect <br /> 1411 than a lower density. <br /> 1412 <br /> 1413 Beth Trahos: And I, 1 would just say, one of the things we're solving for here,from our perspective and I think <br /> 1414 from the perspective of your community and many communities in the triangle is the need for <br /> 1415 additional housing. So,you can decide that you would rather not see this move forward but you're <br /> 1416 giving up an opportunity for housing that is being developed in a way that is generally sensitive. <br /> 1417 You know, that is providing the things that you are after and so,we would suggest to you that <br /> 1418 there is some compromises to be made when land is being used and, as you look at the <br /> 1419 compromises for this piece of property that's very close to the Town of Hillsborough, it's already <br /> 1420 gotten many urban or Suburban uses around it that this use makes sense. This fits in better than <br /> 1421 perhaps an agricultural industrial area that your plan might support. That this area has changed <br /> 1422 significantly and the consolidated plan with the Town of Hillsborough recommends this kind of <br /> 1423 mixed residential. Your staff has said that this is in compliance with what you plan for this area <br /> 1424 and of course, change is hard for everybody and particularly when change is happening near <br /> 1425 where you live. It is difficult to see, but we would submit to you that what is being proposed is <br />