Planning Board Regular

Good evening. Thank you for joining me as I open the Town of Pittsboro Planning Board meeting, regular meeting uh for Monday, July 20th, 2026. Um we do have a quorum. Miss Pard is not here and um Mr. Buster is not here. I almost said Mr. James. Um we do have a quorum. As far as the agenda, has everybody had a chance to look that over? And do we have any amendments we would like to make to that? I will accept a motion to

I make a motion to approve the agenda.

All right. I have a motion by Alfreda Alustin to approve the agenda. Do I have a second?

Second.

Second from Charity. Um all in favor say I.

I. Um and then we'll welcome Christina if noted that she is here. Uh we'll move to our planning board member meeting attendance. Um so it is per [clears throat] the UDO uh excused absences due to illness, absences from the meeting due to personal hardship. If approved by majority vote of the planning board, shall not constitute a lack of attendance. Absences shall be entered into the minutes of the meeting as either excused or unexcused at the next regularly scheduled meeting. So, currently we have to vote on these. Um,

I don't want to make this a courtroom by any means. If you tell me that it was a hardship or an illness, I'm going to take you.

Oh, it was a hardship for me.

Okay. Oh, yeah. Then what? Obviously we have to vote on it, but uh I don't have no reason not to believe you. So um first I guess we'll go uh Freda. I don't know if you just want to

Freda

if uh was it?

Okay, then I'll take a motion to uh accept that as excused.

Move.

All right. Moved by Alan Wilson. I have a second.

Second. Second from Connie McAdams um for an excused absence. All in favor say I.

I.

I. Right. Pass. Uh so Miss Christina Pard

I had a family illness.

Okay.

Family members.

All right. So then have a uh

motion

motion to accept it as an excused absence.

McAdams. Second by Alan Wilson. All in favor say I.

I.

I. All right, unanimous on both accounts. We will move to the minutes from our April meeting. It's been a while. Uh, has everyone had a chance to look those over? And do we have anything we [clears throat] any typos that need uh be updated?

Didn't see any.

Make a motion we approve the minutes.

All right. A motion from Freda to approve the minutes. Uh second by Christina Pard. All in favor say I.

I.

And so I get did we did you mean to put development uh department updates before public comment? Do you want to do that? Okay.

Good evening. Thank you for your time again. Um for the updates, I want to introduce um Elizabeth Woodby. She is our new planning too and she comes from the private consulting side with a background in UDO development. Um on August 31st, we will have a hopefully a new planning director in place and then there is a new process for the UDO updates. I'll run through that very quickly and then I'll go back over there. Um, so you'll see now that all of the UDO updates are actually on the discussion for the ones that have been backwards processed. We had it on the action items. They're now shifted to discussion. So when you first see them, they will be on discussion going forward. And then the following month, they will be on action item and then the following month after that, if approved, would go to the BOC. In between the two um planning board meetings, there will be a comment session for the development community and then also a potential meeting um kind of like the coffee thing that we're doing tomorrow with me where they can come and ask me direct questions. So, this will gives them a longer period for comments for the public and then twice that you see it. So, you have a time to review it and a time to actually vote on it and then further to get it to the board of commissioners. So, that is the new process going forward. So you will see it twice before it actually passes through. Any other question?

Did I hear you correctly when you said if it wasn't approved here at the planning board that

go back we would work on it?

We'll go back forward.

Yes.

Okay.

So that means we will vote on it twice or do we just see it twice?

You will see it twice. Vote on it once. Okay.

Thank you. All right. We will go to our public comment period. Before we go into it, I just like to to state um please when you come up uh state your name and address at the start of your comments. There is a time limit of 3 minutes which will be displayed on the screen in the interest of time and fairness. It is the board's

policy not to respond directly to comments during this period. Staff will follow up as appropriate. Any speaker with handouts shall be given to the town clerk and will be distributed to the board at the conclusion of the meeting. Um, first up we have Robbie Oldm.

Good evening. Robbie ODM, 55 Grant Drive, Pittsboro. I think may just address my comment, but I'll read my statement anyway because we've been working closely with staff on some of the upcoming changes to the engineering standards and the uh text amendment. So, um my name is Robbie Oden Withers Ravenell, office address 55 Grant Drive here in Pittsburgh. I'm professional civil engineer with 30 years of land development experience in North Carolina and 20 years in Pittsboro. I'll be quick and say that we understand the town is going through a process to update their engineering standards in UDO on several fronts. which may seem minor, but based on initial review, some are significant and clearly outside of industry standards. We we understand from a meeting just last week with Miss May, Miss Armstrong, that the town is considering stakeholder meetings with the development community to discuss and allow feedback from design professionals before these proposed changes are presented to you and the board of commissioners. We think this is a great idea and we welcome the opportunity to work with you and with staff. Thank you.

Thank you. Next we have Jody Lightoff.

Good evening. My name is Jody Lidoff. I live at 481 Bennett Mountain Trace and I work with um Edward Holmes and the Holmes Partnership on all our land holdings in Pittsboro. Um I appreciate the opportunity to speak tonight. Um echoing Robbie's sentiment. Um, I'm looking forward I'm really heartened by uh Miss Armstrong's announcement tonight that she's going to open up the discussions and uh be a bit more public

about the updates and refinements to the UDO. I think um collaboration is always the right answer. 40 years town planning, landscape architecture, working nationally, internationally, working with some of the best architects in the world, collaboration is always key. And for me, you know, site integration, the urban systems and the natural systems that build great places. And I think that's what we're all hopeful for for Pittsboro is building great places and how do we interlock those things and make sure they're work well for everybody.

Thank you.

All right. And we have Nicholas Robinson.

Good evening, Mr. chairman, planning board members, staff. My name is Nick Robinson and I practice law here in Pittsburgh, 128 Hillsboro Street, 27312. Um, my law partner and I have been handling land use and zoning cases, um, subdivision cases here in Pittsburgh for about 30 years. I've handled cases in multiple jurisdictions in Pedmont, but the vast majority of them have been in Chattam County or in Pittsburgh. Um and we have um I'm very glad to hear and this first time I'm hearing about the new process for review of UDO amendments, but that is what I want to talk about also. Um I'm glad I do think that more input from the development community is going to be necessary. Um but I also would like for you all to consider something uh different an approach that can can infold the new process that Miss Armstrong's talking about. Um, and that is that first of all, it's it's not unusual to see one or maybe two UDO amendments over the course of a year when specific individualized corrections are needed or to fix a a hole in the ordinance. But it is really unusual to see a series of separate UDO text amendments being brought through a disconnected non-comprehensive fashion as we've seen here in Pittsburgh lately. Uh quick review of the agendas for this planning board show a total of 14 proposed UDO amendments in the last

eight months or so and 12 of them being proposed in the last four months. And you all know this. Uh that's a rate of about 36 amendments in a year. And that's completely unprecedented in my experience. And by its very nature, if we keep going at this rate, it's going to create some unintended consequences. The UDO is over 300 pages long as you know. It contains over 31 single spaced pages of definitions alone. 531 different defined terms, many of which are interrelated and appear throughout those 300 pages. So when you change one thing, you often need to think about all the other related amendments that have to go on to make it consistent. And that is a painstaking process that should be done carefully and methodically, not in a peacemeal basis. And so there are consulting firms that should be hired who do nothing but help municipalities and counties like ours do this exact thing. Take a UDO that needs to be molded and fixed in a in a holistic way. And the second thing um is that we took a look at the the three UDO amendments that are on the agenda tonight for discussion which is great. Storm water infrastructure and conservation subdivision provisions. And each one of those um is a highly technical and requires input of engineers and attorneys and land planners. I'm really glad to hear that there's a planning director that's coming. I think you should pause and let the planning director take a look at all of this as well. Um but it's unreasonable, I think, to ask you all to expect to be able to internalize all of these technical kind of changes um and their implications at a at a rushed pace. So, speaking on behalf of many in the development community, we respectfully request that you recommend or at least talk about uh recommending that the board of commissioners table all of the proposed amendments temporarily just to give the town a chance to do this the right cautious and timehonored way, which is to hire professional consultants to help make the revisions be comprehensive and workable. Um I do have um additional

comments on the other UDO amendments, but I think that uh it sounds like we're going to be given a chance to do that at another time. So, thank you very much.

Thank you.

All right, that will conclude our public comment [clears throat] and we will move to our first action item. Uh resoning request PB 26225 hydro tube. Good evening. I am going to talk about a general use zoning case PB 26225 or otherwise known as hydro 2. Um and per section 10.4.12 4.12 with the UDO. The intent of a general use reszoning is to amend a zoning map to reclassify land or property to a base zoning district that already exists where all future development in on that land and on that property is subject to all of the development regulations applicable to that proposed base zoning district. subject property is approximately 5.90 acres and it's located north and east of Pow Place subdivision um and to the west of Highway 15501. The property is currently vacant and vegetated with existing concrete pad pads and some asphalt LC. Um the property is also considered a brown field due to previous use as an industry manufacturing facility.

[laughter]

Does the clicker work? I am clicking. No. Thank you. I appreciate it.

Might be new and also old.

Um, okay. So, back to slide three. Um, the property is currently zoned N2, which is your heavy industrial district. Um, the adjacent zoning districts to the north, west, and south are mixeduse plan developments, which is the pathway subdivision. Um and then across the highway to the east you have a highway commercial C2 a couple R12 which is your medium density residential and then you also have the beginning of another mixed use plan development which is the Cooper Cooper subdivision I believe

yes all right and the applicant is proposing to property to highway commercial C2 too. Um, your Pittsburgh land use map classifies the subject property as employment mixed use within the mixed use activity center. Um, also the proposed resoning to C2 is consistent with this land use classification in the overlay. So to reiterate, um the applicant conducted a community information meeting on April 16th, 2026, and the report is attached in your packet that you received. Um and as previously mentioned, the proposed resigning would amend the subject property from your M22 C2 district. And so all the principal and accessory uses per sections 3.2.4

and 3.3.4 of the use tables in the UDO are applicable to any development that would happen on this property. Um, your highway commercial is intended to accommodate retail, office, service areas, and development that's allowed to include a mix of retail, office, eating, entertainment, medical, vehicle sales, and service uses that serve comm um community needs. And this is consistent with your employment mixeduse classification of your Pittsburgh land use map. And so staff recommends approval of the general use reszoning um case PB26225 hydro as proposed by the applicant. If you have any questions I can answer them now. Um but there's also an applicant presentation and I'll be available to answer questions afterwards as well.

Thank you.

Biggest question I've got uh entrance and exit where will that be located? that that's not really a resoning.

Understand, but that's also, you know,

but it's not a really a reasonzoning. We're looking at a reasoning and not a plan right now. So, for one, I don't know that you could really answer that yet. But also, that shouldn't have any bearing on the resoning of the park, right? But [clears throat] interested for the sake of traffic safety.

Okay. Good evening. My name is Jody Lidol, 481 Ben Mountain Trace and I you recognize I work with the Holmes family. Um the hydro tube site is and some of you and older in um the history of Pittsburgh used originally known as the Capcove site. Um so it used to be a hydraulic fitting manufacturer and they had test fits there. um 5.98 acres. Um we were able to reacquire it. This if you look through the package, you'll see the the the name of the

entity is third time around LLC. So this is the third time that the family has owned this piece of property [laughter] and it was actually you know it was uh it was a kind of a strategic reacquisition of this property mainly because of POW Place. We have the 27 acres of Pow Place is undeveloped. HP place was a 2003 MUPD that is pushing to do a mixeduse village there and you know I we went through uh I think two years ago to kind of realign the MUPD to get a few more residentials and so hydro tube site as as we envision it taking it from a heavy industrial use and M2 to a commercial align with that mixeduse village notion of what Pow Place lane has to offer in the existing context of the site. So that's the be back again with land use planning at um and then this just kind of shows you know Mary Hayes Barbara Holmes Park the 10 acres there how the hydro tube fights uh site fits within the context of how it plays [snorts] and then enlargement currently to date it's just parking lots the old building pad and towards the west the old loading docks ballards there's street lights are still there, the poles are still there, are still there. Um, we did go in and clean up that parking. Um, and you can see the existing drive aisle that accesses from 15501 on this site plan. Right now, just a little bit of history, 1979, you can see the development of the KCO site. Um so 46 years ago um this was the one industrial site I shouldn't say one industrial but this was an industrial site Pittsburgh as you can see this was prior to the bypass prior to Mosaic prior to Northwood Laneing prior to POW place and so what you what we've seen is kind of the the town grow around this site and it's been

sort of a remnant site hence leading to the idea of updating the land use to be more compatible with current plane uses. And again, you can see the building in 2007 and then by 2009, the building was torn down. So for 17 years, there's been no activity on this site. And so we were able to kind of repurchase it. And you know, part of this is when it was in a separate ownership, there was a spike strip that long runs along POW Place Lane. So like a 30 foot wide strip that wouldn't allow access. The only access for this site would have been 15501. And now that it's in same ownership, we have the ability to look at other access point and disperse traffic and move traffic accordingly. And I'm glad to answer any questions. Oh, I did one of the things I did do and you know working with Elizabeth Liz's been terrific. Um going through the land use chart you know of what's allowed and it was kind of interesting with the M2 and the C2. Um there's actually 26 land use category or 27 categories that are similar. So you could do 27 whether it was an M2 or C2. And I think the key ones that we've looked at, the reason why we're going to requesting the C2 is really the retail uses, the medical office, and getting a little bit more diversity to help kind of do uh some place making and um get more services that are aligned towards the vision of POW place. Do you It's probably too early, but do you have any specific ideas about what kinds of places?

No, this is all you know our our purchase of the property um filing for the brownfield application getting out going. It's been so early um that we haven't really tested it in the market

yet. Um, so in our minds because of the work we've been doing on Palplex Lane and trying to create that walkable environment and try to get the associated land use, we just wanted kind of preposition the zoning so that the market would know, you know, that takes one less layer out of in case there's a user that says we need to be here sooner than later. Just kind of cleans up that process and helps make it shovel ready. I I had a question about the brownfields part. So I'm I'm not really familiar with that. So I think I saw in the in the packet that it said like there's some restrictions on what can be built based on brownfields.

So what's interesting under C2, you know, we could do almost the full range of housing typology, but under the EPA, the NCDEQ brownfield program, we're not allowed to do residential. And a lot of it is um we've been out there monitoring the groundwater for a year now. So we've got meter, you know, probes all over that site, testing it and reporting back to EPA. And it's really kind of the vapor coming up. And so in order to if we construct a building, we'd have to basically build a wrestling mat underneath the building foundation to keep it vapors coming up. So really, it's a limitation on no residential uses. It's the only It's the primary

primary. Yeah.

And then in terms of um just I I think I'm understanding it correctly that this would be the C2 rather than the multi the the um MUP. Is that right? Multi.

Yes. It's the straight C2 instead of the MUPD that is a PAL place. And the reason for and just so I can make sure I understand the reason for that is the brownfields part or is it there's or it just widens the what you can do with it?

It was a little bit and it just feels cleaner to go to C2 than trying to merge

that back into POW place. Um POW place was entitled I think it's over 350,000 square feet of non-residential use plus two hotels that we can still do there. So that program plus we have 150 homes that we can still build at Pal Place. So that program felt full. And so knowing that we have control of both properties, access tieins, share drives, streetscapes, sidewalks, all that connectivity will happen. So C2 in our minds and just talking with everybody felt cleaner. Then my sorry guys my last question is that the I know you said that there's um the usage the usage for the MUPD versus the C2 there's 27 to clarify that that was the M2

M2

yes yes

oh

then M2 is not what it's currently right or

M2 is what it is currently

currently and the difference between C2 and M2 is the 27 the similar things are the 27

similar except because you're going from the industrial use to commercial use. So you get the retail and healthcare and uh urgent care um greenhouse nurseries. Um so you get more flexibility in those actual services you would expect in kind of vehicular nature of 1550. Oh, and last just to complete my loop, last part is just the difference again between the C2 and the MUPD is just the residential part of it.

Correct.

Okay, cool. Cool.

Um, within C2, do you have an idea of what percentage of the builds are permitted to be residential

in the C2?

Yeah. So, in our C2, um, so I'll take it in two ways. From the actual, um, UDO, we could do all residential if we wanted

to in a C2, but due to the brownfield designation, no residential would be allowed in C2, okay,

on this site. So, take that six acres and say no residential.

Got it.

Based upon which, you know, and there's a another use would be like a daycare. We wouldn't put a daycare there. You know, there's a daycare that's going to be constructed on Old Rock Cemetery Road. So, there's one nearby. So, it's I think it'll be geared a little bit more to the retail office uses.

Okay, great.

Anything else? um the community uh the community meeting that was held where no one attended. Was there only the one invitee the the the adjacent property owner which is your the the applicant and

um no we worked with the town you have to do all the agency so it you know with the hydra with 64 coming through so the McDonald's across the street we had to notify the owners that own the undeveloped lands next the waffle house you know we had to invite everybody and so

it sounds like it mostly went to commercial properties Right. Like Sherwin Williams just elected not to show up.

Cool.

Autozone didn't feel like coming. [laughter]

The dialysis people didn't feel like. So

I want to make sure that it wasn't like uh some residents of Powell Place ignoring the but it's but I understand it's like the adjacent property.

It's the immediate city. So

cool.

But we did send a letter to like the POW place HOA, right? We're still involved on HOA board. Yeah.

Thank you, Jody. Does anybody have any other questions before we look for a motion?

Make a motion.

All right. I got a

to speak to.

All right. A motion to recommend

approval from Alfredo.

I'll second.

Second from charity. Um all in favor say I. I. I. Any opposed? That is a unanimous recommendation of approval for the reasonzoning case PB 26 225. And we'll move on to our next item. Text amendment request ZTA downtown overlay district. Do handouts apply to uh staff members too? [laughter]

Evening chair and members of the planning board. Teresa Thompson, downtown development director. Um, for those who may not know me in my current role, um, I wanted to begin with a little background before getting into the request. Um, it's been several months since I presented to y'all. Uh, last time I was regularly presenting. I was serving as the assistant planning director. At that time, most of my work involved major subdivisions, proposed resonings, general text amendments, and larger planning projects such as the Chattam Park small area plan. Did y'all remember that one?

Oh, not at all. What?

And uh since then, my role has shifted. Um still housed under the development services department, but I'm now the town's downtown development director.

So rather than primarily reviewing new development applications, my work is now focused more on preserving and strengthening our existing downtown community, uh, while ensuring that new growth complements what's already making Pittsburgh special. That includes supporting existing businesses, understanding how new development impacts downtown, identifying ways to mitigate mitigate any potential negative impacts, adv advancing the downtown economic vitality, and working collaboratively with businesses, property owners, residents, the downtown advisory board, um, uh, additional downtown service, uh, downtown development service staff, and that's all on short and long range. downtown initiatives. So, one important change um is that downtown projects are now coordinated through the downtown division, which again falls under the development services department um allowing the downtown advisory board to become involved early in the process. And does everyone is everyone aware of the downtown advisory board? It's another advisory board with the town. if you could clarify the intended purpose and what their goals are that it would be great because I I've heard of it but I don't know what they do.

Sure. Um I'll get to that a little more on what the program is that has that we are based under. Um, but generally what we're trying to accomplish is having the advisory board be involved early on in any sort of downtown projects and especially uh where it involves big like conditional resonings uh having the applicant come to speak to them early on. Um we do currently have one proposed um [clears throat] conditional resoning that the applicant has been to the downtown advisor board twice. um they're

looking to officially apply in the next month or so. Um so just getting that early on interaction with the downtown advisory board which is an 18 member board a lot larger than planning board um and representants downtown business owners, property owners, community members but we also have seven exopicio members that represent different organizations and towns the chamber of commerce um historical association. Uh we also have a high school student. So just trying to include a very diverse and applicable type of uh oversight to what's going on downtown. Um so having worked for the town for six years, uh this is the first opportunity we've had to dedicate a staff person exclusively exclusively to our downtown community. Um this is an important balance. I think as we all agree downtown deserves the same level of planning and attention as um all of our new growth areas. So just an overview of the program um as Christina was asking. So the we're currently a accredited North Carolina Main Street community. Um when the program started uh we became an affiliated program. The second year we became accredited um last year and then in addition to that we were the highest scored accredited program in the entire state for our program. Um, so we've been doing lots of work getting to where we are now and we're hoping this year is going to be really focused on implementation of a lot of the discussions we've had over the past couple years uh including hiring an additional staff person. So our program follows the nationally recognized Main Street four-point approach that includes four elements being organization, promotions, design,

and economic vitality. So everything we do falls within one of these four categories and uh the work plan which I passed out to you guys that was adopted by the board of commissioners. So every every work plan that we have for each fiscal year has to be approved by the downtown advisory board and the town board. And that became effective on July 1st. And you'll notice that many of the projects are marked carryover. That's just because a lot of these initiatives we started last fiscal year and we just couldn't finish it. Um, so we're going to work on all that until it's done and then we'll add more projects as we have the capacity for it. So tonight's request is one of those approved work plan projects. So anything that we do, you'll see it in that approved work plan. Um, so tonight it implements economic vitality project which is the red color number one review unified development ordinance standards for downtown. So phase one of that project focuses specifically on the downtown overlay district. Um and just to preface this did not this was not a quick review. Um there's the down advisory board, three committees and then several teams. So the team that works specifically on this item um has been meeting for about a year and they're called the downtown dream team. we have all you know fun names for all the teams and a team is basically a temporary working group um they fall under one of those categories. So this one being economic vitality and specifically researching the downtown overlay district uh that has been an initiative going on at least nine months. So the feedback that was collected by the team then went to the economic vitality committee and the Pittsburgh downtown advisory board. We call Pad for short. Um we coordinated with additional development services department staff and reviewed and met

with the town attorney before coming to you tonight. Um so just wanted to preface all that that tonight's not really just about presenting one text amendment. It's really one [clears throat] piece of a much larger long-term um effort to modernize downtown regulations [clears throat] and um coordination. So, looking ahead, you'll see that there's additional work plan items. So, expect to see me a few more times for those. Um, including proposed uh mixeduse zoning incentives for the downtown and downtown support areas that are identified in the Pittsburgh Lang use plan, updates to or potential updates to downtown commercial design standards, and a few other downtown related text amendments that are being looked at and vetted through the dream team. So, any other questions regarding the program before digging into the actual item? Okay. And thank you for letting me explain that to you. Hopefully, I didn't take too long. Um, so moving, let's go to the last exhibit, please. Okay. Um basic we we divided this into five overall sections. So and that's that was included on in your memo where you can see it numbered 1 through five. Um so starting with number one we are replacing references in the UDO where you see at the bottom of the screen. Um, currently the UDO references the Main Street Pittsboro boundary that is referencing the program boundary which is different than the regulatory boundary. So, we just strike that and then added

downtown overlay district for clarification. Um, part of our what we were trying to do with with this amendment is just make it easier for property owners, applicants, staff, and decision makers in the future to cut down confusion in the language. Um, secondly, if you want to go to the next page, please where the map is. Keep going up. All right. Right there. Um, so we simply just wanted to add the actual boundary map into the UDO. Currently, if someone wanted to see where the boundary is, they would have to search it or call the department. And um, we wanted to make it easy for everybody to see it. So, we just placed it right into the UDO. So the second one again is just for creating clarity. Well, uh you can keep scrolling down for another minute and then we'll go to the colorful map. All right. So here's our prohibited use table. That is basically what makes up the downtown overlay district. And right there is good. So the third item is removing game rooms from the prohibited use table. Um, so when in the UDO it was you, as you know, it was adopted in 2022. The downtown overlay district language was originally written in 2018 and it was housed under the former former can't be former zoning ordinance. So when the UDO was adopted in 2022, um the consulting group at the time basically just copied and pasted the existing language into the UDO without updating it to actually make sure it fits with the new UDO terminology and

definitions. Um, so with the team looking at this, uh, we looked at every use in the predator use table and we compared that to all the other uses currently in the UDO. In this case, game rooms. That created confusion um, for a couple reasons. One is because in the UDO we also have a use called indoor private recreation and entertainment facilities. And um I included that definition. I think it's like the very end of the ordinance just for reference, not to change it, but that you can see it in your packets. If you want us to put on the screen, we can. Um but that definition already includes arcades, billiards, darts, bowling alleys, and similar uses. So, um, the dream team going all the way up to Pab agreed that we want those kind of uses downtown and we want to clarify that that's not the concern. Uh, game rooms contradicted with the new uh, UDO term. So, just to make it simple, we took out game rooms and everything that game rooms that we liked from the game rooms is still included in the definition for the uh, private recreation. Does that make sense?

I think that actually answers the question. I was I was going to ask how what we were defining as game rooms and then I noticed the electronic gaming operation I think is probably the definition of all the things that I wouldn't have wanted to be included.

That was my second point is we wanted to clarify between gaming rooms and electronic gaming and sweep stakes. So that has that was left into the prohibited use table. We do not want that downtown. I don't think anybody would. Uh we also updated the language because again that language um uh was not specifically looked at from a downtown perspective. So that's in your your ordinance as well if you'd like to look at but we updated the the the l the

definition to clarify exactly what it means and that it's uh prohibited. Um, so item number four, if you want to scroll down to the next page, right there. Yeah. Um, so this was by far the most extensively discussed portion of the project. It wasn't the intent from the beginning, but originally it was just to look through the downtown overlay district. And as we started discussing tattoo parlors, um, it it pretty much took up the conversation for at least a few months. So, some of you, I think at least one of you were was on the planning board. You were in 2023, too. Okay. So, y'all were here when this came before you originally in 2023. Um, the request was initiated by an individual applicant and she was seeking to allow a tattoo studio downtown. So she it was someone that actually applied for it and at the time the staff uh proposed having a 300 foot separation requirement between tattoo parlors and then also just limiting it to the second story downtown. Um so following discussion the planning board tabled the request and the applicant just never came back. So they didn't try to update again. um they end up moving to a different town. So tonight's proposal is different from that. And uh so rather than just responding to an individual applicant, uh like I said, this proposal is coming out of nine plus months of research and community discussion um through the dream team, economic vitality committee, and PEBB. that also included, as I stated, uh, downtown service department staff and town attorney. Um, again, as all part of the

adopted downtown work plan. So, the conversation became much broader than simply just asking should we have tattoos or not? Um, when it was discussed on the benefits of having tattoo parlors, then the com the question came up, what standards would best preserve the historic character of downtown while supporting this entreprene entrepreneurship opportunity? So, the dream team recognized tattoo studios in general, and this was stated many times that they're incre uh increasingly considered creative small businesses um that often complement art districts and downtown environments. Um if you're familiar with other downtowns, most of them in the state allow them by right everywhere, including downtown historic districts. Um, so understanding that, but then also at the same time agreeing that there's still a strong consensus on Pittsburgh's historic core being protected and that that might cause some tension with allowing tattooers right in the historic core. Uh, the team and staff combined came up with proposed standards. Um, and [clears throat] they sign they are they're They differ significantly from the 2023 text amendment that y'all saw. So now going to the colorful zoning map. The colors are kind of hard to see there, but they should be in as well.

Um, so the first standard is that within the district, which you can see the boundary. Can you see the boundary on the

um on the map? Tattoo parlors would be limited to just the parcels that are zoned highway commercial, the C2 district within the boundary. And

so those are the pink colors. And as you can see, the pink colors are on the outside portions of the downtown overlay district. Um secondly, we're proposing a uh separation of a,000 ft, not just 300 ft. So 1,000 ft from one tattoo parlor to another. And if you for scale, uh, one block is about 500 ft. So um, you would not have one in the middle, basically historic Hillsboro Street. Uh, it it would only be possible on the exterior. That also includes measuring from tattoo parlors located outside the boundary. So, um, you know, 3 months from now, one decides to open on Sanford Road outside the boundary, then we would measure 1,000 ft from there as well. Um, we also propose limiting the signage that's permitted. So, um, as you can see, it's it's pretty, uh, regulated there for sure. Um the goal being not to have it kind of like in your face that you know tattoo parlor especially from the major corridors in downtown uh which are also uh included in your packet and prohibiting any entrance entrances or any sort of visible activity indoors or outdoors from any of those designated streets as well. Um, lastly, limiting the operational hours from 7:00 a.m. to 10:00 p.m. And you typically don't see hours of operations with uses, but that was a concern that was raised was, you know, the the typical uh, I guess view of tattoo parlors in the past where they stay up, you know, all night, which that's that's certainly not the norm today, for sure. Um,

so any questions on that piece? All right. And then the last some questions. Yeah.

Um, I'm I'm having trouble with the two different pinks on the map. Um, one is highway commercial and one is high density residential and they're right next to each other, I think.

Yes. So, so it looks like we're saying you're you're proposing that there not be any tattoo parlors in the center of town in the green area,

right?

But they would be okay with the restrictions in the um pink areas closest to town. I'm I'm concerned that those areas if if they're not okay in the middle of town, why are they okay in the edge of town where they butt up against high density density residential? I'm I'm thinking particularly about the area on Sanford Road where you're going to have school kids from Horton School walking to town. Um, h how do do do the people on the this advisory committee represent those surrounding areas or do they just represent the downtown area? And and do the people in the outskirts, those traditional neighborhoods that are just outside the downtown area, have those people been involved in this process at all?

Okay. Um, does this work where I can point

it

like a red dot or anything?

Okay. Okay. So, within I'm sorry. Do you want me to come around

this side?

No, it's fine. So, within the overlay district, uh, as far as Yes, there are no residential pinks in here. It's all C2. This is all What about on the far right?

So, the the uh the only residential districts, the the lighter pink. Yeah. Here, here, here. Not here. That looks like lighter pink to me. That that middle block,

this one right here,

that one looks dark. But yeah, but right there where that section looks like

it's not. So everything on East Street is C2. Now down here, you can kind of see it a little bit. And I'm This is the We'll We'll have to ask for the colors to be updated because it is it's very close. So, if you see this little like point here, everything south of that is residential, but all of this is C2. And and also, um, tattoo parlors are allowed in Pittsburgh anywhere. So, in any C2 district. Um, so again, they're already allowed here. if someone wanted to open today or you know they submit their application they can do it. Um but within the overlay district that that should not be a concern uh with being you know close to these residential districts.

Okay. And next time we'll ask to see if the colors can be updated because it it is a little con confusing. Any other questions regarding that part? Okay. And then the last item is um definitions. So we updated several or

proposed updating several definitions. Uh we've talked about electronic gaming already, but we also include flea markets, pawn shops, and shooting galleries. So, um overall, we think the revisions improve the consistency and clarity throughout the UDO. It it's going to help make staff level decisions much easier to interpret, and it's going to give a lot more direction for applicants and property owners moving forward as well. Um, so I've already mentioned this a few times, but uh, at its June 2nd meeting, the Pittsburgh Downtown Advisory Board unanimously recommended approval of all of these amendments. Specifically, the board supported clarifying prohibited use definitions, permitting tattoo studios within the outer portions of the downtown overlay district, protecting the historic core surrounding Hillsboro Street, and adopting the proposed separation signage and visibility standards. Development Service staff also [snorts] recommends approval of the proposed amendments. Uh we think it's a way to improve ordinance clarity while expanding opportunities to small businesses in a manner that preserve the character of downtown Pittsboro. [clears throat] So thank you and um please let me know if you have any questions.

I had a quick clarifying question. You said in the beginning that the this board or um this group of people I can't remember if you said it's a board or whatever but you know what I'm talking about um that they would see some zoning requests coming before them

is

we will

yes going through the process right now it's not it's still in discussion research phase

with with that group

it's several groups of people but yes ma'am

so they so they don't have So, I just want to clarify in my own brain that's not that they have the authority to

change the zoning request. It's just a it's like an advisory like look at what we're thinking about doing. What do you guys think you people who are actively involved in your community?

Yes. Okay.

This all falls under the downtown program.

So, if you think about starting from the bottom, we have the worker bees which are the informal working groups called teams. um they kind of get in the nitty-gritty because the the committees and the advisory board, they only meet one hour a month. There's no time for this kind of level discussion.

So the the teams and by the way the teams are mostly made up of committee and advisory board members, but it's open to the public.

So if you look at that work plan and there's any item in particular that you find interesting,

just let me know and we can get you to work on it. Sure.

Yeah. Um, and then the they take their feedback because they don't the teams don't speak for downtown at all. They don't go around town saying this is what we're doing or anything like that. Um, but they take their feedback then to the committee that it falls under which you can see in the work plan hierarchy. The committee then reviews it ultimately making a recommendation to then an advisory board whose only power is then to make a recommendation. So, no decision-making powers at all within any of the levels. And then from there, it either goes to y'all, depending on what it is, or to the town board for final decision.

Thank you.

So, just for clarification, these the definitions, the electronic gaming operations, flea market, pawn shop, and shooting gallery, those are still on the prohibited list. But but you're just defract correct.

Okay. So the way this stands right now then a tattoo studio could be located

within the downtown overlay district to the east of Masonic Street.

That's how I'm understanding it. Well, to the east, right? Yeah, I was thinking of Bal Street. Excuse me. Yes.

To the east of Masonic. And then what areas to the west of Fet? Is it Fyet Street? Yeah, Fyet Street. Would it

Would it be helpful?

Right now, would be these areas in the pink. I'm I'm on the screen. Sorry. Okay. Only the areas that are in the pink, right? Yes, sir. Okay. All right. Sorry.

And then that one square um up above Thompson Street, the corner of Thompson and Masonic. Now, that's also pink. So, one could be located there. Also,

it would have to be located farther back from Thompson Street because Thompson Street is identified as a designated street.

Okay. So have

it tons front Masonic.

Okay. All right.

But as there is redevelopment in the future, there could be something there.

And I failed to mention we have two of our our team members here tonight that they are also not Oh, wait. One left. There's one left. Hey Shannon. So uh Shannon's on our dream team. He's also the chair of the economic vitality committee and he's on the downtown advisory board.

Are we

That was a lot. Is there anything else that either questions or just anything that anyone would like to discuss before we uh look for a motion?

No.

All right. Well, uh then in that case,

I'll I'll accept a motion. Uh motion to adopt the ordinance. Is that what the words are? So I should Okay, you're right.

Motion to adopt the ordinance amending the town of Pittsburgh Unified Development Ordinance ZTA 20226-1.

Yes. To approve.

Second that.

All right. Motion by Christina Pard, second by Alfreda Alustin. Um all in favor say I.

I.

I. All right. I think that was unanimous recommendation of approval and uh that concludes our action items. So we will move on to discussion items. Um ZTA 20267 storm water

amendment discussion. [clears throat]

Yes.

So sorry I neglected to mention we have we have we had three members here tonight. So Jody Loff is also on our dream team and echo. Thank you to Jody as well. Okay,

may what do you what do you got for us tonight?

All right, I'm going to give a brief history on the UDO a little bit to clear up a couple confusion items. So, originally the UDO was approved in May of 2021 and it was actually approved with a list of UDO items that the board of commissioners thought needed to be corrected. That list was significant and it is pages and pages long. The items that we're bringing right now are brought in set but to clear up a lot of those issues are actually embedded in these changes. So that original UDO was

written by an outside firm. It was not written by the town and it still had significant issues. We are addressing those issues as directed by the board during that time period when it was approved. The additional items that we're finding along the way are being brought with these items to make sure it is done appropriately. We have multiple planners, engineers, cross departmental weighing in. We have a contract lawyer that's reviewing it. Our town lawyer is reviewing it. Administrators and staff's reviewing it. I'm looking at it. I have even reached out to members of APA to actually look at very specific items to make sure we're where we need to be. There are some items that are newer that will raise eyebrows and that's why we're asking the community to actually look at some of those items. Some of those are in reference to failures or to issues that we've had as the town both maintaining items and or have they been brought to the boards before. So, and then of course anything that is emerging needs of the community. So, we take it all very seriously. I will tell you that the three that you're seeing right now have been in the works since February. So we didn't bring every single time they've been updated. No, it is a constant ongoing. We've found modifications. We tried simple versions, but we then we recognize there are other areas that need to be updated. So they've been pushed out and we check we do the find all the way through the document to make sure that those overlaps are taken care of. And then there are other pieces that will come later, but if we do a huge giant update at one time, it would be overwhelming. So yes, we're doing them two or three at a time to try to keep it where it's reasonable and we make sure we check for the overlaps. This is also a reason we're trying to add this discussion piece. And so right now, if somebody sees a flag or an issue, it's brought to our attention that when we go talk to the community, we figure out a way to address that item now instead of later. And then she's also got the heavy background from being in the private side and writing the video just like I do. So two different standpoints. Mine's

my environmental side. Hers is all the other pieces. We got good overlap, but we're leaving that with the town making sure that we are checking things because we're the ones that have to maintain it. We're the ones that have to answer to it. This is that opportunity to make sure everybody is involved. So I'm going to let her lead through each individual item and I will be helping as necessary. Quick question about the public comment. I know I think you mentioned in the beginning of the session. Can can you remind me again when those public comments are happening?

So they will start tomorrow. Okay.

We want first we want to see make sure that you don't have anything that we might be missing that you would automatically see and then we will open it up tomorrow and then I will schedule a development community meeting with the developers and all anyone who wants to join it will be able to do so. I will send out an email and then it will be posted when that meeting is and it will be probably in downstairs on the town hall in the bottom one. So we'll get that set up for that specific timeline. If I need to have a second one between now and the next plan meeting, we'll do that as well depending on how that goes and we will get it in place to come back here then.

The developer meeting will be open to the public.

Yes.

And will will we be included on the list of people who get informed about it or

wish to be so? Yes,

I think that would be nice. We'll do that. Okay. Anything else before we get started? Um, the first one we're going to walk through is storm water. Um, and this is just a sections that are already there. So, they're in better alignment. So, these are requirements regardless of if they're not. However, it's good practice to have clues where to look for developers that um so we reference in the design manual the state's minimum design criteria and so that's state uh stormwater rules and just a nod to the Pittsboro stormwater program administer that these are rules and regulations

that are outside of the UDO but it's just saying that in the UDO you should definitely look at these rules before going forward and And starting with the admin and procedures, um C2 is new. It's the storm water impact analysis. So that's uh right in the middle of established text already. So it kind of knocks all of the lists down. But this is just to say that we want to understand the impacts on storm water for proposed filler there that's coming in.

Sorry, are you are you saying that we we didn't previously require an SIA

on this form? It was was generalized in pieces of a document instead of actually one solid document.

Okay. Interesting.

Yeah. One question on that paragraph. Um so where it says a storm water impact analysis shall be required to be approved in advance of site plan approval when appropriate thresholds on development are reached. I'm not sure that I have any context as far as what an appropriate threshold on development is. What so the appropriate would be the 24 25% when that overlap for a major storm water for that full storm water impact analysis. You can do LI and lower versions of a full storm water impact than you can in the the larger setting. So that would be that threshold because you wouldn't need um full SEMs if you do not have all the carbon gutter and you're not using the full spectrum of the storm water piece. So when you hit that that crossover.

Okay. So that's 24 to what percentage?

24 25%. You would ask when you get to about 24 Y and then there's an outline in the specs and in the administrative manual what should be in that SIA. this what that should be the actual process for that and what that looks like is

actually in a separate document because we don't want to pull that in here in the UDO. We just want to say this is the document you're using and this is what appropriate here's where it is.

So, so I guess my question is why would that not be put in there as definitive criteria rather than saying appropriate threshold?

Well, to be fair, it doesn't say appropriate. It says want specific development thresholds. Are you I'm sorry. Are we looking at I might be looking at something else.

I'm looking at

number two.

C2 first sentence

C2

4.4

says before site plan approval one specific development threshold.

I think we're looking at different He's looking at exhibit A.

Oh, sorry.

That's where we're right with the night. Okay. So I guess why why would we not put in there the 24 25% rather than calling it a appropriate threshold which

you can put that directly in there. It's a good idea. I

mean that's

or at least a reference point like you know go like see this document over here

does that does that get updated regular or like does would that number change over time or not really? it it will be based on either the permit or specific items as required by the state. It ever changes.

So you're just saying you want to say this is where the reference point is for the number.

I think that would make it easier to understand. Yeah.

Cool. added two more standards. We're looking at flow and five and phase six. This is talking about diffuse flow and stream piping. These are technical, however, they're just to make sure that um

downstream flooding and erosion are properly managed and mitigated. [clears throat]

And I believe L1 and two are new. Oh,

back and you're probably going to slap me for this, but anyway. So, in uh item three under number five, diffuse flow.

Yes.

Where it says storm water SCMs, isn't that saying it double, isn't it? You know,

control measures. Yeah.

Okay.

Sorry, I just catch that stuff.

No, that's that's good. That's why we're subject.

I'll defend you if anyone tries to slap you. Okay. Okay.

And then in number six um after that first comma where it says and shall approved is required. Should that be and shall be approved as required?

Yes. Okay. Uh so then maintenance 31 or L1 and two um is about ownership and responsibility and designing construction standards. So who is maintaining those and um their responsibilities and so we reference the town specification and standards because those need to be updated. we don't have to go through the whole formal process of updating the UD to tell developers where to look.

How I don't want to open up a can of worms here, but I just what um what do we have in place to make sure that uh those SCMs are being taken care of and are functional?

That is actually part of the process update in the specs because there's supposed to be a schedule when they're supposed to be monitored and checked and it should be yearly. Um, and there should be reports given to the town. So part of that is that piece of the update in the specs specifically. And then venturing all the way down to F, uh, one, two, and three are new. One is not new. Um, but we categorize all the maintenance easements. So, two and three are new, and that required us to also label one. Um, and so this is just some processes and requirements for access easements to make sure that you can access uh storm water control measures and that there's adequate criteria in place. And and number two, my only question is I conceptually trying to figure out why is there a minimum 25 foot uh buffer given that's an adjoining parcel street or railroad has a rightway less than 50 ft. way that the storm water is supposed to be, it's supposed to be minimum of 10 feet, but usually when you're right up against another parcel, there's going to have an overlap. If it's a utility, then you're going to have a height requirement and generally it's 20 25 ft. So those two side by side and then the rail, there's also usually an additional. So it's it's taken into account all three of those at one time. So that would be the 25 foot. Okay. if there are questions

or discussions.

I really appreciate the work help put into this.

Yes. Thank you so much. Does anyone have anything else like to discuss

concerning Yeah, concerning uh item number nine one here. All right. In that case, we move on to uh ZTA 202610 structure improvements and acceptance. Just to give some history, some background of this was started as just update to the consistency statement and the comprehensive plan overlap because there were errors in what it actually called out. the definitions were incomplete and then the was no there was no direct tie to what infrastructure and transportation fully entailed and how it was. There's also the issue of um de facto to the SIA which is a sub um subdivision infrastructure agreement and that is not a standard term it was used without it being the video process in place. So, we went to the board with the original version and we had already outlined the transportation and infrastructure section to follow later. We were going to use one paragraph to relate it to that, but due to concerns with that one item not already being outlined into two chapters, we pulled it back after comments from the development community and addressed it with chapter 13, chapter 14, adding those two sections and having those come here first. The board asked us the last uh last last week to bring this all back at one time so it was all together so you could see everything and make sure that

was fully clear and actually through the step process because we didn't want those two sections not to be seen by you because they were too significant to not to ever come here. But the other section was calling those out. So it's very applicable for those to come back and actually be looked at across the board. But that is what this version is now. It's taking that one section and adding the two chapters for those two items that were not originally in UDI. I apologize this is going to be long.

Um, okay. So, a lot of but it's just a little bit different and there are two chapters that you can actually look at instead of just having two subsections two sections. Um so 3393 uh we updated section 1.5 and some subsections within that um just to reference the comprehensive plan reference and see um general statute language for comprehensive plan to include all of our other accounting plans. So, the bike and pet plan, the parks and recreation plan, other things um and those will be included in that definition that we've included in this um section update and we reference them by name um instead of putting them in the definition of comprehensive plan. So that way they are updated separately, we don't have to keep going back and forth. the same thing with the year because when they're updated, you don't want to have to update. You just take the most recent version. It automatically updates. So, you don't you're not meddling where you don't have to. Um, the other part of that is making sure that when you're reading the comprehensive definition, it tells you it goes back to the section now. And then each plan is now actually defined in the definition section, which is one of the things that um an APA fellow said that your definitions, you need better definitions or you need to correct that you're missing some. So

those are actual items that we were add because of that an additional section we added were for specifications details. So this is explicitly not a part of the comprehensive plan but it is our engineering spec or specifications in standard details. So it's just a nod to this and development. So coming into development you know that this is where you look for specifications. And then another uh subsection 1.5.4 is policy and supportive documents. So these are outside of the comprehensive plan definition, but they're also important documents that guide the task for development. [clears throat] Just a very very quick note, um, chapter 13 and the section headings are all new text, but I didn't want to do a red green kind of combo because that's not accessible. So everything is new text that you're about to see. All right, so starting with chapter 13, we have four new sections. It's purpose and applicability, coordinated transportation review, supporting infrastructure, and transportation adjustments. Um, I will note that there are no reserve sections through 8 to um probably going to come out and we don't need to reserve that unless y'all see something that we need to address. The only thing may just be my perception but in looking at this I mean I it says this chapter ensures adequate safe and efficient transportation facilities but I don't see specifically addressed uh accessibility for individuals with mobility issues. Uh I mean I guess my question to you is do you believe that that's woven in to the language that you have here is actually meant to be woven in the

actual items specifically. For example, the multimodal assessment, you would actually have that piece specifically in there on the app based on what type of mode of transportation, whether it's the walking, whether it's um smaller vehicles, uh the transit system piece, all that would be in that section right there. So, they would have to talk about how you get in and out of the site, how do you get from one portion to the other, how it's connected. So, it's actually supposed to be embedded in that. And that's a that's a process document and checklist and this is what they need to submit document, not something that you would put in the UDO. This is the overall process about the items that we will be requiring, not the details to it. We're trying to make sure that if we need to change something because it's not working, we do it in the document and not in the UDO itself. Also in case that the purpose statement is a section giving you guidance to refer to the comprehensive transportation plan the bike plan the park plan um and you'll also have accessibility if you do if a developer comes in with parking so that parking is a higher level than the town authorizes it's going to be kicked up to the ADA and so there are things that developers will have to look through we say inance Um we've reached the first yellow text which is for discussion and it's our section. So um current language kind of leaves it open to interpretation on what a threshold might be um for when we apply the requirements of this chapter. And so I wanted to kind of open discussion on what you believe should be the threshold for applicability or when a coordinated transportation review would be required for a development.

Can you ask that again but a little slower this time? Um so right now the applicability statement is shall apply to development applications that may impact the transportation system and right now it reads that all development u applications will that may impact and may impact sites is vague.

Um and so we wanted to have that as a discussion for y'all to see um what you've noticed in your time on planning board. um what you believe would be best for a threshold for saying a smaller development might not have to do this full comprehensive coordinated review, but what is the scale for requiring those types of reviews? Is there I mean having no knowledge of this whatsoever is there like um um standards or or is there uh other communities that have some like have thresholds like can you give us examples of what other people may say? Do you have something like that?

We can use bigger cities like Charlotte and Raleigh. Um I think if I'm not mistaken it's based on your traffic accounts. Yes, that. So, we already have the TIA in place and I've initiated the safety analysis for driveways. The last one is the multimodal and that is when we're talking about the different perspectives of how the town connects. So, if it's something simple as somebody's just redoing the building and there's one change to an entrance, that would be it's not really applicable. But when you get to something larger, someone's going to develop a corner of a block and then how do you get in and out of that section? What kind of use is it? We just need to know what the p the perception is from what's already been seen recently because we have roughly a 21 22% growth weight in development. Chattam Park is roughly about half of that. So now development's come in so quickly we need to start looking at how this reacts and that gets the weigh in

of what you've seen on the plans. Even before I got here, I've been here what, nine months? So I know what I've seen on my side from different communities, larger communities and development around the state. So this goes now to as this community, what do you want to see? And this gives you that chance to weigh in and that's what we want to do. And we're going to do the same thing with the development community thinking about what interactions and overlap they have with other developments and then what kind of breakpoint that creates with them. So in other municipalities they use um like a traffic count and or like once you hit a certain threshold of the traffic count then the full transportation what is the TIA transportation impact analysis. So we already use that. Yes, that's one of them. The safety analysis when there's issues with the driveways and has an overlap. Uh grade changes at that driveway multiple driveways lined up driveways with roadways right beside of it. how far apart they are, sight distances, all those items overlap that. The multimodal is the different types of um the multi-use paths, the bike paths, the roadway section in adding transit piece to it. All those type of overlaps. So, we're now looking at a different scale that addition. It's something that Raleigh, Charlotte, Gary even has an overlap with that piece. The more development they have, the more likely they are to use it. Yeah. I wish I had a point of view on it, but I but is is it possible that I mean I don't know if this is possible, but is it possible to like give us options like here are three options you can pick from? Um just just I mean again having no basis of what this should look like and want to make sure it's appropriate, you know, for what where we are and what we're doing. We can do that as part when we're looking with the development community about what the options that they bring up is maybe we create three different scenarios and have them where help us work through those and we bring

that to the board for that.

That's that to me that sounds reasonable but

yeah I honestly don't feel confident discussing this at all. Yeah,

it would be bad if you did that gave us the scenarios. Yeah,

trans transportation is always such a big issue and it's a big issue with the public, you know, any any

Yeah, that's why I'm sitting here thinking that we ought to just, you know, say that we should do, you know,

something. But I can sit at my driveway depending on what time I get. Like today, I couldn't get out my driveway for like almost 10 minutes cuz I'm on 15501. And in the mornings, if I don't get out of there by 7:15, I will sit there 10 15 minutes trying to get out. So, it's it's it's a lot.

I don't know that um comparing to Charlotte or Raleigh is applicable either just cuz they're big cities and we're not. So maybe smaller population equivalent towns that have

or or towns that are going to be or are at where we're going to be at some point like Holly Springs, Fugu Marina, places like that.

Yeah. Yeah.

I mean I think I like the idea of of when you have the conversation with the developers if they tell you like this would be very painful for us if we did it at this threshold. You know what I mean? or whatever perspective they provide and then giving us that like as some gristle to chew on because you know I I have no idea how this is even evaluated. So

thank you. Thank you for that.

Thank you.

And then the next section has applicability to um what we would be requiring which is aated transportation which is just that complence of what that was talking about earlier. Um including the safety analysis multimodal assessment and traffic study. Um, and so we have just a few parameters, but a lot of that will be housed in another manual

like the specifications. So, one of them is the duration of the review and how long that lasts. It would last um alongside the site improvements. Uh but if there are uh major modifications that would significantly increase traffic impacts, that's a cue for the town to say we reserve the right to uh complete a new CTR because situations have changed.

You said that would be based on the site plan. Yes, modifications to the

most of the plans that are done are site plan or preliminary plat impact and biggest point from what the changes would have to occur because you have to go back through the process if something significant changes. It's over 10% you have to go back through it.

So you might have a plan that comes in with a 100 units and then it becomes 200 units or something like that. So, you know, at that point that traffic's going to change.

Yeah.

But the date but the but I guess the the question is like I'm just giving an example and I don't know this makes sense but like you know we just had the Cooper Ridge conversation not that long ago if the traffic plan was done then

is that when the tra is that that

well that was at reszone was

the reasonzoning

zoning. So I don't I don't it wouldn't

So when would it come from side plan

site plan? Okay, cool. So that's like right before you're got you're about to like dig and stuff. So okay, cool.

So I just imagine the time I don't know if digging is right. Don't don't quote me on that. But

know what you mean.

But it's it's not like I'm doing it now, but the development is not going to happen for six or seven years and all the things that could change in that time frame. I just want to make sure that I'm understanding that part. And then next is just for some required

transportation improvements. We provide a list but it's not comprehensive. This is just something to add the multimodal aspect that we were mentioning earlier earlier. So talking about sidewalks and pedestrian crossings as well as accessible roofs and multi-use paths bike lanes and related facilities and then also key back to storm water and drainage infrastructure that's associated with facilities. One question. Yeah, gota ask this. Is anybody looking at these and I think the term that I came across was micromobility devices and how that's going to impact our streets, sidewalks, etc. because we're seeing more and more of those individualized hoverboards, motorized sceners, ebikes. [laughter] waiting for that part too.

Um, some of those items we will have to add in, but it won't be in this section. That's what when we have the reserve for if we're going to add a section, that's where it needs to be. The first part is get the actual overall first and then get in the little nuances, the new things that are coming in as subsections of that. They're not the primary. The primary is the the biggest concerns that we have on safety and making sure that that's taken care of. And then all these newer, the ebikes You name it, it's out and

the other items. That's a next step piece to it. We want to get make sure we get this right first.

Thank you.

And then the last one in this section is levels. So if the traffic levels of service standards compete then your report should or a proposed report should evaluate the follow which is identifying additional device ways um and mitigation strategies as well as like potential phasing opportunities.

All right and then the next two sections the first one is about supporting infrastructure. Um so making sure that original sporting infrastructure such as cy youth pass um drainage facilities are included in your complete transportation network and and then another reference to the design standards that will be in town plans and town specifications and standards and then as well uh one last section on transportation adjustments. So this is where the NC DOT standards supersede uh the town standards typically be stricter. So the NCO2 standards would apply.

And the reason that statement is there is making sure that if someone wants to take over the road, don't want the state to take over the road or if they have items like traffic signals of bridges. That's should be a state standard for that section instead of to the town and then the state saying that oh I'm not going to take it because it doesn't have these items. We need to make sure it's at that level for them to take it because we do not have the capacity to take on some of those items and probably a significant amount of time before we do. is divided into eight sections. Same thing that we put in and it's ensuring that handle the infrastructure it takes on and that infrastructure gets accepted built to cal specifications and standards. Um there's also responsibility sufficiency of accept infrastructure for acceptance infrastructure acceptance procedures and warranty review as well as the final acceptance of public improvements acceptance warranty inspection criteria and I will go through all of them. Just want to read the section titles. So purpose and applicability. This is so just to make sure that everything that

has taps is built to t standards and it also includes a developer definition. This is specific to this chapter. There is already a current developer definition within the UDO. And so instead of rewriting that and potentially having impacts throughout the entire UDO, we included a definition of developer that is specific to this chapter. And then section 14.2 is about responsibility. So who's responsible for proper installation of all improvements? Um and how that's documented as well. Um and then as well as who is taking on the costs uh for roads, sidewalks of the multi-use pass, drainage and buffers and park areas um during the maintenance period and after the maintenance period in the past episode. Now, I will note that a lot of this um the high percentage of this was actually in the specs, but some of it was not as clear and it's more defined now in the specs than it was, but it's put in the UDO to outline the process that when someone comes in, they see the process and understand who's responsible for what, but the details of that is more in the specs on top of this. Yeah, that's like a lot of the details that you're wondering where they are during the tasks already or like to be adopted into this is just to formalize that process. So we have some backbone in the UDO in a codified language to make sure that um everyone is meeting those and they know where to file those and these. So for um M agreements and bond payments, shies, things like that those uh we we are requiring all of that before final plat.

Okay. And that is actually better outlined in specs and how they how they're submitted and how they're signed off on the process to that is in that document.

Perfect.

Um section 14.3 is about sufficiency of the infrastructure that the town accepted. It also is just to make sure that that threshold and that level of service is being met. Um and that level of standard is also being met for all infrastructure that the town will be accepting and the subsection is uh kind of a pressure relief valve. So if there's something that may um affect that sufficiency then the town can have a conversation with the developer to kind of mitigate that. This is also important when you have older infrastructure in the area and something is found during the field and there's an asal condition that needs to be addressed. This is one of the ways to do that. infrastructure acceptance procedures suggested um just a paragraph that tells to look at the tax specifications and standards. Um and that also tells um that infrastructure is not officially accepted until those standards are met and then accepted. So the development service engineeration will section 14.5 there's a bit of a warranty period. So um much of this language was moved to the specification. So this place belongs to be amended later on down we don't have to do formalized process but some of the language here is just meant to outline the process actually. So 14.1 deals with duration. Um and typically warranty period will be for one year beginning on the date of the u letter of initial acceptance. So then they'll have the

warranty period of a year and then they'll have a letter of final acceptance. Um the extension period for deficiency list is just if a developer cannot meet that deficiency list within the um warranty time then we can grant an extension of of time 14.5.3 and 14.5.4 go together. They go hand in hand. Um so this is uh codifying the types of infrastructure that the town won't accept. So if it if it's non-standard in development or if it's not built to town specification or standards um there may be an extended warranty period or um enhanced warranty requirements that the infrastructure may have to go through for the town to accept it. Um and the example on this is if something was constructed without a actual full set of plans or plans were never submitted to the town or so there was a field finding and that was never I guess brought [clears throat] to the town's attention and it was found out after the fact. Those are three of the primary examples. So some of this language is clarified here conditions that extended war acceptance but some of it is also available in the town specifications and standards. So a lot of the nitty-gritty details removed to the town specs specifications and then 14.5 also deals with another maintenance responsibility. So um it outlines maintenance relief and routine maintenance that the double developer may be responsible for. [snorts] Um and so it also goes into uh corrective and

preventive maintenance. So any maintenance during the warranty period u the the developer is responsible for before the town uh finally accepts it. And then the last subsection in this section is about emergency repairs. So in the event of water main breaks, sanitary sewer main blockage or or failures of streets and bridges. Um if it's a necess necessity, the town or tri river water can come and maintain that. So that's just language making sure that that's there for um the public. And then the next session was originally pages long, but all of that has been moved to specifications. And now we just have a reference saying please look at the specifications if you want to understand the procedure for final acceptance of making sure that list of efficiencies is met, the warranty is met and has that letter of final acceptance from the engineering division. Walking bill 14.6.1. This is roadways that are by other quasi jiujitsu governmental agencies that are going to be accepted by the town. So just saying that the town will require a preliminary and final acceptance for in walkthroughs of this infrastructure before it's accepted and before the end of the one-year warranty period. And then the next section is about acceptance and warranty inspection criteria. Um so this is just to make

sure that all public and private improvements are going to be installed in conformance with um the construction plans that were approved, the development plan and public improvements agreements. Um so just making sure that everything aligns really and you can also specifications and standards for more detail and more common and as well that subsection deals with acceptance of privacy making sure that again [clears throat] we're covered and they're built to town specifications and standards. And just to just to revisit um I think maybe an earlier section if if something like if if the town identifies a problem and the developer doesn't fix the problem what's the recourse for the town. [snorts]

So I don't remember where I put it in here but one of the items was just because that we didn't find it the first time we come back and we find it we have the right to say we found something that's significant and is a failure and it was done during this piece. it needs to be adjust adjusted. And so there's two ways that can be done. One is either the town will fix it and then give them the bill or they fix it. Whichever is more appropriate at the time. But it's definitely going to be a conversation, not something we're going to try to hammer on. Somebody we just expect that's a reasonable that's the there's a state requirement with the three and six for the warranty line for something that was not found. So that would come into play. If it's beyond that, that's it would be more on us because there would be something that would happen after that time period. Generally two years is a good average. Three is the where you would see bigger issues. So we try to catch it and that's what some things like the SCM inspections yearly. You will always see it by the end of the year. That's why we say one year minimum warranty and then two is for major infrastructure item does come in. You know you've got constant construction over it. You're going to see that wear and tear during that time period and know where the pressure points are. So

that's where we would definitely be looking for stuff like that.

Thank you.

So just for information, let's say that we have a repair that's necessary during the warranty period. Is that then that repair that activity then does that get an additional year beyond that or is that held to the original year?

Good question.

That's going to depend on what it is. is if it's significant enough that it does more than like a patch or something like that, that might that's going to require a conversation that may require extension. But that is a dependent on an issue specifically. And if there's a failure to to that degree, it's going to go to that 36 36 year mark. It's not going to be just that original. That's why that additional piece is there. We're going to keep an eye on it. So trigger that spell out. Yes. All right. And then the last of this amendment is section 148 which is security. And so there's quite a bit of state language on screen fees and this is hand back. And so a lot of this is based in uh 160 804 and 804.1. So a lot of this language has been modified to make sure that we're in compliance with state statutes as well and it also relies on the company improvements. So this is agreement with the government developer um basically establishing a minimum amount time for release as well as a convention period conditions constituting a default by the developer and um

making sure everything is covered as well as a completion period looks good days to wait just state memo criteria. There's no more section section 12 by 12. Um the terms and uses are defined again. Um and in this there was I think comprehensive plan was added to the front of bicycle pedestrian plan comprehensive transportation plan future land use plan. We removed comprehensive plan off those just so now we're not saying that comprehensive plan comma by pedestrian plan is something completely different than actual office by [clears throat] so just to make sure that those are consistent any questions

I want to go to that the very beginning um section 1.5.4 four it talks about supporting documents and it said that those documents may also be considered. Why is that not must be considered?

So that language is um those plans are outside of the NCGS the general statute definition of comprehensive plan. So we can't say shall um but we want to make sure that those are still referenced and they're still guiding factors. I don't believe we can put shallow language.

It's more restrictive than the standard for the state. We cannot go beyond that.

Good job, guys. Yeah, that's really good.

The clarification really makes a big difference.

Thank you for holding on. [clears throat] [laughter]

One more.

Yeah.

This isation. Yes, transportation's a biggie. So, and that's it's always an issue no matter what kind of development you have. So,

that just makes it very see what it is and this is it.

So, that's what we need.

So, if no one has any further questions on this section, we'll move on to

uh 202611

subdivision subdivision. So currently there is a section 22.3 that covers conservation subdivisions and we'll say as a conventional subdivisions in the residential the RA5 district the RA2 district and the RA districts are they all are required to go through a special use permit process but conservation [clears throat] subdivisions are allowed by right in the RA5 and the RA2. So this is in line with future land use plan that um wants us to put conservation subdivisions in natural resource target areas. Um but we wanted to make sure that the language within the UDO gives us proper guidance and proper clarity into what the conservation sub actually is so that when they're being built by right they're following the guidelines that are listed in use. Um so currently the language within 6.2 2.3 grants modification to lot size, but it doesn't really specify conservation standards. So what would happen with those open spaces and and allow within those spaces and so we kind of fleshed out what's currently there. Um and so we have four sections. We have the purpose, the applicability, the conservation and development plan and development standards. So the purpose uh was expanded and it includes a bulleted list. map of run through of the priorities for um the development

that's pursuing a conservation subdivision. So conserving that um open land and making sure that the areas that are conserved contain productive agricultural soils, areas of steep slopes um and unique and sensitive natural features. So wildlife habitats for stream corridors, wetlands and flood plants. Um and then we also want to encourage the maintenance and enhancement of that open space and of wildlife habitats and environmental and natural and cultural resources. So expanding it to not just include um environmental land, but also cultural land. That's really important to to the history and overall sort of theater of it. And then we're also saying that we want to min minimize land disturbances and erosion through the retention of existing vegetation. We're going to preserve those scenic views that was in those RA districts um and reduce that density within the road. So we still feel like we're in a residential uh a rural residential agricultural district. And we also want to make sure that we're uh including that aspect of connectivity and we're creating links through open lands and by recreation uses just an expansion of the purpose statement so everyone's on clear footing.

So this also goes back to the states they have a a standard now and it's available on ABA site. It's also available in forestry. So you can actually see some of this is taken directly from the state and some of it is it's we're trying to keep as close to what we had but expand to make sure it matches correctly and prevent down zoning at the same time to kind of give it a nice even across the board. Some of this will require some input as well which we'll get to that part.

Does do the state standards give a specific percentage for the amount of land that has to be preserved? It varies per whichever version because it actually has a uses. It has a whole series of list of potential uses and

what the percentages could be. And then it talks about conservation and just open space. So you're talking about your your wreck area. So it just depends on which version of those sets you put together. This is the list that we currently have. But we do need to make some decision about what those conservation areas. So we have it outlined in another page back to discuss the priority of the conservation space areas what those should be and that will actually have a a bigger I guess impact on that percentage than um what we have right now. So we can I think we're we're at the 50% is what should be conserved but the threshold of how that changes based on density is the other part that we need to discuss is how dense are they going to be allowed to go what what is a good incentive and then how much of that that last 25% between the this 25% that has to be maintained for the original one and that the use of LI low um

low impact not working now. Um, and then the use of that piece for that first 25% and then this another 25% here is what all the utilities clear open space area that they can use that's like full access active and then there's this 50% that's the conservation. How much of that 25% if they shift it this way in the density? What kind of materials can they use to get additional surfaces that are not impervious and use that portion for like a road versus like if we do a pvious surface for a walking trail? What's the difference between those and how does that look? So that's one of the issues we've already had and actually we've had several meetings on conservation subdivision with the development community as it is. So this is that's already been they've already seen it like three or four times but we have other items that we still need to address as the community and figure out what that looks like. So what is our going to be our standard? So we have a lot of their input but we want to see

what you have and then we're going to bring it out to opener. I will say there are a lot of really good resources online. The NC Department of Forestry, I think NC State's Department of Forestry [clears throat] has a conservation handbook that gives you a model ordinance and in that model ordinance they have specific like you could go route A, you could go route B and so a lot of that from that and

that's what decisions. Correct.

Um and there's also a lot of great precedent of other cities and towns and counties. Um, so we looked at Durham, Henderson County has one. So it's there's a lot of good language already out there in different municipalities that we try to incorporate here. Great. Um, so currently conservation subdivisions are not also that's already language that I don't believe that you can change that potentially be permitting or taking away a permitted use and so that would be considered downzoning. Um, but we can say that um you have to go through preliminary approval by the board of commissioners. So that's just an additional um [clears throat] and then also adding in language making sure that if this modification isn't granted explicitly within this section then you got to go back to your underlying zone district intensity and dimensional standards. Um,

so the current version that is in the UDO is vague and it is actually just there two comments per each of the the zoning districts in the table, but it didn't give any setbacks or any of those items. So traditionally in that case, it goes back to the most restrictive piece if it's not outlined. Otherwise, you have everybody's going to have a different version and you don't have a standard set that says this is going to be your minimum or how they affect other properties that are adjacent and you don't want to have something that's totally different visually from those sections or doesn't line up. So, this is one of those ways

to address that because there is literally empty sentences or sentences that end out of nowhere with nothing in it. So, this is how we're addressing both issues at the same time.

Yeah. Sorry, in my excitement to to get into this ordinance. I I skipped the desk proceeding sections today. So the first couple tables are just making sure that when you're looking at developing subdivision, you're not looking all throughout the media. You can only come to section 2.6.2. That way it'll just be a little more streamlined. And that way we can give more modifications within the section instead of addressing all of the tables that are dimensional. And then there was also I mentioned conservation subdivisions um in the wershed vertical area overlay and a lot of that is just making sure it's clean and it references the ordinance that we're updating right now. So 6.2.3 um and having the same management for both of those regardless of if you're in WAB or if you're not. Um so entirely new language is going to be 6.2.3.C which is your conservation development plan. So a lot of the model ordinances point to an initial site map that has to be done for a conservation subdivision. That's basically saying um at your present middle meeting you're going to submit an a map that identifies all of these areas that we're trying to conserve in our per statement. So making sure that your wetlands are identified your flood plains your areas of steep slope. So, it identifies things that have to be and things that you can include. Um, but those will be brought to to town staff in a presubmittal meeting and we'll go over together and make sure that we're in line with what areas are being conserved and what being regulated for development. And so, it's your conservation and development plan is essentially two parts. So, the site analysis map, which is your conservation piece, and then your yield plan, which

is your development piece. And so your yield plan is essentially what could you how many houses could you put on your parcel or your tract if you were building a full conventional subdivision. Um and so that's allowing the density within the underlying zoning budget to carry forward in conservation. So we avoid a down zone situation. Um and we're allowing them to have flexibility and still get their maximum amount of conventional lots within one parcel. But we want that scooted away in um away from your develop or your conservation if that makes sense.

So under the site analysis map I see there's E general vegetation characteristics. Is there any identification of wildlife or anything like that?

I think that would just be your tree type or your vegetation. So like the shrubs if your area is covered, but we can add wildlife habitats if that's what mean.

I mean that's something I would be interested in. Yeah.

Yeah.

Okay. Um, and it's just not that the developer is not like required to be um held against their yield plan. So like a proposed idea, the only thing they'll be held to is the amount of lots they get in their personal tract. Um, but if they show a street, they they're not tied to that street that they show in the presubmittal meeting. Okay. And then the section uh is development standards. So some of this language is existing and most of it is

new. Um so for density we're allowing um a percentage density bonus if you conserve um like x percentage over what's minimally required. Um so we're allowing say if you ser conserve 60% instead of 50% you would get a 10% density bonus and that's uh based on your yield plan. So if your yield plan allows 50 lots, then you would get 10% more of that 50.

So that would mean that that with the density bonus, you could have more than than you more numbers of units than you could have in the conventional plan.

Yes. Yes, that would be a modification. Um, and that's kind of to make sure that the original language says that you can't have more than four dwelling units per acre, and that's um, a lot more than than is allowed under the yield plan. And so, we want to make sure that that's still able to be captured. So, we're not downzing anything. Um, but we want to just add some specification that you're not outright doing that. You have to also conserve a little bit more. then that comes with its own stipulations A through C. Um, and you'll see that original language is is right below there. And this also goes to address that the original language said 75% either um not disturbed or natural vegetation, but that was not clear what that looked like because having that 75% and then 25% is all they could have on the impervious. It really [clears throat] didn't give a clarity of what would be allowed for that amount of disturbance. is like stuck there at the 75% but it I give them 10% according to what's in the the language then they has to be at 65% and then figuring out they can't do all those impacts. So this is like addressing how much they're allowed to impact at the same time

the A through C requirements and like how you would calculate the density balance as well. So just so it's about language. Um all right and then two deals with lot size and syntax. So originally which just did lot size. Um so you could have fluctuation in your lot width or your lot area but then the measurements within your lot size um your lot standards and setbacks weren't corrected. So it's it's a real rub for development. Um you can't reduce a lot area without reducing setbacks. And so we wanted to make sure that there's actual language here because it wasn't originally granted modifications. Um, and so what you see in A through E is going through each setback and lot area and width and seeing the reductions that you're allowed. Um, so I just want to um say that you can do reduce by 50%. But if you're 50% reduces below 40T like for B, if you're looking at minimum lot width, then 40T would be the the minimum that you could have. So there are thresholds and standards to make sure that you're not insanely um uncharacteristic with your neighboring part parcels and propert um the black text is already in the ordinance but we added B and C which is streets and sidewalks. So, streets deals with making sure that on street parking is prohibited. And that's just to make sure that your streets in your subdivision are not cluttered. And it'll be easier for emergency vehicles and fire um safety vehicles to be able to not have to maneuver around parked trucks if they need to. Um as well as the sidewalk requirement, making sure that um there are different thresholds for when you're required to do sidewalk

on one side or sidewalk on both sides of the road. Majority of the remainder have to deal with conservation space and what that definition of conservation space is within a conservation subdivision. So right now we adjusted the language so it's a little bit different than what we've been talking about. I want to get your opinion. So originally it was 50%. We then parse it down to a minimum of 30% for the unconstrained and buildable land. So that goes back to the site analysis map saying here are the areas that you've identified that are absolutely unbuildable. You cannot count that in your conservation space. You have to go into your buildable area and take that percentage out. that those spaces would include your buffered streams and steep slopes and

yeah like buffers and your flood planes.

I don't believe that has a specific definition so we can definitely tackle one. And then there is um a n to section 5.8 within that paragraph that says um if your conservation space has been clear cut within 5 years of preliminary plat submission then with intent to clear cut and then develop this conservation subdivision. You're not allowed to do that. We have that computer tracking percentage of what's um okay and then sections A through B um deal with what that conservation space looks like. So making sure that 20% of your conservation space remains completely untouched by development. um no lane disturbing activity can happen on this part on this percentage of your conservation space just to make sure that it is original vegetation and and

you're not allowed to to cut down and then replant and say that's your conservation space um as well as contig I'm going to try to pronounce that word right now

contiguity

something like that contig a minimum of 60% of your designated conservation space has to be connected um And so we have a little bit of a stipulation that if your strip of land that you're saying is conservation space is narrower than 30%. Um it's not going to count. So making sure that we have our big contiguous parcels uh or areas of land within your parcel um that way you wildlife habitats canly maneuver through your property without having to go through someone's front yard. Yeah. Okay. [clears throat] This one is fun. This one you guys can decide. Um so in other languages and in the model ordinance there are what may was mentioning earlier priority areas for conservation. So for example uh the city of Durham has a conservation subdivision that ranks the priority areas for conservation in a primary bucket and a secondary bucket. So in order to go to the secondary bucket, you got to fill the primary bucket first. So, if you have a property that um only has like a little sliver that's in your flood plane and that's considered a primary bucket, you'd have to conserve all of that flood plane before you can go to the secondary list of uses and start conserving out those uses. Um and so that's something that we don't have currently here. We have a priority order of designation for conservation space and um so we wanted to kind of get your solicitation and I have one more piece on this. we have the five-year notation where there's been clearing, but if the entire area has not been cleared and it's a long extreme buffer and it's an area that needs to be restored or planted for as a actual repairing buffer and we want to maintain that, this is one of those areas we

could put in is how much of that counts towards that with the um an overplant scenario or repair planting scenario. So that we would like that to be one of the contribution pieces to this discussion as a priority. and then how we want to deal with that, what percentage and how it needs to be done because we don't want the entire cleared but property but if they have a section we want to address that way and give it as a a way to reinstall as that is a conservation area um that was originally clear that is such an issue again I'll go back to your suggestion on the previous one and that is you know Maybe we should maybe you should be bringing to us some examples of priority of conservation area space language from other you know similar situated townships

rather does that sound reasonable

yes we can definitely do that sticks in your mind after you leave here you can definitely [clears throat] email us with thoughts or anything you lesser on the past amendments that we just reviewed. All right. And then going into D. So there's an open space uh requirement within the UDO and we just make sure that this satisfies that. So there's not an additional open space requirement within your conservation subdivision. the area that you could service kind of satisfy that requirement, which goes into E was allowed within your conservation space. Um, obviously this is going to be outside of your undisturbed area. So you couldn't put any of these uses within your undistric area, but there's still um an 80% remainder that you can um have conservation land, agricultural uses,

active passive recreational uses, um secondary storm water control measures, trails, and minimal roads. All right. And then number five deals with preservation conservation studies. making sure that the conservation space that you designate is going to be protected in perpetuity

by a binding legal instrument. Um it's clearly set forth within um this paragraph making sure that you know when you designate that land that land is going to be protected and we have documentation for that. that included in that documentation um is the conservation space management. So, who manages and maintains the conservation space? Um whether it's the town, whether it's um a homeowners association or a nonprofit organization, we're allowing you to do any of those. Um but we just want to make sure that the town has documentation and has responsibilities clearly laid into that so we know who to go to. That makes sense. Okay. And then utilities was existing language. And then just for clarification, we added another definition of conservation space just to make sure kind of like with the developer definition in chocolate that we're we're covering all of our blanks and making sure that um we're referring to the correct terms. Thank you.

Very good job. You made it. [laughter]

You made it. So, by the word,

it really is, and I I really appreciate this. I I believe that the UDO currently requires that natural resources conservation target areas have to do conservation plans. This doesn't change that. Right.

Right. um your in your future land use plan uh is where the natural resource target areas are but those the abbreviation the natural resource target areas hasn't been um [clears throat] taken to the UDO yet. Um so there's a reference to an acronym in here that NRCO and that's nowhere else within the so that's one of those parking lot items that we talked about just like C1 is also a parking lot item. was taken out and that's got to be put back in and it was not. So those are two items that have to be done to support this as well. We are aware of that. Um, another quick question. Um, this is section 2.6.2 number four. Y'all didn't even change this, but the word vegetative is in there. Is that defined somewhere? Does that just mean grass or does it mean what what does vegetative mean?

Yeah, number four. It It's in black. I mean, y'all didn't change it, but

we did not change it, but we can look and make sure is make sure it's No,

I just want to know what it I don't want it to just Yeah,

that's a good point. Yeah, [clears throat] that one's

don't have anything else you like to ask.

May Elizabeth, thank you so much for clarifying all this for us.

I appreciate your patience. It's certainly very very helpful for us especially now uh when we see these as agenda items you know as uh we'll be able to make a much better

informed decision on them.

I have a comment before I move on. I do remember when we were um passing this UDIO initially, uh we were very pressed for time and um the UDO that we had previously was so out of date and we were really just pushing to get this through. So um I do know there's a long list of parking lot items. Um so thank you for revisiting them and the working through that diligently because I know that when it was passed and adopted it was not a complete document. So, um I think it's great that we're continuing to stay on top of it.

Yeah.

Thank you.

We'll move on. Does anybody have anything they would like to say for board comment period?

Thank you so much to the staff.

Yes. And I just wanted to say at at the end of our last meeting, we asked about data centers and ice facilities that y'all were going to look into that and I just wondered if there was any update on that and now we also have a pipeline to be concerned about. So, um,

county about those

at at the it wasn't you. [laughter] At the end of our last meeting, we asked y'all to look into issues about data centers and ice facilities. And I would also like to add pipelines to that. Um, I just wondered if there has been if y'all had an update for us. current not allow them to one thing we'll have to look into pipeline pieces for utilities are it depends on how they're done and what that um we have to see those plants come through just recycling utilities we have Google we review all the Google permits anything that would come through the town we would get we would have to review cannot put utility in not know

where it is thank Thank you. Anything else? Good. All right. I'll accept a motion to adjurnn.

Make a motion to adjourn.

Motion from a free second. Second by Alan Wilson. All in favor say I. I.