Engineer and planner address tree conservation, photometrics, TCC correction and parking

Technical witnesses for the applicant walked through exhibit corrections and technical staff recommendations. The project designer from Elite Engineering confirmed a correction to the woodland conservation (TCC) calculation, noting the correct percentage for commercial general office is 15% and that the tables and exhibits were updated.

The planner and engineer pointed to revised photometric plans (exhibit 41) showing the location of proposed light fixtures and stated that the photometric sheet and landscape plan (exhibits 40 and 44) had been revised to reflect staff comments. The record shows the site provides 48 parking spaces where the standard required 16 spaces. The tree conservation plan was revised as TCP 2-2026-0020 and the Amber Ridge development’s woodland conservation obligation (4.85 acres) will continue to be met with off-site mitigation credits, per testimony.

Witnesses also indicated the applicant would add bicycle rack quantity to the detailed site plan per preliminary plan condition and provide fence details and construction drawings for staff review. These technical corrections were accepted as exhibits to the extent the hearing record later includes finalized, signed versions.