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6 <br />in the community. A plan needs to be implemented which is not a direct <br />response to an individual development. Developers must be required to pay for <br />the impact of their development. The current proposal would create an urban <br />development with a demand for urban services which will put a tax burden on <br />the current residents. Development follows water and sewer and should not be <br />used to solve all of the problems related to failing sewers in the rural <br />areas. It is very expensive and not necessarily the appropriate answer in the <br />rural areas. She feels that non-municipal alternative systems can be made <br />safe and function very well. <br />Gwen Cagle spoke in opposition to this proposal. As a land owner in <br />close proximity to the proposed University Station development, she feels that <br />the quality of life would be greatly harmed if this was approved. <br />Sandy Stallings, a resident of Orange County, indicated that the rural <br />character of the area has changed dramatically in the last 25 years. She said <br />that long range goals, not development options, need to be used in making <br />zoning decisions. If water and sewer is extended into the rural residential <br />area, as well as the rural buffer, land values will rise which will prevent <br />small scale, low impact, development. This proposal will encourage urban <br />sprawl. Cluster development with open space is the solution but must be based <br />on the carrying capacity of the land with fifty (50~) open space, excluding <br />the unbuildable areas. She suggested appointing a committee of biologists and <br />concerned citizens to study and define how open space preservation should be <br />determined. <br />Ilene Siegler, a resident of Orange County, spoke against this proposed <br />amendment saying that the rural buffer and rural character both need to be <br />preserved. <br />Dennis Boucher, small business owner in Hillsborough and an Orange <br />County landowner, spoke in opposition to the proposed land use amendment. He <br />suggested that only long range planning be permitted based upon 50$ open <br />space, including the unbuildable areas, and adopted into the Comprehensive Use <br />Plan. He feels that water and sewer needs to be prohibited in the rural <br />residential and rural buffer areas. He asked that citizens be included in a <br />small area planning process. <br />Barbara Robertson, a resident of Old NC 10, spoke in opposition to this <br />proposed amendment. In particular she supported the comments made by Callie <br />Warner. Her neighbors are worried about the University Station proposal. <br />Affordable housing is an issue not addressed by this proposal. Long range <br />planning needs to be done with citizen participation. <br />Dan Kenan, an Orange County resident, spoke in opposition to this <br />proposal. He is in favor of open space development but feels that the <br />amendment being considered would create urban sprawl. Changes to the <br />Comprehensive Land Use Plan regarding open space needs to be handled by a <br />small area planning group. No amendment should occur until such a plan has <br />been completed. He mentioned that the Cooperative Sanctuary has stressed <br />environmental education aimed at the golf course management industry. This <br />program receives endorsement and financial support from the U.S. Golf <br />