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as a transition area as it is in the path of urban growth. Then you designate it without any consideration of anything else. The way this is done and the way that it was addressed in the Hillsborough Comprehensive Sewer Plan, is to project the population for that area. Then that population is converted to the land needed for new housing units based on some assumptions about densities. Those densities may be on an average in the range of two and one-half units per acre for transition areas. The outcome of this is protection based on population projections. This is then allocated around the community based on where growth is likely to occur or where you want to see growth occur. Jacobs asked about what would be the limit in terms of extending the transition area. Collins stated that this would actually, with the exception of a few parcels immediately adjacent on the east, be the limit of the transition area from a 20 year planning perception, because therein lies the limit of the 20 year Hillsborough service area. Beyond that point, is another drainage divide and the cast for service into an area like that becomes more prohibitive than serving this particular project because your pumping over one ridge and then over another ridge. This project, if developed, would require the installation of pump stations. Commissioner Marshall pointed out that Hillsborough created this plan without consulting with Orange County about what we expected to do for land use. PUBLIC HEARING WAS OPEN FOR CzTIZEN COMMENTS Gordon Brown, an attorney representing University Station Associations and a resident of Orange County, stated that the Land Use Plan Amendment was first brought forward in July.. It was heard at a Gommissioners meeting in August and then withdrawn by the applicant in September. The driving farce behind this withdrawal was a concern that the County's water and sewer policy had not yet developed to the point that the developer could ascertain whether the project would be feasible in relation to public ' water and sewer. The hallmark of these developers is they want to do this project right. They believe that public water and sewer should be available. They share the distrust of a lot of people about package plants and community water systems. The technology to date just may not be there. The soils on some of this project do not lend themselves to septic tanks and drainage fields. They feel that to get a quality development there, and one that is reliable and in the public interest, that public water and sewer should be available. That explains the hiatus between the summer and today. The County's water and sewer policy is a long way toward realization and with respect to that realization the developers felt that they should take advantage of the once a year Land Use Plan Amendment which this hearing is on tonight. Consequently, they are applying for a change to bring this property within the transition area which is also coterminous with Hillsborough's 20 year water and sewer plan. It is important to realize that in the fall there was no guarantee that whatever was done on this property, the public water and sewer would be extended to it. Under the proposed water and sewer policy, water and sewer can be extended to this project if it is in a 10 year transition area. This does not mean if this is changed to a transition area, that developers can come in and automatically alter the density in this area. They would came in under the existing R1 classification that allows approximately 1 lot per acre. A lot of things would then have to be looked at to determine what they apply for as the next stage. One option available is to simply apply for a planned development at a density of one unit per acre. Another option would be to apply for a rezoning change to a higher density. If that happens then it would be for only very specific reasons. It may be to take advantage of the affordable housing policy that the Board may be in the process of adopting now. It could want to take advantage of