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- - :::, -~-. -.- , PAGE 2 THE PUBLIC HEARING WAS OPEN FOR CITIZEN COMMENTS. MICHAEL MA.7ESKI of Envirotek of Raleigh clarified that Envirotek is a firm of architects and engineers, not developers, that have been acting as agents for the individual property owners who have requested the land use change. He painted out on a map that the site is critically located between Chapel Hill and Hillsborough, approximately half-way. He illustrated on the map existing conditions which show that the site itself is predominantly Rural Residential. He clarified that their application was originally based on changing conditions only. He believes that there has been an error in policy that caused the plan to come into existence in the first place. The present plan violates fundamental principles of planning by not providing for a variety of residential services available to the residential areas that are developing in the area. The plan does not allow for orderly provision of services to support desired residential usage of the area. The further away from I-40 the mare desirable the land becomes and there is really no support. The present plan failed to recognize the negative impact of the interstate highway on the adjacent properties and allow for reasonable, acceptable usage of these negatively impacted properties. In other words, the land immediately adjacent to the interstate is not useful for residential purposes. Another reason for the change in the Comprehensive Plan is that I-40 will allow for a commezcial center to exist at the interchange and traffic that would serve the center would not necessarily have to pass through any residentially developed areas. What is proposed is an innovative way to establish a buffer between I-40 and the surrounding community. Giving not only those buffers required, but additional buffers. This is not a zoning case but it has some similarity. The issue of utilities could be a determining factor in the densities that could occur. - "~ TOAD ZAPOLSKI, a developer, spoke about the Teer property in its context as a developable piece of property. The location has a lot of merit for certain uses. It is not a practical development for residential property because of the highway, as well as the site conditions of very poor soil. The topography and the access make it very difficult to be used for residential. MR. ZAPOLSKI answered a question from Reggie Rall stating that next to the highway, in its current use, it is definitely not developable. The zoning would have to be changed far it to be a developable site. In answer to a question from the audience, Marvin Collins stated that if the Land Use Plan designation was changed to agricultural residential, an application could be made far one of two options: (1) a straight agricultural residential zoning which would require a special use permit for a quarry or (2) a planned development, which would address zoning and the special use permit for the quarry in one process. WAYNE PHEARS, a representative of the Nello Teer Company, spoke principally to the AR designated portion of the property. He explained that Envirotek has been the coordinator for a group of people who are separate property owners in that area but who have filed a plan far an amendment to the Comprehensive Plan. Envirotek is not the developer. They are the coordinator. There is no overall developer at this time, because there is no re- zoning application at this time. He gave a brief history of the property from Teer's stand point. Nello Teer purchased this property in 1984 for approximately $440,000.00. At the time it was purchased Teer planned to operate a crushed stone quarry on the property because mining was a permitted use with a Special Use permit at that time. This is all pre-rural buffer. Nello Teer spent a lot of money and time drilling on the property, doing other exploratory research, and getting to the point where they could file an application with the Orange County Government for a special use permit. He stated that