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areas would be proposed water and sewer areas, transit corridors, and within 3/4 mile of an interstate corridor. THE PUBLIC HEARING WAS OPEN FOR CITIZEN COMMENTS LEE RAFALOW, member of the Small Area Plan Work Group and several of the subcommittees, thanked Planner Gene Bell and the Planning Staff for their help in this process. He said that the consensus they have is based on their understanding of the Flexible Development options and the Rural Design Guidelines. He noted that there were some last minute changes in the Flexible Development Plan that the Small Area Planning Group have not considered in their recommendations. They tried to create a balance wherein the benefits of density and the destruction of density were contained in the same area. CURTIS BANE, member of the Small Area Plan Work Group, made comments about the University Station area and the subdivisions which have been approved for that area. The homes will be priced from $150,000 to $250,000 which is out of range for most young couples. He favors a water and sewer system for the entire area. He wants the roads in the Stoney Creek basin to remain as they are now with these 600 new homes using a newly designed thoroughfare that will access the main roads. He wants to maintain the country flavor of the area. MASCAR KAVORI noted he just purchased a house on Stagecoach Road as shown on the map between the Economic Development District and the 1-85/NC86 Activity Node. He asked what industries would be permitted in both areas and if the adjacent property owners will be informed that there may be industry in that area. Gene Bell made reference to the Zoning Ordinance and the table of permitted uses. He noted that safeguards and design guidelines have been built into the process, especially in terms of buffering residential properties from different land uses that will be near them. He will give Mr. Kavori his phone number so they can talk further about his specific situation. THE PUBLIC HEARING WAS CLOSED A motion was made by Commissioner Crowther, seconded by Commissioner Gordon to refer this item to the Planning Board for a recommendation to be returned to the Board of County Commissioners no sooner than August 5, 1996. VOTE: UNANIMOUS (b) CP-3-96 Buckhorn Road Economic Development District Expansion (3b) Z-3-96 Buckhorn Road Economic Development District Expansion (4d) Economic Development District Design Manual Planner Mary Willis said that one goal of the Board of County Commissioners for 1995- 96 was to look at the possibility of expanding the Economic Development District at Buckhorn Road. The existing district is on the north side of 1-85 and contains about 300 acres of land for primary development. The area they looked at for proposed expansion is on the south side of 1-85 and bounded by Mt. Willing Road, West Ten Road, Buckhorn Road and the Interstate. All property owners within the area and outside of the area were invited to attend meetings to voice their concerns. Two of the concerns were the provision of water and sewer for this area and a desire to maintain the neighborhood's existing residential character. Other concerns are listed in the agenda. Mary Willis showed on a map the area being proposed for this Economic Development District. Two developed areas would be excluded from the district and the buffer would be expanded from 100 feet to 150 feet around these areas. Commissioner Gordon asked about the reference to sewer disposal on page 65 of the agenda. Mary Willis explained that Buckhorn Road forms the ridgeline as the boundary between the Haw Creek Watershed and the Upper Eno. All of the drainage within the district is suitable to be included in the Efland sewer system. Gravity flow could accommodate all the corridors leading to one pump station which would pump up to Highway 70. County Engineer Paul Thames said that it would be less expensive to just develop the northern section and put in four or five pump stations. However, pump stations are mechanical and prone to failure. The overall best design is to have one pump station with everything going to it by gravity. He noted that they would hope to find industry with low water use. In answer to a question from Commissioner Gordon about allowing residential development while waiting for this area to develop, Mary Willis said that allowing residential development of any large tract would defeat the purpose of the district.