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and the development does not go according to the plan, there will be a financial risk. If the Town does not approve the annexation of this property, it will eventually be developed, and could be developed in small plots with very little coordination. b. County -Operational and Fiscal Impacts Planning Director Craig Benedict said that a development of this type is referred to as a development of regional impact. The primary concern when the Orange County staff looked at this property was the traffic impact. There is approximately 1.6 million square feet of non-residential construction planning within this project over seven years, and over 700 residential units. The Orange County Planning staff believes that at the completion of this project, there will be an additional 37,000 trips added to the roadway network per day. Regarding Old 86, which is a two lane road, Craig Benedict showed on a map the EDD area and designations of the particular areas. He explained the map. He said that the right-of-way is not there for adding lanes to the roadway. Traffic is the most critical issue. He touched on some of the other County services that will be provided by the County. Planning Review and Inspection is one of the services that the County provides to the Town of Hillsborough. They would need to expand their staff to handle a development of this size. EMS is a direct impact that is a County service. Under tab three in the agenda packet, there are responses from EMS on how they would handle a development of this size. He made reference to the increase in traffic and traffic accidents that would involve both EMS and police as a backup. He made mention that there would be impacts on the recreation and parks programs provided by Orange County. Other areas of County impact include the library that would experience an increase in traffic. Erosion control would be another area that would need to have additional staff to handle the impacts from this project. Another issue that would be affected would be public transit. There would definitely need to be a bus route circulated through this project. He said there were some conflicts with what was on the original EDD plan and what is in the proposal. Craig Benedict said that he would continue to work with the Hillsborough staff to examine those differences. He said there would definitely be tax revenue coming from this development. Regarding the revenue based on the different uses of the development, he said some of the values per unit were a little high. He would like the opportunity to discuss this with the developer to make sure the most realistic property values are being represented. Using the numbers within the application, there would be approximately two million dollars of revenue to the County based on the present tax rates. c. School and County - Operational and Fiscal Impacts Craig Benedict made reference to school impacts and said that they want the applicant to work with the school system on the number of students who will be generated and the impacts on the elementary, middle, and high schools. This would be a capacity analysis tied in with the student-generated figures. He feels it important to work on the timing of these impacts. He said the middle school would have the tightest constraints in this general area because there will be a new elementary and high school coming on line within the next few years. d. Revised Traffic Impact Analysis Hillsborough Planning Director Margaret Hauth made several comments about traffic. She made reference to the two-page memo that has the comments that were submitted from the firm that reviewed the transportation impact statement prepared by Kimberly Horne. She addressed Craig Benedict's concern about no right-of-ways for road widening. She said that the properties that were purchased do cross over Old 86. The developer owns frontage on both sides nearest to the interstate, so the land would be available for the full widening. The NCDOT minimum would be used where the developer does not own the property. She said that individual driveways would be offset so that there are no traffic problems. She made reference to a map and showed where there would be a park and ride lot. She said that the developer is willing to provide this space. She made reference to a feasibility study that looked at South Churton Street from 1-40 to the railroad trestle to see what can be done within the existing right-of-way for widening. She said that the NCDOT has not been able to begin this study due to staff turnover. She said this might be a good opportunity to work together and provide NCDOT with something rather than waiting for them to address it. e. Project Compliance with Town Subdivision, Zoning, and EDD Regulations Margaret Hauth summarized the process that would be followed by the developer. She said that each pod would require a site approval. All the pods except for single family would require approval by the Board of Adjustment. There will be a public hearing before the Board of Adjustment. Once those approvals are granted they would get their permits and be monitored by both the Town and the County. There are a number of internal conditions set up for when certain larger items would be finished. They would have a timeline for each pod of the development. In terms of individual compliance issues, the 100-foot buffer is still in place. All solid waste containers will be handled at the site approval level. An overall site storm water plan must be submitted for the entire development and approved by the Town. The Town would submit this to a consulting engineer for review. Construction debris would be pit burned. Other construction debris has not been handled and she is open to any