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impact fees and water revenues. Concerning the amount of retail and office space, in the County there is now two million square feet of office space. This project is proposing 1.2 million square feet of retail and office space. This would be a 58% increase over what is in the County at this time. In Hillsborough, there is about 350,000 square feet of office and retail space. This project would be a 340% increase over what is in Hillsborough now. He went over the 15% increase in retail space. He said that there are many transportation issues. NCDOT supported the comments of the Town of Hillsborough and the Orange County staff about doing additional analysis on the intersection of 1-40 and Old 86 and 1-85 and Old 86. NCDOT plans to study the widening of Old 86. If Old 86 is widened, a median is very important for controlled access. It allows for more movement on the highway. There are different right-of-way requirements for a four-lane divided highway than for five lanes. The developer does own property on both sides of the road. Craig Benedict said that the purpose of this meeting is to come up with some recommendations to forward to Hillsborough in writing. Chair Gordon said that the Board could ask questions or make comments for potential things on the list that they might propose to recommend. This will come back to the meeting on October Stn as an agenda item. She said that at tonight's meeting, they could get a list and then formalize it on October 5tn Commissioner Halkiotis said that the biggest expense is not recorded. He referred to the planning done for University Station. This project will require a new middle school. At least 18 million dollars will be required to build a new middle school. The land that is being considered is not in the town yet, however, Hillsborough is talking about annexation. If Hillsborough could tax for schools he thinks they would not be interested in building out this development. The County is asking the people of Chapel Hill and Carrboro, who pay over 66% of the taxes in this county, to support building a middle school in central Orange County because of an action on the part of another Board. He appeals to the folks in Hillsborough to do the right thing. He mentioned the services that are being given to Hillsborough and said that some of the services would have to be stopped. He does not want this to happen, but it seems inevitable since the County will be responsible for an 18 million-dollar middle school. Commissioner Halkiotis mentioned that the developer was going to increase the school board's own required impact fee. He said the developer should be asked to pay for the impact fee and the school. He sees this as a bunch of Florida money trying to take advantage of a good situation where they can make some good percentage gains on their money at the expense of Orange County and the Town of Hillsborough. Commissioner Jacobs said the way he reads the fiscal analysis and the conclusion that this project would be revenue-neutral for the County is based on three questionable assumptions: 1) the developer's figures are reasonable, 2) if the non- residential uses are not all built out, and 3) assuming that there is no accounting for capital costs for schools or solid waste. He does not see this project as value neutral. He also felt that the residents of Hillsborough pay County taxes and it is an impact for them as well. Chair Gordon went over the points of interest. 1) this is not revenue neutral; 2) it should be proposed to the developer that they donate land, build a school, etc.; 3) if the non-residential development is not built, it would be a real problem for the Town. Chair Gordon asked if the Board wanted the staff to write down what is said and pull it together as best they can, or tell them exactly how to proceed on each item. Craig Benedict said that he could go through the report and make notes from what he hears tonight. He made reference to page 2 of the handout. This page addresses the various areas that are impacted in the County. The primary impact area is traffic at Old 86. On attachment #1, page 5, there is a complete analysis of