Minutes - 10-02-2000 - Laserfiche WebLink

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true Economic Development District. He said that it needs to be clearly stated that it was clearly recognized back then. He said that there should be a looping system of the water lines. He said that the expectation was that Mebane would bring water in from the west and this did not happen. He has serious concerns about the proposed 200-unit subdivision (McGowan Creek) in Efland and the proposed community well system. Commissioner Brawn said that she remembers the Economic Development Director describing the area that was to be included in a twenty-year plan. She thinks the Board should get together with Orange-Alamance. She has concerns with permitting high-density development on wells and using the County's sewer system. That is why she was concerned about making sure that the transition area matched the sewer plan. She asked where this area was in terms of development. Craig Benedict said that the question was whether Orange County could provide sewer if Orange-Alamance does not provide water. He said that designating Efland as a transition area with the unknowns about the water system would be ill advised. What would be appropriate is if the allocation that Orange-Alamance has from the Eno is used within this area. He pointed out some subdivisions on a map that were yet to be developed {Richmond Hills - 42 lots, Ashwick - 60 lots, High Rock Farm - 100 lots, Mill Creek I I - 70 lots, and others). He pointed out the subdivisions on a map that have been approved over the last five years (approximately 400-500 units). He said that there was a lot of other development occurring on the outskirts of Mebane that was putting a lot of pressure on this whole area. The pressures and demand for housing in this area are increasing at an accelerated rate. Commissioner Brown verified with Craig Benedict that the possibility of siting a school in Efland was problematic due to the water supply. Commissioner Brown made reference to the comments made by the Planning Board regarding the McGowan Creek subdivision and said that it was obvious that projects were coming in far sewer but not far water. Craig Benedict said that this subdivision was tabled until the next Planning Board meeting. Scott Radway from the McGowan Creek subdivision said that at a meeting of the Orange- Alamance Board of Directors, it was explained that the policy was that new development would be required to bring its own water, which means that wells would have to be provided. Commissioner Brown asked if OWASA gives people sewer if they are on wells, particularly in large subdivisions. Commissioner Jacobs said that mostly OWASA did not provide sewer for people that were on wells. Geoffrey Gledhill said that there was a recent N. C. Court of Appeals decision, which stopped towns from requiring public utility connections in the context of approving development. There is same thinking that the same analysis might apply to requiring both water and sewer. Commissioner Halkiotis said that it would be helpful to have a list of all subdivisions in the County's jurisdiction that are on same kind of community well system. He thanked Commissioner Gordon for leading the charge for proving that residential development does not pay for itself. Discussion ensued about the cost of residential development. Commissioner Gordon asked about the studies that are being offered as proof that this area had enough water to support the development. She said that a lot of areas in the County had fractured rock and it was difficult to know how much groundwater was available. Paul Thames said that the only proof was to drill wells. He said that different areas produce different amounts of water. Commissioner Brawn asked Geoffrey Gledhill about the legal implications of connecting to the sewer system and not the water system. Geoffrey Gledhill said that he will research this and bring back to the Board additional information. He said that Orange County would not have to make the sewer line available. Commissioner Brown asked what would need to be in place to protect the citizens. Craig Benedict said that it had to do with the density of development. He said that the staff was trying to