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Department and also at the Orange County Libraries in Hillsborough, Carrbaro, and Cedar Grave. Craig Benedict said that there are three projects in process. One is a transfer of development rights feasibility study put together by the County Commissioners. A consultant has been hired for this. Also, they are in the latter stages of a small are plan for Efland-Mebane area. Lastly, there is a strategic growth plan for the Hillsborough area. He made reference to page 103, which shawl the principles that the Board decided were important. There are also optional goals. Regarding the implementation process, there is a four-step process overall. He spoke about what the land use plan does ultimately. He said that the land use plan does two things -determines what areas can grow and what areas have environmental constraints and cannot grow and haw much density there can be. The zoning maps in place now would allow density in the rural areas to have a population of 300,000 using "paper density" -dividing how many undeveloped acres by how many units per acre are allowed. This is not realistic, but there is a trend that would approach 240,000 in the rural areas of the County. These growth rates would eventually affect quality of life and there is a ceiling for traffic, air quality, and water quality. He said that the Orange County planning jurisdiction is 95°~ rural and 5% urban. He said that the staff will come forward with recommendations that will narrow down the options discussed and suggest what is manageable in the future and the County Commissioners and the public can react to this at the May public hearing. Public Comment Steve Yuhasz said that he represents several owners of property along NC 57 and he is here to express their support and appreciation of a creation of a rural economic development area. This is the Orange Speedway area. As things move forward with this, the landowners want to be included in making the determination as to exactly what uses may be allowed within that node and what the conditions are. Allan Rosen said that he has lived in the County for 14 years. He made reference to the charts and said that he would like to see a true time dimension added to the growth rate predictions. He would also like to see an inclusion of the number of dwelling units that would be put in the urbanizing areas as well as the rural. He said that the materials that were available online for this item were only made available late last week. He suggested that far the May public hearing, there should be much more substantial lead-time for when this is available to the public. Regarding sustainability, he would like to think that environmental conservation, economic growth and development, and social equity dimensions would also be included when sustainability is discussed. For example, he would like to see a plan that states how much and haw soon the County would invest in water and sewer capacity and how much return and jab creation and retention, increased tax base, residential housing, and particularly affordable housing units the County would expect from such an investment. He made reference to "upzoning" and said that a few premises should be challenged. He said that criteria #4 allows the "not in my backyard" protests to have authoritative status. He thinks this is wrong and should be taken out. Secondly, the "upzoning" process, in his opinion, should not be, "initiated by the developer and considered on a case by case basis," nor should "upzoning" areas be synonymous with transfer of development rights receiving areas. His recommendation is that the County lead the way in "upzoning" by investing in water and sewer capacity. Dolly Hunter lives in Bingham Township and she said that her concerns are for the rural people and not for herself. She said that the Planning Department's arguments far the need for larger lot sizes are inaccurate and do not reflect the reality of what is being created under the current regulations. She said that the build out scenario shown on the presentations have been