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000300 Ms. Vivian Robertsr resident of Carolina Avenue which borders the proposed development, does not object to development but does oppose the Scotswood project because of the magnitude and impacts on the traffic and schools. On the proposal to rezone single family housing area from R1 to R2, most of the other homes bordering the project are built on one acre lots. She questioned the use of the buffer zones and if these would maintain or enhance the value of contiguous property as required for a Special Use Permit. She expressed concern about the increased traffic that would be placed on St. Mary's Road which is already dangerous. She expressed dismay that the traffic impact report states that the intersection is not yet at capacity. The development calls for Carolina Avenue to be closed at the west end which would route traffic back in front of the existing homes on Carolina Avenue. Ms. Roberts asked if this increase in traffic on the dirt road would maintain or enhance the value of contiguous property. There are already seven buses that travel on this road daily. The addition of 300+ children would add to that traffic. She asked that the Board of Commissioners think very seriously about the impact that a development of this magnitude will have on the citizens of the area. She is not against development but prefers it to be limited to one house per acre so that it is more compatible with the adjoining property as well as to lessen the impact on traffic, schools and water consumption. Mayor Frank Sheffield expressed concerns about the development that mainly stem from the size of the project and the additional services that will be required. With regard to the traffic impact it seems that there must be a traffic problem before the road improvements are in place and it would seem that the road improvements should be in place prior to or concurrent with the development. He agrees with the citizens that stated that Highway 70 is already at capacity and is a crowded highway. He noted this would aggravate the dangerous situation in front of Cameron Park School. With regard to water consumption, it is true that the Town currently has water and sewage treatment capacity to handle the project but the concern is that this will use a fairly large portion of what is remaining and that it► coupled with several other projects that are planned or already approved, would essentially use up most if not all the available capacity. He expressed an uncertainty that the Town would have the resources to expand the plant. The other problem► in the long run► would be the raw water shortage problem. Plans need to be in place to assure raw water supply to handle this project and future projects. The infrastructure and support facilities that are necessary for a project of this size need to be in place or taking place at the current rate of development. Sheffield explained that, at the time the project was discussed by the Town Council► they had not included in their water and sewer policy the requirement of annexation. The Town Council has since adopted that policy and is requesting voluntary annexation of this development. John McAdams indicated the applicant would readily petition the Town of Hillsborough for annexation on a phased-in basis. Marvin Collins made reference to an earlier question from Barry Jacobs about the previous proposed plan for this property and stated that in 1900 the development was for 247 single family lots with an average lot size of one acre. Planning Board member Barry Jacobs asked that Chapter VIII on incentive zoning from the Zoning and Land Use Controls Book by Patrick Rohan pages 2-7 and 45-54 be entered into the record. These excerpts are on file in the permanent agenda file in the Clerk's office. Jacobs explained that incentive zoning delineates the fact_ that planned developments are a form of