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21 1075 Michael Harvey said that it was established in the late ‘80s. The Hillsborough Economic Development District was 1076 created as it currently exists in the mid to late ‘90s. 1077 1078 Randy Marshall said that it sounded like the possibilities for many of these uses have been there for 20 to 30 years. 1079 1080 Michael Harvey clarified that there are land uses as part of this application that are currently are not allowed. He said 1081 that said land uses have been discussed in several forms with this Board and the BOCC as uses that these bodies 1082 want to see. The applicant has mirrored its application based on the proposed changes in the Table of Permitted 1083 Uses. There are aspects of this project that are currently permitted. If the question is, could there be some type of 1084 industrial operation in this project, the answer is yes. Would it be reviewed under the current confines of the UDO? 1085 Yes. This area has been encouraged and promoted as a good area for heightened economic development. 1086 1087 Randy Marshall said that several people have pointed out that they know that something is coming to the area and 1088 no one wants to have their quality of life impacted by the area being developed, but the County wants to develop it. 1089 He said that the Board is trying to make the best decision about what goes into the area. 1090 1091 Michael Harvey said that it is also important to note that up until recently, there have been limitations on development 1092 in this area; most notably, lack of infrastructure. That’s about to change, he said. In a way it is inevitable that this area 1093 be used for economic development, notwithstanding utility services, and because it is one of the last interchanges in 1094 the area that has not seen appreciable development. The scarcity of land like this positioned near interchanges will 1095 make this area attractive. These are the facts but these comments are not meant to make the Board act now. He 1096 made the point again that the necessary tools to make development more possible in this area are being extended. 1097 1098 Lydia Wegman asked Michael Harvey to identify which of the uses listed on page 314 would not currently be allowed 1099 but that are being considered for inclusion in the revised Table of Permitted Uses. 1100 1101 Michael Harvey said that most of these uses on page 314 will be included in the revised Table of Permitted Uses, 1102 based on the directive Staff has from the Planning Board and the BOCC. There is not a lot of distinction, and the 1103 developer used the Table of Permitted Uses discussion to influence what the County wants to see land use-wise. In 1104 consideration of the purpose and intent of this zoning district, there could be a heightened level of industrial uses 1105 allowed, once the Table is adopted at some future date. 1106 1107 Craig Benedict said that the regulations that the County has put together, in anticipation of this land use 1108 implementation that has been on the map since the ‘80s, takes into account the impacts that community members 1109 voiced. Traffic-wise, road capacity is evaluated by the TIAs. When traffic from this project meets certain thresholds, 1110 the developer has to make improvements. Mr. Benedict said that this is not a case where the project continues and 1111 someone else fixes the project later. Many residents raised concerns about lighting. Orange County has one of the 1112 best “dark sky” ordinances in North Carolina. The lighting program in Section 6.11 of the UDO requires that light be 1113 limited and directed down. In terms of the environmental issues, the site-by-site EIAs will be considered alongside 1114 master planning for stormwater management which protects the water table. Even though wells are permissible 1115 within the development, they may not necessarily have to install them. It could be the case that stormwater areas 1116 down to groundwater could provide the water for irrigation and other landscaping. 1117 1118 Tony Blake asked if there is something that can be done to restrict the amount of water used from a well during a 1119 drought. He acknowledged the technical solutions but asked if verbiage could be added to address the issue. 1120 1121 Craig Benedict responded the water table in Orange County is not in the typical stratospheric table seen in other 1122 parts of the country. It is in granite. The creation of a well is about hitting the right cracks in the rock. Since there are 1123 some adjacent properties with wells that are outside of this project, if there are wells are requested in the future for 1124 landscaping, Staff can direct the developer to an area with the least susceptibility of affecting nearby wells. 1125 1126 Tony Blake said that there could be something codified about this issue. 1127 1128 25