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22 Craig Benedict noted that the protections as part of the MPD-CZ are more intense than in general use zoning. The 1129 amount of uses allowed in a master plan development is a restricted list from the full list in the Table. There are more 1130 precautions in a MPD-CZ, with traffic impacts, and more comprehensive development that is a value to everybody 1131 and to the surrounding Towns, and people who use the roads in the area. This type of project takes a better look at 1132 all of the impacts on-site and off-site. 1133 1134 Kim Piracci said that she understands that it has been established that the County has and wants to develop this 1135 area, and this is a valuable area. She asked if developers tell Board members what they are planning to do with this. 1136 1137 Craig Benedict replied that there is not going to be 272 acres of development all at once. The perimeters will be set 1138 with approved zoning and then the developer will market the property. In this case, there is not a specific site plan or 1139 use that says that an Ikea is coming here; it is not this type of proposal. This type of proposal develops the road 1140 pattern - the utility pattern, the use pattern, the buffer pattern, and other such patterns. Once something like this is 1141 established, there will be more activity and will be prepared to a higher level than in the past for the advent of the 1142 infrastructure being put into this area. In the early ‘80s, I-40 was not there. The impact of I-40 spurred interest in 1143 creating an interchange and jobs. This project will likely feed off of the interstate with people going to work from the 1144 rural areas of the County. The traffic here is interstate-related to a large degree. 1145 1146 Kevin Nicholson said that he lives at 1006 Davis Rd. He said that he is part of the sixth generation living on his 1147 property; he lives in his grandfather’s house. He raises chickens, cows and has a farm (farm use value program). 1148 This proposed development within a mile of the house. He said that he can remember a time when there was a 1149 proposal to widen Davis Rd. to 5 lanes. Everybody from his family and in community fought this proposal off. Is there 1150 a plan to widen Davis Rd. with this project? He knows that something will have to be done with Old 86 eventually. 1151 1152 Jim Parker said that his project is not proposing the widening of Davis Rd. 1153 1154 Craig Benedict said that there is long range planning for road patterns. Based on the long range planning going on, 1155 he can say that there are no long-range plans to widen Davis Rd. but there are plans to widen NC-86 over the long-1156 term and short-term. The road between Old 86 and new 86 through the Waterstone development was part of the 1157 Planning Department’s planning efforts 15 years ago. There may be a traffic light at Davis Rd. someday, when it 1158 meets NCDOT’s needs. 1159 1160 Kevin Nicholson said that in regards the economic development zoning in the ‘80s, he would not know anything 1161 about such a plan formed when he was a kid. Will economic development zoning continue down Davis Rd or 1162 continue towards Carrboro? 1163 1164 Craig Benedict said that even though economic development plans have been around for 30 years, and they have 1165 only gotten this far. The long range planning in Orange County focused on interchanges, like at Mt. Willing Rd., 1166 Buckhorn Rd., and there will be plans for the US 70 I-85 interchange in the Eno Township. There are about 3,000 1167 acres of land zoned for economic development and Staff does not see an expansion. He also noted the Water and 1168 Sewer Boundary Agreement (WASMPBA) between Hillsborough, OWASA, Chapel Hill, Carrboro and Orange 1169 County. This boundary starts around Davis Rd. and flows north towards the Hillsborough sewer system. From the 1170 south of the Davis Rd. ridge, it flows towards Jordan Lake. The department has a compact development pattern that 1171 keeps it development clustered as close to cities and towns as possible and will not be running down Old 86 or new 1172 86. 1173 1174 Kevin Nicholson said that he knows that the Board is going to do what they are going to do. If he had the kind of 1175 money that developers had, he would buy all that land and keep it the way it was. He thanked Board members for 1176 their time. 1177 1178 Lydia Wegman thanked Mr. Nicholson for coming to the meeting. 1179 1180 John Lemaine introduced himself as a taxpaper who lives in a community off of David Rd. which is outside of the 1181 1,000 ft. boundary. He said that he would be most considered if there was a District 3 at this point. He thanked Mr. 1182 26