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Approved 11/01/2017 22 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 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