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Approved 2/5/14 4 Craig Benedict: One last note, we have begun preliminary discussions with Mebane so that the ease of a 148 development proposal coming in doesn’t have an O/I designation with the County and then upon annexation they 149 have to go through another rezoning process. Craig continued review. 150 151 Paul Guthrie: I think this is a good beginning. On page 30, where you describe some of the standards that might 152 apply to this theoretical district and you get to the question in 5 on the discharge of waste in the ground, can you be 153 that specific on square footage when you are adding to this district, the type of uses? The definition that you are 154 using there for the square footage for protection of the groundwater, have you checked that given the broadening 155 nature of what the discharges might be? 156 157 Michael Harvey: That is, quite candidly, language contained within every zoning district that we have. It is in here 158 because we enforce that standard in every zoning district. The ultimate size of property is based on compliance, not 159 only with all of our standards, but having sufficient and adequate area on a given property to support septic and 160 repair area if the property is going to be served by an on-site septic system. These are minimums that we have 161 worked out with the health department. You may not get a large facility on a parcel of property that has a lot of 162 wastewater generation just on septic alone regardless of the minimum lot size. 163 164 Paul Guthrie: I guess what I’m suggesting is as you refine what this district looks like, you might want to revisit. 165 166 Craig Benedict: A lot of the area that would be for this zoning district would have public water and sewer. 167 168 Paul Guthrie: Second issue in this district is what energy sources are available? The question is if you’re going to 169 have to build a huge transmission line or pipeline to the site disrupting the surrounding area, is that taken into 170 consideration of whether or not it’s the type of facility going into this..... 171 172 Michael Harvey: Provision of utilities is always a consideration for any land use regardless of what zoning district 173 it’s in. The applicant ultimately bears the burden for being able to say yes, services are available and are sufficient 174 to support the proposed operations, and has the obligation and the burden to get it there in accordance with the 175 UDO. I would say it is already required as part of site plan submittal. It’s handled on a case by case basis 176 regardless of the district. 177 178 Paul Guthrie: Part of that question is triggered by the story in the paper this morning, the gas pipeline in the eastern 179 part of the County that has some disruption to the right-of-way. I think that as you start changing uses and making 180 certain areas more available for different uses that’s one of the things you’ll need to pay some attention to. 181 182 Michael Harvey: I think one of the ways to address your concern is that as this district is currently envisioned it 183 would only be allowed in the Commercial/Industrial Transition Activity Node where there is existing infrastructure to 184 support large scale non-residential land uses. We have separate zoning districts that only allow certain uses based 185 on the ability for local land uses to be supported by conventional septic or well. 186 187 Craig Benedict: The infrastructure this Board’s been mentioning is just not water/sewer/gas/electric it’s getting 188 telecommunications in the ground and we’re finding along West Ten Road that we’re having difficulty within 60 to 80 189 feet all of these uses so we may go on the south side of the road or we may get additional easements paralleling 190 the right-of-way. Due to the potential intensity to these districts, and having right turn lanes, left turn lanes, etc. we 191 better take a look at what our right-of-way needs are adjacent to these districts. 192 193 Herman Staats: I like the idea of it. Do we have any examples where the lack of this type of zoning has created 194 problems or prevented somebody from coming in? 195 196