Orange County NC Website
Browse       Search
16 <br /> allow for intense land uses in the area adjacent to busy highways and the railroad with access to <br /> public utilities. <br /> We offer the following information related to the environmental efficacy of the Efland Station <br /> project: <br /> I. Efland Station requires more open space and allows less building area than the <br /> existing zoning. <br /> Efland Station proposes a maximum of 425,000 square feet of building area with commitments to <br /> no more than 60% impervious area and at least 40% of the site required to be open space. These <br /> commitments far exceed requirements for by-right development under existing zoning, which <br /> development requires no further public review. <br /> The chart below compares development opportunities under the current zoning and as proposed <br /> by Efland Station. <br /> I <br /> Development Intensity Efland Station By-right Development <br /> Under Current Zoning with <br /> No Further Public Review <br /> Permitted Building Area 425,000 s . ft. 2,000,000+s . ft. <br /> Permitted Impervious Area 60% 62.4+ acres 70% 72.8+acres <br /> Required Open Space 40% 41.6f acres 30% 31.2±acres <br /> II. Efland Station includes stormwater mitigations that meet or exceed current, <br /> undeveloped conditions. <br /> The subject property is located in the Upper Eno River Watershed outside of the critical <br /> watershed area. The property is downstream of the West Fork Eno Reservoir(the Town of <br /> Hillsborough's drinking water source) and all Orange-Alamance Water System intake facilities. <br /> There is no opportunity for stormwater from the subject property to reach these public <br /> water supplies. <br /> That being said, Efland Station recognizes that all water eventually flows into a watershed <br /> potentially used for drinking water and is committed to being a good steward of water resources. <br /> Efland Station has committed to meeting the existing nitrogen export load from site in its current <br /> undeveloped state and reducing the phosphorus export load from the site in its current <br /> undeveloped state. The chart below compares the state and county standards, current conditions <br /> on the undeveloped site,proposed standards for Efland Station and by-right development under <br /> current zoning. The Efland Station Master Plan commitments include a significant reduction <br /> from current regulations for nitrogen loading rates and results in lower phosphorous loading rates <br /> than the existing,undeveloped condition. <br /> I <br />