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32 <br /> secretly and promote trust. She said economic development is needed, and there will be costs <br /> to community, but it will serve us better if there is trust. <br /> Commissioner Fowler asked if there is a residential developer who has purchased lands <br /> in Growth Area B. <br /> Craig Benedict said a developer approached the City of Mebane, but Mebane is not <br /> interested in a residential development at this time, due to the amount of water a residential <br /> development uses. <br /> Commissioner Fowler asked if the return on investment document would be available at <br /> a certain time. <br /> Craig Benedict said that he would work with Economic Development Director and <br /> Finance to provide that in mid-May. <br /> Commissioner Fowler asked if there has been a traffic impact study in the area, or <br /> residential impact, or water impact. <br /> Craig Benedict said City of Mebane has required some traffic impact analyses (TIA) and <br /> Orange County code would also have required TIAs that are within its jurisdiction. He said an <br /> environmental impact analysis is done for every site plan. <br /> Commissioner Fowler asked if staff could clarify impervious surface limits. <br /> Craig Benedict said the State has different requirements for impervious surfaces, and <br /> Orange County chose the most restrictive option, which allows for building 70% impervious on <br /> 10% of protected watershed. He said the protected watershed is 24,000 acres, and the County <br /> is allowed to develop 2400 acres at 70% impervious. He said State prefers this option because <br /> it is focused growth, instead of spreading out impervious throughout the watershed. <br /> Commissioner Fowler asked if the County builds 70% impervious on 10% of its <br /> protected watershed, if the development must cease. <br /> Craig Benedict said yes. <br /> Commissioner Fowler asked if the Board desired development in Area B, would it have <br /> to change previous plans. <br /> Craig Benedict said Commissioner Hamilton was correct is saying this is a technical <br /> study. He said Area B was shown as viable for economic development in the technical study. <br /> He said further outreach will be done, and then the BOCC will determine if any land use <br /> changes will be made. He said this is similar to Efland Small Area Plan, ad its 15 <br /> recommendations, which were not real until the BOCC went through the formal required <br /> process for changing land use. <br /> Craig Benedict said the word "plan" got into the study due to Mebane's language for its <br /> land development plan. <br /> Commissioner Dorosin referred to Growth Area B, and asked if it is different than in <br /> previous maps that the Commissioners reviewed in other meetings. <br /> Craig Benedict said yes. <br /> Commissioner Dorosin said it is confusing, and a consistent set of terms is important to <br /> make things as clear as possible. <br /> Craig Benedict said starting with tonight's meeting, he is not using any identifiers from <br /> previous maps. He said he changed all of his CIP maps to make sure it is clear. <br /> Commissioner Dorosin said that it should be clear online as well, with a key on the maps <br /> to show how the Board is using the identifiers. <br /> Commissioner Dorosin said economic development needs to be considered. He said if <br /> the Board determines no more development is best, then it must consider the impact to the <br /> economy and the rest of the County, and the impact of leaving rural areas out of economic <br /> development. He said the County wants to maximize use of highways. He said Orange County <br /> has a higher cost of living, higher tax rates, stagnant growth, and there has to be balance. He <br />