Minutes 06-01-2021 Virtual Business meeting

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18 Craig Benedict said development historically focused on the two sides of the interstate, which was good for anti-sprawl and encouraged focused growth. He said an engineering study found that all of those areas by the interstate are not ready for development. He said some of those areas were encumbered by stream buffers. He said the study looked into which properties were prime areas, and if there were prime areas adjacent. He said the study looked at the good EDD areas and any viable areas in addition to that area. Craig Benedict said that in the 1994 economic development design manual, West Ten Road was identified as a minor arterial road, knowing there was going to be a lot of traffic, due to the land use designation. He said staff worked with the Department of Transportation DOT to insure the traffic capacity of west ten would be developed to manage the growth around it. Craig Benedict said the Board could direct staff to take another look at a comprehensive traffic impact analysis. Tom Altieri said County staff completed an access management plan, which was adopted by the BOCC in April 2019. He said staff worked with a consultant on a land use analysis, build out projections, and recommendations for roadway improvements. He said this included modernization, wider lanes, sidewalks, etc. He said a meeting was held at Gravelly Hill Middle School at that time. Chair Price asked about the area on the map that is lavender colored, north of West Ten Road. She asked if this area is built out. Craig Benedict said the large Medline project took 176 acres west of Gravelly Hill Middle School, and to the east is the soccer park and a future expansion. He said to the west of Medline is the Buckhorn flea market, which is undeveloped (138 acres), but there is strong interest. He said there is an additional 40-50 acres west of Petro. Chair Price said she is still looking for justification for area B. Commissioner Fowler noted a letter from resident John Dempsey, and the potential impact on Sevenmile Creek if area B is developed. She asked if farming or tilling in the area would have a different impact, to which staff gave a basic and vague answer. She asked if staff knows if Medline has impacted Sevenmile Creek. Craig Benedict said once a development is proposed it must meet State guidelines and Orange County guidelines. He said staff ensures that the water run off is the same pre and post development. He said any nutrients that leave the site are within the limits allowed by the State. He said the County has little control over what occurs agriculturally, as it is exempt from many standards. He said he spoke with the North Carolina Department of Environment and Natural Resource (NCDENR) who were encouraged that the higher intensity development was located as far away as possible from Sevenmile Creek. He said the County's watershed protection program is one of the best, and increasing the size of the critical area protects the creek. Commissioner McKee responded to Commissioner Fowler's questions about the impact of farming. He said, as a farmer, he can till as close to a stream as he wants. He said he built ponds for that reason on his property. He said in his experience working on the 540 project, the oversight from NCDENR, and from local counties, run off from a construction site could not possibly be equal to full-tilling farms. Chair Price said it was time to move on to the public comments. She reminded the public commenters to refrain from ad hominem attacks against anyone, to stick to the issues, and to respect staff members. PUBLIC COMMENTS: Patty O'Connor said a plan is a detailed proposal to do something, and a study is a detailed investigation. She said she does not see any details. She said traffic on West Ten is already significantly impacted by the presence of Medline and population growth. She said she