Minutes 09-14-2021 Virtual Business Meeting

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21 Commissioner Hamilton referred to the 200 acres that are viable for public sewer, and asked if their specific location could be identified. She asked if EDE 1 or EDE 2 are contained within those 200 acres. Craig Benedict said yes. He said these areas have the designation for economic development and public sewer. He said the hope is to bring sewer in closer proximity to a particular mobile home park that is currently pumping their sewage into Durham. Commissioner Hamilton clarified details about the map. Craig Benedict said there is a zoning proposal to reduce certain areas. He said there are some existing commercial uses in the area, and it would be difficult to rezone one's land that already has industrial use and change it back to residential. He said staff can provide a map with the existing land uses. He said areas 1 and 2 would change, which would not create any nonconforming uses. Commissioner Hamilton asked if there is a process for determining the viability of public sewer and water to the area. She asked if there is a cost benefit analysis to weigh sales and property taxes, etc. Craig Benedict said yes, analyses have been done for light industrial construction in this area. He said that information was provided about year ago, when there was discussion on the viability of the entire economic development zone. He said staff can re-provide that information to the Board. He staff has proceeded with 70% design in this area, but it has been on hold for a few years. Commissioner McKee asked Craig Benedict to move his cursor over the area where Gorilla Materials is located (purple area). He reviewed various businesses in the area, and cautioned the Board about changing the zoning in this area as it would disrupt existing businesses. Chair Price asked if the area to the east of Whispering Pines could be identified. Craig Benedict said everything in purple and lavender was put on the map in 1994. He said the county was going to talk to the property owner to see if the lower-intensity economic development zoning would make sense for this owner. Chair Price said the BOCC down zoned some of this area several years ago. She asked if areas 1 and 2 would be rezoned to residential if staff's proposal goes forward. Craig Benedict said it would go from economic development to 10-year transition, which is a residential land use. He said it would be a companion zoning change from EDD-1 to R1, which is low density. Chair Price said she lives in a 10-year transition area that has been that way for 30 years. She challenged the staff to come up with different terminology. Craig Benedict said the idea is that the focus should be on the ten years first, rather than sprawling into the 20 years. He said lack of water and sewer has been a stumbling block. He said it took 3 utility services agreements with Hillsborough, Durham, and Mebane to be able to expand in areas that are appropriate. He said when economic development monies became available, there was a certain amount in the Eno, Efland, Mebane areas, etc. Commissioner Hamilton asked if staff could provide examples of high and low intensity. Craig Benedict said higher intensity might allow for onsite storage, while lower intensity keeps all activity within the building, such as offices. He said higher intensity could have more external impacts because some activity would be occurring outside of the building. He said staff can provide a list of the activities expected with both. Commissioner Hamilton asked if the sections of the Comprehensive plan that would be affected if these changes are made could be identified. Craig Benedict said a land use map is part of the land use element to the comprehensive plan. He said staff would change the land use map, which is an addendum to