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8-7-24 PB Agenda Packet
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8-7-24 PB Agenda Packet
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8/7/2024
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Agenda
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16 <br /> 504 wells will run massive water draws of 36,000-plus gallons per day. Unfortunately, altered <br /> 505 or fractured diabase dikes can allow contaminants to pass unfiltered down into ground <br /> 506 water. According to Dr. Paul Fullagar, a former chair and emeritus faculty of UNC's <br /> 507 Geology Department and a resident of Morrow Farm Lane and my neighbor, the dikes are <br /> 508 unlike sandstone and limestone which filter out contaminants. The applicant's own report <br /> 509 acknowledges water capacity is unpredictable, but it fails to disclose that the combination <br /> 510 of diabase dikes and sewage disposal on 22 acres of the property as a significant risk of <br /> 511 contaminated wells. Fullagar notes that anyone who thinks they know they can get a high <br /> 512 volume of water from a diabase dike is fooling themselves. He says that that location is <br /> 513 particularly risky for every well in the area as well as for the developers themselves <br /> 514 because disposal of 36,000-plus gallons a day of liquid sewage with a drip septic system <br /> 515 may allow contaminants to go directly down into ground water. The project risks depleting <br /> 516 ground water for surrounding neighbors and farms. For residences alone, the proposed <br /> 517 development would use 36,000 gallons a day, but that doesn't count water for other <br /> 518 facilities, fire suppression, sprinklers, landscaping and irrigation with no requirement prior <br /> 519 to rezoning to prove there's water available. Thirty-six thousand gallons of water a day <br /> 520 draws would far exceed the ability of the ground water to recharge itself, according to the <br /> 521 developer's own report citing a nearby location on Orange Grove Road at Cane Creek <br /> 522 where the recharge rate is less than 400 gallons per day per acre. Massive water draws <br /> 523 would strain our very limited water supply. An informal survey of neighbors surrounding <br /> 524 the property finds wells ranging from 1 to 5 to 8 gallons per day. Many nearby properties <br /> 525 also have diabase dikes. I ask you to make your decision based on protecting the water <br /> 526 supply for all of Orange County. This project is inconsistent with guidance in the land use <br /> 527 element directing development away from rural areas in order to prevent pricing out <br /> 528 farmers from their own land. The comprehensive plan cites the potential for complaints <br /> 529 and legal actions against farmers if more urban residents were to assert that farm <br /> 530 operations are incompatible with subdivision residents. The developer's proposal is <br /> 531 incompatible with existing and future farms, and it also threatens the watershed. The <br /> 532 applicant proposes locating wastewater fields along streams that lead into Collins Creek, <br /> 533 which flows into the Haw River and drinking water supply in Jordan Lake. There would be <br /> 534 zero harm in not recommending the proposed changes to the future land use map and <br /> 535 comprehensive plan in Agenda Item 7. While the request claims to meet the future needs <br /> 536 of a so-called tsunami of aging people in Chapel Hill who need affordable housing <br /> 537 options, this claim is unfounded. The proposal would not address the local need for <br /> 538 housing because, according to the applicant's statements at the neighborhood information <br /> 539 meeting and their orientation meetings, they've recruited a network of out-of-state people <br /> 540 who are waiting to purchase units. Not recommending these proposed changes would <br /> 541 not harm seniors because the developers are not restricting sales by age. Not <br /> 542 recommending this project would not harm people seeking affordable housing because <br /> 543 the proposal offers no plan for income-based affordability or for recruiting or subsidizing <br /> 544 lower-income residents and because banks do not give mortgages for cooperative <br /> 545 housing, meaning that any potential buyers would need to pay cash. Not recommending <br /> 546 this project will not harm diverse communities because the proposal offers no plan for <br /> 547 recruiting diverse residents. At the last meeting, the developer said that someone driving <br /> 548 by would not see this site in a flash of a second when they drove by the entrance. <br /> 549 However, the developer has been contacting Orange County asking for guidelines about <br /> 550 purchasing a sign and installing a sign similar to the one at the American Legion that's <br /> 551 electronic and illuminated. Given the presence of large signs, a widened roadway, turn <br /> 552 lanes, sidewalks, bus stops and three-story buildings with lighting that would extend into <br />
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