Minutes 01-19-2021 Virtual Business Meeting

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26 true, as many Buc-ee's are built in the middle of nowhere, unlike Efland, which is in the middle of a thriving metropolitan area. He said there will be hotels and retailers in thriving areas. He said fast food will not be allowed in Efland Station. He said this area is a perfect location for a community-based development. He said this is a far better option as a Gateway to Efland than a distribution center. Commissioner Greene said she is from Texas, and asked if there could be clarification of about the Buc-ee's in Terrell, Texas. Stan Beard said this location opened in 2017, and within two years there was hotels, fast food, and a movie theater. He said Buc-ee's does not own that property, and most of the development signed on after Buc-ee's started building, and all of it got developed after Buc-ee's opened its doors. He said other Buc-ee's locations have hotels, outlets, etc. He said as Buc- ee's are built, other folks follow. He said Efland is ripe for a good development, and Buc-ee's wants to be it. Commissioner Hamilton thanked all staff, commissions and representatives for their work on project. She recognized the public from whom the BOCC has not heard. She reviewed the 2030 Orange County Comprehensive Plan, and said it is a very relevant document for today. She reviewed the 8 principles of the document, focusing on numbers 2-7, to see if Phase 1 of project fits in plan. She said this project does not promote sustainability, and does not promote the encouragement of air quality improvements. She said these facts go against the principles of the plan. She said there is no assurance of effective charging station/systems. She said she did note there will be land set aside for a bus stop, but the current zoning allows for that already. She said this project does not promote resource preservation of rural land use, and she wonders if it will adversely affect existing farms due to changes with Ben Johnston Road. She said she questions the impact of water usage, and despite claims of adequate capacity, there is still a risk of spills and worst-case scenarios. She said worst-case scenarios are not out of the question, and once the water supply is ruined, it cannot be repaired. She said another principal is the promotion of economic prosperity and diversity. She said phase 1 does have some potential in this area, such as $1 million in revenue from property and sales. She said the project does not provide business diversity, as there are already gas stations in the area. She said it is important to consider what will be lost as local businesses are detrimentally affected. She said phase 2 is consistent with the plan, but there is no guarantee of it happening. She said the other part of diversity is jobs, and while jobs are being offered, there is no guarantee that these jobs will go to Orange County residents. She said the final planning principal is preservation of community character. She said Orange County is a smart, innovative choice for employers and employees, due to several world-class hospitals and companies. She said this is the County's brand. She said Buc-ee's has the potential to change the community character. Commissioner Hamilton said she watched the video of a Buc-ee's and what jumped out to her is the promotion of the Buc-ee's brand, which she thinks may dominate the community character of Efland. She said the only potential positive of this project is possible revenue, which is not guaranteed, and does not outweigh all of the unknowns. She said the BOCC wants to meet the needs of the present, without compromising the needs of the future. She said she does not think project is the right one. Commissioner McKee asked if the Applicant would be open to accepting the condition of having 10 EV charging stations activated on day 1. Stan Beard said he could not commit at this time, and needs to talk with his boss. Commissioner McKee said he would also like a more definitive answer on Ben Johnston Road, and is willing to continue this discussion.