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158 <br /> DRAFT <br /> 273 Randy Marshall- Is this the last time that this comes before the planning board or if the rezoning takes place,then staff <br /> 274 handles the building approval process? <br /> 275 <br /> 276 Cy Stober-The latter. Should this be approved, by the Commissioners, at next month's public hearing,this will be a site <br /> 277 specific plan.The ordinance does allow us to make minor modifications,that accommodate field realities, but we cannot <br /> 278 deviate significantly from this site plan that is before you tonight.The use would be limited to a retail use. Say a library <br /> 279 wanted to go in there, or a health clinic,the entire project, even if it was the same footprint,would have to come back <br /> 280 before the planning board and the Commissioners for approval for any other use to occupy that space. But yes, all <br /> 281 building permits, all site plans for construction,would then be permitted by right, provided it was consistent with the site <br /> 282 plan before you and limited to the retail use. <br /> 283 <br /> 284 Randy Marshall-Just to be clear then,the approval that the County Commissioners would eventually rule on would be <br /> 285 the last time there would be review or any point to comment on this project? <br /> 286 <br /> 287 Cy Stober-That's correct unless there is a significant deviation from both the use or the site plan. <br /> 288 <br /> 289 Randy Marshall-Okay, then I have another question since we can talk about the business itself. One of the things that's <br /> 290 striking to me is that you haven't justified this business in terms of what kind of sales tax impact it might have to the <br /> 291 citizens of Orange County. Is it going to make money? How much money do you think it's going to make? Clearly you <br /> 292 think it's going to make money, or you wouldn't be putting it there. Do you presume that most of the clientele is going to <br /> 293 be people who drive back and forth to Alamance County and stop there,therefore we are getting out of county <br /> 294 contributions to our tax base, or do you presume that in the case that was stated before,there's not enough population <br /> 295 or business within the local community to support the business? I'm just interested in a bit of the economic thinking about <br /> 296 putting this business there. <br /> 297 <br /> 298 Bob Hornik-Certainly we hope and expect that we are going to be drawing traffic to and from Alamance County and from <br /> 299 the area.We hope and expect that we will make money. <br /> 300 <br /> 301 Randy Marshall-There are no projections,formal or informal that you folks have done on this? <br /> 302 <br /> 303 Bob Hornik-Not that I'm aware of. The Dollar General folks may have done some of that. It's really not a zoning <br /> 304 question. <br /> 305 <br /> 306 Randy Marshall- I understand but I was told that we could ask business questions so that's what I'm doing. I'm trying to <br /> 307 get some sort of a feeling for how much of a commercial generator this is going to be for Orange County. Not just for that <br /> 308 community, but for Orange County. In other words, if it brings in tens of thousands of dollars in sales tax revenue,that <br /> 309 impacts every Orange County resident in terms of what we have to pay in potentially raised property taxes. If it doesn't <br /> 310 generate that much sales revenue, then it's a wash, I don't know why we would consider it in terms of the economic <br /> 311 impact. I think that information is critical for us to consider. It's also curious that that would be a main selling point for you <br /> 312 folks in wanting to put this business there,to say it's going to be a a commercial tax generator for the county and to help <br /> 313 you folks to spread your tax burden out, not just for residential taxes but for commercially generated taxes as well. So, <br /> 314 I'm curious that it hasn't been sold at all on that. I read all 30 of the letters that were sent to the planning board, nobody <br /> 315 spoke on that part of the topic, and I think it's an important one. <br /> 316 <br /> 317 Bob Hornik-Right, everyone's been focusing on the land use aspects of it, not the economic impacts of it. <br /> 318 <br /> 319 Randy Marshall- I think you missed an opportunity. <br /> 320 <br /> 321 Bob Hornik-Yes, I understand what you are saying. <br /> 322 <br /> 323 Whitney Watson- If I could follow up on Randy and actually ask Brian a question,that is designated as an Economic <br /> 324 Activity Node, correct? <br /> 325 <br /> 326 Brian Collie- It's a Rural Community Activity Node. <br /> 327 <br />