Minutes-04-04-2023-Business Meeting

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40 VOTE: UNANIMOUS Commissioner Richards asked to review the Planning Board's recommendation. She said she wanted to understand if they were incorporating things that are in the plan, or things that they wish were in the plan. Cy Stober said the land consumption is under twenty acres even if this is approved. Commissioner Richards asked if it would take it over twenty acres. Cy Stober said there would still be less than 20 acres commercial. Commissioner Richards clarified that "inconsistent with the White Cross activity node" is the same as the "rural node." Cy Stober said yes. Commissioner Richards asked what it means when the language is specific to the White Cross activity node. Cy Stober said he believes that is about the rural character of the area. He said they also talked about architectural form and the footprint of the building. Commissioner Richards said the LIDO talks about preserving the community and rural character and asked if that is what it is alluding to. Cy Stober referenced the description in slide #20 for"Rural Community Activity Nodes." Commissioner Richards said the UDO references one or more commercial uses as an allowed use in that location. Cy Stober said yes. Commissioner Richards asked about the final reason for the Planning Board recommending denial. Cy Stober said it had to do with the proximity to the White Cross School and the concern that the retail store's architecture would be incompatible to the historic property. Commissioner Richards asked what the applicant's response to that included. Cy Stober said they would wrap the building fagade. He said there would be no vinyl showing. Vice-Chair McKee said he believes there is also tree cover. Cy Stober said yes. Vice-Chair McKee said he shops at a Dollar General in Holly Springs and he believes that the traffic is maybe 8-16 cars at any particular time. He said that with the addition of the turn lane he does not think it will be imposing on the traffic. He said that Highway 54 is a major thoroughfare, which is being studied to be a four lane highway, complete with traffic signals. He said that would alleviate some of the long waits at the intersection. He said that the Board cannot consider who the retailer is, but they have to consider the use. He said every one of the buildings in the vicinity are commercial buildings. He said these commercial nodes were put in place because there was a need for commercial development in the county. He said he lives in Caldwell, where there is one store, and for anything else they have to drive 10 miles. He said there is a store in a commercial node that is or approached 10,000 square feet in a node. He said he does not think there is a limit on size in the commercial nodes. He said the Board of Commissioners previously had the attitude that Orange County would not be commercial. He said this caused the tax burden to fall directly on the owners. He said this is extremely a big deal to those living paycheck to paycheck. He said that 70% of the tax base comes from homes and this has driven the lower wealth residents out. He said he ran for three reasons, improvement of schools, improvement of public services like the Sheriff's Office, and increased economic development to alleviate the burden on property owners. He said this will change White Cross, but change is inevitable. He said that it is compatible with the surrounding area. Chair Bedford asked the County Attorney, John Roberts to confirm the decision they are making and if they can consider the brand of the store.