3.8.23 PB Minutes - Laserfiche WebLink

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Approved 4 - 5 - 23 385 Bob Hornik- Because this is a conditional rezoning , we' re not only allowed to talk about specifics , as compared to a 386 general use rezoning , with a conditional rezoning , a conditional district , we ' ve got to talk about the specifics . We ' re only 387 going to be allowed to do what is specifically approved . 388 389 Randy Marshall - Is this the last time that this comes before the planning board or if the rezoning takes place , then staff 390 handles the building approval process ? 391 392 Cy Stober- The latter. Should this be approved , by the Commissioners , at next month ' s public hearing , this will be a site 393 specific plan . The ordinance does allow us to make minor modifications , that accommodate field realities , but we cannot 394 deviate significantly from this site plan that is before you tonight . The use would be limited to a retail use . Say a library 395 wanted to go in there , or a health clinic , the entire project, even if it was the same footprint, would have to come back 396 before the planning board and the Commissioners for approval for any other use to occupy that space . But yes , all 397 building permits , all site plans for construction , would then be permitted by right, provided it was consistent with the site 398 plan before you and limited to the retail use . 399 400 Randy Marshall - Just to be clear then , the approval that the County Commissioners would eventually rule on would be 401 the last time there would be review or any point to comment on this project? 402 403 Cy Stober- That' s correct unless there is a significant deviation from both the use or the site plan . 404 405 Randy Marshall - Okay , then I have another question since we can talk about the business itself. One of the things that' s 406 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 407 citizens of Orange County . Is it going to make money? How much money do you think it' s going to make ? Clearly you 408 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 409 be people who drive back and forth to Alamance County and stop there , therefore we are getting out of county 410 contributions to our tax base , or do you presume that in the case that was stated before , there ' s not enough population 411 or business within the local community to support the business ? I ' m just interested in a bit of the economic thinking about 412 putting this business there . 413 414 Bob Hornik- Certainly we hope and expect that we are going to be drawing traffic to and from Alamance County and from 415 the area . We hope and expect that we will make money . 416 417 Randy Marshall - There are no projections , formal or informal that you folks have done on this ? 418 419 Bob Hornik- Not that I ' m aware of. The Dollar General folks may have done some of that . It' s really not a zoning 420 question . 421 422 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 423 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 424 community , but for Orange County . In other words , if it brings in tens of thousands of dollars in sales tax revenue , that 425 impacts every Orange County resident in terms of what we have to pay in potentially raised property taxes . If it doesn ' t 426 generate that much sales revenue , then it' s a wash , I don ' t know why we would consider it in terms of the economic 427 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 428 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 429 you folks to spread your tax burden out, not just for residential taxes but for commercially generated taxes as well . So , 430 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 431 spoke on that part of the topic , and I think it's an important one . 432 433 Bob Hornik- Right, everyone's been focusing on the land use aspects of it, not the economic impacts of it . 434 435 Randy Marshall - I think you missed an opportunity . 436 437 Bob Hornik- Yes , I understand what you are saying . 438