HomeMy WebLinkAboutAgenda - 06-03-2008-5b5cr
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TO: Board of County Commissioners
FROM:. Commission for the Environment
DATE: February 19, 2008
SUBJECT: Proposed Birckhorn Road Development Project
At our January and February meetings, the Commission fox the Environment discussed
the proposed new Buckhorn Road development project. In our advisory role to the
Board of Commissioners on environmental matters, the Commission would like to pass
- --- along the following thoughts an the potential environmental impacts of this project and
how these might be mitigated.
The proposed development would be located in the Seven Mile Creek area of the Upper
Eno Protected Watershed. Our goals are to reduce air and water pollution, and to reduce
solid waste as a way to promote a sustainable future for Orange County. We can reduce
the environmental impact of a large complex such as this one by streamlining traffic flow,
reducing vehicle miles traveled, reducing wastes through less generation and recycling,
and encouraging water and energy efficiencies and low-impact design principles.
The Commission for the Environment recommends the following:
Planned Development Standards
Plan and build according to the LEER Neighborhood Development Standard, at a
minimum using the current LEED ND pilot standards, or the revised adopted standard,,
planned for release in 2009. (See attached LEED ND Pilot Project checklist and FAQs)
Transportation
^ Include space and parking for a commuter bus line from Chapel Hill and
Hillsborough. Chapel Hill transit will need to expand service to the shopping
center. Regional transportation planners should coordinate these transit stops with
neighboring transit systems.
^ Build parking deck(s) rather than use surface parking in order to reduce
development footprint, impervious surface, and heat island effects.
^ Require that the residential portion of the development be made accessible by •
pedestrians and bicyclists - to better apply the concept of mixed use.
^ Provide covered bicycle storage in commercial and residential development
^ Make provisions for pedestrian and bicycle access for individuals living on the
other side of I-40.
• ^ Encourage employers to provide incentives to employees for carpooling or to use
public transportation.
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Waste
^ Muiimize wastes during construction. ~
^ Facilitate trash sorting and recycling for waste generated by tenants. ~ '
^ Require restaurants and sellers of food to compost food waste.
Water
^ The development employs strategies that in aggregate use 30% less water than the water
use baseline calculated for the buildings after meeting the Energy Policy Act of 1992
fixture performance requirements. For .example: Use water-efficient faucets and
toilets (and avoid those that automatically flush)
^ Implement starmwater controls and collection. systems to retain water onsite for
irrigation and other reuse.
^ Investigate' any potential effects on drinking water wells; mitigate potential
problems before they occur.
^ Landscape with native or non-invasive drought tolerant plants. .
^ Require construction of permeable parking surfaces to allow for groundwater
infiltration, unless onsite collection and storage of rainwater requires otherwise.
Ener
^ All buildings to be 30% more energy efficient than minimum NC State Bldg.
Code requirements.
^ Use geothermal HVAC technology.
^ Consider the use of photovoltaics and solar water heating.
^ Orient residential units to take advantage of solar heating and daylighting.
^ Build all buildings with solar shaded overhangs shading windows from summer
sun.
^ Minimize nighttime light pollution.
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Paga 2 of 2
LEE® ifor neighborhood i]eve@o~r~en~ @'ila~
Project Chec@c@is~
Project Name:
No
Prereq 1• Smart Location Required
Required
Prereq 2 Proximity to Water and Wastewater Infrastructure
Prereq 3 Imperiled Species and EGOIOgical GOfnmunitieS Required
Prereq 4 Wetland and Water Body Conservation Required
Prereq 5 Farmland Conservation Required
Prereq 6 Floodplain Avoidance - Required
:~~;j~~==' credit i Brownfield Redevelopment z
`? ~ credit 2 High Priority Brownfields Redevelopment 1
,
;`gin ~ Credit 3 Preferred Location 10
s
s`~~}'~~
~ -credit ~ Reduced Automobile Dependence
;:;..
~.~~„
Credits
B{CyCleNetwork 1
s
°'~
:~.,: credits' Housing and Jobs Proximity -
- ~~~~~:
Credit 7
School Proximity 1
1
r#"~~;. Credit 8 Steep Slope Protection 1
'%'°~ Credit 9 Site Design for Habitat or Wetlands Conservation
°~~~~~;~° credit 1o Restoration of Habitat or Wetlands 1
•. ~~..
- "'~
credit 11
Conservation Management of Habitat or V1letlands 1
;~:w
No ~- -
Prereq 1 Open Community Required
Prereq 2 Compact Development Required
credit 1 Compact Development 7
Credit 2 Diversity of Uses ~
3
Credit 3 Diersity of Housing Types z
Credit 4 Affordable Rental Housing
Credit 5 Affordable For-Sale Housing z '~~•~`
credits Reduced Parking Footprint - ~ z
credit z - VValkab[e Streets &
z
credits .Street Network - 1
Credit 9 Transit Facilities ~
z
credit 1o Transportation Demand Management
Credit 11 Access to Surrounding Vicinity 1.
Credit 1z Access to Public Spaces 1
1
credit 13 Access-to Active Public Spaces ~
Credit 14 Universal Accessibility 1-
1
credit 15 Community Outreach and Involvement
Credit 16 Local Food Production 1
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No '
Prereq 1 Construction Activity.Poltution Prevention Required
'C-= credit 1 LEED Gertified Green Buildings 3
credit 2 Energy Efficiency in Buildings 3
"'~_•~ Credit 3 Reduced Water Use 3
~; ~~ credit 4 Building Reuse and Adaptive Reuse 2
,~~=, Credit 5 Reuse of Wistoric Buildings 1
_~' credits Minimize Site Disturbance through Site Design 1
r~;:~ credit 7 Minimize Site Disturbance during Construction 1
~~~:~ credits. Contaminant Reduction in Brownfields Remediatian 1 ~'
~''•~` Credit 9 StarmwateP Management 5
~.~~;~ Credit 10 Heat Island Reduction 1
~~:r:~~ Credit i1 Solar Orientation 1
Credit 12 On-Site Energy Generation 1
Credit 13 On-Site Renewable Energy Sources 1
~Y" Credit 14 District Heating & Cooling - ~ 1
y`~' Credit 15 Infrastructure Energy Efficiency 1
v,.r"=: credit is Wastewater Management 1
" Credit 17 Recycled Content for Infrastructure 1
credit is Construction Waste Management 1
credit 19 Comprehensive Waste Management ~ 1
credit 20 Light Pollution Reduction ~ 1
No '
Credit 1.1 Innovation in Design: Provide Specific Title ~
Credit 1.2 Innovation in Design: Provide Specific Title ~
Credit 1.3 Innovation in Design: Provide Specific Title 1
Credit 1.4 Innovation in Design: Provide Specific Title 1
credit 1.5 Innovation 4n Design: Provide Specific Title 1
credit 2 LEED®Accredited Professional 1
No
° 0 - A e e Q s ~ O
Certified: 40-49 pointsr Silver: 50-59 points, Gotd: 60-79 paints, Platinum: 80-106 points ~.~,,
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18D0 Massachusetts Ave, NW
Suite 300
Washington, DC 20D36
T: 202 828-7422
F: 202 828-5110
www.usgbc.org
FAQ
F~~QU~~ft ~ ~~~~~ ~~~st~~as.
,bout LEED® for ~leighborhood Developmer~~
What is LEED for Neighborhaod Development?
LEED for Neighborhood Devetopm ent is a rating system that integrates the principles
of smart growth, new urbanism, and green building into the first national standard for
neighborhood design. it is being developed by USGBC in partnership with the
Congress for the New Urbanism (CNU) and the Natural Resources Defense Council
(NRDC).
What is the significance of LEED for Neighborhaod Development certification?
Using the framework of other LEED rating systems, LEED for Neighborhood
Development recognizes development projects that successfully protect and enhance
the overall health, natura (environment, and quality of life of our communities. The
rating system encourages smart growth and new urbanist best practices, promoting
the location and design of neighborhoods that reduce vehicle miles traveled and
communities where jobs and services are accessible by foot or public transit. It
promotes more efficient energy and water use-especially important in urban areas
where infrastructure is ofEen overEaxed.
What is the status of LEED for Neighborhood Development?
The LEED for Neighborhood Devetopm ent pilot program is well underway. A ca[I for
pilot projects took place between in early 2007. Due to overwhelming interesf in the
pilot program, additional resources were made available that enabled us to
accommodate twice as many projects as originally anticipated, and 238 projects from
39 states and 6 countries are now registered to participate in the pilot program. These
projects are in the process of gathering documentation based on the rating system,
which they will submit to USGBC in order to become certified. The information learned
during the pilot program will be used to make further revisions to the rating sy stem and
certification process, and the resulting draft rating system will be pasted for public
comment before it is submitted for f nal approvals and balloting.
What can projects do to get certified if they missed the deadline for participation
in the pilot program? .
Although the period for applying to be in the pilot program has passed, projects will be
able to participate in the post-pilot program, which will be universally available to
interested markets and should launch in early 2009. LEED for Neighborhood
. Development.enables projects to certify at both very early and very late stages of
development, so the vast majority of projects interested in the pilot program should
also be able to utilize the post-pilot program. For now, projects can look to the pilot
rating system and other information that is pasted at wwwr.usnbc.orglleedlnd for
general guidance as to what LEED for Neighborhood Development is about, although
the rating system will change somewhat as a result of the pilot program.
USGBC staff and the LEED for Neighborhaod Development Gore Committee are
developing ways for projects that are interested in pursuing LEE D for Neighborhood
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LEED for Neighborhaod Development
Frequently Asked Questions
Development to remain engaged during the pilot phase, even if they were not able to
be part of the pilot program. Please join the LEED for Neighborhood. Development
Corresponding Committee listserv if you would like to hear about these oppartunities
once they become available. This listserv will also be notified when the full program is
open far registration. Directions an how to join the corresponding com rniftee are
below.
How do the other LEED rating systems interact with LEED for Neighborhaod
Development?
Paints are available within the LEED for Neighborhaod Development rating system far
including LEED Certified buildings and for integrating green building practices within
the buildings on the project site. These credits relate to energy efficiency, reduced
water use, building reuse, recycled materials, and heat island reduction.
How is LEED for Neighborhood Development different from the Application.
Guide for Mulfiple Buildings and On-Campus Building Projects?
The Application Guide for Multiple Buildings and On-Campus Building Projects is
based on the LEE D for New Gonstruction rating system for buildings and therefore
does not incorporate smart growth ar new urbanism to the extent that t_EE D for
Neighborhood Development does. The LEED for Neighborhood Developm ent rating
system focuses on residential, commercial, and mixed use projects developed by a
single entity buf often sold or leased to multiple cortisumers whereas the application
• guide targets institutional and office park-campuses, which are usually owned and
.operated by a single entity.
Vlthaf are the LEED for Neighborhood Development Gore and Corresponding
Committees?
The: core committee does the day-to-day work of developing the rating system, while a
larger corresponding committee is also established for every LEED product so that
interested stakeholders can participate in i is development. The'con"esponding
committee (istserv enables a wider group of experts and interested parties to stay
updated and receive notification of oppartunities to provide f eedback. Correspondimg
committee members receive minutes from core•committee meetings and other
announcements. .
i would like to be involved wifh LEED for Neighborhood Development. How can 1
join the corresponding committee?
The corresponding committee is open to USGBC members and nonmembers but there
are .different ways.to join:'.
USGBC members can visit www.us bq c.org, log into Your Account, and
subscribe to the"committee Iistseiv.
Others can send an e-rn ail to n~committees.usgbc.orq requesting to be
added to the corresponding committee.. .
lfyhaf is~fhe Timeline for developing LEED for Neighborhood Devetopmenf?
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LEED for Neighborhood Development
Frequently Asked Questions
2007: LEED for Neighbarhood Development pilot program launches
2008: Committee revises LEED for Neighborhood Devefopm ent Rating System,
public comment periods hel d
2005: LEED for Neighborhood Development (full post-pilot program} ballot and
launch
Hater do t find aut more?
For mare information, visit www.usgbc.orq/lead/nd or {eedinfa(a~usgbc.arg.
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2125!08 7
V1/ritten Comments from Economic Development Commission
Steve Brantley
1. Has the state's NCDOT committed funds or approval necessary to add
the additional ingress/egress lanes?
2. Is the Buckhorn Amoco, which has some environmental issues
.(contaminations due to underground fuel tanks?) listed as a superfund
site? Has indemnifications by the gas station's owners been received,
if available? What is the expected cost of a full clean-up?
Randee Hwen-O'Donnell
1. What does Buckhorn Road hope to offer in retail that is not already
present down the road?
2. What unique retail is envisioned that does not already exist along the
I-40 /1-85 corridor?
I'd like to see a 30-mile radius impact of the area.
Density/rooftops
Buckhorn Village Comments
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3/12/08
Written Comments from Planning and OUTBoard (Sam Lasris)
' 1. Is there current data for West 10; and 70 west traffic counts both
weekdays and weekends?
2. Is there a certain radius or area around and commercial development in
which the developers are responsible for road improvements?
3.. Exhibit 7 Transportation - On the site plan, there is a stub .out at the
south-end what is the significance of this?
4. Can developers be required to pay for bikelanes and/or sidewalks beyond
the borders of their development. If yes -haw far?
5. Wou{d this project become more sustainable of the surrounding properties
were rezoned for housing and commercial?
6. Why can't the siting of buildings be much closer (denser) to avoid the
need for an automobile once one has arrived at this center?
7. Which has a smaller carbon footprint _ a parking deck or a parking lot -
both with the same amount of spaces?
8. Why have the parking decks been eliminated from the plan?
9. Does public transportation currently serve this area? If not, will it and how
would that be paid?
10. If the secondary roads are not improved now to accommodate future
traffic (or the anticipated traffic at buildout) who pays to make the road
improvements to handle the extra capacity?
11. For comparison; what are~the number of daily trips to Heritage Square
(Hillsborough), Patterson Place (Durham) and Alamance Crossing (Eton)?
12. What financial obligations will the county have at this site?
13. Comprehensive Plan Update - Obj ED 2.1 - "Encourage compact and
higher density development in areas served by water and sewer." Should
this objective be applied to this project and the areas around it?
Comprehensive Plan Update - Obj ED 2.2 "Encourage mix use and
support walkability." Same question as above. Also think ED 2.5 and 2.7
app~Y-
14. Comprehensive Plan Update -page 47 chapter 5 Housing Element
"New housing should be located proximate to needs, services, shopping
and employment centers...:" Shouldn't there be rezoning around this
development to conform to this objective?
15. Exhibit 4 - In a period of 100yr drought are retention ponds sufficient for
capturing and holding water? Shouldn't a more effective method of
gathering and storing water be utilized?
a. Appendix D page 6 - Please defina "Internal Capture Rate"
16.Appendix D Page 11-Will aligning the development and main entrance
with the truck stop and main entrance cause backups on the interstate exit
ramps and bridge? Appendix D Page 11 -Shouldn't there be a "truck
only/ right turn only" lane on southbound Buckhorn into the truckstop?
Appendix D Page 11 -Should there be 2 left turn lanes into the
development from Southbound Buckhorn? Appendix D Page 11 -Should
there be 2 right turn lanes from the development designated for I-85 / 40
i' East only, onto Buckhorn Northbound. Appendix D -Who pays for the
auxiliary lane from the weigh station on ramp to Buckhorn Road off ramp?
Buckhorn Village Comments
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3/12/08
17. Will NCDOT conduct traffic assessments on West 10 and 70 West?
18.Appendix D- Arcadis G&IVi -The November 2007 traffic counts were all (~
made on weekdays. Why weren't weekend counts performed?
19. Chapter 1, bottom of page 8 - "Should land use of adjacent properties
change, access into the properties can be established". I only see one
stubout to the East. Will there be other stubouts?
20. Exhibit 2 -Will there be a "wall" to prevent Clear View Subdivisions from
entering on foot or bicycle directly from the south. Is there a utility line
easement or path between 36 and 37?
21. Exhibit 2 -Will property owners 8-12 have a foot or bicycle access to the
property? Is the developer trying to buy these properties? If the developer
were to own these, would they automatically be considered part of the .site
plan? Exhibit 4 -Wouldn't it be a better scenic view if the retail/multi-
family or residential multi-family were sited to overlook the retention ponds
rather than parking lots?
22.Appendix B Lodging Taxes -Lodging taxes: On what basis was $90
deemed to be an average daily rate? A check of roam rates along the
interstate shows that most rooms rent at $60 or less per night.
23. Appendix D page 1 -Does traffic analysis at buildout take into
consideration the additional growth that will occur in the surrounding
areas?
24.Appendix D page 1 -What is a four legged intersection?
25.Appendix D page 5 - Is it fair assumption that future development will
occur in this area? Shouldn't accurate projected traffic counts reflect the
growth beyond the borders of this project? If growth is anticipated beyond
the projections, shouldn't there be more road improvements then currently
planned?
26. Given that as currently sited, this development being automobile
dependent within the borders of the project, is there a way to project the
number of vehicle trips within the development?
27. If drive through window service is allowed at food restaurants, can an
estimate be made of the number of vehicle trips to these and the average
wait time. Can these restaurants be sited to maximize traffic flow within
and without the borders of this project?
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Buckhorn Village Comments
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~ March 19, 2008
1. Will the commissioners require the developers to submit an alternative site
plan prior to SUP approval that presents a feasible re-purposing site plan in the
event macro conditions like climate change and permanently high gas pices (>
$5lgal?) make the current automobile-dependent site plan economically
obsolete? Wi[I the site plan requirements include specifications geotechnical
suitability of the parking lots and subsoils for future mulit-story building
foundations?
2. What is the current state of the development teams' committment to transit-
ready site planning?. How well-suited is that plan to current transit resources and
systems? Can this development induce viab{e near-term transit improvements at
its own site and in the entire EDD?
3. The ratio of housing to commercial square footage (200-600 units to 1.144
million sq ft) is not sustainable. Much more housing should be available within
walking distance of this this project. (s ratio being constrained by Mebane placing
a celing on the maximum number of housing units it will annex?
4. What are the terms and parameters of annexation that Mebane is placing on
its extension of water and sewer service? Is there a maximum number of
"annexable" housing units for the EDD and its periphery?
Respectfully submitted,
Allan Rosen
Chapel Hill Township (on the southern edge of the Eno EDD)
4307 Infinity Lane
Durham, NC 27705
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Ec®~.®xni~ I~xpact ®f uckh®x°n Vale
®ran~e C®un~, l~TC
Zakia Barnes
University of North Carolina DCR.P Master's Candidate 2009
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Overview of IMPLAN and Assumptions
This report discusses the results of the economic impact analysis of the Buckhorn Village
development project. This analysis used a predictive input-output model in IMPLAN to estimate
the effect of an increase of investments in Orange County's economy. IlVIPLAN utilizes
economic data to estimate the effect of increased expenditures on goods and services and derives
the fiscal impact~that will occur during the impact year. The economic data comes from a system
of national accounts that was compiled in 2002. These accounts were based on national and
county data from the United States Department of Commerce, U.S. Bureau Labor of Statistics,
and other federal agencies. All reported estimates reflect changes that will occur in economic
activity in Orange County. All monetary estimates are in real terms, or 2008 dollars.
The model is based on a few key assumptions. IMPLAN estimated the percentage of goods and
labor that is purchased from industries outside of the regian.lMPLAN estimated that
approximately 70 percent of construction labor and 40 percent of materials will be purchased
from local businesses in Orange County. The percentage of goods and labor that is purchased is
based on the national average of regional trade flow. In addition, the model assumed that the
remaining portion of construction budget that is allocated for materials will be spent on
"famishing" (i.e. Institutional Furnishing). Lastly, all retailers that will occupy the new
development fall under the category of general merchandising.
Overview of Construction Project
Developers of Buckhorn Village plan to develop 900,000 square feet of mixed-use commercial
space in Orange County. Construction of the Anchor Tenant space is set to begin in 2009. The
budget for the construction phase of the project totals $13 $ million for five years. Most of the
budget is allocated to construction of the commercial space ($74.75 million), and the rest will be
appropriated for materials ($40.25 million) and off-site development ($23 million).1 This part of
the impact analysis quantified the increase in economic activity that results from the construction
of the commercial space.
Construction Impacts
Based on 1MPLAN projections, the labor market in Orange County will benefit greatly from the
construction of the commercial space. Table 1 shows the direct and indirect effects on
employment in Orange County and elsewhere given the multi-million dollar budget. Both direct
and indirect effects show the change in labor due to the impact of construction project, but the
former accounts for the changes in the construction industry and the latter accounts for the
impact on other local industries.
Table 1 below shows the projected number of jobs created during the construction phase.
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i These figures are based on estimates provided by East West Partners; 65 percent of budget is dedicated to labor
and 35 percent is dedicated to materials.
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Table 1: Job Creation
Source: IlVIPLAN data-ES202, Regional Economic Information System, County Business Pattern, Consumer
Expenditure Survey
This investment of $138 million in constructing the space will add 932 jobs to the Orange
County economy and 400 jobs elsewhere. In all, 1,332 jobs will. be created.2 The IMPLAN
model predicts that 60 percent of (or 801) new jobs will go to the construction industry.3 In
terms of the amount of sales tax generated during the construction phase, IMPLAN estimates a
total of $2.18 million will be generated (see Table 2). Assuming that 40 percent of materials will
be purchased in Orange County, approximately $875,000 of total sales tax revenue will stay in
Orange County.
Source: IMPLAN data-ES202, Regional Economic Information System, County Business Pattern, Consumer
Expenditure Survey
®verview of Mixed-commercial space
Buckhorn Village will consist of ane Anchor Retailer, which will be the largest retailer in the
project, along with two hotels, 15.restaurants,. and 55 to 65 retail shops. Table 3 shows that the
total expected revenue will exceed $180 million once the development is fully operational.
IMPLAN estimated the demand for employment based on expected revenue for all
establishments, except for.the Anchor Retailer, whose employment figures were provided by the
developers of Buckhorn.
2 These measures are complimentary, that is, each measure captures the effects of investment at different points in
the circular flow of economic activity. Employment impacts are expressed as the number of full.-time and part-time
jobs requvred to produce these goods and services.
3 The construction industries that were used in the model were labeled as "commercial and institutional buildings
construction" and "highway- street- bridge- and tunnel constntction"
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'fable :3: Projections for Ketailers, Hotels, and Kestaurants
Establishment Number Space: '
(square
feet) Projected ` Projected
Revenue Number of
(million) employees
Anchor Retailer 1 125,000 $50 ~ I 1
Hotel 2 120,000 $5 ~ s
Restaurants 15 75,000 $15 1
Retailers 55-65 580,000 $116 ,
Source: East West Partners and IMPLAN data-ES202, Regional Economic Information System, County Business
Pattern
Using the above figures and the assumption that 70 percent of jobs created would go to Orange
County residents, the following table provides a breakdown of the number of jobs going to
county residents versus non.-residents.
Table 4: Emnlovee Distribution
Anchor Retailer 210 90 300
Hotels/Restaurants/Retailers 583 250 833 ~
Total 793 340 1,133
The final part of the analysis was to estimate. the amount of sales tax revenue generated by
Orange County due to sales at shops in Buckharn Village. IMI'LAN estimated sales tax revenue
to be just more than $5.5 million, all of which would.go to Orange County given that the
purchases will be made in the county..
Table 5: Sales Tax Revenue
f ~
Sales Tax $5,586,357
Source: IMPLAN data-ES202, Regional Economic Information System, County
Business Pattern, Consumer Expenditure Survey
Summary
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In all, the total economic. impact of Buckhorn Village is significant. During the construction
phase of the project over 1,300 jobs will be created. with well over 900 going to Orange County
residents. The sales tax revenue generated during construction is $2.18 million with $875,000
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i going to Orange County. Once Buckhorn Village is operational, more than 1,100 people will be
employed and sales tax revenues are estimated to be more than $5.5 million. Examining
Buckhorn Village from construction to operation, nearly 2,500 jobs will lie created; aver 1,700
Orange County residents will be employed at Buckhorn. The total sales tax revenue is estimated
at $7.75 million, of which $6.45 million will remain in Orange County.
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Hillsl~'oiough 1~'r~ 2'7278
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Piec~niont ~Tectri~ 1VIerulierSju~ Cozpo~~atr~ii sizpppxt's'the Buekhozl~ Vll;ag~~ I'i~oject:. abcT.
b.,eleves that tkzs fo~ni :o,I` miac~d z~tail,. serviie, office aYidres'ide~tal its'es; prcipQSed poi
this. Eoouoril%c D'etlelopmel<t.project is a: good type b~ eeorioinc dev~lopr<i'ent fo t3xalige
County. I Believe that the :quality oflife iri t11is sector oftlie co•un#y wi11 be enhanced
tZuough. jo1~ ct~eatott~iid b~tsriess activities,
Be~ixg an Orar<'ge Cotint~' z;esieleiit r>iyse`I~, I a1z~ lao~tii~g fo~w~rd tti mo;~=ing ahead ~ifYi the
cgitny's lpng approved econarn~ development drstlict plans !arid. hope to be:liearing a,~
your ~a~pzcaval of°the B~;LCIcl~,on~. Village Praj'ec~ iri.tl~.e near future.
Ps;dliiont ~l~ctxic Nl~laif~er~hip C'oi;pgXafi~n~s. ~. ra:ot'~or~p`;;Q,~i~ ecinsiu~.er~o~=peel e~ectr'ic.
distribtitio~i coapei~.'Yifi=e~h~~clc~ua?~tere'd irl tQrange ~tiui~:ty ora, ITigki~va~ 8~ in
Hillsborough, l~[,~,, ,Vilep7.ovide cle~fric sei~lce to parts of:Alaman~<a, Caswell,. Dnrhain
C~.,7rari'vi11e; C)x~arige ai~cl Person ceiiixlties where five se~~ie ttioe~tlan~ 30~,~00 ccinsun~ers.:
Qn Behal'f' iif otxr Co'opel'at've~;.I tllai~lt yott for ~roiir ~supp9rt of Oraii.ge Coui~ty'~s
Ecottonac D~e~'elopn~ent projects.
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Serving grange, Person, ~as~vell, Al~maiiee,.'Durliain, ;cud Granville Counties
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Reasons to Deny Rezonin.~for Buckhorn Village
~' James Carnahan * 122 Oak St * Carrboro, NC 4/26/08
The most important decision to make on the Buckhorn application is whether or not to rezone.
Once the rezoning is granted, the SUP details are just that -details. From my perspective they
are irrelevant, because the concept embodied in Buckhorn Village is fundamentally flawed and
not "twealcable" into something that might work.
The key question is whether the rezoning is in the best interest of the people of Orange County -
or contrary to them. The argument I and others are making is that it is not in our interest to
permit this kind of development, that it would be inconsistent with Orange County
environmental and economic goals. It does not represent a project that moves us closer to those
goals; rather, it would carry us backward from hard-won progress.
In the past few~years significant changes have taken place that call for a serious re-assessment of
the means by which we seek to achieve our economic & environmental goals, and what forms of
land use best support those goals: In light of the on-going Update of the Comprehensive Plan,
and the unfinished COa emissions inventory, rezoning is premature. It is arguable that what is
proposed at Buckhorn Village is consistent with the one concept of the Economic
Development Districts (EDDs), and entirely uncertain what kind of economic development is the
best path.to take in light of the epochal challenges human beings face today.
What needs to precede rezoning in the EDDs is, first, the Comprehensive Plan Update; second,
completion of the COZ emissions inventory and setting of carbon reduction goals; third, a
` revision of the County's Strategic Plan for Economic Development; and fourth, creation of a
master plan and design guidelines for the Buclchorn EDD.
Particular issues of concern:
1) Predicted automobile trip generation of 46,000 daily trips to & from Buckhorn represents
significant increase in Vehicle Miles Traveled for the County, with the following
impacts:
a. Greatly increased COa emissions for a county in which transportation is already
responsible for sorrie 49% of county emissions
b. The County is already an EPA "non-attainment" air quality region for ground
level ozone. Buckhom's huge trip generation will only worsen our air quality.
2) County economic, land use & transportation goals & objectives have not been updated to
reflect serious challenges of Peak Oil and Climate Change. (See the "Assessing Buckhorn
Village in the Context of Global Warming" comments I submitted to the BoCC 2/25/08.)
3) Proposed uses at Buckhorn Village are inconsistent with current County economic goals
expressed in the 2005-2010 Strategic Plan: [the Plan called for developing a "consensus
for these criteria;" I don't know if that was done.]
a. County wants to create "high quality jobs" for residents, jobs that "pay well, offer
career advancement potential, and offer good benefits." Retail, hotel &
entertainment jobs at Buckhorn will be predominantly low-wage jobs.
~~~~
b. None of the commercial activities proposed for Buckhorn fall into the preferred
"industry clusters" indicated in the Strategic Plan (a list taken from in the RTP C
Regional Partnership competitiveness plan). '
c. The Strategic Plan calls for "minimal impact on the environment;" clearly
Buckhorn will negatively impact air quality and global climate.
d. The Strategic Plan expresses "preference for local ownership;" but the
Commissioners cannot effectively require any percentage of Buckhorn to be
available only for locally owned businesses, nor is there any way they can prevent
the developers from selling the project to out-of-county or out-of--state investors.
(Witness turnover of shopping centers in Chapel Hill & Carrboro. The .Arts
Center had a very favorable lease with the original Carr Mill Mall developer.
When Carr Mill was sold in 1985 their rent was quadrupled; the Arts Center
naively moved into the present location. and it has taken 20 years to recover their
reputation and financial security.)
e. The Workgroup on Work Force Development promoted "access to living wage
jobs" that would be responsive to housing and transportation costs. Buckhorn's
low-wage economic model will not do that. Buckhorn's workers will not be able
to afford to live in the County, and their costs to travel from distant homes to
work will be subject to the continuing upward spiral of fuel costs. Focus groups
consulted in the 2006 Strategic Plan Progress Report cited transportation as the
greatest barrier to finding and keeping jobs in Orange County.
f. The Workgroup on Quality of Flace called for enhancing "urban character by
connecting and supporting existing plans for increasing the commercial tax base
and for revitalizing" our downtowns. Buckhorn Village is remote from our
downtowns; it will sap their customer base and sap County resources that would, \
in the absence of Buckhorn, be available for supporting downtown revitalization
(funding for a library for Carrboro, for instance).
4) The "chain retail" economic model is highly dependent on diminishing fossil fuels; there
is presently no state-wide public transit in place that would make a dent in Buckhorn's
fuel appetite. Buckhorn will be dependent on a huge geographic customer base .that will
be extremely vulnerable to spiking fuel prices.
5) The chain retail economic model stimulates overseas economic development that relies
heavily on COa emitting power generation, produces overseas environmental impacts and
exploits overseas workers. Shopping centers like Buckhorn export a number of social and
environmental impacts we do not tolerate in the US.
6) The chain retail economic model exports out of the County about 85% of dollars spent;
almost 50% of dollars spent at locally owned businesses are retained in the County.
7) Because chain retail, hotel & entertainment jobs do riot pay a living wage, the public
purse is the default resource for subsidizing the health care & welfare of these workers.
(See, "Economic Vitality and the Buckhorn Project" comments submitted to the BoCC
2/25/08 by Dr Sally J. Goerner.} ~