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Tuned in to the @OCNCGOV Board of Commissioners meeting, where we're scheduled to hear from the commissioners about the Efland Station/Buc-ee's project. There may be a vote today. Haven't heard about Buc-ee's? Here's a crash course: https://indyweek.com/news/orange/orange-county-development-buc-ees/
There are no public comments on this issue, since there have been three meetings of more than 100 people who have given their two cents about the potential development. The first one: https://indyweek.com/news/orange/orange-county-commissioners-bucees-public-comment/
Out of all the people that have said their piece, an overwhelming number of people have opposed the development (like, 80 vs. 19). https://indyweek.com/news/orange/bucees-opposition-final-hearing-orange-county/
Unrelated to Buc-ee's, but Orange County may adopt an anti-discrimination policy tonight that would include LGBTQ+ folks. Chapel Hill, Hillsborough, and Carrboro adopted similar ordinances last week: https://indyweek.com/news/orange/chapel-hill-lgbtq-anti-discrimination-ordinance/
After some recognitions and a short stretch break, we're back to talk about Buc-ee's. Let's do this thing.
Before we vote or do anything, Michael Harvey (a city planner) makes some remarks on the plans and any updates. Representatives of the applicant (Buc-ee's), is speaking now.
"Buc-ee's is to Sheetz what Wegman's is to a Piggly Wiggly," says Beth Trejos, Buc-ee's attorney, of the current discussion surrounding the gas station/travel center.
Trejos says that Buc-ee's isn't asking for tax incentives, like Wegman's that is about to open in Chapel Hill.
She must really like Wegman's idk
She must really like Wegman's idk
The county's Commission for the Environment has met and recommended NOT to move forward with the project. Chair Renee Price says the town of Hillsborough has also sent a letter to the board with their concerns.
The proposed car wash that was part of the initial Efland Station plan has been removed from the blueprints. The new water use totals for the first phase of the development are reportedly 20K gallons a day.
Commissioner Earl McKee asks to specifically address some of the other "perks" of working at Buc-ee's, like their paid time off and insurance options.
Price asks Buc-ee's reps or city planners to talk about the potential issues that could arise in the watershed, including well water. It does not flow into the water supply directly, but it does flow into Lake Ben Johnson, someone says (I believe the city manager).
There is ALSO the possibility that this project gets approved by the BOCC, and then Buc-ee's ends up having some issues with NC DOT or another state entity that means they would have to go through this process all over again.
"There's been a lot of allegations of misrepresentation, and that's somewhat disheartening," Commissioner Mark Dorosin says. "It seems like one thing that has been encouraging to some level is that even the opponents generally acknowledged that this property should be developed."
Dorosin sums up the issues brought up as: traffic, environment and water use, and the nature of the project. He says that it seems like these could be addressed if the scale of the project was addressed, and potentially reduced.
He also mentions that the concern over the company not being from North Carolina is troubling, and says that the likelihood of those companies coming along is slim.
A spokesman for Buc-ee's says that the scale of the beaver store is what makes Buc-ee's successful, and that their pumps are almost always full on weekends. He says that Phase II will be based on the success of the gas station.
Commissioner Fowler asks the Buc-ee's reps to tell them how many "unreportable spills" or releases the company has had. The spokesman says that there have been no releases underground. Surface spills, however, are common.
Fowler also asks if it's required to have six storage tanks if the 120 pumps are only full during peak weekends. She also asks why people park at the pumps and go shop at other locations, which is one reason the station says they need all pumps.
Fowler asks if the 10 EV charging stations are actually functioning since the proposal only says they'll provide the "infrastructure." A spokesman says they don't know until the site is built if 1 or all 10 will be functioning.
Commissioner Greene says she's skeptical of Phase 2 even happening, since there are Texas Buc-ee's locations in the middle of nowhere. She says she likes the plans, but that there's no guarantee.
"You're not very interested in being in Efland, you're interested in being at a very strong side on the interstate," Greene says. She says that the small area plan focuses on Efland AND the transportation area, and says she wants to see a legitimate contract for Phase II.
Commissioner Hamilton speaking now on the 8 planning principles of the 2030 Orange County Comprehensive Plan. She mentions that building a mega gas station goes against their commitment to sustainable growth and development.
Commissioner McKee asks if Buc-ee's would consider having all 10 electric stations open on the first day. If there are negotiations that the commissioners want, Buc-ee's will need more time to speak about it internally.
Y'all the way we're less than halfway through the agenda........
"Many of the arguments made by the public don't apply, because they don't pertain to land use," Commissioner Bedford says, mentioning that the commission doesn't get to decide between an Outback Steakhouse or an Olive Garden if someone wants to build.
Price asks the legal counsel present where we go from here. She asks if they should entertain an approval or a denial, or if they should talk about potential conditions.
Fowler says anyone that can read maps knows that this is an ideal site, and understands their interest in the rezoning. She also understands that there are some budget issues, and why people would like to see something there, but has lots of concerns.
She says that the gas station would need to be "one-third the size or less" for her to consider it.
Commissioner McKee says he's aware that they're approving a rezoning change, not the project. He says he thinks a lot of comments have validity. He says he's "falling somewhere in the middle," and feels it's important to address the "human" aspect, and equal access to opportunity
A huge issue in Orange is losing long-term, low-income residents, McKee says (which is pretty confirmed by everyone who lives there). The jobs + tax revenue this could bring in could help them stay, he says. He says the county goes after businesses that are for big earners.
He says he was really upset by the people saying these $15/hour jobs were dead-end jobs during these public hearings.
It sounds like the board is going to give some conditions to Buc-ee's, and then give them ample time to work through the conditions. Dorosin says if there are definitely 4 people opposed no matter what, he thinks it wouldn't be worth the condition conversations.
Greene puts in a motion to send conditions to staff and Buc-ee's, and McKee seconds. Fowler says if they think it's impossible to scale down, she'd put a motion in to deny.
Fowler has additional conditions she wants to mention: signage height and adding solar energy, and wants Buc-ee's to reconsider. Hamilton reminds the commissioners that it's getting late.
The board votes 5-2 to pass conditions to staff to talk over with Buc-ee's. Price and Hamilton are the only dissenting voters. Looks like Buc-ee's will be back on February 16.
OK SO ANTI-DISCRIMINATION: Now we're possibly voting to pass that ordinance. On top of the CH, Hillsborough, and Carrboro ordinances, Greensboro and Durham both voted to add their respective ordinances today
Anti-discrimination ordinance passes unanimously!
LOL they sped through every other update and adjourned super soon after this. Everyone is tired, including (and especially) me.
