July 21 Chatham Board of Commissioners meeting
Chatham Trades needs new building, update; CCCC outdoor teaching shelter
approved; Zoning in Chatham’s future?; Putting Hwy 15/501 on state list; Large
developments; Incentives for BIG business; Public Input on gun range
July 21, 2014 Work and Regular Sessions Walter Petty, Brian Bock, Mike
Cross, Jim Elza, Pam Stewart
1. Chatham Trades, update. Executive Director, Shawn Poe, says they are out of
space in their two buildings in Siler City. This 30-year vocational program
currently serves 36 adults with intellectual and development disabilities, and there
are 22 on the waitlist. They do assembly and packaging work, but they are turning
back business clients because of a space shortage. Last year’s production sales of
$126,927 showed an 87% increase over the previous year. They ended the fiscal
year with no debt, and some money in the bank. Chatham Trades had found a Siler
City building to purchase for $400,000, (plus $200,000 in tax credits) but the
realtor bought it and would not resell. Patrick Barnes, said the best solution was to
tear down their existing 2,000 sq. ft. auxiliary building and construct a larger
second building on their property. The cost estimate for this 22,400 sq. ft. metal
barebones building with concrete floor is $1.2 million. There are additional
demolition, landscaping, and paving costs. The BOC had already agreed to give
Chatham Trades $300,000 of the Affordable Housing money from the Briar
Chapel pot last year. Barnes said just refurbishing the main building would cost all
of that, and there would still not be adequate space for adding workers and material
storage. Bock asked if this was an expansion, Barnes said it was survival and the
county had a moral obligation to the handicapped. This new building would be
adequate for next 10 years, and increase the work they could perform, by serving
more disabled people and doubling the current production income. Additionally,
Barnes said their 1994 truck had died, and the extent of repairs needed was not
worth the expense; they had to rent a truck. He asked for immediate help on
acquiring a truck. Walter, said this was an opportunity for private business to
contribute a truck to Chatham Trades, if they are buying a new one. Staff was
asked to assist.
2. Outdoor teaching shelter and washing station, CCCC, Pittsboro. This budget
item had been pulled because of questions regarding the proposed 25-ft. x 35-ft.
pavilion. This is not a prefab building; there will be site grading, and the building
will have electrical and plumbing since this is part of the sustainable agriculture
program that teaches proper food safety and handling. Enrollment has doubled in
CCCC’s sustainable farming program since 2008. Brian thought the $35 per sq. ft.
cost was excessive for covered space. Unanimous vote to approve the expenditure.
3. Zoning. A Planning Board subcommittee has recommended several options
regarding zoning for the BOC to consider. Hillary Pace, Planner, presented the four
options: (1) Zoning through an “open use district” that would leave everything as
is, but would require conditional use permits for everything beyond a few specific
uses (Buncombe and Henderson counties use this); (2) Create a heavy industrial
stand-alone ordinance that would only apply to half of the county, and define those
uses (such as quarries, fracking, concrete plants, junk yards, shooting ranges,
landfills); (3) Full traditional zoning that requires a land use plan; and (4) Do
nothing, which leaves the western half (and some portions in the east) totally
unzoned. The major transportation corridors (highways 15/501, 64, 421) are
currently zoned.
Chatham is one of 15 counties in the state with partial zoning [NC has 100
counties]. Commissioner Elza pointed out that Chatham is surrounded by fullyzoned counties, with the exception of unzoned Alamance. Mike Cross suggested a
R1 residential zoning as a possible base because it would require any other use to
come before the Planning Board. Hillary said that designation would require a
rewrite of all planning ordinances. Cross said that businesses want the consistency
of zoning, so they know what to expect before they invest. Walter Petty said he
would like to go slow...Planning Dept. estimates 18 months to achieve zoning
changes. They agreed that public input and outreach was needed. But, there is a
problem with insufficient Planning staff to tackle this. Mike Cross said Chatham
should hire the two positions that were dropped two years ago to get this started.
Elza asked about agricultural business and rural family occupations. Planning
should consider an agricultural district that would include these incidental uses and
occupations. Bock said would need to go out to the small communities in the
western part of the county. Cross suggested using the fire departments, or voting
precincts, for these meetings.
County Manager Charlie Horne asked the Commissioners to define their “common
ground” on zoning so they can speak with one voice. Walter Petty asked what they
wanted to do at this time. Elza said should focus on one option, and that any maps
[he was referring to the Economic Development Corporations “Strategic” map]
should be based on land use, NOT tax categories as it is now. The Planning Dept.
was asked to flesh out the three options for more discussion at the August 18 Bd.
of Commissioner meeting.
4. Putting 15/501 on NC DOT’s list of Strategic Highway Transportation
Corridors. It was left off the state list; staff are trying to get this essential corridor
back on the list.
5. Consent agenda items, large developments. With no BOC discussion, one
subdivision plat review was automatically approved: Briar Chapel Phase 5
revision plat (174 lots, Baldwin Township, Andrews Store Rd.). Another consent
agenda item was pulled to provide further information from Jason Sullivan, the
Planning Director: Henderson Place at Fearrington (45 lots, Williams Township,
South Langdon). Per Jason the developer had just provided two additional notes
regarding the water meter placements and restricted covenants on this subdivision.
Vote to approve was unanimous.
6. County Incentive Policy for Transformational Projects. Dianne Reid, Chatham
Economic Development Corp. presented a policy that would provide incentives for
businesses that create a minimum of 1,000 jobs in Chatham AND invest a
minimum of $500 million in their facility. It was mentioned that the current largest
Chatham employer has about 500 employees. Based on an investment, the County
would refund taxes to the business on a scale that diminishes over time. The first
year, the refund could be up to 90% of the property taxes received. Reid’s
example: if a business (ex. Siler City megasite) invests $1 billion, they would be
expected to pay $6.2 million in property taxes and would receive $5.9 million back
from the County, assuming they hired enough employees. Reid was optimistic
about Chatham wages, currently averaging $15.59/hour and expected they would
start at least 20% higher. Walter Petty said the business would not be paid unless
they met the standards, and the BOC would make that decision. Brian Bock said
Chatham is a leader in this model. Jim Elza said it was a gold standard giveaway
to business. Vote to adopt this policy: 4 to 1, Elza opposed.
7. Public Input: The issue was the gun range on Hwy 87 in close proximity to
Goat House Refuge for animals. Speakers said that Pitt County has a gun range
ordinance. You can actually see the gun ranges in question on Google Map.
Another speaker said the decibel readings were above 65, as recorded by the
Sheriff, therefore exceeding the county noise ordinance. The speaker indicated
they had used the County GIS (mapping) to discover there are 98 homes within 1
mile radius of this range, and 113 other parcels with no dwellings on them.
`
-- by Diana Hales
Candidate, District 3
Chatham County Commissioner