Developer requests delay in ‘Cornelius Business Park’ approval process, Board vote expected Aug. 21
Proposed ‘Cornelius Business Park’ on Bailey Road near Hwy. 115 intersection
July 12. By Dave Yochum. The would-be developer of Cornelius Business Park on Bailey Road has asked the Planning Dept. for a one-month delay in the vote on the controversial Greenberg Gibbons project opposite Bailey Road Park.
The Cornelius Planning Board has recommended that the Town Board deny a rezoning for what was previously called the Cornelius Business Park by a 3-2 margin.
The continuance means the 36-acre project will not be voted on at the Town Board meeting July 17. The new date is Aug. 21.
What the developer says
Drew Thigpen
“Greenberg Gibbons strives to be a good citizen in every community in which we work,” said Drew Thigpen, vice president of developer Greenberg Gibbons. “We have already held four community meetings with both large and small groups, and, in seeking out feedback from our neighbors we need a bit more time to ensure we can address all of their questions.”
The company is known for higher-end commercial projects with a sensitivity toward the contemporary employee environment.
Bailey Road: A challenge
Bailey Road is host to multiple uses, beyond a large town park: Bailey Middle School, Hough High, the Bailey’s Glen active living development and several upscale neighborhoods. It is also an alternate route from Hwy. 73 to Hwy. 115 where it crosses largely unused railroad tracks that present a challenge to tractor trailers.
The business side
Cornelius Business Park property outlined in red
Greenberg Gibbons’ proposed flex office project, comprised of five single-story buildings in 198,720 square feet, is a highly targeted speculative commercial development that fills a particular need in the local real estate market, Thigpen said.
Indeed, the Lake Norman Chamber of Commerce has come out in favor of the project which sits amidst an area the Cornelius Land Use Plan identified for future business campus development.
The property, which has been farmland for generations, is zoned rural preservation. Greenberg Gibbons is seeking Conditional Zoning.
Suzanne Fulton
Bailey’s Glen resident Suzanne Fulton said the area gets “terribly backed up” at times because of school traffic. Coupled with an unusual for Cornelius steep hill, the warehouses that are planned pose a safety hazard, she said.
There is an online petition opposing the project with more than 600 signatures.
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Dear Editor,
As a member and sometimes representative of the local small business community, I wholeheartedly support the ‘Cornelius Business Park’ development and find the residents’ rejection of the project shortsighted. It is unfortunate to witness yet another instance of well-intentioned government and community involvement leading to unintended negative outcomes.
The developer’s request for a delay in the approval process is both reasonable and disappointing. Delays not only hinder job creation and tax revenue, which could fund crucial road improvements, but also pose capital challenges and incur additional operational costs. Each day of delay brings a financial burden that someone must bear, a point that seems to be missed by the 600 petition signatures.
These delays increase costs and impede the inclusion of road additions that could alleviate the residents’ concerns about congestion. Without the project, the existing traffic issues will persist. While some express worries about traffic and safety, we must balance these concerns with the potential long-term benefits for the community. The ‘Cornelius Business Park’ aligns with the Cornelius Land Use Plan and fulfills a specific need in the local real estate market.
It is disheartening that the burden of financial consequences primarily falls on developers and business owners. As a citizen of Cornelius, I believe we all bear the impact of a lifestyle affected by years of poor traffic choices, resulting in town-wide congestion. It is crucial for our town leaders to reassess their priorities and recognize the long-term advantages that this project can bring.
Considering the potential benefits, such as increased tax revenue and employment opportunities, it is worth noting that town officials have previously emphasized the need for more business-related taxpayers to offset the high cost of services required by residents. I have yet to hear any business owner complain that citizens are too expensive and advocate for fewer of them.
Furthermore, it is imperative for the Town Board to thoroughly evaluate the merits of this project and make an informed decision that promotes the overall growth and prosperity of Cornelius.
Hi Joe: It is always good to hear your perspective! How many “business Parks” or “commerce centers” do we need? This proposed development was called the “Cornelius Commerce Center” before someone realized that there is one already named that on the West side of Bailey Road. In fact there is one under development there now, the “North Commerce Center.” The west side of Bailey Road is now filled with commercial development. So now, it is a good idea to sprawl it over on the East side of Bailey Road in the name of “growth?” THIS is not smart growth. You may call the hundreds of people who object to this type of development at their park, their schools, residences and neighborhoods “short-sighted.” I think they are seeing pretty clearly the effects of development without putting in place the TRANSPORTATION infrastructure to support it. The Land Use Plan seems to have forgotten the need for a transportation plan to support it. Fortunately, it is not ZONED as commercial. It is ZONED as Rural, and has been ZONED that way for decades. We did not move here to enjoy the office warehouse flex industrial space buildings or “only”12% MORE traffic congestion; longer wait times to get anywhere and the noxious fumes of 88 truck trips per day! We want fresh air not fumes at Bailey Road Park. This type of development should not ask us to sacrifice our time, our health and the beautiful rural character of the area. May I add that I’ve been out to see the Developer’s other two projects in Charlotte which are off Yorkmont Road and Westinghouse Boulevard. These are in industrial areas with good access to roads. They also appear to be largely vacant. I counted only two tenant signs, so I am not really sure what critical need this meets. The same type of office/warehouse may be found throughout the area and there are plenty of “for lease” signs on them. I urge you to look at the estimated APPRAISED tax values for similar buildings (not the enlarged asset values claimed by the developer). We, who live along the East side of Bailey Road pay a far greater share of taxes than this will ever generate and we should expect to get good roads first before some Maryland based developer enters the picture. Finally, you say “I have yet to hear any business owner complain that citizens are too expensive and advocate for fewer of them.” Fortunately, we live in a real world where citizens still have a say in the types and locations of those businesses. You are implying that we, the tax paying citizens here have to endure the ill-effects of that business, any business at any location. This is not the right business at the right time or the right location.
I am glad to see this project delayed if not stopped altogether. It is simply a terrible fit for the area. A transportation plan that is on-the-ground, in-our- lifetime ready to support our Land Use Plan must be in place to meet the needs of the residents, schools, park users and the neighborhoods who live here FIRST. Transportation and traffic is the number one issue and we should not be adding to the congestion – we should be reducing it. We keep hearing “something worse” could be there and I ask what is the worst thing that could be there with its rural zoning? A farm? A limited number of “dwellings,” (which are highly restricted in rural zoning) 6-7 McMansions? It would be a lot less traffic and also contribute to the tax base. Maybe, a botanical garden, or passive park to complement Bailey Road’s active park across the street? Seriously, we can do better than this as a Town and community. We have more than enough business parks, commerce centers and flex space industrial buildings to go around.
Fit: We would never build a home in an industrial area or an area with 5 industrial flex buildings totaling 198,720 square feet. The project is completely out-of-character with the area’s recreational, rural, educational and residential nature. Likewise, this project would make its home in our area (the East side of Bailey Road) which is characterized by rural farmlands, a beautiful community park, two excellent schools and five neighborhoods (2 are senior over 55 communities). It may be a fine project but it is in the wrong place and out-of-character.
Traffic: Claims of adding “only” 12% MORE traffic is like saying our quality of life is “only” diminished by 12%. There are other choices – better choices that actually complement the park, schools, neighborhoods in this area.
Proximity to signaled intersection: The proximity of this site to the Bailey Road/115 intersection is actually praised by a few as a “feature”- it is a bug. It congests the Park entrance, the intersection and the line-of-sight issue (two hills) entering and exiting the Park is dangerous.
Developer Contributions: Some have talked about the “contribution” by this developer to help the Town build the “Zion Avenue Connector” to go through their proposed site. The Town just approved an expensive Feasibility Study to assess this “Zion Avenue Connector” and determine the best congestion solution. Their “contribution” predetermines that solution and forces the alignment onto Bailey Road adding MORE traffic. It defeats the purpose of the $250,000 Study.
Jobs: What really is the financial benefit of 300 jobs if they do not live, work or play here or pay taxes in Cornelius? Jobs are good but not at the expense of the Park, the Schools and Neighborhoods in the area. There are other places for those jobs.
Tax Benefit: While the appraised tax value and subsequent revenue to Cornelius from this project has yet to be determined, the same may be said for the expenses to the Town in building or fixing roads to support it. The fairly meager tax revenue versus the fairly high level of Town expenses will not support a “tax benefit” claim.
Safety: There are many other unsafe things that accrue to the siting of the project; air and water quality issues from 88 diesel truck trips a day, 960 other vehicle trips per day; septic fields that may leak into streams, safety issues related to pedestrians crossing a busy road.
Greenway: The proposed greenway – a concrete walkway through the industrial flex space buildings is not a “green” way. It also presents safety issues for children and adults wanting to use it from the Park and School side. It stops on their site and is not connected to any Town greenway.
We sincerely hope that the Town Board will NOT support this rezoning which was NOT approved by the Planning Board and is NOT supported by the outpouring of petitioners
In hind sight, why wasn’t the Cain Center Theater located on a portion of this land with ample parking? Along with this, the Cain Center could have worked collaboratively with the schools in a number of ways. Lamenting a missed opportunity here.