July 18. OPINION. We are both surprised and disappointed by the Cornelius Town Board’s decision tonight to deny Greenberg Gibbons the opportunity to present new information about the proposed Cornelius Business Park. The company has worked with Town staff for years to create a project that best served the Cornelius community. Upon request of the Mayor and Town staff, we had asked tonight for more time to present Commissioners with information they requested to make the most informed decision possible.
The Class A Flex office facility, proposed for land on Bailey Road designated as Business Campus, is in full compliance with the Town of Cornelius Land Use Plan unanimously approved by both the Town Planning Board and the Town Board just two short months ago.
After endorsement by the Lake Norman Chamber of Commerce and multiple information sessions hosted by Greenberg Gibbons, it is unfortunate that a few vocal residents can prevent further exploration of a project that will bring increased tax revenue to the Town and create 200-300 jobs in the community.
Drew Thigpen
As a result of tonight’s vote, we have decided to withdraw our application to rezone the property.
—Drew Thigpen, Vice President of Development, Partner
Greenberg Gibbons Properties
So, the Cornelius town board goes through their land planning scheme, to “slow down” growth in Cornelius. (slow down from .6%?) and then when a developer brings a plan that fits exactly what their new land plan calls for, they cower to a few voters. Its a shame that this current town board’s decisions are based solely on what will get them re-elected, and not on what is in the best interest of the existing taxpayers. And now they want to stay in office for 4 years. They all need to go!
“A few…” NOT SO…. there were hundreds….see the Petition. Do YOU live or depend on Bailey Road? Did you go to any of the meetings? Do you understand the traffic problems needing to be addressed, i.e. the newly approved “Feasibility Study?” The Zion Road Connector, if ever approved, is not feasible. Are you aware of the “tax” burden placed on existing taxpayers and those in the future for road maintenance due to 88 semi truck trips per day at 45,000 pounds per truck EMPTY, traveling a country road that is not meant for commercial use? BTW: the standard US regulated school bus weighs at 10,000 -20,000 pounds empty. Image a semi fully loaded vs a school bus with an average of 5 students (since most are picked up or drive themselves). You do the math. As for the Town Board…they heard the citizens
We sincerely appreciate that the Town Board listened to Cornelius citizens by not allowing Greenburg Gibbons another opportunity to go before the Planning Board.
Here are the reasons as to why this project was opposed by hundreds of citizens from Cornelius and surrounding areas:
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.
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.
In all the “research” that you and your husband have done, you would think that you know, the land use has been commercial for 20+ years. The FIT that you’re talking about… your neighborhood and your decision to live there has always had commercial use as your neighbor. Maybe, do your RESEARCH, before purchasing a home there.
Fact: Research reveals there has never ever been commercial use of any land along east Bailey Rd. Just take a drive along the route to see that. Homeowners make a big commitment when choosing where to live. They do not deserve to be blindsided by by commercial “neighbors” trying to take advantage of outdated plans.
NOT merely “a few vocal residents can prevent…” But hundreds of nearby residents are against it and have said so via the Petition and via testimony before the Town’s Planning Board and last night before the Cornelius Board of Commissioners.
To add another factor mitigating against siting a traffic inducing development directly across from Bailey Road Park (until Bailey Road is widened to 4 lanes): During the school year, who fills up the front parking lot at the Park? Relatively inexperienced high school drivers. As many know, Hough High School only has parking space for seniors. This means that the front lot is full of juniors and sophomores (my kids used to park there) who make the trek to school on foot. I add this just to point out that many of the cars coming out of the Park during the mid-afternoon school year rush are being piloted by drivers who might be less able to navigate a busier road than more experienced and mature drivers.
Excellent point Stevie. SAFETY! I believe this was a key factor for the Board of Commissioners at last night’s meeting, as many speakers voiced their concerns for the safety of the school students and park users.
I guess the alternative is to build hundreds and hundreds of homes.
No! The best plan is to leave more and more green space and stop driving out all our wildlife!!
So do you want the town to buy it? You can’t expect someone to buy land to create green space. I’m not for the business park, but the only way to ensure green space is to buy it yourself.
Chris, several citizens who testified before the Commissioners July 17th, asked the Town to buy the land for a park. Bottom line to keep current zoning of Rural Preservation and to revisit/amend the Land Use Plan.