No.

Existing zoning on the property does not allow high-density or multi-use development. The developer is applying for significant changes to county zoning ordinances and land use policies in order to begin building, and they are not entitled to those changes. 

No. 

The county Planning Director told neighbors this would be the largest project of its kind in Orange County.

Yes.

If approved, they would change the policies for the entire county. Such significant changes would be consequential for all of Orange County and its residents. The first two proposed amendments listed on the Project Details page pertain to the parcel on Morrow Mill, but the second two changes would affect rules countywide.

No. 

The county zoning designates our area as "agricultural / residential" and they have done a great job of protecting this area for decades.  That doesn't stop an individual developer from trying to up-end those protections for their own benefit.

Our community has a great track record in fighting large and powerful developers and the key is to understand that we have the power to resist those changes and then showing up to let county officials know where we stand.

Yes. 

Most recently we stopped the development of a Dollar Store on Route 54 which would have threatened existing local businesses.  Dollar General is a publicly traded company that has revenues in excess of $36 Billion.

We stopped Buc-ee's from building a superstore in Orange County.  They are a national chain reportedly valued at over $500 million.

We stopped the UNCH-CH from building a proposed airport.

We stopped Orange County from building a waste transfer site in an ecologically vulnerable area.

No. 

The developer has not disclosed plans for affordable housing. At the NIM, the developer noted the high price of construction, estimated to be at $100 million. While the developer mentioned affordability as one of their guiding values, there is no evidence to believe they will be, and they did not disclose the consumer cost of the proposed units or the monthly fees.

No.

There is no benefit to the local environment. Clearing trees, paving roads and 400 parking spots, a decade of construction, the sub-surface pumping of treated effluent from the wastewater facility on site, massive groundwater draws, and other activities associated with the proposed project threaten the wildlife and water systems of the region. 

 No. 

The developer has provided no groundwater analysis or estimates for daily, weekly, monthly, or annual water draws. They have stated their plans for multiple wells and above-ground storage tanks, but there has not been an assessment of whether there is sufficient water access on the site to build this big, or how it will affect the wells on surrounding properties. The Planning Director said the waster assessment would happen only if the parcel is rezoned and development begins.

Massive water draws would have a negative impact on existing wells at farms and residences nearby.  Given the current groundwater crisis and known remedies, it's worrying that there are not plans to capture and reuse wastewater. Instead, it will flow in a single direction of use that does not protect the resource within the water table.

It's called a community STEP system, where liquid sewage waste is treated and then sent back out into the environment via "sub-surface distribution". The presenter from Agri-Waste Technology Inc claimed that after treatment, the wastewater is safe enough to use to water a garden, so long as the produce grown with it is cooked before eating 🤢 It's still unclear what affect this wastewater might pose to the waterways on either side of the development. The site plan shows the waste would be irrigated on multiple sides of creeks that feed into larger waterways in the area. 

18 homes.

A maximum of 20 homes are allowed on the parent parcel with its existing residential zoning.

Likely 10 years.

The Planning Director told neighbors an estimated 10 years, and the developer told neighbors six. 

Yes.

According to the NCDOT Traffic Impact Assessment, the proposed development would generate approximately 1,278 additional daily trips and require construction of a bus stop and multiple additional turn lates on Morrow Mill Rd.

Not really. 

The Rural Health Information Hub definition of aging in place refers to aging in your current home. In the proposed development, they would be building all new homes in a subdivision that has no age restriction. At the NIM, the developer described the project as multi-generational.

In any case, the county does not hold them accountable for the "type" of development.  The county simply sees this as a mixed-use subdivision.

Yes

Seniors, especially those with accumulated wealth, are one of the groups most frequently targeted by fraud.  While there is no evidence to suspect that the developers intend to defraud future buyers, there are many ways this project could falter or fail, leaving those buyers in a position of financial hardship.

There is also a concern about there being no commitment or guarantee that any of their promises of care and services will come to pass.

The Orange County 2030 Comprehensive Plan states that a Rural Neighborhood Activity Node is land "focused on designated road intersections within a Rural Residential or Agricultural-Residential area that is appropriate for small scale commercial uses characteristic of "Mom and Pop" convenience stores and gas stations." 

No.

Firstly, the proposed development has no commercial uses.

Secondly, the Future Land Use Map has shown the same pink dot over the intersection of Hwy 54 and Morrow Mill Rd since the 80s. The thinking was that someday, this crossroads could become a more significant community hub worthy of designation. This pink dot, however, is not specific. It covers the Marathon gas station and Piedmont Feed, as well as several residential properties. The pink dot does not follow the shape of the property lines, which speaks to how vague the information it conveys is. Because a small piece of the parcel in question overlaps with part of that pink dot, the developer is arguing that entitles them to Rural Neighborhood Activity Node designation. 

In the Comprehensive Plan, under CATEGORY: GROWTH in Appendix D, the Land Use policy reads, "Direct residential, commercial and industrial growth away from farming areas to minimize inflation of rural land values and tax assessment which can price farmers out of the land market." It also says "Direct intensive land uses to existing urban areas, designated Transition areas and away from areas which are suitable for continued agricultural uses and which are protected as water supply watersheds and water quality critical areas."

Yes. 

"Hands Four Development Cooperative" purchased the property on 8/16/2023 for $895,000 with a promissory note to be paid by 8/16/2028. It should be noted that they did this knowing that the property was not zoned for their intended development.

"Hands Four Development Cooperative" is the active developer. 

This corporate entity was created just before the purchase of the property, and have no prior experience in real estate development.  This would be their first project. This group was created by members of "Triangle Traditional Music and Dance Retirement Society", a 501c3 non-profit.

Yes. 

At the Neighborhood Information Meeting on 4/15/24, Ed Cox, the president of the development company Hands Four Development Cooperative, stated that there are outside investors, and declined to name them.

A project of this scale, roughly $100M, requires a lot of capital to get off the ground. Outside investors will look for a return on their investment, and can exert significant pressure and influence on the project.

No. 

It appears the leadership of this project have no experience or background in large-scale construction, development, senior living, senior care, or water / sewage systems management. 

Yes. 

We are just ordinary citizens too.  The most important thing is to show up to posted meetings.  If you feel comfortable, sign up to speak.  You don't need a great speech,  just voicing your opinions makes a difference.  The Planning Department does not seek input from residents for zoning changes, so this is usually the first time they are hearing this.

You can also email the Planning Board directly: planningboard@orangecountync.gov