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I I I September 5, 2006 (Recessed Meeting) Page 83 straight rezoning application included a concrete plant and was rejected by the Planning and Zoning Commission. He said Mr. Wayne hired a lot of people to develop a plan that would be appropriate for this area and the plan calls for the phased development of a mixed use area based on the availability of infrastructure that is conducive to the community's needs and to his business needs. The area is largely farmland and he said the zoning maintains that characteristic. However, he pointed out this property is a little different because of the transportation corridors. He said NC Highway 3 is, and will become, a major transportation corridor. He reported there will be a direct route from Interstate 85 to Interstate 77 in the future and both ends of that corridor will be a maj or employment opportunity for Lowe's and the North Carolina Research Campus project. He further reported the applicant scheduled a community meeting, flyers were sent out, but no one attended the meeting. He said Mr. Wayne has tried to develop a plan that meets a lot of needs, the project is outside the critical area, is a phased development, and is on a commercial transportation corridor. He asked how do we do develop the property responsibly and said it is mixed use development with a realistic time table. If the right-of-ways are not obtained, he said Phase 3 will not be built. Whether residents agree or disagree with the project, he said the road improvements are needed and this proj ect does not impact any other tract of land. He read the following letter of support from Mary Rogers, who lives directly adjacent to the subject property. September 2, 2006 5301 Davidson Road Davidson, NC Dear Board of Commissioners, I have not been to any of the meetings the Wallace land and the Wayne Brothers do not drive everywhere. I cannot meeting. My husband and I have lived 50 years. We have seen many changes good ones. regarding the rezoning of buying, etc. I am 77 and attend the September 5th at 5301 Davidson Road for during this time. Mostly In my opinion, I do not believe the rezoning (if passed) will be the "monster" that some of the neighborhood thinks it will be. For example, a grocery store at the corner of Davidson Road and Highway 3 would be a great convenience. It's eight miles to Kannapolis, eight miles to Mooresville and six or seven miles to Davidson. Think of the saving of gas. I do hope you will pass the rezoning so that Wayne Brothers can go ahead with their plans. Change can be good! We need to think posi ti vely. The squabbling has gone on long enough - tantrums are for children, not adults. Sincerely, /s/ Mary Rogers P.S. I've written this letter from a suggestion from the planner I talked to over the phone to. Finally, he said Wayne Brothers wants to continue to engage in a dialog among the community and move together with a plan and development that is appropriate for the community. Austin Williams of 328 West 6th Street in Charlotte stated he is an employee of Crosland Inc. and is responsible for finding new opportunities for retail sites in the Carolinas and the Southeast United States. He said this site is the perfect place for a neighborhood-oriented retail center because the project holds all the merits for a successful thriving neighborhood shopping center. He said the project is not a big box site and is not regional in nature. Next, he presented the following market information: the typical market for a grocery anchored shopping center is three miles; although competition is limited, there is a new Lowe's Foods grocery store slated to open on NC Highway 73; also within a three mile radius of the site, the average household income is $96,000 per year, compared to Charlotte MSA of $69,000 per year; forty percent of the residents in this area have college degrees, compared to 30 percent in Charlotte; there are 2.81 people per household, compared to 2.5 in Charlotte; and the area has a population of 6,000 people which is 75 percent of the population requirement. He said the location is a very strong area will become stronger as the connections to the Interstates are improved. Everything north of NC Highway 3 he said is in the critical area and it is the same critical area