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September 5, 2006 (Recessed Meeting) Page 84 that restricts Keith Wayne from expanding also keeps the floodgates for commercial development from opening. There is a lot of pent-up demand in Davidson and he said shoppers will cross county lines to shop. Finally, he said this location is a superior site for a grocery anchored neighborhood center and has all qualities necessary to serve the current residents as a thri ving retail center, be an amenity to the neighborhood and a gathering place for current and future residents. Bill Monroe of 916 West 5th Street in Charlotte and President of WGM Design, Inc., stated he was hired by Keith Wayne to complete the land planning and architecture for the proposed project. He reported WGM is based out of Charlotte and has done a lot of work in Cabarrus County and throughout the Southeastern United States. He also briefly commented on WGM's experience in preparing master plans. Utilizing a map, he identified the new Interstate Exits No. 32 and 30 which he said will connect to NC Highway 3 and feed into Kannapolis. He said this is a historical trade route for Northwest Cabarrus County and the fact that a convenience store has been there for at least 50 years and possibly longer, shows that this location is a crossroads for retail trade going back 100 - 200 years much like downtown Charlotte was where the Indians traded several hundred years ago. Based on the documents the Board has adopted in the past, he said the Cabarrus County Zoning Ordinance shows the site as the only commercial oriented site available in Northwest Cabarrus County which is what attracted Mr. Wayne to the site ini tially. Based on the Northwest area plan which further defines the site as a mixed use area, he said he thought it was the most appropriate site. He said there is nothing else the Board has previously designated in this region for this type of development; therefore, WGM focused on the site based on the history of this Commission. He said Mr. Wayne directed his company do a high quality project and the conditional district process is one of the most restricti ve WGM has seen. He said this process ensures what will happen on the land and neither the plan nor the uses can be changed without coming back before the Board. Based on the spirit and intent of the Ordinance, he said a master plan was developed with help from County staff to meet the guidelines that required the plan to have the three following income producing projects: corporate office, residential and retail. He reported a road will go through the site and the North Carolina Department of Transportation (NCDOT) has set the standard for the traffic study. He said Mr. Wayne's business is centered in the heart of the property and the reason General Commercial (GC) is requested is because the current zoning, Office/Institutional (OI) does not permit an outdoor contractor storage yard, which Mr. Wayne needs to service and repair his equipment. He said GC does allow this use which is why this classification was selected. He said WGM hid Mr. Wayne's business from everyone around the site. The site is bordered by two streams which are buffered to protect the environment and he said all run-offs from the site will go through a series of detention and retention basins and will use aquatic plants to preserve water quality. With the buffers around the streams, he said you will never see Mr. Wayne's headquarters or his outdoor storage yard. He reported the residential component was included because the project needed a medium density residential area next to the single family area based on how the code is written and the proj ect contains a retail component based on logical historical trade routes. He reported the existing residential and office/institutional areas are buffered and the existing road right-of-way will be used to buffer the adj acent properties. He reported County staff has mandated this project be a high quality development and the architectural guidelines illustrate what the center will look like. He said only what is planned will be built and it will only be built in phases the traffic and/or utili ties will allow. He stated this is a good plan; it protects the environment; the proj ect blends in with the existing neighborhood; provides services the residents of Northwest Cabarrus County need; and allows Wayne Brothers to stay where they are now and to grow their business in a careful manner for many years. Next, Mr. regarding stream Wayne's existing utility costs. Monroe responded to a variety of questions from the Board buffers, property elevations, the amount of acreage at Mr. facili ty, availability of public utili ties to the site and Steve Blakley with Kimley-Horn and Associates, Inc. located at 4651 Charlotte Park Drive in Charlotte stated a traffic impact study was prepared in accordance with the Cabarrus County Zoning Ordinance and current North Carolina Department of Transportation (NCDOT) standards. He reported Phase 1 includes 30,000 square feet of office and warehouse space; Phase 2 includes the residential element; Phase 3 includes the remainder of the office space and a day care facility; and Phase 4 includes the retail component. He said NCDOT has reviewed the plan and concurs with the improvements. However, he said even though a 2017 condition was evaluated, some of these improvements