STANLY COUNTY Waten Ain Land. Succesr,  Stanly County Board of Adjustment November 17, 2020-N Meeting Minutes  Call to Order Chair Cindy Fish called the meeting to order on November 17, 2020 at 6:30 p.m. in the Stanly County Commons meeting room at 1000 N. First Street, Albemarle, North Carolina. Bob Stanly County Board of Adjustment Members attending Cindy Fish, Michael Efird, Tim Fesperman, Billy Franklin Lee, David Dulin, Richard Cosgrove Absent: Devron Furr, Shannon Maynard, Brenda Farmer  Remsburg served as Clerk of the meeting.  Stanly County Planning Staff Attending Bob Remsburg, Planning Director; Bailey Emrich, PlannerI Others Present: Jamie Talbert, Ross Lackey, Justine Carpenter, Brian Hinson, Larry W. Smith Chair Fish announced the purpose oft this meeting was to consider case SUP 20-03 ai request by Juneberry Ridge for a Special Use Permit to: replace previous ones issued and allow for a more intense use oft the property for additional activities. Thel hearing on this matter is quasi judicial hearing and it will be Chair Fish outlined the statutory requirements that restrict the board to base its decisions only on testimony given under oath. Any person who swears falsely is guilty ofa class 1 misdemeanor. Chair Fish asked those testifying to come forward to bes sworn in. Jamie Talbert, Ross Lackey, Justine Carpenter, Brian Hinson, Larry W. Smith and Bob Remsburg were sworn: in to be able to testify before the Chair Fish asked if any oft the board members had any possible conflicts and needed to withdraw from the Chair Fish opened the hearing and indicated that the order oft business would be that first, we will hear from the Planning Department staff, then we willl hear from the applicant and their witnesses and  conducted in accordance with special due process safeguards.  board.  case. No board members indicated a conflict.  we  will hear from the opponents to the request. Chair Fish asked the Clerk to present the case, SUP: 20-03.  lastly  Bob Remsburg shared the following:  Lucky Clays Farm and. Juneberry, LLC requests a Special Use Permit to replace previous ones issued on November 8, 2011 and. January 14, 2014. The new Special Use Permit will allow fora a more intense use of the property and for additional activities based on the requirements for recreation and entertainment    facilities as described in Section 601.2"Agricultural Fairs, Carnivals, Recreational and Entertainment Activities". The proposal outlines plans for expansion ofa activities to include construction ofa 30-room lodge, amphitheater, enclosed event facility and a restaurant; along with other farming activities. In their application, Lucky Clays and Juneberry LLCI has requested thej possibility ofl hosting up to 1,000 guests. Their plan outlines restrictions on uses that will limit the impact ofe events on neighboring properties. Currently thej property is zoned RA - Residential Agricultural. There are: no traffic counts by NCDOT on Old Cottonville Road but looking at the areas roads nearby it is likely there are. 200-500 cars per day, itis al lightly traveled road. It is not located in a growth area for Stanly County. The proposed added activities include an inn, enclosed tennis court for more ofa an event location, proposed restaurant that will be to thej public notj just guests at the facility, unground tiny homes that will be added to the existing open homes that are there, aj prep kitchen, outdoor amphitheater, viewing tower, and additional recreational tiny related facilities. They will continue operating the conference center, the aquaponics, cabin rentals and Among these, one oft the requirements of thel board ist that ift there are any restrictions that you would like toi include as a part oft the special use permit you can. Based on what is proposed, staff has developed this list which Juneberry Ridge staff are currently agreeing to and it is up to the board to see ift there are issues or amendments to these proposed conditions as well as considering the four findings of fact tol any be proven. The set of conditions include Beer and Wine may be served at events off duty police officers willl be hired for safety at ai ratio of1 officer per 50 guests and will stop being served by 11 p.m.,All events will end by 12:00 a.m.- guests will be required to leave by 1:00 a.m. unless they are staying overnight, the restaurant will be open for the public from 6 am to 10 pm, Parking will not be Old Cottonville Road or other state-maintained roads - only on designated part oft the bathrooms will be provided at larger events, up to 1,000 guests may attend events, use property, of tents or other temporary structures will meet all applicable fire and building code requirements, shooting sports will not begin before 7 am and must conclude by 9j pm. Other outdoor recreational activities will be permitted Juneberry owns land on both sides ofOld Cottonville Road. The aquaponics facility sits across the road from the main home and recreational facilities. There are a large number of parcels involved, thej property is divided into 21 parcels but there are 17 parcels involved int the Special Use Permit request. Al portion of thej property is wooded and certain parcels have existing uses that are already there. large The four findings of fact that must be agreed upon are that the project will not materially endanger health or safety, iflocated where proposed, and if developed and operated according to thej plan public submitted; that the project will: not substantially injure the value of adjoining property; that thej will bei in harmony with or compatible with its neighbors and is generally consistent with thel latest project County Land-Use Plan; and that the project meets all other required conditions and specifications. Stanly Mr. Remsburg showed the Board pictures oft the main home, five-stand, tiny homes, fitness facility  shooting clays will all continue.  on permitted portable  such as ropes course, horseback riding and other similar things.  building, duplex cabin, aquaponics facility.  Chair Fish asked if there were any questions for Mr. Remsburg    Tim Fesperman asked "where are the vehicle access points on this property?"  Mr. Remsburg stated"I Ifyou look at the map, thel Road named Farm and Fresh ist the current main  existing road onto thej property".  Chair Fish asked ift there were any questions regarding the staffi report  Chair Fish invited the applicants and attorneys present to speak ini favor oft their request.  Rob Boisvert shared the following:  "Where I start is thej point that I would like you most to remember, Juneberry Ridge is committed to prosperity of Economic growth for Stanly County. We want to be aj part ofthe mural that sits behind the now. Bob has mentioned why we are. here including expanding the uses on the number ofpeople it can hold. The question really is why, why are we doing this?. property be considered: a center of education, where our founder Judy Carpenter is committed Juneberry to Ridge could the world grows food. That is what she wants her legacy to be. She wants the farm to be changing devoted to the way teaching people about healthy foods in an environmentally friendly atmosphere with sustainable cultural practices. But, we cannot succeed in that endeavor if we don't get you all on Board. Since the project was started in 2010, there has been a 15 million dollar investment in buildings, infrastructure, and landscape in property tax in Stanly County, and that is a conservative estimate. not be stretching the truth when I say the figure could very well be double that. more than 30 workers and most oft them from the region. A vast majority of our Mrs. Carpenter has hired likes to promote from within and pays better than an average wage. Pay per hour managers is 17 are locals. better She Stanly County's average wage. All ofh her full time workers receive retirement benefits, percent 401k's and than pays them well and takes care oft them. Right now we derive ai majority of our income from several she sources. Number one we. have the aquaponics which is ai remarkable 2,000 square foot facility. Itisrun by people who are incredibly knowledgeable about the raising ofi fish and from that we lettuce which are sold to Harris Teeter stores in Charlotte. We also have the state oft the get art herbs and center which is available right now: for corporate retreats. Recently we partnered with conference hosted a conference in which we pulled in ai noted economist and author, Michael Shuman Uwharrie Bank and urban and rural economic divide in North Carolina and how we can bring economic overcome the lack ofinfrastructure in this region as well as others, create and to development and  and also you the  Iwould  to discuss the supply what people  in urban areas take for granted.  jobs  We brought in state and local leaders along with business people. That is the of tol host and we would like to do many more oft those. We also have our five stand. type Iam activity told that like the finest on the east coast and iti is very popular with corporate clients who come in. shooting activities. At one point she was state champion for trap shooting. This also has Judy a food a big fan of preparation area and I can only see it becoming more popular as our reputation grows. rental tiny homes. We actually have five right now. The tiny cabins are one room, the Lastly leaf cabin have our actually three rooms and there is another cabin available with three bedrooms. We need to have more than ai maximum of11 guests on thej property. Keep in mind attracting this more guests. which we need to make profit, like any other business. Which is why we are  we. is it is one of we. long is Right now in total there are is aj property in embarking on an ambitious  11 rooms int total that could be rented  overnight. Yet, we cannot succeed without  plan to invest many more millions of dollars into Stanly and event center that will cater tol large  County. To create a working regenerative farm  weddings, many corporate retreats, concerts, shooting  competitions, art shows and much more. All ofwhich we believe will draw many more guests.    You may be asking what isi regenerative farming. Regenerative farming focuses on  natural  resources and rehabilitating the land by way of topsoil regeneration, bio-diverse crop conserving selection and water management. As the topsoil deepens the need for farm waste and composted materials decreases. We are looking at a year round vegetable garden, 40 plus acres of fruit and nut trees, and we are looking at managed forest and having animals come in and add to this biodiversity. As to the investment most ambitious project will be a 30 to 50 room inn. It will: require a sizable investment on. itself, our would also require the hiring ofi many more employees, our initial estimate at this the number will go up with the average salary of36,000 dollars, which is better point than 15 the but Stanly County average. We would also like to construct ai restaurant. We are: not certain yet ift the restaurant would be located in the inn ori ifit would be ai free standing structure. Iwould also like to point out two things, we are looking at something no earlier than 6 a.m. and no later than 10j p.m. and we would like this to be viewed by all residents as aj place to gather. It would be a facility and would be welcome to area residents. We want families to come in. This is not something public solely for guests or corporate clients. We want the community to feel as though it is oft their routine. In addition to the restaurant we believe we would need a prep kitchen. We believe we part would need kitchen and iti is not clear whether itl bej part oft the restaurant or inn, or ifiti is a free standing structure. this wel host weddings, we will need the space for the wedding guests. Another project will be an enclosed As tennis court. I'mi not sure: ifthe tennis courts on the property have been used. We would like toj permanent steel structure with retractable: roofs. We had some wedding planners come in and put that, upa to ap person, on this potential dance floor, outdoor dancing area it would be unique in a 100 mile radius. say We One of our most interesting projects are these underground homes. They have some real environmental benefits. These have been studied and it shows if you build underground, you are reducing the carbon footprint because the surrounding earth keeps these homes cool in the summer and warm in the winter. We are looking at 51 tol be built on the side oft this hill. We are thinking that this type of structure will attract a certain type of clientele. People who are green minded. Notj just from the from the entire southeast. Wel believe this willl be a good selling point.  is Judy's part, we it  assume  a  looked ati it, it makes sense to us and wel hope to move forward with it.  but region perhaps  An amphitheater, I don't want to scare you, Red Rocks in Colorado attracts thousands of people, we are looking at nothing that large. Iti is just that Iwant to show you something of the enthusiasm that can be felt by people who will partake in this. We are looking at something more intimate but we do think will help put Stanly county on the map: from surrounding areas for all types ofmusic. Wel have this been in discussion with Opera Carolina to host an event in May. They love the idea of stars. This is something we intend tol be intimate. We simply don't have the room for thousands opera Most oft the concerts will be held in the warmer months with a maximum of1 12 Lastly, a viewing tower. As you all know Stnaly county has some oft the most beautiful views. Ridge in my opinion has a good share ofit. We would like our guests to climb the tower with Juneberry supervision and partake in the view.) Ifyou are wondering where it would be located we are proper in the center oft two parcels ofland. As you can see the parcels are: in the center ofthej property. planning The majority oft the development willl be on Tax Record 13515. What is existing here already is the small homes and the wellness center which is a gathering place. The tennis courts are there also. Some locations of these items are subject to change. We have not hired an architect or landscaper at this oft the We are in the middle of an assessment from al hotel consultant and hei is gathering data for us on the point. feasibility of the projects. We arel hoping tol have that finished within the next month. We believe our plans would increase property value and in no way adversely affect the health or safety of people ini the neighborhood. We are committed to complying with the: zoning ordinances, sections oft the North Carolina building codes, North Carolina environmental statutes and) North Carolina Department ofTransportation.  under already the of guests.  per year.    Most importantly, we are committed to being considerate neighbors and good corporate citizens. Events may bel held 7 days a week but to accommodate our neighbors all will end at 12 and required to leave by 1 am. Alcoholic beverages will be sold at concerts but will pm guests be and security will be one sheriff's officer for every 50 guests. We will also have taxi stop services being sold by 11 pm well. We can accommodate 150 vehicles and are hoping to clear enough space for 200: more for guests as  willl on taxi record  16245. We will without a doubt prohibit parking on Old Cottonville Road. They will be ticketed or possibly towed ifp parking does happen on this road. We will not amounts forj parking, I would not be surprised ifp parking is free. Imentioned 200 spaçes but be there charging large Finally, we will have ample portable restrooms for our guests. We willl have staff on hand to monitor these bathrooms. In closing I want toj point out that we as a company want to bei inclusive not mind that ai majority of our employees are members oft this community part oft the community and a source of rejuvenation and as source of already. We want to be an integral 51 percent of our supplies from local businesses. We are  space there to create more.  is ample  We exclusive. Bare in  growth. are committed to buying looking at technology and infrastructure such as  broad band, cell  service phone  and waste water service which willl benefit clients and  would like to see Norwood as another Pinehurst. She wants a symbiotic wants her guests to be able to migrate to Norwood and walk through shop relationship after more. Ify you goi into Norwood right now you have one: store that caters to that, a shop, restaurants, and orthopedic shoes, and al hardware store. The town does not lend itselfto the casual yoga studio, a gun store, people comei in, they will start to look and take a gander at what we are doing over at shopper. As those However again, going back to the very beginning, we: need more guests to succeed and them if we are limited by the current Special Use Permit. Ify you allow us to amend it we: we are cannot certain attract will help not just us but stanly county as a whole. Thank you for your time and I will take  with neighbors. Judy this town. She  hopefully lead to more business there.  Lucky Clays and  that it any questions."  Chair Fish asked ift there were any questions for. Juneberry staff  Richard Cosgrove asked "prior to the development you are talking about, has there been aj problem  parking on Old Cottonville Road?" Mr. Boisvert stated 4 no there has not been" from happening before it happens." "  with  Richard Cosgrove stated "So this is something that you think could happen, but you are Mr. Boisvert stated' * We have all been to events where there are people who want to be clever closer to the front. There is almost no traffic on Old Cottonville Road. Itake it work and pass maybe one or two vehicles. There is not a steady stream oftraffic. everyday AndI on my way to that at 11 o'clock there will be an influx of vehicles causing impeding traffic. From do noti imagine see someone trying to be smarter and park out there. We willl have ample parking." " past experiences! Ican  to going prevent andj park  Richard Cosgrove asked' " How many parking spaces did you say that was?" Mr. Boisvert stated "roughly 150 and we can easily create a couple hundred: more" Richard Cosgrove stated' "when you say we can "easily create" wouldn't that have tol be restrictions to make sure that you do that. Is this in the plan or is this something that part oft the add?"  you: might    Mr. Boisvert stated "No, this is int thej plan. Number 4 ofthel handout Bob gave you states, parking will not be on Old Cottonville Road or any other state maintained road. Only on designated parts oft the  property."  Mr. Cosgrove stated a That does not specify how many parking spaces."  Mr. Boisvert stated "Ify you want us toj put in place and amend the document stating that we will have at Mr. Cosgrove stated "I think that needs to be part oft the project. That way no one can say there willl be overflow parking on Old Cottonville Road. Ithink Iwas on the Board in 2011 and 2014 and I asked the same question, how are you going to handle all oft these cars coming in. That sounded kind of me. It feels like you would know how many parking spaces you would have. Ify you anticipate vague 1,000 Mr. Boisvert stated' " Please keep ini mind that we: say 1000 max but are: not planning to reach that max Mr. Cosgrove stated' "But it might, and would be good for you ifit does, but bad for thej people in the area Mr. Boisvert stated "Let's take al look here at' Tax Record 138487: for example. There is where the two red lines purse together and then there is a road. There is easy parking along parking that along road and Judy's property. Then as wei take it to Tax Record 138515, there is parking along here. Tax Record 16245 isf flat land which with the advent ofal bulldozer will not be much work to create additional spaces". Mr. Cosgrove stated "Iwould like to see a large flat area designated in parking tol keep these roads in your own development too as] part oft the condition oft the permit."  minimum 350 spaces we are okay with doing that".  to  people then you should have parking for that many."  very often".  ifit does and there is not appropriate parking".  offo of people  Mr. Boisvert stated "Ify you place that into requirements we would have noj problem adhering to that." Billy Franklin Lee stated' "T have been on thej property and iti is a ways from Cottonville Road to where you are going to have these events. Iti is uphill most oft the way. I just don't see where Mr. Boisvert stated "Id don't see it either, but it only takes one person to cause aj problem. I want to against those not thinking ahead. I want to make sure no accidents happen and there's absolutely no guard parking on that public thoroughfare. This is why Isay for example, if wel have law enforcement just keeping the peace which we think will be easy. But we: also want them to keep an eye on anyone whoi is parking in non-designated areas sO that we can forestall and present any potential problems.  Old Cottonville Road would be a problem".  people parking on  we AsIsaid,  want to be a good corporate citizen and a considerate neighbor." Mr. Cosgrove asked "Bob, did I make my point?"  Mr. Remsburg stated' 4 Yes, iti is a good point. Just keep in mind that. Juneberry would still have to geta building permit for the construction ofal lodge, per say. When you do that, that would jump into the zoning ordinance that has ai requirement: for off-street automobile parking. So fori instance under tourist homes, and hotels it says one space for every 200 square feet of gross floor area sO we are motels, to end up with individual parking requirements per use. Sot that will still apply, It think iti is okay to add going something into the requirements of the special use permit. But, Ibelieve we. have already puti in there that iti must meet all zoning regulations and requirements. In a way it may be covered by that".    Mr. Boisvert stated "If we go back to Tax Record 138515 that is roughly a 10 acre lot. There is and has no plans for immediate development. We can subdivide aj part oft quite that out large. and just is undeveloped put it aside for Mr. Fesperman asked "This is directed to you and Bobl both. But the amphitheater are isi it a grading only type oft thing or would they need toj pull al building permit for that you Bob?" talking about, Mr. Remsburg stated "Especially if there is a stage and electrical involved, then the short answer  room there in which we can create parking. AsIs said the adjoining loti is  It  ample  parking, ifneeded."  for the grading part ofitt then no. There wouldn't be much to worry about". Mr. Boisvert stated "Sir, keep in mind that there. already is electricity at the  is yes,  need to be upgraded and the construction ofa stage, etc. But thej point) tIreally trap would shooting like facility. It would that this is an intimate setting. Something we envision people like yourselves bringing to emphasize families and is spouses out. We want you to come and enjoy this. We ini no way willl have the facilities your fors someone will bes screaming into ai microphone, whaling away like the late Eddie Van Halen and wild noise which will do nothing but scare our neighbors. What we want iss something trying Chair Fish asked ift there were any more questions from the Board or Staff or other parties present. Audience member t You referenced Old Cottonville Road, but what about Kimberly Lane?" Mr. Boisvert stated' " Kimberly Lane would be the same thing, any public thoroughfare would be prohibited from having parking for any of our guests. If guests come to our facility have to at  to create who this people will view as  an asset. Whether you live two doors away or two towns away."  our facility. Noj parking on public rights of way."  they  park  Audience member "What about access points to get into all of these new additions?" Mr. Boisvert stated " Right now wel have the main point of entrance, we are in the midst oft at other possible points that would bring people in, but nothing is concrete at this point. Again, taking it would look just bring people into the property and our parking facilities. Soi ify your main concern is someone will  al be  on your property, that is not something that you have to worry about." Audience member "I don't think iti is the parking, I think iti is the traffic in and out."  Mr. Boisvert stated "Right, and that is something to think about but as Bob pointed out and as II have seen, when I go to thej property all times oft the day. Quite frankly I pass on average two or three There is no regular flow oftraffic. You may have a different experience from me. We do not believe vehicles. willl bei impeding the regular flow oft traffic. We believe we can get all of the vehicles off oft thej we ina a timely manner. Once again, it is an intimate setting and we are not looking at 1,000 vehicles." property  Jamie Tolbert "Ihave a question, you stated earlier you want to accommodate up to  now  1,000 but people  you are saying 400."  Mr. Boisvert stated "So that is a good point, we are looking at 1,000 as a very upward limit. The am asking for that many is that as we grow there may be a couple ofe events at the same time. reasonI concert and a wedding are both happening on thej property. As more people come in and visit Such then as a quite possible could approach that number on different parts of thej property. We want to: make itis sure have the capacity, lawfully, to host these people. We dont believe this is going to be an everyday thing. we  we    We want to be here, we are. long term residents here. We have been here since 2010 and it here for the foreseeable future and do not want to have to come back and continue Audience member #2 1 You say iti is a thousand now, but who is to say that nex year it would Mr. Boisvert a We don't see that because we do not think the property willl be able to support that." Jamie Tolbert "What about the residents that are: staying around there. I do enjoy do not want to live right beside it. You start with a couple hundred or at thousand and going then then who's to say they won't raise that number. I enjoy where Iam now and the  is going to be raising it." be 2,000 or  5,000?"  to concerts but I ifit does good,  out in my yard. Ift this is here, Iwill have to listen to the music all night. I1 love music, country but setting I don't ands wanti sitting it every Friday, Saturday and Sunday. Also, the flow oft the traffic. That is a small: road and I commute everyday. There are more than two or three cars on iti in the mornings and evenings, that is road. I understand the visions and what you are trying to do. This is a good thing, but once aj it pretty starts busy to happen every weekend with all oft the cars and the trash it could be aj problem. Ihave one lives down the road and hei is already finding cans and I am not saying it is related to neighbor who throw trash out. You go down any side country road everyone is throwing their stuff out. this, but people Mr. Boisvert stated' * To answer the gentleman's question which are all good points, I would that we do not have the capacity to do that right now and it would be near impossible to arrive at say which we could do that. What we are envisioning right now, is pretty expensive. The a location in available to work with is limited. From the trap field to the top oft the ridge isj several room hundred we have you could maybe have four tiers for the amphitheater and cannot accommodate just thousands There is no: more room to develop out here. Judy wants to keep this as a trap field and! has of people. Much of the land has been designated by the USDA as forestry land. We cannot use this land set that for up. purposes as anything other than forest management. So we cannot simply decide well switch our purposes and create something larger. It cannot happen, one dollar of  it  worried about. The traffic, the crowds, and what iti is bringing into the  That is alll Iv was  neighborhood"  feet and tax we are, going to anything beyond forest  management nullifies our tax status.  A: 30 room inn is very expensive and we. just do not have the capacity to take that to a 200 room and expand it. That is just simply not in our vision. Going back to the vision Judy has, she has the vision of educating people in an intimate setting. She wants you to bring in weddings, corporate come in and partake oft the regenerative farm, engage: ins shooting, take a hike, etc. We have clients, Ross that you ist the manager. You can go on al hike with him. We want you to absorb what we are resources were going towards the creation oft the regenerative farm Soi iti is the creation doing. A lot oft the but the creation of the farm as a whole. Sol I can only say that at this point it just isj a blank ofs structures, we are: not looking to bringi in 2,000 people a night. It won'twork for Judy, the just staff or statement but farming and teaching people about healthy foods and sustainable agricultural practices. regenerative These two are paired together and one cannot proceed at a faster pace without the other. The farm is in the and will marry up and find the balance at a maximum of 1,000 people." point going to be to access the whole area, dayi in and day out?"  sO here, he  infâncy stages  Jamie Tolbert "To go back to the first lady's questions, as far as Kimberly Lane, what is) your main access Mr. Boisvert "Right now, it is going tol be Old Cottonville road. Wel have noj plans to change that to Kimberly Lane in the near future, that is something that is being explored now. The reason the road that comes into thej property is hilly. Some of the emergency vehicles right have that the grade is too steep sO we wants something that willl be better tol handle  for that is  expressed traffic. concern  emergency    Jamie Tolbert "Sot that would make the main entrance off of Kimberly Lane?" Mr. Boisverrt stated' "I Like) I said that is possible, Icannot tell you exactly what is Jamie Tolbert stated "Right now all oft this is coming off oft that side oft the road.  to. that we going happen but for are. looking at another Right through the woods  right now we are coming in offo ofOld Cottonville Road. Iti is  entrance."  possible  where wel live is where you are talking about."  Mr. Boisvert stated' "That is possible, iti is being explored, but nothing is set in stone. AllIcan that is Old Cottonville Road. But ifit did switch we would have the exact employee resolution and delivery truck and be no parking on any public thoroughfare and we would disperse traffic in same a quick and which would Jamie Tolbert stated "Iunderstand that. But just because you say don't park there does not mean  there is an established road with an established gate and is used by every  tell you is orderly process." that they road it will flow considering in this fora people out, the range of  will not park there. Ifit does reach 1,000 people, then that many coming  that small  take a while to get them all out oft there."  through  Mr. Boisvert stated' "Mr. Dulin, you are a law enforcement officer is that correct?. An vehicles on ai road that at 11 o'clock is rarely used. Imean we are looking at it and orderly of couple of hours, it would not take too much time if wel had officers directing  15 minutes or so."  Mr. Dulin stated' "That is debatable, buti it is hard to say. It will vary with different crowds of people." Mr. Boisvert stated' "We are not looking at groups oft teenagers in their cars. We are opera and bluegrass. We are. looking at bringing in people who are older clientele, looking  at classical family people, men and  women."  Chair Fish asked ifthere were any other questions.  None came: forward None came forward  Chair Fish asked ift there were any other speakers who were proponents oft the Chair Fish asked if there was anyone else there to speak against the request. property. The only thing I wonder about is that when you come out oft their years. Ijust wanted to bring it up and ask. Ilike everything that they are doing.  request.  Larry Smith stated"Iami really not in opposition but I do have a question. Iown 50 acres adjoining her isac one lane low water bridge. Ihave nieces and nephews out there and Iam property concerned about al them left, there meeting traffic. This is not Lucky Clay's problem, it is DOT's problem. We have asked them about iti Mr. Boisvert stated' "That is something that we. have as an organization, taken al hard at. have contacted state individuals about this and iti is not beyond the realm of long look We flooding. And if we do not get action from the state during rainy seasons and days, that does lead to actually explored the cost but itl has gotten to thej point of frustration. You know how  and take  for  actions ourselves to rectify this because quite frankly state. DOT. We would like that portion oft the road to be fixed." Chair Fish asked ift the planning stuff had further comments.  possibilities that we will take  not  then we may take action into our own hands but have  things move with    Chair Fish asked ift the Board had any closing comments.  Billy] Franklin. Lee stated "I was listening to the gentlemans concern about large events and I have been in Stanly County for a long time. Ift there are 500 people at an event one time a year then thati is Overtime, you may build up ai reputation and become ai musical destination. Idon't think the good. Mr. Boisvert stated "Speaking to your point, we are looking at this development over the next and realize that it will bei incremental progress. You may be exactly right, it may be one concert 3-5 years have a good friend who does non-profit concerts, basically guitar music in Charlotte. I would love a year. to I bringl him out. But you know they are pricey to put on and iti is hard especially in COVID. It some time and it may. just be one concert a year to begin with. In our grand vision we would will love take to do 12 ayear. Do we think that is immediately: possible?1 No way. Ifwe could get two or three a that would be wonderful. Iti is all about getting more eyes on thej property for everyone to see. and want to do business here and that branches out into all of Stanly County. Agan, Hoping people back tot come  need to worry about the big influx ofr musical events long term."  neighbors  year coming  mural behind you, we want to be aj part oft that." Chair Fish closed the hearing.  the  Chair Fish asked the Board to review the findings of Fact. and if developed and operated according to the plan submitted.  Finding 1-7 That the project will not materially endanger public health or safely, iflocated where  proposed  Motion: Billy Franklin Lee Second: David Dulin This finding was approved 6-0 Motion: Michael Efird Second: David Dulin This finding was approved 6-0  Finding 2- That thej project will not substantially injure the value of adjoining property.  Finding 3- That the project willl bei in harmony with or compatible with its neighbors and  consistent with the latest Stanly County Land-Use plan.  is generally  Motion: David dulin Second: Michael Efird This finding was approved 6-0 Motion:Billy Franklin Lee Second: Richard Cosgrove This finding was approved 6-0  Finding 4- That the project meets all other required conditions and specifications for the  recreational and entertainment activities in the RA: zoning district.  operation of  Chair Fish stated that those affected by this decision have thirty days to appeal this to the Stanly  Superior Court.  County  Chair Fish asked for a motion to adjourn Motion: Billy Franklin Lee    Second: David Dulin Action : Approved 6-0 Adjournment : 7:54PM  B Clerk, Bob  Rly  Woo  Chair, Fish Cyahus Cindy