Life After Buc-ee’s: What’s Next for Rural Orange County?
A perspective from John Dempsey
Buc-ee’s withdrew a request to rezone a 102-acre parcel of land in rural Orange County. The developer had hoped to build a massive 120 gas dispenser station in Efland, and this huge convenience store and travel center was expecting to sell enough gasoline to require 4.25 fuel tankers every day of the year to keep the 240,000-gallon underground tanks full. This was all planned to sit right on top of the watershed that supplies drinking water to Hillsborough and to part of Raleigh. Over 130 people signed up to make public comments to the Orange County Board of County Commissioners (OCBOCC) during its public review process. Citizens spoke out 5 to 1 against lifting the current zoning that bans gas stations on that parcel and against approving Buc-ee’s special rezoning request. Apparently, it has even become obvious to the applicant that a business model that works well in the large expanses of Texas was not an appropriate fit for Efland, rural Orange County, Seven-Mile Creek, and the Eno River.
Medline, a medical supply manufacturer and distributer, is currently under construction just across the highway and down the road a piece from where Buc-ee’s had proposed to build. The Medline project is expected to bring 250 career jobs to rural Orange County, and the company estimates that figure to “rocket to 726 jobs by 2029.” The vast majority who were opposed to the Buc-ee’s project—myself included—are grateful to the Orange County Board for facilitating this type of diverse, economic growth and the careers it will bring to the Efland area. Buc-ee’s offered to bring gas station and convenience market jobs. These are essential jobs, but they already exist here.
The watershed was here first. When the decision was made to put I-40/85 across the Eno River watershed—Efland bore the brunt. Because this community and our watershed were forced to be the Interstate’s neighbors does not mean they should also be doomed to zoning and economic activity that would endanger them both. The land is currently zoned for OR/M (Office, Research, Manufacturing). This zoning allows for many uses that bring career-focused jobs including medium- and high- intensity office, service, research, and light manufacturing. The exclusions are designed to safeguard against environmental risks.
With Buc-ee’s in the rearview mirror, what future development might we expect here? The Orange County Planning Department is studying rezoning for much of the I-40/85 corridor between Hillsborough and Mebane. This plan, the Buckhorn Area Plan, has been presented to the Mebane City Council but has not been open to public comment or reviewed on record by the Orange County Board of County Commissioners. We still have the opportunity to get rural Orange County development right moving forward. Open the rezoning process to those most affected by the decisions—at the start of the process. Efland area residents have the historical perspective to build community while shaping economic development. They know where the parks that were promised are located. They know the schools and traffic patterns, and how proper zoning around them can help their students thrive. They know where the springs and seasonal creeks flow into Seven-Mile Creek and our watershed. They know where the wildlife corridors are. They even know where to look for salamanders. The Board of County Commissioners cannot direct businesses to develop in rural Orange County, nor can it dictate to whom the owners of any property must sell to. It can, however, make it known that there is existing zoning in place to guide diverse, future economic activity while protecting the watershed and the community’s quality of life. The Board can also facilitate in reaching out to those developers who might fit the community’s expressed needs and wishes. First the community must be allowed to express those needs.
(featured photo via John Dempsey)
“Viewpoints” is a place on Chapelboro where local people are encouraged to share their unique perspectives on issues affecting our community. If you’d like to contribute a column on an issue you’re concerned about, interesting happenings around town, reflections on local life — or anything else — send a submission to viewpoints@wchl.com
Chapelboro.com does not charge subscription fees. You can support local journalism and our mission to serve the community. Contribute today – every single dollar matters.
Comments on Chapelboro are moderated according to our Community Guidelines