Q: Where can I find copies of the traffic analysis, environmental impact study, Site plan and Market Studies?
Please refer to our "resources" section of the website for full PDF versions on all filings in our Google Drive folder.
Q: How tall will the multi-family buildings be?
We will have a mix of sizes ranging from 2 - 4 stories. The buildings closest to neighboring property lines will be limited to 3 stories.
Q: Who will the retail tenants be?
Given the uncertainty of the approval process and timeline, we have not begun marketing or leasing efforts. Typical tenants for mixed use retail like this include hair salons, spas, yoga studios, fitness studios, nail salons, coffee shops, donut/bakery, indoor recreation, financial services, dental offices, medical clinics, specialty grocers and restaurants.
Q: Is Bold Construction going to build this?
No. Bold Construction is a builder of luxury custom homes. Bold Construction does not build apartments or steel frame commercial buildings.
Q: If the developer doesn't build the project, how will it maintain control?
The developer will maintain architectural and site plan control over the life of the project. As a local developer, we live in the community and we own many other properties in the area. So it is very important to us that this project will be the premier shopping / dining destination and mixed use community in the area.
Q: What will happen to neighboring property values?
Being in close proximity to a desirable mixed used community like this typically increases property values.
Here is a recent article on how distance to desired retail improves housing values:
Better walkability means higher home prices - HousingWire
Q: How will the project address and improve traffic safety at current intersections as well as future intersections in the project’s vicinity?
There are approximately $2 million of off site improvements being required by DOT for us to do on 15-501 and Lystra Road. These include additional turn lanes, traffic signals, etc.
Q: The Legend Oaks traffic circle may not be designed to accommodate the increased load that would be generated from the additional vehicles of the proposed residential units. How will the project account for an influx of vehicles around the traffic circle, especially during peak hours?
The traffic circle was originally designed to accommodate both Legend Oaks and Williams Corner. There is a recorded agreement between the Legend Oaks developer and Williams Corner to that effect. Although our plans has an increase in residents, our new plan will generate less traffic than the currently approved plan allows for because we have eliminated 120,000 sf of high traffic office/medical/retail space.
Q: It was mentioned at the community meeting that a left turn lane into Legend Oaks would be constructed. Where will additional traffic lights be installed to prevent hazardous driving conditions during peak-hour traffic?
There will be traffic lights added at Polks Village Lane & Polks Landing Road. Per NCDOT, these two lights are intended to be synchronized with each other.
Q: How will the surrounding road infrastructure be addressed to account for daily commuters who may be the targeted demographic of the proposed residential units?
DOT has been planning for this development since it was approved in 2005. Our new plan reduces the trip count versus the currently approved plan.
Q: What are the plans for ingress/egress, including walking and bike trails, roads, etc.? Would design plans integrate the neighboring communities of Legend Oaks and Wilder Ridge, or limit access? In this context, what planning steps are being included to assure security is not compromised?
There will be walking trails that will originate and end within Williams Corner. The only place that any trail would connect would be to the traffic circle.
Q:The Legend Oaks traffic circle does not have sidewalks. With the anticipated increase in vehicular traffic, how will the project account for the safety of 1) students who must walk to and from the school bus stop in the right-turn lane off of 15-501N, and 2) pedestrian traffic throughout the community?
According to the COO of Chatham County Schools, the elementary and middle school buses currently enter Legend Oaks. The high school bus does still drop on 15-501. He informed us that it would likely not be a problem to have the high school bus enter Legend Oaks as the other two currently do.
Q: Public transit is extremely limited in the project’s vicinity. Given the anticipated increase in traffic that would result from these proposed changes, what considerations for mass transit have been considered to meet the demand of the project’s target demographic?
There are areas designated for two bus stops.
Q: The company chosen for wastewater management, Old North State, has a known history of issues. What additional steps will be taken to address and prevent these known issues with their work?
Old North State is a regulated public utility subject to the rules of the North Carolina Utilities Commission.
Here are links to the filing from Old North State to the NC Utilities
Here is a link to a response from Old North State to the NC Utilities Commission:
Here is additional information from ONSWC on their proposed sewer project:
Q: I have heard of Briar Chapel having issues with sewer spills and people concerned about Old North State track record. How does Williams Corner effect Briar Chapel and surrounding communities like Farrington?
Williams Corner is not affiliated with, endorsing, or condoning any of the actions of ONSWC. They are simply our first choice for a sewer provider for this project. Here is a third party article from the Daily Tar Heel on how neighborhood pipeline are to be tied into together and the outcomes of that decision. https://www.dailytarheel.com/article/2020/02/chatham-county-sewage-0220
Q: What is the Board of Commissioners doing about Old North State?
The NC Utilities Commission, not the Board of Commissioners, has authority over the Old North State matter.
Q: What is the fallback plan should Old North State be unable to accommodate the wastewater demand from William’s Corner?
On site treatment and discharge as per the currently approved plan.
Q: There are concerns regarding the preservation of the existing natural beauty in the area and the site, including that of Cub Creek. What steps will be taken to align the project with Chatham County’s vision to maintain a rural look and feel to our communities?
We are not developing 89 of the 118 acres, including preserving all of Cub Creek. Of that 89 acres, 71 of the acres will be continuous open space which includes 59 acres that will be designated as conservation land.
Q: Given there are no multi-storied buildings in the immediate area, the proposed apartment complexes lack precedent for management of light and noise pollution. Seeing how the apartment complexes’ proposed locations are already elevated in many spots, how will management of light and noise pollution be addressed?
Chatham County has a strict light standards which we will fully comply with. Chatham County has a noise ordinance as well. All users of the property must comply with the noise ordinance.
Q: How will the project’s stormwater management plan ensure that the changes to the development plan will not increase flood risk in the surrounding areas?
Williams Corner will be updating compliance so that it incorporates new environmental standards adopted since its prior approval in 2006. This will have many tangible benefits, including doubling the size of the riparian buffer along Cub Creek within the project (from 50’ each side to 100’ each side). Current stormwater and erosion control ordinances will also be applicable to the project. Stormwater collection will be addressed through the use of accepted Stormwater Control Measures (SCMs) as described in the NCDEQ Stormwater Design Manual. Per applicable standards, the post development peak flow discharge rates shall not exceed the pre-development peak discharge rates for all storms up to and including the 25-year, 24-hour event.
Q: How does the development plan to contribute to the Chatham County School system to accommodate the influx of students from the proposed apartments?
Chatham County is one of the only counties in the state that is allowed to require impact fees. The multi-family units will be required to pay $1,100 per unit to the county. Williams Corner is expected to have a limited impact on Chatham County Public Schools as the project is expected to generate only 41 public school students. In addition, this project, upon completion, is expected to add approximately $1.8 million a year in overall tax revenues to the county. Also, market rate apartments do not generally have a large impact on the schools like townhomes or single family homes (see market rental analysis).
Q: How far will the apartment buildings be from Wilder Ridge's rear property lines for the seven property owners that back up to Williams Corner?
The building setback at that property line will be 300'. The closest building to an existing Wilder Ridge residence would be at least 400'.
For reference, the existing approved site plan only called for 20' setbacks along that same property line.
Q: Who do you expect to live in the apartments?
According to our Rental Study (entire report can be found under the "Resources" tab), the top 3 groups of likely tenants are:
1. Married Couples making $75k - $150k - 36%
2. Mature Singles making $50 - $125k - 26%
3. Empty Nesters making $100 - $200k - 20%