By Ms Jheri Worldwide
Staff Writer
Taylortown, NC — Periodically, we are blessed with experiences that elevate our thinking, our consciousness, and the way we interact with the people in the world around us. Recently, one of those experiences occurred in Taylortown, a historically Black town adjacent to Pinehurst, North Carolina. In a quasi-judicial hearing that brought together business leaders, attorneys, engineers, and town officials, the Taylortown Town Council convened to consider a special use permit for a proposed 128-room Residence Inn by Marriott. The project, led by Parks Hospitality Group (PHG), aims to develop a hotel on Murdocksville Road, has spurred significant discussion among council members and the community, with key concerns centering on infrastructure and historic preservation.
The hearing, presided over by Mayor Gaddy and the council, was unlike a typical session. The council's role was to act as judges, evaluating evidence and testimony to determine if the applicant had met the standards outlined in the town's zoning ordinance. Tom Terrell of Fox Rothschild LLP, the attorney representing PHG, set the tone by clarifying the legal burden for the applicant. He stated that the company was not required to "convince" the council but rather to provide "competent, material, and substantial" evidence that the project complies with the town's standards.
Seth Mason, a development manager for PHG, presented a detailed overview of the project, which they have internally dubbed the "Taylortown Hotel." The presentation highlighted the company's local roots in Raleigh and its long-term strategy of building and managing properties. The proposed hotel would be an extended-stay Residence Inn, featuring kitchens in all suites and amenities like a pool and meeting spaces. Mason also unveiled two architectural options, one modern and one more regional, noting that the company would agree to a condition of adopting the town's preferred design. Several experts testified on behalf of the applicant to address specific ordinance standards.
Civil engineer Samuel Nye and architect Bill Zaron explained how the project's design and site plan align with the surrounding commercial area. Both Zaron and Nye testified that the project would comply with all North Carolina building, fire, and health codes. PHG President Shaunak Patel detailed the company's strict safety protocols for hotel operations, including security measures and regular inspections. The most extensive testimony revolved around utilities. Nye confirmed that the site had adequate water capacity from a 12-inch main on Murdocksville Road. He also detailed a plan to manage all stormwater on-site with a wet detention basin, meaning no connection to the town's stormwater system would be needed.
The hearing took an unexpected turn with the introduction of new information regarding the proposed sewer connection. A draft memo dated June 3rd from an engineering firm, provided to the town council just hours before the hearing, raised questions about the integrity and ownership of an existing eight-inch sewer line on an adjacent property, the very line PHG planned to tap into.
Town Public Works Director Darnell Price, recognized by the council as an expert in water and sewer systems, provided powerful testimony. Drawing on over 30 years of experience, Price stated that he had personally investigated the line and found numerous manholes with issues like root intrusion and water leakage. He revealed that the town is currently paying for the water that seeps into this problematic line, which feeds into the Lincoln Avenue pump station. Price's testimony suggested a systemic issue with the line's maintenance and ownership, creating a new layer of complexity for the council.
In response, PHG's attorney, Tom Terrell, proposed that the permit could be granted with conditions requiring PHG to ensure that the sewer line meets all specifications, even if it means collaborating with the town and the property owner. Members of the public also voiced their opinions. Adam Cheatham Sr. expressed support for the hotel, provided the infrastructure concerns were properly addressed. Patricia Jacobs inquired about the environmental impact of lawn fertilization, a concern addressed by Samuel Nye, who noted the stormwater basin's ability to filter out some pollutants.
Additional questions were raised around the historic buildings on the property, which PHG plans to demolish. While not a permit standard, the question resonated with the council. As a result, PHG committed to a condition that would allow the town to participate in a historic study of the site and potentially name parts of the hotel after the area's heritage.
The hearing concluded with the council identifying a number of potential conditions for the special use permit, which included:
1. Sewer Line Compliance: A requirement for the sewer line to meet all engineering and legal standards.
2. Proof of Access: Providing evidence of legal access to the adjacent property's sewer line.
3. Historic Study: Collaboration with the town on a historic study of the site.
4. Job Fairs: Conducting job fairs for Taylortown residents to be considered first for both construction and hotel operation roles. This condition was suggested by PHG group.
The council deliberated on the evidence presented. After additional questions and several clarifications, the permit was granted pending the aforementioned conditions. There was a sigh of relief and an air of excitement. The council had mentioned several times that they were not opposed; they were just seeking clarity. The quasi-judicial hearing was an excellent way to ensure everyone who needed or wanted to be aware of what was going on had the opportunity to be informed and ask their questions. This demonstration of collaboration and professionalism was a joy to witness. I am personally interested in the history and hope that PHG honors their commitment to working with the town to investigate the history of the location. PHG owns the land, however the history and the heritage belongs to Taylortown and its people. We will continue to follow the progress of new construction projects in the historic Taylortown.
