Chatham Park Breaks Ground Amid Controversy

UNC Health Care broke ground Tuesday on the first project in the controversial Chatham Park development near Pittsboro.

The 25,000-square-foot medical office building will be at the intersection of U.S. 64 Bypass and U.S. 15-501.

Though construction is underway, Chatham Park is still the focus of scrutiny.

The 7,000 acre mixed-use development was approved this summer after months of contentious debate.

A coalition of Pittsboro residents immediately filed suit have the rezoning overturned, alleging town officials didn’t follow state and local zoning rules.

Chatham Park Investors, which shares management with Preston Development, filed a motion to dismiss the suit, saying members of Pittsboro Matters don’t have a legal stake in the case.

While the lawsuit plays out in court, Pittsboro Commissioners are considering a request to add 46 acres to the project’s master plan, a move that would require the re-approval of the entire development.

Even if commissioners don’t approve the new plan, the initial approval would still stand.

The full project is slated to take 30 years to build. Once complete it would increase Pittsboro’s population by 1,900 percent, growing from 3,000 to 60,000.

http://chapelboro.com/news/development/chatham-park-breaks-ground-amid-controversy/

Chatham Park Developers Seek New Rezoning

Developers of the 7,000-acre Chatham Park project want to add six properties and 45 acres to the plan, which will require a public hearing on a rezoning request.

That public hearing of the Pittsboro Board of Commissioners takes place tonight at 7 at the Historic County Courthouse.

By a vote of 4-to-1, the Board approved the plan by Preston Developers back in June, after months of hearing comments from citizens, many of whom were opposed to the size of the project.

A local non-profit group called Pittsboro Matters took some credit for the re-opened rezoning process. In an email to local media, Pittsboro Matters claims that it is a direct result of a lawsuit filed in August against the Board of Commissioners for what the plaintiffs called “deficiencies” in that initial rezoning approval.

Speaking to public radio station WUNC recently, Tim Smith of Preston Development denied the lawsuit caused his company to seek new rezoning.

http://chapelboro.com/news/development/chatham-park-developers-seek-new-rezoning/

Lawsuit Challenges Chatham Park Project

A group of citizens has filed a lawsuit challenging Pittsboro’s approval of the Chatham Park development project.

The suit filed by members of Pittsboro Matters alleges that the Town Board violated state statutes, town zoning rules and the state constitution when it voted in June to rezone 7,000 acres on the outskirts of town.

The controversial proposal would increase Pittsboro’s population from 4,000 to nearly 60,000. Opponents say the project lacks adequate environmental protections and should incorporate more public input in the design process.

Members of Pittsboro Matters say while they are ready and willing to litigate the issue, they would also be open to negotiating with town leaders and Chatham Park investors.

You can find the full text of the complaint here.

http://chapelboro.com/news/development/lawsuit-challenges-chatham-park-project/

Town Leaders Talk Obey Creek, Glen Lennox…And Chatham Park

What is the future of development in Chapel Hill? The Chapel Hill Town Council will be making a pair of big decisions on Monday.

That’s when the Council votes on whether to approve a development agreement for the Glen Lennox neighborhood – and whether to proceed to the negotiation phase on another development in the works, Obey Creek.

See the Council’s full agenda.

Located just across 15/501 from Southern Village, the 120-acre Obey Creek site represents the next big phase of the ongoing discussion around development and redevelopment in Chapel Hill. (Since the town’s new comprehensive plan was approved in 2012, Chapel Hill has begun moving forward on several “future focus” areas, including Central West, Rosemary Street, and Ephesus/Fordham as well as Glen Lennox.)

See an image of the broad vision for Obey Creek, as laid out in the “Chapel Hill 2020″ comprehensive plan.

Developer Roger Perry of East-West Partners has proposed a 1.5 million square foot development for the site, with 600-700 residential units, 327,000 square feet of retail (including a large anchor store, perhaps a ‘big box’), and a hotel. The proposed development would cover 35 of the 120 acres, with the rest conserved for public use, wilderness preservation, and a possible future school.

See the most recent development proposal.

Reaction to Perry’s proposal has been mixed, at least so far. (No surprise: the discussion process is still in the early stages.) Residents and town officials generally agree that some development ought to take place at the Obey Creek site, if only to generate more retail spending: fewer dollars are spent on retail in Orange County than in any of the surrounding counties, and that in turn forces Chapel Hill’s tax burden disproportionately onto property owners. (The Town Council, indeed, just approved a one-cent property tax increase.)

But some have objected to certain features of Perry’s proposal. Its large scale is one concern: some have proposed a smaller development, closer to 750,000 square feet than 1.5 million. (Perry has argued, in response, that a certain level of density is necessary to make the project financially viable.) Others have expressed concerns about the environmental effects, pedestrian and bike accessibility, and the impact on traffic on 15/501 (which is already busy in that area). And still others have emphasized the need to make sure that Obey Creek has a “sense of place”: aesthetically pleasing, with a real connection to Southern Village and a feeling of being Chapel Hill’s southern ‘gateway.’ (Some residents involved in the discussion have held up the East 54 development – also Perry’s – as a cautionary example in this vein: the East 54 development isn’t as inviting as it could be, they say, because drivers along Route 54 can only see the backs of the buildings.)

Last year, the Town of Chapel Hill appointed 17 residents to a committee, to study the proposal, solicit public feedback, and provide recommendations on moving forward. On December 16 of last year, the Obey Creek Compass Committee submitted its final 43-page report.

Read the Compass Committee’s report here.

Committee members say they have some concerns about the proposal that’s currently on the table, but they’re confident the disagreements can be worked out before final approval from the Town Council.

And all of these discussions are taking place in the wake of Chatham County’s recent approval of Chatham Park – a massive development that’s set to add about 60,000 residents to Pittsboro over the next three decades. (Pittsboro’s current population is about 3,000.) How that will affect development in Chapel Hill – or the entire Triangle, for that matter – remains to be seen.

Two weeks ago, WCHL’s Jim Heavner spoke at length with Roger Perry about the Obey Creek project and the state of development in Chapel Hill.

(Listen to part 1, part 2, and part 3 of that conversation.)

And last week, Aaron Keck welcomed several key town officials and Compass Committee members into the studio to talk about Obey Creek – as well as Glen Lennox, Chatham Park, and development in general in Chapel Hill.

Listen to Part 1 of Aaron’s conversation with Jeanne Brown and Susan Lindsay of the Obey Creek Compass Committee:

And Part 2:

Listen to Aaron’s conversation with Chapel Hill Mayor Mark Kleinschmidt:

Listen to Part 1 of Aaron’s conversation with Kristen Smith of the Chapel Hill-Carrboro Chamber of Commerce:

And Part 2:

Finally, listen to Aaron’s conversation with Chapel Hill Economic Development Officer Dwight Bassett:

The Town Council meets on Monday night at 5:30 in the Southern Human Services Center.

http://chapelboro.com/news/local-government/town-leaders-talk-obey-creek-glen-lennox-chatham-park/

Consultant Recommendations Calms Some Residents’ Worries About “Chatham Park”

Now that a recently-hired consulting firm has made suggestions calling for a more detailed project plan for the proposed Chatham Park, Pittsboro residents said they are feeling more comfortable with the major development that would dramatically change the make-up of the small town.

“And so, in general, yes, we like the direction that it is going. We still have some issue with some of the things, but as a general rule, we favored it,” said Jeffrey Starkweather of the “Pittsboro Matters” steering committee, a grassroots group advocating for citizen input during the design of the development.

Starkweather, a retired attorney, sat in on the packed Pittsboro Board of Commissioners meeting Monday night to hear Town leaders review recommendations from The Lawrence Group, a St. Louis-based consultanting firm, regarding the development.

Chatham Park is a more than 7,000 acre mixed-use project planned for the east side of Pittsboro, spearheaded by Preston Development, INC. It is designed to be completed in several phases and could bring development to the town in the form of medical facilities, parks, trails, and retail and residential options.

It’s been projected that this could increase the population of Pittsboro from 3,000 to 60,000 over a 30-40 year period

Commissioner Beth Turner said that if the planning process is “done right,” Chatham Park which has been in the works for year, could benefit Pittsboro in many ways.

Following discussion, the Board approved the consultant’s recommendations and sent them on to the developer.

“I think the consultant did a really good job at addressing a lot of those concerns. They were very forthcoming at listening to the citizens, town staff, and the developer. I feel like it was a good process,” Turner said.

Progress was halted in November after the Board denied a rezoning application for the project following hours of heated public debate.

Starkweather said that he and others never opposed the idea of Chatham Park outright, but rather they wanted a more detailed plan to include a look at what the project would entail, including studies about how density would affect transit operations and traffic in the area.

He said he supported the “smart growth” model where people live near where they work and recreate.

“I think the citizens have been heard to some extent in the sense that we needed some expert outside consultants that would represent the Town’s point of view. Yes, I think they have made a lot of improvements,” Starkweather said.

A recommendation from the consultant included that 30 percent of the total land area should be set aside as conservation areas, given that the Chatham Park site would be located within a protected watershed. It was also suggested to dedicate 10 percent of the total land area to park space.

Starkweather said he favored those suggestions, but believed that Town leaders should continue to work toward maintaining open communication lines between residents and town leaders and the developer.

“My feeling is that this has been mostly sort of a technocratic, land use, physical, engineering, planning, formal process, but the people that are going to make up the Town in a sense have been left out,” he said.

Both Starkweather and Turner agreed that development in Pittsboro is inevitable.

The Board is awaiting comments regarding the recommendations from Preston Development, INC. Another public hearing will be held at a later date.

http://chapelboro.com/news/development/consulting-firms-recommendations-calms-residents-worries-chatham-park/

Plans For Proposed Chatham Park Project Halted

PITTSBORO – Pittsboro Mayor Randy Voller said he is frustrated about the Board of Commissioners’ decision Monday to halt plans on the proposed major development project known as Chatham Park. Many town residents have voiced concerns over the speed of process, but Voller said it will not happen hastily.

This was a vote for re-zoning, but it was not carte blanche. There was an enormous list of things that would have to be done,” Voller said.

With only one dissenting vote, the Board denied a rezoning application for the project following hours of public debate.

Chatham Park is a more than 7,000 acre mixed-use project planned for the east side of Pittsboro, spearheaded by Preston Development, INC.  It is designed to be completed in several phases and could bring development to the town in the form of medical facilities, parks, trails, and retail and residential options.

It’s been projected this could increase the population of Pittsboro from 3,000 to 60,000. Voller said that though the population of Pittsboro would likely increase dramatically, it would happen slowly over a 30-40 year period

“This wasn’t going to be an instant situation,” Voller said. “This isn’t like ‘Chia Pet’ development where suddenly you go from no citizens to 50,000.”

Voller said the worries expressed by many residents were that growth brought by Chatham Park would be unsustainable. He said that would not be the case.

“From a smart growth and sustainability perspective, the thing that you want to do is drive your growth into the urban centers and preserve your rural character, rural buffers, organic farms, and agriculture centers outside of town,” Voller said.

Now that the rezoning recommendation has been tabled temporarily, Voller said town leaders will seek advice from an outside consultant.

“There is a tremendous amount of work that is going to have to go into providing plans and information that addresses a lot of the issues that the citizens have brought up in the past eight months.”

Voller added that he believes anxious residents simply need more information about Chatham Park to feel comfortable. He plans to continue to engage the community during the process.

http://chapelboro.com/news/local-government/plans-proposed-pittsboro-development-project-halted/

Preston Development Looking To Expand Into Pittsboro

PITTSBORO – Preston Development INC. is planning a new project for Pittsboro called Chatham Park.

The new project would be a long process taking 30-40 years, but could bring many new aspects to the town like medical facilities, parks, trails, houses, and businesses.  Consulting Planner for Chatham Park, Philip Culpepper, says that Pittsboro and the people there will not be left out of the project.

“We will be a part of Pittsboro,” Culpepper says. “We’ve already annexed portions of the property into Pittsboro. We consider Pittsboro, its historic downtown, and the people of Pittsboro an integral part of what we are trying to do.” Culpepper said.

Several developments in Chatham County like Briar Chapel, Powell Place, and Westmoore have tried to blend businesses with housing, but have had little success.  Culpepper says that they have a different plan to bring in business and that they will not focus on retail like these other developments.

“We’re looking at more of broader range, of not only retail, but medical facilities, light industries, office parks, things like that,” says Culpepper. “So it’s a much broader range and we’re already seeing the demand. We anticipate building a medical office facility here very shortly.”

Currently Preston has several projects ranging across the state.  When asked why Pittsboro, Culpepper says it seemed like the next big area for the Triangle.

“Seeing it as the next logical location for development to occur,” Culpepper says. “Wake County, a lot of development has taken place to the west side of Wake County. Jordan Lake comes in, realizing the demand was going to be there, realizing that we wanted to put a quality project there so that the demand could come into a quality development rather than being scattered across the county.”

Culpepper has worked with Pittsboro commissioners for the past eight years on planning this project and has faced almost no opposition. A few people have complained that the town will have to provide the infrastructure for the development.  One of the owners of Preston Development, Tim Smith, says that this will not be a problem because the company is planning on building the entire infrastructure themselves and possibly giving it over to the Town in the future.

“We’re not asking the citizens to pay for anything,” Smith says. “We’re going to pay for our own water lines, our own sewers, own sewer plants, and we going to generate enough tax revenue to go back to pay for anything that the Town would require to give us like fire, police, and all that; so we’re paying for everything. This project will not cost the citizen of Pittsboro one cent, not one cent.”

Preston development is also a member of the “Clean Tech” cluster, a world-leading user of energy saving devices.  Smith says that as a member of the “Clean Tech” cluster the developers plan on using the green technology from the RTP area to make the development as new and modern as possible.

“Everything that we can possibly do, everything that’s new we want to use it,” Smith says. “If something comes out next year that’s better, we intend to use it. So we intend to use everything that’s available to us that’s why we’re a member of this Clean Tech cluster. They’re going to provide us with all their expertise and use our project as a model demonstration project for the world, so we’ll be a world demonstration project for all the newest things that come out.”

The Chatham Park development may grow past the current 7,120 acres of land that are already owned.  Smith says he hopes that in 40 years he can look at the development and be proud of everything that they achieved.  Smith also says they want to work with local contractors and businesses when developing Chatham Park to include the community in the development.

Below is a map of the proposed site for Chatham Park in relation to Pittsboro.  On Saturday, the Town Commissioners are having a meeting to discuss some aspects of Chatham Park with their staff.

8.14 news2chatham raleigh.indd

http://chapelboro.com/news/development/preston-development-looking-to-expand-into-pittsboro/