For years, local policymakers have been trying to create opportunities for people who live in Orange County to work in Orange County – and for people who work in Orange County to live here too.
But every day, thousands of Orange County residents get in their cars and drive to work somewhere else – and thousands of people who live somewhere else get in their cars and drive to work here.
“40,000 people drive into Orange County every morning, 37,800 people drive out of Orange County every morning – and (only) 19,000 folks wake up and work in Orange County,” says Chapel Hill-Carrboro Chamber of Commerce president Aaron Nelson.
And he adds that the number of people both living and working in Orange County has been trending downward for more than a decade. “45 percent of (Orange County residents) in 2002 lived here and worked here,” he says. “That’s down now to 34 percent.”
Among other things, Nelson says, this poses a challenge for our transit plan.
“We’ve designed an entire transit system to move people within our community,” he says. “If we’re more regionally employed, what is that going to mean for our transportation solutions?”
And while we often assume that people who commute into Orange County do so because they can’t afford to live here, Nelson says that may actually not be the case.
“We (think) we’re exporting high-wage white-collar workers and importing unskilled, semi-skilled work – but it’s not true,” he says. “19,000 people drive out for a job that pays $40,000 or more – and 19,500 people drive in for a job that pays $40,000 or more. We have 6,800 people driving out for a job that pays less than $15,000 – and we have almost the exact same number of people driving in (for similar-paying jobs).
“When we look at these as percentages, they’re really – shockingly – the same.”
What that means, Nelson says, is that addressing this issue may not be simply a matter of building more low-cost housing – it might also be about making connections.
“We must better connect local workers with local work opportunity, and that will dramatically change our in- and out-commute,” he says. “If we can specifically try to employ folks that live in our market, that will have great positive change – for the environment, for the lack of civic participation that happens when we commute, and the roads that we have to build and the transit system.”
And Nelson says it’s especially important to start making those connections now – because this trend, fewer and fewer people living and working in Orange County, is especially pronounced among residents under 30.
“There are 600 fewer young people – 15 percent fewer young people – living and working in our community over a two-year period,” he says. “That’s a trend I do not like.”
Nelson made those comments last month while delivering his annual State of the Community report.
If you read my last post, you know my roommate and I just learned we’re about to be priced out of our apartment. I’ve spent the entire weekend searching across town—and into Durham—for a new one...
Some thoughts on apartment-hunting.
Looking for a new place is a crazy and stressful experience, especially when you’re on a bit of a time crunch. It’s an entirely new level of special fun, though, when you’ve spent the last four years obsessively following the local news, and you know everything about every inch and cranny of your town. So many extra variables!
“How close do I really want to live to Ephesus Church, when I know it’s probably going to be all torn up and construction-y for the next couple years?”
“Hey, this place looks nice, but wasn’t there a string of break-ins there a few months back?”
“Isn’t that one in the middle of a flood plain?”
“Hey Sales Office Guy, you mentioned Timber Hollow as one of your competitors? Yeah, let me tell you all about why that’s not going to be true for much longer.”
“I’ve heard of this one before, but why? …Oh, that’s right. The murder.”
I also find I’m more attuned to non-verbal cues—you know, the little tricks apartments use to say the things they’re not allowed to say. My favorite was the one where the model apartment was done up like a glorified dorm room, complete with UNC pillows on the beds and a “schedule of classes” posted on the bathroom door. At no point did the sales guy ever say “we’re more of a student housing deal”—I don’t think he even uttered the word “student” the whole time—but they made it pretty clear, all the same. (I suppose the complex that kept its model-apartment fridge stocked with free sodas and candy bars might have been trying to give off the same vibe.)
But perhaps the big lesson I took from my search is that I’m even more convinced in my suspicions about Chapel Hill housing than I was before. We already know there’s a shortage of low-cost housing in Chapel Hill—but we need to add, if we haven’t already, that there’s also a growing shortage of mid-range housing too.
Now, I did limit my search to a fairly narrow geographic area—roughly, up and down Weaver Dairy and along 15/501 from Garrett Road to Estes Drive. (Stayed away from downtown because it’s mostly student housing; stayed away from Carrboro because we’d like to avoid the extra commute.) But in that area, it became apparent very quickly that the only decent places in our price range were going to be in Durham.
So we may be moving to Durham. Sad, but true. It’s not a done deal yet, but we may very soon be joining that class of folks who’ve got all the town leaders wringing their hands: “People Who Live Outside Orange County And Commute In.”
At least I’d be in the plurality. (Slide from the Chapel Hill-Carrboro Chamber of Commerce’s 2013 annual report. Full report here.)
I actually like Durham a lot. I lived there for two years when I moved to the area in 2008. Within a year, of course, I’d fallen in with WCHL, so I’ve always felt more connected to the movings and shakings of Chapel Hill and Carrboro. But there’s always been a soft spot in my heart for the Bull City. Minor league baseball! Southpoint! DPAC! (And man, there is nothing I find more fun than bringing a naïve Chapel Hillian or Raleighite to downtown Durham and watching them get all antsy and jittery because they’re just convinced they’re going to get mugged.)
So I’m not too terribly upset about the prospects of living there. (And it’d still be a short commute.)
Still, though, if it comes to pass, it’ll be sad to leave Chapel Hill—even if the only difference is that I won’t be voting there anymore or paying Orange-level taxes on my car.
No worries. Durham will be perfectly fine, should it come to that. And who knows. We might be back in the Hill within a year. It may not even happen at all.
In the meantime, though, y’all really do need to ramp up that housing conversation. (Hopefully I’m already preaching to the choir.)http://chapelboro.com/columns/aaron-keck/durhams-pretty-nice-time-year/
Nelson and Chamber board chair Paige Zinn at Tuesday’s presentation. Photo by Donn Young, courtesy Orange County Visitors Bureau.
CHAPEL HILL – Town and county officials have talked for years about making Orange County a place where people can “live, work and play” all in one location—but despite the effort, recent data show we’re still more of a bedroom community than county planners would like.
“Every morning 43,000 people wake up outside of Orange County and drive in, and every morning 39,000 wake up in Orange County and drive out–and only 21,000 people wake up and work in Orange County,” says Aaron Nelson, president of the Chapel Hill-Carrboro Chamber of Commerce.
In all, about two-thirds of those who work in Orange County live outside the county lines—and about two-thirds of Orange County residents leave the county to work. Those percentages have been steadily increasing for at least a decade—and Nelson says it’s putting a strain on the roads.
“The transportation planners should be really concerned,” says Nelson. “The challenge is (that) we have one of the best transit systems in the nation, but these people live outside that transit service area. They’re (using) park-and-ride lots, they’re driving in from all sorts of other places.”
The trend even extends to municipal employees: as of 2010, only 22 percent of those who work for the Town of Chapel Hill actually live in the Town of Chapel Hill. (That’s down from 41 percent in 1995.)
The most obvious would-be explanation for all the migration is simple economics: the cost of living in Orange County is high, so presumably people with low-paying jobs in Orange County have to live elsewhere, while residents of the county commute to higher-paying jobs in other parts of the Triangle. Nelson says that’s what he thought too—but the numbers actually say otherwise.
“Now, I had believed–and had even used the rhetorical ‘hey, it’s BMW out and Oldsmobile in’–that we had been importing our unskilled and semi-skilled labor and we were sending out our white-collar workers in order to work in the (Research Triangle) Park,” he says. “(But) that is not what is happening.”
In fact—contrary to popular belief—the number of individuals commuting into town for jobs paying more than $40,000 is nearly identical to the number of individuals commuting out of town for jobs paying more than $40,000. And the same is also true for jobs paying between $15,000 and $40,000, as well as jobs paying less than $15,000.
“So the disconnect between worker and work opportunity is not about wage,” Nelson concludes. “Some of it’s just about work opportunity. Adding work opportunity in any of these ranges will lower the commute.”
Interestingly, despite the increase in the percentage of people who drive into and out of Orange County for work, the average commute time has remained fairly steady for the last five years: Orange County residents in 2011 spent an average of 21.9 minutes to get to work—up only slightly from 21.4 minutes in 2007. (The average American’s commute is 25.4 minutes.)
Nelson delivered these numbers on Tuesday at the Friday Center, as part of his annual State of the Community report. You can see the whole presentation at this link.http://chapelboro.com/news/business/transit-planners-should-be-concerned-about-long-commutes/