The Town of Carrboro recently opened a public hearing to review a proposed subdivision at 904 Homestead Road.
In an effort to advance the town’s goals for increased density along a transportation corridor, the proposed Newbury Subdivision from Parker Louis, LLC features 24 single-family units and 12 duplexes, and the option for accessory dwelling units. Expanding nearly 10 acres, the property also features a naturalized playfield with a recreational trail around the perimeter.
The open of the hearing on Nov. 19 allowed the council to review conditions for the consideration of a special use permit-A request (SUP-A). The permit allows development to use land in a way that the typical zoning for that area does not allow, and it can be passed if specific conditions are met. Any proposed conditions must comply with the town’s Land Use Ordinance (LUO).
Concept design for the proposed 904 Homestead Road subdivision. (Photo via Parker Louis, LLC).
The council reviewed 15 total staff recommendations, unanimously passing a motion to leave the hearing open until January 7, allowing for additional expert testimony on the remaining condition: what type of curb for the neighborhood’s sidewalks.
The staff recommendation is currently a roll-type curb, which minimizes tree interference, reduces concrete waste, and sees less damage overtime, said Chad Huffine, representing the developers.
However, most council members agreed in wanting to hear more information regarding the safety implications of each curb type.
“Personally I’m unconvinced that the roll type curb would be safer for people,” said Council Member Jason Merrill. “I would actually say that because of the expected speeds, a standard curb would do a better job of deflecting a car at say 20 or 30 m.p.h. A roll type curb, somebody texting as they do, could easily just drift up onto the sidewalk.”
The council concluded the standard curb will be used in construction plans until the future meeting date, where they can either choose to approve the recommendation or to modify it.
Another repeated question for the council centered around the plan’s location for electric vehicle charging stations, which are required by the town’s LUO. The current design places the stations at a northern common area, and Merrill said they would be more useful closer to the homes.
“I think people make a really good point that people want to charge their cars in their garage,” added Mayor Pro Tem Danny Nowell. “We know this is a car-based community, but all that said, I’m not sure we can move that forward.”
He explained how due to the nature of the hearing, the council cannot deny a condition unless it conflicts with the town’s land-use requirements. In this case, the location of the charging stations complies with the ordinance, Nowell said.
However, Zinn suggested the potential for residents to install a charger in their individual garage if they choose.
The play area at the northern corner of the property proved to be one of the biggest points of debate for the council. The project aims to provide an open field for sports and play, preserving existing mature trees for added shade and vegetation, said Carrboro Development Review Administrator Marty Roupe.
Council Member Catherine Fray said the town’s LUO requires the amenity, and they said this has historically meant favoring naturalized play areas, rather than clear cutting trees. But they also stated how doing so might be difficult at this location.
“I’ve walked the area where the play space is, and you cannot get through it because it is all bamboo,” they said. “This is not actually a condition that the developer can do anything about. It’s also not a condition that the [Homeowners Association] is, I think, going to be able to make a meaningful difference in.”
The ordinance currently does not require the invasive plant’s removal, but the council member stated the project cannot move forward without the play area because of the town’s land-use requirements. Fray added they do not want to burden the HOA with an undefined and indefinite obligation to remove bamboo from a larger area than the LUO requires them to do.
“So my question is, this is not about this development, it’s about what our ordinance is asking us to do in terms of racking up amenity points when there isn’t a place on the property that you can put this that’s not going to be eaten by bamboo in a couple of years,” Fray said.
Council Member Randee Haven-O’Donnell suggested having staff prepare draft language for both the removal and maintenance of invasives, but Fray said this topic might be better clarified by ongoing the LUO rewrite. However, the rewrite might only alter this specific project if there is a significant change to the ordinance’s play area requirement, Roupe later told 97.9 The Hill.
To view the full meeting, click here. The town’s webpage dedicated to the Newbury subdivision proposal can be found here.
Featured photo via the Town of Carrboro.
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