Pittsboro, NC – In a meeting on March 17, 2025, the Pittsboro Planning Board convened to discuss the future of the South Village of Chatham Park, a proposed large-scale development covering approximately 5,000 acres. The meeting featured an in-depth presentation on the small area plan that aims to shape the development’s character and infrastructure over the next few decades.
Public Comments
Ron Hatley, a resident of Roy Hatley Road, was the only individual to address the board during the public comment period. Hatley expressed his concerns regarding the small planning area, emphasizing the importance of a balanced approach to development that considers both the needs of current residents and the interests of future developers. He highlighted the necessity of maintaining a symbiotic relationship between the town and developers to ensure sustainable growth.
Presentation on the Small Area Plan
Following public comments, the board received a comprehensive presentation on the small area plan for Chatham Park’s South Village. The presenter outlined the key components of the plan, which aims to provide a detailed framework for land use, transportation, economic development, housing, and aesthetics within the proposed area.
Planning Principles and Objectives
The small area plan serves as a localized planning document that offers specific strategies for the development of the South Village. The presenter noted that the plan would address the unique needs of the area and provide guidance on various aspects, including residential density, design aesthetics, infrastructure improvements, and open space allocations.
The South Village is part of the larger Chatham Park, which spans 8,000 acres and is recognized as one of the largest planned communities in the eastern United States. The South Village is approximately 4,800 acres. The South Village is located west of the Haw River, south of US 64 Business East, and east of US 15-501 S. The proposed plan aims to create a cohesive community that integrates residential, commercial, and recreational spaces while preserving natural resources and promoting sustainable practices.
Phased Development Approach
The development of the South Village is proposed to occur in seven phases, spanning from 2028 to 2052. Each phase will include specific uses and development standards, with a focus on creating a balanced mix of residential and commercial properties. The phased approach allows for careful planning and assessment of infrastructure needs, ensuring that essential services such as water and sewer systems can accommodate growth.
Infrastructure Considerations
A significant aspect of the presentation was the discussion of infrastructure requirements to support the development. The presenter explained that the town does not build infrastructure but relies on developers to construct necessary roads, utilities, and stormwater management systems. The planning board emphasized the importance of ensuring that infrastructure is in place before any residential or commercial construction begins.
The board discussed the role of TriRiver Water, the entity responsible for water and sewer services, in expanding these systems to meet the demands of the new development. The presenter highlighted that the town’s extraterritorial jurisdiction (ETJ) would encompass the South Village, allowing the town to maintain oversight over zoning and land use during the development process.
Safety and Community Needs
Planning board members raised concerns about the potential impacts of such a large-scale development on community safety, traffic patterns, and local resources. The presenter assured the board that careful planning and community engagement would be prioritized throughout the development process. The small area plan includes provisions for parks, open spaces, and community facilities to enhance the quality of life for residents.
Future Steps and Public Engagement
As the meeting concluded, the planning board members discussed the next steps in the review process for the small area plan. They emphasized the importance of public engagement and transparency in the decision-making process. The board will hold additional meetings to gather input from residents and stakeholders as the plan progresses.
Watch on YouTube – March 17th, 2025 – Planning Board Regular Meeting
00:31 Planning Board approved agenda and minutes with attendance corrections.
- The meeting commenced with full attendance, leading to the unanimous approval of the agenda.
- Corrections were discussed regarding the meeting minutes, including attendance updates for two separate meetings.
04:42 Public comments on planning areas emphasize community partnership.
- Ron Hatley discusses the importance of small planning areas, suggesting a rural average of 50 homes on 5,000 acres.
- Hatley highlights the need for collaboration between citizens, developers, and town officials for effective planning.
09:59 Overview of master plans and small area plans in North Carolina.
- Master plans outline the general development framework, focusing on broad concepts without detailed specifics.
- Small area plans provide localized guidance for development, addressing unique needs with detailed strategies for land use, transportation, and community services.
12:17 Discussion on the significant planning developments in North and South Villages.
- The North Village will feature notable projects like The Vineyards, Mosaic, and Disney’s Story Living.
- South Village is noted as the largest small area plan in the U.S., potentially the world, echoing historical plans like Chicago’s.
16:41 Discussion on annexation process for ongoing development in the town.
- The development is annexed into the town as phases are completed, starting from the extraterritorial jurisdiction.
- Detailed standards for development including lot width, building setbacks, and structure height are outlined in the small area plan.
18:30 Discussion on the North Village master plan and development phases.
- The master plan outlines specific area uses for land as it is subdivided or developed in stages.
- There are seven proposed phases from 2028 to 2052, detailing when building and land clearing will occur.
22:32 Road construction follows subdivision approval and involves multiple key steps.
- Construction drawings must be approved before any road work can begin, taking three months to a year after the subdivision review.
- Key steps include clearing land, grading, installing roads, and stormwater management systems while adhering to tree preservation rules.
24:37 Overview of the phased development plan and timeline for Chatham Park.
- Construction occurs in phases with finalized plats required before selling lots.
- Builders selected by Chatham Park will construct homes according to an approved timeline.
28:31 Overview of road design features on Chatham Parkway.
- The road includes two 12-foot travel lanes, a 20-foot median, and multi-use paths on both sides.
- Design elements like trees and barriers are intended to visually slow down traffic.
30:17 Discussion on traffic calming measures and upcoming planning board reviews.
- Traffic calming devices are proposed to ensure slower driving speeds and enhance safety, particularly for pedestrians and cyclists.
- The planning board will start reviews this summer with copies of materials for members to annotate and prepare for discussions.
34:24 Discussion on Chadam Park’s master plan and review process.
- Chatham Park’s master plan outlines landscaping, tree percentages, and park placement.
- Staff reviews proposals to ensure adherence to the approved master plan elements.
36:28 Discussion on planning regulations and the largest small area plan in the U.S.
- Participants discuss matching games as a metaphor for identifying deficiencies in planning regulations.
- The conversation highlights the unique aspects of the new small area plan compared to previous plans across the nation.
40:45 Discussion on refining small area plans in urban planning education.
- Planning graduates learn to evaluate and refine master plans over a five to seven-year education period.
- Small area plans serve as detailed guides that refine broader master planning concepts, allowing for phased development.
42:48 Discussion on space approval and historical planning development.
- Concerns raised about the appropriateness of approving extensive space based on current planning trends.
- Historical reference to Research Triangle Park’s evolution and infrastructure challenges highlighting planning changes over decades.
46:40 Discussion on local redevelopment and changes since the 1970s.
- Comparison of current redevelopment plans to outdated designs from the 1970s.
- Overview of changes in the local area, including schools, library, and housing for the unhoused.
48:31 Discussion on proposed town park and zoning plans.
- Phase 2F includes a town park at the southernmost tip, potentially adjacent to the lake.
- The area will be developed under a Planned Development District (PDD) zoning classification, allowing for flexibility in plans.
52:47 Discussion on subdivision approval processes and their implications for development.
- Subdivision plats can be withheld until inspection requirements are met, impacting lot sales.
- If preliminary and final plats align, they may only require staff review, streamlining the approval process.
54:37 Concerns over zoning approvals for large land developments.
- Developers must adhere to approved plans and zoning regulations, balancing commercial and residential needs.
- The scale of land being approved raises worries about infrastructure, water supply, and community impact.
58:21 Planning process involves multiple steps before final plat approval.
- Final plat review includes inspections by engineering staff to ensure compliance with initial plans.
- Recent approvals for smaller projects indicate a detailed approach to subdivision planning, including oversight of numerous lots.
1:00:32 Future amendments depend on commissioners’ decisions post-approval.
- Future changes to approved plans are initiated by the Board of Commissioners, not the planning board.
- Once a large area development is approved, the planning board does not review every subdivision unless it violates prior agreements.
1:04:35 Discussion on water and sewer infrastructure development responsibilities.
- The growth of the water and sewer system is managed by TriRiver, involving costs and necessary hookups.
- Developers are responsible for building the necessary infrastructure, such as roads and sewer systems, before construction.
1:06:45 The town clarifies its role in development and construction oversight.
- The town acts as a customer for infrastructure services, not a builder, emphasizing its oversight role.
- Phased construction plans are essential for project sustainability and compliance, ensuring each phase connects properly.
1:10:31 Discussion on using SharePoint for planning board communications and updates.
- Proposal to create a SharePoint site for posing questions and tracking inquiries related to development reviews.
- Update on planning training and progress for projects like Asteria and Reef’s Farm, emphasizing collaborative discussions.
1:12:38 Staff updates recommendations for planning board feedback process.
- Staff will incorporate board feedback into the final recommendations before presentation.
- A finalized document will be provided to board members for review during the summer.