By Gene Galin
Pittsboro, NC – As Pittsboro grapples with the ramifications of rapid growth and development, I had a chance to sit down and have a conversation with Town Commissioner John Bonitz. He sheds light on the Chatham Park project, discussing fiscal responsibilities, community concerns, and the challenges posed by state legislation. With a critical town board meeting approaching on November 10, the future of this ambitious development hangs in the balance, raising questions about the town’s ability to manage growth while ensuring the welfare of its residents. [This is part 2 of a 2 part series]
Understanding the Chattam Park Project
The Chatham Park project has emerged as a focal point of debate in Pittsboro, particularly concerning its potential impact on the community and the local economy. Initially approved for 20,000 residential units in 2014, the project’s scope has since expanded, with projections now suggesting the possibility of up to about 35,000 units due to a density bonus for affordable housing. This expansion has sparked a flurry of questions regarding the fiscal implications and the infrastructure needs that such growth would necessitate.
Commissioner Bonitz emphasizes that the planning board recently voted unanimously to recommend denying the project’s small area plan, citing concerns about the incomplete fiscal impact analysis presented by the developers. The analysis, he argues, only accounts for projected revenues without adequately considering the associated costs of public services, such as fire and police protection, which could strain the town’s resources.
The Fiscal Impact Analysis: A One-Sided View?
At the heart of the controversy is the fiscal impact analysis that the Chatham Park developers submitted. Bonitz points out that this analysis presents a skewed view by focusing solely on potential revenues while ignoring the costs associated with increased public service demands. The master plan requires a comprehensive financial analysis, yet the document delivered to the town fails to meet this standard.
The analysis “only shows one side of the ledger,” Bonitz states, highlighting the necessity for a balanced approach that considers both income and expenditures. He urges residents and stakeholders to review the fiscal impact analysis, which is available on the town’s website, to understand the financial implications of the proposed development fully.
The Role of State Legislation in Local Planning
The challenges facing Pittsboro are compounded by state legislation that restricts local governments’ ability to regulate development effectively. Bonitz expresses concern over laws that limit municipalities from enforcing rules that could protect community interests, such as preserving significant trees or managing stormwater runoff.
“State-level legislation has made it much harder for our town to plan,” he explains, citing specific examples like the developer choice rule implemented in 2014, which allows developers to proceed with projects even if local officials oppose them. This law has resulted in developments that the community may find undesirable. John mentioned the downtown gas station in a location deemed inappropriate by both residents and town officials.
Community Concerns: Growth vs. Quality of Life
As Pittsboro continues to grow, residents express mixed feelings about the pace and nature of development. Many community members are concerned that the influx of high-end housing will lead to a town that is unaffordable for current residents. Bonitz echoes these sentiments, questioning whether the projected housing prices will serve the needs of the community or create a divide between affluent newcomers and long-standing residents.
“I want to see the numbers. Show me the revenue projections. Show me the expenditures.” he insists, advocating for transparency in revenue projections and a thorough examination of the town’s current and future financial obligations. The upcoming town board meeting on November 10 may be crucial for addressing these concerns and determining the project’s fate.
The Upcoming Town Board Meeting: What’s at Stake?
The town board meeting on November 10 is poised to be a pivotal moment in the Chatham Park development saga. While the planning board has recommended a denial of the small area plan, the town board has the authority to make the final decision. Bonitz suggests that the board may not be required to make a definitive decision that night, but they must initiate the decision-making process.
“We can reject it because it’s incomplete,” he states, emphasizing the importance of addressing the community’s welfare and ensuring that the proposal meets the town’s needs. Should the board choose to deny the plan, the developers would need to return with a revised proposal that better aligns with community interests.
The Path Forward: Collaboration and Compromise
Bonitz advocates for a collaborative approach that balances the needs of developers with the concerns of residents. He suggests that if the board votes to deny the proposal, it should also encourage Chatham Park investors to engage in a dialogue with the community to address their concerns and develop a more comprehensive plan.
“We need to have a more balanced approach where um the applicant’s needs and the public’s needs are addressed more thoroughly,” he asserts. Bonitz is looking for a commitment to iterative learning and incremental improvement as the town navigates the complexities of growth. By allowing for a phased development approach, the town can better assess the impacts of each stage and make informed decisions moving forward.
A Community in Transition
As Pittsboro stands at a crossroads, the decisions made by the town board will have lasting implications for the community’s future. The Chatham Park project exemplifies the challenges of managing growth in a rapidly changing landscape, where the interests of developers, residents, and local officials must be carefully balanced. The upcoming meeting on November 10 may not only address the fate of the Chatham Park development but may also serve as a litmus test for how Pittsboro will approach growth in the years to come.