By Gene Galin
Pittsboro, NC – In recent months, Chatham County has made significant strides toward reshaping its development policies with the release of the final draft of the long-awaited Uniform Development Ordinance (UDO). This sweeping document, totaling 750 pages, sets new standards for zoning, subdivisions, land-use planning, and the overall future of the county’s growth. We examine the implications of the UDO, get insights from the planning board member, Eric Andrews, and try to foresee what this means for Chatham County residents, developers, and stakeholders.
The Final Draft of the UDO Arrives
After years of preparation and public input, Chatham County’s final draft of the UDO was released on August 31, 2024. The document, which has been under review by the county’s planning board, covers nearly every aspect of land development, from rezoning and subdivision procedures to environmental conservation and community building guidelines. As the public gears up for critical meetings in October, many are left wondering: How will this new ordinance impact Chatham County’s growth, and what are the major issues at stake?
What is the UDO?
The Uniform Development Ordinance (UDO) is a comprehensive document that consolidates and updates Chatham County’s zoning, subdivision, and land-use regulations into one unified set of rules. Its purpose is to streamline development processes, promote sustainable growth, and protect the county’s natural resources, while also addressing concerns related to affordable housing, infrastructure, and economic development.
At 750 pages and divided into 18 chapters, the UDO is an intricate framework that addresses everything from environmental preservation to procedural guidelines for developers.
Eric Andrews, a member of the Chatham County Planning Board and District 5 representative, has been deeply involved in the process of drafting and reviewing the UDO over the last two years. He shared his perspective in our conversation this past Friday, noting, “This is a massive document that will affect every property owner in Chatham County. It’s crucial for people to understand how the new rules will impact both the development landscape and their property rights.”
The Role of the Planning Board
The Chatham County Planning Board has been instrumental in shaping the final draft of the UDO. Over the course of numerous meetings, board members have reviewed the document chapter by chapter, carefully considering its implications for different areas of the county. Andrews, who represents District 5, highlighted the unique concerns of his district, which includes Siler City and the southwestern part of the county, areas that are more rural and less developed than regions closer to Chapel Hill or Apex.
“We’ve spent countless hours over the last two years reviewing this document,” Andrews said. “The southwestern part of the county is largely undeveloped, but with the UDO’s new restrictions, future development in these areas may be severely limited. This is a concern for residents who own large tracts of land and are hoping to develop or sell in the future.”
Key Provisions of the UDO
The UDO introduces several new regulations that will have a direct impact on development across the county. Some of the key provisions include:
1. Subdivision and Zoning Regulations
The UDO standardizes the process for approving new subdivisions and rezoning applications. Developers must now adhere to stricter guidelines that ensure developments are sustainable, environmentally friendly, and consistent with the county’s long-term vision for growth.
This standardization is meant to make the approval process more predictable for developers but has also drawn criticism from those who fear that the added restrictions will make it more difficult to build affordable housing. As Eric pointed out, “We’re seeing new developments with large lots, and naturally, those will lead to more expensive homes. The question is, where will our teachers, nurses, and public servants live if they can’t afford to live here?”
2. Environmental and Landscaping Requirements
One of the most contentious parts of the UDO involves new environmental and landscaping requirements. These provisions are designed to protect Chatham County’s natural resources, requiring developers to allocate a certain percentage of their land for green space and to implement landscaping that meets environmental standards.
While these requirements are intended to promote sustainable development, developers are concerned about the additional costs they might incur. “The new landscaping requirements could add tens or even hundreds of thousands of dollars to a project,” said Andrews. “That could make certain developments financially unviable, which in turn affects what gets built and where.”
3. Affordable Housing and Workforce Housing
Affordable housing has been a critical issue in Chatham County, and the UDO attempts to address it through new incentives and regulations. However, there is a growing concern that the new regulations may not go far enough to ensure that affordable housing options are actually being created. Andrews, who has long advocated for affordable housing, expressed his frustration: “The UDO, in my opinion, does not adequately address the affordable housing crisis. We are becoming a playground for the rich, while our working-class residents are being priced out.”
4. Urban Growth Boundaries
The UDO encourages growth to be concentrated within existing urban areas, particularly around Pittsboro and Siler City. This is part of the county’s broader strategy to prevent urban sprawl and preserve the rural character of outlying areas. While many residents are in favor of this approach, others fear that it could stifle economic development in more remote parts of the county, like the southwestern region.
Upcoming Dates and Public Involvement
As the UDO moves toward final approval, the public will have several opportunities to provide input and voice concerns. The Chatham County Planning Board will meet on October 1, 2024, to discuss the final draft and vote on whether to recommend it to the County Commissioners. Following that, a public hearing will be held on October 7, 2024, at the Chatham County Agricultural Center, where residents can express their opinions directly to the commissioners.
“The planning board meetings are open to the public, and anyone who has concerns or wants to share feedback should attend,” said Andrews. “This is one of the most important decisions we’ve made in a long time, and it will affect the future of Chatham County for decades.”
The Debate Over Development
The release of the UDO has sparked a debate about the future of development in Chatham County. On one side, proponents argue that the new regulations are necessary to manage growth responsibly, protect the environment, and ensure that the county remains a desirable place to live. On the other side, critics argue that the UDO places too many restrictions on growth, driving up costs and making it harder to build homes, especially for middle- and lower-income families.
There is an argument that can be made that the UDO’s stringent guidelines could possibly hamper economic growth. “We want to see responsible growth, but not at the expense of affordable housing. The UDO’s requirements, especially for landscaping and environmental set-asides, are going to drive up the cost of development, and that cost will be passed on to homebuyers.”
What’s Next for Chatham County?
Some believe that the UDO represents a necessary step in Chatham County’s evolution. As the county continues to grow, particularly with major projects like Wolfspeed and the Toyota plant bringing new jobs to the area, there are those that feel that there is a need for a framework that can guide sustainable development and prevent the kind of unchecked sprawl seen in other rapidly growing areas.
For residents, developers, and local government officials, this ordinance represents a crossroads between preserving the rural character of the county and fostering economic development. The upcoming meetings on October 1 and October 7 will be crucial moments for the community to weigh in on the final version of the UDO, with the County Commissioners set to vote shortly afterward.
“This is a defining moment for Chatham County,” said Andrews. “The decisions we make now will impact the future of this county for generations. It’s essential that people stay informed and get involved in the process.”
As the public starts to digest the 750-page document, one thing is clear: the UDO will reshape the future of Chatham County, and everyone—whether a property owner, developer, or resident—will feel its impact.
You can find more information on the Chatham County UDO process at recodechatham.com
Watch on YouTube – Final draft of the Chatham County UDO is out and we talk about it
Planning Board Updates and the Uniform Development Ordinance in Chatham County
00:14 Discussing the recent developments in the planning board and the uniform development ordinance (UDO)
District 5 is located in Siler City, southwestern part of the county.
The UDO is the plan for planning, subdivision approvals, rezoning, and land ownership in Chatham County.
02:40 The UDO has 18 chapters and is approximately 750 pages long.
The UDO was discussed in a subcommittee meeting on September 24th, with various planning board members and the consultancy group present.
The final draft of the UDO came out on August 31st, and there are upcoming important dates, including October 1st.
05:29 Discussion on final draft of Dunlap building plans
Presentation of top 5 issues to planning board
750 pages available online for review
07:54 Efforts to engage public in planning process
Various subcommittees and consultancy group involved in engaging the public and stakeholders in Chatham County planning.
Opportunity for public to participate in planning board meetings and voice concerns.
10:17 Importance of attending public hearing for UDO at Ag Center
Attending public hearing at the Ag Center in front of the commissioner is crucial for making impactful decisions on UDO.
Reading through the 750-page document requires dedicated time and attention to ensure understanding and addressing recommendations.
12:48 Discussion on the impact of new developments and restrictions on property in the southwestern part of the county
Concerns raised about the increased restrictions on property leading to limitations on development in the area
Implications discussed for different housing segments, with a focus on affordable and workforce housing
15:23 Concerns about development opportunities in the southwest part of the county
New restrictions may impact development opportunities in the southwest part of the county
Potential concentration of development around Siler City and Goldston
17:48 Important meetings and decisions on new landscaping requirements.
Meetings scheduled for October 1st, October 7th, and October 8th regarding the new landscaping requirements and its impact on developers.
Discussion on potential concerns raised by developers and the need for further exploration before voting.