Pittsboro, NC – The January 13, 2025, regular meeting of the Pittsboro Board of Commissioners covered various topics, including recognition of the PB 101 Citizens Academy graduates, updates on community budget surveys, economic development announcements, and discussions about housing and zoning issues. The board addressed public comments regarding conditional rezonings, the importance of affordable housing, and the impact of developments on local infrastructure. The meeting concluded with the approval of the financial performance indicators response letter and the designation of a voting delegate for the North Carolina League of Municipalities.
PB 101 Citizens Academy Graduation: The board recognized the graduates of the Fall 2024 PB 101 Citizens Academy, highlighting their commitment to civic engagement and understanding local government.
Community Budget Survey Open: The town manager announced the availability of a community budget survey to gather public input on budget priorities.
Economic Development Update: A significant investment announcement was made regarding a $193 million project expected to create 333 jobs in Chatham County.
Affordable Housing Concerns: Public comments emphasized the need for affordable housing in the community, especially given the rising median home prices in the area.
Financial Performance Indicators: The board approved a response letter addressing financial performance indicators of concern identified by the Local Government Commission, clarifying the reasons for certain financial trends.
Legislative Goals Approval: The board designated the mayor as the voting delegate for the North Carolina League of Municipalities and approved ten legislative goals to be presented to the legislature.
[00:31](https://www.youtube.com/watch?v=0Or9dXem_uU&t=31) The Board of Commissioners held a meeting to recognize the PB 101 Citizens Academy graduates.
– The meeting included a moment of silence and the Pledge of Allegiance led by Commissioner Frell.
– The PB 101 Citizens Academy educates residents on local government functions, promoting civic engagement.
[06:30](https://www.youtube.com/watch?v=0Or9dXem_uU&t=390) Recognition of PB 101 Citizens Academy graduates for civic engagement efforts.
– Graduates demonstrated commitment to community and democracy through their participation in the program.
– Board acknowledges the dedication and hard work of participants and Town staff in enabling the Academy’s success.
[12:24](https://www.youtube.com/watch?v=0Or9dXem_uU&t=744) Discussion on housing market and public comments at the Board of Commissioners meeting.
– Chatham County’s average home price exceeds $600,000, complicating affordable housing access.
– Public comments addressed concerns on residential development and community impacts in Pal Place MD.
[15:26](https://www.youtube.com/watch?v=0Or9dXem_uU&t=926) Audit presentation highlights financial audit completion and key phases.
– Jay Sharp presents the 2024 audit, confirming submission and approval by the local government commission.
– The audit process includes planning, internal controls testing, and a focus on high-risk financial reporting areas.
[19:24](https://www.youtube.com/watch?v=0Or9dXem_uU&t=1164) 2024 audit reveals no major issues; strong financial growth since 2015.
– The audit for 2024 showed a minor compliance finding, but overall, financial estimates are reasonable.
– Significant revenue growth from $4.1 million in 2015 to $9.2 million in 2024 indicates positive financial trends.
[21:17](https://www.youtube.com/watch?v=0Or9dXem_uU&t=1277) The town’s fund balance significantly increased, indicating strong financial health by 2024.
– The fund balance rose from $3.8 million in 2015 to $6.1 million in 2024, reflecting effective financial management.
– Unrestricted fund balance makes up 54% of expenditures, far exceeding the healthy range of 20-30%, showcasing fiscal stability.
[24:58](https://www.youtube.com/watch?v=0Or9dXem_uU&t=1498) Discussion on audit results and maintaining cash reserves.
– Commissioners highlighted the importance of maintaining cash reserves for emergencies, especially during economic downturns.
– Clarification provided on accounting changes regarding leases, now treated as future liabilities.
[27:16](https://www.youtube.com/watch?v=0Or9dXem_uU&t=1636) Discussion on text amendments to the unified development ordinance.
– Seven text amendments from 2024 are aimed at removing redundant language in the ordinance.
– Key debate between ‘may’ and ‘shall’ regarding development permit denial reflects the need for staff flexibility.
[33:10](https://www.youtube.com/watch?v=0Or9dXem_uU&t=1990) Discussion on zoning text amendment regarding flexibility in property use.
– The board debated the implications of using ‘shall’ versus ‘may’ for property use, with potential future incidents in mind.
– Commissioner concerns were raised about the need for strict forest protections and the impact of rapid changes on community services.
[35:42](https://www.youtube.com/watch?v=0Or9dXem_uU&t=2142) Public hearing opened for conditional reclassification of land use.
– The hearing discusses a petition to reclassify 122.5 acres from residential agricultural to conditional mixed use.
– Details include relevant parcel numbers and a chart of principal uses for the newly proposed zoning.
[40:25](https://www.youtube.com/watch?v=0Or9dXem_uU&t=2425) Proposed zoning changes align with town’s land use plan for traditional neighborhood infill.
– The property’s location near a mixed-use activity center supports a mix of residential and commercial uses.
– The development will enhance pedestrian accessibility and maintain neighborhood character while doubling riparian buffers.
[42:22](https://www.youtube.com/watch?v=0Or9dXem_uU&t=2542) Changes proposed for residential density and landscape buffer adjustments.
– The residential area will have lower density than surrounding employment mixed-use areas along Chadam Parkway.
– The landscape buffer along US Highway 64 is increased from 50 feet to a minimum of 60 feet, with at least half remaining undisturbed.
[46:37](https://www.youtube.com/watch?v=0Or9dXem_uU&t=2797) Discussion on site grading and landscaping for proposed development plans.
– The proposal includes analyzing existing grading to accommodate a 60-foot streetscape along the corridor, as the site is significantly elevated compared to the 64 bypass.
– Key considerations involve cutting the site down 20-30 feet while maintaining a natural berm for frontage and adhering to landscaping planting requirements.
[48:48](https://www.youtube.com/watch?v=0Or9dXem_uU&t=2928) Discussion on development plans and community concerns at Board of Commissioners meeting.
– The proposal includes visually enhancing a specific area while preserving natural vegetation.
– Community members express concerns about conditional rezoning and its implications for future development.
[53:19](https://www.youtube.com/watch?v=0Or9dXem_uU&t=3199) Approval of zoning changes for Chatham Park and Bland tract discussed.
– Chatham Park’s entitlements support increased density, with surrounding land ownership justifying the zoning approval.
– A public hearing opened for rezoning a 34.4-acre parcel by High C Investors, proposed to align with neighboring properties.
[55:38](https://www.youtube.com/watch?v=0Or9dXem_uU&t=3338) Discussion on residential parcels and zoning conditions for new development.
– The proposed project will include 140 residential parcels and allow up to 100,000 square feet of non-residential space.
– Specific zoning conditions define the permitted uses, including emergency services, parks, and a farmers market, with certain tables outlining these uses.
[1:00:19](https://www.youtube.com/watch?v=0Or9dXem_uU&t=3619) Community feedback led to significant changes in the proposed development project.
– The applicant reduced residential density from 515 units to 140 in response to local concerns.
– Non-residential square footage reduced from 150,000 sq ft to 100,000 sq ft, with enhanced landscaping buffer added along Hanks Chapel Road.
[1:02:34](https://www.youtube.com/watch?v=0Or9dXem_uU&t=3754) Revisions made to address community concerns on Hanks Chapel Road.
– No individual lot driveway connections will be allowed on Hanks Chapel Road for safety.
– Community feedback led to changes in the application, which were positively received by residents.
[1:06:39](https://www.youtube.com/watch?v=0Or9dXem_uU&t=3999) Encouraging diverse housing types through conditional zoning for mixed-use development.
– The conditional zoning process aims to promote a mix of housing types and price points, fostering affordable housing options.
– The property is strategically located in a dual-designated area suitable for both traditional neighborhoods and employment centers, enhancing community growth.
[1:08:44](https://www.youtube.com/watch?v=0Or9dXem_uU&t=4124) The board discusses conditional rezoning to meet town and applicant needs.
– Collaboration between the town and applicant led to a satisfactory agreement on proposed land uses.
– Staff support for the conditional rezoning reflects a successful integration of input from both sides.
[1:12:47](https://www.youtube.com/watch?v=0Or9dXem_uU&t=4367) Concerns raised over development plans for Bland track and its impact on local infrastructure.
– Clarification needed on whether Park acreage from the Bland track counts towards Chatham Park’s land requirements.
– Issues highlighted regarding affordable housing provisions and road alignment uncertainties impacting existing plans.
[1:15:13](https://www.youtube.com/watch?v=0Or9dXem_uU&t=4513) Fire station relocation to Chatham Park aligns with community safety and planning goals.
– Utilizing the preapproved site in Chatham Park avoids costly infrastructure extensions and potential environmental impacts.
– Relocating the fire station addresses resident concerns about development benefiting only developers and promotes public trust.
[1:20:18](https://www.youtube.com/watch?v=0Or9dXem_uU&t=4818) Resident requests relocation of fire station for better community fit.
– The proposed fire station location conflicts with the continuity of Chatham Park and UNCC Medical Park.
– The resident emphasizes the importance of maintaining neighborhood peace and having a say in community developments.
[1:22:39](https://www.youtube.com/watch?v=0Or9dXem_uU&t=4959) Concerns raised about zoning requests affecting local fire stations and community planning.
– Commissioner Farrel’s experience emphasized while addressing community concerns about fire station placements near residences.
– Community members express worries about potential zoning changes that could undermine established development plans in Chatham Park.
[1:26:53](https://www.youtube.com/watch?v=0Or9dXem_uU&t=5213) Residents oppose high-density development threatening their rural community identity.
– Community members express a strong desire to maintain their neighborhood’s character without disruptive development.
– Beverly Ward Bland argues that current zoning protects the area’s rural charm and prevents overdevelopment.
[1:29:08](https://www.youtube.com/watch?v=0Or9dXem_uU&t=5348) Current zoning supports sustainable growth while protecting community integrity.
– Maintaining current zoning prevents uncoordinated development that could prioritize profits over community well-being.
– Existing density limits minimize environmental impact and preserve local infrastructure, protecting sensitive ecosystems.
[1:34:09](https://www.youtube.com/watch?v=0Or9dXem_uU&t=5649) Concerns about Eubanks Road Extension’s impact on traffic and safety.
– The alignment and intersections of the Eubanks Road Extension are uncertain, affecting accessibility and safety.
– Stakeholder disagreements on infrastructure issues prevent a clear plan, risking speculative zoning approvals.
[1:36:20](https://www.youtube.com/watch?v=0Or9dXem_uU&t=5780) Concerns raised about the Bland tract’s rezoning and environmental impact.
– Recommendation to delay rezoning until road extensions and traffic impacts are fully assessed.
– Highlights crucial environmental issues related to ecosystems and water quality affecting neighboring properties.
[1:41:27](https://www.youtube.com/watch?v=0Or9dXem_uU&t=6087) Discussion on housing density and development proposal in Hanks Chapel.
– Pittsburgh is experiencing rapid changes in housing costs, prompting communities to increase density within city limits.
– The proposed development in Hanks Chapel reflects a balance between density and community response, deemed appropriate for the rural context.
[1:43:55](https://www.youtube.com/watch?v=0Or9dXem_uU&t=6235) Discussion on fire station location and Eubanks Road Extension.
– The fire station location was determined after thorough town meetings and an analysis of suitable sites.
– Concerns about Eubanks Road Extension were raised, but the road plan aligns with the town’s comprehensive transportation strategy.
[1:48:16](https://www.youtube.com/watch?v=0Or9dXem_uU&t=6496) Discussion on the proposed fire station location and its impact on safety.
– The evaluation emphasized the need for the station based on travel time and fire rating science.
– Collaboration between the fire department and planning staff confirmed support for the proposed site.
[1:50:18](https://www.youtube.com/watch?v=0Or9dXem_uU&t=6618) Discussion on site planning and upcoming small area plan meeting.
– There is a proposal for a park area that serves both public use and firemen exercise.
– Clarification sought on the timing of the current proposal versus the scheduled small area plan meeting.
[1:55:19](https://www.youtube.com/watch?v=0Or9dXem_uU&t=6919) Addressing community needs through land contributions and transportation enhancements in Pittsboro.
– The project contributes 7.9 acres for fire safety and provides additional park space to meet local community needs.
– The developer expands the right-of-way for Ubank Road from 60 feet to 100 feet, anticipating future town requirements.
[1:57:26](https://www.youtube.com/watch?v=0Or9dXem_uU&t=7046) Discussion on affordable housing contributions and concerns about 5,000-acre area plans.
– The rationale for balancing affordable housing with community contributions was debated, with stakeholders emphasizing public good.
– Concerns were raised regarding the size of the proposed 5,000-acre area plan, questioning its classification as ‘small’ compared to previous plans.
[2:01:43](https://www.youtube.com/watch?v=0Or9dXem_uU&t=7303) Discussion on affordable housing challenges and zoning flexibility in Pittsburgh.
– The elimination of multifamily housing impacts the availability of affordable options, highlighting developer efforts to address housing needs.
– Concerns were raised regarding high housing costs, urging the need for more accessible affordable housing alternatives.
[2:04:03](https://www.youtube.com/watch?v=0Or9dXem_uU&t=7443) Discussion on zoning designations and future road extension plans.
– The track is designated for traditional neighborhood infill and employment mixed use zoning types.
– Connectivity to South Village is emphasized with options for the Banks Road Extension being considered by town staff.
[2:08:04](https://www.youtube.com/watch?v=0Or9dXem_uU&t=7684) Discussion on Scenic Overlay District and residential buffer requirements.
– Mr. Sanchez outlined the proposed buffer zones, including a 50-foot buffer along USI 64 and a 30-foot buffer between developments.
– The conversation addressed affordable housing, exploring flexibility in placement, suggesting it can be located within a mile rather than strictly on-site.
[2:10:08](https://www.youtube.com/watch?v=0Or9dXem_uU&t=7808) Discussion on affordable housing conditions and fire department concerns.
– The board approved adding a condition for 7.5% affordable housing, mirroring previous project requirements.
– Concerns were raised about delays in fire department response times, highlighting the importance of efficient emergency services.
[2:15:10](https://www.youtube.com/watch?v=0Or9dXem_uU&t=8110) Discussion on affordable housing project and community needs.
– Commissioners express frustration over the timing and communication regarding the affordable housing project.
– A motion to continue the public hearing until the small area plan is approved is discussed among the commissioners.
[2:17:27](https://www.youtube.com/watch?v=0Or9dXem_uU&t=8247) Discussion on project density and connectivity concerns in Chatham Park.
– Clarification needed on the definitions and acreages related to Banks Road and its uses.
– Importance of connectivity for new residents to access the rest of town by walking and biking.
[2:22:21](https://www.youtube.com/watch?v=0Or9dXem_uU&t=8541) Discussion on land use and density in development plans.
– Smart growth emphasizes utilities and connectivity as essential components for development.
– The land use plan designates areas for employment mixed use and traditional neighborhood development, clarifying misconceptions regarding conservation.
[2:25:15](https://www.youtube.com/watch?v=0Or9dXem_uU&t=8715) Postponement of the Southern Small Area Plan vote until February meeting.
– The Southern Small Area Plan is essential for planning development in Chadam Park’s nearby properties.
– The board discusses conditions for affordable housing from Chadam Park investors, which will be integrated into future plans.
[2:30:30](https://www.youtube.com/watch?v=0Or9dXem_uU&t=9030) Discussion on map amendment for Powell Place development.
– Petitioner Jody Li discusses transferring 150 unused residential units to the mixed-use area.
– The mixed-use portion is designated for 500,000 square feet, including 150,000 square feet for hotel development.
[2:43:25](https://www.youtube.com/watch?v=0Or9dXem_uU&t=9805) Discussion on housing proposal addressing community concerns.
– Proposal aims to enhance housing diversity and add units to Pittsboro.
– Concerns over alley width resolved by eliminating driveways and adding a buffer zone.
[2:47:22](https://www.youtube.com/watch?v=0Or9dXem_uU&t=10042) Discussion on landscape preservation and residential unit planning.
– Significant trees at the entrance are preserved while integrating new residential units.
– Updated traffic analysis accounts for existing and planned commercial developments and infrastructure improvements.
[2:49:27](https://www.youtube.com/watch?v=0Or9dXem_uU&t=10167) Discussion on commercial development and traffic considerations in the area.
– Residents were attracted to Power Place due to promised commercial offerings; the current proposal aims to enhance this aspect.
– Adjustments to the 2003 agreement include updated traffic studies which factor in new developments and their implications on local traffic flow.
[2:55:02](https://www.youtube.com/watch?v=0Or9dXem_uU&t=10502) Discussion of financial performance indicators and budget tracking concerns.
– The FPICs are flags for municipalities, not audit findings, aimed at tracking financial history.
– Concerns raised about fund balance appropriation related to capital purchases and overspending in specific categories.
[2:57:00](https://www.youtube.com/watch?v=0Or9dXem_uU&t=10620) Discussion on fiscal audits and planning board appointments.
– Fiscal audits tracking expenditure patterns; concerns over consistent fund balance use for operating costs.
– Approval of Connie McAdams as a planning board member; her qualifications and commitment to the town highlighted.
[3:07:19](https://www.youtube.com/watch?v=0Or9dXem_uU&t=11239) Discussion on financial allocations in January 2025 meeting.
– Detailed review of budget proposals affecting community projects.
– Evaluation of previous financial performance and future forecasts.
[3:46:46](https://www.youtube.com/watch?v=0Or9dXem_uU&t=13606) Meeting adjourned after a brief discussion.
– The board confirmed the transition from closed to open session.
– A motion to adjourn was moved, seconded, and passed unanimously.