By Gene Galin
Pittsboro, NC – As Pittsboro prepares for a significant decision regarding the Chatham Park South Village Small Area Plan, Town Commissioner John Bonitz sheds light on the complexities surrounding this ambitious project. With a history dating back to 2014 and the potential for long-term impacts on the community, Bonitz discusses the implications of the proposed 5,000-acre plan, fiscal responsibility, and the importance of thoughtful urban planning in a conversation that resonates with residents concerned about the future of Pittsboro. [This is part 1 of a part 2 series]
The Genesis of Chatham Park
The Chatham Park project, a monumental development initiative in Pittsboro, has been a topic of heated discussion since its inception in 2014. The project was officially codified when the town board approved a Planned Development District (PDD) that allowed for the construction of up to 22,000 residential units across 7,200 acres. This ambitious plan aimed to transform the region into a thriving community, but it also raised significant concerns among residents regarding infrastructure, environmental impact, and fiscal responsibility.
Bonitz, who has served on the town board for a decade, emphasizes the importance of understanding the historical context of Chatham Park. “History is important,” he states, reflecting on the evolution of the project and the decisions that have led to the current proposal for the South Village Small Area Plan.
The Small Area Plan: A Closer Look
The Small Area Plan is designed to provide a framework for the development of specific sections within the larger Chatham Park project. According to Bonitz, the original master plan outlined 27 sections, each intended to be developed incrementally. The master plan laid out a framework for development that included the 27 sections, each requiring its own small area plan. This approach allows for adjustments based on lessons learned from previous developments, ensuring that community feedback is integrated into future planning.
Bonitz noted that the North Village was approved as a 2,200-acre small area plan, which set a precedent. Now, the investors are asking for a 5,000-acre plan for the South Village, which effectively eliminates the opportunity for iterative learning and improvement that the original framework intended.
However, this recent proposal for a 5,000-acre small area plan has sparked controversy. Bonitz points out that this request, which encompasses a significant portion of the remaining land, deviates from the original intention of having multiple smaller plans. If the developer can lump all 16 sections into one small area plan, then they’re pretty much done with any other opportunities for any other sections, highlighting the potential loss of flexibility in future development.
This consolidation raises significant questions about the future of Pittsboro. If the South Village plan is approved as a single entity, it could limit the town’s ability to adapt to changing conditions and community needs over the next 30 to 40 years.
The Implications of a Single Approval
The upcoming vote on November 10th represents a critical juncture for Pittsboro. If approved, the small area plan would be the last legislative decision made on the Chatham Park project for the next 40 years. Bonitz warns that this could lead to unforeseen consequences for the community, as future boards may lack the ability to adapt to changing needs and challenges. “Our successors could look back at us and curse our names,” he remarks, underscoring the weight of the decision at hand.
Fiscal Responsibility and Urban Growth
One of the central themes of Bonitz’s discussion is the relationship between urban growth and fiscal responsibility. He emphasizes that communities that expand outward, or “sprawl,” often face increased costs associated with maintaining infrastructure and services. “Residential development almost never pays enough taxes to cover the services it consumes,” he notes, raising concerns about the long-term sustainability of such growth patterns. Bonitz advocates for a more thoughtful approach to urban planning, one that prioritizes vertical growth over horizontal expansion.
Community Concerns and Future Considerations
As the town prepares for the vote on November 10, community members have expressed a range of concerns, particularly regarding the impact of rapid development on local infrastructure and services. As Pittsboro navigates the complexities of the Chatham Park project, residents have expressed a range of concerns, particularly regarding traffic congestion, stormwater management, and property taxes. Bonitz acknowledges the challenges posed by rising property values and the impact on residents, especially those on fixed incomes. He emphasizes the need for the town to balance growth with the preservation of its rural landscape, which many residents cherish.
This dynamic has led to a growing awareness among residents about the potential long-term consequences of unchecked growth. Many are concerned that the approval of a large-scale plan without adequate safeguards could lead to higher taxes and diminished quality of life.
A Call for Thoughtful Planning
As the Pittsboro Town Board approaches a pivotal vote on the Chatham Park South Village Small Area Plan, commissioner John Bonitz shared insights that serve as a reminder of the complexities involved in urban development. The decision made on November 10 will have lasting implications for the community, shaping the future of Pittsboro for decades to come. John encourages residents to engage in the conversation, voicing their concerns and perspectives as the town navigates the balance between growth and sustainability.
Watch on YouTube – Discussion with Pittsboro Town Commissioner John Bonitz @ Chatham Park South Village SAP – 11.2.25
Pittsboro Commissioner John Bonitz Discusses South Village Small Area Plan
00:16 Discussion on the South Village small area plan in Pittsboro.
- John Bonitz highlights the importance of community engagement in the development of the South Village area.
- The conversation includes the history of planning efforts dating back to 2014 and addresses community concerns.
02:48 John Bonitz reflects on his decade of service as a Pittsboro town commissioner.
- He was inspired to run for town board by influential community members, including a former Marine and town manager.
- Bonitz emphasizes his passion for local agriculture and community concerns, advocating for initiatives like using local foods in schools.
05:16 Fiscal responsibility is crucial for town services and growth management.
- Maintaining a balanced budget ensures essential services like police, fire protection, and infrastructure upkeep.
- The Chatham Park project approved in 2014 increased residential density, impacting future town growth and fiscal planning.
08:21 The Chatham Park master plan includes 27 sections for tailored development.
- Each of the 27 sections will have small area plans allowing for design modifications based on public feedback and past lessons.
- Traffic and stormwater management are significant concerns, influencing the planning and approval process for the North Village’s 2,200 acres.
11:22 Discussion about the implications of a larger small area plan in Chatham Park.
- The board previously approved a 2,200-acre small area plan, but developers are now proposing a 5,000-acre plan, raising concerns about its appropriateness.
- This new larger plan may hinder learning and improvement opportunities from the initial phases of development, as it consolidates multiple sections into one plan.
14:08 Discussion on Chatham Park’s South Village Small Area Plan’s impact on future developments.
- The upcoming vote on November 10th could finalize the development plan for the next 40 years.
- Elected officials aim to collaborate for community interests while addressing concerns about taxes and property values.
16:52 Pittsboro faces tax rate increases due to rising property values and limited income concerns.
- The town’s tax rate is set by the commissioners, but county budget decisions also affect overall tax bills.
- Increasing property values are causing significant tax bill hikes, impacting residents, especially those on limited incomes.
20:04 Balancing growth with environmental and fiscal responsibility in Pittsboro.
- Residents demand essential services like trash pickup and police protection while valuing rural landscapes.
- The Chatham Park project poses long-term planning challenges, warranting cautious consideration of future impacts.