By Gene Galin
Pittsboro, NC – As Pittsboro prepares for a significant population influx, Town Commissioner John Bonitz addresses concerns surrounding the ambitious Chatham Park development project. With plans to accommodate between 22,000 and 30,000 residential units, Bonitz emphasizes the need for thoughtful urban planning that balances density with community values. We finished up our conversation on Sunday afternoon about the South Village Small Area Plan with a quick Q&A session. During this portion of our conversation, John delves into the implications of this growth, the challenges of sprawl, and the importance of creating affordable living options for both existing residents and newcomers.
The Chatham Park Development: An Overview
Chatham Park, a large development project in Pittsboro, encompassing 7,200 acres, is poised to change the landscape of the town dramatically. Envisioned as a mixed-use community, the project aims to integrate residential, commercial, and recreational spaces, potentially accommodating a population increase of up to 75,000 people. This ambitious plan has sparked discussions among residents, local officials, and developers regarding the implications for the town’s future.
Understanding the Numbers: Residential Units and Population Growth
The proposed development will feature between 22,000 and 30,000 residential units, raising questions about how such an influx of residents will impact the community. I asked John the question, “What if people don’t want to live on top of one another?” What happens to the long-time residents who cherish the rural character of Pittsboro and Chatham County. Bonitz acknowledges the concerns of residents who fear that high-density living may not align with their preferences for spacious homes on larger lots.
Despite these concerns, Bonitz argues that sprawl—characterized by low-density, single-family homes—can lead to increased taxes and infrastructure costs for the town. He advocates for a more compact urban design that allows for multi-story buildings, where residential units can be situated above commercial spaces. This approach, he argues, not only addresses the housing needs of incoming residents but also preserves the town’s natural beauty and agricultural heritage.
The Case for Vertical Living
Bonitz draws on historical precedents to make the case for vertical living arrangements. “It was only about 75 or 80 years ago that we humans started building sprawl,” he explains. “Either you lived in town or in the city or you lived out in the country and there wasn’t any in between.” He envisions a return to this model, where families can live above their businesses, fostering a sense of community and reducing reliance on cars.
This concept of mixed-use development is not just theoretical; it has roots in successful urban planning models across the country. Bonitz cites examples of towns where multi-story buildings have revitalized downtown areas, creating vibrant neighborhoods that attract both residents and visitors.
Addressing Affordability and Accessibility
One of the critical issues facing Pittsboro as it prepares for growth is the need for affordable housing. Bonitz emphasizes that building up, rather than out, can make housing more accessible for individuals and families with modest incomes. “It’s far more feasible for us to imagine residences that are attainable for folks of modest income if we’re building multi-story units,” he explains.
The challenge, however, lies in balancing the needs of current residents with those of newcomers. Bonitz urges the community to consider the broader implications of growth. He believes that we really have to stop thinking about just what this would mean for us as individuals and think more broadly about the plan for the many, many new neighbors we’re going to have.
Legal Framework and Community Planning
The development of Chatham Park is not without its complexities. Bonitz clarifies that the developers have a legal entitlement to build the proposed number of residential units, stemming from a development agreement approved in 2014. This agreement outlines the parameters for the project, ensuring that it aligns with local zoning laws and community standards.
While some residents have raised concerns about potential violations of property rights, Bonitz reassures them that planning for growth is a standard practice in urban development. “The fact of the matter is that all communities have to plan and we plan for public safety, health and welfare,” he states. “The law is very clear that this is not a taking of private property.”
Community Engagement and Public Input
As Pittsboro navigates the complexities of the Chatham Park development, public input remains a vital component of the planning process. Bonitz encourages residents to participate in upcoming town meetings, where they can voice their concerns and contribute to discussions about the future of their community. There’s a public input session at the beginning of each Pittsboro town board meeting where citizens can voice their concerns and speak for three minutes.
Residents are encouraged to share their thoughts on the small area plan, which serves as a framework for the development. Bonitz advises attendees to arrive early and have their comments ready, as time is limited.
The Future of Pittsboro: A Balancing Act
As Pittsboro stands on the brink of transformation, the challenge will be finding a balance between growth and preservation. Bonitz acknowledges the need for thoughtful planning that respects the town’s history and character while accommodating the needs of a growing population. “If we reach a population of 65,000 to 100,000 people, that’s not just us and our children or grandchildren; that’s new people who are coming here,” he explains.
The decisions made today will shape the town’s landscape for decades to come, and Bonitz urges residents to engage in the conversation about what that future should look like.