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Chapel Hill going gung ho for density

Posted on March 12, 2009 by Staff

By Julie McClintock

Citizens are reacting strongly to recent high-rise redevelopments and possible future approvals throughout our vanishing village. East 54, Greenbridge, Grove Park and Woodmont are approved, while Glen Lennox and the Altmueller property are on the horizon. Each is proposing high-rise-intensive (i.e., dense) new or redevelopment of cherished space. If this trend continues, we will lose what we value as citizens of a true college town.

New development and redevelopment can utilize good design, grace, scale and creative traffic controls to preserve our town’s character. But that’s not what is happening. The unintended consequences of recent attempts at density are tall buildings that shut out sunlight, safety and traffic problems, air pollution from more cars, unimaginative design and a failure to protect existing residential neighborhoods. As an example, the massive and mushrooming East 54 and Greenbridge buildings have altered the character of their surroundings, underscoring that scale and design are crucial to maintaining a sense of community.

Town leaders articulate three reasons for increased density: saving green space, promoting transit and providing affordable housing. First, by increasing density we are “saving” green spaces in Orange County. At a recent forum on density, UNC planner Bill Rohe pointed out that high-density projects create green space through a system of density credits whereby real green space is saved outside of town limits. In Chapel Hill, we sacrifice our quality of life without conserving natural areas.

A second rationale is that density hypothetically promotes public transit. However, replacing lower-cost housing with more expensive condos (such as at Meadowmont and as proposed at Glen Lennox) is likely to reduce bus ridership. The higher the income, the less likely the person is to ride a bus. East 54 was approved to serve as a hub for a future train station. Now here’s where we depart from reality: Rail service is more than 20 years away and anything that far into the future is not something to count on. In the very long meantime, we can count on more cars in town causing unmanageable gridlock, especially when Carolina North (the size of The Streets at Southpoint) is built.

Increased affordable housing is a third reason given to approve greater density. The town requires 15 percent affordable units in any new housing development. During redevelopment (such as a Grove Park and Glen Lennox) lower-priced rental units are replaced by high-end condos, with the unintended consequence that there is a net loss of affordable housing. Taxes go up too. In effect, we are losing mid-priced housing and the diversity we value, the opposite of what we desire.

To implement higher densities, the town council has approved a zone to triple development intensity – the R-SS-C floating zone. Recently, the council voted to apply the new zone only to downtown, where it was used to approve high densities for Grove Park.

However, a developer has asked the council to approve high-priced condos for Aydan Court, located on the edge of the town limits, nowhere near downtown. This parcel, next to a fragile wildlife impoundment, is especially inappropriate for density. Aydan Court would violate steep slope and conservation ordinances. On March 16, the council is looking again to amend the zone to apply to this project, and it would then apply anywhere in town. No matter where you live, this zone could end up next door.

It is becoming clear that the council needs to test assumptions behind recent decisions. We are using poorly thought out reasons to justify density, without a comprehensive examination of where it belongs. The effort must include public participation about how our town is to grow. The price is high – we could damage our quality of life by making decisions that will impact us forever. It’s time to stop and think about what is happening to our town.

Julie McClintock is a former Chapel Hill Town Council member and a member of the steering committee of Neighborhoods for Responsible Growth.

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