By Susan Dickson
Staff Writer
CARRBORO – In a move that could lead to the approval of a mixed-use development with 102 residential units at 500 N. Greensboro St., the Carrboro Board of Aldermen voted 6-1 on Tuesday to pursue possible zoning changes that would allow greater residential density in certain projects.
The proposed project, Shelton Station, is a two-building, 125,000-square-foot development on 2.7 acres at 404, 406 and 500 N. Greensboro St. and 113 Parker St. A three-story building would face North Greensboro Street with 24,000 square feet of commercial property on the first and second floors and residential units on the third floor. A four-story building, set back from the first and running perpendicular to Parker Street, would house 90 residential units with parking below them.
For the project to win approval, the board must first approve a change to the zoning ordinance that would allow greater residential density in the development in exchange for mutually agreed-upon conditions for site and building elements to be met in the project. Conditions outlined in the draft of the zoning change include sustainable-building features, affordable-housing provisions, outdoor amenities and more.
On Tuesday, the board of aldermen voted to draft the ordinance so that it would allow them to approve greater density in certain zones that at present require 3,000 square feet per residential unit. In addition, board members indicated they would like to require projects to include at least 25 percent non-residential development in exchange for the increased residential density.
Board member Jacquie Gist voted against drafting the changes to the ordinance, saying she feared the change could open the door for previously approved developments to request increased residential density while reducing the amount of commercial space.
“I understand that the current market is bad for commercial building, and I understand that the thing you can make the most money off of right now is residential building … but Carrboro’s long-term future cannot be determined by the current economy,†she said.
“We will be left with a downtown full of high density, up to five stories, most likely, of predominantly student apartment buildings,†she added. “If the board continues moving forward, I can promise that tomorrow morning the planning office will be full of developers wanting to revise their permits allowing them to build predominantly residential.â€
Other board members disagreed.
“I just think this is a reasonable tool to have on the books,†board member Dan Coleman said.
Board member Sammy Slade said he felt the zoning change would allow the board the opportunity to leverage sustainable building elements that can’t be included in building code.
“I think if we use it sparingly, it could be a positive thing,†Mayor Mark Chilton said, noting that the board had heard very little opposition to the proposed Shelton Station project.
Nathan Milian, property manager for Carr Mill Mall, said that while he didn’t object to the proposed project in general, he was concerned about the amount of parking included.
“The scale of the project we have issues with, because they can’t provide sufficient parking, and that is a big problem for us,†he said.
Plans include 189 parking spaces for the development.
David Clinton, a member of the Carrboro Planning Board, said he didn’t believe parking would be as big of a problem as some might anticipate, adding that he supported the project.
“I think this development … would bring more shoppers to the area,†he said.
The board will revisit the project at a meeting on Nov. 15.
In other action Tuesday night, the board approved an emergency loan of up to $60,000 from the town’s revolving loan fund for property and businesses owners to repair the private sewer line serving the properties on the south side of East Main Street, from Armadillo Grill to Friendly Barber Shop.
Way to go, Carrboro BOA! Carrboro needs high density development, right at the center of town, just like all other towns have. I am glad they have the vision to do this.
I hope they provide lots of parking on these projects so that it is not a hassle to park.
In December 2007 a town administrator asked the only relevant question requiring an answer to this and other absurd pursuits by Carrboro: that is,
“Is the town of Carrboro controlling development in a way that does not unfairly shift the burden for storm water run-off (a/k/a drinking water contamination) on to its ETJ (a/k/a “extra-territorial jusrisdiction”) farms and rural residents” — so as to ensure a safe and healthy supply of potable water in the future and without bankrupting the area’s farmers in the process?
The answer to this question is: “Absolutely not!”
Area realtors and developers have claimed for at least five years that Carrboro is “built out!” Its continuing pursuit of development is nothing more than gross irresponsibility earmarked by stealing “use rights” from others, both individuals (area ETJ farmers who can’t vote re town policies and laws) and communities, such as Efland (that were late in understanding related issues and the implications of NC policies).
The evidence of the above is indisputable — if only the “town’s toadies” would educate themselves and “get real”!
In the latter I also include the Haw River-based Sierra Club members who haven’t a clue about how towns like Carrboro have planned to exhaust contaminant loading limits for the Jordan Lake watershed at the irreversible expense of NC’s economy, citizens and environment. To do otherwise would be asking for far too much objectivity, intelligence and responsibility.
It has been forecast that, once development projects completely exhaust the significantly reduced contaminant loading allowances of both the Jordan and Falls Lake watersheds, thousands of area farmers will be denied access to potable water, use of fertilizer to grow crops, and the keeping of livestock — the result of recently adopted local laws aimed at acomplishing precisely this.
When? This denial of otherwise constitutionaly-guaranteed rights has already begun. But an upsurge is expected to begin by 2014 — once previously permitted development projects approach completion. And, once urban development has fully exhausted allowable contaminant limits in our watersheds.
Plan on it, TCC! Throughout NC’s 17 Piedmont counties, because of greedy developer interests that have commandeered leadership positions among towns like Carrboro, in the foreseeable future — “No water = No farms = No food!” Be sure to watch how NC’s economy “tanks” as a consequence thereof!
So ask yourself? “How does Carrboro’s leadership plan to feed and supply water for all those for whom it’s currently building homes?”
Answer: “It can’t! Make it someone’s else’s problem!”
The only remaining solution for this tragedy will be for NC to ask the U.S. EPA to “dumb down” federal environmental regulations.
Surely the nearly 200 experts who’ve unanimously testified to NC’s EMC and DENR leaders [between 2009-10] — that no technology exists or is on the horizon that will sufficiently address this inevitable future — couldn’t all be wrong.
Clearly, experts like Deanna Osmund, PhD, who reported that Piedmont region “farms already have reduced fertilizer use to unsustainable levels to guarantee sufficient food” to feed the region’s growing population — can’t be wrong. Dr. Osmud further predicted that it will take NC “decades if not centuries” to repair the damage that urban development and the state’s policies have and continue to impose on our state.
So-o-o, as has been said, “And now you have the rest of the story!”
Sent of behalf of members and supporters of the Southern Orange County Farmers and Land Owners Coalition (SOCFLOC) and the Orange-Durham Cattlemen’s Association