COMMUNITY SPOTLIGHT:

A CHANGING LANDSCAPE
Managed growth key to Chapel Hill, Carrboro communities

by Bill Stockard

Chapel Hill and Carrboro are growing up — literally. Recent development in these towns is showing a shift from traditional, low-rise structures to multi-story, mixed-use developments.

Planners and developers say that because they’ve almost run out of vacant, buildable space, it makes sense to build vertically, thus avoiding the extension of new water and sewer lines. New developments are springing up along existing transportation corridors, feature underground parking or decks, and are designed to help increase walkability in the community.

J.B. Culpepper, the Town of Chapel Hill’s planning director, says such ideas are consistent with the town council’s goals and the town’s official comprehensive plan. The urban services boundary limits how far Chapel Hill can expand into the rural buffer.

“We’ve known for a long time that we’re not growing out, so we have to grow up,” Culpepper says.
“Sometimes there are competing objectives, so we’ve had to find the balance — to be transit-supported, walker- and bike-friendly, and respectful of existing neighborhoods and the environment.”

Growth on tap
There are several developments currently under construction or in the planning stages. Greenbridge, which is being built on West Rosemary Street behind Crook’s Corner, will feature 35,000 square feet of commercial and retail space and 98 residential units in two buildings — one at seven stories and the other at 10 stories; the site will include two levels of underground parking.

East 54, currently under construction along N.C. Highway 54 East across from Meadowmont at the former site of University Inn, will feature approximately 240,000 square feet of commercial and retail space, a Starwoods Aloft Hotel, and 180 residential units, with a maximum height of six stories.

140 West, which will be developed at the existing site of parking lot 5 on West Franklin Street across from University Square, will feature 30,000 square feet of commercial and retail space on its lower level, 140 residential units on upper levels, and a parking deck.

300 East Main, which will be constructed on approximately five-and-a-half acres at the existing site of the ArtsCenter and Cat’s Cradle in Carrboro, will feature 350,000 square feet of retail, restaurant, and office space in five-story buildings, as well as a 150-room hotel and new homes for the two relocated businesses.

Roger Perry, owner of East West Partners and developer of East 54, knows something about walkable communities. The company’s other developments include Meadowmont and Durham’s Woodcroft.
“I wouldn’t consider them high-rise — they’re more mid-rise,” he says of East 54’s six-story maximum.

Added value
Growing upward is designed to help increase the town’s potential revenue base because more commercial property can be included with residential development. According to Perry, most communities can rely on commercial property to compose about one-third to half of their tax base. In Chapel Hill and Carrboro, it’s closer to a ratio of 85 percent residential to 15 percent commercial.

“Chapel Hill and Carrboro drew an urban services boundary and stuck to it,” he notes. “That pretty much mandates infill or redevelopment.”

Dwight Bassett, Chapel Hill’s economic development officer, says the average resident pays 76 cents for every $1 of service demand created by living there. However, the average commercial taxpayer pays $4.26 for every $1 of service demand, so providing more space for commercial taxpayers can be valuable.

“Increasing the commercial property tax base would lessen the burden on residents who live there,” Bassett says.

George Cianciolo, chair of the Chapel Hill Planning Department, says there’s been no question whether the town would continue to grow, but rather by how much and how quickly.

“How do we grow? What do we do with the remaining land? Even if we don’t grow, taxes will still go up because the cost of running the town will still go up, so the idea of growing up is not necessarily a bad one,” he says.

Despite a lengthy public comment period offered by the town and developers, Cianciolo says some residents recently raised alarms when they saw the new construction under way.

“There is a shock of missing what was once there — it was open with trees, and now there’s construction,”Cianciolo says.

“Once the landscaping settles in and there’s vitality there, I think it will be different,” he adds. “People fear the unknown, but I think they’re going to love it.”

Going green
Many of the new developments will feature such environmentally friendly features as green-roof technology to capture stormwater, high-tech heat pumps, recycled local construction materials and reduced impervious surfaces from parking lots. Developers are striving to meet or exceed Leadership in Energy and Environmental Design (LEED) standards adopted by the U.S. Green Building Council.

John Richardson, Chapel Hill’s sustainability officer, cites the town’s goal of reducing municipal carbon emissions by 60 percent by 2050.

“With some of these high-rise developments, it’s great to see that not only are they bringing a new project in, but they also are being cognizant that energy reduction and efficiency are things that this council wants to see,” he says.

The environmental benefits will continue once the new communities are established, according to Tim Toben, a partner in the Greenbridge development.

“We’re building where it’s already developed, and Chapel Hill really needs more vibrant, inner-city activity where people don’t need to use their vehicles to get to and from work,” he says.

“It’s designed to be more environmentally sensitive and stimulate urban development,” Toben adds. “It’s the kind of project that we think will be the future of construction.”

Chapel Hill and Carrboro also have taken deliberate steps to keep development out of the rural buffer. Roy Williford, Carrboro’s planning director, says water and sewer would be extended only to the buffer in case of emergency.

“That limits expansion and suburban sprawl,” he says. “It gives some reliability of where the boundaries of the community will be, and provides incentive to build up rather than out.”

Laura Van Sant, a partner with Main Street Partners, which will develop Carrboro’s 300 East Main, says it was important to look at what currently is in town and how it can exhibit more efficient land use.

“It makes sense to look at the downtown, where there’s a better infrastructure for building … and to build at these cores so we don’t end up with sprawl, like Atlanta,” she says.

“We want to make good use of the property and not just provide a place where someone can put their cars.”

Portions of the new residential properties must be set and deemed affordable, which is defined as income not exceeding 80 percent of an area’s median income. The Town of Chapel Hill requires that any rezoning request with a residential component must incorporate at least a 15 percent affordable housing feature, and some already have exceeded that minimum.

The town also has established the Sustainable Community Visioning Task Force comprised of citizens who advise the town council on issues of design, timing, scale and appropriate location of higher-intensity, mixed-use sustainable development along major transportation corridors in Chapel Hill.

Cianciolo says the town could see more multi-story, mixed-use developments along existing corridors such as Martin Luther King Jr. Boulevard, U.S. Route 15-501 and at the current Glen Lennox property near Highway 54, but with the same environmental consciousness.

The town also is revising its tree ordinance in a way that is designed to further protect trees, while future multi-story developments will follow a pattern of having higher-story buildings located farther from the road.

“As with before, there will be plenty of opportunities for citizens to come out and speak,” Cianciolo says.
“Development will continue to be done with a sensitivity to neighborhoods,” he adds. “That’s why we need people to talk to us.”

Bill Stockard is a freelance writer based in Durham.

To learn more

Merge Records is located along Chapel Hill Street in downtown Durham. The independent record label offers full-stream samples of its musicians online, as well as more information on its upcoming five-day festival in the western Triangle. To learn more, call (919) 688-9969 or visit www.mergerecords.com.

DURHAM UPDATE:

LOCAL FARE
Durham Farmers Market celebrates 10 years

by Danielle Jackson

Over the past three years, there’s been a national push to eat local and shop at area farmers markets. The public has responded, leading to a number of local markets popping up throughout the Triangle.

And while there are many new ones on the block, some — like the Durham Farmers Market, which celebrates its 10th anniversary this year — have become traditions.

Almost 3,000 residents visit the market each week during the height of summer. The producer-only market — held each Wednesday and Saturday at the Pavilion at Durham Central Park on Foster Street — offers locally grown fruits and vegetables, meats, eggs, fresh-cut flowers, potted plants, artisanal cheeses and breads, home-baked pies, handmade chocolates, locally cultivated honey, preserves, wines, handmade soaps, pottery, jewelry, and artwork. This year, the market features approximately 60 vendors within a 70-mile radius of Durham.

“Everyone who sells at the market grows, makes or raises everything that they sell,” says Erin Kauffman, market manager.

Market mainstays
Many of the Durham Farmers Market’s vendors — including Emma’s Desserts, Flat River Nursery, Gypsy Lane Farm, Maple Spring Gardens and SEEDS Community Garden — have been selling there since its beginnings. This season, the market is adding six new vendors, including one selling mushrooms, another selling wool and lamb, and a baker featuring fresh breads.

While not every vendor sells organic fare, farmers disclose how they grow their foods and many utilize sustainable practices. All meat is free-range and processed in USDA-inspected facilities.

“At the market, many people are looking for grass-fed and free-range meats sold here, as well as those that are antibiotic- and hormone-free,” Kauffman says.

“The great thing is that vendors are happy to answer questions about how they raise their produce, and you can ask exactly how things are grown,” she adds, noting that the Carolina Farm Stewardship Association’s farm tours also allow people to visit the market’s many farms.

In the height of the summer months, top items include strawberries, blueberries, blackberries, tomatoes, eggs, green beans, cabbage, cantaloupe, corn, cucumbers, eggplant, okra, field peas, green peppers, squash, watermelon and sweet potatoes.

This summer, the market will host a tomato tasting in July and is planning a watermelon festival in August. It’s all part of its goal of offering the highest-quality items for local residents.

“People seem to be more aware of the benefits of eating locally grown food,” Kauffman notes.

“They’re more tuned in to how it’s good for their bodies, the community and the planet,” she adds. “We do our best to offer a positive experience for people and to maintain these high-quality products. Plus, it’s a fun place to be on a Saturday morning.”

Danielle Jackson is editor of Fifteen501, Wake Living and Triad Living magazines.

Market tips

To get the best out of your experience at Durham Farmers Market, it’s best to do the following:

• Bring sturdy, environmentally friendly shopping bags or baskets to carry purchases.

• Carry small bills to make it easier for vendors to give change.

• Get there early for the best selection, or arrive after 10 a.m. to avoid the morning rush.

• If bringing your dog, keep him or her on a short leash less than 4 feet long.
• Because it is outdoors, prepare for the elements.

• Ask each vendor plenty of questions about the items you’re purchasing, including how they’re grown and whether they’re organic.

The year-round Durham Farmers Market is held from 8 a.m. to noon Saturdays and from 3:30-6:30 p.m. Wednesdays in summer and fall at the Pavilion at Durham Central Park on Foster Street. To learn more,
call (919) 667-3099 or visit
www.durhamfarmersmarket.com.