Town Council members weigh in on proposed development at 860 Weaver Dairy Road

GOVERNMENT

By Adam Powell
Correspondent

CHAPEL HILL—On the evening of Wednesday, September 11, the Chapel Hill Town Council returned following its three-month summer break. At its first meeting of the fall, the elected officials got to review a concept plan for a large-scale development proposed at 860 Weaver Dairy Road by EB Capital Partners. The project would include a mixture of residential and retail uses and interconnectivity to local transit and greenways.

According to the developer’s concept feedback notes that it presented to town officials, the project will consist of 140 to 220 homes, which would allow for as many as 21 to 33 homes to be designated for affordable housing.

A wide range of housing options is planned, including studio and three-bedroom apartments for rent and residential units for sale with two—to four-bedrooms. The developer is also proposing retail capacity along the center area of the proposed development.

The property runs parallel to a segment of I-40 to the immediate north of Weaver Dairy Road, effectively sandwiched between the two roadways. EP Capital Partners is requesting some flexibility from the town to utilize some of the existing freeway buffer for a proposed parking deck on the site. The developer acknowledged hilly topography throughout various site areas, which will create a bevy of challenges during the construction phase.

Council member Amy Ryan expressed concerns about possible flooding and stormwater runoff on certain site portions. Due to the site’s hilly topography, there are affected areas downstream. Town officials such as Ryan are looking to avoid exacerbating the residents’ issues if this development comes to pass.

“If you look at that gray area down at the bottom of this map, those are the areas that are flood-prone,” Ryan said. “There is a lot of flooding in this area, and so I think we have to be really careful. I’m hoping when/if this (concept plan) comes back to us that we get a really robust analysis from our stormwater folks about what we’re doing and if that’s going to be adequate to solve the problem. Because there really are downstream: people who have current problems, and we don’t want to be making those worse.”

Ryan supports the flexibility of the center section of the proposed project, along with the varying sizes of the available units without the development. She also expressed support for the parking area encroaching on the buffer due to the developer’s commitment to add an extra buffer in other locations.

“I like that you’re thinking about different-size units, especially in the townhome product,
 Ryan stated. “For the ‘for sale’ product, different sizes would be really helpful. And smaller, kind of starter sizes would be really helpful. I’m glad you’re thinking about connectivity. We’ve got so much in the area, and it should be a walkable place. If you want to do Greenway connectivity through the buffer highway; absolutely would support that. I like the idea of you having the townhomes facing the Greenway.”

“I’m fine with that piece of the parking that goes in the buffer. You’re actually kind of increasing the buffering for that building, so I’m fine with that,” Ryan continued. “ A walkway–I’m fine with it. The density–given the constraints on the site and given the fact that you’re offering us multiple kinds of product, I think the density is fine.”

Fellow council member Melissa McCullough echoed many of Council member Ryan’s statements, while expanding on the need to fill the flex space with businesses that will reflect trends within the greater commercial market without leading to wild speculation in the area.

“I’m very pleased with the density, and very pleased with the fact that you’re talking about standards for energy efficiency,” said McCullough. “And I think for the center section where you’re talking about that flex space–I think that we need to be thinking about flexibility of space as times change, as markets change, as you discover what the market will hold there. It might be helpful if you could sort of describe what might be the range of possibilities, and that way we could see what might be the best, what might be the worst. That would give us an opportunity to contain the speculation.”

Council member Karen Stegman indicated she’d like more variety within the proposed mixed-use community.

“We do want density here for all the reasons we’ve talked about, but I also think I would love to see a little bit more variety, like a cottage courts type of situation would make me really, really happy,” Stegman said. “There’s a lot of people who are looking to downsize, or kids that go off to college. You know, starter homes, that kind of thing. We are really hoping to have a standalone of sorts housing unit, and we just don’t have those. So I would really love to see some options there as part of the mix. I also share the concerns about the proximity to I-40.”

Council member Paris Miller-Foushee expressed optimism about the site’s retail potential and indicated that she believes this development will stimulate improved connectivity and transit in the area.

“I just want to add or reemphasize the point about the possibilities of the retail here,” she stated. “I think this could be a really great opportunity to bring in some economic stimulation down in that area. Big thumbs up about the flex spaces and how you’re thinking about that. I think the density here will help with our transit concept plans and increasing that, and also the multimodal opportunities that present themselves as well.”

While council member Elizabeth Sharp agreed with Miller-Foushee’s position about the site’s potential for retail, she did indicate the need for interconnectivity between the retail and office portions of the development.

“The retail–I’m all for it,” said Sharp. “I think that in order to make that retail viable, it’s absolutely critical that you would be able to connect it to the office space next to it. That kind of goes into making that functional green space. It worries me a little bit that it’s so divorced from anything other than the offices right in front of it and the residential stuff to either side of it. It’s a little bit hidden back there. Some creative thinking about how that retail space becomes attractive to small businesses or any businesses (will be crucial), just because it is pretty tucked back (in there).”

Council member Theodore Nollert sympathized with residents who may be affected by the development and future construction at the site while expressing general support for the project.

“I certainly understand the impact that disruption has on residents, and am familiar with what that feels like,” Nollert stated. “I find this a very exciting project. I think it meets a number of needs. It fills gaps; filling gaps in a coherent, accessible, attractive way, is what complete community is about. And I think that this project is clearly designed with that in mind. So I find that very appealing about it.

“My thinking is always a 30-50 year time frame,” continued Nollert. “And so when I look at the density, I think there’s room for more density. Because if the bus rapid transit goes well, and if the growth that we are anticipating in this state continues on the trajectory that it is on, any intention that we have of preserving green space and making good use of land depends on Chapel Hill being the thing that densifies, rather than Orange County being the thing that sprawls outwards endlessly. So I think that making use of what we have in the town is not only part of our responsibility, but part of our opportunity to make this an exciting place to live.”

Council member Adam Searing addressed concerns about stormwater and green space on the concept plan and also indicated his concern about a couple of older duplex communities adjacent to the proposed development.

“I guess my wish is, when we see this coming back -(echoing some of my other colleagues) that we have a very clear plan for what’s going to happen with the stormwater; I think that’s critical,” Searing said. “Green space is really important to me and I would like to see, as part of this plan coming back, how is that green space going to be used? When you go back there, there are many places that you are not going to be able to use. And so when you say, well, we have the screen space for people to use, but if it’s just a mud swamp, it doesn’t make much difference to the people who live there.”

“So I would like to see it clear on the stormwater and clear on how we’re going to use the green space that’s there (when the concept returns),” continued Searing. “I would also like to just sort of speak up a little bit for a couple of the older duplex and townhome developments that are just south of your site; those are some of our more affordable duplexes and townhomes and in the community right now. And I think I would like to see a little more consideration. They are very, very, you know, communities with lots of trees in them.”

Council member Camille Berry reiterated some of her colleagues’ concerns about stormwater runoff and future density while also addressing issues about the possible utilization of the freeway buffer for parking.

“I don’t hear strong opposition from my colleagues at this point, but I would like to hear from staff more about that buffer for the interstate, (and) are we comfortable with that (using it for parking)?” stated Berry. “With the goal for having the bus rapid transit in place by 2029, are we getting to the level of density there to help the town with viability?

“The stormwater concern–I know that my colleagues have already said this, but I live in that area,” continued Berry. “I drive in that area. I’ve been invited to go see the yards of neighbors. Which direction are we going (with stormwater)? Are we traveling on Weaver Dairy, towards Irwin (Road)? Is that traveling east? But we’re going downhill, and we have rapids sometimes coming through there.We do, and I am concerned.”

Mayor Jessica Anderson concluded the public officials’ comments on the matter by expressing overall optimism about the development’s prospects.

“I think this is a great spot for infill,” stated the mayor. “I am fine with the density. I don’t have a sense of how big the big building feels. Are there ways that you could build ‘up’  instead of having it be as large? But again, I’m really open to that being a great place. That’s mostly what I care about. I think this really does offer a lot of opportunity to connect to different places.”

Mayor Anderson hinted to EP Capital Partners that the town would likely be okay with using some sections of the freeway buffer for parking, and that the density appears appropriate. If the developer can assure stormwater mitigation to the satisfaction of town leaders, the project would seem to be a “go” when it comes back before the council, likely sometime in 2025.

“Can you use the interstate buffer? Yes,” added the mayor to the developer. “Is the density appropriate? I heard from the majority, yes. Can we get potential uses with goals and parameters for that center section? I think the majority said yes. “I can assure you that there will be many processes about stormwater and traffic, and we will make sure that folks are notified and that people know how the conversation is moving.”

“You will not be approved if you don’t manage the stormwater and that you’re not letting more stormwater come off the site than it is now,” added Anderson. “So I think our process will take care of some of those things, and obviously being really intentional about the stormwater in the places that are of greatest concern, certainly, and being mindful of that certainly is a good idea.”

Adam Powell is a reporter on local news and sports and an education communications professional. A 2001 graduate of UNC-Chapel Hill, Powell has served as managing editor of multiple local publications, including the Mebane Enterprise, News of Orange County and TarHeelIllustrated.com. The public information officer for Rockingham County Schools in Eden, N.C., Powell is the author of four books and lives in Mebane with his wife and two children. This reporter can be reached at: Info@TheLocal Reporter.press