Despite fierce public backlash, developers of the Triangle’s largest master-planned community, Chatham Park, got the greenlight for their 5,000-acre “small-area plan” on an undeveloped tract inside the park.
On Monday night, the town’s Board of Commissioners voted 3-2 to sign off on the 151-page proposal for South Village, a section inside the larger 8,500-acre master-planned community under development along U.S. 15-501 and U.S. 64. It’s on the east side of Pittsboro, roughly 30 miles west of Raleigh.
In 2015, the town approved Chatham Park’s rezoning request and master plan, but small-area plans, also known as SAPs, must be submitted and approved as the project gets built.
The proposal by Chatham Park Investors (CPI), led by Cary-based Preston Development, consolidates 16 areas into a single group — making it twice the size of the park’s initial North Village plan. The firm, co-founded by Tim Smith and Julian “Bubba” Rawl, argued it ensures “best land-use practices” and helps private utilities plan for such things as roadways, electricity, gas, and fiber for data and telecommunications.
By 2045, the park is expected to add 60,000 residents, 22,000-plus homes and 22 million square feet of business, medical and commercial construction to the area.
But opponents called CPI’s latest move a “power grab.” Some 30 residents lined up to speak against the proposal during the six-hour meeting, which was streamed live on YouTube. They argued it effectively circumvents the process for “public input, flexibility and accountability.”
“You’re giving up leverage by approving all 16 sections at once,” said former Chatham County Board of Elections member Mark Barroso, who was among those pushing back. “If they screw up first one, you can’t hold them accountable in the next 15.”
Vickie Atkinson, founder of Chatham Climate Action Network, or CCAN, also voiced concerns. She cited the town’s “red-hot” pace of development and the project’s lack of affordable housing.
In June, the group started an online petition, arguing for what has been the status quo: multiple, phased SAPs that can be “adapted over time” in response to environmental, economic and population changes. They’ve collected over 1,000 signatures online and on paper.
“This board stands at a crossroads tonight,” she said. “Do you want to be remembered for closing the door on future oversight?”
But in the end, they failed to sway the board, even with the planning board’s unanimous decision not to recommend. The board also voted down a motion to delay in a split decision. The charged ruling came just a week after municipal elections where Pittsboro’s growth pressures — particularly from Chatham Park — became a central theme.
“We’re getting so much from this developer,” said Commissioner John Foley just before he cast his vote in favor.
He pointed to Chatham Park’s contributions to the town. Among them: a new $26 million YMCA facility, affordable housing, infrastructure and wastewater improvements, and 1,200 acres of extensive parks and open space.
“I’d rather have this development with its density problems,” he added. “They’re planning it correctly.”
But those sentiments triggered a swift expletive-laced outburst from the audience. Foley acknowledged the disturbance, but moved swiftly to the vote.
Mayor pro tem Pamela Baldwin and commissioner J.A. Farrell joined him voting in favor, while commissioners John Bonitz and James Vose voted against the controversial proposal.
What’s in store
Established in 2008, Chatham Park is divided into three small areas or “villages.” Each village has its own SAP with phases designed to “improve, preserve and regulate it.”
In October 2021, Pittsboro’s Board of Commissioners approved the park’s North Village plan, which covers 2,500 acres north of U.S. 64. Construction is underway.
The second district, South Village, sits west of the Haw River and south of U.S. 64 Business East and can now move ahead.
South Village’s latest SAP is the eighth version hashed out over the last year with town staff. According to plans, CPI is planning to bring over 15,000 housing units and more than nine million square feet of non-residential development to the district.
It will be developed in seven phases, spanning from 2028 to 2052. The plan covers a wide range of land uses, including residential, retail, and research and development.
As part of recent changes, Chatham Park and town representatives have agreed to meet regularly over 48 “section-design plans” covering up to 40 acres.
Before the vote, Pittsboro planning director Theresa Thompson reiterated that the board would retain “legislative authority.”
“The small area plan’s [process] is what’s going to be required for the section-design plan,” she said. That includes a two-week public-comment period where staff would work with a board liaison to review and discuss plans “from the beginning all the way to the time that it’s presented.”
‘At a crossroads’
In addition to Chatham Park, over two dozen development projects are already in the pipeline for Pittsboro, including Disney’s Asteria community.
The pending population explosion is putting pressure on the town of 5,000 people to shore up its downtown business district, create spaces for arts and cultural offerings, and build out the infrastructure needed to handle more traffic and stormwater runoff.
In the meantime, the board is facing a shakeup.
On Nov. 4, Candace Hunziker and Tiana Thurber were voted in, running on a platform to better navigate the town’s rapid expansion.
They will be sworn in during the board’s December meeting, as they join sitting commissioners John Bonitz, J.A. Farrell and John Foley. Mayor pro tem Pamela Baldwin and Commissioner James Vose did not run for reelection. Mayor Kyle Shipp will return for a new four-year term.
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