A small group of friends who bonded through dance had a vision about a decade ago to build an arts-focused community where people could age in place while continuing to pursue their passions.
The Triangle Traditional Music and Dance Retirement Society unsuccessfully looked for land in urban areas of Durham and Orange counties. Over a year ago, they found a landowner in southwestern Orange County who wanted to sell.
In February, the Orange County Board of Commissioners will review Fiddlehead Corner, a 55-plus arts community planned for 90 acres at Morrow Mill and Gold Mine Loop roads, off N.C. 54. The society’s newly formed nonprofit Hands Four Development Cooperative bought the land for $1.1 million in 2023.
The plan is to build a compact cluster of 150 single-family homes, duplexes, triplexes and apartments on roughly 30 acres. Up to two family-care homes also are possible, with six beds each for residents who need daily help.
Homes would be sold to people who join the Triangle Traditional Music and Dance Retirement Society and pass a screening for age, income, credit and other requirements. Homes could be sold or inherited, with new owners subjected to the same screening.
Residents of all ages could still live there, as long as the community meets a federal Fair Housing Act requirement of one adult age 55 or older living in at least 80% of the units.
“We wanted to be permeable to people of all ages, because if you’re aging, it’s a healthy thing to be living among people who are younger than you — not be exclusively old folks,” said Edwin Cox, a member of the cooperative.
A private company would maintain the community well and septic, which would be the county’s largest system, county Planning Director Cy Stober said. Fewer than 5% of Orange County’s private wells and septic systems serve an entire community, he said, and the state permits and regulates their construction and operation.
About 60 acres would be undeveloped, including a few creeks and streams. Roughly 11 acres of that land would provide a wastewater drain field, with another 13 acres as backup in case of repairs.
A homeowners’ association would manage common areas, including a 10,000-square-foot community center, central gathering hall, library, classrooms, commercial kitchen, and arts and craft spaces. A workout room and pools are planned.
The commissioners could talk about Fiddlehead Corner on Feb. 4 at the Whitted building in Hillsborough. The meeting starts at 7 p.m.
What makes Fiddlehead Corner unique for Orange County is the mix of housing types and a site design that replicates a town center surrounded by open space, Stober said in an email.
It would also be a suburban neighborhood planted among farms and forests.
Over 18 acres is within a “rural neighborhood activity node” at Morrow Mill Road and N.C. 54. It’s one of 10 locations where gas stations, mom-and-pop stores and other small businesses are allowed within a quarter-mile of key county intersections. The surrounding land is agricultural and residential, which already allows single-family homes, duplexes and family care homes.
Hands Four is asking to expand the activity node and rezone the entire site for a master plan development, which is a high-level view of what could be built and where on the site. County staff would approve the details as each phase of the project is built.
Stober recommended approving the project, in part, because it enhances the rural area, is near a transportation corridor and businesses, and preserves a large part of the land. The Planning Board voted to recommend denial, with some members saying they like the idea, but it’s the wrong place.
The board also shared neighbors’ concerns about expanding the “rural neighborhood activity node” at Morrow Mill Road and N.C. 54.
Thomas Cheek, whose family bought the farm on Morrow Mill Road in 1957, said Fiddlehead Corner is a better use of the land than the 14 to 16 houses he always planned to build. Now in his 70s, Cheek wants to retire with his wife to their home and remaining 35 acres, including four acres of muscadine grapes.
The Hands Four “vision is an absolute dream,” Cheek said. “That’s what the county should be doing and more individual groups should be doing. … They have done their due diligence, and I believe it’s going to be a fabulous place.”
Many neighbors who spoke at the Planning Board meetings fear rezoning could bring suburban growth to the rural area and tax the water supply and existing wells. They are also concerned about traffic, noise, years of construction, and environmental harm from the community septic system.
The plan extends the small commercial node for a project with no commercial uses, circumventing the land-use planning process, said craft artist Sadie Rapp, who lives nearby.
“Maintaining farmland is critical, not only to the identity and image of the county, but to our resiliency as a region,” she said. Approving the project “would negatively impact the ability of Morrow Mill and Goldmine residents to build the future that serves our collective needs.”
Cooperative members, some of whom live nearby, said they hope to grow old within walking distance of friends and activities. Orange County could see a 68% increase in the number of residents age 65 and older by 2040, according to the recent Master Aging Plan. The county’s Advisory Board on Aging has written a letter supporting Fiddlehead Corner’s plan.
“I have been involved in the contra dance community for 25 years, and I know personally that the social fabric of this community is extremely important to the physical and mental health of its members,” Four Hands member Stephen Stiebel said.
? Location: 90 acres at 5824 Morrow Mill Road
? What’s there: A 125-acre farm, with a forest and a farmhouse built in 1957
? What’s planned: Up to 49 single-family homes, 41 duplexes and triplexes, and 60 three-story flats, all with universal design standards for adults with disabilities. Up to two family care homes.
? Affordable housing: None, but housing could be 600 to 1,800 square feet, with smaller units costing less.
? Amenities: Activity center, fitness and health facilities, pickleball courts, walking trails and recreation space, an outdoor pavilion, community gardens, and buildings for woodworking, photography and other activities.
? Traffic: The project could add 1,278 daily trips, most to and from an entrance off Morrow Mill Road. A second exit off Gold Mine Loop Road would serve emergency vehicles. Stop signs proposed for the Morrow Mill and Gold Mine Loop entrances, and turn lanes at Morrow Mill Road and N.C. 54 and at the neighborhood.
TG
The News & Observer
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Tammy Grubb has written about Orange County’s politics, people and government since 2010. She is a UNC-Chapel Hill alumna and has lived and worked in the Triangle for over 30 years.