Much has been said about Chapel Hill's broken development process, but there has been no analysis to pinpoint underlying factors and determine "process mis-steps."

In the aftermath of Charterwood and Aydan Court and as Obey Creek heats up again, it appears that the problem is not the development process. Instead, the problem lies in how the process is being used as a negotiation tool by developers and how it is managed by the Town Council.

Chapel Hill is building out. Many remaining large tracts are environmentally sensitive properties on which development is limited due to special considerations, such as steep slopes or streams. Collectively, these properties make up the Resource Conservation District (RCD) which is part of the town's stormwater management plan.

As suitable developable land supply has dwindled, the Town Council is looking to meet a variety of the town's goals in a single property. It has routinely encouraged developers to explore projects that were ill-fitting and overly ambitious.

The tipping point came in 2010 with the Concept Plan for Obey Creek which included 1,200 condos, U-Mall sized retail, and an eight-story hotel on RCD property across from Southern Village.

During the May 17, 2010, hearing, council members praised the economic benefits of the proposal and requested public art, school sites, and gathering spaces. Subsequently, on Nov. 8, 2010, the town manager recommended that a development agreement, the type of planning tool used for Carolina North, be established to allow the town manager and developer to define criteria for this new mega-development - even though zoning for the property had not been addressed.

At the time, area residents lobbied council to stop the Obey Creek discussion until a new Comprehensive Plan process had been conducted.

Fortunately for all of us, the council stopped the process before it got going and set Chapel Hill 2020 in motion giving residents , developers, and town staff an opportunity to find common ground and set a course for the future.

Imagine our surprise when we read reports about the Jan. 27, Economic Development Committee meeting at which the Obey Creek developer spoke with five members of the council about "fast tracking" his project to secure a "major national retailer." Reportedly, the only advice he was given was to consider finding room for a Park and Ride lot.

Further concern arose when CH2020 Future Focus participants were given one hour to provide input on land use maps based solely on retail and transit capabilities - without regard to other factors such as the impact on the town character, environmental or infrastructure concerns for the area. No wonder then that the process is causing such angst!

What has changed since the previous Comprehensive Plan that would deem this environmentally sensitive property the right place for the densest development in Chapel Hill? Economic sustainability is an important goal, but so too are water quality, town character, environmental impact, and quality of life.

Mayor Kleinschmidt and members of council: Before you say "yes" to fast tracking, we invite you to come walk Obey Creek, the neighborhoods park that surround it. Let us evaluate the data driving these decisions and discuss all options to establish a vision of southern Chapel Hill for 2020 and beyond.