Chapel Hill has faced change before

tgrubb@newsobserver.comApril 2, 2014 

  • Three projects

    For better or worse, residents say three development projects now in progress could change Chapel Hill forever:

    • Central West: The council has approved a plan that roughly defines what could be built on roughly 100 acres of mostly undeveloped land surrounding the Martin Luther King Jr. Boulevard-Estes Drive intersection. Most projects wouldn’t hapen until the university closes nearby Horace Williams Airport.

    • Ephesus-Fordham focus area: This month, the council could vote on a form-based code to be used in redeveloping the 190-acre district that stretches from Elliott Road northeast to the Chapel Hill Memorial Cemetery.

    If approved, the form-based code would guide developers through future projects in that district. Most projects would only need town staff approval to be built.

    The code could allow buildings up to 45 feet tall adjacent to existing homes and 60 to 90 feet tall in other parts of the district. Town officials expect it to add up to 1,000 apartments and at least 600,000 square feet of new commercial space.

    • Obey Creek: The town is working toward a potential development agreement with developer Roger Perry’s East West Partners for the 124-acre tract across U.S. 15-501 from Southern Village. Draft plans show about 1 million square feet of apartments, retail and commercial space built over 20-plus years. About two-thirds of the land could be left alone.

  • More information

    UNC professor Harry Watson: “Not everybody will recognize the same character in the same place. What’s homey and mutually supportive to you and me may seem like it’s run over with busybodies ... to someone else.”

    Resident Cheryle Wicker: “I thought the soul of Chapel Hill was downtown Franklin Street. It was the heart of town.”

    Meg McGurk, executive director of Downtown Chapel Hill: “Change is good, and I wouldn’t want our downtown to be the same as it was 50 years ago. That would mean we’re not evolving and not trying new things.”

    Resident Jean Yarnell: “I don’t know if it’s the times or Chapel Hill itself. There was more of a sense of creativity and freedom of spirit (in the past).”

    Bob Epting, attorney and town Board of Aldermen member 1975-79: “Government wouldn’t work if there wasn’t disagreement. Democracy wouldn’t work ... Hopefully, we end up sharpening our idea by taking the best parts of other ideas.”

    Missy Julian Fox, director of the UNC Visitors Center: “People have come and gone. Businesses have come and gone. Chancellors have come and gone. That’s what happens here. ... It doesn’t mean there aren’t warts ... (but) we’ve got something special and we’re all passionate about keeping that.”

    Area native Carol Fitch, co-owner of Fitch Lumber Co.: “All I see is high rises, and that’s definitely a change.”

    Roger Waldon, former town planning director, from a 1995 newspaper article: “A lot of people want Chapel Hill frozen exactly as it was when they were in college, or when they moved here, but freezing really isn't an option.”

    Resident Pam Patterson: “The past is very special in our memories, but you can’t hang on to it. ... It’s wonderful to be cautious about the density and making sure we have adequate resources, adequate transportation, but Chapel Hill can’t stand still. And I think there’s a lot of smart people wanting the best for the community and the students and for all of us who love the life that we have.”

    Julie McClintock, former Town Council member: “It’s not so much what we’re going to lose. It’s what we could have that we’re not getting” all to help the developers.

    UNC professor David Godschalk, a former Chapel Hill alderman: “It ain’t been a village for a long time.”

— Few potential Chapel Hill developments have inspired such public division and rancor as the most recent plans for Central West, Ephesus-Fordham and Obey Creek.

All three are located in areas identified in the town’s 2020 Comprehensive Plan as ripe for future growth.

Proponents say each one could attract and keep businesses, adding to the town’s commercial tax base. If done correctly, the town characteristics that residents value – such as trees, walkable streets and spaces that create excitement and a sense of community – could be preserved, they say.

Critics agree, but question whether the plans offered to date will really do what the planners, developers and consultants say they will do.

The town has been here before, longtime residents said.

In previous years, NationsBank Plaza, Lake Tree and Meadowmont, among other projects, inspired the public to action. Former Mayor Howard Lee said there was “rabid” opposition to University Mall and the Pittsboro Street credit union. He cast the tie-breaking vote to allow both.

If you ask what’s at risk in times of change, you get a variety of answers. Some people said it’s the sense of living in a small town committed to common values of environmentalism, progressive thought, creativity and academic pursuit. Others said it’s the residents and local businesses, architecture or university.

Most said it depends on when you got here.

‘Never before ...’

Chapel Hill is far from the village formed in 1798 to serve the new university. By 1900, there were 1,600 residents and just over 500 students.

According to the 1899 University Record: “Never before have the accommodations in the University and the town been so severely taxed to care for so large a number of students.”

Not much changed until the 1950s post-war boom, when the town began steadily annexing land. The population nearly doubled from 1960 to 1980, to 32,420 people, including UNC students.

Until the NationsBank Plaza, the tallest buildings were N.C. Memorial Hospital and Granville Towers.

In a 1995 Chapel Hill News article, former town Alderman Roland Giduz recalled the reaction to the bank’s proposed six-story building downtown.

Residents armed with petitions took to the streets, he said. They raised a helium balloon to show the difference between the future building’s height and existing one- and two-story storefronts.

Gerry Cohen, a former council member, said one upset man told the board: “I’ve moved to three different addresses on North Street to avoid this.”

The bank eventually built three stories on East Franklin Street and six on East Rosemary Street.

Former council member Joe Herzenberg talked in the same article about a similar 1970s conflict over Lake Tree, a 312-acre, mixed-use project on the southern end of town. Southern Village now covers most of that land.

Neighbors opposed the project’s size, and it was rejected, attorney and former town Alderman Bob Epting said. Another project brought a change in how Chapel Hill residents related to their local government, he said.

Neighbors hired him to represent their interests to the aldermen against a gated condominium project proposed near the N.C. Botanical Garden. It was the first time neighbors had come out to tell the board what they wanted to happen, he said.

Meadowmont

Residents were quick to say what they thought when Meadowmont was proposed for N.C. 54 in 1995. It was the largest development ever proposed at over 400 acres and potentially the most scrutinized, newspapers said.

Adults and children packed public hearings to question the number of students that could flood local schools, the potential traffic and how it might damage surrounding wetlands, ruining one of the last natural entrances to town.

The Sierra Club threatened to make the decision a “high-stakes issue” in the fall election, and a group of residents in The Oaks filed a lawsuit. Then-council member Jim Protzman blamed the project’s approval for his election loss.

Of those early projects, only Lake Tree failed to happpen. The NationsBank Plaza and credit union are hardly noticed, Meadowmont is a signature community on the eastern border and University Mall continues to reinvent itself.

Other buildings – 140 West, Greenbridge, Shortbread Lofts and the planned 123 West Franklin (University Square redevelopment) – are challenging the status quo.

Lee said current leaders should follow his generation in preserving the town’s historic heart between Columbia and Henderson streets. They could be more aggressive about developing other parts of town, he said.

“One thing we recognized back in my day was Chapel Hill would grow and would change,” he said.

‘Just Southern enough’

Chapel Hill residents may be more cosmopolitan or adventurous, but most people want novelty in manageable doses, said Harry Watson, a UNC professor of Southern culture and former director of UNC’s Center for the Study of the American South.

The town has the ability to hold a timeless quality in our imagination, he said.

“It’s just Southern enough to feel comfortable, like home, but different enough and liberal enough that people don’t feel excluded or pushed into an outsider role,” he said.

David Godschalk said the idea of the village lingers, in part, because of the small-scale buildings, trees and large green spaces at the university and Weaver Street Market.

The professor emeritus in UNC’s Department of City and Regional Planning was a council member from 1984-89 and recently led a 10-year project to add 6 million square feet to campus while preserving the traditional ambiance.

With good planning, and by learning from other cities, such as Portland and Austin, Chapel Hill could become the next best place, he said.

Resident Jean Yarnell said she fears Chapel Hill could be headed toward the ill-planned growth she left behind in Atlanta years ago.

“I don’t know if it’s the times or Chapel Hill itself,” she said. In the past, “there was more of a sense of creativity and freedom of spirit.”

Missy Julian Fox has had a front-row seat to the changes, from her father Maurice Julian’s College Shop on Franklin Street to her current role as director of UNC’s Visitors Center.

Chapel Hill changes people, but the town also has to change, she said.

“Your eyes become accustomed to things,” she said. “We all come into this community with fresh eyes, and that’s what we want. That’s what is going to keep us alive.”

Grubb: 919-932-8746

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