Ken Larsen's website - Chapel Hill Report Card
Below is a proposed/draft format for a "report card" of Chapel Hill. Its intent to to provide a way of identifying weaknesses so that proposed new development can be better evaluated.
# |
Item |
Ideal and/or where Chapel Hill stands |
Grade |
1 |
Taxes |
Chapel Hill taxes are near the highest in the state. |
D |
2 |
Traffic |
There should be no intersections where you have to wait for three
light changes. People
have been asking for a consolidated traffic study.
Only area studies have been done. |
B |
3 |
Stormwater |
Upstream development must ensure that it doesn’t aggravate
downstream flooding.
There are sections of town like Briarcliff and Camelot apartments
where properties get flooded when heavy rains strike. |
C |
4 | Water |
Must be adequate to accommodate all residents during a time of
drought. |
A |
5 | Air quality |
Must not exceed certain thresholds in various parts of town. |
A |
6 |
Affordable housing |
15% should be affordable by teachers, police, and custodians.
Chapel Hill is very deficient in this area.
Unfortunately, state law prevents municipalities from
mandating affordable rentals.
Affordability can only be imposed on owner occupied
developments. To cope
with the rental restriction, a municipality can balk at up-zoning
unless a development provides affordable housing.
Unfortunately, this was not done in Ephesus-Fordham.
|
F |
7 |
Apartments |
X per X people
It has been estimated that we now have a 20 year supply of
apartments. |
A |
8 |
Hotels |
1 room per every 30 residents |
A |
9 |
Schools |
1 elementary school per X people.
1 middle school per X people.
1 high school per X people.
For schools, there is the “Adequate Facilities Stipulation”.
The school district makes the determination every year as to
whether they have adequate facilities for students given the
projection of new students coming into the school district based on
approved developments.
Fortunately, Chapel Hill built a lot of schools in the last 20
years. There used to be
only one high school.
Now there are three (two in Chapel Hill; one in Carrboro).
(May 12, 2016)
|
B |
10 |
Jobs |
X per 1000 residents |
C |
11 |
Parks |
X acres per 1000 people with ample ball fields, hiking trails, and open space evenly distributed across Orange County. There should be some "community parks" which are 20 to 50 acres in size. |
B |
12 |
Bike trails |
X number of miles per 1000 residents. |
C |
13 |
Buses |
1 per X residents
Our fleet of buses is aged and in needed of replacement.
|
D |
14 |
Fire stations and fire trucks |
From an insurance perspective, the critical factors are the distance
from houses to the nearest fire station and response time.
If you’re within 2.5 miles, you get the lowest insurance
rating.
|
B |
15 |
Retail |
Chapel Hill no longer has any department stores.
Residents are continually driving to Durham to do their
shopping. |
F |
16 |
Office space |
Chapel Hill currently has 1,698,702 square feet of approved office
space. It is believed that the
absorption rate is 70,000 square feet per year. That would
equate to a 24 year supply. Unknown is the amount of
existing space that is vacant. It should
also be noted that Durham intends to build an 8 story office
building adjacent to the intersection of Farrington Road and Route
54. The rental cost will
likely be cheaper than what exists in Chapel Hill.
|
A |
17 |
Gas stations |
1 per X residents
In recent years four gas stations have closed – two in Eastgate, one
at Rams Plaza, and one on the NE corner of Franklin and Estes Drive. |
D |
18 |
Library facilities |
We have a great library. |
A |
19 |
Solid waste disposal and recycling |
The Town does a very good job with solid waste disposal and
recycling, but we no longer
have a local landfill. |
A |
20 |
Police facilities |
X police per 1000 people
We need a new police facility. |
B |
21 |
Natural gas distribution |
|
A |
22 |
Sustainable construction |
Mandate LEED (Leadership in Energy and Environmental Design) |
D |
23 | Parking | There is no free parking downtown. There have been instances of predatory towing. In 2014 a parking formula was adopted for Form Based Code (FBC) developments which skimp on how much parking a developer is obliged to provide (details). | C |
24 |
Zoning |
Developers want greater density so that they don’t have to go
through so many hoops to get new developments approved.
The Town is reluctant to blanket upzone, because that would
deprive them of leverage to try to get developers to provide
affordable rentals. |
B |
25 | Cemetery space | In 2014 the Chapel Hill Town Council gave 8.5 acres of land to a non-profit (DHIC) to build some affordable housing. That land was going to be used for cemetery expansion, but it's no longer available for that use. Only a few cemetery plots remain in all of Chapel Hill. | F |
Ken Larsen's home page |