Obey Creek: October 2013

Wednesday, October 30, 2013

coworking | coloring pages

Is this part of Obey Creek?

Tuesday, October 29, 2013

N.C.'s left-turn signals getting makeover :: WRAL.com

One of the Obey Creek issues that will have to be addressed regardless of development is the hazard of the left turn on amber flashing into Market Street. It is dangerous enough, but when combined with permitted U turn there and is especially treacherous when there is a car in the oppposing left turn lane at night with headlights. The angle of the slope brings normal headlight beams into the eyes of the other driver, or at least that was my experience the other night. Perhaps the other car had its lights on high beam, and this needs to be checked.

140 West Franklin

What can we learn from the retail that is there now, and may be coming? Why is some space still vacant? What is the message? Are we proud of what is there? If we could pick the retail we most wanted, out of need, for Obey Creek, what would it be? Layout the property with the stores you'd like to see there because you, preferably need them, or at least think you want them.

15-501 and 54 intersection

Shouldn't we be imagining what difference it might make to turn the current intersection into a traffic circle? Perhaps the current road could form part of a pedestrian bridge into the University from the south?

What is lacking now that Walmart is down the street?

What do we "need" that we don't have easily at hand? Imagine a sidewalk or trail that actually extended as far as Walmart from the Obey Creek property. Imagine the value if people really chose to walk or bike there!

CH Town Council OKs Southern Village Hotel Plan - Chapelboro.com

It seems to me that this suggests a fresh look at Obey Creek.

Monday, October 28, 2013

Our Stores : Chocolaterie Stam

What happened to this place at East54?

East 54

Have we looked really hard at what's happening here?

The Daily Tar Heel :: Carrboro’s El Centro Hispano needs to relocate

Why not Obey Creek?

751 South developers meet deadline for requesting utilities | The Herald-Sun

Shouldn't we be looking more closely at this?

"County Commissioners in 2010 approved zoning for the site that allows Mitchell and Morris to build up 1,300 homes and 600,000 square feet of commercial space on a 167-acre site on the west side of N.C. 751’s intersection with Fayetteville Road."

Brown Alumni Magazine - Special Sense of Place

It seems to me that we need to find a way to weave some of UNC into the Obey Creek plans - how do we use that land to further the link between the University and the Town of Chapel Hill?

Retailers' Next Biggest Threat - CRM Magazine

Pretty important.....

Carrboro’s Panzanella restaurant to close | Orange Chat Blog | NewsObserver.com

I think this is highly relevant to any hopes and dreams for Obey Creek.

Book details African-Americans’ artisan contributions | The Herald-Sun

Is there no potential to reinforce and stimulate artisans in this area? Do we have any left?

Moving In With Manufacturers, Amazon Delivers A New Approach : NPR

Is anyone's thinking about Obey Creek getting out ahead of this?

Friday, October 25, 2013

Carolina North annual report

Where is the Town of Chapel Hill's role in this mentioned?

Loren HINTZ - candidate

Dear Loren,

Sorry, but I don’t think I communicated my point.

I have lived in Southern Village for 14 years and know both much of the history and am familiar with many of the details of Obey Creek, including conversations with at least one previous attempted developer.

You have recited the developer’s rationale for HIS proposal. If I want to build a 13 story building on our property here in Southern Village so I can sell tickets to allow people to marvel at the sight of downtown Chapel Hill, I can give you that and more of a rationale.

That’s not my point.

No representative entity has agreed to the Development Agreement approach, or the Compass Committee and given a clear rationale for doing so. And I know of no one – not a single person – who felt, prior to the PERRY’s proposal on behalf of his Baltimore owners who felt that a change in current zoning for Obey Creek ought even to be considered.

All of the developer’s points you make below go to why we ought to be happy that the developer is not doing something worse. That’s no way to run a town.

There is one small exception and that is the open space, but I am not convinced that one acre home lots would not preserve about the same number of trees in the end.

So, are you saying – taking out the developer’s rationale related to HIS proposal – that we should be doing what the Compass Committee is doing and the Town Council may do in advancing the Development Agreement process…..that the reason is that this change would preserve more green space? If that is so, then where is the document from the Council, the Compass Committee or anyone else that compares likely environmental impact of current zoning to what, theoretically only, the developer is waving in front of many people with pretty pictures? We should have seen that document as the one on which the very initial decision was based to start down this road.

I ask my question again – why have we embarked on this path? Just because the developer asked?

From your answer, alas, I fear you would fit right in with the rest of the Council if elected.

Good luck nonetheless,

Terry

From: Loren Hintz [mailto:hintzforcouncil@gmail.com]
Sent: Friday, October 25, 2013 4:59 PM
To: Terry MAGUIRE
Subject: Re: Obey Creek

Terry Maguire · Founder at Mediterranean Media Center

I think the point made here is a good one, except I worry about all of the wasted time for everyone involved that delay would likely mean. So much time has been wasted by so many already.
What I continue to think is needed more than anything else is a clear statement of rationale as to WHY "we" should consider ANY change in the existing zoning regulations that apply to Obey Creek. What is the REASON for doing so? Because some developer asks? Because someone has dreams of vast tax revenues? Because there are services, facilities, buildings needed in this part of Chapel Hill that are not there? If we do not get serious about deciding why any change should be considered, we will allow all of us to slip onto the developer's turf of arguing about street lighting and parking places. We should STOP, articulate a proposed rationale, get it generally accepted and ONLY THEN proceed to any next step of any kind.

Dear Terry, Thank you for contacting me. I have attended several Obey creek compass meetings and live nearby. (I live on KIngs MIll Rd.) I was here when Southern Village was planned and then built. My general bias is to support the status quo with very low density for the area across from Southern Village. When the town created the Chapel Hill Plan 2020 they decided to revisit plans for several areas including this one and a developer (Roger Perry) wanted to develop an area to a much higher density than it was zoned. His proposal had been rejected and he came to an agreement with some citizens to form a new approach to looking at development in the area. That became the Obey Creek Compass Committee. The advantage of allowing higher density is that the community would gain a few items: 2/3 of the land would remain undeveloped rather than single family homes, there would be bike and pedestrian improvements along 15-501 and there would be a pedestrian bridge across 15-501. In terms of environmental impact, concentrating development in a smaller area would be positive. However the total amount of impervious surface (I think) would be much greater. Current rules require large developmental storm water to be controlled ( there are fewer rules for individual homes) but if the engineering would really work is an unknown. In terms of commercial development, the developer claims less than 1.6 million square feet is not economically viable for a commercial development in this area. Like I said, my bias is to keep the current zoning but I tried to describe the rationale for the proposal.

Loren Hintz

On Mon, Oct 21, 2013 at 2:31 PM, Terry MAGUIRE <tmaguire@newspaper.com> wrote:

Dear Loren,

I don’t believe we’ve met but let me start out by wishing you success in the upcoming election!

On your site, I find this line “ I agree that we need to reduce our dependence on residential property tax for our budget and that in some areas of town we should encourage commercial development.”

As a 14 year resident of Southern Village, you are right to assume that I am thinking Obey Creek when I read this.

If so, you are right.

I agree with you, but feel very strongly that the Council should not proceed with any more work on Obey Creek until all of us are presented with a fully allocated costs and revenues analysis of what the potential tax benefits might be. When I say “fully allocated”, I mean everything from the costs of the many town employees who seem to be engaged already in the potential project, any costs incurred for roadwork, sewers, etc. – by any entity of government, and then the projected net results for Chapel Hill taxes.

No one has produced this as far as I know.

I’d like to see you go on record supporting that point.

And I would urge a second as well. I have articulated it in a comment on this piece in the Chapel Hill News http://www.chapelhillnews.com/2013/10/18/3289696/obey-creek-committee-needs-more.html

I hope you will support the need for a clear analysis of needs in advance of any more work. We need to know what we want, why we want it, think about both, and THEN decide what to do next.

Thanks for listening and good luck, once again,

Terry

Terry MAGUIRE

Tuesday, October 22, 2013

Comparing net tax revenues

What is the total NET tax revenue received in each of the last 5 years in Chapel Hill from Southern Village commercial/office, from Meadowmont commercial/office, from East54 commercial/office?

Health

What are the unmet health needs within the 2 mile radius circle? Doctors needed? Other facilities? I touched elsewhere on health clubs and pharmacies. What about all the rest? What do we NEED that we do not have?

Schools

What are the unmet school NEEDS in the 2 mile radius school circle around Obey Creek? What could Obey Creek do to meet some of those needs?

Another thing

Has the Compass Committee compiled a list of all the available office and retail space within 3 miles of Obey Creek? What is the story behind each vacant piece? What do we learn from all?

Trails

Here is another NEED. The trail that now runs from Culbreth to Dogwood Acres Drive, essentially ends there with no plans, I have been told, to continue the trail further south. There are no plans, again as I understand it, to lay any sidewalks or other means for residents to WALK south of that point along any road. Similarly, to the east of Obey Creek, there are mostly roads without a route for pedestrians. I would put ahead of virtually anything and everything I have heard about Obey Creek development the need to complete that pedestrian network within a two mile radius of Obey Creek. That ought to be a clearly higher priority than another movie theater, for example.
Imagine a network of trails and sidewalks that opened up all of southern Chapel Hill, and all of southern Orange County to the Chatham County line, putting pressure on that county to do the same so we meet at the border, and can keep walking north or south when we do!
For example, where could the trail go that might connect much of this area? For me, that's even better than more sidewalks, but the key is to make the whole area pedestrian accessible.

MLK And Estes Drive Residents Pan Central West Plan - Chapelboro.com

I am still unclear where the questions are about why change existing rules and what is the need we are hoping to meet through change. Exactly what "commercial" is NEEDED? With what result for taxes, specifically?

A need

One of the needs that I think we have right now is for someone to properly clean up the bank on the east side of the trail, alongside 15-501 just below Culbreth - where the power company, I presume clearcut so many trees and left the rest mangled, with pieces of trees spread all over the place. That is a NEED much more pressing than adding thousands of car trips from Obey Creek. Who is addressing this need?

Chapel Hill Gets Funds for Culbreth Road Completion - Chapelboro.com

I still don't understand the NEED to build this tunnel. And I can predict with huge confidence that no one will ever measure its use. I have asked for the fully-allocated costs of the project form "Butch" KISIAH, who seems to be in charge of that part of Chapel Hill government.

START-UP NY |

Back to my query about "need" - there are many ways to meet a need once we know what it is.

Ask everyone

While there are all sorts of issues over how valid such a survey would be, I favor asking everyone who lives within 2 miles of Obey Creek, and anyone else who either works in that area or perhaps parks in the Southern Village park and ride lot what they feel they NEED at Obey Creek that they do not have. This could be set up online in such a way that only one entry per household, or per person, would be permitted, and this could be divided as well between those who live in the area and those who have some other connection. Everyone could be told by mail that they will have this one opportunity and everyone can choose to use it or not; those who do not then simply accept whatever decisions are made by others. I think each responder could be offered a periodic e-mail update on the project as well, including summaries of responses of all. This would be a chance to pin down what people feel is important and lacking in their lives that could be satisfied on the land that is Obey Creek. With all of the human and other resources being expended on this project, what could be a better thing to do than the ask the people most affected, and anyone else who chooses to express a view, what it is that they feel they NEED (not just "want"). (They survey would NOT be posed in terms of "what would you like to see included in the Obey Creek development?", but rather "what do you NEED that you don't have in life that some use of Obey Creek land could provide?".) With those responses in hand, I think the whole process could move a lot more intelligently toward answering the core question: What would justify any change in existing zoning for Obey Creek?

Monday, October 21, 2013

Take the UPS Store....

When I search, this is the closest UPS Store to 27516. I think there is a package store of some sort at Cole Park Plaza? So think about it. Do we need a UPS Store in Obey Creek? Do we need a facility like Strays in Southern Village that seems to accept packages, etc. destined to be carried by multiple carriers? What exactly is our "need" when it comes to shipping and related services? Can we check that one off and say that we have no outstanding needs? Or is there something more that we are not getting?
I think we should do this for everything that people - as the result of a survey within the 2 mile radius circle - say they need and want in their lives. Where do they go now for those needs and is the quality/price/availability measure likely to send them to Obey Creek to fulfill these needs more quickly, happily, etc?
Another example is a fitness club. We have one in Southern Village. What are the unmet needs around that club? The next nearest is at Cole Park Plaza; it has a pool. If there is a need for a bigger or better fitness facility closer at hand, what are the optional ways that need can be satisfied?
Etc.

Insomnia Cookies | Insomnia Cookies

This is apparently coming to Chapel Hill. Fulfilling a need?

Obey Creek committee needs more time | Guest Columns | ChapelHillNews.com

See my comments at the end.

Food

I saw these two items today, one from France http://www.nicematin.com/monaco/grace-de-monaco-le-film-qui-tourne-mal.1485371.html and this one from Durham http://www.heraldsun.com/business/x2082473046/The-Buzz
What struck me about both of them is the creative way in which each restaurant is approaching its restaurant day and, most important, its customers. Their wants and needs vary with time of day and so both places seem headed toward meeting that demand.
In thinking about Obey Creek more, I wonder if we have done enough imagining of what it is that we really want there. It's easy to tick off a list of retailers and generic categories, but are we listing them because we need them?
When I was in India last month, I met a man who talked about the many small villages that are the bulk of India. He said that a village needs only about 6 or 8 services in order to be successful and self-sustaining. I have the list somewhere and will add it here, but I recall that it included a shoemaker, a butcher, a baker, a vegetable vendor, etc.
What, exactly, are our unmet needs that would justify a change in zoning at Obey Creek? Whom would the change benefit?
I heard nothing at the forum last week that seemed to speak to this. Some were dazzled by the developer's proposal, but does it in any way respond to any need we might have, other than the forever illusive claim of tax revenues? Is that the only reason for considering a change in zoning?
Think through this on something like a drug store. We have a small, new drugstore in Southern Village. Do we need another because the prices here are too high? The selection too limited? Honestly - and I mean HONESTLY - how many people within two miles of Obey Creek are going to walk to the drugstore there? It's going to be 95% car traffic, I predict. That compared to a trip to CVS, for example, accomplishes what?
I think the Compass Committee and everyone else needs to focus almost exclusively on this needs analysis in a very hard-nosed fashion, and make some informed assumptions about what the needs are, how they might be met at Obey Creek, and - in detail - whether that met need(s) is worth the zoning change.

Thursday, October 17, 2013

Public forum notes

I attended the forum last night at the Extraordinary Ventures venue. It was more frustrating than informative, especially to see so many people there wasting so much time that surely could be used for so many more important purposes.
One subject I don't recall hearing was an idea that emerged a long time ago - the thought that maybe Chapel Hill could improve life and diversity for its workers and residents if housing were built on that land that might be affordable and perhaps even designated for such use - for some of the many people who work so hard at UNC, UNC Hospitals and other places in Chapel Hill to make the lives of the rest us so much better.
Did I miss a discussion of that option?
I'll post more notes later.