[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6470077,"mediaKeyId","5780100-3432acaaf53b6ebd0b6db91b0dac8e6f","parentId",5780100,"title","Planning board adopts housekeeping UDO changes to codify ETJ representation and attendance policy","audioSeconds",249,"startMs",2326000,"endMs",2575000,"viewUrl","/Search/View?dp=1&key=5780100-3432acaaf53b6ebd0b6db91b0dac8e6f&start=2326&end=2575","thumbnailUrl","https://assets.pipeline.soar.com/5780100-3432acaaf53b6ebd0b6db91b0dac8e6f/thumbnail_2326000.jpg","articleUrl","/articles/6470077/North-Carolina/Planning-board-adopts-housekeeping-UDO-changes-to-codify-ETJ-representation-and-attendance-policy","mediaUrl","https://secure.pipeline.soar.com/6470077-160609f375e4c68e2938163f65f91e40/orig.mp4?Expires=1775211579&Signature=Dpk9n4calo7UID0EEiGRx7HdJkWieIhI-rHSAtDjvkDVCetW-lrLNSk87sRj33Ky9kTlP0sFM3LpidOvC6ZQJse~UQboXNxX3yaSwW8CBZr4bDZdBLVY9SFlNaROHET6axD6ESfVUX2twBFJo3-GH41aHEnsAjbe3YFBmKN0yIH4SFYeIzc1gERtoYzPZM6qnAjndUwF-ie2gShZkL4IyZsgDay~E5kJ85yTiGUHV65Jsrx5OwygtLpbMMPodUdwnLDS95ZOlzJWRkRNUSnJNA-cnfg6dAeA0uzrhguy1tgbtstx2YjL579F1mAUnI89EzZy52IUbxdJ3ideaVOGVA__&Key-Pair-Id=KUT5TJCACFTXG","author","Pittsboro","date","2025-09-16T13:07:09Z","article","The Town of Pittsboro Planning Board on Monday voted to approve amendments to the Unified Development Ordinance that codify how extraterritorial-jurisdiction (ETJ) representation is calculated and add an attendance policy for advisory-board members.

Paul Mesic (staff member) presented the items as housekeeping updates. State law requires advisory boards that include ETJ representatives to calculate proportional representation following each decennial census; the proposed UDO language makes that calculation explicit in the ordinance rather than leaving it to an administrative policy.

Mesic also said an attendance and removal policy the town has applied as practice will be incorporated into the UDO to provide clarity for future boards and staff. The remainder of the proposed UDO language reorganizes and clarifies existing planning-board provisions.

James Buster moved to approve the UDO changes related to extraterritorial-jurisdiction representation, and Alan Wilson seconded. The board voted in favor by voice; staff called the update a codification of existing practice rather than a substantive policy change.

The board’s recommendation will be forwarded to the Board of Commissioners for final adoption per the town’s UDO amendment procedures.","mediaType","Video","parentTitle","September 15th, 2025 - Planning Board Regular Meeting","oneSentenceSummary","The board approved proposed amendments to the Unified Development Ordinance to codify extraterritorial-jurisdiction (ETJ) representation and to incorporate the town’s attendance policy for advisory boards; staff described the changes as housekeeping.","taxTitle","Town of Pittsboro, Chatham County, North Carolina","taxId",73859,"location","North Carolina","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6470082,"Planning board approves change to recreation fee calculation; shifts to post-development land value",455,1861000,2316000,"/Search/View?dp=1&key=5780100-3432acaaf53b6ebd0b6db91b0dac8e6f&start=1861&end=2316","https://assets.pipeline.soar.com/5780100-3432acaaf53b6ebd0b6db91b0dac8e6f/thumbnail_1861000.jpg","/articles/6470082/North-Carolina/Planning-board-approves-change-to-recreation-fee-calculation-shifts-to-post-development-land-value","https://secure.pipeline.soar.com/6470082-4de3fa69badcfc88da2f9e8bf193ea4c/orig.mp4?Expires=1775211579&Signature=B4OpMLaM48GtS25q1RXdUpK6WfCoqmwN7PBg19xSPmjK475aApHHVL70B4mjDPZHJMxUE2NMCgoNjbFLHKKwB7HPAgnpm6jiYRi3mNbNLl6w50VzK~xpdibwTHs-h~j3yE19SsYIvTp46xDt5DVkgOsZ09lqquxq8s2GWdlFnYriNJgcrnf-SEn2Bp7TFSPNzD3Zf-9gt1sdK42P5Wp86ii0S-yDPS699OEhz6J0ZPsZJvawmKab5CugDCOvD7FSz6vGHnFE00oTda2qW9ax8AkOvdvlK~UwOilreeVCe6dyrgsvZkPcktSv1fg0QqKgu9Ng8Mm3NOQYGTzoBSqzZA__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Pittsboro Planning Board on Monday approved an amendment to the Unified Development Ordinance that changes how the town calculates the recreation fee-in-lieu when developers do not dedicate on-site recreation land.

Paul Mesic (staff member) presented the change, explaining state law allows municipalities to require dedication or payment in lieu for recreation space and that the proposed amendment shifts the valuation method from pre-development land value to post-development land value when computing the fee. Under the revised calculation the fee is determined using an estimate of the land’s value after development (for example, following subdivision and installation of streets, water and sewer) rather than the raw land value before improvements.

Board members asked clarifying questions about how “post development” is defined and when the fee is collected. Mesic said the calculation is an estimate of the land value after development; the fee is still due at final plat approval, which the board clarified typically occurs when the project is at least 75 percent complete for the plat stage.

Several board members and staff discussed edge cases — for example, small or discontiguous land parcels where the post-development value calculation could produce outlier results. Mesic said staff would continue to review valuation procedures and that applicants would calculate the acreage that is required by the ordinance and then pay the fee-in-lieu for any shortfall at final plat.

On a motion to approve the proposed amendments as presented (mover not specified in the minutes, seconded by Christina Piard), the board voted in favor and adopted the revised calculation method.

Staff said the amendment is a calculation method only; timing of payment remains at final plat approval and the amendment does not change the town’s ability to accept on-site dedication or require on-site facilities where feasible.","The Planning Board approved an amendment to how the town calculates recreation fee-in-lieu: the proposed change bases the fee on post-development land value rather than pre-development value. Staff said the fee remains due at final plat approval.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6470087,"Planning board backs rezoning for 102 Park Drive, citing access and mixed-use precedent",1791,2579000,4370000,"/Search/View?dp=1&key=5780100-3432acaaf53b6ebd0b6db91b0dac8e6f&start=2579&end=4370","https://assets.pipeline.soar.com/5780100-3432acaaf53b6ebd0b6db91b0dac8e6f/thumbnail_2579000.jpg","/articles/6470087/North-Carolina/Planning-board-backs-rezoning-for-102-Park-Drive-citing-access-and-mixed-use-precedent","https://secure.pipeline.soar.com/6470087-3d99659daa21e926e41066982b6890f2/orig.mp4?Expires=1775211579&Signature=LW3MY~4qLSN6Bxf3M67wNeEjWX~kwl0PTKGad5vcXQwebqx~~fqzpCqWl5JYnEUa2zmlQ0sWBq9qgXbiMRmW32rKwowlG5Hogp0WjGsreiVM4NhiAElaItLqsXj1C~jACV-h2oJghZxdKYYLSJCUt5vKUBbyAFbXFwgq-EfJH44YPDY0fFehakYYxWJO8GfRcn0EAHDXshIPe~Lmt-gkzgwiA85jgeCnFX~OtvYCpUeKza2xAN60UA8sK5EgRJH~sWnSjuQhNhe3lN~z93K5H5rf04BW9P7tISSe~QbrqGRFYjuiCDOaeAdgehxNU-qVYEFm~gzeR8znURVk5Zn4XQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Pittsboro Planning Board on Monday recommended approval of a map amendment to rezone a 3.72-acre parcel at 102 Park Drive from residential to C-2 (highway commercial), concluding the parcel’s access constraints and proximity to a mixed-use activity center make commercial zoning appropriate.

Jan Nichols, representing the applicant BRC Limited, told the board the parcel sits adjacent to the existing Alpha Center and that topography and an environmental stream feature along Park Drive limit direct access from Park Drive. Nichols said commercial access from the Alpha Center’s existing entry off N.C. 15501 (Hillsborough Street) is a more environmentally responsible option than attempting a new stream crossing from Park Drive.

\"Our preference and the more environmentally responsible option is to preserve existing vegetation along Park Drive and allow C-2 access from the Alpha Center,\" Nichols said, noting NCDOT plans to widen 15501 and that the property owner has coordinated easements for the corridor.

Planning staff noted the proposed change does not match the town’s adopted future land-use map (the parcel is shown as residential on the plan) and that the board may choose to recommend an amendment to the land-use map. Staff also warned the parcel contains floodplain and wetlands along the southern and eastern edges that limit development.

Board members asked whether a conditional rezoning (which could limit permitted uses) would be preferable; applicant representatives said they intended to keep the parcel with unified ownership and coordinated access so future development could use the existing Alpha Center entry rather than create new access points.

On a motion by Matt Hayes, seconded by Elfria Alston, the planning board voted to recommend approval of PB23358 (102 Park Drive) to the board of commissioners. The board’s recommendation was recorded by a voice/hand-count vote.","The board recommended approval of a rezoning application (PB23358) to change a 3.72-acre parcel at 102 Park Drive from residential to C-2 (highway commercial). The applicant said C-2 zoning provides greater flexibility for office and commercial uses that better fit access constraints and DOT widening plans; the board voted to recommend approval.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6470091,"Planning board recommends approval of Reeves Farm Phase 1 preliminary plat with parkland and $500,000 fee-in-lieu",3137,371000,3508000,"/Search/View?dp=1&key=5780100-3432acaaf53b6ebd0b6db91b0dac8e6f&start=371&end=3508","https://assets.pipeline.soar.com/5780100-3432acaaf53b6ebd0b6db91b0dac8e6f/thumbnail_371000.jpg","/articles/6470091/North-Carolina/Planning-board-recommends-approval-of-Reeves-Farm-Phase-1-preliminary-plat-with-parkland-and-500000-fee-in-lieu","https://secure.pipeline.soar.com/6470091-6886d5d640ef6f98911b3b1b99d5117c/orig.mp4?Expires=1775211579&Signature=T6MfxvcAKesuLFT1diOR4Ib0vQhYqajKb~jtPfXT0uQ6rLntrMVnvE8YYUXAmJ5Gp2qmDisQYCTthqc9or8icUDgKzHMuUTb~wg15e97-hIFsaly-mAdzbNzLQA0CaUaYe0Bm2rZXyfCvSHbuC0r8X8PUBMfRzFU1jQ~BxTfXHsiBRLjJCSPE5Oi2ipobwSfBf49NyvzRGmKjFzBNII~fLnIKKEUraMqqEd0FITejk9xv32gnzLQEF90piabuVTh3AnUuWW4h8wesYXR8gNQOwtH09zcDPRuoD2h1GdV8ogp0R~Ubn8xrKV5AlhNT1zAJ0YaFYax~oCSSZhLM9m~GQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Pittsboro Planning Board on Monday voted to recommend approval of the Phase 1 preliminary plat for Reeves Farm, a 496-acre master-planned community, including the provision of dedicated public parkland and payment of a $500,000 fee-in-lieu.

Paul Kelly, a senior planner with town staff, told the board the overall Reeves Farm master plan was rezoned to a neighborhood mixed-use center district in November 2023. The Phase 1 preliminary plat covers roughly 91.75 acres and proposes 251 single-family detached lots with an average lot size of about 6,710 square feet.

Kelly said open-space and parks calculations require 45.09 acres for the full project; the applicant is providing 50.53 acres of public recreation land within the plat area and offering an additional $500,000 in fee-in-lieu to account for acreage and amenities. Kelly explained the $500,000 was calculated at $40,000 per acre to cover 12.5 acres of additional park amenities and improvements.

Resident Davis Lindsay Weisbecker, who lives west of the proposed subdivision, spoke in support of the parks and greenways but asked whether rezoning conditions requiring a phasing plan, a development agreement and a traffic impact analysis had been satisfied before preliminary approval. \"I want to check if these conditions have been met, and if so, how the public could learn more about the content of those documents,\" Weisbecker said.

Jody Leidock, representing Reeves Farm Pittsburgh, told the board the park layout was intended to preserve a scenic corridor along US 64 Business (West Street) and to enable early park improvements: “What happens in that park space around the pond? What is the mechanism to begin developing park space, top lot, swings, planting, actually building a beautiful park there?” Leidock said the $500,000 would help the town develop amenities immediately as Phase 1 homes are built.

Staff reported the Phase 1 impervious area at 28.42 percent and noted stormwater and erosion-control permits will be reviewed at the construction-drawing stage. N.C. Department of Transportation comments accompanying the traffic-impact analysis require a left-turn lane with storage and taper at the proposed Site Drive A along US 64 Business and other access improvements; the traffic analysis will be updated with subsequent phases.

On a motion by Alfreda Austin and a second by Alan Wilson, the planning board voted to recommend that the Board of Commissioners approve the major-subdivision preliminary plat for Reeves Farm Phase 1, including dedication of 50.53 acres of public recreation land and payment of $500,000 in lieu of additional park acreage. The board approved the motion by voice/raised hands.

The recommendation directs staff to ensure stormwater, transportation and construction-drawing reviews are complete before final plat approval. Several board members and residents asked staff to make the traffic and fiscal modeling available ahead of the town board review.","The Planning Board voted to recommend the Board of Commissioners approve the preliminary plat for Phase 1 of Reeves Farm, a 496-acre master-planned community. Phase 1 includes 251 single-family lots, 50.53 acres of recreation land and a $500,000 fee in lieu.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6470096,"Residents urge slower review of Chatham Park South Village plan; planning board tables recommendation",5876,540000,6416000,"/Search/View?dp=1&key=5780100-3432acaaf53b6ebd0b6db91b0dac8e6f&start=540&end=6416","https://assets.pipeline.soar.com/5780100-3432acaaf53b6ebd0b6db91b0dac8e6f/thumbnail_540000.jpg","/articles/6470096/North-Carolina/Residents-urge-slower-review-of-Chatham-Park-South-Village-plan-planning-board-tables-recommendation","https://secure.pipeline.soar.com/6470096-a1c2208bb098fc6df95ebe759351dea7/orig.mp4?Expires=1775211579&Signature=NRc571LrLEOg68CTX8-nqS9wgH5GVTPMLYrj329n2QkUbHFV9Uiqol0xWhX~qxbxH94Fjr0FdEnZiHNAexPcJmqdYMexBQ-8MjyowbylG~jyQDxox7nMh3e7Ys0FxBhuhL3aH4Bq5rAa8kDxmGqUQ0~IXs37CkGYNBzuSdEwErkAOtD1pUm8lQttmbEWDkjlBfwS5H5rhW~uBWIgSJ~MedhIy9KBoWTpC-IzwXyPBqLS-4jU0Bkb~Yx0FfMOYSXrXoTsxdOHoM6uich0WBVvz0LZlxfC-zLZ6mLgwNoDZSR7ThUSWIdUMFc3u5F81x73mV-zOGjYYCiGZ5aMY8sAjg__&Key-Pair-Id=KUT5TJCACFTXG","Dozens of residents, conservation groups and planning experts urged the Town of Pittsboro Planning Board on Monday to slow its review of the Chatham Park South Village small area plan, raising concerns about a new two-step approval process, limits on public input for later site-level plans, incomplete financial analysis and flood and stormwater risks.

The concerns came during the meeting’s public-comment period and during the staff presentation on the plan. In response the board moved to table the item to its Oct. 20 meeting and to schedule a work session for more detailed review.

The small area plan submitted by Chatham Park Investors covers roughly 5,000 acres and, unlike the 2015 agreement that anticipated multiple small area plans, proposes an initial “conceptual” single-plan approach with later section design plans that would be reviewed at staff level unless the planning board or town board requires otherwise. Several speakers said that change would curtail board and public oversight.

Liz Cullington, a Pittsboro resident, told the board: “The timeline for review of a small area plan was written for a plan covering one or at most two planning sections. It also seems wrong to ask you to review a totally different type of plan and a new two-step process without the town board revising those requirements.” Cullington urged the board to reject the proposal or to slow the process so the town board can review the changed procedure.

Emily Sutton, Haw Riverkeeper and executive director at Haw River Assembly, said the consolidated plan “fails to address each area of the 5,000-acre plan as individual designs as initially proposed in Chatham Park’s commitment to the Town of Pittsboro” and warned that treating the whole project as one plan would reduce the town’s ability to protect streams, wildlife corridors and steep slopes. \"These areas of high risk must be addressed as individual small area plans,\" she said.

Other public commenters echoed those points and asked the board to seek additional analysis on traffic, stormwater, fiscal impacts and the proposed process for section design plans. Several speakers asked the board to formally request a work session and to seek extensions so commissioners and planning board members have additional meetings before making a recommendation.

Town staff said the submission was received in late 2024 and that staff views the filing as sufficient to start formal review but not final. Theresa Thompson (staff member) told the board the plan should be treated as conceptual at the 5,000-acre scale and that the town and applicant need a clearer, written process for how later section design plans will be reviewed, including what issues will return for legislative approval. Thompson said staff recommends that applicants start coordinating with town staff “3 to 6 months prior to the section design plan being submitted.”

Multiple speakers and board members said the financial impact analysis included with the submittal lacks expense detail that the board considers important to judge net fiscal effects. One planning board member said the traffic and financial modeling had been reviewed by staff but not yet provided in full to the board; others asked that the town’s finance and traffic consultants present findings in a work session.

Planning staff confirmed some technical reviews were still outstanding (transportation, parks and river utility comments) and said those reviews are not expected to produce major changes but could affect conditions applied to sections or construction drawings. Staff also highlighted that the 2015 rezoning grants broad permitted-use flexibility across sections, and any additional numeric minimums or maximums for nonresidential uses would require mutual agreement between the town and Chatham Park.

After discussion, the planning board voted to table the small area plan item to Oct. 20 at 6 p.m. and asked staff to schedule a joint work session with commissioners and to prepare a side-by-side comparison of the small area plan requirements versus the proposed section design plan process. The motion to table was seconded by Alan Wilson and the board approved the tabling vote.

The board and members of the public asked staff to publish outstanding technical reviews and to include the Southern Environmental Law Center and other stakeholders in the planned work session. Several speakers said they want written clarity that section design plans will include meaningful public input and that town commissions retain discretion on public facilities and other community amenities.

The planning board’s tabling vote does not approve the small area plan; it paused recommendation to the board of commissioners and scheduled follow-up work to review outstanding technical reports and the proposed section-design approval procedures before the Planning Board issues a formal recommendation.","Dozens of residents and environment groups asked the Town of Pittsboro Planning Board to slow consideration of the Chatham Park South Village small area plan, citing process changes, missing financial detail and potential environmental and traffic harms. The board voted to table the item to Oct. 20 and schedule a work session.","actionData","errors"]

Article not found

Planning board adopts housekeeping UDO changes to codify ETJ representation and attendance policy

Planning board approves change to recreation fee calculation; shifts to post-development land value

Planning board backs rezoning for 102 Park Drive, citing access and mixed-use precedent

Planning board recommends approval of Reeves Farm Phase 1 preliminary plat with parkland and $500,000 fee-in-lieu

Residents urge slower review of Chatham Park South Village plan; planning board tables recommendation