Residents oppose Park Drive rezoning; applicant signals withdrawal after tense public hearing

The Pittsboro Board of Commissioners heard strong public opposition on Monday to a petition to rezone a vacant 3.78-acre parcel at 102 Park Drive from R-12 (medium residential) to C-2 (highway business). Residents cited repeated flooding on Park Drive and Oakwood Drive, increased stormwater runoff, traffic safety for pedestrians, noise and light pollution, and the potential for incompatible businesses as reasons to deny the request.

Multiple neighbors and residents described recent flood damage to homes and yards on Park Drive and nearby streets; several said their properties are in regulated flood areas and that even relatively modest storms have caused repeated damage. Speakers urged the board to prioritize stormwater remediation and neighborhood infrastructure before allowing new commercial zoning that could increase impervious surface and runoff.

Staff reported that the parcel sits immediately behind an existing C-2 property (Alpha Center) and that, under traditional Euclidean zoning practices, extending commercial zoning onto the adjacent parcel can be justified by existing neighboring uses. However, staff noted that the town’s land-use plan labels the parcel as inconsistent with C-2 and that the majority of adjacent parcels are residential.

During the hearing many speakers — including homeowners on Park Drive and Oakwood Drive — urged denial of the rezoning. Comments focused heavily on stormwater and flood risk, pedestrian safety on Hillsborough Street and Park Drive, lighting and noise from commercial uses, and uncertainty about what “C-2” could permit on the parcel (staff’s staff report listed many business uses that C-2 allows by right or by special use permit).

Representatives for the owner and petitioner, ERC Limited, argued that C-2 zoning would permit development that is a natural extension of the existing Alpha Center, would provide a stronger local tax base, and could minimize new stream crossings by using access through the Alpha Center rather than a new driveway on Park Drive. The petitioner and their engineers told commissioners they have been in discussion with the N.C. Department of Transportation about planned Hillsborough Street improvements and about opportunities to coordinate stormwater solutions; petitioners said they were willing to work with DOT and the town on drainage and pedestrian improvements.

After public comment and lengthy board discussion the applicant’s representative said the applicant intended to withdraw the straight C-2 application and return later with a conditional rezoning application that would specify permitted uses and development standards. Board members and staff noted that a written withdrawal may be required under town rules and staff asked for a written withdrawal to be filed.

No final rezoning ordinance was adopted at the meeting. Commissioners and staff said a conditional rezoning would allow the owner to propose specific uses and conditions that could address neighbors’ concerns, while the straight C-2 rezoning would allow any use permitted by the C-2 district and therefore raised broader uncertainties for residents.

Key takeaways: residents opposed the rezoning for reasons of flooding, traffic and neighborhood compatibility; petitioners cited potential benefits such as tax-base diversification and coordination with DOT on Hillsborough Street improvements; the applicant announced plans to withdraw the current straight rezoning and indicated intent to pursue a conditional rezoning that could include constraints and site-specific commitments.