2015 is bringing changed to Davidson as well. We conducted our first emergency Board of Directors’ meeting in response to the proposed Narrow Passage development. If approved by the Town Commissioners, this development could significantly erode the current requirements for development in the rural area as stipulated in the Town’s ordinance and Comprehensive plan. This is the first true test of Davidson’s land planning in 15 years, and we hope the DLC members are paying close attention.
Town residents have repeatedly indicated the importance of the rural area to maintain our small town character, and there is much concern about establishing precedents that will erode the ordinance.
What you can do:
1. Please read the letter below which was sent to the Davidson Town Board of Commissioners
2. Contact the commissioners and share your thoughts on Narrow Passage and the need for a small area plan in the Rural Planning Area.
3. Attend the Town and Planning Board meetings. The next Planning Board meeting is scheduled for June 29th, and the next Town Board meeting is July 14th. It’s important that the Town hears that we want to keep Davidson’s rural areas just that…rural.
May 27, 2015
Davidson Town Board
P.O. Box 579
Davidson, NC 28036
Re: The Proposed Narrow Passage Development in the Rural Planning Area
Dear Mayor Woods and Town Commissioners,
On behalf of the Davidson Lands Conservancy, we are writing to express our grave concerns about the proposed Narrow Passage development in the Rural Planning Area. Last Thursday night, the DLC Board of Directors convened its first ever emergency meeting to discuss the proposed Narrow Passage development. After careful review of the facts and considerable discussion, the Board reached a unanimous conclusion: the Davidson Lands Conservancy does not support the proposed project as it currently exists.
The Davidson Lands Conservancy (hereinafter “DLC”) was established in July of 2000 as a private, nonprofit land trust, by Davidson town citizens who were eager to help protect the natural lands in and around Davidson. The DLC’s mission is to provide the citizens of Davidson and surrounding areas alternatives to urban living by protecting natural ands and other open spaces for ecological and aesthetic purposes. We work to protect valuable land, educate the public about the benefits of conservation, and advocate on behalf of our ecosystems.
As explained more fully below, the Davidson Lands Conservancy cannot support the proposed development because, in our opinion, it is inconsistent with the desires of Davidson’s citizens as set forth in the Town of Davidson’s Comprehensive Plan and Planning Ordinance. We are especially concerned about the adverse precedent that will be set by the approval of the Narrow Passage development and the potential impact of the development on the entire West Branch of the Rocky River watershed and surrounding wetlands.
- Inconsistency with the Davidson Comprehensive Plan
The Comprehensive Plan was the result of the hard work and dedication of over 180 residents, staff, regional stakeholders, and local leaders over the course of more than one year’s work. DLC members including, the (late) Roy Alexander, Clay Furches, Rodney Graham, June Kimmel, Autumn Michael, and Pam Dykstra were actively involved in drafting the Comprehensive Plan, among many other members and supporters.
When citizens were asked to rank the top 3 issues that the Comprehensive Plan should address, the very first response was the “Preservation of open space and protection of green space.” This commitment to the preservation of rural areas is explicitly stated in the 1993 General Plan, the 2001 Open Space Plan and the 2010 Comprehensive Plan.
“Davidson’s compact development patterns should be reflected in new development to retain visual character and to preserve open space.”
“Growth must be sustainable. We must preserve substantial amounts of open space. Development must proceed no faster than the town can provide public facilities.”
“Davidson’s traditional character is that of a small town, so land planning will reflect its historic patterns of village-centered growth, with connection of neighborhoods, preservation of rural area, and provision of public spaces.”
“The Rural Area should maintain its character by way of low-density residential development, active agricultural uses, and preserved open space.”
Rather than respect this unambiguous and long-standing commitment to preservation of rural areas, the developer for the proposed Narrow Passage development has requested six exceptions to the current zoning regulations. The most significant exception is the request to construct 47 homes on the property – more than 7 times the number of homes allowed by the current zoning plan—which is not considered low-density residential development. While the proposed development may seem attractive to some, a careful review of the plans reveal that the proposed density and scale is at odds with the citizens of Davidson’s desire and commitment to preserve its rural areas.
Moreover, per the 2005 amendments to the NC Zoning Statutes, a city or county governing board must, prior to a zoning amendment approval, adopt a statement “describing whether its action is consistent with an adopted comprehensive plan and explaining why the board considers the action taken to be reasonable and in the public interest.”[1] It is our view that approving this development proposal as it currently exists, is not consistent with the comprehensive plan and not in the public interest of the citizens of Davidson.
- Establishment of a Precedent
The DLC is also concerned about the negative precedent that would be set if the Town Board approves this development. Although the proposed development may seem to be a mere extension of the established River Run neighborhood nearby, any development located within the long established Rural Reserve Area of Davidson should require heightened scrutiny. Otherwise, development inappropriate for the Rural Reserve area will creep little by little into the rural area, until it no longer maintains those character defining features of a rural area. Moreover, once Shearer Road connects to Highway 73, there will be an exponential increase in the traffic and development pressure in that area. Narrow Passage’s proposed 47 homes would increase density from 0.1 units/acre to 2 units/acre. If this becomes the norm for developments in Davidson’s rural planning area, we could easily see an additional 7,500 vehicles (or more) crowding Grey, Shearer, and Concord Roads.
- Preservation of existing Wetlands Environment
The Comprehensive Plan recommends that the Town use a Natural Assets Inventory as a decision making tool for open space preservation. To date, if a Natural Assets Inventory of the Narrow Passageway property exists, it has not been made available to the public. Therefore, it is impossible to adequately assess the environmental impact of the proposed development on West Branch of the Rocky River watershed and surrounding wetlands. We would propose a Natural Assets Inventory be conducted prior to approval of the development. Further, we understand that ecologists recommend a certain percentage of upland habitat protection in order to support amphibians who are particularly sensitive to habitat loss surrounding wetlands. We would request that the Town work with DLC and perhaps Davidson College faculty, to explore the recommended upland habitat conservation area for the wetland on the property.
- Inconsistency with N.C. Scenic Byway designation
As you may know, the portion of N. Main Street/Concord Road/Grey Road/Shearer Road to Fisher Farm Park was approved in December of 2014 as an officially designated North Carolina Scenic Byway. The N.C. Department of Transportation (“DOT”) has designated 51 scenic byways in the state to “give visitors and residents a chance to experience North Carolina’s history, geography and culture, while also raising awareness for the protection and preservation of these treasures.”[2] The N.C. State D.O.T. will soon install Scenic Byway signs along the route and include Davidson’s Scenic Byway in their maps, books, and other program materials. One would hope that the Town Board would carefully steward these areas in Davidson, understanding that they have been recognized as contributing statewide to the cultural and rural heritage of the Piedmont.
Davidson Lands Conservancy’s Recommendations
We understand that the rural areas of Davidson will continue to be subject to development pressures whether or not the proposed Narrow Passage development is approved, and we recognize that landowners have the right to obtain a reasonable rate of return on their land. However, we also believe that development can and should be responsible and conducted in accordance with our long established land development principles. Therefore, we make the following recommendations to the Town Board for addressing Narrow Passage and other future development of the rural areas of Davidson.
- The Town Board should defer their decision on the Narrow Passage parcel until a Small Area Plan is developed for the entire Rural Reserve area (and including the Narrow Passage parcel). The Small Area Plan should carefully consider the growth, environmental, and transportation impacts of the proposed development, in context with the entire rural area as defined by the Comprehensive Plan. It should begin, per Randall Arendt’s suggestion, with a Green Infrastructure Plan, aligning greenways and designating proposed protected woodlands and farmlands, and then incorporating any possible residential development or otherwise.
- The Town, DLC, and other interested parties should explore with the property owners the possibility of acquiring the Narrow Passage land to ensure its preservation as open space under a conservation easement with the Davidson Lands Conservancy. We would like to see the Narrow Passage property form the southern end of a nature preserve stretching along Shearer Road from Fisher Farm to East Rocky River Road, and particularly focused on conservation and stream restoration of the West Branch.
Davidson’s nationally recognized and award winning land use planning has created significant value for its citizens by creating wonderful neighborhoods with plenty of open spaces, a vibrant Main Street for business owners and pedestrian-friendly connections that tie everything together. Our core values, planning principles and comprehensive plan must remain the foundation of town decision making, and in light of those, we must oppose this development as currently planned. Thank you for your careful time and attention to this matter. Do not hesitate to contact us further if you have questions about our position, or if we can be of assistance in moving forward with our recommendations.
Sincerely,
/s/
Autumn Rierson Michael, Executive Director
/s/
Rob Van Epps, Chair, Board of Directors
[1] N.C.G.S. 160A-383; N.C.G.S. 153A-341.
[2] NY Scenic Byways pamphlet, page 4, available at www.ncdot.gov/~scenic , May 2015.