The Fundamentals of Carrboro

Posted on August 19, 2022 by patrick

Carrboro Town Hall

Carrboro has a relatively new (and yet deeply experienced) Mayor, a new town manager, and the most progressive town council in recent memory.

This new leadership team has settled into place and Carrboro recently adopted its first ever Comprehensive Plan for the town, declaring that its two overarching principles are making Carrboro a place that advances Racial Justice and takes Climate Action.

Now that the Carrboro Connects plan is adopted, will it move us in the directions described above? Are the strategies proposed to move ahead feasible for a town with budget and staff capacity the size of Carrboro, and will they be designed to leverage our assets, or be more dependent on the goodwill of other partners to be executed?

To answer these questions, we’ve got to start with an accounting of Carrboro’s place in the world, and our challenges and opportunities. Below I present what I see as the lay of the land, what I will refer to going forward as The Fundamentals of Carrboro. Let’s begin.

Fundamental #1: Carrboro is part of the Triangle economy, and except for UNC, it is far from all of the region’s other major job centers.

Traditionally, the Triangle regional economy has centered on employment opportunities in Wake, Durham, and Orange counties. Carrboro sits very close to one of the densest job clusters in the region with UNC and UNC Hospital. Downtown Chapel Hill and Downtown Carrboro could also be considered part of this cluster. But most of the rest of Carrboro is adjacent to low-density suburban Chapel Hill neighborhoods or the Orange County rural buffer. The rural buffer has few to zero job opportunities now and will not likely add them in the future. East Chapel Hill may hold more jobs in the future, but development cycles in Chapel Hill are long and slow. Except for those Carrboro-ers that work at or adjacent to UNC, most Carrboro residents are traveling 10-20 miles each way to work in Durham or RTP, or 30-40 miles to work in Raleigh. Increasing suburban growth across the region and no high capacity transit planned for Carrboro in the next 30 years means that driving to these far-flung jobs will only get more challenging for Carrboro residents.

Unless we figure out how to grow a larger base of jobs here in town, Carrboro residents will have an increasingly difficult time accessing a wide variety of jobs in other communities in the region. If like me, you are a parent who finds Carrboro a good place to raise a child, this situation increases the likelihood that the kids we love to raise here will move away to find work.

Fundamental #2: Our tax base is 86% residential and only 14% commercial.

We have a very high dependence on residential property tax to pay for town operations. If we can’t grow the commercial tax base, the funding for all of Carrboro’s lofty goals will be paid for most heavily through residential property taxes, which…raise the cost of housing.

Fundamental #3: Carrboro is part of, and heavily influenced by, the Chapel Hill real estate market. Both towns have made choices to grow slower than the region, with significant consequences.

Over the past decade, all the other communities surrounding Chapel Hill and Carrboro have grown by at least 20%, while Chapel Hill and Carrboro have grown at less than half the rate of the others. (Durham, while not listed, is also over 20%).

Growing this slowly is A POLICY CHOICE that has been repeatedly made by both the Chapel Hill and Carrboro town councils.

The scarcity of new housing in both communities for a growing population has a predictable result, nearly half of our renters are cost-burdened:

Carolina Chamber State of the Community Report

This means that since Carrboro is adjacent to another slow-growing town, Chapel Hill’s scarcity of housing also drives up our prices and rents, and the difficulty of building in either of the two towns sends jobs elsewhere.

What does growing slower and becoming more expensive have to do with Racial Justice? Due to a host of systemic discriminatory phenomena, from redlining to urban renewal to hiring discrimination to real estate appraisals, we have a significant wealth gap in the United States between white and non-white households.

Median Net Worth By Race (Federal Reserve, 2019)

This means that when lower-income residents struggle to afford to live in Carrboro, they are much more likely to be black and brown residents. Our current development patterns have us on a glide path to being an increasingly older, wealthier, and whiter town. This outcome is far from the values Carrboro professes to hold.

What does growing slower have to do with Climate Action?

The Cool Climate Network at UC-Berkeley modeled a bunch of policy actions to see how much they would reduce GHG emissions. The data above is for the City of Sacramento. Look at how much urban infill outperforms. The biggest source of GHGs in the US is transportation, and urban infill can convert driving trips to walking, turning the most polluting trips into zero-emissions exercise. That’s why it makes such an impact.

Fundamental #4: Carrboro does not have the capacity to build affordable housing at scale.

Building new affordable housing units is expensive, and while Raleigh, Durham and Chapel Hill have the financial and staff capacity to do Low Income Housing Tax Credit projects like Willard Street Apartments in Durham or Greenfield Commons in Chapel Hill, Carrboro presently lacks both the resources and staff to produce and fund new affordable housing at this level.

This doesn’t mean Carrboro shouldn’t pursue affordable housing initiatives; we most certainly should. What it means is that we should be thinking about how to increase Carrboro’s capacity to meet our goals just as we define those goals in our Comprehensive Plan.

This capacity expansion will demand financial resources and technical skill, likely through the hiring of new town employees.

Fundamental #5: We are the people we’ve been waiting for.

If you’ve followed state government or federal government policy recently, it’s fair to say that if our plans rely on outside partners to contribute significant amounts of funding to achieve our goals, then we could be waiting for a long time. To paraphrase Barack Obama, Carrboro’s plans should embrace the idea that “we are the people we’ve been waiting for.”

Our elected leaders should certainly try to build partnerships with other levels of government to advance community goals. The soon-to-break-ground 203 Project, featuring a new library in Carrboro, is a great example of the town and Orange County working together. However, excellent outcomes like this are more often the exception than the rule, and while we should embrace those opportunities when they arise, we should not count on them to achieve our goals.

Fundamental #6: Carrboro has assets to pursue its goals, but the town is not taking full advantage of those assets to reach its goals more quickly – YET.

Carrboro has some powerful things going for it. While far from many jobs in the Triangle region, it is very close to a big job center in UNC, including many well-paying jobs. The University and UNC hospital also aren’t going anywhere, which means that even in recessions, that job base will likely remain present and strong.

Carrboro and Chapel Hill share the Chapel Hill-Carrboro School System, which is one of the highest-regarded and best funded in the state of North Carolina. As a former college admissions counselor, I can tell you that its high schools are well-regarded both in-state and nationally.

We have a downtown that has a strong local business flavor. Our town commons hosts a nationally recognized Farmers Market.

Our fare-free bus system, Chapel Hill Transit, carries a very high number of passengers for a community of this size, and has helped LOWER most traffic counts in town compared to the early 2000s, despite growing population in both communities.

These are just some of the things that make our community a good place to live, and makes the land beneath our buildings quite valuable. But not all buildings are created equal, and on a per-acre basis, our more densely developed buildings provide significantly more tax revenue per acre to pursue our community goals. In 2013, the Chamber hired a consulting firm, Urban 3, to report on the tax productivity per acre in Orange County. The most productive building in Carrboro at that time was the Hampton Inn.

Tax value per acre (Carolina Chamber / Urban 3/ Joe Minicozzi)

Putting it all together – Carrboro can meet a lot of goals by using our valuable land differently, and more intensely. We can build more housing, and make room for new neighbors, while helping current ones stay in town. We can provide space for new job opportunities, so our residents can shorten their commutes, and their emissions. Doing both will also bring in new tax revenue to help pay for the big goals the town wishes to pursue.

Equally important is that how the town grows is mostly controlled by choices made by the Carrboro Town Council.

The 2022 – 2023 Town Council session presents an ideal time to begin making a transition to a greener and more inclusive future. This coming year on the blog will be dedicated to putting forth strategies to make this happen.

Visiting Carrboro and Chapel Hill Without a Car Just Got A Lot Easier

Posted on September 8, 2014 by patrick

New regional bus service on weekends from Triangle Transit is making intercity and interstate travel to and from Chapel Hill/Carrboro without a car easier than it has ever been.

If you try to visit the Research Triangle region of North Carolina without driving your own car here, you will generally arrive by one of three methods:

By Plane – To RDU Airport, which is in between Raleigh and Durham, just north of the town of Morrisville
By Bus – To Durham Station in downtown Durham via Megabus; or to the Raleigh Greyhound station on Capital Blvd
By Train – To the Raleigh, Cary or Durham Amtrak Stations

None of these arrival points are in Chapel Hill or Carrboro, which means if you want to get to our neck of the woods, you need to then either use Triangle Transit’s regional bus service, rent a car, or take an expensive cab/UberX ride.

Before August 2014, Triangle Transit had offered service that stopped serving Chapel Hill around 6:45 pm on Saturdays, and there was no Sunday service at all.

Triangle Transit Expands Weekend Service August 2014

But as of August 18th, 2014 – these gaps in the regional bus schedule have been filled in!

Regional Saturday service now runs as late as the weekday service on routes 400 and 800, and Sunday service runs from 7 am to 7 pm. What this means is that trips that were either impossible or forced a car rental for a weekend visit, can now, in most cases- be accomplished using Triangle Transit regional services, local buses, and walking in the urban core of Chapel Hill and Carrboro. This will give travelers more options, and save them money.

Here’s a quick rundown of your options.

Downtown Durham and Bus 400 or 405 = best Ground Transport Access to Chapel Hill / Carrboro

Piedmont Arrives at Durham Amtrak Station

Arriving by Amtrak in Durham, every train arrival of the entire week except for the last train from Charlotte (#76) on Sunday nights – allows for a successful connection on to Chapel Hill via Triangle Transit bus 400 or 405. Unfortunately, the earliest southbound train out of Durham leaves before the first bus from Chapel Hill each morning reaches Durham. Hopefully this connection will be added in the future.

However, the rest of the daily outbound train schedule in Durham is well served. Amtrak has direct connections from Durham to everywhere Amtrak’s Carolinian and Piedmont travel, including Charlotte, Greensboro, New York City, Philadelphia, Baltimore, and DC.

Also arriving in Durham, directly across Chapel Hill Street from the Amtrak Station at the corner of Willard and Chapel Hill, is the one stop for Megabus in the Triangle. Megabus has direct service from Durham to Charlotte, Fayetteville, Richmond, and Washington, DC.

To get from either the Amtrak station or Megabus stop to Chapel Hill / Carrboro, walk to the bus center and connect via routes 400 and 405. 400 runs all day long, and 405, which is slightly faster, runs on the weekdays during rush hour. You can find schedules for bus 400 and 405 here.

To be sure, you could also reach the Triangle by train in Raleigh or Cary, and by Greyhound bus in Raleigh as well. That said, if you’re trying to get to Chapel Hill or Carrboro, your connection will be shorter and more convenient from Durham. The only time this might not be true is if you arrive at the Raleigh Amtrak station by one of the trains that do not stop at Durham, such as the Silver Star, Silver Meteor, and the Palmetto. If this is how you reach the Triangle, use the Trip Planner at www.gotriangle.org for the best way to continue on to Chapel Hill / Carrboro on Triangle Transit.

RDU Airport, Bus 100 and Connect to Bus 800 = best Air Transport Access to Chapel Hill / Carrboro

If you fly into RDU Airport, the bus that will pick you up, no matter whether you land at Terminal 1 or Terminal 2, is Triangle Transit bus 100. Note that this bus follows the same traffic pattern through the airport whether it is going to Raleigh or to the Regional Transit Center (RTC). When 100 arrives, assuming you’re headed for Chapel Hill or Carrboro, just confirm with the driver that you are boarding a 100 bus headed towards the RTC, and you’ll be on your way. The RTC is quite close to the airport, and after departing Terminal 2, you’ll reach the RTC in just under 15 minutes.

Once at the RTC, you will find that every time bus 100 arrives, so do bus 700 (goes to Durham) and bus 800 (goes to Chapel Hill). Board 800, and about 30 to 35 minutes later, you’ll be in Chapel Hill at the UNC Student Union. If you’re headed to downtown Chapel Hill or Carrboro, it’s best to stay on to the first stop past the Morehead Bell Tower (can’t miss it), and then either walk up Columbia Street to Franklin, or if you’ve got heavy luggage, catch any Chapel Hill Transit bus with a name that doesn’t end in “X” at Sitterson Hall heading north to get to downtown, which is only 2 stops away.

Franklin and Columbia Streets – the Heart of Chapel Hill Transit

Now that you’re in downtown Chapel Hill, if you’re at the corner of Franklin and Columbia, you have easy access via Chapel Hill Transit to pretty much everywhere the bus system goes in either Chapel Hill or Carrboro. The F, J, or CW bus will take you to downtown Carrboro in about 7-8 minutes. The NS will take you to Southern Village or the north end of Chapel Hill. The D or F can take you to eastern Chapel Hill.

Transit Information is Text and Smartphone-Ready in the Research Triangle

If you’re reading this for the first time, I can understand how this may all sound a little complicated. That said, if you’re a visitor, there are lots of ways to get customer information about these and other bus services. Perhaps the most useful are the Transloc and Transloc Rider apps in the usual smartphone stores. They are free and integrate real-time arrival information for every bus and every bus stop in the Triangle. You can see the system in action on the web as well at triangle.transloc.com You can also call 919-485-RIDE to speak to customer service representatives who can provide trip planning assistance.

Fares

The base fare for Triangle Transit for a one-way trip is $2.25. Chapel Hill Transit routes within Chapel Hill and Carrboro are free to everyone, so unless you’re planning to ride Triangle Transit multiple times in one day, paying for regional buses by trip with cash is the best, most cost-efficient way to pay. More information on fares, including youth and senior discounts, can be found here.

Orange County Wants Your Ideas For The Southern Orange Library Branch

Posted on March 24, 2014 by patrick

I was thrilled a few days ago to get a message from Orange County Library Director Lucinda Munger, announcing two upcoming public input sessions for the Southern Orange County Library Branch, now planned to be built in downtown Carrboro.

It’s great to hear that this project is moving forward and that the staff is thinking about how to make it a public resource that reflects the community. I asked Lucinda if she could expand a bit more on what type of input they’re seeking, and here was her response:

This is really the community’s chance to tell us about what they want this to be like: – what it feels like when you first walk in, what should it look like and what types of activities does the community want to see at this library that will service the not just Carrboro, but the Southern portion of the County. Also, they will be asked what do they think about the proposed site – pros and cons. Plus, the library will be starting an continual online conversation thru the Friends of the Carrboro Library Facebook page, www.facebook.com/OCSouthernBranchLibrary, and an online survey – with the same questions as at the meeting – beginning March 25.

Here are the days and times for the meetings:

Tuesday, March 25: 6 to 8 p.m., Hickory Tavern, 370-110 E. Main Street, Carrboro
Saturday, April 12: 12 to 2 p.m., Town Hall, 301 W. Main Street, Carrboro

I’m definitely hoping to attend one of the meetings, and will be sure to post the link to the online survey when it is available. Come out and support your community library, and share your vision for the future!

Interim County Manager Recommends Downtown Carrboro Location for Southern Orange County Library Site to Move Forward

Posted on November 3, 2013 by patrick

Carrboro Cybrary (Photo by Carrboro.com)

For anyone who has been following the discussion of where the Southern Orange County Library will be located, the County Commissioners will pick up the discussion thread again on Tuesday evening, November 5th. The library discussion is Item 7 in the 468-page PDF (55 MB!) agenda, and begins on page 369. The meeting will be held at 7:00 p.m. at the Central Orange Senior Center, located at 103 Meadowland Drive in Hillsborough.

At this point in the process, there are three sites under discussion, all located in Carrboro:

1128 Hillsborough Rd
401 Fidelity St
120 Brewer Ln

A quick perusal of the item shows that Carrboro Town Manager David Andrews sent a letter to Interim County Manager Michael Talbert on October 23 that states:

In response to your letter from October 1, 2013, and in particular in response to the inquiry on the Town of Carrboro’s interest in ‘swapping’ property located at 1128 Hillsborough Rd (Shetley Property) for the site of MLK, Jr. Park, the Carrboro Board of Aldermen have not taken an official position as to whether they will or will not support such an arrangement. However, initial conversations with members of the Board indicate that there is not currently support for such an action.”

Elsewhere in the document the County report indicates that the County staff believes that some type of a land swap is needed to make the 1128 Hillsborough Rd site feasible for a library location. On page 370, County staff also expresses the following concerns regarding the 401 Fidelity St site:

There is significant exposed weathered rock crowning in the center of the most logical building site for a potential library structure and associated parking, indicating sizable potential subterranean rock formations. County staff requested a legal opinion from Carrboro with regard to associated liabilities involving development adjacent to a cemetery-specifically related to the County’s interest in rock blasting that is probable should this property be chosen for library development. The Town Attorney provided an opinion. (See Attachment E within Attachment 1 -10/23/13 David Andrews letter) There are strong concerns from Orange County staff that probable blasting adjacent to a cemetery exposes the County to significant liabilities that will not only drive up the cost of the project, but may cause concerns with residents and stakeholders in Orange County. County staffs’ experience is that rock blasting and removal adds significant cost to a project ranging from a 5-15% increase of a project’s overall cost. Potential liability costs associated with disturbing existing cemetery burial plots adjacent to the building site through a probable rock blasting process are incalculable.

Given these circumstances, but also undoubtedly influenced by the Twitter-reported enthusiasm among County Commissioners and complete unanimity among the Carrboro Aldermen that the Brewer Lane site is the best, Interim County Manager is recommending:

1) Receive and discuss the letters from the Town of Carrboro;
2) Eliminate 1128 Hillsborough Road and 401 Fidelity Street from further consideration for a Southern Branch Library; and
3) Direct staff to conduct further Phase 1 Site Criteria Analysis for 120 Brewer Lane and provide follow-up information to the Board.

For many of the reasons enunciated in my March 2013 post on this issue, this is absolutely terrific news. It is also exciting to see from the October 21 Chapel Hill News article that Library Director Lucinda Munger is already considering how to tailor potential programming for a library at 120 Brewer Ln to serve nearby children and families, as well as close-by community resources such as the Skills Development Center and The ArtsCenter. This is inspired thinking and I look forward to hearing where her efforts lead.

I hope the County Commissioners will take Interim Manager Talbert’s recommendation, and follow a path that a lot of citizens want to take, not to mention saving the county $20,000 to $30,000 in the process by not studying two sites with clear shortcomings.

The Distribution of Population in Orange County and the Site of the Southern Orange County Library

Posted on September 16, 2013 by patrick

Back in the spring, at an Orange Board of County Commissioners meeting where I and other citizens spoke in favor of building an urban library in Southern Orange County, one of the most common themes from county staff in the discussion was that a significant number of rural residents would be served by this library, and that they would come to the library by car and need a place to park, implying that this criterion should play a primary, and perhaps even decisive role in the siting decision of the library.

For the remainder of this post, let’s put aside the question of whether or not parking is easier for rural residents in an urban or suburban location, and just look at where the population of Southern Orange County is located.

Orange County 2010 Census Population Data

Orange County, in addition to containing all or part of four municipalities (Chapel Hill, Carrboro, Hillsborough, and Mebane) is split into seven townships. These townships are more or less remnants of a briefly operating system of local governance in the post-civil war period that lasted less than 15 years. Nevertheless, the county still gathers data based on these geographical boundaries which can help us examine the present-day distribution of population. In the 2010 Census, the total population of Orange County was estimated to be 133,801. Below is a map of Orange County townships and their 2010 Census population:

Orange County Population by Township, 2010

As you can see, over 75% of county residents live either in the Chapel Hill or Hillsborough townships, with almost 68% of the county population in Chapel Hill township alone. The Chapel Hill township contains both the town of Chapel Hill and the town of Carrboro, as well as just under 14,000 residents living slightly outside the Chapel Hill / Carrboro town limits.

Implications for Library Siting

One of the criteria that County staff discussed in their prepared memo on March 19, 2013 was:

“Able to provide comprehensive library services to all the residents of southern Orange County.”

Given this criteria, I believe it is reasonable to say that “Southern Orange County” could be reasonably defined as the two southernmost townships, Bingham and Chapel Hill. These two townships had a combined population of 94,498 in the 2010 Census. Of those 94,498 people, 93% of them lived in Chapel Hill township, and 7% of them lived in Bingham township. This means that if you’re trying to maximize your ability to serve “all the residents of Southern Orange County,” you should probably focus heavily on how you’re going to serve the people in Chapel Hill township most effectively.

In the past few months, a new visualization tool has appeared that gives us an even closer look at population distributions, the Census Dotmap website, which maps every single person in the USA using one dot per person in their Census Block, the smallest level we can look at the data without actually placing people in their homes, which the Census will not do for privacy reasons. Here’s a look at the entire county using that tool:

Census 2010 Dotmap with Orange County Township Boundaries

The simple take-away is that the darker the section of the map, the more people live there. I drew in the county boundary using a graphics tool so if you go to the Census Dotmap website, don’t expect to see the townships there. Still, even without the townships drawn in, you’ll find that you can pick out the county border pretty well along the Alamance and Durham county lines. It’s harder with the Chatham and Person/Caswell borders, but the effects of the Orange County Joint Planning Agreement and rural buffer are still evident.

You’ll see that Southern Orange County’s population core is in the sections of Chapel Hill and Carrboro roughly bounded by Estes Drive on the north, MLK/Hillsborough/Country Club on the east, Fordham Blvd/Clubreth/Smith Level Rd (including Southern Village) on the south, and Old Fayetteville Rd on the west. Scroll down for a closer look at that population core, traced in dark red. For orientation, the primary commercial section of Franklin Street is highlighted in Carolina Blue. The sunburst graphics are as close an approximation as I can make at this scale of the following locations that have been mentioned as potential Southern Orange County library sites:

1128 Hillsborough Rd (Orange)
401 Fidelity St (Blue)
301 W Main St – Town Hall (Purple)
201 S Greensboro St – Roberson St Lot (Red)
300 E Main St (Green)

Southern Orange County Population and Various Potential Library Sites

The county staff’s preferred site, 1128 Hillsborough Rd (shown in Orange) from March 2013 is outside the “core of the core” section of Chapel Hill Township, while the other four sites are within that critical center of population.

Recap: Southern Orange County Population

Over the next few weeks, I’ll be discussing more benefits of building the library in the population heart of Southern Orange County. But for now, I’ll close by reviewing the following facts about Orange County population.

Unless there is a sudden, drastic change of plans to put the Southern Orange County library somewhere north of Eubanks Rd, the existing Orange County library on West Margaret Ln in Hillsborough will be the closest library to pretty much everyone in the five northernmost townships: Cheeks, Hillsborough, Eno, Little River, and Caldwell.
Of the combined population of the two southern townships, the population split is 93% Chapel Hill township, 7% Bingham township.
Of the combined population of the two southern townships, 78%, or almost 4 out of every 5 residents, live in the Chapel Hill or Carrboro town limits.
If the county staff’s linear projections are correct, Bingham Township will add 2,686 residents by the year 2050; while Chapel Hill township will add 51,996 residents by 2050.
If the county staff’s exponential projections are correct, Bingham Township will add 3,854 residents by the year 2050; while Chapel Hill township will add 90,825 residents by 2050.

With the exception of the graphics, I got all of this population and projection information from the County website’s demographics page. This data acknowledges that nearly 80% of the people most likely to use the library are in-town residents of Chapel Hill and Carrboro, and the county’s own projections looking forward indicate significantly higher projected growth in Chapel Hill and Carrboro town limits than in unincorporated Chapel Hill Township or Bingham Township.

Future analysis of any potential library sites should acknowledge this baseline data about where population is located.

Town of Cary Pursues New Downtown Library with Wake County’s Help

Posted on June 19, 2013 by patrick

Downtown Cary by Flickr User Paul J Buda

While this blog’s primary focus is Carrboro, I think it is important to stand up and clap for what looks like a good decision in the making a few miles to our east in Cary. Specifically, the town is working cooperatively with Wake County to put the next iteration of their library in their downtown, and multiple town council members seem to understand the benefits of integrating the library with a broader set of community activities.

Councilman Don Frantz suggested that commercial development wrapped around the parking deck could defray the cost of the public facility.

Bingo! This is one of the most important points that downtown library supporters in Carrboro have been trying to make: a standalone library on county-owned land is a public facility that is only operated using public revenues. A library occupying the floor of a mixed-use building with public and private uses will have some private investment to help with its construction and ongoing operations costs and may even help catalyze further development of a downtown project that is close to “ready to go,” but not quite there yet.

One of the refrains that was repeated earlier this spring in the county staff’s deeply flawed arguments for 1128 Hillsborough Rd as a library site was that there would be opportunities to co-locate the library with a park so that children could play there, and lest anyone believe Cary’s inclinations should validate that idea, they describe the park as follows: “Cary leaders are thinking less of a recreational park than a carefully designed common ground filled with ‘hidden treasures’ and framed by what would be the largest buildings in downtown.” I think it’s hard to overstate the differences between the type of park Cary is planning downtown and what MLK park on Hillsborough Rd is intended to be.

The article goes on to note that the library would be located adjacent to a hotel. It’s hard not to notice that the library siting decision is clearly linked to economic development in the minds of the town staff and elected officials, and they see opportunity in placing the library downtown.

Cary gets it. Carrboro gets it. Wake County gets it. Orange County? Stay tuned…

Measuring Transit Access to Potential Southern Orange County Library Sites

Posted on April 8, 2013 by patrick

When considering where to site a public library in Southern Orange County, one of the criteria studied by both town and county staff has been the presence of public transportation, in this case, Chapel Hill Transit bus service. Evaluating this criteria has been conducted by noting the distance to the nearest bus stop in materials we have seen thus far. However, transit service is not evenly distributed at every stop and different bus stops provide different levels of access to the rest of the transit network at large.

Fortunately, there is a great tool called Mapnificent that allows you to calculate how far you can travel from a specific point on transit at a certain time of day. This calculation is completed using the Google Transit data for a community that is publicly available.

Using Mapnificent, I created the following maps for the three county sites that the Carrboro Board of Aldermen sent to the Orange County Board of Commissioners, as well as two other sites that were previously mentioned by Carrboro elected officials: 201 S Greensboro St and 300 E Main St. Here are the results. The tool was set to see how many places could reach the library sites within a 15-minute bus ride at 9 am on a weekday.

The light-colored areas can reach the library site within 15 minutes by bus and walking. The remainder of each map cannot.

1128 Hillsborough Rd – County’s Preferred Site as of March 2013

1128 Hillsborough Rd: 15-Minute Transit Shed

As you can see, the site has limited access to most Chapel Hill residents and the most heavily populated parts of Carrboro along Jones Ferry Rd and NC 54 are generally not included in the 15-minute travel zone to this library site.

401 Fidelity St

401 Fidelity St: 15-Minute Transit Shed

401 Fidelity St fares better, covering the major North-South and East-West roads in Chapel Hll, and getting down to part but not all of Southern Village. Coverage is barely reaching Carrboro High School.

301 W Main St (Town Hall Site)

301 West Main St: 15-Minute Transit Shed

The Carrboro Town Hall site shows expanding coverage through more of Carrboro, as well as improved access to Glen Lennox and other neighborhoods near Eastwood Lake.

201 S Greensboro St (Roberson St Parking Lot Site)

201 South Greensboro St: 15-Minute Transit Shed

Everywhere in Carrboro that has bus service can reach this site in less than 15 minutes by bus. In Chapel Hill, residents along Eubanks Rd and Ephesus Church Rd can reach the library in 15 minutes by bus.

300 E Main St

300 East Main St: 15-Minute Transit Shed

With 300 East Main’s super-central location, now even residents in Durham County have 15-minute or less access by bus to the library. Luckily for us, if we put the library there, those Durham residents might spend some money with our merchants while they visit.

Obviously, there’s more that goes into library site selection than how easy it is to take the bus there. But conversations I’ve had in Carrboro suggest that this is an important criteria for many people, not only for environmental and local economy reasons, but also for social justice ones- like making the library as easy to access as possible for households that may not own a car.

The level of transit service to the library cannot be judged simply by “is there or isn’t there a bus stop nearby?” We also need to look at the amount of network you can reach from that stop, and (perhaps a topic for another post) the level of frequency and hours of service available throughout the day, evening, and weekends.

A Little More Time and A Little More Communication Could Get Us an Awesome Urban Library that Works for Everyone in Southern Orange County

Posted on March 19, 2013 by patrick

Hollywood Library and Bookmark Apartments, Portland

A Library Project to Emulate:
Hollywood Library, Rain City Cafe and 47-unit Bookmark Apartments, Portland (photo courtesy Wikipedia)

This is going to be a long post, so to make it easier to use, you can either read it all the way through, or use this bullet-point summary with hyperlinks to each portion:

Orange County is leading a process to site a library in Southern Orange County within the Town of Carrboro. The Carrboro Board of Aldermen sent three sites for review to the county staff in November 2012, and indicated their interest in a few others as well. (Jump to Background)
The Orange County staff has a clear preference for one of the sites named by the Aldermen, but supports that preference with several unsubstantiated claims or in at least one case, information that is directly contradicted by publicly available data. (Jump to County Staff Response)
The County staff’s preferred site represents a location choice in conflict with values that Carrboro has repeatedly said are high priorities for the town. (Jump to Values)
The County selection criteria themselves are biased towards choosing a suburban location for the library over a more urban location. (Jump to Criteria)
Pursuing the development of an urban library in Carrboro provides an opportunity to address several community priorities at once, including local economic development, education, workforce housing, sustainable mobility, and social justice goals. (Jump to Opportunity)
The County Commissioners should reject the staff recommendation to proceed with these two sites, direct the County staff to explain fully what their values and perceived constraints are for a library, including the reasons WHY the staff believes anything is infeasible, too expensive, or undesirable, and engage further with the town of Carrboro on a mixed-use library/economic development combined initiative. (Jump to BOCC Actions)
The Carrboro Board of Aldermen should clearly state to the Orange County Board of Commissioners that any site forwarded by the Town for study by the County, should in fact, be studied, AND that mixed-use, multi-purpose, multi-story buildings and developments should be on the table as PRIMARY options for the library, with single-use library-only sites as fallback choices. The Town should help address County concerns about a lengthy review process by studying successful mixed-use libraries in other cities. (Jump to BOA Actions)

Background

Orange County and the Town of Carrboro are working on a process to locate a southern branch of the county library system in the Carrboro area. On November 20, 2012, the Carrboro Board of Aldermen reviewed and discussed (link goes to Agenda, see item D4) several potential sites and forwarded them all on for consideration to the county staff.

As WCHL reported, the Aldermen expressed additional interest in potentially siting the library even closer to the core of downtown than the three primary sites proposed, with Mayor Mark Chilton suggesting that Town Manager David Andrews look into creating a RFP for proposals on how to incorporate the library into a mixed-use development downtown, and specifically mentioned the 300 East Main St development.

While not reported in the WCHL story, Alderman Jacquie Gist also made the thoughtful suggestion of a multi-story building incorporating a library at 201 S Greensboro St (the previously proposed and now stalled Roberson Square project).

The evaluation document from the November board meeting was to a certain degree, incomplete- with several items were left unaddressed and labeled “THIS CRITERIA WILL BE EVALUATED BY ORANGE COUNTY STAFF.”

This was surprising to me as some of the items left to County staff include criteria such as “Visual appeal,” when Carrboro has an Appearance Commission, and “Alignment with planning tools” when Carrboro has its own Planning department.

County Staff Response

Friday, March 15th, at about 8:00 am, the County Deputy Clerk posted the agenda for the Tuesday March 19^th Board of Commissioners Meeting, which surprisingly contained the county staff evaluation of only two of the three sites forwarded by the Aldermen to the county.

View the staff item on the library by clicking this link, downloading the March 19, 2013 Agenda, and viewing item 7-B.

The county staff dismissed the 301 W Main St site (Carrboro Town Hall) out of hand with the commentary below:

“Staff recommends the elimination 301 West Main Street site (i.e. the Town Hall) from consideration due to significant constraints, most notably the condition of the building, limitation on usable space for the library, limitations on future expansion, and potential parking conflicts.”

No further information was included about what types of parking conflicts the county staff foresees, which types of expansion would be constrained by the site, or what the specific space limits on the property were. The county staff analysis did not acknowledge or assess 300 East Main St, 201 S. Greensboro St, nor mention the RFP proposal discussed by Mayor Chilton.

Here are a few more items from the county staff evaluation:
It’s still a mystery to me why Orange County Staff is responsible for assessing what is visually appealing in Carrboro when Carrboro has an Appearance Commission, but as you can see, the county staff seems to consider single-family housing more appealing than multi-family and businesses. Also, county staff believes that this portion of our neighborhood has a “cluttered look and feel.” I’m not sure what that means, but putting aside that confusion for a moment, if we always invested in the “better-looking” neighborhoods in the community, wouldn’t we eventually wind up with serious disparities in public investment and facilities between the richer and poorer parts of our communities?

Here’s the staff analysis for “Able to provide comprehensive library services to all county residents:”

No reasons for explaining why there is a differentiation between these two sites. Just one word for each site.

County staff did not address either accessibility for pedestrians or accessibility for public transportation, but they did chime in on “Accessibility for Vehicles:”

This is ironic given that one of the reasons the 401 Fidelity site was contemplated was that it could take advantage of the foot, bicycle, and vehicle traffic from the Farmers’ Market on Saturday mornings. Here that context and synergy is listed as a detriment rather than an advantage to the site. Of course, the current main County library building, in which many county employees work, is one block away from Churton Street, a road with much more significant volume-to-capacity ratio problems (PDF), so that has not deterred the county from siting libraries in the recent past.

Perhaps the most puzzling piece of the staff response in the document, however, is the assessment of Centrality of either site to Southern Orange County, in which the staff asserts that the 1128 Hillsborough Rd site is more easily accessible to more people of southern Orange County than the 401 Fidelity St site.

Southern Orange County

A quick series of tests using Google Maps’ Driving Directions shows this makes no sense. First, let’s review the 2010 Census Population for the two Southern Orange County Townships, Bingham and Chapel Hill. See the map to the right for orientation:

Bingham Township: 6,527 (7%)
Chapel Hill Township: 87,971 (93%)
Chapel Hill / Carrboro City Town Limits: 73,979 (78%) – (within Chapel Hill Township)

It’s safe to say that if you’re trying to assess whether a site is more centrally located for residents in Southern Orange County, you should mostly be checking access to a site from places throughout Chapel Hill and Carrboro. For the following places, it’s a shorter drive to 401 Fidelity St:

Southern Village Town Green (100 Market St, Chapel Hill)
Downtown Chapel Hill (Franklin @ Columbia Streets)
Downtown Carrboro (300 e main st)
East Franklin at Estes Drive
100 Meadowmont Ln
Fiesta Grill, NC 54 West of Carrboro

It is the same distance in miles but a minute or two longer timewise to 401 Fidelity from north of Estes Drive, but at the level of all of Southern Orange County, these sites either have the same level of drive access or there’s a slight edge to the 401 Fidelity site, probably mostly due to its proximity to denser neighborhoods and NC 54. Transit and pedestrian access is a different story, but I’ll talk about that later.

In summary, the staff clearly prefers the 1128 Hillsborough Road site, even though several of the staff’s alleged advantages for that location are confusing, counter-intuitive based on the site’s context, or not supported by data. I’m not terribly excited by either of these sites, and the 1128 Hillsborough Rd is a bad choice. The key point is that much better analysis can and should be done to inform this decision.

Conflicts with Carrboro Values

Carrboro is a community with a strong commitment to building walkable neighborhoods, and has invested its own money to accelerate sidewalk construction in town. The town is also working with NCDOT to REDUCE the number of lanes on Main Street to make it more friendly to cyclists and pedestrians, and easier to cross on foot. However, when considering the sites forwarded by the Aldermen to the County and those alternative sites mentioned at the November 20th meeting, the County prefers the least walkable site according to Walkscore.com. Here are the walkscores for the five sites mentioned in the Background section of this post.

300 E. Main St: 92/100 – Walker’s Paradise: Daily Errands Do Not Require a Car

201 S. Greensboro St: 92/100 – Walker’s Paradise: Daily Errands Do Not Require a Car
301 W Main St: 82/100 – Very Walkable: Most Errands Can Be Accomplished on Foot
401 Fidelity St: 63/100 – Somewhat Walkable: Some Amenities Are Within Walking Distance
1128 Hillsborough Rd: 31/100 – Car-Dependent: Few Amenities Are Within Walking Distance

Carrboro is also a community with a history of commitment to social justice, and seeking to advance equality within the community. The median household income of the Census Tract that the County staff prefers is almost $136,000/year! The median household income of the Census Tract holding 401 Fidelity St is just over $34,000/year. The median household income of the Census Tract holding the two sites above with 92 walkscores is around $43,000/year.

Bias Against Urban Outcomes

Several of the criteria used by the County are fundamentally biased towards sites in suburban or rural locations, and against urban ones. It is possible to create criteria that answer similar questions about how effective library services could be provided without being biased against one development pattern or another, but that has not been done here.

Criteria 4 – “Meets minimum acreage.” This requirement is pointless and should be thrown out. You don’t need minimum acres to fulfill a library’s mission. You need minimum amounts of Gross Square Footage (GSF) for the library facility itself. You may or may not need additional new parking, but the criteria should not assume it. There was a terrific report in 2003 titled “GOOD SCHOOLS,GOOD NEIGHBORHOODS: The Impacts of State and Local School Board Policies on the Design and Location of Schools in North Carolina” (PDF) that lays out the case for why less expansive schools are a critical piece of getting more children to walk to school. The same principles hold true for libraries. Turn to page 6 for the executive summary and their key recommendations, which include:

Build smaller schools on smaller sites
Select school sites that maximize bicycle and pedestrian access
Collaborate with local planners and municipal elected officials in selecting the location for new schools
Promote the renovation of old schools that serve as anchors to their community.

It is interesting to note that in regards to the last bullet that the site that the County Staff dismissed out of hand, Carrboro Town Hall- is an old school.

Criteria 5 – Space for building and on-site parking. The Hillsborough branch of the Orange County library has shared parking; there is no need to assume that parking should be provided onsite specifically for library use.

Criteria 7- Space for expansion. This criteria is not well explained, but the answers seem to predicated all outcomes on assumed horizontal expansion, not vertical, and expanded access via extra car trips, not any other modes

Criteria 8 – Setbacks and road widening are fundamentally criteria based around speeding up cars to the detriment of everything else. This criteria should also be thrown out. I haven’t spoken to anybody in Carrboro in years who wants a road widening anywhere in town.

While road widenings are common anywhere that a significant number of left turns may occur along a rural road with few intersections, this is much less common for in-town settings where larger street grids are present, and given that Carrboro is working with NCDOT to complete a road diet to reduce the number of car lanes on West Main St, I’m sure that most Carrboro residents do NOT consider road expansion/widening for car traffic to be an “amenity.”

Criteria 11 – Access for transit. The County staff did not provide any comments on transit service. The town comments report the locations of bus stops but do not identify significantly varying levels of transit service. The CW bus which serves the stop nearest to the 401 Fidelity St location only has outbound service towards Jones Ferry Rd after 12:15 pm on weekdays. The J route, several blocks away at the corner of Davie and Jones Ferry, offers service every 15 minutes for most of the day, but access is along a road with poor pedestrian facilities, though improvements are planned. If the 301 W Main (Town Hall) site had been studied, it would have had the best transit service access of any site with nearby service from both the J and CW routes. The F bus service, serving the Hillsborough site, is decent but the stop closest to 1128 Hillsborough makes it a longer bus ride from much more of the Chapel Hill Transit network than 401 Fidelity or any downtown Carrboro site would be.

Not capturing the frequency of transit service and its level of network access, as opposed to merely its presence, allows sites with lower levels of attractiveness for transit users to rate just as well as the highest-traffic stops in any system, which again, makes this metric as currently deployed biased against urban locations.

Opportunity Presented By An Urban Library

1. There are several great benefits to building an urban library in Carrboro, but let’s start with perhaps the least obvious benefit- building an urban library in Carrboro will make it EASIER FOR RURAL RESIDENTS TO PARK at or near the new library.

Prior to the rebuild of the Chapel Hill library, finding a space there in the afternoons was often next to impossible and required circling the lot and waiting for other patrons to leave. That site has poor access for transit, cyclists, and pedestrians and because that access is poor, people who live nearby who might otherwise walk- DRIVE to the library instead.

If we put a library in downtown Carrboro, a whole slew of potential users who are already biking, walking, and busing to downtown for other purposes will add the library to their trips that they complete by non-auto modes. This means that parking spaces that are reserved for library patrons either in a surface lot or parking deck are more likely to be used by people living far away from the library, and not people close by who have additional mobility choices. If we build a library in a location that has poor access and encourages more people to drive, now rural residents and people from further away driving to the library will be competing for parking with everybody they were competing with downtown, plus Carrboro residents who chose to drive because the location is hard to walk, bike, or take transit to.

A downtown library also builds resiliency into the parking system- if the library spaces for some reason fill up, there are several public downtown parking lots that may offer additional capacity.

2. The next reason that an urban library is a great opportunity is that it provides a chance to leverage public investment to incentivize private development. There are a few projects in downtown Carrboro that would expand the commercial tax base and add jobs in service, entertainment, or office categories- if they could get enough of their space pre-leased to proceed. Having the library at University Mall clearly created beneficial spillover effects for businesses such as the Red Hen, Chick-Fil-A, Southern Season, and the U-Mall Farmers’ market. Putting a library at 300 East Main might accelerate one of their next phases of development, or help put the Roberson Square property back in play, as Jacquie Gist suggested on November 20th.

The County recently raised a 1/4-cent sales tax for economic development, and while there may be more highway-oriented development goals for county areas near Mebane, for example, in Carrboro the economic development opportunities are likely to reinforce the walkable, urban characteristics that Carrboro has that many other towns lack. The County Commissioners should look at an urban library site in Carrboro as an opportunity to fulfill an expansion of tax base goal while also delivering on providing library services.

3. An urban library in Carrboro will have positive social justice and environmental effects. If you have not seen the Rich Blocks Poor Blocks website, you should go check it out now. Enter Carrboro, and set it to show Incomes. Putting the library in an urban location will provide better access, on foot, the most equitable transportation mode- to some of the lowest-income Census Tracts in Orange County. The fact that an urban location will be more walkable, bike-accessible, and transit-accessible will also reduce the carbon footprint and emissions of people of all incomes traveling to the library compared to a suburban location.

What the Orange County Commissioners Should Do

Given the state of the analysis provided for these sites, the Board of County Commissioners (BOCC) should reject the staff recommendation to spend $10,000 to $15,000 studying these two sites to hasten a final decision. Instead, the BOCC should add the Town Hall site back onto the list of potential sites along with 401 Fidelity St and 1128 Hillsborough Rd, and add 300 East Main and 201 S Greensboro St to be screened as well. The BOCC should then engage the Town of Carrboro about how to develop criteria that do not automatically exclude urban outcomes, and consider if the RFP approach mentioned by Mayor Chilton regarding a joint library/economic development venture might generate any interest with developers that are likely to work in Carrboro.

Finally, the BOCC should ask the staff to clarify why their analysis came out like this. Does the current library staff think working next to a cemetery is undesirable? If that’s an issue, they should state that. It would be good to know if the staff really likes 1128 Hillsborough as a site or simply really dislikes the other sites. If County staff think any site is too expensive, too complicated to develop, or to constrained, they should explain why in clear language, i.e.: “the parking for the library and two other uses would conflict at peak times for evening book checkout based on our current patronage at the Hillsborough branch.”

What the Carrboro Board of Aldermen Should Do

Lest the County miss the message, the Aldermen should communicate clearly to the BOCC the importance of a library in Carrboro being an urban rather than a suburban project. Carrboro Town Staff could move the ball forward by helping to proactively address county concerns about a complicated review process. The best way to get started might be to research mixed-use libraries in other cities, and see what zoning designations in Carrboro could accommodate a facility like the Hollywood Library in Portland, OR; Villard Avenue Library in Milwaukee, WI; or the Montgomery County flagship library in Rockville, MD.

What Concerned Citizens Should Do

If the picture at the top of this post looks interesting to you, or if you think that downtown Carrboro is much better place for a library than somewhere north of Estes Drive, please email the Orange County Board of Commissioners and email the Carrboro Board of Aldermen and tell them as much. If possible, come to the BOCC meeting tonight, March 19th at 7:00 PM at 2501 Homestead Rd, and share your ideas in person. I intend to be there to share mine.

This library is not planned to open until 2016-2017. While we should not delay in moving the library project forward, there is certainly time to be more thoughtful about an outcome that succeeds on multiple objectives above and beyond checking the box of “there’s a library in Carrboro.” Hopefully the Town and County can collaborate to figure out how create an outstanding project for Southern Orange County and Carrboro.

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Urban Planning for the 21st Century

Category Archives: Orange County