Republicans in the North Carolina General Assembly are pushing legislation that massively impacts Durham’s plans to provide affordable housing.
House 821, sponsored by Jeffery McNeely (R), and Lee Zachary (R),will
deny “local governments the authority to take five listed actions unless
otherwise provided by local act, including: (1) imposing impact fees for
development; (2) conditioning a development approval on the existence of a
community benefits agreement, as defined; (3) requiring a developer to provide
funds for affordable housing of construct, set aside, or designate one or more
dwellings or developments as affordable housing; (4)requiring a completed
traffic impact analysis prior to a development approval; and (5) requiring a
developer to construct a greenway.”
The bill appears to respond to Durham efforts to address rising
housing cost and gentrification. Members of the Durham city council have
prioritized negotiating affordable housing set asides with contractors as a
condition of development approval.
The bill follows a long battle between members of the Walltown
Community Association (WCA) and Northwood Ravin, the developer who purchased
Northgate Mall. Negotiations between WCA and the Northwood Ravins left
residents frustrated that increased gentrification would consume their
community. Members of the Durham planning commission and city council attempted
to lobby in support of the WCA.
The concerns of the WCA are reflected in a six-point statement on their website. Part of their
request is for Northwood Ravins to set aside 30% of their units for affordable
housing units and first right of purchase and rental to low-income Walltown
residents.
“In order to
make this vision a reality, we propose that Walltown - along with the
other Northgate Mall adjacent neighborhoods - engage in a collaborative
planning process with Northwood Investors, Duke University and the City of
Durham,” the WCA website states.
In addition to the request for affordable
housing set asides, WCA seeks:
1. Create
spaces for affordable retail, including a cooperative grocery store (opportunity
for community ownership), so that residents can have nearby access to healthy
food and other items needed for work, school, and home.
2. Design
and enhance the built environment with consideration for pedestrian safety,
environmental sustainability, and accessibility for seniors, families with
children, people with disabilities, and people of diverse socioeconomic
backgrounds.
3. Foster
community gathering and cultural enrichment spaces, such as, the Durham Arts
Council clay studio, a satellite library branch, and an interactive Walltown
history exhibit.
4. Develop
a section of the property as a transportation hub for buses and bike riders,
including a Park-and-Ride serving nearby universities, hospitals, and downtown
Durham.
5. Provide
space for a Community Advocacy Resource Center, which can serve as a hub for
neighborhood residents about city and county services, access to homeownership
and renter’s rights, and other information based on the interests and needs of
the community.
The WCA vision reflects a longstanding relationship
between elected officials and residents in developing and implementing planning
goals. H 821 is a direct attack on Durham’s vision for participatory government.
It grants unlimited power to developers with limited or no relationship with residents.
It places corporate greed above the goals of a community engaged in affirming
the needs of all citizens. It disavows our local aspiration in creating green
spaces. It measures the ambition of developers above our desire to maintain a
happy home.
During a recent conversation with Elaine O’Neal,
candidate for mayor, she reflected on the future of Durham. She said Durham has
five years to reverse the consequences of rampant development.
If she’s right, the clock is ticking.
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