[Durham INC] Herald Sun: 3 myths about 751 development

Wed Feb 9 22:50:01 EST 2011

This is a really great op-Ed about the 751 South development. If these guys won&#39;t commit to hiring Durham Residents in the short and long term ( which is essentially an impossibility) then the only argument for this development (I.e &#39;jobs, jobs, jobs&#39;) is moot.

Melissa Rooney (see below)

 http://www.heraldsun.com/view/full_story/11317756/article-Three-myths-about-the-751-development?instance=hs_guest_columnists

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Three myths about the 751 development
1 day 3 hrs ago | 162 views |  | 4  |  | 
By Wendy Jacobs

Herald-Sun Guest Columnist

Much of the support for the 751 Assemblage is based on assumptions that the mixed-use development will contribute needed jobs and economic benefit to Durham residents. Underlying these assumptions are myths.

n The first myth of the 751 Assemblage is that it will add needed tax dollars. 

The costs associated with 1300 new homes will be greater than new tax revenue. While commercial development and farming add to the tax base, the national average cost of community services provided for new residential development ranges from $1.15- $1.50 in cost per $1.00 in tax revenue. If development paid for itself then we would not need to raise taxes and issue new bonds to build or maintain schools, roads and parks. 

Durham&#39;s economy must keep growing and we have to plan for the influx of 1.3 million future Triangle residents. We carefully determine where development is going to occur so that we can minimize these costs, maintain a good quality of life and be an attractive place for economic investment. 

Our land use and transportation plans guide decisions about the most cost effective locations for development for maximum economic benefit: where there is existing infrastructure and services, properties that need to be redeveloped or infill areas. The 751 Assemblage violates these plans and principles.

n The second myth of the 751 Assemblage is that it will supply jobs for Durham residents. 

Unless there is a written commitment from the developers for specific jobs provided to Durham residents, then this is an empty promise. If national companies do the site construction, bring in their own subcontractors and labor and then leave town, and if retail chains bring in their own staff and hire nationally, then there is no guarantee of jobs for current Durham residents. 

The truth is that the 751 Assemblage will hurt successful homegrown job creation efforts happening right now within our downtown and existing urban and suburban neighborhoods. Numerous downtown businesses are revitalizing existing buildings, locally owned and more likely to hire local residents. 

The redeveloped New Hope Square transformed a languishing strip mall into an attractive foodie haven packed with locally owned and operated businesses that support our local work force and the surrounding suburban neighborhoods. The massive 751 Assemblage will be the size of a small town on the fringe of our Urban Growth Area (UGA), far from Durham&#39;s city center and will drain resources, capital and vitality away from where it is desperately needed. 

Locally owned Northgate Mall, with empty storefronts, continues to struggle with the southward strain of Southpoint Mall. Innovative mixed-use redevelopment projects like Heritage Square and University Marketplace are approved yet await capital investment. Loehmann&#39;s Plaza is poised for redevelopment but needs a major anchor. 

Will investors choose involvement in one of Durham&#39;s redevelopment projects when they have the option of new development in the 751 Assemblage? We need to direct and support development where Durham residents live who need jobs and where our land use and transportation plan tells us it is most cost effective. Developers should not control our land use and economic development plans.

n The third myth is that the 751 developers will pay all costs associated with annexation. 

While city administrators try to determine all current and future costs associated with extension of sewer and water, road construction, traffic, schools, fire, safety, recreation, trash, recycling, to name a few, it is impossible to account for all projected costs. 

Durham taxpayers just paid the $1 million tab for two new traffic lights, at Northpoint Shopping Center and Southpoint Mall, that developers did not provide. 

The 751 Assemblage has committed to donation of land for a school, but this is a fraction of the $20 or $40 million needed for elementary or middle school construction, and ongoing operation costs. 

How do we put a price on the loss of our last remaining scenic roads and rural landscape in south Durham, air pollution, traffic and water pollution in Jordan Lake? What is the cost of ignored land use, transportation and greenhouse gas plans and the broken promises of elected officials who said the southward sprawl of Southpoint Mall would stop and the last remaining rural part of south Durham would be protected?

The truth is that the 751 Assemblage undermines efforts underway now to create jobs and direct development where it is needed most by Durham residents desperate for work. Our City Council should vote no to annexation of the 751 Assemblage and do what is in the best economic interest of the City of Durham.

Wendy Jacobs represents Durham County on the City-County Planning Commission.

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