[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6359588,"mediaKeyId","2176526-e7d8246632d570a52bb79621495475e9","parentId",2176526,"title","Commissioners direct staff to solicit short proposals for downtown uses as talent‑center offers arrive; town to study reuse of old town hall","audioSeconds",908,"startMs",12060000,"endMs",12968000,"viewUrl","/Search/View?dp=1&key=2176526-e7d8246632d570a52bb79621495475e9&start=12060&end=12968","thumbnailUrl","https://assets.pipeline.soar.com/2176526-e7d8246632d570a52bb79621495475e9/thumbnail_12060000.jpg","articleUrl","/articles/6359588/Huntersville/Mecklenburg-County/North-Carolina/Commissioners-direct-staff-to-solicit-short-proposals-for-downtown-uses-as-talentcenter-offers-arrive-town-to-study-reuse-of-old-town-hall","mediaUrl","https://secure.pipeline.soar.com/6359588-892a140c4e0063f5f43dd4e4cd2cd3c2/orig.mp4?Expires=1771192715&Signature=X386HN~8387kcGiDCdmtsMw0c3ZCDbbLfVi7VrsH1y3YZHTRakmw7HcJF2wBdUZyntX~I2P80mnidojN~na7tWwEhfqtNVmXu5U5PWMMH0gHMvjtRsjmZjU3QGyODmbUfiUXgEr-8g3MvF4Ek8lK9gQYZkOI0tJBhoUFdxZ3nSfOar9RbGS5TP7dw04JKpPnCi-wusNl0IRokVvJSl0jbtMSipmZJYZu-dhsoL~hUSpp0XbQxkxI2zDT0q9c7APuf3lc7~zeAtlWHCQoLW8qpSLdQ7yc6opVxPZKoiFssk0SYsvHqgVXZvuedFvWSeWl1rfm-j69Cmui9~QNIpl2rA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Huntersville, NC","date","2025-01-31T13:20:09Z","article","Commissioners discussed multiple downtown‑property opportunities and asked staff to test the market with a short, targeted solicitation while the town completes the new town hall construction.

Talent‑center proposals: staff reported the town received two proposals in response to a recent solicitation for the small commercial “Talent Center” parcel in Towne Center. One proposal (described by staff as a primarily commercial scheme) offered restaurants, a food hall and banquet or assembly space; the other proposal described a mixed commercial/residential project with ground‑floor retail and upper‑floor residences. Staff said the solicitation did not explicitly include a town‑funded parking deck and that if the board wants physical parking‑deck support offered as part of proposals, staff should reissue the solicitation to make that potential included item clear to all respondents.

Board guidance: after discussion commissioners asked staff to pursue a short, time‑bounded RFP process to test private interest in creative commercial or mixed‑use concepts for the parcel, but they did not direct immediate commitment to public financing for a parking structure. Several commissioners said they wanted retail and restaurants that will activate downtown; others emphasized that additional residents downtown make more retail viable and that parking tradeoffs would need a careful plan if a deck were required.

Reuse of existing town hall: with the new town hall project advancing, staff presented conceptual ideas for converting the current town hall into community or commercial uses. Management summarized work to date and said up to about $2 million in interior‑upfit funds could be available (a mixture of upfit dollars in the new town hall budget plus a potential grant), subject to board direction. Commissioners were split: some favored an RFP to seek a private occupant or developer, while others preferred keeping a public community/event space; staff said the town could pursue an economic‑development disposal process or a conventional property disposal method depending on the chosen use.

Habitat for Humanity: the board briefly discussed a separate staff action to convey two small town‑owned lots to Habitat for Humanity for development if Habitat’s due diligence confirms the sites are buildable; staff clarified the town is not paying Habitat for the lots — the land transfer is intended to support development of two for‑sale homes that Habitat would build and then sell to eligible buyers under Habitat’s rules.

Next steps: staff will prepare a short RFP/solicitation and a timeline for commissioners’ review, outline possible parking scenarios and the budget implications of a town‑funded deck, and bring back a recommended disposition path and draft solicitation for the old town hall. The Board asked staff to return with specific contractual or disposal steps before any sale or long‑term lease.","mediaType","Video","parentTitle","Budget Workshop Day 2 Morning Session","oneSentenceSummary","The Board asked staff to test the market for downtown development concepts after staff reported two proposals for a small Towne Center parcel and discussed reuse options for the existing town hall once the new town hall is occupied.","taxTitle","Huntersville, Mecklenburg County, North Carolina","taxId",4128,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6359594,"Finance director outlines $172M five‑year capital list, $80M fund balance and staffing requests that would raise personnel costs",1825,10945000,12770000,"/Search/View?dp=1&key=2176526-e7d8246632d570a52bb79621495475e9&start=10945&end=12770","https://assets.pipeline.soar.com/2176526-e7d8246632d570a52bb79621495475e9/thumbnail_10945000.jpg","/articles/6359594/Huntersville/Mecklenburg-County/North-Carolina/Finance-director-outlines-172M-fiveyear-capital-list-80M-fund-balance-and-staffing-requests-that-would-raise-personnel-costs","https://secure.pipeline.soar.com/6359594-1d99a501d25fddbfe893c025424a3073/orig.mp4?Expires=1771192715&Signature=CCAnRX-Ea-EuFflOEYQo3O6UdjYrVLjB-lITgYBSVMG82qDeQ6EIJ4J257EJqgFkyquONE4jUjK7XJ9UQIQQp9ESl5ymvpjBke7UPgJXPsZC0hlpZWxmFubiKR4dyNlXybIygUKvDx11wcbtKd5TbYYyf1GSEnxo0ByiiR9HksPi8~Hy7YiJY2b~v6~ZzRhCxXCZabpyeXsIN9zSySbQqNvp7psAUYSVcGs3EEqouH3uSJpZY1tsD~nX4MgZKpU4LcSUXHbZ9MDmxJsoSxKLHoXM-prAC1dr8YWasPOU4Cmy0XDfwRdi9HpdRyx9OrO~giCsde4Bnc4ZgMOadrU2dQ__&Key-Pair-Id=KUT5TJCACFTXG","Finance staff and the town manager presented a five‑year financial forecast and a project list to the Board and urged caution: while the town’s audited general‑fund balance was reported near $80.7 million at June 30, much of that total is committed or restricted for capital, debt or specific uses, and a long project list would draw heavily on available reserves.

What finance reported: Patty, the finance director, showed the audited fund balance for FY24 and highlighted two lines commissioners can use: the capital projects balance (about $13.8 million) and the unassigned general‑fund balance (about $26.2 million). The presenters emphasized that many purchase orders and capital encumbrances roll forward year‑to‑year: the staff said roughly $25 million in purchase orders and capital encumbrances were rolled from FY24 into FY25.

Five‑year capital picture: Anthony and finance described a consolidated CIP list that shows about $172 million of projects funded in FY26–FY30 added to about $97 million funded in prior years, giving a total project list above $300 million. Staff noted the projects include fire station replacements, park investments, major road segments and other items; commissioners were reminded that the town cannot spend the headline fund balance dollar for dollar because many lines are designated, encumbered or reserved.

Debt and debt service: Jackie and Patty walked through outstanding debt and upcoming payments. The presentation noted limited‑obligation bonds for the new town hall and other outstanding issues, and pointed out that debt service will be a sizeable annual commitment (an example line in the packet showed a roughly $2.575 million annual payment on the 2024 limited obligation bond). The presenters explained callable windows and the need to plan for scheduled maturities.

Staffing requests and operating pressure: department directors submitted early personnel requests that could add roughly 20–22 positions in the FY26 budget proposal (illustrative items included engineering, fire assistant chiefs, parks and recreation positions, one planning position, nine police positions of which some were sworn and some non‑sworn, and a public‑works addition). The town manager cautioned the group that 22 new positions would amount to nearly a 10% increase over about 263 full‑time budgeted positions and would raise operating pressures on future budgets.

Why it matters: staff urged the board to use the forecast as a tool, not a fixed budget, and to focus discussion on funding sources: pay‑as‑you‑go fund balance, new bonds, debt issuance or reprioritization. The presentation included sensitivity controls so the board can model changes (tax rate, personnel growth and capital timing) and see the effect on fund balance over five years.

Ending: managers told the board they will continue to refine project costs and staff requests. Commissioners asked for more information about nonprofit funding reports, tourism taxes and how a possible regional transportation sales tax would affect the CIP; managers said they would return with updated figures and suggested the board use the shared spreadsheet to model different tradeoffs.

","Town finance and management told the Board that while Huntersville has an $80.7 million audited fund balance, much of it is restricted or encumbered, and a $172 million five‑year capital program plus ~22 requested staffing positions would materially affect reserves and operating budgets.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6359599,"Huntersville electric director warns substation capacity strained; new substation set for Q4 2026",581,6989000,7570000,"/Search/View?dp=1&key=2176526-e7d8246632d570a52bb79621495475e9&start=6989&end=7570","https://assets.pipeline.soar.com/2176526-e7d8246632d570a52bb79621495475e9/thumbnail_6989000.jpg","/articles/6359599/Huntersville/Mecklenburg-County/North-Carolina/Huntersville-electric-director-warns-substation-capacity-strained-new-substation-set-for-Q4-2026","https://secure.pipeline.soar.com/6359599-24cf77b922c0bcc1830cea0526e79b1b/orig.mp4?Expires=1771192715&Signature=UI0zG7heXSulz4lX9zuREwcONaTyokkotIkyEJ8x6Z8MSWgeGU5jggTiCiUHTfU3GFu2Yq4iR3-Izcm26QgZ-B-SK60qRHSZmR4rtTScKmqg2qkvwMjL2h~Yc6aME5ZrwbBatHrwtGcTSMhKeoGCe6zU3MYtK78l~slfW-rFrL4wYkOe7QZhAFtOz-C-VrqcmbBzenA3T-QGxUGkI3hhAUNIzdUFv1Aoaj5cj-r0stAPrVseAg40L~TNLVn9Y2UJkAhqUXDDbnYbxoCLRt517cZFBhUs-xIYMvdRAOCi3fDwx-FydPBRl~GHVFxzQDMfabvJqk-oUmYPrYt843aSpQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Huntersville’s electric director told the Board that rapid residential and multifamily development has pushed distribution capacity close to its limits in parts of town and that staff is building a new substation to relieve load pressure.

David, the town’s electric system presenter, said Huntersville serves about 9,000 metered electric customers within the town’s service territory and noted the number of new residential projects expected in 2025 and 2026. He reported that projects planned or under construction in 2025 total roughly 1,132 residences and projects expected for 2026 total about 1,762 residences; together those two years could add nearly 2,900 new customer meters if all build out and connect.

System load and capacity: town documents provided at the meeting show delivery 1 currently has a contract capacity of 25,000 kilowatts and that the station exceeded that metric in a prior summer when staff briefly recorded a 25,387‑kilowatt peak. The presentation reported the town’s overall system peak was 59,735 kilowatts in fiscal 2024 and staff estimates a system peak of about 64,500 kW for FY25 and roughly 70,500 kW for FY26 if pipeline projects are energized.

New substation and schedule: staff described a planned distribution substation sized initially for roughly 9,000 kilowatts of new contract capacity (the transformer selected for that site could be uprated later to a 25,000‑kilowatt capability) and said the town has completed permitting and a formal bid process. David told the board the selected construction contract would be brought forward for award on the board’s February 4 meeting and that the earliest realistic in‑service date is Q4 2026 because of long delivery lead times for some critical substation equipment.

Why it matters: substation transformers can tolerate short overloads but not sustained operation above rated capacity; prolonged overheating damages transformers and raises the risk of failure. The presentation noted that a new substation, plus strategic reconfiguration and temporary tie‑ins, are the primary tools to avoid forced load drop‑off or emergency service limits.

Short‑term steps: staff said it has already shifted some load between delivery stations over the past two years to relieve immediate overload conditions and will continue to move circuits where feasible. David emphasized supply chain constraints for large substation components (one critical piece was quoted at 90–92 weeks lead time) and asked the board to approve the recommended construction contract so the town could place long‑lead equipment orders.

Ending: commissioners asked about backup ties between delivery zones and about the possibility of accelerating the project; staff said ties exist in limited ways but long‑lead times and the need for system reconfiguration make the Q4 2026 timeline realistic. The board was given a written recommendation to approve the substation award at the next meeting.","Town electric staff told the Board Huntersville’s distribution substations are nearing capacity after a wave of residential and multifamily builds; a new substation contract was ready for award and completion is estimated in late 2026, but short‑term overload risk remains.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6359603,"Huntersville planning staff report record construction, rising multifamily permits and push to study northeast area and downtown stormwater",561,172000,733000,"/Search/View?dp=1&key=2176526-e7d8246632d570a52bb79621495475e9&start=172&end=733","https://assets.pipeline.soar.com/2176526-e7d8246632d570a52bb79621495475e9/thumbnail_172000.jpg","/articles/6359603/Huntersville/Mecklenburg-County/North-Carolina/Huntersville-planning-staff-report-record-construction-rising-multifamily-permits-and-push-to-study-northeast-area-and-downtown-stormwater","https://secure.pipeline.soar.com/6359603-fe0b636d2b06fd232c6e3dcf36380599/orig.mp4?Expires=1771192715&Signature=c8Ym2bvD93Gyikmm1HUpwzC9tdsCodP4w5UjbdaWdBM5zM9KHU3ZhUYr~o6FyanS0vzOoSi4zvIEdxJRjac3dQwpeCf-ss15qSVo6Z~QMICN-AaMip13MftwGRux6XO-7tC2Fm5eVKHlP1IadVAcWI5SBPFgauRXjWrWq9FoglwLKlS2QYnXq56JLYZIbHLs9fCBxIXMwiaEKsZsMAd12VkEufCl4jDubD6WUtJJJIgaLX9An1D1FQEPnYx9wGTzBRv2j1k0R3xdYucKqTye13l9fmpjTqSihN54yTYEisc8DfmVCrt~wauerbu6Lo6DHnvP8zecEdGJ-nmi2WvZ6w__&Key-Pair-Id=KUT5TJCACFTXG","Huntersville planning staff reported that the town’s population is about 70,000 and that permitting and construction remain strong, with an unusually large increase in multifamily projects and a record year for nonresidential construction.

Planning director Brian said the town tracks population by certificates of occupancy and that, after a small state demography adjustment last year, the department is “anticipating a 5% growth rate,” which staff translated into an increase that will put Huntersville “just under 70,000 people.” He said the town recorded 389 single‑family home permits last year and expects single‑family permitting may dip to roughly 300 lots this year. By contrast, staff flagged a major rise in multifamily approvals and permitting, including projects at Birkdale, Old Statesville Road, Hambrite Junction, Vermilion Village and others.

Why it matters: staff warned the commissioners that the permit mix is shifting and that timing differs by housing type. Brian said multifamily projects “take a little bit longer” — often 18 to 24 months — while single‑family homes typically produce certificates of occupancy in 4–12 months. That timing affects when new residents actually appear in population counts and when nonresidential tax bases become realized.

The numbers: staff reported nearly $450 million in nonresidential construction activity in Huntersville last year, which the presentation described as an all‑time high. The breakdown cited by staff included roughly $240 million for multifamily construction, about $85 million for new commercial structures, roughly $18 million for utility and infrastructure upgrades and nearly $80 million for renovations or tenant upfits.

Small‑area planning and stormwater analysis: staff asked the board to support a small area study for northeast Huntersville — described as the “last frontier of large undeveloped tracts” inside the town’s planning area — to refine 2040 Plan land‑use designations, identify needed roads and trails and plan transitions from low‑density rural areas to higher intensity uses where sewer and roads permit. Brian noted Charlotte Water’s recent sewer extension into the northeast as a catalyst for future development.

Relatedly, staff described a downtown stormwater analysis under negotiation. Brian said the study will inventory pipes, inlets and ditches, run field work and later perform hydraulic modeling to identify capacity limits and candidate infrastructure projects, with a second phase to seek grants and physical improvement strategies. The downtown study’s goal is to “create the downtown stormwater network to handle future growth,” staff said, and to identify regional stormwater ponds that could be designed as community amenities instead of hidden retention basins.

Parking, urban‑design and zoning work: planning staff said they are finishing a downtown parking inventory — counting public and private stalls and parcel‑level supply — and will compare that to recent demand projections (a consultant’s red‑line downtown study expected in March). Staff flagged a consultant projection that downtown will need about 250 parking spaces; they also emphasized discussions about shared‑use agreements with churches, schools and private landowners.

Staff described completed and ongoing code work: a form‑based design guide is published online, zoning text amendments to encourage higher design standards and conditional‑zoning flexibility are underway and staff is preparing additional amendments on urban open‑space design, buffer and berm standards, parking requirements and a clearer “missing middle” map that shows where duplexes, triplexes and townhomes are allowed.

Trees and tree‑care: staff and the board discussed aging downtown canopy and tree save areas in newer subdivisions. Planning staff said many downtown trees are similar in age and will need staggered replacement; they also described conversations with Davidson about a possible memorandum of understanding to buy limited arborist services. Brian and parks staff recommended pursuing a local arborist resource and possible code updates to codify planting/maintenance expectations for tree save areas and homeowners’ associations.

Other planning activity: staff listed 35 active subdivisions in town, nine approved and ready to build, and roughly 2,000 approved but unbuilt single‑family units, about 250 townhomes and roughly 3,000 multifamily units in the approvals pipeline. The corporate limits were reported as just under 43 square miles and an extraterritorial jurisdiction (ETJ) of roughly 20 square miles.

What’s next: planning staff asked the board to support near‑term work on the northeast small‑area plan, finalize the downtown stormwater contract negotiation and let staff proceed with text amendments and the parking study. The staff presentation also flagged potential grants (including a recently submitted RAISE grant and other opportunities) to help pay for both stormwater and tactical downtown improvements.

Ending: Commissioners asked questions about scope (how far to chase stormwater systems outside the traditional downtown envelope) and about timing for the small area plan and parking work; staff said the analyses will inform later capital work and grant requests.","Planning staff told the Board that Huntersville’s population is about 70,000, nonresidential construction reached an all‑time high last year and multifamily permitting jumped; the department proposed a northeast small‑area study, a downtown stormwater analysis and work on parking and design standards.","actionData","errors"]

Article not found

Commissioners direct staff to solicit short proposals for downtown uses as talent‑center offers arrive; town to study reuse of old town hall

Finance director outlines $172M five‑year capital list, $80M fund balance and staffing requests that would raise personnel costs

Huntersville electric director warns substation capacity strained; new substation set for Q4 2026

Huntersville planning staff report record construction, rising multifamily permits and push to study northeast area and downtown stormwater