[{"_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",6166576,"mediaKeyId","5415325-526de5ff3402d15867b77847db25eabc","parentId",5415325,"title","Huntersville board advances broad zoning text amendments on tree save, buffers, ADUs and stormwater","audioSeconds",721,"startMs",2099000,"endMs",2820000,"viewUrl","/Search/View?dp=1&key=5415325-526de5ff3402d15867b77847db25eabc&start=2099&end=2820","thumbnailUrl","https://assets.pipeline.soar.com/5415325-526de5ff3402d15867b77847db25eabc/thumbnail_2099000.jpg","articleUrl","/articles/6166576/Huntersville/Mecklenburg-County/North-Carolina/Huntersville-board-advances-broad-zoning-text-amendments-on-tree-save-buffers-ADUs-and-stormwater","mediaUrl","https://secure.pipeline.soar.com/6166576-8c062dc2d624918730c3c7546da9f8b3/orig.mp4?Expires=1771136741&Signature=X1x60iQb8UpZArziStYTuMPibZ6u6Mv-MDv3S7Tcv91jMWN091BYjSNlGKpLMqwr9Y2XeoCpeGTqEJkCxyHaLHkJ1rVj3lK6k7Mo5pqJ~OOtT2wUTtNTytt3oDsUXd5PX2VcTR18Wi~bGkLJHWi-BDa3G1HHMlKGwpQTyvENkwczZ5L-FZ3KEzmQYTR8Ex8ufb0Rsnc23VGTCtx8f6n5kTd4rx1STjzjt6LLGUYrNQ~MNgd8ERaf7bwASxIr4ZyrGKB3Q95ZabC0z3TU1XfxWBB7CD4iGWjZO~aN9NQqUlkw9QOWCWqj-P4dhX3Pamm4r~4L~jTR-AHZqZNS49gLuA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Huntersville, NC","date","2025-07-16T13:12:41Z","article","Huntersville’s Town Board on July 15 moved forward a coordinated set of text amendments to the town zoning and subdivision ordinances that change how the town treats tree preservation, buffer plantings, accessory dwelling units and stormwater facilities. Planning staff told the board the packets are intended to preserve more mature canopy and specimen trees on development sites and to clear long‑standing ambiguities in the code.

The amendments include a proposed cap on mitigation for tree save — staff’s draft would limit mitigation so that residential sites must retain roughly 70 percent of required tree save on site (mitigation capped at 30 percent) and commercial sites must retain roughly half (mitigation capped at 50 percent). Staff also proposed raising mitigation for heritage/specimen trees to a 200 percent caliper replacement factor and clarified submittal standards for tree preservation plans.

Staff said the change responds to a pattern in recent years in which applicants used payment in lieu or off‑site mitigation rather than preserving existing canopy. “We get some tree save, but we don’t get a lot because of this mitigation allowance,” Planning staff member Brad Priest said during the public hearing. He showed before‑and‑after examples that, under the proposed language, several past developments would have retained more mature canopy.

The package also includes separate but related amendments to buffer standards. Staff proposed explicit planting standards for opaque and semi‑opaque buffers (including a new 80‑foot buffer planting table for rural and transitional residential major subdivisions and farmhouse clusters), and a new town‑center edge buffer requirement of 20 feet for certain mixed‑use or apartment edges. An arborist worked with staff to size trees and shrubs so buffers perform as intended, staff said.

On residential building types and permitting, the board heard a separate staff proposal (TA25‑01) to disentangle residential use and building‑type definitions so that duplexes, triplexes and quadplexes are listed specifically where allowed, and to align the town process with recent state law for 1–4 unit dwellings (House Bill 488). The proposal would remove an unused registration step for accessory dwelling units (ADUs) and eliminate the rule that required the same person to own both a primary and accessory dwelling on a lot.

A different text amendment package addressed stormwater and land‑development process items. Staff proposed renaming “best management practices” to the state term “stormwater control measures” and adding a six‑month sunset for as‑built conversion submittals on projects whose temporary facilities are ready to convert; staff told the board about roughly 82 construction sites with temporary SCMs and said 30 percent are ready for conversion now. Staff said the sunset aims to reduce long‑running open construction files and to ensure treated stormwater reaches the system promptly.

Staff described other edits in the omnibus amendment: clarifying berm approval routing (removing an unnecessary extra Planning Board step), removing farmhouse clusters from the minor‑subdivision category (they allow more than five lots and have distinct standards), tightening urban open‑space limits so no more than 25 percent may be occupied by SCMs without rezoning, and removing several non‑life‑safety conditions from pre‑occupancy checklists to comply with state direction.

Board members asked technical questions about how the caps were derived, how the town will avoid “double‑dipping” when developers phase projects, and how an on‑staff arborist and code‑enforcement capacity would affect implementation. Commissioner Corals asked if staff had analyzed recent projects to compare actual retention with the proposed thresholds; Priest said any projects already vested would remain under old rules and that the new rules would not apply retroactively. Commissioner Walsh asked whether mitigation caps could render some land undevelopable; staff replied the conditional rezoning route would remain for projects needing relief on a case‑by‑case basis.

Several commissioners supported the package as advancing the town’s 2040 plan canopy goals, though a few suggested small tweaks to caps and stronger monitoring language. The Planning Board will review these text amendments at its next meeting and staff has proposed final board action on Aug. 19. The board’s action on July 15 moved the proposals forward for that next step.

Why it matters: the changes would shift the balance from off‑site mitigation and payments toward more on‑site retention of mature trees, standardize buffer plantings to produce predictable screening, and clarify how 1–4 unit dwellings (including ADUs) are regulated — all of which affect neighborhood character, stormwater quality and development costs.

What’s next: the Planning Board will consider the amendments at its scheduled meeting; final Town Board action is scheduled for Aug. 19. If adopted, the town will implement new submission requirements for tree and buffer plans and a six‑month conversion timeline for SCMs.","mediaType","Video","parentTitle","Town Board Meeting 7-15-25","oneSentenceSummary","Huntersville’s Town Board on July 15 moved forward a coordinated set of text amendments to the town zoning and subdivision ordinances that change how the town treats tree preservation, buffer plantings, accessory dwelling units and stormwater facilities.","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},6166561,"Board approves several land‑use items: townhomes, small‑business rezoning, logistics site and an annexation",3756,6028000,9784000,"/Search/View?dp=1&key=5415325-526de5ff3402d15867b77847db25eabc&start=6028&end=9784","https://assets.pipeline.soar.com/5415325-526de5ff3402d15867b77847db25eabc/thumbnail_6028000.jpg","/articles/6166561/Huntersville/Mecklenburg-County/North-Carolina/Board-approves-several-landuse-items-townhomes-smallbusiness-rezoning-logistics-site-and-an-annexation","https://secure.pipeline.soar.com/6166561-f82a0a01e74ff378accca82b4a113bca/orig.mp4?Expires=1771136741&Signature=lAvknnAZ553IdZvCgkqjrgUVb~YxmcEZnVUhPcsl8FBQ3v8fPG1On6nNuEDhTuJFwgQEXkJAfOmOT6ufiBB1Vfwk0U2U8ySZ-3NBhJ6uCji05BtlyKtyBE~mX30FmF853QriJYqYrqNnUqu5fKDEmMRMoz7J3lY7oxLziFfIN2yG5fYvb6dgDLqqM~mnbSQ4rzdlmqTc3t-wQ7xNgtbEdPlYLLr-deXdsJPTgY~aBX7Ho2zLLs327rkkMQS9QwvZAoXX4VxRkwtWSc3ropLvv8mRW6zJyhFq7LA4C-wIeHZ3d~6fOdOJfDWHpXJAOHo78BEpPx1ew5Grmh4rswphCQ__&Key-Pair-Id=KUT5TJCACFTXG","At its July 15 meeting, the Town Board approved a series of other land‑use and administrative items including a small townhome rezoning in the downtown, a commercial‑use cleanup rezoning for an existing business, an industrial flex/warehouse conditional rezoning, and a voluntary annexation.

First & Church Townhomes (petition R25‑02): The board approved Better Path Homes’ rezoning of a 1.147‑acre parcel to allow 14 townhomes and granted six minor modifications related to yard trees and urban design. The applicant offered one unit (Lot 14) as a for‑sale attainable unit at or below 100 percent AMI for a 15‑year period; the applicant said the attainable unit would match exterior quality but have a lower interior finish level. Planning staff recommended approval and the Planning Board had earlier voted unanimously to recommend approval.

Mid Landscaping (petition R25‑03): The board approved a conditional rezoning that allows the long‑standing landscaping business to come into compliance. The applicant requested allowance for gravel parking, a reduced buffer width and a frontage/access easement; staff recommended approval noting the site will reserve future right‑of‑way for a planned Seagull Street extension.

MHH Logistics (petition R25‑05): The board approved a conditional rezoning for an approximately 8.63‑acre industrial flex/warehouse site off Mount Holly‑Huntersville Road. Planning staff said Mecklenburg County accepted the applicant’s stream‑buffer disturbance application and the applicant agreed to replant buffer areas on site; staff and the Planning Board recommended approval. Staff noted mitigation credits are proposed to be applied to a nearby town project (South Prong Clark Creek) if permitted by Mecklenburg County.

Annexation Annex 2404 (Everett Keith Road): The board adopted an annexation ordinance for 64.962 contiguous acres known as the Everett Keith Logistics Park (Charlotte Everett Keith Road Industrial Owner LLC). Staff said statutory requirements for a voluntary contiguous annexation had been met and recommended approval.

Other business: The board approved a not‑to‑exceed $1,000,000 contract with PMC Commercial Interiors to purchase furniture for the new town hall. Town staff said ordering by the end of July would capture favorable state contract pricing and allow workstation wiring to support a temporary certificate of occupancy sequence and planned October–November move timelines.

Why it matters: These approvals normalize several long‑standing commercial operations, add modest attainable housing in the downtown, move forward an industrial flex site that includes buffer mitigation, and add a sizeable annexation to the town’s taxable base.

What’s next: Each approved rezoning and annexation will proceed to the permitting stage where staff will confirm plan compliance with the conditions set by the board; furniture procurement will proceed under the approved contract terms.","The Town Board unanimously approved the First & Church townhomes, Mid Landscaping rezoning, MHH Logistics conditional rezoning, and a voluntary annexation for the Everett Keith logistics park, and also approved furniture procurement for the new town hall.",{"_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},6166566,"Town Board approves Alex Yards mixed‑use development with solar, sidewalk funding and attainable housing",863,4792000,5655000,"/Search/View?dp=1&key=5415325-526de5ff3402d15867b77847db25eabc&start=4792&end=5655","https://assets.pipeline.soar.com/5415325-526de5ff3402d15867b77847db25eabc/thumbnail_4792000.jpg","/articles/6166566/Huntersville/Mecklenburg-County/North-Carolina/Town-Board-approves-Alex-Yards-mixeduse-development-with-solar-sidewalk-funding-and-attainable-housing","https://secure.pipeline.soar.com/6166566-c8ed0eafeae6d7f27af31db3196d4fad/orig.mp4?Expires=1771136741&Signature=bWqt3CyuRaOfX5HQnug0HaLN~qY-HkRKFrzMDAd7L6emsBFDZvLCEtzs~1RvEtlNTR-eMB3BnOCSI1EE3HfClE~qomqLe70Yl61aVmGLXaxC95-DSaBWWgKmazsWzXio2HF5ZQtIm94HUVB~0CIhWJRfzQIZKdYWXC-Anh~tBpo-ms-JK1i0tTMtBsHmpKXSO9lSbgW18xwBmWRgI6k502PTsEUmQnHguyIGp7ivV90EFWxCxPXAbPkUWgBzboeGyJna40BwbRcEYxyoB3NaiplWQ0i0FiIOhIMU1TXo6h8JnRAykzSd0cPwRfh1oqVq0dn~HEufdLQOC3ZISvPjFw__&Key-Pair-Id=KUT5TJCACFTXG","The Town Board approved the Alex Yards conditional rezoning (R25‑01) on July 15, allowing a multifamily‑focused development at the intersection of Mount Holly‑Huntersville Road and Alexandria Road with conditions negotiated between the developer and the board.

Planning staff presented the proposal and stated they did not support the project as submitted because it did not meet some Transit‑Oriented Development (TOD) expectations, but staff also acknowledged the site is within the half‑mile catchment of the future CATS rapid transit station. The developer, Alexandria Partners, responded to feedback and offered a number of community benefits that the board accepted.

Ben Geisler, speaking for the developer, said the applicant would contribute $125,000 toward a future sidewalk connection from the site north to Hambright Road (with a sunset if not used within five years of construction start), install a prominent gateway art feature at the site at a value up to $25,000, add 20 kW of active photovoltaic panels on the clubhouse and make the residential buildings “solar‑ready” (conduit and roof structure provisioned for future panels). He also said the developer added eight attainable units: four at or below 80 percent of area median income (AMI) and four at or below 100 percent AMI, deed‑restricted for 15 years.

The board’s approval approved conditions that reflected those commitments and required the installer timeline for active solar and art installation (art to be installed not later than two years after issuance of the first building certificate of occupancy or at final CO, whichever occurs first). The developer also agreed to reduce parking visibility at the main intersection, extend urban open space around the clubhouse, and place certain architectural and site‑layout elements in the record.

Supporters on the board said the county’s adjacent purchase of land for a future North Lake Park shifted the long‑term character of the area and that housing buffered by a park is preferable to the warehouse uses previously envisioned. Commissioners cited the added attainable units, transit access and streetscape investments as reasons to approve. Commissioner Dimas and others praised the developer for adding “skin in the game” via sidewalk funding, solar and art commitments.

Why it matters: The project converts a site previously envisioned for industrial uses into a mixed‑use residential gateway with transit access and includes developer‑funded community improvements, attainable housing, and early solar commitments.

What’s next: The developer will proceed to plan and permitting review under the conditions set by the board; staff will track the timelines for sidewalk contributions, solar installation and art placement.","Alexandria Partners’ Alex Yards project won Town Board approval with conditions requiring 20 kW of clubhouse solar, $125,000 toward a future sidewalk, a public art contribution and eight attainable units deed‑restricted for 15 years.",{"_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},6166571,"Town Board approves Holbrook Phase 2 with buffer concessions and preservation commitments",2098,6865000,8963000,"/Search/View?dp=1&key=5415325-526de5ff3402d15867b77847db25eabc&start=6865&end=8963","https://assets.pipeline.soar.com/5415325-526de5ff3402d15867b77847db25eabc/thumbnail_6865000.jpg","/articles/6166571/Huntersville/Mecklenburg-County/North-Carolina/Town-Board-approves-Holbrook-Phase-2-with-buffer-concessions-and-preservation-commitments","https://secure.pipeline.soar.com/6166571-2910c9a3a7f82e79697c70f78fcb8585/orig.mp4?Expires=1771136741&Signature=VTLDau~lc9uTsimtLYZoLQxPwWTZ~3zdlb~cKZ7rpt~TOzxD~wCXhKVbXuH7rMMdJAJzQZuwZEq2ehokvkZa1iG9XqX7uVc~WGR4A79NAS5dtQ7WzKVfo-j9hpJ5u8AcEmaPxixBvmULwigWy9TrKAFPAlHucRfgIpyP660GwRHNy8wJTolzypOgVf1E3~~A5CXQU~J6pDmlrS4eiuLapfNYfZhgOx7TMjuo4sYZQ8zHQQrtTivNUsYhXAWvcMAcRfqsP2fUGo4PPNfZ4Z94MkcVaWmGKJHk~7s1ab9W1dveRVRPUuWwBT0RDM4E7MU-RimJq-MQ1o~A07iA6cqHDg__&Key-Pair-Id=KUT5TJCACFTXG","The Town Board of Huntersville approved a conditional rezoning for Holbrook Phase 2 (petition R25‑04) on July 15 after the applicant revised plans and added several protections for adjacent homeowners.

The project site on Gilead Road was rezoned from Neighborhood Residential to a Town Center Conditional District for a four‑story mixed‑use building. Planning staff presented the revised plan and an arborist tree‑preservation plan, and described buffer limits that would leave roughly 16 to 17 feet of undisturbed area in places where a 20‑foot buffer is shown on the plan and a 10‑foot planted buffer behind the parking lot.

Applicant representative Susan Irvin said the submission removed a previously discussed alternative (“Plan B”) that would have extended a drive to the west; she said the new plan adds a 10‑foot building setback from the 20‑foot buffer and includes commitments to National Green Building Standard design, public art funding and enhanced elevations. “This building will meet National Green Building Standard design requirements,” Irvin said.

Nearby residents had voiced concern about buffer disturbance earlier in the meeting. Jerry Ingalls, an adjacent homeowner, said he and his family are not opposed to redevelopment but are “opposed to this iteration of the plan,” citing tree loss and discrepancies between what the developer discussed in meetings and the plan that neighbors later received. Amy Hallman, a Sherwood Forest resident, urged the board to “spell out everything” on undisturbed buffers and expressed gratitude that staff and the developer were attempting to save large trees.

Staff said the applicant’s arborist plan calls for root‑protection measures, fertilization and other preservation techniques for large trees that fall inside the limits of disturbance; staff also recommended that vegetation west of the limits‑of‑disturbance line should remain undisturbed where possible. The board’s approval includes conditions the applicant accepted, including a maximum building height limit (55 feet), a minimum of 55 percent of required first‑floor area dedicated to commercial uses (a modification from the standard 60 percent), a no‑TIA modification, and a commitment to two attainable housing units at or below 100 percent of area median income for 15 years.

Commissioners who spoke in favor said the revised plan improved architectural articulation and added community benefits such as public art and attainable housing. Commissioner Walsh said the project supports downtown revitalization and noted the applicant agreed to preserve mature trees and improve streetscape conditions. Commissioner Burksman reminded the applicant to maintain good neighbor practices and to do “the very best to stay out of the Ingalls property as much as possible.”

Why it matters: The Holbrook Phase 2 approval balances new downtown commercial/residential density with explicit tree preservation commitments and a capped buffer disturbance, setting an example for how the town will evaluate mature‑tree retention on infill sites.

What’s next: The project will proceed to permit review with the conditions and tree‑protection measures required by the rezoning approval.","After revisions and hours of discussion, the Town Board approved the conditional rezoning for Holbrook Phase 2 on Gilead Road with conditions including preserved mature trees, a maximum building height limit and two attainable units, following public concerns about buffer disturbance.","actionData","errors"]

Article not found

Huntersville board advances broad zoning text amendments on tree save, buffers, ADUs and stormwater

Board approves several land‑use items: townhomes, small‑business rezoning, logistics site and an annexation

Town Board approves Alex Yards mixed‑use development with solar, sidewalk funding and attainable housing

Town Board approves Holbrook Phase 2 with buffer concessions and preservation commitments