Planning board narrowly recommends approval of Station South rezoning for 348‑unit transit‑oriented project

The Huntersville Planning Board recommended approval, by a 4–3 vote, of rezoning petition R‑24‑15, Station South LLC’s proposal to rezone about 21 acres adjacent to Old Statesville Road to a transit‑oriented residential conditional district for mixed‑use development.

The applicant described a two‑track proposal that the staff and developers presented as “option A / option B.” Option A anticipates the proposed red‑line commuter rail stop and includes a parking deck conceived to serve commuters and the adjacent commercial core; Option B presumes the rail funding package is not approved and replaces the deck with surface parking and more conventional horizontal mixed‑use frontage. The plan presented to the board proposes up to 348 total residential units (transcript: 278 apartments and 64 townhomes) and six mixed‑use buildings; the applicant offered five obtainable units for 15 years (two at about 80% AMI, developer to confirm the remaining tiers).

Staff framed the project as a planned transit‑oriented node consistent with the Huntersville 2040 plan and noted several requested modifications—reduction from two rows of street trees to one along tighter TOD streets, limited side‑yard parking with enhanced screening, and relief or adjustments to floor area‑ratio rules on constrained parcels near the rail alignment. Brian Richards said staff supports the modifications for this project and recommended approval with conditions and architectural refinements.

Applicant representatives said the design follows the town’s TODR guidance and that the development team is local. Michael Cox (applicant) said the team prioritized walkability, greenway connections and a public central plaza; attorney Robert Urban noted a planned central public plaza of about 25,000 square feet and described the project’s role in “activating” the mixed‑use center identified in the 2040 plan.

Opponents on the board and some public commenters focused on uncertainty about funding and timing for the commuter rail. A motion to deny the rezoning—made by a member who cited lack of assurance that the commuter rail funding would materialize—failed. Dissenting board members argued the proposal is too dense if the rail platform and associated parking never materialize. Supporters countered that the parcel sits in a Mixed‑Use Center identified in the town plan and that coordinated infrastructure and private development have made the site more viable.

The board adopted a motion recommending approval with conditions that included approval of the requested block‑length and side‑yard parking modifications with additional screening, reconsideration of tree‑grate/urban tree planting along Segal Street, possible FAR relief for parcels constrained by the rail alignment, and required architectural and streetscape refinements. The motion recorded several 2040‑plan policy references to justify the recommendation and asked staff to negotiate the final design and technical items before Town Board action.

Board discussion focused heavily on parking and timing: members asked whether the proposed parking supply would serve later commuter demand if the red‑line schedule is delayed, and whether a surface‑lot interim could later be converted to a deck. Staff and applicant said that the deck would likely be a public‑private arrangement with Charlotte Area Transit System (CATS) and that option A would be pursued if regional funding for the red line is approved; if not, the project would deliver a pedestrian‑oriented mixed‑use plan without a deck. The board’s approval is a recommendation and does not authorize construction; the item will proceed to the Town Board for final action and continued technical review.