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Council reviews 98-acre plan development for Beckleburg Highway with up to 625 housing units and commercial space
Summary
Planning staff briefed the board on a rezoning and developer's agreement for a 98.178-acre parcel on Beckleburg Highway that proposes up to 625 residential units, about 279,000 square feet of commercial space, a reserved transit acre with a five-year clock, and 17 multifamily units at 80% AMI for 15 years.
Town planning staff presented a rezoning and associated developer's agreement for a 98.178-acre property along Beckleburg Highway (addresses shown as 1740 and 1814 Beckleburg Highway) seeking a planned development district designation.
The applicant, identified in the presentation as Pappas Properties LLC (owners referenced as Pappas and G&M Partners LLC), proposed a mixed-use project with up to 625 residential units in a mix of single-family, townhouses, cottages and multifamily; roughly 279,000 square feet of commercial uses including retail, a grocery, restaurants, office space and a potential hotel; and substantial internal street connectivity and multiuse paths. Staff noted the site sits in a village center node and within a watershed protection overlay (50 percent impervious-area cap).
The developer's agreement includes a reservation of one acre for a future transit stop with a five-year clock: if the town reaches an agreement with the transit authority within five years the acre would be dedicated; if not, the acre would revert to the developer for other uses, with a possible one-year extension if the transit authority is willing to purchase the acre. The agreement also includes an attainable-housing commitment of 17 multifamily units at 80% AMI for 15 years (staff said this was reduced from an earlier 20 units/percentage). The plan is presented in four phases, with Phase 1 focused on approximately 75 single-family units along Bridges Farm Road, Phase 2 oriented to commercial (including a grocery), Phase 3 comprising most of the mixed residential and commercial, and Phase 4 including the transit-acre reservation.
Staff said the developer provided flexibility on phasing and use timing but noted one provision requires at least 13,500 square feet of retail in Phase 2 before a certificate of occupancy can be issued for multifamily in Phase 3; staff observed that otherwise the agreement allows relaxed timing and some flexibility in sequencing. Staff and the planning board recommended approval; planning board vote was cited as 5–2 with some earlier concerns addressed in the final agreement. Staff also reported recent public opposition that arrived in the 48 hours before the briefing.
Commissioners raised questions about phasing and ensuring the grocery and commercial amenities come online early rather than later, timing relative to the East–West Connector (a town project staff said is due to be completed in October 2026), coordination with utilities and nearby proposed developments, fire and emergency response coverage (site sits outside the preferred 4-minute response time though within 5-mile ISO coverage), traffic impacts on nearby roadways, and whether language could be tightened to require phases 1–2 to proceed before extensive multifamily construction in phase 3. Staff committed to follow up with the developer on phasing language and to return with additional information on adjacent projects and infrastructure timing.
No final rezoning decision or vote is recorded in the transcript excerpt; staff recommended approval and told the board they would return with updated language and timing information prior to the formal hearing/decision.
