Southwest Mill District area plan presented; state law change may slow zoning rollout

Planners and community partners presented a draft area plan for High Point’s Southwest Mill District and described a zoning approach intended to encourage reuse of historic mill buildings, walking connections to the Heritage Greenway and smaller‑scale “artisan” manufacturing.

Andy Piper, planning administrator, introduced the presentation and said the project grew from the city’s comprehensive-plan guidance and a 2023 “Blueprints for Southwest High Point” effort funded by the Southwest Renewal Foundation. Consultants Margaret Flippin and Amy Brooks described the study area and said about 29% of parcels in the district are underutilized — a potential opportunity for infill, redevelopment and new street‑oriented building forms.

The proposed framework would create two subdistricts — a town-center zone around 300 Oak and a transitional industrial zone — and would tie building-design standards to streets and the planned Heritage Greenway. Proposed rules include pedestrian frontages, limits on blank walls, parking located to the side or rear of buildings, and a “parking setback” so parking is not within 25 feet of sidewalks. The team also proposed an optional new category called “artisan manufacturing” for smaller, low‑impact production uses.

Planners encouraged reuse of existing buildings and said the area plan would include development standards intended to shape street‑oriented infill. “We’re really excited about what’s been going on in the Southwest as well as what’s to come,” Flippin said.

At the same time, staff warned a recent state law — Session Law 2024‑57 (often referenced as SB 382) — substantially broadened the legal definition of “down‑zoning” and, in many cases, removes a city’s ability to initiate certain zoning or text amendments without written consent from affected property owners. Planning staff said they have identified roughly 270 properties inside the proposed district boundary and more than 30 distinct owners; obtaining written consent from every owner could be impractical and would alter the originally planned timeline.

Planning Administrator Piper told the council the area plan itself is not affected by the consent requirement and could move forward on the proposed schedule: a Planning & Neighborhoods Committee review in February and a City Council public hearing in March. The zoning‑map and text amendments, however, are contingent on either obtaining property‑owner consent or on a prospective change at the state level to the session law. Staff said they will proceed in parallel — publish the area plan and begin public outreach, while awaiting legislative clarification or considering alternatives such as an optional overlay or a phased approach.

A public meeting on the draft was advertised for the following evening, and staff opened a 30‑day public comment period. Staff recommended continuing outreach and refining the proposed regulations while monitoring whether the legislature adopts corrective language.

Councilmembers praised the vision for reconnecting the district to the Heritage Greenway and urged staff to continue public engagement. Several members said they were optimistic the legislature would address the consent requirement before the zoning step would be required; staff said they will return with options if the law remains unchanged.