High Point unveils draft Southwest Mill District area plan; new state law complicates zoning timetable

City planning staff and outside consultants presented an initial draft of the Southwest Mill District area plan and a proposed zoning framework at a special High Point City Council meeting.

The presentation, led by Planning Administrator Andy Piper with consultants from Dover, Kohl & Partners and the Southwest Renewal Foundation, described a two-part approach: adopt an area plan that establishes a town-center vision and, subsequently, adopt zoning and UDO text to implement that vision. Piper said the area-plan work focuses on reuse of historic mill buildings, pedestrian connectivity anchored on the Heritage Greenway, a new "transitional industrial" subdistrict for smaller-scale, non‑toxic manufacturing, and design standards to orient buildings toward streets and the greenway.

The plan and zoning intent: create a walkable, mixed-use district

Consultants described a town-center core around 300 Oak with a surrounding transitional industrial subdistrict. Proposed rules would encourage street‑oriented building facades, limit blank walls, require a pedestrian frontage that includes sidewalks and planting zones, and encourage parking behind or to the side of buildings. The draft would also introduce an "artisan manufacturing" category for smaller makers and emphasize reusing existing buildings. Consultants said the proposed town-center rules include minimum and maximum setbacks so new construction helps shape public space.

State law change that may delay zoning steps

Piper told council that Session Law 2024‑57 (often cited as S.B. 382) redefined what constitutes "downzoning" and expanded the kinds of changes that could create nonconformities. The law, effective December 11, now, in staff's reading, may require written consent from every affected property owner before a city‑initiated zoning map amendment or text amendment can proceed. "It has become law effective December 11," Piper said.

Staff said the proposed Southwest Mill District boundary contains about 270 properties, with more than 30 different owners; gathering written consent from every affected owner could be impracticable. Piper said the area plan itself is not affected by the new state law and staff intends to move forward with an adoption schedule: Planning & Neighborhoods Commission (PNC) in February and City Council public hearing and possible adoption on March 20. Zoning map and text amendments, however, will depend on either a legislative fix, successful owner consent, or an alternate implementation strategy.

Public outreach and next steps

Staff and consultants said there will be a public meeting the following evening and a 30‑day comment period through mid‑February. Possible alternatives if the state law remains in effect include an optional overlay (an opt‑in district) or a piecemeal approach that would apply rules only on consenting parcels; both approaches carry tradeoffs in predictability and comprehensive district formation.

Council reaction

Council members praised the vision and expressed support for investment in the south side and reuse of historic buildings. Several members raised concerns about the practical challenge of obtaining written consents and the potential for a "Swiss‑cheese" district if some owners opt out. Piper and staff recommended a "wait and see" approach to monitor possible corrective legislation while continuing public outreach and the area‑plan adoption.

What’s next: Staff expects to present the area plan to the PNC in February and to City Council in March. Formal zoning and UDO text amendments will follow only if legal obstacles are resolved or property‑owner consent is obtained.