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Huntersville planning board recommends denial of Old Statesville Road rezoning over low street‑front retail and high apartment share
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Summary
The Planning Board voted unanimously to recommend denial of R25‑15, a proposed 11.17‑acre mixed‑use rezoning at 13501 Old Statesville Road, citing the plan’s shortfall of ground‑floor commercial relative to the ordinance and an overly high proportion of attached apartment units; the recommendation goes to the Town Board for final action.
The Huntersville Planning Board on Feb. 24 recommended denial of petition R25‑15, a request to rezone 11.17 acres at 13501 Old Statesville Road for a mixed‑use development, saying the application falls short of standards for ground‑floor commercial and for mixing housing types.
Planning staff told the board the town’s mixed‑use ordinance and the 2040 plan expect a substantial amount of active commercial frontage in a neighborhood center and generally require 60% ground‑floor commercial on mixed‑use buildings. “Because of those two items — the lack of close to 60% commercial space on mixed‑use buildings and just overall too high a percentage of apartment units and not enough mixed housing and townhome housing — staff at this time does not recommend approval,” the staff presenter said.
Why it matters: Board members said street‑facing retail is central to achieving the “live/work/play” feel the long‑range plan envisions and to supporting future walkability. One board member said failing to plan for robust retail could leave a “wall of apartments” with little active street life.
Neighbors’ concerns: Three members of the public addressed the board during the public comment period. Jeff Locke urged design that supports transit‑oriented development and links the project to the Carolina Seam Trail and the planned Red Line station, saying the trail and station are a unique opportunity to reduce car dependence. Bob McCauley, who owns adjacent property on Mount Holly Huntersville Road, asked that the proposed Building D be replaced with two‑story townhomes so it would not “stare right into my backyard,” and questioned traffic mitigation such as a right‑turn lane. Beth Pell, another neighbor, described a shared lake in the Mountain Island Watershed that she said has experienced overtopping during modest storms and urged strict adherence to the Huntersville Water Quality Design Manual and independent expert review of stormwater and runoff impacts.
Developer response: The petitioner said it has revised the plan through multiple submittals to add townhomes, increase on‑site tree canopy saved and reduce stream impacts, and that the commercial footprint reflects market feasibility and lender feedback. The petitioner said the team is proposing warm‑vanilla shell retail to make spaces easier for small businesses to occupy quickly.
Board action: A board member moved that the Planning Board recommend denial, citing inconsistency with policies LU‑6, LU‑7 and LU‑11; another seconded, debate followed emphasizing the need to protect street‑front retail and to step down intensity near older neighborhoods, and the board voted unanimously to recommend denial to the Town Board. The recommendation is advisory; the Town Board will consider the rezoning at a future meeting.
Next step: The Town Board will receive the Planning Board’s recommendation and the record of public comment and staff analysis before making the final decision on R25‑15.
