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Developer seeks smaller shopfronts and less commercial space in Vermillion Village amendment
Summary
MPV Properties requested an amendment to the Vermillion Village conditional rezoning to reduce two-story shopfronts to a single occupiable story (keeping a two-story facade), reducing total commercial area and proposing 5,000 sq ft of 'activated commercial.' Staff urged a minimum activated-commercial threshold and removal of a previous healthcare cap; commissioners pressed on parking and percentage of commercial committed.
MPV Properties LLC presented an amendment to the Vermillion Village conditional rezoning that would reduce occupiable second stories on the Huntersville-Concord Road shopfronts from two stories to one while retaining the two-story façade appearance. The change would reduce the total commercial square footage in the front three shopfront buildings; MPV offered a commitment of roughly 5,000 square feet of non-office, "activated" commercial space (restaurants, retail, coffee) among those buildings.
Town staff told the board that Vermillion Village was originally approved in 2017 and modified in 2021. Staff said the town’s adopted downtown and 2040 community plans emphasize activated ground-floor uses and recommend three- to four-story buildings in the downtown mixed-use center. Staff therefore recommended establishing a minimum threshold for activated commercial uses (retail or restaurants) to meet the downtown plan’s intent and said that, if such a minimum were adopted, the previous maximum limit on health-care service space could be removed.
MPV representatives said leasing conditions and market realities motivated the requested changes. Robert Irvin, representing MPV, described the firm’s regional retail experience and said market demands make second-floor commercial leasings difficult; development partner Bailey Patrick said MPV controls the 31,500 sq ft of the front three buildings and that the 5,000 sq ft commitment equates to about 15–16% of that area (the town’s prior target had been about 25% for activated commercial). Patrick and Irvin said the revised plan improves parking ratios, adds patios and playground areas, and includes a commitment to enhance buffers near neighboring properties.
Commissioners pressed the applicant on the calculation and adequacy of the activated-commercial commitment and on parking. Commissioner Walsh asked whether the 25% target included a fourth pad not under MPV control; staff and the applicant clarified that MPV’s 5,000-sq-ft commitment covered only the buildings MPV controls. Commissioners suggested considering a larger single-building commitment (7,500 sq ft) as a compromise and emphasized that activated uses should operate outside strict Monday–Friday, 9–5 office hours.
The public hearing record contained no public speakers on this item. Staff indicated they are continuing negotiations on the specific language for a minimum activated-commercial requirement, elevations, and vesting/as‑built submittals. The hearing concluded with staff and the applicant agreeing to further refine the proposal and respond to staff conditions and design/elevation details.
Next steps: the board will consider staff recommendations and any recommended modifications at a future meeting after revised elevations, final commercial-use definitions and any required application modifications are submitted.
