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Record of Proceedings

Charlotte City Council Zoning Meeting - March 17, 2025

City Council — Monday, March 17, 2025
BodyCharlotte, North Carolina
SessionCity Council
DateMonday, March 17, 2025
StatusFILED
Video Record
0:00 / 2:14:48

Original source
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0:00

Begin our meeting with an invocation and an expression of inspiration.

0:05

And before we do that, we will begin with introductions and let's start with the clerk.

0:13

Good evening, Renee Johnson, and I'm honored to represent District 4.

0:17

Good evening, James Mitchell, City Council at large.

0:21

Liz Babson, Assistant City Manager.

0:23

Good evening, Dante Anderson, Mayor Pro Tem, District 1.

0:26

Malcolm Graham, District 2.

0:27

Edriggs, District 7.

0:29

Good evening, Lawana Mayfield, Councilmember at Large.

0:32

Good evening, Victoria Watlington, Councilmember at large.

0:34

Terry Hagler Gray, Senior Assistant City Attorney.

0:38

Excellent.

0:38

So as I mentioned, we begin our meetings with an invocation and an expression of inspiration, followed by the Pledge of Allegiance.

0:46

The invocation by a council member is intended to underscore our proceedings.

0:52

We celebrate the religious diversity of the entire community, including those without religious faith.

0:59

And this evening, Councilmember Mitchell will give our invocation.

1:05

Thank you, Mayor Proteir.

1:07

Will you all please uh bow our heads, please?

1:10

Oh, wise and gracious father, we thank you for your mercy and for your grace.

1:14

We thank you, Haven't the Father for the City.

1:16

We call Charlotte.

1:17

We thank you for the citizens who call Charlotte home.

1:20

Now, Father, bless each council member and the families we represent.

1:24

That through your grace and mercy, I'm the father will make decision that would be best for the city of Charlotte.

1:30

With this I pray, and would all believers under my voice say Amen.

1:35

Amen.

1:36

And if you're able, please rise for the Pledge of Allegiance.

1:41

Pledge allegiance to the flag of the United States of America.

1:46

And visible.

1:55

CC Stoopfield.

1:59

So I'd like to provide an explanation of our zoning process.

2:03

And the process begins when applications are submitted to planning staff for review.

2:10

Cases of two types are on the agenda.

2:13

Decisions and hearings.

2:15

Decisions on cases for which public hearings have been previously held.

2:20

And there's no further public comment allowed.

2:23

And then you also have hearings where anyone wishing to speak is asked to see the city clerk before the start of the hearing.

2:32

Staff will give a presentation with no time limit, and the petitioner, um, those who are in favor of it, receive three minutes combined to present their case, unless uh two one of two things occur.

2:47

There's either opposition that is signed up to speak, or if staff is in opposition, the petitioner gets 10 minutes, the opponents get 10 minutes, and the petitioner receives a two-minute rebuttal.

3:00

If no one is opposed to uh to the petition or signed up to speak, then staff provides a short presentation.

3:09

The public hearing is closed, and we move on to the next public hearing.

3:14

Petitions goes to the zoning committee of planning commission for review and recommendation.

3:22

And at this time, I'm going to pass it on to the chair, Chair Blumenthal, to introduce his committee.

3:29

Thank you very much, Mayor Pro Tim, and thank you, Council.

3:31

Uh, my name is Andrew Blumenthal.

3:33

It's my pleasure to serve as the chairman of the zoning committee of the planning commission.

3:37

Uh, please allow me to introduce my fellow committee members here this evening.

3:40

We have Shauna Neely, Clayton Seeley, Rick Winnaker, Teresa McDonald, and Robin Stewart.

3:47

Uh the zoning committee will next meet on Tuesday, April 1st at 5 30 p.m.

3:51

here in this building.

3:53

At that meeting, the zoning committee will discuss and make recommendations on the petitions that have public hearings this evening.

3:59

The public is welcome to attend to that meeting.

4:01

However, please note that it is not a continuation of any of the public hearings that we are hearing this evening.

4:07

Prior to that meeting, you are welcome to contact us to provide input.

4:10

You can find all of our contact information and the information on each petition on the city's website at CharlottePlanning.org.

4:17

Thank you, Mayor Preto.

4:19

Thank you, Chair.

4:21

So let's begin with the withdrawals and uh deferments that we have uh this evening, and we'll do all of those in one motion.

4:30

Uh Mr.

4:30

Petton, I will pass it on to you because I believe there are some new items that have been added to that list.

Discussion Breakdown — Share of Meeting
Land Use and Development█████████████████████████████████████████████63%
Transportation Planning████████11%
Procedural█████7%
Affordable Housing████6%
Community Engagement████5%
Transportation Safety████5%
Public Engagement█2%
Public Safety█1%
Summary of Proceedings

Charlotte City Council Zoning Meeting - March 17, 2025

Meeting Overview

The Charlotte City Council Zoning Meeting convened at 5:00 PM on March 17, 2025, in the Council Chamber at the Charlotte-Mecklenburg Government Center. The meeting began with introductions, an invocation by Councilmember Mitchell, and the Pledge of Allegiance. Council considered consent agenda items, decisions on previously heard petitions, and public hearings for new rezoning requests. A brief recess occurred at 6:22 PM due to technical difficulties with the presentation system. Notable events included Councilmember Ajmera reporting that a petitioner appeared unannounced at her home, and recognition of a UNC Charlotte MBA class in attendance. One petition was withdrawn, four were deferred to April 21, 2025, and several hearings were closed without final votes pending Zoning Committee recommendation.

Consent Calendar

  • Approved unanimously (with one separate vote for item 2024-126 and one for 2024-148):
    • 2024-126 (Greystar): 11.53 acres at Queen City Drive and Tuckaseegee Road from MUDD-O ANDO to N2-C (CD) ANDO. Approved 10-1 (Councilmember Mayfield opposed) after discussion about airport overlay noise concerns. Councilmember Brown expressed support via email, noting community engagement.
    • 2024-133 (Kenjoh Outdoor Advertising): 1.16 acres east of Rozzelles Ferry Road from I-1(CD) to ML-1(CD). Approved unanimously.
    • 2024-135 (Harold Carrillo): 0.92 acres on Grove Street from N1-A to N1-C. Approved unanimously.
    • 2024-140 (Urban Trends Real Estate): 0.45 acres near West Trade Street from NC to TOD-NC. Approved unanimously.
    • 2024-148 (CSE Communities): 2.60 acres on Couloak Drive from CC to CAC-1(CD). Approved 9-2 (Councilmembers Watlington and Mayfield opposed) after debate on traffic infrastructure and cumulative impacts.

Public Comments & Testimony

  • Rezoning 2024-137 (Wilkes Asset Management): Michael Faust, a 20-year resident of the adjacent Robin's Glen neighborhood, spoke in opposition. He expressed concerns about increased traffic at the Johnston Oehler/Mallard Creek intersection, noting the existing backup and that the proposed 145 units would add over 1,000 daily vehicle trips. He argued the development was out of character with surrounding single-family homes, that three-story units would tower over the neighborhood, and that the petitioner's rental cap commitments might not be enforceable. He also questioned the builder's record. No other speakers signed up, but Faust noted many neighbors could not attend.
  • Rezoning 2024-138 (Peak Development): No opposition present; the scheduled opponent, Mr. Percy Crosby, did not appear. The petitioner received three minutes.
  • Other hearings: No public opposition was registered for petitions 2024-146, 2024-064, 2024-073, 2024-106, 2024-110, 2024-139, 2024-142, and 2024-147.

Discussion Items

  • Infrastructure and Cumulative Impact: Multiple councilmembers, particularly Mayfield, Johnson, Watlington, and Graham, raised concerns about traffic and infrastructure strain from cumulative development. For item 2024-148, Mayfield described severe congestion on Mount Holly-Huntersville Road, citing 30-minute delays. Johnson highlighted a map of recent development in District 4, arguing that individual petitions may not trigger traffic studies but collectively have major impacts. CDOT staff confirmed the petition did not meet the 1,500-2,000 trip threshold for a study. Council discussed the need for broader mobility investments, including the upcoming November referendum.
  • Airport Overlay (2024-126): Mayfield opposed rezoning in the airport noise overlay, warning of future displacement costs. Others, including Driggs and Ajmera, supported it as a housing supply measure, noting the district councilmember's approval and noise mitigation measures.
  • Rezoning 2024-137: Johnson noted the petition's inconsistency with the N1 place type and asked about height (max 48 feet, same as current). Ajmera questioned the visual impact on adjacent single-family homes. Staff and the petitioner detailed community concessions: unit reduction by 20, increased setbacks, 25-foot buffer, mid-block crossing, for-sale units, and a 20% rental cap. The hearing was closed; the petition will go to Zoning Committee.
  • Panthers Stadium Rezoning (2024-146): Councilmembers praised collaboration with Tepper Sports and the Third Ward community, led by former Councilmember Al Austin. The petition requests exception (EX) provisions for stadium renovations in exchange for public benefits including publicly accessible open space (min. 25% above requirements) and pedestrian pathway connections, with alternative improvements if constraints prevent. The hearing was closed.
  • Other Hearings:
    • 2024-064 (JF Lawrence): Rezoning to bring an existing contractor office/storage into compliance; site split between ML-2 and N1-A. No opposition.
    • 2024-073 (CLT Operations): Proposed Zaxby's with drive-thru; no new curb cuts; pedestrian improvements at intersection. Councilmember Watlington encouraged further community outreach.
    • 2024-106 (Drakeford): Phase two townhomes adjacent to earlier approved phase; community support noted. Hearing closed.
    • 2024-110 (Flournoy): Large mixed-use (560 apartments, commercial) on 51.78 acres with exception requests for build-to standards in exchange for open space dedication and green building. Letter of support from neighborhood organization. Hearing closed.
    • 2024-139 (True Foundation): 29 single-family homes, all affordable (80-100% AMI) with deed restriction for 7 years; part of Doorway to Prosperity program. Hearing closed.
    • 2024-142 (Sait's LLC): 1.5 acres to TOD-NC near Tom Hunter station; conventional rezoning, no site plan. Hearing closed.
    • 2024-147 (Cristina Septimio): 2.11 acres to IMU(CD) with residential prohibited; near North Graham corridor. Councilmember Anderson encouraged more community outreach. Hearing closed.
  • Petitioner Visit to Councilmember's Home: Ajmera reported that the petitioner for 2024-146 appeared at her home uninvited, startling her family. She requested respect for councilmembers' privacy.

Key Outcomes

  • Consent Agenda Items: Approved as follows:
    • Items 2024-133, 2024-135, 2024-140: Unanimous (motion by Driggs, second by Mayfield).
    • Item 2024-126: Approved 10-1 (Mayfield opposed, Brown in support via email).
    • Item 2024-148: Approved 9-2 (Watlington and Mayfield opposed).
  • Decision Items:
    • Item 12 (2024-047, Heaven Properties): Approved unanimously (12.77 acres to N1-D(CD)).
    • Item 13 (2024-072, Drakeford Company): Approved unanimously (19.58 acres, mixed rezoning, with Councilmember Molina's support conveyed in her absence).
  • Deferrals/Withdrawals:
    • Item 8 (2024-118, Weekley Homes): Withdrawn.
    • Items 9 (2024-131), 10 (2024-134), 11 (2024-136), 14 (2024-116), and 16 (2024-124): Deferred to April 21, 2025. All approved by unanimous vote.
  • Public Hearings Closed: All 11 hearings (items 15-25) were closed by motion and second. No final votes were taken; these petitions will be reviewed by the Zoning Committee on April 1, 2025, and return to Council for decision at a later date (likely April 21).

Meeting Transcript

Begin our meeting with an invocation and an expression of inspiration. And before we do that, we will begin with introductions and let's start with the clerk. Good evening, Renee Johnson, and I'm honored to represent District 4. Good evening, James Mitchell, City Council at large. Liz Babson, Assistant City Manager. Good evening, Dante Anderson, Mayor Pro Tem, District 1. Malcolm Graham, District 2. Edriggs, District 7. Good evening, Lawana Mayfield, Councilmember at Large. Good evening, Victoria Watlington, Councilmember at large. Terry Hagler Gray, Senior Assistant City Attorney. Excellent. So as I mentioned, we begin our meetings with an invocation and an expression of inspiration, followed by the Pledge of Allegiance. The invocation by a council member is intended to underscore our proceedings. We celebrate the religious diversity of the entire community, including those without religious faith. And this evening, Councilmember Mitchell will give our invocation. Thank you, Mayor Proteir. Will you all please uh bow our heads, please? Oh, wise and gracious father, we thank you for your mercy and for your grace. We thank you, Haven't the Father for the City. We call Charlotte. We thank you for the citizens who call Charlotte home. Now, Father, bless each council member and the families we represent. That through your grace and mercy, I'm the father will make decision that would be best for the city of Charlotte. With this I pray, and would all believers under my voice say Amen. Amen. And if you're able, please rise for the Pledge of Allegiance. Pledge allegiance to the flag of the United States of America. And visible. CC Stoopfield. So I'd like to provide an explanation of our zoning process. And the process begins when applications are submitted to planning staff for review. Cases of two types are on the agenda. Decisions and hearings. Decisions on cases for which public hearings have been previously held. And there's no further public comment allowed. And then you also have hearings where anyone wishing to speak is asked to see the city clerk before the start of the hearing. Staff will give a presentation with no time limit, and the petitioner, um, those who are in favor of it, receive three minutes combined to present their case, unless uh two one of two things occur. There's either opposition that is signed up to speak, or if staff is in opposition, the petitioner gets 10 minutes, the opponents get 10 minutes, and the petitioner receives a two-minute rebuttal. If no one is opposed to uh to the petition or signed up to speak, then staff provides a short presentation. The public hearing is closed, and we move on to the next public hearing. Petitions goes to the zoning committee of planning commission for review and recommendation. And at this time, I'm going to pass it on to the chair, Chair Blumenthal, to introduce his committee. Thank you very much, Mayor Pro Tim, and thank you, Council. Uh, my name is Andrew Blumenthal. It's my pleasure to serve as the chairman of the zoning committee of the planning commission. Uh, please allow me to introduce my fellow committee members here this evening. We have Shauna Neely, Clayton Seeley, Rick Winnaker, Teresa McDonald, and Robin Stewart. Uh the zoning committee will next meet on Tuesday, April 1st at 5 30 p.m. here in this building.

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