Two For Tuesday | June 4, 2024
1. Canopy Realtors® and HBAGC Members Make Case for Housing Attainability
Today we’re reporting from Raleigh where Canopy Realtor® Association and HBA of Greater Charlotte members are in town to meet with their elected representatives from the House and Senate. Both Realtors®, as agents and advocates for buyers and sellers, and home builders as creators and suppliers of products sought by individuals and families, play critical roles within the industry. Both also are cognizant of the fact that more housing supply is needed, especially as we work to ease the housing attainability challenges many are facing today.
Led by the North Carolina Realtors® (NCR), the Realtors® have focused their message on easing local zoning restrictions to allow for more innovative housing options, such as Accessory Dwelling Units (ADUs) and other high-density choices.
The North Carolina Home Builders Association (NCHBA) has put their focus toward gaining approval of a regulatory reform measure that streamlines building code requirements, clarifies onsite wastewater rules, and provides land development efficiency improvements.
Together each group is imploring their elected officials to take bold steps to alleviate some of the unnecessary burdens that limit homeownership opportunities.
My take: With this visit to our State Capital, an important message is being sent to our state level leaders. We need some relief, and soon. At the local level the reasoned voices promoting higher density and lower cost housing to meet our current and future needs are being drowned out by the NIMBYs who rebut change at all costs, even to their own detriment.
2. Charlotte Compact Development Measure Advances, Community Area Planning Discussed
During yesterday’s Charlotte City Council Transportation, Planning, and Development Committee two presentations were provided by Planning staff:
On the compact development issue, there appear to have been some compromises made by staff such as:
- Alley and driveway setbacks have been adjusted to allow for more flexibility.
- A 20-foot-wide connection from common open space to a public street in lieu of a 50-foot minimum frontage has been added.
- The minimum acreage allowable for projects under this option is two acres, but smaller parcels may be assembled to meet that threshold if a project is located on a four-lane arterial street per the Charlotte Streets Map.
However, several other matters still remain issues of concern:
- Compact Development may not be utilized within the Critical Watershed Area and Airport Noise Overlay Areas which accounts for about 24% of the approximately 11,300 acres of the remaining developable land within the City of Charlotte and the Extra Territorial Jurisdiction (ETJ).
- Triplexes are limited to 25% of lots in all new developments over two acres in N1-A and N1-B Zoning Districts (not just Compact Development) except when utilizing the voluntary mixed-income residential development option.
- A maximum of 30% of units may front common open space meaning additional public roads will need to be built thereby increasing costs.
Going forward, the schedule for action remains the same:
- June 17th – City Council Public Hearing
- June 20th – Zoning Committee Meeting
- June 24th – City Council Vote
My take: The Compact Development option will not replace the pre-amended Conservation Development provision on a one-for-one basis. As drafted, it will be more costly to conform to the new requirements and will not allow the same level of density. It’s also way too prescriptive and will likely be amended in the future when some of the concerns we have raised materialize in future projects as they come to fruition. We will continue to work for changes, but that’s where we are right now. Going forward, we will place a significant effort on Phase 3 which is purportedly aimed at allowing more flexibility for the development of townhomes. If done correctly, this could be a big help. On the Community Area Planning process, I’d really encourage you to get educated and involved. There has not been a lot of media coverage about the issue, but it is a very important aspect to how and where we will grow as a city over the next 50-plus years. You need to be engaged.
Rob Nanfelt
Executive Director, REBIC
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