Last night the Charlotte City Council voted to approve UDO text amendment 2024-043, effectively limiting the ability for builders to provide housing products to moderate income buyers. We have reported regularly on this topic in recent weeks through other editions of our “2 for Tuesday.” This action has led to even greater uncertainty within the building community and will likely translate into higher housing prices, at least in the short term. Staff is planning to file another measure that will serve as a substitute for the option that was widely utilized by the industry and effectively eliminated by Council. This new text amendment will likely be filed on Thursday with a public hearing slated for mid-June and a Council vote on June 24th. We are currently working with staff to ensure this is a viable tool and that it will assist our members in providing the housing types necessary to meet critical supply demands.
My take: Here’s the message we sent to Members of the Charlotte City Council prior to the vote:
“This evening you will vote to approve or deny Text Amendment #2024-043, a measure adding more limitations to conservation residential development standards set forth in the Unified Development Ordinance (UDO). This will result in its limited use moving forward. We oppose these changes and respectfully request that you delay any such action until other work on a proposed “compact development concept” amendment can be completed, and both amendments may be considered for action simultaneously. Here is why.
There is no doubt that our communities, both within the city and the region are experiencing a rapidly expanding and burdensome housing affordability challenge. This has come about due to several factors, some within your control and some out of your control, including higher interest rates for buyers and investors, escalating costs of materials, and a lack of overall supply. However, each of you currently holds the ability to begin to change this dynamic by limiting additional constraints on residential development and allowing the free market to help us meet the needs of our residents, those individuals and families that are already here and those yet to come; all of whom are seeking a better quality of life.
We must share with you that our membership clearly interprets an action to approve as being prohibitive to solving the problem, and instead of providing relief, will shut down the most utilized development option currently available within the UDO. Several productive discussions have taken place between community members, industry representatives, and Planning staff about a compact development concept that would effectively replace the conservation development provision, but that language has yet to be introduced and the timeline on action for that provision is impacted by other Council priorities.
As part of the Fiscal Year 2025 Budget discussion, you are considering doubling the amount in the bond for the housing trust fund to $100 million. That may be a good use of resources, but we request that it be shown whether the current dollars are being spent in the most effective way possible, and please show us your future spending strategy for that bond, so that the outcomes can be appropriately measured. If not, a determination to change course may need to be made at some future date. But right now, you can immediately ease the community housing burden without spending any additional funds. Reduce the regulatory barriers and free up the supply.
You have the power to make a positive difference in encouraging options for attainable housing now. Although we see stormwater and tree related regulations along with other local government-imposed constraints having dramatically limited housing production that fits the market, we know this Council can reverse that course by reviewing the regulatory framework established under the UDO and make the necessary changes to allow us to meet our housing needs.
Therefore, we respectfully request you delay this vote, or deny the text amendment. It is vital these potential changes be considered in symphony as an important part of the entire affordability discussion. As further validation of this point, the Zoning Committee of the Planning Commission already voted unanimously to defer this text amendment to do just that. Thank you for your consideration.”
2. New Member Spotlight! Dan Melvin – LandDesign
Dan Melvin, PE, serves as a Principal at LandDesign, where he oversees a team of consulting civil engineers specializing in land development projects of varying scales and complexities. With extensive experience in Charlotte, Dan possesses an in-depth understanding of the region’s infrastructure and regulatory challenges, enabling him to devise practical solutions tailored to his clients’ needs.
Dan’s ability to cultivate strong relationships with clients and regulatory authorities is key in advocating effectively for projects within the local development community. His involvement in public-private partnerships has provided him with valuable insights into the development process, enhancing his approach to project management and problem-solving.
Outside of LandDesign, Dan serves as the President of the NAIOP Charlotte Chapter, where he works to support the interests of commercial real estate developers and owners. He also serves as a development representative on the Charlotte Water Advisory Committee, providing insights and guidance on water infrastructure issues that influence both current and future developments.
Dan holds a degree from Florida State University and resides in Charlotte with his wife, Laura, and two sons, John and Charles.
My take: I’ve had the opportunity to work with Dan several times over the past few years, but I have enjoyed our discussions about our kids and running exploits the most. He’s a solid performer in the 10K category and will sneak up on you when you least expect it. Perhaps the quality he exudes that I admire the most is his quiet diligence. He’s a grinder in the best way and you can’t teach that. It’s just in you.
Rob Nanfelt
Executive Director, REBIC