• Queen City Express
  • Posts
  • Rezoning Roulette: Charlotte’s Harris-Houston Feels the Squeeze of Growth 🚦

Rezoning Roulette: Charlotte’s Harris-Houston Feels the Squeeze of Growth 🚦

Harris-Houston faces a rezoning gamble: 🏠 76 duplexes vs. 🚗 traffic chaos. Neighbors and developers square off as Charlotte grapples with growth pains. #QueenCityExpress #Rezoning

Rezoning Roulette: Charlotte’s Harris-Houston Feels the Squeeze of Growth 🚦

It was another contentious evening at the zoning hearing for Petition 2024-047, where 12.77 acres of land off Harris-Houston Road took center stage. Heaven Properties’ proposal for 76 duplex units in 38 buildings met stiff resistance from residents and an earful from Council Member Renee Johnson. The stakes? A delicate balance between much-needed housing and the “cumulative impact” of unchecked growth.

What’s on the Table?

The proposal by Heaven Properties calls for:

  • 76 duplexes with a maximum height of 40 feet, set in two-story buildings.

  • A stormwater pond repurposed to manage runoff.

  • 30-foot buffers to separate this compact development from neighboring single-family homes.

  • Internal streets with sidewalks, on-street parking, and a few porches to improve the façade.

Planning staff supported the project, emphasizing that it aligns with the city’s 2040 policy map and exceeds minimum requirements for open space and buffers. But alignment on paper isn’t winning over the people who live there.

Residents Push Back: Traffic, Safety, and Amenities

For Sarah Yuval, a resident of 20 years, the primary issue is traffic. “You’re trying to build 76 units—that’s around 152 vehicles on a two-lane road,” she noted, pointing to the existing backups caused by PNC Pavilion concerts and other nearby developments. “What’s going to be done for that?”

Joseph Lewis, representing the Houston Hills HOA, aired grievances about “a lack of communication from the developer,” accusing them of failing to meet community engagement requirements. He painted a grim picture of “excessive speeding” on Kempsford Drive, where the speed limit is 25 mph but drivers routinely hit 40. Adding more cars to the mix, he argued, would only endanger residents, especially near the community playground.

Another pain point? The development’s lack of amenities. “This isn’t about a playground or pavilion,” Lewis explained. “It’s about the strain on our existing resources.” Residents worry that the influx of new neighbors will tax shared spaces they already struggle to maintain.

Even those sympathetic to the need for housing, like adjoining property owner Lauren Spate, raised concerns about pedestrian access. “If dense developments are proposed, the city should allocate funds to complete pedestrian and bike facilities along Harris-Houston and Pavilion,” she argued, lamenting the lack of nearby parks or activated green spaces.

The Council Member Speaks: “Cumulative Impact”

Council Member Renee Johnson didn’t mince words, highlighting how growth in District 4 is outpacing infrastructure. “This is one of those petitions where the residents really feel the cumulative impact of what’s going on in this area,” she said, pointing to schools bursting at the seams—“Stoney Creek is at 104%, Julius Chambers High at 137% capacity.”

Johnson also called for a broader strategy. “We can’t just continue to develop and not respond,” she said. “Harris-Houston is a two-lane highway. It’s swervy. It’s congested. It’s time to have real conversations about balanced and strategic improvements.”

The Developer’s Defense: “We’re Open to More Dialogue”

Representing Heaven Properties, Rohit Patel conceded that their community engagement had fallen short. “First of all, I apologize for not getting back with you on the concerns,” he admitted, pledging to hold additional meetings. Patel also promised to revisit plans for amenities, assuring residents that “we have plenty of space” to address their worries.

Still, Patel’s promises did little to temper the skepticism in the room. His explanation that the project switched from conservation zoning to compact development under the new UDO only deepened frustrations about what many see as a loophole for squeezing in more units.

A Balancing Act for Charlotte

Petition 2024-047 encapsulates the tension in a fast-growing city like Charlotte. Everyone agrees that more housing is necessary, but the devil’s in the details. How much density is too much? And at what point do neighborhoods lose their identity in the name of progress?

Like Council Member Johnson, residents want more than promises—they want infrastructure, transparency, and a seat at the table.

Gratitude Where It’s Due ☕️

This story is brought to you by Let Mommy Sleep, offering certified night nurse services to help new parents rest easy, and Infinite Wealth Planning, where you learn how to cast your financial future wisely. Support the businesses that support local journalism!

Explore More on Queen City Express 📰

At QueenCityExpress.com, we dig into the stories shaping Charlotte, from rezoning dramas to hidden gems. Want restaurant reviews? City Council recaps? Stories about the quirkiest corners of town? We’ve got it all.

Until next time,
Jack Beckett
Powered by coffee, zoning petitions, and just enough sarcasm to keep it interesting. ☕