|
Huntersville
Community Plan
Adopted February 17, 2003
Huntersville Board of Commissioners
VISION STATEMENT
Huntersville, NC. A growing community in north Mecklenburg County, managing change, strengthening the town's unique character, and supporting economic growth. Huntersville is characterized by:
- an identifiable town, traditional in form, surrounded by land where pastoral vistas are preserved to visually distinguish Huntersville from neighboring cities and towns;
- a strong local business community, marked by vital, business districts, including, a revitalized "Old Town Huntersville", where a compatible mix of businesses, homes, institutions, and public spaces coexist along pedestrian oriented streets;
- a range of housing choices offering traditional neighborhood, suburban, and rural living styles for every economic and age group;
- shopping, services, employment, and leisure activities;
- excellent schools and other community facilities;
- preservation of historic assets such as historic structures (registered and non-registered), archeological sites, and scenic roads;
- an internal road network that efficiently delivers citizens to local facilities and to a regional network which supports both private and public modes of transportation;
- a transportation system that utilizes innovative design practices for efficient and safe movement of traffic that promotes a livable community;
- a range of recreational facilities serving a diverse population (parks, trails, bicycle trails, aquatics and fitness center);
- a commitment to protect our natural resources such as creeks, lakes, floodplains and wetlands, as well as trees, natural terrain, wildlife habitat, registered and endangered species and air quality.
OLD TOWN HUNTERSVILLE RECOMMENDATIONS
GEOGRAPHICAL AREA
Establish and maintain a central area roughly defined as extending from Main Street on the north to Huntersville‑Mt. Holly Road on the south, and from College Commerce Center Drive on the west to Glendale Rd. on the east.
SIDEWALKS
Include an annual allocation for sidewalk improvement and construction in capital budget
- Prioritize improvements by considering:
- Repair and maintain existing sidewalk, with special attention to hazard areas.
- Build new sidewalk to complete a pedestrian circulation system in the old town area.
- Offset new sidewalks from street, where feasible, to provide planting strip; meander new sidewalk around existing trees (and away from primary root systems).
STREETSCAPE
- Prioritize streetscape improvements and budget funds to implement the Old Town Huntersville streetscape plan.
- Inventory existing uptown landscaping.
- Replace plantings on public property that no longer fulfill purposes (such as flowering trees past maturity; trees that have been topped to avoid overhead utility lines).
- Select replacement plantings to be small maturing where potential for conflict with overhead utilities is likely.
- Steps should be taken to protect large mature trees in old town Huntersville
- Promote unified streetscape and encourage property owners to treat their street frontage according to the streetscape plan. Prepare and distribute copies of user friendly streetscape plan, including landscaping and suggested sign motifs, to share with churches, businesses and other property owners along streets and thoroughfares in Old Town Huntersville.
STREET LIGHTING
- Highlight old town area with a street lighting theme consistent throughout the area; consider initial funding at the four entry points to create a sense of arrival.
SIGNAGE
- Place small signs at arrival points to designate "Old Town Huntersville'
- Design signs to complement streetlight theme.
PUBLIC SPACE
- Identify appealing Public Space to become a focal point for "Old Town Huntersville".
OVERSIGHT
- Recommend oversight of the streetscape plan by the Huntersville Planning Board.
MARKETING
- Mobilize citizens to form a non‑profit development corporation, with Town support for the purpose of creating a public-private partnership including, but not limited to, the development corporation, Town Board members, Planning Board members. The purpose of the partnership would be to:
- Oversee the implementation of the Huntersville Downtown Action Agenda, a marketing plan promoting economic development in the old town area.
- Work with planning staff and Planning Board in preparing amendments to development codes consistent with the long-term development direction for Old Town Huntersville.
INNOVATIVE DEVELOPMENT IN OLD TOWN HUNTERSVILLE
- Initially focus innovative development strategies on the north‑south corridor defined by Main Street on the north, Huntersville‑Mt. Holly Road on the south, and extending from properties on the west side of Old Statesville Road (NC 115) to properties on the east side of Main Street. Permit and encourage a mixture of uses, as follows:
- Mixed residential types
- Offices
- Educational, governmental, and religious establishments
- Shops
- Personal and professional services
- Restaurants
- Entertainment establishments
- Public open space
PARKING AND TRAFFIC
- Expand parking for Town Hall and consider additional public parking
- Maintain parking requirements
- Locate parking in rear and side lots.
- Permit parking along streets, where safety and regulation permit
- Establish off street public parking, properly landscaped, which could be allocated to meeting business parking needs, rather than requiring on site parking for each business.
- Standardize a 25 MPH speed limit in Old Town Huntersville.
DOWTOWN DESIGN AND ARCHITECTURE
- Through development regulations, encourage a compact central core.
- Regulate building mass and scale, but allow a mix of uses as described above.
- Maintain setbacks consistent with surrounding development, i.e. old town retail area: no setback; moving away from the core: small setback.
- Investigate means of encouraging appropriate design features in the central core: street front entrances, front porches, roof types, for example. Preserve the character of Old Town Huntersville through architectural design standards.
COMMERCIAL CORRIDOR RECOMMENDATIONS
RECOMMENDED DEVELOPMENT STANDARDS
Sidewalks ‑‑
- Maintain requirement to be set back from curb, with landscaping between street and sidewalk.
- The town should fund sidewalk connectivity.
Setbacks
- Continue to include minimum and maximum setbacks (i.e. push buildings closer to the street).
Lighting
- Scale lighting to development type.
Signage
- Maintain scale of signage to development type.
Street Trees
- Continue requiring new street tree planting and preservation of existing street trees. Also, street trees should be required on major and minor thoroughfares –
Parking
- Continue to place most parking behind buildings.
Design Standards
- Develop a design guidebook illustrating design guidelines established in the zoning ordinance
Special Planning Area Between I-77 and US 21
- For new development, redevelopment and expansions to existing development, push buildings toward US 21 and place parking behind buildings with access primarily from rear access alleys. Recommendations from the U.S. 21 Corridor Study shall be reviewed by the Planning Board to determine if adjustments to development regulations are warranted.
I‑77 Corridor
- Require maintaining a buffer along 1‑77.
ECONOMIC DEVELOPMENT RECOMMENDATIONS
Create an economic development committee to encourage the location of new businesses and expansion of existing businesses in Huntersville. The committee should oversee implementation of the Economic Development Strategy prepared for the three North Mecklenburg towns by the Lake Norman Chamber of Commerce, dated November 2002 as well as any update to that plan. Work of the committee shall be coordinated with any intergovernmental North Mecklenburg economic development committee that may be formed or may be a part of an intergovernmental committee. The committee should continuously analyze the town’s strength and weaknesses, target businesses best suited for the Huntersville market, identify locations with economic development potential, and recommend methods to preserve those areas for future use. The committee shall work with the Chamber of Commerce and other related bodies to promote economic development.
PRESERVATION OF RURAL /PASTORAL VIEWS RECOMMENDATIONS
Whether to preserve large tracts of rural or agricultural land as open space, or to preserve rural vistas as a recollection of the town's past, Huntersville's strategy i s to continue to provide incentives for a new type of development‑one which differs from conventional suburban sprawl. The eastern and western edges of Huntersville are comprised of two different zoning districts, the Rural and Transitional. The Rural district provides for low densities that preserve significant areas as open space or permits large lots that are more in keeping with the rural character of the area. The Transitional zone is located between the rural areas and the urbanized areas within Huntersville. The district allows moderate densities of up to 2 units per adjusted tract acreage with significant areas preserved as open space. It is important to note that as the town grows and infrastructure is improved, the Transitional district and key sections of the Rural district at important crossroads may be rezoned for higher density development, particularly where they represent logical extensions to existing higher intensity development. I ncentives within the Rural and Transition districts permit increases in residential density levels per adjusted tract acres subject to preserving more usable and scenic open space .
Cluster Development Is The Basis For Rural Preservation
Continue to promote cluster development ordinances that use the following open space preservation techniques.
Rural Village Cluster
- A large development tract (65+ acres) is eligible for master planning as a village under a Traditional Neighborhood Development rural village design.
- Villages must follow traditional town design principles such as interconnected streets, streetscape standards, organized open spaces, build‑to lines, smaller street geometrics.
- Primary uses are residential; a mixture of housing types is encouraged.
- A carefully blended mixture of non‑residential uses is permitted in accordance with established design provisions.
- Arrangement of scenic and community open space will be based on a thorough site analysis to identify scenic vistas to be preserved as well as formal open space associated with the village proper.
- Availability of infrastructure to serve the development must be documented.
- Additional developer incentives should be identified to encourage the use of the village format for large development tracts.
- A property owners association is required.
- Rezoning to a Traditional Neighborhood Development Rural District (TND-R) should be very limited in order to create a destination within a fairly dispersed geographic area. Possibly one or two TND-R’s are appropriate within the eastern and western portions of Huntersville’s zoning jurisdiction. TND-R’s are most appropriate along significant cross-roads, existing or proposed. Substantial citizen input should be a part of any process to identify and locate a TND-R district.
Residential Cluster
- Residential cluster development follows some of the traditional town design principles, but, unlike the Rural Village Cluster, are limited to a mixture of mainly single-family dwellings with a few duplexes.
- Preservation of scenic open space 'will be based on a thorough site analysis to identify scenic vistas to be preserved. (See Characteristics of Rural Open Space and Vistas below)
- A homeowners association is required.
Farmhouse Cluster
- As an option, a tract intended for the development six of fewer single-family houses at densities of . 6 units per acre or less is eligible for consideration as a farmhouse cluster.
- Farmhouse clusters may be master planned for access by way of a single private drive, which may be paved or graveled.
- An association of property owners should be established for common driveway maintenance.
- To qualify, building sites on house lots must be set well back from the public road with location based on a thorough site analysis to identify scenic vistas to be preserved. (See Characteristics of Rural Open Space and Vistas below.)
- Where open space is part of subdivided lots, require developers to place deed restrictions as to buildable area on each individual lot.
GEOGRAPHICAL AREA INTENDED FOR "RURAL VILLAGE" “RESIDENTIAL CLUSTER” DEVELOPMENT
The town seeks to preserve open space and pastoral vistas along scenic roads, from the edge of intensive residential subdivisions approximately 2 miles east and west of I-77 and extending to the county line . It is for these areas that the rural village, residential cluster , and farmhouse clusters are intended. For developments that build upon and are logical extensions of the existing fabric of the towns, traditional neighborhoodcluster development is recommended.
The Planning Board is to define what a scenic road is and identify methods to preserve the character of those roads. Examples of what may be considered scenic roads include :
Beatties Ford Road
Gilead Road, west of Ervin Cooke Road
Ramah Church Road, from approximately 1 mile beyond NC 115
Asbury Chapel Road
Alexanderana Road
Sam Furr Road, east of NC 115
Huntersville‑Concord Road, east from approximately 1.5 miles beyond NC 115
Black Farms Road
McAuley Road
Hiawaisee
CHARACTERISTICS OF RURAL OPEN SPACE AND VISTAS
Priorities for preservation of open space features will be determined by a site-specific analysis of a development site. For public enjoyment of open space views, building areas must be sited away from scenic corridors, and noteworthy natural features preserved nearer the road and sensitive environmental areas. Special emphasis should be given to connect open space on adjoining lands in order to form continuous corridors for greenways. Multi-purpose use of greenways, including equestrian trails where appropriate, should be planned.
A greenway committee composed of interested landowners and advocates should be formed to work with Mecklenburg County in order to maximize greenway opportunities and ensure improvements are consistent with town needs.
While features to be preserved will vary depending on site characteristics, such features could include:
Rolling Hills Farm Buildings Curves in the road
Groves of Mature Trees Pastures Fields in Cultivation
Woods Hedge Rows Fence Lines
Ponds Rock Outcroppings Border of Mature Trees
Livestock Bridges Railroads
Rooftops at a Distance Natural Roadsides: Wildlife Habitat
behind woods or across (minimum grading)
fields
TOOLS FOR PERMANENT OPEN SPACE PRESERVATION
- Deed open space to homeowner association or local government, with restrictive covenants placed on the open space, limiting use to the continuation of certain agricultural activities (pasture land, crop cultivation or recreation uses that preserve priority site features.
- Deed open space to a land conservation trust.
- Town should fund the purchase of open space.
- Consider a Transfer of Development Rights (TDR) program and other options.
- The town should prepare GIS maps identifying sensitive environmental areas and other features needing protection to share with landowners and the development community during the development design process (i.e. mature hardwoods, wildlife corridors, steep slopes, wetlands and floodplains, historic areas, etc.).
LOCAL TRANSPORTATION NETWORK RECOMMENDATIONS
STREET CONNECTIONS
To improve circulation within the town for pedestrians, bicyclists, and automobiles, the following neighborhood street connections should be considered:
- Extend Church Street south from Dellwood Drive to Holbrook Road.
- Connect Alexander Lane to Hillcrest Drive.
- Construct both bicycle and foot paths along NC 115 to connect the David Waymer Center with the new Huntersville Town Park.
TOWN CENTER
- Consider converting 115 to one-way south and Main to one-way north to accommodate the increased flow of traffic resulting when NC 115 is widened to four lanes outside of the town center.
INTERSECTION AND STREET SAFETY
To meet current demands for traffic function and safety, the following improvements should be considered in the near term:
- Speed limits on thoroughfares should be periodically reviewed‑as development occurs. For example, consider a 45 MPH speed limit on US 21 within the town limits.
THOROUGHFARE PLAN & ALTERNATIVES TO NEW ARTERIALS
- Continue to study and refine alignments in the Mecklenburg‑Union Thoroughfare Plan. Identify and prioritize all future alignments and provide the funding necessary to at least define the right-of-way.
- Consider how best to handle the traffic from development east of town – widen Gilead or provide alternative routes.
- Participate in a joint planning effort with the Town of Davidson and the Town of Cornelius to evaluate and identify alternatives to the suburban arterial road design which would otherwise serve as the standard for new thoroughfares on the east side of Huntersville. T he east side of town is one of the areas where efforts to preserve open space, scenic views, and a recollection of rural heritage is principally targeted. In cooperation with the other northern towns, alternative designs and alignments should be identified which are more compatible with the goal of preserving rural/pastoral settings.
FUTURE PUBLIC TRANSPORTATION
Huntersville must plan for commuter rail or a major new bus transit system connecting the region. Increasing urbanization in Mecklenburg and surrounding counties coupled with air quality concerns and the cost and disruption associated with continual expansion of road capacity will lead to a vastly improved public transit system in the near future. Town officials must continue to participate in local planning and monitor public transit planning at the local, regional and state levels.
- Once the transit stops are designated, the town must play an active role with property owners and the development community to promote quality transit oriented development consistent with town development standards.
- The town should actively participate in the decision making process where streets intersect with rail lines.
- The town needs to be considering infrastructure needs (i.e. roads, sewer, parking, etc.) at designated transit stops and incorporate any town funded improvements into a capital improvements plan.
- Old Town Huntersville should be designated a primary station site.
PUBLIC FACILITIES RECOMMENDATIONS
It is important the Town of Huntersville ensure public facilities not be overwhelmed by development in order to maintain the quality of life now enjoyed by the residents Huntersville.
- The Town should prepare a capital improvements plan (CIP) to anticipate future capital needs and determine funding sources.
- The Town of Huntersville should review all available options available that link development approvals to the provision of public facilities, such as roads, schools, public safety, libraries and parks.
One of the tools that should be considered is an adequate public facilities ordinance (APFO). In general, an APFO will condition development approval after finding that sufficient infrastructure and public facilities exist or will exist, to support the proposed development. If the facilities do not exist, then the developer can pay for the improvements or wait until adequate facilities are in place.
However, Huntersville should not limit the review of options timing the provision of public facilities with development to just APFO’s. The town must consider all available options, including, but not limited to, the use of impact fees. It is important to note that if the town determines it’s appropriate to adopt a standard tying development approval to the provision of public facilities, that any tool chosen will have benefits as well as costs. Therefore, it’s essential town work with the development community and the public to determine how best to support the quality of life now enjoyed in the Town of Huntersville.
SPECIAL AREA PLANS RECOMMENDATIONS
From time to time, the town has prepared and adopted or will adopt special area plans, such as the Rich Hatchet Area Plan, the Beatties Ford Corridor Study, and the Vance Road Extension Study. Development proposals shall be compared with these plans to determine consistency. T he town shall continue to undertake special area plans as warranted.
|
