The northwest corner of N.C. 115 and Verhoeff Drive in Huntersville has, historically, housed a medical facility. For more than 80 years, a hospital or other similar use occupied the lot until an aging, empty structure was razed in 2009.
But times change, towns expand, growth occurs and zoning guidelines govern the process. So now the 17.5-acre site, owned by Carolinas Heathcare System and proposed as the new location for a psychiatric hospital, is ground zero for an ongoing municipal battle between homeowners concerned about their neighborhood and property owners seeking permission for full use of their property.
To build the facility, CHS must get the town's blessing in the form of a rezoning approval. The property, as it has always been, is zoned for residential use, but the town's current policy — unlike the county rules in place when a hospital occupied the site, and unlike some residential zones that consider churches, hospitals and similar uses acceptable in residential-zone areas — does not allow the proposed facility in the Neighborhood Residential district. To be permitted, CHS is seeking a zoning change to Campus Institutional/Conditional District (CI-CD).
Residents of Monteith Place, a residential subdivision that borders the northern edge of the property where the behavioral health facility is proposed, have presented a litany of concerns and voiced strong opposition to CHS's plans. CHS has submitted detailed drawings of what is proposed and made an assortment of adjustments to original plans in response to citizen comments and town staff recommendations.
The issue has made numerous appearances on Huntersville Town Board and Huntersville Planning Board agendas and, Tuesday night, again after plenty of input from both sides, the planning board asked, and CHS agreed, to delay a decision on a recommendation to the town board for at least another month while additional information, more adjustments and different solutions to nagging issues are investigated.
"It was basically a case of the planning board asking the petitioner (CHS) to consider some changes, and they agreed," says Bruce Andersen, chairman of the planning board.
A vote on the rezoning request, or at least a discussion of a vote, was scheduled to be a part of the town board meeting on Feb. 6, but Andersen said the agreement between the planning board and CHS for the deferment pushes back the timetable for a final ruling.
The specifics of the request from CHS, which in addition to the rezoning includes a scaling back of buffer space requirements between the proposed facility and Monteith Place, and the complaints and concerns aired by Monteith Place residents, including the buffer changes, related traffic and the basic nature of the facility itself, have been publicized in detail.
But for the town and its planning department, this is just the latest test of how to balance development and the rights of property owners.
David Peete, principal planner for Huntersville, is a veteran planner and the staff member most involved in the CHS request. Peete said he understands the legislative, political and emotional sides of the controversial issue town commissioners face, but from a planning department perspective, it boils down to procedure and policy.
"This, like other requests we deal with, is a policy issue," Peete said. "Does the request fit our guidelines and, if not, what needs to be done for it to warrant consideration."
In summarizing the CHS rezoning issue, Peete said the petitioners have responded to town recommendations and have been receptive to making changes and adjustments in response to questions and complaints from residents.
"They have done what we asked them to do," Peete said.
A wall, increased plantings for aesthetic and buffering reasons, road additions and architectural changes are just some of the adjustments CHS has made from the initial plans, but Peete said the continued debate is not unusual when one type of use is proposed beside another.
He described the CI-CD designation as a desirable "transitional zone" between residential uses and more commercial or industrialized uses, but understands the concerns of Monteith Place residents as well.
"I know some residents have voiced concerns about their property values and, from a planning perspective, that's a top priority," Peete said. "We don't want to create any situation where that would happen and I think our policies reflect that."
Peete added the proposed road changes and additions included in the CHS proposal, including the extension of Lottingly Drive from the edge of Monteith Place through the CHS property to Verhoeff Drive, follow existing plans, and he added that those who say the project is not suited for the property simply because of the existing zoning designation are slightly misinterpreting the facts.
"The property has been zoned residential all along," Peete said, "You don't rezone something until someone asks for it."
And when it comes to the final vote, Peete said everyone on the planning staff knows the department's presentations and explanations are among many factors town commissioners consider.
"Our job is to make sure the town's policies are met," Peete said. "The wonderful folks on the town board have the authority to make the decisions."
