development

#ThrowbackThursday: November 23, 2006

With permission, The Beacon is archiving past issues of Matthews Record (also called Matthews News and Record and The Matthews News) articles online. Throwback Thursday articles will include relevant content still facing Matthews today. These stories were originally published November 23, 2006 and was written by the Record staff.

throwbackthursday nov 2006 rezoning.jpg

Rezoning request challenged

Over 100 Matthews residents turned out to hear a presentation by Beazer Homes and their proposed rezoning and development of 91 townhomes off South Trade Street last Thursday.

The purchase of roughly 20 acres of undeveloped land belonging to the Hylton and Martin families by Beazer Homes, will depend on the success of the zoning request. The homes would start at $265,000. Residents from Country Place, Hampton Green, and Chesney Glen, all neighboring subdivisions, quickly turned the subject to the everpresent topic - traffic.

“It horrifies me that we are even considering another development before the traffic problem is addressed,” said Jack Clark of Hampton Green, a sentiment that was echoed through the night.

With an estimated 182 more vehicles vying for traffic commute space between Fullwood, Pleasant Plains, and Weddington roads, the potential traffic quagmire overwhelmed those in attendance at the community meeting. Many citizens expressed concern about the “chicken before the egg” concept where development takes place before the traffic issues are resolved. Adjacent property owners indicated they were always aware of residential development of that site, for single-family homes, not townhomes. A couple of Matthews town commissioners were present, along with Mayor Lee Myers who addressed the crowd, trying to assure them that the development proposal is in its infancy and that the town leaders will do the right thing for the community. Citizens are encouraged to stay on top of further developments regarding the Beazer rezoning request.

#ThrowbackThursday: November 23, 2006

With permission, The Beacon is archiving past issues of Matthews Record (also called Matthews News and Record and The Matthews News) articles online. Throwback Thursday articles will include relevant content still facing Matthews today. These stories were originally published November 23, 2006 and was written by Janet Denk.

throwbackthursday nov 2006.jpg

The War at Home

“See that field over there?” 84-year-old Neubert Purser points to a garden half-full of greens and winter vegetables, a sliver the size it was in its heyday. “My wife and I pulled up tow-foot-tall Johnson grass by its roots and piled it in the driveway.”

His oldest child, Michael, smiles, probably having heard the story before. “We ran over it with a tractor and then we burned it. It still grew back.” Working and saving for over nine years, he and his wife, Juanita, settled on 70 acres of land on Matthews-Mint Hill Road near Phillips where they raised three children - all grown and living in the area with children of their own. Neubert and Juanita, now deceased, along with their children, grew and preserved their own food; raised crops, chickens, hogs, and cattle. People around town still talk about the incredible piece of property.

Hot Property

For the last thirty years, developers of every ilk have been eyeing Purser’s property. But he never put it up for sale.

“It got to be a joke in our family,” daughter Janet Harrell of Matthews chuckles. “Daddy would say, ‘It’ll cost $100,000 to look around.” The Charlotte News wrote a big story in the early eighties about Purser’s refusal to sell his land. But farming is in his blood and it’s all he ever planned to do.

Those weeds were tough and stubborn. But Purser is tougher. Some would say more stubborn, too.

While discussing the Town of Matthews’ recent condemnation of his property for future park and public use projects, there is a sense about the old farmer that goes beyond sadness. Defeat, maybe? That seems unlikely because anybody who’s spent time with Neubert Purser knows he isn’t a guy who will lay down without a fight.

He paid a big price for that dug-in nature.

The beginning of the end

Wounded at the age of 22 during the Battle of the Bulge in World War II, the young man from Union County swore to himself that if he ever made it out of there alive, he was going to buy himself a little farm when he got back to the states. A dream, perhaps. But one that probably helped keep him alive.

Cold?

“You don’t know cold,’ he grimaces. “I seen frozen bodies stacked up like cords of wood in piles all over the place. All kinds of bodies.” He can’t stand going into funeral homes to this day.

In 1945, while preparing to cross the Roer River in Germany, Purser and other members of the 102 Infantry division took a beating.

“The Germans opened up with everything they had that night,’ he recalls. “I was hit when an 88mm shell exploded near the boat.” A chunk of meat was ripped from his right thigh. The men dug in for 12 hours that night waiting for the barrage to subside. “The sky was lit up so bright, you coulda read the newspaper.”

The wounded were thrown on, what Purser describes as, a cattle car and taken to the hospital. “If you hollered or cussed, you got a shot of morphine.”

Reflecting back, the old man says, “I always thought that if I had made it a couple more days after that fight, I might’ve gotten out of that war in one piece.”

He would’ve been right. After the crossing of the Roer, then the Rhine River, the German army was in full retreat and would never fully recover.

It was the beginning of the end.

Plans for growth and the greater good

“This is the absolute worst part of a job like this,” Matthews Town Manager Hazen Blodgett confessed.

Condemnation is undoubtedly one of the most difficult things the Town of Matthews has undertaken. The $5.0 million in park bonds that passed in 2004 was originally intended to purchase land and simply “land-bank” it. Vacant land in the Matthews community is vanishing fast. “We have about 43 acres of town parkland for 25,000 residents,” explained Blodgett. That’s way below national standards for open space. In a community growing as fast as Matthews - it’s an all-out war against encroachment. If the land is not set aside for public open space for future generations it will be lost to development. There are only a few large tracts left in Matthews like the Purser property.

The Town and the family have mediated an agreement that set the amount paid to the Pursers at $59,000 per acre. The old farmer will die on that soil. It will belong to the Town of Matthews but he has the right to stay there until the bitter end. Had the battle gone to court, a jury would have set the value of the land.

Twenty years from now, when Neubert Purser’s deeply loved land is helping to stem back the tide of relentless development, the sacrifice will seem worth it. The battle is a valiant one.

As families toss balls, fly kites, walk dogs, and send their children to Matthews’ newest public school near the corner of Phillips and Matthews-Mint Hill roads, Purser’s pain might not be in vain. “I’ve only seen my daddy cry three times in my life,’ says youngest daughter Lynn. ‘One, when our mother died; two, when his daddy died; and three, over this farm.”

Only time will tell if this soldier’s battle helped win the war.

throwbackthursday nov 2006 b.jpg

The image on the seal includes four aspects of Mecklenburg County and it still holds up. “The seal is as relative today as it was back then,” said County Commissioner Jennifer Roberts. She, along with many others in the community, appreciate the origins of the seal design: that fresh out of the segregationist days of the old south, a young black kid from the country is selected by a powerful board of local leaders to document and preserve the history of the county.

“I thought I could contribute something,” the young man told the Mecklenburg County Board of Commissioners in 1964 after receiving the honor. He’s still trying to make a contribution, which is why he’s been before the Mecklenburg County Board of Commissioners to offer his consulting services, should the design team need a little help.

Boyd never received any royalties for his work, despite the fact that he owns the patent on the design. He doesn’t want his contribution to be in vain.

That’s not likely to happen, his supporters say. The fact that a County Seal can say so much, from a guy who could’ve claimed so little and have it last so long - is admirable.

“That says an awful lot about the spirit of this place,” explained Juan Williams, owner and operator of Queen City Tours  who’s given more than his fair share of history lessons to natives and tourists alike. “It’s part of what makes the history of this place so interesting to so many people.” The seal is on vehicles, stationery, websites, and government paperwork. Mecklenburg County Manager Harry Jones Sr. has assured folks that Boyd will be included in a logo redesign, should the need arise.

#ThrowbackThursday: May 4, 2006

With permission, The Beacon is archiving past issues of Matthews Record (also called Matthews News and Record and The Matthews Record) articles online. Throwback Thursday articles will include relevant content still facing Matthews today. This article was originally published May 4, 2006 and was written by Jane Rosinski.

Click to enlarge the image

Mass Transit/High Density Development: Do they mesh in Matthews?

Balancing a desire for mass transit with its corresponding call for high density development is the dilemma currently facing Matthews Town Commissioners. Mayor Lee Myers questioned the council’s support for transit in Matthews after last months 4-3 vote to deny a high density apartment complex near the Sam Newell park and ride station.

The Metropolitan Transit Commission (MTC) emphasizes the need for Transit Oriented Development near transit lines, and Myers pointed out that if Matthews wants this technology, supportive action through zoning is essential. “If we don’t get the density to support transit, we might not get any,” he said, reminding the board that neither light rail or bus rapid transit is a ‘done deal,’ with much competition for federal funding.

Discussion about the Southeast Transit Corridor followed a status report from Charlotte Area Transit System (CATS) officials. Recommendations to the MTC on alignments, station locations and technology are expected to be made in June, and Myers wanted to clarify the board’s stance.

Commissioner James Taylor acknowledged the board may have sent a mixed signal with its recent zoning decision, but asserted that the question of how high is too high for Matthews remains when it comes to living units per acre. Is 14 units an acceptable standard, or, once approved, would council learn that that still isn’t high enough to meed federal guidelines, asked Taylor. Commissioner Kress Query, while favoring light rail, rejects the higher density requisites. “I don’t think we have enough vacant land in Matthews to provide the density CATS wants,” Query said.

“I am not selling out the town for mass transit,” said Commissioner Paul Bailey, who rejects any apartment plan and urged supporters to use what’s already in place.

Although no action was taken, Myers reminded the council that while transit doesn’t drive everything, traffic continues to be citizens’ top concern.

Morning Minute: Monday, June 3, 2019

News About Town: Matthews Police are looking for two men who recently stole nearly $900 in merchandise from Lowe's at Sycamore Commons. Both men are described as black males, approximately 6’00” tall, with medium to large builds. Security camera photos are available on the town website. The theft occurred on the heels of a recent cooperative sting between Matthews PD and Lowe's Security, where 14 people were charged and 21 cases were closed by netting members of an organized retail theft ring.  

The nearly finished Town 324 apartments.

The nearly finished Town 324 apartments.

News Around Town:  Town 324, developed by BrookChase Properties, is nearing completion, expanding the selection of apartments in downtown Matthews (the other downtown rental multifamily units are BrookChase's Matthews Lofts). Town 324 is located by Town Hall and consists of 24 " boutique, small scale apartment" units. Rezoning was approved in 2014 by current Commissioner John Urban. (Urban was not commissioner at the time of rezoning.)

One Fun Thing:  Spend summer break with the Matthews Library. Sign your family up online for the Summer Break read-along, log reading and activities throughout the summer, then earn badges and prizes (including a ticket to Carowinds!).

Losing Canopy, Gaining Density: Trees in Matthews

tree density.jpg

There’s no doubt about it, the number of mature trees is a source of pride for Matthews. Mature trees increase property value, clean the air, and even increase feelings of well-being. With it’s dense canopy, Matthews has been part of the Arbor Day Foundation’s Tree City USA for 19 years.

As available land decreases, high-density housing is the urban planning fix. With that comes tree loss.

How does Matthews protect its tree canopy?

The Appearance and Tree Advisory Committee provides the opportunity for residents to work together and make recommendations to the town concerning trees. The group meets the third Monday of every month at 7:00 p.m. at the Matthews Community Center, and regularly presents their discussions and findings to the Board of Commissioners at Council meetings.

The Town has documents and mechanisms in place for environmentally-friendly growth as well. Tree Protection and Landscaping Regulations is a 23-page section of the Unified Development Ordinance sets standards and regulations to protect the tree canopy during development.

Depending on the zoning code, developers are required to save 5% or more of the tree canopy. According to the Unified Development Ordinance, R-12 and R-20 have the highest tree save at 20%, and HUC, C-MF, TS  have the lowest at 5%. In comparison, Charlotte has a 15% tree save for all commercial development. In residential areas, if the lot has 10% tree coverage then at least 10% must be saved. If the coverage is less than 10% but greater than 5%, then 5% must be saved.

In November 2017, after approval by the Matthews Board of Commissioners, the Town added a Payment-In-Lieu of Fee for tree save. If the property cannot be developed and maintain minimum tree save requirements, the developer must provide proof of hardship to the Town. Once approved, the In-Lieu of Fee is calculated using the tax value and acreage and set aside in a Tree Canopy Fund. The Fund is primarily used for the installation and maintenance of trees on public property. In the event any of the commercial tree save area cannot be protected, trees must be re-planted at 150 percent of the area removed.

Charlotte also has an In-Lieu-Of fee, though their program is slightly different and only available to commercial development. The Pay-In-Lieu monies are pooled and the City purchases wooded areas that will be permanently protected. As of 2016, 65 acres have been purchased, including 15 acres near the McAlpine Creek Greenway. According to one report (2016) the City averages $160,000 a month payment in lieu of.

Current Development and Trees in Matthews

Per town records and approved rezoning projects (found here), eleven residential projects have been approved between February 2017 and April 2019. The largest of those include:

  • Proffitt Dixon (Old 51/Matthews Mint Hill Road): Zoned ENT, 35.50 acres, +/- 7.06-acre tree save;

  • Bainbridge (Old 51/Matthews Mint Hill Road): Zoned R-12MF (CD), 30.752  acres, 4.79 acres tree save;

  • Four Corners Subdivision (Sam Newell and Keziah Road):  Zoned R-VS and SRN and R-15 (CD), 26.73 acres and 3.2-acre tree save;

  • Taft Development (Monroe Road): Zoned R-12 MF (CD) 21.450 AC and a committed 3.22 acres of tree save, though that did not actually happen.

Those four projects total 114.432 acres with a 18.27-acre tree save. Including the other projects, over 177 acres were rezoned.  According to plans, the approximate tree save for these projects is just under 27 acres.

How Do We Prevent or Correct Mistakes?

After Taft Development cleared the tree save area on Monroe Road for the future Residences Galleria, tree preservation has been a hot topic in town. How does Matthews enforce rezoning and tree save agreements?

According to the Town of Matthews’ Unified Development Ordinance (pages 2-12 and 2-13) violations of the tree protection or landscaping provisions approved by the Town is subject to any one or combination of penalties. Penalties are in addition to, and not in lieu of, compliance to all requirements and payment of any financial penalties. One such penalty calculates damages at two dollars ($2.00) per square foot for area damaged or destroyed, not to exceed fifty thousand dollars ($50,000).

Destruction or removal of a tree greater than twelve inches (12”) DBH without prior Town approval may be subject to a civil penalty. The amount is determined using the value of the tree as listed in the most current edition of The Guide for Plant Appraisal, published by the International Society of Arboriculture in conjunction with information provided by the ISA’s Southern Chapter.

Another penalty for not following the UDO by posting a Landscape Guarantee bond, having it approved, then failing to plant the required trees and shrubs as agreed upon with the town can incur a “fine of five hundred dollars ($500.00) per tree or shrub not installed, per day of ongoing violation. The fine is due within ten (10) days of the citation, and is not to exceed twenty thousand dollars ($20,000) per day of violation.” (UDO 155.214. E..4., page 2 - 14)

How do Matthews’ penalties compare to Charlotte? Charlotte's Tree Ordinance includes an additional criminal penalty for Tree Ordinance violations: “Any person who knowingly or willfully violates any section of this chapter shall be guilty of a Class 2 misdemeanor and may, upon conviction thereof, be subject to punishment as provided in section 2-21. This remedy is in addition to any civil penalties that may be assessed.” An additional planting requirement may also be assessed as a nonmonetary penalty.

It’s difficult to determine the percentage of tree cover pre-development from the site plans available on the Town website.

What is apparent? At the current rate of development in Matthews, maintaining the dense, mature tree coverage looks to be a difficult task.

#ThrowbackThursday: February 21, 2008

With permission, The Beacon is archiving past issues of Matthews Record (also called Matthews News and Record and The Matthews News) articles online. Throwback Thursday articles will include relevant content still facing Matthews today. This story was originally published February 21, 2008 and was written by Janet Denk.

Click on image to view larger

Economic Development in Matthews: Become proactive

Monday’s meeting at Town Hall highlights passion and perplexity around the topic

Matthews’ tax base is one of the town’s strongest suits and is the envy of neighboring communities. With the intention of maintaining a healthy blend of residential and commercial mix, the town staff hired a consultant to walk them through the process.

Their findings: A person or entity, hired by the town, and working with the Chamber, the Board, and an Advisory Board made up of community and business leaders, to proactively seek out development opportunities currently going to places like Ballantyne.

A joint meeting held Monday at Town Hall brought up a recurring them. Less dependence on residential and more on quality commercial projects, such as large offices which lure professional companies. The theory? Such employment centers would attract major employers that would live, work, and invest in the town.

A nasty word through this process has been “retail,” which flustered many local businesses who have followed this process. Several downtown landowners attended and worried about being overshadowed by the concept of major developers calling the bulk of the shots.

Bigger is not always better, was landowner Mary Yandel’s sentiment.

“People at Town Hall have a tendency to make decisions from their offices. They talk about all this vacant land or ‘potential land’ and ‘land use,’ as if they own it.”

As if, Yandel went on to explain, the landowners and their property and businesses are inconsequential.

A landowning individual from Riggsbee Salon on N. Trade was perplexed by the lack of discussion on property in downtown Matthews, particularly “retail,” which she said includes over a half-dozen individual tenants.

“Looking to our east [at Pineville], we can see what a heavy commercial tax base looks like,” pointed out Mayor Lee Myers, who attended the meeting, along with the entire Board of Commissioners, the Town Manager, and many department heads. “Looking to our west [at Mint Hill] we can see the effects of too residential tax base.”

Besides the tax base issue, the most important reason to invest in an Economic Development position, many said, would be that the Town would have a dedicated “Go To” person who can provide guidance to the town, and the developers interested in setting up shop in Matthews.

“We know the needs of businesses looking for a place to land,” said Matthews Chamber of Commerce Director Tina Whitley, “because we get the phone calls all the time. To have someone in a position to work with these inquiries would be great!”

Frank Warren, who facilitated the meeting, emphasized the function of an economic developer.

“They would not be making land use decisions, that’s the Planning Board’s function. They would not replace the Chamber of Commerce, as they have a distinct role in business development. This is about Matthews providing a place to do business and it’s about having someone in an advocacy role who can let all these other departments do their job.”

But many landowners and businesses in Matthews, particularly downtown, remain adamant about broadening discussions with regard to zoning and development. One of those is Jim Johnson who envisions, like many others, the downtown as an urban village with real businesses allowing local residents to do commonplace things.

“My benchmark for success will be when I can work, live, play, and shop without having to get in a car,” he said. “Walking and biking around the core of Matthews should be commonplace.”

Admittedly partial to downtown, Johnson speaks for many others, inside and outside the business community who reiterate the notion that Matthews leaders make creative development difficult.

“If we want to further economic development in Matthews,” Johnson said, “my advice would be to re-read the Vision Statements, re-write our zoning ordinance (to allow for more innovative development), talk witht eh landowners in our urban core and see what’s on their minds when it comes to development, and create the ED committee out of staff, commissioners, business owners, and developers.”

throwbackthursday feb 21 2008 b.jpg

Common curiosities about economic development

Q. Why discuss economic development in Matthews?

A. The Town of Matthews has a healthy blend of non-exempt ad valorem tax base with 66% residential and 34% commercial and is seeking a plant to maintain this balance. The strategic economic development currently being studied in Matthews is focusing on the vacant land around the I-485 and Independence Interchange. The goal is to strengthen Matthews’ economic muscle and positioning itself on a broader employment playing field. Matthews has a lot to offer high-end employment centers, but there isn’t an entity in town that actively “recruits” potential investors. By attracting the right projects, the town will reap the tax base that comes from commercial tax revenues, which in turn will feed the local economy and contribute to the quality of work and life.

Q. We already have company headquarters in town? Why Invest in luring more?

A. Matthews location off the interstate, along with its fine quality of life can be a major draw for large industries. As southern Mecklenburg County and northern Union County continue to grow, Matthews is missing out on some major investors who want to take advantage of the airport, weather, cost of living, and general economy. Within ten years, maybe less, Independence Blvd. will become a limited-use freeway, making the need for redevelopment of land and property along that corridor equally important.

Q. Is this a one-time event or does it have an ongoing purpose?

A. Economic development provides activities and programs aimed at improving the local and regional economies. It helps to attract and create opportunities, which help to expand the tax base, increase jobs, wages, and personal incomes.

Economic development plans can cause a “ripple effect".” From their impact springs a range of related commercial activities and services. For example, Presbyterian Hospital of Matthews has served as an economic engine for medical offices and support services surround it at Sam Newell and Highway 51. The proposed Small Area Plan adjacent to the future Mecklenburg County Sportsplex in the target area mentioned above will spawn a wide variety of recreational businesses, hotels, restaurants, and other tourism and commercial enterprises.

Historic downtown Matthews is in dire need of special attention, as business owners see long term success and residents have access to meaningful shopping to compliment the outlying areas. Discussions are underway about supporting (and growing) useful and relevant development such as food stores and services like cafes, boutiques, restaurants, retail, and residential.


Rezoning: Bainbridge Matthews (Matthews-Mint Hill Road)

Click to enlarge images

Land clearing has begun for Bainbridge Matthews, a future development located on Matthews-Mint Hill Road near Butler High School. This land was formerly the Oakhaven Mobile Home Park, Overcash homestead, and Query Homestead.

On December 11, 2017, the Board of Commissioners approved Rezoning Request 2017-663 with Higdon, Miller, Ross, Whitley and Urban in favor and Taylor and Melton opposed. The property, totaling 30.752 acres, was rezoned from R-12, O(CD), R-MH, RU, and BH to R-12MF(CD).

(What do those zoning codes mean? There’s a chart for that.)

Now demolished, the Overcash home, built in 1921, had significant remodeling and was therefore not a good candidate for historic preservation or relocation. The barn was in fair condition, but the Town had little need for it after repurposing the Idlewild Road barn. A log cabin on the site is likely over 100 years old was offered to the town for historic preservation. The cabin will need some reconditioning.

The multifamily Bainbridge Matthews complex consists of 350 rental units, including both apartments and townhomes. Two pocket parks will flank the entrance at Northeast Parkway and will be available for public use daily from 9 a.m. to 5 p.m. The developer will construct the portion on Northeast Parkway that will run through their property, as well as a multi-use path on one side and a sidewalk on the other. The developer has accounted for 18 bike parking spots throughout the complex.

Though not noted on the original staff report, in October 2017 the Planning Department added the following information:

  • CMS indicates this project will generate 128 new students for Crown Point Elementary, Mint Hill Middle, and Butler High School. by this project.

  • The trip generation report indicates a total of 2,245 cars per day.

Bainbridge will preserve at least 15% of the existing tree canopy (a minimum tree save of 4.79 acres) as directed by R12-MF zoning. The majority of tree save is along property boundaries.

In the process of approving any new development the board discusses the affect on town services, the tax base, and projected tax revenue from the project. Prior to development the tax revenue was $16,700 (total for both parcels), the anticipated tax revenue (after construction) is an estimated $128,000.

If you’re looking for the Cliff Notes version, here’s a handy dandy summary:

Rezoning Request 2017-663_Bainbridge (1).png

Morning Minute: Friday, January 18, 2019

News About Town: At Monday’s Council meeting the Board approved two zoning motions: 2018-692 and 2018-693. The property for Motion 692 is at the corner of Ames St. and West John St. The application for rezoning was unanimously approved, and zoning changed from R-20 (single-family - minimum lot size 20,000 square feet ) to O (CD) (office, conditional use). The properties for Motion 693 included several properties in the Crestdale neighborhood. The rezoning was a request to change from Crestadale Conservation zoning code CrC (old) to CrC (new). The new code essentially changes the approval process for any construction other than single-family homes to undergo a site plan and elevation approval process rather than the previously required quasi-judicial system (similar to a Variance Board hearing). The Board unanimously approved this rezoning.

Civil_Rights_March_on_Washington,_D.C._(Dr._Martin_Luther_King,_Jr._and_Mathew_Ahmann_in_a_crowd.)_-_NARA_-_542015_-_Restoration.jpg

News Around Town:  Although we posted this a few days ago, it’s an event worth repeating and attending. This Sunday, January 20, join Pastor Larry Whitley at Mount Moriah Missionary Baptist Church (381 Crestdale Rd.) at 2:00 p.m. for the Third Annual Martin Luther King Jr. Celebration, Peaceful March & Commemorative Worship. After a brief presentation about civil rights, attendees will gather outside to walk to Town Hall.

One Good Thing:  It’s officially Thesaurus Day, so although it’s casual Friday at work, you better fancy up your words. Grab your compendium of synonyms and orate with imperturbable verve.

Rezoning: 10816 Idlewild Road

On August 14, 2017 the Board of Commissioners (Taylor, Ross, Urban, Melton, Higdon, Miller, and Whitley) unanimously approved rezoning application 2017-661, submitted by Land Investment Resources, LLC. The property, 16 acres, at 10816 Idlewild Road (Tax Parcel 193-161-10) was rezoned from R-15 to R-15 & R-VS.

10816 buildings.jpg

On the property at the time of sale was a single family home built in 1978, several outbuildings (a washroom which appeared to be late 19th or early 20th century) and a barn built in the early 20th century. The R-VS rezoning permits a maximum of 29 single-family detached homes, at least eight of which will have side garages.

The property is within Crown Point Elementary, Mint Hill Middle, and Butler High School zones. The staff report to the Board presented no data for impact to those schools.

The R-VS District requires a minimum of 8% tree canopy preservation. This proposed development would achieve 25% canopy preservation with a commitment to save the tree line along Idlewild Road.

10816 elevations.jpg

The buildable area consists of 13 usable acres and three additional acres along the Irvins Creek floodplain (and the future Irvins Creek Greenway). During the rezoning process, there were several points where Commissioner John Higdon led the conversation toward saving the historic buildings.

The washroom was relocated to Purser-Hulsey Park Community Garden. With no feasible solution for saving the barn structure, Land Investment Resources, LLC offered to donate the materials to the Town for reuse elsewhere. The Town agreed. A subcontractor is currently disassembling the barn. The Town will store the wood planks until a suitable use arises, most likely at Purser-Hulsey Park.

Jessica Moreno: Holding Communities Accountable

Photo by Renee Garner

Photo by Renee Garner

When Jessica Moreno, 25, of Oak Haven Mobile Home Park (near Matthews-Mint Hill Road and Highway 74) saw a rezoning sign at the park entrance last year, her worst fears (amid swirling rumors) were confirmed. The previous owners were planning to sell the 30.26-acre property; the 25 other resident-families would now need to move.

jessica moreno.jpg

I know that housing is a major issue. I know it gets harder as Mecklenburg County continues to grow in numbers, daily, and as more beautiful homes and apartment complexes get built.

However, this group of people (who would only qualify for affordable housing) had few options.

For most of the residents who owned their homes but leased the land, there were no available mobile home spaces in Mecklenburg County; many families could not secure a sale or afford to move their homes to other areas. More importantly, Matthews was a town they loved – a place which afforded, as they put it, charm, good schools, safe neighborhoods, and an affordable rent lot.

Jessica, her mother, and sister had seen their share of hard times. Prior to living in the Park, they had endured a rental foreclosed from under them, a few scams (and lost money), and missed opportunities due to external factors beyond their control.

When Jessica’s mother, Maria Dolores Gomez, found the Park, they were elated. A hard-working woman, who had endured years of night shifts in a warehouse job, Maria promptly spent $20,000 - her entire life’s savings - to secure a mobile home and a piece of the Park.  They would find stability and a place they could truly call home. Jessica called it their “diamond in the rough.” That was seven years ago.

This was now.

So, Jessica and her mother set out on a journey to find available options. Her mother began knocking on doors. She organized stay-at-home moms from the Park and went on a mission to find help and legal advice. The group ended up at the Latin American Coalition in Charlotte, which was closed that day. Standing outside the building, a man leaving on a bike noticed their distress. He approached them and asked what their situation was. That man then referred them to his roommate, community organizer and Director of Action North Carolina’s Charlotte office, Hector Vaca, who later spoke to the women and agreed to help.

Enter Jessica.

Having graduated from Independence High, with deep connections to Mint Hill, she was working a full-time job in business development at a local water damage company. As she tells it, her life included her 9-5 job, going to church and working with the Mint Hill Lions Club. Now, she was fighting for her life in a way she was unaccustomed to. This was a fight which had, as she put it, “become highly personal.”

Hector came to the neighborhood and helped the group form a campaign (initially known as #SaveOakHaven, later known as “Oak Haven Affordable Housing Initiative”). He helped guide them toward the media, speaking out at zoning meetings and setting the groundwork to gain public attention.

In the end, he helped secure $8000 from Bainbridge Communities Acquisition for each family, for relocation costs – a relocation plan, as it was called – part of the necessary steps for the town to approve the rezoning.

After winning the settlement, Jessica was transformed. “I did not realize how much power people had when they stuck together and organized,” she said. “To be clear, we did not win this fight. When we formed our campaign, our #1 goal was to keep Oak Haven open. We lost our home and community, but this small win ignited a fire in me that would continue to burn with Action NC’s help.”

The experience and knowledge that this could happen to other communities left Ms. Moreno determined to learn about all things concerning mobile home parks and cooperatives. During this time, she spent more and more time at Action NC and started attending meetings for their Immigrant Rights Chapter, Lideres en Accion.

jessica 7.jpg

My community has paid a price that is far greater than the value of the buildings that will be built where we once existed.

“I would…participate in workshops and started meeting with Charlotte City Council members,” she said. “I knew it was time for a change in my life. I was encouraged to apply for an open position at Action NC (at the end) of 2017.” She started working there in April of 2018.

“I do believe that everything happens for a reason. I know I have been divinely placed here and have experienced what I have experienced for good reason. I now help residents from other neighborhoods organize themselves and fight for what is right.”

This year, she has been working with other tenants around Charlotte and has formed a tenant Justice Chapter where members will focus on making sure people know their rights and have support to organize. Next year, she will be focusing on immigration reform and combating the attacks on immigrants locally.

“My experiences fuel my being with hope and love for the people around me,” said Jessica. “I know that housing is a major issue.  I know it gets harder as Mecklenburg County continues to grow in numbers, daily, and as more beautiful homes and apartment complexes get built.”

“The problem is that, like, in my case, development has come at a great price. My community has paid a price that is far greater than the value of the buildings that will be built where we once existed… The price we paid is in blood. Three hundred fifty apartments will be built on top of 26 hard-working families and seniors. Our blood is its foundation.”

Today, Jessica lives 45-minutes away, in Gastonia. “There was nowhere to move our home,” she said. “I ended up gifting my home in Matthews to a neighbor who has been able to move it and live in it.” Other residents have taken their homes to Gastonia, Monroe, Indian Trail, Wingate, Concord. The remainder – nearly all the rest - are renting in Charlotte.

“I never imagined leaving Mathews under these circumstances,” she said. “I was hurt about it.”

jessica 10.jpg
Photo by Cyma Shapiro

Photo by Cyma Shapiro

The reality of not having anywhere to go was very real to me. I was not able to find anything affordable in Mecklenburg County and neither were my neighbors, except the ones who left their homes and lost their investment.
— Jessica Moreno
jessica 11.jpg

However, she feels lucky to have even found an option. “Where I am, I have three sheep, two dogs, and chickens. I was able to buy land in Gastonia with a mobile home. I know I was blessed. But, the reality of not having anywhere to go was very real to me. I was not able to find anything affordable in Mecklenburg County and neither were my neighbors, except the ones who left their homes and lost their investment.”

In the end, her words are bittersweet: “I am Latinx. I am the daughter of immigrants from Mexico. I am a woman. I am affordable housing. If you don’t support any of these things, then, you don’t support who I am... and I am perfectly okay with or without it.”

And, for Jessica, the fight has just begun: “The fight to hold developers, elected officials, and each other accountable in our communities continues. The fight against the attacks on migrants continues. The fight for women’s rights continues. The fight for LGBTQ rights continues.  The fight for senior rights continues. The fight against for tenant’s rights continues. We will continue to fight for environmental justice and keep the police accountable...”  

#ThrowbackThursday: Building Blocks (circa 2009)

With permission, The Beacon is archiving past issues of Matthews Record (also called Matthews News and Record and The Matthews Record) articles online. Throwback Thursday articles will include relevant content still facing Matthews today. This article was originally published January 29, 2009 and was written by Janet Denk.

tbt oct 11.jpg

Participants of the public workshop on future development and zoning in Matthews used colored blocks to build their ideal street, neighborhood and town last Thursday at Town Hall. The hands-on workshop was the second in a series of public meetings that will help shape the future of our town. Over fifty people have participated in each session so far. The next meeting will discuss the findings in their fist two workshops. The meetings will begin at 7 pm and end around 8:30.

Click on the image to see it larger.