Charlotte Region Commercial Board of REALTORS® BLOG

#1 Rob Nanfelt Interviewed for Charlotte Ledger Report on Growth

The Charlotte Ledger, a media voice for the region, generally presents a balanced view of the most urgent voices commenting on growth and development. To that end, they recently reported about the cities surrounding Charlotte that are “Tapping the Brakes on Growth” which makes sense but it’s not tapping that’s happening. Some local government leaders are erecting a big, tall stop sign.

This story touches on bigger issues and in some cases oversimplifies certain narratives, like measuring the unprecedented effect moratoriums can have on the future economic health of a municipality. Once you push the brakes, starting again becomes a very different story. And the narrative almost implies that moratoriums are common sense tools.

Read the article here and let us know your comments. (If you don’t subscribe, we highly recommend you do or request a copy.)  Here’s a link to subscription information:  The Charlotte Ledger.

Rob’s Take: Here’s why we shared this article, because REBIC is digging further to all the nuanced, critical, and multi-layered reasons why growth needs to be embraced. The main reasons for pushback are often emotional and fueled by NIMBY aesthetic discomfort, not economic logic. In fact, the statement in the article that says “…what couldn’t have been anticipated was how much growth would occur in such a short timeframe…” represents that we never saw this coming. That is not true. Since many zoning overlays, and residential/commercial parcels have been poised for development for almost a decade, that and the published trend of growth over the last 20 years was always a clear indicator of the future. Some leaders in local government are just pretending they were blindsided and people are now uncomfortable as it comes into view. Why did I do the interview? My comments focused on the problem of a clear lack of supply and a refusal to see this is a human problem. It’s the fact that humans need homes and many are refusing to acknowledge it.

#2 A Good News Report From Statesville as Council-Member At-Large Attends NAHB’s “America’s Housing Comeback.”

A message from Statesville Council-member At Large James Pressly:

“One of the biggest issues relevant to REBIC members working in the Statesville market is that the city is working hard on updating its Unified Development Ordinance (UDO). I will provide updates as they occur.

“And last month, in Orlando, I attended a meeting organized by NAHB called America’s Housing Comeback. It is made up of a coalition of the National League of Cities, American Planning Association, and local elected officials from across the country. That coalition developed the “Housing Supply Accelerator Playbook”, which is a terrific document for local governments and the building community. I’ve also connected our city manager and planning director with the NLC, and hope we will adopt the recommendations in the Playbook as we examine the way in which we regulate new development.

“Here are the links to these important documents:”

• America’s Housing Comeback – National League of Cities
• Housing Supply Accelerator – National League of Cities

Rob’s Take: James Pressly’s victory last fall in Statesville is a win for all those who know that business-minded and experienced policy makers make decisions based on what’s good for a town and don’t just appease a few loud and uninformed voices. We were so pleased to hear that James and others attended the NAHB organized event that we decided to share the Housing Supply Accelerator Playbook with you. — Here’s a deeper insight: This assures you there are municipalities that are trying to create a better narrative around housing supply. The Playbook is clear proof that’s happening. — Bottom line, we need more experienced, visionary leaders like James to help bridge the gap of misunderstanding and keep us on track for economic health for years to come. — Keep up the positive work, James. And thank you!

#1 Thanks for the Feedback on Project Pain Points, Please Keep it Coming

The invisible workings of advocacy are things we do not frequently discuss. Yes, there are a great many stories of cooperation and public/private wins, but there are also the recurring frustrations brought on by broken systems that adversely affect those in our industry and ultimately the community at large.

Last week — and at other times — we have requested your feedback on some of the most damaging and unnecessary roadblocks that severely escalate costs, extend design timeframes, and result in poorer outcomes for projects and the end users which are ultimately the community members. Some of these challenges arise in Charlotte due to a relatively new Unified Development Ordinance (UDO) that’s been in place a couple of years but has undergone many amendments since its inception. However, many of the same problems are happening all around our region. Even unintentionally, these issues may cause a developer to do a complete “restart” of their planning, often resulting in a project that looks worse, and costs more; a project that could have been elevated if better communication could have been allowed to occur at the onset.

Here is a sampling (so far) of what we’ve identified as major concerns by soliciting comments and compiling them. Please message Rob with important issues we’ve missed: contact Rob.

1. In some jurisdictions, plans are undergoing multiple review cycles, sometimes more than six or seven. In some cases, concerns are raised in later cycles that could have been brought up and resolved earlier on. A possible solution could be a cap of three cycles with the goal being two.
2. In many cases, there is no stated delineation from local government staff between ‘requirements,’ as stated in an ordinance or in statute, versus ‘asks,’ or personal opinions. Many wish list items cause delays and drive up costs. A solution here would be for staff to be very explicit in their comments about requirements vs. suggestions.
3. In our region we have experienced significant growth and economic development over the past several decades. In some cases, local governments have not kept up with adapting to the influx of activity in a timely fashion by updating their technology appropriately. With artificial intelligence technology rapidly expanding and with the other tools that are available, counties and municipalities should actively upgrade their systems to handle the increased workload.
4. Some elected officials and staff refuse to meet with developers and landowners to discuss potential projects prior to a public hearing. This often results in a very unpleasant experience for most involved with projects that simply denied, no matter the actual merits, or ones that have been modified so intensely to meet the needs of so many different “interested parties” that they bear little resemblance to the initial plan and 100% of the time end up with less housing units, thereby completely cutting against the intended purpose of creating housing to meet an undersupply.
5. Fees and costs at times seem inconsistent with the service being provided, when compared to other costs during the process. Many communities are now forcing huge investments (design costs, traffic studies, tree surveys, etc.) early in the process with no certainty the project will even receive an approval to move ahead with construction. It can feel more like a fundraising effort at the local level aimed at shoring up budget deficiencies more than a flat cost for service.
6. Many new staff members throughout various jurisdictions are new to the job and this results in a necessary runway for them to get up to speed. Still, the inconsistency we see in terms of interpretations and at times a difference in treatment from one project to another needs to be addressed sooner rather than later. Perhaps more intensive training for staff and more opportunities for collaboration with the private sector outside of the usual project sphere could result in better communication and ultimately better outcomes.
7. The blatant weaponization of utilities, specifically water and sewer, tends to make proposed projects unnecessarily political as municipalities ignore state guidance around the lawful issuing of utility permits.
8. Policy makers listen to the few loud voices and declare policy without representing the interests of their entire voting public, often to the detriment of the economic health of their counties, cities, and towns.
9. Projects that align with the comprehensive plan and meet proposed benchmarks should be allowed to move forward without delays but often get stalled or outright denied.

Rob’s Take: When my 8-year-old daughter asks me what I do, I often tell her I encourage elected leaders and professional staff to make good decisions and avoid poor ones. This usually elicits a slightly confused look, then an eye roll and an “OK, Daddy, now let’s go do something fun!” The fact is that what many of us do as we engage in government affairs, via advocacy, results in big outcomes. But sadly, those actions are often invisible. By receiving your feedback on the challenges you face, we can follow a direction that helps reach solutions sooner and make the invisible more visible.

#2 Gaston County. US News & World Report Ranks Them in Top 10 Best, And Other News….

All of these stories are featured in the Gaston Gazette. We featured these stories to bring you more news from around the region and the flutter of activity in Gaston is a snapshot of issues all municipalities should be prepared to face and modulate into a positive outcome.

BEST PLACES TO LIVE:

According to a US NEWS and WORLD report, Gaston placed 10th as the most sought-out county to relocate, which is based on online searches for specific locations.

For the full relocation rankings, see the U.S. News & World Report at realestate.usnews.com/home-services/moving/moving-trends.

SCHOOL DISTRICT AND BUDGET ISSUES:

Gaston has reported budget concerns that may bring changes to school choice programs and even redistricting in the coming years. At a board retreat in January, the district saw a presentation evaluating the efficacy of its school choice programs and a breakdown of enrollment numbers at each school along with projected population growth. No action was taken at the retreat, according to district spokesman Todd Hagans, but the information was shared as a starting point for board members to address changes in coming years.

In more recent years, the district has seen a decline in interest for select programs and an increase in others. For example, some schools like Hunter Huss High and W.C. Friday Middle saw a lower number of applications than others in the lottery for the 2025-26 school year. It is not currently clear which programs could be considered for elimination, readjustment or heavier investment.

The numbers presented showed several schools that are just under, at or over capacity. A full breakdown of student enrollment and school capacity shows some elementary and middle schools that are under capacity.

Hagans said the board did not discuss redistricting at the retreat but that the information presented will allow board members to make informed decisions about where to build new schools, redistricting or consolidation in the future where needs arise.

MAYOR VOTING NOW IN ALL FUTURE MEETINGS:

Gastonia City Council recently voted 4-2 to change the way its mayor will vote in future meetings. The decision brought an end to a discussion, which began at a meeting earlier in February, concerning whether the mayor should be allowed to vote all of the time or only in the event of a tie.

At recent meetings Councilwoman Donyel Barber argued that it is difficult to facilitate a meeting, ensure everyone has the opportunity to speak and maintain order while also, “having a dog in the race.” Councilman Demetrious Koutsoupias echoed that sentiment, in a sense, and said the council could use more order and direction in meetings, though in the end, he did not vote in the affirmative to change the city’s charter.

Councilman Jim Gallagher noted that Gastonia is one of only two municipalities in the state in which the mayor votes outside of a tie.

Rob’s Take: Clearly there’s a lot going on in Gaston County. Along with the immediate challenges — such as keeping up with and improving overall infrastructure that includes schools and roads — comes great opportunity to enjoy a lot of prosperity. And I’d say that despite some growing pains, things across the river appear to be headed in a good direction. REBIC is doing it’s part to insert itself into the hard and the important conversations where advocating for economic health and opportunity are most vital. Collaboration always works best when we all want the same things. We are happy to do our part to help them by being engaged in the community and offering solutions, and not just complaints. We hope that’s your aim as well. Let us know if you want to come join us in the conversation.