Mallard Creek residents upset Charlotte may OK 200 more homes in high-traffic area
There were several reasons why Alexandra Tiscione moved to the University neighborhood in northeast Charlotte, specifically off Mallard Creek Road, about four years ago.
It was more affordable than the central part of Charlotte, where she was priced out of. There was plenty of green space and walking trails, along with ample shopping and restaurants. And her townhome complex, Aria at the Park, was tucked away in Research Park.
However, like the rest of Charlotte, the University area has become a prime spot for redevelopment. Currently, two housing developments are being built just feet from Tiscione and Aria at the Park; a 132-townhome development and a 295-unit apartment complex.
And a proposed development is seeking a rezoning that would add 195 town homes to the mix. In addition to the 427 that are already going up, that’s a total of 622 units.
The proposed rezoning would also funnel traffic from the three developments through Aria, adding possibly over 3,000 car trips per day through the neighborhood. Some of that traffic may even flow from Mallard Creek Elementary on Mallard Creek Road.
Like many other Charlotteans, Tiscione says she isn’t against the growth in her area. It’s the traffic and the density.
“Mallard Creek is developing rapidly, and the infrastructure is not really there to support it,” Tiscione said. “There’s no stopping development but … those trips puts a big strain on our community. It’s a safety concern.”
On Tuesday, Jan. 20, Atapco Properties presented its rezoning request to Charlotte City Council. The Baltimore developer is looking to build Ashemore Townhomes on 19 acres at 2908 Alexander Road.
Part of the construction would involve connecting streets from Ashemore through Aria, creating access points to Mallard Creek Road and David Taylor Drive. One of those access points would open up an existing cul-de-sac.
Creating those new pathways also allows Aria residents more access to the main roads, which Atapco believes is helpful, according to John Floyd, a lawyer with Moore & Van Allen. The firm is assisting Atapco with the rezoning request.
But ultimately, Aria residents say it’s creating new traffic on roadways that have very little. Residents fear those small streets will become side roads for drivers looking to avoid traffic on Mallard Creek Road.
“(Atapco) is trying to route three developments through a cul-de-sac as part of their connectivity initiative,” Tiscione said. “It’s a quiet street right now where people walk and ride their bike … And (Atapco) has the right to do that. But we want them to keep the existing community in mind.
“There has to be another access point or less density.”
University and Mallard Creek rezoning and construction boom
With Ashemore Townhomes, Atapco President Russel Powell said the group is “investing in the future vitality” of the area.
And that development isn’t Atapco’s first in the region. Atapco is behind University Executive Park, a 10-building office and medical complex bounded by N. Tryon Street, McCullough Drive and West W.T. Boulevard near Interstate 85.
The firm also built 278 apartments at Verde at McCullough Station near the office complex at 8320 University Executive Park Drive.
But University City is filled with yellow rezoning signs and cleared land seemingly on every corner. It’s one of the last areas of Charlotte with vacant land within the interstate loops of 485 and 85. That’s especially true driving along the variations of Mallard Creek roads in the area.
In the mile span on Mallard Creek Road from Governor Hunt Road to Mallard Creek Church Road, the 427 units near Aria at the Park are under construction.
A 132-townhome development in front of the proposed Ashemore Townhomes was rezoned and approved by council in 2023. And a 295-apartment complex next door was approved by City Council in 2022.
Heading a mile away from this hotspot on Mallard Creek Church Road near Trader Joe’s, 135 townhomes are being developed at Senata at Research Park.
And on Tuesday, city council approved another mixed-use development steps away from Senata that includes 880 housing units and 30,000 square feet of commercial near Galloway Road and I-85.
In the three-mile circle from Aria to Trader Joes, 562 homes are under construction and 1,075 units are proposed.
Mallard Creek density and traffic concerns
Besides the units under construction on the mile-stretch of Mallard Creek Road, there are several existing subdivisions, including 85 homes in Colvard Park.
Colvard Park residents have been sounding the alarm on traffic, safety and density concerns, especially with the rezoning of the developments under construction.
The main concern is Mallard Creek Elementary.
During school drop off and pick up, traffic backs up on Mallard Creek Road in both directions and blocks the entrance to Colvard Park.
“We have to fight to get out of our neighborhood,” said Christine McLynn, who’s lived in Colvard Park for over 30 years. “I will not leave the house until I can leave safely.”
On that mile stretch of road, 21 car crashes have occurred in the last two years, Charlotte’s Department of Transportation told councilmembers Tuesday. None were fatal.
Potential Chalrotte infrastructure approval
During Tuesday’s meeting, Atapco did not address decreasing the number of units in the proposed development.
According to the city’s ordinances, streets in subdivisions have to be extended for other subdivision development. That includes cul-de-sacs if it’s unavoidable.
Tiscione hopes the developers reconsider both options.
But Floyd reiterated that opening the roadways through the subdivision may alleviate traffic on Mallard Creek Road.
Atapco will also give the Aria Homeowner’s Association $100,000 to use at its discretion on infrastructure improvements, such as speed bumps.
As far as traffic improvements go on Mallard Creek Road, the developer and CDOT are in discussions about a possible light and/or pedestrian crossing on Mallard Creek Road. It’s unclear who would fund the improvement.
CDOT added that a speed study is also being considered at that section of Mallard Creek Road.
What’s next for Mallard Creek development?
At the public hearing, city Councilwoman Renee Johnson agreed with residents on traffic, safety and density concerns.
But she’s unsure if she will support the rezoning petition.
“We need traffic improvements,” Johnson said at the meeting. “There are some areas that are high traffic, we don’t have the infrastructure and we may need to pump the brakes on development. And I would say Mallard Creek is certainly one of them…
“Until we’re ready to look at how we’re growing and grow responsibly we can’t continue to build by any means necessary.”
However, her stance may change if traffic improvements are considered.
As for the rezoning, a council vote hasn’t been scheduled yet. Those typically occur within a few weeks of the public hearing.
Residents are hoping for compromises.
Without a rezoning, Tiscione acknowledges that her property wouldn’t exist. But her redevelopment was approved at a lower density, which equals less traffic.
She’s hoping Atapco might take that route.
“The city’s going to keep expanding. But it has to keep everybody in mind,” Tiscione said. “I just want the developer to work with the existing communities to come to some kind of compromise here where everyone can win something.”
