John and Kelsey Huffman love what they call their quiet, family-friendly neighborhood.
The Hamptons is located along Statesville Road (U.S. 21), south of Interstate 77 exit 25 and east of Lake Norman. The neighborhood has 335 homes from $675,000 to over $1 million, two clubhouses, two swimming pools, a swim team and lots of potluck and other get-togethers.
Beyond the Huffmans’ backyard play structure for their two children lie woods and the chirping of birds. The family welcomes a gaggle of neighborhood kids who love to play in their backyard, too. As John said, it’s “open gate” for the kids.
It’s hard to believe I-77 is so close, Kelsey Huffman told The Charlotte Observer at the couple’s home Friday.
The serenity they’ve enjoyed in the six years they’ve lived there is now threatened by a developer’s plan for a 4.7-acre parcel directly beyond their backyard fence, they said.
Lake Norman developer Jake Palillo wants to build a car wash with 18 vacuum bays, a 5,700-square-foot car wash tunnel, a 16,600-square-foot lube and detail shop and a 6,400-square-foot convenience store with four gas pumps, according to his rezoning application.
Palillo proposes a 20-foot vegetative buffer between his project and homes, and a 12-foot sound barrier wall, according to his plans on file with the Huntersville Planning Board.
Palillo is requesting a rezoning for the parcel at 16014 Statesville Road from neighborhood residential to highway commercial.
“My children play right there,” Kelsey Huffman said. “Would you want your children to live behind a gas station? I didn’t choose to live behind that. There has to be some consideration about this on a human level.”
Neighborhood concerns
At their home Friday, the Huffmans and neighbors Kim Zanzot and Karen Mazurowski expressed concerns about noise, traffic, groundwater pollution, runoff laced with chemicals, and hundreds if not a thousand strangers a day peering into their properties if the car wash project is approved.
Kelsey Huffman also cited the project’s lack of a traffic impact analysis. And “there’s been no noise study to understand what a (car wash) tunnel would be like 20 feet from my house,” she said.
“I’m worried about pollution from the runoff,” her husband said. “I have a garden in this backyard, and there’s going to be petrochemicals in that water running off from that oil lube and gas station. And I’m very worried about the noise from the car wash and its vacuum cleaners.”
Mazurowski’s home is in the same cul-de-sac as the Huffmans’ but doesn’t border the 4.7-acre parcel.
“Just the idea of what’s happening to our neighbors and what could happen in their yards and to the privacy of their lives, I truly cannot sleep,” Mazurowski said.
John Huffman said the couple has “no problem sharing yards with neighbors. We love it. And we would have no problem with having more neighbors behind us.”
“By right,” John Huffman said, the property behind them could be developed without a rezoning “into multifamily housing, townhomes, single-family homes. There are lots of things that could be developed on that lot that are consistent with the community.”
He cited the medical office park, day care and senior living facility across the street as the right types of commercial uses near subdivisions.
And he pointed to a policy recommendation in Huntersville’s 2040 Plan for managing growth that urges the town to “protect and enhance the unique character of Huntersville’s neighborhoods by using planning tools to safeguard from potentially negative impacts of development and redevelopment.”
Neighbors plan to express their opposition at a required community meeting Tuesday where Palillo will detail his plans. The meeting is scheduled for 5:30 p.m. at Torrence Lytle Community Center, 508 Dellwood Drive in Huntersville.
Developer rebukes concerned neighbors
In a phone interview Friday, Palillo said neighbors are acting “as if the sky is falling down.”
“This will be the first gas station in the United States,” he said sarcastically. “It will be worse than AI.”
It’s not like the old days, he said. Car washes and gas stations can’t get government approval today unless they’re “environmentally friendly,” which his will be, he said.
The gas station, for instance, will have fiberglass tanks, “not the old metal tanks” susceptible to leaking, he said.
He cited special services people will receive at the car wash and the lube and detail shop, and how the convenience store will be more of “an Italian deli market.”
Of his critics, he said, “you wonder, how do these people make it through life?”
Past controversies
Palillo has generated controversy with some of his other projects, most recently his $20 million “English countryside” inn at Sam Furr and Mayes roads in a fast-growing area east of Interstate 77 in Cornelius.
The developer faced an angry crowd during the required community meeting for the project in April. In a split vote, town commissioners approved a rezoning for the project in August.
His car wash project is similar to his former “BoatYard” proposal in Cornelius, which he withdrew two years ago after public opposition, John Huffman said. Palillo had planned a $10 million automotive services complex, Cornelius Today reported.
Palillo also made headlines in 2023 with his ill-fated, $800 million Lagoona Bay development off exit 25.
The project, east of the interstate on Sam Furr Road, called for a 40-acre “modern lifestyle beach resort” with a 10-acre freshwater lagoon, within a 270-acre residential development. Palillo pulled the plans after intense public opposition.
John Huffman owns a firm that designs and builds the communications and control systems of large renewable facilities. Kelsey Huffman does product management with the web teams at Charlotte-based LendingTree. The couple works from home.
“We’re not NIMBYs,” John Huffman said. “Development can be good. But that is not,” referring to the car wash project. “That is fundamentally hostile to our neighborhood, and we need our planners to do their jobs.”
The town has scheduled a public hearing on Palillo’s rezoning request for 6 p.m. Nov. 2 at Town Hall, 14704 N. Old Statesville Road.
The Huntersville Planning Board will consider making a recommendation on the plan at 6:30 p.m. Nov. 18, while the town Board of Commissioners, which has final say on rezonings, is scheduled to vote at its 6 p.m. meeting Dec. 15. Both meetings will be at town hall.