Matthews moves forward on UDO rewrite and approves zoning text changes to ban internet sweepstakes and add fee-in-lieu option

The Matthews Board of Commissioners on Feb. 9 received a detailed presentation on a proposed rewrite of the town's Unified Development Ordinance and approved immediate text amendments removing Internet sweepstakes/adult gaming facilities while authorizing a fee-in-lieu option for curb-and-gutter construction.

Rob Will, the town’s senior planner and zoning administrator, said the update — prepared with Inspire Placemaking Collective — reorganizes the UDO from 10 to 15 chapters, pulls the minimum housing code into a standalone general ordinance and aligns zoning with the Envision Matthews comprehensive plan and recent state statute changes under Chapter 160D. "We're going for quality, not speed," Will said, and described planned public-engagement steps including a project website, surveys and visual materials to solicit community feedback.

Earlier in the meeting the Planning Board, represented by Chair Lisa Sanchez, had recommended unanimous approval of Zoning Motion 2025-4. Staff and consultant Nadine summarized the package as three related text changes: removing Internet sweepstakes/adult gaming facilities from the permitted-use table; eliminating the public improvement variance process (and related references) from the UDO; and adding an option to allow a fee in lieu of curb-and-gutter construction when the sidewalk fee-in-lieu applies. The board approved the combined motion unanimously.

Will cautioned the board that state law limits certain local changes: an effort to "down-zone" (removing uses across a district) is constrained by recent North Carolina statutory guidance, so staff will be careful in how uses are revised. Commissioners asked staff to research model language from other North Carolina towns to address long-term vacant buildings and potential incentive or enforcement tools; staff said they would present examples to the board.

Separately, the board voted unanimously to accept a zoning-text-amendment application (2026-818) to permit recreational uses in a specified district; staff said the acceptance was to place the application into formal consideration and the text amendment work will proceed through the public-engagement schedule.

Mayor John Higdon also noted a letter of support he wrote for the No Kill Cat Collective seeking outside funding for an animal shelter; no town funding commitments were made.