By Kerry Lamson, Candidate for Town of Matthews Board of Commissioners
Tag: Mecklenburg County 1% tax
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Matthews Woman’s Club Service League Candidate Forum
By Kerry Lamson, Candidate for Town of Matthews Board of Commissioners
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Mecklenburg County Democrats: 5 Short Questions
By Kerry Lamson, Candidate for Town of Matthews Board of Commissioners
One of the things I’ve committed to during this campaign is transparency—when I receive questions from voters or groups, I share both the request and my responses here on the blog. The latest came in the form of five short but weighty questions, sent out to every candidate running for the Matthews Board of Commissioners.
The process was straightforward: voters submitted the questions, and a panel narrowed them down to the final set. Every candidate receives the same list, and the answers will be shared with the public so that Matthews residents can make informed choices at the ballot box this fall.
The catch? Each response had to be between 1,000 and 1,500 characters. That may sound like a lot until you try to explain complex issues like housing, transportation, or town finances in less than half a page. Honestly, it felt a bit like being on a candidate forum panel where you get asked a tough policy question and then handed a stopwatch with 60 seconds to sum it all up. Brevity may be the soul of wit, but in campaigns, it’s also the test of discipline.
With that said, below are the five questions I received, along with my responses. I hope they give you a clearer picture of my vision for Matthews and how I’d approach serving as your Commissioner. If you find them helpful, please share with your neighbors and start a conversation—we’ll make better decisions as a community when we talk through the issues together.
- What are the 3 principal issues facing our town, and what specifically could you propose to address them?
Matthews is at a crossroads, facing challenges that are both opportunities and risks for our future. Growth, housing affordability, and fiscal stability dominate the concerns I hear from neighbors, and they are clearly reflected in the FY26 Approved Town Budget, Envision Matthews Strategic Plan, and our most recent Housing Needs Assessment.
First, growth and development must be carefully managed. Our residents want progress, but they don’t want to lose the charm that defines Matthews. The Envision Matthews plan makes this clear—walkable neighborhoods, preservation of character, and targeted redevelopment are priorities. That means updating the Unified Development Ordinance (UDO), strengthening design standards, and focusing redevelopment in key corridors rather than unchecked sprawl. And while Matthews was excluded from PAVE Act funding for the Silver Line East extension, I believe we must keep pushing for inclusion so transit can be part of a balanced growth strategy.
Second, housing affordability is no longer just a future concern—it’s here now. A recent study found:
- 2,932 households (24%) are cost-burdened
- 1,252 households (13%) are severely cost-burdened
- Median home price: $505,000; average rent: $1,582
- No subsidized housing in Matthews until Mt. Moriah Church project
We must partner with nonprofits, incentivize developers to include affordable units, and redevelop aging commercial centers into mixed-use housing that serves seniors, families, and workers.
Finally, fiscal responsibility is essential. The FY26 Budget grew 8.5% to $41.3M, driven by rising personnel costs ($22.2M), debt service, and stormwater fees (up 60%). Residents deserve transparency. We should publish a clear 10-year capital improvement plan, aggressively expand grant-seeking, and implement energy savings performance contracts to modernize facilities and reduce long-term costs.
2. What is your approach or vision for growth and development in Matthews?
My vision for Matthews is growth that enhances, not erodes, the qualities that make us proud to call this town home. Growth should not mean unchecked sprawl or traffic gridlock; it should mean vibrant corridors, a walkable downtown, and neighborhoods that reflect our small-town character.
Envision Matthews provides a roadmap: redeveloping underused commercial corridors into mixed-use activity centers, expanding bike and pedestrian connectivity, and preserving existing neighborhoods. As land becomes scarce, we need to focus on infill and adaptive reuse, making sure new projects fit within the scale and design that residents expect.
Transportation is central to this vision. Nearly 13,000 residents commute out of town each day, and 71% drive alone. Expanding greenways, sidewalks, and bike lanes must go hand-in-hand with advocating for Matthews’ eventual inclusion in the Silver Line East extension. Transit is not just about mobility—it’s about attracting employers, reducing congestion, and giving families more choices.
Residents told us through the community survey that walkability, safety, and character matter most. That means bringing people into the process early. Public input must guide growth decisions, not come as an afterthought.
If we approach growth with this mindset—redevelopment first, neighborhood protection, connectivity, and transparency—we can welcome new families and businesses while keeping Matthews the place we love.
3. What is your position and your reasoning on the possible implementation of a one cent transportation tax in Mecklenburg County?
Transportation is one of Matthews’ most pressing issues. Congestion on John Street, the need for safer intersections, and the lack of transit options affect us daily. The proposed one-percent countywide sales tax could help, but only if Matthews receives its fair share of benefits.
Too often, regional dollars flow toward Charlotte’s core, while towns like ours are left behind. If Matthews’ residents are asked to pay more, they deserve guarantees in return:
- Investment in congestion relief and road safety on key corridors.
- Expansion of sidewalks, greenways, and bike facilities called for in Envision Matthews.
- Advocacy to secure Matthews’ inclusion in the Silver Line East extension, so our residents and businesses aren’t excluded from regional transit.
Accountability is non-negotiable. We need project lists upfront, oversight that includes Matthews, and clear reporting on where every tax dollar is spent.
I approach this issue with caution. I will support transportation investment only if Matthews’ families see tangible improvements—not just promises. Transit, road safety, and everyday infrastructure must all be part of the equation.
While Matthews has long planned for the Silver Line East, the current PAVE Act excludes our town. If the referendum passes, I will work with our Mecklenburg delegation and the new Transit Authority to amend the law and secure Matthews’ share of transit revenue. We will also push for a completed value-engineering study and a realistic funding roadmap—so Matthews is not left behind in our region’s future.
4. What are the most important efforts that Matthews is now making and should be making to protect the environment?
Matthews has taken important steps to safeguard its environment—preserving tree canopy, expanding greenways, investing in stormwater management, and adopting a Vision Zero safety plan. The FY26 budget builds on this, funding a tree assessment, heritage tree protections, and invasive plant removal. But we can and must go further.
Too often we’re shocked to see sites cleared with little regard for tree save or preservation—either because penalties are weak or oversight was left to “someone else” like the County. That can’t continue. We can’t replace 100-year-old trees. Matthews must stay directly involved, carefully vetting every project to understand its true impact on the land.
Our next phase of leadership should include:
- Stronger sustainability and stormwater standards in new development.
- Expanding green infrastructure like rain gardens, permeable pavement, and stormwater credits tied to actual cost savings.
- Electrifying the town’s vehicle fleet where practical, cutting fuel costs while reducing emissions.
- Continuing to expand parks and greenways that serve both recreation and transportation, linking neighborhoods to schools and jobs.
- Partnering regionally to advance air quality, renewable energy, and conservation goals.
The Resident Survey told us clearly: people value open space, safety, and walkability. Protecting these assets isn’t just about the environment—it’s about protecting Matthews’ character and long-term affordability.
5. How do you think Matthews can improve and increase the availability of affordable housing?
Affordable housing is one of the most difficult challenges facing Matthews. Rising home prices and rents are pushing out seniors, young families, and essential workers. Our Housing Needs Assessment paints a stark picture: nearly a third of households are cost-burdened, with median home prices over $500,000 and rents averaging more than $1,500 a month for a one bedroom apartment.
We can’t solve the housing challenge alone, but Matthews can lead locally by:
- Building Partnerships: Work with nonprofits and developers on workforce and senior housing, using tools like Low Income Housing Tax Credit (LIHTC), HOME, Community Development Block Grants (CDBG) and bond funds. Our first LIHTC subsidized housing project in Matthews is Mt. Moriah Church’s 72 units
- Smart Incentives: Offer density bonuses, faster permitting, or reduced fees for projects that include affordable units.
- Reimagining Spaces: Redevelop aging commercial properties into mixed-use communities with affordable options.
- Employer Collaboration: Partner with major employers—Novant Health, CCPC, Hendrix, and others—to create workforce housing close to jobs.
- Investing in Livability: Expand greenways, parks, and walkability, while implementing “Complete Streets” for safer biking and walking.
- Preserving What We Have: Support home repair programs to help seniors age in place, expand disability housing options, and renew vacant homes for new families.
- Protecting Renters: Strengthen rental standards with inspections and a clear process for addressing unresolved issues.
- Linking Housing to Mobility: Ensure affordable housing connects to sidewalks, greenways, and future transit like the Silver Line.
If Matthews wants to stay a diverse, welcoming town, we must make sure people who work here can afford to live here. Housing isn’t just about roofs and walls—it’s about community.
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Should I Vote For The Mecklenburg County 1% Sales Tax Referendum?
By Kerry Lamson, Candidate for Town of Matthews Board of Commissioners
This is the last of a series of blog posts I created as a result of a request I received asking for my response to several questions regarding my thoughts or positions on some key topics for the upcoming election. This question has been asked before and seems to be top of mind within Mecklenburg County and that is:
How are you voting on the sales tax increase referendum for transit and why(assuming it passes the County Commissioners vote and gets placed on the November ballot)?
I debated posting this now given it’s not yet approved for the ballot. That decision is still pending an August 6th public hearing and vote by the Mecklenburg County commissioners. (See my update below. It passed) Posting now helps inform residents about the potential tax should they want to take action at or before the public hearing. I have already posted on the details of what is in the Act so let’s get to the key points.
Whether you should vote for the sales tax referendum under the P.A.V.E. Act as a Matthews resident depends on how you weigh certain trade-offs: direct benefits to our town versus regional needs, your household’s financial impact, and your views on long-term infrastructure planning.
Reasons to Vote Yes as a Matthews Resident:
- $5–6 million/year in road funding for Matthews
Over 30 years, Matthews could receive around $150 million (unadjusted for inflation) specifically for road, sidewalk, lighting, and bike lane improvements—without needing to raise local property taxes by 25% to generate the same amount of annual revenue. - Regional growth pressures
With Matthews growing rapidly and over 90% of residents commuting outside the town daily, the added funding could relieve congestion on key corridors like NC-51, US-74, and John Street. - Transit authority structure may improve delivery
The creation of a 27-member regional authority could streamline and professionalize regional transit planning—potentially more effective than the current CATS setup. - Indirect benefits from broader regional investment
While Matthews isn’t slated for light rail, the wider network—including improved buses and the Red/Blue lines—may ease traffic region-wide and support economic mobility, especially for low-income and transit-dependent residents. - Federal funding leverage
Local investment through the tax could unlock federal grants and matching funds for regional projects—without it, those dollars likely won’t come.
Reasons to Vote No as a Matthews Resident:
- No light rail to Matthews
The Silver Line East extension to downtown Matthews was dropped in favor of bus rapid transit, which many see as an inadequate substitute. So, Matthews residents would help pay for rail expansions they don’t directly benefit from. - Regressive tax impact
A 1% sales tax disproportionately affects lower-income families, with Matthews’s estimate at around $370 – $500/year per household—a significant cost alongside recent property tax increases. - Questionable return on investment for some
If you rarely use public transit, and the road projects funded don’t significantly affect your daily commute, the personal benefit may feel limited. - Concern over spending equity and project execution
Critics point out that the 60/40 funding split is rigid, and there are no guarantees Matthews-specific priorities will be met by the regional authority.
Summary of What Matthews Gets:
- ✅ About $5.4M/year for local infrastructure
- ❌ No new rail service
- ✅ Modest bus and transit improvements
- ❌ Regressive tax burden on lower-income households
Bottom Line: Should You Vote Yes?
Ask yourself:
- Do you value a guaranteed $5M/year investment in Matthews’ roads and infrastructure enough to accept the additional tax burden—even without light rail? Keep in mind, that today’s construction cost for a sidewalk of several blocks is $2M.
- Do you want to help fund a regional transit system that could relieve long-term traffic and improve mobility—even if you won’t directly benefit in the short term?
If you prioritize local road fixes, congestion relief, and future-proofing infrastructure, a Yes vote may make sense.
If you feel the return to Matthews is too small, or you’re concerned about affordability and tax equity, then a No vote might align more with your household’s needs.
There is no one-size-fits-all answer—only an informed one.
There is not much time to influence the County Commissioners on their vote and we lost the battle at the state level with the P.A.V.E. Act legislature having been signed on July 1st by Governor Stein. My guess is the county will approve placing it on the November ballot giving us a few more months of “heated” discussion before November 4th.
And No, I did not offer them my personal decision regarding how I will vote. As always, let me know your position although in this case, we each only have one vote!
Update: Well I was right! Last night the Mecklenburg County Commissioners voted 8 to 1 in favor of placing the 1% sales tax increase referendum on the November ballot. So now is the time to understand exactly what this means for you and the community to make an informed decision in November and to register to vote if you haven’t already so you can have a voice.
There is information on how and when to register to vote and a link to everything you will need to register on this website.
Frequently Asked Questions (FAQ) About the 1% Sales Tax Referendum (P.A.V.E. Act)
1. What is the Mecklenburg County 1% Sales Tax Referendum (P.A.V.E. Act) and what are its main objectives?
The Mecklenburg County 1% Sales Tax Referendum, authorized by the Projects for Advancing Vehicle-Infrastructure Enhancements (P.A.V.E.) Act (House Bill 948), is a proposed one-cent per dollar sales tax increase in Mecklenburg County. Its primary objective is to generate substantial funding—projected to be between $19.4 billion and $25 billion over 30 years—for comprehensive regional transportation improvements.
These improvements encompass expanding existing transit systems, such as the Red Line commuter rail and the Gold Line streetcar, building parts of the east-west Silver Line, and investing significantly in buses, micro-transit, and road projects across all Mecklenburg County municipalities. The aim is to address crumbling infrastructure, reduce congestion, foster economic growth, and improve equitable access to transportation for residents.
2. How will the funds generated by the sales tax be allocated and managed?
If approved by voters, the generated funds will be split according to a strict 60/40 formula. Sixty percent of the new tax proceeds will go to a newly created, independent 27-member Metropolitan Public Transportation Authority. This authority will be responsible for financing, acquiring, constructing, operating, and maintaining mass transit projects, including trains and buses, with assets from the existing Charlotte Area Transit System (CATS) transferring to it.
The remaining 40% will be distributed monthly among “eligible municipalities” within Mecklenburg County, including Charlotte, Cornelius, Davidson, Huntersville, Matthews, Mint Hill, and Pineville. These municipalities will use their allocated funds for local road projects, sidewalks, bike lanes, lighting, and bridge improvements, according to their specific local priorities.
3. What are the main arguments in favor of the transit tax referendum?
Proponents of the sales tax referendum highlight several key benefits. Firstly, it addresses significant infrastructure deficiencies by providing much-needed revenue for multimodal transportation options, which the NCDOT has been unable to adequately fund.
Secondly, a modern, connected transportation system is seen as essential for supporting the Charlotte region’s rapid growth, attracting talent, and fostering economic development.
Thirdly, expanded transit options and improved roads are expected to reduce traffic congestion, leading to shorter commutes and an improved quality of life, including potentially lower car insurance premiums.
Fourthly, increased transit access is anticipated to particularly benefit low-income workers by expanding employment opportunities and reducing commute times.
Lastly, the substantial local investment generated by the sales tax would position Mecklenburg County to leverage and secure additional crucial federal grants and matching funds for major transportation projects that would otherwise be unattainable.
4. What are the main arguments against the transit tax referendum?
Critics of the referendum raise several concerns. A primary argument is the regressive nature of a sales tax, which disproportionately affects lower-income households as they spend a larger percentage of their income on essential goods subject to sales tax, potentially costing them hundreds of dollars annually in addition to other tax increases.
There are also concerns about the plan’s scope and equity, particularly regarding the omission of Matthews from the Silver Line light rail extension, with many feeling that bus rapid transit is an inadequate substitute for rail.
Some question the efficiency and cost-effectiveness of specific programs, such as micro-transit. Small businesses worry that a 1% sales tax increase, raising the county rate to 8.25%, could negatively impact their competitiveness compared to businesses in neighboring counties.
Finally, there are uncertainties about the slow pace of implementation and the lack of a backup plan if the referendum fails.
5. How will the P.A.V.E. Act specifically impact the Town of Matthews residents?
For Matthews residents, the P.A.V.E. Act presents a mixed bag of trade-offs. On one hand, Matthews is projected to receive a significant benefit of approximately $5 million to $6 million annually from the 40% road funding portion of the tax proceeds. Over 30 years, this could amount to around $150 million (unadjusted for inflation) specifically for local road, sidewalk, lighting, and bike lane improvements, without requiring a substantial increase in local property taxes. This is crucial for a town experiencing rapid growth and significant traffic congestion on key corridors.
On the other hand, a major point of contention for Matthews is the exclusion of the Silver Line East light rail extension to downtown Matthews, which was replaced with bus rapid transit in the current plan. This means Matthews residents would contribute to a regional rail system from which they do not directly benefit, leading to concerns about the return on investment and equitable distribution of funds.
6. What are the financial implications of the sales tax increase for average households?
The financial impact varies depending on household income and spending habits. Estimates suggest that the 1% sales tax increase could cost an average income-earning household in Mecklenburg County around $240 per year, while lower-income households might face an annual cost of approximately $132 in Charlotte or up to $370 in Matthews, given their median income. For example, a family spending $50,000 annually on taxable goods would pay an extra $500 per year in sales tax. While a portion of the revenue is expected to come from visitors and out-of-county commuters, the burden on local residents, especially those with lower incomes, is a significant concern for critics. This increase would also come on top of other projected property tax and fee increases.
7. What considerations should voters weigh when deciding on the referendum?
Voters are encouraged to consider several factors to make an informed decision. They should assess the direct economic impact on their household, calculating the estimated additional sales tax they would pay versus potential savings from reduced commute times or improved transit options.
Voters should also evaluate their personal reliance on public transit versus car commuting and how the 60% transit funding and 40% road funding would benefit their daily travel.
Broader community impacts, such as addressing rapid regional growth, improving safety, and fostering economic vitality, should also be considered.
Finally, voters must reflect on issues of equity, including how the plan serves all communities and addresses concerns about potential gentrification, and their level of trust in local government and the new transit authority to effectively allocate and implement the funds.
The referendum is an all-or-nothing vote, meaning rejection would leave many large-scale transportation projects without a guaranteed funding source.
8. What is the current status of the referendum and what are the next steps?
The P.A.V.E. Act (HB 948) was signed into law by North Carolina Governor Josh Stein on July 1, 2025. Following this, the Mecklenburg County Commissioners voted 8 to 1 in favor of placing the 1% sales tax increase referendum on the November ballot. This means that voters in Mecklenburg County will have the final say on the sales tax increase in the upcoming November election. Residents are urged to understand what the referendum entails, its potential impacts on their households and communities, and to register to vote to ensure their voice is heard.
Kerry
- $5–6 million/year in road funding for Matthews