Gastonia Planning Commission

March 3, 2022 Meeting Minutes

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The Gastonia Planning Commission meeting opened at 5:30 p.m. on Thursday, March 3, 2022 in the

Council Chambers at City Hall, 181 S. South Street of Gastonia, NC.

Present: Commissioners Rodney Armstrong, Jim Stewart, Anthony Gallant, Carl Harris, Bob Cinq-

Item 1a: Role Call / Sound Check

Item 1b: Calls/Contacts to Planning Commission Members

Commissioners were not contacted.

Chairwoman Ferguson declared a quorum.

Item 1c: Approval of February 3, 2022 Meeting Minutes

Commissioner Cinq-Mars made the motion to adopt the February 3, 2022 minutes as revised and

Subject hearing involves a request to assign a zoning district in conjunction with an annexation request

for approximately 325.976 acres from RS-12 (Gaston County, Single-family Residential District) and

CD/RMF (Gaston County, Multi-family Residential Conditional District) to PD-RRDD (City of

Gastonia, Planned Development-Revised Residential Development District). The subject property is

located at the end of Howe Dairy Road and Huffman Road, and will connect to Forbes Road. The

property is owned by Howe Farm Partners, LLC, Kenneth L. Howe, Sr. & Eleanor O. Howe, and

Southwood Realty Company. This item will be heard by City Council at the April 19, 2022 meeting

at 6:00 PM.

Chairwoman Ferguson opened the public hearing and recognized Jana McMakin, Senior Planner, for

uses, townhomes attached units and remaining lots as single-family detached consisting of either rear

or front load. She stated the applicant requested a total of 877 units consisting of 173 townhomes (20

ft. lot width) and a maximum of 704 single-family detached homes (lot widths of 32 ft., 40ft., and 56

ft.). Ms. McMakin referred to the proposed zoning conditions. She noted the Executive Summary of

the required Traffic Impact Analysis (TIA) was included in the agenda packet, and the Future Land

Use Map in the 2025 Comprehensive Plan indicated mixed use for the subject property and surrounding

properties. This was based on the Traditional Neighborhood Development zoning and plans from

2005, and the remaining portion of the subject property indicated residential land use as suitable. Ms.

McMakin displayed the site plan and noted access points, phasing plan, townhomes on Huffman Road,

and amenities. She displayed phasing plans and the architectural elevations submitted for each

Commissioner Harris asked if there were three access points and Ms. McMakin replied that he was

correct and noted the access points at Howe Dairy Road, Forbes Road and Huffman Road.

Chairwoman Ferguson began with the applicant and recognized Managing Partner at Suncrest Real

Estate & Land, Sean Cooney, 2701 E. Camelback Road of Phoenix, AZ. Mr. Cooney stated this request

was for an 877-unit community known as Howe’s Landing. They have been working with staff for

the past year on the design to comply with the ordinance. He shared their success with Nolen Farm and

informed the Commission their commitment was for the next ten years.

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March 3, 2022 Meeting Minutes

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Chairwoman Ferguson recognized Chris Todd with Timmons Group, 610 E. Morehead Street of

Charlotte, NC. Mr. Todd stated Timmons Group, engineering and landscape/architectural firm, was

representing the petitioner Suncrest Real Estate. He stated this plan was for a total of 877 lots (2.6g

DU/A), 704 single-family detached with lots sizes as 33 ft., 40 ft., and 56 ft., and 173 single-family

collector greenway pass throughout the development. Mr. Todd briefly mentioned the elevation

intersections were studied.

Commissioner Harris asked if the layout resembled Nolen Farms and Mr. Todd replied it would be an

upgrade of architectural standards and more robust from Nolen Farms appealing to different buyers

with a focal amenity of an existing pond. Commissioner Harris asked how the wetlands were designed

into the development and Mr. Todd replied that they were staying out of the jurisdictional wetland and

Todd replied that they will adhere to the City of Gastonia’s stormwater ordinance where water will be

Chairwoman Ferguson recognized Rusty Bost, Director of Development Services. Mr. Bost stated his

department consulted with two consultants to have an independent policy done. Davenport was the

consultant that did the TIA and are present to answer technical questions. The final buildout of the

project is 2027. Commissioner Cinq-Mars asked if there was a provision to have another TIA after

completion of a phase and Mr. Bost replied that the TIA was done in phases with the first phase TIA

having a buildout of 2023 and another phase TIA having a buildout of 2027. Included in the study

were projects such as townhomes being constructed on Neal Hawkins Road between Hudson

Boulevard and Neal Hawkins Road, apartments on the north side of Hudson Boulevard, improvements

NCDOT has in the next five years for roadway improvements, and a two percent applied growth factor.

Discussion ensued on speed limit impacting trip generation, not the TIA, and that speeds and crash are

questions were made that referenced having to wait for a TIA at the neighborhood meeting and asked

if any follow-up occurred with the neighborhood. Mr Todd replied that they had one community

meeting and they received the TIA report within the past ten days. Chairwoman Ferguson thanked Mr.

Todd for including their neighborhood meeting questions and responses sheet. Commissioner Ghorley

asked how many builders would be used on this development and Mr. Todd replied that the

development team indicated there could be potentially four to five and that it was still to be determined.

Commissioner Ghorley asked if the price range for townhomes and single-family detached lots had

changed and Mr. Todd replied that it had not. Discussion ensued on recently receiving the TIA results

and the site plan being the same as presented at the neighborhood meeting.

dangerous. He was also concerned with donut annexations creating problems for public services such

as police and fire.

Chairwoman Ferguson transitioned to those in opposition. She reiterated time limitation, read through

the names in opposition, and allowed each speaker to decide if they want to speak or donate their time

to another speaker.

Chairwoman Ferguson recognized Dawn Cross, 1104 Old South Lane of Gastonia, NC. Ms. Cross

was concerned about the public services and excess drain on the resources, impact on schools

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March 3, 2022 Meeting Minutes

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especially the smaller schools such as Robinson School, and asked if Federal funds will be used in this

development.

Commissioner Ferguson recognized James Howell, 1482 Plantation Trail of Gastonia, NC. Mr.

Commissioner Ferguson recognized Sarah Penley, 1112 Old South Lane of Gastonia, NC. Ms. Penley

that she was not opposed to the development, and she complimented the property owner, Timmons

that other major projects under construction were included in the study. She noted that Gaston County

has an application for a property on Neal Hawkins Road to rezone to RMF, and she encouraged

communication between County and the City. Ms. Penley commented on problems occurring with

contiguous annexations with feeder roads not maintained by the City. She mentioned that at the

required. Ms. Penley shared history on Howe Dairy Road as it was paved by residents and then taken

the Commission to think about this thoughtfully and to ask the developer to minimize impact on the

area.

Commissioner Ferguson recognized Lisa Dent, 1345 Farragut Court of Gastonia, NC. Ms. Dent shared

that she faces the beautiful farm view and knew that this would be eventually developed. She was

concerned about the impact the proposed high density development will have, flooding as her property

already floods when it rains hard, and flooding creating more problems to her property with land

erosion. Ms. Dent is a biologist and was concerned about the wildlife and nature and she would like

to see some of it stay with a less dense neighborhood. She commented on all the developments being

built and was concerned about infrastructure and the increased need for fire, police, rescue services,

asked if her property will be part of the City or County.

Chairwoman Ferguson recognized Sean Cooney and Chris Todd for rebuttal. Commissioner Ghorley

asked if any consideration was given to having less properties. Mr. Cooney replied that this proposal

was a large community, 2.2 units per acre, and was considered a low density community. Mr. Cooney

thanked Ms. Penley for her comments. Mr. Cooney stated that at the community meeting he told

property owners on Howe Dairy Road that with their help if they want their road improvement,

Suncrest was happy to improve the road to a standard they want. He continued that they did not own

the land; therefore, they will need help with whatever was needed such as easements. As a developer

and civic neighbor, Mr. Cooney committed to the Planning Commission that if they see the need, add

would have to be done. Chairwoman Ferguson asked how the Planning Commission should articulate

the offer of cooperation if the board choses to entertain it. Attorney Graham advised adding a condition

that, provided everybody will cooperate, the developer will improve the road. Commissioner Stewart

stated the city should facilitate the option with the developer and neighborhoods. Commissioner

Ghorley thanked the developer for their willingness and noted to the neighbors that this was something

that does not happen often. Commissioner Harris asked if the rezoning development submitted to the

county was included in the TIA.

Mr. Royal Hinshaw with Davenport, 119 Brookstown Avenue of Winston-Salem, NC was recognized.

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development, 153 townhomes on Southeast Boulevard, Ruby Dickson’s townhomes development and

phases 4 and 5 of the Village Parkside development, already approved developments, as well as, a

growth rate in background traffic on the south side of the area of study, and required development by

NCDOT. NCDOT’s standard requirement that any approved development’s traffic will be included in

jurisdiction with different color shades of green. Brief discussion ensued. Commissioner Harris asked

Commissioner Harris identified the 4

Commissioner Stewart made the motion to approve (move forward with a favorable recommendation)

the rezoning along with the condition that improvements to Howe Dairy Road be made by the

developer in cooperation with all property owners with frontage along Howe Dairy Road. These

condition includes being able to get the cooperation of property owners with frontage along Howe

that if the City of Gastonia featured more neighborhoods and communities where people could have

ease of accessibility to their daily conveniences within a geographical area, traffic would not be the

focus. Motion to recommend approval was unanimously approved (7-0).

Chairwoman Ferguson recessed the meeting at 6:36 p.m. and reconvened at 6:52 p.m.

Item 3: Public Hearing – Unified Development Ordinance Amendments (File #202200178)

Subject hearing involves a request to amend Table 2.7.1-Defined Terms of Chapter 2, Table 7.1-1

Table of Uses of Chapter 7 Use and Building Lot Standards, Section 8.3.1 Commercial Vehicle and

Truck Storage and 8.4.15 School, Vocational of Chapter 8 Supplemental Use Regulations, Section

Chairwoman Ferguson opened the public hearing and recognized Joe Gates, Zoning Administrator, for

the purpose of staff presentation. Mr. Gates stated this amendment was to consolidate similar and like

uses throughout the code to make it more concise and easier for the development community to

understand. This amendment is largely focused on outdoor storage as the primary use for the City of

Gastonia to be ready for expansion. Staff has been working with Metrocology on these text

amendments.

Commissioner Cinq-Mars asked if the underlined words in Section 1 were included or excluded and

Mr. Gates replied that underlined words were new words added to an existing definition. Industrial

heavy equipment, bulk storage, and commercial vehicle were line items consolidated to one use.

replied that this would be handled through the stormwater ordinance. Commissioner Cinq-Mars

inquired about fences of existing businesses and if they are in compliance or of they will have to make

improvements. Mr. Gates replied that existing and those already approved prior to the amendment,

will not be affected. Mr. Gates commented that this was related to those who want property to park

trucks, shipping containers, or material and he referred to Section 11.6 C and D screening requirements.

Commissioner Cinq-Mars made a motion to approve (move forward with a favorable recommendation)

with the statement of consistency and reasonableness. Commissioner Gallant seconded the motion.

The motion to recommend approval was unanimously approved (7-0).

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March 3, 2022 Meeting Minutes

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Item 4: Other Business

Update on Council Votes

No February updates.

th

rezoning or annexation request. An agenda is created and is sent to city departments, NCDOT Division

Gastonia. He also mentioned that he thought the City of Gastonia has annexation agreements with

each jurisdiction that shares a boundary with the City of Gastonia. Regarding discussions about

utilities, what jurisdiction can serve, land use and how it makes sense from a neighborhood perspective

and directly adjoins. Mr. Thompson explained that staff does communicate and does send information

Thompson stated stormwater rules are what they are, and if the threshold is tripped requiring

Thompson noted that the City now has a tree ordinance a developer has to adhere to, property owners

have the ability to voluntarily enter into conservation agreements and conservation easements to

protect property and wildlife, and the City does not have ability to regulate wildlife. Chairwoman

Ferguson requested Mr. Thompson’s notes to be included in the minutes, mike drop play list, or email,

and preferred receiving in email form. Mr. Thompson stated he can email his short notes to the

Commission or address it in a format at the joint meeting. Regarding public safety and fire services at

jagged city boundaries, Mr. Bost stated the fire department struggles with this and has contracts with

all the volunteer fire companies around for first response to provide all the necessary coverage.

Brief discussion ensued on commercial desert, more rooftops increases potential commercial, walkable

Item 5: Adjournment

There being no further business, Chairwoman Ferguson entertained a motion to adjourn the meeting.

Commissioner Cinq-Mars made a motion to adjourn the meeting and Commissioner Harris seconded

the motion. Hearing none in opposition, the meeting adjourned at 7:34 p.m.