But thankfully everybody's you're safe.
So thank you for attending.
My name is Chad gourley and I am the chairman of the Gastonia
Planning Commission.
On behalf of the commission, I would
like to welcome you to today's meeting.
I will now call the August 6th 2026,
meeting of the Gasoline planning Commission to order,
if you plan to address the Commission in favor
or in opposition.
This evening, please sign the appropriate signing
sheet on the table next to the door outside here.
I don't want roll call and soundcheck
like to remind the commissioners to be
sure You have your microphones if you're
going to speak tonight.
Be sure you have your microphones turned
on for ease of typing minutes.
So to ask commissioners, go around the room,
state your name, and if you've received any calls
or context for the record I will start on my right David Wilson.
No contact for Garcia No contact.
And for a word to no contact Charlie Coffee?
Word Five.
No contact.
Make chat in Ward six.
No call.
No contact And Chad Gourley.
One one.
No contact like to note absences of commissioner
Howe and Commissioner Harris thus far,
I'm sure Commissioner Harris, if I run a little bit late,
is probably coming from Charlotte.
I hereby declare a quorum for the meeting Adam 3 minutes.
Are there any corrections, additional revisions to the do
not July 9th, 2026 Meeting minutes here known as a motion
to adopt the meeting minutes as submitted in or in order and/or
revise motion or a motion from Commissioner Murphy.
Second second, we have a second.
All those in favor of motion, please
raise your hand All right.
Unanimous.
Thank you.
Rules of procedure Before we begin the public hearings,
let me first explain the procedures that will be followed
A time limitation policy is used to conduct the meeting.
Generally, we ask that opponents and proponents
limit their total time to a total
of 20 minutes distributing.
This time to 2 to 3 minutes per speaker.
Time will be available for rebuttals
if needed at any time following the opening
of the public hearing, the Planning Commission may consider
continuing the hearing to a later meeting in order
that sufficient information may be it time for the Commission
to make a decision following the hearing,
the Planning Commission will consider action on the request.
The Commission may take action to save it
or to receive it, or delay action to another meeting.
Actions of the planning commission
may include granted on a requested grant.
The request with a reduction in the area requested
grant a more restrictive rezoning
than the one requested or denied the request is
the decision of the Planning Commission
is about three fourths vote and no one appeals our decision.
Then the decision of this body shall rest as final action.
On the other hand, if our vote is by less than three fourths,
then the case will automatically go
on to City Council for a new hearing
and their consideration also regardless
of how the Planning Commission voted, if anyone appeals
our decision the case will go on to City Council
for a new hearing and final action.
Any such appeal must be filed with the city manager or city
planning office by 5 p.m. on Friday, August 21st, 2026,
unless otherwise noted at the beginning of the hearing Notice
of any potential required hearings before City Council was
given with the notice of the hearing Therefore,
no separate general notification will be made if there is a city
council hearing.
If you would like to be notified of any appeal hearing
before the City Council, call or email the Planning Department
item for a public hearing.
North boar Street townhomes File number 202600103.
The subject hearing involves a request to rezone approximately
22.1859 acres from Orris, a single family residential
and minimum 8,000 square foot lots and C Three general
commercial to p, d, r d d plan development Revised revised
residential development District.
The subject property is located on North Fourth Street
between West Airline Avenue.
And Rincon Avenue and is owned by legacy homebuilders North
Carolina LLC.
I'd like to recognize Matty Grosso
your planner for staff's presentation
Thank you, Mr. Chair.
Members of the commission.
It's good to be here with you all tonight As was noted,
this First item is a request from A and C 3 2
a plan development zoning.
The subject property is located on North Boise
rI between West Airline Avenue and Rincon Avenue.
The adjoining property is our combination
of commercial zoned C three and CBD,
which is our central business district
and then also offers an RMF, which
is residential single family and residential multi family Quick
aerial of the property.
As of present it is currently undeveloped and remains vacant
For a quick overview if you can see my mouse north 321
is just here on the screen We have West Airline Avenue
and then to the south of the screen is West Main Avenue,
and that's our downtown Gastonia So again,
the request is to a plan development utilizing revised
residential Development District to facilitate a single fan
blades attached development This development would include
38 rear loaded townhomes which front on to North Buoy Street
We did receive this site plan from the applicant, which
has gone through review with city staff.
It is in compliance with the Udall
As you can see all of the townhomes
do front on to North Boyd Street and are rear loaded
served by a private rear alley which
does meet our R2-d2 standards The primary access is off
of North Bay Street which is located centrally on the site
and there's also a secondary access directly
to the private alley from Rincon avenue
and also West Airline Avenue A standard practice for all
of our major subdivisions they are required to do right of way
dedication and in this case the applicant is dedicating right
of way on the project side along North Voice Street
to accommodate the city's Standard Street.
So this one would have a five foot sidewalk five foot planting
strip, curbing gutter and formalized on street parking
Some additional site plan elements to go through quickly
because this property does abut against RCC
zoning, single family residential zoning.
They are required to do a type C buffer.
In this case, they've chosen to do a reduced 15 foot type C
buffer with an opaque fence You may
notice there's not a stormwater pond on the site plan.
They have elected to do underground stormwater
detention, which is located in the rear alley They have
committed to do a new pedestrian crosswalks
So that would include one on West Airline Avenue
and then two crosswalks on Rincon Avenue They are providing
25 on street public parking spaces We did
receive elevation from the applicant, which
show a two story townhome product
and we did go through quite a bit of work
with the applicant to get these elevations which I think show
a lot of really nice architectural features
They did provide a mix of materials on the front facade.
They do feature walk up Stoops and covert entry
over the front door They are showing roof enhancements.
So a second story or a roof shed dormer
and then they are step, step down unit
so as the road slopes the units will step down with elevation.
Same elevations just different colored versions
And then we don't always receive floor plans from the applicant.
But in this case, we did, which essentially just shows
the interior of the building.
And I actually this bottom portion
is nice to show you all how that floor plan actually
fits on the lot itself As always,
we have agreed upon conditions with the applicant First
condition just states that the site plan will include
a maximum of 38 single fan blades attached townhomes
Conditions three is regarding building materials
which will consist of a combination of brick,
stone, and any other variation of fiber, cement siding which
is hardy board siding They did commit to the end units,
including enhanced side elevations too.
That may be additional windows mixed materials or roof
overhangs as I noted earlier, they
are agreeing to do the pedestrian crosswalks,
including ADA compliant ramps We did condition number
six public on street parking shall
be provided along Northpoint Street
and we also noted that the applicant would continue
to coordinate with the engineering department
in our Two Rivers Utilities department They are doing a type
C buffer This development was not required to do
open space due to their size.
Less than three acres.
They were required to do tree save.
But opted for a fee in lieu option
And that's primarily just because there wasn't
sufficient coverage to save anyways Lastly,
the developer did agree to do decorative street lighting that
would mainly just be consistent with any existing lighting
fixtures that we have in downtown Gastonia As always we
are required by state law to post public hearing
signs for all of our public hearing applications.
So those signs on the right hand screen.
Those are signs posted by city staff.
So those are visible from Rincon Avenue West Airline Avenue,
and the sign on the left side of the screen, that is the sign
posted by the applicant With all of our public hearings,
we are reviewing for consistency with the comprehensive plan
As a reminder we did transition from feature land use map
to place types So this property was designated as a neighborhood
residential place type It is just outside of CBD though,
and our downtown district.
Please type Single fan blades attached
is an allowed secondary use in this place.
Type in their proposed density is 17.38 dwelling units per acre
which is under a maximum of 24.
So we did find the request to be consistent addition,
due to the proximity of this location to downtown Gastonia,
we did work with the applicant to include some urban design
features So those would be some of the elements listed
on the screen And all of those were incorporated into the site
design I did hold a neighborhood meeting on July 15.
However, no applicants were or no neighbors
were in attendance and to this day,
staff has not received any contacts on this application
So with all that said, we are recommending approval
as presented based on the 2050 Comprehensive Plan for site plan
and the conditions that were presented We're
available for any questions.
I believe the applicant is here.
Just if there's any questions, as well.
Thank you, Matt.
Any questions for staff ?
Thank you, Mary So I want to have
signage We do have one person signed up
to speak for this item.
I'm assuming that's the applicant.
And for the record there's nobody to speak against it
I'd like to call cow cow, crow.
I think that's how it's written I was just going to answer
any technical questions.
Yeah.
OK.
Get it out there.
All right.
Please press freedoms If you have any questions
from the commissioners State your name
and your address for the record, please Kyle Crow.
3 to 0 in Lynn Cove Court and Clovers South
Carolina, the questions for the applicant i do.
This is right over by Cavendish, right ?
Yes, ma'am.
Adjacent So I noticed that it says
dedicated on street parking.
And seeing the difficulties that South Bend in Charlotte has had.
Has there been thought, given to the fact that when Sugar Creek
Brewing opens up basically directly in front of these homes
that those dedicated parking spots for residents may be taken
by patrons of the brewery ?
Yes.
That was our understanding that they would be first come,
first serve parking spaces OK are there
parking spaces on the rear?
This was maybe said that they'll have driveways in the road park.
OK.
What is the size of it?
Is a 12 foot tall.
So.
I'm sorry was that is that a 12 foot or 15 foot?
The width ?
Yes.
They're ten feet.
Ten feet?
Yes Thank you I think it is I know there.
I've got it.
I've got it Okay.
Yeah, I know the area.
And this would be a big shot All of this can be a big thing.
I think it's right to craft a new stadium
and all I don't Issues of parking being a problem.
Now but maybe came here from that because a lot of people
use that for a cut or they run down
Rankin Street to dodge the intersection to hit 321
But what we come about 38 dwellings
i can do that can be a major shot in there for that
development Yeah, I agree with you Commissioner
Wells and the proximity to the ballpark.
Proximity to the new brewery going there I like
the architecture that was presented Thank you for that
So any further questions for our applicant ?
Good.
I mean, I'm thankful we have a developer
willing to invest that kind of money to put a lot of people in.
Look at that heritage overlay Thank you for the questions.
Or comments.
All right, Commissioner Thank you.
Mr..
Hear, hear.
None.
Or whether the wishes of the board I had a question for staff
about will there be any of the C-3 zoning retained
in the district or is it all going to be resident Shall
So the subject property is currently
split zoned c three on West Airline and then rC in the rear
and it will be all completely free zone to plan development.
If it was approved today.
So the development would be utilizing the entire property
And did y'all discuss density at all with the parking spaces?
And I know I heard what you said about it's less than the 24,
but I wondered if there was any further discussion about that.
It is something that we reviewed with the developer
and we do have parking maps in our ordinance.
So it's a maximum of two spaces per unit.
So they could technically provide zero parking spaces
and meet the ordinance In this case,
the public on street parking was not required, but was
something that we asked for Obviously, it's not
their responsibility to provide parking for the new business
when it comes through, but it is a way
to provide public parking as developed as projects are coming
through So maybe end up looking a little bit piecemeal,
but it would be one space per unit in the driveway.
Then the additional 25 on the street.
But they are public spaces and did the applicant were they
the ones that suggested the mixed materials use or did they
initially come with brick or anything ?
I can't recall what their initial submittal went through,
but based on the location we did ask to see a mix of materials
and then you know, we also looked
at it's located very close to downtown
So we wanted some of those additional urban design
elements.
And we did work really closely with the applicant
to come to a happy medium Thank you, Barry.
Yes, ma'am.
And any further questions for staff or the like?
Thank you very Your nos are a motion
to approve which closes the public hearing
or to close the public hearing for further discussion
I have a motion to approve the rezoning request.
That's presented.
We have a motion to approve the rezoning request
as presented to hear Second.
Commissioner Wilson seconded.
We prepare to vote for the first motion.
Those in favor say i vote unanimous.
Is there a motion for number two ?
I will.
I vote for a motion to adopt the statement of consistency
and reasonableness based on the 2050 Comprehensive Plan
as well as the existing and surrounding
zoning and land uses.
The Planning Commission considers as I read this Yeah.
Considers in advance of is an affirmative vote
for a single fan blades attached residential use
to be reasonable compatible and in the public's interest Motion
to adopt a statement of consists in reasonableness.
Is there a second?
Commissioner Wilson seconded.
Please be prepared Vote for motion number two.
All those in favor say I and the vote unanimous And passes.
Thank you, sir You're welcome.
Stay around if you like Or you can leave as well.
I mean, I think it's brain slacking off a little bit.
I hope Oh, well, a man's back there.
He got a little less known.
A tornado is coming.
Yeah we're looking pretty good.
OK All right Item 4, be public hearings.
Sierra Ridge, East Mount Mitchell Avenue,
file number 202600256.
The subject involves a request to rezone a portion of tax
partial 316134.
Approximately 7.096 acres from RS 12 Single family residential
minimum 12,000 square foot lots to PD or ADT plan development
Revised residential development district to subject property
zoned by profile homes Summit ridge, LLC,
and is located adjacent to the existing series Development east
of Whiteside Road on mount Mitchell Avenue Again,
recognize Mattie Gross Senior Planner for staff Presentation.
Thank you, Mr. Chair.
Members of the commission As was noted,
this next request is located just east of Archie Whitesides
Road just south of West Franklin.
As you could see on our overview map,
it's in western western Gastonia The request
before you is for a rezoning for a portion of the tax parcel.
So it'd just be that portion that's
outlined with the blue stripes So that would be 7.1 acres
and it would be a request from Rs12, which is a single family
residential zoning district to a plan development In this case,
this would also be using the revised residential development
District As you can see from the zoning map
property along Franklin is a combination
of residential industrial and commercial zoning
to directly to the west is the existing sewerage development.
And then to the south is primarily
rs12 zoning A lot of that property is in the floodplain,
does have creek running through it.
And so it is remained undeveloped Aerial
just so you can see the property as the existing sierra Ridge
development is currently under construct
And we do have phase One platted.
So you can see the lot lines for this portion phase
one, Phase two, there still working on construction
This is a quick overview of the two projects or two properties
side by side This map does show you
the full layout of what Sierra ridge phase one and two looks
like.
This was resolved in May of 2021 by the Planning Commission
for 135 single family townhomes So the request tonight
is for a plan development utilizing
the revised Residential Development district.
And it's 440 for single fan blades attached
two unit duplexes The dwelling single fan
blades attached to unit It is a type of single family attached
product It's similar to a townhome instead
of a minimum of three units per building
This is just a minimum of two for each unit of the duplex
is on its own lot This shows again,
another overview of the phase three
next to Sierra Ridge phase one in 2,
and it does show the access points
So phase three will tie into phase two
along Mount Mitchell avenue, which is shown here.
And then it will use the existing access
points on Archie Whitesides Road here
and West Franklin Boulevard this is the overall site
plan provided by the applicant They also provided
a color rendering which shows slightly more
detail, a little bit easier to see on a colored
version than just a black and white version
But as you could see the lots are in yellow
and the buildings are in orange Each building
will be using a shared driveway at the curb.
So one shared driveway apron, but they each lot
will have its own actual driveway
And they are providing trees.
They've they are doing a 25 foot type C buffer
along the northern property line, which
does apply to zoning.
I believe that came from a request from their neighborhood
meeting that they worked with a adjoining property owner on They
will be doing our standard 50 foot street, which
would be a five foot sidewalk, a six foot planning strip, curb
and gutter.
And this actually has one side on street parking,
but it would not be formalized They are proposing
to do an extension of Mount Mitchell Avenue, which
essentially just means they're stubbing the road right of way
to the end of the property line for a potential future road
connection And these are the elevations that we received
from the applicant This is essentially
six different variations And then they
would be partnered with another duplex unit
and they would mirror one another.
But these are just the different variations that we received.
And these do have a 50% breakfast zone
on the bottom of the elevation.
And then the top of the elevation
would be fiber, cement siding because this
is phase three of the development
to was required for phase one Two and three unit count.
So I believe the final unit count for all three phases
was 157 units.
So it did go through the tire process, which
had to be completed before being seen before you all there was
six intersection that were studied which are listed
on the screen essentially U.S. 74 at Diane
29, Theater Road, Edgewood road, Shannon Bradley Road State
road 1376.
Archie White sides at Olympus Avenue and Archie
Whitesides at Carson Road And based
on the capacity and the crash analysis that
was performed by the tire consultant no improvements were
required from the tire And this is just a quick map showing
the studied intersections As always,
we do have a list of agreed upon conditions
And so condition one, just maxes the unit count at 44 duplexes
construction.
This is looking at material.
So they did agree to a 50% brick or stone and 50%
fiber cement siding on the front.
Condition three is related to the driveway design condition
for is.
The applicant will be providing a 25 foot type C buffer
to remain undisturbed along the Northern property
line They did agree to provide a ten foot landscape
easement along the rear property line for back to back lots
And then lastly, there is a portion
of the property on i guess would be phase two of Sierra Ridge
that the Carolina thread trail future Greenway runs through.
And so they will be dedicating an easement to the city public,
hearing signs on the signs on the left or signs
posted by city staff.
And then the signs on the right were
posted by the applicant similar to the last project.
This is also a neighborhood residential place
type A single family attached is, again,
a secondary allowed use so it is permitted in this place type
and their overall density is 6.2 dwelling units per acre.
So under a max of 24.
So it is consist with the comprehensive plan They did hold
a neighborhood meeting on June 30th,
I believe they had one neighbor attend and they did resolve any
concerns.
That neighbor had At this time, staff
has not received any contacts or calls for this project.
And we are recommending approval as presented
and the applicant is here, I'm not sure if they want to present
or if they're just here for questions Thank.
Any questions for staff ?
Thank you There are three people signed up for this item.
I'm assuming by the addresses that they
are the applicant That's the county I mean all three.
I mean, I mean, I'm John.
I'm John.
I think I'll make a recommendation
to say print your name You're first on the list.
If you state your name and address
for the record for john Frye, 86, 35 for Green Drive.
I actually put my business address their 8008 corporate
center drive through 704(c 49 85669 Any questions for that?
This is phase three.
This is a third phase.
Yes.
Our what percentage of phase one and two
completed it or sold the phase one is about 80% complete.
I'd say probably about 70% sold.
Phase two, we have not gotten the plan approved,
so we've not gone vertical with anything yet at this point
in time welcome back.
Yeah, I have a question for phase three.
Why are you going to do project four out instead
of your phase one and two?
You're so how many how many townhomes
are in those buildings?
13.
Townhomes are in the first phase.
How many are are in the unit?
It ranges.
We have some four unit buildings five unit buildings and some six
unit buildings.
OK.
Why did you go to the two?
The two row?
I would have to defer to Maddie on that and staff
because we were instructed that we could not
do any of the townhome construction
that we employed in the first two phases
But these are so going to be like single family,
like even though it's just a series
that we actually presented as Duplex are actually
the same series that we're building in there.
We're just going to put them in two unit configurations instead
of the 5 and 6 unit configurations OK,
About the same square footage size approximately.
Okay You know, the question for the applicant or i'm
no longer tonight and i, I know I let them all make the changes.
And I know they've done that to your microphone.
All they've got is somebody in their family
No additional management right there.
And i understand we had to ration every and that's
a lot of traffic coming of and and what was your first name?
John John, when you come on to the side room
there there's not a we can't make a right.
You go left or right right.
That is correct.
The Archie White side entrance is a is a left door.
Right.
That could be an issue down the road
as you go that whole intersection slash
the building right there John, I'm sorry.
Go ahead But yeah, when I done that phase three,
I do it in that because I know what
is this a 50 foot right away?
Is that correct ?
I believe so.
It is on the roads of that of that, It's a 50 foot.
Yes So John, when you go out on the entrance
and goes up Michigan Machine Shop I come down to shade
before there used to be I think it was a private.
Yes, it still exists Yes.
So if you come out of that development,
can you go back to the left without knowing the shade before
and run back down through Aren't Blanchard right?
I honestly, I cannot answer that question.
I know the cat can That's bad, because when you found down,
you're right there as a red line.
Yeah I mean, like now, you know, it's
a i'm looking it up right now on Google Maps,
but I'll, I'll, I'll jump back in in a minute.
Once I have an answer to that to help educate
for a half hour for property Hmm Yeah Just i don't think
I don't think you can.
Yeah So, yeah, it does not go back left.
You would have to You would have to take a right
or somehow get across the intersection
if you wanted to go left.
You either having to go right or get into a different turn lane
to essentially do a U-turn to go west.
You go at that particular driveway,
you have to go right or into shape before you came to
and go down that frontage.
Correct Yeah.
Not to show my back, make a left on that frontage road What
would be no reason for like to go out for the entrance.
Now you can only go right into the machine shop.
But otherwise you'd have to go to 74
and then do a U-turn Thank you for clarification.
OK Any further questions for Happy Thank you, sir.
Shareholders and there are no further questions.
What are the wishes of the board I
move to close the public hearing motion to close
the public hearing to hear.
Second, Mr. Wilson with a second.
All the favor for closing the public hearing.
So I Yeah.
I must talk so much yourself.
Just Vermonter.
We've lost the ability to speak with staff.
We still have legal counsel if needed.
One more for your gears.
Turn in with over there.
I saw you You're before it going to go for it?
I go for it.
Yeah I make a motion to approve the rezoning request that
ask for seven There's motion on for approved motion
to approve the rezoning request as presented here.
Second and second are Commissioner Wilson.
Yes All in favor?
Yeah.
Unanimous Yeah Go with the motion circle So based
on the 2015 comprehensive, instead there is a quote,
the motion there at that right there were motion to.
Yeah, that's what it is.
OK.
Yeah Motion turns out their statement of consistency
in reasonable reasonableness So based
on the 2050 comprehensive plan as well as
the existing and surrounding zoning and land uses
the planning Commission considers an affirmative vote
for the single fan blades attached residential.
I'm sorry.
Yeah.
Residential to be reasonable.
Comparable And in the public interest group as motional for
to adopt the statement of consistent and reasonable terms
to hear Second the second man Commissioner Wilson tonight
All those in favor of motion raise your hands.
They are just unanimous, as passed.
Thank you. you for your continued investment in Gastonia
You're welcome to stick around long enough
I don't know if a ballgame is going on down the road or not.
Probably not.
Problem Yeah.
Water polo.
Thank you guys for coming Thank you for your time.
You're fighting item five other business Chairman of Army staff
just wanted to let the board know that we have done
our kickoff meeting with Candy Keyes, who
is the consultant that was selected by staff
and approved by city council to do the EDA rewrite.
So essentially, we've had our kickoff meeting
where right now, we're just sending them
a lot of information and missing just different studies,
different area plans, and so in the coming weeks
we should be kind of setting off the first meeting.
They're going to come into town.
We'll be setting up.
Focus groups, will be setting up the infrastructure
for the steering committee, sort of more, more
to be kind of rolled out.
But you'll be seeing information We're
going to have a project website And so we're really
staff is really excited about the opportunity
to get to work with Canada Geese and we
think it's going to be a really good project So more to come.
Have a i will be Project Lead on that.
So if you guys have any questions
throughout the process, you want to participate
in different ways you can contact me
and I'll be happy to speak to you about that.
Right.
Thank you.
Joe.
Continue.
Project and guest When he was got done with 2050 plan
have again moved to the UDR No, no breaks
on a continuous improvement Yeah.
All right.
Thank you for the business.
Quitman don't have a big on it.
All right.
Well, good.
Because my favorite item the German.
I would entertain a motion to adjourn second Yeah.
Mr. Wilson with the motion.
Second.
All in favor, please say aye All right.
Thank you.
Meetings adjourned just one day and be automatics.
He's a second man in that So we're