[0:02] Good evening and welcome to the August 25th, 26th, 26th, regular meeting of the Guest County Board Commissioner. My name is Chair Brown. Our service chairman of the board, as well as the Commissioner for the Riverbent Township. I would like to welcome our viewers and thanks Spectrum Cable and AT&T for making it possible for our citizens. For our television and live stream audience, I would like to present our Guest and County Commissioners been getting on my far right. Good evening, Scott Sheehan, Guestown, your township.

[0:32] Good evening, Kathy Conegur, Dallas Township.

[0:35] Bob Hobus, Crowder's Mountain Township.

[0:38] Good evening, Tom Kigger, Gastonia Township.

[0:41] At this time, I will have the invocation of the Pledge of Allegiance.

[0:43] The invocation will be given by Commissioner Hobus,

[0:45] and the Pledge of Allegiance is given by Commissioner Sheehan.

[0:47] If you please stand.

[0:51] Please bow with me.

[0:53] Gracious Father, we're here tonight to take care of the businesses of the county.

[0:58] Give us your graceful knowledge, understanding, and wisdom.

[1:02] and help us to continue to provide a safe, thriving community for all of our citizens.

[1:10] Help us to be leaders in our community, help us make the right decisions, and we ask

[1:15] that in your name.

[1:16] I'm here.

[1:21] The United States of America.

[1:24] And to the Republic for which it stands, one nation under God, individual with a liberty

[1:30] and justice for all.

[1:43] First item on the agenda tonight is public hearings.

[1:46] Commission will now take citizens comments for three public hearings.

[1:49] Comments will be taken on the following issue.

[1:51] Zoning map change, R-E-Z-246.

[1:54] Conditional district, R-E-Z-249.

[1:57] EDC incentive grant for Project Alliance Gastonia 85.

[2:03] EDC incentive grant for Project Atlas.

[2:06] Access permission to apply for the NCDOT,

[2:09] the PTD FY-28 Community Transportation Grant Program.

[2:14] Before we begin, let me outline the rules and procedures of the hearing.

[2:17] Citizens wishing to make comment will be recognized by the Chair, then requested a step to the microphone for their comments.

[2:24] Citizens will state their name and address for the record.

[2:26] Comments will be limited to three minutes.

[2:28] All questions shall be directed to the Chair for response.

[2:31] The Chair shall rule on all points during the hearing.

[2:34] Do I hear a motion to go into public hearing?

[2:37] Motion made by Commissioner Kieger, seconded by Commissioner Hovis, all in favor.

[2:41] We are now in public hearing.

[2:43] The County Commission will now take citizens' comments on public hearing.

[2:45] The zoning map change, R-E-Z-246, Ronald Dean Prope, the applicant.

[2:51] Mr. Jamie Leezy, Platter 2, Billing and Development Services will provide a brief overview.

[2:56] Once she has completed her comments, citizens' comments will be taken.

[2:59] Mrs. Leezy.

[2:59] Thank you, Mr. Chairman.

[3:03] REZ26-066-00246 is a general rezoning request for parcel ID 166-838 located at 107 Props

[3:15] Road in Dallas.

[3:16] The applicant, Ronald Props, is requesting to rezone the entire one-acre parcel from the

[3:21] R1 single-family limited zoning district to the R2 single-family moderate zoning district.

[3:27] The property is located south of High Shoals.

[3:32] The ortho map shows that this is a residential area with a mix of housing types.

[3:38] The zoning in the area is R1, but there are a number of existing manufactured homes in

[3:44] the vicinity.

[3:46] As for the environmental features, the site slopes 20 feet from the roadway to the rear

[3:51] corner of the parcel, and there is no flood designation on the property.

[3:56] This is a map of the neighboring properties who received a mail notice.

[4:00] These are the addresses of the homeowners who received the mail notice.

[4:04] We have received three calls from citizens inquiring about the rezoning.

[4:08] Two citizens did not share concerns, and one caller shared concerns about property values

[4:13] and possible rental of the property in the future.

[4:17] The property will be served by a private well and septic system and accessed by NCDOT maintained

[4:22] roadway. Guasting County TRC reviewed this project on Wednesday, February 18th, and provided

[4:28] the following comments. EMS, Natural Resources, Building Services had no comment. Environmental

[4:35] health department indicated that the application, if the application is approved, the applicant

[4:40] will be required to be applied for an existing system approval.

[4:45] GCLMPO stated there are no

[4:47] funded transportation improvements in the vicinity.

[4:49] The subject parcel is located in area 2 north 321 Gaston small area plan. Key issues for

[4:58] citizens in this area include preservation.

[5:00] Board of Agriculture, and maintaining the rural feel of the community. The future land use designation is rural. These areas are largely residential homes, located on large lots and set back from the roads they front-of-home. The application, as presented aligns with the Comprehensive Land Use Plan. The planning and zoning board heard this request at its August 3rd meeting and recommended approval by a seven-to-zero vote. Mr. Chairman, this concludes my presentation. I'm here to answer any questions. You are the board may have and the applicant is here today, too.

[5:29] Thank you, ma'am. Are the any comments on the app at this time?

[5:55] Thank you. Yeah, I was just gonna say I would I'm having this reason so that I can put a double-wide on it

[6:02] I have a son who's probably gonna live there

[6:04] But if not, you know, we're gonna live there and build another house on one of the other three acres

[6:10] That those properties have been in my family for you know over 50 years and my daddy just

[6:16] Turn them over to me

[6:17] So I'd like to do a little something with them before that he can see that I'm using them.

[6:23] You just have a seat, Mr. Proctor.

[6:25] Any citizen wishing to comment on this matter this time?

[6:29] Seeing none, any questions from the Board of Commissioners?

[6:34] Seeing none in the well, there are no additional comments.

[6:36] I will now declare the public hearing close.

[6:38] Just to recap, the Planning and Zoning Board recommended approval by a seven to zero vote,

[6:42] finding it reasonable to the public interest and interest consistent with the goals of the

[6:47] comp plan and as keep with the parcel residential and nature and

[6:51] advisement of envision by the rural future land use designation.

[6:56] Rural areas and residential homes located on large lots and

[7:01] set back from the roads upon front from the front.

[7:05] The proposed use district would also allow the preservation of

[7:09] existing conditions in the area.

[7:11] They're here in motion to approve as given from the modifications given.

[7:15] second.

[7:16] Second.

[7:16] Motion made by Commissioner Hova.

[7:18] Second.

[7:18] And by Commissioner Keeger.

[7:19] Any questions?

[7:21] All in favor?

[7:22] Is unanimous.

[7:23] Madam Clerk.

[7:30] The next item of the Gas County Commission will now take

[7:32] Citizens' comments on public hearing.

[7:33] Conditional district, R-E-Z, DAX249.

[7:36] Tyler Carpenter is the applicant.

[7:38] Miss Peyton Wiggins, Land Development Manager.

[7:41] Building and Development Services will provide a brief overview.

[7:44] Once she has completed her comments, Citizens' comments will be taken.

[7:47] Mrs. Wiggins.

[7:48] Thank you, Mr. Chairman.

[7:49] Chairman, REZ-26-0529-00249 is a conditional rezoning request from Tyler Carpenter for PID-157-438, or 821-Lanter's Chapel Road in Lincolnton.

[8:04] The applicant is looking to rezone the entire 19.23-acre parcel from the R1 single-family limited zoning district and CD-R3 single-family general conditional district to the C1 light commercial conditional district.

[8:18] The property owner is Wade and Diane Carpenter.

[8:22] The subject parcel is in the northwestern portion of the county, right at the Gaston Lincoln County line.

[8:29] And the ortho photo outlines the entire parcel in blue.

[8:32] However, this is a more accurate depiction of the property today.

[8:36] There's a fire suppression pond onsite to the north of the building as well.

[8:42] Per no flood hazard area is located on the property, as shown on the environmental features map.

[8:46] and the areas surrounding the existing building is relatively flat while the remainder of the property slopes downward toward the north and east property lines.

[8:57] The current parcel is split zoned R1 in a portion of a conditional district.

[9:01] This was approved through the conditional rezoning process in 2021 to allow the existing machine, metal, and welding shop.

[9:08] With this request tonight, the applicant is proposing to expand both the site and the conditional district to accommodate for future growth of the existing business.

[9:16] surrounding zoning districts include R1, R2, and R3.

[9:21] This slide shows those who are noticed for tonight's public hearings, staff mailed the notices on August 10th and

[9:26] assignments placed on site the same day.

[9:28] We've not received any calls or emails about this request.

[9:32] And then this is the information for those that were notified.

[9:37] Like with any conditional rezoning request, here's the associated site plan.

[9:41] The site plan includes the existing building and parking areas as well as a conceptual location for future buildings.

[9:46] It shows a type A buffer around the property utilizing existing vegetation where possible and supplemental

[9:52] planings were needed.

[9:56] Also, as shown on the site plan, the site plan meets all the required steps.

[10:15] We also reviewed the supplemental regulations for the machine woodworking and welding shop use. Section 8.3.6 outlines these regulations and in this case, no regulations apply within the other underlying zoning district and therefore the applicant.

[10:29] in compliance.

[10:32] In addition, section 10.5 outlines the parking requirements for this use

[10:36] and the site plan presented provides 15 spaces which is the number of spaces required.

[10:43] General ordinance sections that we looked at during this review included the definition for

[10:48] the proposed use and the underlying zoning district definition for the proposed C1 district.

[10:54] And we also reviewed the conditional district definition and the table of uses section

[10:58] and 7.5, which confirmed this is a permitted use in the C1 zoning district.

[11:06] This proposal includes two requested areas of relief.

[11:09] Chapter 10 required all off-street parking areas to be paved.

[11:13] However, the applicant is proposing to continue the previously approved gravel parking from the original conditional district approval

[11:20] throughout the site and for all existing and future parking areas in lieu of the paved parking required by the UDM.

[11:28] The other area of relief includes buffer requirements outlined in Chapter 11.

[11:33] The ordinance requires a minimum type D buffer when a commercial district abuts a lot

[11:38] in a residential district, and the applicant is proposing to continue the type A buffer

[11:42] that was also previously approved as part of the original conditional zoning.

[11:47] The buffer shown along all three property lines and is intended to utilize existing vegetation

[11:52] were available with supplemental plantings provided were necessary to meet the buffer requirements

[11:57] and this has been incorporated as a condition of approval.

[12:02] The site is currently served by

[12:03] a private well and septic system and Landers Chapel Road is an NCDOT owned and maintained roadway.

[12:10] We took this request before the Gaston County TRC on July 2 and received no comments from

[12:15] environmental help at this time. Natural resources stated that any future grading or development may

[12:20] They require a sedimentation and erosion control permit depending on the extent of land disturbance.

[12:26] As the property is located within the WS-4 watershed, any required watershed protection permit

[12:33] shall also be obtained and all of this would be submitted at the time of permitting.

[12:37] The GCL MPO reviewed this request and provided there are no transportation improvement projects

[12:42] in the immediate vicinity of the site.

[12:46] As for public input, this case was added to the planning and zoning current cases page on

[12:51] the EngageGaston.com. As of this afternoon, there have been no questions or concerns posted on the

[12:56] website.

[12:59] The Planning and Zoning Board heard this requested its August 3rd meeting and recommended

[13:03] approval with a five to two vote. The motion included the approval with the modifications of the

[13:09] construction of any future building shown on the site plan shall require a type D buffer along the

[13:14] northern, western, and southern property lines. And the second area requested,

[13:22] excuse me, the

[13:22] a type D buffer should be required in accordance with the approved conditions.

[13:27] The planning and zoning board recommended the type D buffer rather than the applicant

[13:30] requested type A buffer because the type D buffer is required by the ordinance for development

[13:35] in this zoning district.

[13:38] For the proposed conditions of approval, I just want to briefly distinguish between the

[13:42] original proposal, which is in Y and the planning and zoning board's recommendation, which

[13:46] is in yellow.

[13:47] As originally proposed, existing vegetation could count toward the required buffer with

[13:52] supplemental plantings added as needed, and the applicant has also requested a type A buffer.

[13:58] And the remaining condition states that the future building shown are conceptual and

[14:02] must meet applicable UDO requirements at the time of permitting.

[14:06] The planning and zoning board added the requirement that a type D buffer along those property lines should be installed at the time of construction for any future building.

[14:16] The applicant can speak more to this during his presentation, but I just wanted to clarify he's requesting to move forward with the conditions as originally proposed rather than the modifications recommended by the Planning and Zoning Board.

[14:30] The Comprehensive Lane Use Plan identifies this parcel with an area one rural gas and northwest gas and small area plan, and the comp plan identifies this property under the rural future lane use designation.

[14:41] And this designation exemplifies Gaston County and its existing natural resources that exist throughout the jurisdiction, is understood that this is the default use designation for the county.

[14:53] Staff finds this application as presented consistent with the goals and role of future language designation as it would serve neighborhood.

[15:00] So at that, I ask that you receive the staff report and presentation, the recommendation from the Planning and Zoning Board, and then render a decision on the matter. Mr. Chairman, this concludes my presentation. Happy to answer any questions. Thank you, ma'am. Any comments from the applicant at this time?

[15:26] My name is Tyler Corpner. I'm the owner of Taka Industries. We've just been growing so fast here lately. It's mainly to allow future growth. Throughout the rest of the parcel, instead of cramming up over

[15:40] from one side, where is currently zone for that?

[15:44] Any questions?

[15:46] Mr. Carpenter, if you just have a seat, you're up there,

[15:48] and we'll come back to you.

[15:49] The any citizens wishing to comment on this matter this time?

[15:54] Yes, ma'am?

[15:59] Petition?

[16:00] So we'll go to the second by the members, all in favor?

[16:04] The unanimous?

[16:09] Kelly Pellington, I live at three, zero, zero, six,

[16:12] Gaston, Webb's Chapel.

[16:14] I live next to the facility that he's building.

[16:17] to local planning and zoning officials, city community commissioners, environmental officials,

[16:25] and other appropriate authorities, proposed additional building expansion of TICA industries.

[16:33] We are, we, the undersigned residents and concerned members of the community, respectfully petitioned

[16:39] the appropriate local officials to deny, reconsider, relocate, or place strict conditions on the

[16:45] proposed construction of the additional building of Tykl Industries near existing residential

[16:51] homes.

[16:53] Living there, we have heard disruptive noise from the industrial machinery and operations.

[17:02] We are also concerned about the chemicals, substances, fuels, solvents, waste products, and

[17:09] other potential harmful materials that may be used stored, transported, or disposed of as part of TICA industry's operations.

[17:20] We are concerned about the potential impact of septic systems, waste water, industrial waste water, drainage runoff and

[17:30] other waste disposal systems associated with the proposed building.

[17:34] We ask that the officials thoroughly evaluate where waste water and

[17:39] septic drainage will go and whether it could be affecting neighborhood homes, yards,

[17:44] wells, groundwater, streams, drainage areas, and other properties.

[17:49] If Tyca Industries is permitted to expand, we strongly request that any new building be located

[17:57] as far away from existing homes as reasonably possible.

[18:00] We ask that officials consider increased setbacks and adequate separations between the industrial buildings and residential properties as I've heard that they proposed.

[18:13] We are asking, let's see, carefully review the proposed expansion of the type of interest trees before granting approval.

[18:23] Conduct and or require a professional noise impact assessment sound study.

[18:28] Determine what chemicals hazardous materials, fuels,

[18:33] solvents, and other substances will be used, stored, and

[18:36] disposed of on the facility.

[18:39] Require appropriate safeguards to protect resident soil,

[18:43] groundwater, air quality, and surrounding properties.

[18:46] Conduct a thorough review of all septic, wastewater, and

[18:50] drainage and runoff plans associated with proposed building.

[18:54] Require appropriate environmental and engineering studies before construction is approved.

[19:01] Consider increased setbacks between the proposed industry building and existing homes.

[19:08] Require the building to be relocated further away from our residential properties wherever reasonably possible.

[19:15] Deny or postpone approval if the proposed expansion cannot adequately protect surrounding

[19:22] and residents and properties.

[19:26] Man, if you could just wrap it up, please.

[19:28] Okay, I just have the signatures on the back.

[19:34] Thank you, thank you.

[19:36] Any other assistance wish to make comment at this time?

[19:41] Seeing none, any questions to the Board of Commissioners?

[19:44] Mr. Sheethand.

[19:45] Thank you, Mr. Chair.

[19:48] Can you tell me this type of industry, what kind of product

[19:52] material, do you manufacture, use, what kind of potential waste is there from that product?

[19:58] It's just Al Corbin.

[20:00] I'm still going to be just welding laser cutting. The only real chemical we use is it's called anti-spattery spray on the metal to keep weld spatter down. Has it been any kind of environmental study on the contaminants in the ground or anything like that? Not that I'm aware of. Thank you, Mr. Chair. Any other comments? I want to add I've been out for this many times to the facility. We also asked you to jump to a lot of hoops the last time.

[20:29] when you came through an example, real and everything that had happened out there.

[20:34] I know we asked for the retaining pond and you did a lot of different things for the fire suppression.

[20:40] And I'm going to support this measure just for the simple fact.

[20:43] I know you've done it before.

[20:44] Look forward to seeing what you can bring to this as well.

[20:47] Any other comments in the board of commission?

[20:50] Seeing none, if there are no additional comments, I would declare this public hearing closed.

[20:53] Just to recap, the planning and zoning board recommended as a five to two vote finding

[20:58] is reasonable to the public interest that can assist it with the goals of the comprehensive

[21:01] land use program plan.

[21:04] As it will increase job opportunities to steer development toward existing infrastructure

[21:08] and vision by the area one rural gas and small area plan.

[21:12] Do I hear a motion to approve as given from the board?

[21:17] Motion made by Commissioner Hova, seconded by Commissioner Bailey, all in favor, all opposed,

[21:24] the unanimous Madam Clerk.

[21:26] The

[21:29] next item in the gas and county commission will take citizens comments on public hearing to approve county level 4 incentive grant for

[21:36] To authorize the gas and county to enter into an economic development agreement with project alliance gas stonia 85 mr

[21:44] Donny Hicks executive director of the EDC will provide a brief overview once he has completed his comments

[21:50] Citizens comments will be taken mr

[21:52] Hicks and mr

[21:53] Chairman

[21:54] For the last 18 months or so, I've been working to try to identify sites that have been bypassed

[21:59] for some reason.

[22:00] There's some issue with the site that has made it tough for someone else to buy and

[22:04] or develop.

[22:05] I've been doing that because it requires less money from us, and it frees up sites that

[22:09] generally already have infrastructure, but we just can't for some reason get access to

[22:14] the site.

[22:14] So I'm working on an infill site in Belmont, one in Lowell, also one in Ranlo, trying to get

[22:20] those sites developed.

[22:21] And again, requiring very little to know where for structure two of them.

[22:24] So we have a sign in Gastonio that's been there since the interstate was built.

[22:27] So there's some more than 60 years ago.

[22:29] And the markets had to mature long enough for someone to be interested in the site.

[22:33] So conditions there are less than ideal.

[22:36] And this can be substantially more expensive than your average site to develop.

[22:39] So we were trying to encourage a developer to go and build five buildings that would

[22:44] tunnel about 800,000 square feet.

[22:46] We're going to build smaller buildings because the higher if you will not support

[22:49] a single building or two buildings of 400,000 square feet.

[22:53] And what we'd like to do and propose to the Board of Commissioners is we do the same thing

[22:56] that we did with North Point at Gateway 85, which we next it's 21 and 22, is go in and

[23:02] offer them a level four for the entire property to encourage them to develop it.

[23:08] First we have to get someone to buy it, which we do have someone that has an under option,

[23:11] part of it they own, and then we have a developer that is trying to raise the equity to come back

[23:16] and do the project.

[23:18] Under this proposal, they will get a level 4 grant for the entire build-out instead of trying to incentivize each one,

[23:25] we would have to encourage them to get to the level 4 number, or they'll work with Mr. Goldberg to put something

[23:32] that the level 4 burns off and it's only applicable to what you're eligible for.

[23:37] But this is what we did at Gateway 85 and on a smaller scale, Gateway 85, full build-outs, 4 million square feet.

[23:43] This would be about 800,000.

[23:45] So the days of 21 to 23 when people would build every square inch they could possibly build

[23:50] and then more about leasing it later or over.

[23:52] And it's much tougher to raise equity for the developers, and they're much more cautious.

[23:58] And so this would free up a site that's only been sitting there for 60 years.

[24:01] And with no one in the building's current valuation of the buildings create about $80 million worth of investment.

[24:08] And then jobs and additional investment is that occurs.

[24:11] I'd be glad to answer any questions you may have.

[24:14] Any citizen wishing to comment on this at this time?

[24:19] Any questions from the Board of Commissioners?

[24:22] If there are no additional comments, I would declare the public hearing closed.

[24:25] Thank you.

[24:26] Is there a motion to prove?

[24:28] Motion made by Commissioner Hova, seconded by Commissioner Kieger.

[24:31] All in favor, Mr. unanimous Madam Clerk.

[24:39] The Commission will now take citizens' comments on public hearing to approve

[24:42] of Gaston County 2, level 2 incentive grant for the authorization of Gaston County to enter into an economic development agreement with Project Atlas.

[24:50] Mr. Donnie Hicks, executive director of EDC, will provide a brief overview.

[24:54] Once he has completed his comments, citizens comments will be taken. Mr. Hicks.

[24:57] Thank you, Mr. Chairman.

[24:59] This is a project that was-

[25:00] It's brought to us by the State of North Carolina, and the company makes, designs, makes, and distributes products that help advance manufacturers operate their facility. So you have motion control systems. The company intends to create 95 new jobs in the next five years, with an average salary of $79,000 a year. So our average salary for incentive purposes is 56. So we're almost getting one and a half times the income that we would normally receive on an average paid job for each one of the ones that we're having.

[25:27] They intend to invest about $21 million in upfit to the building and machinery and equipment in this place.

[25:34] This would be their first U.S. facility and there is competition for it, but we're down to, we think the last two sites, us in another state were the only site in North Carolina, and we think we have a decent shot at it.

[25:44] The thing about this would help us advance a lot of the things that we're interested in, advance manufacturing, there's some software engineering to it, there's a lot of application engineers that would be there.

[25:54] So it really helps us take advantage of all the advance manufacturing that goes on in the region

[25:59] Because these people would supply a lot of the items that they need to run all the machinery

[26:04] I'd be glad to answer your questions you have

[26:07] Citizens wishing to comment on this matter this time

[26:11] Seeing none any questions in the Board of Commission

[26:14] If there are no additional comments, I would declare the public hearing closed. Thank you for is there a motion to approve?

[26:20] Motion may buck and Mr. Sheehan second the buck and Mr. Bailey all in favor

[26:24] is unanimous.

[26:25] Thank you.

[26:26] Please one second.

[26:27] I want to let you know something.

[26:29] While we're in public hearing as well.

[26:31] One of the finest economic development people I've ever met in my life.

[26:35] Being around you for the time that I have, I'm proud that you work for Gaston County.

[26:40] I will tell anybody that and anybody who wants to listen.

[26:43] You're a great man and you know what you're doing.

[26:44] You've brought more economic development to this county.

[26:47] Then we can ever deserve of what's going on here.

[26:49] And I want to say I appreciate you for being a part of it.

[26:51] And we can do anything on this board.

[26:53] You please let us know.

[26:54] Thank you, Mr. Chair.

[26:55] Thank you.

[26:58] County Commission will now take citizens comments on public hearing.

[27:01] A question permission to apply for the NCDOT, PTD, FY28 Community Transportation Program,

[27:09] F311 grant to provide rural transportation services entered into agreement with the

[27:13] North Carolina DOT and provide a necessary assurances and required local match.

[27:18] Mr. Juan, a little John, supportive services administrator will provide a brief overview

[27:22] If you want, she is going to appear to her comment.

[27:24] Citizens Congress will be taking this little job.

[27:26] Thank you, Chairman Brown.

[27:28] I'm here to present the FY28 community transportation program grant.

[27:32] This is a state and federal leaf funded program administered through the North Carolina Department

[27:37] of Transportation, Integrated Mobility Division.

[27:41] The goal of this program is to support public transportation services in rural North Carolina

[27:46] by promoting a more coordinated and effective transportation system.

[27:50] It helps ensure that residents have reliable access to essential services, including health

[27:56] clear employment, education, shopping, and other public services.

[28:01] The program also emphasizes the effective use of transportation funding by coordinating

[28:05] available programs and resources to better meet the needs of the communities they serve.

[28:11] As a part of this administrative grant, we are requesting a total of $242,319 with a

[28:19] 15% local manage of $36,349.

[28:25] These funds will help cover the salaries and fringe benefits of the support services administrator,

[28:31] the accounting technician too, and the bill and specialist.

[28:34] It will also support training, travel, and the cost of our scheduling software.

[28:38] And that concludes the.

[28:40] Thank you, ma'am.

[28:41] Any citizens wishing to comment on this matter this time?

[28:45] Seeing none, any questions from the Board of Commissioners.

[28:47] Mr. Bailey.

[28:54] I'll walk back about phasing out access.

[28:57] Where are we at at that point?

[29:01] So we made adjustments and reduced the cost there by over 25% in this year.

[29:07] That would obviously be something that would have to be a board decision internally.

[29:12] We made adjustments and cut costs where we could there, as well as obviously all of our

[29:16] other departments.

[29:17] But if that was something that board desired to take up and discuss, then we'd have to

[29:21] further conversation.

[29:22] Okay.

[29:26] Mr. Keeger.

[29:30] What term in relation to how many years down the road will this grant cover these employees?

[29:36] This grant is something I've been with access since 2007 and we get the grant each year.

[29:42] Now the amount of funding that we get each year will vary, but we get the grant each year.

[29:47] So there's no plan to increase the number of employees, just continue with the ones we

[29:53] have.

[29:53] Yes.

[29:54] Okay.

[29:54] Okay, thank you.

[29:57] Any other questions?

[29:58] Plotter.

[30:00] How many does this serve as far as service rides that in providing the transportation? You

[30:10] want to know how many trips? Yes. So FY26, we provided a total of 27,209 trips and the average

[30:18] cost of the trips was $10.92. Thank you. Mr. Bailey? Yes. How many of those are actually

[30:29] We're in Gastonia's city.

[30:32] I would have to get that information because this is collective.

[30:36] We do break it down each month by the cities.

[30:40] So if you would like the information, I can send it out, but I didn't bring it here too long.

[30:44] Would you say the majority are in townships or in the county?

[30:47] It's more so in the rural area.

[30:49] I think the other transit system services a lot of the gas zone your trips.

[30:55] Okay.

[30:55] All right, and you had mentioned something about the majority of the money was going to administrative?

[31:01] Yes, so this grant so this grant can cover operating or administrative calls it has been the history of this department to use all the funding for

[31:10] The administrative staff

[31:13] And then we also get the rope grant that covers the

[31:18] operational calls

[31:19] Most of this doesn't support the vehicles and the drivers

[31:25] this actually. No, this is just for the administrative staff. Okay, all right.

[31:32] Mr. Havas, thank you, Mr. Chair. From the numbers that I remember from the past,

[31:38] this little John, it appeared that somewhere greater than 75% of your trips were outside of

[31:45] municipalities. Access provides transportation to our most impacted and since we have no other

[31:53] formal transportation mode in Gaston County for those, it really does service a

[32:00] portion of our citizenry that would go un-served without it. Just for the public's

[32:07] knowledge. Thank you. Thank you. I just want to ask the question, is this not one of

[32:12] these we have dedicated for veterans, correct?

[32:17] So that's a separate one. Okay, but it's

[32:20] in the same access fee.

[32:22] Yes.

[32:22] Okay.

[32:23] Any other questions from the Board of Commission?

[32:27] Seeing none, I'll sit there in no additional comments.

[32:30] I will now declare the public hearing closed.

[32:31] Thank you.

[32:32] Is there a motion to approve?

[32:34] Motion made by Commissioner Hova.

[32:36] Seconded by Commissioner Sheahan.

[32:38] All in favor?

[32:39] All opposed?

[32:41] It is five, six, one, five, one, Madam Clerk.

[32:44] Thank you.

[32:45] This concludes the nice public hearing.

[32:49] The approval of the business agenda

[32:51] or any revisions to the business agenda or any items that need to be pulled.

[32:54] Mr. Sheehan.

[32:55] Mr. Chair, I need to pull item A.A.

[32:57] Please.

[32:58] All right.

[32:59] A.A.

[33:01] Any other revisions to the agenda?

[33:06] They're here in motion to approve the business agenda with items A.A. being pulled from the consent agenda.

[33:13] Motion made by Commissioner Hoba, seconded by Commissioner Keeger.

[33:17] All in favor?

[33:19] Is unanimous, Madam Clerk.

[33:21] Approval of the minutes, you're provided draft minutes for the special meeting of July 14, 2026.

[33:28] Regular meeting of July 28, 2026, or any revisions do I hear a motion to approve the minutes as presented?

[33:36] Motion made by Commissioner Sheehan, seconded by Commissioner Hovas, any discussion?

[33:42] All in favor?

[33:43] Get your unanimous and Madam Clerk.

[33:44] Our

[33:50] next item on the agenda is Citizens Recognition.

[33:52] A portion of the board's agenda is set aside for the purpose of allowing citizens the opportunity to offer comments and suggestions.

[33:59] The comment period is not intended to require the commission or staff to answer any questions or provide a response.

[34:05] Questions requiring a response shall be answered as soon as possible through the county manager's office.

[34:10] Tonight, citizens recognition will be limited to three minutes.

[34:14] This is a call your name. Please step to the podium.

[34:16] State your name. If you have any questions, or if you are a gas and can a citizen, please let us know.

[34:21] The first citizen to speak is Ann Dawes-Hans.

[34:36] Ann Dawes-Hans, South Point Township, and this will be brief. I just want to thank all of you, but especially Commissioner Kleiniger,

[34:43] for being willing to change the rules that required people to state our home address on camera.

[34:49] I totally get by that made sense back in the day when we were to speaking to the people in the room,

[34:54] But now that we've moved into an era of YouTube and social media sharing and doc

[35:00] I think it had become potentially a deterrent to public participation, so I appreciate the respect for the democratic process that you all are showing. There is one more thing that probably made sense at the time and is no longer appropriate for the 21st century, and that is, of course, the monument out front here. But I do understand that that is a much more complicated challenge, and one that's likely to require state action, as well as a lot of resolve on the part of the local community to do the right things.

[35:28] So for tonight, I am just sticking with saying thank you next up person is Josh Brown

[35:47] Joshua Brown. I am a Gaston County citizen

[35:50] Mr. Chairman and fellow

[35:52] missioners. Thank you. Hope you had a good summer

[35:55] Just want to talk about Gaston County fire service

[35:58] We all went through the contract. It's good for five years

[36:01] But where we're at now is we continue to need to look at this contract and continue to work towards forward progress with what that entails

[36:08] Some of the things that it covers is talking about the rural zoning and required staffing

[36:11] that is needed.

[36:12] It's since y'all back in a couple months ago, the ISO requirements, some of the things

[36:16] that were broke down and the two big things were water and people.

[36:20] Over the summer, we've had some pretty significant incidents that have occurred in this county

[36:25] that have required a lot of manpower that we did not have.

[36:28] July 5th, two alarm commercial fire in the city of Gastonia, while city resources were

[36:33] tied up who backfield the city of Gastonia and covered a response to another

[36:39] working structure fire the contract fire departments as well as a couple

[36:42] municipalities that staff those and during that time those other municipalities

[36:46] were left without staffing July 5th like I talked about while that incident was

[36:52] going on Dallas fire department was first arriving to a fire off Shannon Bradley

[36:56] which was a working commercial fire as well with that manpower was imperative for

[37:02] that one. July 21st, Petality House Fire and Acts Interest District, right at shift

[37:07] change. From the time the fire truck arrived to the time the victim was removed out of

[37:11] the front door was four minutes. A nice and wide study that has been done that is tracking

[37:16] victim rescues is showing that within five minutes of an arriving fire truck on the scene and

[37:22] conducting a search, the victim is removed with adequate personnel. The only reason that

[37:27] person was removed in that time frame is because it was right at shift change and they

[37:31] had four people on the truck. They were able to get off. What did that entail?

[37:35] One operator pumping the truck, one deploying the line, two going in to find the victim

[37:39] that the neighbors were telling that he was in their unresponsive and they removed

[37:43] him within four minutes. Obviously he did succumb, they did succumb to the injuries

[37:48] of the fire, but we can't sit here and just say that that's going to be the situation

[37:52] for everyone, because we don't know. We are the people that are trained for that,

[37:56] and we are doing everything in our right and our possibility to give every person

[37:59] and inside a house fire, that possibility and chance to live.

[38:02] Manpower is imperative for the fire service.

[38:05] August 8th, two alarm structures are fire and trying to auto.

[38:08] Required a lot of manpower, a large 3,000 plus square foot house that was burning,

[38:12] rural all set, a lot of manpower was needed for the water supply, but also the fire fight that was going on.

[38:17] As they were wrapping up with that operation, another two alarm structure fire occurred in Ag Sinner's Fire District

[38:23] that required assistance from Gastonium Municipality and other further out departments who respond to with that.

[38:28] They are arriving units had to wait additional time just because of the time it was for those units traveling of that those time period.

[38:35] Some things that we've also worked on is we've worked with Mr. Lanfier and Jim's

[38:39] We kind of streamed blind some of our EMS response trying to get a fire truck that is staff now to high priority medical calls

[38:45] Not all of them that don't require tying up a million dollar piece of apparatus, but the ones that can count and make a difference

[38:51] So we need to look at this contract and continue making forward progress to protect these citizens. Thank you

[39:07] Good evening, my name is Cassie Siler. I'm a resident of Gaston County. What does underfunding look like in our public school system? I can tell you what it looks like at my school.

[39:17] Belmont Central serves approximately 730 students and grades second through fifth. The impact of funding shortages is not just a number on a budget document.

[39:28] It is something that our students and staff experience every single day.

[39:32] It looks like the loss of several beloved teachers and programs that our students have counted on.

[39:38] It looks like no longer having a music program.

[39:40] Can you imagine kids 7 to 11 going to school and not having music?

[39:46] One of our most chair, Shirley traditions, our music program will not happen this year.

[39:51] That is more than losing a class.

[39:53] We are losing an experience that brings our community together and allows our students to create, perform,

[39:59] Warm.

[40:00] And help celebrate their accomplishments. It looks like one from two guidance counselors to one. One is now responsible for over 700 students. Can we expect that one person to provide the social emotional support, crisis intervention, classroom lessons, and student check-ins with our kids? It looks like class sizes that are approaching 30 or more in our fifth grade. With fourth grade sizes, continuing to rise. We are expected to provide individual

[40:29] instruction and meet unique needs of every student. We want to do that, but it's

[40:34] not feasible when our numbers continue to rise. And then there's our building. Our

[40:40] school was built in the 1970s. As the building ages, preventative measures need

[40:46] to be taken. Repairs are important. Would you enjoy going to work in a room where

[40:52] the temperature is in the 80s or higher because the air is not working? Would

[40:57] Do you find that acceptable for your day?

[41:00] It shouldn't be acceptable for our kids, and it should not be acceptable for the staff.

[41:05] Teachers should be able to focus on teaching, students should be able to focus on learning.

[41:09] Neither should have to spend their school day trying to work through the heat,

[41:13] crowded classrooms, and the loss of staff.

[41:16] That's what underfunding looks like in our classrooms right now.

[41:20] The consequences are far beyond the walls of one school.

[41:23] This is all over the county and there are different stories at every school.

[41:27] Thank you.

[41:29] Ms. Brittney-Okan?

[41:42] Brittney-Okan?

[41:43] And I'm not talking about schools tonight, so I'm glad that somebody did.

[41:47] Many people don't have the time or the interest to dig into tax values until they get a bill

[41:51] that they cannot afford.

[41:53] I'm here tonight to urge the commissioners and the public to start asking questions now.

[41:57] In early 2024, Gaston County purchased 803 North Oakland Street for $7.5 million.

[42:04] Less than a year earlier, during the 2023 reevaluation, the county valued those properties at approximately $2.8 million.

[42:13] That's a $4.7 million difference.

[42:16] Commissioner Klonerger questioned the price at the time and voted against the purchase.

[42:21] She was the only no vote.

[42:23] The county frames it as if they used an appraisal of $7.5 million to decide on the purchase,

[42:29] but that timeline doesn't work.

[42:32] The county provided a purchase contract publicly that was dated January 3rd, 2024, but there

[42:38] was a contract before that, dated October 30th, 2023.

[42:43] The appraisal was not effective until December 28th, and that appraisal says the property was

[42:49] already pending sale for $7.5 million.

[42:51] So my question is, how did the county decide to pay $7.5 million before it had the appraisal

[42:59] that is now being used to justify that price?

[43:02] But there's another question that should have been asked then.

[43:05] If this property was worth $7.5 million, why had Gaston County just valued it at $2.8 million?

[43:12] And the appraisers even wrote that the property was assessed very low in comparison to market

[43:18] value.

[43:20] A $4.7 million discrepancy should have set off some alarm bells.

[43:25] It should have caused someone to question the purchase price.

[43:29] And it should have caused someone to question the schedule of values that produced that

[43:33] original assessment.

[43:34] It apparently did neither.

[43:36] And now we know that there was a problem with the commercial and industrial schedule of values

[43:41] used in the 2023 revaluation.

[43:43] This board had the schedule and values in front of you in 2022.

[43:49] It was placed on the Consent Agenda, nobody pulled it, nobody publicly questioned it,

[43:55] and you approved it.

[43:56] Tonight, you're going to get another one.

[43:59] Please do not make the same mistake.

[44:01] Ask what changed, why it changed, how it was tested, how the new values compare with actual

[44:08] commercial sales.

[44:09] Does it avoid creating an unfair tax burden for residential property owners?

[44:15] And if you don't understand the answers, say that and keep asking.

[44:20] I don't expect every commissioner to be an appraiser.

[44:23] But I do expect our elected officials to recognize when numbers don't make sense.

[44:28] You didn't need to be an appraiser to see a $4.7 million discrepancy and ask why.

[44:35] And the public shouldn't have to discover these warning signs years later.

[44:39] So this time ask the questions while they're still Tom to do something about it.

[44:55] My name is Smith at the Easter's and yes I'm a gas and county resident.

[44:59] Good evening.

[45:00] Today, I want to talk about representation. We elect you to make difficult decisions. We understand that you will not always make the decisions that every person in this room walks. But representative government requires more than casting a vote. It requires listening. It requires explaining your decisions, transparency, even when transparency is uncomfortable. And it requires remembering that disagreement from citizens is not disrespect. It is participation in the government that you are elected to serve.

[45:29] For months, parents, educators, school employees, and community members have asked this board to prioritize public education.

[45:37] We've written emails, we've attended meetings, we've spoken here, we've asked questions, and we've tried to understand.

[45:43] And too often it has felt like we weren't being heard.

[45:47] That is where trust begins to disappear.

[45:49] You don't build public trust by simply telling citizens that you've made the right decision.

[45:54] You show it, you build it by showing your work.

[45:56] You build it by answering difficult questions and making information accessible before decisions are made,

[46:02] not after residents have to dig for themselves.

[46:05] Education is one of the clearest examples.

[46:08] Public schools aren't simply an expense on a spreadsheet.

[46:11] They are part of the infrastructure of this county.

[46:14] Businesses look at our schools, families look at our schools,

[46:17] and most importantly, thousands of children who had absolutely no say in the decisions

[46:22] being made in this room, depend on them every single day.

[46:27] These are gas and county's children, and they're represented by you too.

[46:32] Public office does not belong to the person occupying the seat.

[46:36] It belongs to the public.

[46:37] These seats are temporarily entrusted to you by the citizens of gas and county.

[46:42] Citizens should not have to fight for information.

[46:44] Parents should not have to repeatedly beg their county government to recognize education

[46:49] as an investment. And residents asking difficult questions should not be treated as adversaries,

[46:54] we are your constituents. Some voted for you, some of us did not. You represent all of us.

[47:02] Accountability is not an attack. Listening to your citizens is not a weakness, it is part of your job.

[47:08] As you make decisions in the months ahead, I hope that you remember that the measure of good

[47:12] government is not simply whether you can defend a decision. It's whether the people you serve can

[47:17] and trust the process that produced it.

[47:20] Many people in this county are telling you

[47:22] that trust has been damaged.

[47:23] Please do not dismiss that and listen to us.

[47:26] And then do something to earn that trust back.

[47:29] Thank you.

[47:31] The next item is the approval of the consent agenda.

[47:34] We're here motion to approve the consent agenda

[47:36] with items AA being pulled.

[47:39] Motion made by Commissioner Kegger,

[47:41] seconded by Commissioner Hobbes.

[47:42] All in favor, is unanimous Madam Clerk.

[47:47] the next item is pulled a a from the consent agenda. Do I hear a motion? Go ahead, Commissioner

[47:55] Sheahan. Thank you, Mr. Chair. That's Tarbosh.

[47:59] Do you mind, please?

[48:16] Good afternoon. How are you? Good, how are you? Good, good, thank you.

[48:21] Thank you for the book. Appreciate that. Give me kind of a brief little rundown. Let's talk about what's

[48:26] change what's different. How we arrive is kind of giving some highlight bullet points.

[48:31] I'm going to be going through this page by page. I'm sure everybody else but kind of give me a brief synopsis.

[48:36] Okay, so tonight is just the presentation of the schedule of values and I've given all of you a copy of that.

[48:40] We will also be making it public online for citizens as well. We will be doing a more in-depth educational meeting back here

[48:48] September the 8th and we'll also have one of our vendors here to talk about statistical analysis and how that works.

[48:53] Just to give a brief overview of that, and then we'll bring them back after, sorry.

[48:59] Just want to note that this has to be received 21 days before we can actually vote on it for the schedule of value.

[49:06] So tonight is just the receiving, go ahead and proceed first.

[49:10] We will be bringing them back after we have our 27 values in place to look at our values and to give a presentation at that time showing where we are with the 27 reappraisal.

[49:23] So, tonight is just a presentation giving y'all the information.

[49:28] One of the things that has changed the most is to just market data.

[49:32] I do have John Sherrell and Jimmy Tanner up here.

[49:35] Jimmy Tanner is with Tanner Evaluation Group.

[49:38] We have contracted with him to help with the commercial and industrial properties.

[49:44] And then we will go over some of this information on September the 8th as well.

[49:48] I'll put

[49:56] you in there.

[50:00] Aye, good afternoon, commissioners. Even sir, how are you? Pretty good. Would you mind giving me your take on commercial industry? I know that's been a hot topic from the last day to the upcoming one. So kind of give me a rundown of what you've seen, what you found, how's it trended, you know, what's changed? Well, you know, I can't speak to the 23-year prison. I mean, I've looked a lot of information. Of course, I live in Gaston County, so I got tired of Gaston County and kind of keep up with things.

[50:30] I'm not saying the values was wrong in 23, I think some of the data might be looked at differently.

[50:38] Tax is not a proper topic to talk about. It's not fun for anybody.

[50:44] But the process that we have to do to get here is a process that has to be done. Nobody likes it.

[50:52] And like I said, the schedule values is just part of it.

[50:55] The schedule of AIS is a big moving document, you know, it's got a lot of numbers, it's got a lot of data,

[51:03] and on the commercial industrial properties, like I say, I know that's being looked at more than anything.

[51:09] You know, we've done a lot of things in the 2027 to make sure the AIS we put in place is fair and accurate.

[51:18] I'm not sure about the 23, but there's been a lot of steps taking place that today is just put in place in this schedule of values is fair and accurate.

[51:28] I think there'll be made public after this meeting.

[51:32] Can you go ahead with the public until they presented to the commissioners?

[51:35] Can you go into a little bit of detail about those steps that you do have in place?

[51:39] Sir. Can you go into some detail about what you're saying, the safeguard that are in place that might not have been in place the last time?

[51:45] I was not involved in a 23-year-old prison, but I can tell you, I think the things that

[51:52] we've done now, I think Chelsea could tell what it was done.

[51:59] I know some of the things was done, but when we look at every property sold and we do

[52:05] a questionnaire to validate whether it's a good sale or not, when you get into commercial

[52:11] properties, industrial properties, everybody can look at the sale price, said,

[52:16] just convenience stores sold for $2 million. That doesn't mean to real estate sell

[52:21] for $2 million. It's naming rights, business going concerned, the gas pumps,

[52:27] the gas in the ground, there's a property insurably that exactly,

[52:32] example, sale price went nothing related to what real estate was. I bought a

[52:38] commercial building two and a half years ago,

[52:42] mine wasn't undervalued.

[52:44] Mine, I paid 130% of market value.

[52:48] And that included about 15,000 dollars of personal property.

[52:52] So my building was about 145% of market value.

[52:56] So I mean, the trends is, you know,

[53:00] in the last year, so sales have kind of stalled.

[53:05] It's not that hot market that we've had, but you got to understand the re-appraisal

[53:10] was 23.

[53:11] So in 23, 24, 25, it's a different than we have right now.

[53:16] It's not so much a seller's market now as it was.

[53:21] But the vase is not really retracted that much.

[53:25] But we did a lot of things toward the commercial industrial to make sure that the vase is in

[53:31] place.

[53:33] Now, if you look at the schedules, there's base rates, so I think that's probably what a lot of people will center on, but you've got to understand the schedule of age is just two bucks.

[53:43] And there's a lot of things that goes into that two bucks that changes these base rates.

[53:49] That, when you look and say this office building rates $100 a square foot, that's not what the end square footies rate is.

[53:57] because there's a lot of things that go into it heat and air, exterior siding, sprinkler

[54:02] system for this wet and dry, perimeter factors, wall height factors, there's a lot of things

[54:10] that takes them rates and generally takes them up.

[54:15] So, yeah, we've done a lot of things like that, but the market itself, the market has been

[54:19] increased, you know, and so that's what we've kind of tried to center on and try to help

[54:27] gas. And this is a joint practice. It's not just town evaluation. We assisted gas

[54:32] that we're doing this. And so it's been a joint project trying to make sure that the rates

[54:38] that we put in place, especially on the commercial industrial, is where it should be.

[54:43] Thank you, sir. Mr. Tarrbuss, how long has Mr. Tanner been involved on a contract basis

[54:49] this, or how long has he been helping through this process?

[54:52] Maybe, maybe of you, about a year and a half.

[54:56] And you think that'll be wrapped approximately when?

[54:58] Thank you.

[55:00] So he's probably going to help us through the revile process into the appeals. If we have commercial appeals, we may consult with him some if needed. But I mean, we've signed a contract for a year and then we'll renew that at that point if we need to.

[55:14] Is that another year renewable or can it be a month renewable or how's it?

[55:18] It's based on a has-needed basis if Chelsea sees certain needs.

[55:22] I mean, the big thing was is assisting Gaston with doing the commercial and industrial

[55:27] schedules.

[55:28] What's the rate of that contract that we're paying for those services?

[55:32] Half the top of my head.

[55:33] I know we didn't.

[55:34] The contract was not to exceed $50,000, but we're not, no, we're close to that.

[55:40] Did you get me that number when you have a chance?

[55:42] And I would like to add just some information if I can.

[55:47] So talking about the 23 re-appraisal, you want me to speak into the microphone, sorry.

[55:54] Speaking about the 23 re-appraisal, there was a lot of moving pieces in that.

[55:59] I took office or took this position in 22 right before we did the schedule of values.

[56:05] You have to realize that the 23 schedule of values was done in August, September, 2022.

[56:13] At that time, we did not have all the 22 sales and commercial was seeing an increase

[56:18] at that time coming out of COVID.

[56:20] We have sales reports from 21, all sales of 21 to show that at the time we were 100% on

[56:27] commercial and industrial when we did the schedule of values.

[56:31] But then, when you look at the 22 sales, which we did not have all the 22 at the time that we presented the schedule of values, it was about 90%.

[56:38] But we were still not, I mean, we were still within industry standards at that point on commercial industrial separately.

[56:47] But North Carolina Department of Revenue takes it as a whole, our sales ratio with commercial industrial residential data, they do not break out property type.

[56:56] So we've been within state standards.

[56:59] We have not fallen below 85% or went above 115%, and like Mr. Tanner said, we do send out income and

[57:06] expense statements to all businesses, no matter if that girl received calls on some of those from businesses saying, what is this?

[57:11] Because it asks for a lot of information, and that's our market data, that's where we're getting that information.

[57:17] So we do use other services, and it was brought up in a public meeting that we had the other day, where do we obtain this information?

[57:25] do we use a valuation guide?

[57:26] The answer to that is no.

[57:28] We use gas and county sales, gas and county data.

[57:31] We talk to business owners.

[57:34] We do use services such as MLS for real estate.

[57:37] We do use co-star for commercial property,

[57:41] however, like Mr. Tanner will say.

[57:43] And you can't just look at the sale price on that,

[57:45] you know, pertinent with Carolina Statue and NCDOR.

[57:47] There's multiple factors that go into that.

[57:49] So you just can't take a sale and call it valid.

[57:52] We have to do our research on that sale.

[57:54] you know, if it's a multi-prosal sale, if it's a forced sale, if it includes personal

[57:59] property or intellectual property or anything like that, that's not a valid sale and we can't

[58:04] use that.

[58:05] So there's a lot of moving pieces that go into it and it's not just, oh, well, this property

[58:10] sold for this, but it was valued at this.

[58:14] And that is all stated in here.

[58:16] I mean, it's a lot to go through.

[58:18] It's 320 something pages and it will be uploaded on our website tonight after this meeting

[58:24] as a PDF. One question on the market data for the commercial side.

[58:29] Yes, sir. What's the percent of businesses that don't send that information back?

[58:35] There's a lot of businesses that don't send it back. So in that situation, what do we do

[58:39] to get that data? They're not required to and we can't force them. And you know, we also

[58:45] can't verify that business sending in the same information that they're reporting to other

[58:50] state agencies or whatever on their tax returns or anything else. So we just have to take

[58:55] it as it is. You know we probably receive a third if that of the ones we get back.

[59:00] Would you say that's a fair assessment? We probably get a third of the ones back.

[59:05] So to formulate that data got we're doing that in house. Yes yes so we and that's information

[59:11] that can't be shared and it even states that and those forms are in this book there's a copy of

[59:15] those forms each and every one in this book there's like six or seven pages of it for different types

[59:19] of businesses. It's blank forms in its states that, you know, we won't share this data

[59:24] for public records law because it does, we'd have to adapt pretty much the entire document

[59:29] at that point. But those are what's sent out, and sometimes you'll have people just

[59:33] fill out certain pieces and send that back in, but that's still data. And there's conversations

[59:37] that's had, you know, we'll call those businesses owners and talk to them and ask questions

[59:43] and at that point they may feel more comfortable to give us that information and fill that in,

[59:48] And then that's the stuff that we keep in house.

[59:50] Thank you, ma'am.

[59:51] Thank you, Mr. Chair.

[59:52] I want to make sure, right, that is state law.

[59:54] That's not something gas in county correct?

[59:56] That is correct.

[59:57] That is state law.

[59:57] Yes, sir.

[59:58] So, state law, they do-

[1:00:00] We do not have to send that back. That is not a Gaston County thing. And we have received that question from business owners. Is this mandated? And no, it is not state mandated. But it is a tool that we use to develop our rates for market here locally in Gaston County.

[1:00:18] Mr. Bailey. Yes. This is more on the residential side. Yes, sir. Over the past year, I've been looking at numerous properties on MLS and their appraised value.

[1:00:30] And over the past year, the appraised values are well below the MLO, I mean, everything has went down compared to their schedule of values, I guess, what the county had appraised them.

[1:00:44] So, is that something that the residents of Gaston County can be able to see their properties lowering for residential values?

[1:00:53] So you're saying that you're seeing a praise value is lower than our current assessed values from the 2023 schedule.

[1:01:02] I'm sorry.

[1:01:03] Okay.

[1:01:04] So that's not what we're seeing.

[1:01:06] I'm not saying that the residents won't see an assessed value decrease, but the market has pretty much stable has been stable for residential properties.

[1:01:15] As I stated, we're about 86% of, for our sales ratio for this year.

[1:01:22] And that's from the last reappraisal, and that's by DOR standards, but that includes all properties.

[1:01:27] And we try to be 100% of market as of the January 1 reappraisal day.

[1:01:33] On the commercial, I spoke with you when we first got into office, and you were talking about the last

[1:01:46] So we should see a substantial increase now, because we've got a lot of companies moving into Gaston County, warning property.

[1:01:55] Yes, and that's a two-pronged, so, and that's what I was just stating with the 21 and 22 sales with commercial and industrial and being, you know, 100% and the 90% of market in 22.

[1:02:08] coming out of COVID, we had a lot of businesses that was sitting in empty, you know, equipment and everything sitting in there, so it wasn't just the real estate, you're also talking about the personal property, the machinery and equipment, this is also being taxed, and it was very unsabeled at that time.

[1:02:24] So now you are seeing an increase in sales and commercial and industrial property, but you're not going to see so your business owners are going to receive a tax bill for the real estate.

[1:02:33] and then any of the machinery and equipment on the inside as well.

[1:02:37] So it's a multi-prong process, and your personal property is reassessed annually

[1:02:43] to where your real estate is reassessed on a four-year basis,

[1:02:46] which is what this schedule of values is setting out.

[1:02:48] Is the real estate values for the next four years?

[1:02:52] Do we expect an increase in that?

[1:02:55] In the commercial and industrial?

[1:02:56] Yes. You will see an increase in the commercial and industrial.

[1:02:59] I'm not going to say yes or no to the residential.

[1:03:01] Are we a little lower?

[1:03:02] we're seeing that in some areas, yes, but it's not going to be across the board, you know,

[1:03:07] the increase that you saw in 23 at the 60% across the board. That's not what the residents

[1:03:11] are going to see.

[1:03:16] So, Mr. Chair, Mr. Stormbrush, talking about the residential side of the 23 appraisal,

[1:03:25] my property of our investment city, and 113% increase in valuation.

[1:03:34] and I kind of question that. So I went back and of course this is after the

[1:03:39] time lag from the data that you used to come up with that number, I went back

[1:03:44] and I pulled up the comps. Real estate people understand what comps are. I

[1:03:50] pulled up the comps for 14 homes sold in the last six months and this was about a

[1:03:55] year after the completion of your data because there's a time lag. Like you said,

[1:03:58] it's a living document. Moves. And I pulled up the comps and the comps justified my property

[1:04:06] having an increase of 140 percent value. I did not appeal. I accepted my medicine and

[1:04:14] went forward. At that time, residential property was staying on the market maybe eight days

[1:04:20] before sale. I know of one particular property in Dallas that was listed aggressively in terms

[1:04:30] of pricing in the last two months, it sold in three days, but now granted the seller had

[1:04:37] marked it 40,000 less than what it sold two and a half years ago and because they wanted

[1:04:45] to move. So prices for residential property are not unlike commercial property. It's based on who

[1:04:54] won't sit and how much they want it and how it fits their needs. On the price.

[1:05:00] Paisal is an appraisal. It's good for the piece of paper as written on, but at the end of the day, that doesn't mean that doesn't show the market value of that particular property in the eyes of the buyer. In the eyes of the seller, seller has a number, and it's their number. That's absolutely nothing to do with that appraisal. So appraisals are used for one thing, but sales are done for another. Being on the board, we took that action to purchase that property that's

[1:05:29] keeps being talked about and talked about.

[1:05:33] Gaston County wanted that property because of this location.

[1:05:36] And when you hear people talking about property,

[1:05:38] they talk about location, location, location.

[1:05:41] The services that we wanted to put at that facility, that site,

[1:05:45] was that's the most central location that

[1:05:48] had all the services, the water, the sewer, the infrastructure

[1:05:52] in terms of internet access and all those things.

[1:05:55] And it dotted all our eyes.

[1:05:58] I personally would have liked to have done it on 40 acres that we own that's in between

[1:06:03] Gaston and Cleveland County. I would have liked to have built a joint emergency operations

[1:06:08] center for dispatch between Cleveland County and Gaston County that we could have had one

[1:06:13] hard and sight that would have done all of that. It's a little out of the way, especially

[1:06:17] for gyms, but we already own that property. We've owned it for quite a few number of years,

[1:06:23] But it would cost 4.3 million dollars to put utilities and service into that facility,

[1:06:30] to that 40 acres that we own, right off of 85 on South 85 and 74.

[1:06:36] With all that being said, we talk about appraisals, we talk about the validity of that $7.3

[1:06:43] million or whatever the actual number was.

[1:06:46] At the end of the day, if we wanted it, and that's what the buyer wanted to sell it for,

[1:06:51] That has nothing to do with your department, it has nothing to do with our wishes, it has nothing to do with the evaluation of the property, it's what the buyer and the seller are willing to agree upon.

[1:07:02] So at the end of the day, there's something about the market that isn't driven by our tax evaluation or whatever.

[1:07:12] And we keep talking about that piece of property, and that piece of property is invented a thousand different times.

[1:07:18] And I was here, I was here with other people, I don't think any of you three, you were

[1:07:24] here weren't you, and you voted against it, that's correct.

[1:07:28] But at the same time, the board understood and understood what we had vision for that

[1:07:32] property and it met our criteria.

[1:07:36] And if the end of the day it's the business decision and we made a business decision.

[1:07:40] And we can talk about it till the cows come home, but at the end of the day it was the right

[1:07:45] decision by the county at the time.

[1:07:47] I still say that it's right, I still say we need to build that facility, I think it needs to be one of our priorities.

[1:07:53] But, you know, that's just one property, but there's hundreds of examples out there of those increases of valuations on the residential side.

[1:08:01] And like you said, COVID had depressed the industrial commercial properties because businesses weren't able to operate.

[1:08:08] A lot of businesses closed.

[1:08:09] So with all that being said, you know, we are where we are today.

[1:08:15] I know the tax department's done the best job if they could.

[1:08:17] I have no concerns with that.

[1:08:20] And I had asked Commissioner Sheahan on several occasions to give me a copy of the data

[1:08:26] that shows the value that comes up with the $16 million of lost revenue.

[1:08:33] And what validates that?

[1:08:34] I want to understand the validity of that.

[1:08:36] I have yet to see that.

[1:08:38] I would like you to produce that for us in the next 48 hours to the manager's office,

[1:08:44] to have the managers office send that to all of us because I want to understand that because

[1:08:48] I've never seen it.

[1:08:49] I've asked for it.

[1:08:50] It's not taking place.

[1:08:52] And if we're going to say something like that to the public, we need to back it up.

[1:08:56] And I'm not picking it to you.

[1:08:57] I'm just saying this conversation, we're wearing this old horse out and I think it's time

[1:09:01] we put it to be it.

[1:09:03] Thank you.

[1:09:12] I guess one of the things that we want to talk about because I know you had some things

[1:09:15] that you wanted to relay so we'll go into that after this but we were talking about

[1:09:19] a good sale.

[1:09:21] That's also the state of North Carolina, Dean's what is a good sale and what is not, correct?

[1:09:25] That is correct and that is in this book as well.

[1:09:28] Can you give the public the notice of what they can expect and look at this document where

[1:09:35] they can go if they want to talk about something inside of it, how they would get in touch

[1:09:39] with someone, whether it be your officer or some everhow, and I know you want to talk

[1:09:44] about several things if there's something you guys want to discuss that talk to the

[1:09:49] public.

[1:09:49] Because the one thing I want to make sure is, which we've been back and forth over this,

[1:09:55] is making sure the public is well identified what's happened.

[1:09:58] We've always talked about this.

[1:10:00] So tell me a little bit about what the state says about a good sale and how it lives in this document, and then we can go forward from there. Okay, so a good sale by state standards. It has to be open market. And then, you know, there's other things that you have to take into consideration. Is it a multi parcel sale? Is their personal property or other property included? If so, that would disqualified. If it's between family members, if it's forced or coerced.

[1:10:28] I'm trying to thank of any other.

[1:10:30] It literally has, if you look at the deed edit sheet, I don't know exactly what page

[1:10:38] it's on, but it's in here.

[1:10:39] If you look at the deed edit sheet, it lists A to S, yeah, I mean it takes up almost the

[1:10:46] entire alphabet of different reasons, and you actually see that on our property record

[1:10:51] card.

[1:10:52] So you can pull up a property record card for any property on our website, and you can use

[1:10:58] this schedule of values, and you should be able to tell what each code is, whether the

[1:11:02] cell was valid, not valid, while we invalidated it.

[1:11:06] You can look at permit data on there, there's a sketch on there, so you can see all that.

[1:11:11] So looking up a property record card on our website, and using that with this book, you should

[1:11:16] be able to value that property the way that we have valued it.

[1:11:19] But one thing to note is that we are doing property taxation valuations on mass and not

[1:11:23] fee appraisal, which is two different things.

[1:11:25] So, you know, we're talking about appraisals and stuff and if you're buying a property

[1:11:31] or you're getting a loan for a property, you're getting a fee appraisal done.

[1:11:34] That is not something that we do.

[1:11:37] We do it in mass for property taxation purposes and we're going to go into a lot of detail

[1:11:42] at the September of the 8th meeting with some educational stuff with some examples

[1:11:46] as well as the websites and software that we have available for the public that we actually put

[1:11:54] in place in 23 and that we've refined since then to where you can go look at any sales in your

[1:11:59] area or anybody else's area and you can pull comp reports. You can change that criteria as much as

[1:12:06] you want but it shows our data and there's pictures of that as well and here there's three different

[1:12:12] examples of a comp grid in here as well and you know we don't do that for every property but when someone

[1:12:19] when appeals their property, we do pull those cops.

[1:12:23] We also, just so everybody understands,

[1:12:26] if there's any aerial data that we find

[1:12:28] from the last evaluation to now,

[1:12:31] someone has added something to what,

[1:12:34] I think you're part, it puts a little red.

[1:12:37] Yes.

[1:12:37] The issue around it shows what's different also.

[1:12:41] The commission is judged on a different, not by it.

[1:12:44] So we all feel the same heat that everybody else feels.

[1:12:47] It's not like we're getting special needs

[1:12:49] because we have someone else come to do our appraisal.

[1:12:53] And then it's valued off of that, how we kind of get our numbers.

[1:12:56] Can you talk a little bit about what's those on

[1:12:58] and what criteria that you use to pull any new data

[1:13:02] or something someone may see?

[1:13:04] Yeah, so we have two different teams.

[1:13:06] We have the reappraisal team that works on just the revow portion of it.

[1:13:10] And then we have our annual team.

[1:13:11] And they're outpicking up new construction, work in permits.

[1:13:14] So we pull the permit data from building inspections

[1:13:17] and we're going out to those and that could either increase or decrease value on the

[1:13:24] in between years of a revile and then the sorry I lost my train of thought oh yes

[1:13:38] that's where we were going the sketch check program thank you the sketch check program

[1:13:44] So we actually have boots on the ground and then we also do two flights, every revow

[1:13:50] through a company and the year before revow, we do a sketch check program.

[1:13:55] What it does is it takes our sketches that we currently have and it takes an outline of that building and it

[1:14:01] geolocates it and if there's an error in the or a mismatch is what it's called in that property.

[1:14:08] So there's three different colors. It'll be green, yellow, or red.

[1:14:11] Green is obviously good. Yellow means there's a minor mismatch and then red means either we're

[1:14:17] missing an entire building or there's a major mismatch and at that point we're looking at the

[1:14:23] aerial data and then we're creating a field check in our system to put somebody back out there

[1:14:27] at that property to measure that pick that up, get pictures.

[1:14:32] And by international and state standards,

[1:14:35] That actually is qualifies as a full measure and list for a reappraisal.

[1:14:45] Just this time I would like to also have something when we send out these.

[1:14:51] I know that I think Adam I think we did a step by step on online last time.

[1:14:57] like to find a way we can get something that

[1:15:01] It puts the public into being able to see, so not just that they got this bill, how they can go through the process of if they want to appeal or whatever that may be early on. And that way we can educate. Also, you're giving tutorials right now throughout the community. What does that look like? So we have multiple different presentations and educational meetings that we're doing. We were just in Bessemer City at three o'clock today doing a meeting for them.

[1:15:31] and really anywhere that wants us, we're going,

[1:15:35] I don't care if it's one person or a hundred people,

[1:15:37] we'll go and we're walking them through

[1:15:39] while we do a revile.

[1:15:40] Here's the schedule that we have so far.

[1:15:42] That doesn't include some of our events

[1:15:44] that we're having like we're attending cotton gin and days

[1:15:47] and I think there's one other meeting

[1:15:48] that we've added since then for Dallas.

[1:15:53] But, so we're going out to the public,

[1:15:55] we're walking them through it

[1:15:56] and then we will also show them,

[1:15:58] you know, we'll bring up our software

[1:16:00] and we'll show them what they can actually access on our website, how to pull the comps,

[1:16:04] and what that looks like, you know, ask, answer any questions.

[1:16:08] We've had a lot of people that's had issues from the prior reappraisals,

[1:16:11] and, you know, we talked them through that.

[1:16:13] We look at their properties, and sometimes we find out really good information

[1:16:17] of either our data is incorrect, or they are making assumptions

[1:16:21] because they don't know the process, and we're just educating them on that.

[1:16:24] So that's really what that looks like.

[1:16:26] We're just walking through it.

[1:16:27] we have brochures handouts, you name it, we're giving it out just to try to educate as many

[1:16:34] people as we can. And so we have those between now and October. And that's kind of the

[1:16:39] deadlines with this schedule. So we're presenting this to you all tonight. We'll be back September

[1:16:43] the 8th for a really in-depth presentation, educational-wise. And then September the 22nd is the public

[1:16:50] hearing on this schedule of values and then the adoption for this is at the end of October

[1:16:58] and then once it's adopted we will publish it in the paper four times four consecutive weeks

[1:17:04] and there's a notice of appeal so if you want to appeal the schedule of values you have to go

[1:17:08] through the property tax commission to do that and it has to be evidence-based and they will push

[1:17:13] us to the top of the calendar and you had asked me earlier when I lost my train of thought

[1:17:19] about contacting someone in our office or who to contact if somebody had questions.

[1:17:23] So my telephone number, my desk number is 704-810-581-1.

[1:17:29] It comes to my cell phone.

[1:17:31] Feel free to call anytime, if I don't answer them, probably sleep in it if it's late

[1:17:36] a night.

[1:17:36] But, you know, we're open, we're available, you can walk in, you can talk to us, we've done

[1:17:43] it with numerous people.

[1:17:44] We don't have anything to hide, you know, if you want to come see how we do it, we'll

[1:17:48] take you for a ride alone, happy worth that.

[1:17:50] So I've asked Adam to put up the public hearing schedule

[1:17:56] online, that way everybody could see that through

[1:17:58] our social media pages and whatnot.

[1:18:01] With that, I'd like to kind of after that's over.

[1:18:05] Maybe if you all could get together and do one on one

[1:18:08] from the questions that have been asked throughout,

[1:18:10] kind of just give the presentation so people can see it

[1:18:13] just to not fill in that.

[1:18:15] and we can film one from some place we can go do and figure that out, but I want to make

[1:18:21] sure that the public has every necessary piece to this where we're open to book about

[1:18:28] this because I think sometimes people think that this is where we've tried to who do

[1:18:34] them or something. We want to make sure everything is open. I want to make sure that happens

[1:18:37] from your guys. Thank you for allowing the public to call. They can set up an appointment

[1:18:41] it up soon, through that office as well. And then we'll do the appeal part as well. Obviously,

[1:18:48] we can't do it on the TV anymore because of some issues we have in there, but we can

[1:18:54] do it on the social media side. We'll ask the manager to make sure that we figure out

[1:18:59] all the pieces of that to get that. Anything else you want to add?

[1:19:03] I will say when you bring up the appeal. So in 23, we did what we dubbed appeals on wheels

[1:19:08] and we went out to all the municipalities and we set up shop at the municipalities that

[1:19:13] wanted to work with us and we spoke with citizens and we let them file their appeals and talk

[1:19:18] to appraisers on site in their municipality. That way, you know, they didn't have to come to Gastonia

[1:19:24] or, you know, if they're working in one area of the community and they live in another, you know,

[1:19:29] they could do it on their lunch break or whatever. We have communicated with most of the municipalities

[1:19:33] and they're good to do that again. So we anticipate doing that. We'll be sending out

[1:19:37] information on that as well.

[1:19:39] You can obviously come here, but we're also having other locations throughout the county.

[1:19:44] That way, we're meeting citizens where they are.

[1:19:48] Anything else you have, Dad?

[1:19:49] No, sir?

[1:19:50] Any other questions from the Board of Commissioners?

[1:19:52] Thank you very much for your presentation.

[1:19:54] Oh, Mr. Tanner.

[1:19:55] I just have one thing talking about the schedules.

[1:19:58] Part of this was we revamped the schedule.

[1:20:00] It's actually easier to find anything somebody's looking for. We restructured it and made it shorter. And it's indexed where anything you're looking for, you find that you look for it and go that page and it's there. So it's much easier for citizen. We worked with this stuff. So we used to it, but we went through an event where it's actually easier for people to find what you're looking for. Thank you.

[1:20:28] Appointments. What's your she had? Thank you, Mr. Chair.

[1:20:32] here. Oh, sorry. Why? If we could vote on that, we want to hear motion to approve

[1:20:40] the presentation of the Schedule of Agues. Motion made by Commissioner Ho seconded by

[1:20:47] Commissioner Kieger in discussion. All in favor. Isian and Miss Madam Clerk.

[1:20:54] Mr. Chair, I have two economic development commission application received from a Mr. Johnny Denton health and human services board application received from a Miss Kimberly John seconded by Commissioner Hovis all in favor.

[1:21:14] It is unanimous Madam Clerk, Commissioner Bailey.

[1:21:19] Mr. Klogger, no appointments.

[1:21:22] Mr. Hovis.

[1:21:23] I have none, sir.

[1:21:24] Mr. Kieger.

[1:21:25] No, sir.

[1:21:26] And I have none as well.

[1:21:28] Reports, Mr. Sheahan.

[1:21:31] None at this time, Mr. Chair.

[1:21:32] Mr. Bailey.

[1:21:33] No, no, this time.

[1:21:34] Mr. Klogger.

[1:21:35] No reports.

[1:21:36] Mr. Hovis.

[1:21:37] I have none, sir.

[1:21:38] Mr. Kieger.

[1:21:39] I will just mention that guests in college at our meeting last week announced I think the

[1:21:46] It's the third consecutive year of record number of enrollees and I'll be attending the state trustee commission, the rest of the week in Greensboro.

[1:21:59] If we're doing that, sir,

[1:22:03] county manager's report.

[1:22:05] No report.

[1:22:07] The county attorney's report, nothing report, Mr. Chairman.

[1:22:12] Any

[1:22:14] other matters need to come before the board at this time?

[1:22:18] Seeing none, this concludes our meeting for tonight.

[1:22:21] Our next work session is here in the Harley-Bee Gasome Public Junior Public Forum.

[1:22:26] Court House, thank you for watching.

[1:22:27] If you have any questions, remit those to Donna S. Buffett, 7-0-4-8-663-196.

[1:22:33] Good night, all.

2026-08-25 6:00 PM - Regular Meeting

Transcript