Gastonia City Council Regular Meeting – April 16, 2024

The Gastonia City Council met at 6:00 p.m. on April 16, 2024, in the City Council Chamber. The meeting opened with an invocation and the Pledge of Allegiance. Council voted to add items I.2 and I.6 to the agenda, then unanimously adopted the agenda and approved the minutes of the March 26, 2024 budget outlook work session and the April 2, 2024 regular meeting. The agenda included awards and proclamations, a fair housing analysis, a $300,000 homebuyer assistance pilot program, public expression, a six-item consent agenda, an annexation/rezoning public hearing, two Unified Development Ordinance amendments, and the Ward 1 vacancy process. Councilman Robert Kellogg attended his last meeting before resigning effective April 30, 2024.

Awards, Ceremonies and Proclamations

• Mayor's Youth Leadership Council recognized 14 graduating seniors. The council includes about 25–30 students from Gaston County high schools; this year they gathered and wrapped 300 toys for Christmas in the City and volunteered at a senior Thanksgiving luncheon, senior games, a women's shelter, and Special Olympics fishing derbies.
• 2024 Student Achievement Awards were presented to Cameron Massey (Ashbrook High School), Adrian Cutshaw (Greer Middle School), Mauro Maya Castro (Highland School of Technology), Ariah Graham (Hunter Huss High School), Jaquela Bryce (Southwest Middle School), Samuel Long (Web Street School), and Tatiana Lipscomb (York Chester Middle School). Massey was highlighted as a three-time outdoor national champion in discus, a recent NCHSAA all-classifications discus record holder, and an Olympic trials qualifier planning to attend Auburn University.
• Council proclaimed May 2, 2024 as National Day of Prayer and presented it to Reverend Dr. Pierre J. Crawford.
• Council proclaimed May 6–10, 2024 as Economic Development Week and presented it to Kristy Crisp.
• Council proclaimed April 18, 2024 as Lineman Appreciation Day and presented it to Brian Potocki; electric linemen introduced themselves.

Consent Calendar

• Council approved all six consent items unanimously, with Councilwoman Stepp counted in the affirmative though not present:
  • Survalent Technology, Inc. SCADA system for the Electric Department, $200,972.
  • Modern Chevrolet: four 2024 Chevrolet Equinox units for the Police Department, $116,996.
  • McKenney Salinas Honda: ten 2024 Honda Odyssey vans for microtransit service, $429,370.
  • Modern 1: four 2024 Chrysler Pacifica ADA-accessible units for microtransit service, $354,176.
  • Budget Amendment 2420044 recognizing $23,935 in additional asset forfeiture proceeds and $6,889 in U.S. Treasury Secret Service reimbursements.
  • Budget Amendment 2420045 recognizing $361,281 in General Fund revenues transferred to Powell Bill to cover non-Powell Bill expenditures.

Public Comments and Testimony

• Robert King, a Ward 1 resident, asked to be considered for the Ward 1 vacancy, citing 35 years of business, financial, and community leadership and his close 2021 campaign for the seat.
• Kathy Boswell noted the lack of a codified process to fill vacancies and urged council to choose Robert King for his operational management and fiscal responsibility; she also expressed concerns about the recent tax increase, the budget, and ongoing household costs.
• Leanne McMillan, a Ward 1 resident, said her neighborhood was overtaxed by about 15% after reassessment and was struggling to sell homes while nearby non-city development sold quickly. She criticized the budget work sessions for not questioning department requests and argued that a $200,000-plus home is not truly affordable once mortgage, taxes, insurance, utilities, and food are considered.
• Mark Solars criticized parts of the April 15 budget work session, including utility deposit policies based on credit, proposals for a beach and pier power source at Rankin Lake, the recommended $3 trash collection fee increase, and unacknowledged emails from residents to elected officials. He urged the council to make real budget cuts and prioritize responsible spending.

Presentations and Discussion

• Fair Housing Analysis: Danette Dye and Jessica Fisch presented the Analysis of Impediments to Fair Housing Choice prepared by Mosaic Community Planning, LLC. The study used surveys, focus groups, stakeholder interviews, and a public comment period from February 20 to March 20, 2024. Key findings included moderate segregation between Black and white residents; 44% of Black households and 41% of Latinx households experiencing housing problems versus 23.4% of white households; 40.2% of non-family households with housing problems versus 19.6% of small family households; and 2,859 residents with disabilities below the poverty level compared with 567 subsidized units for residents with disabilities and seniors. Councilman Gallagher disputed a community comment in the report that the stadium project had taken people's homes, saying the city only took a crack hotel and an old Sears building; the consultant said inaccurate community comments could be removed. Councilwoman Barber urged respect for differing perspectives on affordability. Council approved acceptance 5 to 2.
• Homebuyer Assistance Pilot Program: Danette Dye presented a request to amend the Affordable Housing Policy to designate $300,000 of HOME Investment Partnerships Program funds for a pilot program increasing down payment and closing cost assistance from $7,500 up to $25,000. Income eligibility is 80% of area median income: $55,850 for one person and $79,750 for a family of four. Buyers must contribute $750 of their own funds; assistance above $7,500 carries a 10-year lien. The pilot is expected to run from mid-May 2024 through June 2025. Dye said the average sales price in Gaston County is around $288,000; Councilwoman Stepp said starter homes are almost obsolete and that Gastonia's median income is still under $60,000. Council approved the pilot unanimously.

Regular Agenda

• I.1 – Closed two unopened alleyways on the south side of East Fifth Avenue to support redevelopment near the CDA restaurant; approved unanimously.
• I.2/I.3 – Approved voluntary annexation of approximately 3.976 acres on Union Road and rezoning of a total of 70.45 acres from Gaston County R-1 and C-3 CD to C-3 CD. The property is south of Union New Hope Road at Union Road and Wilson Farm Road, owned by Edward Mauney and 4-Star Investors. The development plan includes 200 townhomes, 250 apartments, and 140,000 square feet of retail, including a grocery-anchored center and five outparcels. Applicant representatives estimated townhome prices in the $340,000–$380,000 range and total project investment over $100 million. The Planning Commission recommended approval 7-0. Council approved unanimously.
• I.4 – Amended UDO Section 7.6.5 (Urban Standards Overlay District) so that new non-residential accessory structures may match the materials of existing non-conforming principal structures while still meeting other standards. Approved unanimously.
• I.5 – Amended UDO Section 7.6.1 (Flood Hazard Overlay District) to exempt public facilities from the no-rise requirement, with protection requiring any rise in base flood elevation to be contained within the facility property or agreed to by adjacent property owners. City Engineer Tucker Johnson cited the Linwood Springs Park bridge project as an example where the existing requirement would force bridges several feet above the creek banks and add significant cost. Approved unanimously.
• I.6 – Ward 1 City Council Seat Appointment Process: City Attorney Ashley Smith presented a process modeled on the 2009 vacancy appointment. Council voted to publish the application, set a May 22, 2024 application deadline, select interviewees at the June 4 regular meeting, and hold a special interview meeting on June 17 at 5:30 p.m., with appointment expected on June 18. Council members were asked to submit interview questions. The motion to publish the application was initially declared unanimous, but the mayor later clarified that Councilman Odom abstained/voted no, so the record is inconsistent; the deadline and schedule votes were unanimous.

Key Outcomes

• Approved the fair housing Analysis of Impediments, 5 to 2.
• Approved the $300,000 HOME-funded homebuyer assistance pilot program with assistance up to $25,000 per buyer.
• Approved the consent agenda, alley closure, annexation/rezoning, and both Unified Development Ordinance amendments.
• Launched the Ward 1 appointment process with applications due May 22, 2024, interviewee selection on June 4, interviews on June 17, and appointment expected June 18.
• Councilwoman Stepp was counted in the affirmative on the consent agenda though not present; Councilman Kellogg's resignation takes effect April 30, 2024.