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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Gastonia Planning Commission Meeting, May 7, 2026

City Council & Commissions — Thursday, May 7, 2026

BodyGastonia, North Carolina

SessionCity Council & Commissions

DateThursday, May 7, 2026

StatusFILED

Video Record

0:00 / 54:24

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:01

Good evening, everyone.

0:08

Is this Mike Own?

0:09

Thank you so much.

0:10

My name is Christy Ferguson, and I'm the chair of the Gastonia Planning Commission.

0:14

On behalf of the commission, I would like to welcome you to today's meeting.

0:18

I will now call to order the May 7, 2026 meeting of the Gastonia Planning Commission.

0:25

If you plan to address the commission in favor or opposition this evening, please sign the appropriate sign-in sheet on the table next to the door on the outside.

0:34

Item one roll call sound check.

0:37

Commissioners, let's go around the dais.

0:39

Check your microphones and let us know if you have had any contacts for the record.

0:45

Tonight we'll start on my right.

0:51

Deanna Murphy, no contact.

0:53

Call Harris Ward 4, no contact.

0:58

Category Ward 1, no contacts.

1:00

May Chat and World Ward 6, no contact.

1:03

Christy Ferguson, no contacts.

1:05

I would like to notice to notate the delayed arrival of Commissioner Julie Coffee.

1:13

She is on her way and should be here in the next 20 minutes or so.

1:16

I declare a quorum for the meeting.

1:18

Item three, approval of March 25th, excuse me, March 5th, 2026 meeting minutes.

1:24

Are there any corrections or additions to those meeting minutes?

1:31

Motion to approve.

1:32

Second.

1:33

We have a motion to approve those minutes as submitted in a second.

1:37

All those in favor of approval indicate aye.

1:40

Aye.

1:41

Those minutes are approved.

1:47

Rules of procedure.

1:49

Before we begin the public hearings, let me first explain the procedures that will be followed.

1:54

A time limitation policy is used to conduct the meeting.

1:57

Generally, we ask that opponents and proponents limit their total time to a total of 20 minutes, distributing this time to two to three minutes per speaker.

2:06

Time will be available for rebuttals if needed.

2:09

At any time following the opening of the public hearing, the planning commission may consider continuing the hearing to a later meeting in order that sufficient information may be obtained for the commission to make a decision.

2:21

Following the hearing, the planning commission will consider action on the request.

2:25

The commission may take action this evening or delay action to another meeting.

2:30

Actions of the planning commission may include granting the item requested, granting the request with a reduction in the area requested, granting a more restrictive rezoning than the one requested, or denying the request.

2:43

If the decision of the planning commission is by a three-fourths vote and no one appeals our decision, then the decision of this body shall rest as final action.

2:53

On the other hand, if our vote is by less than three-fourths, then the case will automatically go on to the city council for a new hearing and their consideration.

3:01

Also, regardless of how the planning commission voted, if anyone appeals our decision, the case will go on to the city council for a new hearing and final action.

3:11

Any such appeal must be filed with the city manager or city planning office by 5 p.m.

3:16

on Friday, May 22nd, 2026, unless otherwise noted at the beginning of the hearing.

3:23

Notice of any potential or required hearings before the city council was given with the notice of the hearing.

3:29

Therefore, no separate general notification will be made if there's a city council hearing.

3:34

If you would like to be notified of any appeal hearing before the city council, call or email the planning department.

3:41

Item 4, public hearing 1519, North Webb Street, file number 2025 00122.

3:50

Subject hearing involves a request to rezone approximately 3.52 acres from RS8, single family residential 8,000 square foot lots to C2, conditional highway business conditional district.

4:03

The subject property is located at 1519 North Webb Street and is owned by 1519 in Webb LLC.

4:12

Like to recognize Maddie Gross, AICP, Senior Planner for Staff's presentation.

4:18

Good evening, Maddie.

4:20

Good evening.

4:21

Thank you, Madam Chair, members of the Commission.

4:24

As Madam Chair stated, the request before you is for a rezoning for a property located at 1519 North Webb Street.

4:34

The property is currently zoned RSA and it's outlined in the blue outline on our zoning map.

4:42

The adjoining properties in this area are a combination of IU, which is urban industrial, C3 and C1, which is our neighborhood and general commercial districts, and other RS8.

4:55

The uses are primarily single-family homes with some older industrial and commercial type uses.

5:04

Quick aerial imagery of the property.

5:24

So some of you commissioners may recognize this property.

5:28

It was before you in December of 2024.

5:31

At that time, it was a general rezoning request for IU Urban Industrial.

5:37

At the time, the applicant was floating a couple different options for development, and so the board asked for the applicant to continue that application.

Discussion Breakdown — Share of Meeting

Zoning█████████████████████████████████████████████49%

Procedural██████████████████████████████████37%

Engineering And Infrastructure███3%

Economic Development███3%

Historic Preservation███3%

Public Safety███3%

Affordable Housing██2%

Summary of Proceedings

Gastonia Planning Commission Meeting, May 7, 2026

The Gastonia Planning Commission met on Thursday, May 7, 2026, at 5:30 PM in City Hall Council Chambers. The meeting included roll call, approval of prior minutes, two public hearings, and other business. Key actions included unanimous approval of a rezoning for a mixed-use development at 1519 N. Webb Street and a unanimous recommendation to approve a Unified Development Ordinance (UDO) text amendment with an added amendment for commercial square footage flexibility.

Consent Calendar

Approval of Minutes (March 5, 2026): The minutes from the March 5, 2026, meeting were approved unanimously by voice vote.

Public Comments & Testimony

Item 4.A – 1519 N. Webb Street Rezoning: Two speakers, Sanjeev Boson (715 Eastwood Lawn Road, Charlotte) and Harold Jordan (4449 19 Albemarle Road, Charlotte), representing the applicant 1519N Webb, LLC, spoke in support. They expressed strong support for the redevelopment of the former Arlington Elementary School into a mixed-use project, noting the building has roof collapses and needs prompt stabilization. They clarified that environmental issues were corrected in the 1970s and that the project team has experience with historic structures. No speakers opposed the request.
Item 4.B – UDO Text Amendment: No members of the public signed up to speak on this item.

Discussion Items

Item 4.A – Rezoning 1519 N. Webb Street (File #202500122): Senior Planner Maddy Groce presented the request to rezone approximately 3.52 acres from RS-8 (Single-family Residential, 8,000 sq. ft. lots) to C-2 CD (Highway Business - Conditional District). The property, site of the former Arlington Elementary School, is proposed for a mixed-use development with 116 apartment units and approximately 5,000 sq. ft. of ground-floor retail. The plan includes a two-story addition to the existing 67,700 sq. ft. school building (housing 80 units) and a new four-story building at the corner of School Avenue and Webb Street (36 units, with ground-floor retail and parking). Conditions include a 15-foot Type C buffer along Webb Street School, new and replaced sidewalks to a 5.5-foot standard, landscaping, pedestrian facilities, lighting, two license plate reader cameras, and a tree save requirement. The site plan currently lacks a stormwater pond, to be addressed later. Staff found the request consistent with the 2019 West Franklin Redevelopment Plan (the building scored a 7, indicating blight) and the 2050 Future Place Types Map (neighborhood residential with secondary mixed-use). The neighborhood meeting on April 14, 2026, had no attendees. Commissioners inquired about structural scope (rezoning only), facade materials (full brick), interaction with the Historic Preservation Commission, and the license plate reader camera program (police partnership, city maintenance after 10 years). No opposition was heard.
Item 4.B – UDO Text Amendment (File #202600147): Senior Planner Maddy Groce presented a three-part amendment: (1) introducing the term "major development" (any residential development with 20+ dwelling units or commercial development requiring a Traffic Impact Analysis, TIA) and requiring such developments to go through the conditional zoning process; (2) reorganizing procedures for map amendments, including relocating neighborhood meeting requirements, updating continuance standards (from up to 8 days to next regular meeting), and clarifying that the conditional zoning suffix is "CD" not "CZ"; (3) updating urban design standards, including reducing front setbacks in commercial/office districts from 30 feet to a maximum of 15 feet, and re-adopting building material standards that were previously presented but not signed. A key addition is a 10% minor modification allowance (up to 10% change in unit count or mix of unit types) that the administrator may approve administratively, provided it does not conflict with other UDO requirements (e.g., open space, tree save, height). Commissioners discussed the 10% threshold (questioning whether 5% might be more appropriate, but staff noted the language is "up to 10%" with case-by-case review), whether commercial square footage should also be included (initially only residential, but after discussion staff agreed to add commercial square footage at 10% as well), and the rationale for the 20-unit threshold (to gain leverage for TIA mitigations on by-right projects due to litigation constraints). Staff confirmed they would incorporate the commercial square footage amendment before forwarding to City Council.

Key Outcomes

Item 4.A – Rezoning Approved Unanimously: The commission voted unanimously to close the public hearing and approve the rezoning request as presented. A separate motion to adopt a statement of consistency and reasonableness (based on the 2050 Comprehensive Plan and surrounding land use) also passed unanimously. The decision becomes final unless appealed by 5 PM on May 22, 2026.
Item 4.B – UDO Amendment Recommended Unanimously with Amendment: The commission voted unanimously to recommend approval of the text amendment to City Council, with an added condition that the 10% minor modification allowance also apply to commercial square footage (up to 10% change). A statement of consistency and reasonableness was also adopted unanimously. The item is scheduled for City Council on Tuesday, May 19, 2026.
Other Business: Chair Kristy Ferguson was recognized and thanked by staff and commissioners for her service; she is stepping down. The commission noted the next meeting is tentatively scheduled for June 4, 2026, pending agenda items.
Adjournment: The meeting adjourned.

Meeting Transcript

Good evening, everyone. Is this Mike Own? Thank you so much. My name is Christy Ferguson, and I'm the chair of the Gastonia Planning Commission. On behalf of the commission, I would like to welcome you to today's meeting. I will now call to order the May 7, 2026 meeting of the Gastonia Planning Commission. If you plan to address the commission in favor or opposition this evening, please sign the appropriate sign-in sheet on the table next to the door on the outside. Item one roll call sound check. Commissioners, let's go around the dais. Check your microphones and let us know if you have had any contacts for the record. Tonight we'll start on my right. Deanna Murphy, no contact. Call Harris Ward 4, no contact. Category Ward 1, no contacts. May Chat and World Ward 6, no contact. Christy Ferguson, no contacts. I would like to notice to notate the delayed arrival of Commissioner Julie Coffee. She is on her way and should be here in the next 20 minutes or so. I declare a quorum for the meeting. Item three, approval of March 25th, excuse me, March 5th, 2026 meeting minutes. Are there any corrections or additions to those meeting minutes? Motion to approve. Second. We have a motion to approve those minutes as submitted in a second. All those in favor of approval indicate aye. Aye. Those minutes are approved. Rules of procedure. Before we begin the public hearings, let me first explain the procedures that will be followed. A time limitation policy is used to conduct the meeting. Generally, we ask that opponents and proponents limit their total time to a total of 20 minutes, distributing this time to two to three minutes per speaker. Time will be available for rebuttals if needed. At any time following the opening of the public hearing, the planning commission may consider continuing the hearing to a later meeting in order that sufficient information may be obtained for the commission to make a decision. Following the hearing, the planning commission will consider action on the request. The commission may take action this evening or delay action to another meeting. Actions of the planning commission may include granting the item requested, granting the request with a reduction in the area requested, granting a more restrictive rezoning than the one requested, or denying the request. If the decision of the planning commission is by a three-fourths vote and no one appeals our decision, then the decision of this body shall rest as final action. On the other hand, if our vote is by less than three-fourths, then the case will automatically go on to the city council for a new hearing and their consideration. Also, regardless of how the planning commission voted, if anyone appeals our decision, the case will go on to the city council for a new hearing and final action. Any such appeal must be filed with the city manager or city planning office by 5 p.m. on Friday, May 22nd, 2026, unless otherwise noted at the beginning of the hearing. Notice of any potential or required hearings before the city council was given with the notice of the hearing. Therefore, no separate general notification will be made if there's a city council hearing. If you would like to be notified of any appeal hearing before the city council, call or email the planning department. Item 4, public hearing 1519, North Webb Street, file number 2025 00122. Subject hearing involves a request to rezone approximately 3.52 acres from RS8, single family residential 8,000 square foot lots to C2, conditional highway business conditional district. The subject property is located at 1519 North Webb Street and is owned by 1519 in Webb LLC. Like to recognize Maddie Gross, AICP, Senior Planner for Staff's presentation. Good evening, Maddie. Good evening.

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