Gastonia Historic District Commission Meeting Summary – May 28, 2026

The Gastonia Historic District Commission met on May 28, 2026, to consider three certificate of appropriateness applications, discuss updates to design standards and signage, and attend a subcommittee meeting. The commission approved some items, continued others pending additional documentation, and reviewed ongoing procedural and policy matters.

Consent Calendar

• Approval of Minutes: The commission unanimously approved the minutes from the February 26, 2026 meeting.

Public Comments & Testimony

• Item 3A – 902 S. York Street: Applicant representative JC (on behalf of Apple Tran and Aldebras Holdings LLC) requested approval to remove one window and fill the opening with brick. He stated the window is in a bathroom, causing water damage, and that the brick would be approximately 90% color-matched using type S mortar and an acid wash. The window is already covered with OSB board on the interior.
• Item 3B – 901 Edgewood Circle: Applicant JC requested approval to replace 18 windows and remove 6 windows, filling the openings with brick. The property is non-contributing. No window specifications were provided; the applicant stated the owners and contractor are still discussing details. Some windows are already boarded up and painted white.
• Item 3C – 535 W. Harvie Avenue: Applicant Wesley Forbus requested approval for five items: chimney removal, structural support beam replacement, replacement of 3-tab shingles with architectural shingles, siding replacement, and roof/dormer rebuild. He stated the chimney is structurally failing, but his contractor backed out and he has not yet obtained a structural engineer report. He expressed a desire to keep the home as close to original as possible.

Discussion Items

• Item 3A – Window Removal: The commission discussed the exterior impact of removing a window on a contributing property. Members noted that the window is not visible from the street and that symmetry is a concern. They emphasized the need for proper brick and mortar matching to avoid a checkerboard effect. The commission voted to continue the application, requesting the applicant bring full-size brick and mortar samples to the next meeting.
• Item 3B – Window Replacement and Removal: The commission debated whether to separate the two requests (replacement vs. removal) but concluded they would be handled as a single application. They noted that the property is non-contributing but still within the historic district. The commission voted to continue the entire application, requiring the applicant to provide brick samples for the window removals and specifications for the replacement windows.
• Item 3C – Chimney Removal and Other Repairs: The commission discussed the structural condition of the chimney. Several members questioned whether the chimney was beyond repair, noting that the photos do not show severe structural cracks. The applicant had not provided a structural engineer report. The commission voted to approve items 2 (structural beam), 3 (roof shingles), 4 (siding), and 5 (roof/dormer rebuild) as they were like-for-like or within standards. Item 1 (chimney removal) was continued, requiring the applicant to submit a structural engineer report evaluating the chimney's condition.
• Other Business 4A – Design Standards Rewrite: Staff presented a redline version of the Design Standards to align with the Unified Development Ordinance (UDO) Section 7.6.2. Discussion included discrepancies in definitions (e.g., accessory structures, shrubbery removal), the need for concrete standards (e.g., prohibited window types), and the importance of requiring professional documentation when items are claimed to be structurally unsound. The commission will continue reviewing the standards for the August meeting.
• Other Business 4B – Signage and Scam Alert: Staff proposed replacing large yellow public hearing signs with reusable metal signs and using door placards for Certificates of Appropriateness. The commission expressed a preference for yard signs over door placards. Staff also reported on missing historic district signage (street toppers, overhead signs) and a potential grant for replacement. Additionally, a scam was reported where applicants receive fake invoices for fees, including a fraudulent email from the chair. The commission will share an informational blurb with neighbors.
• Subcommittee Meeting (After Adjournment): The subcommittee considered Caitlin Peeler’s application (409 W. 5th Avenue) to add a wood balustrade and paint the foundation on a contributing property. The subcommittee approved both requests.

Key Outcomes

• Item 3A: Continued to next meeting pending submission of brick and mortar samples.
• Item 3B: Continued to next meeting pending submission of brick samples for window removals and window specifications for replacements.
• Item 3C: Approved requests 2, 3, 4, and 5 (structural beam, shingles, siding, roof/dormer). Continued request 1 (chimney removal) pending a structural engineer report.
• Subcommittee: Approved Caitlin Peeler’s application for wood balustrade and foundation paint.
• Design Standards: Reviewed and will be discussed further at the August meeting.
• Signage: Staff will explore reusable metal signs and work on an inventory of historic district signs; a grant application is planned.
• Scam Awareness: The commission will share information to warn applicants about fraudulent invoices.