Gastonia Planning Commission Meeting – August 6, 2026

The Gastonia Planning Commission met at 5:30 p.m. on Thursday, August 6, 2026, in City Council Chambers. Chair Chad Gorley called the meeting to order after severe flash flooding in the area, and a quorum was present. The commission unanimously approved the July 9, 2026 minutes, held two public hearings for rezoning requests, and received an update on the Unified Development Ordinance (UDO) rewrite. No opposition was expressed at either public hearing, and the commission voted unanimously to approve both rezoning requests and adopt statements of consistency and reasonableness.

Consent Calendar

• Unanimously approved the July 9, 2026 Planning Commission meeting minutes as submitted; motion by Commissioner Murphy, seconded by Commissioner Wilson.
• Roll call showed no calls or contacts for commissioners; Commissioner Howe was absent, and Commissioner Harris was expected to arrive late.

Public Comments & Testimony

• N. Boyce Street Townhomes: Kyle Crow (Clover, SC), the only speaker signed up for this item, answered commissioner questions. He confirmed the 25 on-street spaces would be first-come, first-served, rear driveways are 10 feet wide, and said the project could be a major shot in the arm for the area near the ballpark and Sugar Creek Brewing. No opponent signed up to speak.
• Sierra Ridge East – Mount Mitchell Avenue: John Fry, one of three people signed up for this item, answered commissioner questions. He said Phase 1 is about 80 percent complete and about 70 percent sold, Phase 2 is not yet platted or under construction, and the duplex units use the same building series as the earlier phases in two-unit configurations. No opponent signed up to speak.

Discussion Items

N. Boyce Street Townhomes (File #202600103)

• Senior Planner Maddy Groce presented the request by Legacy Home Builders North Carolina, LLC to rezone approximately 2.1859 acres from RS-8 (Single-family Residential, 8,000 sq. ft. minimum lots) and C-3 (General Commercial) to PD-RRDD (Planned Development – Revised Residential Development District). The vacant property is on N. Boyce Street between W. Airline Avenue and Rankin Avenue.
• The proposal includes 38 rear-loaded townhomes fronting N. Boyce Street, served by a private rear alley; a 15-foot reduced Type C buffer with an opaque fence along the RS-8 boundary; underground stormwater detention; new pedestrian crosswalks with ADA-compliant ramps; 25 public on-street parking spaces; right-of-way dedication; and decorative street lighting. Proposed density is 17.38 dwelling units per acre, below the maximum of 24.
• Agreed conditions cap the development at 38 townhomes and require mixed building materials, enhanced end-unit elevations, crosswalks, on-street parking, utility coordination, and other site elements. A neighborhood meeting on July 15, 2026 had no attendees, and staff received no public contacts.
• Staff found the request consistent with the 2050 Comprehensive Plan and the Neighborhood Residential place type and recommended approval as presented. Commissioners asked about the removal of all C-3 zoning, parking and density, and the mixed-material architectural requirements. Staff confirmed the entire split-zoned property would be rezoned, and that the public on-street parking was not required but was added at staff’s request.

Sierra Ridge East – Mount Mitchell Avenue (File #202600256)

• Senior Planner Maddy Groce presented the request by Profile Homes – Summit Ridge, LLC to rezone approximately 7.096 acres from RS-12 (Single-family Residential, 12,000 sq. ft. minimum lots) to PD-RRDD. The site is east of Archie Whitesides Road along Mount Mitchell Avenue and is the third phase of Sierra Ridge.
• The proposal is for 44 single-family attached two-unit duplexes, with a density of 6.2 dwelling units per acre, below the 24-unit maximum. The plan includes a 25-foot undisturbed Type C buffer along the northern property line, a 10-foot landscape easement along the rear property line, tree save, a 50-foot street section, and a stub extension of Mount Mitchell Avenue for a potential future road connection. Elevations show 50 percent brick or stone on the lower level and fiber cement siding above.
• Because this is Phase 3, a traffic impact analysis (TIA) was completed for all three phases, with a final unit count of 157 units and six intersections studied; the TIA required no improvements. A neighborhood meeting on June 30, 2026 had one attendee, and the applicant resolved that neighbor’s concerns.
• During discussion, commissioners raised traffic and egress questions about the side road and frontage road near US 74. A participant reviewing the intersection configuration said one driveway requires a right turn, and left turns would require a U-turn. No opposition was expressed.

Other Business

• Staff reported that the kickoff meeting had been held with Kendig Kees, the consultant selected by staff and approved by City Council for the UDO rewrite. Next steps include sharing studies and area plans, holding initial meetings, establishing focus groups and a steering committee, and creating a project website. A staff member will serve as project lead.

Key Outcomes

• Unanimous motion to approve the N. Boyce Street Townhomes rezoning request as presented.
• Unanimous motion to adopt the statement of consistency and reasonableness for the N. Boyce Street Townhomes rezoning, based on the 2050 Comprehensive Plan and surrounding zoning and land uses.
• Unanimous motion to close the Sierra Ridge East public hearing.
• Unanimous motion to approve the Sierra Ridge East rezoning request as presented.
• Unanimous motion to adopt the statement of consistency and reasonableness for the Sierra Ridge East rezoning.
• Appeal deadline: requests for appeal must be filed with the city manager or planning office by 5 p.m. on Friday, August 21, 2026.
• Upcoming meetings: City Council on August 18, 2026 at 6:00 p.m.; Planning Commission on September 3, 2026 at 5:30 p.m. The meeting was adjourned.