PUBLIC HEARING

STAFF REPORT
File # 202100505
GPC Hearing Date: September 8, 2022
City Council Hearing Date: September 20, 2022

OWNER: Multiple Owners

APPLICANT: Julie Lowe – Crowder Creek Holdings, LLC.

PROPOSED ZONING ACTION: Rezoning from RS-12 and I-2 to PD-TND

LOCATION: Property is located south of W. Franklin Boulevard

between Archie Whitesides Road and S. Myrtle
School Road

TRACT SIZE: 285.22 acres

WARD: 6

PLANNING COMMISSION Recommendation to approve (5-2 Wilson, Stewart)

VOTE:

EVALUATION:

On September 8, 2022, the Gastonia Planning Commission voted (5-2) to approve the rezoning
request. This vote was less than three-fourths majority, therefore, this case automatically goes to
City Council for a new hearing and consideration.

Site Description and Background

The applicant is requesting to rezone the property to PD-TND (Planned Development –

Traditional Neighborhood Development). The subject property is currently zoned RS-12 (Single-
family Residential District, minimum 12,000 sq. ft. lots) and I-2 (General Industrial). The
property is currently vacant and wooded. The applicant has submitted a site plan (see attached).

The request would consist of a combination of 100,000 sq. ft. of commercial development
(including office and retail space), 360 multi-family units and a maximum of 500 single family
attached and detached housing. The access points being proposed are from W. Franklin
Boulevard and Carson Road.

Proposed zoning conditions:

1. MUP to be constructed along “Crowders Creek”. Pursuant to Section 9.18.3 (Multiuse

Paths: Greenways and Street-Side Paths) of the City of Gastonia's UDO: Multi-use paths
shall be located in accord with the Gastonia Greenway Plan, the Comprehensive Parks
and Recreation Master Plan, and/or the GCLMPO Comprehensive Transportation Plan
(CTP).
 2. Install the multiuse path (or boardwalk if soil conditions dictate), in accord with specified
design standards, in a dedicated public right-of-way or easement, as part of the
development process.
3. Traffic calming measures to be installed in cooperation with Land Development.
4. The project shall be developed in conformance with the rezoning plan and obtain
Technical Review Committee (TRC) final approval.
5. The site plan and architectural elevations must meet 8.1.10, 8.1.11, 8.1.13, and 8.1.17 of
the Unified Development Ordinance.
6. Swales or other stormwater measures shall not be located in required buffers.
7. All other specifications and general provisions shall be met as required by the City of
Gastonia Unified Development Ordinance including any errors/missing or incorrect
labels on the rezoning conceptual plan.
8. In no instance shall the zoning conditions exempt a project from other development
requirements.

Adjoining Properties and Land Use Trends

The subject property is surrounded by Residential and Industrial zoning and uses. The Crowders
View neighborhood is located southwest of the property. The current zoning to the east of the
subject property is RS-8. North of the subject property is zoned I-2. The future Linwood Public
Park will be located south of the property.

Available Public Facilities

Water and sewer is available to serve the property.

Consistency with Adopted Plans

The Future Land Use Map in the 2025 Comprehensive Plan indicates residential use for the
subject property.

Conclusion
The applicant has requested a rezoning to PD-TND in order to develop mixed use neighborhood
development consisting of retail and office space as well as single-family attached and detached
housing. Based on the 2025 Comprehensive Plan, zoning conditions, and conditional rezoning,
staff recommends that the request be approved as presented.

_________________________
Jason Thompson, AICP
Planning Director

Statement of consistency and reasonableness (motion to approve): The proposed zoning is

consistent with the 2025 Comprehensive Plan and will result in the potential development of a
residential use. The City Council considers an affirmative vote to be reasonable and in the
public’s interest.

Statement of consistency and reasonableness (motion to deny):

The City Council considers an affirmative vote to not be reasonable and to not be in the public
interest.
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
SEAL

PROJECT

NEIGHBORHOOD DEVELOPMENT

GASTONIA

NORTH CAROLINA

PETITIONER: CROWDERS CREEK HOLDINGS, LLC.

LANDDESIGN PROJ.#

1021130

REVISION / ISSUANCE

CONDITIONAL
01 12/10/2021
REZONING
CONDITIONAL
02 04/08/2022
REZONING

03 CONDITIONAL
07/26/2022
REZONING
CONDITIONAL
04 08/04/2022
REZONING
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Zoning

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202200150

Planning Department