GASTONIA PLANNING COMMISSION€¦ · Gastonia Planning Commission October 6, 2016 1d - 3 and...

Gastonia Planning Commission

Meeting Schedule

December 8, 2016

5:30 – Until Planning Commission Meeting (City Hall – City Council Chamber)

Individuals requiring ADA related special assistance at this public meeting/hearing should contact ADA Coordinator, City

Hall, 181 South Street, P.O. Box 1748, Gastonia, NC 28053-1748, at (704) 866-6861 or 711 for Relay Service Users within

72 hours of the meeting/hearing.

Gastonia Planning Commission City Council Chamber, City Hall

December 8, 2016 – 5:30 pm

Item 1a: Role Call / Sound Check

Item 1b: Calls/Contacts to Planning Commission Members

Item 1c: Oath of Office

Item 1d: Approval of October 6, 2016 Minutes

Item 2: Public Hearing – Bobby R. Long (File # 8668) Subject hearing involves rezoning approximately 1.32 acres from C-1 (Neighborhood Commercial District) to

C-2 (Highway Commercial District). The property is located at 1001 N. Chester Street. The property is owned

by Mukund K. and Amanda Marie Patel.

Staff Presentation: Jana McMakin, AICP, Planner II

Item 3: Other Business

Update on Council Votes

Representative for December 20th City Council Meeting (if needed)


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Chairperson Pamela Goode declared a quorum and the Gastonia Planning Commission meeting

opened at 5:36 pm on Thursday, October 6, 2016, in the Council Chambers at City Hall.

Present: Commissioners Bob Biggerstaff, Rodney Armstrong, Jerry Fleeman, Jim Stewart, and

Chairperson Pamela Goode.

Absent: Commissioners Mark Epstein, Alec Long, and Bob Cinq-Mars

Staff Members Present: Melissa Magee, Assistant City Attorney; Jason Thompson, AICP,

Planning Director; Jana McMakin, AICP, Planner II; Julia Baker, Planning & GIS Specialist I;

Chrystal Howard, Secretary; and Joe Gates, Land Use & Zoning Administrator

Item 1a: Role Call / Sound Check

Item 1b: Calls/Contacts to Planning Commission Members

Commissioners stated there were no contacts.

Item 1c: Oath of Office

No oaths were administered.

Item 1d: Approval of August 4, 2016 Minutes

Commissioner Fleeman made a motion to approve the August minutes as written and

Commissioner Stewart seconded the motion. The motion was approved unanimously.

Chairperson Goode explained the rules of procedure and time limitations.

Item 2: Public Hearing – Haywood Equity Group, LP (File # 8613)

Subject hearing involves rezoning approximately .99 acre from C-1 (Neighborhood Commercial

District) to C-3 (General Commercial District). The property is located at 2709 S. York Road. The

property is owned by Haywood Equity Group Limited.

Chairperson Goode opened the public hearing and recognized Jana McMakin, AICP, Planner II

for the purpose of staff presentation.

Ms. McMakin stated that the subject property is currently zoned C-1 (Neighborhood Commercial

District) and this request is to rezone the site to C-3 (General Commercial District). The subject

property is bordered by C-1 zoning to the north. The property located across Beam Avenue is

zoned C-3. The property directly to the rear and west of the subject property is in Gaston County’s

jurisdiction and is zoned RS-12 (Residential). A C-3 conditional use permit was approved in 2008

for the towing and wrecker service located across from the subject property fronting S. York Road.

An existing building with two retail businesses and paved parking is currently located on the

subject property. There is existing parking and two access points to the property from S. York

Road and from Beam Avenue. The subject property is currently zoned for commercial uses on the

Official Zoning Map. Given the presence of existing commercial zoning on and around the site

and the fact that the site is currently being utilized by commercial uses, staff recommends approval

of the request as presented. No questions were asked by the board.

Chairperson Goode recognized Mr. Doug Arthurs, 420 E. Long Ave of Gastonia. Mr. Arthurs is

an attorney representing Haywood Equity Group, LP and he is requesting granting the rezoning

from C-1 (Neighborhood Commercial District) to C-3 (General Commercial District) making it

consistent with neighboring properties along US-321. Mr. Arthurs stated that currently there is not

a particular design use for this property. Mr. Arthurs recognized Mr. Ralph Dickson, an owner of

Haywood Equity Group, LP, is present this evening. Mr. Dickson had a vacancy and he wants to

expand available uses if he has another vacancy. Mr. Arthurs stated that most of the property

surrounding the subject property is C-3 (General Commercial District). The subject property is

approximately an acre and has a 9,000 sq. ft. building located on the property. No questions were

asked by the board.

Commissioner Fleeman made the motion to close the public hearing and approve the request as

presented with the statement of consistency and reasonableness and Commissioner Stewart

seconded that motion. The motion was approved unanimously.


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Statement of consistency and reasonableness:

The proposed rezoning is consistent with the commercial land uses projected along the western

side of S. York Road designated in the 2025 Comprehensive Plan and is in harmony with the

current commercial zoning and development surrounding the subject property off of S. York Road.

Therefore, the Planning Commission considers an affirmative vote to be reasonable and in the

public interest.

Commissioner Fleeman commented that the maps in the agenda usually include adjacent property

owners. Ms. McMakin apologized and stated that staff review maps were submitted into the

agenda packets. Ms. McMakin assured the Commissioners that proper notifications were mailed

to property owners.

Item 3: Public Hearing – Brian and Dorothy Buchanan (File # 8630)

Subject hearing involves rezoning approximately 10.47 acres from I-2 (General Industrial District)

to C-3 (General Commercial District). The property is located at 3100 Northwest Boulevard. The

property is owned by Brian and Dorothy Buchanan.

Chairperson Goode recognized Jana McMakin, AICP, Planner II for the purpose of staff

presentation.

Ms. McMakin stated that the subject property is currently zoned I-2 (General Industrial District)

and the request is to rezone the property to C-3 (General Commercial District). The parcel includes

an existing building, paved parking, and loading area. New Beginning Missionary Baptist Church

is leasing a portion of the building and additional building space is utilized by Buchanan Concrete.

According to Table 7.1-1 Table of Uses of the Unified Development Ordinance, churches/places

of worship are not permitted in the I-2 zoning district. The subject property is bordered by I-85 to

the north. I-2 zoning surrounds the property to the south, east, and west and across Northwest

Boulevard. A cell tower is located just west of the existing parking area. An existing driveway

located off of Northwest Boulevard is used. The Future Land Use Map in the 2025 Comprehensive

Plans indicates the subject property as suitable for industrial use. The church is currently non-

conforming with the current I-2 zoning. If the property is rezoned to the C-3 district, the church

would become a conforming use while permitting a variety of additional uses on the site. Based

on the existing uses of the site and a mix of industrial and commercial uses around the subject

property, staff recommends approval of the request as presented. No questions were asked by the

board.

Chairperson Goode recognized Doug Arthurs, 420 E. Long Ave of Gastonia. Mr. Arthurs is an

attorney representing Brian and Dorothy Buchanan. Mr. Arthurs explained the letter received from

Code Enforcement regarding the nonconformity of the church on the property and available

options. Mr. Arthurs and the applicant are requesting granting the rezoning request from zoned I-

2 (General Industrial District) to C-3 (General Commercial District).

Chairperson Goode inquired about how long the church has been at this location and why this has

become an issue? Mr. Arthurs answered approximately five years. Mr. Thompson answered that

the situation arose when a site plan was presented to the Technical Review Committee for another

use to be applied to an undeveloped portion of the property. Applicants worked with staff to try

and resolve this nonconformity by requesting a rezoning. Mr. Thompson stated that when a

violation occurs and someone seeks a path towards resolution, the violation is placed on hold and

no further enforcement action ensues until item is resolved. If denied as a rezoning, the

enforcement action would resume. If approved as a rezoning, the violation is dismissed. No further

questions were asked by the board.

Chairperson Goode recognized Nella Stevens, 3112 N. West Boulevard of Gastonia. Ms. Stevens

had concerns about the creek and erosion. Commissioner Stewart stated that when the property is

being developed, storm water detention and soil erosion control measures will occur on the

property. Mr. Thompson agreed that erosion control measures and storm water detention will be

required. Detention is on-going, not only during construction, to retain the water that comes off

the newly created impervious surface. Referring to erosion over the years, Mr. Thompson asked

Ms. Stevens if she is referring to the channel of the creek and splits between the two properties

and she answered yes. Ms. Stevens would like to know if the development will worsen the erosion.

Mr. Thompson answered that this is a questions for the engineers, but does not believe it will. Mr.

Thompson stated that the design of these storm water facilities is for an expected storm detaining


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and releasing water at a controlled rate. Mr. Stewart reiterated that the board will make a decision

on the rezoning from I-2 (General Industrial District) to C-3 (General Commercial District). Ms.

McMakin commented that she spoke to Mr. Joe Gates, Land Use & Zoning Administrator and

learned that the property owner obtained a sedimentation erosion control permit for grading on

site. The sedimentation erosion control is handled through Gaston County. Ms. McMakin

continued that since an adjacent property owner came forward this evening, staff will verify with

the Gaston County Administrator on the progress. Through the Technical Review Committee, city

engineering staff will look at any run-off and stormwater impacts for what is being proposed on

site. No questions were asked by the board.

Commissioner Stewart made the motion to close the public hearing and Commissioner Fleeman

seconded the motion. The motion was approved unanimously.

Commissioner Stewart made the motion to approve the request as presented with the statement of

consistency and reasonableness and Commissioner Fleeman seconded that motion. The motion

was approved unanimously.


While the proposed rezoning is commercial rather than industrial as indicated in the 2025

Comprehensive Plan, the general commercial zoning would still be largely compatible with the

existing zoning and development surrounding the subject property. Therefore, the Planning

Commission considers an affirmative vote to be reasonable and in the public interest.

Item 4: Public Hearing – Esel Jay and Hannah Oh (File # 8633)

Subject hearing involves rezoning approximately 1.55 acres from I-2 (General Industrial District)

to C-1 CD (Neighborhood Commercial Conditional District). The property is located at the

intersection of Radio Street and Wren Turnpike. The property is owned by Esel Jay and Hannah

Oh.


presentation.

Ms. McMakin stated the property is located at the intersection of Radio Street and Wren Turnpike

which is located at the entrance to the Gaston Business Park. Parcels in the Business Park located

north and east across Wren Turnpike from the subject property are zoned I-2 (General Industrial)

and are currently vacant. Weldon Heights, a multi-family residential development (RMF zoning),

is located along most of the western property line. A C-3 (General Commercial) zoned parcel also

in the Business Park is located along the northwest property line and is currently vacant. Highland

School of Technology is located to the south of the site across Radio Street and is zoned (RS-8,

Residential). Ms. McMakin commented that the property owner, engineer, and architect have been

working with staff for several months on a site plan that meets the UDO, as well as access and

buffers. Staff appreciates this group coming before the Technical Review Committee early in the

process. The applicant is proposing to rezone the property to accommodate a convenience store

(without fuel sales) and other potential retail, personal services, and restaurant space. The applicant

has submitted a site plan and proposed elevations of the new building.

Proposed Zoning Conditions:

1. Allowable uses shall be those permitted in the C-1 zoning district.

2. A Type C buffer must be installed as shown on the site plan along the property line adjacent

to residential zoning and building constructed as shown on the elevations.

3. No access to the site will be permitted from Radio Street.

4. The dumpster enclosure must match the architecture and building materials.

5. Sidewalk and curb and gutter must be installed along the subject property’s road frontage on

Radio Street and Wren Turnpike.

6. All other specifications and general provisions shall be met as required by the City of

Gastonia Unified Development Ordinance.

7. In no instance shall the zoning conditions exempt a project from other development

requirements.

The Future Land Use Map in the 2025 Comprehensive Plan shows the subject property as

industrial. The subject property’s current I-2 zoning allows for several types of uses, including


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several commercial and industrial uses. The rezoning to the C-1 CD district would restrict the

number of permitted uses while offering convenient shopping and other personal services to those

living adjacent to the site and within walking distance of those working in the Business Park or

staying at the extended stay hotel. The site would also provide a transition between the east of the

Weldon Heights community and the Gaston Business Park uses. Given the presence of the existing

I-1 zoning and surrounding mix of land uses and zoning, staff recommends approval of the request

as presented. No questions were asked by the board.

Chairperson Goode recognized Bill Ashlin. Mr. Ashlin is the architect on this project and one of

the principles at ALR Architectures at 517 East Boulevard of Charlotte. Mr. Ashlin stated that

ALR Architectures prepared the elevations on the floor plan. Civil Engineer Frank Craig is

handling the civil engineering for this project. Mr. Oh has been very supportive in ALR

Architectures design requirements as put forth by the Unified Development Ordinance. The use of

quality materials on the building, soft and hard canopies on the front of the building to bring forth

a quality product for the corner. The floor plan is for smaller retail establishments along with one

main 3,000 sq. ft. retail. The far left corner of Wren Turnpike and Radio Street is anticipated to

become a sandwich store. Mr. Ashlin is available to answer any architecture questions.

Chairperson Goode inquired about the parking lot and potential tenants. Mr. Thompson stated that

the parking lot complies with the Unified Development Ordinance (UDO) parking requirements.

Mr. Ashlin answered that there are a total of 49 parking spaces and Mr. Oh will occupy the center

retail as a convenience store. No further questions were asked by the board.

Since the owner is not present, Commissioner Fleeman would like to know if the board can apply

conditions. Commissioner Fleeman noted that the proposed zoning conditions do not have a

condition to the site plan or the owner’s agreement to the proposed conditions. Mr. Thompson

answered that the owner’s consent is their signature on the application. Ms. Magee agreed and also

commented that there should be a condition that it has to be developed in accordance with the

attached site plan. Mr. Thompson recommended modifying the proposed zoning condition 2.

Development on site will comply with the site plan. Further discussion ensued.

Based on the advice from the Assistant City Attorney, Commissioner Stewart made the motion to

close the public hearing and approve the request changing 2 of the proposed zoning condition to

read development and elevations on site will comply with the site plan with the statement of

consistency and reasonableness and the applicant has agreed to proposed zoning conditions by

signing their application. Commissioner Fleeman seconded the motion and the motion was

approved unanimously.

Proposed Zoning Conditions:

1. Allowable uses shall be those permitted in the C-1 zoning district.

2. Development and elevations on site will comply with the site plan.

3. No access to the site will be permitted from Radio Street.

4. The dumpster enclosure must match the architecture and building materials.

5. Sidewalk and curb and gutter must be installed along the subject property’s road frontage on

Radio Street and Wren Turnpike.

6. All other specifications and general provisions shall be met as required by the City of

Gastonia Unified Development Ordinance.

7. In no instance shall the zoning conditions exempt a project from other development

requirements.


The proposed rezoning is consistent with the adjacent mix of zoning and existing and future land

uses designated in the 2025 Comprehensive Plan and is in harmony with the uses permitted on the

property under the current zoning district. Therefore, the Planning Commission considers an

affirmative vote to be reasonable and in the public interest.

Item 5: Public Hearing – Amending the Unified Development Ordinance (UDO) (File # 8644)

Subject hearing involves an ordinance amending various sections of Chapter 12 Signs of the

Unified Development Ordinance in order to be in compliance with the U.S. Supreme Court Reed

v. Town of Gilbert decision and to clearly define and regulate temporary signs.


October 6, 2016

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This item will be heard by the City Council on Tuesday, October 18, 2016 in the Public Forum

Room at the Gaston County Courthouse.


presentation.

Ms. McMakin began by stating this is the first phase of sign ordinance amendments. The first

phase is to tackle how the City handles its temporary signage. Ms. McMakin stated that in June of

2015, the US Supreme Court made a decision in the Reed v. Town of Gilbert case impacting all

sign ordinances across the country. Staff began reviewing the ordinance and realized how deficient

in terms between the Courts’ ruling and our temporary signage.

Proposed Text Amendment

As drafted, the proposed changes to the Unified Development Ordinance strive to bring the City’s

sign ordinance into compliance with the Reed v. Town of Gilbert decision, as well as, further define

and clarify temporary signage. In order to achieve these goals, the main content changes, additions,

and deletions include the following:

Defining what is considered a Temporary Sign by adding a new definition in the table of

defined terms (Chapter 2) and with adding subsections describing the general standards

(Chapter 12)

Deleting the content based temporary sign provisions

Describing allowances (size, number permit, timeframe, etc.) for temporary sign

Clearly shows which temporary signs require a permit and those that do not

Removes provision allowing political signage in the right-of-way

Deleting subsection for grand opening signs

Based on a proposed effective date of January 1, 2017, if approved by the City Council, this

ordinance amendment would bring the City’s sign regulations into compliance with the Court

decision, as well as, provide guidelines and a definition for temporary signage in all zoning

districts.

Commissioner Fleeman asked what this would do to flags and banners such as the car dealer

vertical banners and flags. Ms. Magee answered that these are not affected by the US Supreme

Court case and are under a different section of the UDO; therefore, these are allowed based on use,

and will continue to be allowed.

No further questions were asked by the board.

Commissioner Fleeman made the motion to close the public hearing and approve the request as

presented and Commissioner Stewart seconded the motion. The motion was approved

unanimously.

Item 6: Other Business

No update on Council votes and no representative is necessary for the October 18th City Council

Meeting.

Mr. Thompson commented that further discussions will be forthcoming in the upcoming meetings

and discussion will include billboards, digital billboards, on-premise LED signs, Unified

Development type flexibility options for signs, UDO’s definition of a sign, and graphics on

windows and building walls.

There being no other business, Chairperson Goode adjourned the meeting at 6:34 p.m.

Respectfully submitted,

Chrystal Howard, Secretary Pamela Goode, Chairperson

PUBLIC HEARING

STAFF REPORT

File No. 8668

Hearing Date: December 8, 2016

OWNER: Mukund K. and Amanda Marie Patel

APPLICANT: Bobby R. Long

PROPOSED ZONING ACTION: Rezone from C-1 (Neighborhood Commercial) to C-2

(Highway Commercial)

LOCATION: Northwestern corner of N. Chester Street and

Norment Avenue

TRACT SIZE: Approximately 1.32 acres

WARD: 4

EVALUATION:

Site Description & Background

The subject property consists of a single tax parcel (parcel # 100933) totaling approximately 1.32

acres that is currently zoned C-1 (Neighborhood Commercial District) and this request is to

rezone the site to C-2 (Highway Commercial District). The property is also located in the City’s

Gateway Overlay.

There are two existing buildings on the site. There is a current zoning violation for the larger

building on the site. The applicant’s request is to utilize the smaller building that is currently

vacant to accommodate his bail bonding business. The building has an existing driveway located

off of N. Chester Street and existing paved parking. The applicant currently leases the building

located further north on N. Chester for his bail bonding business. As a result of the I-

85/Highway 321 interchange design, the applicant was told he must vacate his current location.

Description of Adjoining Properties and Zoning

The subject property is bordered by OLC (Office/Light Commercial) zoning to the north and C-2

(Highway Commercial) to the northeast across N. Chester Street that includes a vacant

convenience store. Residential zoning (RS-8, minimum 8,000 sq. ft. lots) and uses are located

to the south, east, and west and also includes a church located to the northwest of the site.

Recent Land Use Trends in the Area and Available Public Facilities

Land use and zoning in this area have been steady over the past decade. Public water and sewer

currently serve the subject property.

Consistency with the Comprehensive Plan

The Future Land Use Map in the 2025 Comprehensive Plans indicates the subject property as

commercial.

Conclusion

The subject property is currently zoned for commercial uses allowed in the C-1 district on the

Official Zoning Map. The change of zoning from C-1 to C-2 would allow additional uses on the

site (see attached list of uses). Some of those uses listed in the attachment are not permitted due

to the property’s location in the Gateway Corridor Overlay District. There has been much

discussion in the past with City Council and the Highland neighborhood in particular regarding

appropriate locations for bail bonding operations. Years ago, the districts and locations were

examined and it was determined that C-1 was not an appropriate district for these uses. Part of

the reason for creating the Gateway Corridor Overlay was to implement use limitations along

important corridors that lead to downtown Gastonia. As the subject property is located within

the Gateway Corridor Overlay District use, staff recommends denial of the request as

presented.

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_______________________

Jana McMakin, AICP

Planner II


While the proposed rezoning is consistent with the commercial land use shown for this property

along N. Chester Street as designated in the 2025 Comprehensive Plan, the uses that would be

permissible in the C-2 district would not be in harmony with existing development surrounding

the subject property and would be contrary to the intent of the Gateway Corridor. Therefore, the

Planning Commission considers an affirmative vote to not be reasonable and in the public

interest.

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* www.cityofgastonia.com * P.O. Box 1748 Gastonia, NC 28053 * Phone (704) 854-6652 * Fax (704) 869-1960 *

Planning Department

Unified Development Ordinance Zoning Districts: C-1 (Light Commercial)

Note: For a complete elaboration of zoning classifications, see the Unified Development Ordinance

or contact the Development Services Department at (704) 854-6652.

Uses Permitted by Right (X)

ABC Store Financial Institution (excluding principal use ATMs) Agricultural Use, Class I Food Catering Facility Amusement Arcade Food Pantry Animal Boarding & Grooming Service, no Funeral Homes outdoor kennels, household pet Furriers Art Gallery Game Room Auction Gallery Grocery Store, 0-17,999 sqft GFA Audio Visual Producing and Recording Service Grooming Services Auditorium/Assembly Hall/Amphitheater/ Hardware Store Community Center, less than 500 seats Health & Behavioral Care Facility Automobile Club Health Club, Spa, Gymnasium (principal use) Automobile Parts and Supply Store Laboratories – Dental, Medical Barber/Beauty Shop Laundromat Baseball Hitting Range Lawn and Garden Center Brew-pub Library Business Services Medical Offices, 0 – 24,999 sqft GFA Charitable Relief Organization, Category I Medical Offices, 25,000+ sqft GFA Cleaning & Maintenance Service Monument Sales College/University Museum Convenience Store Offices, Excluding Medical, 0 – 24,000 sqft GFA Craft Studio Park Dwelling, Single Family Photo Finish Laboratory Dwelling, Single Family Attached Post Office Essential Services, Class I School for the Arts Essential Services, Class II Taxidermy Essential Services, Class IV

Uses Permitted by Right with Supplemental Regulations (See Table 7.1-1)

(XS) Adult Establishments Live-in Office or Business Amateur Wireless Facilities Military Reserve Center ATM (Automated Teller Machine) Nursing Home, Rest Home Automobile Hobbyist Paint Ball Facility Bed and Breakfast Inn Parking Lot (principal use) Business Incubation Facility Private Dining Club Church/Place of Worship Produce Stand, Accessory Communication Tower, Combined Produce Stand, Principal Use Community Center Recreation Center and Sports Center Day Care Center, Accessory Recycling Deposit Station, Principal Use Day Care Center, Class B Restaurant Day Care Center, Class C Restaurant, within Other Facilities Dwelling, Mixed Use Retail, 0 – 24,999 sqft GFA Dwelling, Two Family School, Elementary & Middle (public & private) Garden Events Facility School, Senior High (public & private) Home Occupation, Customary Shopping Center, 0 – 24,999 sqft GFA Independent Living Center Taxi Stand

Uses Allowed with Conditional Use Permit

(Public Hearing Required—See Section 5.11 for Procedures) (C)

Abattoir Grocery Store, 18,000+ sqft GFA Billiard Parlor Rooming House Bus and Train Terminal, Passenger Transit Station Farmer’s Market

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(Public Hearing Required—See Section 5.11 for Procedures) and Supplemental Regulations Applicable (See Table 7.1-1)

(CS) Assisted Living Center Group Home Auction House Neighborhood Services Center Auditorium/Assembly Hall/Amphitheater/ Riding Stable Community Center, 500 or more seats Shopping Center, 25,000-49,999 sqft GFA (principle use)


(Public Hearing Required—See Section 5.11 for Procedures) and/or Supplemental Regulations Applicable (See Table 7.1-1)

(XS/CS) Animal Hospital, Indoor Fraternal & Service Organization Meeting Communication Tower Facility (non or not-for-profit),10,00 sqft GFA Dwelling, Multi-Family Maternity Home Family Care Home Stadium Fraternal & Service Organization Meeting Facility (non or not-for-profit), 0-9,999sqft GFA

Supplemental Regulations Applicable (See Table 7.1-1)

(ES) Manufactured Home Park

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Planning Department

Unified Development Ordinance Zoning Districts: C-2 (Highway Commercial)

Note: For a complete elaboration of zoning classifications, see the Unified Development Ordinance

or contact the Development Services Department at (704) 854-6652.

Uses Permitted by Right (X)

ABC Store Farm Supply Store, without outdoor storage Agricultural Use, Class I Farmer’s Market Amusement and Sporting Facility, Indoor Financial Institution (excluding principal use ATMs) (unless use specifically listed) Food Catering Facility Amusement Arcade Food Pantry Animal Boarding & Grooming Service, no Funeral Homes outdoor kennels, household pet Furriers Art Gallery Game Room Auction Gallery Grocery Store, 0-17,999 sqft GFA Audio Visual Producing and Recording Service Grocery Store, 18,000+ sqft GFA Auditorium/Assembly Hall/Amphitheater/ Grooming Services Community Center, less than 500 seats Hardware Store Automobile Club Health & Behavioral Care Facility Automobile Parts and Supply Store Health Club, Spa, Gymnasium (principal use) Bail Bond Laboratories – Dental, Medical Barber/Beauty Shop Laundromat Baseball Hitting Range Lawn and Garden Center Billiard Parlor Library Bowling Lanes Medical Offices, 0 – 24,999 sqft GFA Brew-pub Medical Offices, 25,000+ sqft GFA Business Services Monument Sales Cabinet and Woodwork Shops Moving & Storage Facilities Charitable Relief Organization, Category I Museum Charitable Relief Organization, Category II Offices, Excluding Medical, 0 – 24,999 sqft GFA Charitable Relief Organization, Category III Offices, Excluding Medical, 25,000+ sqft GFA Check Cashing Establishment, Closed 12AM to 5AM Park Cleaning & Maintenance Service Pawn Shop College/University Photo Finish Laboratory Convenience Store Post Office Craft Studio Printer Crematorium School for the Arts Distribution/Wholesale/Storage Operation Sign Shop Electric, Heating, Air Conditioning, Ventilating, Skating Rink, Indoor Plumbing Supplies & Equipment Sales Small Engine Repair & Services Emergency Shelter for Homeless Children Taxicab Company Essential Services, Class I Taxidermy Essential Services, Class II Theater, Indoor Movie Essential Services, Class IV Upholstery Shop Exterminator Service Farm Supply Store, with outdoor storage Wholesale Sales Operation

Uses Permitted by Right with Supplemental Regulations (See Table 7.1-1)

(XS) Adult Establishments Live-in Office or Business Amateur Wireless Facilities Assisted Living Center

Maternity Home Microbrewery

ATM (Automated Teller Machine) Military Reserve Center Auction House Nursery (Garden) Automobile Body Shop Nursing Home, Rest Home Automobile Detail Shop Paint Ball Facility Automobile Hobbyist Parking Lot (principal use) Automobile Reconditioning Shop Private Club (without Adult Entertainment) Automobile Repair Shop Private Dining Club Business Incubation Facility Produce Stand, Accessory Car Wash, Automatic, Class I and II Produce Stand, Principal Use

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Cemetery/Columbarium Radio and Television Studio Church/Place of Worship Recreation Center and Sports Center Communication Tower, Combined Recycling Deposit Station, Principal Use Community Center Restaurant Conference Center/Meeting Facility Restaurant, with Drive Thru Convenience Store – Fuel Mart Restaurant, within Other Facilities Country Club Retail, 0 – 24,999 sqft GFA Day Care Center, Accessory Retail, 25,000 – 49,999 sqft GFA Day Care Center, Class B Retail, 50,000 – 99,999 sqft GFA Day Care Center, Class C School, Vocation Dwelling, Mixed Use Shopping Center, 0 – 24,999 sqft GFA Garden Events Facility Shopping Center, 25,000 – 49,999 sqft GFA Golf Course & Golf Driving Range, miniature Shopping Center, 50,000 – 99,999 sqft GFA Hotel Swim/Tennis Club Hotel, Full Service Swimming Pool, Sales, Service & Supplies Independent Living Center Taxi Stand Landfill, Land Clearing and Inert Debris, Onsite Tire Sales, New or Used (accessory) Truck and Utility Trailer Rental Facility


(Public Hearing Required—See Section 5.11 for Procedures) (C)

Bus and Train Terminal, Passenger Railroad Terminal & Yard Check Cashing Establishment, Open 12AM to 5AM School, Elementary & Middle (public & private) Marina, Commercial School, Senior High (public & private) Petroleum Distribution Facility Transit Station


(Public Hearing Required—See Section 5.11 for Procedures) and Supplemental Regulations Applicable (See Table 7.1-1)

(CS) Amusement and Sporting Facility, Outdoor Continuing Care Facility Animal Hospital (with outdoor kennel) Landfill, Land Clearing and Inert Debris, Offsite Animal Kennel Mini-Warehouse Animal Shelter Motel Auditorium/Assembly Hall/Amphitheater/ Retail, 100,000+ sqft GFA Community Center, 500 or more seats Riding Stable (principal use) Shopping Center, 100,000+ sqft GFA Camping and Recreational Vehicle Park


(Public Hearing Required—See Section 5.11 for Procedures) and/or Supplemental Regulations Applicable (See Table 7.1-1)

(XS/CS) Animal Hospital, Indoor Fraternal & Service Organization Meeting Facility Automobile Service Station (non- or not-for- profit), 10,000+ sqft GFA Car Wash, Self Service Stadium Communication Tower Essential Service, Class III

Transitional Housing Facility

Fraternal & Service Organization Meeting Facility (non- or not-for- profit), 0 – 9,999 sqft GFA

Supplemental Regulations Applicable (See Table 7.1-1)

(ES) Manufactured Home Park

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NBOYCEST

LENOX AVE

I, _________________________, hereby certify that all mail notices, in the absence offraud, were mailed to all affected and adjoining property owners on ___________, 2016.

1 : 2,4001 inch represents 200 feetPlot Date: October 31, 2016

Subject Property

Note: For a complete elaboration of zoning classifications,see the Unified Development Ordinance or contact the Office of City Planning at (704) 854-6652.

City BoundaryRoadsGatewayrz8668StreamsFloodwayDFIRM_P06_100yr500 Yr Flood ZoneBuildingsParcels

AP Airport

PD IRD Planned District Infill Res DevtPD PRD Planned District Planned Res DevtPD PUD Planned District Planned Unit DevtPD TND Planned Dist Traditional Neighborhood Devt

C-1 Light CommercialC-2 Highway CommercialC-3 General CommercialCBD Central Business DistrictI-U Urban IndustrialI-1 Light Industrial I-2 General IndustrialO-1 OfficeOLC Office/Light Commercial O-M Medical Office

RLD Residential Low DensityRS-12 Residential 12000sqft lotsRS-8 Residential 8000sqft per lotR-A Rural AgriculturalRMF Residential Multi-Family DistrictSP State Park DistrictTMU Transitional Mixed UseUMU Urban Mixed Use District

Applicant: Bobby R. Long

Owner: Mukund K. and Amanda Marie Patel

Planning Comm Hearing: Dec. 8, 2016

Request: C-1 to C-2

Ward: 4

Tract Size: 1.32 acres

Tax ID #: 100933

Application#8668

Legend

Planning Department 0 100 20050Feet

1 WARD V. & DAVID BARR2 BALACHANDRA BABU KUKKAPALL3 CARLOS STROMAN & OTHERS4 LINDA WILLIAMS SMARR5 FRANCES R SLOAN HEIRS6 UNKNOWN7 CITY OF GASTONIA8 CITY OF GASTONIA9 CITY OF GASTONIA10 JAMES E BOWMAN11 JAMES E BOWMAN12 GLADYS F EDWARDS HEIRS13 DOG HOUSE PARTNERS14 STEWART PROPERTY MGMT LLC15 RUTH A WILSON HEIRS16 LAURA PETTUS DUNLAP17 FORT FOUNDATION INC18 VIRGINIA GAROFALO19 GERALD C JR RAMSEY20 CHRISTOPHER ADAMS21 JOHN E MCGILL HEIRS22 JAMES JOHN MCGILL & OTHERS23 MILDRED C SADLER HEIRS24 MILLS CHAPEL HOLINESS CHURCH25 KENNETH J SADLER HEIRS

RS-8

RS-8

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GASTONIA PLANNING COMMISSION€¦ · Gastonia Planning Commission October 6, 2016 1d - 3 and...

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