Rezoning for Cluster Homes Denied
By: Grace Smith – Wise News Network
CHERRYVILLE, NC (WNN) – The Cherryville City Council concluded the public hearing after hearing the Planning and Zoning Board’s decision to deny the rezoning request for Terrace Estates. The City Council held a work session in January to learn more about the board’s decision.ย
Piedmont Companies, the landowners and developers, sought to rezone their 12,000 square foot plots from R-12 Single Family Residential to R-9 Cluster Developments. This request would halve the plot sizes to 6000 square feet.
This housing project has been a subject of debate since the public hearing commenced in January. Several community members have expressed concern regarding various aspects of the project.
For example, Gene Dellinger is a farmer in the area who expressed concerns regarding runoff from the project. There are several tributaries around the site that could be impacted by runoff. Dellinger requested the preservation of a nearby tree canopy to prevent runoff.
The proposed plans feature a state mandated retention pond. Craig Upshaw, a Piedmont Companies representative, mentioned potential consideration for additional ponds and assured the preservation of the canopy.
However, the preservation of the canopy is dependent on the plot sizes. In the developer’s plans for 6000 square foot plots, most of the canopy remains untouched. Larger plot sizes entail more tree removal.
The Planning and Zoning Board’s refusal of the rezoning revolves around the reduction in plot size. At the January 8, 2024, city council meeting Wade Stroupe, a member of the board, shed some light on the board’s reasoning.ย
“The developer, the owner of that land, has owned that parcel for over 20 years. They bought it at R-12, they’ve known for 20 years it is R-12, so to me, personally, it is the egregious nature of this request.” said Wade Stroupe.ย
At yesterday’s council meeting, February 12, 2024, Stroupe elaborated. He said if the developers presented alternative solutions for rezoning the board might have reconsidered. Stroupe does not speak on behalf of the board. His statements reflect his own opinion.ย
Other rezoning options included CZ/R-12 with 8000 square foot lots, R-9 Single Family Residential with 9000 square foot lots or CZ/R-15 with 10,000 square foot lots. Although not presented to the Planning and Zoning Board, the City Council had the option to vote on them.
During February’s council meeting the developers presented a plan for Terrace Estates if the plots remained at 12,000 square feet. They added two additional retention ponds, but cut the tree canopy nearly entirely.ย
The 12,000 square foot plots would allow for approximately 70 houses in the development as opposed to 100.
Expanding plot sizes raises home prices. The initial 6000 square foot plan priced homes at $250,000, while the 12,000 square foot plots would increase it to approximately $350,000.
Upshaw expressed concern about a 40-foot paved decline resulting from the removal of the tree canopy, particularly worrying about the safety of children on bikes.
After weeks of learning more about the project, the city council made an informed decision. Gary Freeman voted in favor of the rezoning, but the remaining council members voted in opposition.
Jon Abernethy, a city council member, said his decision reflects the opinion of the Planning and Zoning Board.
“We have a planning and zoning board for a reason and those folks have unanimously agreed that we do not approve this. They have their reasons.” said Abernethy.ย
Council Person Janice Hovis expressed similar reasons for voting against the rezoning.
The fate of the plots at Terrace Estates remains to be seen. The developers have the right to go forward with the 12,000 square foot plots if they see fit, as no rezoning would be necessary. Upshaw did not respond to immediate attempts of contact.
As discussions over the development continue, the city council’s decision reflects a balance between the developer’s input and the preservation of the community’s considerations. It highlights the importance of thoughtful urban planning and listening to the community’s residents.ย
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