Cluster Home Ordinances Spark Debate; Other Topics Discussed
By: Grace Smith – Wise News Network
CHERRYVILLE, NC (WNN) – The Cherryville City Council heard proposed changes to the planning and zoning ordinances during the May 13, 2024, city council meeting. The planning and zoning board wants to do away with the cluster development section of the ordinances. Other topics were also discussed.ย
Mayor’s Comment; Storm Update & More
Mayor H.L. Beam commenced the meeting by addressing the May 8 and 9 storms. Elm Street and Old Post Road sustained the most damage in Cherryville. Mayor Beam thanked the Cherryville emergency services and public workers for their speedy response to the damage.
Additionally, cleaning crews from Forest City, North Carolina, and Union, South Carolina, assisted Cherryville in post-storm clean up. Mayor Beam expressed gratitude for their help.
“I have found out through these trying times that our city is very resilient and always comes together in times like this,” said Mayor Beam.
He also noted the success of the recent Cherry Blossom Festival. Mayor Beam described it as one of the biggest and most successful festivals the city has seen in years.
The opening day for Cherryville’s League Baseball season was also successful. Over 160 kids will participate this year, with the registration fee waived.
“Thanks go out to the Little League board, all the coaches, umpires, volunteers, and players,” said Mayor Beam.
City Manager Brian Dalton met with Cory Warren concerning his recent acquisition of the west side of Doran Mill on North Mountain Street. The buyer plans to restore the area, starting with the roof.
In recreation news, engineers have submitted official plans for the incoming splash pad. County approval is required before construction starts.
Mayor Beam mentioned the budget work session that occurred on April 30. During this session, city department leaders and the city council met to discuss the 2024-2025 budget.
In the budget session, Financial Director Dixie Wall and City Manager Dalton addressed questions from the council regarding the budget. They proposed a draft budget. The city council will vote on the proposed budget during June’s city council meeting, on June 10.
The repaving of Styers Street is completed. The city is now evaluating additional roads for potential paving projects. Additionally, crews repaved the parking lot of the Cherryville Community Building.
Cleveland County Waterรขโฌโขs engineers stated that construction on the Cleveland County water interconnect will begin on June 3. The city hopes to complete this project by October.
Mayor Beam and City Manager Dalton conferred with Senator Ted Alexander to secure funds for future projects. Senator Alexander noted that funds for this fiscal year are limited but assured efforts to assist Cherryville in acquiring resources.
Lastly, Electricities will erect a sign on the Gardner Webb property on West Academy Street to assist the city in marketing this land.
“Cherryville has not received any help from our local county’s economic development department in aiding with this future development. This property would be a great opportunity for business or industry to locate in our area,” said Mayor Beam.
Special Recognition of Jason Parton
Mayor Beam recognized city employee Jason Parton for 10 years of service to Cherryville. Parton received a plaque, signed by the mayor and city manager, for his years of service. Mayor Beam shook his hand and read the plaque in honor of Parton.
Proclamation of National Poppy Day
Members of the Cherryville American Legion Auxiliary gathered at the front of the meeting room as Mayor Beam presented the proclamation of National Poppy Day. National Poppy Day will occur on May 24, 2024, in honor of deceased veterans from American Legion Post 100.
Post 100 is Cherryville’s American Legion post.ย
“Recognizing the importance in honoring those who have worn our nation’s uniform,” said Mayor Beam.ย
Poppies symbolize the remembrance of fallen veterans worldwide. In the United Kingdom, Canada and other countries, Armistice Day on November 11 is honored by wearing poppy pins, commemorating the end of World War One (WWI).
The American Legion also adopted the poppy as a symbol after WWI.
The poppy symbolism derives from the poem “In Flanders Field” by John McCrae. Flanders Field was a battleground during WWI where many soldiers lost their lives. Poppies grew on the field following the end of the war.
The red poppies symbolize the blood spilled by fallen soldiers who bravely fought for their country during WWI and those who still willingly serve, fully aware of the sacrifices that duty may entail.
The mayor urges all city residents to honor military service members on National Poppy Day, May 24, recognizing those who have served, sacrificed, and continue to serve.
Planning and Zoning Board Appointments/Changes to the Planning and Zoning Ordinances
The director of the Cherryville Planning and Zoning Board, Richard Elam, submitted three board members for approval. Board members must be approved once every three years. The city council unanimously approved the three members. Their terms will end in 2027.
Additionally, Elam presented six changes to the city’s planning and zoning ordinances. Ahead of the meeting, Elam met with the planning and zoning board to run the changes by the members. The board unanimously approved each change except one.
The council entered a public hearing. Elam described the changes and made his recommendations.
First, he recommended permitting boutiques in Residential Office Zones (RO). He also requested the addition of the definition of boutique. The definition is: “A small store selling fashionable clothes, accessories (shoes, handbags, jewelry, cosmetics, etc).”
The next recommendation stirred a debate. Elam recommended making some changes to Section 6.5 of the ordinances concerning cluster development.
Some changes include removing the R-9 cluster classification, adding 10 feet to all side yards adjacent to the street and assigning maintenance of undeveloped lots and open spaces to the Homeowners Association.
However, the planning and zoning board unanimously voted against Elam’s recommendations. Instead, the board recommended the removal of Section 6.5 from the ordinances.ย
Wade Stroupe is a member of the planning and zoning board. He addressed the council, explaining his rationale for wanting Section 6.5 removed.
He said the board is not against high-density developments, however, the cluster development classification is strictly for single-family homes. It does not include multi-family homes, for example, townhomes.
Additionally, cluster developments require a special use of the zoning ordinances.
“If a developer has an R-15 tract of land and they want to go the cluster development route; I never have understood what the cluster development gives them. It is basically just a special use rezoning,” said Stroupe.ย
Essentially, if a developer would like to build a cluster development, they must apply for a conditional use permit that outlines the master plan for the development. The permit enables developers to convert land originally zoned for other residential purposes into a cluster development.
The planning and zoning board’s recommendation to remove Section 6.5 would result in a more thorough rezoning process on the developer’s end.
The city council did not conclude the changes to Section 6.5. Opinions varied among the council, with some members discussing the appeal of cluster developments to new families. This discussion was tabled for the June 10 council meeting.
Elam then recommended that changes be made to the fence ordinances, ensuring no fence exceeds six feet in height for most cases. The recommendations would limit front yard fences to the dwelling’s front corner.
The council unanimously agreed to this recommendation.
He subsequently recommended adding a section regarding planned developments into the ordinances. Some builders who served on the planning and zoning board allegedly deleted Section 11 in 2002. Section 11 entails in-depth guidelines surrounding planned developments.
Regarding the previous discussion of Section 6.5, Stroupe mentioned that reinstating Section 11 would benefit the city and planning and zoning board as it outlines detailed guidelines for developments.
With Section 11 reinstated, the planning and zoning board believes there is no need for Section 6.5.
The city council unanimously agreed to reinstate Section 11.
The next recommendation aims to exempt General Manufacturing and Commercial (GMC) zones from sidewalk requirements and waive building material ordinances.
The ordinances state that non-residential buildings have long-lasting materials surrounding each side of the building. Such materials include brick, concrete, wood materials and others.
The amendments would make it so that GMCs do not have to be surrounded by long-lasting, nor would they be required to have a sidewalk. The city council unanimously agreed to these recommendations.
Lastly, Elam recommended that a Subdivision Technical Review Committee approve final building plans for subdivisions instead of the city council. This change would expedite the building process.
The reasoning is that the city council already approves the plans when subdivisions are proposed. The city council unanimously approved this recommendation.
The council will consider the planning and zoning board’s recommendations regarding the cluster developments ahead of June’s council meeting.ย
Dead End Sign on Joyce Drive
In response to resident feedback, the city council approved the installation of a dead-end sign on Joyce Drive. The street does not have alternative roads or space for turning around at its end.
Originally proposed as “no outlet,” Chief of Police Brandon Hunsucker recommended changing the sign to “dead end” to clarify the lack of space for turning or alternative routes. This was unanimously approved by the council.
Audit for 2024/ Public Hearing Date for 2024-2025 Budget Set
The city council gave City Manager Dalton approval to proceed with the 2024 audit with Butler and Stowe. Butler and Stowe have led the city’s audits for several years. This year, their services will cost $56,000.ย
Additionally, they voted to hold a public hearing on the proposed budget during the June 10 council meeting.
Other Business
The city council thanked Scott Harrill, current athletic director at Cherryville High School, and his Sunday School class for cleaning up after the storm. The group is with First Baptist Church of Cherryville. Other church members also helped clean up.
Harrill’s group assisted in the clean-up efforts unprompted and provided much-needed help to many Cherryville residents. They also helped clean up after the 2023 microburst.
Council Member Jon Abernethy said the group removed two trees from Elm Street and many other impacted areas.
As the city returns to typical business following the storms, many projects are on the horizon. Juneรขโฌโขs city council meeting is set to be busy, with further discussions on cluster developments and the public hearing regarding the budget.
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