Three’s a Crowd? Citizens’ Concerns Over Cluster Developments.

By: Grace Smith – Wise News Network

CHERRYVILLE, NC (WNN) – Amidst the growth and development in Cherryville, debates have sparked regarding a proposed housing development. Terrace Estates is one of three pending cluster home projects in Cherryville.

The proposed project, located on Blackrock School Road,  is just outside the City limits. The development plans suggest that the incoming neighborhood would add up to 100 new homes. 

To approve the project the land must be rezoned. A public hearing commenced on January 8, 2024, during a city council meeting. Richard Elam, the zoning administrator and planning director for the City of Cherryville, presented various zoning options to the City. 

Currently, the plots of land are zoned as R-12 for single-family residential homes. The ideal zoning for the Terrace Estates project is CZ/R-9 Cluster Developments (CD).

R-12 plots are 12,000 square feet and CZ/R-9 CD plots are 6000 square feet. This project requires the plots to be smaller, allowing room for more houses. Smaller plots also ensure the protection of existing green space in the area. 

There are other zoning options for the City Council to consider as well. Elam presented five options, the first being to grant the recommended rezoning of CZ/R-9 CD.

Additionally, the Council can vote to rezone the plots to CZ/R-12 with 8000 square feet lots, R-9 Single Family Residential with 9000 square feet lots, CZ/R-15 with 10,000 square feet lots or they can deny the rezoning and the lots will remain at 12,000 square feet. 

The other developments, Stroupe Acres and Cherryvale, are zoned as CZ/R-9 CD. In addition to the three proposed cluster homes, an affordable housing apartment complex is also under development.

Terrace Estates will have a walking trail through a shaded area. It will loop around a required retention pond. A stipulation to the walking trail and the shaded area is that plots must be compact. 

Many residents attended the public hearing to voice their concerns. Gene Dellinger, a resident, stated he owns a recognized North Carolina Century Farm in that area. 

Two tributaries flow into Muddy Fork Creek near the proposed development. Dellinger has lived on the farm his whole life and has seen the tributaries rise to a height of 10 feet. 

There is a tree canopy that has improved the levels of the tributaries. However, with heavy rainfall they still experience swells. 

“I know how much water comes off that ground when it didn’t have a canopy. Now we do have a canopy and we are down a couple to three feet in the tributaries,” said Dellinger. 

He requested that the developers leave the canopy and include another retention pond. The state required the developers to have at least one retention pond for the development, as mentioned earlier. 

“I would encourage the developer to leave as much canopy as possible because now my [first] tributary is flowing anywhere from two, three or four feet. If it gets to up to eight [feet], it will wash out my entrance to the farm,” said Dellinger.

Additionally, at the bottom of the tributaries, there are EPA-protected wetlands. Dellinger wants to ensure that runoff will not reach or contaminate these wetlands. Additionally, Muddy Fork Creek flows into Moss Lake, which supplies Kings Mountain with drinking water. 

“We’re all more environmentally conscious today than we’ve ever been. I didn’t think of an environment when I was growing up and I’m 80 years old and that’s my concern,” said Dellinger.

Craig Upshaw represented the developers, Piedmont Companies, in the hearing. He said the developers intend to keep as much of the canopy as possible. The shaded walking path will go through the tree coverage that Dellinger mentioned. 

Upshaw brought a diagram of the proposed development to the hearing. He indicated where the canopy is concerning the neighborhood.

“One of the reasons we chose to go with the R-9 Cluster is the smaller lots which preserves everything you see in green,” said Upshaw.

He stated that all the runoff will end up in the retention pond and that the state has approved the stormwater plans. 

“We are certainly not averse to adding another [retention] pond if you think that is necessary,” said Upshaw.

Dellinger made it clear that he is not opposed to the development, but he wants to ensure the protection of the local environment. Other residents  also expressed concerns regarding the development. 

Sid Stroupe, a Cherryville resident, inquired about the Planning and Zoning Board’s opinion of the rezoning. In an earlier meeting, the Planning and Zoning Board voted against the proposal to rezone the lots. 

“I haven’t heard an explanation, why did they vote against it?” asked Sid Stroupe. 

A member of the Planning and Zoning Board, Wade Stroupe, addressed the question at the podium. He did not speak on behalf of the board but explained why he chose to reject the proposal. 

“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. 

He went on to say that the plots would be cut in half. The neighboring areas with existing residences are all zoned at R-12 Single Family Residential. 

Other residents’ concerns include the influx these new homes would have on schools and the impact it would have on the traffic. Additionally, Council Member Janice Hovis expressed her concern regarding the density of that area. 

“I think the lower density in this area is going to be beneficial to the entire community because the higher density we get on these developments [will] impact everything in our community. So I would like to see this remain what it is, R-12,” said Hovis. 

If the lot sizes remain at R-12 the developers would have to reduce the number of homes or cut into the tree canopy. Upshaw said choosing not to rezone could be a deal breaker for the developers. 

Other Council Members held other opinions regarding the rezoning. Council Member Gary Freeman stated that he would like to uphold the rezoning recommendations as the Council has already approved two other similar developments. 

The City Council did not reach an agreement. They decided to continue the hearing until the next City Council Meeting on Monday, February 12, 2024. 

Council Member Jill Puett requested that the Planning and Zoning Board meet with the Council during an upcoming work session. Wade Stroupe said the Planning and Zoning Board would be happy to meet with the Council at the work session, which will occur on January 30, 2024. 

This discussion has halted while the City Council gathers more information to make a qualified decision. The future of Terrace Estates remains in a lurch as local leaders grapple with the concerns from residents and their obligations to developers.

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