[{"_1":2,"_118":-5,"_119":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,84,94,106],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6178891,"mediaKeyId","5165853-f61097db08b9868b9dec6e0bc6369f89","parentId",5165853,"title","Council discussion flags legal risk, but city attorney sees protections if CPACE loan added to Trenton Mill financing","audioSeconds",0,"startMs",7912000,"endMs","viewUrl","/Search/View?dp=1&key=5165853-f61097db08b9868b9dec6e0bc6369f89&start=7912&end=7912","thumbnailUrl","https://assets.pipeline.soar.com/5165853-f61097db08b9868b9dec6e0bc6369f89/thumbnail_7912000.jpg","articleUrl","/articles/6178891/Gastonia/Gaston-County/North-Carolina/Council-discussion-flags-legal-risk-but-city-attorney-sees-protections-if-CPACE-loan-added-to-Trenton-Mill-financing","mediaUrl","https://secure.pipeline.soar.com/6178891-5558c61a5b1effaeab25a9f1e37a6a14/orig.mp4?Expires=1770437978&Signature=QQ-zgQuL-nlnrL-u6UnWmfrxgoolGQ3tNxWmnZeQabL2~8JNTao2cPgyAOrXTfSvQXfergzZiqJxoTi59N4VAio-6rGdXBrtM--3wqvdx0Q4ejagZPO65napjspZ9CUKWlTq9NtkC6u~gXiEhjmz7KVsfTgkNC6WujHFYu0v3KOdFfyA36wBpTVP7JrMmciDvzrQRDb5xuS1xdCsPsu5ZElqkjgsUIQ1BGIg1Dk~-nW8uDMJ~r2N8lIyQ-pyFtYZ1uvLsu0TMNOc-zGp3Z1R8uIbB--~JydLMWHS-iWB2H7NCZxtUsYYUhznJNXnyhOC6dbSo2amZ1JZJfZuWjPPnQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Gastonia NC","date","2025-05-20T00:00:00Z","article","During consent-agenda questions, council members asked for clarification of a proposed CPACE (Commercial Property Assessed Clean Energy) loan that would finance energy and efficiency improvements for the Trenton Mill redevelopment. The project includes an existing city loan of $495,000 owed to the city and a first mortgage of about $6.3 million; the developer proposed a $5.6 million CPACE loan.

City staff and the city attorney explained the legal structure and risk. Under CPACE statutes discussed at the meeting, a CPACE loan is structured so that its lien position and enforcement differ from conventional financing. City Attorney Eric Edgerton said sections of the enabling statutes suggest a CPACE lien \"shall be inferior to all prior and subsequent state, local, federal taxes or liens,\" creating an argument that the CPACE lien may not \"bump\" existing local liens such as the city's prior loan. Edgerton said he had not received a definitive legal opinion that would absolutely rule out priority complications, but the statutory language and the fact that CPACE loans do not allow acceleration of the full loan upon foreclosure provide significant practical protections to existing lienholders.

Practically, staff explained, the CPACE funding is not a city loan and does not require city capital; it will be provided by a private or program lender under the CPACE structure and will be used by the developer to retrofit and upgrade the building. If the developer defaults, the CPACE lender's remedies are limited by statute in ways that reduce the risk of an immediate, full-amount claim that would displace the city's previously issued loan.

Council members asked questions about the relative lien positions, the risks if the project enters foreclosure, and whether the city should provide any approval. Staff said the county had approved participation and the city's approval was required because of the prior local lien and the project's location inside city boundaries. The manager and attorney indicated they would continue reviewing statutory language and finalize conditions for the city's approval on the consent agenda; no separate ordinance or detailed legal opinion was adopted at that time.

Ending note: The council accepted staff explanation for the consent agenda item and approved the consent agenda; staff will finalize legal language and report back as needed on the CPACE structure before any loan is executed.","mediaType","Video","parentTitle","City Council Meeting | May 20, 2025","oneSentenceSummary","At the consent-agenda discussion, staff outlined a proposed Commercial PACE (CPACE) loan for a downtown mill rehabilitation. City attorneys said the CPACE statute may not subordinate the city's existing lien; staff and attorneys described scenarios and protections if the CPACE loan is added.","taxTitle","Gastonia, Gaston County, North Carolina","taxId",4854,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":42,"_43":77,"_45":77,"_46":78,"_48":79,"_50":80,"_52":81,"_54":55,"_56":57,"_58":82,"_60":61,"_62":63,"_64":83,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6178896,"Council members press city staff on budget choices, Salvation Army property and utility rate increases",5055000,"/Search/View?dp=1&key=5165853-f61097db08b9868b9dec6e0bc6369f89&start=5055&end=5055","https://assets.pipeline.soar.com/5165853-f61097db08b9868b9dec6e0bc6369f89/thumbnail_5055000.jpg","/articles/6178896/Gastonia/Gaston-County/North-Carolina/Council-members-press-city-staff-on-budget-choices-Salvation-Army-property-and-utility-rate-increases","https://secure.pipeline.soar.com/6178896-a88835c9f6c758268ce16e3bbf393ffc/orig.mp4?Expires=1770437978&Signature=Xh7R1bVBRK~A2N3uznRlxGFQe5REWzFZjLgXZ1~MtaiVyAiZlJvHr5llbop2PCmxwQweTV7mnrEaX23OZL5Av0LtzgSgJKj1ClAwMyapJSFp41tvnR004rNu-q46XCRaUNXpXJe9XsXnxxbqAL~MejDME9Xawnyje6Tt6DbEJV7TJDxECBdVE9zEjXNzjgaQhcnIzaa7IeE13T9dXwFTgDw8nnkRSWT~6zReAw5qno29gdCcjUDXMIO1h3UkPvyfGR2D25IJ2QGyjYyeEbD4D95xk762M9v7SFZsIJa~RR-muyUYmITqQi3~JtqADy301Vifdn22K0-fA2i8a4Oq8Q__&Key-Pair-Id=KUT5TJCACFTXG","At a city council meeting heavy with public comment, several council members said they want to hold the line on council raises, complete a manager evaluation before considering any salary increase for the city manager, and avoid a proposed 5% water and sewer rate increase in the coming fiscal year.

Public speakers repeatedly raised concerns about homelessness and the city's purchase of the Salvation Army building. That proposed appropriation (
\"$2,277,000 from the General Fund,\" as cited by public speakers) drew criticism from residents and civic groups who asked the council to explain the planned use of the property before locking up taxpayer funds. \"If over $2,000,000 could be allocated to spend without plans, I think the council can also figure out ways to be more inclusive with the organizations that are trying to do great things for our city,\" Sean Bates, president of the Gastonia NAACP, said during public expression.

Council members also discussed the city's fund balance. Staff distributed figures from the recent audit showing available fund balance for additional appropriations at $3,144,609 (an audited estimate after required reserves and encumbrances). Council members noted the city has several capital needs and that the fund balance can fluctuate as final close-out entries are made for the fiscal year.

Several council members asked staff to present alternatives ahead of the formal budget adoption meeting: specifically, to (1) defer any council salary adjustments, (2) schedule and complete a city manager performance evaluation before approving any change to the manager's compensation, (3) remove or delay a proposed 5% water and sewer fee increase, and (4) explore whether the property appropriation for the Salvation Army could be delayed or better explained to the public.

City staff told the council they would provide additional detail for the June 3 budget meeting, including an updated fund-balance estimate, line-item detail about positions that were not filled (and the resulting salary savings), and explanations of the larger \"other\" line-items in enterprise and general fund schedules. The manager also said staff would return with options to lower the tax rate if council wished, bearing in mind the trade-off with capital needs and operating commitments.

Public speakers linked these budget decisions to other items earlier in the meeting: event in-kind services, park funding, and the annexation discussion. Several speakers pressed the council to prioritize shelter and housing services for the unhoused while asking for transparent accounting of the new building purchase.

Ending note: Staff will return to the council with requested detail and scenarios for adoption at the scheduled budget meeting in early June.","Councilmembers requested no council pay increases, deferred any manager raise pending evaluation, and signaled opposition to a proposed 5% water/sewer increase; residents urged scrutiny of a $2.277 million General Fund allocation to purchase the Salvation Army property.",{"_33":85,"_35":36,"_37":38,"_39":86,"_41":42,"_43":87,"_45":87,"_46":88,"_48":89,"_50":90,"_52":91,"_54":55,"_56":57,"_58":92,"_60":61,"_62":63,"_64":93,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6178902,"Council awards Lynnwood Springs Park Phase 1 contract after cost-cutting revisions; funding from multiple city accounts",7982000,"/Search/View?dp=1&key=5165853-f61097db08b9868b9dec6e0bc6369f89&start=7982&end=7982","https://assets.pipeline.soar.com/5165853-f61097db08b9868b9dec6e0bc6369f89/thumbnail_7982000.jpg","/articles/6178902/Gastonia/Gaston-County/North-Carolina/Council-awards-Lynnwood-Springs-Park-Phase-1-contract-after-cost-cutting-revisions-funding-from-multiple-city-accounts","https://secure.pipeline.soar.com/6178902-f69aea8a6b70b6100e58d203b8ae54da/orig.mp4?Expires=1770437978&Signature=XG3tMRnmnFRXDJM8eQpiT05O2tfwEpUXkbzK5KS8O1hppU8OukihwbFXhFDl8~mfyhgpe3izutmomh19APUg2KEWrvPFgkeeDIuVrDqdjHc7iKyC-I3iGSpzeBb2i~m2wPeWXxoDSeEAu1337YonDT0cecldA49ErZgH76-Llxi7RuskvJYK5yIcXTKgEPZu1jsbxabJ7ctzBL1QT4AYCMXaspKMNN-sCTfHqqnyOiIa~hQJ0Q6T8XgHIePVDJGueTtGRSom1kaYPUZgc456CQmXMYO3Yhn6t8KDWB56GOXARvYzBJnmrRy34Pw~pr-1Xr1fXd5dNuIdZdAliopl9w__&Key-Pair-Id=KUT5TJCACFTXG","The Gastonia City Council unanimously approved a $5,539,383.34 award to Eaglewood Inc. for Phase 1 construction at Lynnwood Springs Park, moving forward with trails, parking expansion and utilities after staff reduced an initial low bid through targeted scope adjustments.

The project originally drew a low bid of $7,089,327.94 when the second advertising produced four bidders; staff and the low bidder then worked to identify scopes the city could perform internally. City crews will refurbish and upgrade seven existing cart-path bridges and perform grading for an expanded parking area; those tasks reduced the contractor's scope by roughly $1.56 million. Staff estimated the city's cost to self-perform the removed items at up to $500,000, resulting in net taxpayer savings versus the original bid.

Council heard details from Director of Engineering and Parks & Recreation staff: the contract covers roughly 3,625 linear feet of multi-use walking path, 3,400 linear feet of internal park roadway, 30 RV campsites with full utility hookups, upgraded park restrooms and site lighting (about 97 poles). Paving of the expanded parking lot and the vehicular bridge remain in the general contractor's scope. Water, sewer and electric service included in the bid will also serve future park phases.

Staff outlined the proposed funding mix: eligible water and sewer items will be paid from the enterprise fund, electrical elements from the electrical capital fund, stormwater features from the stormwater fund and the balance from the general obligation (GO) bond/geo bond appropriation. The city noted a prior NC Parks & Recreation Trust Fund grant of $500,000 that will remain part of the park funding plan. Project completion is set at 270 calendar days following contract award.

Council members asked about short-term protection of already-installed amenities; Parks staff said playgrounds, shelters and some features were fenced and monitored during construction and that staff would continue site care. Staff also confirmed RV sites would be concrete-paved pads with full hookups; early revenue estimates for the RV program were discussed as supplemental operating income but not relied on for debt service.

The council approved the award unanimously and directed staff to finalize a contract and proceed on the construction schedule.

Ending note: The Phase 1 buildout completes key grant requirements and will position the city to apply for a second state park grant for future amenities.","Council approved a $5.539 million construction contract for Phase 1 of Lynnwood Springs Park after staff identified $1.56 million in post-bid savings by having city crews self-perform bridge repairs and grading; funds will come from water/sewer, stormwater, electric capital and GO bond accounts.",{"_33":95,"_35":36,"_37":38,"_39":96,"_41":97,"_43":98,"_45":99,"_46":100,"_48":101,"_50":102,"_52":103,"_54":55,"_56":57,"_58":104,"_60":61,"_62":63,"_64":105,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6178908,"Council pauses Northway annexation after neighbors and council members press for traffic, stormwater analysis",3900,8564000,12464000,"/Search/View?dp=1&key=5165853-f61097db08b9868b9dec6e0bc6369f89&start=8564&end=12464","https://assets.pipeline.soar.com/5165853-f61097db08b9868b9dec6e0bc6369f89/thumbnail_8564000.jpg","/articles/6178908/Gastonia/Gaston-County/North-Carolina/Council-pauses-Northway-annexation-after-neighbors-and-council-members-press-for-traffic-stormwater-analysis","https://secure.pipeline.soar.com/6178908-d0435f715022c826979fcbc48e15f134/orig.mp4?Expires=1770437978&Signature=MJT1mPO~xjw5tsiZVhxlubQOUKY4Q-DxAuTLQNaBJuhUuu1GLTXdsire5VaxAkQiv5S7btnWxWN1Y4BZzy2MNbFLw5xwc2WxWsYEkN1qDLXlxDPszlRdy7cgWYWBOnH-VIxLxKOyEHs95hLp-DCqRSh1YF4N2UP2X7scKb2zaJx3lr9gKQQpm4mUdadZWREOAFugGcuCPyOWBbOu11M08veQb1wLY8dgh~l3VYaZ3WhmYUahT~BDY63orDK80wWJ246qgrUxBfrGUFIWTvxGAxOU3hnXUaMqjklN-o~PthfEFmHQbumz6OYN9zVXRZCjSBqdeuISza4UOgpr0Wh0mg__&Key-Pair-Id=KUT5TJCACFTXG","The Gastonia City Council voted to continue consideration of a developer's request to annex and rezone roughly 83.37 acres on Briar Oak Drive and Penny Park Drive after neighbors and several council members said they had unresolved concerns about traffic, stormwater and lot density.

The applicant, represented by a development team including DP Development and Northway Homes, asked the council to annex the county parcels and apply a PD-R2-D2 planned development residential zoning to permit a 222-unit single-family subdivision. Planning staff and the Planning Commission had recommended approval, noting the proposal aligned with the 2025 Comprehensive Plan and included perimeter buffers and open space. The developer's site plan shows access from Penny Park Drive and two connections to Briar Oak Drive; it proposes a 7-foot neighborhood trail and approximately 17 acres of preserved trees.

Neighbors who spoke at the public hearing said local roads cannot handle the projected traffic. \"If you take a drive out Penny Park Drive, unless they plan to rebuild the road, it's not capable of handling that volume,\" Councilman Jim Gallagher said after visiting the area. Several speakers representing Skyland and Briar Oak neighborhoods handed the council a petition and urged larger lot sizes and better buffering to match existing nearby homes.

Planning staff confirmed a Traffic Impact Analysis (TIA) is required for the project; it was under review but not complete at the time of the hearing. Planning staff also noted the developer had agreed in conditions to implement any mitigations required by the TIA and to upgrade NCDOT-maintained roads to a minimum 20-foot paved width if NCDOT determines that work is needed. Staff also said the project would meet city stormwater standards and that the developer had committed to detention standards surpassing current requirements (designing to 25-year rather than 10-year storm events for treatment/detention).

Council discussion focused on three issues repeatedly raised by neighbors and several council members: traffic capacity on Penny Park Drive and Skyland Drive, floodplain and stormwater impacts in a basin where flooding has occurred previously, and neighborhood notice and outreach. Several council members said they supported density in principle, but asked for details showing how infrastructure would be upgraded and who would pay for required road improvements. The developer told council members they had already started the TIA and said they had agreed to the city's requested exterior building materials (fiber cement, masonry) that would raise construction cost by an estimated $20,000 per house.

Council voted on an initial motion to approve the annexation and rezoning; that motion failed. The applicant then asked for a continuance to allow time to complete and review the TIA and related engineering, and council unanimously approved continuing the public hearing to the August 19 meeting.

The continuance leaves the project's entitlement unresolved: the council directed staff to report back with a completed TIA, any required NCDOT mitigation commitments, stormwater engineering findings and the developer's final construction plans and mitigation agreement prior to any final vote. If the TIA requires significant off-site improvements (turn lanes, right-of-way acquisition), the council will have to decide how to apportion costs and permits with NCDOT, the developer and affected property owners.

The developer said final home prices were expected to start in the mid-to-high $200,000s and rise based on size. Neighbors said the proposed average lot size (about 9,000 square feet) was smaller than adjacent lots (about 13,000 square feet) and would change neighborhood character.

Ending note: The city will not take a final vote on the annexation or rezoning until the TIA and associated engineering work are completed and reviewed; the council set an August 19 date to revisit the matter.","A proposed annexation and rezoning for 83.37 acres west of Davis Park Road drew sustained neighbor opposition over traffic and flooding; the council continued the request to Aug. 19 to allow a traffic impact analysis and other details to be completed.",{"_33":107,"_35":36,"_37":38,"_39":108,"_41":109,"_43":110,"_45":111,"_46":112,"_48":113,"_50":114,"_52":115,"_54":55,"_56":57,"_58":116,"_60":61,"_62":63,"_64":117,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6178912,"Gastonia council agrees to make Juneteenth a city-sponsored event after months of community complaints about in-kind fees",14014,3056000,17070000,"/Search/View?dp=1&key=5165853-f61097db08b9868b9dec6e0bc6369f89&start=3056&end=17070","https://assets.pipeline.soar.com/5165853-f61097db08b9868b9dec6e0bc6369f89/thumbnail_3056000.jpg","/articles/6178912/Gastonia/Gaston-County/North-Carolina/Gastonia-council-agrees-to-make-Juneteenth-a-city-sponsored-event-after-months-of-community-complaints-about-in-kind-fees","https://secure.pipeline.soar.com/6178912-feee1a1252aa3c578d1a6122bd5be56d/orig.mp4?Expires=1770437978&Signature=AKV1zcEeRlTOshvbIYuCjxZlRZ~iE-mDd7YsTbiPwoGt1pMgk7JkOVh446tL49hiJYW-nBCkezOYwQhoUmC8xpH9d~WnCW9yHvpA5RfeLjcfSQV4TspRKk0YHIPQCOMlkIku7UBsUyT281Pen5w6PbtpoFKd-ZRPqzqrMSiajramybDO41YUQNE~3Xav2szyeTkDytLJim6CO7yLHBGv11GM-T4WjWsHYQedfKJSS3vh~0bppBmwUbAiUQmGEmq3WZgIF0zW5aJl0SWfUostszKV2v5avsvvx1djoU1szVBpx3Ubm8ymcKM5oZCwUGqilkfcenrxJyBtycVGjjD-cQ__&Key-Pair-Id=KUT5TJCACFTXG","The Gastonia City Council voted this week to designate the city's Juneteenth celebration a city-sponsored event and asked staff to begin work on a broader review of the city's policy for in-kind services to festivals and community events.

The action came after a wave of public comments by event organizers and community leaders who said the city's recent change in handling in-kind services had left long-running grassroots events with large bills. \"We are not asking for special treatment. We are asking to be treated like we matter,\" said Tasha White, founder of HealthCarolina and organizer of Gastonia's EbonyFest Juneteenth celebration, referring to a staff estimate she said charged the festival $15,630 for police and other staffing.

The council first heard public testimony that evening from a long list of speakers including community organizers and representatives of events such as Highland Festival and Toys for Tots. Speakers said Juneteenth previously received in-kind staffing and public-safety support and argued that the new approach - in which organizers were billed for police and other city services - created a disparity compared with larger, city-absorbed events. \"If the city can find a way to support fireworks for 20,000 people, surely it can find a way to support a celebration of freedom for a few thousand more,\" White said.

Council discussion focused on two constraints identified by the city attorney: first, any exemption given to one private organizer could create First Amendment problems if not applied consistently; second, the council retains authority to decide which events are officially city events. City Attorney Eric Edgerton advised that the most defensible path would be either (a) apply a single, clear policy for all outside events, or (b) formally make specific festivals into city-sponsored events that the city funds or manages directly.

After debate, council members approved a motion to make Juneteenth a city-sponsored event for this year and directed staff to negotiate an appropriate contract with the community organizer. Council members also asked the Central City committee to review the in-kind services policy at its June 2 meeting and return recommendations to the full council. \"We have staff who do this for a living,\" Councilman Dimitri Kasupius said; \"If the council directs it, they will work to deliver this in the time available.\"

Organizers emphasized practical fixes as they urged the council to act: Tasha White and other speakers said using alternate parking (county parking decks) and barricades instead of billed officer hours would substantially reduce cost; a county representative and the police chief accepted the need to explore such operational steps. Community members also pressed for longer-term procedural changes so grassroots groups can reliably plan and budget.

The council's action does not change the city's broader policy right away; instead it creates a one-year approach for Juneteenth while staff and the Central City committee review the in-kind services policy and return a recommended framework for how the city will treat requests for staffing, barricades and other services going forward.

The decision comes amid sustained public attention on equity and city support for cultural events: organizers argued Juneteenth brought economic activity to downtown businesses and deserved parity with other city-funded celebrations. Council members asked staff to report back with a clear process for contracting the event, logistical steps to reduce billed staff hours where possible, and an estimated fiscal impact to the city budget.

Supporters said the council's near-term action reduced immediate financial uncertainty for the celebration. Council members who voted in favor said they wanted staff to balance fiscal responsibility with the community's concerns and to provide a firm recommendation for future policy changes.

Ending note: Staff and council indicated the June 2 Central City committee meeting will be the first formal step in reworking the in-kind services policy; Juneteenth will be treated as a city-sponsored event for the upcoming date while contract details and logistical plans are finalized.","After public outcry over newly billed staffing fees for Juneteenth, the Gastonia City Council voted to designate Juneteenth a city-sponsored event and sent a broader review of the city's in-kind services policy to committee.","actionData","errors"]

Article not found

Council discussion flags legal risk, but city attorney sees protections if CPACE loan added to Trenton Mill financing

Council members press city staff on budget choices, Salvation Army property and utility rate increases

Council awards Lynnwood Springs Park Phase 1 contract after cost-cutting revisions; funding from multiple city accounts

Council pauses Northway annexation after neighbors and council members press for traffic, stormwater analysis

Gastonia council agrees to make Juneteenth a city-sponsored event after months of community complaints about in-kind fees