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Commission approves Crowder Springs day-camp rezoning, allows park-model cabins with stay limits
Summary
The Gaston County Commission approved a conditional rezoning for the Crowder Springs Day Camp to allow park-model cabins and other recreational uses, with a condition limiting stays to short-term visits (applicant said typical stays are four nights, five days).
The Gaston County Board of Commissioners approved a conditional rezoning April 22 for the Crowder Springs day-camp property that will allow park-model cabins and a set of recreational uses while placing limits on the length of individual stays.
Jamie Kimberlou, director of planning and zoning, told the board the applicant requested the rezoning because park-model cabins are technically classified as recreational vehicles under the Unified Development Ordinance and the property's existing camp and retreat uses needed explicit zoning authority to host them. The property is on Linwood Road and Misty Lane, outside Gastonia city limits, and is operated as a camp and retreat center with existing buildings and access.
The conditional rezoning allows uses including conference, retreat and event center; summer camp and retreat center; sporting facilities; camping and recreational vehicle park; miniature golf; paintball and laser-tag facilities; small-house community; and special events facilities. The staff-recommended conditions read as included in the agenda packet and require that all uses meet applicable supplemental UDO regulations and that areas designated as tree-save remain undeveloped.
Planning staff said the rezoning would enable the owner to use park-model cabins as an alternative, more affordable building type. The planning board had unanimously recommended approval at its March 31 meeting.
During the public hearing and discussion, commissioners and staff raised concerns about long-term occupancy patterns for cabin or RV-style units. Commissioner Hovis asked whether existing rules limit how long an individual can stay. Planning staff noted there were no specific long-term occupancy limits in the application as presented and pointed to building-code and UDO rules that address permanent structures; the planning board and applicant agreed to a condition to prevent long-term residency.
The applicant's representative, Jubilee, described typical stays: "Most of our stay in the June through August is 4 nights, 5 days. Then we host retreats throughout the year with church groups, sororities, [and] foster camps," and said the operation is primarily short-term recreational programming.
The board added a condition limiting individual stays (the board described the condition as a 10-day maximum stay for recreational units) and voted to approve the rezoning with those amendments. The motion was made by Commissioner Bob Hovis and seconded by Commissioner Scott Sheehan; the clerk recorded the vote as unanimous.
Ending: With the rezoning in place, the property can site park-model cabins in specified areas on the approved site plan and continue to operate as a camp and retreat center under the listed uses and supplemental regulations; new structures and uses will still require applicable permits.
