Neighbors press planning board on Magna Gray subdivision; board keeps public hearing open after traffic, access and lot-size objections

The Lexington Planning Board on Oct. 21 kept the public hearing open and continued consideration of Magna Gray’s conditional-zoning application for a large residential subdivision after more than three hours of testimony and technical exchanges.

Tammy, a city planner, described the application as a conditional zoning request for a residential subdivision and summarized staff review steps. The project site plan presented to the board shows 357 total units: 295 single-family lots and 76 cottage units, with just over 30 acres of natural open space and roughly 3 acres of improved recreation that would include a pool, cabana and pickleball courts.

Tom Terrell, representing Magna Gray, described development constraints — adjacency to Interstate 85, steep topography and multiple streams — and said the developer has conducted neighborhood outreach since June and submitted a traffic-impact analysis reviewed by NCDOT. "We had a large group of neighbors who came... the first was traffic — we've resolved the traffic issue," Terrell said, while acknowledging remaining negotiations on connections and easements.

Opponents and organized neighborhood groups pushed back. Lisa Valdez, an attorney for the Lexington Neighborhood Association, argued the application was incomplete under the city’s UDO because it lacked a phasing plan, architectural elevations and detailed edge treatments; she also questioned whether proposed lot widths and typical lot areas provide the transition the land-use plan requires near suburban neighborhoods. "At the most basic level, the application is not complete for your consideration," Valdez told the board.

Traffic concerns dominated testimony. David Hyder, a traffic engineering consultant retained by neighbors, told the board he could not find evidence in the TIA of a signed NCDOT technical memorandum or an explicit statement of the standards used to determine whether mitigations were necessary. "The TIA does not tell you what standards they used to determine if mitigations were needed," Hyder said, and he recommended the board require the missing materials before moving forward.

Residents from adjacent neighborhoods said narrow local streets such as Highgate Lane (about 20 feet wide) and Country Club Drive could become cut-throughs if connections are built. "Approving the site plan as presented with Highgate Lane as a major access is to sign off on the destruction of the Highgate neighborhood," resident Chuck Fry said.

Developer James Floyd and his team said they are willing to discuss conditions, including locked emergency-only gate access (Knox Box) or eliminating vehicular access points if necessary; staff said utility and emergency-service access requirements would need technical review by the technical review committee.

After questions from the board about multiple site-plan versions and outstanding technical materials, Mr. Smith moved — and Mr. Waters seconded — to continue the public hearing and keep the record open to Nov. 18 at 6:00 p.m. for additional information and rebuttal. The board approved the continuance by voice vote.

The board also clarified that further communications should be routed through staff, and staff was asked to coordinate follow-up with the developer and neighborhood representatives ahead of the continuation.