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Newton council approves rezoning for 204‑lot Falls subdivision over resident objections
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Summary
The Newton City Council voted 5–1 to rezone 51.66 acres at 1691 Old Conover Startown Road from R‑20A to PD‑H, allowing a planned development of 204 single‑family lots despite resident warnings about traffic safety, erosion and density; the Planning Commission had unanimously recommended denial.
The Newton City Council approved a rezoning Tuesday that paves the way for a 204‑lot residential development at 1691 Old Conover Startown Road.
On a 5–1 vote, council members accepted Re‑zoning 2021‑03, which changes the site’s zoning from R‑20A (single‑family and manufactured‑home residential) to PD‑H (Planned Development Housing). The motion was made by Council Member Jerry Hodge and seconded by Council Member Jody Dixon. Voting in favor were Hodge, Dixon, Mayor Pro Tem John Stiver, Anne Wepner and Beverly Danner; Council Member Ed Sain cast the lone no vote.
Assistant Planner Alex Fulbright told council the 51.66‑acre site is owned by TMG Homes, LLC and that the proposed plan would create lots for 204 single‑family homes. Fulbright said city water, sewer and electric are available to the site, that the plan meets the minimum requirements of the city’s zoning ordinance and that the developer estimates the project will generate about 2,050 vehicle trips per day. He also reported that the North Carolina Department of Transportation preliminarily indicated a turn lane on Old Conover Startown Road may be required and that one access could be restricted to right‑in/right‑out.
Developers Robert Davis and Jim McGinnis described buffers, setbacks and on‑site retention ponds as part of stormwater management and said final access requirements will be determined when plans are submitted to NCDOT.
Neighbors during the public hearing urged council to deny the proposal, citing safety and quality‑of‑life concerns. Carl Marlow said White Oak Drive is “very dangerous” because it is hilly with low visibility; Wallace Perry Jr. warned the intersection could result in collisions and fatalities. Other residents raised erosion and watershed impacts, said lot sizes would be small (about one‑eighth of an acre), and noted that many affected residents live outside the city and therefore may not vote in city elections.
Council members pressed the developers on traffic mitigation, buffers and stormwater controls and noted that the Planning Commission had unanimously recommended denial because of density and transportation impacts. Council Member Jerry Hodge said the council must balance residents’ concerns with opportunities to grow the community; Anne Wepner said such decisions can be painful and thanked residents for commenting.
The rezoning approval is a legislative land‑use decision; the developer must submit detailed construction and engineering plans for city and NCDOT review before site work begins. Fulbright said NCDOT will evaluate access and may require additional roadwork when formal plans are submitted.
Action: Re‑zoning 2021‑03 — motion: “That Re‑zoning 2021‑03 filed by Adam Lawing for property located at 1691 Old Conover Startown Road be approved.” Mover: Jerry Hodge. Second: Jody Dixon. Vote: Yes — Jerry Hodge, Jody Dixon, John Stiver, Anne Wepner, Beverly Danner; No — Ed Sain. Outcome: approved (5–1).
The council clerk’s office will retain the official ordinance and related documents filed after the vote.