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Planning commission recommends UDO changes to require conditional review for "major developments" and allow 10% administrative flexibility
Summary
The commission recommended amendments to the Unified Development Ordinance to define "major development" (residential projects of 20+ units or commercial projects that trigger a traffic impact analysis), require those projects to use the conditional rezoning process, and add an administrative minor‑modification allowance of up to 10% (amended to explicitly include commercial square footage). The recommendation was unanimous and will go to city council.
The Gastonia Planning Commission unanimously recommended May 7 that the city adopt multiple changes to the Unified Development Ordinance (UDO) intended to clarify procedures for larger projects and to add limited administrative flexibility.
Senior planner Maddie Gross said the package (file 202600147) includes three parts: new definitions (including a definition of "major development"), updates to map amendment and conditional rezoning procedures, and urban design standards. Gross said a "major development" would include residential developments of 20 or more units or commercial developments that meet the city's Traffic Impact Analysis (TIA) thresholds; those projects would require conditional rezoning and the full public process regardless of whether the use would otherwise be allowed by right.
A key change would give the administrator authority to approve "minor modifications" of up to 10 percent (plus or minus) for unit counts or mix of unit types without returning every small change to the public process, with staff noting that minimum ordinance standards (for open space, tree save and height caps) must still be met. Commissioners questioned whether a 10 percent allowance could affect open space, height or other commitments. Staff emphasized that the allowance is discretionary, not automatic, and that any administrative change must not conflict with other ordinance minimums.
During discussion commissioners asked that the 10 percent language also explicitly include commercial square footage. The commission adopted that amendment and moved, seconded and approved a recommendation for city council to adopt the UDO amendments as amended.
Staff said the item, as recommended, will go to city council (tentatively scheduled for May 19) for final action. If adopted, the amendments will require additional applicants that meet the "major development" threshold to come through conditional rezoning and will allow staff to handle limited adjustments administratively to reduce rework for small, non‑substantive changes.
