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Gastonia council approves UDO changes to route projects of 20+ units into conditional zoning review
Summary
Council approved a text amendment to the Unified Development Ordinance defining "major development" and requiring conditional zoning review for residential projects of 20 or more units and commercial projects that trigger a traffic-impact analysis; the change clarifies neighborhood meeting and administrative modification procedures.
The Gastonia City Council approved ordinance amendments on May 19 that redefine "major development" and move such projects into the conditional rezoning process.
Assistant Planning Director Joe Gates reviewed the key changes: any residential project of 20 or more dwelling units (including attached units in a single building) will require the conditional zoning path; commercial projects that trigger the city's traffic-impact-analysis (TIA) policy will also enter that process. Gates said the change closes a drafting gap and aligns practice with recent applications.
The amendments also clarify neighborhood meeting notice procedures (staff said notices go to property owners within 100 feet at least 10 days and no more than 25 days before hearings, and that neighborhood meetings are held in advance of planning commission packet finalization), provide a 24-month expiration if construction does not commence, and add a limited administrative allowance for up to 10% minor adjustments to approved plans during implementation.
Council members asked detailed procedural questions about notification timing, whether major changes would return to council, parking standards, and how the 10% administrative leeway would be applied. Gates said the intent is to allow limited flexibility for construction-stage adjustments where appropriate but to require council review for changes beyond the 10% threshold.
The council voted unanimously to close the public hearing and approve the text amendments. City staff said this package is one component of a larger, forthcoming comprehensive UDO update.
Next steps: Staff will update ordinance language in final form and the planning department will implement the revised procedures and notify applicants of the new thresholds.
