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MINUTES
Planning Board Regular Meeting
E.S. Douglass Community Center, 1185 W. Pennsylvania Avenue
Thursday, May 22, 2025, at 6:00 PM
Chair Walden called the meeting to order at 6:00 PM.
Chair Matthew Walden, Vice Chair Kim Wade, Jennifer Garner, Monica Brickey, Andrew Speck,
Jason Scribner and Michael Skolnick were present.
Jennifer Garner made a motion, which was seconded by Jason Scribner, to approve the Minutes
of the April 2025 regular meeting with one noted correction. The motion carried.
DISCUSSION:
2040 Comprehensive Plan Implementation Projects
Planning Director BJ Grieve explained the historical context of Planned Developments and the
requirement for landowner consent. He discussed the challenges of amending a Planned
Development when all landowners refuse to sign off on the changes; and how changes in market
conditions and development plans have led to difficulties in obtaining landowner consent for
amendments. Mr. Grieve also highlighted the impact this requirement has on the Town’s ability
to implement the Comprehensive Plan and adapt to changing circumstances. He suggested a text
amendment to allow for Planned Developments to be amended without requiring landowner
consent, but only with sufficient notification. He explained the potential benefits and drawbacks
of that approach, including the possibility of public controversy, and sought the Board’s input on
whether staff should initiate the text amendment or if it should be privately initiated by
developers.
Discussion ensued.
Bob Koontz of Koontz Jones Design highlighted the need for flexibility to adapt to changing
market conditions and Comprehensive Plan requirements.
Michael Skolnick made a motion, which was seconded Andrew Speck, that the 100% property
owner consent requirement be amended to require a notification process and public hearing
process instead.
Mr. Grieve next introduced the topic of accessory dwelling units and provided the current
limitations and potential changes to the standards to allow more than one ADU per site to
provide a long-term affording housing option.
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The challenges of implementing missing middle housing, including ADUs and townhomes, to
address workforce housing needs was also discussed. Concerns were raised about the feasibility
and demand for ADUs, given high construction costs and potential misuse. The discussion
highlighted the need for data from other communities and the importance of balancing
affordable housing solutions with neighborhood character and market realities.
The conversation shifted to housing projects, including a new subdivision process with
administrative review, bonus densities, flexibility for missing middle options, and reduced
setbacks and building separation. Infrastructure challenges, such as outdated plumbing and
sewer systems, affecting property values and development, were discussed. The Board explored
the idea of special assessment districts and municipal service districts to fund infrastructure
improvements.
Mr. Grieve stated that staff has been working on updating the sign code, which is one of the
Phase 2 Comprehensive Plan implementation projects.
UNFINISHED BUSINESS:
Mr. Grieve stated that a revised plan for Village Walk to incorporate townhomes and reduce
infrastructure costs had been continued to the July 2025 Town Council regular business meeting.
NEW BUSINESS:
Mr. Grieve stated that the June agenda would include amendments to the sign code, a major
subdivision preliminary plat application and a Morganton Park South Preliminary Development
Plan.
Jennifer Garner made a motion, which was seconded by Monica Brickey, to adjourn the meeting.
The motion carried.
The meeting adjourned at 8:38 PM.
Respectfully submitted:
Cindy Williams
Secretary to the Planning Board
An audio recording of the meeting is available upon request.
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