Gary L Herman
Approximately 150 people were in attendance at the Alexander Central Auditorium on October 7 as the Alexander County Board of Commissioners held a public hearing regarding a rezoning request for a housing development in Bethlehem.
About 20 people spoke during the public hearing to express their concerns about the proposed development off Bowman Court and Rink Dam Road.
Alison Adams, Community & Regional Planning Director for the Western Piedmont Council of Governments (WPCOG), presented information about the development and the rezoning request. The developer, Taylor Morrison, requested that 213.55 acres on Bowman Court be rezoned from R-1 to R-1 CD as part of a planned development conditional rezoning to lower the building separation for townhomes from 30 feet to 20 feet. She said the City of Hickory has issued a willingness to serve letter to provide both water and sewer service for the subdivision.
Adams said the NCDOT would conduct a Traffic Impact Analysis in that area to help develop plans to minimize traffic problems. Bethlehem Elementary School currently has 431 students, with a capacity of 588 students, so she believes there is adequate space to accommodate the growth for school-aged children.
She said the allowable density within the R-1 zoning district is four (4) dwelling units per acre; however, the developer is only proposing 2.3 units per acre. The plan has a total of 495 units in three single-family product types – 56-foot and 46-foot-wide detached lots and 26-foot-wide townhomes. The detached lots will have 5-foot side setbacks, providing a minimum of 10 feet between the structures. The developer’s design includes 73.5 acres devoted to open space.
Changes to the Alexander County zoning laws in May 2024 reduced the front, side, and rear setback requirements for most areas of the county and eliminated minimum lot sizes in favor of density-based zoning. The rezoning request meets the goals outlined in the 2045 Alexander County Comprehensive Plan and the Bethlehem Community Plan.
Adams said the project would provide access to homes with less yard maintenance, avoid disturbing sensitive environmental areas while allowing the most suitable land to be developed for housing, and add population which will increase economic vitality.
Alan Kerley, Vice President of Land Acquisition for Taylor Morrison, further discussed the company’s plans for the property. He said Taylor Morrison is the seventh-largest homebuilder in the country and the Charlotte market. Kerley provided photos of homes that are similar to what would be built in Alexander County, to be called “Esplanade Lake Hickory.”
“We believe this development will be a draw and bring people to this area,” said Kerley. “It’s a good central location, and will be a great place to start families.”
Chairman Lail then opened the public hearing, with a one-hour time limit and up to three minutes per speaker.
The majority of concerns included wildlife and environmental impact, increased traffic, high-density housing, community character, problems for existing residents near the development, infrastructure, healthcare, and more.
Alexander County Board of Education Chairman Rob Arguelles read a resolution passed by the school board in support of residential housing growth, stating that, “Alexander County Schools are not at capacity and can support an influx of school-aged children at its schools in each district… residential growth across the entire county will help attract families with school-aged children to Alexander County thus increasing the average daily membership and allowing for an increase in revenue to Alexander County Schools from state appropriations.”
Chairman Lail said he appreciates those who attended the meeting to discuss the development.
“We understand the concerns from residents about this proposed housing development in Bethlehem, especially those who live near the property,” said Chairman Lail. “However, growth is essential for the future of Alexander County. This development can help us attract new businesses, provide more housing options, and boost our local economy. We want to plan for the future and find a balance that meets the needs of both current residents and future generations. We are elected to do what is best for all 36,505 people of Alexander County.”
Annually, Lail said the development would result in $1.6 million in property tax revenues, $106,425 in fire district tax revenues, and $237,600 in water and sewer revenues, plus sales tax revenues from the building materials and from the families that move into the development.
During the meeting’s public comment period, Bethlehem resident Don Taylor said plans are underway to organize a community group to help incorporate the Bethlehem community. He said 1,200 voter signatures are needed for the petition that is currently circulating.
The Alexander County Planning Board unanimously recommended that the Taylor Morrison rezoning request be approved by the Board of Commissioners.
Following the public hearing, commissioners voted 4-0 in favor of the rezoning request. Commissioner Larry Yoder was not in attendance.
In other business:
• Paul Teague, WPCOG Grants Administrator, presented information about the Paragon Films rail project. Commissioners awarded the contract for the project to Keith Benfield Contractors, which submitted the low bid of $408,688. The 763-foot-long rail spur project is partially funded by a $222,375 Community Development Block Grant for Economic Development from NC Commerce.
Teague also reported that additional funding was approved for the Sterling Road project, and an updated contract should be available next week.
• County Manager Todd Herms presented two budget amendments and two project budget ordinances. The first budget amendment increases the Planning Department budget for the award of an NCDOT Multimodal Planning Grant; increases the Soil & Water budget for the purchase of Farmland Preservation signs; and increases the Health Department budget for federal grant funds for a COVID-19 vaccination program. The second amendment budgets for transfers from the County Water and Sewer Fund to the Three Forks Church Road water project and the Bethlehem Water Tank project. The first project ordinance budgets $2,462,500 in state grant funds and $37,500 in local funds for the Three Forks Church Road water project. The second project ordinance budgets $2,583,248 in state grant funds, $2,065,000 in ARPA funds, and $782,452 in local funds for the Bethlehem Water Tank project.
• In the County Manager’s Report, Mr. Herms commended local emergency services personnel for their professionalism, hard work, and dedication during Hurricane Helene.
He also expressed appreciation to the volunteer fire departments for maintaining or improving their insurance ratings.
The next meeting of the Alexander County Board of Commissioners is set for Monday, November 4 at 6:00 p.m. at the CVCC Alexander Center for Education (room #103). Regular meetings are recorded and can be viewed on the county’s Government Channel on Spectrum channel 192 or the county’s YouTube channel at www.youtube.com/alexandercountync. Meeting agendas, minutes, videos, and more are available on the county’s website at https://alexandercountync.gov/commissioners.