Morganton council approves Clover Ridge expansion

The Morganton City Council on Monday night unanimously approved a preliminary plat for the 30-lot expansion of the existing Clover Ridge subdivision off St. Marys Church Road.

Western Carolina Developers, LLC is proposing the addition of 30 lots off Latimer Lane, which would expand the existing Clover Ridge subdivision. A similar subdivision was approved in the 1990s, when about a dozen lots were subdivided, but the development did not proceed as originally planned.

The new lots will be situated on a new road and will be a minimum of 20,000 square feet, larger than the ones originally proposed. Wendy Smith, director of development and design services, noted that designs for the street, water, sewer, and stormwater drainage fit the city’s subdivision construction standards. The developer also requested to pay a $4,000 in-lieu fee to the city rather than dedicate a 0.624-acre neighborhood recreation site that the city would ultimately have to maintain.

The Planning and Zoning Commission unanimously approved the preliminary plat at its July 9 meeting. The approvals by both the commission and city council give the developer the right to commence work on the site, Smith added. Once all the work is completed, inspected, and meets city requirements, the developer can get the final plat approval and lots can be subdivided, registered, and sold.

NEIGHBOR RAISES CONCERNS ABOUT PROCESS, TRAFFIC

Richard Branham, resident of Clover Ridge’s adjacent Winding Creek neighborhood, expressed concern about the city council’s approval of the preliminary plat, along with two resolutions of intent related to development agreements for the project. Council will hold two public hearings in September for the agreements.

Branham also raised questions about whether the adjoining road could accommodate increased traffic.

“St. Marys Church Road is not ready for a 30-home subdivision,” Branham added. “It remains a narrow rural residential corridor with no shoulder, no sidewalk, and limited sight distance. Families walk in the grass, children bike in the roadway, and drivers navigate curves with zero margin of error.”

He added that he’s concerned about increased traffic on a rural road increasing crash risks, especially at the unsignalized intersections such as the one at Clover Ridge.

Because the current subdivision has been in its current state for decades, Branham urged council to take its time to ensure the expansion would not create avoidable safety problems for families who already live in the area.

“This is not just about safety; it’s about process,” Branham said. “If the council approves a preliminary plat tonight, or signals intent to enter into development agreements, it creates momentum and expectations before the public hearing occurs. It effectively places the community in a position of responding to decisions that have already been set in motion. That is not the spirit of a public hearing.”

Smith responded to the concerns about traffic, stating that St. Marys Church Road is considered a major collector road that collects traffic from smaller streets throughout the area with an average daily traffic of about 1,800 cars since 2020. Prior to that, about 2,100 cars per day traveled the road, Smith said.

“Both of those are well within boundaries of what would be expected for a road this size, I would say to go up to it could go up to closer to 10,000 cars a day without needing any sort of improvements,” Smith said.

Ultimately, any required improvements would be up to the North Carolina Department of Transportation, not the city. Because the state maintains the road, NCDOT would determine whether any improvements are necessary, Smith said.

ASSOCIATED PUBLIC HEARINGS

Two public hearings related to the subdivision project are scheduled for Sept. 14 at the city’s regular meeting. Council approved a resolution of intent to enter into an economic development agreement for housing stimulus funding for the subdivision. A public hearing is required before the agreement can be finalized.

The housing stimulus program allows the city to fund part of the infrastructure for housing developments, including for water, sewer, and road work if construction is completed to the city’s standards. The funding includes up to $5,000 for each lot for water, up to 25 lots, along with $5,000 for sewer for each lot, up to 25 lots, according to City Manager Sally Sandy. The program also includes $75,000 total for road construction.

The city council also approved a resolution of intent to enter into a development agreement with Western Carolina Developers, LLC and Burke County to utilize some state-appropriated funding. Sandy said the funds were originally planned for a development in Connelly Springs, but the plans fell through.

Sandy said the funds are now available for other housing development infrastructure, so the developers have asked the county to use the funds for the Clover Ridge project. Burke County staff have indicated they are willing to enter into a three-party agreement that would pass the funds to the city for the project, but the county must first hold a public hearing in September.