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Cramerton, NC LAND USE PLAN 06.02.2022

Acknowledgments The Cramerton Land Use Plan was created over a period of 10 months and involved individuals and organizations, including those listed below. The Town is especially grateful to the Advisory Committee members, who devoted a significant amount of time and effort to the process. Their insights and thoughtful input helped in crafting a plan that is tailored to address needs of the community and the many opportunities for positive change over the next decade.

BOARD OF COMMISSIONERS Mayor Nelson Wills Mayor Pro-Tem Susan Neeley Richard Atkinson Houston Helms Scott Kincaid Kathy Ramsey

A D V I S O RY C O M M I T T E E M E M B E R S Will Cauthen Jim Giesey

WITH SUPPORT FROM:

Jena Goodman Zach Horne Jamie Kanburoglu Demetrios Koutsoupias

VHB Engineering NC, P.C. Noell Consulting Group

Brad Milton Wil Neumann Ron Stewart Beth Westmoreland Cra merton L a nd Use Pla n

Contents SECTION 1: INTRODUCTION TO THE PLAN.......................................................... 6

SECTION 3: VISION............................................................................................... 50

THE PLAN . . ................................................................................................................... 8

ABOUT THE VISION...................................................................................................... 52

THE PLANNING PROCESS............................................................................................ 12

GOALS......................................................................................................................... 53

SECTION 2: CRAMERTON TODAY......................................................................... 14

FUTURE LAND USE & CONSERVATION MAP.................................................................. 54

CONTEXT..................................................................................................................... 16

PLACE TYPES. . ............................................................................................................. 56

THE PEOPLE . . .............................................................................................................. 18

SECTION 4: REALIZING THE VISION .................................................................... 62

THE PLACE. . ................................................................................................................. 20

GUIDE TO THE CHAPTER.............................................................................................. 64

A-MAYES-ING PLACE.............................................................................................. 22

GENERAL RECOMMENDATIONS.................................................................................... 66

THE RIVER TOWN.................................................................................................... 24

RECREATION & OPEN SPACE........................................................................................ 68

SMALL TOWN CHARM............................................................................................. 26

LIVING. . ........................................................................................................................ 74

COMMUNITY FABRIC.. ............................................................................................. 30

SHOPPING / DINING / ENTERTAINMENT. . ...................................................................... 76

CURRENT LAND USE. . ............................................................................................. 32

WORKING..................................................................................................................... 82

GETTING AROUND.................................................................................................. 36

INFRASTRUCTURE.. ...................................................................................................... 86

INFRASTRUCTURE.................................................................................................. 44 A LOOK AHEAD....................................................................................................... 46

APPENDICES.. ....................................................................................................... 98 APPENDIX A: COMMUNITY ENGAGEMENT.................................................................... 100 APPENDIX B: MARKET ANALYSIS.................................................................................. 116 APPENDIX C: DOWNTOWN STORMWATER/PARKING PROJECT. . .................................... 138

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Cra merton L a nd Use Pla n

SECTION ONE

Introduction to the Plan

PA R K S & R E C M A S T E R P L A N

The Plan

2020

placeholder ABOUT THE PLAN Cramerton is located near Charlotte, North Carolina. It is a small town on the west side of the metropolitan area, but it is quickly transforming as more people move into the fast-growing region. With that growth is an increase in demand for housing and services. Cramerton is one of the many municipalities close to Charlotte that are experiencing related development pressure. As the potential impacts of future growth on the town came into focus, the Town of Cramerton recognized the need for an updated land use plan to inform critical decisions pertaining to future development. The Town leaders chose to engage in a planning process to help define a fresh vision for the future of Cramerton as well as specific strategies to achieve desired results. In implementing the new plan, the leaders intend to ensure efficient use of available land; generate tax revenue that supports municipal infrastructure; address deficiencies in infrastructure; conserve historic, environmental, and recreational assets; and maintain a high quality of life for the residents. The resulting plan anticipates growth-related issues and opportunities over the next 20 years and, guided by a set of communitysupported goals, reflects the community’s expectations and defines a direction for future growth and development in and around the town.

U P D AT I N G T H E P L A N To remain relevant, the plan should be reviewed every 5 years to determine needs for updates to respond to unforeseen challenges, emerging trends, and new opportunities.

A POLICY GUIDE The plan is not a regulatory document. Rather, it provides a foundation for zoning and other land development regulations, which in turn will help implement the plan.

The plan serves as a guide to future design of new and existing parks, greenways, trails, and recreation facilities.

W H AT I T I S , A N D W H AT I T I S N O T The Cramerton Land Use Plan is a policy document to guide decisions of Town staff, appointed and elected officials, developers, and others involved in local development-related activities and conservation efforts. Plans establish a vision for the future that is reflective of community expectations. The “vision” is typically represented by a map depicting the preferred future development pattern and supports the written policies.

A common point of confusion is the difference between plans and zoning. The distinction is an important one. To be clear, plans are policy guides. They do not have the force of law. However, plans are implemented through a variety of tools. One of those tools is the zoning ordinance, which does have the force of law. The plan lays the groundwork for zoning. Zoning puts into place the rules to be followed as property is developed or redeveloped. Such rules should be consistent with the intent of the adopted plan.

2018

Connecting Cramerton via better bike routes, separated facilities, and improved sidewalks.

W I L K I N S O N B LV D S T U D Y The study shows a reimagined corridor with an updated land use layout and improved traffic conditions to support Cramerton’s gateway.

DOWNTOWN VISION 2015

The vision proposes investing in downtown, making it a more robust economic and cultural core for Cramerton.

» The Land Use Plan of 2011 set out to achieve Cramerton’s vision “to become the region’s premier small town where residents live, work, play, and connect”. The plan illustrated Cramerton’s desire for more commercial options, public facilities, and updated housing stock. » Cramerton’s Downtown Vision plan encouraged the area to embrace its ‘inner city’ as the approach to weaving together the social and economic forces that make a place dynamic and viable. The natural features of Cramerton simultaneously serve as a draw, enticing exploration and recreation, and as a challenge to development. » Area and corridor plans have focused on reinvigorating retail and improving connectivity along Market Street and Wilkinson Boulevard.

LAND USE PLAN 2011

The plan recommends future growth patterns based on Cramerton’s context, environment, and population trajectory in the region.

2009

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» Recent planning efforts show the desire to connect a vibrant community to a beautiful natural landscape. Past plans highlight the importance of walking, biking, and equitably connecting the vast natural resources to the Cramerton community.

2015

The proposal illustrates a coordinated approach to redesigning the Market St & Wilkinson Blvd intersection with new zoning and station area planning. 8

PA S T P L A N N I N G E F F O R T S

BIKE CRAMERTON PLAN

MARKET SMALL AREA PLAN

Planning Context

» The Bike Cramerton plan highlights that the Town has only one protected on-road bike lane facility. The Carolina Thread Trail offers additional biking opportunities along its 3 trails that provide cyclists and pedestrians with paths separated from cars. All other biking facilities share the roadway with cars. Casual cyclists are limited to neighborhood streets and greenways. Cramerton residents want improved facilities to better connect neighborhoods, natural resources, and businesses. With spot improvements to intersections, additional linear facilities, and improved policies and programs, biking an Cramerton can become more accessible to all. » The Parks & Rec Master Plan set out to efficiently maximize limited resources to create the most public benefit to the community. The plan serves as a guide to future design of new and existing parks, greenways, trails, and recreation facilities. Cra merton L a nd Use Pla n

PLANNING IN NORTH CAROLINA W H Y A P L A N M AT T E R S The plan provides policy guidance and informs Town leaders’ decisions regarding public and private land development proposals, amendments to the local regulations to facilitate desired development, the expenditure of public funds, and issues of pressing concern, such as economic development, job growth, natural resource conservation, and reinvestment in older neighborhoods. This plan is written to provide direction for future activities for at least 10 years following plan adoption. As the Town works to manage growth and conserve assets, the Cramerton Land Use Plan will provide strategic guidance for Town leaders as they strive to move the community toward its envisioned future.

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Goat Island Park

The Planning Area encompasses approximately 8.7 square miles. It is comprised of the land within the town’s municipal limits as well as its extraterritorial jurisdiction (ETJ), where the town has planning and zoning authority. The Planning Area Map (Figure 1) depicts the boundaries of the geographic area studied and included in this Land Use Plan.

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» The plans can also be used to guide public investments, such as water, sewer, and transportation improvements.

THE PLANNING AREA

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» Plans are implemented by land development ordinances (such as zoning or subdivision regulations).

At the most basic level, the plan is a communication tool, internally and externally. It aligns the work of Town departments and leaders. It is also intended to facilitate coordination between the Town and potential partners. The goals expressed in the plan can help the town identify opportunities for collaborating with neighboring jurisdictions, area agencies, and the private sector. Strategies outlined in the plan can help define partnerships to address regulatory changes for seamless transitions across borders, leverage available resources for beneficial public investments, and effectively manage change to achieve shared goals.

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» Authority granted by the State to local governments (NC G.S. 160D). » Plans are policy guides. They are not legally binding.

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In North Carolina, our General Statutes give local governments the authority to plan for the future of their jurisdictions. The plans developed for each town, city, and county are policy guides. They provide a foundation for the regulations. They also inform decisions about public investments in infrastructure and services.

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Cramerton’s closeknit community was rooted in shared work, church, and play. Today, recreation could be the thread to stitch the community fabric.

Daniel Stowe Botanical Garden

Figure 1. Map of Cramerton study area 10 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n

The Planning Process

Maintain an amazing community and connectivity to the Charlotte region.

participation

-- Community Survey Respondent

CRAFTING THE PLAN

Community members were instrumental

The Cramerton Land Use Plan is the product of an 10-month process that involved three primary steps: Discovery, Plan Development, and Direction & Documentation. The steps of the process began with a detailed examination of existing conditions and culminated in the preparation of this document and a companion summary.

in shaping the direction of this plan.

COMMUNITY ENGAGEMENT The process was organized around a community engagement program that included two open-house meetings and an online survey. The following provides the highlights of the engagement activities. A compete report of the program and results is provided in Appendix A: Community Engagement Summary. A D V I S O RY C O M M I T T E E A series of Advisory Committee meetings were conducted during this process. This committee helped guide the process by deciphering community input gathered throughout the process, sharing background information to provide context, responding the conceptual development concepts, offering ideas for policy changes, and evaluating products of the process prior to completion.

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COMMUNITY MEETINGS Two community meetings were held during the planning process. The existing conditions as well as related issues and opportunities were discussed at the first community meeting in June. In addition, attendees prioritized community goals. At the second meeting in October, ideas for the direction of future development and supporting policies were displayed for feedback. The project team used the input gathered at the second meeting to refine the land use “vision” and formulate policies and related strategies. COMMUNITY SURVEY Developed with Town staff, a community survey designed to get input from residents and other stakeholders was conducted. It was used as a tool to engage the community early in the process. Nearly 60 people responded to the qualitative survey, which included both closed- and open-ended questions about land use, development quality, employment, infrastructure, and community amenities. The responses helped clarify residents’ perceptions, preferences, and expectations for the future. (Note: A complete report of the survey results can be found in Appendix A.) Survey respondents overwhelmingly cited a desire for walkability, more greenway connections, and more open space. WEBSITE + SOCIAL MEDIA To expand outreach efforts, a special webpage was created on the Town’s website. It was used to disseminate information to the public. The project schedule, presentations, maps, and a link to the survey were among the items made available. Town staff employed social media to raise awareness of the process and drive traffic to the project webpage.

Cra merton L a nd Use Pla n

SECTION TWO

Cramerton Today

small town

Context

regional context

L O C AT I O N AT A G L A N C E » Charlotte Region » I-85 Corridor

IN THE CHARLOTTE REGION

» 15 miles from Charlotte’s central core, “Uptown”

Located in the western part of the Charlotte, North Carolina metropolitan area, Cramerton is one of more than a dozen municipalities in Gaston County. The town is in the path of growth, as the region is the 7th fastest growing metro areas in the U.S. and home to over 2.6 million people (2019). Situated just south of the I-85 corridor, Cramerton is a small town with easy access to big-city amenities as well as jobs, shopping, higher education, and a wide variety of entertainment and recreation opportunities. It is also within an 18-minute drive of the Charlotte-Douglas International Airport. Its position on the South Fork River connects the town to the Catawba River, a major waterway in North and South Carolina.

» Close to nearly 1/2 million jobs paying over $40K annually

This section presents a “snapshot” in time, summarizing the key aspects of the existing conditions of the town at the time this plan was drafted. It high¬lights information on the Town of Cramerton’s historical development, current land use, demographics, infrastructure, environmental resources, and market conditions, all of which informed the goals, policies, and strategies outlined in this plan.

» 18-minute drive to CharlotteDouglas International Airport » Accessible to multiple transportation arteries » On the South Fork River

growing metro area

LEGEND Parks River Floodplain 100 Year Floodplain Proposed Catawba Crossing Proposed Silver Line Carolina Thread Trail Study Area

Figure 2. Regional Context Map

METRO CONNECTIONS Cramerton is within a 5-mile radius of Gastonia and a 10-mile radius of Charlotte, two important job centers near town. 16 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n

The People

HOUSEHOLD COMPOSITION

median age: 40.4 HOUSEHOLD INCOME

Households without children are on the rise. Almost 70% of homes are occupied by empty nesters, young singles, and couples without children.

Cramerton is an affluent town that has seen consistent income growth over the past decade. The median household income of $84,598 is significantly higher than Gaston County, the Charlotte MSA, Gastonia, and Charlotte.

GROWTH TRENDS At approximately 5,300, the population of Cramerton is small compared to nearby cities and towns. Its 2019 population made up just 0.2% of the entire Metropolitan Statistical Area (MSA). Cramerton saw rapid growth from 2000 to 2010, outpacing all other comparable communities in the area and growing more than 4 times as fast as Gaston County as a whole. Since 2010, Cramerton has added about 1,300 people. Its growth rate has dropped to less than that of Gaston County, while neighboring Belmont has seen its growth nearly double from its 2000-2010 trend. This trend suggests that Cramerton had significant growth during the housing boom of the late 2000s but, like many cities and towns across the United States, has seen slower growth after the Great Recession. Also, Cramerton was largely built out in the previous decade and, unlike Belmont, has substantially less land available for development. Given the Metro’s strong job growth and macro trends favoring Sunbelt cities, it is likely that this population growth will continue for decades to come.

Current residents trend towards aging in place.

median household size: 2.64 AGE BREAKDOWN

12.1%

15.7%

P O P U L AT I O N E S T I M AT E S / PROJECTIONS (2000-2030) 30.4%

3,945

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15.6%

11.9%

5,296

2000 2010 2020 2030 * Projection assumes current growth rate of 12% continues

37%

7.8%

6.5%

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2,976

E D U C AT I O N

Newer residents include young professionals. Almost 10% of the current population of the town are described as active, young, educated, working professionals. These young professionals work in white-collar jobs or part-time employment.

Under 5 Years 15-17 Years 18-24 Years 23-34 Years 35-54 Years 55-64 Years Over 65 Years

of adult residents in Cramerton have a bachelor’s degree or higher This is an increase of 12.8% (1.4% on average annually) over the 2010 education level of 32.8% and is higher than comparable communities with the exception of Belmont and Charlotte

Data Source: US Census, Noell Consulting Group

Cra merton L a nd Use Pla n

The Place

textile heritage KHAKI TOWN USA

CRAMERTON HIGHLIGHTS » One of 15 incorporated municipalities of Gaston County, Cramerton has remained a small town with a high quality of life and a rich history. » Remnants of the mill village created by Stuart Warren Cramer in the early 1900s remain today, including many of the mill houses constructed as part of the company town. » Exemplary integration of a greenway network, including securing miles of the Carolina Thread Trail through the core of Cramerton.

Cramerton Army Cloth was developed by Cramerton Mills in 1922, an 8.2 ounce twill fabric that proved revolutionary for military uniforms for its durability and comfort. Cramerton Army Cloth became the standard uniform cloth for the military in WWII and earned the Army-Navy “E” Award for Excellence for Cramerton Mills. Source: Khaki Town USA

mill village

» The rolling hills that extend through town make Cramerton a unique destination in the region that stands out for its close relationship to the natural environment.

cozy smalltown nestled in nature ROLLING HILLS

Source: Town of Cramerton

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Cramerton’s topography gives the town its rolling hills and adds to the experience of nature.

Both the natural environment and rich mill town history define Cramerton’s character, interweaving to create an inviting small town experience.

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A-Mayes-ing Place

The heritage of the mill village can still be felt today.

ON THE BANKS OF THE RIVER Cramerton is situated along the South Fork of the Catawba River, which physically divides the town and is a key feature supporting the abundant natural resources and recreation. Cramerton of the past combined two unique qualities that stitched a strong, cohesive community fabric: the organization and communal structure of a model mill village, and the tight-knit community of a small town united by shared work, school, church, and play. Towns built around manufacturing were owned, planned, and built by mill owners to be company towns. In Cramerton, the mill was the main employer and provided housing and services to create a complete for employees. Villages like this were models of community building and accessibility. The top-down approach to planning ensured a logical layout of streets, up-to-date housing, and businesses around a town center where community energy was focused. These company towns established the rhythms of everyday life for residents. Mayes Manufacturing Co. began textile manufacturing in the town in 1906, but was purchased by Stuart Cramer shortly after in 1910. He changed the name of the town to Cramerton in 1915. Mr. Cramer established the mill village, organizing modern company housing along paved streets lined with sidewalks. Unlike many southern mill towns of the time, Mr. Cramer ensured all homes had indoor plumbing and other modern conveniences. The mill maintained ownership of the homes in Cramerton until it changed hands in 1946 to Burlington Industries. Individual homeownership became possible, increasing the pride and responsibility felt by residents, while the roots of community structure and closeness stayed intact. Cramerton was walkable and safe, with a communal essence that remained.

H E A LT H O F T H E R I V E R Back in the mill days, the environment took a backseat to development and manufacturing. It has taken tremendous effort to remediate and build a healthy natural ecology. Today, environmental health is part of Cramerton’s identity, and the river is at the heart of that.

As the mill village era came to a close in the 1990s with the decline of textile manufacturing, Cramerton residents took jobs in Charlotte and Gastonia, leaving Cramerton without the unity of shared work. The intentionality of the mill village and the community it supported can still be felt in Cramerton today. Walkable, organized streets connect the former mill houses to the Town Center, the beautiful natural resources are easily accessible, and the scale of the community serves as reminders that the social infrastructure is strong. More than 100 years after the mill village was established, Cramerton still embraces the idea of intentionality to create community cohesion. Through recent planning efforts, it is clear to see the desire to purposefully chart a future for Cramerton that connects a vibrant community to a beautiful natural landscape. Past plans highlight the importance of walking, biking, and connecting to the vast natural resources present throughout town to the Cramerton community.

Information Source: Gaston County Public Library, Town of Cramerton; NCSU Library Architects & Builders Biographical Dictionary 22 C ra merton L and Use P l a n

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The River Town

ecological restoration natural abundance W

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There are more than 200 acres of park land in Cramerton.

Perhaps the most striking feature of Cramerton is the river that runs through it. During the decades of manufacturing in Cramerton, the ecological health of the river declined. Over the last few decades, Cramerton has made the health of the river and the natural environment a top priority, The river today is a regional draw for boating and fishing.

Cramerton is home to the first intermunicipal park in the region through an exemplary partnership between the Town of Cramerton, the City of Belmont, and Gaston County Schools. Rocky Branch Park has been expanded across the CramertonBelmont municipal border and features a 1.25-mile section of natural surface greenway as part of the Carolina Thread Trail network, along with a progressive mountain bike trail system, designed to accommodate a range of user abilities.

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Cramerton has 7 fishing piers around town, providing many river access points.

Cramer Mountain and Berry Mountain are the two highest points in Cramerton amidst the rolling hills that define the town. Cramerton is a model for incorporating greenway trails into the town fabric, advocating for miles of the Carolina Thread Trail to stitch the town into the surrounding regions while providing beautiful hiking and active transportation facilities.

Cramerton

Goat Island Park sits in the heart of Cramerton, parting the river and connected to the Town Center and surrounding neighborhoods by elegant pedestrian bridges. The park boasts playground equipment, built-in picnic games, shelters, trails, and a disc golf course that weaves through the whole island. Fishing piers and kayak docks provide river access and allow park users to arrive by boat.

Nestled on the banks of the South Fork of the Catawba River, Cramerton stands out as a haven of natural resources. With fishing piers, ample greenway trails, and the strategic use of floodplains to house parks that have regional pull, opportunities to interact with nature permeates the town’s landscape.

10 miles of greenway connect through Cramerton.

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LEGEND Fishing Piers Cramer Mountain Building Footprints Parks Conser vation and Open Space Brown Field

Future recreation opportunities need to be explored and developed to solidify Cramerton’s place in the region as a recreation destination. The Parks and Recreation master plan set out to efficiently maximize limited resources to create the most public benefit to the community. The plan serves as a guide to future design of new and existing parks, greenways, trails, and recreation facilities.

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River Floodplain 100 Year Floodplain Railroad Railroad Crossing Existing Greenways Carolina Thread Trail (Proposed) Topography Contours, 2’

Existing and future greenway trails will connect Cramerton to the region through active transportation opportunities.

Study Area

Daniel Stowe Botanical Garden

Cramerton has an opportunity to build on park and greenway facilities to create a robust, walkable network of natural destinations.

Figure 3. Environmental Resources Map Cra merton L a nd Use Pla n

I love the small town feel of Cramerton, it was a huge reason we chose to buy a home here.

Small Town Charm

-- Community Survey Respondent

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C U LT U R A L R E S O U R C E S Cramerton’s small town feel is what stands out the most to its residents and makes the place feel like home. Community is built through the centralized layout and quick access to recreation throughout the town, and allows neighbors to feel close to one another. This community cohesion is inherited from years of communal living. Though there is no longer a mill providing a single work destination for Cramerton’s citizens, the long history of living, working, and worshiping together has built an immense community foundation.

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Brick storefronts anchor Center Street in an authentic connection to the town’s past, giving the core of Cramerton an unmistakable charm.

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Notably, Cramerton is home to one of the county’s last remaining historic African American one-room schoolhouses. Located in the Baltimore neighborhood, the schoolhouse became a community fixture and gathering point after it closed in the 1950s. Today, it is a local historic monument, with a possible future as a community center that can preserve the vital role the school played in the Baltimore neighborhood.

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Designed in 1939 by Gastonia architect Hugh Edward White, it was his final school project and is his best-preserved educational facility.

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Mill houses dot the sloped streets radiating from S Main Street and flank the river across the tracks on N Main.

M AY W O R T H SCHOOL

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Cramerton

Cramerton’s historic landmarks include Mayworth, Stuart Cramer’s summer mansion nestled near the heart of town, Cramerton Mayworth School preserved as apartments, and several historically significant homes. Though not designated as historic landmarks, many feel the original mill homes are an invaluable asset to Cramerton’s history and the overall town tapestry.

LEGEND

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Town Hall Historical Significance Churches Community Center Center Street Building Footprints Parks

Source: Gaston Gazette

Open Space River Floodplain 100 Year Floodplain Railroad

Baltimore one-room schoolhouse

Railroad Crossing Existing Greenways Carolina Thread Trail Study Area

Daniel Stowe Botanical Garden

Cramerton’s closeknit community was rooted in shared work, church, and play. Today, recreation could be the thread to stitch the community fabric.

Figure 4. Cultural Resources Map 26 C ra merton L and Use P l a n

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Community Fabric

T H E D I A M O N D AT T I C V E N T

livable scale

We’re trying to make some money at Cramerton, but we are also in the business of making character. -- Stuart Cramer

One of many design elements of the mill houses, this vent style was used extensively in Cramerton.

T H E W E AV E Cramerton is known for inventing the cotton twill fabric that became the “khakis” made popular through instrumental use for uniforms in WWII. So, what gives Cramerton its texture? Large and small, built and unbuilt, public and private, the places throughout the planning area have a wide variety of attributes. But they combine to create a single community with one identity. These places are woven together by the character-defining features that make Cramerton an attractive place and memorable experience. These are the features that create that experience:

distinct design

» Scale Most of the structures throughout the planning area are relatively small. With just one or two stories, most buildings are lower than the tree canopy of the town. » Architecture The mill houses and several other structure built in the early 1900s remain intact. The materials and the facade details found on these structure have helped established the “look and feel” of Cramerton and are being repeated in new development.

uniting nature & community

» Walkable Connections Organized around a network of connected streets and trails, the neighborhoods are connected to each other, as well as downtown, parks, and other destinations. These linkages in combination with the scale of development make Cramerton a walkable environment. » Open Space Parks and a variety of other green spaces are enhanced in places by a dense stand of trees. Combined, they form a common thread that brings the many pars of the community together.

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BRICK AND BOARD

Goat Island Park has a regional draw, featuring an engaging playscape, built-in picnic style games, pavilions, trails, and a full disc golf course that meanders around the island. Two fishing piers also provide boat access and connection to the river.

Many of the structures in town were constructed with wood siding or brick. Both materials were regionally sourced. Cra merton L a nd Use Pla n

Current Land Use W

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The town’s original neighborhoods, built in the 1920s, are comprised of historic mill houses and more recent “infill” development houses. Close to downtown, these neighborhoods are generally located on the west side of the river, have small lots, and have great walkability thanks to the grid-pattern streets established by the original mill village.

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NEIGHBORHOODS

BUILDING SQFT BY USE

Single Family Homes

0.11%

Multi-Family Housing Commercial Industrial

Downtown is the primary destination in town. With a few small shops and eateries, local government offices, a park, and access to Goat Island, the heart of the community is the place where residents gather to socialize or attend town-sponsored events. Other destinations include local-serving shopping centers on Market Street, parks, greenways, and the Cramer Mountain golf course.

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ACRES BY USE

Cramerton

30% Overall, the development pattern across the planning area varies in intensity and mix of uses. The southern portion of the planning area has many vacant parcels of land (shown in gray on the Existing Land Use Map, Figure 5) that lend themselves to opportunities for new development as well as conservation of important environmental resources and open space.

Stowe Davis Park Park

Goat Island Park

The town has evolved over time to include more housing , parks, stores, restaurants, and some employment uses. Through several annexations, the limits of the town have expanded out and now include areas where shopping centers and apartment complexes have been built. Some of this newer development is in the northern part of the town and is generally oriented toward US-74, which serves as a major arterial road through Gaston County and provides the primary access points into town. Still having a strong connection to the river, parts of the planning area along the water’s edge have been developed mostly for private homes, parks, and a few non-residential uses.

D E S T I N AT I O N S

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With its origins as a mill town along the South Fork River, Cramerton has a compact form at its core. Historic mill house neighborhoods flank the downtown where some of the original structures can still be found. Cramer Mountain is also in the heart of town, rising high above the river and offering expansive views in all directions. It has been developed for housing around an 18hole golf course to take advantage of its perch.

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Newer neighborhoods have been developed in all directions. Consisting mainly of single-family homes, the architecture of some is inspired by the historic buildings. Lots are larger, especially in areas near the river. A few neighborhoods at the edges of the town include multi-family and attached homes. Some appeal to seniors who have downsized from larger homes as well as young professionals.

Educational Public & Cultural Uses

73.8%

W O R K S PA C E S

Office Mixed-Use

38.5%

Utilities

Employment ranges from civic and institutional to shops and restaurants to conventional industrial. Cramerton is experiencing an increase in home offices and studios as more people transition to remote work.

Open Space Vacant River

Single Family Homes Multi-Family Housing Commercial Industrial Educational Public & Cultural Uses

Office Mixed-Use Utilities Open Space Vacant

Floodplain 100 Year Floodplain Railroad Railroad Crossing Existing Greenways

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Carolina Thread Trail Study Area

Figure 5. Existing Land Use Map 30 C ra merton L and Use P l a n

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C O M M E R C I A L S PA C E

S H O P P I N G & R E TA I L L E A K A G E Cramerton has limited retail today and residents largely shop and dine outside of the town for the overwhelming majority of their needs. There is an estimated 72,000 square feet of retail leakage going to other areas today, a number that could grow to 81,000 square feet of leakage by 2026. While some of this leakage can be captured in downtown, much of this would be better captured around US-74, where visibility is greater and opportunities to capture demand from other areas is stronger. Greater demand could foster a greater variety of store types. Cramerton can take advantage of its close proximity to neighboring municipalities to share retail demand and a customer base with nearby towns.

81,053 SF

Amount of added retail space Cramerton could support between now and 2026.

EMPLOYMENT

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H O U S I N G I N V E N T O RY & H O M E S A L E S The existing housing inventory in Cramerton consists of 1,781 housing units (2019 ACS data), with just under 74% of units owner-occupied (2018). The inventory is comprised of predominately single-family, detached homes. Almost 74% are detached and another 26% are multi-family. Currently, there is little supply to meet current demand. The homeowner vacancy rate is 0% and rental vacancy rate is 3.9%. However, 1,503 units have been approved through recent rezonings for Cramerton and its Sphere of Influence. New single-family detached home sales in Cramerton are tightly clustered between $225,000 and $450,000, which are price points affordable to those making around $75,000 to $150,000 annually. These price points align with the most significant sales points in Gaston County and in the Charlotte Metro overall (both peaking between $300,000 and $450,000). Largely missing from new home sales are product below $225,000 and product above $450,000, the latter price points accounting for one in five home sales regionally and only 3% of Cramerton new single-family homes. More affordable detached product in Cramerton does exist, with around 27% of resales found below $225,000 and a larger share found between $450,000 and $600,000, largely in the Cramer Mountain Club.

High-paying jobs, which are defined here as those with employees earning over $40,000, are largely concentrated in Charlotte in Uptown and within the I-485 perimeter, and along the I-85 corridor. Of the 423,182 high-paying jobs within 20 miles of the planning area, only 3% are located within five miles of Cramerton, and only 18% are within 10 miles. This indicates that Cramerton is largely a residential suburb, with vast swaths of residents needing to commute to high-paying jobs elsewhere in the region. The most common jobs are in the Finance & Insurance, Healthcare, and Professional Services industries, which makes up a combined 36.2% of all high-paying jobs within 20 miles of Cramerton. These industries are likely to gain market share given Charlotte’s strong growth as a white collar professional hub, while the aging US population will continue to boost the healthcare industry. Some of the largest employers in the area are highlighted to the right, with headquarters for three located in Charlotte.

» 305,978 total SF of commercial area, 3.8% of all land area

Cramerton has seen some new attached home sales, almost entirely between $225,000 and $300,000. Attached new home sales account for about 20% of all new home sales in Cramerton, slightly higher than that of the Charlotte metro overall. These are the attached ranches found south of Downtown which appeal to retirees and mature residents. Lacking in the local area are attached home sales above this $300,000 price point.

» Cramerton lacks retail & eateries that can better support Town Center as a regional destination

EMPLOYMENT » There are 1,630 jobs paying over $40,000 within a 2-mile radius » Top 10 industry sectors: Finance & Insurance Health Care & Social Assistance Professional, Scientific, & Technical Manufacturing Wholesale Trade Construction Management of Companies Transporation & Warehousing Administration & Support Educaitonal Services

HOUSING Cramerton limits contain 1,781 total housing units, while there are over 3,350 in the entire study area » 78.8% single-family (attached and detached) » 2.2% apartments & multi-family » Median home value: $167,200 » Avg single family lot size: 0.59 AC

CIVIC AND INSTITUTIONAL » 2 schools within the study area Figure 6. Regional Job Centers Map. Source: Noell Consulting Group

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LEGEND Less than 1,000 1,001- 10,000 30,001- 75,000

1981-1990

75,001- 125,000

1991-2000

125,001- 200,000

2001-2010

200,001- 400,000

2011- 2021

400,001- 860,000

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Figure 7. Building Age Map

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10,001- 30,000

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A limited supply of commercial properties in downtown Cramerton are also keeping values high. With few alternatives, the values of those properties are at $500,000 per acre and above.

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With recent approved developments on the horizon, Cramerton could add over 1,500 new housing units to the study area, which would help meet the increasing housing demand.

The demand for housing has caused property values to rise in this area. Increased values are reflected in many of the residential parcels, as shown in Figure 8. On a per-acre basis, the land in small-lot, single-family home development is exceeding $50,000.

MORE HOUSING

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Development is continuing at a rapid pace. The town has approved 11 new developments recently that will be adding residential units, retail, and storage capacity to Cramerton. Proposals for age restricted retirement homes and mixeduse development have recently been submitted to the town, and if such projects are approved, the planning area will be the location of 1,503 new housing units and more than 180,000 square feet in non-residential uses.

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Most of the development in the planning area occurred between 2001 and 2010. The town also experienced a building boom in the 1980s that accounts for many of the homes and structures still present in the town today. As shown in the adjacent map (Figure 7), the most recent development is concentrated in the northern and southern sections of the planning area. New home construction throughout the town is reflective of the strong housing market in the region since the end of the Great Recession.

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DEVELOPMENT ACTIVITY

Daniel Stowe Botanical Garden

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Figure 8. Value per Acre Map Cra merton L a nd Use Pla n

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THE ROAD NETWORK

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LEGEND 125,000-174,999 AADT 20,000-34,999 AADT 10,000-19,999 AADT 5,000-9,999 AADT 2,000-4,999 AADT Roads Parks River Floodplain 100 Year Floodplain Railroad Railroad Crossing

Daniel Stowe Botanical Garden

The vast majority of Cramerton residents commute out of town to work in regional employment centers like Charlotte or Gastonia. Commute patterns highlight Cramerton’s regional position that can attract residents with small town life while still keeping them connected to big city resources.

Study Area

Figure 9. Annual Average Daily Traffic Map 36 C ra merton L and Use P l a n

Based on U.S. Census commute patterns data for 2018, the vast majority of workers living in Cramerton commute to places outside of the municipal boundaries (2,608 out of 2648 total workers in the labor force as of 2018). Another large category of over 1,000 workers commute into Cramerton for work on a regular basis (1,111 based on 2018 data). This commute pattern indicates that key regional routes connecting Cramerton to job centers in Charlotte and the rest of the region are particularly important. This includes US-74 (Wilkinson Boulevard), I-85, NC 279 (New Hope Road) with potential connection to future Catawba Crossings bridge, and key north-south corridors connecting Cramerton to US-74 and I-85 including 8th Avenue, Market Street / Cramerton Road and Lakewood Road.

Stowe Davis Park Park

Cramerton

In reviewing existing travel volumes, I-85 carries the highest vehicular volumes through Gaston County (over 130,000 vehicles per day based on 2019 Average Annual Daily Traffic (AADT) data from NCDOT) in the vicinity of Cramerton. US-74 (Wilkinson Boulevard) carries approximately 19,000-25,000 vehicles per day (vpd) through Cramerton and in the vicinity. Lakewood Road volumes are 9,300 vpd, US-279 (New Hope Road) carries 12,000 vpd north of Armstrong Ford Road and 7,000 vpd south of Armstrong Ford Road. Market Street north of 8th Avenue carries just over 10,000 vpd, and 8th Avenue and North Main Street in proximity to downtown carry traffic volumes less than 5,000 vpd. Figure 9 illustrates existing traffic volumes on roadway corridors in and around Cramerton, using the metric of Annual Average Daily Traffic (AADT). The projected congestion based on the 2050 Metrolina Travel Demand Model, on US-74 (Wilkinson Boulevard) through Cramerton is expected to be significant due to anticipated growth in Gaston County. In addition, major north-south corridors connecting north to US-74 and south to the future Catawba Crossings are also showing high levels of projected congestion. That includes Market Street and 8th Avenue, Lakewood Road and NC 279 (New Hope Road). Armstrong Ford Road which includes a two-lane bridge over the South Fork of the Catawba River is also likely to see significant congestion in some parts, including at the intersection with New Hope Road. Generally, any major corridors connecting travelers from Gaston County to destinations in Charlotte and east of the Catawba River are likely to experience significant congestion.

C O M M U T I N G PAT T E R N S

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Cramerton’s roadway network is comprised of a combination of local, state, and federal roads. Connectivity is impeded by several natural and man-made factors including the curve in the South Fork of the Catawba River, the railroad corridor, and the general lack of a strong grid network of streets outside of the downtown area and historic mill village center.

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Figure 10. Commuter patterns diagram Cra merton L a nd Use Pla n

TRANSIT

RAIL

Currently, Cramerton residents have access to county-wide ondemand public transportation service through Gaston County ACCESS public transit service.

The Norfolk Southern line runs through Cramerton, parallel to I-85. The line connects Gastonia to downtown Charlotte. The State Rail Plan has cited that this is a potential commuter rail corridor under consideration between Gaston and Mecklenburg Counties, which could further connect Cramerton to surrounding job centers, neighboring jurisdictions, and the Charlotte-Douglas International Airport.

» Registration and scheduling a trip prior to the day of travel is required. » The hours of operation are Monday-Friday, 4 AM-6 PM. » Salisbury VA Hospital trips are scheduled for Tuesday and Thursdays only.

Public transit options keeps Cramerton connected to the broader region, offering commute options to those working outside town limits.

McAdenville

» Some limited subscription van routes are available. An existing express bus route, 85X serves Gaston County residents and connects them to Uptown Charlotte (see Figure 11). Abbey Plaza Shopping Center Park and Ride is approximately a 12-minute ride from downtown Cramerton, which generally requires driving to the Park and Ride for residents of Cramerton.

Belmont

Cramerton Uptown Charlotte

The Silver Line light rail planning study has identified a potential future station in Belmont near the intersection of NC 7 / US-74 (see Figure 12). If this western section of the Silver Line is implemented in the future, a shuttle or some kind of transit connector service for nearby areas of Gaston County could be considered to better accommodate trips by Cramerton residents.

Charlotte Douglas International Airport

LEGEND Railroad Proposed Silver Line Carolina Thread Trail River Floodplain 100 Year Floodplain Study Area

Figure 11. Map of Gastonia Express Route. Source: City of Belmont

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Figure 12. Proposed Silver Line Map

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active transportation

A C T I V E T R A N S P O R TAT I O N Multiple on- and off-raod facilities are planned that will expand active transportation options:

WALKING & BIKING The existing bicycle and pedestrian network appears to be primarily focused on the center of town and not well connected to newer residential subdivisions growing to the north and south ends of the planning area. Existing bicycle and pedestrian facilities in and around the Town of Cramerton consists of a sidewalk network in proximity to Cramerton’s downtown area and sections of greenways including the Goat Island greenway bridge and a greenway section around the Stuart Cramer High School. Destinations, such as Cramerton Middle School and along US-74 (Wilkinson Boulevard), are not currently connected via existing bicycle and pedestrian facilities to neighborhoods or the downtown.

» Cramer Mountain Road is slated for future bicycle and pedestrian facilities, as mapped by GCLMPO, including on-road bicycle facilities. » Cramerton-McAdenville Greenway Connector – A future greenway project programmed in the STIP is expected to connect Cramerton’s greenway network to McAdenville along the South Fork River. » Wilkinson Boulevard – Side paths are planned.

The Town of Cramerton has addressed bike and pedestrian mobility through previous planning efforts. The 2018 Bicycle Plan outlines recommendations and identifies programs and policies for implementing bicycle infrastructure and amenities to improve bicycle safety, connectivity, and the health and quality of life in Cramerton. The primary goal of the 2008 Pedestrian Master Plan was to make the town safer and more accessible for pedestrians and improve the aesthetics of the town.

» 8th Avenue – On-road bicycle facilities planned for connecting neighborhoods to downtown » New Hope Road – Sidewalks, onroad bicycle, and multi-use path facilities are planned. » Goat Island Park to Stuart Cramer High School – A future greenway connection between the two destinations is planned.

A future greenway project programmed in the State Transportation Improvement Program (STIP) is expected to connect Cramerton’s greenway network to McAdenville along the South Fork. Cramer Mountain Road has been recommended for on-road bicycle facilities.

SAFETY

Figure 13 depicts the potential locations of bicycle and pedestrian facilities planned by NCDOT, GCLMPO, and local entities.

Projects to address safety issues at intersections:

LEGEND Cramerton Carolina Thread Trail

Figure 14. Carolina Thread Trail Map Figure 13. CTP Bicycle and Pedestrian Proposed Facilities Map. Source: VHB

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» US-74 - Intersection improvements include square-back intersection design plans » Lakewood Road intersection

The Carolina Thread Trail is a regional trail network that will span across 15 counties. Gaston County has nearly 14 miles of trails, with a little over two miles of trail accessible from Cramerton and connected to the roadway network. Cra merton L a nd Use Pla n

waterway connections P L A N N E D I M P R O V E M E N T S I N T H E S TAT E T R A N S P O R TAT I O N I M P R O V E M E N T P R O G R A M

C ATA W B A C R O S S I N G S

Improvement projects already funded in the State Transportation Improvement Program (STIP) in the vicinity of Cramerton include the widening of I-85 to eight lanes from US-321 to NC-273 with interchange updates at Cox Road (I-5719). It is scheduled for construction in 2025.

The Catawba Crossings Project is currently being studied for feasibility. It could connect South New Hope Road to Steele Creek Road and provide important support for new development.

The STIP also includes the following projects along US-74 (Wilkinson Boulevard): » US-74 widening to six lanes from Market Street to SR 2015 (Alberta Ave). Scheduled for construction in 2024. (U-6146) » US-74 (Wilkinson Boulevard) from NC-7 (Catawba St) to SR 2209 (Wesleyan Drive). Implement adaptive signal system. Under construction. (U-6038)

network

» Intersection of NC-7/US-74 and NC-7/US-29. Construct northbound through land and intersection improvements. Scheduled for construction in 2025. (U-5800) » Intersection of US-74 at NC-273 (Park Street). Construct intersection improvements. Scheduled for construction after 2029. (U-5959) Another roadway improvement project in the STIP is the widening of NC-279 (New Hope Rd) to four lanes from SR-2478 (Titman Rd) to SR-2435 (Union-New Hope Road). It is scheduled for construction in 2026. (U-5821) Additional projects included in the STIP are as follows: » Sidewalk and pedestrian bridge over South Fork River Inlet (Lakewood Road, Eagle Road to Lake Drive). Scheduled for construction in 2022. (EB-5913) » Cramerton-McAdenville Greenway Connector. Construct greenway connecting paved trail at South Fork Village in Cramerton to Riverside Drive in McAdenville, following South Fork of Catawba River. Listed as “in progress.” (C-5704)

a walkable core Make it completely walkable and bike friendly. -- Community Survey Respondent

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Infrastructure

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Cramerton’s community center is walking distance from Center Street and Goat Island Park. It is co-located with a community pool, gym, and playground as part of the C.B. Huss Recreation Complex.

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Cramerton has 2 schools operated by Gaston County Schools within the planning area and 8 more within close proximity. One fire station and one police station fall in the study area.

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LEGEND

Public Well System

Fire Stations

Water Main

Police Stations

Gravity Sewer

Schools

Sewer Force Main

Community Center

Parks

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LEGEND

100 Year Floodplain

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Existing Greenways

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Study Area

Figure 15. Existing Utilities Map 44 C ra merton L and Use P l a n

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Of the Cramerton customers not currently served by Two Rivers, roughly 1,600 residents drink water from public wells regulated by North Carolina Department of Environmental Quality (NCDEQ) and the remainder from private systems.

Current water supply capacity is 27.3 MGD. Average daily demand is 15 MGD.

Stowe Davis Park Park

Cramerton

Historically, infrastructure was provided in Cramerton by the mill as part of the Company Town structure. As Cramer Mills had full ownership of the town, this meant utility lines and access sometimes went through what is now private property.

The original infrastructure designed and installed over 100 years ago consisted of clay or vitrified clay pipe (VCP) sewer lines. These lines were often installed on private property which currently poses maintenance issues for the town. The Town of Cramerton would like to relocate these mains into public maintained rights-of-way or easements for accessibility. Due to the rapid growth prior to the Great Recession and projected growth rate, Two Rivers Utility is proposing a new 36” sewer trunk line near Armstrong Ford Rd. to serve their residents and future growth.

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Municipal water is provided by Two Rivers Utility, which is the supplier of drinking water to Gastonia and its surrounding areas through a regional system. Recent upgrades to the Two Rivers drinking water plant include a state-of-the-art membrane filtration system that can better serve citizens and businesses. The plant’s current capacity is 27.3 million gallons per day (MGD), and averages an estimated 15 MGD.

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CURRENT UTILITIES

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DIRECTION OF GROWTH & DEVELOPMENT

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» A location tucked away from more visible corridors in which traffic volumes and visible temper conventional retail and office demand.

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» A plethora of green space, parks, and trails for outdoor activities, including access to the Catawba River and a premier private golf course, that provide a high quality of life for current residents and ecotourism income for the town.

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» A quaint, small downtown space, which is desirable for local residents and can attract small, unique retailers in a town square arrangement. » Large parcels of land available along the highest-traffic corridor (Highway 74), which can be ideal for high-density residential (townhomes of multifamily rental) as well as retail centers and office space.

» A small footprint with lots of low density residential, making it difficult to develop new land due to sprawl and large areas already built-out. » Strong communication and shared vision are imperative to boost acceptance and support for any proposed changes to the Town which is well-beloved by residents. » A relatively small population, resulting in lower tax income than many nearby municipalities and thus a lower budget for city improvements.

LEGEND

The “land supply” refers to the land in the planning area that is available for future development. As shown in Figure 17, several parcels are considered vacant (they have no structures erected on them) or underdeveloped (the value of an existing structure on a given parcel is substantially low relative to the value of that parcel). Together, these parcels comprise the areas where future development might be accommodated. The total acreage of the combined parcels is just under 3,000. It should be noted that some of these parcels are partly or wholly in floodplains and would best be suited for trail or park development rather than building. Some of these parcels have already been approved for new development and redevelopment, and the map reflects such approvals.

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» A winding river with a wide floodplain that runs through the center of town, making it difficult to develop contiguous swaths of land.

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CHALLENGES

» A high median income and a demographic that typically has long, strong community ties.

Cramerton

Cramerton can capitalize on its quaint, small town feel to attract more small businesses, creating more neighborhood centers and increasing the draw of downtown.

STRENGTHS

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Many factors affect Cramerton’s market position. Among them are strengths and challenges such as those described below. As the town grows and changes over time, its ability to attract desired residential and nonresidential development may be determined by how well the town leverages its strengths while addressing challenges.

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Approved Development Publicly Owned Land Brown Field Parks

Investments in some parcels of land are substantial and unlikely to change over the next 20 years. These parcels are identified as “developed.” For planning purposes, the parcels delineated as “publiclyowned land” and “protected open space” are assumed to be unavailable for future development and are therefore not included in the supply.

Open Space Vacant & Underdeveloped Developed Parcels River Floodplain 100 Year Floodplain Railroad Railroad Crossing

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Existing Greenways Carolina Thread Trail Study Area

Figure 17. Land Supply Map 46 C ra merton L and Use P l a n

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OPPORTUNITIES BY 2040 DOWNTOWN » More retail, dining, and entertainment if more housing, destination parks, and programming are introduced

MORE COMMERCIAL IN MIXED-USE CENTERS Neighborhood Retail

Main Street Mixed-Use

HOUSING MARKET SUPPORTS HOUSING VISION

Small Scale Vertical Mixed-Use

OTHER COMMERCIAL » Mixed-use destinations along US-74 and at the intersection of Lakewood Road that can capture larger-scale retailers that cannot or will not locate in Downtown.

OFFICE » Smaller, local serving office tenants, such as Realtors, accountants, lawyers, and medical professionals, that serve local, not regional needs.

FOR-SALE HOUSING » Infill development for higher density detached and attached residential products, preferably in amenitized locations (parks, river, walkable, etc.)

Though small, Cramerton has a walkable downtown area amenitized by parks and water, making it an attractive location for retail and restaurant tenants. However, downtown is not visible from major roadways in the area and limited connectivity makes access more challenging. The town fronts on US-74, which has the potential to capture future retail demand given its traffic volume. A mixeduse destination at the intersection of Lakewood Road could capture larger-scale retailers and be a draw for locals and visitors, especially if the center includes a park, an anchoring restaurant, and significant, residential components along US-74.

Cottage Courts are homes surrounding a shared green space or courtyard, ideal for infill development and land conservation.

Live-work units are comprised of one living unit situated above a business. A traditional model for introducing mixed-use to main streets.

Townhouses are, often, 3-story terraced row houses

Attached Patio Homes are smaller clusters of units that share walls.

Garden Apartments are small clusters of low-rise apartments (1-4 stories)

Additional Dwelling Units (ADUs) are stand alone, backyard cottages, ideal for rentals, family care, or flexible office space.

W O R K I N G D I F F E R E N T LY I N C R A M E R T O N While there is some demand for office space in Cramerton, modified co-working environments, including some of the second floor of a retail building, can add to the potential mix. These spaces appeal to those opting for an office closer to home and / or starting a smaller or remote business. The presence of robust home sales over $300,000 suggests opportunities to attract more small office users and those that may be more entrepreneur-driven. Office development largely occurs in two areas: those closer to executive housing (i.e. where the bosses live) and more lifestyle driven, walkable areas like SouthEnd (i.e. where the young brains want to live). Younger, affluent residents were identified as a solid demographic in Cramerton and, with these higher priced home sales, Cramerton could be attractive for smaller office users appealing to either segment.

R E N TA L H O U S I N G

Top row: The housing types reflect the preferred types of housing indicated through survey data and input collected at the community meeting held on June 3, 2021. With attention to design, these types represent small-scale density increases that can be integrated, maintaining neighborhood scale while increasing housing capacity retaining the small-town feel.

Continue to grow, but keep the charm of a small southern town. -- Community Survey Respondent

Bottom row: Three more types of products that, as the market analysis revealed, Cramerton could support in the future as housing demand grows.

» For younger singles and couples seeking small town charm balanced with sufficient convenience, more urban-feeling rental product on park / trail areas and closer to US-74. More flexible office spaces can support coworking environments or employers. 48 C ra merton L and Use P l a n

Single-family homes are stand-alone structures, typically suited for one family group or a few individuals.

1-3 story, wood frame office stock is feasible for smaller tenants that do not need large spans.

Available land for detached housing products is becoming increasingly harder to find in the Charlotte region. At the same time, the demand for attached products is rising. Generally, buyers purchase attached homes for two reasons: (1) as a price alternative to area single-family detached homes, and (2) as a low maintenance, lockand-go lifestyle choice.

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SECTION THREE

Vision

About The Vision Through the planning process, the community articulated a vision for the future of the town. This vision, represented by the Future Land Use and Conservation Map, is presented and described in this section. It is consistent with the Goals. Together, they clarify the aspirations of current residents and other stakeholders which will be useful for Town leaders as they manage change for the benefit of the community.

Goals

A variety of design options to integrate Cramerton’s mix of land uses Grow with the spirit of intergovernmental cooperation Orderly and cost-efficient growth

A multi-modal transportation system (bicycles, pedestrians, public transportation) Better connectivity through transportation planning

Varied residential development patterns in new residential developments

The Catawba Crossing interchange is well-integrated with Cramerton’s desired development pattern

Integrated multi-family development and housing for all age groups throughout the town

A thriving economy

Older neighborhoods that offer a variety of quality housing for Cramerton residents of all ages and income levels Neighborhoods that are more than just housing units Commercial uses that serve neighborhoods and business and light-industrial parks

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A well-planned road network that supports multi-modal transportation

The Goals provide a framework for land use and growth management policies. They will continue to provide direction for the future of the planning area, guiding decisions of the Town and its partners as they manage change over the next two decades.

Use of riverfront property that increases residential, recreation, and economic development opportunities A quality downtown and additional mixed-use neighborhood centers that contain a variety of commercial and residential uses Neighborhood centers on a pedestrian scale rather than auto-oriented development patterns

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The Future Land Use and Conservation Map (Figure 18) graphically depicts the community’s vision for the future of Cramerton. The map is aspirational, reflecting the community’s goals. The map is meant to provide a framework for future land use decisions, and as such, support written policies and provide additional guidance with respect to the provision of services, the prioritization of capital investments, and the application of land development regulations. It indicates the preferred locations for future development as well as the type and intensity of such development. The land use classifications, which are described in the section that follows, specify the predominant use; however, development may also be comprised of other compatible uses.

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With more robust connections via greenways & safe roadways and a vibrant mix of destinations, Cramerton can highlight its existing assets and attract more residents and visitors alike.

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Figure 18. Future Land Use and Conservation Map

Daniel Stowe Botanical Cra merton L a nd Use Pla n Garden

Place Types Estate Living

Land classifications, which are displayed on the Future Land Use and Conservation Map, are referred to as Place Types. In addition to indicating the predominant use, they specify supporting, compatible uses and distinguishing features that further define the character of the place, such as scale, connectivity, and open space. The Place Types range from places to recreate to places for intended for living, shopping, dining, and working.

Open Space: Recreation & Civic Space

Open Space: Conservation USES + BUILDING TYPES

USES + BUILDING TYPES

• Nature preserves • Passive parks • Visitor parking, restrooms, picnic shelters, and other day-use amenities • Single-family detached homes, up to 1/2 unit per acre

• Primary uses: Parks, including ballfields, playgrounds, tennis courts, golf courses, arboretums, large civic greens, & gardens • Accessory uses: - Restrooms, visitor parking, picnic shelters, & other day-use amenities - Indoor public recreation facilities, including gyms, & community centers - Splash pads

S T R E E T / B L O C K PAT T E R N These areas consist primarily floodways and floodplains as well as parks, protected lands (conservation easements), and historically or culturally significant areas/properties. Though some development can be supported in these areas, most is very low-density residential development as well as uses associated with access to protected open space (i.e., nature preserves) and natural resource management. Conservation design, which includes more open space in exchange for smaller minimum lot sizes, may be a preferred approach to new residential development.

• Street pattern: Curvilinear • Connectivity: Minimal; 1 or 2 access points to surrounding development & road network & access for management/maintenance

O P E N S PA C E • Natural areas • Floodplain preservation • Trails & other passive, lowimpact amenities

These areas may be developed as public parks. Though various types of passive and active recreation spaces are suitable uses in other place types, these areas are typically large, publicly-maintained facilities, including ballfields, golf courses, civic greens, gardens, arboretums, etc.

S T R E E T / B L O C K PAT T E R N • Street pattern: Curvilinear • Connectivity: - Several access points to surrounding development & road network - Connectivity via trails, sidewalks, & bike paths encouraged • Street types: - Private - Local 2-lane

O P E N S PA C E • Wide variety of passive (walking paths, bike trails, civic greens) & active (ballfields, playgrounds) recreation spaces

Low Density Residential USES + BUILDING TYPES

USES + BUILDING TYPES

• Existing development: Single-family detached homes, up to 2 units /acre • New development: - Large-lot single-family detached - Medium-lot single-family detached • Both: Accessory dwelling units (ADUs)

• Existing development: Single-family detached homes up to 2 units / acre • New development: - Large-lot single-family detached - Medium-lot single-family detached - Small-lot single-family detached • Both: - Accessory dwelling units (ADU) - Neighborhood centers

S T R E E T / B L O C K PAT T E R N This area is intended to remain predominantly large-lot housing with residential uses at very low densities. Most are found on Cramer Mountain or along the South Fork River. The density of neighborhoods is under three dwelling units per acre. Improved open spaces are in the form of private yards and greenway trails, which are located to provide neighborhood access to area trail networks. Conservation design, which includes more open space in exchange for smaller minimum lot sizes, may be a preferred approach to new residential development.

• Street pattern: Curvilinear • Max block length: 1,000’ • Connectivity: - Low; neighborhoods located where topography, floodplains, & natural features present challenges - Cul-de-sacs • Street types: - Private - Local 2-lane

O P E N S PA C E • Private yards • Greenway trails • Natural areas

This area is characterized by moderate-density residential development. It is comprised of single-family detached homes and many are on small lots. The mix of housing types are intended to create intergenerational neighborhoods. The average density of these neighborhoods is between 2 and 4 dwelling units per acre. Improved open spaces in the form of pocket and neighborhood parks are interspersed, and greenway trails within are located to connect such parks as well as provide links to trails and walkways in neighboring development.

S T R E E T / B L O C K PAT T E R N • Street pattern: Grid • Max block length: - 400’ - 800’ with midblock crosswalks • Connectivity: Highly connected internally & externally • Street types: - Private - Local 2-lane - Local 2-lane divided

O P E N S PA C E • Pocket parks • Informal greens • Neighborhood parks • Greenway trails

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Mixed Residential Living

This area is characterized by moderate-density residential development. It is comprised of predominantly single-family detached homes but may include attached single-family units, such as townhomes and duplexes. The mix of housing types are intended to create intergenerational neighborhoods. The average density of these neighborhoods is between 4 and 8 dwelling units per acre. Improved open spaces in the form of greens, pocket parks, and neighborhood parks are interspersed. Greenway trails within are located to connect parks as well as provide links to trails and walkways in neighboring development.

Downtown Living

Downtown Core

Neighborhood Retail

USES + BUILDING TYPES

• Existing development: - Single-fam detached, 4 units / acre - Attached single-fam: Duplex • New development: - Medium-lot single-family detached - Small-lot single-family detached - Pocket neighborhood cottages - Duplex, Triplex, & Townhome • Both: - Accessory dwelling units (ADU) - Neighborhood centers - Off-street parking

• Single-family detached housing • Duplexes • Townhomes • Lofts (units over 1st floor commercial space) • Lodging (inns, B&Bs)

• Retail, specialty • Restaurants • Personal services (branch banks, dry cleaners, tailors, salons) • Small offices • Attached single-family (Townhome) • Multi-family (Condos, apartments) • Lodging (inns, B&B, boutique hotel) • Civic uses (government offices & services) • Event spaces (greens, amphitheaters)

• Small grocery/convenience stores & in-line tenants (drug stores, restaurants, branch banks, dry clears, tailors, salons, & other personal services) • Small offices

O P E N S PA C E • Pocket parks • Informal greens • Neighborhood parks • Greenway trails

S T R E E T / B L O C K PAT T E R N These areas are intended to be centers of activity that include a mix of retail, restaurant, service, office, and civic uses in addition to a variety of residential housing types. The mix of uses can be horizontal as well as vertical where a change in use can occur between floors of the same building. Buildings of two or more stories are common, and connected streets include short block lengths and pedestrian facilities. Open space is integrated in the form of plazas and formal greens.

• Street pattern: Grid • Max block length: 500’ • Connectivity: Highly connected internally & externally • Street types: - Private - Local 2-lane - Local 2-lane divided

O P E N S PA C E • Formal greens • Pocket parks

These areas are intended to be centers of activity that include a mix of retail, restaurant, service, office, and civic uses in addition to a variety of residential housing types. The mix of uses can be horizontal as well as vertical where a change in use can occur between floors of the same building. Buildings of two or more stories are common, and connected streets include short block lengths and pedestrian facilities. Open space is integrated in the form of plazas and formal greens.

S T R E E T / B L O C K PAT T E R N • Street pattern: Grid • Max block length: 500’ • Connectivity: - High internal & external connectivity - Includes many pedestrian amenities • Street types: - Private - Local 2-lane with on-street parking - Collector

S T R E E T / B L O C K PAT T E R N Small centers with localserving uses may be located within walking distance of and complement surrounding residential uses. Typical uses include grocery and drug stores, coffee shops, dry cleaners, branch banks, and restaurants. Open space is in the form of small greens and courtyards.

• Street pattern: Grid • Max block length: 500’ • Connectivity: - Moderately connected externally - High internal connectivity • Street types: - Private

O P E N S PA C E • Small gathering spaces such as courtyards, outdoor dining areas, & greens

O P E N S PA C E • Plazas & formal greens, paver streets • Gathering spaces that can be used for events, such as greens & amphitheaters

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Commercial Mixed-Use Center

This area encourages the blending of complementary commercial, office and a mix of residential housing types. These areas typically offer a horizontal mix of uses where changes in use occur between adjacent buildings. Buildings are typically one and two stories. Designed to facilitate access via walking and biking, mixed-use areas should be located where access via the road network, sidewalks, greenways, and/or local shuttle/circulator service is feasible.

Riverview Mixed-Use

Employment Mixed-Use Center

Industrial / Manufacturing

USES + BUILDING TYPES

• Grocery stores • Pharmacies • Retail • Restaurants • Gyms, Fitness studios • Personal services (branch banks, dry clears, tailors, salons) • Small to medium-sized offices • Medical (office, urgent care) • Attached single-family (Townhome) • Live/Work units • Multi-family (condos, apartments)

• Light industrial: manufacturing, research & development, distributions • Makerspaces, artists studios • Offices • Educational facilities: private or public • Restaurants, food halls • Breweries & distilleries • Lodging, small hotels • Retail: small shops & local goods • Personal services • Live/Work units • Multi-family (condos, apartments)

• Offices, corporate HQ • Light industrial: research & development, manufacturing, warehousing, logistics • Flex space • Institutional -- community college satellite facilities • Support uses: - Hotels - Restaurants - Retail - Personal services - Multi-family (condos & apartments)

• Heavy manufacturing (advanced manufacturing, biotech) • Light industrial: research & development, light manufacturing, warehousing, distribution, logistics • Flex space • Institutional: utilities, water & sewer treatment plants, power plants, landfills

S T R E E T / B L O C K PAT T E R N • Street pattern: Grid • Max block length: 500’ • Connectivity: - Moderately connected externally - High internal connectivity with many pedestrian amenities • Street types: - Private - Local 2-lane with on-street parking - Collector

O P E N S PA C E • Walking & biking paths & trails • Greens, courtyards • Stormwater as an amenity (to include trails, green space, recreation)

This area is intended to support a mix of innovative businesses that can benefit from the collocation of related, complementary businesses. The mix of uses range from makerspaces to office, retail, and service uses. The presence of incubator and accelerator spaces, coworking spaces, food hall, and educational facilities can expand the mix and foster an environment of collaboration. Open space is comprised mostly of informal green spaces, plazas, trails, and special use areas (e.g., demonstration garden) that can serve as an amenity within the district, a learning space, and/or a buffer to surrounding development. Portions of this area may be suitable for residential development, including lofts and live/work spaces.

S T R E E T / B L O C K PAT T E R N • Street pattern: Grid • Max block length: 600’ • Connectivity: High internally & external connectivity • Street types: - Local 2-lane - Local 2-lane with on-street parking - Collector

O P E N S PA C E • Walking trails & paths • Parks • Gathering spaces like greens & amphitheaters that can host events

Employment centers contain a mix of uses including office, light industrial, and institutional. These areas offer traditional workspace and can be supplemented by unconventional, collaborative workspace where innovation and education can be fostered. Incorporating some retail, recreational, and residential uses to create a live, work, and play environment is supported. Open space is in the form of formal and informal parks and green spaces connected by trails. Flexible open space that can be programmed for gatherings of various sizes and purposes are also integrated.

S T R E E T / B L O C K PAT T E R N • Street pattern: Curvilinear, modified grid • Max block length: 600’ • Connectivity: - Highly connected externally to collectors & arterials via multiple entry points - Moderate internal connectivity • Street types: - Private - Local 2-lane - Collector

O P E N S PA C E • Walking trails & paths • Informal parks • Plazas & greens extension of indoors • Stormwater as an amenity (to include trails, green space, recreation)

This area generally accommodates manufacturing and production uses, including heavy manufacturing, light manufacturing, warehousing, distribution, assembly operations, water and sewer treatment plants, major power plants, and landfills. They are found in close proximity to major transportation corridors and are generally buffered from surrounding development by transitional uses or landscaped areas that shield the view of structures, loading docks, or outdoor storage from adjacent properties. Typically, both parcels and building footprints are large. Most of the open space is on site, privately managed, and intended for use by the building occupants. Most streets are private, designed for truck access, and access is limited by security mechanisms (gates, etc.).

S T R E E T / B L O C K PAT T E R N • Street pattern: Curvilinear • Connectivity: - Highly connected externally to nearby Interstates & other arterials - Moderate internal connectivity • Street types: - Private - Local 2-lane - Collector

O P E N S PA C E • Walking trails or paths • Private outdoor spaces • Stormwater as an amenity

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SECTION FOUR

Realizing the Vision

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While the planning process is relatively brief, plan implementation is a long-term commitment. Taken together, the recommendations might seem to be a lengthy and daunting list of tasks. Knowing where to begin requires focus on near-term activities, which could also bring about some early “wins.” The project team, with input from Town staff, has identified several priority actions steps to be considered immediately following plan adoption.

The evolution of the Planning Area will occur over a period of years. However, some areas will be subject to development pressures in the near future. Three focus areas (refer to Figure 19) were identified and studied as part of the planning process to better understand development potential consistent with the Future Land Use and Conservation Map. The resulting conceptual illustrations are featured with the associated recommendations in this section. Strict adherence to the development plan shown is not expected of future development proposals. Each illustration represents one of several possibilities. More importantly, each conveys the design intent, expressed with imagery and design principles, to provide guidance for future development of each site, ensuring such development is in keeping with the Town’s vision. Considering the potential use of parcels collectively, decisions about future development on individual parcels can be made in a manner that optimizes the utilization of land while advancing the community’s goals.

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Implementation of this plan is a shared responsibility. The town, working with a wide variety of partners, including local, regional, state and federal agencies, private developers, area organizations, and landowners, will take the lead. The following recommendations along with specific strategies, or action steps, will aid efforts to achieve the goals and realize the vision reflected in the Future Land Use and Conservation Map. The recommendations and strategies are in no particular order. They are presented to enable those involved in implementation to effectively evaluate and determine priori¬ties, and identify short-, mid-, and long-term tasks.

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Figure 19. Focus Areas

Daniel Stowe Botanical Garden Cra merton L a nd Use Pla n

General Recommendations 1. Take action immediately following plan adoption. While the planning process is relatively brief, plan implementation is a long-term commitment. Recommendations in this plan provide guidelines, targets, and priorities for shaping future growth and development in the community. They can generally be categorized into one of four types: plans (or studies), capital projects, regulations, and focused initiatives related to economic development, service provision, and programming. Some actions are easily accomplished in the near-term while others will likely be more feasible later. Taken together, the recommendations might seem unwieldy. An action plan enables the community to focus on near-term activities. Coupled with metrics, the action steps can be monitored for progress, providing valuable insights to the staff and community leaders about how to proceed with subsequent actions. Early “wins” motivate commitment to the plan over the long term and should therefore be celebrated. 2. Maintain the relevance of the plan. While minor plan revisions may be required periodically in response to new opportunities, the Town should consider a major update to the plan in 7 to 10 years. External circumstances, such as market conditions, major infrastructure investments, and regulations at the State and Federal levels, can shift the direction of growth over time. A major update after the first decade following plan adoption will allow for assessment of the usefulness of the plan as a policy guide in light of new and possibly unforeseen factors. 3. Align the plan with other initiatives of the Town, such as updates to specific plans. Within the recommendation in this plan are references to plans previously adopted by the Town. The recommended policies herein were influenced by ideas that emerged during the planning process and should be reflected in the other plans. A review of those plans will help determine the specific modifications necessary to ensure the combined set of local plans provides Town leaders with consistent policy guidance.

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4. Amend the Town’s Land Development Code (LDC) to effectively implement the adopted plan. a.

TA B L E 1 : P L A C E T Y P E S Z O N I N G T R A N S L AT I O N Place Type

Abbrev. Zoning - Existing

Zoning - Proposed

Open Space - Conservation OS-C

All

Open Space - Recreation & Civic Space

OS-R

All

Estate Living

R-1

Low-Density Residential Living

LRL

R-2

Mixed-Residential Living

MRL

R-3, R-4, and TND-CUD R-3, R-4 (TND was repealed)

Downtown Living

DTL

R-3, R-4, TND-CUD, & CBD

Revised R-3 or new neighborhood preservation district per recommendations

Downtown - Core

DTC

CBD

Neighborhood Retail

B-2

B-1, B-2

Commercial Mixed-Use Center

MUC

B-3

Riverview Mixed-Use

RVMU

B-3, O-I

Employment Mixed-Use Center

O-I

Industrial / Manufacturing

IND

In the short term, modify provisions of the code to remove barriers to the types of development and redevelopment envisioned. Within the recommendations in this plan are suggested amendments to design standards that will help facilitate desired changes through private development. A review of the current LDC may reveal additional amendments to consider to achieve the goals expressed in the plan. The accompanying table (Table 1) relates the place types described in this plan and depicted on the Future Land Use & Conservation Map to zoning districts, including some that are proposed in name only (see Section 3 for full descriptions of Place Types in terms of land uses, building types, circulation, and open space).

In the long term, rewrite the LDC to support the desired evolution of the town. A thorough review and critique of the current LDC, examining it through the lens of the policy recommendations set forth in this plan, is the first step in determining the approach to developing a modernized LDC that addresses an updated set of land uses and design standards consistent with the adopted plan, eases the administration of the local regulations, and adds clarity to make the permitting process more predictable.

Cra merton L a nd Use Pla n

Recreation & Open Space 1. Bolster the Town’s brand, “An Outdoor Destination in a Vibrant Community,” with an increasingly expansive parks, recreation, and open space system. a. Encourage usable open space within new development and redevelopment that will be connected to and enhance the public open space network. i. Prepare guidelines for publicly-accessible, privately-maintained open space that address the appropriate types and locations of various forms of open space as well as the recommended configurations, furnishings, safety features, and access. ii. Consider amendments to the requirements for open space in the Land Development Code. The standards should ensure the creation of meaningful open space integrated within new development or redevelopment. To avoid remnant pieces of land becoming the open space after the development design has been confirmed, the delineation and configuration of land set aside to meet open space requirements should be determined in the earliest stages of planning of the development. The design of spaces should take into consideration the relationship to the existing and future surroundings and the purposes of each space. Thoughtfully organized and designed, the resulting open space could serve as a buffer to existing development, protection for natural resources, and an amenity for the development and the area in which it is located • Draft policy to ensure land is set aside early on in development processes to best suit the needs of the surrounding community and meaningfully connect to other open space assets. Incentivize good open space design with added review process and more rigorous design standards, and / or allowances for community-focused design.

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MORE TRAILS Throughout the engagement process, Cramerton residents reiterated the desire for more trail connections and added sidewalks to create greater walkability throughout the Town.

2. Maximize visual and physical access to the South Fork River, a key focal point of the community. a. Seek opportunities for more public frontage (and access) along the river to increase recreation as well as general enjoyment of the waterway. i. Encourage public access easements adjacent to the water’s edge. • Offer incentives, such as density bonuses or reductions in total open space area requirements, in exchange for the provision of permittable public access easement in connection with new development and redevelopment. ii. Acquire key waterfront parcels–or portions of thereof–that offer visual and/or physical access. b. Encourage development design that maintains and frames views to the river to increase visual access from residential and commercial development without compromising the protection measures established by the Waterfront Overlay District defined in the Town’s Land Development Code. 3. Advance efforts to extend the greenway network, particularly segments of the Carolina Thread Trail, to ensure the town is locally and regionally connected. a. Prioritize the north-south greenway depicted on the Gaston County Carolina Thread Trail map as the spine of the community towards which new development is oriented and connected. i. Consider this spine in directing future public investments in the greenway network. ii. Engage property owners and developers in local efforts to preserve the corridor for future greenway segments across private property by dedicating land or easements to the Town or partner agency (i.e., Carolina Thread Trail). b. Facilitate links to nearby destinations, such as Daniel Stowe Botanical Gardens. c. Ensure Cramerton is a key point of interest in the regional trail system along with other communities (Belmont, McAdenville etc.) d. Interconnections can strengthen the visibility and accessibility of all communities and other points of interest. Cra merton L a nd Use Pla n

4. Preserve environmental quality. a. Avoid negative impacts on environmentally sensitive areas and natural resources. Maintain or improve the environmental quality of recreational assets, especially waterways, in Cramerton and beyond. i. Maintain the provisions of the Waterfront Overlay District. ii. Continue working with the South Fork River Health Committee and partner agencies (Catawba Riverkeeper, etc.) to enhance environmental protections and investigate creative solutions to regional river health issues. iii. Investigate regional partnerships with local, regional, and state agencies to enhance existing regulations in relation to environmentally sensitive areas. 5. Make the central green in Downtown a community focal point with: a. Enhanced design (i.e., landscaping, amphitheater seating, pavers, shade, performance space); b. Permanent structures to encourage people to linger; c. Infrastructure to support events (i.e. hardscape, utility hookups, etc.); d. A softened edge to expand the feeling of open space to the sidewalk along Center Street; and e. Street and parking design with pavement that, when closed to vehicles, serves as a temporary extension of the public space to support programmed events. 6. Integrate stormwater management into streetscape and open space design. a. Use permeable pavers to both help with stormwater infiltration and differentiate plaza spaces and pedestrian-focused streetscapes and alleyways.

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I’d love to see more finished trails & greenways that allow for pedestrians and bike riders to commute to surrounding towns and communities. -- Community Survey Respondent

connected greenway network

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COMMUNITY CENTER

GOAT ISLAND PARK

RIVERVIEW

The pedestrian bridge and greenway connections show how Cramerton’s existing destinations and future development nodes could develop as a connected system.

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The adjacent diagram depicts existing natural resources, planned destination nodes recommended in this plan, and future opportunities for continued open space conservation.

Connecting destinations and creating loops of activity will help strengthen the core of Cramerton. Adding pedestrian connections across the river to bring neighborhoods closer to downtown will expand the Town’s walkable network.

TO M WAY EE N GR

Celebrating Cramerton’s cultural and environmental assets while adding to the network of open spaces and trails will help the Town stand out in the region as a recreation destination.

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DANIEL STOWE BOTANICAL GARDENS

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Figure 20. Diagram illustrating a connected open space network

Cra merton L a nd Use Pla n 73 Figure 21. Diagram of connections through Cramerton’s core that could expand the experience of Downtown

Living

Case Study ii.

1. Maintain the character and scale of existing residential neighborhoods. a.

Conserve the existing architecture in the historic mill village (“Cramerton Historic District’’), as the removal of certain assets could alter the character of the neighborhood and constitute a loss of the town’s history and cultural heritage. Conservation may be accomplished through the following: i. Historic preservation mechanisms, such as: 1. Work with Gaston County Historic Preservation Commission to promote the redesignation of the Cramerton Historic District and/or the designation of the remaining structures. The commission serves the Gaston County community by supporting efforts to add structures, sites, and areas to the National Register of Historic Places, to designate local landmarks, and to maintain the designations. 2. Consider local controls: a. Consider establishing a local historic district, design guidelines, and a local district commission to review applications; or b. Consider establishing a neighborhood preservation district that strongly discourages the demolition of historic structures. Structures that are on the National Register of Historic Places as well as structures identified as “contributing” within a designated historic district are among the structures worthy of protection. A neighborhood preservation district employs various means, such as substantial delays in subsequent building permits, to prevent but not prohibit demolition.

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Increased awareness of tax credits. Work with Gaston County Historic Preservation Commission to promote the designation of structures and districts. As a partner agency, the commission can also assist the Town with efforts to communicate the benefits of using tax credits to improve individual properties and assist property owners with relevant procedures and documentation.

iii. Education - Raise awareness of history and appreciation for the special features tied to history of the town. The “Pride in our Past” section of Town’s website summarizes the key features and events since the town began to take shape as a mill village in the early 1900s. The Town could build on this with programming to further educate citizens, property owners, and visitors, encouraging support for protecting the original neighborhood of mill workers’ homes. Consider, for example, a self-guided walking tour, such as the one created for Charlotte’s Belmont neighborhood. b.

In existing neighborhoods, ensure that any infill development and redevelopment is consistent with the established scale and design (structure height, lot sizes, building setbacks, location and scale of accessory structures, etc.). As an alternative to a new neighborhood preservation district (see recommendations under 1a of this ‘Living’ subsection), consider amending the LDC standards for the R-3 district to accomplish the following: lot sizes, setbacks, lot width, and building heights. Such changes would provide the flexibility needed to upgrade existing structures and build new structures without compromising the character of the neighborhoods to which the R-3 district currently applies.

2. Encourage new residential construction in areas with adequate infrastructure to include a mix of product types that will enable residents to remain in the community through all stages of life. a.

Consider support for residential development that accommodates more middle-income housing that young families, young professionals, and other future residents of Cramerton are seeking. In addition to an increased quantity of housing, a broader range of housing products can expand the range of price points, putting more housing options within reach. Encourage diversification within neighborhoods. The multigenerational nature of mixed-residential neighborhoods not only facilitates aging in place but fosters relationships necessary for creating strong social support networks. The variety of units may be accomplished through attached and accessory dwelling units mixed within neighborhoods that also feature detached single family homes on large and small lot sizes.

3. In locations adjacent to or within mixed-use development, allow higher density housing, both for-sale (via townhomes and condominiums) and multifamily rental, to expand choices as the population grows while increasing tax revenue for the town.

APEX, NC The Town of Apex, located in the Triangle Region of North Carolina, grew concerned about the loss of historic and culturally important structures in the heart of town as fastpaced growth increased pressure to demolish buildings to make way for new development. Town leaders recognized the importance of conserving historic buildings to help retain the “small town character” the community members valued. In the absence of a local historic district, the Town sought other mechanisms to discourage demolition. In 2003, the Town received special legislation to “adopt ordinances to regulate the demolition of historic structures within its municipal corporate limits and extraterritorial jurisdiction.” The provision added to the Unified Development Ordinance (Section 2.2.8) prevents the issuance of a building permit for any site on which an historic structure had been demolished in the prior 48 months. The delay has effectively created a disincentive and has led to the creative repurposing of existing buildings, particularly in the downtown area.

HOUSING MIX Based on outreach, Cramerton residents want the opportunity to age in place, with a variety of housing options and affordable, middle-income stock.

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Shopping / Dining / Entertainment ii.

1. Promote Cramerton as an eco-tourism destination, with unbeatable river access and a wide network of parks and trails, which will add foot traffic and boost awareness of the town. This will help the viability of desired retail and mixed-use developments while also increasing tax revenue for the town. 2. Bolster Cramerton’s downtown as the heart of the community and focus of civic and cultural activities. a.

Revitalize Downtown Cramerton by attracting small, boutique retailers that help create a town center feel and help promote and strengthen Cramerton’s culture and uniqueness. Given retail opportunities, these should be overwhelmingly restaurants and clothing shops. i.

Building on the concept developed for the center of town (refer to the Small Area Plan for Downtown on page 80), prepare a new master plan for downtown that: 1. 2.

Features opportunities for new commercial tenants (i.e., infill development sites, vacant building reuse, etc.). Addresses proposed enhancements to the public streets and spaces, including: a.

Center Street, 9th Street, and 8th Avenue - Design the streetscape to accommodate flexible outdoor seating and pop-up markets where space allows. Front Street - Upfit it to become a “back porch” for businesses. Assist property owners with consistent enhancements through grants for landscaping, patio seating, facade treatments, and pavers to expand pedestrian-oriented space while maintaining service area for deliveries.

3. Concentrate commercial development in various nodes that are accessible to other Gaston County communities but are oriented and organized to facilitate easy access from within Cramerton. a. b.

Implement the adopted area plans: “Wilkinson & Market” and “Wilkinson South.” Leverage investments in existing and planned public facilities as anchors in new development intended to function as neighborhood centers and local destinations. Utilize the largest available land parcels (likely along NC-74 corridor and along South New Hope Road) for commercial and light industrial development. Repurpose aging industrial centers / plants to: i. ii.

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Bring more activity to downtown. 1. Add another annual event to the calendar. In partnership with area organizations and businesses, host an annual event that is uniquely Cramerton’s and celebrates its identity as the original model mill village, Khaki Town USA, and/or the only true “river town” in the region. 2. Expand the “Experience Cramerton” section of the Town’s website to promote annual events and points of interest in downtown so visitors to the website can get a preview through a virtual visit. In addition, provide a direct link to the Town’s Events Calendar. 3. Establish a social district in downtown. Within a delineated boundary, allow for restaurant and retail activity to “spill out” into the park and surroundings, and add to the vibrancy of the community’s central gathering place. 4. Support the CRAMR Center initiative with the Catawba Riverkeeper.

Expand large retail access in key opportunity areas (see map). Create mixed-use development along the river within walking distance of downtown. Support additional food and beverage uses to address the current and future lack of supply.

C R E AT I N G A D E S T I N AT I O N Cramerton residents want more restaurants and retail to help grow the downtown and make the Town a more prominent destination.

4. Encourage new nodes of retail, office, and restaurant development to expand the experience of downtown to areas farther south in Cramerton and add to walkability for more residents. a.

Encourage development in accordance with the description for the “Riverview Mixed-Use” place type in areas designated as such on the Future Land Use & Conservation Map. Connections via greenway links will help join these locations together as a series of destinations in town. i.

While conditional zoning can be employed in conjunction with elements of existing zoning districts (i.e., O/I and B-3) to achieve the intent of this mixed-use place type, the Town should consider the creation of the a new mixed-use district. This district could allow many of the uses permitted in the O/I and B-3. The emphasis in the standards for development design would be on the organization and scale of buildings and common areas to create a positive riverfront experience. Seamless transitions between commercial, employment, and residential uses should be accomplished with improved open space that enhances the compatibility of such uses. Created for the enjoyment of visitors and occupants of the development, the placement and design of open spaces should ensure a strong orientation toward the South Fork River, providing both visual and physical connections. Other design standards should address access to the river for recreation and maintaining the quality of views from the river (i.e., screening parking and circulation from key vantage points).

Cra merton L a nd Use Pla n

oad

Courtly Lane

also creates a common area onto which shops, restaurants, and other commercial establishments

Riverview Mixed-Use Concept

od R

framing vistas along the waterway. This space

ke wo

A central plaza opens up to the South Fork River,

Eagle Road

focal point

can “spill” and maximize their riverfront location. An amphitheater brings visitors closer to the water and utilizes the river as the backdrop for performances.

A series of steps functions as access to additional

Ar bo r

nonresidential space and the greenway. The form

Glen

& orientation of the staircase with several landings offers intimate places to rest & take in views of the river. 3.

e iv

A compatible mix of uses at the core of the development can accommodate space for offices,

coworking, artist studios, makerspaces, & light

Merewood Road

industrial uses. 4.

The variety of housing types, including small-

lot homes, townhouses, and condominiums overlooking the river, appeals to people of all ages looking for smaller units in walking distance of shopping, dining, & employment. 5.

design with the river

Flanking residential development gradually steps

down to larger lots as it transitioning to the Community amenities are integrated to meet the

needs of the residents. 7.

ood D

rive

neighborhood on the south side.

The proposed greenway implements the plans for

Eastw

pedestrian connections through town. Here, the trail is integrated into a linear park that also buffers the development from future traffic noise on this north-south route. 8.

The greenway along the river ties into the townwide system, making this development accessible to downtown.

An internal network of streets enables circulation within the development.

3 6

10. Ample parking also serves to distance development from the existing treatment plant. 78

Figure 22. Illustration of the Riverview Mixed-Use Concept

Cra merton L a nd Use Pla n

1. 2.

Downtown Concept

Public Art / Welcome Monument

Enhance Lot to Create Flexible Open Space

Festival Space at Front Street

authenticity

- Enhance Paving, Lighting and

Landscape Elements

E R S

Enhanced Streetscape, and Flexible

“Front Porch” - Shade Structure,

Seating

Reconfigure Parking to Improve

Tiered Seating at Lawn

E TR

7 B

Vehicular Flow + Capacity 7.

Flexible Plaza Space - Food Trucks, Enhance River Access + Create

R 5

S TR E T

10. River Overlook + Parking

Provide amphitheater-like seating, and give a new perspective to the South Fork Catawba River

The “Front Porch” shade structures welcomes visitors to stay downtown; to relax, to reflect, to gather together

Improve Streetscape - Add Parking and Planting Islands

Gateway Plaza at Bridge 9.

Outdoor Dining + Parking

Enhancements to the kayak access and bridge plaza along 8th Avenue bring activities and gathering opportunities closer to the river

a place to come together

11. Enhance Streetscape - Define Parking

FR O

+ Add Plaza Space

N T

12. Define Streetscape + Improve

ST R

Walkability

13. Enhance Planting at Park + Memorial

14. Existing Gazebo - Enhance Landscape

+ Add Flexible Seating

D D.

E Create opportunities for flexible open spaces - enhance parking lots, alleyways, and streetscapes with high quality lighting, paving and site furnishings.

Provide visitors with unique experiences that will activate Downtown Cramerton into the evening. Converting the Masonic Lodge into a community food hall and/or festival space provides a flexible venue that can serve many

community needs and be a destination point for visitors.

A IN

TR E T

Figure 23. Illustration of the Downtown Concept

Streetscape enhancements help tie the experiences together. Creating a vocabulary of authentic materials and lush garden spaces improve walkability and connectivity throughout the downtown Cra merton L a nd Use Pla n

Case Study

Working flexible workspaces

KANNAPOLIS, NC The City of Kannapolis has enjoyed the benefits of revitalizing its downtown. Among them are new restaurants and shops, which have attracted more visitors, particularly in the evenings and on weekends, as well as more private investment. To build on this success, the City is seeking ways to increase the activity—and vibrancy—by taking advantage of a new law that allows restaurants and bars to extend their service areas outside into a “social district.” The City is the first in NC to delineate and adopt this type of district so people can sip and stroll outside. The district effectively maximizes the footprint of area establishments.

1. Leverage investments by (or in partnership with) NCDOT in road improvements to attract desired development (i.e., job-generating uses). a. Support mixed-use development along Wilkinson Boulevard (US - 74) to include professional office, retail, and service uses. b. Encourage the development of a “southern gateway” in the area along South New Hope Road where access to Cramerton will be enhanced by the connection to the proposed Catawba Crossing roadway. Here, office and light industrial development with supporting commercial and institutional uses can be accommodated with the provision of adequate transportation and utility infrastructure. 2. Attract businesses that can benefit from alignment with the Town’s brand as an outdoor recreation destination and / or proximity to other nearby assets in the region (i.e., Charlotte-Douglas International Airport, Daniel Stowe Botanical Gardens, etc.). 3. Make room for flexible office spaces that can attract remote workers, makerspace, or other creative and collaborative spaces. Such office spaces could be supported in areas that have been designated for several place types on the Future Land Use & Conservation Map, including Employment Mixed-Use Center, Downtown Core, Commercial Mixed-Use, and Riverview Mixed-Use.

C R E AT I V E I N D U S T RY During community meetings, residents expressed excitement about making Cramerton a hub of creative industry, incorporating makerspace and flexible, mixed-use office centers into the town fabric. Figure 24. Map of the Kannapolis West Avenue Social District 82 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n

South New Hope Road Concept

Key connecting streets are the locations for clustering commercial uses (restaurants, shops, and services business) in a walkable environment accessible to workers & residents. around urban green spaces designed to

xi Ro

e Lan

e Wylie Ro

Some commercial development is situated

destination

accommodate a range of activities and community gatherings. A neighborhood commercial center is

Cr os

w ba

accessible to visitors as well as residents of Higher density housing near this center may include assisted living facilities. 5.

Ca ta

the flanking residential development. 4.

s ng si

Attached & small-lot residential products are

organized around a system of open space & amenities. Density gradually decreases

S Ne

With the introduction of Catawba Crossings,

sho

a regionally important future roadway

La k

regional connections

area to create a complete neighborhood.

be part of the mix of uses introduced into this

ight Moonl

A school, healthcare facilities, & civic uses may

neighborhoods.

Way

as development approaches existing

connection, this area could be a viable

re Drive

business location. Employment could include a mix of office & light industrial/flex space, as the Charlotte-Douglas International Airport. 8.

D Paradise

new road would facilitate easy access to the

The internal network of streets keeps local traffic off South New Hope Road. The parallel

street design that includes an urban trail

rive

route offers an opportunity for a complete connection through the development toward the Daniel Stowe Botanical Garden.

d Roa Dixon 84

Figure 25. Illustration of the South New Hope Road Concept

Cra merton L a nd Use Pla n

Infrastructure UTILITIES 1. Ensure safety and quality future development in Cramerton by examining added built area of proposed buildings and fire capacity of the current system. a. b. c.

Support Two Rivers in an evaluation of current PSI for water lines for fire safety compliance and capacity. Study effects of additional built area for residential and retail growth on PSI. Consider material of pipes and current condition of water and sewer infrastructure, and condition of manholes. i. ii.

Clay pipes will need to be replaced if a system upfit is required to accommodate future growth and fire safety needs. Capacity of downriver treatment sites will need to be evaluated as system output increases with growth.

2. As future utility updates occur, realign utilities into the public rightof-way or accessible, recorded easements. a. b. c.

3. Advocate for an expansion of systems to support current and future local businesses to increase resiliency. 4. Support Two Rivers Utility in developing a plan to implement an incremental transition from wells and septic systems. Some industry standard studies that should be considered in the future include I&I (Inflow and Infiltration), System Capacity, and H&H (Hydrology and Hydraulics). 5. Recommended future studies should incorporate the following: a. b.

86 C ra merton L and Use P l a n

Move sewer lines off private property into recorded easements Relocate any sewer lines that are underneath any existing structures Remove any water lines that run across sewer manholes.

Conduct a more detailed study of existing water infrastructure to inform decision makers and prepare for growth. Desktop studies can identify vitrified clay or corroded pipes to be further explored by cameras. This further exploration can pinpoint where relining is sufficient or where upsizing a pump station is necessary to support a new mixed-use development as Cramerton grows.

Two Rivers Utilities has managed water and sewer lines for Gaston County, including Cramerton since 2011. The regional water and wastewater system was initiated when Gastonia and the Town of Cramerton formally merged their utilities, soon extending services to other towns in the county.

Cra merton L a nd Use Pla n

S NEW HOPE RD

T R A N S P O R TAT I O N 1.

Support already-programmed projects in the State Transportation Improvement Program; coordinate with GCLMPO and NCDOT Division 12 on complete streets improvements as part of those projects. a.

funded projects

The STIP funded project (U-5821) to widen S New Hope Rd to four-lanes down to the Union-New Hope Road is scheduled for 2026. While 4-ft bike lanes are part of the proposed roadway design, a shared-use path would be more appropriate for the conditions of this section (figure 26).

Increasing the capacity of S New Hope Rd for both cars and active transportation will help support greater development in conjunction with Catawba Crossing.

Widen NC-279 (S New Hope Road) from south of Union New Hope Road to the future Catawba Crossing roadway. Projected land use changes, in combination with expected Catawba Crossing roadway improvements and projected roadway deficiencies along S New Hope Road suggest that a further widening of NC-279 (S New Hope Road) should be evaluated. Coordinate with NCDOT and GCLMPO on funding for a follow-up express feasibility study.

Support Catawba Crossing roadway improvement and connecting projects: a.

Support the implementation of the Catawba Crossings roadway project, as documented in the ongoing Catawba Crossings Feasibility Study. This future roadway will be an important connection between Cramerton, southeastern Gaston County, and major job centers in Charlotte/east of the Catawba River. Coordinate with NCDOT and GCLMPO on pursuing future funding.

Ensure a shared use path is included as part of the future roadway to have a key active transportation link across South Fork River. Coordinate with NCDOT and GCLMPO if project is funded.

Implement an intersection project targeting operational and geometric improvements at NC-279 (New Hope Road) and Armstrong Ford Road/Union New Hope Road to address offset alignment and improve safety for all users. NCDOT-maintained roadways, coordinate with NCDOT and GCLMPO on funding

88 C ra merton L and Use P l a n

Figure 26. S New Hope Rd Funded Widening Project

Figure 27. Catawba Crossings Alignment

Cra merton L a nd Use Pla n 89

We need finished trails & greenways that allow for pedestrian and bike riders to commute to surrounding towns and communities.

-- Community Survey Respondent

Improve and enhance northern gateway points into Cramerton from US-74 a.

4. a.

Coordinate with NCDOT and GCLMPO on funding for a follow-up express feasibility study regarding the widening of Market Street/ Cramerton Road from US-74 to Lowell Bethesda Road, and seek complete streets elements (e.g., shared use path) as part of the future widening project(s). Explore a new roadway link for local traffic from Food Lion/ Market Street to Village Drive as part of redevelopment. Local improvement to be implemented as part of future redevelopment. Coordinate with NCDOT Division 12 to review for potential speed limit reduction along 8th Avenue from Market Street into downtown Cramerton. Pursue local funding for gateway features and addition of sharrows / bicycle signage in combination with lowered speed limit. Pursue funding through the CRTPO to upgrade sidewalks. Coordinate with Market Street at 8th Avenue intersection pedestrian safety improvements (INT-05). Coordinate with GCLMPO on an intersection improvement at NC279 or pursue a feasibility study for the realignment of Armstrong Ford Road for a better approach to NC-297 (S. New Hope Road) Close sidewalk gaps and add a continuous shared use path along Lakewood Road from US-74 to connect into downtown. Incremental sidewalk gap closure may be accomplisehd with local (Town) funding and would require NCDOT coordination; shared use path funding would require coordination with GCLMPO and NCDOT for submittal for STI Prioritization and/or CMAQ funding.

Coordinate with NCDOT and GCLMPO on funding for follow-up study and implementation of each of the following: i. ii.

iii. INT-08, US-74 at Georgia Belle Ave (SR 2016) – Evaluate for intersection safety improvements. iv. INT-11, NC-279 (S New Hope Rd) and SR-2439 (Lowell Bethesda Rd/Beaty Rd) – this intersection is outside of the Town’s limits but will have an impact on traffic circulation within the planning area. This can be coordinated with Market Street widening, if funded.

INT-04, Lakewood Road and Eagle Drive intersection – evaluate for geometric improvements, a roundabout, or an all-way-stop. INT-05, North Main Street and 8th Avenue – Evaluate for geometric improvements or a roundabout with possible driveway closure. This downtown location intersection near a one-way railroad crossing is currently contributing to local character and the one-lane railroad underpass serves as a form of traffic calming for vehicular traffic entering downtown Cramerton. Context-sensitive solutions that would preserve existing character are needed.

Coordinate with NCDOT Division 12 and GCLMPO to address the following intersections along US-74 as part of U-5186 widening, which should include pedestrian crossing improvements: i. ii.

INT-06, US-74 at Market Street (SR-2209) INT-07, US-74 at Lakewood Road (SR-2014)

Create a well-connected bicycle and pedestrian network a.

Improve active transportation links along key corridors i.

Coordinate with NCDOT, GCLMPO and the Town of Belmont on the implementation of a shared use path along US-74 (Wilkinson Boulevard) from Market Street to Lakewood Road (as part of project U-5186) and to points further east into Belmont (as part of additional follow-up projects). ii. Coordinate with the Carolina Thread Trail (CTT), GCLMPO and Belmont to pursue funding to study and advance to implementation a shared use path along the railroad corridor to connect from Cramerton to Belmont. iii. Coordinate with the Carolina Thread Trail and GCLMPO to implement a sidewalk and shared use path on Eagle Drive to connect to future railroad corridor greenway.

8th Avenue speed limit currently drops to 20 mph at Mayworth School Apartments, but should drop sooner on the approach into downtown 90 C ra merton L and Use P l a n

Address intersection safety

Figure 28. Intersections with high frequencies of crashes, 2014-2018 Cra merton L a nd Use Pla n

Upgrade sidewalk connections to a shared use path link between Goat Island Greenway and Rocky Branch Trail-Stuart Cramer High School Segment to support increased pedestrian and bicycle trips. Implement with local funds and/or coordinate with CTT and GCLMPO to pursue funding for implementation as needed. Coordinate with INT-10 pedestrian crossing improvements. Upgrade Lakewood Road and North Main Street to provide sidewalk and shared use path from US-74 (Wilkinson Boulevard) to Eagle Road and into downtown to intersection with 8th Avenue. Coordinate with GCLMPO to pursue funding for study and implementation. Implement a shared use path along Eastwood Drive from Eagle Road to Armstrong Ford Road. As this is a locally-controlled roadway, apply for grant funding through GCLMPO and CTT to fund. Apply for grant funding through GCLMPO and CTT to study and implement a shared use path along Armstrong Ford Road from NC279 (S. New Hope Road) to Eastwood Drive. i.

As a phase one project, coordinate with NCDOT Division 12 to review the feasibility of allocating a part of roadway and shoulders width on the Armstrong Ford Road bridge over the South Fork of the Catawba River to create a shared use path on the bridge deck, to be separated from traffic with vertical delineation and/or jersey barriers. Pursue funding for design and implementation through GCLMPO.

Study and implement additional bicycle and pedestrian bridges connecting to downtown Cramerton. i.

ii.

Apply for grant funding through GCLMPO and the Carolina Thread Trail to study and implement sidewalk and shared use path improvements on the existing Cramer Mountain Road/8th Avenue bridge. Add sidewalks and shared use path as part of future bridge replacement, or consider a separate pedestrian bridge. Coordinate with NCDOT on lowering the posted speed to 25 mph as an interim measure with “Share the Road” signage. Apply for grant funding through the Carolina Thread Trail and GCLMPO to study and implement the feasibility of additional pedestrian bridge locations to connect to Timberlake neighborhood, Riverview, and Goat Island Park.

Implement pedestrian crossing improvements at key locations. i.

INT-06, Market Street at US-74 (Wilkinson Boulevard): Improve intersection through adding ADA accessible sidewalks and pedestrian signal heads on all approaches (walking link between Cramerton/Food Lion and McAdenville for events like the Christmas Lights show). Coordinate with NCDOT as part of U-5186 implementation. ii. INT-09, Market Street at 8th Avenue: Upgrade the signalized intersection with pedestrian signal heads, crosswalks, and ADA accessible curb ramps; consider removal of westbound channelized right turn lane from 8th Ave onto Market St (there is history of a pedestrian crash). Apply for grant funding through GCLMPO to study and implement. iii. INT-07, US-74 and Lakewood Road: upgrade intersection with marked pedestrian crossings and signal heads in coordination with U-5186. Coordinate with NCDOT as part of U-5186 implementation.

Pedestrian bridge connecting Goat Island Park to downtown. Source: Carolina Thread Trail 92 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n

iv. INT-10, Lakewood Road and Lake Drive: upgrade uncontrolled intersection to improve pedestrian crossing safety by including features such as enhanced visibility crosswalk markings, ADA curb ramps, lighting, median refuge island, evaluate for a Rectangular Rapid Flashing Beacon, and other elements. The proximity to the high school, greenway, and history of a nearby pedestrian crash support crossing improvements. Coordinate with GCLMPO and CTT to pursue funding for intersection improvements. v. Review opportunities to improve pedestrian crossings at other locations, including mid-block crossing locations as part of state and local roadway and greenway improvement projects. h.

Upgrade sidewalks and curb ramps throughout downtown and in key activity centers for ADA compliance through a series of locallyfunded small projects. As needed, apply to GCLMPO to pursue funding for implementation. Study and implement a shared use path along Lowell Bethesda Road from US-74 to NC-279 (South New Hope Road). Coordinate with roadway widening project if/when funded for implementation. Coordinate with GCLMPO and NCDOT Div. 12 to identify funding for a study and implementation. This project is outside of the Town’s limits but will have an impact on active transportation within the planning area. Study and implement conversion of an unpaved hiking trail, Rocky Branch Trail, to a paved shared use path between Stuart Cramer High School and the Town of Belmont through Rocky Branch Park. Coordinate with CTT, GCLMPO and the Town of Belmont to pursue funding.

Monitor future traffic growth and development activity for additional intersection improvements that might be required. a. b. c.

d. e.

Participate in ongoing GCLMPO planning processes. Keep long-term roadway improvements in the GCLMPO CTP, but no immediate steps recommended at this time. a.

We need road improvements with better access to Charlotte, north, east, & south.

Armstrong Ford Road intersection improvements at Eastwood Drive (INT-12). Evaluate for a future signal and turn lanes. Armstrong Ford Road intersection improvement at Cimarron Drive (INT-13). Lakewood Road and Armstrong Drive (current roundabout), observe future traffic patterns to see if updates will be needed (INT-14). Eagle Drive and Eastwood Drive, observe future traffic patterns to see if intersection updates may be needed (INT-15) NC-279 (South New Hope Road) intersection improvements north and south of the future Catawba Crossings roadway interchange with NC-279 (INT-02) and south of the future Catawba Crossings roadway interchange with NC-279 (INT-03). Intersection improvements would be subject to future development coming in around the Catawba Crossings future interchange. Will need to be coordinated with GLCMPO, NCDOT and contingent on potential future development.

Eastwood Drive widening, from Eagle Drive to Armstrong Ford Road. Local roadway. Monitor traffic changes over time, keep in the CTP project list as a long-term improvement. Lowell Bethesda Road widening from US 74 to NC 279 (S New Hope Road). Monitor traffic changes over time, keep in the CTP project list as a long-term improvement. Outside of municipal boundaries but would have an impact on traffic circulation in the study area.

Figure 29. Base map of unpaved trails in Rocky Branch Park. Source: www.rockybranchparknc.com

-- Community Survey Respondent 94 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n

pedestrianized

Ensure the Town is ready for electric vehicles transition. a. b. c.

Require new mixed-use and commercial developments to include fast charging stations (Level 3 or direct current charging stations). Pursue grant funding to add fast-charging stations in downtown Cramerton. Require new multifamily residential developments and townhome complexes to include Level 2 charging stations (to support overnight charging), including for visitor spaces.

Support active transportation with appropriate bicycle parking and other amenities. a. b.

Require bicycle parking for new civic, office, commercial, multifamily residential uses. Incorporate shade trees, benches, water fountains, wayfinding, and informational kiosks with maps to enhance greenway user experience and ease of navigating on foot.

new technologies

10. Pursue stormwater and resilience strategies in conjunction with multimodal transportation improvements. a. b.

Consider “green streets”, permeable pavement in parking lots, rain gardens, and other stormwater mitigation best practices. Plant shade trees along sidewalks and greenways as an extreme heat mitigation measure.

Permeable pavers can add stormwater controls to streetscape design. Source: Crawford, Murphy, & Tilly Jackson, Street Corridor Streetscape 96 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n

SECTION FIVE

Appendices

98 C ra merton L and Use P l a n

Introduction ENGAGEMENT PROCESS

APPENDIX A

Community Engagement

Public engagement was a core component of this planning exercise, helping to inform the direction and goals of the study, and the development of tailored recommendations. Two public meetings were held throughout the process; one in June of 2021, and one in October, 2021. The first was used to identify the Town’s strengths and needs, grounding the study in public input. The second was to gather feedback on Place Type designations and mapped locations, policy recommendations, and designs for small area plans. A public survey was launched in the summer of 2021 and remained open for just over two months. Alongside the in-person community meetings, the data collected through the survey helped identify the direction of the study. Participants commented on current and future needs for Cramerton, as well as the desire to see the Town continue to grow as a walkable, vibrant destination for community and recreation.

Survey Responses

W H AT A R E T H E M O S T I M P O R TA N T T H I N G S FOR THE PLAN TO ADDRESS?

1 2 3

GETTING TO KNOW CRAMERTON An online survey was used to gain community feedback on what Cramerton residents saw as the area’s greatest assets and needs to guide the direction of the study. The survey opened on June 3rd, 2021 and remained available through July 7th. A total of 59 responses were collected. Participants were asked 12 questions to understand their connection to Cramerton, what they wanted to preserve, what they wanted more of, and what were the most important things for the plan to address. The survey asked what constituted quality development, what type of mixed-use and housing development Cramerton needs, and which of the goals of the last planning effort were still relevant today. Respondents were also invited to provide open-ended comments about their favorite aspects of living in Cramerton, what they would change, and what big ideas they had for the town’s future. Responses showed a strong interest in attracting more restaurants and retail options while preserving the small town feel. Improving walkability and bikeability through trails and development was a high priority, as was preserving existing single-family homes and increasing single-family housing stock.

RESPONSES 102 C ra merton L and Use P l a n

54%

88%

own property

live here

3% 5%

own businesses

24%

37%

I H AV E L I V E D I N CRAMERTON FOR:

More than 10 years 3-10 years Less than 3 years Non Cramerton Residents

36%

R E S TA U R A N T S , SHOPPING, & E N T E R TA I N M E N T

LAND USE / GROWTH MANAGEMENT

APPEARANCE

W H AT D O E S C R A M E R T O N N E E D MORE OF?

1 2 3

R E S TA U R A N T S

TRAILS & S I D E WA L K S

MIXED-USE DEVELOPMENT

PA S T P L A N G O A L S T H AT A R E S T I L L R E L E V A N T T O D AY

1 2 3

P R E S E R VAT I O N OF OLDER NEIGHBORHOODS

QUALITY DOWNTOWN & MIXED-USE

COST EFFICIENT GROWTH

COMMUNITY STRENGTHS:

“Keeping the river nice as a focal spot of our community” “I love the small town feel of Cramerton, it was a huge reason we chose to buy a home here” “The independently owned small companies downtown” “I do love the area by the park and coffee shop. I think it would be great if we could add to that area with additional restaurants, shopping, and activities all within walkable distances” “The small town feel and great use of natural, green spaces”

Cra merton L a nd Use Pla n 103

IDEAL FUTURE HOUSING FOR CRAMERTON

1 2 3

SURVEY PREFERENCES FOR USE TYPOLOGIES

SURVEY PREFERENCES FOR HOUSING TYPOLOGIES

SMALL SINGLE FA M I LY H O M E S

LARGE SINGLE FA M I LY H O M E S

“We need affordable housing”

PAT I O H O M E S

“Living this close to a school, kids should be able to walk to it, on a sidewalk, safely”

COMMUNITY OPPORTUNITIES:

QUALITY DEVELOPMENT MEANS

1 2 3

MIXED-

GOOD ARCHITECTURAL DESIGN

WA L K A B L E DEVELOPMENT

LANDSCAPING

39%

neighborhood retail

23%

live-work units

67%

main street mixed-use

“Pedestrian only streets” “Thriving downtown with nice restaurants and a great trail system for mountain biking and walking” “Make it completely walkable & bike friendly”

33%

small format vertical mixed-use 104 C ra merton L and Use P l a n

68%

single-family homes

35%

cottage court housing

“Market the riverfront to bring in businesses and consumers” Cra merton L a nd Use Pla n 105

Community Meeting #1 A community meeting was held in Cramerton on June 3, 2021 to give residents the opportunity to weigh in on the planning process, help shape the goals, and ask questions. After an introductory video presentation, attendees were invited to explore the space, go through the exercises, and converse with staff and consultants. Using dot voting, various exercises asked participants to show where they live, work, shop, and play in the region, what land uses they most want to see, what housing types Cramerton needs, and what mixed-use typologies would be most appropriate in town. Boards were set up around the space to identify Cramerton’s existing resources, land uses, transportation networks, and infrastructure. Participants could leave written comments, questions, or ideas on any of the boards.

106 C ra merton L and Use P l a n

ATTENDEES

CONTEXT

LAND USE PREFERENCES

Participants were asked to place color-coded dots on the regional map pictured below to identify where they live, shop, work, and play. The pattern of dots depicts that, for many, employment and shopping destinations take them out of Cramerton, but the natural resources serve as popular recreation spots in town.

Participants were asked to place color-coded dots on a map of Cramerton to show where they wanted to see more housing, retail, employment, or recreation uses. Retail and employment dots clustered along Wilkinson Boulevard, near New Hope Road, and near the proposed Catawba Crossing connection. More housing and recreation was proposed south along the greenway in the Sphere of Influence. Some housing was also proposed along Wilkinson Boulevard. Recreation dots were dispersed throughout the study area.

Goals of the 2011 Land Use Plan that still seem relevant today predominately reflected thoughtful incorporation of a multi-modal transit network that could promote walking and biking, as well as new mixed-use centers.

Cra merton L a nd Use Pla n 107

PA S T P L A N G O A L S T H AT A R E S T I L L R E L E V A N T T O D AY

1 2 3

WELL PLANNED ROAD NETWORK

M U LT I - M O D A L T R A N S P O R TAT I O N

MORE MIXED-USE NEIGHBORHOOD CENTERS

Participants noted a desire to see more trees, art, and walkable infrastructure throughout Cramerton. Several attendees commented that the mill homes, though not designated, add significantly to the historical texture.

PREFERRED HOUSING TYPOLOGIES FOR M E E T I N G AT T E N D E E S

22%

live-work units

PREFERRED MIXED-USE TYPOLOGIES FOR MEETING AT T E N D E E S

18% ADUs

25%

cottage court housing

21%

neighborhood retail

18%

main street mixed-use 108 C ra merton L and Use P l a n

large format vertical mixed-use

Most people voted for cottage court style homes in the housing exercise, which is a model where modest single-family homes are organized around a shared green space. Live-work units and homes with Additional Dwelling Units (ADU) following closely behind in the votes. These are all examples of small density increases that could create more housing capacity through infill opportunities while keeping neighborhood scale. Most people preferred a main street model for mixed-use development, favoring neighborhood retail and large format vertical mixed-use as well.

The survey was available at the meeting, with both online and print options to choose from.

Cra merton L a nd Use Pla n 109

GOALS EXERCISE The goals listed here were developed during the last land use planning study undertaken in 2011. The goals shown in BOLD are those voted most relevant to today’s effort during the first community meeting in September and by survey respondents.

A variety of design options to integrate Cramerton’s mix of land uses Grow with the spirit of intergovernmental cooperation

A well-planned road network that supports multi-modal transportation A multi-modal transportation system (bicycles, pedestrians, public transportation) Better connectivity through transportation planning

Orderly and cost-efficient growth Varied residential development patterns in new residential developments

The Catawba Crossing interchange is well-integrated with Cramerton’s desired development pattern

Integrated multi-family development and housing for all age groups throughout the town

A thriving economy

Older neighborhoods that offer a variety of quality housing for Cramerton residents of all ages and income levels

Use of riverfront property that increases residential, recreation, and economic development opportunities

Neighborhoods that are more than just housing units

A quality downtown and additional mixed-use neighborhood centers that contain a variety of commercial and residential uses

Commercial uses that serve neighborhoods and business and light-industrial parks

110 C ra merton L and Use P l a n

Neighborhood centers on a pedestrian scale rather than auto-oriented development patterns

Cra merton L a nd Use Pla n 111

Community Meeting #2 The second community meeting was held on October 26th, 2021, at the Cramerton Community Center. Exhibits and maps illustrated future land use patterns and explained the development types recommended for each area designation. Draft policy recommendations to support healthy, strategic development across Cramerton were shared alongside the land use maps. The three focus area sketches (described in Section 4 of this document) were displayed to provide greater depth to planning focus areas, which include Downtown, South New Hope Road near the proposed Catawba Crossing roadway, and the Eastwood Drive site adjacent to the Two Rivers Utility treatment plant.

112 C ra merton L and Use P l a n

ATTENDEES

PLACE TYPES

FOCUS AREAS

Participants were asked to review and comment on the proposed place types to understand the type of development, open space, and street patterns each one described. Draft policy proposals for each place type category were also presented for comment. A large map indicating where place types were being recommended throughout Cramerton was displayed with room for comments or questions to be placed directly on the map.

The three focus area sketches developed during this planning exercise were displayed, depicting how key areas of Cramerton could be reimagined to become vibrant destinations. Throughout the planning processes, community members expressed a desire for walkable neighborhoods and the experience of downtown to be expanded throughout the Town. The focus area concepts emphasize adding mixed-use destinations with abundant open space opportunities. Meeting participants had the opportunity to converse with staff and the consulting team about the concepts and add their questions and comments.

Cra merton L a nd Use Pla n 113

Combined Engagement Results PA S T P L A N G O A L S T H AT A R E S T I L L R E L E V A N T T O D AY

1 2 3

MORE MIXED-USE NEIGHBORHOOD CENTERS

P R E S E R VAT I O N OF OLDER NEIGHBORHOODS

M U LT I - M O D A L T R A N S P O R TAT I O N

TOTAL PARTICIPANTS

PREFERRED HOUSING TYPOLOGIES FOR A L L PA R T I C I PA N T S

28%

live-work units

PREFERRED MIXED-USE TYPOLOGIES FOR ALL PA R T I C I PA N T S

62%

single-family homes

40%

cottage court housing

37%

neighborhood retail 114 C ra merton L and Use P l a n

62%

main street mixed-use

28%

Most people voted for cottage court style homes in the housing exercise,

small format vertical mixed-use Cra merton L a nd Use Pla n 115

Introduction CRAMERTON’S MARKET OVERVIEW

APPENDIX B

Market Guidance

116 C ra merton L and Use P l a n

Noell Consulting Group conducted research and analysis to create the Supporting Market Guidance for Cramerton report in April of 2021. The document addresses the growth the region is experiencing and the demographic trends present throughout the Charlotte-metro area to better understand the influences on the Town and its future development. The report considers current residents and existing conditions while framing recommendations in future growth predictions. Given the scale, location, and existing built area, the analysis provides guidance on what kind of retail, office supply, and housing stock the Town could sustain. Appropriate levels of density and resident needs based on demographic trends of the region were considered.

Cra merton L a nd Use Pla n 117

CITY OF CRAMERTON SUPPORTING MARKET GUIDANCE CITY OF CRAMERTON APRIL 2021 www.NoellConsulting.com

CONTACT | 404.681.0006

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 0 Population Trends The subject site is located in the Charlotte-Concord-Gastonia, NC Metropolitan Statistical Area. The MSA consists of eleven counties (8 in NC, 3 in SC) that are home to over 2.6 million people in 2019. Between 2010 and 2019, the Metro area added nearly 400,000 residents, an annual growth rate of 1.8%. Gaston County, which Cramerton resides in, saw about half of that growth rate, growing 1% annually and adding about 19,000 residents over the decade. Given the Metro's strong job growth and macro trends favoring Sunbelt cities, it is likely that this population growth will remain solid for decades to come. Cramerton is miniscule in size and population compared with many nearby cities, with its 2019 population making up just 0.2% of the entire MSA. Cramerton saw rapid growth from 2000-2010, outpacing all other comparables and growing more than 4x as fast as Gaston County. However, since 2010 Cramerton has only added about 300 people. Its growth rate has dropped to the slower end, just under that of Gaston County. A similar story has played out in adjacent Lowell, most similar to Cramerton in terms of size and population, while neighboring Belmont has seen its growth nearly double from its 2000-2010 trend. These trends are potentially suggestive of a few things. It is likely that Lowell and Cramerton, as largely single-family neighborhood towns, got a significant boost from the housing boom of the late 2000's, but were subsequently hurt by the crash and have yet to fully recover. It could also suggest, given the cities' small sizes and predominately neighborhood development, that Lowell and Cramerton were largely built-out in the previous decade, while Belmont still had plenty of developable land. For Cramerton, these weaker population trends can likely be mitigated through a strengthening macro environment and greater focus on higher-density residential, but it will likely be tough to reach the 3.4% annualized growth figure seen in the 2000's.

LAND AREA COUNTY/PLACE

SQ MILES % MSA

POPULATION 2019

ANNUAL GROWTH

% MSA Pop./Sq Mi

ANNUAL % GROWTH

CAPTURE OF MSA GROWTH

2000-10

2010-19

2000-10

2010-19

2000-10

2010-19

825

50,105

43,658

2.6%

1.8%

100.0%

3,198

100%

2,636,883 100.0%

Mecklenburg County

546

17%

1,110,356

42.1%

2,034

22,428

21,192

2.8%

2.1%

44.8%

48.5%

Gaston County

364

11%

224,529

8.5%

617

1,564

2,049

0.8%

1.0%

3.1%

4.7%

2000-10

2010-19

2000-10

2010-19

2000-10

2010-19

Charlotte-Concord-Gastonia MSA

CITY COMPARISON

SQ MILES % MSA

2019

% MSA Pop./Sq Mi

City of Charlotte

297.7

9.3%

885,708

33.6%

2,975

15,727

17,143

2.5%

2.1%

31.4%

39.3%

City of Gastonia

51.9

1.6%

77,273

2.9%

1,489

445

615

0.6%

0.8%

0.9%

1.4%

City of Belmont

12.1

0.4%

12,558

0.5%

1,034

119

276

1.3%

2.5%

0.2%

0.6%

City of Lowell

2.7

0.1%

3,716

0.1%

1,361

2.8%

0.6%

0.2%

0.0%

City of Cramerton

4.1

0.1%

4,458

0.2%

1,077

118

3.4%

0.8%

0.2%

0.1%

SOURCE: Noell Consulting Group, U.S. Census Bureau Population Analysis 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 1 Median Household Income Median Household Income (2019 Inflation Adjusted Dollars )

$84,598

Median Household Income 2010 Median Income $85,000

2019 Median Income

$62,817

$70,000

Gastonia $65,000

Cramerton

$63,217

$75,000

$66,667

$71,650

$80,000

$40,000

Median Household Income (2019 Inflation Adjusted Dollars)

$53,618

$53,471

$52,446

$36,179

$40,745

$50,000

$43,253

$49,460

$55,000

$45,000

$52,835

$60,000

$53,810

Charlotte

$35,000

Gastonia

Gaston County

Lowell

Charlotte

Charlotte MSA

Belmont

Cramerton

Lowell Gastonia $63.3k

$68.1k Belmont

Cramerton $85.5k $98.1k

Currently, the City of Cramerton has a median household income of $84,598, an increase of 26.9% (3% on average annually) over 2010's median income of $66,667. This median income is significantly higher than Gaston County (in which Cramerton is located), the Charlotte MSA and four important nearby cities. The growth rate has been impressive, beating the county and MSA as well as nearby Gastonia and Charlotte, but has been outpaced by the adjacent cities of Lowell and Belmont, with 48.7% and 33.6% growth respectively. However, this can largely be attributed to the already sizable median income, indicating that Cramerton is an affluent city that has seen solid income growth over the past decade.

The maps to the left demonstrate that Cramerton is among the areas of the Metro with higher incomes, similar to parcels south of Cramerton and Charlotte as well as those north of Charlotte around Huntersville. The localized map demonstrates that the two southern census tracts (out of the four that contain the City of Cramerton) have significantly higher incomes than the two northern parcels. SOURCE: Noell Consulting Group, US Census Bureau, Social Explorer Household Income 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 2 Education Levels % of Residents w/ a Bachelor's Degree or Higher (2019)

% of Residents w/ a Bachelor's Degree or Higher

35%

18.1%

25%

36.0%

37.0%

11.9%

15%

10.8%

20%

22.7%

Charlotte

21.2%

30%

Cramerton

24.2%

Gastonia

32.8%

32.2%

40%

35.1%

45%

39.1%

43.4%

2019 % w/ Bachelor's Degree or Higher

44.3%

2010 % w/ Bachelor's Degree or Higher 50%

10% 5%

% of Residents w/ a Bachelor's Degree or Higher (2019)

Lowell

Gaston County

Gastonia

Charlotte MSA

Cramerton

Belmont

Charlotte

Lowell Gastonia 25.1%

32.8% Belmont

Cramerton 47.3% 37.1%

37% of adult residents in the City of Cramerton have a bachelor's degree or higher, an increase of 12.8% (1.4% on average annually) over 2010's education level of 32.8%. This education level is higher than all comparables besides Belmont and Charlotte, which are 6-7% higher. Cramerton's 12.8% education growth rate is faster than the MSA, Gastonia and Lowell, but slower than Gaston County (17.1%) and the cities of Belmont and Charlotte (20.6% and 13.3% respectively. The fact that the three most educated cities also have the fastest growth rates is indicative of a strong, educated job core that is continuing to attract highly educated workers for high-paying jobs.

Education levels and median income are closely correlated, a trend that is displayed throughout the Metro and Cramerton. The most educated parcels mimic those of the highest median incomes, largely around Huntersville and southern Charlotte/Cramerton. Within Cramerton, the most highly-educated residents live in the southern two tracts (also the two highest median income parcels), while the northwest census tract has the least-educated (and lowest earning) residents. SOURCE: Noell Consulting Group, US Census Bureau, Social Explorer Education 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 3 Family Households % of Residents w/ One or More Children Under 18 (2019)

% of Residents w/ One or More Children Under 18 2010 % of Households w/ One or More Children Under 18

Charlotte

24%

33.4%

23.5%

28% 26%

32.1%

36.1%

27.4%

30%

31.3%

30.7%

32%

Cramerton

31.2%

34%

Gastonia

30.0%

36%

31.5%

34.2%

35.4%

38%

36.3%

2019 % of Households w/ One or More Children Under 18

34.6%

40%

22%

% of Residents w/ One or More Children Under 18 (2019)

20%

Lowell

Charlotte

Gastonia

Gaston County

Cramerton

Belmont

Charlotte MSA

Lowell Gastonia 27.1%

23.0% Belmont

Cramerton 31.4% 26.8%

31.5% of households in the City of Cramerton have at least one child under the age of 18, a decline of 12.7% (-1.4% on average annually) since 2010's level of 36.1%. Most comparable areas also saw declines (with the exception of Lowell and Belmont at 16.6% and 7% growth respectively), however, Cramerton saw a larger percentage decline than any other comparable area. Given the high percentage in 2010 along with Cramerton being a strong single-family city with little multifamily development, it is reasonable to assume that a larger portion of this decline has occurred due to children aging out of the household, creating empty nesters, than young singles/couples without children moving in.

Households with children are generally more scattered throughout the region, with the only significant trend being a higher concentration of these households found outside of Charlotte's I-485 perimeter. Cramerton also sees a relative balance in these households, with all four parcels within about 8% of each other. SOURCE: Noell Consulting Group, US Census Bureau, Social Explorer Family Households 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 5 Summary of Key Tapestry Psychographic Segments in and Around Cramerton Cramerton Key Psychographics Traditional Living 68.60% We primarily live in low-density neighborhoods in the Midwest as married couple families and singles. We have multigenerational families that have lived and worked in the same community. We're younger and work in manufacturing, retail, and health care. We're trying to stay young while we grow up. Green Acres 20.20% We are county-living do-it-yourselfers who love maintaining and remodeling our homes. We enjoy gardening, growing vegetables, and spend money on equipment and tools to support our lifestyle. We're also big into hunting, fishing, motorcycling, hiking, camping, and even golf.

Middleburgs

Middleburgs Mid-Life Constants

Bright Young Professionals 9.90% We're active, young, educated, working professionals. We work in white-collar jobs or part-time employment. We use cell phones to redeem mobile coupons, listen to music, text, and check for news and financial information.

Up & Coming Families

Other Key Smalltown Suburban Segments Traditional Living

Middleburg We are conservative, family-oriented consumers that live in semirural subdivisions. We spend our money carefully and invest in the future. We rely on our mobile devices, prefer to buy American, and travel in the US.

Soccer Moms

Green Acres

We're affluent and family-oriented, with a country flavor. We live outside the city, but close enough for our professional jobs. Both parents work to support our growing children, and we love time-saving innovations like online banking and housekeeping services.

Professional Pride We're well-educated career professionals that have prospered through the Great Recession. We often commute and work long hours, but we still find time for our school-age children.

TOP THREE SEGMENTS BY SUBURBAN TOWN Belmont/Mt. Holly

Mooresville

Kannapolis

Green Acres

Middleburg

Hardscrabble Road

Rustbelt Traditions

Soccer Moms

Middleburg

Parks & Rec

Bright Young Professionals

Heartland Communities

Stallings

Indian Trail

Gastonia

Soccer Moms Set to Impress

Professional Pride

Boomburgs

Midlife Constants

Professional Pride

Middleburg

Soccer Moms

Hardscrabble Road

Harrisburg

Middleburg

Pineville

Old & Newcomers Middleburg

Up & Coming Soccer Moms Families

Middleburg

Hardscrabble Road We live in urban areas throughout the Midwest and the South. We're a mix of single and married families with or without children. We're young and highly diverse, but not welleducated or well-off. We work mainly in service, manufacturing, and retail industries. Unemployment is twice the US average.

Mid-Life Constants We're seniors that have already or will soon retire. We have high net worths, our lifestyle is more country than urban (even when we live in cities), and we're generous. We like SUVs & trucks and participate in social groups like churches, veterans groups, and fraternal orders.

Up & Coming Families

Source: Noell Consulting Group based on ESRI. Tapestry Segments 4/22/2021

Young, diverse, and mobile, we traded a longer commute time for an affordable new house in a new suburban development. We shop for the best deals. We spend our free time on movies at home, trips to theme parks and the zoo, and working out.

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 5 Proximity and Connection of the Subject Site to Jobs Total Jobs, Above $40k in Salary, By Distance Distance

Employment

20 Miles

423,182

10 Miles

75,510

5 Miles

12,395

2 Miles

1,630

Employees Earning More than $40,000 (2018)

Top 10 Industry Sectors Within 20 Miles, Above $40k Industry Sector Finance and Insurance

14.4%

Health Care and Social Assistance

10.9%

Professional, Scientific, and Technical Services

10.8%

Manufacturing

9.0%

Wholesale Trade

7.2%

Construction

5.8%

Management of Companies and Enterprises

5.8%

Transportation and Warehousing

5.5%

Administration & Support

5.3%

Educational Services

4.5%

High paying jobs (those with employees earning over $40,000) are largely concentrated in Charlotte (Uptown and within the I-485 perimeter) and along the I-85 corridor. Of the 423,182 high paying jobs within 20 miles of the subject site, only 3% are located within 5 miles of Cramerton, and only 18% are within 10 miles. This shows that Cramerton is largely a residential suburb, with vast swaths of residents needing to commute to high-paying jobs intown. The most common jobs are in the Finance and Insurance, Healthcare, and Professional Services industries, which make up a combined 36.2% of all high paying jobs within 20 miles. These industries are likely to gain market share given Charlotte's strong growth as a white-collar professional hub, while the aging US population will continue to boost the healthcare industry. Some of the largest employers in the area are highlighted to the right, with headquarters for three of the four located in Charlotte.

38.3k emp. 27.5k emp.

15k emp.

SOURCE: Noell Consulting Group, US Census, OntheMap Regional Job Share 4/22/2021

15k emp.

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 6 Work Destinations of Existing Local Residents Commuting Location of Local Residents within 2-miles of Cramerton Town Hall (2018)

Half of current local residents (defined by a two-mile radius centered around Cramerton Town Hall) work 10-24 miles away. The vast majority are commuting east into various parts of Charlotte (nearly 50% are within the I-485 perimeter), with Gastonia as the second most popular destination at about 16%. A little under 5% of residents are working locally in Cramerton

The site's ease of access to multiple transit arteries and central location between job cores appeals largely to an audience that wants a quiet, suburban setting without sacrificing too much distance from primary job cores along the east-west I-85 corridor.

Top Work Destinations Location

Gastonia

15.9%

Downtown Charlotte

11.3%

South Charlotte

11.0%

West Charlotte

4.8%

Belmont/Cramerton

4.4%

South End

3.7%

North Charlotte

3.1%

Commuting Distance

SOURCE: Noell Consulting Group, Google Maps, US Census Resident Commmuting Pattern 4/22/2021

< 10 Miles

34.6%

10-24 Miles

50.0%

25-50 Miles

5.9%

> 50 Miles

9.5%

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 8 Cramerton Overall Strengths, Challenges, & Opportunities Strengths - A high median income and a demographic that typically has long, strong community ties. - A plethora of greenspace, parks, and trails for outdoor activities, including access to the Catawba River and a premier private golf course, that provide a high quality of life for current residents and eco-tourism income for the town. - A quaint, small downtown space, which is desirable for local residents and can attract small, unique retailers in a town square arrangement. - Large parcels of land available along the highest-traffic corridor (Highway 74), which can be ideal for high-density residential (townhomes or multifamily rental) as well as retail centers and office space. Challenges - A winding river with a wide floodplain that runs through the center of town, making it difficult to develop contiguous swaths of land. - A location tucked away from more visible corridors in which traffic volumes and visible temper conventional retail and office demand. - A small city footprint with lots of low density residential, making it difficult to develop new land due to sprawl and large areas already being built-out. - A demographic with a significant portion that is likely to be highly resistant to change, making solid communication and shared vision imperative. - A small population with stagnant population growth, resulting in lower tax income than many nearby municipalities and thus a lower budget for city improvements.

Opportunities - Revitalize Downtown Cramerton by attracting small, boutique retailers that help create a town center feel and help promote and strengthen Cramerton's culture and uniqueness. Given retail opportunity, these should be overwhelmingly restaurants and clothing

Source: NCG Strengths, Challenges, Opps 4/22/2021

- Expand development into higher-density housing, both for-sale (via townhomes) and multifamily rental, to boost population growth and tax revenue for the city.

- Utilize the largest available land parcels (likely along the Highway 74 corridor) and/or re-purpose aging/vacant industrial centers/plants to expand large retail access in key opportunity areas (as highlighted in the retail exhibit) - Pike Nurseries comes to mind as an ideal anchor. Additionally, consider designating a mixed-use space for development, expanding both high-density housing and pursuing successful market trends, while also adding to key undersupplied retail like food and beverage.

- Promote Cramerton as an eco-tourism destination, with unbeatable river access and a wide network of parks and trails, which will add foot traffic and boost awareness of the town. This will help achieve higher population growth and help retail and mixed-use developments, while also increasing tax revenue for the city.

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 9 Estimated Retail Growth and Demand in Cramerton

Cramerton Population: Cramerton Median Household Income:

Store Type (Excl. Automotive & Gas)

2021 Demand Potential1

2021 Supply

Leakage (Inflow)

Furniture and Home Furnishings Furniture Stores Home Furnishing Stores Electronics & Appliance Stores Bldg Mats., Garden Equip & Supply Bldg Materials & Supply Stores Lawn & Garden Equipment Food & Beverage Stores Grocery Stores Specialty Food Stores Beer, Wine & Liquor Stores Health & Personal Care Clothing & Clothing Accessories Clothing Stores Shoe Stores Jewelry, Luggage & Leather Goods Sporting Gds, Hobby, Book & Music Sporting Goods, Hobby, Musical Inst Book & Music Stores General Merch. Stores Department Stores Warehouse Clubs and Superstores Miscellaneous Store Retailers Florists Office Supplies, Stationery & Gifts Used Merchandise Stores Other Miscellaneous Store Retailers Food Service & Drinking Places Full-Service Restaurants Limited-Service Eating Places Drinking Places (Alcoholic) Snack / Non-alcoholic drink places TOTAL

$1,604,906 $964,599 $640,307 $1,324,111 $6,641,475 $5,852,310 $789,165 $13,310,881 $12,038,915 $329,981 $941,985 $6,049,183 $3,333,266 $2,365,991 $513,121 $454,153 $1,108,513 $1,008,408 $100,105 $12,072,445 $858,704 $11,213,741 $1,902,868 $88,405 $404,556 $271,174 $1,138,733 $10,931,376 $5,182,127 $4,645,784 $392,732 $710,733 $58,279,024

$2,093,267 $86,075 $2,007,192 $667,614 $3,049,007 $2,992,569 $56,438 $11,554,512 $9,698,006 $0 $1,856,505 $5,459,673 $230,323 $80,488 $88,474 $61,361 $1,131,374 $1,131,374 $0 $14,518,433 $0 $14,518,433 $976,245 $0 $0 $0 $976,245 $6,862,815 $1,904,714 $4,958,101 $0 $0 $46,543,263

(488,361) 878,524 (1,366,885) 656,497 3,592,468 2,859,741 732,727 1,756,369 2,340,909 329,981 (914,520) 589,510 3,102,943 2,285,503 424,647 392,792 (22,861) (122,966) 100,105 (2,445,988) 858,704 (3,304,692) 926,623 88,405 404,556 271,174 162,488 4,068,561 3,277,413 (312,317) 392,732 710,733 11,735,761

2021 2021 Leakage Est. Demand per Capita Sales/SF per Capita $360 $216 $144 $297 $1,490 $1,313 $177 $2,986 $2,701 $74 $211 $1,357 $748 $531 $115 $102 $249 $226 $22 $2,708 $193 $2,515 $427 $20 $91 $61 $255 $2,452 $1,162 $1,042 $88 $159 $13,073

(110) 197 (307) 147 806 641 164 394 525 74 (205) 132 696 513 95 88 (5) (28) 22 (549) 193 (741) 208 20 91 61 36 913 735 (70) 88 159 2,633

156 234 370 324 156 234 455 193 396 458 287 205 451 195 200 195 200 226 202 202 150 308 199 200 400 261

Potential Lost SF (Leakage)

Demand Pot., Outflow Less Negative

5 Year Projected Growth

(210) 5,632 (5,841) 1,774 21,463 18,332 3,131 4,545 5,145 1,710 (2,309) 1,287 10,906 7,963 2,071 871 (130) (631) 501 (12,120) 4,404 (16,523) 4,820 391 2,003 1,342 1,083 12,812 10,641 (1,569) 1,964 1,777 45,147

5,632 5,632

$22,210 $44,988 $35,541 $249,624 $1,365,740 $1,200,031 $165,710 $1,483,269 $1,325,265 $26,489 $131,514 $1,429,535 $246,705 $150,495 $40,574 $55,636 $259,782 $251,090 $8,693 $1,743,916 $106,623 $1,637,294 $283,603 $17,715 $42,115 $34,675 $189,098 $2,537,338 $1,187,901 $1,109,697 $73,048 $166,692 $9,621,722

1,774 21,463 18,332 3,131 6,855 5,145 1,710 1,287 10,906 7,963 2,071 871 501 501 4,404 4,404 4,820 391 2,003 1,342 1,083 14,381 10,641 1,964 1,777 72,022

4,458 $84,598 2026 SF Supported

5,839 2,615 23,313 19,246 4,067 8,326 5,636 2,068 622 2,341 12,088 8,247 2,424 1,417 1,998 1,110 888 5,608 4,957 651 7,487 1,284 2,467 1,912 1,824 17,278 11,663 2,793 2,822 81,053

Cramerton has limited retail today and residents largely shop and dine outside of the city for the overwhelming majority of their needs. We estimate there is around 72,000 SF of retail leakage going to other areas today, a number that will grow to 81,000 SF of leakage by 2026. While some of this leakage can be captured in downtown, much of this is better captured around US 74, where visibility is greater and opportunities to capture demand from other areas (needed to support many store types) is stronger. Of note: in some cases stores not in the city but next to the city may be counted as captured demand, understandable given the smaller scale of the area (e.g. Dollar General showing up in the city while it is technically just outside). SOURCE: NCG, ICSC, U.S. Census Bureau, Spotlight by Environics Analytics / Claritas

Retail Leakage 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 10 Single-Family Detached Home Sales New Single-Family Detached Home Sales 60%

54%

50%

46%

44%

40%

33% 27%

30%

26% 22%

20% 10% 0%

0% 0%

11%

Under $150,000

$150,000 - $225,000

$225,000 - $300,000

$300,000 - $450,000

Cramerton

5% 0%

$450,000 - $600,000

Gaston County

4% 4%

$600,000 - $750,000

4% 0%

$750,000 - $1M

0% 1%

>$1M

Charlotte Metro

New vs. Resale SFD Sales by Price Point, Cramerton 60%

New single-family detached home sales in Cramerton are tightly clustered between $225,000 and $450,000, price points affordable to those making around $75,000 to $150,000 annually. These price points align with the most significant sales points in Gaston County and in the Charlotte Metro overall (both peaking between $300,000 and $450,000). Largely missing from new home sales are product below $225,000 and product above $450,000, the latter price points accounting for one in five home sales regionally and only 3% of Cramerton new single-family homes.

54% 50% 44% 38%

40%

More affordable detached product in Cramerton does exist, with around 27% or so of resales being found below $225,000 and a larger share being found between $450,000 and $600,000 (largely in the Cramer Mountain Country Club).

30% 20%

17%

10%

10% 0%

14%

0% Under $150,000

0% $150,000 $225,000

$225,000 $300,000

$300,000 $450,000 New

SOURCE: Noell Consulting Group, Redfin

SFD Sales 4/22/2021

$450,000 $600,000 Resales

$600,000 $750,000

$750,000 $1M

0% 0% >$1M

The presence of solid home sales above $300,000 suggests opportunities to attract more small office users--those that may be more entrepreneur-driven, to the area. Office development largely occurs in two areas: areas closer to executive housing (i.e. where the bosses live) and more lifestyle-driven, walkable areas such as South End (i.e. where the young brains want to live). The previous Tapestry summary identified younger affluents as being a solid demographic in Cramerton and, with these higher-priced home sales, Cramerton could be attractive for smaller office users appealing to either segment.

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 11 Summary of Attached Sales in Cramerton and in the Larger Market New Attached Home Sales by Area 100%

90%

90% 80%

69%

70% 60% 50%

39%

40% 26%

30% 20%

10%

25% 17%

13%

Under $150,000

$150,000 - $225,000

$225,000 - $300,000

$300,000 - $450,000

Cramerton

$450,000 - $600,000

Gaston County

$600,000 - $750,000

$750,000 - $1M

>$1M

Charlotte Metro

New Attached Home Sales as % of All New Home Sales 120%

Cramerton has seen some new attached home sales, almost entirely between $225,000 and $300,000. These are the attached ranches found south of Downtown which appeal to retirees and matures. Lacking in the local area are attached home sales above this $300,000 price point, something that may be an opportunity relatively to potential single-family move-downs from the country club.

100%

100% 80% 60% 40%

25% 20%

35% 24%26%

10% 0% 1%

Under $150,000

$150,000 $225,000

$225,000 $300,000 Cramerton

SOURCE: Noell Consulting Group, Redfin

Attached Sales 4/22/2021

Overall attached new home sales account for about 20% of all new home sales in Cramerton, slightly higher than that of the Charlotte metro overall. Given the lack of available land for detached product, pursuit of more attached home sales should be a goal of Cramerton.

23% 10% 0% 2%

0% 0%

$300,000 $450,000

$450,000 $600,000

Gaston County

11% 0% $600,000 $750,000

Charlotte Metro

14% 0% $750,000 - $1M

10% 0% >$1M

Overall audiences purchase attached product for two reasons: as a price alternative to area single-family homes and as a lifestyle product (e.g. condos at Lake Norman). Furthering the sense of lifestyle in Cramerton, through enhancing walkability and improved access to parks, could further attached home sales in the town.

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 12 Conventional Office Product Matrix for the Southeast US Description

Typical FAR

Typical Acreage

NNN Rent Needed

Average Value Per SF

Typical Dev. Cost Per SF

Typical Land Value Per Bldg. SF

Typical Land Value Per Acre

High-Rise Subterranean Parking

Type I construction above subterranean parking. Typically 300,000 SF+.

4.0-8.0

.25-3

$38.00

$700

$500-600

$30

$5M+

High-Rise Above Parking Podium

Type I construction above parking podium. Typically 200,000 SF+.

2.0-5.0

.25-3

$34.00

$625

$450-500

$28

$3M+

Mid-High Rise, Adjacent Deck

Type I construction, but with adjacent pre-cast deck. Typically 200,000 SF +/-.

0.5-3.0

1-6

$30.00

$575

$400-450

$25

$1M+

Low-Mid Rise (2-5 Stories), Surface Parked

Various construction types, but not concrete, with surface parking. Typically 100,000 SF +/-.

0.35-0.75

$25.00

$425

$300-350

$20

$300k+

Single Story, Warehouse Conversion

Costs vary considerably based on existing building condition, but typically acquiring warehouse buildings for conversion at $80-100/SF.

0.2-0.5

2-4

$22.50-27

$400

$250-350

Single Story, Surface Parked

Often steel frame for larger spans, but can be wood. Similar to conventional retail buildings but with more fenestration.

0.1-1.0

1-3

$24.00

$375

$275-300

$20

$150k+

Low-Rise (1-2 Stories) TiltUp, Surface Parked

New product type focused on more economical costs through tilt-up construction in suburban locations.

0.2-0.5

8-12

$20.00

$315

$230-250

$15

$150k+

1-3 Story, Wood Frame

Wood frame construction when targeting smaller tenants that don't need large spans.

Under 0.35

Under 1

$17-20

$290

$250

$15

$50k+

Product Type

Example

SOURCE: Noell Consulting Group Office Product Matrix 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 13 Conventional For-Sale Product Matrix for the Southeast US (Excludes Condominiums) Average PSF Value Minimum Household Needed Sales Price Income

Typical Dev. Typical Raw Cost Per Land Value Unit Per Unit

Typical Raw Land Value Per Acre

Description

Typical Units/Acre

Typical Acreage

Luxury Townhomes

3-4 Stories, typically 22'-32' widths, 2-car garage, rooftop or yard, typically alley loaded

8-14

3-15

$250/SF+

$700,000

$160k+

$455,000

$175,000

$1.4M

Urban/Micro Townhomes

3-4 Stories, typically 12'-18' widths, surface or tandem garage

12-28

0.5 to 15

$275/SF+

$300,000

$75k+

$210,000

$54,000

$800k-$1M

Detached Townhomes

2-3 Stories, typically 17'-24' widths, 2-car garage typically front loaded, sometimes w/yard

10-12

3-15

$200/SF+

$400,000

$100k+

$280,000

$72,000

$700-800k

Conventional Townhomes

3-4 Stories, typically 18'-28' widths, 2-car garage typically front loaded, sometimes w/yard

8-12

10+

$195/SF+

$360,000

$90k+

$252,000

$64,800

$650k

Attached Patio Homes

1-2 Stories, typically 32'-42' or 46', often duplexes or quads, master on main, w/2-car garage

4-8

10 to 20

$175/SF+

$400,000

$100k+

$280,000

$60,000

$360k

Entry-Level Townhomes

2 Stories, typically 12'-20' widths, surface parking, some with 1-car garage

8-12

10 to 20

$120/SF+

$170,000

$35-45k

$127,500

$17,000

$170k

Small Lot SFD

1-2 Stories, lot widths of 40' to 50', garage sometimes detached w/yard

4-6

10+

$180/SF+

$432,000

$100k+

$345,600

$64,800

$320k

Conventional SFD

2-3 Stories, lot widths of 60' to 80', attached garage typically front loaded

2-5

15+

$135/SF+

$297,000

$70k+

$237,600

$53,460

$215k

Product Type

Example

SOURCE: Noell Consulting Group

For-Sale Product Matrix 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 14 Conventional Multifamily Product Matrix for the Southeast US Description

Typical Units/Acre

Typical Acreage

PSF Rent Needed

Typical Unit Rent

Average Household Income

Average Value Per Unit

High Rise

>12 Stories, but realistically any Type I (Concrete or Steel Structure)

>150

1.5 to 3

$2.95+

$2,360

$100k+

$525,000

$350,000

$50,000

$7M+

Podium

6-12 Stories, but most are 6-7 to remain wood frame above 1-2 floors of parking podium

100-150

3 to 4

$2.40+

$1,920

$85k+

$375,000

$250,000

$30,000

$3.5M

Wrap

4-5 Stories, around or adjacent to structured parking

60-100

4 to 7

$2.20+

$1,760

$75k+

$330,000

$225,000

$28,000

$2-3M

Garden-Urban

3-4 Stories, surface parked, typically with elevators

40-60

4 to 13

$1.75+

$1,400

$50k+

$235,000

$185,000

$23,500

$1M

Garden With Elevators

3-4 Stories, surface parked

30-40

7 to 15

$1.55+

$1,240

$40k+

$210,000

$170,000

$21,000

$735k

Garden Without Elevators

2-3 Stories, surface parked

10-30

10 to 30

$1.45+

$1,160

$35k+

$195,000

$150,000

$19,500

$390k

Big House Concept

2 Stories, private garage and surface parked

10-15

10 to 30

$1.45+

$1,450

$55k+

$220,000

$180,000

$22,000

$275k

Product Type

Example

SOURCE: Noell Consulting Group MF Product Matrix 4/22/2021

Typical Dev. Typical Land Typical Land Cost Per Value Per Value Per Acre Unit Unit

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 15 Cramerton For-Sale Target Audience & Market Trends Target Market Audience - Consists of three primary groups (according to Tapestry) that are Traditional Living (68.6%), Green Acres (20.2%), and Bright Young Professionals (9.9%). - Traditional Living indicates that the majority of Cramerton is married-couple families and singles living in low-density neighborhoods, mostly single-family detached given the product mix, that have family roots in the neighborhood and are usually 2nd Generation or longer. - Traditional Living is mostly a younger market (average around 35 years old), including first-time homeowners and younger families, that are gaining more responsibility while also keeping youthful interests in things like restaurants, entertainment, outdoor activity, etc. - Green Acres includes a more country, rural lifestyle, with strong self-reliance and a passion for activities like home remodeling, gardening, hiking/camping, hunting/fishing, and golf. - Green Acres residents are overwhelmingly likely to own homes and/or large properties and to keep them within the family. They are also likely to be the most resistant to near-term change. - Bright Young Professionals indicate a small but growing portion of Cramerton that is young and educated, likely new to the area, that is commuting into town to mostly white collar jobs (likely Charlotte, some Gastonia). - The majority of Bright Young Professionals will be renters, and about 40% will be in single family homes. They are also likely to be physically active and have average income levels and home values. - Median income, education levels, and percent of households with 1+ children (via Census data) indicate that the southernmost half of Cramerton is generally more well-off than the northernmost portion, with higher median incomes and education levels and likely due to a smattering of nicer SFD neighborhoods and country clubs. It also shows that Cramerton is largely aging in place, with a reduction in family households mostly due to family structures changing to empty nester status . Market Trends - The Charlotte market is becoming increasingly expensive , with year-over-year appreciation of between 11.3% and 18.3% (depending on the geographies examined) occurring since last spring. The market is also considered one of five to lead the nation in appreciation in 2021. - New single-family detached residential is largely occurring north of $225,000 (min. $75,000 income) and two-thirds of the metros new detached housing is north of $300,000--affordability becoming a greater issue. - As noted earlier, attached product both functions as a price alternative to single -family residential and as a lifestyle product for those either seeking a low-maintenance lifestyle or an amenitized location. - Identify targeted locations for new attached product and/or higher-density detached product-locations that are amenitized either through walkability to retail/downtown, along water, and/or along regional park/trail systems. - Create locations for a growing family market in eastern Gaston County which provide for smaller parks and more walkable environments.

Source: Noell Consulting Group Audience & Trends 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 16 For-Sale Residential Development Opportunities Area Strengths - A high median income and a demographic that typically has long, strong community ties. - A plethora of greenspace, parks, and trails for outdoor activities, including access to the Catawba River and a premier private golf course, that provide a high quality of life for current residents and eco -tourism income for the town. - A quaint, small downtown space, which is desirable for local residents and can attract small, unique retailers in a town square arrangement. - Good elementary and middle schools and average high schools

Challenges - Limited land in which to develop new residential product. - Lack of market perception beyond eastern Gaston--more of an unknown relative to Belmont, Mt. Holly, etc.

Target Market Audiences - Mix of maturing singles and couples seeking convenience to westside employment cores, in an amenitized location; - Families with younger children attracted to good schools and small town charm; - Additional audiences could include matures seeking walkable/amenitized rental and/or for-sale residential product.

Opportunities - Pursue infill development opportunities for higher-density detached and attached residential product, preferably in amenitized locations (parks, river, walkable, etc.); - Seek to create further opportunities through more parks and trail systems, including furthering connections toward US 74 and eastward toward Belmont's Downtown.

Products - Detached higher-density single-family homes (6 - 8/acre) - Attached townhouses, skewing more toward entry level, but some more lifestyle-driven (8-12/acre) - Patio homes targeting single-floor living for matures moving down in the area and/or relocating to be closer to grandkids (4-8/acre)

Source: Noell Consulting Group For-Sale Opps 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 17 Rental Residential Development Opportunities Area Strengths - Strong greenspace, water orientations and access to downtown and trial systems - Potential walkability to restaurants and other cultural amenities -Convenient access to the airport area and I-85 employment cores - Good elementary and middle schools

Challenges - Limited historic demand in Gaston County for new rental apartment product; - Moderate rents in the county and area don't support higher-density product types

Target Market Audiences - Younger singles and couples working in eastern Gaston County and the I-85 corridor seeking small town charm yet with solid convenience - Some young families relocating to the area and attracted to solid schools--many saving or building new home in the area. - Mature market exists, but likely to be much smaller than younger renter audiences.

Opportunities - Pursue development of more urban-feeling rental product on park/trail areas and closer to US 74 to create stronger connections from Downtown to major thoroughfares. - Amenitize locations through greater design and walkability. Consider rental townhouses as well.

Products - Market won't support more urban product types (i.e. nothing that requires structured parking), but will support:

- Garden product with and without elevators at around 20 - 30 du/acre. - Rental townhouses and or cottages at 8 - 15 du/acre.

Source: NCG Rental Opps 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 18 Cramerton Office Development Opportunities Area Strengths - While small, there is a solid base of executive housing in Cramerton and eastern Gaston County, creating potential for some office that "follows the bosses". - Cramerton's good schools and walkable feel have attracted some younger "Bright Young Professionals" who may be entrepreneurial and seek opportunities for office closer to home. -Presence of a somewhat walkable downtown and area parks create sense of lifestyle more office tenants are seeking today.

Challenges - Cramerton and Gaston County are very small traditional office markets and lack the larger mass of executive housing and/or young brains to attract significant shares of office development; - Most of Cramerton is somewhat removed from broader visibility, limiting potential to larger office tenants.

Target Market Audiences - Smaller, local-serving office users, such as Realtors, accountants, lawyers, etc.--tenants that serve local, not regional needs; - This could include some medical offices as well.

Opportunities - Create opportunities for small office development and tenants through smaller, horizontally-integrated mixed-use. - Identify and create opportunities to create a modified coworking environment whereby single and/or twodesk offices can be created. This office can be on the second floor of a retail building and can appeal to those opting an office closer to home and/or starting a smaller or remote business. - Charging by the desk/small office broadens market depth beyond the conventional offices many can or will afford.

Products - Pursue the development of one- or two-story offices with an eye toward attracting smaller companies and/or entrepreneurial or remote-working individuals. - Surface-parked office or office over retail buildings, preferably in amenitized locations. Source: Noell Consulting Group Office Opps 4/22/2021

TOWN OF CRAMERTON SUPPORTING MARKET GUIDANCE FOR LAND PLANNING EFFORTS Exhibit 19 Cramerton Retail Development Opportunities Area Strengths - Cramerton has, while small, a walkable downtown area, one which is amenitized by parks and water, both of which can be attractive for retail. - The city also has frontage on US 74 which represents potential to capture further retail demand given its more significant traffic volumes. - As previously noted, household incomes in Cramerton, and indeed those of southeastern Gaston County, are solid to strong and should be attractive to retailers considering the area.

Challenges - Cramerton's downtown is not very visible and suffers from limited connectivity to other areas nearby. - The area's network of rivers and water indeed carve up potential "catchment" areas from which retail can draw support. - Lakewood Road/Peach Orchard Road has lower traffic volumes and doesn't interchange with I -85, making it less likely to tap into larger retailers valuing higher visibility and stronger traffic volumes along US 74.

- Finally, Belmont's downtown is better connected and positioned to tap into more "Main Street" retail needs and is considered more established than Cramerton's downtown.

Opportunities - Establish a more significant mixed-use, residentially-focused project along US 74 and provide a more mixed-use destination at the intersection of Lakewood Road; one that can capture larger-scale, destination retailers that cannot or will not locate in Downtown. - Create more demand drivers in downtown Cramerton, including more office uses, residential (where possible), and local/regional events to bring people into downtown (area runs, concerts, etc.); - Consider some type of destination park concept that can attract families (major kid's fort), dog owners (dog park with beer or wine), or matures (pickleball courts) on a more consistent basis.

- Consider some type of revolving restaurant concept or local brewery that can function as a regular destination for residents of nearby areas and potentially support more retail in downtown Cramerton.

Source: Noell Consulting Group Retail Opps 4/22/2021

APPENDIX C

Downtown Stormwater/ Parking Project 138 C ra merton L and Use P l a n

Cra merton L a nd Use Pla n 139