Gastonia Reimagined : simplebooklet.com

MR. PATRICK MUMFORD, GASTON BUSINESS ASSOCIATION,GASTONIA CITY COUNCIL, GASTON COUNTY COMMISSION,STEERING COMMITTEE MEMBERS, AND COMMUNITY PARTICIPANTS -On behalf of Shook Kelley, I am pleased to submit thisGASTONIA REIMAGINED revitalization plan fordowntown Gastonia, culminating efforts shared with theleadership of the Gaston Business Association, the City ofGastonia, and Gaston County.I offer my perspectives as a native son and someone whohas practiced urban design and participated in numerousurban redevelopment undertakings around the U.S. andabroad for almost 50 years. In the following pages, I havedocumented a series of analyses, explorations, insights, andrecommendations all focused upon one central question:What is next for downtown Gastonia?There are three sections.The final one is simply labeled Strategy. Strategies areimportant for fulfillment of visions and master plans. The bestare often simple to promote understanding, but the effectiveones require commitment to process.The second one is the Vision. This section has been preparedas a public facing “roadmap” for a reimagined downtown Gastonia. It parallels the discussions, and the decisions madeby the Steering Committee during the year long process ofaddressing “What is next for downtown Gastonia?”The first one is Process. It was essential to understandcurrent downtown conditions, past planning efforts, andstakeholder perspectives during this initial phase of theplan development.This is an important time—Your Time—in setting the path for Gaston County and Gastonia within this growingregion. I hope that you agree.Charles Terry Shook FAIAS H O O K K E L L E Y A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA“While it will be complex in its creation, Iam confident it will be worth it for myhometown.”

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The GASTONIA REIMAGINED plan for the continued revitalization of downtown Gastonia is a public-private initiative guided by a Steering Committee composed of representatives of the Gaston Business Association (GBA), the City of Gastonia, Gaston County, and an Advisory Committee of real estate and development professionals. The GBA served as a catalyst for the project, managed its execution, and provided financial support. The dedication, expertise, and commitment of Committee members, and support from financial contributors and GBA staff, is greatly appreciated.PROJECT ACKNOWLEDGMENTSSTEERING COMMITTEE MEMBERS:Michael Peoples - City Manager, City of GastoniaKristy Crisp - Economic Development Director, City of Gastonia Jason Thompson - Planning Director, City of GastoniaKim Eagle/Matt Rhoten - County Manager, Gaston County Donny Hicks - Executive Director, Gaston County EDCRay Maxwell - Executive Director of Capital Projects, Gaston County Sean Murray - Project Administrator, Gaston County EDCJim Morasso - JAM Restaurant Groups & GBA Director Eric Clay - MECA Commercial & GBA DirectorADVISORY COMMITTEE MEMBERS:Compie Newman David Helfrich Tom ScottLat Purser David LarenLilly Fitch Preston Wilson David Furman Roy Goode Mike GreeneFirst Horizon Bank CLT Host Committee Alliance Bank & Trust MECA CommercialSuncrest Real Estate & Land JAM Restaurant Groups Standard DistributorsFINANCIAL CONTRIBUTORS:City of Gastonia Gaston County Gaston College Watson Insurance GSM Services Dominion Energy Dickson Auto PartsGBA PROJECT TEAM:Patrick Mumford - President & CEO Steve D’Avria - Senior Vice PresidentMadison Boles - Vice President, Marketing and CommunicationsSpecial thanks to Michael Smith of Charlotte Center City Partners for suggesting Patrick Mumford reconnect with Terry Shook to discuss the idea of a redevelopment strategy for downtown Gastonia, Terry’s hometown.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y

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Creating GASTONIA REIMAGINED has been a collaborative journey taken by local government representatives, real estate professionals, Shook Kelley, and the Gaston Business Association (GBA) to envision the next phase of downtown Gastonia’s transformation. Guided by a Steering Committee that included leaders from the GBA, the City of Gastonia, and Gaston County government, as well as an Advisory Committee of real estate and development professionals, this initiative reflects a significant public-private partnership dedicated to meaningful change.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y These committees assessed current downtown conditions, referring to multiple city-sponsored planning documents, and particularly Gastonia’s 1999 Downtown Masterplan, to evaluate past progress and chart the path forward. A SWOT analysis was undertaken through conversations with real estate developers, providing insights into the obstacles and prospects facing Gastonia.Following these initial evaluations, nine organizing principles were developed to guide the planning, ensuring future development aligns with Gastonia’s overarching goals for inclusivity, growth, and enhanced quality of life.PROCESSGASTONIA REIMAGINED: A R E V I T A L I Z A T I O N PLAN FOR DOWNTOWN

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© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCPrepared for:Mr. Patrick Mumford Gaston Business Association601 W Franklin Blvd, Gastonia, NC 28052Gastonia - Envision a New DowntownGastonia, NCIssue Date:20 May 2024Project: 23061Base MapMDP020 100 200 300 400GRAPHIC SCALE: FEETNORTHWW FFRRAANNKKLLIINN BBLLVVDDWW MMAAIINN AAVVEESS SSOOUUTTHH SSTTNN CCHHEESSTTEERR SSTTMain Street1/4 Mile or 5 minute walk1999 Downtown Gastonia Masterplan - Accomplishments12365123456Lawyers Building was redeveloped into The Esquire HotelMain and South has become the “center” of Downtown with the Rotary Pavilion and brick art park with business investmentsupport.Former Gaston County Courthouse was saved and redeveloped by the City of Gastonia into the Garland Business Center.Construction of a public parking deck.Martin Luther King bridge improvements completed St. Stephens Church building was saved.• Navigational signs and parking signs in Downtown were added.• Street trees have been installed• Facade grant program incentivizes nicer signage.• Cross street lighting was added to provide visual appealing night view.• Installed banners on poles in downtown• Center City Crossings adopted similar design style and brick color to honor existing buildings. It replaces demolished building void.• Enhanced light poles and signal poles were added along Franklin Blvd. • Zoning for the Central Business District and a Design Review Committee in place acting in the spirit of the recommended zoning districts.• Downtown has underground electric• Screening is in place for dumpsters.• Downtown is a registered Historic District.• City has work well with churches as they have grown.• Building reuse have been the norm and only one building has been demolished due to safety.Additional observations:• Franklin Blvd and ‘the ditch’ continue to remain as obstacles.• Focusing remains on building residential density in to attract retail.• Parking remains a constant conversation.4

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© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be usedPrepared for: Mr. Patrick MumfordGastonia - EnvisionProject: 23061 Scoping Plan0 100 200 300 400GRAPHIC SCALE: FEETNORTHWW FFRRAANNKKLLIINN BBLLVVDDWW MMAAIINN AAVVEEWWHHIITTEESSIIDDEESS SSTTSS SSOOUUTTHH SSTTNN CCHHEESSTTEERR SSTT1/4 Mile or 5 minute walk1/4 Mile or 5 minute walkGOV.BUILDINGGASTONIACONFERENCECENTERMUNICIPALBUSINESSCENTERGASTONCOUNTYADMINBUILDINGGASTONCOUNTYBUILDINGOLD TRAINSTATIONCity of Gastonia Property Gaston County Property NCDOT PropertyLegend5 Sites Selected for Development Planning StudyUndeveloped Properties Surface Parking LotsScoping Plan154238679101112Opportunity Project Sites183752649101112Franklin GatewayOpportunity for affordable housing on City- owned land. Potential to include Salvation Army parcel for a larger scale redevelopment.City Mixed-Use DevelopmentPotential for south of Main structured parking or possible City Hall expansion.Post Office SquareGreat site in downtown due to US 321 access. Logical site for a grocery store. Dependent upon a transfer of post office land to the City.City Hall CentralPotential location for a City-owned parking deck that would serve both city use and new development on site.Conference Center HotelExpand exiting parking deck for hotel use. Potential additional parking for First United Methodist Church.The Big CountyPotential future large-scale redevelopment of the County-owned land. Great location for activated green space for the city.321 Gateway & LinkPotential for market-rate apartments with shared structured parking. Sets up opportunity for future “wide bridges” over the railroad to connect Downtown and Highland neighborhood.The LinkPotential to use City-owned land to leverage adjacent property owners. Structured parking would be included. Opportunity for the County Administration building?St. Stephen AME Zion HousingOpportunity for mission-based affordable housing for seniors or special needs residents.FUSE Take 2Opportunity for the market to continue to infill the empty parcels with uses complimentary to FUSE district.First United Methodist Opportunity for mission-based affordable housing for seniors.Watson PropertyOpportunity for higher and better use of the property.a New DowntownGastonia, NCMDP07for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024Gaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052

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A FRAMEWORK PLANOrganizing PrinciplesFramework Plan Organizing PrinciplesMDP08Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024

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WW FFRRAANNKKLLIINN BBLLVVDDWW MMAAIINN AAVVEEWWHHIITTEESSIIDDEESS SSTTSS SSOOUUTTHH SSTTNN CCHHEESSTTEERR SSTT1/4 Mile or 5 minute walkkGOV.BUILDINGGASTONIACONFERENCECENTERMUNICIPALBUSINESSCENTERGASTONCOUNTYADMINBUILDINGGASTONCOUNTYBUILDINGOLD TRAINSTATIONLegendCity of Gastonia Property Gaston County Property NCDOT PropertyFinal 5 Sites Selected for Development Planning StudyDevelop key public-owned properties to energize downtown redevelopmentFramework Plan Organizing PrinciplesMDP09Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024We recommend prioritizing the development of City- and County-owned properties within the Gastonia downtown study area. They present unique opportunities to create vibrant infill mixed-use projects on sites that are more readily available for redevelopment.These sites can inspire development for other public and private properties within and outside the study area to create a thriving downtown that will serve the needs, wants, and aspirations of Gastonia residents and visitors.The five sites selected for the initial planning study, four of which are City- or County-owned, are of various scales and have different relationships to their immediate surroundings. They present an opportunity for context- sensitive planning, space programming, and design to meet the vision goals for downtown Gastonia initially outlined in the 1999 Downtown Gastonia Masterplan and further expanded by this effort.Organizing Principle 1

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Celebrate the past and look toward the futureFramework Plan Organizing PrinciplesMDP10Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Create a presence for new downtown Gastonia that celebrates the past and looks toward the future• Activate public spaces with permanent and temporary art• Engage local, regional and national artists• Create “Own the Night With Light” strategy that links to other light experiences in the region. Use light and sound to create art installations throughout the downtown; activating downtown from morning until night.• Think outside the box of ways to connect across “the ditch.” Consider the concept of a light show beaming across “the ditch” each time the train goes by as both an entertainment and a way to connect the Highland neighborhood to the downtown.• Use technology to tell stories of past and present through innovative and multi-sensory experiences. Record audio stories of long-time residents and descendant and geolocate them to places for both visitors and locals to enjoy.• Create a textile museum that celebrates rich history of the region and an artist-in-residency program to create new fiber arts and installations.• Downtown Streetscape & Public Realm Plan of 2010 recommended that Kress Building on Main Avenue be transformed into a “multi-use arts and culture facility to serve as a central location for historic and modern arts and culture”.•"Downtown should be the center for the arts. Consolidation of arts needs in the community - including indoor and outdoor performance spaces, art galleries, dance studios, and arts education facilities – should be a downtown priority." - from 1999 Downtown Gastonia MasterplanCraig Wash light and audio installation “Monuments” in Charlotte, NCTextile exhibit at Cooper Hewitt, New York CityExample of fiber and light art installation in New York CityExample of laser light installationOrganizing Principle 2

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Pursue uses and design standards that support a vibrant downtownFramework Plan Organizing PrinciplesMDP11Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Main Avenue as the focal point of the downtown• Develop in a Mixed-use manner: offer a variety of retail and commercial, residential, hospitality, entertainment, and cultural opportunities for residents and visitors to enjoy. Be multi-generational.• 1999 Downtown Gastonia Masterplan recommended that the ground level of buildings that front Main Avenue be retail and restaurants with upper floors dedicated to residential and office use. Focus should be given to restaurants that enhance the pedestrian experience.Birkdale Village, Huntersville, NCMain Street, Greenville, SCDowtown Street, Greenville, SCAvalon, Alpharetta, GAOrganizing Principle 3

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Complement and respect the historic character of the downtownFramework Plan Organizing PrinciplesMDP12Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024Former Webb Theatre, Gastonia, NCFormer Smith’s Drug, Gastonia, NCOrganizing Principle 4Main Street circa 1929, Gastonia Courtesy Millican Pictorial History Museum, Gastonia, NC• Encourage renovation of historic buildings and develop new infill projects in a manner that respects the historic character of the downtown.• In the historic district, utilize design standards for street furniture, signage, and lighting that create a cohesive look and respect the historic character of downtown.• 1999 Downtown Gastonia Masterplan recommended the creation of an incentive package to encourage historic preservation by the private sector.• 1999 Downtown Gastonia Masterplan recommendation to create a Facade Easement Program was followed “to preserve the building fronts that establish the architectural character of downtown Gastonia.”• Lean on Preservation Gaston for resources and guidance when redeveloping historic properties.

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Create pedestrian-oriented and enjoyable public realmFramework Plan Organizing PrinciplesMDP13Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Create a safe, enjoyable, and engaging public realm of streets, sidewalks, plazas, and parks with pedestrian-oriented uses on the ground floor, such as restaurants, breweries, retail, and galleries. Create an engaging threshold between the public and the private.• Create opportunities for outdoor dining and merchandising.• Create opportunities for activities at different scales to take place in the public realm, from small-scale street music performances to larger-scale cultural events that bring the community together.• Create opportunities for pop-up events and markets.•“The physical design of streets, beautification of the public spaces, tree-planting, and pedestrian amenities such as benches and fountains, encourage pedestrian activity, which encourages development, which brings life to downtown.” -from 1999 Downtown Gastonia Masterplan• 1999 Downtown Gastonia Masterplan calls for Franklin Blvd. to become a pedestrian-friendly street.• 1999 Downtown Gastonia Masterplan recommended creating a new street section between Chester and Broad to invite more pedestrian activity.• Downtown Streetscape & Public Realm Plan of 2010 recommended installation of decorative planters, tree grates, pedestrian scale lighting and planting of street trees. It also identified South Street Pedestrian Plaza as a strategic catalyst project.Downtown Asheville, NCDowntown Franklin, TNMain Street, Greenville, SCChurch Street, Montclair, NJMain Street, Saratoga Springs, NYSaratoga Springs, NYOrganizing Principle 5

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Implement design criteria for pedestrian-oriented storefrontsOrganizing Principle 6• Use scale, proportion and rhythm to create harmony in building facade. Elements of shop fronts should complement proportion of the building.• Use quality materials and details within the field of view. Everything above ground level may be simplified.• Provide three street scape zones: Amenity Zone, Pedestrian Zone, and Retail Zone• Provide awnings and canopies, typically contained within building piers.• Provide places for outdoor public seating.Marylebone High Street, LondonFramework Plan Organizing PrinciplesMDP14Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024Monocle Cafe, LondonEighteen Pies, Jakarta

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Provide market rate, work-force, and senior housing in downtownFramework Plan Organizing PrinciplesMDP15Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Provide housing options at a variety of price points. Encourage the development of market rate, workforce, and senior housing to meet the needs identified in the City of Gastonia Affordable Housing Plan of 2023.• Use City and County-owned properties to provide workforce and senior housing as part of mixed-use developments.• Frame public green spaces and plazas with mixed-use housing projects. Providing common outdoor space for enjoyment and for safety (“eyes on the street”).Organizing Principle 7Example of senior housing project by Shook Kelley, Charlotte, NC Example of mixed-use housing facing green spaceExample of mixed-use housing Example of workfoce housing project by Shook Kelley, Charlotte, NC

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Provide public green space of various sizes and scalesFramework Plan Organizing PrinciplesMDP16Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Provide green spaces at different scales, from pocket parks and plazas to larger green spaces with multiple activities and respite nodes. “Numerous people asked for more public spaces and pocket parks.” -from 1999 Downtown Gastonia Masterplan• Frame green space by buildings to create an outdoor “urban room.”• Incorporate family-friendly outdoor amenities such as playgrounds and splash pads in the downtown.•“Most people envisioned a public park with art, fountains, and benches as the terminus to South Street at its intersection with Main.” - from 1999 Downtown Gastonia Masterplan• 1999 Downtown Gastonia Masterplan proposed that “the ditch” have a multi-tied linear park built over it.• Downtown Streetscape & Public Realm Plan of 2010 recommended planting of urban street tree canopy and providing more functional open space to improve air quality, reduce heat-island effect, and meet recreational needs of the residents.Organizing Principle 8Birkdale Village, Huntersville, NC Boston, MAThe Green, Charlotte, NCPost Office Square Park, Boston, MA

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WW MMAAIINN AAVVEENN CCHHEESSTTEERR SSTT1/4 Mile or 5 minute walkGASTONCOUNTYADMINBUILDINGConnect to surrounding neighborhoods•“Clear connections need to be made to the Highland neighborhood, the greenway/bikeway system, the Firestone mill, and the York/Chester neighborhood. These connections will pull residents into downtown to utilize its services and encourage pedestrians.” - from 1999 Downtown Gastonia Masterplan• Consider the concept of wider pedestrian-friendly bridges connecting the Highland neighborhood to downtown at N Chester Street, N York Street, and Dr. Martin Luther King, Jr. Way. Build upon the progress of the completed pedestrian bridge along Dr Martin Luther King, Jr. Way identified in Downtown Streetscape & Public Realm Plan of 2010.• Make Franklin Blvd. pedstrian friendly - “A pedestrian friendly street is imperative to connect the York/Chester neighborhood with the downtown area and present a congenial “front door” to downtown.” - from 1999 Downtown Gastonia Masterplan.• Connect to surrounding neighborhoods by implementing pedestrian safety enhancements to encourage walking. Downtown Streetscape & Public Realm Plan of 2010 recommended realigning crosswalks, crosswalk paving and striping, pedestrian signal heads with extended walk times, and buffers between the pedestrian and the roadway, including planters and street trees.Concept diagram of pedestrian-friendly bridges across “the Ditch”, Gastonia, NCNeighborhoods around downtown Gastonia, NCS T U D Y A R E AYOR K -C H E S T E RNEIGHBORHOODH I G HL A N DNEIGHBORHOODOrganizing Principle 9Framework Plan Organizing PrinciplesMDP17Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024

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CONVERSATIONS WITH DEVELOPERSConversations with DevelopersSWOT ANALYSISMDP18Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024S W O TANALYSIS

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SConversations with DevelopersSWOT ANALYSISMDP19Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• The City has a proven track record of investing into catalytic projects. Most recent example is the FUSE district.• Gastonia has successfully recruited developers in the past.• The City Council and County Commission are supportive of developments that grow the downtown and increase residential density. The City is helpful in the permitting process.• The City is actively recruiting commercial tenants.• Outside developers have proven out the development potential.• Downtown Gastonia is an Opportunity Zone.• A walkable downtown core with a many historic buildingswith character and compelling downtown history.• Foreign companies, primarily Northern European, are looking for quality places for their leadership and employees to live.• Foreign investment in the county has increased wages.• Market-rate residential units are what is currently being developed.• Multi-family units are renting at competitive market-rate prices. Successful projects include Loray Mill, Trenton Mill, Center City Crossing, and others.• All-cash investors are exploring opportunities in Gastonia.• Ease of access via 321.• Proximity to Charlotte.• On-demand public point-to-point public transportationSystem through GoGastonia.• Quick access to Crowder’s mountain and other outdoor destinations - use this as marketing pitch to attract outdoor adventure seekers.

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WConversations with DevelopersSWOT ANALYSISMDP20Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Preconceived perceptions of long-time locals of what Gastonia is and what it can be.• Some of the downtown’s buildings sit empty.• Lack of “it” factor to bring more people to the downtown.• Currently, not many people live in the downtown core.• Lack of public green space.• Current market conditions are prohibitive for new condominium projects.

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OConversations with DevelopersSWOT ANALYSISMDP21Gastonia - Envision a New DowntownGastonia, NCPrepared for: Mr. Patrick MumfordGaston Business Association 601 W Franklin Blvd, Gastonia, NC 28052Project: 23061© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property of Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCIssue Date:20 May 2024• Development sites are available to increase residential density and bring retail to downtown Gastonia. Many of the larger parcels are owned by the City or County. Opportunity to make these properties income producing and generate tax revenue.• Attract next generation/young people to the downtown.• Capture people’s desire to have a downtown as a destination with places to walk, shop, eat, be entertained, socialize, and create memories. Envision Main Avenue as a promenade.• Companies are looking for quality places for their employees to live and work. Gastonia is well positioned to also attract hybrid workers.• “Outsiders” - people who often see potential in downtown Gastonia.• Opportunity to add an education component to the downtown.• Provide work-force housing for teachers, nurses, police, firemen, etc.• Interest in re-use of large County-owned parcel in downtown.• Seek real estate investors who bring quality retail experiences.• Articulate strategic advantage to developers.• Capital investments by the City will attract developers. Developers will follow a major investment from the City.• City’s vision for infrastructure of sidewalks and public spaces will persuade developers on quality of place• Parking-sharing opportunities between office and multi-family developers.• Activate buildings and storefronts in creative ways.• Build a fine-grained neighborhood with diverse project types.• Use “light” as a theme to create a story for the downtown• Bring the Carolina Thread Trail though downtown as a “loop” trail. • Consider locating a small grocery store in downtown core.• Cities and towns as inspirations: Florence, SC; Hickory, NC; Greenville, SC. Look at their public spaces and parking solutions.• Potential for a commuter rail line to Charlotte?

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© 2024 Shook Kelley, CLT PLLC. All rights reserved. This Document is the property ofPrepared for:Gastonia - EnvisionProject: 23061Framework PlanTOrganizing PrinciplesMDP22Shook Kelley, Inc. and is not to be reproduced in whole or in part. It is to be used for the project and site specifically identified herein and is not to be used on any other project. This Drawing is to be returned upon the written request of © 2024 Shook Kelley Charlotte PLLCMr. Patrick Mumford Gaston Business Association601 W Franklin Blvd, Gastonia, NC 28052a New DowntownGastonia, NCIssue Date:20 May 2024• Franklin Blvd divides walkable downtown from established York Chester Neighborhood to the south.• The “Ditch” is a barrier to the Highland Neighborhood to the north.• Some of the downtown core buildings are owned by individuals who buy and hold property, but they don’t improve them.• Structured parking is expensive to build.

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A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y If you are familiar with our city, you know that we— citizens, businesses, nonprofits, and city and county governments—are committed to transforming our 20th century downtown into a regional center of relaxation, living, and gathering. Our FUSE district, with its state-of- the-art baseball park and the redevelopments of the historic Trenton Mill and the Coca-Cola Bottling plant are pointing the way. With GASTONIA REIMAGINED, we consider the next logical step along this path to repositioning the traditional downtown to serve the expanding needs of a growing Gastonia, and of the region. The businesses of the worldare coming to the greater Charlotte region in increasing numbers. People follow, from the region and all over, for the jobs created. To quote the Charlotte Regional BusinessCONTINUEDAlliance, 117 people are moving to the region per day. And Gastonia, with both an enviable stock of early 20th century historic mercantile structures and significant unbuilt land in public ownership, is positioned as much as any regional municipality to capitalize upon this growth. Capitalize is a pivotal word, with multiple beneficiaries:- the existing citizens of Gastonia and Gaston County through an enhanced quality of civic life;- people moving into the region looking for a new urban community; - the future tax base of the City and the County; and- the private capital through the investments they will make within our city.G A S T O N I A R E I M A G I N E D V I S I O N VISIONGASTONIA REIMAGINED: AR E V I T A L I Z A T I O N PLAN FORDOWNTOWN

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A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y GASTONIA REIMAGINED is the latest in a series of thoughtful considerations that Gastonia has undertaken over the last several decades. It builds upon these planning efforts, taking the best from each—the proven and time-tested ideas—and brings them forward to our time. Unlikeany of the previous master plans, GASTONIA REIMAGINED is coupled to a bold and yet proven strategy for seeing the vision become a reality. At the core of the strategy is the call for the unlocking of public assets—underutilized land and buildings—to be redeveloped within public-private partnerships, or P3’s. In accordance with the goals of GASTONIA REIMAGINED, these P3 developments would focus notsimply on new real estate additions to the downtown, but also tangible benefits to citizens in the form of new parks, greens, and other public space—something planners call the “Public Realm”. This concept includes the rebirth of the adjacent neighborhoods and redevelopment of vacant parcels within them. Additionally, new housing in variousforms and in step with expanding employment within the county are part of the public bargain with private developers.Within the following pages we will introduce you to GASTONIA REIMAGINED. It represents careful thought and work by a dedicated committee formed by the Gaston Business Association. This is just the beginning. Making this a reality will take initiative, and the commitment of citizens and their representative governments alike. G A S T O N I A R E I M A G I N E D V I S I O N

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77887There are many opportunities to redevelop, to restore, to renew in downtown Gastonia. Most of these revitalization opportunities include buildings and land in private ownership. Some, like Jim Morasso, LMG, The Kuester Companies, and others have become pioneers successfully demonstrating the potential of downtown. In the rebirths of downtowns, the private sector should not be the only actor. The public sector is always an important player. The City of Gastonia and Gaston County have important underdeveloped property holdings whose value can be unlocked to both kickstart the next phase of revitalization and to deliver tangible quality of life benefits to its citizens. Key Development Opportunities Study the next image. Within it, opportunities for successful developments are shown along with the many benefits of what can become a highly valued future downtown over the course of several years. Bringing this vision into reality is in large measure dependent upon the subsequent five Organizing Principles.G A S T O N I A R E I M A G I N E D V I S I O N A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA

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G A S T O N I A R E I M A G I N E D V I S I O N A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y 78871.The City Park - On land owned by Gaston County, a variety of rental housing types at various price points along with retail bordering the new “gathering place” can catalyze the creation of a new City Park. The purple building is a new civic building.2.Post Office Square - Market rate rental housing incorporating a reuse of the historic post office. All land other than the post office currently in private ownership.3.Supermarket - Every downtown needs a food store. This location, at the corner of U.S. 321 and U.S.74 is ideal. Other retail would border the new Square, along with townhouses. This site could also be mixed-use, with housing above the store. All land is currently in private ownership.4.Center City Central - For sale, diverse price point condominium housing wrapped around a new municipal parking structure on City-owned land.5.Center City Annex - Stacked, for sale, market rate townhouses on City-owned land.6.Hotel - Leverages City investment in the Conference Center and associated parking deck. All land owned currently by the City.7.Gateway - These sites become viable as the adjacent blocks are developed.8.The Mid-Block Green Thread - This interconnecting urban trail will arise incrementally as each of the associated catalytic developments are built.Historic Commercial District - A sensitive reuse of the historic buildings along Main Avenue, South South Street, and Dr. Martin Luther King, Jr. Way are essential to downtown rebirth. Achieving the full economic potential of these historic properties is co-dependent upon the realization of development upon the catalytic sites. Once some or all the catalytic sites jump start downtown revitalization, the City-owned land along the rail corridor should be considered for more intensive development.York Chester Neighborhood Connector - The York Chester neighborhood is a treasure waiting to be unlocked by new people flooding into the region seeking single family living arrangements. The area between the neighborhood and downtown is positioned for development of for-sale and purpose-built rental townhouses.Highland Neighborhood Connector - Much residential development opportunities await this area, particularly if municipal government and the non-profit sector actively pursues strategies that seek to encourage the development of work force housing and elects to participate in its realization.

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What Are Organizing Principles?Special places require special attention in the planning process. Conventional yardsticks for measuring planned changes such as open space criteria, or traffic studies, do not fully address the responsibilities that must be part of any plan for development. They do not address the opportunities to leverage the inherent assets of a place to meet the emotional needs of the marketplace. In fact,merely focusing upon empirical needs may obfuscate the real issues involved in preserving the environment, and in the creation of new places of meaning that connect with the human spirit.New tools and perspectives are required to bring to life a vision of what downtown can be. These pathways, or Organizing Principles, can guide the preparation of a plan and the development process. To make our vision for downtown a reality, we must demonstrate commitment to the following five concepts and be proactive in their application.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA G A S T O N I A R E I M A G I N E D V I S I O N

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S H O O K K E L L E Y THE 5 ORGANIZING PRINCIPLES OF GASTONIA REIMAGINEDPast generations also paid for the underutilized and non-performing assets of government in the form of land and soon to be redundant buildings. It is on these sites that key “catalytic projects” have been identified as candidates for public-private development. These are not the only opportunities. Other sites, in private hands, can also be key contributors through public-private partnerships for development to a better downtown.1. Leverage the Pastfor a Better FutureThe historic Main Avenue buildings and other structures from the past prop up and reinforce memories, reminders to a younger generation of a time when society valued walkable and convivial “main streets” over the auto dominated strip mall shopping centers of our time. Younger generations are seeking modern forms that embody the life once nurtured on historic main streets and in the streetcar neighborhoods. Gastonia only must look over to Charlotte to see how this dynamic is playing out through the redevelopments of South End, Camp North End, and the adjacent neighborhoods, further out to Kannapolis, Concord, and—next door—Belmont, and other early 20th century downtowns that fell on hard times.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA G A S T O N I A R E I M A G I N E D V I S I O N

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THE 5 ORGANIZING PRINCIPLES OF GASTONIA REIMAGINED2. Create an Urban Parkand Mid-block PlacemakingAs great as Main Avenue was at one time, it lacked a place for people to gather. The obvious need is for a large park space, one that can function like the city’s “living room”.This park can be the place for large-planned community gatherings to smaller and even impromptu ones—in where a resident throws a frisbee to her dog, where group dog training might occur, a book club might meet, dads might meet up to toss footballs with their kids, musicians meet to jam, or where a couple might lay a blanket to enjoy the life of the park. Uptown Charlotte didn’t have an urban park space for gathering until 10 years ago. Now, these and many other things happen daily in the Romare Bearden Park. Charlotte changed, and so can Gastonia.A large park is not the only organizing element for this re- envisioned downtown. A series of “mid-block” walkways— the Green Thread—linking small greens and urban squares are planned to open more “edges” for development and to create complexity and variety of experience for those that will call downtown home.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D V I S I O N

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THE 5 ORGANIZING PRINCIPLES OF GASTONIA REIMAGINEDWalt Disney understood over 50 years ago that the traditional “Main Streets” that defined public life in small town America was dying even though overwhelming numbers of people then were nostalgic for them. So, he built a fake Main Street for those who visited his theme parks.In our time, many downtowns are coming back, and in new ways in keeping with the new expectations of younger residents. For them, it not only about shopping—they have Amazon for that. It is about food and beverage, entertainment, residential and the general attributes of a good, shared life as they see it. 3. Restore the Public RealmThe history, the texture, and the contrast with old and new fits right into their world view. (Camden Road, in Charlotte’s South End, was once a main street for the Atherton Mill area. Now look at it.) The public realm is not only about the publicly owned parts— the streets, sidewalks, streetlights, signage, seating, and, of course, the public spaces as greens. The building facades, and particularly the storefronts and tenant signage, and even the interiors are key components that drive public perception. Consequently, Gastonia should focus beyond mere design standards to create for Main Avenue and the surrounding connecting blocks a 21st century public realm that will become beloved by citizens and sought after by developers, property investors, and businesses to secure their investments.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D V I S I O N

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THE 5 ORGANIZING PRINCIPLES OF GASTONIA REIMAGINED4.Connect to theNeighborhoodsThe York Chester neighborhood is a 20th century traditional neighborhood equivalent to those highly valued ones in neighboring Charlotte—among them Dilworth, Elizabeth, Plaza-Midwood, and Wilmore. Those in the region who desire traditional inner-city neighborhoods are only starting to discover this truth, and the relative value of York Chester. This will increase, and sooner than the local community may expect. This also applies to vacant or otherwise underutilized parcels between the acknowledge residential “edge” of York Chester and Franklin Blvd.On the other side of downtown—on the other side of the rail line—lies the neighborhoods of Highland. Those being priced out of the Charlotte market are discovering the value of Highland, putting economic pressure on existing, long-term residents relative to affordability.A valued and livable future for both York Chester and Highland is tied to a growing downtown, and the perceptual and walkable connections that can and should evolve overtime. These connections, specifically the quality of crossing US-74 and the Norfolk-Southern rail corridor are paramount. Also, the linkages back into the neighborhoods— the public realm components as well as the architecture of the buildings—will determine the level of value creation measured through the tax base and community pride.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D V I S I O N

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THE 5 ORGANIZING PRINCIPLES OF GASTONIA REIMAGINED5. Lead in the developmentof attainable housingIt is no secret that a gap exists for many people between their income and the ability to afford housing and the other things that define “quality of life.” Up until now when people considered affordability within a housing market discussion the talk usually turned to the idea of “public housing”, something for what people considered to bethe non-working poor. This is not this issue, even though housing for the least of us is and will always remain an issue. This issue, and challenge, is about our workforce.This is a national issue, certainly a regional one and one that will become acute for Gastonia in the ensuing years. It is a reality for schoolteachers, firemen, police officers, nurses, and machinists—you name it. The one earner/one job family is increasingly a thing of the past. In our time this fact is not only on the minds of workers, but also employers seeking locations for new industry and concerned governments.Gastonia can have an impact through adoption and implementation of Organizing Principle 1: Leverage the Past for a Better Future. Other than construction itself, the cost of land is a huge determinant of the cost of housing, and particularly for urban rental housing. Most young adults do rent. It is in the early years when the ability to save is difficult and yet the most important thing to do on a path to home ownership. Young urban renters, when they do buy a home, are committed to urban living. It is likely that many who would rent might be future homeowners in either York Chester or Highland. Economists call this the workings of a Vertical Housing Market. This dynamic is happening all over the U.S. And, in can happen with positive results for Gastonia too.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D V I S I O N

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Indeed, the businesses of the world are coming to this region in increasing numbers. People follow, from the region and all over for the jobs created. According to the latest research from the Charlotte Regional Business Alliance, 117 people are moving to the region per day. Whether this is a blessing, or a curse, may be debated.What is not up for debate are the realities of growth, and the impact of growth upon the various systems—utilities, transportation, schools, public safety, and the various social networks that support and sustain society. These and other realties are no doubt being considered in the halls of government and by the social service providers in the city and county.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y Growth also introduces new conversations about responsibilities to address the need for “soft infrastructures” that leverage growth for a better quality of life for old time residents and new ones alike. It was in this spirit that Gastonia undertook the FUSE district, to create a gathering place. The FUSE was a necessary and good start, but only a start.People are coming seeking places to call home and a lifestyle that resonates with their view of the “good life”. Many will slip into an existing pattern of suburban development prevalent within the county. (This will come with its own challenges, and addressing it isnot a component of this study.)STRATEGYGASTONIA REIMAGINED: A R E V I T A L I Z A T I O N PLAN FOR DOWNTOWNCONTINUED

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Others will be young, either single or if married may be childless at the time. Others, still, will be “empty nesters” and retirees. High percentages of these psychographic groups and others like them have an affinity for living and recreating within convivial, connected, and diverse urban environments. This was and still is the fuel behind Charlotte’s South End, and the old streetcar neighborhoods that have become so highly sought and valued. Charlotte prices for real estate are growing at an alarming rate. People, and therefore developers, are searching for more affordable options in those counties surrounding Mecklenburg.Counties other than Gaston, and the towns and cities within them, have experienced this growth over the past couple of decades. Much of this growth has been suburban, and along with it came suburban traffic patterns and sprawl development.Gaston is in an enviable position, to learn from and to avoid many of the past mistakes of other communities. Moreover, the desire by growing numbers of the Sunbelt population— both native born and transplants—is for a walkable urbanism punctuated by gathering places for residents and visitors alike. Many of the downtowns in the I-77 corridor—Huntersville, Cornelius, Davidson, Mooresville, and Rock Hill—and those in the I-85 corridor— Kannapolis, Concord and Gaston’s own Belmont—have and are advancing plans and initiatives to capitalize upon this growing dynamic.Some will say: This does not “fit” Gaston or Gastonia. “We are more traditional in our values and our lifestyle”or “our jobs and incomes do not support it.” The truth is that many of Gastonia’s residents—particularly the younger ones—now seek out this living situation and lifestyle.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y CONTINUED

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Many of these residents are compelled to move away for it, and with them they take their spending power and often their community capital. What is community capital? That’s the social connections they form, in churches, clubs, friendship groups, and in the form of community giving. With new industry and thecorresponding higher paying jobs coming into the area, both retaining local talent and attracting new will be essential to community well-being and stability.Downtowns are essential, and not just for the individuals who would choose to live or to socialize in an urban environment. They give a city, and for the county, an identity and an area that holds the promise of bringing citizens of diverse backgrounds, interests and values together, to build a place for the common good.There are pioneers operating in Gastonia that know this and have shown the path forward. These include Jim Morasso, with his trailblazing reimagining of the WebbTheatre, and revitalization of the former Citizens National Bank and the Rustin Furniture Store. Preston Wilson has transformed Smith’s Drug into Alchemy Co-Working. Kuester’s Center City Crossing and LMG’s Trenton Mill Lofts are additional examples of the positive trajectory in downtown Gastonia. Finally, it is important to recognize the many public sector individuals and initiatives whose nurturing and support make this transformative change possible.So yes, Gastonia and Gaston County, now is Your Time.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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How does Gastonia move forward in building this new, essential downtown? The City has undertaken numerous master planning efforts through the years—many of which are acknowledged in 3. Process. The project steering committee and my team studied and incorporated many elements within this study. At its core, the redevelopment strategy proposed is simple:Unlock the value of Gastonia’s and Gaston County’s substantial non-performing assets through public-private partnerships that leverage them to achieve intentional results for the common good.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y S H O O K K E L L E Y

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Unlock the value of Gastonia’s and Gaston County’s substantialnon-performing assets...The City and County own significant parking lots and vacant or soon-to-be vacant properties within the downtown. Some of these parcels are uniquely positioned to contribute substantially to downtown’s revitalization. As land, they have real value, paid for by previous generations. The typical process of “disposing” of vacant or underutilized land is through an outright sell of the property. This usually generates cash that flows directly into the general fund, which we all know feeds many needs. However, to do so absent requirements to develop in a fashion that benefits downtown, and according to a defined timeline, may prove to be short-sighted. Historically, this type of disposition process has been more common in places than not.Instead, what if the land—its value—was invested alongside equity and debt of the private sector to achieve a particular outcome that has both public purpose and creates private value?A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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...through public-private partnerships...Public Private Partnerships—or P3’s, as they are generally called, have been around for some time. In fact, the City of Gastonia has used forms of P3’s with several of the more recent additions to the downtown and within the FUSE district.Similar participation by municipalities has become an essential component of urban redevelopment. In fact, many developers will not consider undertaking their project outside of a P3 structure.The question that often is legitimately raised by citizens is: What does the public gain from the development?A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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...that leverage the public assets to achieve intentional results for the common good.Within the previous Vision section, you were introduced to a handful of conceptual projects that were purposefully crafted around key governmental land holdings to achieve intentional outcomes that benefit the public at large. What are these four key potential benefits?1. A high quality public realmWhen people talk lovingly about great towns and cities they have visited and perhaps even lived, their memories will invariably center upon three things:1) the squares, parks, and greens that bring nature into the built environment; 2) the human scale of the buildings, streets, sidewalks, seating, lighting, and signage, and the care lavished upon their design and upkeep; and 3) the conviviality of the life on the street and the interplay of the public space with the shops, stores, cafes, and well-designed residential along the edge. These things are universal, whether you travel to distant places to experience it or take short trips to Charleston, Savannah, or Asheville for it. The value of public space, for all to experience, is a building block for the creation of a civil society.CONTINUEDA REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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2. Housing in type and price to meet various lifestyles and incomesA high-quality public realm will attract and retain a segment of the housing market who prefers to live an urban lifestyle as opposed to a suburban one. Such decisions are not about one being more important than the other, but simply about the choices people make in their own lives. Other communities have demonstrated— and particularly your neighbor in Charlotte has—that people who can afford luxury through rent or purchase will make these choices. However, this is not why making housing in your downtown an important goal.Life is increasingly expensive. Gaps between what one can earn and what one needs to sustain a quality life vary between families. This is often referred to as “A Living Wage.”Gastonia had this type of experience and energy once, too. Growing up in the 1960’s, I was a frequentparticipant in the urban life of Main Avenue. I have vivid memories of a downtown that fulfilled this purpose in many ways. With particular attention, the life of Main Avenue and the other streets can come back, in harmony with 21st century lifestyles and enhanced expectations for an infusion of nature. All previous master planning efforts speak at some level to this universal truth.CONTINUEDA REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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As a result, cities are under increasing pressure to provide quality and affordable workforce housing for teachers, public safety employees, healthcare workers, and a host of others struggling to make ends meet. The two-income family, often working two or more jobs each, is not an anomaly. This reality is particularly true for Charlotte, and I suspect that Gastonia is not immune. However, Charlotte can respond in part to the more acute disparities through developer’s use of Low-Income Housing Tax Credits and its community willingness to regularly pass general obligation housing bonds to address the gap between the cost of housing and a theoretical living wage.Removing the cost of land from housing development projects can have a dramatic positive impact on the ultimate cost to the renter or home buyer. In general terms, I am recommending that the value of strategic public land parcels be incorporated into P3 developments at essentially no cost to the project. There are several pathways this can take, either through a long-term ground lease or through astructured sale. The key is tying the public’s investment to specific outcomes for the benefit of the community, and not just for the developer.3. An infrastructure for the futureA high-quality public realm and attainable workforce housing are examples of “soft” infrastructures that support and enhance a community’s overall quality of life. Undergirding both are the traditional, or ‘hard”,infrastructures of utilities, public transportation, streets, and public facilities. As populations grow, so do the responsibilities of municipalities. Time changes how to respond, of course, matching the evolution of society and technology. I applaud the foresight to abandon a marginal and costly 20th century bus system in favor of the GoGastonia on demand ride sharing program. It is this type of thinking, to try something new, that is behind our proposed strategy.CONTINUEDA REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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Planning for a future you want to see for your community is a core responsibility of government. As an example, this was both the magic and the hard work that Charleston has undertaken since the 1980’s. Joseph Riley, who served as mayor for four decades, knew what things were important to maintain Charleston’s unique character, and what new things had to be done to attract the type of growth desired. I had the pleasure of seeing the impact of this approach firsthand while playing a small part in Charleston’s metamorphosis. While clearly not every place is Charleston, other cities can have the same passion and apply the same energy and resources to influencing their future.Gastonia did just this in 2011 with the creation the Conference Center. I am suggesting Gastonia and Gaston County consider the next big civic investment. On the land now occupied by Gaston County Police and various other County agencies, I am suggesting a large park. Part of it, beside of it and over it, is a proposed civic building. What functions might it house? Should it be Gastonia’s new council chambers and city hall? Perhaps it has a more community gathering function, such as a community theatre or an experience museum? The park, in support of creating a community gathering place, should be a positive influence and prime driver for private development on surrounding parcels, enhancing the urban environment and increasing the tax base.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

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4. Beacons leading to better developmentUnlocking municipal land to achieve the above public facing goals is worthy in and of itself. To further leverage the investment of land, the property taxes assessed upon the new built assets could be incorporated into a Tax Increment Grant fund supporting public infrastructure, including curbs, sidewalks, landscaping, parking facilities, and other improvements to the public realm.This beacon, once achieved, establishes a higher bar for the private sector development on adjacent and surrounding properties, be it vacant land or historic renovations. It continues, and reinforces, many grandefforts such as the Morasso properties, Alchemy Co-Working, Trenton Mill Lofts, and Center City Crossing. P3 developments will define and require an elevatedlevel of attention to the public realm, including the architecture and the storefronts at the street level, providing built examples of required design guidelines. The P3 projects will serve as “beta tests,” where the most appropriate and impactful development strategies and design approaches can be considered before inclusion into policy or codification into ordinance.A REVITALIZATION PLAN FOR DOWNTOWN GASTONIA S H O O K K E L L E Y G A S T O N I A R E I M A G I N E D S T R A T E G Y

Gastonia Reimagined

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