Board of Commissioners Special Meeting

The following is a staff-prepared summary of key discussion points and decisions from this meeting. For the complete official record, please refer to the approved minutes above.

Public Comment – Property Taxes and Speed Bumps A resident addressed the Board with two concerns related to quality of life and the cost of living in Ranlo.

• The resident expressed concern that when Gaston County conducted its property revaluation, home values approximately tripled, but unlike Charlotte and Gastonia, Ranlo did not meaningfully lower its tax rate — resulting in significantly higher tax bills for residents. The Board acknowledged the concern and committed to researching the issue. Staff noted the town's rate was reduced from $0.50 to $0.45 per $100 of value prior to the current administration, but that the tax rate discussion is formally scheduled for budget workshops in February through May.
• The resident also asked the Board to consider removing speed bumps on Rainbow Low Avenue, arguing they punish all drivers for the actions of a few speeders, and suggested increased police enforcement as an alternative. A commissioner suggested the resident work through the neighborhood HOA to circulate a petition. Commissioner Chaveet Hill, who serves as head of the Spencer Mountain HOA, offered to speak with the resident offline.

Project Planning Board Introduction The Mayor introduced a new internal project tracking board designed to log resident concerns, assign follow-up actions, and hold staff and commissioners accountable for progress on town priorities.

• All commissioners will have access to the project board and are encouraged to submit ideas to Town Manager Charlie Henson for consideration.
• Items already on the board include increased police presence in the Mountain View area — Chief Long has begun logging patrol activity in that area — and improvements to the town's utility billing system.
• Staff reported that a previous resident complaint about difficulty managing autopay online was reviewed. While a workaround was identified in the current system, a broader fix is coming: the North Carolina League of Municipalities is funding a new cloud-based financial and billing software platform for the town for three years, covering both internal functions like payroll and external functions like online bill pay. Implementation is expected over the next one to two months.
• Longer-term items on the project board include attracting new businesses (grocery stores, coffee shops, recreation centers, and entertainment venues), paving and sidewalk improvements to invite economic development, and establishing a town municipal building and police station. The Mayor indicated outreach has already begun with state legislative offices including those of Representative Tim Moore, Senator Brad Overcash, and Representative John Torbett to help secure funding.

Funding Sources for Town Projects The Board discussed several potential funding strategies to support major upcoming projects, including a new municipal building and police station.

• The town is actively pursuing grant funding. Staff noted that having local money committed — potentially up to $1 million — typically strengthens grant applications. Town Manager Henson noted that any appropriation of that size would likely require approval from the NC Local Government Commission (LGC), given the town's current status on the unit assistance list. He noted the town's fund balance is approximately 150% — well above the typical 60% benchmark — reflecting strong financial management.
• A resident suggested the Board consider issuing municipal bonds as a financing tool for large projects, noting that many municipalities use bonds to fund capital improvements and repay them over time. The Board agreed to look into the option.
• The Board discussed the possible sale of approximately 20 acres of town-owned land that formerly housed the old water plant, located off Southpoint Road near the South Fork River. Staff noted the property is largely grown over and currently used for a police firing range, which could be relocated. A significant portion of the property lies within the flood plain, which may affect its sale value or buyer interest.
• Town Attorney explained that under North Carolina law, the town cannot conduct a private land sale. The three legal options for disposing of town-owned real property are: (1) upset bid process, (2) sealed bid process, or (3) public auction. An exception exists under economic development statutes if the sale is tied to attracting a business or development project.
• Discussion noted that the Catawba Lands Conservancy's Carolina Thread Trail — specifically the Matthews Belt corridor — is set to begin construction this month and will eventually run from Belmont to the pinnacle of Spencer Mountain, potentially passing through the town's 20-acre parcel. Staff indicated the trail has been designated as a state trail system by the NC General Assembly and could attract an estimated 500,000 to 800,000 visitors per year. Attendees suggested the town consider positioning the property for ecotourism development rather than selling immediately, to maximize long-term revenue potential once the trail is complete.

Spencer Mountain Road Repaving The Board discussed the status of repaving on Spencer Mountain Road, a state-maintained road under NC DOT jurisdiction.

• The town has received $722,690 in STIP grant funding designated for sidewalk improvements along Spencer Mountain Road. Staff clarified that local funds would not be used to fund the DOT repaving project unless voted on by the Board majority.
• DOT has the repaving project slated for calendar year 2026 or early 2027. Staff noted the road was previously identified as over capacity by a DOT traffic study conducted approximately three and a half years ago, but repaving has been delayed multiple times since 2000 due to state-level budget prioritization.
• A commissioner stressed the importance of coordinating with all utilities before any repaving takes place, to avoid the road being torn up again shortly after paving. The Public Works Director explained that the vibration from paving equipment can stress older underground infrastructure, which is a common cause of post-paving utility repairs.
• Staff reported that the town has begun running cameras through storm drains and pipes beneath roads slated for repaving, to identify infrastructure that needs repair before paving begins — a new practice intended to save money and prevent repeated road disruptions.
• The Board discussed raising Spencer Mountain Road traffic concerns, including potential widening, with DOT, and noted the expected increase in traffic from the Carolina Thread Trail as additional justification for prioritizing the project.

Monthly Board Working Sessions The Board discussed establishing a regular working session schedule to track project timelines and advance planning efforts.

• The Mayor described working sessions as collaborative planning meetings focused on developing ideas, assigning timelines, and tracking progress on the project board — distinct from regular voting meetings.
• Town Attorney clarified that under North Carolina law, there are three types of official meetings: regular meetings, special meetings, and emergency meetings. A formal work session must either be added to the regular meeting schedule (with at least 7 days' notice) or held as part of a regular meeting. Calling repeated special meetings is not the preferred approach. Common options include holding work sessions immediately before regular meetings or scheduling them as separate recurring dates on the official meeting calendar. The Board was advised to decide which format they prefer.