[PAGE 1]
City of Marion Planning Board Meeting
AGENDA
Thursday, February 5, 2026 6:00PM
Marion City Hall Annex Building
194 North Main Street
• Call Meeting to Order
• Approval of Minutes July 3, 2025
• Agenda changes and approval
• Public Comment
• New Business
Item One
A request by Brian Smith to amend the City of Marion Unified Development Ordinance Section
4-3.4 Specific Requirements by Land Use to address standards and regulations regarding
Accessory Dwelling Units in the Residential Zoning Districts.
Item Two
A request by Jo Ann Wainright to rezone 1.0 +/- acres located on Garden Creek Road, having
the McDowell County Parcel Identification Number 1702.03-13-8743 from the C-2 General
Business Zoning District to the R-2 Neighborhood Residential Zoning District.
• Adjourn Meeting
Any individual with a disability who needs an interpreter or other auxiliary aids, please contact
City Hall at (828) 652-3551. To request services needed, please make the request 3-5 days
prior to the meeting. For additional information or assistance, please contact the Planning and
development Department at (828) 652-3551. Servicios de intérpretes están disponibles sin
costo de acurerdo a la ley del Titulo VI.

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STATE OF NORTH CAROLINA
COUNTY OF MCDOWELL
CITY OF MARION
July 3rd, 2025
The City of Marion Planning Board held a regular meeting on July 3rd, 2025, at
6pm at the Marion City Hall Annex Building.
Members Present: Ray Revis, Bob Elledge, and Matt Suttles
Members Absent: Randall Conley and John Morrow
Staff Present: Vance McNees, City Planner and Stephanie Davis, Permit
Coordinator.
Others Present: None
Meeting Called To Order: 6:00pm
Approval of Minutes: June 5th, 2025
Board member Matt Suttles read the minutes aloud. Vance McNees gave an
update about 3 properties for rezoning from C2 to R2. He stated that one of the
three would have created spot zoning, which would have been illegal in North
Carolina. Therefore, the property will not move forward with the other two
properties. Mr. Suttles motioned to approve the minutes, Bob Elledge seconded
and the motion was approved 3-0.
Approval of Agenda:
Vance McNees stated no changes to the agenda. Matt Suttles motioned to
approve the agenda, seconded by Ray Revis, and the motion was approved 3-0.
Public Comments: None

[PAGE 3]
New Business:
Item One: Request for Rezoning of 677 Stroud Street
Chairperson Elledge read the item aloud, along with the staff report. Mr. Elledge
asked if there were any questions. Ray Revis asked where Stroud Street is
located, Vance McNees answered the question. Mr. McNees stated that staff
supports the rezoning. Ray Revis motions to approve, Matt Suttles seconded, and
the motion was approved 3-0.
Meeting Adjourned: The meeting was adjourned at 6:11pm.

[PAGE 4]
AN ORDINANCE
AMENDING PART IV UNIFIED DEVELOPMENT ORDINANCE
OF THE MARION CITY CODE TO DEFINE LAND USES
WHEREAS, the City of Marion Planning Board and the Planning and Development Staff
have recommended that the Marion City Code, Part IV Unified Development Ordinance be
amended to change; and
WHEREAS, the City Council of the City of Marion find that the proposed amendment is
consistent with the City of Marion Comprehensive Land Use Plan; and
WHEREAS, a legislative public hearing was conducted on Tuesday, February 17, 2026,
by the City Council of the City of Marion, and, after hearing all persons wishing to comment,
and upon review and consideration of the proposed amendments, it is the desire of the City
Council of the City of Marion that the Marion City Code, Part IV Unified Development
Ordinance be amended as outlined below.
NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
MARION, NORTH CAROLINA THAT:
Section 1. That Section 4-3.4. entitled Specific requirements by land use is hereby
amended, and shall now read as follows (new language in bold):
Sec. 4-3.4. Specific requirements by land use.
Accessory dwelling unit (ADU).
a. Must comply with North Carolina Residential Building Code for one- and two-family
dwellings, including applicable provisions from the State fire prevention code.
b. May be attached or detached from the principle structure;
c. One attached or detached accessory dwelling unit per property.
d. Maximum size of 800 square feet.
e. An additional accessory dwelling unit shall be permitted if the overall lot size is
greater than 14,000 square feet. There shall be no more than two accessory
dwelling units per lot.
f. When permitted, the additional accessory dwelling shall not be the same type of
unit as the existing accessory dwelling unit. There shall only be one attached and
one detached accessory dwelling unit per property.
g. Accessory dwelling units are required to have a separate entrance from the
primary dwelling.
h. The accessory dwelling unit shall not be deeded, conveyed, or separated in
ownership from the property of the primary dwelling unit.
i. Cannot be subdivided from the property containing the principal single-family building.
j. An accessory dwelling unit shall be connected to the City’s sanitary sewer system.

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k. The primary residential dwelling shall include two-parking spaces. No additional
parking is required for the accessory dwelling(s).
l. If constructing an attached accessory dwelling unit, the external façade shall
match or compliment that of the primary structure.
m. Shall comply with the same required setbacks as the principal structure.
n. An accessory dwelling unit with a street-fronting elevation shall provide a 48-inch wide
pedestrian entrance on that elevation utilizing a hard-surface material that is ADA
compliant.
o. There shall be no accessory dwelling units permitted on lots that have a duplex,
triplex, and/or quadplex.
Section 2. As to any conflict between this Ordinance and any parts of existing ordinances, the
provisions of this Ordinance shall control.
Section 3. If any section, subsection, paragraph, sentence, clause, phrase or portion of this
Ordinance is for any reason held invalid or unconstitutional by any court of competent
jurisdiction, such portion shall be deemed severable and such holding shall not affect the validity
of the remaining portions hereof.
Section 4. This Ordinance shall be in full force and in effect from and after the date of its
adoption and approval.
Adopted and approved this the 17th day of February, 2026.
______________________________
Stephen R. Little
Mayor
ATTEST: __________________________________
Woody Ayers
City Manager/City Clerk
Ordinance number: O-26-02-17-1

[PAGE 6]
STAFF ANALYSIS
CITY OF MARION
Zoning Map Amendment
PLANNING AND DEVELOPMENT
CASE NUMBER: RZ 26-01
Date of Submission: December 22, 2025
A. PROPERTY INFORMATION
Project Title: Garden Creek - Wainright
PIN: 1702.03-13-8743
Address: TBD Garden Creek Road, Marion, NC 28752
Owner: Jo Ann L. Wainright
Applicant: Jo Ann L. Wainright
Acreage: 1.0 +/- acres;
Existing Zoning District: C-2 General Business
Proposed Zoning District: R-2 Neighborhood Residential
Current Land Use Activity Vacant
Future Land Use Designation High Density Residential
B. LOCATION MAP
Aerial Map Zoning Map
R-2
Subject
Property
C-2
R-4
C. ZONING AMENDMENT APPLICATION SUMMARY
The Applicant is interested in rezoning the subject property to the R-2 Neighborhood Residential Zoning District. The parcel is currently
vacant and zoned C-2 General Business. The property has a future-land-use designation of “High Density Residential.” Therefore, the
potential rezoning aligns with the City’s future designation for this property. The applicant has identified an interest in a cottage-style
residential community, which would have the support of the Planning and Development Department staff.
RZ-25-03 Staff Report.docx Page 1 of 2

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D. LIST OF LAND USES PERMITTED BY RIGHT IN R-2 ZONING DISTRICT
Single-family dwelling Cottage-Style Housing Community Recreation Center
Duplex Live-Work/Upper floor residential Church
Multi-Family Dwellings Non-Residential Accessory Buildings Education Facility
Accessory residential dwelling units Family Care Homes Parks and Playgrounds
Manufactured Home (Doublewide
only) Rooming and Boarding Houses Public Facilities
Courtyard Residential Armory Facility Religious Institutions
Townhomes Cemetery Off-Street Parking (residential)
E. COMPREHENSIVE LAND USE PLAN STATEMENT
GENERAL CHARACTER LAND USE CHARACTERISTICS ANTICIPATED LEVEL OF CHANGE
High Density Residential areas have existing Primary Land Uses: The primary level of change in these
clusters of high-density residential development Single-family attached and multi- neighborhoods will be in the form of
within the City. These areas offer both rental and family dwellings revitalization and enhancement of existing
ownership housing options, with a greater homes, and infill of vacant lots. These
percentage of rental occupancy. Secondary Land Uses: neighborhoods, if well maintained, have the
Accessory uses to the residential potential to increase and maintain their value
Approximately half of the areas identified are typically regulated and with little effort other than good maintenance.
rental housing in the form of mobile home parks, maintained by property manager
some of which may own the home and lease or HOA. It is recommended that the City value and
the land or lease both the home and the land. protect these neighborhoods not only for their
Higher density locations in closer proximity to Existing Zoning Districts: local importance but also for their value in
downtown include apartment buildings, R-2 Neighborhood Residential regards to providing stable, attractive housing
townhomes, and cottage-style developments. opportunities. Because each neighborhood is
Future Zoning District Designation: distinct in character, design, an overlay district
R-8 Urban Residential, NMU-12 is recommended, which can include the
Neighborhood Mixed-Use, R-16 residential neighborhood as well as a portion or
Multi-family residential all of contiguous zoning districts that by design
and use contribute to the sustainability of the
General Development Pattern:
historic nature of the area, and which provide
High Density
neighborhood-based goods and services.
F. ADDITIONAL DOCUMENTATION SUBMITTED
• Only the properly filled out application has been submitted.
G. SUMMARY OF STAFF COMMENTS AND RECOMMENDED CONDITIONS OF APPROVAL
Staff finds that the request to rezone the subject property from the C-2 General Business Zoning District to the R-2 Neighborhood
Residential Zoning District is consistent with the City of Marion Comprehensive Land Use Plan and will not have an adverse impact on the
surrounding area. Further, additional high-density residential will have a positive economic impact.
RZ-25-03 Staff Report.docx Page 2 of 2

[PAGE 9]
Co™
For Office Use Only
* (l8F — ) *, Fee Paid S
Cash Cheek #
Application #
CITY OF MARION
Date Received
194 N. Main Street • P.O. Drawer 700* Marion, NO 28752
Planning & Development Department
ZONING DISTRICT MAP AMENDMENT APPLICATION
APPLICATION FEE: $400.00
(PLEASE TYPE OR PRINT IN INK)
.All applications must be deemed complete prior to the item being scheduled.
Property Owner’s NameC^O
Phone Number:
O.'FSpy ^3,
Property Owner's Mailing Address:
Applicant's Name (if different from above):
Applicant’s Mailing Address: Phone Number:
Note: Applicant must submit a notarized letter authorizing them to act on the property owner's behalf and stating
the Applicant’s name, address and phone number.
Physical Address of Property:
Parcel ID Number (PIN) I 7 4^ Lot Size: I • I
Existing Use: Existing Zoning District:
Proposed Use: Proposed Zoning District: rN ' £.—
p <7 Icygm p ayArngTiT
Description of property and surrounding usess : ■All
(Corn^f c, OacAg.n f-fggVC pdlvifcw -
______[_____________VoiuolA ________________________
This request is made for the following reasons:
rMgvkV A- JTS^ cz>rY\mu^4xj__________________
I CERTIFY THAT ALL OF THE INFORMATION PRESENTED IN AND WITH THIS APPLICATION IS TO
THE BES fOF MY KNOWLEDGE, IS TRUE, COMPLETE AND ACCURATE.
SIGN. URE OFT^PtlCANT —^7 DATE
STATE OF NORTH CAROLINA
COUNTyOF MCDOWELL
A'ic, a Notary Public, certify that~<2l,)Ar\Y\ L-personally came before me this
day and acknowledged the due execution of the foregoing instrument. IN WITNESS WHEREOF. I have hereunto set my hand and
notarial seal, this the. 22 day of Det .20^5' . Q I \ A A
SEAL: ................t Aj ‘ oAtCUZ)
C* '...Notary Public Signature"
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