Board of Commissioners

Town of Cramerton Board of Commissioners Regular Meeting June 23, 2026 – 6:00 p.m. G. M. Michael Commission Chamber – Town Hall, Cramerton, NC Mayor Nelson Wills called the meeting to order at 6:00 p.m. on June 23, 2026, in the G. M. Michael Commission Chamber, Town Hall, Cramerton, North Carolina and determined there was a quorum. Commissioner Kathy Ramsey presented the Invocation and led the audience in the Pledge of Allegiance. PRESENT: Elected Officials: Mayor Nelson Wills Mayor Pro Tempore Richard Atkinson Dixie Abernathy Jennifer Ramsey Kathy Ramsey Ronnie Worley Staff: Town Manager Josh Watkins Assistant Town Manager Chase Sturgis Town Attorney Karen Wolter Town Clerk Missy Melton ABSENT: ITEM 3: Adoption of Agenda Town Manager Watkins stated staff requests to make the following changes to the agenda: Add 5D, 250th Celebration Report from Jeff Ramsey Remove Items 6G, 6H, 6I, and 6J Add Item 6G, Budget Amendment #29, which has been placed at your seat at the dais. Move Item 8C, Budget Amendment #25 to 6H; Manager Watkins meant to include this in the consent agenda originally as he stated he has touched base with each Board member about this item individually. Finally, Item 6E, Budget Amendment #27 has an error in the packet; in front of you is a revised Budget Amendment #27 that has been corrected. Staff would ask that the printed version at your station be approved as part of the consent agenda instead of the version published in the packet. Motion was made by Commissioner Worley to approve the agenda as amended. The motion was seconded by Mayor Pro Tempore Atkinson. Motion approved unanimously. ITEM 4: Public Comment No Public Comment  ITEM 5: Proclamations and Presentation 5A. Proclamation Recognizing Bentley Sly • Mayor Wills read the proclamation into the record and announced that it would be formally presented to Mr. Bentley Sly during the Town's 250th Celebration on Saturday, June 27. • Mayor Wills proclaimed Wednesday, July 1, 2026, as Bentley Sly Day in the Town of Cramerton. On behalf of the Board of Commissioners and the citizens of Cramerton, he recognized Mr. Sly for his extraordinary accomplishments and contributions, and encouraged all residents to join in honoring him and wishing him continued success in his future endeavors. 5b: Proclamation Recognizing O’Shauna Holland • Mayor Wills read the proclamation into the record and announced that it would be formally presented to Miss O'Shauna Holland during the Town's 250th Celebration on Saturday, June 27, 2026. • Mayor Wills proclaimed Monday, June 29, 2026, as O'Shauna Holland Day in the Town of Cramerton. On behalf of the Board of Commissioners and the citizens of Cramerton, he recognized Miss Holland for her exceptional record-setting achievements, remarkable athletic accomplishments, and the positive example she has set for future generations of student-athletes. Mayor Wills commended her dedication, perseverance, and commitment to excellence, noting that her achievements have brought pride and recognition to the community. 5c: Two Rivers Utilities (TRU) Updates • Kyle Butler, Utilities Engineer with Two Rivers Utilities (TRU), presented the monthly utilities report to the Board. Mr. Butler provided updates on several ongoing utility projects, including the Advanced Metering Infrastructure (AMI) project, which is currently in the beta deployment phase and scheduled to move into full production in July. He explained that the project will replace existing water meters with new technology capable of transmitting readings remotely, improving accuracy, operational efficiency, and leak detection capabilities. • Mr. Butler also reported on the Brooklyn Neighborhood Water Relocation Project, which is funded through a grant of just over $1 million. The project will replace aging water lines with modern infrastructure located within the public right-of-way and transition 46 customer services to the new system. The project is expected to be advertised for bids in July, with construction timelines anticipated to be finalized following the bid and state approval process. • Additionally, Mr. Butler provided an update on the Southeast Utility Project, noting that the project is substantially complete and that utility infrastructure improvements associated with the Red Hawk development continue to progress. • Board members asked questions regarding the purpose and benefits of the AMI project, including expected operational savings, improved meter-reading capabilities, and enhanced leak detection. Mr. Butler explained that the new system will provide more frequent and accurate readings, reduce labor requirements, and offer customers access to usage data that may help identify leaks and reduce water loss. He also addressed questions regarding project timelines and agreed to provide additional information as it becomes available. • The Board thanked Mr. Butler for the report and ongoing updates. 5d: 250th Celebration Report - Item was added • Mr. Jeff Ramsey, Director of 250th Anniversary Projects, provided an update on the Town's ongoing 250th Anniversary Celebration events. He highlighted the upcoming celebration activities scheduled for Saturday and noted that this marks the third week of commemorating America's 250th anniversary. • Mr. Ramsey reviewed the day's schedule, which will begin at 10:00 a.m. with a Revolutionary War Living Historical presentation and reenactment by Liberty Mountain. Participants will assemble at the Presbyterian Church before marching across the bridge to Goat Island. Upon arrival, the group's leader will provide a brief educational presentation on the Revolutionary War, followed by a battle reenactment expected to last approximately 20 to 25 minutes. • Following the reenactment, attendees will proceed to Patriot Alley for a ribbon-cutting ceremony scheduled for 11:00 a.m. Mr. Ramsey reported that Congressman Moore is expected to attend the dedication. The ceremony will formally recognize the completion of Patriot Alley and its commemorative features. • Mr. Ramsey also highlighted the evening festivities, which will begin at 6:00 p.m. and include live music, food vendors, face painting, and family-friendly activities. The celebration will conclude with a fireworks display scheduled for 9:15 p.m. • He noted that promotional efforts for the event have been extensive and encouraged residents to participate in the celebration. Mr. Ramsey concluded his report by asking if there were any questions from the Board. ITEM 6: Consent Agenda 6a: Planning and Zoning Board of Adjustment Appointment 6b: Budget Amendment #23 6c: Budget Amendment #24 6d: Budget Amendment #26 6e: Budget Amendment #27 • Item was revised due to an error in the original packet. 6f: Budget Amendment #28 6g: Board of Commissioners Meeting Minutes May 4, 2026 • Item was pulled by staff to present later. Item was replaced with Budget Amendment #29 6h: Board of Commissioners Meeting Minutes May 19, 2026 • Item was pulled by staff to present later. Item was replaced with Item 8c, Budget Amendment #25. Manager Watkins meant to include this in the consent agenda originally. 6i: Board of Commissioners Meeting Minutes June 2, 2026 • Item was pulled by staff to present later. 6j: Board of Commissioners Closed Session Meeting Minutes June 2, 2026 • Item was pulled by staff to present later. A motion was made by Commissioner J. Ramsey to approve the Consent Agenda as amended. The motion was seconded by Commissioner K. Ramsey. The vote was all in favor.  ITEM 7: Agenda Items Requiring a Public Hearing 7a: RZ26-03 Redhawk Commercial Conditional Rezoning A motion was made by Commissioner Worley to open the public hearing. The motion was seconded by Mayor Pro Tempore Atkinson. The vote was all in favor. • Planning Director Nolan Groce presented Rezoning Petition RZ26-03, a request to amend the existing conditional zoning for two parcels within the Redhawk development. The parcels, totaling approximately 27 acres, are located along Armstrong Ford Road, Redhawk Parkway, South New Hope Road, and Lake Wylie Road. • Mr. Groce explained that the request would not increase the overall amount of approved non-residential development but would instead reallocate the permitted uses. The current approval allows for 80,000 square feet of commercial and retail space and 100,000 square feet of office space. The proposed amendment would permit up to 180,000 square feet of commercial, retail, and office uses in any combination, providing greater flexibility to respond to market demands. • The Town's Future Land Use Map designates the subject properties as Neighborhood Retail, which supports uses such as grocery stores, pharmacies, banks, coffee shops, and similar community-serving businesses. Mr. Groce stated that the proposed amendment is consistent with the Comprehensive Plan and maintains the intended character of the original development approval. • Mr. Groce noted that the required neighborhood meeting was held on April 24, 2026, and no members of the public attended. Both the Planning Board and Town staff recommended approval of the request. The Planning Board unanimously recommended approval at its May 7, 2026, meeting. • Mayor Pro Tempore Atkinson asked about the size of the proposed Publix store. Mr. Groce responded that the latest site plan reflects approximately 52,750 square feet. He explained that the Publix development, along with its associated restaurants and retail uses, would utilize nearly all the currently approved commercial square footage, leaving primarily office space available under the existing entitlement. The amendment would provide flexibility for future commercial development on the remaining parcel. • Commissioners also discussed parking requirements and vested rights associated with the development. Mr. Groce explained that the Redhawk project remains subject to the development standards and parking requirements established under the original approval and vested rights agreement. Any future development on the remaining commercial parcel would be required to meet those standards. • Chris DeBerry, with Integral Communities, addressed the Board regarding Rezoning Petition RZ26-03. Mr. DeBerry stated that he was appearing on behalf of the development team while Paul Tryon was away on vacation. He thanked Planning Director Nolan Groce for his presentation and provided additional information regarding the request. • Mr. DeBerry explained that the primary purpose of the rezoning amendment was to provide greater flexibility in the allocation of the approved 180,000 square feet of commercial development. He noted that the original intent of the development team was to maintain flexibility for future commercial uses, and that the prescribed allocation within the previously approved 100,000 square feet may have unintentionally limited those opportunities. • He stated that the success of the Publix development had generated significant interest from prospective tenants and businesses, making flexibility in the distribution of commercial square footage increasingly important. Mr. DeBerry explained that the request was limited to the two parcels identified in the rezoning application and would allow the development team to better respond to market demands while avoiding vacant commercial and office spaces. • Mr. DeBerry emphasized that the goal was to attract a variety of commercial uses and experiences that would serve both Redhawk residents and the broader Cramerton community. He concluded by thanking the Town for its partnership throughout the process  and expressed support for moving the request forward. Mr. DeBerry then opened the floor for questions from the Board. Mayor Wills offered an opportunity for public comment; however, no members of the public chose to speak. A motion was made by Commissioner Worley to close the public hearing. The motion was seconded by Commissioner K. Ramsey. The vote was all in favor. A motion was made by Mayor Pro Tempore Atkinson to approve RZ26-03 Redhawk Commercial Conditional Rezoning. The motion was seconded by Commissioner J. Ramsey. The vote was all in favor. ITEM 8: Items for Discussion 8a: RZ26-03 Statement of Consistency A motion was made by Commissioner Worley to adopt the RZ26-03 Statement of Consistency and Reasonableness. The motion was seconded by Commissioner K. Ramsey. The vote was all in favor. 8b: Patriot Alley Agreement with Two Rivers Utilities • Town Manager Watkins presented the Patriot Alley Agreement with Two Rivers Utilities. He explained that discussions regarding the Patriot Alley project began with Two Rivers Utilities the previous summer. During those discussions, both parties acknowledged the existence of water and sewer infrastructure beneath the project area and understood that access to those utilities would need to be maintained. • Manager Watkins stated that the agreement memorializes the Town's and Two Rivers Utilities' mutual understanding regarding future maintenance and emergency repairs. For planned maintenance activities, Two Rivers Utilities will notify the Town in advance, allowing Town staff to remove any affected Patriot Alley infrastructure before repairs begin and reinstall it afterward. In the event of an emergency repair, Two Rivers Utilities may need to remove infrastructure immediately to access the utilities. Under the agreement, the Town would be responsible for replacing any Patriot Alley features damaged during such emergency work. • Manager Watkins emphasized that this arrangement reflected the understanding that existed from the project's inception and that the agreement was developed through collaboration between the Town's and Two Rivers Utilities' legal representatives. Staff recommended approval of the agreement. A motion was made by Commissioner Worley to approve the Draft Patriot Alley Agreement with Two Rivers Utilities. The motion was seconded by Mayor Pro Tempore Atkinson. The vote was all in favor. 8c: Budget Amendment #25 • Item was moved to the consent agenda 8d: Gaston Business Association EDC Services Contract • Town Manager Watkins presented the proposed Economic Development Services Contract with the Gaston Business Association (GBA). He explained that Town staff have been working with GBA to finalize an agreement for economic development assistance services to support the Town’s ongoing economic development efforts. • Earlier in the year, Patrick Mumford and Steve D’Avria met with the Board to discuss a potential partnership that would assist Town staff with economic development initiatives. The proposed services would include engaging with the local business community, collaborating with the Cramerton Economic Development Advisory Committee (CEDAC) to advance economic development goals, and providing recommendations to Town staff and the Board regarding ways to better support and strengthen the business community. • Manager Watkins stated that the proposed contract would be for a one-year term, with GBA providing services to the Town at a rate of $2,500 per month, for an annual total of $30,000. He noted that the cost represents a significant value to the Town, as hiring additional staff and providing employee benefits would exceed this amount, while GBA already has experienced and knowledgeable personnel in place to provide these services. • Manager Watkins advised that funding for the contract has been included in the adopted FY 2026-2027 budget and that approval of the agreement is the final step needed to allow GBA to begin providing economic development services to the Town. Following extensive discussion by the Board of Commissioners regarding the proposed agreement, a motion was made to table the item. The Board directed Town staff to work with the Gaston Business Association (GBA) to revise the contract and address the concerns raised during the discussion. The revised agreement will be presented to the Board for further consideration at a future meeting. A motion was made by Commissioner Worley to table this discussion until the July meeting. The motion was seconded by Mayor Pro Tempore Atkinson. The vote was all in favor. Mayor Wills called for a recess at 7:51 p.m. The meeting was reconvened at 7:57 p.m. ITEM 9: Manager’s Report • Town Manager Watkins presented his Manager’s Report. He informed the Board that the traffic signal warrant analysis for the underpass had been received the previous evening and staff had not yet had sufficient time to fully review the report. A complete analysis and presentation will be provided at the July 14, 2026, Board meeting. Preliminary results appear promising. • Manager Watkins also reported that a traffic study requested for Washington Street is expected to be completed and presented to the Board at the July 14 meeting. • Preparations for the Town’s 250th Anniversary Celebration continue, with staff working closely with Parks and Recreation to ensure all event details are in place. • On behalf of Fire Chief Foulk, Manager Watkins provided an update regarding the Town’s new fire engine. A computer component related to the transmission system is experiencing an issue and is being repaired under warranty. The vehicle was transported for service to allow technicians to diagnose the active fault code.  ITEM 10: General Staff Reports Police • Chief Adams expressed his support for the forthcoming NCDOT traffic signal warrant analysis for the underpass and stated that he was encouraged by the potential opportunities to address current and anticipated traffic concerns in the area. • Chief Adams reported that the Police Department continues to monitor traffic conditions at the underpass, particularly during incidents on Interstate 85 or U.S. 74 that result in traffic backups. Officers will continue to direct traffic as needed during these situations. • He also noted that, as in previous years, officers will provide traffic control during the first two weeks of the school year to assist motorists and students as they adjust to increased traffic volumes and changing traffic patterns. Legal • Nothing to report Public Works • Assistant Town Manager/Public Works Director Chase Sturgis thanked Mayor Pro Tempore Atkinson and Commissioner Abernathy for attending the Public Works Safety Awards event. Mr. Sturgis stated that Public Works staff greatly appreciated their attendance and support. • Mr. Sturgis also reported that staff are continuing preparations for the Town’s 250th Anniversary Celebration and that all departments are working together to ensure the event's success. Finance • Finance Director Jessica Sawyers reported that staff are actively preparing for the fiscal year-end closeout. She noted that several budget amendments have been completed to ensure the Town begins the new fiscal year with clean and accurate financial records. • Mrs. Sawyers thanked the Board and staff for their patience and cooperation throughout the budget amendment process and expressed her appreciation for their assistance in completing the year-end financial preparations. Planning and Zoning • Planning Director Nolan Groce provided an update on several ongoing projects. He reported that a Notice to Proceed has been issued for the Riverlink Greenway project. Construction activities are expected to begin within the next month as consultants and contractors complete final reviews of construction documents and submittals. • Mr. Groce also informed the Board that the Town received 17 responses to its Engineering On-Call Request for Qualifications (RFQ). Staff will review and evaluate the submissions and expressed appreciation for the strong interest from firms seeking to partner with the Town. • An update was provided on Redhawk Phase III, the commercial development located near South New Hope Road and Lake Wylie Road. Off-site improvements, including utility relocations, stormwater infrastructure work, and roadway improvements, are anticipated to  begin later this summer. Mr. Groce noted that the work will occur within NCDOT right-of-way and may result in traffic impacts. • Finally, Mr. Groce advised the Board that staff will bring forward a request at the July meeting to begin the NCDOT driveway abandonment process for the existing Lake Wylie Road alignment as part of the Redhawk development project. Stormwater • Stormwater Administrator Mackenzie Phillips reported that she is currently preparing the annual stormwater report. She noted that a presentation will be provided to the Board at the July meeting summarizing stormwater activities and accomplishments completed during the previous fiscal year. Code Enforcement • Nothing additional to report Town Hall • Nothing additional to report Parks and Recreation • On behalf of Parks and Recreation Director Brandon Free, Town Manager Watkins reported that the Town pool has returned to full operation. • Mr. Sturgis noted that Parks and Recreation summer camps are underway and operating at full capacity for the season. ITEM 11: Topics of Discussion for Each Commissioner Commissioner K. Ramsey • Commissioner K. Ramsey expressed her appreciation to Town staff for their hard work and dedication in preparing for the upcoming 250th Anniversary Celebration. She commented on the significant amount of effort required to organize the event and thanked everyone involved for their contributions. Mayor Pro Tempore Atkinson • Mayor Pro Tempore Atkinson discussed the possibility of utilizing the Town’s drone to capture aerial footage of the crowd and activities during the upcoming 250th Anniversary Celebration. He noted the extensive planning efforts that have taken place over the past several months and thanked the many staff members, volunteers, and community partners involved in organizing the event. Mayor Pro Tempore Atkinson stated that he was looking forward to the celebration and the community’s participation. Commissioner Abernathy • Commissioner Abernathy expressed enthusiasm for the Town’s upcoming 250th Anniversary Celebration and highlighted several recent events that have contributed to the commemoration. She noted the success of the Historical Society’s Family and Founders Day event held on June 13, which attracted strong community participation from residents of all ages. • Commissioner Abernathy also reported on the June 20 celebration held at the Cramerton Museum, which included several ribbon cuttings for Historical Society projects, including the Legacy Arch. She thanked Town staff, elected officials, and community members who attended and supported the events. • She informed the Board that PBS recently visited the Cramerton Museum to interview representatives involved with the Town’s 250th Anniversary efforts, including members of the Cramer family, for a future feature highlighting Cramerton’s history. She also shared that an article about the Town and its history had been submitted to the North State Journal for possible publication as part of the statewide America 250 commemoration. • Commissioner Abernathy recognized the Public Works Department for its recent safety award recognition and commended Town staff for their professionalism and accomplishments. • Finally, Commissioner Abernathy highlighted several documentary videos recently released by the Cramerton Historical Society on its YouTube channel in honor of the Town’s 250th Anniversary celebration. The documentaries focus on Cramerton’s history, patriotism, veterans, and the legacy of the Cramer family. She encouraged residents to view the videos and support the Historical Society’s efforts to preserve and share the Town’s history. Mayor Wills • Mayor Wills expressed his appreciation to Town staff, volunteers, and community partners for their hard work and dedication in preparing for the Town’s 250th Anniversary Celebration. He stated that he was looking forward to the event and anticipated a successful weekend of activities. He concluded by expressing hope for favorable weather conditions for the weekend's events. ITEM 12: Adjournment A motion was made by Mayor Pro Tempore Atkinson to adjourn, and Commissioner Abernathy seconded the motion. The vote was all in favor. The meeting was adjourned at 8:15 p.m. Nelson Wills, Mayor ATTEST: Missy Melton, Town Clerk