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Concerns about cluster houses, lot sizes and other concerns regarding land use plans and policies were among the topics discussed at a recent joint meeting of the Stanly County Board of Commissioners and the Albemarle City Council.

County Manager Andy Lucas made a presentation to both boards regarding population trends in the county and how those numbers impact county services.

Lucas said the board, having previously voted to increase the minimum lot size for housing properties in the county’s RA zone and rural preservation areas, was “trying to strike the balance between preserving the way of life that a lot of folks in Stanly County enjoy…with the need for economic growth.”

Lucas said sales tax made 20% of the county’s budget, whereas years ago when he first came to Stanly, the figure was closer to 12%.

Displaying population figures, Lucas said the unincorporated areas of the county have grown about 3% (from 31,196 in 2020 to 32,099 in 2023), with Albemarle closer to 4% (16,374 to 17,058). Locust has grown by 16% in comparison over the same period (4,018 to 4,678).

Lucas also showed a series of voluntary annexations of properties by Stanly’s municipalities. Albemarle had 17 on the map, followed by Norwood (10), Locust (5), Oakboro (4) and Red Cross (3).

Lucas said 13% of new residential housing units in Stanly between 2022 and 2024 were in Albemarle (234), noting many of the Morgan Hills Subdivision units were permitted in 2021.

According to school enrollment data presented by Lucas, Locust Elementary is at 110% capacity, having increased over four academic years from 425 to 565 while Stanfield is at 97% capacity (319 to 484). East Albemarle and Albemarle Middle schools are down 17% and 13%, respectively, with Albemarle High School up 10%.

Lucas stated Albemarle’s impact on county services, noting the city accounts for 20% of Stanly’s total valuation and 26% of the county’s population. The impact included percentages of 911 calls (46%), SCUSA riders (45%), dental health patients (47%), Health Clinic patients (48%), inmates in the county jail (38%), EMS calls and patients (40%), food stamp recipients (55%) and Medicaid recipients (54).

Lucas stated the county’s revenue to expenditure ratios, saying Stanly spends $1.32 for every dollar spent on residential areas, $.30 for every dollar in business area, and $.32 in industrial zones.

He said the break even residential property tax value, the sale price of a home which covers county costs, based on last year’s audit is $347,000.

Albemarle Mayor Ronnie Michael said the board’s rural rezoning means commissioners are “encouraging (citizens) to come to the city, is that correct? You don’t want sprawl.”

Lucas said the county’s plan encourages growth within municipal jurisdictions.  Commissioner Trent Hatley agreed, saying the board is not against growth.

“It’s just the developers want to build what they are building in (Albemarle’s area) in our areas. We would love to see a better product because it costs so much to expand services,” Hatley said.

Michael said the city is having trouble getting developers to build affordable housing, saying “no one considers $347,000 affordable, and we don’t even consider $250,000 in that way either.”

Commssioner Bill Lawhon said houses being built 10 feet apart “look like a potential fire hazard.” He said he was not against houses built on concrete slabs, but noted he wants Albemarle, the county seat, “to look really good.” He said citizens are concerned about lot sizes and “cookie cutter” houses.

Michael agreed with Lawhon, saying he and the city council were hearing the same thing.

“That’s what we are hoping to get out of (a) land use plan, that we have some new guidelines, but we are still a couple of meetings from that,” Michael said.

According to Albemarle Director of Planning and Development Services Kevin Robinson, the city’s new land use plan would likely be approved closer to the end of 2025.

City Councilman Benton Dry said he had spoken to new residents who are moving to Stanly because of the higher costs of housing. He noted parents of school-age kids “had to do something to ensure that their kids got a proper education in a decent tax rate…personally, I don’t want to see the houses jammed up close together.”

City Councilman Bill Aldridge said he was for growth but noted “we need to have diversity in our housing. I don’t think that we need to cater to one specific socioeconomic status…it needs to be smart growth.”

Speaking about the impact percentages, Albemarle Mayor Pro Tem Martha Sue Hall said she suspected those percentages have been the way they are for a long time. She noted years ago, speaking about growth, “it’s finally getting here. It’s not like we didn’t know.”

When asked by the boards about deadlines on construction, Robinson said it was two years after preliminary subdivision plat to submit your civil set.

“Basically two years after each step until you actually get the lot subdivided. We’ve got some subdivisions that have been sitting around here that are just now filling out after 20 years,” Robinson said.

Hatley noted county officials do not want to raise taxes but are “scared to death” it might happen if, hypothetically, 90 or 95% of new homes are sold for less than the $347,000 breakeven price.

After the meeting, Barbee said the joint meeting between the two boards “is going to help us start working together. I think it was a good first move…I’m looking forward to doing more of these.”

Michael expressed similar feelings, saying it was “a positive meeting with an honest discussion of what we are seeing in Albemarle, in the county and other municipalities.”

“The county, and rightfully so, has been working to reduce the amount of sprawl, but that does direct it towards the city. So the cities are going to see more growth. We just have to work on what kind of growth we want.”

Michael also said the city “has been hit hard over the last four years with a lot of growth at one time…as we’re moving forward, we have got to be aware of what we have approved and what our community needs.”