2026-03-31 - Planning Board
Summary
Chair Charlie Waddell, Vice-Chair Jamie Hester, James Smith and Paula Hill were present (Carl Tuttle absent), with Town Manager Brock Hall, Town Attorney Jim Lanik and County planning staff. The December 9, 2025 minutes and the agenda were approved unanimously. In public comment, Marilyn Sheridan and Arnold Bridge III of Palace Estates described disruptive guest activity at an Airbnb at 134 Kanah Court and asked the Board to work on banning short-term rentals in residential areas. The Board then took up Joseph G. Thomas's request (first heard in December, continued in January because of weather) to rezone 0.46 acres on Old US Hwy 52 from CS (Community Shopping) to OI (Office & Institutional) so the existing building could be used as a single-family home. County staff (Matthew Bruff, Lee Crook) recommended denial as inconsistent with the Town Core designation, and Smith moved, Hill seconded, to deny; it passed unanimously (the applicant had not arrived). Hall presented the revised Core Commercial Overlay District document, now making Town Council the decision-maker with the Board advisory, cutting approval expiration from 2 years to 1 and tightening brick and screening rules. Hester moved, Smith seconded, to approve the Section 3.08 text amendments and recommend Council call a public hearing, unanimous.
Summary written from the official minutes of the Planning Board meeting of March 31, 2026 (posted May 2026).
Issues discussed: Thomas Rezoning - Old US Hwy 52 Tax Map 12 Lot 71, Core Commercial Overlay District (CCOD) Text Amendments, Short-Term Rentals - Palace Estates (134 Kanah Court)
Official Minutes
Official minutes posted by the town (PDF text); page numbers and blank-line runs removed.
TOWN OF MIDWAY
PLANNING BOARD MINUTES
TUESDAY MARCH 31, 2026
MINUTES OF MIDWAY PLANNING BOARD MEETING HELD ON TUESDAY, MARCH 31, 2026, AT
5:00 P.M. AT MIDWAY TOWN HALL, 426 GUMTREE ROAD, MIDWAY, NORTH CAROLINA
CALL TO ORDER
Chair Charles Waddell called the meeting to order.
DETERMINATION OF QUORUM
Quorum was established. Planning Board members present were Chair Charles Waddell, Vice-Chair Jamie
Hester, James Smith and Paula Hill. Absent: Carl Tuttle.
Town Manager Brock Hall, Town Clerk Ree Goodson, Finance Officer Linda Hunt, Town Attorney Jim
Lanik and Davidson County Planning Director Lee Crook, Davidson County Zoning Officers Matthew Bruff and
John Wheeler were present. Absent: None.
APPROVAL OF MINUTES
On motion by Vice-Chair Jamie Hester, seconded by Board member Paula Hill, the Board voted unanimously
to approve the December 9, 2025, Planning Board minutes as presented.
ADOPT AGENDA
On motion by Board member James Smith, seconded by Board member Paula Hill, the Board voted
unanimously to adopt the agenda as presented.
PUBLIC ADDRESS
Marilyn Sheridan - 137 Kanah Court in Palace Estates addressed the Board regarding serious concerns about an
Airbnb operating at 134 Kanah Court. Ms. Sheridan detailed numerous problems over a 10-week period, including
inadequate garbage collection, excessive numbers of guests (4-8 people per stay totaling 48-96 strangers), and a
particularly disruptive incident on February 14th involving 8 guests and 40 cars, inappropriate behavior including
dancing on cars in revealing clothing, and noise continuing until 3:00am despite police being called. Ms. Sheridan
said that it took over an hour for the Sheriff's department to respond.
Ms. Sheridan referenced similar incidents at other locations and cited studies showing that Airbnb’s can raise crime
rates, lower property values, and strain Town resources. She mentioned that 60% of potential homebuyers would
be hesitant to purchase in a neighborhood with Airbnb properties. Ms. Sheridan said the residents in her
neighborhood have posted signs and are distributing flyers to discourage guests, and she requested the Planning
Board work on the legal aspects of banning short-term rentals in residential areas like theirs.
Arnold Bridge III – 156 Kanah Court in Palace Estates expressed his discouragement with the situation and stating
that he has contacted a realtor because he will not tolerate such activity, particularly given that he has grandchildren.
Mr. Bridge emphasized that residents should not have to endure this type of disruption.
REGULAR BUSINESS
Request by Joseph G. Thomas to rezone property located in Midway Township, Tax Map 12, Lot 71
containing 0.46 acres more or less. Said property is located on the west side of OLD US Hwy 52 approximately
0.16 miles north of Hickory Tree Road intersection. Rezoning is requested to change from that of CS –
Community Shopping District to that of OI – Office & Institutional District.
Davidson County Planning Officer Matthew Bruff explained that this application was originally heard in December
and continued due to adverse weather in January. Mr. Bruff states the request is for rezoning the property from CS
(Community Shopping) to OI (Office & Institutional) zoning to allow single-family residential use in the existing
building. Mr. Bruff said the applicant, who is the property owner, was expected to attend the meeting but had not
yet arrived.
Vice-Chair Jamie Hester asked about current usage. Mr. Bruff confirmed the property is not currently being used
for office space and that any Airbnb operation was supposed to cease until this zoning issue is resolved.
Mr. Bruff stated the owner initially used the building for his own office before moving to Kernersville, and that a
property management company may be managing the property.
Mr. Bruff said that since the building was initially constructed as a dwelling unit, it cannot claim legal non-
conforming use status for residential purposes because it has been operating as a compliant commercial use under
CS zoning. He said residential use would require the requested rezoning to OI.
Davidson County Planning Director Lee Crook reiterated staff’s recommendation for denial, explaining that the
request was inconsistent with the Town's current land development plan designating the area as Town Core, and
that the activity on the property had already spilled over to other properties.
Board members discussed the inconsistency with adopted core plans and the problematic nature of inserting
residential use between commercial properties.
On motion by Board member James Smith, seconded by Board member Paula Hill, the Board voted
unanimously to deny the rezoning requested based on its inconsistency with the Town’s adopted plans.
CCOD Continued Discussion
Town Manager Brock Hall presented the revised Core Commercial Overlay District (CCOD) document, explaining
that after additional review by Town attorney Jim Lanik, they felt ready to move forward. Mr. Hall stated this is a
living document that can be revised as needed but emphasized the need to move forward with the current version.
Mr. Hall defined "minor alterations" as alterations that do not meet the definition of alteration in Section 9.02, do
not require development permits, and do not create inconsistencies with the ordinance. Decision-making authority
was shifted from the Planning Board to Town Council, making the Planning Board advisory.
Mr. Hall said development approval expiration was reduced from 2 years to 1 year, which he felt was more
appropriate and standard. A provision was added allowing Town Council some flexibility to make small exceptions
if the outlook for the CCOD is upheld, such as minor percentage variations in facade requirements.
Screening requirements were modified to exempt lots adjacent to wooded areas, since natural screening already
exists. Architectural guidelines were refined to define acceptable brick materials as hard fire kiln clay or slate,
explicitly excluding faux brick coverings.
Mr. Hall said problematic graphics were removed that were unclear and reformatted pictures in appendices for
better visual appeal. The document formatting may be further refined during the codification process.
Town Attorney Jim Lanik confirmed the document was ready to proceed, noting that formatting may improve when
processed by the codification company.
Board members stated that the revised CCOD was better than current regulations. Mr. Hall explained that if the
Board recommended approval, Town Council would call for a public hearing at their next meeting for final review
and approval.
On motion by Vice-Chair Jamie Hester, seconded by Board member James Smith, the Board voted
unanimously to approve the proposed text amendments to Section 3.08 of the Core Commercial Overlay
District (CCOD) as presented and recommend Town Council call for a public hearing for consideration and
final approval by Council.
ADJOURNMENT
On motion by Board member Paula Hill, seconded by Board member James Smith, the Board voted
unanimously to adjourn the meeting.
_________________________________________
Charles Waddell, Chair
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Ree Goodson, Town Clerk