BY DEBBIE PAGE
The Troutman Town Council on Thursday approved a request for a contiguous annexation and conditional rezoning for 151 acres on Clontz Hill Road, clearing the way for a 344 single-family home development.
The Troutman Planning and Zoning Board voted unanimously in May to oppose the request to rezone the parcels from Iredell County residential agricultural to Troutman conditional mixed residential zoning for the proposed Pulte Homes project.
The homes would be in the $400,000 to $600,000 range in the current real estate market.
The developers are willing, if the N.C. Department of Transportation allows, to install two flashing light crosswalks to allay neighbors’ safety fears. The developers plan to put amenities on both sides of the development and will add sidewalks and a five-foot berm with trees and shrubbery along both sides of the development along Clontz Hill Road.
Because the town’s Future Land Use Map within the Troutman Strategic Plan recommends that the site and its environs be developed for both low- and medium-density residential uses, Town Planner Andrew Ventresca said the proposed development meets these guidelines.
However, nearby residents spoke passionately in opposition to the project during the public hearing, citing concerns such as traffic, overcrowded schools, overwhelmed infrastructure, strain on emergency services, environmental and wildlife impact, noise, safety and crime, and reduced quality of life for area residents.
They questioned why Troutman would annex this land if water and sewer services are inadequate.
Scott Clontz, representing the land owners, noted that his family has farmed this land for six generations. The growth in the region has increased land value, and taxes are so high that the farm cannot generate the income to pay taxes and other farming expenses, he said.
After the 4-0 vote — Eddie Nau was absent, council members and Town Manager Ron Wyatt said that because the development met the ordinances and planned density for that area, the council had to approve it or be prepared to be sued by the developer or landowner.
Council member Paul Henkel said that the council had to make decisions based on legalities, not emotions, and noted that the council had no control on road improvements or school assignment that residents expressed concern about.
“I am reluctant, but we must do what is best for the town,” Henkel said.
Mayor Teross Young said that council members are often put in difficult situations that do not seem fair to many, but they are required to follow state and local statutes in their decisions.
2024-2025 BUDGET AMENDMENTS
The council also passed routine 2024-2025 year-end budget amendments to close out the fiscal year budget and to ensure all additional funds received and additional expenditures made are properly documented.
The town’s general budget fund received additional unexpected revenue, including $150,000 in ad valorem taxes, $25,000 in investment interest, $18,000 in passport processing and photo revenues, $6,000 in wine and beer tax revenues, $50,000 in state funds, $200,000 in local sales taxes, $40,000 in Parks and Rec revenues, $70,000 in planning review fees, and $42,000 in garbage fees. Finance Directror Justin Mundy also moved $231,505 from the town’s fund balance.
Expenditure increases included an additional $15,000 in utilities, $15,000 for departmental supplies, $10,000 for police department IT needs, $60,000 in contracted services, $40,000 for special projects, $123,000 in police salaries and wages, $7,000 in FICA (Social Security/Medicare), $10,000 in retirement contributions, $1,500 for 2018 Street Project interest, $32,000 in garbage and recycling fees, $9,000 in salaries and wages, and $500,000 for downtown enhancements.
The separate utility fund budget also received an additional $250,000 in water sales, $300,000 in sewer sales, $210,000 in water availability fees, and $315,000 sewer availability fees.
Additional utility fund expenditures included $35,000 in salaries and wages, $5,000 in retirement expenses, $10,000 in postage expenses, $10,000 in departmental supplies, $60,000 in contracted services, $15,000 in bank services charges, $20,000 for utilities, $5,000 in vehicle maintenance and repair, $15,000 in IT expenses, $125,000 in other contracted services, $200,000 in water purchases, $250,000 in sewer treatment fees, and $350,000 in capital outlay systems.
2025-2026 BUDGET APPROVED
The council also approved the 2025-2026 fiscal year general budget, based on $13,924,120 in estimated revenues. The separate utility fund budget expects $8,760,140 in revenue, for a total town budget of $22,694,260.
Water and sewer rates were set at $10.19 per 1,000 gallons for water and $14.44 per 1,000 gallons for sewer for town residents. Out-of-town rates are $20.38 per 1,000 gallons for water and $28.88 per 1,000 gallons for sewer.
When presenting the budget, Wyatt said, “There is no fanfare or hidden items. This budget will have an increase of approximately 25 percent over the budget accepted last year.”
The budget maintains the property tax rate at 50 cents per $100 assessment.
The General Fund is increasing by around 21 percent, mostly due to increase in personnel in the police department, planning and zoning department, and the administration department to “keep up with the town’s needs as the town grows,” Wyatt said.
Wyatt said the town has benefitted from unprecedented residential and commercial growth. However, the town is “aware of the future demands that growth places on staff to provide services our current residents are used to receiving,” he added.
The budget includes increased funding for the Police Department.
“The security of our citizens is not only a statutory obligation but our priority,” added Wyatt. “Troutman Police Department is growing in needed personnel. We continue providing the needed training and getting appropriate certifications for officers to perform their duties more proficiently.”
Wyatt noted that creating a new budget is stressful.
“Each department director is taxed with having to review all the factors of their department, which include past, current and future expected demands. They will then review my directives as town manager and wish lists from those in our community who want more,” he said.
“More is not just lovely items or a wish list. ‘More’ to some is an improvement in the quality of life that we all desire, so adding park amenities does that for many. Adding to greenways for walking, running, and bike riding exercise is another excellent example for many others. Ensuring we have enough staff to handle citizen needs and issues is definitely a another great example.”
EMPLOYEE OF THE MONTH
The council honored utility billing specialist Cheryl Morrison as the Employee of the Month for May. Finance Director Justin Mundy said Morrison went above and beyond in her daily work and makes a significant positive impact on town staff.
She developed a streamlined utility application process and created systems to make utility information more easily accessible to town staff to improve customer service.
Fellow employees describe Morrison as hardworking, loyal, honest, positive, and dependable and as a team player and problem-solver. “We are proud to have her on our team,” said Mundy.
OTHER BUSINESS
The council also unanimously approved:
♦ The Troutman water capacity improvements phase 1 and 2, a water system rehabilitation phase 1, Murdock Road water extension, and increased loan funding for the 2022 sewer collection rehab project.
♦ An amendment to The 2022 Wastewater Capacity Improvements Capital Project Fund-Amendment No. 1.
♦ Tentative award of the 2022 Wastewater Capacity Improvements Project.
♦ The noncontiguous annexation and rezoning of .8 acres at 513 Stillwater Road.
♦ A Trunk Sewer Reimbursement Agreement between the town and BCDG-Shinn Farms, LLC, for trunk line upsizing.
♦ A daycare façade located at the intersection of Charlotte Highway and Crosstie Lane.
♦ Adoption of the Iredell-Rowan Regional Hazard Mitigation Plan.
♦ A Capital Project Budget Ordinance Amendment for #1 Richardson Greenway South Capital Project Fund” and a Budget Ordinance Amendment for #1 Downtown Sidewalk Capital Project Fund.”