BY DEBBIE PAGE
During a special Wednesday night meeting led by Mayor Pro Tem Jerry Oxsher, the Troutman Town Council unanimously passed a 30-month building moratorium that will stop all new residential subdivisions and multi-family development in the community.
New non-residential development, meaning commercial or industrial, will only be allowed to proceed if the business utilizes less than 1,000 gallons of sewer capacity per day.
The moratorium does not affect already approved residential or commercial/industrial projects.
The 30-month moratorium takes effect immediately.
A few projects are exempted from the moratorium. Any project for which a valid building permit has been issued or any project for which a special use permit application has been accepted as complete is exempt from the moratorium.
Any development for a site specific plan that has already been approved may also proceed, as well as any development for which substantial expenditures have already been made in good faith reliance on a prior valid development approval.
The moratorium also exempts any development where preliminary or final subdivision plats have been accepted for review by the town prior to the call for a hearing on September 13. If subsequently approved, the developer will be allowed to proceed to final plat approval without being subject to the moratorium.
Council members did make it clear that a resident who wishes to build a home on his or her lot is allowed to proceed because of the minimal impact of one home. Redevelopment of existing structures, such as a residential property being turned into a commercial use on Main Street, is also permitted because no new sewer hookup is required.
The town had little choice but to implement the moratorium. Current wastewater usage and projected allocations for already approved developments are at full capacity, and the town does not have the ability to provide additional sewer treatment to any new residential developments.
The town does not operate its own wastewater facilities and is reliant upon agreements with neighboring Statesville and Mooresville. Mooresville is currently working on several multi-year projects to expand its sewer capacity to serve its community as well as to provide additional connection and capacity to Troutman.
North Carolina General statue 160 D–107 authorizes a municipality to enact a temporary moratorium on development for the purpose of addressing public safety and adequacy of public infrastructure. The pause in development allows a municipality a period of time to remedy the problems.
The town considered several alternatives to address the lack of sewer capacity, including additional inter-local agreements with Statesville and Mooresville to purchase additional wastewater flow; however, these alternatives were inadequate because no options were available to increase sewer capacity.
The Troutman Council determined the temporary moratorium on new residential subdivisions and multi-family development is necessary for public health and safety. Pausing development will allow needed improvements to be completed, which is projected to take about 30 months to address.
To remedy the situation, the town will first request proposals from engineering firms to provide design services for the infrastructure improvements for which the town is responsible and secure any right of way or easements necessary to complete the projects.
The town will then construct the necessary wastewater transmission lines to Mooresville to accommodate additional sewer flow. The town will also continue to engage with Statesville in an attempt to increase the capacity accepted by that municipality, if possible.
Troutman officials will also request proposals from engineering firms to provide a plan to meet Troutman’s current and future wastewater needs while reducing the town’s dependency on neighboring municipalities.
KEYSTONE ACQUISITION
The council also approved a loan agreement with Truist Bank to continue pursuit of the Keystone Powdered Metal facility on Old Murdock Road that adjoins ESC Park.
The financing must be in place before a November 4 request to the Local Government Commission (LGC) to proceed with the acquisition.
Town officials have signed a purchase agreement and is currently in the due diligence process. The building and its grounds cover approximately 50 acres adjacent to ESC Park.
The council chose the 15-year option to borrow up to $20 million to purchase and renovate the property for a new Town Hall to consolidate departments now spread across several buildings. The Troutman Police Department could then utilize the entire Town Hall building to solve its space issues.
The 15-year option comes at an interest rate of 4.04 percent as opposed to the 20-year at 4.22 percent. Selecting the 15-year option will save taxpayers $3 million in interest costs.
Council member Nicholas Jaroszynski noted that estimates for constructing a new Town Hall are at $40 million. Purchasing and renovating this existing property for the expanded Town Hall, while also getting addition land for the park and park upgrades, are estimated at $20 million.
Town officials have been researching options for a new Town Hall over the past few years.
The town has added the Planning House, Parks and Recreation house, and the passport office to keep staff in office space over the past few years, while the police department operates in cramped quarters at Town Hall.
Earlier this year, Town Manager Ron Wyatt was approached about purchasing the Keystone facility, additional land, and the currently town-leased ESC Park property.
The proximity to the park as well as the large Keystone facility made it more attractive, so town officials decided selling the Liat property — recently purchased with an eye toward converting it to Town Hall — and focusing the town’s efforts on the Keystone purchase would be in the town’s best interests.
Council members noted that buying this property also opens up opportunities for enlarging and lighting ESC Park, building bathrooms and a concession stand for the ball field area, and adding more athletic fields with part of the loan funds.
The town has saved $4,015,070, through the 2025-2026 budget for a new Town Hall, and this money can be used toward the Keystone purchase and renovation.
The LGC funding proposal presented on November 4 will include the facility cost as well as wrapping in the cost of any upkeep and remodeling.
The project renovation would likely be completed in phases and help the town grow responsibly and provide its staff with adequate office space in the future, town officials said.