BY DEBBIE PAGE

The most contentious item on the Troutman Town Council’s meeting agenda Thursday is expected to be consideration of requests for annexation and conditional rezoning of 151 acres on both sides of Clontz Hill Road that would clear the way for a 344-single family residential development.

The Troutman Planning and Zoning Board voted unanimously in May to oppose rezoning the parcels from Iredell County residential agricultural to Troutman conditional mixed residential zoning for the proposed Pulte Homes project.

The development plan features medium- and low-density areas, with nearly 70 acres of open space and buffers ranging from 35 feet to 100 feet around the development perimeters and streams.

The development plan’s low-density area has an average of 1.95 homes per acre, with the medium density at 2.68 homes per acre, both of which are within the maximum density for each designation. The plan also features water retention areas to protect nearby waterways.

The development plan features amenities such as a pool, clubhouse, dog park, fire pit area, walking trails, and a playground.

Gaines Hunter of the Pulte Group said that the homes would be in the $400,000 to $600,000 range in the current real estate market.

Because the Town Future Land Use Map within the Troutman Strategic Plan recommends that this site and its environs be developed for both low density (1 to 2 single-family homes per acre) and medium density (2 -3 single-family homes per acre) residential uses, Town Planner Andrew Ventresca said the proposed development meets these guidelines.

When the Strategic Plan was adopted in 2018, this area was changed from “Special Lakes Uses” and “Low Density Residential” uses to mostly “Medium Density Residential.”

A dozen neighbors spoke at the public hearing at the May planning meeting to oppose the proposed development, 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.

Scott Clontz, representing the land owners, noted that his family has farmed this land for six generations in the century they owned the property. Though the family wished to continue farming, Clontz said that running a small farming business in a rural environment that no longer really existed is impossible.

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.

TEMPORARY USE PERMIT CHANGES

The Troutman Town Council spent the majority of the time during their agenda briefing in an initial discussion of possible changes to the temporary use permits, particularly those concerning produce stands and special events.

Ventresca asked for council input into a draft outline of changes for the council to consider formally next month. Some of the proposed changes included changing the maximum number of days for a permit to 30 days (lowered from 45 days) and held no more than twice a year at a particular location. One extension per year could be granted for an additional seven days.

Changes to ordinances regulating produce stands, currently allowed for a maximum of six months once annually on one piece of property, were also discussed.

The current fee is $50 for a six-month produce stand application. Council member Eddie Nau suggested raising the permit fee to make up for some of the property taxes that brick and mortar businesses are required to pay.

Town Manager Ron Wyatt noted that sales taxes would be the same for both temporary or brick and mortar businesses.

Nau also questioned if a farm stand featuring products that a person grew or made and sold themselves should be treated differently than a vendor who purchases and then resells produce from other sources.

Council Member Paul Henkel favored reducing the duration of a produce stand permit to 90 days with another 90 day renewal possible. He said the council should also consider whether the 90 days must be consecutive or possibly split up for later special seasonal sales like Christmas trees or pumpkins.

Mayor Teross Young also proposed changing the name from “produce” to “agricultural product” stand to allow sales of any type of agricultural product, including produce, honey, plants, or flowers.

Mayor Pro Tem Jerry Oxsher wanted to ensure that the ordinance would not price out nonprofit groups or Boy or Girl Scout troops that do fundraisers to sell Christmas trees or other items. Henkel noted that the council could choose to waive fees for nonprofits.

Wyatt commented that if a business owner has allowed a nonprofit to sell products on their property, such as Girl Scout cookies or other items, the town has not enforced permit requirements. He said the town staff always considers the intent of the ordinances when looking at situations.

Wyatt also that if a true local farmer’s market under a nonprofit popped up that the town wants to encourage that.

Council member Nick Jarosznyski also wanted more definitions for a produce stand, including what it could sell, the type of tent required, power sources, regulations on sound from generators, and other issues.

The council decided that one line under temporary use conditions, that the proposed use will not have “a substantial negative effect on adjoining properties,” should be removed because of its subjective nature.

After the discussion, council members directed Ventresca to change the name to temporary seasonal agricultural rather than produce stand, to change the six months to 90 days per $50 permit with one 90-day renewal with an additional $50 fee allowed, and to look at sound issues from generators as well as a fee schedule that differentiates between nonprofits and businesses as he drafts the proposed changes.

Wyatt noted that permits for special events require that the event be in “harmony” with the community and are subject to the town manager’s approval. When an applicant applies for the special event permit, it can be denied if it is deemed inappropriate for the community.

COUNCIL COMMENTS

In council comments, Jarosznyski noted that pickleball and basketball courts at ESC Park are getting closer to completion.

He also looked forward to the town’s Independence Day Parade on June 28 at 11 a.m. (running along Main Street from the fairgrounds to the American Legion) as well as the fireworks display on July 3 at the Iredell County Fairgrounds beginning at 6:30 p.m. with live music, food trucks, and kids zone to enjoy before the firework show at dark.

Henkel noted that the first Exchange Club of Troutman Party in the Park of the summer is set for Friday, June 13, from 6 to 9 p.m. at ESC Park. Participants are reminded to bring their lawn chairs or blankets and to bring towels for wet children playing at the splash pad. The band “Cold Bait Live Beer,” which incorporates country, bluegrass, reggae, and rock music, will entertain, and food trucks will also be on site.

Several council members also thanked all the dedicated fathers and grandfathers, as well as those who step to act as father figures, on this coming Father’s Day Sunday.

Mayor Young expressed appreciation to the staff of all town departments who will be working very hard in the next few weeks on and at all these upcoming events.

THURSDAY NIGHT AGENDA 

♦ The council will recognize of Cheryl Morrison as the Town of Troutman Employee of the Month for May.

Council members will also consider:

♦ Routine 2024-2025 year-end budget amendments to ensure all expenditures and funds received are properly documented.

♦ Approval of the Town of Troutman 2025-2026 Budget.

♦ 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.

♦ A request for the noncontiguous annexation and rezoning of 0.8 acres at 513 Stillwater Road.

♦ Approval of a Trunk Sewer Reimbursement Agreement between the town and BCDG-Shinn Farms LLC for trunk line upsizing.

♦ A request for approval of 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.”