BY DEBBIE PAGE 

The Troutman Planning and Zoning Board voted unanimously against a recommendation to rezone nearly 148 acres along Clontz Hill Road from Iredell County residential agricultural to Troutman conditional mixed residential zoning.

Pulte Homes wants to build 344 single-family homes on both sides of Clontz Hill Road.

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

The development’s low-density area was estimated at 1.95 homes per acre and the medium-density area at 2.68 homes per acre, both of which are below the maximum for each density. The plan also features water retention areas to protect nearby waterways.

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

Attorney Cindy Reid of the Irvin Law Group noted that the current value of the land is $1,600,000, which would increase to $1,750,000 if developed. Because the land is currently designated for agricultural use, current Iredell County taxes are about $10,000. With the rezoning and the addition of the homes, county tax collections would increase to $1,040,000.

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

TRAFFIC IMPACT ANALYSIS

Thomas Shirley of the engineering firm Kimley-Horn, which conducted the traffic impact analysis for the town, reported the following suggested traffic mitigations, which have been submitted to the N.C. Department of Transportation for final approval:

2029 Build-out Conditions Phase 1 Mitigation

S. Main Street (US 21) and Flower House Loop/Houston Road realignment (Construction is scheduled to begin in June 2025.)

• Extension of the northbound left-turn lane along S. Main Street (US 21) from 450 feet to the drop lane approximately 925 feet south of realigned Flower House Loop.

• Channelization of the proposed eastbound right-turn lane along realigned Flower House Loop.

• Construction of a southbound right-turn lane along S Main Street (US 21) with 100 feet of storage.

Flower House Loop and Clontz Hill Road

• Construction of an eastbound right-turn lane along Clontz Hill Road with 150 feet of storage.

2031 Build-out Conditions Phase 2 Mitigation

Flower House Loop and Charlotte Highway (US 21)

• Construction of an eastbound right-turn lane along Flower House Loop with 100 feet of storage.

Flower House Loop and Clontz Hill Road

• Construction of a southbound right-turn lane along Flower House Loop with 100 feet of storage.

2031 Build-out Conditions Phase 3 Mitigation:

Charlotte Highway (US 21) and I-77 SB/Ramp/Julian Place)

• Extension of the southbound right-turn lane along Charlotte Highway (US 21) from 425 feet to 525 feet of storage.

Shirley said the following developments were included in the TIA: Calvin Creek, Falls Cove, Rocky Creek (Norman Creek), Sunbeam, Smith Village, Troutman Shopping Center (Food Lion), and the Rogers property (Apple Hill Road project).

TOWN STAFF RECOMMENDATION

Because the Town Future Land Use Map contained within the Troutman Strategic Plan recommends that this site be developed for both low- and medium-density residential uses, Town Planner Andrew Ventresca said the proposed Pulte development met these guidelines.

The proposal meets the 1 to 2 and 2 to 3 units per acre recommendation, and the homes are detached single-family residential.

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.”

OPPOSITION

A dozen neighbors spoke at the public hearing 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.

Stephanie Kauffman said the project was not the smart growth that Troutman leaders say they favor because it will strain an infrastructure that is already over capacity and will be constructed on a narrow two-lane road that is not equipped to handle an additional estimated 700 cars.

Neighbor Barbara Herrick was critical of the builder, which she claimed had hundreds of online one-star ratings because of poor construction, failure to honor warranties, and overall poor product. She asked when Troutman leaders “were going to truly respond to the needs of their constituents.”

Gretchen Guill, who has lived off Clontz Hill Road for 34 years, said the development would destroy the daily lives of the people who live in the area. She cited environmental concerns, traffic, and school overcrowding. “The countryside will suffer an irreversible impact,” she said.

Only one person spoke in favor of recommending the rezoning request.

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

The growth in the region has increased land value and taxes so much that the farm cannot generate the income necessary to cover expenses, he said. 

Clontz said his family has served the community in a variety of ways and respected the land for a century, but they decided that it was time to make a business decision and realize his parents’ investment in order to take care of themselves and their family.

Clontz also added that the Town of Troutman would also receive a significant increase in taxes from the development.

BOARD DISCUSSION

After Planning Board chair Randy Farmer closed the public hearing, members spent nearly 45 minutes looking at the conditions of the development and asking for more specifics and concessions, including increased driveway length, adding parking spaces on the street, committing specific amenities and the timeline for their construction, creating areas for work vehicles to park offsite, increasing some lot lengths to 70 feet, having a pool/clubhouse parking area that could accommodate 15 percent of residents, and creating lighted and marked pedestrian crossings with NCDOT approval.

Town Manager Ron Wyatt noted that no building permits would be issued until Mooresville signs on, and Mooresville will not sign any permits until their sewer upgrades are completed.

Wyatt also reported that after recent discussions with other municipalities, the council will likely not proceed with a moratorium that was initially discussed in May.

After a motion by Tonya Bartlett and a second by Lauren Cummings, the board voted unanimously to oppose the rezoning request.

The council is expected to have the final word on this development when it is scheduled to consider this rezoning request at its meeting on Thursday, June 12, at 7 p.m.

OTHER BUSINESS 

The planning board unanimously approved recommendation of rezoning the property located at 513 Stillwater Road from Iredell County resort residential to Troutman suburban residential. The homeowner wishes to be annexed into Troutman to receive water service.

Farmer also announce the resignations of board member Greg Weisz because of scheduling conflicts and long-time alternate member Brent Tedder because he is moving out of the Troutman area.