BY DEBBIE PAGE

Community members packed the Troutman Town Hall on Thursday night to express their concerns about a proposed Home Run Market planned for a 4.5-acre tract at the corner of Perth Road and State Park Road.

After hearing an hour of mostly opposing views during a public hearing, the Town Council voted 3-2 to deny the rezoning request after with the annexation request was withdrawn by J.T. Alexander and Sons, developer of Home Run Markets.

The council members who opposed the rezoning said the project was inconsistent with the town’s land use maps and vision for the site.

The Planning & Zoning Board voted unanimously in February to oppose the rezoning, calling it inconsistent with adopted town plans and expressing concerns about safety and impact on neighbors in this residential area.

The proposed project consisted of an approximately 5,000-square-foot convenience store with 12 gas pumps. A proposed car wash was removed from the after objections at an October community meeting. The proposed building architecture was also modified to better align with the surrounding residential character, and the lighting was redesigned to stay within the property boundaries.

J.T. Alexander and Sons President David Alexander noted that his grandfather started the company in Iredell County in 1935 and encouraged the council to support a local business.

The store would provide employment opportunities. Alexander also promised to be involved in supporting Troutman community organizations and schools as he does in Statesville and other communities where Home Run Markets are located.

The company came back Thursday night with further project modifications, including a 4-foot berm and an 8-foot fence and landscaping between the the project and adjoining residential properties. The company also added landscaping to block neighbors’ view of gas pumps from across Perth Road.

The most enticing change was the company’s offer to pay for $512,000 for intersection improvements at the dangerous Y intersection at State Park and Perth Road to eliminate the dangerous right turn, in addition to the other required traffic impact analysis improvements, if NCDOT approved the traffic redesign plan.

Council member Nick Jaroszynski, who ran for his council seat on a platform of improving traffic flow and public safety, gave his support to the rezoning, along with Council member Eddie Nau.

Council members Tonya Bartlett, Felina Harris and George Harris voted against the rezoning.

George Harris said he did not trust the last-minute intersection addition to the project without those guarantees in place. He also noted that at the planning and community meetings, the project had “zero” community support.

Harris added that the developer could come back to request the rezoning if Alexander could guarantee NCDOT approval of the intersection improvements and provide a concrete, speedy timeline for intersection construction and traffic light relocation.

The company would also need to gain support from neighbors for the project and road improvements, said Harris.

Town Planner Andrew Ventresca said fixing the intersection is not funded in the State Transportation Improvement Program, meaning it would likely be well over a decade before the intersection modification would be considered or funded by NCDOT.

During the standing room only public hearing, neighbors expressed concerns about increased traffic, limited visibility at curves, impaired sight lines exiting left on State Park Road from the property, difficulty exiting driveways with traffic backups, and disturbance from noise and lighting, the awkward intersection turn, pollution from spilled gas, runoff, possible leaking of underground tanks that could contaminate groundwater, insufficient buffers, and the detrimental effect on nearby home values.

Speakers also noted that the project is not consistent with surrounding residential homes or the 2035 Land Use Plan, on which residents depended when they purchased their homes in what was designated as a purely residential area.

In the 2018 Troutman Strategic Plan, the Future Land Use Map designates the site as “Medium Density Residential.”

In 2022, the map was updated to define the site as a “Special Lake Use,” defined as areas in the vicinity of Lake Norman that promote low-density development (2 or 3 single-family detached houses per acre).

Another objection was that the local commercial zoning, added to the town’s ordinances last year, applies to parcels three acres or less. This site exceeds that limit by 1.5 acres.

Craig Edwards said that the council had to do the right thing to build back trust in its relationship with the community. He said the council had a problem with community trust and that they needed to realize that people outside the town limits are also affected by council decisions and have a right to express their opinions.

He also questioned whether council members should base their votes on road improvements instead of what’s in the best interests of neighbors who must deal daily with the aftermath of these decisions.

COMMUNITY DROP-IN FOR 2055 COMPREHENSIVE LAND USE PLAN

Ventresca invited community members to the 2055 Comprehensive Land Use Plan public feedback session on Monday, March 30, from 11:30 a.m. to 1 p.m. and 4:30 to 6 p.m. This informal drop-in event will allow residents to talk with town staff and committee members and share their thoughts on a vision for the future of Troutman.

Ventresca said several more feedback opportunities will be held during this yearlong process.

FINANCE UPDATE

During her mid-year review, Finance Director Gina Merrell reported that the town has received $7.6 million of the $13.9 million budgeted for FY26 as of December 31, which is 55 percent of the budget.

Projected revenue includes a 98 percent collection rate for ad valorem taxes, increases in the projected fees for both Parks and Recreation and Planning Departments fees, and expected income from the town’s rental properties.

The town’s miscellaneous revenue has also increased due to several insurance reimbursements and a one-time check related to the purchase of the Keystone building.

Increases to the miscellaneous revenue ($95,000), Parks and Recreation revenue ($50,000), and rental income ($50,000) have all been included in the proposed budget ordinance amendment.

Also included is an increase in appropriated fund balance ($235,000) to cover the balance of projected expenditures.

As of December 31, 2025, the town spent a total of $4.9 million within the General Fund departments, compared to the $13.9 million budgeted, which is 35 percent of the total.

In the Water and Sewer fund, expenditures totaled $2.2 million, which is 25 percent of the budgeted $8.7 million. No amendments are needed for the Water and Sewer fund appropriations.

For the General Fund, several departments need increased appropriations to cover completed expenditures or those the town expects to incur before June 30.

To offset some of the increased appropriations, Merrell recommended the FY26 budget’s contingency appropriation be reduced by $175,000.

The departmental needs include:

♦ Administration – $125,000 to cover personnel costs for the Town Manager.
♦ Street & Maintenance – $60,000 to cover under-budgeted costs and those that need appropriate allocation.
♦ Sanitation – $150,000 to cover under-budgeted costs for garbage and recycling.
♦ Recreation – $50,000 to cover additional recreational supplies.
♦ Economic Development – $15,000 to cover additional renovation costs for properties.
♦ Capital Expenditures – $200,000 to cover the debt services and ongoing expenses for the Keystone building.
♦ Insurance – $5,000 to cover additional costs for municipal insurance.

Approval of this ordinance to amend the 2025-2026 budget will provide the funds to cover the projected costs for the remainder of fiscal year. Without its approval, the budget will be out of balance.

Following the staff recommendation, the council voted unanimously to pass the budget amendment.

CITIZEN/ORGANIZATION OF THE YEAR

The Troutman Citizen and Organization of the Year nominations are due to Town Hall by 5 p.m. on Monday, April 20. Applications are available on the town website or in the Town Hall lobby.

The Citizen of the Year nominee must demonstrate commitment to preserving, maintaining or improving the quality of life for the Troutman residents. The nominee does not need to live in the town but must be a resident or business representative of the Troutman community. The nominee must not be employed by the Town of Troutman.

Link to nomination form: https://www.troutmannc.gov/DocumentCenter/View/1169/Citizen-of-the-Year-Nomination-Form-2026.

The Organization of the Year Award honors those who make a difference in the community. The award recognizes ongoing efforts of organizations working to improve the quality of life in Troutman.

Nominees could be a business, church, civic group, or club who deserves recognition or any organization that is respected for their commitment, support, services, and activities that promote a positive influence on the community.

Link to nomination form: https://www.troutmannc.gov/DocumentCenter/View/1171/Organization-of-the-Year-Nomination-Form-2026.

UPCOMING EVENTS

Adult Flashlight Easter Scramble

Community adults (16-plus) are invited to the Flashlight Easter Scramble on Friday, March 20, at 8:30 p.m. Using flashlights or head lamps to guide the way, participants will scramble to see how many eggs they can find throughout the park under the night sky.

Some eggs will be filled with candy, and others with a prize tickets, including:

• Gift cards to Food Lion
• Gift certificate to KPAC – Kristie Phillips Athletic Center
• Gift certificate to Burritos N Ribs
• Discount coupons to Sweetwater Nutritionnc
• Gift certificate to Wagner Street Bistro
• Coupons to Your Coffee Place Troutman
• Free treats from Jeremiah’s Italian Ice Statesville
• Flashlights and buckets of prizes from Lowes
• Discounts to Liberty Tax in Mooresville

Pre-registration is required: https://secure.rec1.com/NC/troutman-nc/catalog?filter=c2VhcmNoPTQwNzU0MzA=

There will be no on site registration.

Babies, strollers, or animals will not be allowed at this event for safety purposes.

If questions, please reach out to award@troutmannc.gov.

Ribbon Cuttings

The town will host ribbon cuttings to welcome Wagner Street Bistro, Troutman Provisions Company, and Troutman Chiropractic & Wellness and its practitioner Dr. Dylan Crawford on March 26 at 11 a.m.

OTHER BUSINESS

The council also approved:

♦ An easement agreement between the Town of Troutman and Prestige Land & Site Works for an entrance monument and landscaping.

♦ Extending leaf and limb pick-up through March after a request from a resident during public comment. Town Manager Justin Longino will contact the contractor to determine if services are available.

♦ A resolution ratifying and approving the purchase of real property, ratifying all current and former leases for the town’s real property, and delegating authority to the Town Manager to execute lease agreements for under one year.

♦ In order to have the ability to sell these properties at a future date, the council had to ratify their purchase and current leases for the properties.

♦ Any lease over one year must be approved by council, and any lease with a shorter period may be executed by the Town Manager. The town hired Royal Properties to provide property management services for its rental properties.

♦ A contribution agreement between BBC Beam, LLC, BBC Norman Creek, LLC (formally BBC Rocky Creek, LLC), and the Town of Troutman. The town prefers a more comprehensive improvement plan for the US Highway 21 corridor within the vicinity of the developments and has agreed to release the developer from the obligation to complete the TIA improvements in exchange for funds in the amount of $1.5 million allocated toward those improvements. The developer must pay the town within 10 days of recording the first plat creating residential lots within the communities of Norman Creek and Sutton Village developments.

♦ Annexation and rezoning of 0.61 acres at 414 Old Mountain Road to allow water usage.