BY DEBBIE PAGE
Fifty community members packed the Troutman Town Hall 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 in a residential area.
After listening to 90 minutes of developer and community feedback and expressing their own strong misgivings about the project, the Planning and Zoning Board voted unanimously to recommend denial of the rezoning request.
Representatives from J.T. Alexander & Sons asked to rezone the two adjoining parcels from suburban residential to a conditional local commercial zoning district, which is for less intense commercial and service uses to the neighborhood in which it is located near main road intersections.
The proposed development consists of an approximately 5,000-square-foot convenience store with 12 fuel pumps. A proposed carwash was removed from the plan after objections at an October community meeting for the project, and the proposed building architecture was also modified to better align with the surrounding residential character.
The updated design incorporates building materials, rooflines, and façade treatments intended to create a more cohesive appearance and support the proposed low-density commercial use that will complement the surrounding area.
According to the concept plan, the proposed site would have a full access point from State Park Road and a left-right in and a right out to Perth Road. Both are heavily traveled roads.
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).
Though Troutman is in a development moratorium because of a wastewater capacity shortage, the project is not subject to the 30-month moratorium because the project’s application was submitted prior to its passage.
The applicant also intends to develop the property on an individual septic system because the nearest sewer line exceeds the 1,000 foot distance for required connection to town waste treatment.
During the public comment, speakers expressed concerns about increased traffic, limited visibility at curves, impaired sight lines exiting left on State Park Road from the property, and difficulty exiting driveways with traffic backups.
Questions also arose about safety and turning movements at the awkward intersection, which has a sharply angled right turn from State Park onto Perth.
Concerns were also expressed about spilled gas and diesel in runoff and stormwater management. Questions were raised about septic system placement and groundwater protection from large underground gas tanks that could leak, although developers said the double-walled tanks were safe.
Concerns were also raised regarding the nuisance of early morning and late night operations (5 a.m. to 11 p.m. weekdays and 6 a.m. to 10 p.m. on weekends) and light spillover and headlights shining into nearby homes.
Others said another fueling station is unnecessary with another located 1/2 mile away.
Some neighbors questioned whether the 20-foot buffer was sufficient and were concerned about safety of nearby homes during construction and later during operation.
Others expressed a desire for a fence to screen the area and a heavily vegetated berm as well as a tree and hedge buffer to screen the gas station from residents across Perth Road.
Others worried about the effect on their home values. Speakers pointed out 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 residential area.
One resident whose property backs onto the project said, “We built our home 30 years ago and just paid it off. Now you are going to do this to us. I want to sell out and get out of Troutman.”
Developers said the impact of nighttime lighting will be mitigated by lowering its intensity and keeping it within the property lines. The design of the building was also modified since the community meeting to better fit with the surrounding residential area.
The developers said they were open to hearing additional community suggestions and did not want to be a burden on neighbors or the community. The project would add jobs and that the company promised to be a community partner, contributing to community organizations and nonprofits.
Because the site is currently in the town’s ETJ, the town cannot legally enforce its nuisance ordinance on the property. The site has historically not been maintained, but staff said the development of the site will remedy this issue.
Town staff has recommended approval of the project.
The Town Council is expected to hear the rezoning request at its March 12 meeting.
PERRY ROAD
The board also voted unanimously against recommending approval of a request to zone nearly 9 acres of suburban residential property (2 homes per acre) to town residential (4 homes per acre) for a proposed 22 homes.
The homes would eventually need water and sewer connections, currently banned for a development of this size under the moratorium.
With the uncertainties of future utilities and the beginning of the process to create a new land-use plan by year end, town staff did not have a specific recommendation and asked the Planning Board to take into account the current situation and the site uniqueness (a creek dividing the property) when considering its recommendation.
The board agreed, saying that the project was inconsistent with the current land-use map and wanted to wait for the new map before considering this request.
The council is expected to consider the request at its March meeting.
OLD MOUNTAIN ROAD
The board voted 7-0 to recommend approval of a rezoning request from Iredell County residential-agricultural to Troutman suburban residential for a .60 acre residential parcel on Old Mountain Road. The owner is asking for annexation to access town water at the March Town Council meeting.