BY MIKE FUHRMAN

Faced with opposition from several of the county’s most prominent farmers and landowners, the Iredell County Board of Commissioners on Tuesday delayed action on a proposal to protect the northern end of the county from large residential developments.

Building on the county’s 2045 Horizon Plan, Planning Director Matthew Todd outlined a plan during Tuesday’s board meeting that would have defined most future developments north of the South Yadkin River with more than five lots as large subdivisions. Under the text amendment proposed by the planning staff, lots in large subdivisions in that area would have to be a minimum of five acres. (Large subdivisions in Harmony, Love Valley and the Tomlin Mill area would have a one-acre minimum.)

County officials said the proposal was crafted in response to feedback from residents — including farmers — who have said that protecting farmland from encroaching development should be a priority for commissioners.

During a public hearing, however, a dozen residents — mostly farmers — called the proposal an “over-reach” by local government and an assault on private property rights. If approved, the text amendment would deprive landowners of the opportunity to get the most money for their property if they decided to sell, the residents said.

Chris Cartner, who lives off Moose Farm Drive, told commissioners that the plan was “not really acceptable.”

“This whole thing should go back to the drawing board,” he said.

Farmers Ben Shelton, Doug Holland and Phil and Mike McLain, and Ken Robertson, a former county commissioner, also expressed strong reservations about the proposal.

“I think it’s very short-sighted,” Shelton said.

“Let’s take our time and get it right,” Holland added. “There are other tools in the bag we can use.”

Matt Grant, whose family’s engineering, surveying and planning firm works with developers, said the proposal was premature, explaining that he is only aware of two small developments being planned in the northern end of the county.

“We are trying to fix a problem that doesn’t exist,” Grant told the board. “This is government over-reach in my opinion.”

Robertson, who said he supported some land-use restrictions, said Iredell was in danger of becoming like Huntersville.

“Without a vision, we will morph right into all those towns and counties whose names are all but forgotten, surrounding big cities just like Charlotte,” he said.

Even Sean Turner, a farmer who served on the 2045 Horizon Plan Committee, said the five-acre lot minimum would drive up the cost of housing in the north end of the county, making it unaffordable for most residents.

After the public hearing concluded, commissioners made it clear that the board had heard the farmers’ concerns.

“We’re not trying to ruin your way of life, take away your future,” Chair Melissa Neader said. “We are petrified of growth and the cost that comes with it.”

“You’re the heart and soul of this community,” she added.

Commissioner Scottie Brown, who said he had turned down a developer’s lucrative offer for his property this week, said he was opposed to the five-acre requirement because it infringed on the farmers’ property rights.

“I hate for the government to tell me what I can do,” Brown said.

Commissioner Brad Stroud said the board and staff were working in good faith to protect farmland, and he was unaware of any opposition to the proposal before Tuesday. He said he heard the farmers’ objections “loud and clear.”

“It’s also loud and clear that we have to do something,” Stroud said.

“Our goal is always to make your lives better — not worse,” Commissioner Gene Houpe added. “We never want to make the remedy worse than the problem.”

Vice Chair Bert Connolly said commissioners are trying to prevent Iredell County from turning into North Mecklenburg.

There are more than 22,000 housing units in the development pipeline in Iredell County. More than 90 percent of those units have been approved by the Mooresville Board of Town Commissioners, Troutman Town Council and Statesville City Council, according to county records.

The county is then left to pick up the tab for new schools — commissioners approved construction of a $130 million high school on Tuesday — and the increased demand for fire protection, EMS, animal control, and health and human services.

The proposal, he explained, was an attempt to slow the influx of new residential development. And the board will still have to find a way to do that, Connolly added.

“We can’t wait until it’s a problem and then flip the switch,” he explained. “The five of us up here are determined not to allow this county to turn into Northern Mecklenburg County. We’ve got to do something, folks.”