BY DEBBIE PAGE
After listening to an hour of neighbors’ views and further discussion among board members, the Troutman Planning and Zoning board voted to recommend approval of a conditional mixed residential rezoning request by Nest Communities for the River Rock townhome project at the corner of Perth Road and Autumn Leaf Road.
The developer wants to build 134 townhomes on 11.52 acres currently designated as highway business/neighborhood commercial, with the previous owners hoping to attract a grocery store or small shopping center that never materialized.
Town Planner Lynne Hair said the current zoning allows multi-family rental apartments on the site, once considered by Nest, but the company pivoted to individually owned townhomes as a better fit with surrounding residential areas.
Hair said the project density is just over 10 units per acre, less than the 12 units currently allowed under the current zoning. The project would have 18 percent open green space with two retention ponds. A sidewalk is planned along the Perth Road side with a 10-foot-wide multi-use trail along Autumn Leaf Road.
The three- or four-bedroom townhomes, ranging from 1,500 to 2.200 square feet, would be marketed in the $350,000 price range. The 24 buildings will contain three to eight units each.
The traffic impact study findings, conducted for the previously proposed apartment project, are being reduced because of the townhome project’s lower impact.
Neighbors expressed concerns about the retention ponds working properly, as well as traffic, public safety access, limited parking for townhome residents, infrastructure strain, preference for commercial development, and the number of homes already approved but not yet built.
Keri Bates, the closest resident to the project, said the townhome project was the best of the proposed options for the property. She preferred homeowners to rental apartments because they take pride in their property and offer more stability. She also liked the curb appeal of street-facing townhomes.
Board members debated the project for 45 minutes, expressing concerns about the street-facing project, the lack of a new detailed site plan, the lack of a berm, available parking, garage sizes, easements for future Perth Road widening, the lack of detailed architectural features, and the percentage of rentals to be allowed by the HOA.
The board considered delaying its decision, but Hair warned that the Town Council must vote at the February 8 meeting with or without their recommendation because the project’s public hearing had already been advertised.
The board added conditions of a two-car garage in all garages facing the alley, a 40-foot easement for future Perth Road widening, more robust architectural standards, and increased trees and streetscape along Perth and Autumn Leaf roads.
The recommendation to approve passed 3-2.
TCJ COMMERCIAL DEVELOPMENT
TCJ Development is requesting the rezoning and annexation of of nearly 8 acres at the corner of the southern Flower House Loop entrance and Highway 21. The owner is requesting annexation into Troutman with a highway business zoning designation.
No site plan is required and no specific plans for the currently Iredell County zoned residential/agriculture property have been presented to the town, but developer David Denzler said he was working with the ABC property development next door to build a compatible site plan.
Denzler is seeking annexation because Troutman has water and sewer services in the area.
Hair said staff recommended the HB zoning for the property because of the proximity to similarly zoned properties. The Future Land Use Plan has no designation for this parcel because it was in the county and was only recently released from Mooresville’s zoning jurisdiction.
Jesse Vincenty, who owns property that borders this project, expressed concerns about what kind of commercial property might be there and accompanying light and noise issues.
The board voted 5-0 to recommend the HB zoning, with the Town Council scheduled to consider this request at its February meeting.
ABC BOARD PROPERTY
The ABC Board bought the property at 1250 Charlotte Highway several years ago for a future ABC store site. The board is requesting annexation of the nearly 8-acre Iredell County residential/agricultural property with highway business zoning.
No site plan has been submitted for this traditional zoning request. Staff recommended approval because of the property’s proximity to other HB property zoning and to the Exit 42 commercial development.
Neighbors cited traffic concerns at the Flower House Loop/Highway 21 intersection with its sight-restricted left turn, but Denzler noted that a traffic light will be installed there because of the requirements for the Food Lion shopping center.
During the public comment period, Pastor Trent Patterson and one of his church members who lives nearby objected to another ABC store in Troutman. Vincenty again expressed concerns about what else might be built on this site, which abuts the rear of his property.
The board voted unanimously to recommend highway business zoning for the site, with the Town Council scheduled to consider this request at its February meeting.
ELECTION OF OFFICERS
Randy Farmer was again selected by the board as chairman for this year, with Karen Van Vliet again chosen as vice chair.
