BY DEBBIE PAGE
The Troutman Town Council on Thursday will consider annexation and rezoning requests for the proposed 629 single-family home Shinn Farms development.
If approved by council, the proposed development would be located on 276 acres located on both sides of Weathers Creek Road, just north of Houston Road.
Despite community concerns about the impact of more growth, the Troutman Planning and Zoning Board recommended approval in October by a 4-2 vote. Karen Van Vliet and Mark Taylor dissented because of traffic impact and density concerns.
The Shinn Farms plan incorporates three phases, including 245 patio homes marketed for over age 55 residents, 279 larger homes, and 105 “starter” homes.
Urban Design Partners representative Paul Pennell said the Ryan Homes development is meant to be a progressive community to suit residents from the newlywed to senior living stages without ever moving from the neighborhood as they age.
If approved, construction would commence in 2024, with completion scheduled around 2030-2031.
The gross density of the project is 2.27 per acre, which meets the medium density use for the area in the previous Future Land Use Plan, although proposed homes will be built on only 163 acres at nearly four homes per acre.
Smaller yards are popular with homeowners because of reduced maintenance and lower environmental impact, according to Pennell.
Forty percent of the property will be open space, with 100-foot stream buffers, stormwater pond areas, HOA maintained trails, and paved greenway areas to preserve natural beauty and trees on the property and to provide residents with an enjoyable environment.
Developers also committed to planting two trees on each lot, with lot sizes varying from in width 52 feet to 65 feet in the other two sections (with 40-foot front width permitted on triangular cul-de-sac lots).
Pennell said the development will emphasize non-vehicular traffic such as walking, biking, and golf carts to reduce traffic. The plan currently includes five bridge crossings over the creek running through the development to minimize environmental impact.
Proposed amenities include playground, passive sports fields, walking paths, green space with seating areas, and a rock-skipping pond.
Other proposed amenities include a community pool, playground, community green, amphitheater, pickleball courts, disc golf, fire pits, dog washing station, food truck parking pads, greenway trails, electric vehicle charging stations, and community package lockers.
The over 55 age-targeted amenities could include a community garden, walking trail with fitness station, programed green space (with possible wine park, fire pit, rocking chair patios, and butterfly gardens), and an arboretum.
Pennell noted that amenities are intended to be shared by all Shinn Farms residents and that amenities or proposed placement could change as the site plan is fully developed.
Planning Board Chair Randy Farmer asked for a commitment to building the pool, cabana, outdoor gathering spaces, playground, and pickleball courts and to commit to building a minimum of six (2 per secondary amenity area) of the other proposed amenities, to which developers agreed.
Pennell said that developers were likely committed to amenities proposed in the presentation, barring unforeseen land use complications or other ideas for improved amenities that could occur.
At the August 9 community meeting, attendees raised concerns about the increased traffic on a narrow road, the one-lane bridge on Weathers Creek Road, increased traffic through Sanders Ridge as a road connection is created, and the potential increase in traffic once the nearby proposed high school is built.
The traffic impact analysis (TIA) recommended adding a westbound right-turn lane along Houston Road to Highway 21 and a southbound left-turn lane on Highway 21 at the Houston Road intersection.
Entrance and exit lanes would also be added at proposed development entrances.
The developers also agreed to commencing all TIA required road improvements after the 150th certificate of occupancy is issued, rather than the proposed 377th.
MONDAY’S AGENDA MEETING HIGHLIGHTS
Town Manager Ron Wyatt and council members Eddie Nau and George Harris discussed their successful trip to Raleigh to meet with Sen. Vickie Sawyer and Reps. Jeff McNeely Mitchell Setzer and Grey Mills to talk about Troutman’s needs.
Nau said they felt they had made good progress on the trip and that the officials were responsive to their conversations, with results from their efforts hopefully evident in new funding coming Troutman’s way this summer.
Town Planner Lynne Hair asked for council’s direction in updating a Mobile Food Truck ordinance and in developing an on-street parking ordinance in certain higher density developments, including multi-family and mixed-use areas.
The council also discussed updating the remote participation policy to allow Town Council members to participate in meetings.
Wyatt said the baseball/softball field dugouts and structures were underway and should be complete in time for the spring season.
The Planning House next to Town Hall is being painted and new vinyl trim installed. The proper permits are also in hand to proceed with work on the town’s Wagner Street property.
The town’s new digital sign has been ordered and will be installed in the next six weeks. A lawsuit has been served on the company that installed the current sign last year because it has not functioned properly since installation and has not been fixed to the town’s satisfaction.
THURSDAY NIGHT AGENDA
In addition to the Shinn Farms project, the council will:
♦ Consider approval of Budget Amendments for the Building Reuse Grant expenditure to CR Onsrud of $125,000 (state grant money being transferred with the town as the conduit) and for adding $16,241 in proceeds from the sale of a police trailer and police department activities.
♦ Consider approval of American Rescue Plan (ARP) Act Of 2021: Coronavirus State And Local Fiscal Recovery Funds Ordinance for spending the $822,473 Troutman was awarded, half of which was received last year and the rest this year. The funds, now sitting in an ARP account, will be used to reimburse town salaries from July 1 – December 30, 2021, thus moving the money into a different “pot” that the town can then use on infrastructure or other projects as it desires.
♦ Consider approval of a Noise Ordinance amendment adding language that provides for the ability to regulate and measure noise disturbances.
♦ Recognize the Iredell County Cheer Classic Champion Troutman Middle School “Bobcats” Cheerleading Team and the Troutman Employee of the Month.