HomeMy WebLinkAboutC.054.93011_1658STAFF COMMENTS: The recent growth study has established several new policies to consider when
dealing with new development. This proposal is subject to much of that study due to the implications of
the request for higher density development. Several core issues have been considered by the staff, and
should be considered in your deliberation of this request.
1. Impact on schools. Higher density equals more children. The schools that will serve this
development are either near, or over capacity. The developer currently has the right to develop
on this property under the current RA zoning. By phasing the development and limiting the
number of lots over the next two years, the developer is agreeing to wait until the school
system has had adequate time to plan for the new students.
2. Intergovernmental Cooperation. The Growth Study recommended that the County work
closely with the municipalities to prepare for growth. The County Planning Staff has worked
closely with Troutman on this request and understands the Town's financial needs as they
relate to water and sewer (see below). Because this request is endorsed by the Town, and is a
prudent approach to development, we have tried to be as cooperative as possible with
Troutman.
3. Urban Service Areas. The Growth Study recommended studying USAs as a way to cooperate
with the municipalities and to funnel growth into areas that can handle it (i.e. water and sewer
and roads). Although Troutman does not have an established USA, it does have a detailed
Capital Improvement Plan for water and sewer. This area is currently served by these utilities,
and would be included in the USA if it were adopted.
4. Water and Sewer Connectivity. It was apparent through the study that development with
municipal utilities was preferred where possible. Because this area is served by utilities, it
makes sense to connect. However, it also makes sense to allow higher densities when
municipal utilities are available due to economic reasons, it benefits the Town as well as the
development community. There are also positive environmental impacts that come with
connection to utilities.
This request, with the associated conditions, is a balance between the impact on schools and roads,
and the promotion of smart development that utilizes the systems currently in place. Staff feels that
the impact on the schools is offset by the conditions of the request, primarily the delay in
development, and that the core principles of the Growth Study are being met. The two year delay
for the additional lots will give the school system the opportunity to plan and deal with the growth
in this area (an elementary school sight currently being sought).
Based on all of these issues, staff recommends approval of the request.
PLANNING BOARD ACTION: On July 11, 2007, the Planning Board voted 6-4 to recommend
approval of this request and to advise that it is consistent with the County Land Use Plan.
Lee Easter (advocate) said discussions had been occurring with the Iredell-Statesville
School System, and two schools, with a possibility of three, might be placed on the acreage.
Elizabeth Mills (onoosition) said the traffic situation needed to be corrected before
approval of the request.
Commissioner Robertson asked what Phase (school construction plan) included the
proposed new school.
Smith said Phase III.
Deputy County Manager Blumenstein agreed -- it would probably be in Phase III.
Commissioner Robertson voiced concerns about the number of homes and the projected
number of new students.
Chairman Norman asked if the projected student enrollment counts had been obtained
from the school system.
Smith said yes.
Commissioner Williams said construction costs for the three needed schools would be a
hundred million dollars.
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