[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6127172,"mediaKeyId","2664782-abd12bddac339d2a5a2524638815499a","parentId",2664782,"title","At a glance: Union County board approves consent agenda, a conditional rezoning and several appointments","audioSeconds",3333,"startMs",3043760,"endMs",6376895,"viewUrl","/Search/View?dp=1&key=2664782-abd12bddac339d2a5a2524638815499a&start=3043&end=6376","thumbnailUrl","https://assets.pipeline.soar.com/2664782-abd12bddac339d2a5a2524638815499a/thumbnail_3043760.jpg","articleUrl","/articles/6127172/Union-County/North-Carolina/At-a-glance-Union-County-board-approves-consent-agenda-a-conditional-rezoning-and-several-appointments","mediaUrl","https://secure.pipeline.soar.com/6127172-d117cc024ae41299512a97a6d678b30d/orig.mp4?Expires=1770448389&Signature=VCQblfb38UmYM9Ld8lcsEo4d61B-40Br-gRyqynHaeVd5yuu3aLUw32ZKJ-lFdCs1dhJs87MRI08F2UkyNPPOPkSHnpq0e61Dv6Xhh-Qs-xXMVNc9O2aHVz7rNCpCvAI1E~j6foebbijuHlUrz6xmjnYk7Dre6099i5VZoooBpyf6VnsEZY3qf29jHG05ZdWnzMiamP3wALvXZrLQd20-JwGRjWaCoeiOxT2ZB-FdTR~XHKEopQdeuRNvh0oyvawqBDwrmDg6Gq0Qh8HwuYUm~OsxMBL9IDHNMaS5MfLlHV1UOvaCFiv2PfayXbw5~iU7Dps2KRUBScZdruzQSMoww__&Key-Pair-Id=KUT5TJCACFTXG","author","Union County, NC","date","2025-03-17T17:16:29Z","article","The Union County Board of Commissioners voted on several routine and land‑use items during its March 17 meeting.

The board adopted the consent agenda by voice vote. No items from the consent agenda were pulled for separate discussion at the meeting.

Conditional rezoning approved
The board approved Conditional Rezoning CZ‑2024‑006 (New Salem), a request from the Stevens family to rezone about 2.5 acres in the Polk Mountain area for a mini‑storage development. Planning staff and the Planning Board recommended approval. The board also adopted the related ordinance and the staff’s statements of reasonableness and consistency.

Board and committee appointments
The board voted to confirm the following appointments: Dale Louder to the Home and Community Care Block Grant Advisory Committee; Peter Kovacs as the Weddington representative on the Library Board of Trustees; Crystal Gilliard and John Mullen to the Historic Preservation Commission; and Daniel Haley and Ethan X Davis to the Juvenile Crime Prevention Council. Each appointment was moved and approved by voice vote.

How the votes were recorded
All motions recorded in the transcript were passed by voice vote with commissioners saying \"aye.\" The meeting record does not show roll‑call tallies or recorded no votes on these items.

What was not voted on
A conditional rezoning associated with \"Gold Branch\" (CZ‑2024‑007) was withdrawn by the applicant earlier that day and therefore was removed from consideration by operation of law; no board vote occurred on that matter.","mediaType","Video","parentTitle","Board of County Commissioners | Regular Meeting | March 17, 2025","oneSentenceSummary","The Board adopted the consent agenda, approved a conditional rezoning for mini‑storage in New Salem, and confirmed six citizen appointments to county boards and commissions; all votes were voice votes with ayes recorded.","taxTitle","Union County, North Carolina","taxId",14197,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127176,"Union County holds public hearings on four road‑naming segments; resident asks to avoid address changes",247,1134250,1381885,"/Search/View?dp=1&key=2664782-abd12bddac339d2a5a2524638815499a&start=1134&end=1381","https://assets.pipeline.soar.com/2664782-abd12bddac339d2a5a2524638815499a/thumbnail_1134250.jpg","/articles/6127176/Union-County/North-Carolina/Union-County-holds-public-hearings-on-four-roadnaming-segments-resident-asks-to-avoid-address-changes","https://secure.pipeline.soar.com/6127176-3c8034e3c7d3ca12a4ca7d46534052ad/orig.mp4?Expires=1770448389&Signature=ZYOqbRiPvfJ~l8I0xXlqnzfgSo3sSnifsmZe2dssnpmD4PoOQT01Sw5wFeWMXuAvJL936rn2Cf1OSepK6XPPkeLNTxifcS-Hpp6NP-5kTXKzBtHr2eaKwcMPAm4hESO-MsV-V7hD2SKW9GqvSlQjuZXKAgJbhh0GSqmWH68nnxlINoS~DPPVhgjRJXoKjD85HuMpbG4Fmd6nthf2Ib~azrM8~KVBVCe8TfnyDTAOuD45hT8oP2x1RnagMy4rHL6i7-88JywejZ1aT7ZaeZysjzMQuLvP1I-nFIHkAy2iQHlCBP2GquDG~Xg2-tSFFQeYGvgaJeJAhFfsvD47zwpW4Q__&Key-Pair-Id=KUT5TJCACFTXG","Union County planning staff opened four simultaneous public hearings March 17 on proposed names for unincorporated road segments built as part of a NCDOT railroad‑access project on Waxhaw’s west side.

Bjorn Hansen, senior planner, described the mapping and said the project included multiple segments; staff recommended leaving Torrey Path unchanged and proposed new names for other segments: King Haigler for a long connector (to recognize a Catawba leader), Ernest Way for a short section, and Sabinski Way for a short remaining portion of Helms Road on the Waxhaw side. Hansen said staff coordinated recommendations with the Town of Waxhaw and would work with the U.S. Postal Service, NCDOT, emergency‑services addressing and mapping providers.

A resident who lives on Helms Road, Jackie Zamora, said the short Helms segment slated for renaming includes occupied homes and businesses and asked the county to consider swapping which segments are renamed so occupied addresses would not change. \"It seems kind of inconvenient for her to change her whole identity,\" Zamora said referring to an elderly neighbor who would be affected.

Hansen said preserving name consistency along a road is important but that the county could explore adjusting the recommended segments so occupied properties would retain a Helms address. He said staff would discuss options with Waxhaw and return with a recommendation. A commissioner suggested the county \"explore\" the idea because of potential impacts on multiple residents.

The board took no final action; the chair closed the hearings after staff and the resident discussed next steps. Hansen said the county would coordinate with Waxhaw and 911 to align naming and addressing if changes proceed.","Planning staff presented proposed names for four unincorporated road segments tied to a DOT railroad access grant; one resident asked the county to avoid renaming occupied segments to prevent address disruptions, and staff said they would consult Waxhaw and 911.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127181,"Union County steering committee proposes sweeping rural‑land vision, seeks public input",1289,4822365,6111680,"/Search/View?dp=1&key=2664782-abd12bddac339d2a5a2524638815499a&start=4822&end=6111","https://assets.pipeline.soar.com/2664782-abd12bddac339d2a5a2524638815499a/thumbnail_4822365.jpg","/articles/6127181/Union-County/North-Carolina/Union-County-steering-committee-proposes-sweeping-ruralland-vision-seeks-public-input","https://secure.pipeline.soar.com/6127181-d567b074498f6d9fed2b3feee08b8627/orig.mp4?Expires=1770448389&Signature=e8qO7-gfB5Xj7Z~oFp7Y6NvrEj72u6wMgdvi9HMZW4K5tzvzIUAdyUmq62ktDNo-G7DnqAuEuNlK~S~~ihJEXjhA3D7CM8tg2OZBCVaS8jUTZKhOvhYmrHTgFmuvfJV2cZDtmBt1XcEOd4IQFk7RD4OrpLTPPLNbZGW4TjwH8InRyc3NkR~D4~pbJ9D9pMKejGTWsOIH8gTMytScf3DnzxILOT~pgEyMKVdXORPMdcFZEPIldvdP2zgVN1FCZigAlZqUy2-66SY8q8TWLEmKvDIGLEJ7lXrsdIaUWhdCnTXCts7K~of63JZtkzW~QIgJhvTWozfb03OI-7SaBQXAzg__&Key-Pair-Id=KUT5TJCACFTXG","Alan Balcom, chair of the county’s rural land use steering committee, presented a progress update March 17 on a rural land‑use plan that aims to preserve farmland, natural habitat and rural character while guiding future development.

The committee, appointed last fall and working with grant funding and technical assistance, reported it has gathered more than 200 public responses to a draft vision statement. \"Agriculture, rural character, and environment\" topped respondents' priorities, Balcom said, and the committee is compiling strategies for the Land Use Board and Commissioners.

Why it matters: The committee’s draft vision and strategies could inform zoning, subdivision and conservation policies that affect large parts of Union County where farmland and rural neighborhoods are under development pressure.

Key recommendations under consideration
- Identify and expand agriculture‑preservation or conservation overlays along priority river corridors and other high‑value habitat.
- Adjust the number and placement of commercial nodes to concentrate nonresidential activity and reduce sprawl.
- Add stronger buffering requirements along streams and water bodies.
- Prioritize land set‑asides inside major subdivisions and recommend conservation easements acquisition where appropriate.
- Consider conditions that would allow limited commercial uses on residential parcels without a full rezoning (examples discussed included small businesses based at a home that have a few employees).
- Examine changes to rural lot‑size requirements and flexible options for future lot splits.
- Evaluate the county’s approach to private, engineered and permitted septic systems to understand long‑term performance and county liability.

Balcom said the steering committee hopes to \"work ourselves out of a job\" by producing concrete recommendations for the Land Use Board and the commissioners. He asked the board for feedback and encouraged commissioners to attend the committee’s monthly meetings, which staff said occur the third or fourth Tuesday at 11:30 a.m. in the commission boardroom.

Technical assistance from state program
Lisa Davis, a wildlife and fisheries conservation planner with the North Carolina Wildlife Resources Commission, described the Green Growth partnership that provides non‑regulatory technical assistance and cost‑share options to integrate wildlife habitat and agricultural preservation into planning. Davis showed examples from other North Carolina counties that adopted agriculture protection overlays and preferred development guides to direct growth toward infill and to protect corridors for wildlife and farming.

Concerns raised and next steps
Commissioners and the committee discussed private engineered septic systems. Commissioners said they want the committee to clarify practical risks and who would handle long‑term liability if a private system fails. The committee flagged the septic review as a priority for further study.

Balcom said the steering committee will return with more detailed recommendations later in the year; the group’s work is grant‑funded and intended to produce a preferred rural plan for commissioner consideration.","A county steering committee presented a draft rural vision and strategies including farmland preservation, conservation overlays and new options for home‑based commercial uses; the committee invited feedback and will return with recommendations.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127186,"Union County tax reappraisal raises values; appeals process, deadlines explained",1375,3118255,4493824,"/Search/View?dp=1&key=2664782-abd12bddac339d2a5a2524638815499a&start=3118&end=4493","https://assets.pipeline.soar.com/2664782-abd12bddac339d2a5a2524638815499a/thumbnail_3118255.jpg","/articles/6127186/Union-County/North-Carolina/Union-County-tax-reappraisal-raises-values-appeals-process-deadlines-explained","https://secure.pipeline.soar.com/6127186-05374dee65ba7ad6533b56f85b94de2e/orig.mp4?Expires=1770448389&Signature=JvxXk~oUnuKKSOFf7zNK7x5vAiSHvnow8JegBEbyLKemyz~D7aAMvzrckDbcDxFlixmHv0AOlNflIJJWlF9h-k7CUGLz82SowDsQQhDUHYIjHmipkmOxpdHcLTn36j3zO2wVT8BSEapWZxJVMY9US1jBy4x01ohrgBWtZUsNErOmjI786IAK0rKbJSfd3Zx6lltQ1gZdD1VEN9ioNg~IuignLv3g2WcL6wxcdsHyX3Ph71Z6NNVcj2QC-FlTEaFI0rVno8ItodmnVuZVequb6oeNl4oyPFC3GaEL9yEuHWP42AoIffKOCrQRSzUGXmAakigNStRJeQt~ywgTMxjkKg__&Key-Pair-Id=KUT5TJCACFTXG","Van Harrell, Union County tax administrator, told the Board of Commissioners on March 17 that a state‑mandated 2025 reappraisal increased gross market values in the county by about 60%.

The update matters because the reappraisal sets market values used to calculate taxable value and triggers an appeals process that began when value notices were mailed. \"This was a mandated reappraisal,\" Van Harrell said, adding the county pulled roughly 47,000 sales to set market values and is following statutory appraisal standards.

Harrell said the county now shows roughly a 60.05% gross increase in overall market value across about 114,000 parcels, with residential values up about 63.45% (the median individual property increase was just under 57%) and a commercial increase near 45.6%. He also said land valuation increased about 94%, but noted much of land value will be reduced for taxable purposes under present‑use valuation (PUV) programs for farmland. \"If your market value on the notice you receive, let's just as an example, if it's $50,000 an acre at market value, for farm land, you're only going to be taxed on about $255 an acre,\" Harrell said to illustrate how PUV affects taxable value.

Why it matters: Harrell and county officials emphasized higher market values on notices do not automatically translate to identical increases in tax bills. County Manager Brian Matthews repeated that the board will set the tax rate during budget work and said, \"I can promise you, it will be lower than 58.5¢.\" The current county tax rate is 58.5 cents per $100 of assessed value.

Appeals process and timing
Harrell outlined the multi‑stage appeals workflow. Taxpayers who disagree can file online; appeals first go through an informal assessor review, then to the Board of Equalization and Review (BER), and — if unresolved on valuation grounds — to the state Property Tax Commission. He said the county expanded phone staffing to handle questions and is processing appeals in the order received.

Key clarifications Harrell gave:
- Appeals received so far: about 1,700 appeals had been entered by midday on the day of the meeting. Harrell said call volumes peaked over the weekend after notices were mailed.
- Recommended filing window: the notice requests appeals be received within 30 days to allow time for review and possible settlement before BER hearings begin, but Harrell said the 30‑day request does not shorten the statutory appeal period.
- Absolute deadline: Harrell said the final day to file an appeal will be the last day the board is in session formally for the appeals cycle — May 28.
- BER schedule: hearings are planned to begin April 14 with daytime and evening sessions (including 4–7 p.m. options) to accommodate working residents.
- Response timing: once call volumes ease, Harrell said many taxpayers should expect to hear from staff within about a week, but complexity and evidence required vary case by case. He said many appeals are filed without supporting evidence and urged taxpayers to upload comparable sales or appraisals through the county portal.

How residents can file and what to include
Harrell walked through the county property portal and said the online appeal tool allows taxpayers to run comparable‑sales reports and upload supporting documents. He said staff will review every appeal regardless of when it is filed, even if it comes after the informal review window.

Public reaction at the meeting
Several residents used the meeting’s public comment period to express worry that notices showing large percentage increases would translate into steep tax bills. Doug Presley said, \"please do not raise our property taxes by 60%.\" Shontay Plowman also referenced figures she had seen and asked whether new development would reduce rates for long‑time property owners. Harrell and Matthews reiterated that assessed value is not the same as a tax bill and that the board still must set the tax rate through the budget process.

What’s next
Harrell said the department will continue to process appeals and provide updates. The manager reminded residents the board will consider the tax rate as part of the budget process and that the county historically reduces the tax rate in a reappraisal year.

Ending: Residents who want to appeal are advised to use the county's property search and appeals portal; Harrell encouraged taxpayers to include documentation to support requested value adjustments so staff can review them before hearings.","Tax administrator Van Harrell told commissioners the county’s mandated 2025 reappraisal raised gross market values about 60% and outlined the appeals timeline; county manager and several residents urged clarity about what the change means for tax bills.","actionData","errors"]

Article not found

At a glance: Union County board approves consent agenda, a conditional rezoning and several appointments

Union County holds public hearings on four road‑naming segments; resident asks to avoid address changes

Union County steering committee proposes sweeping rural‑land vision, seeks public input

Union County tax reappraisal raises values; appeals process, deadlines explained