[{"_1":2,"_99":-5,"_100":-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],{"_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",6633943,"mediaKeyId","3670852-b835314e206a05020e404a3b375b1394","parentId",3670852,"title","Planning board recommends conditional rezoning for 40‑acre solar project after extended, contentious hearing","audioSeconds",6006,"startMs",4094000,"endMs",10100000,"viewUrl","/Search/View?dp=1&key=3670852-b835314e206a05020e404a3b375b1394&start=4094&end=10100","thumbnailUrl","https://assets.pipeline.soar.com/3670852-b835314e206a05020e404a3b375b1394/thumbnail_4094000.jpg","articleUrl","/articles/6633943/Iredell-County/North-Carolina/Planning-board-recommends-conditional-rezoning-for-40acre-solar-project-after-extended-contentious-hearing","mediaUrl","https://secure.pipeline.soar.com/6633943-7b26ea5189b237a1fb351df08997663b/orig.mp4?Expires=1770448455&Signature=A9f6a8l9YvPtdOcGXwBpV8V6gXLEUAaPzKgTvfYW8dCuS34eZio4rj66ZmUQZ~qDggIA8SGj98XL3bax46Dhq0s8xGIzvD8HrTtU8Aeyk7RbYM-6ogWS0NRqZhwrUCK62kLrtRj2mBqPJ4SehRUXXaG8SQmZ-8H92fgjlrUhnI1pCMoU6h5TPXMOdLRIDKPdQspbMdn4QA1SYKLuDOYFyZ6wz1l7C4NoBQBYbZ6GoQLNosTJYg8iBU1oxvuX2Y5U8Sko-aT-PeTGLBAaubbbjs~S8nIGP3KDnHb1aINXyjMWXvUupjlBhV9SaucHmT0aW9GliT-NURN2R9ZXDWDUWQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Iredell County, NC","date","2025-06-05T02:39:22Z","article","A contentious public hearing on June 4 ended with the Iredell County Planning Board recommending approval, by a 5–4 tally, of a conditional rezoning to allow a solar energy system on roughly 40 acres at 5593 Wilkesboro Highway. The Planning Board first considered and voted down a motion to deny the request, then voted to recommend approval and forward the application to the County Commission, which will make the final decision at its July 15 meeting.

Planner Jake Lohman told the board the applicant reduced the request since the community meeting: the original parent parcel totals about 192 acres, and the rezoning request was narrowed to a 40‑acre area on the west side of Highway 115. Jake said the request is conditional and the submitted conceptual site plan shows proposed fences, panel locations outside the regulated floodplain and a 500‑foot setback from existing residences; he emphasized the plan in the packet is conceptual and would be refined during site-plan and zoning-permit review.

The applicant, Sam Littman of Finance for Impact (FFI), told the board the project is being developed to supply Energy United and its members, and highlighted proximity to Energy United's distribution three-phase line and about one mile from the New Hope substation. Littman described planned setbacks, a 35‑foot highway setback, a 15‑foot landscape buffer, a 7‑foot maximum structure height for racking, and a 20‑year lease term with decommissioning obligations and bonding. He said panels will be located outside the county's 100‑foot stream setback and that he would work with Energy United on interconnection studies.

Supporters who spoke included representatives of Energy United and two attorneys from the Southern Environmental Law Center, who argued community solar can stabilize local electricity costs for co‑op members and that modern silicon panels are durable and safely managed. Colight Technologies' CEO Kevin O'Hara, an installer, addressed noise and breakage concerns and said inverters are distributed across arrays and that perimeter noise would not be audible at neighboring homes.

Many residents and landowners spoke in opposition. Common concerns raised were stormwater runoff and erosion, groundwater contamination and well-water impacts, fire risk (including fires linked to battery storage at other sites), visual impacts and lost rural character, harm to wildlife and archaeological resources, and uncertainty about long-term decommissioning and corporate financing. Several speakers said they purchased property for a rural lifestyle and asked the Planning Board to keep the area agricultural.

Staff and the applicant said routine county and state permitting — erosion-control plans, sedimentation controls, wetland delineation, flood-plain restrictions and required decommissioning bonds and plans — would apply. Jake noted that as of November 1, 2025, the state would have oversight of decommissioning of solar energy projects; he said county standards for decommissioning also apply.

After extended public comment and board deliberation the Planning Board first voted down a motion to deny, then approved a conditional rezoning recommendation 5–4. Board members emphasized the conditional nature of the application and the requirement that the applicant comply with county and state environmental and permitting rules. The County Commission will receive the Planning Board's recommendation and consider the matter on July 15, 2025.","mediaType","Video","parentTitle","Iredell County Planning Board Meeting - Jun 04 2025 6PM","oneSentenceSummary","The Iredell County Planning Board voted 5–4 on June 4 to recommend a conditional rezoning of about 40 acres at 5593 Wilkesboro Highway to allow a solar energy system intended to serve Energy United members; the hearing drew extensive public comment both for and against the project.","taxTitle","Iredell County, North Carolina","taxId",13718,"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},6633947,"Planning board narrowly recommends rezoning 51.5 acres on Josie Road for highway business; neighbors voice traffic and runoff concerns",2712,928000,3640000,"/Search/View?dp=1&key=3670852-b835314e206a05020e404a3b375b1394&start=928&end=3640","https://assets.pipeline.soar.com/3670852-b835314e206a05020e404a3b375b1394/thumbnail_928000.jpg","/articles/6633947/Iredell-County/North-Carolina/Planning-board-narrowly-recommends-rezoning-515-acres-on-Josie-Road-for-highway-business-neighbors-voice-traffic-and-runoff-concerns","https://secure.pipeline.soar.com/6633947-c483727095f0a2f8d3f25c74c714cde1/orig.mp4?Expires=1770448455&Signature=FD1HHcnYp7Kw9X3hVd2LDt-RKsnzP1kMLiEjD~dZWLiJUQE5av-FPUxPlzsTETv8kGoo0cXB~th5-kFZJhaKCio7OaMiLpvuWW6twR0HL85RkhTyKvc6UaFIkKzzQatZgT7CGsJxQ~WJWfUabkwX4qdh~gMLQZ95y8QqgVhc2ZoNoII24A~N9zVSXqHhQ7yCPHHRbXybIQIuGS-r0lBRRFewHMJWJnUsZ7S9dtcHIrvptZJxHQgzfyhIOPkcuboosPv49cGJd7qVsgYSbtgvT0Bv7NxIYFbJunzDqnAuU6CMub-UT78Y~PYxebFY1n-7Qpp77ZI0KL6ulymhxz8YVg__&Key-Pair-Id=KUT5TJCACFTXG","The Iredell County Planning Board voted 5–4 on June 4 to recommend approval of a conventional rezoning request to change five parcels totaling about 51.525 acres along Josie Road from Residential Agricultural to Highway Business.

Leslie, a county planner, described the request and the parcel's location near I‑77 and a newly planned Love's travel plaza. Staff advised that much of the property already falls within the 2045 Horizon Plan's highway-destination commercial designation and recommended approval because the requested district aligns with surrounding commercial development. Leslie told the board the site has road frontage only on Josie Road, a secondary road, and that the property would require buffering and screening where it adjoins residentially zoned lots.

Harry Toomas (appears as Thomas/Toomas in the record) of Metrolina Capital, representing the contract purchaser, told the board his group has the property under contract and that the intent is to provide truck parking, fenced and gated, with paving, lighting and security. \"The intent is to use it for truck parking. We are not connected with Love's at all,\" Toomas said, adding the site is attractive because of proximity to Love's and nearby distribution centers and because it is relatively flat.

Residents and landowners gave extended public comment in opposition. Speakers raised concerns about increased truck traffic and backups on Josie Road, which they said is narrow and already subject to flooding in some low points; they also expressed worries about stormwater runoff, light and noise, crime and declining property values. Several speakers asked why the entire 51.5 acres was being rezoned when the applicant had said he likely would use a smaller portion for truck parking, and urged commissioners to require conditions or limit the rezoning to a smaller tract.

In response to runoff and stormwater questions the applicant and staff said the project would have to meet North Carolina erosion- and stormwater-control rules; Leslie noted that development disturbing an acre or more requires erosion-control plans and that stormwater would be addressed during site-plan review. Toomas said he had not yet commissioned detailed engineering because he wanted approval of the rezoning before spending for full design work but said he expected to design detention/retention features to avoid increasing downstream stormwater volume and velocity.

After public comment the board debated whether the full 51.525 acres should be rezoned now or whether a smaller area should be conditioned. One member said Josie Road could not safely handle high truck volumes and voted against; another member said a portion of the property already has a highway-destination commercial plan designation and supported approval. The recommendation passed 5–4.

As with other cases on the agenda the Planning Board's action is a recommendation; the county commissioners will consider the rezoning at their July 15 meeting and make the final decision.","The Iredell County Planning Board voted 5–4 on June 4 to recommend rezoning about 51.525 acres along Josie Road from Residential Agricultural to Highway Business; the applicant said the site would be used for truck parking and related services near a planned Love's travel plaza.",{"_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},6633952,"Planning board unanimously recommends rezoning for contractor facility on Oswald Amity Road",418,481000,899000,"/Search/View?dp=1&key=3670852-b835314e206a05020e404a3b375b1394&start=481&end=899","https://assets.pipeline.soar.com/3670852-b835314e206a05020e404a3b375b1394/thumbnail_481000.jpg","/articles/6633952/Iredell-County/North-Carolina/Planning-board-unanimously-recommends-rezoning-for-contractor-facility-on-Oswald-Amity-Road","https://secure.pipeline.soar.com/6633952-242b76fd91b9d8a55c53a22f7cf87aef/orig.mp4?Expires=1770448455&Signature=du4HgfXF6vikgweSmoPtUq2qIPj5UDIBJI5zcpCxcl5PmvGK2b5UiamqFx5MtFlqB67PNuJNNPqminQQxfh4RMecbC28tL0~noz4RV70us1OoScgHJ1c9fiQ6aCMVbcvLQZWyr9TZwvazPLeM3dlLDrqC4ZI3GKJxLeCuP2z21ynxk3PorPC9UGCLYG3LLu8at008nWIR1MpO-x9~k5GqZ7xTPfDShDz0aNFUpPmhbe~DgsS4LFUFXwKwcHmCh6wyNkXxN2Ffn-DG5Zl4CoKhuaj2HCZvV4BOYkBHeL5pvqHiZeBk7KZm8r7Ejqcrc7~MziTT40SSmzgFUeUtyqxHw__&Key-Pair-Id=KUT5TJCACFTXG","Good evening. At its June 4 meeting, the Iredell County Planning Board voted unanimously to recommend approval of a conventional rezoning request to change a 4.436-acre parcel on Oswald Amity Road from Residential Agricultural to General Business to allow a contractor's facility and associated office space.

Staff planner Leslie presented the request on behalf of the county. Leslie said the property adjoins an employment center designated in the county's 2045 Horizon Plan and is near existing nonresidential uses and Troutman's future land-use designation, and staff recommended support. The presentation noted required setbacks and a 15-foot landscape yard along Oswald Amity because that road is a major thoroughfare and that screening would be required adjacent to residential parcels.

The applicant was represented by Jonathan Gort, who identified himself as a 50 percent owner of Prestige Building Company and said the firm wants to build a new contractor's facility and about 6,000–7,000 square feet of office space. Gort told the board the company has outgrown its current facility and described a modest stucco or brick facade for the proposed building.

No members of the public spoke in opposition or in favor during the public-input period. After brief discussion the board moved to recommend approval of both the zoning map amendment and the related 2045 Horizon Plan amendment; the motion passed unanimously. Board members reminded the applicant that the county commissioners are the final decision makers and encouraged the applicant or a representative to attend the commissioners' meeting on July 15 at 6:00 p.m. in the same facility.

The Planning Board's recommendation does not itself change zoning. If the county commissioners approve the rezoning, the property owner or developer will still be required to submit a zoning permit and comply with all site-plan, landscaping, buffer and stormwater requirements before construction can begin.

The Planning Board packet shows the owner as Jeffrey Pelchat and that the applicant represents Encased Power LLC and Prestige Building Company. Staff materials note the property has been zoned RA since countywide zoning in 1990 and that portions of nearby parcels were annexed by Troutman and are under conditional highway-industrial designations.

The county commissioners will receive the Planning Board's recommendation and make the final decision on July 15, 2025, at 6:00 p.m.","On June 4 the Iredell County Planning Board voted unanimously to recommend rezoning about 4.436 acres along Oswald Amity Road from Residential Agricultural to General Business to allow a contractor's facility and office for Prestige Building Company. The county commissioners will make the final decision July 15.","actionData","errors"]

Article not found

Planning board recommends conditional rezoning for 40‑acre solar project after extended, contentious hearing

Planning board narrowly recommends rezoning 51.5 acres on Josie Road for highway business; neighbors voice traffic and runoff concerns

Planning board unanimously recommends rezoning for contractor facility on Oswald Amity Road