00125 regular meeting of the Union County Board of Commissioners to order. At this time, I would like to recognize Commissioner Balkam to do the invocation. >> If you will bow your heads, please. Lord, we come before you this evening just thankful for this great place we call home. Lord, we just ask for your wisdom and your discernment as we carry out the business of the county. Lord, we just thank you for our many blessings. We know that every good and perfect gift comes from you and Lord, we are truly blessed. So we just ask you lead, guide, direct us and your will and Lord that our conduct and our conversation to one another will be pleasing in your sight. In Jesus's name I pray. Amen. >> Amen. >> Will please stand for the invocation. The
002pledge of >> allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. [clears throat] The next item on the agenda is informal comments from the community. We do have several signed up tonight. We will recognize the speakers. They must address the board from the lectern and begin their remarks by giving their name, stating whether they are residents of Union County, indicating the municipality within which they reside, if any. Each speaker will have three minutes to make remarks. A tone will sound at the conclusion of the remarks. A speaker may not yield his or her time to another speaker. Speakers may not discuss matters which are the subject of public hearings and they must be courteous in
003their language and presentation. Restatements or repetitive comments by the same speaker whether at the same or separate meetings may be ruled out of order and terminated by the chair. Personal attacks will not be tolerated and speakers may leave written or supporting documents if any with the clerk to the board. Okay, the first person who signed up is Harold Wallace Jr. Good evening, members of Union County Board of Commissioners. [snorts] My name is Mr. Harold Wallace Jr. and I'm a resident of the city of Monroe. I'm here to address retaliation, workplace safety, and fair employment practices within Union County Public Works. My [snorts] purpose today is not simply to speak about being terminated. My purpose is to bring awareness to a pattern of unfair treatment that affects employees who lack voice or representation. Every employee deserves
004dignity, fairness, and the right to speak up without fear of retaliation. >> [snorts] >> In my case, the county failed to follow article 8, which calls for sound and considerate judgment by leadership. When an employee is under stress or dealing with unsafe conditions, the response should be fair and support, not discipline. On September 16th, 2024, I attended a doctor's appointment due to extreme stress from a hostile work environment. I notified my supervisor on September 13th and made it clear I would I would still attend a contractor's meeting after my appointment. HR [snorts] confirmed my health came first. Yet, I was written up despite following procedure. On November 25th, 2024, I responded to an emergency with a malfunctioning tribidity meter that was spewing water and risking system failure. I notified operations, contacted the manufacturer, and worked
005several hours to stabilize the issue. After preventing alarms and protecting operations, I informed my supervisor only to be written up again. These actions reflect a deeper issue, a failure of leadership to apply fairness and sound judgment, creating a retaliatory environment that ultimately cost me my job. I want to emphasize that this is not an attack on any individual. [snorts] Many members of this board come from the same community I do. Graduates of Peont High School, members of Lee Park and churches in Indian Trail. We share roots, value, and faith. That is why I believe we all care about justice and doing right by the people of Union County. Today, I respectfully ask that my employment record be reviewed and cleared and that the county examines its internal processes to ensure that employees, especially those from
006un unrepresented communities, are treated with dignity and respect. In [snorts] closing, the eklesia does not house God. God resides in us, the people. And when the people stand, speak pursu, and pursue justice, God moves through them. Real intelligence adapts to change while rejecting backward thinking. Union County, it's time we move forward together with wisdom, accountability, and light. Thank you for your time, your service, and your consideration. [applause] >> The next speaker is Amy Brantley. My name is Amy Brantley. I live here in Union County in Waxaw. Both of my children attend Cuthbertson and I work at Kensington Elementary. I'm here tonight to voice my strong and unwavering support for my children's teachers, your children's teachers, my colleagues, and myself. Thank you for giving me the opportunity to speak. I'm deeply concerned about the lack of
007transparency between the board of county commissioners and the board of education regarding education funding, especially the unresolved $2,000 stipend. Our educators deserve clarity, honesty, and real solutions. No one becomes a teacher to learn earn a big paycheck. Teachers chose this profession because they want to make a difference in the lives of children and in their community. For years, teachers relied on a steady pay scale to support their families. But with rising cost and no meaningful raise, many are struggling more than ever. Right now, teachers in Union County are working second and third jobs. Teachers, highly educated professionals are donating plasma to afford basic needs for their own families. Many cannot afford to live on their own and are forced to take on roommates and or move back home with their families. Veteran teachers are still
008paying off student loans decades into their careers. This is not acceptable for a county like ours. Yes, the state has not passed the budget, but you, the board of county commissioners, can act. You can show genuine support for educators by providing the remaining 1,000 of the stipend and by making t teacher compensation a priority, not a temporary patch. Why hasn't the board of county commissioners made a specific effort to raise Union County teacher supplement knowing the cost of living has skyrocketed and teachers have not received a state raise in two years? Union County is the sixth largest county in North Carolina. Yet, we rank 37 in local supplement funding. And despite this, our teachers have worked tirelessly to make Union County number one in the state. Families move here because of the exceptional quality of
009schools and the educators who make that possible. So I ask you, how do you expect UCPS to retain and recruit highly qualified teachers while offering compensation that falls so far below? What concrete steps are you taking both locally and at the state level to ensure Union County can keep educators who make us number one? County commissioners are elected to represent this their community. Taxpayers expect accountability, transparency, and responsible stewardship of public resources. A week ago, I reached out to all of you commissioners to discuss these concerns. Only one of you responded to me. Commissioner Helms, thank you for taking the time to reply and for meeting with us. I appreciate your willingness to have a real productive conversation about how we can make Union County better for our children. They deserve our very best and
010that starts with putting them first by supporting the teachers who serve them every day. Thank you. [applause] The next speaker is Alexis [applause] Stadler. Good evening, county commissioners. My name is Alexis Stadler and I reside in Waxaw, North Carolina. and I'm here to discuss the UCPS budget request for the 2025 2026 school year. Over the last several weeks, Union County residents have watched the blame game play out between our board of county commissioners and our board of education. We've seen curated statements from both sides and watch board meetings where each side is blaming the other for a lack of transparency and accountability when it comes to the gap in the UCPS budget this year. However, three of the people currently sitting on this board of commissioners serve multiple terms on the board of education. At
011the last county commissioners meeting, it was stated by Chairwoman Merrill that the board of education was responsible for requesting a tax rate increase to fund the budget deficit they were facing. Based on comments made at the November 6th board of education meeting, school board members were unaware that this is something that they were supposed to be doing, let alone something they were able to do in their capacity as a school board. However, Chairwoman Merrill, Commissioner Sides, and Commissioner Helms all sat on the board of education and should be wellversed in the policies that affect both sides of this communication issue. Why were our county commissioners not willing to assist our board of education in ensuring that they did everything in their power to rectify the gap in the UCPS funding request? I know it's because
012the commissioners sitting on this board do not value public education. It should come as no surprise to anyone that Chairwoman Merrill cares very little about public education. Her time on the board of education was always just a stepping stone for her to gain higher political office as she has consistently gone against the best interest of students and staff by teaming up with politicians like Mark Robinson, who wants to ban books and create reporting systems to prosecute teachers for simply doing their jobs. And now, Chairwoman Merrill has her sight set on national politics as she buddies up to Mark Harris, our congressional representative, who is hellbent on gutting the federal department of education and removing even more supports for staff and students. Why is someone who states they are committed to public education doing everything in
013their power to destroy it? I am no longer a Union County Public Schools employee afraid to speak up for fear of retaliation. This entire board of commissioners and our school board's lack of commitment to retaining qualified teachers and school employees so that our students can continue to learn from and be supported by the best educators in the state is why I have decided to run for UCPS school board in 2026. We should be able to rely on our elected officials to support public education, not destroy it from the inside. Do better. [applause and cheering] The next speaker is Gina Guerrero. [applause] Good evening. My name is Gina Guerrero and I reside in um Indian Trail here in Union County. Um I'm a proud Union County resident, a parent of two UCPS graduates, classes of 2018
014and 2022, and an educator in the Union County Public Schools. Thank you for allowing me to speak tonight. My family moved here in 2014 because of the schools. Both of my daughters received an exceptional education thanks to the dedication of UCPS teachers. My younger daughter joined the international balora program at Marvin Ridge High School, an opportunity made possible through your support and funding. Programs like these are what make Union County such a strong district. As you know, UCPS was recently ranked number one in EOG and EOCC proficiency. That ranking makes Union County a place families want to call home. And it is all because of the hard work of our teachers. Tonight, I respectfully ask you to fully fund the $2,000 county supplement increase for teachers. This isn't just about pay. It's about showing Union
015County values the people who dedicate their lives to our children's success. For me, this increase would mean that I could better provide learning materials for students who come to school without them. I teach at a title one school, and I often pay for supplies out of my own pocket. The supplement would ease that burden and ensure every child has what they need to learn. I also encourage you to use your positions to advocate for the funding of our schools at the state level. More than $600 million was allocated this year for private school vouchers. Yet, here in Union County, our teachers received only half of the supplement increase that was requested. >> [snorts] >> This contrast shows why we need our commissioners to stand up for public schools and advocate at the state level so
016our educators and students aren't left behind while other programs receive full funding. When county leaders stand together in support of public education, it sends a powerful message that strengthens our schools and our community. By supporting the supplement increase and championing championing our schools beyond the county, you are investing in the future of our children, our families, and Union County itself. Thank you for your commitment to education. [applause] >> The next speaker is Colleen McIntyre. Good evening, board of commissioners. My name is Colleen McIntyre and my family and I have resided in Union County for the past 13 years. My husband and I are both employed in Union County and our two children attend Union County Public Schools. I'm here this evening to request that you, like many others, the board, take action to show your
017support of Union County public school teachers and help us get the rest of the $2,000 that you originally offered to us. Commissioner Helms, Mr. Brian Matthews, um the county manager, and myself met this past Thursday night to get some clarifying answers to some questions that most teachers still had after our board of education's meeting held on November 6th. Our plea to you, Mr. Helms was that you and the board of education unify together to continue to show your support for your local teachers, the ones who have carried Union County to the number one performing school district in the state. We are all aware that there has been a lot of fingerpointing back and forth between the two boards about why or how we did not receive the full $2,000 that was requested. In our meeting
018on Thursday, Mr. Helms, you stated that you do a lot of public speaking and debating in your career. And because of that, you know that if someone is trying to make a valid point and their only defense is to call the other party a liar, then that tells you they probably don't have a point to begin with. Obviously referring to the board of education members. You repeatedly stated that the board of education could have spoken up and communicated with you regarding the funding and where the money went. You stated you wanted to fix the issue, but and but is the key word here. You went on to continue to point fingers and say that UCPS needs to do a deep look into their financials and trim the fat to find the money necessary. To be
019frank, it does not matter whose fault it is. Both boards have continued to show us the same clear message that we are not valued and that our public schools, the same public schools that ranked number one nation statewide in student performance are not valued. Teachers are frustrated that we didn't receive all of what we were told we were getting. And we can't understand why you, the source of the funds, aren't just as frustrated and demanding we get the full or close to the full amount of funds. A promise to find the money and make sure we are getting our deserved funds is all we are asking for. Alternatively, I suggested that you could do a budget amendment and perhaps use a contingency fund to offer UCPS teachers at your discretion as to what it classifies
020as a classroom teacher, of course, a one-time bonus, which would be the ultimate show of support to your teachers for our hard work and dedication. Your response to this caught me offguard when you replied that it wouldn't be fair to Union County Sheriff's, EMS, and firefighters as the county also funds those entities and you would have to grant them a bonus as well. Our number one ranking is based on factual data while their number one ranking, you said, would be based on personal opinions. But even more important, and what I didn't know at the time, but I know now, is that the deputies have recently been given a 6% raise that they will see in their December checks. Can you please explain to these teachers how this demonstrates fair? Let me be clear. I know
021the deputies have a very important job in our county. I'm actually married to a law enforcement officer. I get it. But like you said, if we were given a bonus, they would need a bonus, too. So, couldn't it also be said if they get a raise, we get a raise as well? >> Mr. Helms, [applause] Mr. Helms and all board members, I urge you to stop fingerpointing, but instead come up with a plan and follow up with the board of education immediately to make this right. There is money between both boards that should be allocated to us to make this right, regardless of how you choose to do it. But please, we're begging you, come together, make a plan, and act on it to show your support of Union County Public School teachers, knowing we
022are worth it. [cheering] The next speaker is Pamela Carlson. [applause] Good evening. My name is Pamela Carlton. I reside in Union County. I'm also a Union County public school teacher. I mean, I guess I can't say it any better than what she said. So, I'm not going to repeat everything that she said. Um, my point of coming is that you guys are all elected officials. And so, teachers, we have a voice as well. And so we are here asking you guys to back the board of education. It's time for you guys to come together and and fund that additional $1,000 that we are asking for. Um they originally asked you guys for 14.6 billion. I guess um you funded half of that. So we got the half of that budget. We got that half,000. So
023we're here to ask for that additional thousand and whatever way that you can make it happen. The Union County teachers are the ones who make this district number one. So, we should be treated as such. Our instructional assistants as well. They deserve a raise. So, some way or another, that's next coming. We need to we need to advocate for them as well. And so, our teachers are here. We're just here to support each other. And so, we we came to the board of ed. We asked them, they came through. We are here to ask you the same thing. Can you find it somewhere to fund that additional $1,000 for our teachers with the increasing health cost? That $1,000 that we just got is not going to do anything. It's not going to do anything for
024our budget or our households. There are teachers that couldn't be here tonight because they got to work second jobs or third jobs. The single mothers can't put food on their tables. So, how can we go into a classroom every single day and give 100% when we got this to face? $1,000 is not that a lot of money. You guys should find it somewhere. We pay additional taxes on our houses. That has gone up. So, that money is somewhere and you guys have it. So, let's see if we can make it happen for our teachers here in Union County. We shouldn't have to come here to beg. We shouldn't have to beg. We made this county number one. >> That's right. >> And we are here to stand up. We're here to fight. We're not hiding
025anymore. >> We're here to make a stand. And guess what? If 700 of us can do it, then all 2800 teachers can do it. We have over 5,000 employees in this county. And we can come together and make a difference regardless of what anybody's political affiliation is. And I don't know why that continues to be in education. It should not be. WE ARE ALL PEOPLE. WE ARE ALL TEACHERS [applause] and it should not make A DIFFERENCE. IF YOU ARE ON A board for education, then guess what? YOU SHOULD BE VOTING PUBLIC EDUCATION ALWAYS. We should not be taking our money to fund vouchers AND PRIVATE SCHOOLS. [applause] THAT'S NOT WHAT IT'S ABOUT. THIS IS public education. That is where the money should go. So, we are looking to you as our board of county commissioners
026to find it somewhere in your budget or find it, make a amendment or whatever you need to do to fund that additional $1,000 for these teachers. And that's all I have to say. Thank you. [applause] [cheering] The next speaker is Aaron Nusman. [applause] Aaron Nusman. >> Hey, I'm Aaron Nusman. I live in Matthews. Um, I am in Union County side of it though. Um, I moved to Union County 13 years ago for the schools. Previously, I had worked in Union County. Um, but when my children were about to come up, I wanted to make sure that they went to Union County Schools as well. Uh, through the years, um, our property values have gone up, as did our taxes, but we were here for the schools, right? We were here for our children's education. And
027as years go on, more and more people want to move to Union County for the schools, which is a great idea for people to do because we are the number one county in the state of North Carolina. That's fabulous. But the board of county commissioners chose not to fully fund the school board's request. Now, I know we're talking a lot about the $2,000 that the teachers would like, and I mean, I would like mine as well, but what we really also need to know is what else you expected us to cut? What else was the board not supposed to fund because you didn't fully fund our school system? >> Okay. Um, so, um, I also I I wanted to know, um, how often you have to do a book fair or sell candy bars or
028do a fun run to get your funding because we have to do that all the time, every year, year after year, just so we can do the extra things in our schools so we can take care of our children, so our students can have the best advantages. How much of your money are you putting into your little job here? Because I'm putting in plenty of mine. I might make sure that they have crayons and they have markers. All of that is mine. Everything on the classroom walls, that is what these teachers are putting in there. So, you telling us that we can't have that additional $1,000, all that money is probably going back into our school classrooms anyways >> because you don't give us the additional funds in the school through the school system. We
029would like to have a little bit of compensation for what we are doing. Um, we've heard a lot of back and forth between you and the board of education. And coming from an elementary school educator, I just got to say, you sound a lot like the kids on the playground. >> He said this, she said that. Y'all need to grow up and take take some responsibility for your actions. I also am going to ask that you guys take your voice to the state of North Carolina because the state needs to help fund us as well. >> Thank you, [applause] >> Kelly Synico. Nice to see you again. I reside in Waxon, North Carolina. And I just want to clarify what I said at the last meeting and reiterate that by not granting the full supplement
030um or the full funding, you indirectly showed you did not support the $2,000 teacher supplement. While you continue to say that you support education and our schools, your actions told a different story. You asked the board of ed why they whether they wanted to increase the tax rate since when does the board of ed make those kinds of financial decisions? Brian Helms, you contradicted yourself when you said you were not and never intended to raise the tax rate. So why did you ask in the first place? God's given you the authority and entrusted you with stewardship over public resources. Honesty and integrity matter. As scripture reminds us, authority is a trust that must be used responsibly. Please come together with the board of ed, stand with parents, fund our schools properly, and advocate at the
031state level. The fact is 37 other counties are doing a better job than you. >> Even the full 2,000 would have been insulting and insufficient. Our teachers deserve far more recognition and support than that. Our schools are oper operating with outdated materials, limited supplies, and not enough money for basic needs like copy paper or even garbage cans. I'm speaking from experience. Brian, you mentioned you have children in the schools. You entrust these teachers with your kids for eight hours a day. Think of the kindergarten teacher who held your little one's hand as they walked in on the first day. Thank you, Miss Burchchard. The second grade teacher who wiped away your child's tears on the playground used her own shirt as a tissue. I've I've seen it. It happens. Teachers who opened her snack bag
032and gave your child their apple because you forgot to pack snack. Thank you, Miss Cotch. The seventh grade teacher who arrived early so she could spend an extra 30 minutes helping your child finally understand exponents. Thank you, Miss Gansard. In the book of Ezekiel, chapter 34, God rebukes the leaders who failed to care for their people. He says, "Woe is to the woe to the shepherds who of Israel who only take care of themselves. Should not shepherds take care of the flock?" Those words remind us that authority is not about power. It's about responsibility. When God entrusts you with authority, he holds you accountable for how you use it. You've been entrusted by God and by the parents of this county to do what is right for our children. When you make decisions about funding,
033you're not approving numbers on a page. You are defining how we value those who nurture the hearts and minds of the next generation. Are these pe these are the people that we're going to choose to take advantage of. The people that show up every day for our kids who guide them, protect them, and believe in them. That's not right. It the reality is it does not sit right with my soul and it shouldn't with any of yours. So, please remember them and those moments the next time you consider Union County Public Schools budget requests. And know this, we'll continue to rally around our teachers and fiercely advocate for our children. Parents who entrusted you to do the right thing will remember your actions at the polls if you fail to stand up for schools. That
034that includes advocating at the state level. Again, tell your friends at the assembly because if they don't do right by 84% of the parents in this state who support better public school funding, they won't be sitting in their seats much longer. So, you all can't just claim to put children and education first. You need to put our money where your mouth is and prove it. [applause] The next speaker is Jen Sanders. [applause] Good evening. So, um, Jen Sanders, Waxhall, Wesley Chapel Border. Um, so I will just start by saying that this should not be a surprise that this room is full of amazing educators that support our children. Um Reagan and I have been showing up for 37 meetings to the board of education. We haven't missed one since 2022. So I and we've been
035in front of you guys. And what do we always say to you? Pay our teachers. I've been saying it for years. This was bound to happen eventually. So last meeting we were here, I had to step out, but I watched it driving home live. And you spent a lot of time belittling or educating, as you would say, how the budget breaks down for the schools and how much you bring and give to them, but understanding that UCPS is the largest employer in Union County, as they said. And so it's important to understand that you have to feed your own children. You have to take care of your own where you are and it's not happening. And we have two current sitting, one missing. And by the way, my thoughts go out to Gary Sides and
036his family right now for what's happening. But we have three school board members here. Then you understand and you're being called out and you don't like it. And I I understand it feels very uncomfortable. But that doesn't mean that you have to step down or you I know when this is over you're going to use your public speaking time and you're going to belittle us again because that's what you do. We're asking you to take instead of smiling about it. We're asking you to seriously take us and really pay attention to what they're saying because 700 walked out but as I said you could get 2,000 in in a minute. And if you don't start taking care of your own people, they are not going to be here for you. They can go to they
037can go to Charlotte. They can go to South Carolina. And we have a state budget that has not passed. And you keep saying, "Well, the state budget $950. They could live with that." That $1,000, by the way, is less than $20 a week. That's not even a tank of gas. That doesn't even pay for a McDonald's fast food meal that the teachers have to do because they're picking up their kids from soccer afterwards because they're grading papers. So again, you're running for state office. It's important that you actually advocate for public education. And a billion dollars coming from state funding to go for vouchers could be paying our teachers. So I'm just going to leave it at that, but you've heard it from everyone here and they won't stop coming. So, please, when you speak
038to them in a little while, be respectful because everybody's been pretty respectful to you guys considering how much you're you're jipping them. [applause and cheering] >> Alexi Axov. >> Alexi. A X O U O V Alexi. Okay. The next three items on our agenda are public hearings. Two for reszoning and one for rural land use plan and land use map amendments. Before opening the first public hearing, I will read the rules that will apply to members of the public for each of these public hearings. Each speaker must address for the board from the lectern, and begin their remarks by giving their name, stating whether they are residents of Union County, indicating the municipality within which they reside, if any. Each speaker will have three minutes to make remarks and a tone will sound at the
039conclusion of the remarks. A speaker may not yield his or her time to another speaker. Speakers should limit their remarks to the subject of the public hearing. Speakers may leave written comments and/or supporting documents, if any, with the clerk to the board. The first public hearing is item 25-685 for a resoning petition CZ-2024-00005 crest. I will note that some versions of this agenda may have included a typo referring to this petition number as CZ 2025-00005. However, for the record, the correct number is CZ-2024-00005. I will now open the public hearing and recognize Bejorn Hansen, senior planner for comments from county staff. >> Uh, good evening, Chair Merryill, members of the board, Manager Matthews. This is uh the Serest Reszoning 2024-CZ00005. Apologize about 2025. Fact that is from 2024 means we've been working on this for
040quite a while. It was submitted approximately a year and a half ago. This is located in the northern part of the county surrounded by Indian Trail along Ser Shortcut Road. The Monroe Expressway is just to the east of it. This is a request to reszone one parcel totaling approximately 12 acres from R20 to B4. This has two uses associated with it. The first one is for a driving school uh for personal vehicles. So think teenagers, not semi-truckss. And the other is uh for a flea market for a uh a limited um outdoor and indoor market that would be on a portion of the site. The the flea market requires a special use permit and they've submitted all the information associated with that. The key component of that is a real estate impact report which was
041included in your packet. So there's a site plan associated with it. I will note that the applicant is here tonight and they have proposed some revisions which um they'll get into and uh could affect the process associated with this. They have improvements to secret shortcut which really are just restriping it. It already was a three-lane road. They'll just restripe it for a turn lane into the entrance. They have five-year vesting of the development rights for it and they can meet our development ordinance standards uh at the date of approval. This is the site plan. You can see um secret shortcut. The access is just to the south of a large power line with the easement. So, a lot of the parking is actually underneath that easement. Duke has uh allowed that to occur. There is
042some proposed outdoor uh kiosks for uh vendors and the applicant to get into a revision to that. And then you have the building here which is where the driving school and some additional indoor um kiosk area would be and then some additional outdoor ones to the south of that. And the remaining area in the back is all flood plane and so it it can't be used regardless. Terms of site conditions, again, you can see the power lines. Uh to the east is the old entrance to Bontara, which was split off by the Monroe Expressway. Uh you can see the turn lane. It's already uh striped in there. Would just have to be restriped. Then opposite in the distance, you can see the Monroe Expressway. Terms of development status, there's a subdivision to the north. Residents
043of that community have attended the community meeting and the land use board meeting associated with this. There's undeveloped property to the south and then there's the strip of land between secret shortcut and the minur expressway that's had uh varying development interest but it all get processed by the town of Indian trail. Terms of environmental features, again you can see the flood plane and the stream. The new uh flood plane extent will change in the coming months as new standards are implemented and they have accommodated those future extents into their uh site plan. They also have a storm water retention basin that meets our standards. So they're addressing storm water concerns. Terms of zoning, the gray area surrounding is all Indian trail. So we're not responsible for them. Uh this property is actually zoned R20. So
044approximately two units per acre residential. Terms of transportation secur carries approximately 9,000 vehicles per day and there's no funded improvements in the immediate vicinity. U but it is shown as a future boulevard which means multi-lanes and they have incorporated that into their site plan. So, they're dedicating an additional 20 ft of rightway to the NC DOT if the road is ever widened in the future. Land use map. This is an island. If this were not residential or I'm sorry, if this were not a a commercial request, we would apply the um transition zone designation to it. So, we wouldn't support upzoning of it. But because it's an employment use, the employment corridor designation for US74 is applied here. and uh the proposed use is consistent with that because there this is a residential I'm sorry
045this is not a residential application uni county schools are not consulted and public water and sewer are available to the site community meeting was held in late July um 11 residents attended and had multiple questions and concerns over buffering business plan for the flea market because they're aware of others that have u been developed in the area in Union County have gone out of business, the location of the driveway to adj their nearby neighborhood, and the fact that Secret Shortcut does flood during heavy rain events. I will note that the applicant has modified the site plan based on uh several of their concerns and uh what they will propose during their comments and incorporate some additional concerns. We reached out to the nearby municipalities and they each opposed it, citing traffic and land use concerns.
046And so we have a lot of text regarding the negatives and the positives. Always provide the pluses and the minuses for any application. And the negatives are that uh this is intended for distribution, logistics, aeronautics, industrial aggra business uses. There is uh some retail associated with it. Um that's not necessarily uh intended for the employment corridor. There will be in increased traffic particularly on weekends associated with it. And you do have commercial immediately adjacent to residential. However, the overall use is generally consistent with the employment corridor use. You have the um you have the school and you do have um the opportunity for people to operate small businesses in the area. Uh this the the district allows flea markets with a special use permit and they've met the requirements of that. It will increase business
047opportunities and it can meet our development standards. So from a staff perspective, we recommended approval. The land use board noted the flooding concerns and the proximity to the residential areas and so they actually recommend a denial at their meeting in October. So I'm happy to answer any questions that you may have. I know the applicant and their engineer are here as well to uh provide additional information. >> Commissioner Helms. >> Thank you, Madam Chair. So, uh, Bujorn, this is going to be a driving school and also a flea market. Is that correct? >> And the flea market would take place during the weekends. >> There there's no limitation on the hours that are proposed by them, but every time they've presented it, it's been for a weekend operation. >> Okay. And if I understand this
048correctly, more than half of the property is currently in a flood plane. Is that also >> at least? >> Okay. So, at least half, maybe more. Uh power lines are going to divide uh the usable portion of the property too. >> That's correct. [clears throat] >> Um as far as storm water mitigation, what's the what's the plan there? >> So they have to show the location of a pond. You don't have to fully design it because if if it gets turned down, that's wasted money. So we just make sure it can be shown. And so this area here is where the pond would be located. >> Okay? and that and that so it would be designed so that the um you know the site the parking area in particular would drain to it and then
049it would discharge to the flood plane >> which is immediately behind it. >> So essentially we're looking at retention pond and and what uh what level of uh storm event are we talking about here with with this >> two 10 and 50year storm which was what this board recently uh increased so it's a higher standard than what would have previously been required. >> Okay, thank you Buorn. Any other questions? Commissioner Ams Pan, if you could go um a couple slides forward, please. >> Um okay, so on this where the proposed site is um and just for from personal knowledge, um the houses that are right up against it, they said that they're planning on extending or expanding that road. >> Is that correct? >> Well, that's that's the long range plan. and it's not funded.
050So plenty of plenty of roads are shown on the comprehensive transportation plan as a future widened road, but there's no funded funding associated with it. So I don't I [clears throat] don't think it's going to happen for decades. >> Okay. And how many are we expecting if the site if this is approved to come to the site on a daily basis because Secret Shortcut heading into Henry Bridge and even at I think that's Unionville Brief Road at the next intersection that is really backed up. How many people are we expecting to travel into this site if it's approved? >> Well, it depends on the day. During the week, a weekday, very few. Well, >> but on a weekend, more and hopefully it's a successful one. So, you'd have more traffic, but the traffic is generally
051less on a weekend than on a weekday. >> Yep. >> Anytime. [snorts] >> Commissioner Helms. >> Thank you, Madam Chair. Ju just one more question. Um and we did reach out to our municipal partners with this as well. >> Yes. In Lake Lake Park, uh Hemi Bridge, Indian Trail. They all opposed it. >> Thank you, Bjornne. >> Are there any other questions? >> We did not have any speakers from the public to sign up for this public hearing. I will now close the public hearing. The next public hearing on the agenda is item 25. >> The applicant is here. Oh, >> yes. And I think they'd like to speak. >> Would they like to speak? >> Yeah. >> Sorry about that. >> Okay. >> Good evening, members of the board. My name is Carmen Milton.
052I'm the applicant for this property. This is the engineer that I brought with me as well. [laughter] >> So, um I am um proposing this property to be reszoned. Um I am passionate about people. I care about people. I don't live in this county. So that's why I held the meetings to actually get, you know, honest feedback. I wasn't aware of the flooding. So anything that has brought been brought to our attention, we have already said we'll do whatever it takes to to do things. For example, uh there was concerns about the entrance of the property being so northern on the property. So we moved it further down to the southern part to relieve some stress in that area. I have heard the traffic concerns. Um, we're basically requesting just weekend usage only, um, just
053because of the traffic concerns. And again, I'm not sure how the traffic is out here on the weekends, so that's why, you know, we requested that feedback. Um, but we're willing to do what it takes to, you know, make everyone happy like as as best as possible. Um, I'm not trying to impede on anyone. I know people have purchased homes. Uh, they've tried their best, you know, to keep their homes in the condition that they purchased it and I totally respect that and I understand that. Um, I'm just trying to do something for the community. I think it'll be an awesome opportunity. Um, I worked at the Charlotte Regional Farmers Market for a couple of years and I seen how the community came together. The vendors really enjoyed it. Um, it was a great opportunity
054and I can see Union County with such a strong county that it is just growing in that in that way, adding more jobs. Uh some of the people even at the community meeting who initially they started out the meeting opposing it by the end were like, "Hey, can I be a vendor?" And I'm like, "Absolutely." Like I'm I'm just that type of person that I'm not trying to harm anyone. I'm not I'm not trying to take anything away from anyone, but that's why I want the honest feedback, but I honestly just want to do something for the community. That's something that's been a passion of mine since I was a little girl. So, >> thank you. >> Yes, ma'am. So now the engineer gets to speak which is not as eloquent and not [laughter] as
055flowery and I apologize to everybody but thank you very much for your time. Thank you for listening to us. Um for the record um I live in Lake Park so I'm well aware of this section of roadway. I completely agree there is some traffic there. All right. And sometimes more, sometimes less. Uh there's traffic all over the place whether it's secret shortcut and all over the place. But anyway, and there is flooding occur. Um, Bjorn will tell you that he tracks the flooding on this property or this roadway how many times it's closed. And I believe he said in the last I'm speaking for him, so take it with a grain of salt, but it's closed five times in the last five years or somewhere in there. So, it does property does flood. The roadway
056does not close that often. Uh, personally, when it rains, I go the other way. I take 74 instead of this just in case. Um, we are not planning on increasing the flooding. Even though our property is on a property with flood plane, we are not working in the flood plane. We are doing just like any other development. Um, we are providing storm water treatment attenuation. So, we're take we're handling that water. Um, we are also willing to we have the ability to on this property because we own this property. We own where that flood plane is. We can increase that storage. we can dig out in the flood plane which helps out everybody. It'll decrease the flooding on the roadway. It will keep the water away from the residents and one of their concerns is
057the water creeps up on that flood plane line to their houses. As a condition of this, we are more than willing to increase some of that um flood plane storage. What I also want you to take into consideration when you're considering this is that there are developments on this property that we could do by right. We wouldn't have to come through the council. We wouldn't have to go through the land board. Staff could approve it. Um it's zoned R20, so residential. um 20 acre lots roughly. But just like most other zoning areas, um there are other uses besides residential that are allowed here, including churches, religious assemblies, schools. So what you see on the screen right here is a byite concept plan. This is what if if we can't get this approved the way we
058want, this is what somebody could come in and do. And because like everything else, this property costs money. Somebody's going to have to make some money or at least um not lose money on the property. And a church or a school in this would work. We're proposing 62 parking spaces. So equate that to how much traffic we're going to have on the property. A by concept plan and I we by no mean maximize this site would have 90 parking spaces. So we are 30% below that what we could do by right. Um we're proposing our building um our building is basically in the middle of the property on the south. We're proposing that away from the property line on the north 257 ft by right. It only requires a 12t setback. We're we're putting it
059240 ft further away from the property line. We're trying to do that with everything. We're trying to keep um those residents happy because they have spoken with us. They have expressed concerns about noise and trash and and whatnot. Um we've adjusted our plan. We've moved a driveway which we had on that property line at the north. We moved that to the middle so that they don't have traffic going by their backyards. Um as you see here, this is kind of a um I'm jumping around, but I don't want to take up all of your time here um like I tend to do. um plan comparison um we've got and I've got handouts so I'll I'll share that um at the end of the meeting but um by right and the proposed plan um parking spaces
060like I said by right 90 we're only proposing 62 um impervious areas so hard surfaces that contribute to flooding and storm water by right um over an acre we're proposing less than an acre and once again those by rights I did I didn't maximize it I put down a plan that seemed to work and seemed reasonable and saw what the numbers were. Um flood planes improvements, like I said, we're willing to dig out and improve the flood plane. That's going to be good for everybody. Um the buffers on that property, um by right, all you need is a 10-ft buffer, a row of hedges and a tree every 40 ft. That's it. We're proposing a 10-ft natural area. We're leaving natural, let the trees grow. 10-ft buffer. Um and we're increasing it. Instead of a
061tree every 40 feet, we're doing a tree every 30 feet. So, we're listening to these neighbors and we're we're improving on this. Um building setback, I already touched on that. Parking setback. Um the nearest parking space is 152 part 102502 feet away from that property line. Um our concept by right plan 24 ft. Um natural buffers, we're providing a natural buffer of over almost an acre. Um most of that is along the property line. um by right we could have a 50-ft tall building here. Now a normal house probably isn't that but if we're going a church or a school there's that possibility. >> Um we're proposing a 20 foot. So there are concerns with traffic and flooding and and noise but we're doing the best that we can to minimize that and the alternative
062uh we see is going to be similar or worse than what we're proposing. Um, and what what we didn't touch on is that the um, just to make sure everybody's aware, the indoor market is a um, open every day or is that >> it would just be the weekend. >> Just still just the weekend. >> Just the weekend. >> So, it [snorts] really is the weekend for the the market and the driver's school during the day. >> During the week, one more touch, uh, public improvements, 600 linear feet of sidewalk. um about a half acre of rightway dedicated to DOT for roadway improvements and widening. Um we're going to put 11 street trees along that roadway. We're planning on increasing the FEMA flood zone storage and we're providing a natural tree buffer. That's all I
063have. >> That's all I have as well. >> Do y'all have any questions? Anything that we can help clarify this for y'all? Um, I've heard you use the term several times, digging out in the flood plane. Are you planning on building lakes, ponds, damning the water to stop the flow into the stream? What's what's your plan there? >> Yeah. So, so that's that's a good question. So, um, the FEMA flood zone, um, especially on this property, is basically grasslands. It's it's pretty, um, flat. There's not a lot of gray change in it, but essentially the area in there, if we were just go in and take a scoop of dirt out and move that dirt into my backyard, so it's out of that flood plane, we've gained that scoop of dirt worth of volume. So
064all we're saying is we're going to take x amount of dirt out of the flood zone to somewhere outside of the flood zone, maybe use it on our property where we're developing to build our building up, to build the parking up, and now we've got additional volume inside that flood flood zone. Did that make sense? >> It it makes sense, but I mean, are you talking about building a lake or you going to go out there and scoop out little craters in the flood plane? We haven't we haven't committed to exactly how much dirt we're going to take out of there yet. Right. So, um we haven't gotten that far. Um we're hoping that that's a incentive to um help you approve this. Um but that dirt's good for us. If we're planning on building
065up our our parking lot and our building a little bit, we need that dirt to come from somewhere. Might as well come from our property. It's cheaper for the contractor, cheaper for the developer and owner than to truck it in from somewhere else. So, we're going to use that dirt as much as we can. >> I'll I'll back out. >> Are there any more questions? Thank you both for being here tonight. >> Thank you. >> We did not have any speakers signed up for that public hearing. I will now close the public hearing. The next public hearing on our agenda is item 25-686 for reszoning petition RZ-2025-010 Haney. I will open the public hearing and again recognize Bejorn Hansen for comments from the county staff. >> Evening again, Madame Chair, members of the board, Manager
066Matthews. This is a straight rezoning. So, there is no site plan. There are no conditions. Uh there was no community meeting. It's called the Haney resoning for the owner of the property who is here tonight to answer any questions you may have. This is located south of Monroe along 601. And it's a request to reszone from RA40 to highway corridor. And there are many uses that are allowed in this zoning district. And since this is a straight resoning, there are no conditions. The property is um elevated uh from US74. The property line is essentially where the fence is. And I'll get into the distinctions of the US 601 widening and how much land that took. And so it's a multi-lane corridor, uh generally undeveloped, large lot residential nearby. Now, this uh aerial I'm sorry, it's
067not an aerial uh parcel map of the area shows that it goes approximately to the right of way or or the edge of the road. And actually, it's it's more like half of that. this this property had probably 50 feet taken when US 601 was widened uh 15 years ago and for whatever reason that revised um parcel map was never recorded in the register of deeds. So what was submitted uh with their survey and what we actually have are two different things. So the amount of land that's left is only about a half an acre. And so this shows in the area it's large lot residential and agriculture nearby terms of um environmental features. There's no streams or flood planes on the site. And this this aerial actually shows it even better because the DO's
068land is where the trees are. Where it's cleared behind there is the property that the applicant owns. So it's significantly less than what you might think. Terms of zoning, it's all RA40 in the immediate vicinity. To the south, there's B4 zoning. You can see where the extent of Monroe's jurisdiction is to the north. Terms of transportation, US 601, approximately 12,000 vehicles per day. There is no funded uh road improvements in the immediate area. There's no need to dedicate additional rightway because US 601 is built out. terms of land use map the employment corridor is an overlay applies over this underneath it is rural residential terms of schools and utilities because this is commercial in nature uh school system was not consulted and water and sewer are not available to this site terms of public feedback
069and municipal feedback uh we did not reach out to Monroe because it wasn't very close to their municipal limits and a public meeting was not required no one spoke at the land use board meeting last month and we haven't received any comments since then. In terms of the negatives and positives, the negatives are that again you're adding uh additional potential development in in a corridor and so there's more traffic and what's really important to us is that the small size of the parcel limits uses on the site. If this were a two or three acre parcel or larger, it'd be a very different analysis because there there's a lot of potential uses. But when you subtract out the setbacks and whatnot and the fact there are no utilities, we had concerns about um the precedent
070set for having small parcels reszoned to commercial um and and stripping out US 601. thinking about that on existing 74 or or even looking in Charlotte like South Boulevard for example, it just becomes very dangerous with having so many frequent curb cuts and and frankly unattractive. So those were negatives that we had identified. In terms of positives, the highway corridor is consistent with the land use plan and the traffic impacts likely to be low because it's just not very large. But traffic congestion is a noted concern in the comprehensive plan. So from a staff perspective, because of the small size of the parcel and the lack of utilities, we recommend a denial. The land use board recommended approval citing the consistency with the land use map. And so the applicant is here to answer any
071questions that you may have. >> Okay. Are there any questions for Bujorn? >> No. Okay. Um if they are here, we'd love to hear from them. Good evening. Um Mike Kenny. I'm from Indian Trail. I feel a little unprepared uh after watching some of the people before me. But this used to be a 2acre site with a home on it when 601 was widened. Of course, it took a the home out and most of the front yard. So, what's left is a half acre. Uh it's zoned currently for RA40, which means you need essentially an acre to construct anything on the property. So, as it sits today, the property really isn't use. It's useless. You cannot build on it. So, reszoning it for the highway corridor, which is consistent with the long range plan, would
072allow some development there. Uh, the idea right now is to do a a self- storage facility. Um, it would be a small one, but it would allow the property to be usable. Uh, like I said, as it sits today, it's you can't build on the property because of the size. [snorts] >> Any questions? >> Are there any questions? >> No. >> Thank you very much for being here. >> We did not have any speakers um signed up for this public hearing. So, I will now close the public hearing. The next item on our agenda is 25-692, a public hearing concerning the proposed Union County rural land use plan and land use map amendments. I will open the public hearing and again recognize Bejorn Hansen for comments from staff [laughter] and the rural land use plan
073steering committee. >> I I promise I will not have much to say. Uh I'm going to um introduce Alan Balkam who is the chair of this committee and um turn the presentation over to him. But I want to say that this is uh a year's worth of work that we have done related to this process. We have several people related to the process here tonight and um you know based on the public hearing and any kind of adoption we would then come back with implementation strategies in the coming months. But uh I want to thank Allan for his leadership and turn it over to him. Well, good even Oh, good evening, commissioners. >> Good evening. >> How are y'all this evening? >> Good. So, it is again my distinct pleasure and opportunity to come before
074you and present where we are with this rural land use plan. Uh, first off, I'd like to acknowledge the commissioners because y'all did a really great job in your appointments to this steering committee because each and every member of the committee has come to it from from a different arena, different uh concerns s maybe even different passions, uh different timelines in the county, but they all came with a commitment, with a dedication, and with a passion to take and improve this county. So, I applaud you guys for your wisdom, if I may, in making your appointments. have uh some of the committee here tonight. Uh Jamie Austin was vice chair. Uh Daniel Crumb, Mick Noel, I know Mick is here and uh Nick Long, I don't know Nick made it or not, he was planning
075to be Jared Steel and Laura Varela. And then we have the partners from Kataba Land Conservancy, Sean Bloom, Alisa Davis. Alisa is here with the North Carolina Wildlife Resources Commission. Alan Aldridge from the Union County Soil and Water uh Conservation District and Andrew Balkam from as our own county extension director. And then of course Jordan Hansen who's been in quite honestly been invaluable in moving this process forward. Go the right way. We've all seen this map before, but I'd like to present it because there's there's probably some people here and people looking that haven't seen it. The focus that this steering committee had is primarily in this in this green areas and this is the rural areas of the county, the non-municipality areas of the county and the purpose is to determine how we can
076take and and preserve the rural character of this county. Role of this steering committee [clears throat] is to identify options and research these options to solicit the public feedback on the options and then make a recommendations to the land use board and to the board of county commissioners. The role of land use board was is stated here, but I want to thank that land use board, the members of the land use board because they gave us really good feedback as well. And so it it's all been synergistic in how this this effort has progressed. The role of the board of commissioners then is thank you for your feedback again, but hopefully to approve the plan and then more importantly to implement the strategies. Our approved vision statement, I'm going to read this. In the rural
077areas of Union County, we cherish a way of life where farms and protected open spaces define our community. As stewards of the land, we treasure the balance between living close to nature and preserving our agricultural heritage. Expanses of productive farmland remind us daily of where our food comes from. And by adding options for property owners, lowering density, and enhancing environmental protection requirements, we preserve our natural resources and encourage public appreciation while ensuring agriculture thrives. This approach will sustain our rural character and provide a vi vibrant future for generations to come. And I'm going to take just a moment here to say that this board of county commissioners has a unique opportunity. one that you don't always get to take to where your children, your grandchildren can make statements in their lifetime that my dad, my
078mother was a commissioner that implemented a program to where we can enjoy our open space. This is important. Our outreach with this committee has been had two rounds of public engagement vision and strategy development uh times. We've had social media postings, weekly newsletter, email to over 600 interested residents and municipalities, updates continuously on the county website, interviews on Wixie radio. Had over 400 responses from the public, presentation to municipal partners, and public steering committee meetings which are always open to the public and did have attendees from the public. What are strategies? Strategy is a policy or action designed to achieve a goal. The teeth of the plan. And one of the challenges, one of the the responsibilities of the steering committee was to think through the strategies to avoid unintended consequences. Easy to identify what
079you want to accomplish and put a strategy to it. oftentimes more difficult to take and identify the unintended consequence that could happen and ideally they're effective on their own and do not require other strategies to achieve the desired effects. Our recommended strategies we're bringing forward are expand the agricultural easement purchase program and th with this protect 10% of all agricultural land by 2050. I think there's uh about 190,000 acres of agricultural land in the county. So 10% be 19,000 acres 2050. That's a long time. Um I'm of a personal opinion that we can't wait till 2050. We'll be too late. Uh I think we've got a shorter window in which we can operate. Next strategy is add flexibility for commercial uses in rural areas. This allows low impact commercial development primarily service type businesses without
080reszoning. This would recommendation is a five acre minimum with four acres for every five acres that would be protected from development. And this would require a unified development ordinance amendment. Then require contiguous areas for open space in major subdivisions. require that this open space be concentrated with at least 60% contiguous with a focused on forest and streams. another UDO would be required and then to purchase priority land with a fee in lie of open space for small developments. uh more I'll use the word minor subdivisions to where uh it would it's going to be a challenge u to take and maintain the open space that maybe it's that we felt like it would be better to let them pay to the soil and water conservation district and use those monies to capture the open space
081somewhere else where it' be more valuable. Express concerns over impacts from bypasses, particularly the ones from south of Waxaw and Monroe. And this would be a policy for you guys. Limit major subdivisions in certain zoning districts. require major subdivisions to have either access to water or sewer. And this would require a UDO again, expand the rural areas in the land use map. There's six square miles immediately west of Monroe that we'd like to see go into this rural land use map and then add six rule centers to the land use map. And this would just require a land use map amendment. [snorts] On October 21st, we received the endorsement by the soil and water conservation district board. On the same date, the recommendation by the land use board. And then on November the 6, we
082have the endorsement by the agricultural advisory board. And in fact, they wanted to see more resting uh components put placed on on the residential development. And of course, tonight the open hearing or the public hearing uh December the 8th is what we hope will be your adoption. And we have planned for the steering committee. We have calendared meetings going forward in November and December to take and move forward on to to come with specific uh proposals to meet these strategies. uh we finalize in February and then in March finalize the development guide and make our presentation to the land use board February, March and back to board of county commissioners in March, April. So, we've stayed on task, we've stayed on point, we've stayed on time, and uh and it's quite honestly, it's been because
083of the commitment of the committee and the commitment of everyone involved. And uh questions. >> First, I just want to thank you for your leadership and all of the individuals that have been working with you on this. I know it's taken a lot of time, a lot of thought, and we really appreciate it. Commissioners, do you have any questions? >> Mr. Balkam, >> yes, sir. >> All right. The fourth the fourth strategy where it says purchase priority land with fee and loop for open space requirements. >> Yes, sir. under description allows smaller impacted subdivisions to avoid open space requirements by paying into agricultural easement program. How do we set that fee? That that's part of if when if I'm not gonna say if I'm gonna say when >> y'all approve >> this the our presentation
084our program here then we'll take and bring back specific actions to implement. These will not be y'all can do whatever you want to with them, >> but it would be determined. >> Uh we'll we'll put some some values on it and some some contingencies on it uh to actually determine what we think would work >> or something >> to do this and then of course you guys have the final say on it. But this it this was done uh Commissioner Balkam because they're small small developments and this could be five houses or whatever that it's would be a burden on them and in fact the open space requirement would be minimalized to such a level that it wouldn't have probably the desired impact for the county. And so the feeling of the committee was let's
085take and put the option there not an option but a requirement which what we hope to allow the developer to pay a fee. This fee goes into the program to purchase development rights that we already have in place and then that can be used to take and and actually make the program bigger, better uh and and be better utilized by the citizens of the county. Did that if not I'm going to call on Bjornne or any of the committee. >> I think we're good for now. Okay, Alan. I think we're good for now. Thank you, >> Commissioner Helms. >> Thank you, Madam Chair. So, uh Allan, I I've got I got some comments. Um maybe a couple of questions, but you know, first of all, uh thank you. Thank you to the the entire committee.
086Um, thank you to everybody involved in in making this u this report and this plan. So, uh, so I read over the entire report and and there was great information in there. Um, some of that, you know, we've already talked about in previous meetings and, um, in regards to the the conservation easement program. [snorts] Um but for anybody that that may not be aware, um couple of key statistics that were in your report, the committee's report, um is number one, the growth growth in population in Union County and and obviously, you know, I mean, you can look back over 20 years, you know, and see the tremendous growth that we've that we've had in the county during that time frame. Um, one thing that the report notes is is that over the last 25 years,
087we've grown in population by at least 5,000 people per year. >> Per year. >> Yeah. And and that's a lot, obviously. Um, and and I think that we're experiencing the growing pains, you know, as we speak. Um, so obviously this plan here would sort of refine our 2050 comp comprehensive plan. >> Yes, sir. um for the rural parts of the county. And and one thing that stood out stood out to me uh in particular about minor residential developments is the report had um had essentially said that for for these minor subdivisions, these minor subdivisions only that they accounted for approximately 1,000 homes um since about 2020, you know, to present day. Now, we pulled our numbers um and since about January 1 of 2023, you know, we've seen about 159 residential units. >> Um and
088that's because, you know, we've we've become a little bit more stringent, you know, on reszonings. >> Yes, sir. >> But what that tells me is is that from 2020 to about 2023, we had a lot of homes coming in under minor subdivision rules. Now, correct me if I'm if I'm wrong here and maybe staff can chime in too, but we currently define a minor subdivision or or I should say the threshold of where a minor becomes a major at eight lots. Is that correct? >> Right. >> Okay. All right. So, um couple of other things is in regards to agriculture. So, obviously there's a big emphasis on agriculture and it should be because agriculture is the fabric of our county. Um, but it says that uh that Union County is the third most agriculturally productive
089county in North Carolina with approximately half a billion dollars >> in sales. >> Yes, sir. >> So, >> I was hoping you would I hope hoping someone would say it because I would h I was going to have to. >> Well, well, m Mr. Balkam, there's lots of good stuff in this report. Okay. >> That's right. >> There really is. And so half a billion dollars, I mean that's that just that's impressive. It's impressive to me that Union County has grown that much and yet agriculture remains that important to our county. And so with that in mind though, you know, growth remains our number one, in my opinion, our number one issue in the county. Um, and with that also comes that key statistic that Union County ranks 13th nationally in open space loss. And
090you know, that was something that as soon as this new board here was sworn in, something that we we looked at in December, you know, when we when we started looking at those resolutions against foreign entities and farmland. Um, so I mean I don't want to speak for the board, but you know, generally speaking, this board has been very receptive, you know, to plans that would preserve open space because it's such an important issue for for everybody in Union County. Um, so one thing that that I I liked, and this is on page 23 of the plan, um, I don't remember, let's see, it might be here on this slide, but it's talking about limiting the subdivisions in certain zoning districts. And um and so as I understand it, that would essentially limit things like
091major subdivisions to areas where water and sewer utilities are currently present. Is that correct? >> One or the other. That it would require a minimum of one. >> Okay. >> And that would require a UDO. >> Okay. But I mean, theoretically though, this board could update uh the unified development ordinance with the requirement for both. >> Is that correct, staff? >> I'm not qualified to speak to that. >> In uh in theory, yes. Obviously, we would want to, you know, pass this up the legal flag pole, but yes, in theory, yes, >> sure. Do we have >> Oh, wait. Oh, you're the man. So, do we have the map of the >> Yeah, it's later on. >> I mean, we've got like everybody up here now. So, >> go down. >> Lee, come on up.
092Bejorn. >> Yep. There we go. >> All right. So, this is utility network map. >> Yep. >> And and if you if you'd over could overlay the green areas of that that I spoke to on that opening map. >> Mhm. It pretty much is where the there's not utilities now. >> That's why the committee felt [clears throat] like if we took and made a requirement for one or the other maybe it would meet the objective. >> Sure. >> And uh without being uh too great a challenge. >> I understand. And and listen, for for the record, I don't disagree with the recommendation. >> Uh but I think that we should look at both. Okay? And so I I guess what I'm trying to say is is that I think that we should look at what
093this would look like with both utilities. So water and sewer as well as the committee's recommendation, you know, just just to see what you know, what uh what would happen uh what the pros and the cons would be. Um I I like a comment as well in the report and this was I think covered in page on page 26. It said subdivision of land is not a use. Um, and that's, you know, obviously something that this board has been contending with, you know, as we look at um different things that that we can do either with subdivision ordinances or perhaps zoning because obviously u the uh the North Carolina General Assembly has taken away the authority of this board as well as any local government or municipality to downsome. >> Yes, sir. >> Um, and
094that was certainly a tool that we had in our in our toolbox that we no longer have. Um so I appreciate the the committee um bringing that to light. Um let's see as as far as the funding sources and this was mentioned you know uh and really emphasized u with the report uh is the is the potential to apply for grants. Um so I I mean obviously you know grants are are something that we've got staff you know dedicated looking at. Um I mean I'm sure that and and it seems like your committee identified at least some but it's going to be a little u difficult probably to get some of those grants. Is that correct? It will it will be a work in progress and I'm I would say not easily identified or easily
095projected on availability of grants. >> Mhm. >> And uh so going forward with that >> but you know obviously this would be used to to fund the conservation >> another another if you will another tool to take and enhance the actions it would take to move forward. Yes, sir. >> Yeah. And and listen, you know, you know, I've been a big supporter of the the conservation easement program because >> I mean, I believe that that is, you know, one of the biggest things that we can do to try to preserve um agricultural land to be agricultural land. >> Um and so, you know, ideally, I I would like to I'd like to see us fund fund more, you know, for that. Um just my personal opinion. Um because again, this is our number one issue
096and we have to start looking at prioritizing those issues. Um uh so I I don't dis I I'm a big supporter of the easement program, but at the same time we we still have to kind of live within our means, you know, so we have to look at this come budget time >> and uh and I I'll just say as as county manager Matthews said quite eloquently, uh and that's not a word often used with his speaking, but [laughter] he said quite eloquently that that if if it goes to referendum, it gives the citizens an opportunity to put their money where their mouth is. This I've yet to have a single person say that they object to what we're proposing. I've yet to have anyone say anything except growth is a challenge. >> Mhm. [clears
097throat] take it a little farther. Growth is a problem and it's got to be managed and if we don't manage it, we're going to be like Charlotte. >> Mhm. And granted, lots of people move here for schools, >> but [music] granted also lots of people move here because of the rural character and and if we don't preserve it, it will be gone. >> And it'll happen rapidly. [clears throat] We're already seeing it. Uh it it it what we thought Clancy on the east side of the county I'll say 10 years ago look at where it was 10 years ago look at where it is now and it's the the picture has changed drastically. So, uh, we can't do it. The municipalities control a goodly portion of the county, but with this board, we have an
098opportunity to take and make changes that will be impactful for generations. And uh, >> and and and I would just add to that, Mr. Balkam, and say that, you know, everybody pays for growth. >> Yes, sir. >> So, >> One way or the other. And so it's paid for, you know, through schools. It's paid for uh with uh with things like a new jail that we've been discussing on this board for quite some time. Um you know, whether NC DOT wants to fund some road projects, um the services that the county, you know, funds such as fire, EMS, deputies, all of these things, >> you know, and then we're not even talking about water rates. So water and sewer rates, you know, that are required to uh to keep our utilities running. And so and
099so growth affects every single one of us. Um I do I do think that uh that one thing that was listed here as a strategy is requiring that 30% contiguous open space uh for >> 60 60 >> I'm sorry you said 60 >> 60% contiguous >> I thought it was 30% for major subdivisions. >> So So you're you're both correct. [laughter] So, so there's a 30% open space requirement for developments in the rural part of the county. What? What? And and so, so, so that is correct. 60% of that 30% would have to be contiguous land. >> Contiguous of that of that 30, 60% would be required to be contiguous. >> Well, I mean, you could have sold me a 30%, you know, total for contiguous, but uh Okay. All right. Well, um well, bottom
100line though is I I do agree with a lot of the strategies there. And again, I want to thank um not only your not only the rural land use committee, but also soil and water. >> Um so, soil and water, our land use board, you know, again, everybody that was involved here because um because I I do think that this was well worth the time and the effort, you know, for you guys to do and I think it's going to be a benefit to our county. Um if there's do my colleagues have any kind of questions there. Okay. All right. I'll >> hands [laughter] >> Thank you, Mr. Balkam for being here. Um on the recommended strategies on the first slide that you have um the bottom one says purchase priority land with fees in
101lie of open space requirements and by paying into the agricultural easement program. [snorts] How is that how is that avoiding the builder impact fees that are not allowed in North Carolina? >> It's not an impact fee on the building. It's an offset to a required set aside. >> Okay. >> C can I add just a little bit to have a lot. So, um I was going to get up at the end and kind of close this out, but um just just for your awareness at your next meeting, if if you decide to approve some of these, all of them, whatever, you know, mix and mash of of of strategies you approve, we'll we won't bring these all back at once. We'll bring these back in in in phases. Some of them will come back relatively
102quickly. um like if if if you approve the 60% contiguous that that could be pretty quick. Um but some of them like like the one you're you're speaking of that may take some time because there's likely to be some some additional research that needs to go into it. We we we have looped in legal on on some of these or actually on all of these but once we start crafting text amendment language there there's a there's a feedback loop there. there may be something that comes back to say, "Well, hold on guys. We need to think about this a little more. There may be legislation that's required. Um, so so some of these may take a little additional time and some of them may not come back at all and and and if they don't,
103we'll tell you why." So, >> um, I have one more question. Um, >> don't leave me. [laughter] >> Um, it says, "Act add six rule centers to land use map. Can you talk about what a a small commercial center is at those six intersections and what that would look like? >> Well, it's it's nothing elaborate. It's not strip malls or anything like that. It's more in line with what's already there in in lots of the cases. Uh it's it's just uh maybe a service station, country store type uh just a a convenience service type for for the area that those actually existed on a a previous plan. I think the maybe the uh comprehensive plan. We had a lot of rural centers and when we went through the 2050 process, to be honest with you,
104I don't remember exactly why we took them off, but we did. It seemed like a good idea at the time, but we revisited it um with with the rural land use plan and thought that it was a good idea to kind of put them back on. Um but but a good example, especially up around, you know, Clancy up around your area is is kind of where Pope Mountain store is if if you're familiar with that. >> That was going to be my point because at New Salem and Sugar and Wine, there's Poke Mountain and there's Christa's Corner. at 218 and Love Mill. There used to be a store right there and Laurier's Road and Mill Grove. Um they're reconditioning a store at that intersection. So, you know, that's already there. >> Yeah. And so, >>
105and and it's just taken Go ahead. >> That's and that's really what it is is to kind of continue those smallcale um retail sort of community gathering spots in in those rural areas. That's that's that's really what it is. >> Okay. Commissioner Helms, did you have something else? >> Thank you, Madam Chair. Um, so Mr. Balkcom. You know, through looking at this, um, [snorts and clears throat] again, I I like a lot of the strategies here, but, uh, but there was one thing that really stuck out to me that we may also need to take a look at, and that is with the, uh, the sheer number of homes that um, uh, that were developed around about 2020 through 2023 [snorts] under minor subdivision rules, not going into the major subdivision category, but you know,
106just those minors. >> That's true. Uh what I would like to do is I'd like to um I'd like to make a motion to direct our staff to look at that threshold, you know, the number of minimum lots required to um to classify subdivision, a major subdivision, and bring us back some additional information about lowering that number. So from eight for example down to maybe the answer is four, maybe the answer is three, maybe the answer is five. Um but I would like to uh to make that motion to direct staff to do that. Um empower them to also uh consult with our land use board and potentially you know soil and water if that would be applicable. Um and then bring us back some additional information so that this board can look at the
107pros and the cons of doing that. May I ask a question? >> Yes. >> Would you prefer for that to be brought at the same time that you would consider the strategies that are a part of this current plan or would you want that to be at a separate time? >> Yeah, I I believe that it it's probably more appropriate to bring that to us at the same time. >> Um that way, you know, if we're making um you know, subdivision ordinance changes that I believe that would be more appropriate. U my question on that will staff have enough time because and here here's my concern on it from steering committee perspective is that we're on a timeline >> right >> and uh >> if if you can approve part of it lets us be
108on a timeline >> to stay on that. >> And I'm not saying staff wouldn't have time. I just would be concerned that maybe they don't for uh a next two-eek meeting. >> Um I I think that we can certainly research the issue. The only the only issue I see there is we would not have time to take it to the planning board in order to bring it back on the 8th because planning board meets tomorrow night. >> We wouldn't have time to research [laughter] today. >> I'm sure they can squeeze us in on the agenda. What what what what what I would say you you Mike could do is um I mean you're the body that that can adopt the plan. I think you could I mean it wouldn't be vetted through any public process,
109but I think you could certainly add a strategy and and that could be a strategy that that that could be added. Again, that wouldn't have been vetted through any of the any of the boards or the public comments or anything like that, but I think you could certainly do that. Well, in that case, maybe [clears throat] maybe what we'll do is we'll do it separately then and [laughter] uh as you guys >> No, no worries. I think what again um you know, as Lee indicated before, whatever action the board does take um when you do take it um that is not the final action for this anyway. There are a number of steps you're going to have to go through to for um you know text changes or possible legislative changes for some of these
110things anyway. Um so by considering the plan on December the 8th it's not really going to slow you down. It'll give them some time to do research, get the land use plan, land use board involved and bring that back to you likely in January. That's what I'm going to guess as we work towards [clears throat] January on that. >> Okay. >> Yeah. and and Commissioner Helms to to to to that point, I think that that that might be the the more appropriate path anyway because I I think that that would rule would apply to areas even outside of the rural part of Union County. So, so we wouldn't just be talking about the rural land use plan. We would be talking about, you know, the single family areas and in all the uninorporated part of
111the county. >> Okay. Well, well then I'll I'll amend that motion then to um let's just say January, either the first or second meeting in January. Is that >> Yeah, I if if I could jump [clears throat] in here. Um I I think we're still in the middle of a public hearing on this. [laughter] >> It's good discussion, good debate. Um everybody's participating. That's great. It's good for democracy. But I think we got to finish up the uh the public hearing part of it and then we can move to motions. >> Okay. Well, in that case, I'll hold that motion until after the public hearing. How's that? [laughter] >> Okay. Or Commissioner Balkam. >> Yes. >> All right. Allan, I I love the strategies. appreciate the hard work, but would there's one strategy I'm still
112a little bit unclear on and it's express concern over impacts from bypasses and then the description is express concern over development impacts from bypasses south of Waxaw and Monroe. >> Yes, sir. >> Could you just expand on that just a little bit? Well, it's on it's part of DOT. Uh, and our concern was that that these two bypasses go into areas that are rural now that areas that are in the green space >> and it will just accentuate the opportunities for development to occur. >> Okay. And uh when you when you start putting transportation there then that and and these these bypasses serve no other purpose other than just for that short distance bypass >> right >> and that was that was a concern. Uh there's no funding for them I don't think. Am I
113correct on it? and and it's it's just that this would be a board of commissioners uh uh adoption, you know. >> Okay. Thank you, Alan. >> Gotcha. Madam Chair, >> Commissioner HS just just a point of clarification. So, Waxaw was mentioned there. So, the Waxaw Parkway was one of the uh expressways or parkways that was mentioned and and this board's already taken a stance against, you know, certain plans >> around the southern loop. the the additional one that's not even in consideration now. >> Correct. >> Okay, that's that's fine. Yes, sir. >> Uh wasn't aware of that. >> Sure. >> Committee wasn't aware. In other words, we just we were just looking at at strategies that would take and not infringe on the green areas on the rural areas of the county. So, >> okay.
114Thank you very much. appreciate you being here. >> Thank Thank you all very much. [applause] >> We did not have any um speaker sign up for this public hearing. I will now close the public hearing. Next on the agenda, >> I think Mr. Commissioner wants to >> Okay, >> Mr. K, if it's now appropriate, then I'll I'll make that motion. >> Motion. [clears throat] >> Yeah, why not? [laughter] >> All right. So, uh, so again, I'll make that motion to direct staff to look at how many, um, or I should say how major subdivisions are defined with minimum lot size and, um, bring that back to us perhaps January or February of 2026. >> Any questions? All those in favor of the motion say I. >> I. >> Thank you. Next on the agenda is
115item 25-717, a proclamation remembering Charles Chick Richardson. Uh Mr. Richardson um was laid to rest um last week. He was a 102 years old, a World War II veteran and um and he was a dear sweet friend to um Union County and even at 102 years old um he eno enjoyed celebrating all of his birthdays, going to Panthers games and wearing his number 100 jer jersey that you might see in some of the pictures. But um Charles was um was very close. He and I were very close. I got to spend some time with him um before he went to hospice and before he passed away. And he even got to visit the World War II um museum and got to sign his name on one of the antique airplanes. and um he was just
116an all-around wonderful human being. One of his favorite pastimes was singing every Sunday um in the choir and um he had lots of friends uh there, but it was a beautiful ceremony last week um in World War II. He was a gunner on um helicopters. There's a picture of him. Um and we just want to um remember him with a Union County uh proclamation. Um most a lot of his family lives out of state and some live in Belmont and um but he was um in at the st at the Stallings Hospital when I when I got to visit him a couple of weeks ago. And um the proclamation before us tonight um I'm not going to read all of it, but whereas Charles Chick J. Richardson, born June 7th, 1923, answered the call of
117duty during one of the most pivotal conflicts in history, serving with distinction and courage in the United States Army Air Forces during World War II. Whereas Mr. Richardson served in the European theater of operations as a radio man and gunner on a B17G and the eighth air force 390th bomb group with the 571st squadron stationed in Frammlingham, England. He took part in numerous high-risk missions and played a crucial role in the Allied efforts to secure victory. Through his commitment and bravery, he contributed to the liberation of Europe and the eventual Allied victory. He was an outstanding military service member marked by acts of extraordinary valor and numerous awards and accommodations. Among his many achievements, Mr. Richardson was awarded a certificate of recognition of his service and contributions to liberating France for his participation to the
118invasion of Normandy. signed by the French Secretary of Defense. These honors speak to his deep sacrifice and steadfastness, enduring experiences of terror, hardship, and forever marked his life, that of those who served beside him. Mr. Richardson's journey in the military included including uh the locations he once served in Europe, witnessing transfer transformation of places he helped liberate over 80 years prior. Following his military service, Mr. Richardson continued to honor his fellow service members and the memory of those who served by actively participating in the 390th Bomb Group Historical Society chapter in Charlotte, North Carolina, where he shared his experiences with future generations, ensuring that the lessons of courage, sacrifice, and resilience are never forgotten. Mr. Richardson's life and service embodied the highest ideals of loyalty, courage, and patriotism, serving as an example of the dedication
119and strength of our nation's service men and women. His story, his valor, his lifelong commitment to preserving the legacy of his f fellow veterans are a testament to the profound impact that one individual can have in history and on the lives of countless others. Now therefore by the Union County Board of Commissioners hereby proclaims heartfelt recognition and commendation of Charles Chick J. Richardson, his courage, heroism and dedication to his country and com comrades continue to inspire and remind us of all the sacrifices made in defense of freedom. It is with great respect and admiration that we honor and rec recognize Mr. Richardson today as a true American hero. adopted this day, the 17th day of November 2025. [snorts] [applause] I cannot even begin to tell you how sweet this man was. [laughter] Um, he was
120so humble. um he loved his country and he loved talking to young people about his experience and um he was so inspiring to so many people. Um his son passed away before him. Um but he does have a daughter um in Belmont that um is extremely proud of her father. um and she spoke last week at his um at his funeral. And um if this um is so um passed by by this board um I would be happy to deliver this um to her. Is there a motion to adopt the proclamation in support of this proclamation to Charles Chick J. Richardson? >> Madame Chair? >> Yes. >> I'd like to make a motion that we approve the proclamation remembering Charles Chick Richardson. >> Thank you. >> Any comments? All those in favor of the motion
121say I. I. >> Thank you so much. Very special man. I have been told by a fellow board member we need a break. >> So we are going to take like a 10 minute break um or just less and we will meet back here at 8:00. Now it is time for consideration of any changes to the agenda. Are there any motions regarding requested revisions or amendments to either the consent agenda or business which we do not have anything on business unless you want to move something of business? >> Um madam chair >> yes >> I'll make the motion that we approve the items on consent on our consent agenda as published. >> Okay. All those in favor say I. Okay. >> Okay. With that, I will turn it over to the county manager for comments.
122>> Uh, thank you, Madam Chair. I have no comments at this time. Thank you. >> Now, it's time for commissioner comments. I will start with Commissioner Clancy Balkam. Thank you, Melissa. I just want to say I appreciate all the work done by the staff, soil and water, the a advisory board. Um, and appreciate all those who spoke taking time to prepare, come out and speak and encourage everyone to drive carefully on the way home and have a great evening. >> Commissioner Christina Helms. >> Um, I'd like to again recognize Mr. Richardson for his service not only to this county but to our nation and how valuable his service was to us. And if you've ever heard someone from World War II speak >> or any war for that matter, um their experiences, it is incredibly
123humbling and it makes you so proud to be in a nation where men and women are proud to serve us and to make sure that we are as free as we are. Um, and I'll also, while we're talking about service members, um, last week was Veterans Day, and I was fortunate enough to spend just a little bit of time at the salute to veterans that the sheriff's department puts on, and it's an amazing experience. And so all of those who are here tonight or listening tonight, if you have served in the military, I know it was Veterans Day, um so previously, but those who are currently serving as well, please know how much this county and this nation appreciates you and all the hard work and dedication and sacrifices that you've made to protect us.
124Um I'd like to thank Mr. Balgam and the land use board for all of their hard work. um to preserve rural Union County. Um like Commissioner Brian Helms said earlier, um Union County is 13th in the nation for loss of rural land and how important it is that we preserve it. Um once land is gone, you can never get it back. They're not making anymore. And everybody needs a farmer to eat. So, it is so vital that we have a service um like our land use board to come in and make sure that we are protecting us here in Union County. So, I'm so appreciative to them. Um I'd like to wish everybody a very happy Thanksgiving. I hope you enjoy and have a wonderful time with your family. We have so much to be
125thankful for. And we look across this world of ours, [clears throat] we realize that there's so many things that we don't appreciate. [laughter] >> Okay, that was completely unnecessary, but thank you. >> So, we're waiting. >> They didn't even get a half hour lunch. You needed 10 minutes before the 2our mark, and you're not going to say anything to the teachers attorney. Do you have any fun on the schools mid year? >> Please, >> Commissioner HMS, would you like to finish what you your commissioner comments? >> Yes. I was wishing everybody a happy Thanksgiving. I hope that everyone has a safe, h healthy, and wonderful Thanksgiving with their family because we do have so much to be thankful for. >> Yes. Yes, we do. >> Commissioner >> Brian Helms. Thank you, Madam Chair. Um, so
126first of all, I'd like to thank our board of education members for uh coming out to our meeting this evening. Also like to thank all of our speakers, all of our speakers that took the time to um to come here to engage in discussion um regarding a very important topic that I know that you know you all um have a lot invested with. Um, a couple of things I'd like to say [sighs] in regards to some of the comments that we heard tonight is, uh, first of all, the the county does not do base pay for the teachers. Point of clarification is is that the state that's a function of the state funding. So, the state determines the base pay for teachers. The other thing that I'll say is is that um you know currently
127we ranked sixth in total funding of all the districts here in North Carolina overall funding and this was discussed at our last board meeting November 3rd. Um, I would encourage, you know, everyone here tonight to pick up one of those packets that were right outside the table or go back and watch some of the discussion that we had at our last board meeting >> where we had uh numbers, you know, numbers with all of our sources there quoted. But, um, but just to to tie bow on that, we're we're sixth in total state funding out of 115 school districts. That's overall funding. >> Number six. Number six, we are 113th out of 115 in state funding. So almost dead last in federal funding. We are 115 out of 115. That is dead last. >> So
128if we're sixth in overall and we are at the bottom in state and local because we have you or I'm sorry state and federal funding because the schools get their funding from those three sources. then that tells me that local funding is not the issue. Now, I would also like to thank our rural land use uh committee uh Mr. Balkam for for being here tonight um to present the strategies. Um, obviously open space conservation and conservation of agricultural land is something that's very important to all of us, is something that's very important to our county and growth is our number one issue. So, also like to thank the contribution of our soil and water folks as well as our land use board in creating that. Last but not least, um, I'd also like to thank
129Chair Merrill for her service as our chair of this board. Um, this board over the last four years has endured a lot. We lost a commissioner and then we had another commissioner resign due to health reasons. Um, we have we we we've endured though and uh, Chair Merrill has uh certainly provided exemplary leadership and I appreciate your service. Last, I'll say this. Happy Thanksgiving to all. Um, I hope that you all have a very good holiday and thank you for coming out. Please drive safe. Thank you. >> Happy Thanksgiving. >> I make a motion uh to adjourn. All those in favor say I. >> I. >> Wow. >> I have never been more disappointed.