Test 1-2.
Good afternoon, everybody. Thank you for your patience. I'm sorry I had my hip replaced two weeks ago, so I'm thinking a little bit longer to get around.
So we'll go ahead and call this meeting of the Brunswick County Planning Board to order this afternoon, August 10, 2026.
Welcome, everyone. My name is Cliff Cheek and I would like to welcome you to the Brunswick County Planning Board meeting.
Members of the board are appointed by and serve at the pleasure of the county
commissioners. The planning board serves as both an advisory and decision-making
body on land use and development matters in the county. It reviews zoning
changes, subdivision plans, and development proposals. The final approval authority for major subdivisions, major site plans, and plan development.
With special state legislation, the Planning Board also
approved rezoning subject to appeals
to the Board of Commissioners.
The Planning Board makes recommendations
on the order that's been submitted,
long-range plans, and planning policies.
While it helps shape development standards,
it does not have the authority to require
tree preservation or mandate NCPOT
runway improvements.
At this time, I ask that you please
turn off your cell phones or put them in a silo mode.
Thank you.
And if you will, please remove your hats for the invocation.
Dear Heavenly Father, thank you for bringing this together this evening.
Please guide us during our deliberations and discussions that I was presented tonight.
And help us to keep accounting the community and our citizens of our...
Please safeguard our beliefs, firefighters, first responders,
and protect our servicemen and women wherever they may be, domestic or abroad.
And you're heavily named, right?
Amen.
All right.
Pledge of allegiance to the flag
of the United States of America
and to the republic for which it stands, one nation, under God,
and indivisible, with liberty and justice for all.
Would
you go and become the local force this afternoon?
Thank you.
Will you amend your present?
Yes, Cruz.
Present.
Clifton Sheik.
Present.
Howard Stocks.
Present.
Robert Needham.
Present.
All right.
And everyone received the packet by email this last week.
Did everyone have a chance to review any changes to the minutes from the previous meeting?
We have a motion to approve the minutes as presented.
Motion second, all in favor say aye.
Aye.
Any opposed?
All right.
The minutes are approved as presented.
On to the next item, agenda amendments.
Do we have any agenda amendments?
No, but I want to make everybody aware of scam emails.
Attention all applicants and property owners.
Please be aware that fraud or emails are being sent to applicants and property owners in cases that they have before the Brunswick County Planning Board.
It happened this month. Two of our applicants received scam emails requesting money.
If you do receive any email requesting payment, do not pay.
Immediately contact the Brunswick County Planning Department.
Please note that we will never request any fees via wire transfer or gift cards.
so please be aware of that too. Thank you. All right. Thank you.
All right. Next on the agenda,
we've got public comment. Public comment is an opportunity included at the beginning of every
planning board meeting for the public to discuss items that are not on the agenda for a public
hearing. You must sign up prior to the meeting to speak. Time is limited to three minutes
per speaker and eight minutes for a speaker representing a group. The time will be
We tracked with a timer that we have over here.
And Ms. Conny, did we have anyone sign up for public comment?
Yes, sir.
Carla White.
Good afternoon.
Hey.
Carla White, 1775 Clemens Road, Bolivia.
I wanted to talk to you guys about the Swiss cheese model.
It's something corporations use.
The Swiss cheese model is a way of explaining how accidents, disasters, or other harmful
Several outcomes usually don't happen because of one single mistake.
Instead they happen when several layers of protection each have weaknesses and those weaknesses
happen to line up.
Imagine several slices of Swiss cheese stacked on top of each other.
Each slice equals a safety barrier.
Each hole equals a weakness, a failure, an oversight or a gap.
Most of the time a hole in one layer is blocked by another layer, but occasionally
those holes line up. A simple example. Say you're trying to prevent flooding from a development.
Layer one, proper stormwater design. Layer two, wetland protection. Layer three,
adequate drainage and infrastructure. Layer four, county inspections. Layer five, emergency
planning. Then layer six, existing roads, ditches capable of handling runoff. Each one is supposed
to provide protection. But imagine wetlands are removed, that's one hole. Drainage is
undersized, another hole. More houses are increased, more houses increased runoff, more
houses increased runoff, another hole. Then a major storm happens. The holes line up
and disaster happens, flooding. The resulting flooding isn't necessarily caused by one
decision, is the result of multiple weaknesses occurring together. Just like one development
might meet the requirements that's good enough or minimum requirements, but each
development adds to the problem. The resulting flooding isn't necessarily
caused by one decision. It's the result of multiple weaknesses occurring
together, and sometimes the most frustrating part is that every individual
layer can look good enough by itself until you stack them together and you
realize the cheese has more holes than protection. Thank you.
Thank you.
Shirley Sullivan.
Good afternoon.
Hope you're feeling better.
I know how that goes.
Shirley Sullivan 5002, Seward Court, Southport.
So much has been approved over the last several years.
It's hard to know where to start.
The approval of developments and land use amendments will return to the commissioners
effective with all applications dated July 2nd, 2026 and going forward.
board. The responsibilities of the planning board will greatly diminish. However, you are
still responsible for final approval for those applications dated prior to July 2nd. I would
like to ask that you pay close attention to all of the public hearing items before you
today. Citizens are studying state statutes following bills studying UDOs, staff reports,
TRCs and TIAs more than ever before. They are also sharing their concerns here and
everywhere. It is your responsibility to listen to the community. It is not the
sole input by the Planning Department and their recommendation alone that should
drive you. It has appeared that most decisions have been predetermined. The
very first purpose of the UDO is to promote the health, safety, and general
welfare of the residents of Brunswick County. The residents have not been heard for quite
some time now. In fact, attendance at planning board meetings and commissioner meetings has
declined. Here continually, they're going to approve it anyway, as the most common reason
residents don't show to these meetings. I have witnessed residents being shut down
in their public comments, disrespected, and ignored. Residents get three minutes
to share their concerns. Applicants, developers, engineering firms and planning staff have
unlimited time to present and are allowed to return to the podium. Please take what each
resident has to say into consideration before any decision is made. Minimal discussion without
consideration of the community's concerns is not acceptable. Thank you.
thank you that
was the last one okay thank you all right moving on to the
public hearings the first item on the agenda this afternoon is a major site
plan 2026-02 Victolic Company consideration of a major site plan for a
building greater than 75,000 square feet the applicant requests a maximum
The minimum building size allowance be granted for a one-story industrial warehouse located
at 2010 Enterprise Drive northeast in the Leland Industrial Park near Leland, North Carolina.
The project overall acreage is 22.52 acres.
And do we have a report from staff?
Yes, sir.
Thank you, Mr. Chairman.
Thank you.
The applicant requests a project building size adjustment for a building expansion
located at 2010 Enterprise Drive in the Leland Industrial Park that's near
Leland, North Carolina. The Victolic Company is a global company based in
Pennsylvania that produces mechanical grooved pipe coupling systems for use
in construction and mining activities. The project covers three tax
parcels and the overall project size is 22.52 acres. All tax parcels would
be recombined and recorded prior to zoning approval for construction.
The applicant requests a 230,000 square foot expansion of an existing warehouse for a maximum
building size allowance of 338,135 square feet for a one-story industrial warehouse.
Administratively, staff can approve a total building size up to 75,000 square feet.
Structures greater than 75,000 require approval by the planning board.
The project was reviewed twice by the County's technical review committee and this is the
last step for approval.
So photos of the sites includes the picture of the building as well as their property
on Highway 74.
These are views from Enterprise Drive.
These are all in your packet as well.
Well, these are from trade street which is located in the rear.
And then on Mercantile Drive, which is on the other side of the property.
And then this is additional information, all the stuff behind the construction fencing
is the subject site for tonight's discussion.
Playing staff has determined that the proposed request for maximum gross building size
allowance of 338,135 square feet, meets or exceeds the apical standards of the UDO
and therefore we recommend approval based on the conditions outlined in the staff
report. I'm happy to answer any questions you may have and I believe the
applicant is also here to answer questions sir. Thank you. All right.
Thank you sir. Does anyone have any questions for staff? Do I hear a
motion to open the public hearing?
I'll make a motion. I'll make a motion to open the public
hearing. Motion is second. All in favor say aye.
Aye. Any opposed? All right. The applicant, do we have the applicant or representative
of the applicant here to address the board? Come on down.
Anything you'd like to add
to the report? No, I think you... Yes, please state your name for the record.
Scott Bungo, Director of U.S. Manufacturing for Victolic, located at this location right
now. No, we were a mechanical pipe-joining company. We're proud to say that we employ
about 500 people right now of all the surrounding counties, Columbia and New Hanover and Pender
and of course Brunswick.
We're growing. Our business is growing. We're very excited
about that and we're looking forward to the future. If there's any questions I
could answer for you,
please, please ask. Okay. I'm not sure if anybody has any
questions, but we're excited for you that you're growing your company there. Yeah,
it's exciting as I was sitting in here I looked up and the sprinkler heads
above your head is what we make. So we make life
Life-saving devices. Anywhere you go, if you go to a restaurant or to a hotel, it's a very
good possibility that the sprinkler in that system is one that we built right there at
that location. So it's pretty cool stuff.
Well, thank you. All right.
All right, thank you.
Thank you. All right, Ms. County, did we have anyone sign up to speak to this?
No, sir.
No?
Does anyone have any questions for the applicant or do I hear a motion to close
a public hearing? I'll make a motion we close public hearing. I second. All right
motion in a second to close the public hearing.
It was pretty cut and dry. What
is the wishes of the board in regards to
Victolic Company's building consideration?
Make a motion to approve.
Pull it
to approve. Do I hear a second? Motion to second. All in favor say aye. Any opposed? All right.
The major site plan 2026-02 for Victolic Company has been approved.
Thank you.
All right. Next
item on our agenda this evening, rezoning case Z940. Consideration of rezoning case
Z940 request to rezone tax parcel 046000102, a total of 67.52 acres from RR World Residential
to RR7500, medium density residential, located off of Mako Road Northeast, NC 87, near Leland
North Carolina. And do we have a report from staff?
Yes, sir, we do. Thank you. All right. Thank you, Mr. Chairman.
The applicant, Ed Lewis, requests to rezone the aforementioned tax parcel from RR,
rural residential to R7500, medium-density residential.
This rezoning request is conventional. Therefore, no conditions or site plans are proposed.
All owners and adjacent owners have been notified via first class mail.
The subject parcel was changed from RU, rural to RR,
rural residential in 2007 with the adoption of the Brunsett County Unified Development Ordinance.
The zoning of the subject possible has remained the same since then.
The proposed zoning district R7500, medium-density residential, the R7500, R6000, and SBR6000
districts are established to provide an orderly, suburban residential development, a limited
number of commercial and civic uses are allowed subject to the restrictions necessary
to preserve and protect the residential character of the neighborhood.
A special permit process for higher intensity developments is also allowed.
Using discretion to balance issues of higher density with improved amenities due to the
higher intensity developments contained in this district is intended to be applied to
property serviced, served by public sewer and water systems.
Existing blueprint, 2040 plan place type is open space conservation 1 and BM density residential.
Open space conservation 1 are the areas consistent, consists primarily of underserved open space
such as floodways and flood plains, high-risk flood areas, the majority, and as you can
see here on the future lane use map, the majority of the site is within that open
and space conservation one. Roughly the 97-98% is designated as OSC-1. And at the very top,
that orange color is medium-density residential. So it's just a small portion of the medium-density
residential that is located on this parcel. So roughly 1-2% is designated medium-density
residential. The OSC-1 place type is not consistent with the Blueprint Brunswick
2040 plan existing place type.
Planning staff recommends the now of rezoning case
Z940 because majority of the parcel once again 97 to 98 percent is located
within the flood hazard zone A zone. Resoning the parcel from RR from the
RR zoning district to the R7500 zoning district would increase the
density for resident residential development in the flood hazard A zone.
also the parcels about biodiversity and wildlife habitats assessment scored in
the 6 to 7 range out of 10. A higher score indicates more biodiversity and
wildlife on the site. Also the rezoning could affect school capacity in the
northern area of the county. This parcel is located within the Town Creek
Elementary School District. Town Creek Elementary is nearing capacity. There
There is a new elementary school plan for the Jackie Creek area near Leland, but increasing
density for this parcel still could cause some capacity issues for schools in the northern
area of the county.
Staff feels the current rezoning of RR rule residential is the appropriate zoning district
for this parcel in the surrounding area.
Staff recommends the Nile of rezoning case Z940 with the existing place type designation
as open space conservation one and medium density residential based upon the
following information provided surrounding area current uses the
blueprint runs a 2040 comp plan and other adopted Brunswick County plans and
policies per North Carolina general statute zoning regulation shall be made
in accordance with a comprehensive plan prior to adopting or rejecting any
zoning amendments a statement regarding plan consistency shall be adopted this
This request is not consistent with the blueprint Brunswick 2040 comp plan place type designation
is not consistent with the goals, recommendations, and policies of plans adopted by Brunswick
County.
Staff also finds the request not reasonable, appropriate, or in the interest of the public
based upon the following findings.
Number one, the majority of the proposal is designated as open space conservation
one.
The R7500 zoning district is not consistent with this land use designation.
Number two, the COMP plan goals and objectives do not support the rezoning.
It is not consistent with goals and objective NR-4 reduced the potential for property damage and impacts due to natural hazards by minimizing potential impacts of flooding.
Number three, most of the subject parcel, approximately 66 acres is located within the flood hazard A zone.
A flood study is needed for this parcel.
Number four, a higher wildlife habitat sport indicates higher biodiversity and
wildlife located on the parcel. And number five, the capacity in the northern
part, school capacity in the northern part of the county.
And here are the
slides for the school capacity. So as you can see there, Town Creek Elementary
School, it's not over capacity but it's it's over 90 percent capacity so it's
in capacity.
And then Town Creek Middle School has capacity and North Brunswick High School
have capacity.
And here are some photos from the site. The view on the left is the view
across Mako Road. On the left, on the right is the view of the property.
On the left
is the view facing north on Mako Road. And on the right is the view facing south on
Mako Road.
And this was a, all this was a summary of the staff report that you have
before you. So all the information is in the staff report. So this was just a brief
review of the staff report. So if you have any questions, anything in the staff
report or in this presentation, we'd be happy to answer. And that concludes the
staff report. Okay. Thank you, Mr. Connor. A question for you. What is the
I mean, the site has water and sewer to it, correct, or availability?
So as far as county water and sewer, it does not have county utilities are now available.
So county water or county wastewater are not available for this site.
But H2Go utilities, they do have utilities available for this site.
So water is available via a 12-inch water main, and wastewater is available via a
eight-inch sewer force main from H2Go?
Correct me if I'm wrong, but for H2Go,
they would need to be incorporated into Leland, though.
Is that?
They would have to reach out to H2Go and Leland
and talk to them about that process.
There's an agreement between H2Go and Leland,
but since Leland is by statute, not allowed to annex,
that they found some ways pass forward for some projects,
but that is generally, yes, the requirement,
but they have found paths forward.
Okay.
And if you will, remind us what the density is for RR versus R7500 if the capacity wastewater
was there.
You got ordinance.
It is 2.9.
I think RR is 2.9.
Yeah, RR is 2.9 that is with water and sewer.
and then it is 5.8 with water and sewer and the R7500 and I'm assuming that
they'll have the H to go when I say that. Okay, thank you. All right does anyone
else have any questions for staff?
Seeing none do I hear a motion to open the
public hearing?
I'll make a motion we open public hearing. Second. All right
Motion and a second, all in favor say aye.
Aye.
Any opposed?
All right.
Public hearing is open.
Do we have the applicant or a representative of the applicant
here to address the board?
Good afternoon.
If you will, please state your name for the record.
My name's Ed Lewis.
I made a copy of my presentation.
May I share it with the board?
Yes, sir.
Thank you.
You got a copy?
Thank you for allowing me to appear before you this afternoon. I've met with the staff on
several occasions and I fully understand what their proposal is and why. But I just wanted
share with you our thoughts. The county is still the fastest growing county in
the state as we all know and we need to provide housing for the people that are
coming in and the owner of this particular piece of property would like
to participate in sharing and creating housing for the population in this
county. This particular piece of property is located very close to our
way 17 gives us good thoroughfare going into Wilmington or Myrtle Beach
to wherever, wherever the work location and pleasure locations are. Close to the
beach, of course,
and the owner has said that he would provide the connection for
the water and the sewer at his own expense. So I think there's a possibility
of a win-win here for both the county as well as for the owner if the board
would appreciate that position. We would certainly appreciate it and we
I hope that you vote to resound this particular piece properly.
Any questions for me?
Does the board have any questions for this time?
Not right now.
OK.
All right.
Thank you, Mr. Lewis.
Thank you very much.
We may have some questions in a minute.
Thank you very much.
Thank you, sir.
Ms. County, do we have anyone sign up to speak to this one?
No, sir.
No?
OK.
Does the board have any questions for anyway?
Anyone?
Do I hear a motion to close the public hearing?
I'll make a motion when we close public hearing.
Second.
Motion and a second.
All in favor say aye.
Aye.
Any opposed?
All right.
What is the pleasure of the board in regards to rezoning case Z940?
Mr. Chairman, I'll make a motion that we denies rezoning case Z940 as recommended by staff.
We
have a motion for denial of Z940 based upon the findings by staff.
I second.
Motion and a second. All in favor say aye.
Aye.
Any opposed? All right.
Would you amend your motion to include the consistency statement?
Yes.
To adopt the consistency statement.
Brian, do we need to restate it or?
Is his acceptance of the consistency?
That's, might as well start over because it has to be seconded and everything.
Okay. Do we need a motion to redact?
No. Just a motion to also include.
I'll make a motion to also include the consistency statement that's presented by the staff.
Like, a second.
Okay.
All right.
Motion and a second to also adopt the consistency and reasonableness determination as provided
by staff.
All in favor say aye.
Aye.
Any opposed?
All right.
Motion carries.
So, Z940 is denied as presented based upon the consistency and reasonableness.
Five items provided by staff.
Thank you.
Can we add that they have 15 days to appeal to the commissioners?
Yes.
Let's see, where is the...
Any person with standing may appeal the decision of the Planning Board to the Brunswick County Board of Commissioners.
Notice of the appeal must be provided in writing within 15 days.
If no appeal is received, then the decision of the Planning Board shall be final.
If an appeal is received in the allotted time,
And the case will move forward to the Brownsville County Board of Commissioners for a public
hearing and their consideration.
Next item on the agenda, rezoning case Z941.
Consideration of rezoning case Z941 is a request to rezone tax parcel 2120002112, a total
of 13.11 acres from CLD, commercial low density, and our 7,500 medium density residential to
CLD, commercial low density. It's located at 95 Oceanile Beach Road southwest near Oceanile
Beach. Additionally, consideration of proposed land use amendment LUM-941 for rezoning
case Z941, a request to amend the official Brunswick County Cameland use plan map from LDR, low-density residential, to MDRM, medium-density residential mixed use for tax parcel 2120002112, located at 95 Ocean
Beach Road southwest near Oceana Beach. This land use plan amendment totals
approximately 13.11 acres. And do we have a report from staff? Yes sir we do. Thank
you Mr. Connor. Thank you Mr. Chairman. And once again you have the staff reports
in front of you. So this will be a brief overview of the staff reports or
anything within the staff report or presentation. We'll be happy to answer
your questions. The applicant for C. Retson Partners LLC requests to
to rezone the aforementioned tax parcel from CLD, commercial low density, and R7500, medium
density residential to CLD, commercial low density.
This rezoning request is conventional, therefore no conditions or site plans are proposed.
All owners and adjacent owners have been notified via first class mail.
According to county records, the parcel has been zoned CLD and R7500 since 2004.
The zoning of the subject parcel has remained the same since then.
A portion of the parcel was subdivided out in January 2026 to create a 4.25 acre parcel
land tax parcel 212002103 that is located at the corner of Ocean Highway and Ocean Island
Beach Road.
The proposed zoning district commercial density, this district is intended primarily to be
used in outlying areas adjacent to major thoroughfares with yards and other provisions
for reducing conflicts with adjacent residential uses and with substantial setbacks to reduce
marginal frictioning on adjacent major thoroughfares.
Commercial uses in this district will serve the needs of residential neighborhoods for
auto-dependent commercial facilities and serve the needs of highway-oriented tourist businesses.
Existing blueprint runs at 2040, plan place type is low-density residential and Open
open space conservation one, the low density residential. This area is characterized by
low density residential development. Single family detached homes on half acre lots or
larger are common. Smaller lots are accomplished by keeping the gross density of the development
improved of the development. Improved open space including golf courses, neighborhood
parks and recreational amenities and greenway trails. And then on the very top, there's
just a small little portion, less than 1%, that is OSC1, but 99% of this property is
within the, currently within the LDR place type.
The LDR place type is not consistent with the blueprint Brunswick comp plan place type.
If the place type is not consistent, a land use amendment is required to propose comp
plan place type is medium density residential mix, MDRM.
This area is characterized by moderate density residential development is comprised of predominantly
single-family detached homes but may include attached single-family units such as townhomes
and duplexes.
The mix of housing types are intended to create intergenerational neighborhoods, improve open
space in the form of pocket and neighborhood parks, are interspersed, and greenway trails
within are located to connect such parks as well as provide links to greenway trails
and walkways and neighboring development. Maximum previous coverage
limitations help preserve green space. Staff supports this rezoning because it
will expand commercial uses at a major intersection along Highway 17. This will
bring economic development opportunities to the area. This rezoning is also
consistent with the surrounding zoning and will correct their split
zoning of the parcel.
Staff recommends approval of rezoning case Z941
one with the proposed place type designation as medium-density residential mix based upon
the information provided, the surrounding area, current uses, the comp plan, and other
adopted Brunsett County plans and policies.
For North Carolina General Statute, zoning regulations shall be made in accordance with
a comprehensive plan prior to adopting or rejecting any zoning amendment.
A statement regarding plan consistency shall be adopted.
it. This request is not consistent with the comp plan, place type, destination, and consistent
with the goals, recommendations, and policies of plans adopted by Brunsett County. Staff
also finds the request reasonable, appropriate, and in the public interest based upon the
following findings. Number one, the comp plan goals and objectives support the rezoning
is consistent with the goals and objectives ED-1, maintain and expand job opportunities
communities in the county, LU-2 support development areas that are best suited for future development.
Number two, the commercial and residential suitability maps indicate the parcel is suitable for commercial
and residential development.
Number three, this rezoning will correct the split zoning of the parcel.
Number four, the rezoning is consistent with surrounding zoning.
And number five, this rezoning will bring economic development opportunities to the
area.
On this slide, this is the flood hazard slide.
slide. The parcel itself is not within a flood hazard, but it is in the vicinity of
flood hazards down on Oceano Beach Road to the south of the property.
And here are the
school capacity slides. This parcel is within the Union Elementary School District. So
Union is over capacity.
Shalote Middle has capacity. And West Brunswick High School
have capacity.
And here are some photos of the site. So here is the view along
Oceano Beach Road. On the left is the view across Oceano Beach Road. And on the
right is the view of the property. And as you can see there is a currently
there's a single family residence on that property.
On the left is the view facing
north on Oceano Beach Road. And on the right is the view facing south on
Oceano Beach Road.
And here along Highway 17 on the left is the view
across Ocean Highway, U.S. 17, and on the right is the view of the property.
On the left is
the view facing east on Ocean Highway. On the right is the view facing west on Ocean
Highway. And then here are just some more pictures of the property itself. These were
taken from Ocean Island Beach Road.
And that concludes staff report.
Right. Thank you, Mr. Conner. Does anyone have any questions for staff?
Okay. Hearing
none. Do I hear a motion to open the public hearing?
I'll make a motion to be able to open
public hearing.
Do I hear a second? I second. Motion and a second. All in favor say aye.
Any opposed? All right. Do we have the applicant or a representative of the applicant here
to address the board? Thank you.
Good evening. Greg Stewart, 2075 Juniper Lake Road, West
in North Carolina. Just like the other gentleman, I have a presentation if I could just pass
that real quick. Tyler did hit most of the notes in his, but I would like to draw your
attention to one or two items that Tyler did not put in the set.
Yes, sir.
Thank you.
Thank you for your time. Just to give you a little bit of consideration to our thought
process for this rezoning request, generally with commercial zoning, many of you maybe
know that commercial zoning is more conducive to high-traffic volume areas. US-17 is
an emerging corridor County commercial development is happening that up and
down 17 as you can notice everything on that screen that's purple is zoned
commercial that is demonstrated on the first slide one slide to if you'll go
to my presentation which I apologize it's not up there but I'm happy to share
that slides with anyone there are a mile in each direction commercial
and based on your GIS on U.S. 17, again, that's due to the conduciveness for high traffic
volume areas on 17. I'm sure those of you that drive it every day are aware that intersection
right there where the U.S. is on U.S. 17 sees 35,500 cars a day in the ADT. The secondary
road, which is your ocean beach drive sees about 1,000, I'm sorry, 10,000 cars a day.
So again, one of the reasons that we selected this intersection for commercial development,
not only is it already existing in commercial, but it also has high traffic volume.
The other reasons conducive to commercial development are public infrastructure.
There's water and sewer across U.S. 17 that would be able to be tapped into.
Lastly, if you'll notice the, and I apologize, I'm going out of order here, on slide four
of mine, market analysis is a visual aerial of all of the non-commercial uses on that
corridor.
Yes, sir.
That one right there.
And as you can see, there are, I won't list them out, but there are over 15 within
a half mile in each direction of non-commercial uses.
We believe that makes this parcel conducive for commercial growth.
A couple other interesting things to note.
The corner parcel that is 4.25 acres, we are also under contract to develop.
The goal here is to be able to develop it all as one synergistic development.
One of the things that have come up in previous, I believe, conversations about this parcel has been access.
NCDOT, I'm sure residents will tell you those of you who have never been to Oceano Beach,
which I have, that road can have a high increase of traffic, and that might be a traffic concern.
There was a TIA performed at this intersection.
We do not have access to that.
We're working with NCDOT, we'll more than likely have to run our own TIA analysis
to see what type of impacts our proposed development will have to that intersection.
For those of you familiar with NCDOT, their manual is 650 pages long, whatever they
say goes.
We're not able to do whatever we want at that intersection. They will justify our insurance and ingress and egress points
So just wanted to point that out
Lastly if we're able to rezone that portion of the parcel
It will make the access be a lot more flexible into fact of getting it away from the intersection
Which I know has been a huge concern for NCDOT in the past
The also that parcel if anybody's ever walked it of our seller as there's about six to seven acres of wetlands
that are on that site. There's actually a creek if you can look at where the end is on
U.S. 17 North that runs that runs and I'm not going around at a point but right where
the end is with that course of the parcels. There's a creek size swamp that runs down
the edge of that. That has a 50 foot buffer that we're going to have to navigate until
we know exactly what survey and where that exactly line is. I'm not able to provide
kind of where different buildings or where different development efforts will go. I
that's one thing that's been brought up in previous attempts. Lastly, I'll tell you that
other than the capacity of the elementary school with 13-acre parcel and 6 to 7 acres projected
of wetlands, it's going to be very hard for someone to develop this into a residential
fashion other than just a single-use, single-family residential. So we believe highest and best
use of this parcel would be commercial.
I'm happy to answer any questions that you may have about our particular efforts. Right
now, we are very early in our stages. Should we be successful in rezoning, our next section
would be wetlands delineation, survey, phase one and environmental assessment to know exactly
what is going to be able, what our development efforts will look like. I can tell you that
the corner, there is a interested potential user for the corner, but all the others
will be proposed to retail. So lastly, I will say this, there are residential
lots on the rear that anytime you develop next to residential lots, one of the biggest
concerns is buffering. We're planning on leaving a 20 to 25 foot vegetative buffer
and we're happy to increase that should that not feel adequate, but also the wetter
areas to that parcel or to the rear. So it's not like we're going to, if our worst
success, we're going to clear cut everything and develop it that way, there will be
residential or a natural vegetation buffer on the left and the rear of that
parcel.
Okay. Just to remind the board you're to consider any and all uses not
specific uses and anything in regards to the site plan you will not be able to
hold him to. That'll come up at the site plan approval. So for instance like
what he was just saying about increasing buffer. Right. Okay. And our
language determinants around Smith has a small presentation as well as that
support of the applicant. Thank you for your time and I'll be here if you have any questions.
Thank you.
Thank you. My name is Rihanna Smith. I'm the land use attorney for the applicant. My address
is 127 West Hargett Street in Raleigh, North Carolina. And I just want to point out just
a few things. Staff did a great job, so I don't want to belabor it. Really it's
just saying that this really makes the most sense. It's consistent with the future
land use plan and the UDO. And even though we can't be held to anything as far as
orientation buffers and so forth. It's what makes practical sense. Taking into consideration
the traffic, the intersection, what's available and whether or not you could even really develop
it for residential use and also just being good neighbors. So happy to answer any questions
but just allows for the complete development of that parcel.
Okay. Any questions? All right. Thank you.
All right, Ms. County. Do we have anyone sign
up to speak to the board? Yes, sir. Shirley Sullivan.
Hello. Hello. Shirley Sullivan 5002,
Seaward Court, Southport. I oppose this rezoning quest as it is presented. It is encroaching
onto residential zoning. See all the red and the purple straight line? It's like
that's all residential right now. If you change that to CLD, your maximum
residential units goes up to 13.6 density.
R7500 maximum density is at
5.8. Now again this is a rezoning, but keep in mind if you, you know, once
Once you change the zoning in this direction, you can't go back because that would be considered
down zoning.
So this would allow for a lot of residential to come in, even though the developer might
be putting in some type of retail store.
You don't know.
The improvement follows the land.
So once you go to CLD, that's it.
CLD allows 50 more different uses, use types, than R7500.
So if this, whatever the developer has planned in the development application going forward,
if that doesn't work out, somebody else can come in and put in any one of those 50 different
mixed uses, and you don't want me to list those.
It's an assigned authorization, allowing the applicant name to be different from the applicant
signature on the rezoning application.
I didn't see that there was an assignment of that.
The attachment one to the rezoning staff case indicates rezoning Z937 in the upper
left-hand corner while the map itself is listed as Z941 correctly.
This is just a clerical technical mistake.
The size at the bottom left says 3.29 acres.
The parcel is in fact 13.1 acres.
There are environmental impacts.
A core of 6 to 7 out of 10 indicates more biodiversity
and wildlife on the site.
The UDL review and approval procedures
for rezoning action by planning a board.
I recommend E, reject the petition
for the zoning amendment as per the detriments
to the neighbors and the surrounding community,
the relationship between the current actual permissible development on the track and adjoining
areas and why the action taken is not in the public interest. What changed conditions warrant
the land use amendment? Again, if you look at the zoning now, all of that R7500 allows
5.8 residential units per acre.
So, and I also oppose for the commercial low density because of the Brunswick Blueprint 2040 comprehensive plan.
DQ2, maintain the character of the county.
G1, make consulting blueprint funds to get advance of the decision.
G2, maintain the relevance of blueprint Brunswick.
LU5, direct growth away from areas not well suited for development.
Thank you. Thank you, Ms. Ola.
James Weems.
Good afternoon.
You will state your name for the record. My name is James Weems and I'm a JSA
property owner at 109 Ocean Abbey Trove. I request the board to deny both of these.
I want to be clear I'm not against development. I'm not opposed to it at
all. I live here. I've lived here for 45 years. My parents have been here
since the 1970s. My children are the eighth generation on the property that's adjacent
to what they're talking about tonight. We've been here since the late 1790s. We know the
place is growing. The staff describes this request as part of correcting split zoning.
My question would be, I understand the argument, but why does making it uniformly zoned
commercial, correct the issue.
The residentially zoned land provides a
transition between the commercial development, pointed out in purple,
versus the residential property that's in red. The transition matters under the
county's own UDO. The stated purpose of the UDO includes protecting the
character of established residential neighborhoods, preserving quality of
life, maintaining orderly and compatible land use patterns, and ensuring
advocate privacy and access to property. More importantly this is a
conventional rezoning that there is no site plan there are no conditions
identifying what will be developed on any and all of the additional commercial
property. The county UDO specifically states that we're viewing a
conventional rezoning the entire range of use is allowed in the requested
zoning district must be considered regardless of the proposed site plan
or representations that a particular use may be limited. So this board is not
being asked to approve one particular business, you're being asked to decide whether the full
range of businesses that are permitted under the CLD should permanently be allowed directly
beside my house. The UDL also directs this board to consider whether the range of use
is appropriate for this area, the benefits, and then I'll point out the detriments
to the adjoining neighboring properties. What they talked about for the entrance,
entrance exit off of highway 17 would put the majority of their traffic right beside
my driveway, right beside my house.
So while it would make it easy for them to get in and out, it would be terrible for me
and my family to be right beside them.
So in closing, I understand that development standards and buffering requirements may
apply later.
It was stated by the applicant.
But why go through and approve such a zoning when we could just wait for the
site plan and get all of those buffers and things in place so that we can see
what's coming on and we can know what's happening with the land beside our
property. So I'm not asking the board to prevent this property from ever being
developed. I'm just asking you to preserve an appropriate transition
between commercial development and the established residents that is already
there.
If this development is ultimately appropriate, Brunswick County has
already had some great conditional rezoning process that would allow a
site specific condition proposed used in site plan to be considered and I believe
that would be a more appropriate way to evaluate this actual commercial proposed
beside my established residence. So I ask that you deny Z941 and
the attached
your name.
Judy Andrewsack, 5886 Curtis Court, Southwest Ocean Isle Beach.
Regarding the site usage, CLD uses that aren't allowed in R7500, agricultural industry, landscaping
and horticulture, nurseries, mobile home class B, mobile home parks, boarding houses,
Campgrounds, government-operated outdoor lighting, nude campgrounds, memorial gardens,
all medical facilities, vocational and business schools, auditoriums, civic centers, exposition
centers, major utilities, TV, HDTV, AM and FM broadcasting, commercial parking facilities,
funeral homes, crematoriums, nightclubs, taverns, bars, indoor shooting ranges, skating rinks,
outdoor advertising structures, commercial recreation, golf driving ranges, hotels, motels,
restaurants, micro breweries, wineries, convenience stores, drive-through facilities,
spleen markets, candles, marital arts, outdoor sales and display areas, performing arts,
personal service establishments, retail sales less than or equal to 10,000 square feet,
retail sales more than 10,000 square feet, veterinary establishments, animal hospitals,
mini-storage, car wash, garage services, automobile repair, repair renovation, and remodeling of
farm equipment, mobile and modular home sales services, vehicle and heavy equipment sales and
rentals, commercial boating facilities, commercial marinas and docks, seafood processing and canning
and storage of boats dry or wet. Let's tell you what you can't put in. By the way, as you exit
17 at that light. It's a dog leg if you want to go south. An ocean oil beach road
floods up to four feet deep at the swamp park. Good luck.
Thank you.
That was the last
one. Okay.
All right. Does anyone from the board have any questions for anyone
that spoke? I got a question I think it may be for our staff. Just looking at
zoning map the one that's projected right now. I see 11 parcels that touch
the commercial low density on highway 17 and this parcel as if I'm
understanding correctly they want to rezone because they have a narrow piece
that touches. I also appreciate the frontage on Ocean Isle Beach Road would
be real good commercial. I appreciate that. I think my question is if you've
got 11 more parcels that extend way back from highway 17 when they come in in six
months or a year what are we looking at with them on rezoning and it would this
be a backdoor effort to turn the whole place into apartments or something you
know every lot there I'm just curious it's not just the one parcel that I'm
looking at. It's like what's the long term possibility happening here? Is anybody
got it? Are you talking about the parcels south of that? Well all the parcels
that touch highway 17. When you look at the lot lines on these things a whole
bunch of them they have that commercial frontage on 17 but the parcel
content continues way south of 17 and so these folks I think justifiably want to
go for rezoning for the commercial density because they've got a narrow
piece that attaches and they don't really have room for anything and I
understand that the Ocean Isle Beach frontage would be good for commercial
but what happens when the other 11 show up with the same case? That's the
question I've got. I mean it's... Did you want staff to address it? From a staff
perspective we have parcels that have split zoned quite often and it becomes
very problematic for the owner or the applicant that's trying to develop it
and so usually if something split zone we do recommend to go through a
Resoning to get it zoned, then one zoning. So the likelihood if somebody came in, we would
probably recommend going through a rezoning because again, it makes designing a project
really difficult when it's two different zonings. And so that would be the likelihood of it.
The CLD district has a multifamily for several decades. So I don't really foresee that that
would be a use that would come out of the wordwork being more popular than others. And
And this area has been zoned CLD for a very, very long time, probably since the inception
of the zoning.
I'm sort of asking about all the R-7500 that could serve as a change.
And those have been zoned R-7500 as well for a long time, that's correct.
And I think he's drawing attention to the fact that there are 11 other parcels that
are split.
Right, that's what I'm saying.
If they come in, staff would very, very likely recommend that they go through a rezoning
to have it all one zoning because it's very problematic to develop a property
that's multiple zoning districts. Not to say that they will, but that is a
likelihood. But again, the multifamily is allowed and it has been allowed for a
very long time so that would be a use that is allowed in the CLD if it's
owned CLD. So I guess my question is when if one of these other ones comes
then or they don't point at this one and say you did it for them you got to do it
for us I'm just I don't I don't know but I mean that there would it would be a
there would be example of how that it was expanded on split zone property in
this area so yes okay I've got a question for stuff if the applicant was
to come in with the full site plan, what would be allowed with a, I guess, the conditional
aspect of things if they wanted to put more of a commercial, if it was still zoned R7500
with a conditional zoning?
It would have to be rezoned for conditional zoning.
Well, with the conditional zoning, you could be rezoned to CZCLD.
So yes, they could do that to a commercial district that allows that as well.
But they would have to have pretty much a site plan and everything done.
Right, they would have to have a site plan, the TIA, they would have to have the home line yards.
Additionally, you can't require somebody to do a conditional zoning.
They have to agree to it.
Every condition has to be agreed by the property owner and the county.
They have to agree to move forward.
So it's not something that you could just say, yeah, we want you to do a CZ.
And legal might have additional comments about that.
Thank you.
Any further questions?
Mr. Chairman, I move that we close public comment period.
All right.
Motion to close the public hearing.
Do I hear a second?
I need you to speak.
I'll close public comment.
You want to say?
Motion.
Were you nodding at me for the second?
Yes.
Okay.
I need for you to say that you seconded it.
We can close the public hearing.
Say you second it.
Second.
I thought one of them seconded it.
Thank you.
So we have a motion and a second.
All in favor say aye.
Aye.
Any opposed?
All right.
So the public hearing is closed.
What is the board's pleasure on this rezoning case
and land use map amendment. 941.
Mr. Chairman, I make a recommendation that
we deny it on concerns based on public and information that we have.
Does he
need anything else with his motion for denial? What's your actual motion? Why
are you denying it? I just concerned. Concerns over to, you know, can't require
anything, but I think we're all in agreement, you know, everybody's curious what's going to go
there and we don't know. We're setting the President's, if we zone this, we zone it the way we do it.
If we have to be rezoned.
From what I hear, you're opposed to CLD because of the possible number of uses.
Yes.
Thank you.
That's sufficient. All right.
Motion for denial due to the increased potential number of additional uses in the CLD district.
Do I hear a second?
I second.
Motion and a second.
All in favor say aye.
Aye.
Any opposed?
All right.
It has been denied as presented with the rezoning.
Can you read the appeal form and then take a brief recess?
Yes.
All right.
Any person with standing may appeal the decision of the planning board to the Brunsett County
Board of Commissioners.
Notice of the appeal must be provided and writing within 15 days.
If no appeal is received, then the decision of the planning board shall be final.
If an appeal is received in the allotted time, the case will move forward to the Bunza County
Board of Commissioners for a public hearing and their consideration.
Thank you.
And with that, we have some technical issues.
We're going to take a brief recess.
Five minutes.
All right, well let's, we'll reconvene at 5.20, it's 5.11, presently.
Okay.
Test
one,
test two.
All right, Ms. County, are you working?
motion. Yes, sir. Everything's good. All right.
We'll go ahead and call this meeting back
to order. Just missed 5.20. 5.21. All right. Before we start the next item, I would like
to make a motion to the board to recuse Howard Stocks from agenda item 8, number 4, PD 180
80 Amber Glen plan development.
Have a motion and a second. All in favor say aye.
Aye.
All right. Any opposed? All right. Mr. Stocks, if you will, step down from the board.
Don't
go anywhere. We're going to call you back up after this one. All
right. In public hearings,
item number four, Amber Glen plan development, PD 180, consideration of the proposed Amber
Amber Glen plan development consisting of 417 single family homes on approximately 122 acres
creating an overall density of 3.42 dwelling units per acre.
This is located on Old Ocean Highway US-17 business near Bolivia.
And do we have a report from staff?
Yes.
Thank you, Mr. Chair.
This is application repeat 180, Amber Glen plan development.
The applicant is Cape Fear Engineering, located on Old Ocean Highway and Benton Road.
Zoning districts, as you can see from the zoning map, the overwhelming majority of the site
is CLD, or Commercial Low Density, which allows a maximum residential density of 13.6 dwelling
units per acre.
There's a very small portion.
That one small lot fronting on Benton Road is our 7,500, which allows a maximum density
of 5.8 dwelling units per acre. Both of these densities are based upon the project having
water and sewer availability. The surrounding zoning is very similar. The overwhelming majority
is CLD around. There's R7500 to the south. As mentioned, Amber Glen is a proposed plan
development consisting of 417 single family units on approximately 122 acres
creating an overall density of 3.42 dwelling units per acre. Approval
criteria, the majority of the surrounding uses consists of single family
residential, institutional, commercial, agricultural, and vacant land. Just want
to point out some of the major land uses in the area directly across Old
Ocean Highway. You've got Brunswick County School, which is the coast school. You've
also got Brunswick Community College in the top right. You've got Hospice, which is just
to the northeast. And then you've got, of course, a hospital and supply elementary
within about a quarter to a half mile away. The blueprint Brunswick Future Land
use map the notice area as commercial as commercial low density residential and
open space conservation one parking will be off-street with the minimum of two
driveway parking spaces per lot proposed infrastructure will have water and sewer
will be provided by Brunswick County and the roads will be private the
proposed development will have a 30 foot or in some small areas, a 20 foot peripheral
buffer. Those 20 foot areas will have a 6 foot fence. All must meet the minimum opacity
of 0.6. Supplemental landscaping will be installed where the natural vegetation is subpar.
The required open space of the development is approximately 30.5 acres. The developers
is proposing 32.47 acres of dedicated open space. The developer is also proposing 5.46
acres of recreation space of which 4.6 are required. The proposed project will generate
approximately 3,712 vehicle trips per 24-hour weekday volume.
A traffic impact analysis
or TIA has been completed and approved by NCDOT. A driveway permit from NCDOT will
be required prior to the recording of the individual lots.
The proposed road improvements, as mandated in the DOT, are at Site Access A, which is
at Old Ocean Highway or U.S. 17 Business, and the access into the site.
There will be a westbound and eastbound turn lanes, the westbound turn lane being
50 feet, the eastbound turn lane being 75 feet.
At Side Access B, there is no turn lanes required as dictated by DOT.
The exceptional design elements to be included in the project are as follows.
The developer is proposing 32.47 acres of open space, whereas 30.5 acres are required.
As mentioned before, the developer is also proposing 5.46 acres of recreation space,
whereas 4.6 are required.
The developer has agreed to a 10-foot additional buffer adjacent to all wetlands.
There's not a whole lot of wetlands.
It's really just along the northern or the northeastern boundary, that kind of uneven
line that there are some wetlands there where there's a small branch.
And of course, there will still be a 50-foot riparian buffer from that branch.
sidewalks are to be provided on one side of the road throughout the
development. The main road through the development which is not going to be
known as Amber Glen Boulevard shall be opened to the public and provide
greater connectivity to the area. So this will connect Benton Road with Old
Ocean Highway. Again this is not proposed to be a gated community so it
will be open. The design flexibility elements requested for the project are
as follows. Number one reduction in lot dimensions and number two reduction
and setbacks. No portions of the site are located in a flood hazard zone as you can see
from the flood map and the site is not within a half mile of a voluntary agricultural district
for schools. This site would be located in the following school districts supply elementary
which is currently at 89% capacity and projected to go over 100% capacity in the
2020-29, 20-30 school year. Cedar Grove Middle is currently at 82% capacity and not expect to
go for capacity until 2030. South Brunswick High is currently at 84% capacity and expect to go
over capacity in the 20-29 school year. Per Brunswick County schools, the expected school impact
is considered to be moderate.
Jason property owners were notified via US mail and notification
application sign was posted on the subject property. TRC was held on May 19th of
2026 and a neighborhood meeting was held on July 29th of 2026. If approved, this
development shall have a vested right for a period of three years. A two-year
extension may be requested by the applicant to the Brunswick County
Planning Department. Planning staff has determined that the proposed plan
development meets or exceed the applicable standards of the UDO and
therefore recommends approval based upon the following conditions. Number
Number one, that development shall proceed in conformity with all plans and design features
submitted as part of the plan development application and kept on file by the Brunswick
County Planning Department.
Number two, that development of the partial shall comply with all regulations as specified
in the Brunswick County UDO.
Number three, plan development approval does not constitute an authorization to
construct.
All applicable federal, state and county approvals and permits will be necessary
to obtain final approvals and building permits.
this includes stormwater utilities and fire marshal requirements. And number four plan
development approval does not constitute or guarantee the allocation of water or sewer
capacity. The applicant proceeds at their own risk with respect to future water and
sewer system connections. The ability to modify existing permits connect
unpermitted structures and construct new water and sewer infrastructure
connected or tributary to the county's water and or sewer system
permit is dependent upon receipt of a valid water and wastewater line extension permits
from the state of North Carolina. The application for which requires plan approval and sign documentation
authorizing connection to the county water and or wastewater system. Water and wastewater
available capacity will change over time. A few pictures of the site. This is looking
across Old Ocean Highway. I believe that's the Baptist Assembly building. The
Brunswick County School is just off-screen to the right. View of the
property. This is looking from Old Ocean Highway. I should also note the
property was previously owned by a timber company which is and I believe
has been recently timbered. So it was previously a tree farm. Views facing
facing West on Old Ocean Highway and East. And then Benton Road. The right hand picture
is the property that is under contract by the applicant to purchase that property and
this will be where the entrance, the southern entrance to the development would be. And
then view facing East and West on Benton Road. And that concludes staff report.
All right. Thank you, sir.
One question for you.
The plan showed the 20-foot periphery
buffer with a 6-foot vinyl fence. Is that, it was noted in here that it was a 0.6 opacity.
Is that vinyl fence a privacy fence or is that just a picket?
So in the UDO, the 0.6 opacity has several options. One of them is 30 feet with just
vegetation. The other one, if you do a 20 feet, 20 foot, 0.6 opacity, the requirement
is an opaque 6-foot-high fence. So the only areas that are going to have that per the
site plan are along the two entrance points. Sorry, did I manage the question?
Is it going to be the full fence, not the slat?
It has to be okay.
Okay, gotcha.
Thank you.
All right, does anyone else have any questions for staff?
All right.
Hearing none, do I hear a motion to open the public hearing?
So move.
Second.
Motion and a second.
All in favor say aye.
Aye.
Any opposed?
All right, do we have the applicant
or representative of the applicant? Yes, sir.
Good evening, Chairman Cheek,
members of the board. My name is Clint Cogburn. I'm a land use attorney with the
law firm Ward and Smith with offices at 82 Patton Avenue in Asheville, North
Carolina. I'm here this evening on behalf of the applicant, Kate Fear,
engineering and real-star acquisitions LLC, which is seeking approval of the
Amber Glen plan development under the preliminary master plan review
process. Additionally here with me as well as our full development team that is
available to answer questions and you'll hear from some of them as part of our
presentation. We want to be respectful of your time but also want to make sure
that we're providing you with the necessary information and meeting our
obligations under the ordinance. The individuals attending as part of our
team this evening are Graham Black from RealStar Development Group, Matt
Haley who's vice president with Cape Fear Engineering, Jackson Starling who's
a professional civil engineer with Cape Fear Engineering,
Kim Williams, wetland section manager
with Davy Resource Group, Cameron Owens,
who handles wetland delineation for Davy Resource Group,
and Raimi Kemp, who is a principal
and professional traffic engineer with RFK engineers.
We appreciate the work of our entire team
as well as with staff.
Staff has been great to work with.
My involvement is more recent,
but in talking to our entire team they've worked with staff closely in terms of
refining this plan over the course of months to get to the plan that is
before this board today which we believe not only satisfies the
requirements of the ordinance but exceeds it in many aspects.
So looking at
the subject site as staff mentioned it's a combination of five separate
adjoining parcels along Old Ocean Highway and Benton Road. It totals
approximately 122 acres of that. The breakdown is approximately 117 of those being uplands
with the remaining five being wetlands acreage. The current zoning as staff went through is
almost entirely commercial low density. The only portion of the subject site that is not
commercial low density is that access tract that connects to Benton Road and that is zoned
media and density residential. But again, other than the access, the rest of the track
is zone, that commercial low density designation. What we are proposing as part of this request
are to build 417 single family detached homes.
And that will be over the course of two phases. Those phases are almost equally split. Phase
one is slightly larger and it's shown on the site plan and the plan that has been submitted
as part of this with 214 units. Phase two slightly less than that with 203. That comes out again
to 3.42 dwelling units per acre. This is less than half of what would otherwise be possible
under the current zoning, the maximum dwelling units per acreage, if we wanted to get there
would be 7.26, we are significantly below that maximum dwelling unit capacity and that's
intentional. It is to allow for additional buffering as well as more open space and
more recreational spaces.
As staff mentioned, the purpose of the plan development request
is to provide certain flexibilities and accommodations in exchange for the applicant
increasing its burden in other areas. The two minor flexibilities that we are
asking for here are the first being lot sizes, the CLD standard minimum lot size
is 6,000 square feet. We are proposing a range in between 5,040 square feet
feet and 6,240 square feet, there will be a smaller lot design and a larger lot design
and there could be an intermediate lot design as part of this.
And that's one of the flexibilities that we are asking for.
In addition to it allowing for greater open space and greater preservation, it also provides
a more cost effective option with that smaller lot design compared to just having a standard
lot design across the entire development.
requirement. The second is a very minor flexibility that we're asking for. As part of this, we
meet all of the setbacks corner, street, side, and rear. The only flexibility we're asking
for is a small reduction to the front yard setback requirement from 25 to 20 feet. That
allows again for greater clustering, greater large open space areas, greater conservation
and the ability to have the requisite and adequate buffering and separation with adjacent
lots.
I won't go through the entirety of UDO 3.3.3A, but we do believe that we meet each of these
requirements and specifically want to highlight that as part of this we are proposing clustering
to reduce any impacts to infrastructure.
That clustering and the design of this project will also reduce erosion and sedimentation
by minimizing land disturbance, and additionally, this is a very efficient design, again, that
promotes the best use of the property, it clusters units into the uplands, it allows
for greater open space and conservation, and builds out a very good development for
this area.
As part of the proposal, again, we talked about the plan development where we're
We're asking for certain flexibilities in exchange for that as part of this proposal.
We are proposing increases to the open space and recreation requirements.
As staff mentioned, the minimum requirement for a PD is 25% open space.
That comes out to approximately 30.5 acres.
What is being proposed here is 32.47 acres.
So almost an additional two acres of open space or 106% of the requirement under the ordinance.
Additionally, as part of the open space, 15% of that in the ordinance has to be usable recreational area.
When you do the math, the requirement for this site would be 4.6 acres.
What we're proposing is almost an additional full acre at 5.46 acres or 118% of the requirement.
The open space plan, as you can see on what has been submitted with the application, includes
amenity ponds, natural areas and passive recreation space integrated throughout the development.
This is intentional to avoid kind of piecemeal open space areas that aren't cohesive, that
don't allow for those to be maximized.
This design does that, and it's very intentional in ensuring the best use of those open
spaces and making them actual usable open spaces that benefit the community in the surrounding
area. The lot size reduction also supports better integration and use of the open space
overall as part of the development. I'm going to turn it over here to Rami Kemp to talk
about traffic. I do want to note again as staff mentioned that a traffic impact analysis
was submitted for this site to the NCDOT. The TIA was reviewed and approved by Division
Division III of NCDOT on July 23rd, 2026, and that is a requirement for the plan development
approval and we have satisfied that requirement. I'm going to turn it over to Mr. Kemp so he
can provide a little bit more information on traffic.
Thank you.
Well, the summary has been well presented. I am Ramey Kemp with...
Mr. Kemp, if you...
Yeah, I was going to say state your name for the record. Thank you.
Yes, I'm Ramey Kemp with RFK Engineers, with an office at 5808 Farringdon Place
in Raleigh, North Carolina. In accordance with NCDOT and the county guidelines, we prepared
the TIA for the site. We looked at three intersections that were requested in addition to the two
access points. And from that study, we recommended that there be two lanes, two turn lanes,
on the old ocean highway, one left turn into the site and one right turn into the site.
And it was concluded that nothing was needed at the Benton Road access. Low volumes were
the primary reason.
I'd be glad to answer any questions. We were approved by the
County on July 23rd.
All right.
Thank you.
Does anyone have any questions for Mr. Kent?
All right.
Thank you, sir.
One of the things I also want to mention
is part of the traffic piece of this proposal.
And staff mentioned this as well.
The proposed design promotes connectivity
while these roads will be private.
They will have to meet the NCDOT minimum standards
for subdivision roads.
But in addition to that, it will connect Old Ocean
highway to Benton as staff mentioned. So there's not going to be a gate that prevents access
and so it will allow for greater connectivity in the surrounding area. I'd now want to turn it
over to Jackson Starling at Cape Fear Engineers to talk about some of the stormwater, sewer,
and site engineering aspects of this project. Thank you.
Good evening members of the board
and Mr. Chair. My name is Jackson Starling with Cape Fear Engineering 151 Pull Road in
So I just want to lightly touch on the water and sewer for this project.
I can push this forward a little bit.
So we've been coordinating with staff in Brunsett County Engineering on existing infrastructure in the area.
There is an existing 30-inch water main on Old Ocean Highway and an existing 10-inch force main on Old Ocean Highway.
Our intent to serve this project is to provide a centralized pump station with gravity sewer
lines, which is the preference of county engineering.
At that point where we collect all the gravity sewer, we will provide a force main that will
connect back up to Old Ocean Highway and connect into the county's transmission line.
For water, we will be connecting on to the 30-inch water main, but we will likely
also loop through to the Benton Road. Actually, there is no water on Benton Road. We will
be looping through our subdivision and back into the 30-inch line, which will certainly
provide adequate pressure for the subdivision. Just to quickly touch on stormwater, one
of the additional permits that we'll have to go through, both with the county and
with the Department of Environmental Quality. We have a number of amenity ponds and
stormwater ponds on the site to help attenuate the runoff of stormwater from
the site and slowly release it. The county holds us to a higher standard than
they did previously. They now hold us to the 25-year storm for the pre-post
condition, meaning that in the pre-development condition you have a
certain amount of runoff in a 25-year storm and the post-development runoff
condition after all the driveways. Reef tops and everything are down. We will have to be
within 5% of that pre-development condition. So I believe we've designed this site very
well and we'll over attenuate the storm water runoff from this site. So that's just kind
of lightly touching on the infrastructure. I'd be happy to answer any other questions
of board may have?
All right. Any questions from the board? All right. Thank you. Thank
you.
And I'll just briefly conclude. We do submit and it's shown on your screen here
as part of our presentation that we meet all of the required site plan approval criteria
set forth in the ordinance specifically section 3.2.5. That includes things like
like UDO compliance, future land use compliance, staff went into that.
Natural site features, parking, as staff mentioned, there will be at least two parking spaces
per unit designated in addition to those NCDOT approved access designs and improvements
that the applicant is certainly willing to make as part of this project.
And one of the things we want to touch on here at the end is we did get through
the TRC process in May of 2026, there were comments from TRC, and we appreciate TRC's
diligence in providing those comments. They're very comprehensive. We went back and made adjustments
to those, including related to sight lines at access points, delineating certain wetland
areas again along that northeastern boundary line and made some other tweaks to the plan.
Additionally, as part of this, as staff mentioned, there was a community meeting that was held
towards the end of July, and there's been ongoing dialogue both with staff and with
the community throughout this development process.
One of the outcomes of that was a comment related to access early on and which led
to the access point off of Benton Road that creates that greater connectivity. Another
one was at that front access to Old Ocean Highway. There was a comment from an adjacent
property owner related to the location of the units along that access point and wanting
them to be flipped to the other side so that there was greater buffer and distance.
That has been done as part of that along Amber Glen there at the access point along
old ocean highway. The applicant is has been in communication with the community
wants to make sure that this is a beneficial development for all and again
we believe that we meet the requirements of the ordinance very clearly that this
is an appropriate use for this site and that the combination of reduced
density and increased open space and active recreation space makes this a
appropriate project and we ask that you approve it.
Thank you. We're happy to
answer any questions. We've got a full team here, so if you have any questions,
happy to direct it to whoever may be best in the appropriate party. Yes, sir.
All right. Thank you. Any questions at this time from the board? Nope. Okay.
All right. Thank you, sir. Stay close. We may have some questions in a few
minutes.
It's kind of we have anyone sign up to speak to us on this plan
development? Yes ma'am. George Harris.
Hello, I'm George Harris. I live at 327 Benton
Road and I am aware of some of you here. That's nothing between that. I'm
curious where any runoff in this property is going to go. Is it going to end up in
the ditch by the supply school, which currently floods quite a bit at the
school entrance and I live on the opposite side of Benton Rd from this and I'm aware
of where this is. They, my concern is with the water coming off that property because
when we had that unmeaned storm in that 21 inches of rain, I had water within four to
five foot of my front step. Benton Rd was completely underwater and impassable and
it ran off. My road was compromised up near Gilbert due to the contractors sending water
out instead of where it should have gone from that project under development. And I couldn't
get out by the school. There was sort of water across the road down by the school. My concern
is just where is this water going to go for this development? There's several properties
Thank you very much.
Pretty deep, like where there's a cattle farm across from me, and that's pretty deep.
And when that happened, the cows were just out in the field sloshing around.
It's just a concern to me about the flooding. I did not own that property.
I bought it after Hurricane Florence, but it's never flooded until we had that 21 inches of rain.
But currently, both sides of Benton Road have a swell or a ditch that runs down it.
It gets to just about to the end of my property and it stops and comes under the road to my
side of the road and then goes across my property back into what they call the village there,
where behind me it goes back in there and goes back towards the Lockwood Valley.
So those people too are catching odor down there and there's no, we don't have any
septic systems we're all on force mean because the ground doesn't perk so you
know we're all in the same boat out there I don't know about this project
today you know if they need to be on a force man or not but they yeah there are
two of them on that side of Benton Road that run currently run down and there's
a reclaimed water on my side that goes back to the spray fields so head back
towards St. James golf courses that's my concern just where's the water
going. I really don't care about the houses or anything. I'm just
worrying about the water. I understand. I can call their engineer back up here. I
will say on their plans and they'll have to get state stormwater approvals.
But the stormwater management system will be designed to attenuate the one
year tenure and 25 year 24-hour storm events on the project-wide basis.
In
for the 100-year 24-hour storm event, which what you're talking about is the
PTC-8 that was probably a thousand-year event, but so the the ponds and I could
get the engineer back up here to probably better explain, but though the
banks will be higher to hold more water. I'm concerned on the Benton route
side they they're lower on that side mm-hmm that would be my interest right
there traffic's gonna be horrendous already I think approximately 400 under
construction on a corner of Benton and what's that Gilbert Gilbert yeah and then
add another 400 is just a lot of traffic I don't know if you've been on Gilbert
It's a mess.
Not uncommon to wait 20 minutes to get out on Midway Road to go anywhere.
It just, you know, you've got all these developments in that central kind of pretty
clues and just an ongoing issue.
It is, yes.
A lot of very unhappy people out that way.
Yeah, I think that was one of the recommendations of staff was to be
able to get the connectivity through.
through to help alleviate some of the traffic concerns
to allow for residents in the area to access
and get to the school a little bit quicker
versus having to go up and around.
But Benton Road's a fairly desolate road,
you know, when it's not going to work or coming home,
but it's high-speed traffic at that time.
And I mean high-speed traffic, it's a lot.
Well, thank you.
Okay, thank you.
Mr.
Sterling, do you mind coming back up and addressing the stormwater flooding issue?
Sure. I appreciate the comment. The post-tropical cycling number eight storm I just want to note
was a thousand year plus storm. It's beyond anything I've seen in my lifetime and hopefully
we don't have another one in my lifetime but it's beyond anything that can truly
be designed for. I mean, it was mentioned that this road flooded, but a lot of different
areas flooded. So I guess the original question was where does the water, the runoff, ultimately
go from this subdivision? So if you see in the bottom southwest corner, we have our
stormwater pond number one labeled. So basically the way this system is going to collect
water is through, lots are going to be graded to the road. Once they get to the road,
You've got curbing gutter that deliver it to a series of stormwater pipes.
Those pipes connect into these amenity ponds which provide a little bit of attenuation in
between and then ultimately to the stormwater pond, which as the chair said earlier, we
impound more water and provide an outlet structure to basically between storms draw
the water down so that when the storm does come we're able to store a certain amount
of water per the county stormwater design manual up to the 25-year storm and then slowly
release that amount over a period of time.
That water is going to be released towards Ford's branch that runs kind of the western
northwestern portion of the property.
That branch then runs under Benton Road and on to, I
believe it's the, what's
the main run of the river there into a flood zone. We did receive some minor feedback from
some adjacent property owners about Benton Road. We are going to reach out to DOT to
see if there has been historical flooding there. But as we do with any subdivision
that we put forth for the planning board, we look at, you know, a pre-post snapshot
shot of the site. And as we stated before, the post-development runoff will be at or at
a maximum 5% over the pre-development. So this subdivision is not going to create any
problem. It's if anything going to help the current issue there at Bend Road.
Okay. Thank you, sir. And I guess just kind of breaking that down to what you were saying,
it'll release out to some of the ditches along Benton Road, but you're going to release it
slow enough that it's not going to, you know, continue to flood anywhere else. Correct.
That's correct. Slow and controlled release. Okay. All right. Thank you.
Shirley Sullivan.
Welcome back.
Shirley Sullivan 5002 Seward Court, Southport.
Has there been any further update to the documentation
that was provided in the packet made available to the public last week?
Is there an updated staff report in TRC? Or no.
That was in the packet. There's nothing been updated? Not since the packet was...
Okay. In review of the plan development application for PD-180,
I noted the following inconsistencies on the staff report under proposed road improvements.
It says provide a stop control at SR 1504 Old Linnon Road.
This road is not part of PD 180.
It belongs over on PD 183 Berkeley Bay.
On the report formerly known as the TRC, the BC schools indicate South Brunswick High
School will not go over 100% capacity until 2034.
This should read 2029 as accurately shown in the staff report.
All of these schools are currently over 82%.
How do schools calculate the growth?
Is there a specific calculation that can be published?
Can't we just apply the growth rate of 4%?
I respectfully oppose the approval of this plan document
per the following concerns.
The school capacity is listed as moderate,
three years out until over 100 capacity
per the estimate. Water and wastewater capacity have not been identified. Both are to be provided
by Brunswick County. As indicated, there are concerns on specific lots in this development
with surface elevation of flooding potential. The flood hazards map also indicates there
is no way out of this area if there is future flooding. Are any of these roads evacuation
roads. Gilbert road floods constantly.
The track impact analysis indicates 3,712 additional
vehicles per 24-hour period. The TAIA was submitted by RFK engineers PLC in June of
26. The study was performed in April of 26 while schools were in session. The NCDOT
was approved in July 23, 2026. The original NCDOT approved scope was not included in
this packet. Per the UDL, section 6.16, impact analysis, traffic volumes, data should be
adjusted for daily and seasonal variations. There is no indication of what the summer
traffic is. The state growth rate of 2% was used. Brunswick County growth rate is 4-5%.
Only one approved development was used per the coordination of NCDOT and the county in
the original scope. That's Middle Creek PD 61. That was approved in 21 for 743 units of
which 35% are built out. PD 87, PD 96, PD 144 and PD 139 which are closer to this development
are not included. They total approximately 7,000 additional trips per day for whatever
reason they were not included in the TIA. Is there something else missing from the
calculation. The proposed development packet is incomplete.
Amberglen is up for its third time. It was submitted originally as PD173. Nowhere
is an indicator on there. It's been pulled from the agenda twice.
That's your time. Thank you. If
I can comment on the 173. There was an
application submitted for this project under a previous project number PD173.
It went through TRC. They did not have a southern entrance. Staff informed the
applicant that they would not get a favorable staff recommendation. We needed
another connection. They requested and writing to withdraw the project and then
a few months later I guess through some negotiation with that property owner
they were able to secure that other connection, that road connection. And so
because it was officially withdrawn, it was a brand new application and assigned
a new plan development number. Okay. Thank you.
Rose McKeaton? Rose
McKeaton, 620 Bentham Road.
If you will pull the mic down just a little bit. Rose McKeaton, 620 Bentham Road. My property
realized right in front of that big pond and it scares me that it's going to flood. We're
having more storms over and over. It's not when it might happen, if it's going to happen.
And it will. Everybody sees the storms getting worse and worse all the time. Traffic on
that road is bad now. We've already got one subdivision at the head of the road
that they haven't completely started building on yet and yet they want to
start another one because they say there's a market for all these items.
The
reality, I mean on paper it looks great, but the reality of what's going to
happen if this gets built along with all the other ones that are going to be
built in our area, the reality is not going to be good. You need to think
about what the impact is on the people, not just because it looks so good on paper. Thank
you.
Thank you.
Alton Smith.
Good evening. My name is Alton Swan. I'm a neighbor and property owner at 532 Benton
Road and I wanted to say that I feel like that this is a responsible, well-planned
development that's
more than met the required open space. And I support this development.
I support the project. I like the fact that the density is well below what the zoning requires.
And I think it shows a real commitment to building a quality community by not maximizing
the number of homes and the development and adding more open space that's required.
I appreciate the board and staff reviewing this project and I respectfully ask that you
support this development. Thank you.
Thank you.
That was the last one.
That was the last one?
Yes, sir.
Mark, the density and commercial is shown on their map here is 7.26, but I was thinking
in CLD, it was like 13.
It is.
It's 13 that's that's for our 6,000. So it's it's 13.6 dwelling units breaker and commercial. Okay, I
Didn't know if maybe they combined with
No, or yeah, 7,500 at the below. It's a misprint. Okay
All right. Thank you
All right. Does anyone on the board have any other questions from any of the speakers tonight?
Hearing none. Do I hear a motion?
Motion to close the public hearing.
A motion to close.
A second.
All right. Motion and a second. All in favor say aye.
Aye.
Any opposed? All right. Thank you.
What is the pleasure of the board here in regards to PD 180?
Make a motion to approve as submitted.
And
we need with that the how
many conditions was it that you'd provided with staff was it five
there were four conditions and they're the usual standard conditions motion with the
with the four conditions that staff provided. All right so we have a motion for approval of
PD-180 adopting the four conditions as provided by staff.
Do I hear a second?
Second.
Motion is second.
All in favor say aye.
Aye.
Any opposed?
All right.
Motion carries, PD-180 is approved as presented
with the four conditions as provided by staff.
Thank you.
All right.
Any person with standing may appeal the decision
of the planning board to the superior court. Thank you.
All right. I would like to make
a motion to, Brian, what is it I need to bring Howard back up? Make a motion. Make a motion
to bring.
He was only recused for the one, specifically. Do I even need to make a motion?
needs to get back up here.
Mr. Stox, come on back up.
All right, Ms. Conning, let the
record show that Mr. Stox has rejoined the board. All
right, next item on the agenda.
Berkeley Bay Plan Development Modification, PD 183. Consideration of the proposed Berkeley
or Beckley, I apologize, Beckley Bay Plan Development Modification consisting of
of 289 single-family homes on approximately 107.93 acres,
creating an overall density of 2.68 dwelling units per acre.
This is located on Old Lennon Road, Southeast near Bolivia.
And do we, it actually is Berkeley, right?
Yes, it is.
Okay, sorry, it was printed as Beckley
of the second reading.
All right, do we have a report from staff?
Yes, thank you, Mr. Chair.
Again, this is application number PD 183, applicant is inter-coastal engineering.
This is Berkeley Bay plan development modification.
Looking on old linen road, zoning district is RR, rural residential, which allows a maximum
density of 2.9 dwelling units per acre.
The surrounding zoning, looking at the zoning map, is largely R7500, there's RR,
and then a little bit further away there's some CLD and some R6000.
Berkeley Bay is a plan development approved by the Planning Board on November 13th of 2023
consisting of 178 single-family units, 108 town-home units, and eight single-family attached
units on approximately 107.93 acres, creating an overall density of 2.72 dwelling units per acre.
The applicant is now seeking for a revision of the approved development plans.
The proposed revision consists of 289 single-family units on 107, the same acreage, 107.93 acres,
creating an overall density of 2.68 dwelling units per acre.
So it's a very minor modification.
They're actually decreasing lots.
They are changing their land use intensity, actually lowering it by making it all single
family whereas previously you had 108 town homes and 8 semi-attached homes.
Normally if you're doing that, that is a staff level approval because you're decreasing density
and decreasing land use intensity.
The only reason this is coming back here is because the applicant, because they are making
slightly larger lots, even though they're decreasing by 5 units, they're decreasing
their open space by 3.26 acres.
That is the reason we are back here. So originally they had 49.66 acres of open space. They wanted
to reduce that to 46.4 to accommodate those single family, the transition from town home
to single family. That's why we're here. I'll go through the approval criteria. The majority
of the surrounding uses consists of single family residential, agricultural, and vacant
and property. Blooper and Brunswick map denotes this area as rural agricultural and open space
and open space conservation one. Parking will be off street and minimum of two driveway parking
spaces per lot. Proposed infrastructure, water and sewer to be provided by Brunswick
County and the roads will be private. Proposed development will have a 30-foot, 0.6, opacity,
city peripheral buffer utilizing existing vegetation to satisfy the requirement. A 50
foot buffer shall be installed adjacent to tax parcel 169001302 for a VAD or voluntary
agricultural district buffer. This is the property at the extreme south of that property.
That is a VAD property.
The developer is also proposing a 30 foot street buffer on
old Lennon Road. The UDO minimum is a 20 foot buffer. Required open space for the development
is approximately 16.19 acres. The development is proposing 46.4 acres of dedicated open space.
The developer is also proposing 2.75 acres of recreation space of which 2.43 are required.
The proposed project will generate approximately 2,566 vehicle trips per 24-hour weekday
volume. A TIA has been completed and approved by NCDOT. A driveway permit
from NCDOT will be required prior to the recording of individual lots. The
proposed road improvements in that TIA include at NC211 and Zion Hill Road
provide four section protected permitted signal heads for eastbound and
westbound left turns, provide split side street phasing for northbound and
southbound approaches. Modify the signal plan to accommodate the above improvements and optimize
signal timings. Let's see if I've got the TIA slide here. Here it is. For old Lennon Road and
side access one, construct side access, one ingress and one egress lane. Internal stem
length of 50 feet provides stop control for the eastbound approach. Side access two. Again,
same thing, side access, one ingress, one egress, provide an internal protected stem of 75 feet
and provide stop control for an eastbound approach.
The exception on design elements to be included in the project are as follows. The developers proposing
46.4 acres of open space, whereas 16.9 acres are required. All lot shall be located outside of the AE flood zone.
there is significant flood zone to the rear of the property but all lots will be
outside of this flood zone. A street buffer of 30 feet shall be installed along
old Lennon Road.
Sidewalks are to be provided on one side of the road
throughout the development. The design flexibility elements requested for the
project are as follows. Number one reduction in lot dimensions and number
two reductions in setbacks. A significant portion of the project site
Again, I just mentioned this. It's in a flood hazard zone, but all lots shall be located outside of that. So
the site itself lies within a half mile of a VAD
Also tax parcels 169001 2 and 169001
202
currently lie within the VAD zone and must be removed prior to construction. So a portion of the project site is in the VAD
district. They must be removed from that voluntary district prior to
construction.
I wanted to point out the differences in the two site plans. So the
new site plan is on your left showing all single family residential. This is the
old site plan that was approved back in November of 2023 showing that layout. As
you can see the acreage is identical. They're simply modifying that left-hand
side, which is the southern side of the property to convert that to single family.
School capacity. This project will be located in the following school districts, Virginia
Williamson, which is currently over capacity. Cedar Grove Middle is currently at 82% capacity
and is not expected to go over capacity until 2030. The South Brunswick High School
is currently at 84% capacity and is expected to go over capacity in the 2029 school
year. Per the schools, the expected school impact is significant.
Adjacent property owners were notified via U.S. mail and a notification sign was posted
on the subject property. TRC was held on June 17th of 2026. The neighborhood meeting was
held on July 22nd of 2026. If approved, this development shall be vested
right for a period of three years. A two-year extension may be requested by the applicants
of the Brunsack County Planning Department.
Planning staff is determined that the
proposed development meets or exceed the applicable standards of the UDO and
therefore recommends approval based on the following conditions.
Number one, the development shall proceed in conformity with all plans and
design features submitted as part of the plan development application and
kept on file by the Brunswick County Planning Department.
Number two, the development of the partial shall comply with all
regulations as specified in the Brunswick County UDO.
Number three, plan development approval does not constitute an
authorization to construct all applicable federal, state and
county approval to permits will be necessary to obtain final plat approvals and building
permits. This includes stormwater utilities and fire marshal requirements.
And number four, plan development approval does not constitute or guarantee the allocation
of water or sewer capacity. The applicant proceeds at their own risk with respect to
future water and sewer system connections. The ability to modify existing permits
connect unpermitted structures and construct new water and sewer infrastructure connected
or a tributary to the county's water and or sewer system permit is dependent upon
receipt of valid water and wastewater line permits from the state of North
Carolina. The application for which requires final plan approval and sign
documentation authorizing connection to the county water and or wastewater
system. Water and wastewater available capacity will change over time. A few
pictures from the site. This is directly across the street from Old
property. There's currently already an access road where you can see that the SUV is parked.
That is connected to the project that is directly adjacent to this. I believe it's called Rolling
Hills, I believe. And it is currently open and accepting traffic for that development.
View facing south on Old Lennon and view facing north on Old Lennon. Again, here's
the site plan just to reiterate if if the board chooses to deny this project the
previous plan is still valid so they could proceed in accordance with that
previous plan. That concludes staff report. All right thank you sir.
Your the
SUV was parked was it at the entrance where that 30-permeter buffer is closest
two or is it at the one just down from that? Let's see if I can get this to work.
You're talking about the street buffer or oh this this is the 50-foot buffer is
that what you're asking?
Oh the SUV is parked was parked right here so this is
a road that's currently open and going to the adjacent development that is
currently being developed. Yeah that was that was going to be my next
question I couldn't tell if that was actually a road there because on the
previous plan it was where kind of split right and I believe that was
constructed since this plan was originally approved exactly there is an
easement okay thank you any other questions for staff all right hearing
none. Do I hear a motion to open the public hearing?
Second. Motion and a
second. All in favor say aye. Any opposed? All right. Do we have the developer
applicant available? Yes, sir. Good afternoon, Mr. Chairman and members of
the board. My name is Craig Johnson. I'm at 60
620 Gordon Road in Wilmington, North Carolina. Again, thanks for having us. What we have done
here is we're removing the town homes that are on the south side of the project to make
those single-family homes. A total of five homes are being reduced in total of the whole community.
As Mr. Patches pointed out, we're reducing the open space by about three acres. However,
However, we still have, we have three times the amount of the required open space and
we're not reducing where the community center is going to be, that has stayed exactly the
same.
As far as flooding and stormwater, we've designed this project to the 100-year flood storm,
so we're over-designed on that, and we have done that from day one.
We took to Liberty three years ago when we got approval to build this community to go
ahead and do the TIA, which is done, and we did it back then, just to confirm that we've
done all the proper things, and that netted improvements to the intersection at Old Lennon
and South Supply Road 211.
So we've done that.
that. And the wetlands we are not touching any wetlands at all on the project and that's
remaining the same. And we are not touching any flood zone. So I just wanted to point
those things out. And the main reason we're coming back is for a slight reduction in
the open space and to get rid of townhouses and make those single family. And I'd be
happy to answer any additional questions anybody has.
Thank you, sir.
Any questions for Mr. Johnson?
All right.
Thank you, sir.
Stay close.
We may need to ask you some questions in a minute.
It's coming.
Do we have anyone sign up on this one?
Yes, sir.
Carla White?
Carla White, 1775 Clemens Road, Bolivia.
I'm not opposing this development,
but I do want to point out some issues
because there are several developments
going in that are just going to compound an issue that we have dealt with a few
times even with off-seat like non-storm rains like just regular rains we've had
flooding. I live on Clemens Road which is the only connector road for miles.
From Benton to Midway that's all you have and then when there's an accident
down to 11, it becomes gridlocked on Gilbert, Old Lennon and Clemens. And this will add
more traffic and more people who need access to get to places. I know I'm jumping around
a little bit because I just didn't, I wasn't planning on speaking on this at all. There
are 4,000, probably around 5,000 hunts going in behind me on Clemens. Midway track is
probably around 40% wetlands and that water is coming my way. It's gonna come
to Clemens Road, it's gonna go in between Avalon and Palomeda Creek and then
it's gonna go to Old Linen Road and it's gonna come in more, there's gonna be
more of it because they are just, they're clearing everything behind me
and all that water is trying to make its way to, what is the name of that
River. The Lightwood Folly River. So there's some issues with that and when
that road becomes gridlock, you're not getting anywhere. Ambulances are not getting
anywhere. If you need help or have a heart attack or you've got a baby on the
way, you're getting a helicopter to come in to get you. I can vouch for that. If
your house catches on fire, there is a fire department right next to my house.
It's called Zion Hill and if it floods or there's a wreck, it's going to take
them some time to get there. So that's just all I wanted to point out
that and that's where I came in with the Swiss cheese idea. These are just a bunch of little,
these are a lot of developments that are going to compound to a bigger issue. Thank you.
Thank you, Ms. White.
Shirley Sullivan. Not good. Okay, that was it. Okay.
All right. Does anyone
have any further questions from? For having
me back Mr. Chairman, the only thing I wanted to
point out is we are fully permitted on this community. We can start actually tomorrow
morning and it's existing status. So I just wanted to point that out. Okay. Thank you. All right.
Thank you.
All right. Any other questions for anyone that spoke? If not, do I hear a motion to
close the public hearing?
Second.
Motion and a second. All in favor say aye. Aye. Any opposed?
All right.
What is the pleasure of the board for this development? PD 183
modification, Berkeley Bay modification?
Mr. Chairman, I make a motion that we
approve it. It's not often we get one to come back and they're asked to
reduce the density, so it is kind of like it has a win almost in our
situation as far as that goes. So I'll make a recommendation that we approve
of the modification to PD-193 as presented with the window conditions where?
Four.
Yeah.
With the four conditions outlined by the staff.
Okay.
All right.
Motion for approval of PD-183.
Do I hear a second?
I second.
All right.
All in favor say aye.
Aye.
Any opposed?
All right, PD 183 Berkeley Bay Plan Development Modification is approved.
Thank you.
Any person with standing may appeal the decision of the Planning Board to the Superior Court.
Thank you.
Just a quick Planning Board case updates.
PD 179, which was South Port Meadows.
Z937, which was a rezoning located off Old Ferry Connection, were both not appealed.
Z938, which was the former Sunset Beach E.T.J. parcel, was appealed to the Board of Commissioners.
Z939 and Z939CZ, which was the former City of Southport parcels, were not appealed.
Z939 and Z936 will be held on August 17th at the Commissioners meeting for both those appeal cases,
because if you remember 936 was appealed, too.
So both of those cases will go on August 9th.
We really pushed the former Sunset Beach one
because we only have 60 days,
so that got really pushed forward.
You said on August the 6th?
17th.
17th, okay.
I was going to say we'll be on that.
August 17th, all right.
Thank you.
Sorry.
Appreciate those update items.
Planning Board case item updates.
and we've got a fiscal year 26 administrative adjustment. Correct and
just really quick it won't take you a lot of time but I am presenting the
fiscal year 26 administrative adjustment annual report this is required by
ordinance to be provided to the county manager I also present it to you and we
provide a copy to the commissioners in fiscal year 26 there were 15 total
administrative adjustment requested out of all of them 14 were approved to
were for fence height and 13 were for setbacks. Most of them fall within a foot or less. And
this helps avoid the board of adjustment. So if you have any questions, I'll be happy
to answer your questions.
Any questions for Kirstie?
Thank you, Ms. Dixon. All right. Did you make a motion
to adjourn. All right. Motion to adjourn. Do I hear a second? All right. All in
favor say aye. Aye. This meeting is adjourned. Thank you.