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Call to order the uh January 20th, 2026
planning and zoning Winterville planning

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and zoning board committee meeting.
Welcome to everyone uh those who we have

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not um seen for the opening of the new
year. Happy new year to you. I hope that

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everything has your holidays and and
family are doing well. Uh looking at our

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agenda, we have uh one excused absence,
Miss Darlene Garner. What is the

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pleasure of the board regarding Miss
Garner's request?

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» Approve.
>> Second.

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» It's been moved and properly second. All
those in favor, use your vote and sign

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I.
>> I. I.

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» Any oppose, use likewise sign.
Uh next item, the approval of tonight's

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agenda. You've had a chance to review
the agenda which is printed before you

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and what was sent to us by staff was the
pleasure of the board. [clears throat]

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» A motion to approve.
>> Second.

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» Okay. It's been moved in properly.
Second. All those in favor sign of I.

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» I.
>> Any oppose? Same sign. Approval of the

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minutes from December 15th. Planning is
on the board meeting. You've had a

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chance to review those
discussions.

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What is the pleasure of the board?

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Motion to approve.
>> I second.

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[clears throat]
>> It's been moved and properly second. All

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those in favor use your vote to sign. I
>> Any oppose?

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New business staff.

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» Good evening. planning and zoning board
and happy new year. Thank you all for

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coming today. We do have two things on
the agenda. We've got a preliminary plat

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and a resoning. The first one today that
we're going to review is the Farmstead

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preliminary plat.
Farmstead is located off of Davenport

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Farm Road and Rei Branch Road. So, if
you're looking at this map right here

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going north to south right here is Rey
Branch Road. This is actually Pit

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Community College. It's neighbor to the
north.

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And then going east to west right here
is Davenport Farm Road. So this is Sam's

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Club right here. This is the piece of
property that we uh often refer to as

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the little property.
And this is Open Door right here. As you

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can see, uh this subdivision is split uh
by Davenport Farm Road. Uh three of the

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parcels are north of Davenport Farm Road
whereas one of them is uh south of

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Davenport Farm.
The applicant is Art Consulting Group

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and they're with us uh today if you do
have any questions. Um again this is on

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the western corner of Rei Branch Road
and Davenport Farm Road intersection. In

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total it's a 93.80
acre site with 179 lots in total. Um,

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north of Davenport Farm Road is zoned
R8. The southern part of Davenport Farm

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Road is zoned R10. The northern part has
roughly 60 acres and 107 lots. There are

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two full ingress and egress points on
Rei Branch and Davenport Farm Road. The

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southern uh aspect of this subdivision
again is R10 zoned. It's roughly 34

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acres with 72 lots. There are also two
full ingress and egress points on this

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uh subdivision. I do want to point out

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one thing, one uh mistake on um the
abstract formstead.

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The last bullet point uh mentions a
special use permit and 17 single family

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attached units. This was a complete
mistake. This was actually for a

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different project and um I want you to
completely kind of scratch through that

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one and disregard it. Um sorry about
that. Dominique pointed that out to me.

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I appreciate um your your notice on
that. Um I do want to kind of point out

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a few things while we have the
preliminary plat. There's it's a great

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layout um of the land. As you can see,
you've got uh connections here on Rei

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Branch Road and here then Davenport Farm
Road. You've got two connections here. I

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want to point out that there's a a pool
and a cabana located right here. There's

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also a dedicated easement
running along the creek right here

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should the town ever uh wish to add an
easement in the future or uh greenway in

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the future. And uh on both sides of the
roads internal are uh sidewalks on both

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um internal streets. And all of the uh
the required conditions for the

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subdivision I have placed beside um each
of your desks just to have those in

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front of you.
I do want to point out one uh one

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condition of the development.
One of the required reasonzoning

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conditions was that the developer will
install a traffic signal at the

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intersection of Davenport Farm Road and
Rey Branch Road if approved by NC DOT.

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The applicant and NC DOT reviewed it
extensively. NC DOT came back and said a

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traffic signal is not appropriate for
this location, but a roundabout is.

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They've also stated that they will
install the roundabout. However, they

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are not sure when they will do it. In
fact, I asked them right before this

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project and they said it has been pushed
off for the foreseeable future. Um,

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and all other uh conditions of the
conditional district have and can be met

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by this preliminary plan.

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Again, I do want to just point out some
of the uh traffic and and

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interconnectivity of this site. So
[clears throat] again, the the

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roundabout uh discussion was at this
intersection right here where Rey Branch

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Road and Davenport Farm Road come
together.

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You do have ingress and egress along
Davenport Farm Road and on Rei Branch

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Road for each of the um two separate uh
kind of neighborhoods even though it's

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just one neighborhood, but it's divided
by uh Davenport Farm Road. So, you've

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got a lot of really good
interconnectivity within the subdivision

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as well that allows a resident to uh to
pick which um access point uh would be

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preferable.

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Staff does recommend approval of
Farmstead Preliminary Plat. It has been

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reviewed by our technical review
committee and has received approval. Of

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course, if approved, then they will uh
eventually have to submit construction

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drawings and prior to a final plat. Are
there any questions for this preliminary

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plan?
>> Yes, sir.

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» Stephen, I just I believe it's been
taken care of, but the roundabout is a

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future item. Is it taken into account
for the the laying out of the lots?

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» It is. Yes, sir.
>> Thank you.

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Uh since they're
delaying the uh roundabout, do they plan

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on putting stop lightss up there then
until that happens or

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» that has not been expressed? No, sir.

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» Does uh
the city of Winterville have a larger

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greenway plan that the movement ties
into or is this just for this property?

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There is a greenway plan master plan. Um
I I believe it's in the parks and wrecks

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uh like master plan document. I don't
know exactly where all the uh the

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project goes. I I assume and believe
though that it goes through this area

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and um I think that's where we got it as
a proposal um as a condition. Anyway, I

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think on our greenway master plan, it
was stating a greenway along that uh

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canal.

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» You said the developer is here tonight.
>> We do have a representative for the

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developer.
>> Any questions u for the developer?

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» Thank you.

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Right. You've had a chance to hear from
staff uh and the recommendation

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concerning Farmstead
preliminary plaque. Well, it's the

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pleasure of the board.

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Make a motion we approve the preliminary
plan.

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Second.
It's been moved and properly second.

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All those in favor of uh the farmstead
preliminary plat use your voting sign of

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I.
>> I.

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» Any opposed? None opposed. Uh next item
uh Southbrook for phase three

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reasonzoning. Uh before staff come up,
please make sure that you uh review the

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uh reasonzoning consistency and
reasonable statements before you as we

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[clears throat] will have to consider
these if um when it comes to

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[clears throat]
approval and or denial

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that.
>> All right. Thank you. And and for our

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second item today, we do have a
reszoning is Southbrook phase three HUD

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resoning request. Um this board has seen
Southbrook um a number of times in

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different uh submittals. Today again
we're looking at just a a reszoning for

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its third phase. A majority of the site
has actually already been uh preliminary

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platted. So we're just looking at a
little bit over an 8 acre site today. Um

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Southbrook, as you can see, is located
in this uh blue area right here. So, we

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have Church Street going north to south
here. You've got Lori Ellis going east

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to west just on the northern uh boundary
of the project. And then just to give

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you some uh relation, um we've got Rei
Branch down here south of the site and

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Old Tar Road over here. This red uh star
that we have right here just

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representing the rough location of phase
three that we're going to be discussing

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today.

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Just a reminder, a planned unit
development is a form of a reszoning and

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a use that allows flexibility and design
for subdivisions to allow cluster

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development in exchange for permanently
open and preserved open space. We're

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actually going to see exactly that
today. There's a site that the applicant

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would have to go over a riperian buffer
or a stream to add the remaining single

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family attached. Uh the proposal today
is exchanging that for an area that they

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would not have to impact another
riparian buffer. So this is exactly what

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we're looking at um today. In addition,
Southbrook was approved for a PUD um in

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that it does help ensure the protection
of environmentally sensitive features on

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its site.

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And just to remind everybody of the
timeline, this project has been going on

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for quite some time. In October 2022,
the applicant uh met with the community,

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had two community meetings for public
input. Sound council approved the PUD in

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January 2023.
Phases one and two of the uh site have

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been approved for preliminary plat. So
just a reminder, the entire site has

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been approved for preliminary plat other
than the 8.53 acres we're discussing

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today. So again, for the reasonzoning
for the 8.53 acres that we're discussing

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today, we have not seen a preliminary
plat for that uh phase yet.

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The applicant is Southbrook NC LLC Scott
Moore who's with us today. Again, for

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those online, uh this is located on
Church Street Extension and Lorie Ellis

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Road.
Phase three or what we're considering

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today is a 8.536
acre site of the total 245.43

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acres in total. Again, our current
zoning district for this was a PUD. It

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was approved in January 2023.
Um, as a R six putt and a multifamily

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residential pud. Today, they are
requesting

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it's it's still remaining the same
Southbrook PUD. However, the applicant

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is requesting a small portion of the R
six be converted to multifamily

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residential. In uh simpler terms, they
are requesting that the 8 acres be

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changed to allow single family attached
rather than just single family detached

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for that one area.
And this is the concept map um of

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Southbrook.
So, as you can see with the lighter

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colors right here, this is single family
detach. There's a little bit darker kind

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of um yellowish color that represents
single family attached. Initially, the

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applicant was planning on uh taking the
remaining single family attached units

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to this location. After further
engineering and reviewing, the applicant

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found that they can eliminate
this environmental impact if they uh

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shifted this to the multifamily
residential zoning district in the pud.

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So if they uh shifted the the single
family attached to this location. So

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therefore, it would not only eliminate a
riparian buffer impact right there, but

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it would also move the single family
attached away from fronting Church

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Street interior to the site. As you can
see here,

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of course, no other changes to the pud
uh are are part of this project. So the

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density will not change at all, nor does
the overall count in total number of

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units change at all in this proposal.
just to give you another kind of

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overview of the entire project. So, this
is uh L'Orealis Road up here. This is

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Church Street Extension here. So, it's a
it's a large swath of land. Um you know,

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a large project. Most of it's been
preliminary platted, but uh right here

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where the star is, that's representative
of the uh phase three. And zooming in

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again, uh just looking a little bit
closer at the phase three. I do want to

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point out that phase two did provide two
stubs into phase three. This is great

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interconnectivity, a lot better
interconnectivity that than would be

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allowed at the previous area as well.

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The future land use plan for this site
um of course the putt has already been

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approved but it was approved at a
suburban residential. So suburban

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residential suggest 1 to three units per
acre. This development is uh at a

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density of 2.49 units per acre. So again
it's clustered development. Um so some

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smaller lots but leaving a lot of open
land because of it.

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So the request achieves again the u it
is within the suggested density of the

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comprehensive land use plan. It also
utilizes a conservative subdivision

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design and by that it is clustering its
development to ensure that environmental

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sites are uh avoided as much as
possible. It also as far as the zoning

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ordinance goes, Southbrook is the
perfect candidate for a pud. Um it has

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significant environmental challenges on
its site which has led to the design

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that we see today.
The request also aligns with PUD

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principles in that it provides u equal
or higher quality design than if they

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had gone with their previous design.
This uh will allow two stubs through the

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area, great interconnectivity and
transportation design. It also

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eliminates a riparian buffer and
environmental impact.

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Therefore, staff does recommend approval
of Southbrook phase 3 resoning request

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as it is consistent with the
comprehensive land use plan and is

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reasonable.
Um, we will have a public comment uh

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session prior to the planning and zoning
consistency and reasonleness. Um, does

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anybody have any questions for staff?

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» Yes, sir.
>> Just help a senior citizen out here. Um

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we're going the proposal is for attached
housing be relocated to this site.

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The housing that we're eliminating was
that attached or single family?

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» So the the best way to to state it is
location. So um they have set out the

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total number of uh units they can have.
They have already preliminary platted

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all of the single family detach units.
What this location would be? So,

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previously they would have
placed it closer to Church Street right

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here.
>> Those being attached.

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» Those being attached. Yes, sir. And then
with this one, they are shifting those

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single family attached to this area and
eliminating this whole kind of land area

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and leaving an open space.
>> So the housing design is the same in

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both areas basically.
>> That's correct.

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» It's single family attached.
>> That's correct. Yes, sir.

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» No change in numbers.
>> Absolutely. Yes, sir.

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» Thank you.

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» I have a question.
>> Yes, sir. appears that the

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move is going from a smaller location to
a much larger location.

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» I I agree. It does appear to be a larger
kind of swath of land. Yes, sir. But

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it's still um they're still limited on
the number of units they can have.

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There'll be more greenway, more
>> and they're also still limited on so

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each single family attached unit itself
has to have a minimum size for you know

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it to sit on and it still has to meet
that minimum size there as well.

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Any

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additional questions for staff?

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Do we have any public

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comments?

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Good evening everyone. Happy new year.
It's good to be here. My name is Scott

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Moore. I'm the applicant and also one of
the owners of Southbrook NC uh LLC. And

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I just want to thank Stephen for the
presentation and all his help kind of

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through this process. He's been great in
working through the the putt and

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bringing that to you today. I'll go
through a quick presentation covering a

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lot of what he covered. I think
answering some of the questions that you

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guys had as well. And just bear with me.
Um the site plan that is before you

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right here, that is the approved concept
plan that was a part of the the PUD

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drawing. And since we're the only PUD in
Winterville, it's actually good to talk

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about what the purpose of this concept
plan is alone. And it's really meant to

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be schematic in nature as it's shown.
It's it's a general layout of housing,

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of open space, um with road connectivity
uh and stubs to neighboring properties.

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Um, and it also, uh, I think as as
Stephen pointed out, all those areas in

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light yellow is where our R six zoning
districts are, and all the areas over on

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the the western portion in the dark
yellow, that's where the uh, the MR uh,

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zoning is as well. So, the concept plan
is really just that. It's not made to be

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uh, a final location of the roads,
although it gives general layouts and

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uh, that's really when you start getting
to the final layout, that's what the

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subdivision sketch plan is for. So, the
reason for all of this, and I think

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Steve did a great job alluding to it, um
throughout our entire development

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process, we meet with staff. We also
talk with the uh contractors that are on

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site. We're constantly learning valuable
feedback about it as we're as we're

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engaging the construction process and
and obtaining feedback. So, it makes

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good sense for us to try to make
something that's more efficive,

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efficient, more effective, and then
ultimately leads to a better layout for

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the entire community. So, for this
evening, and I think he's really hit on,

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we're really focusing on the two areas.
The concept plan and those are the boxes

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that are over to the right. And we're
really just uh we're going to update

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that with what is shown I mean to the
left, excuse me, the boxes to the left.

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We're updating that with the areas that
are shown on to the right. So, as as he

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has as he has said, we are doing this
really for two main reasons. One is to

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avoid the crossing of that area and
really to to sort of give up the

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development rights to go over and
provide anything on Church Street. And

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then yes, what we're doing is we're
taking that area which the question was

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how big is it? It's six acres. We're
going over to the area to that is

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actually beneath the the buffer. Um
that's that's crossing up from kind of

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southwest to northeast. That is eight
acres of area. And yes, we're we're

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taking that MR zoning and we're putting
it in that location and it still gives

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us really good uh you know continuity in
terms of our uses puts it all together.

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And I think is what's been really great
explained is um that whole area now is

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much bigger buffer from Church Street.
We don't have a lot of units that are

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backing up to Church Street or sitting
up on Church Street. So it kind of

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protects itself from Church Street. And
then again, anything that's interior to

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the site just kind of lends itself to a
develop a better development pattern. So

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we got open space and greenway, you
know, along the area on Church Street,

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which really again affords itself to be
a better opportunity. Also provides so

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that when people are driving down Church
Street, it really opens up better for

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our entrance. We have a lot more green
space preservation that's going on there

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while again all of the the homes are
taking place in the interior side of the

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property. So really, it's just the two
things. It's it's not crossing the

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buffer buffer, which is great for
environmental and lessening the

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environmental impact. And then it's just
taking what's there on Church Street

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originally approved and moving it
internal to the site. And those are the

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only two things that were here. And uh
if you guys have any questions, I'm

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happy to answer them.
>> You know, I always got questions.

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» Of course, bring it.
>> Okay. Uh Mr. Moore, your development

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basically has got 612
lots. That's that's a large size growth

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for us. Yes, sir.
>> Uh if it everything works out and this

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change is all approved by council where
the number one is up there on the right

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hand side where you're eliminating the U
buildings in that lot. Does that lot

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become possibly available for future
fire station? Because

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as this town grows, our fire department
has got to grow with it. And I'm

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wondering is that does that lot work
become open to development

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for something as such as that?
>> That would be a discussion that we would

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have with town council if they would
have any interest in that. I mean surely

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um right now what this secures it as as
it's going to be an undeveloped parcel

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and the only way that it would change
from that is if we come back and then

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again revise that to say hey we have a
new development activity fill in the

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00:25:18,880 --> 00:25:24,320
blank of whatever that is an interest
from party you would have another

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opportunity to be able to weigh the
options of what that should be. So to

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your point, it could be a number of
things. If the town has interest in it,

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surely we'd be able to talk with them
about it and that even at a later date.

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Correct.
>> Absolutely. Yeah.

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Are there any additional questions?

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00:25:51,200 --> 00:25:55,960
Thank you. Any other public comments?

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00:25:56,720 --> 00:26:02,159
Okay.
There being no additional public

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comments, uh [clears throat]
you would direct your attention to the

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uh statement of consistency and
reasonleness.

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00:26:08,559 --> 00:26:11,760
» Mr. Chairman.
>> Yes,

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» Mr. Chairman. I'd like to speak to the
board uh in the to make it a little

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00:26:16,080 --> 00:26:24,400
faster, I would like to see us uh bundle
the consistency and reasonleness along

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00:26:22,320 --> 00:26:28,559
with the approval or disapproval.
because it basically falls together. If

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it's a consistent and reasonable, it's
going to get approved. If it's not, not

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00:26:30,559 --> 00:26:38,799
going to get approved. I would like it
tonight's action be one vote that would

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cover reasonleness and consistency along
with approval or disapproval if that's

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okay with this board.
So with that being um suggested each

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00:26:48,640 --> 00:26:56,440
member if you would review the
consistency statement and the

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00:26:52,400 --> 00:26:56,440
reasonleness statement

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00:26:58,400 --> 00:27:06,919
and the uh
statements with regard to

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uh

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the request being uh fall within the
construct of this document.

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Is there any discussion in which anyone
find that it is not consistent, it is

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00:27:26,320 --> 00:27:32,919
not reasonable and or does not meet the
requirements.

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There being none, what is the pleasure
of the board,

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00:27:41,039 --> 00:27:49,600
Mr. Mr. Chairman, I make a motion that
we approve the resoning because I find

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it to be reasonable and consistent
according to our

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information provided to us.

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00:27:58,720 --> 00:28:03,840
» Second.
>> Okay, it's been moved and properly

325
00:28:01,760 --> 00:28:06,559
second.
>> All those in favor your vote and sign of

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00:28:05,679 --> 00:28:09,600
I.
>> I.

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00:28:07,360 --> 00:28:14,840
» Any opposed?
Hearing none. report from staff.

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00:28:16,159 --> 00:28:22,320
» Don't really have anything uh for you
guys this month. Um I will say I think

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that it's probably going to be getting
busy this year um just with some of the

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00:28:25,039 --> 00:28:32,799
phone calls that we've already gotten uh
early this year. Kind of surprising. I

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00:28:30,480 --> 00:28:37,840
don't I don't know. We might see some uh
more resonings and plats coming through

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00:28:34,880 --> 00:28:41,600
this year. So, um, I I want to go ahead
and say thank y'all for y'all's

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00:28:39,200 --> 00:28:46,720
participation this year and look forward
to working with y'all. Thank you.

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00:28:44,480 --> 00:28:51,799
» Any comments from board members for
staff or for the good of the

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00:28:54,399 --> 00:29:02,640
being none, uh, the chair entertain a
motion to adjurnn.

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00:29:00,640 --> 00:29:04,799
» Make a motion to adjurnn.
>> Second.

337
00:29:03,279 --> 00:29:08,720
» Been moved in properly second. All those
in favor you to vote and sign I. Any

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00:29:07,200 --> 00:29:11,440
opposed?
>> Meeting stands adjourned. Good evening

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00:29:10,640 --> 00:29:14,440
everyone.
>> Dominic.

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» I hope things get worked out
>> quicker than later.

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00:29:44,240 --> 00:29:47,240
Yeah.

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00:29:59,679 --> 00:30:04,120
» Oh, absolutely. Yes, sir. I appreciate

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00:30:08,880 --> 00:30:11,880
» you.

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» Well, I guess I'll see.

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» Well, next week.

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00:30:33,760 --> 00:30:36,760
being

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00:30:53,039 --> 00:30:56,600
I'll be back tomorrow.

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00:31:23,801 --> 00:31:25,821
» [laughter]