[0:00] Call to order the uh January 20th, 2026
planning and zoning Winterville planning
[0:07] and zoning board committee meeting.
Welcome to everyone uh those who we have
[0:13] not um seen for the opening of the new
year. Happy new year to you. I hope that
[0:18] everything has your holidays and and
family are doing well. Uh looking at our
[0:25] agenda, we have uh one excused absence,
Miss Darlene Garner. What is the
[0:30] pleasure of the board regarding Miss
Garner's request?
[0:35] » Approve.
>> Second.
[0:39] » It's been moved and properly second. All
those in favor, use your vote and sign
[0:42] I.
>> I. I.
[0:44] » Any oppose, use likewise sign.
Uh next item, the approval of tonight's
[0:49] agenda. You've had a chance to review
the agenda which is printed before you
[0:54] and what was sent to us by staff was the
pleasure of the board. [clears throat]
[1:01] » A motion to approve.
>> Second.
[1:06] » Okay. It's been moved in properly.
Second. All those in favor sign of I.
[1:10] » I.
>> Any oppose? Same sign. Approval of the
[1:13] minutes from December 15th. Planning is
on the board meeting. You've had a
[1:17] chance to review those
discussions.
[1:22] What is the pleasure of the board?
[1:26] Motion to approve.
>> I second.
[1:31] [clears throat]
>> It's been moved and properly second. All
[1:34] those in favor use your vote to sign. I
>> Any oppose?
[1:38] New business staff.
[1:44] » Good evening. planning and zoning board
and happy new year. Thank you all for
[1:48] coming today. We do have two things on
the agenda. We've got a preliminary plat
[1:52] and a resoning. The first one today that
we're going to review is the Farmstead
[1:58] preliminary plat.
Farmstead is located off of Davenport
[2:04] Farm Road and Rei Branch Road. So, if
you're looking at this map right here
[2:08] going north to south right here is Rey
Branch Road. This is actually Pit
[2:12] Community College. It's neighbor to the
north.
[2:16] And then going east to west right here
is Davenport Farm Road. So this is Sam's
[2:21] Club right here. This is the piece of
property that we uh often refer to as
[2:25] the little property.
And this is Open Door right here. As you
[2:30] can see, uh this subdivision is split uh
by Davenport Farm Road. Uh three of the
[2:36] parcels are north of Davenport Farm Road
whereas one of them is uh south of
[2:40] Davenport Farm.
The applicant is Art Consulting Group
[2:45] and they're with us uh today if you do
have any questions. Um again this is on
[2:51] the western corner of Rei Branch Road
and Davenport Farm Road intersection. In
[2:56] total it's a 93.80
acre site with 179 lots in total. Um,
[3:05] north of Davenport Farm Road is zoned
R8. The southern part of Davenport Farm
[3:10] Road is zoned R10. The northern part has
roughly 60 acres and 107 lots. There are
[3:18] two full ingress and egress points on
Rei Branch and Davenport Farm Road. The
[3:24] southern uh aspect of this subdivision
again is R10 zoned. It's roughly 34
[3:30] acres with 72 lots. There are also two
full ingress and egress points on this
[3:37] uh subdivision. I do want to point out
[3:43] one thing, one uh mistake on um the
abstract formstead.
[3:50] The last bullet point uh mentions a
special use permit and 17 single family
[3:56] attached units. This was a complete
mistake. This was actually for a
[4:00] different project and um I want you to
completely kind of scratch through that
[4:05] one and disregard it. Um sorry about
that. Dominique pointed that out to me.
[4:10] I appreciate um your your notice on
that. Um I do want to kind of point out
[4:15] a few things while we have the
preliminary plat. There's it's a great
[4:19] layout um of the land. As you can see,
you've got uh connections here on Rei
[4:25] Branch Road and here then Davenport Farm
Road. You've got two connections here. I
[4:30] want to point out that there's a a pool
and a cabana located right here. There's
[4:36] also a dedicated easement
running along the creek right here
[4:43] should the town ever uh wish to add an
easement in the future or uh greenway in
[4:51] the future. And uh on both sides of the
roads internal are uh sidewalks on both
[4:58] um internal streets. And all of the uh
the required conditions for the
[5:05] subdivision I have placed beside um each
of your desks just to have those in
[5:10] front of you.
I do want to point out one uh one
[5:15] condition of the development.
One of the required reasonzoning
[5:21] conditions was that the developer will
install a traffic signal at the
[5:25] intersection of Davenport Farm Road and
Rey Branch Road if approved by NC DOT.
[5:32] The applicant and NC DOT reviewed it
extensively. NC DOT came back and said a
[5:40] traffic signal is not appropriate for
this location, but a roundabout is.
[5:44] They've also stated that they will
install the roundabout. However, they
[5:49] are not sure when they will do it. In
fact, I asked them right before this
[5:53] project and they said it has been pushed
off for the foreseeable future. Um,
[5:59] and all other uh conditions of the
conditional district have and can be met
[6:04] by this preliminary plan.
[6:09] Again, I do want to just point out some
of the uh traffic and and
[6:14] interconnectivity of this site. So
[clears throat] again, the the
[6:17] roundabout uh discussion was at this
intersection right here where Rey Branch
[6:22] Road and Davenport Farm Road come
together.
[6:26] You do have ingress and egress along
Davenport Farm Road and on Rei Branch
[6:32] Road for each of the um two separate uh
kind of neighborhoods even though it's
[6:38] just one neighborhood, but it's divided
by uh Davenport Farm Road. So, you've
[6:42] got a lot of really good
interconnectivity within the subdivision
[6:46] as well that allows a resident to uh to
pick which um access point uh would be
[6:53] preferable.
[6:57] Staff does recommend approval of
Farmstead Preliminary Plat. It has been
[7:01] reviewed by our technical review
committee and has received approval. Of
[7:06] course, if approved, then they will uh
eventually have to submit construction
[7:10] drawings and prior to a final plat. Are
there any questions for this preliminary
[7:16] plan?
>> Yes, sir.
[7:18] » Stephen, I just I believe it's been
taken care of, but the roundabout is a
[7:22] future item. Is it taken into account
for the the laying out of the lots?
[7:27] » It is. Yes, sir.
>> Thank you.
[7:32] Uh since they're
delaying the uh roundabout, do they plan
[7:40] on putting stop lightss up there then
until that happens or
[7:44] » that has not been expressed? No, sir.
[7:51] » Does uh
the city of Winterville have a larger
[7:55] greenway plan that the movement ties
into or is this just for this property?
[8:00] There is a greenway plan master plan. Um
I I believe it's in the parks and wrecks
[8:07] uh like master plan document. I don't
know exactly where all the uh the
[8:14] project goes. I I assume and believe
though that it goes through this area
[8:20] and um I think that's where we got it as
a proposal um as a condition. Anyway, I
[8:27] think on our greenway master plan, it
was stating a greenway along that uh
[8:32] canal.
[8:36] » You said the developer is here tonight.
>> We do have a representative for the
[8:42] developer.
>> Any questions u for the developer?
[8:54] » Thank you.
[8:59] Right. You've had a chance to hear from
staff uh and the recommendation
[9:06] concerning Farmstead
preliminary plaque. Well, it's the
[9:10] pleasure of the board.
[9:18] Make a motion we approve the preliminary
plan.
[9:22] Second.
It's been moved and properly second.
[9:27] All those in favor of uh the farmstead
preliminary plat use your voting sign of
[9:33] I.
>> I.
[9:34] » Any opposed? None opposed. Uh next item
uh Southbrook for phase three
[9:41] reasonzoning. Uh before staff come up,
please make sure that you uh review the
[9:46] uh reasonzoning consistency and
reasonable statements before you as we
[9:52] [clears throat] will have to consider
these if um when it comes to
[9:56] [clears throat]
approval and or denial
[10:00] that.
>> All right. Thank you. And and for our
[10:04] second item today, we do have a
reszoning is Southbrook phase three HUD
[10:10] resoning request. Um this board has seen
Southbrook um a number of times in
[10:17] different uh submittals. Today again
we're looking at just a a reszoning for
[10:23] its third phase. A majority of the site
has actually already been uh preliminary
[10:28] platted. So we're just looking at a
little bit over an 8 acre site today. Um
[10:34] Southbrook, as you can see, is located
in this uh blue area right here. So, we
[10:39] have Church Street going north to south
here. You've got Lori Ellis going east
[10:46] to west just on the northern uh boundary
of the project. And then just to give
[10:51] you some uh relation, um we've got Rei
Branch down here south of the site and
[10:57] Old Tar Road over here. This red uh star
that we have right here just
[11:03] representing the rough location of phase
three that we're going to be discussing
[11:07] today.
[11:10] Just a reminder, a planned unit
development is a form of a reszoning and
[11:15] a use that allows flexibility and design
for subdivisions to allow cluster
[11:22] development in exchange for permanently
open and preserved open space. We're
[11:27] actually going to see exactly that
today. There's a site that the applicant
[11:31] would have to go over a riperian buffer
or a stream to add the remaining single
[11:37] family attached. Uh the proposal today
is exchanging that for an area that they
[11:45] would not have to impact another
riparian buffer. So this is exactly what
[11:50] we're looking at um today. In addition,
Southbrook was approved for a PUD um in
[11:56] that it does help ensure the protection
of environmentally sensitive features on
[12:01] its site.
[12:05] And just to remind everybody of the
timeline, this project has been going on
[12:10] for quite some time. In October 2022,
the applicant uh met with the community,
[12:16] had two community meetings for public
input. Sound council approved the PUD in
[12:22] January 2023.
Phases one and two of the uh site have
[12:29] been approved for preliminary plat. So
just a reminder, the entire site has
[12:34] been approved for preliminary plat other
than the 8.53 acres we're discussing
[12:39] today. So again, for the reasonzoning
for the 8.53 acres that we're discussing
[12:44] today, we have not seen a preliminary
plat for that uh phase yet.
[12:50] The applicant is Southbrook NC LLC Scott
Moore who's with us today. Again, for
[12:57] those online, uh this is located on
Church Street Extension and Lorie Ellis
[13:02] Road.
Phase three or what we're considering
[13:06] today is a 8.536
acre site of the total 245.43
[13:15] acres in total. Again, our current
zoning district for this was a PUD. It
[13:21] was approved in January 2023.
Um, as a R six putt and a multifamily
[13:28] residential pud. Today, they are
requesting
[13:33] it's it's still remaining the same
Southbrook PUD. However, the applicant
[13:40] is requesting a small portion of the R
six be converted to multifamily
[13:45] residential. In uh simpler terms, they
are requesting that the 8 acres be
[13:51] changed to allow single family attached
rather than just single family detached
[13:56] for that one area.
And this is the concept map um of
[14:02] Southbrook.
So, as you can see with the lighter
[14:06] colors right here, this is single family
detach. There's a little bit darker kind
[14:11] of um yellowish color that represents
single family attached. Initially, the
[14:18] applicant was planning on uh taking the
remaining single family attached units
[14:23] to this location. After further
engineering and reviewing, the applicant
[14:28] found that they can eliminate
this environmental impact if they uh
[14:37] shifted this to the multifamily
residential zoning district in the pud.
[14:42] So if they uh shifted the the single
family attached to this location. So
[14:48] therefore, it would not only eliminate a
riparian buffer impact right there, but
[14:52] it would also move the single family
attached away from fronting Church
[14:56] Street interior to the site. As you can
see here,
[15:01] of course, no other changes to the pud
uh are are part of this project. So the
[15:07] density will not change at all, nor does
the overall count in total number of
[15:12] units change at all in this proposal.
just to give you another kind of
[15:18] overview of the entire project. So, this
is uh L'Orealis Road up here. This is
[15:23] Church Street Extension here. So, it's a
it's a large swath of land. Um you know,
[15:29] a large project. Most of it's been
preliminary platted, but uh right here
[15:34] where the star is, that's representative
of the uh phase three. And zooming in
[15:39] again, uh just looking a little bit
closer at the phase three. I do want to
[15:44] point out that phase two did provide two
stubs into phase three. This is great
[15:50] interconnectivity, a lot better
interconnectivity that than would be
[15:54] allowed at the previous area as well.
[16:01] The future land use plan for this site
um of course the putt has already been
[16:06] approved but it was approved at a
suburban residential. So suburban
[16:11] residential suggest 1 to three units per
acre. This development is uh at a
[16:17] density of 2.49 units per acre. So again
it's clustered development. Um so some
[16:25] smaller lots but leaving a lot of open
land because of it.
[16:30] So the request achieves again the u it
is within the suggested density of the
[16:36] comprehensive land use plan. It also
utilizes a conservative subdivision
[16:42] design and by that it is clustering its
development to ensure that environmental
[16:48] sites are uh avoided as much as
possible. It also as far as the zoning
[16:54] ordinance goes, Southbrook is the
perfect candidate for a pud. Um it has
[17:00] significant environmental challenges on
its site which has led to the design
[17:05] that we see today.
The request also aligns with PUD
[17:10] principles in that it provides u equal
or higher quality design than if they
[17:17] had gone with their previous design.
This uh will allow two stubs through the
[17:22] area, great interconnectivity and
transportation design. It also
[17:26] eliminates a riparian buffer and
environmental impact.
[17:31] Therefore, staff does recommend approval
of Southbrook phase 3 resoning request
[17:36] as it is consistent with the
comprehensive land use plan and is
[17:41] reasonable.
Um, we will have a public comment uh
[17:45] session prior to the planning and zoning
consistency and reasonleness. Um, does
[17:50] anybody have any questions for staff?
[17:55] » Yes, sir.
>> Just help a senior citizen out here. Um
[18:00] we're going the proposal is for attached
housing be relocated to this site.
[18:07] The housing that we're eliminating was
that attached or single family?
[18:13] » So the the best way to to state it is
location. So um they have set out the
[18:23] total number of uh units they can have.
They have already preliminary platted
[18:29] all of the single family detach units.
What this location would be? So,
[18:36] previously they would have
placed it closer to Church Street right
[18:44] here.
>> Those being attached.
[18:46] » Those being attached. Yes, sir. And then
with this one, they are shifting those
[18:50] single family attached to this area and
eliminating this whole kind of land area
[18:56] and leaving an open space.
>> So the housing design is the same in
[19:00] both areas basically.
>> That's correct.
[19:02] » It's single family attached.
>> That's correct. Yes, sir.
[19:05] » No change in numbers.
>> Absolutely. Yes, sir.
[19:07] » Thank you.
[19:11] » I have a question.
>> Yes, sir. appears that the
[19:15] move is going from a smaller location to
a much larger location.
[19:23] » I I agree. It does appear to be a larger
kind of swath of land. Yes, sir. But
[19:28] it's still um they're still limited on
the number of units they can have.
[19:34] There'll be more greenway, more
>> and they're also still limited on so
[19:39] each single family attached unit itself
has to have a minimum size for you know
[19:44] it to sit on and it still has to meet
that minimum size there as well.
[19:52] Any
[19:58] additional questions for staff?
[20:07] Do we have any public
[20:12] comments?
[20:22] Good evening everyone. Happy new year.
It's good to be here. My name is Scott
[20:26] Moore. I'm the applicant and also one of
the owners of Southbrook NC uh LLC. And
[20:32] I just want to thank Stephen for the
presentation and all his help kind of
[20:35] through this process. He's been great in
working through the the putt and
[20:38] bringing that to you today. I'll go
through a quick presentation covering a
[20:42] lot of what he covered. I think
answering some of the questions that you
[20:45] guys had as well. And just bear with me.
Um the site plan that is before you
[20:49] right here, that is the approved concept
plan that was a part of the the PUD
[20:54] drawing. And since we're the only PUD in
Winterville, it's actually good to talk
[20:59] about what the purpose of this concept
plan is alone. And it's really meant to
[21:03] be schematic in nature as it's shown.
It's it's a general layout of housing,
[21:08] of open space, um with road connectivity
uh and stubs to neighboring properties.
[21:14] Um, and it also, uh, I think as as
Stephen pointed out, all those areas in
[21:19] light yellow is where our R six zoning
districts are, and all the areas over on
[21:23] the the western portion in the dark
yellow, that's where the uh, the MR uh,
[21:28] zoning is as well. So, the concept plan
is really just that. It's not made to be
[21:34] uh, a final location of the roads,
although it gives general layouts and
[21:38] uh, that's really when you start getting
to the final layout, that's what the
[21:42] subdivision sketch plan is for. So, the
reason for all of this, and I think
[21:46] Steve did a great job alluding to it, um
throughout our entire development
[21:49] process, we meet with staff. We also
talk with the uh contractors that are on
[21:54] site. We're constantly learning valuable
feedback about it as we're as we're
[21:58] engaging the construction process and
and obtaining feedback. So, it makes
[22:02] good sense for us to try to make
something that's more efficive,
[22:05] efficient, more effective, and then
ultimately leads to a better layout for
[22:09] the entire community. So, for this
evening, and I think he's really hit on,
[22:13] we're really focusing on the two areas.
The concept plan and those are the boxes
[22:16] that are over to the right. And we're
really just uh we're going to update
[22:20] that with what is shown I mean to the
left, excuse me, the boxes to the left.
[22:24] We're updating that with the areas that
are shown on to the right. So, as as he
[22:30] has as he has said, we are doing this
really for two main reasons. One is to
[22:34] avoid the crossing of that area and
really to to sort of give up the
[22:39] development rights to go over and
provide anything on Church Street. And
[22:43] then yes, what we're doing is we're
taking that area which the question was
[22:47] how big is it? It's six acres. We're
going over to the area to that is
[22:51] actually beneath the the buffer. Um
that's that's crossing up from kind of
[22:56] southwest to northeast. That is eight
acres of area. And yes, we're we're
[23:01] taking that MR zoning and we're putting
it in that location and it still gives
[23:05] us really good uh you know continuity in
terms of our uses puts it all together.
[23:11] And I think is what's been really great
explained is um that whole area now is
[23:16] much bigger buffer from Church Street.
We don't have a lot of units that are
[23:20] backing up to Church Street or sitting
up on Church Street. So it kind of
[23:24] protects itself from Church Street. And
then again, anything that's interior to
[23:28] the site just kind of lends itself to a
develop a better development pattern. So
[23:32] we got open space and greenway, you
know, along the area on Church Street,
[23:36] which really again affords itself to be
a better opportunity. Also provides so
[23:40] that when people are driving down Church
Street, it really opens up better for
[23:44] our entrance. We have a lot more green
space preservation that's going on there
[23:47] while again all of the the homes are
taking place in the interior side of the
[23:51] property. So really, it's just the two
things. It's it's not crossing the
[23:56] buffer buffer, which is great for
environmental and lessening the
[23:59] environmental impact. And then it's just
taking what's there on Church Street
[24:03] originally approved and moving it
internal to the site. And those are the
[24:06] only two things that were here. And uh
if you guys have any questions, I'm
[24:10] happy to answer them.
>> You know, I always got questions.
[24:14] » Of course, bring it.
>> Okay. Uh Mr. Moore, your development
[24:18] basically has got 612
lots. That's that's a large size growth
[24:23] for us. Yes, sir.
>> Uh if it everything works out and this
[24:28] change is all approved by council where
the number one is up there on the right
[24:32] hand side where you're eliminating the U
buildings in that lot. Does that lot
[24:40] become possibly available for future
fire station? Because
[24:47] as this town grows, our fire department
has got to grow with it. And I'm
[24:51] wondering is that does that lot work
become open to development
[24:56] for something as such as that?
>> That would be a discussion that we would
[25:00] have with town council if they would
have any interest in that. I mean surely
[25:04] um right now what this secures it as as
it's going to be an undeveloped parcel
[25:09] and the only way that it would change
from that is if we come back and then
[25:13] again revise that to say hey we have a
new development activity fill in the
[25:18] blank of whatever that is an interest
from party you would have another
[25:22] opportunity to be able to weigh the
options of what that should be. So to
[25:27] your point, it could be a number of
things. If the town has interest in it,
[25:30] surely we'd be able to talk with them
about it and that even at a later date.
[25:34] Correct.
>> Absolutely. Yeah.
[25:44] Are there any additional questions?
[25:51] Thank you. Any other public comments?
[25:56] Okay.
There being no additional public
[25:59] comments, uh [clears throat]
you would direct your attention to the
[26:04] uh statement of consistency and
reasonleness.
[26:08] » Mr. Chairman.
>> Yes,
[26:10] » Mr. Chairman. I'd like to speak to the
board uh in the to make it a little
[26:16] faster, I would like to see us uh bundle
the consistency and reasonleness along
[26:22] with the approval or disapproval.
because it basically falls together. If
[26:26] it's a consistent and reasonable, it's
going to get approved. If it's not, not
[26:30] going to get approved. I would like it
tonight's action be one vote that would
[26:35] cover reasonleness and consistency along
with approval or disapproval if that's
[26:41] okay with this board.
So with that being um suggested each
[26:48] member if you would review the
consistency statement and the
[26:52] reasonleness statement
[26:58] and the uh
statements with regard to
[27:03] uh
[27:07] the request being uh fall within the
construct of this document.
[27:19] Is there any discussion in which anyone
find that it is not consistent, it is
[27:26] not reasonable and or does not meet the
requirements.
[27:37] There being none, what is the pleasure
of the board,
[27:41] Mr. Mr. Chairman, I make a motion that
we approve the resoning because I find
[27:46] it to be reasonable and consistent
according to our
[27:54] information provided to us.
[27:58] » Second.
>> Okay, it's been moved and properly
[28:01] second.
>> All those in favor your vote and sign of
[28:05] I.
>> I.
[28:07] » Any opposed?
Hearing none. report from staff.
[28:16] » Don't really have anything uh for you
guys this month. Um I will say I think
[28:20] that it's probably going to be getting
busy this year um just with some of the
[28:25] phone calls that we've already gotten uh
early this year. Kind of surprising. I
[28:30] don't I don't know. We might see some uh
more resonings and plats coming through
[28:34] this year. So, um, I I want to go ahead
and say thank y'all for y'all's
[28:39] participation this year and look forward
to working with y'all. Thank you.
[28:44] » Any comments from board members for
staff or for the good of the
[28:54] being none, uh, the chair entertain a
motion to adjurnn.
[29:00] » Make a motion to adjurnn.
>> Second.
[29:03] » Been moved in properly second. All those
in favor you to vote and sign I. Any
[29:07] opposed?
>> Meeting stands adjourned. Good evening
[29:10] everyone.
>> Dominic.
[29:24] » I hope things get worked out
>> quicker than later.
[29:44] Yeah.
[29:59] » Oh, absolutely. Yes, sir. I appreciate
[30:08] » you.
[30:13] » Well, I guess I'll see.
[30:25] » Well, next week.
[30:33] being
[30:53] I'll be back tomorrow.
[31:23] » [laughter]