[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]

Winterville Planning and Zoning Board Meeting: Monday, January 20, 2026 @ 7:00pm

Transcript