PLANNING & DEVELOPMENT DEPARTMENT 433 ONSLOW COUNTY PLANNING BOARD MEETING MINUTES February 06, 2025 Onslow County Government Center Commissioners' Chambers 234 NW Corridor Blvd,. Jacksonville, NC 28540 BOARD MEMBERS PRESENT: Marilyn Bunce, Chairman Melissa Kepes Jack Sides Roger Brown Walter Cotton Brandon Howard Timothy McCurry PLANNING AND DEVELOPMENT DEPARTMENT MEMBERS PRESENT: Carter Metcalf, Director Brandi Ely, Land Use Administrator Joseph Bauer, Planner Jade Batchelor, Planner I. MEETING CALLED TO ORDER Ms. Marilyn Bunce, Chairman, called the meeting to order at 6:30 p.m. II. INVOCATION Ms. Bunce pronounced the invocation. III. PLEDGE OF ALLEGIANCE Ms. Bunce led all present in the Pledge of Allegiance. IV. CHAIRMAN REMARKS Ms. Bunce provided chairman's remarks on proper decorum of the meeting, the items the Board can consider in recommending a rezoning, a reminder that Board members are volunteers and serve as an Advisory Board to the Commissioners, and a brief explanation ofthe Horizon 2040 Comprehensive Plan. V. APPROVAL OF MINUTES Mr. Cotton made a motion to approve the January 02, 2025, minutes. Mr. Howard seconded the motion. The motion carried by a unanimous vote. Onslow County Planning Board Minutes February 06, 2025 Page 2 of 7 VI. ACTION ITEMS FAITH & VISIONS REZONING PREZ-2025-00001 Applicant: RSC Engineering, PLLC Property Owner: Faith & Visions Investments, LLC Summary ofl Proposal: R-10 to HB Joseph Bauer provided an overview ofthe proposal. Carter Metcalf presented an email submitted for public comment by Mark and Kim Calhoun. Concerns expressed include traffic, concerns with emergency response, infrastructure, safety, noise, light pollution, if Brandon Howard would have any gain from this rezoning, and lack ofa buffer. Brandi Ely presented an email submitted for public comment. Concerns expressed included traffic and infrastructure to support Onslow County's population. Jade Batchelor presented an email submitted for public comment. Concerns expressed included an increase in traffic, and noise and light pollution. Carter Metcalf presented an email submitted for public comment. Concerns expressed included traffic from residential and commercial use, increase of wear and tear on the roadway, degradation of quality oflife and safety. Joseph Bauer presented an email submitted for public comment. Adam Kiefer, 422 Salt Creek Road, spoke on behalf of the applicant. He discussed his intent for motor vehicle storage on one of the proposed rezoning lots and referred to the 4 other lots of his residential subdivision. Mr. Sides asked ifthe applicant' S intent is to create an RV or Boat storage yard. Mr. Keifer stated yes, this was his intention and that the need for this use is increasing. Ms. Bunce asked Mr. Keifer ifhe understood that the Board could not consider specific uses for a property that is subject to rezoning as the rezoning will make the property available for any ofthe allowable uses in that zoning district. Mr. Keifer said he understood. Phil Gould, 306 Daisy Ct., referenced the previous Morton and Morton rezoning request and raised concerns on traffic, specifically fatalities, and water capacities issues, light pollution, and noise pollution. He referenced the specific uses from the Zoning Ordinance, highlighting the importance of having a transitional buffer between residences and businesses. He asked the Board to deny the rezoning request. Onslow County Planning Board Minutes February 06, 2025 Page 3 of7 Merrit Greed, 675 Parr Drive, raised concerns of the snow-ball effect ofapproving. He referenced concern about the family division created in November and who would be responsible for the ROW and roadway installation. Ms. Bunce stated that site plans are reviewed by the Technical Review Committee and the NC Department ofTransportation will require the developer to make upgrades to the road. Mr. Greed stated that he understands, and that this is part of his concern. Additionally, he highlighted environmental concerns pertaining to clearing a lot that could potentially have wetlands located on the site. He added that there were no soil and erosion control measures taken, potential wetlands destroyed, and sedimentation of a potential blue line stream. He added that the family division referenced being created for the purpose of farmland/forestry. Adding that the tax value and revenue of Rock Creek should not be put in jeopardy through approving this development. Kenneth Fisher, 528 Rock Creek Drive North, stated that the Rock Creek Subdivision is having issues with flooding during heavy rain events and asked the Board to deny the rezoning request. Katherine Benedict, 604 Par Drive, emphasized the increasing of traffic on Gum Branch Road. She stated as a result of increasing traffic on Gum Branch, it takes a very long time to exit the neighborhood in the mornings. Ms. Benedict stated she is opposed to any commercial development at this site. Jeff Benjamin, 608 Player Ct, asked whether the zoning ofHighway Business would be attached to property lines. Brandon Howard stated that he knows Adam Kiefer and has grown up on Gum Branch Road. He inquired on how many units could be added on the site. Joseph Bauer clarified while 10 units are allowed per acre. Brandon Howard made a motion to be recused. Mr. Howard made a motion to be recused from the decision. Mr. Cotton seconded the motion. The motion passed by a unanimous vote. Adam Kiefer requested to speak to the comments made. Ms. Bunce allowed him to approach the podium. Mr. Keifer stated that he did not believe the zoning of Highway Business would be inconsistent with adjacent uses as there are several parcels zoning Highway Business in the area. He stated NCDOT recommended them to put a traffic light at the intersection of Gum Branch and Country Club Road. He further stated that he had a wetlands delineation completed and approved by the US Army Corps of Engineers and would be happy to provide that to the Board. He also stated that he could develop the former 40 +/- acre parent parcel into over 300 townhomes as the zoning is currently. Mr. Sides asked ifCommunity Business (CB) would permit for Motor Vehicle or Boat Storage. Mr. Bauer stated that it would be permitted by a Special Use Permit. Mr. Sides asked ifCommunity Business (CB) would permit for Multi-Family Development. Onslow County Planning Board Minutes February 06, 2025 Page 4 of7 Mr. Bauer stated that Community Business (CB) allows for 10 dwelling units per acre, compared to Highway Business (HB) allowing for 20 dwelling units per acre. Nancy Alexander, 606 Parr Drive, stated that there are multiple entrances to the Rock Creek Subdivision, and states that there are vehicles that cut through the neighborhood and cause a safety issue. Phil Gould, 306 Daisy Ct, inquired about what lot 1 would be developed as. Mr. Sides stated that he is having a difficult time making a decision on this request due to the nuanced nature of the property and area. Ms. Kepes made a motion to recommend denial. Roger Brown seconded the motion. The motion passed by a unanimous vote. Ms. Kepes made a motion to adopt the Inconsistency Statement for PREZ-2025-00001. Mr. Brown seconded the motion. The motion was denied by a unanimous vote. COASTAL BAY REZONING PRE7-2024-00033 Applicant: Tidewater Associates, Inc. Property Owner: Coastal Bay Developers, LLC Summary of Proposal: R-15 to R-5 Jade Batchelor provided an overview of the proposal. Mr. Tim McCurry asked how the lots in this cul-de-sac were not zoned the same as the rest of the subdivision. Ms. Ely stated that the subdivision was subdivided prior to the rezoning submittal. Josh Edmonson, 306 New Bridge Street. spoke on behalf of the applicant. Mr. Edmonson gave the background on how the previous owner did not want to rezone at that time. Mr. Sides asked ift the subject properties were located near the Bojangles. Mr. Edmonson said yes. Mr. Metcalf stated that the Coastal Village Rezoning was PREZ-2022-00001. Mr. Cotton made a motion to recommend approval. Mr. Howard seconded the motion. The motion passed by a unanimous vote. Mr. Cotton made a motion to adopt the Consistency Statement for PREZ-2024-0033. Mr. Howard seconded the motion. The motion passed by a unanimous vote. Onslow County Planning Board Minutes February 06, 2025 Page 5 of7 ARIA LANE REZONING PRE7-2024-00034 Applicant: Tidewater Associates, Inc. Property Owner: Morton Minerals, Inc. Summary of Proposal: R-15 to RA Joseph Bauer provided an overview ofthe proposal. Josh Edmonson, 306 New Bridge Street, spoke on behalf of the applicant. He stated the parcel was originally included in Payton's Ridge development; however, it is no longer needed to be included in that development. The property owner has already subdivided the property and would like to opportunity to down-zone the property to the RA zoning districting. Ms. Bunce stated that the approval of this rezoning would result in an amendment to Horizon 2040. She also stated that there are uses in RA that are not permitted in R-15 that should be considered. Ms. Kepes made a motion to recommend denial. Roger Brown seconded the motion. The motion passed by a 5-1 vote. Ms. Kepes made a motion to adopt the Inconsistency Statement for PREZ-2024-00034. Roger Brown seconded the motion. The motion passed by a 5-1 vote. PARRISH REZONING PREZ-2025-00002 Applicant: Adam Parrish Property Owner: Adam & Hunter Brooke Parrish Summary of] Proposal: R-8M to CB Jade Batchelor provided an overview of the proposal. Adam Parrish, 251 Fulcher Landing Road, spoke on behalf oft the applicant. John L. Pierce, 405 Johnson Boulevard, stated that he supports placing an ice machine at that location and is in favor ofthe rezoning request. Mr. Sides made a motion to recommend approval. Mr. Cotton seconded the motion. The motion passed by a unanimous vote. Mr. Sides made a motion to adopt the Consistency Statement for PREZ-2025-00002. Mr. Cotton seconded the motion. The motion passed by a unanimous vote. Onslow County Planning Board Minutes February 06, 2025 Page 6 of7 CANADA REZONING PREZ-2025-00003 Applicant: Matt Canada Property Owner: Regina Yopp Carter, Vincent & Evelyn Yopp, and Milton & Beverly Yopp Summary of] Proposal: RA to HB Brandi Ely provided an overview oft the proposal. Matt Canada, XXX, spoke on behalf of the application. John L. Pierce, 405 Johnson Boulevard, stated that Sneads Ferry is growing, and we recommend containing the growth to the center ofthe area, as opposed to spreading. He stated that he supports the rezoning request. Mr. Sides asked what the County is doing to encourage NCDOT to improve traffic congestion in Sneads Ferry. Mr. Pierce stated that he believes that the federal government should be pressured to upgrade roads. Mr. Howard made a motion to recommend approval. Jack Sides seconded the motion. The motion passed by a unanimous vote. Mr. Howard made a motion to adopt the Consistency Statement for PREZ-2025-00003. Mr. Sides seconded the motion. The motion passed by a unanimous vote. WINTER 2025 ZONING ORDINANCE TEXT AMENDMENT ZTA-2025-00001 General Information: Proposed text amendment initiated by the Onslow County Planning and Development Department to the Onslow County Zoning Ordinance on Conditional Rezoning submittal requirements, Park Standards, and General Streetscaping standards. Carter Metcalf provided an overview of the proposal. Mr. Sides made a motion to recommend approval of the first text amendment. Mr. Cotton seconded the motion. The motion passed by a unanimous vote. Ms. Kepes made a motion to recommend approval oft the second text amendment. Mr. Jack Sides seconded the motion. The motion passed by a unanimous vote. Mr. Brown made a motion to recommend approval ofthe third text amendment. Mr. Howard seconded the motion. The motion passed by a unanimous vote. Onslow County Planning Board Minutes February 06, 2025 Page 7 of7 VII. COMMENTS A. PLANNING BOARD MEMBERS Board members gave an update on activities coming up in the area. B. PLANNING DEPARTMENT STAFF Staff gave an overview of the upcoming agenda items and provided the quarterly development report. C. PUBLIC There were no public comments. VIII. ADJOURNMENT The meeting adjourned at 8:39 PM. Burse Maulp Marilyn Bunce, Chairman ATTEST: wwn hlvaw Courtney Melchioris, Clerk to the Board