HAMPSTEAD — A proposed mixed-use development in Hampstead may bring 70 new homes and commercial space to a 20-acre property after receiving conditional rezoning approval this week.
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On Tuesday, July 1, the Pender County Planning Board voted 4-1 for CKBuff Enterprises to change the zoning of the 20.35-acre site on the east side of US Highway 17. Once residential performance, it’s now planned development with the goal to develop a mixed-use plan of both residential and commercial properties.
The developer is seeking to build 50 townhomes, 20 single-family homes, and 3,800 square feet of commercial space on the currently undeveloped and wooded property, situated between Edens Lane and Union Bethel Road.
“The reason the commercial is there is because we understand that’s something the county wants,” Sam Potter, the developers legal representative said. “Our clients are mostly home builders and residential developers, so this was very much a collaborative process.”
This is the developer’s second proposal to the board as the first plan was opposed September 2, 2024, causing them to withdraw the initial application. The revision includes a significant reduction in density from the previous plan submitted, which called for 240 multi-family units and over 12,000 square feet of commercial space.
“What they’re pursuing here is flexibility with the design and the county is gaining from that by allowing them to develop these residential uses, but we’re also getting additional commercial property added to the local economy, which is something I know this board values as well as the board of commissioners,” deputy planning director Justin Brantley said.
The developers current plan would bring forth fewer than 1,000 vehicle trips per day on US Highway 17 between Edens Lane and Union Bethel Road — a reduction from the estimated 3,000 trips previously. The highway currently has the capacity for 44,678
Currently, the development would include two entrance points along Highway 17, internal sidewalks, and walking pads intended to create a walkable community. A portion of wetlands on the site would be preserved and buffers are planned along the perimeter to minimize impact on neighboring properties. In addition, the developer also plans to include stub road connections to adjacent lots to facilitate future connectivity between properties if either party expands.
Staff found it consistent with the county’s medium density residential district on the future land use plan and current zoning district of the property.
Residents living near the site raised concerns about traffic, the impact on nearby homes and allowing mixed-use zoning in residential areas.
One resident whose property directly abuts the proposed development said the plan could drastically affect her home.
“I’m not aware of any residential communities, subdivisions with an entrance and private roads that are open to the public that have a commercial component, so we’re setting a precedent and it’s not being seen as that,” Paige Freeman said. “It impacts the whole residential community. I just think it’s a big step here and it should be seen as that.”
A few conditions were added to the planning board’s approval. These include ensuring the developers use a low-impact design — a stormwater management approach that mimics natural processes to minimize the environmental impact of development — and all internal roads remain open to the public, requiring covenants that prevent the roads from being gated or closed to future development connections. Any future changes would need to be approved by the county commissioners.
While the rezoning was signed off on by the planning board, the proposed development cannot move forward unless it also gains approval of the county commissioners, who are expected to consider the plan at their August 18 meeting in Burgaw.
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