BRUNSWICK COUNTY — Several large developments are headed to the Brunswick County Planning Board in September and would altogether bring more than 1,900 single-family homes to the unincorporated county.
READ MORE: In tie-breaking vote, Brunswick County planning board signs off on almost 1,700 homes
Of the four residential proposals, three are planned developments. According to the Brunswick County land code, planned developments are intended for desirable projects that are given certain exceptions to zoning rules in exchange for preplanning and exceptional design.
Planned developments can include a mixture of uses not ordinarily permitted in a traditional development, such as commercial use. They also promote the clustering of houses and structures in a manner that will reduce the amount of infrastructure, including paved surfaces and utility easements, necessary for development while also preserving the environment.
All four developments will be reviewed at the planning board’s Sept. 8 meeting. The public is welcome to attend and there is a public hearing open for each development.
Bayshore
Not to be confused with the 300-unit proposal on Market Street in Wilmington, the Bayshore planned development in Brunswick County is for 155 single-family lots across 46.64 acres.
GE Engineering & Surveying, on behalf of Wilmington property owners Harbour Town Investments, has applied to construct a planned development off Seashore Road near Supply.
The site plan shows the units will be split between 81 duplexes and 74 single-family homes, with an amenity center and private boat storage. This brings the density to 3.32 units per acre. Half the units are zoned R-6000 for high-density residential, allowing for 7.3 units per acre, and the other half are zoned MR-3200 for multifamily residential, allowing for 14 units per acre.
The site plan shows the units will be nestled between existing single-family homes off Francis Street and Loretta Street SW to the south and Pirate Shore Drive SW to the north, with a 20 foot vegetative buffer as separation. The duplexes will be accessed through one entrance off Seashore Road.
The plan notes traffic generation is anticipated not to require a traffic impact analysis; these are required for developments expected to generate more than 100 daily trips.
There are almost 2.5 acres of wetlands to be preserved on the west side of the property, flanked by two stormwater ponds. The plats are located in several flood zones, according to the site plan, including X, AE12, AE13, VE14, and the Coastal A zones. All zones aside from X indicate high flood risk and require flood insurance for federally backed mortgages.
The site plan notes each of the five stormwater ponds will be built to hold the 100-year flood elevation. Utilities are to be provided by Brunswick County.
Brunswick County requires the development to have almost 14 acres of open space with the developers providing nearly 16; six will be recreational space, including a dog park. All protected trees on site are to remain as well.
Farmstead Grove
Lennar Carolinas, on behalf of property owner William Stanaland Jr., has applied for a planned development of 232 acres at 900 Ash-Little River Road for 650 single-family homes. The development’s name on the application is Farmstead Grove, though Brunswick County’s Friday meeting notice indicated the name is Woodland Reserve.
The current zoning of the property is for the RR, rural low density residential, district; it allows for 2.9 units per acre because public utilities are available. Density is limited to 2.1 per acre without public utility access. Thus, Stanaland would be entitled to build out 673 units under current zoning. Lot sizes include options of 5,040 square feet, 5,520 square feet, and 6,240 square feet.
The site plan also denotes 13.9 acres set aside as commercial.
A little more than 95 acres of open space, 42% of the site, will be provided compared to the almost 35 acres required; of that, 5.2 acres of recreational space will be used for amenities and trails.
The property also contains 26 acres of wetlands to be accompanied by 20-foot setbacks. The property is designed in flood zone X, not regulated by FEMA. A total of 18 stormwater ponds of varying sizes are also platted.
As for traffic, a traffic impact analysis will be required prior to permitting.
The commercial portion of the property will front Ash-Little River Road and have its own entrance off the road. Though, the commercial part will be accessible through another entrance off the road that feeds into a traffic circle. There is an additional entrance further north on Ash-Little River Road, with two connectivity stubs to be built out on the north and east sides of the development.
Cherrytree Tract
Located off Bell Swamp Road near Leland, Cherrytree Tract is a planned development consisting of 1,116-single-family lots on approximately 741 acres. The property owner is Leland Estates and the applicant is PE Development Resource Group, out of Myrtle Beach.
The site plan shows the development will be built out in four phases ranging from around 250 to 350 units per phase. The majority of the units, 844, will be traditional single-family detached units; the remainder will be attached.
The property is zoned rural low density residential, allowing 2.9 units per acre; the current design is 1.51 units per acre. Each phase will have an amenity area inclusive of a pond and walking trail.
The property contains 383 acres of wetlands to be preserved through a conservation easement. As such, the property is located in the AE flood zone, indicating the land has a high-risk of flooding. Much of the property’s open space will be taken up by the wetlands, with the developers proposing 30 acres, almost double the requirement, of active space through the amenities.
The site plan shows three potential entrances off Bell Swamp Road, with another access point off Cherrytree Road. A traffic impact analysis will be required prior to permitting.
Utilities will be covered by Brunswick County.
Oxpen Oaks
Property owner Hometown Homebuilder, in conjunction with Coastline Homes, is looking to build out 14 single-family lots on approximately 6.67 acres off Oxpen Road SW, to the west of 1879 Moor View Road SW across from Lakeside Avenue SW.
Oxpen Oaks is a major subdivision — not a planned development, as the other developments on the agenda. A property qualifies as a major subdivision when it has more than 11 lots.
The Brunswick County Planning Board unanimously denied the development in July over flooding concerns. With the reduction of one unit this go-around, the development’s density would create an overall density of 2.1 dwelling units per acre compared to 2.25 last time. However, with the property being zoned R-6000, high density residential, 7.3 units per acre are allowed.
The site plan indicates there are less than half an acre of wetlands on the property, though the build-out would disturb them, so the property owner would need a permit from the U.S. Army Corps of Engineers.
The properties will be served by septic tanks, though Brunswick County will service the water.
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