PENDER COUNTY — A developer’s second attempt at a Topsail Township project proved successful, as a scaled-back plan for a mixed-use community won approval in Pender County.
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The board of commissioners approved a conditional rezoning request for Hilltop Landing on Aug. 18, a proposed mixed-use development by CKBuff Enterprises to be located on the east side of US Highway 17 in Topsail Township, between Union Bethel Road and Edens Lane. The plan includes 50 townhome units, 20 single-family homes, and 3,800 square feet of commercial space.
The original proposal was withdrawn in 2024 and included a 240-unit apartment complex with 12,500 square feet of commercial space. Planning board members ultimately were concerned because of density and traffic impact — the latter bringing estimated 3,000 vehicle trips per day.
However, on its return, the project received 4-1 approval by the planning board in July — with Brett Keeler dissenting — followed by unanimous commissioner approval.
“I think this is a super example of a developer starting something, realizing and going back to the drawing board with staff and his representatives and having some smart growth,” Chair Randy Burton stated at the meeting. “This is what a lot of builders and developers need to do in the future is to come together for some of the community needs and I think that’s smart.”
After the developer revised their plans, it reduced total units from 12 per acre to 3.5. As well there is a decrease in estimated traffic trips, coming in at 963 daily. This falls below the North Carolina Department of Transportation’s 1,000-trip threshold for a full traffic impact analysis to be needed.
During discussion among Pender County commissioners, Vice Chair Brent Springer questioned the proposed development’s alignment with the Imagine Pender 2.0 Comprehensive Future Land Use Plan. The area was designated as low density residential, allowing only 2 units per acre. CKBuff’s attorney Sam Potter clarified that if Hilltop Landing was to be confirmed, commissioners would also be amending the future land use map from low density residential to medium density residential, which allows between 3 and 6 units per acre.
Beyond the land use amendment, interim planning director Justin Brantley also addressed several environmental concerns. The development does not require a CAMA permit since it is not located within a designated area of environmental concern.
Additionally, the property is not situated in a special flood hazard area, though wetlands may be located on-site pending a formal determination from the U.S. Army Corps of Engineers. The developer is still required by the county to design a system capable of handling not only standard 10- and 25-year storm events but also the more extreme 100-year event.
The current plan includes two access points on US Highway 17, and planning staff believe the highway’s current capacity is sufficient to handle the additional traffic. The development will not require roadway improvements, such as traffic lights, new turn lanes, or road widening.
During the public hearing, neighboring resident Robert Freeman, whose property is adjacent to one of the two entrances to the proposed site, was concerned with the buffers being too close to his residence.
“I am asking for your help and consideration to protect my home and my property,” Freeman stated.
The majority of the property’s buffers are 20 feet, but around Freeman’s property it was less, at 10 feet on the side and 15 feet at the back. It also would require a 6-foot tall wooden fence along the buffer line. Commissioners expressed concern a fence could be impacted by tree roots and a vegetated buffer would be a better solution.
As a result, the developers agreed to increase the buffer to 20 feet on both sides of the Freeman property.
Another individual who spoke during the hearing was former attorney Jonathan Washburn, who supported the project on behalf of his former client, Langley Supply, a boat supply business bordering the proposed development. Washburn was the only individual present at the developer’s community meeting in May.
“I think we can say unequivocally we like it,” Washburn said. “I think that this sets a little bit of a trend for a nice development. It’s a lower density project than a lot of other things could be and it will look nice.”
Following the commissioners’ approval, the Hilltop Landing development will move into the site plan review process. The developer must submit detailed engineering and architectural plans to Pender County to ensure the project complies with all the approved conditions, including the new buffers.
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