BRUNSWICK COUNTY — It was a unanimous decision from the five-member planning board in Brunswick County to make way for 400 homes to Shallotte. The developer could have built 37% more by-right than what was proposed, but it didn’t overshadow resident concerns with rapid development, roadway congestion and impacts from nearby projects already approved.
From Humabuilt Capital LLC — a North Carolina-based, private real estate development and investment firm with projects in Durham, Raleigh and Winston-Salem — a 400-unit subdivision on 98 acres was proposed. It will be surrounded by Holden Beach Road/N.C. 130, Shell Point Road and Gray Bridge Road, with access to the site from the latter two roadways. Completed by 2033, the development would be built in two phases, with 212 homes constructed in the first.
Zoned R-7500 / Medium-Density Residential, the development team, represented by attorney Sam Potter, sought a planned development which requires exceptional design elements for flexibility in creating an integrated, cohesive community. Currently allowed is 5.8 dwelling units per acre, though the development will come in under at 4.1 homes per acre.
READ MORE: Proposal filed for 400-home development in Shallotte
“Your ears did not deceive you,” Potter told the planning board. “This is a project that is 159 units below the maximum that’s allowed under the current zoning. We could have up to 559 units by right.”
His point was emphasized by the design elements the project would bring, exceeding county requirements. What’s been dubbed as Gray Bridge Road development, the project would bring larger buffers, more open space and three stormwater ponds exceeding 100-year storm events. Potter also pointed out it would not overburden schools currently, as Marc Pages, deputy planning director of Brunswick County planning staff, noted Supply Elementary School, Cedar Grove and Shallotte middle schools and Brunswick High School are under capacity and not expected to go over until 2030 to 2034.
The development is planned for walking trails, greenways, a dog park, and other amenities, with open space at 22.08 acres, above the 19.6 required, and recreational space almost three times what’s mandated at 2.91 acres. There are 4.9 acres of wetlands that won’t be built upon and impervious structures kept away by 20 feet.
A homeowners association will be formed upon the project’s completion and will handle all private roads, with each lot having a minimum of two parking spaces, though not garaged.
Still, most residents who spoke were concerned about rapid growth getting ahead of infrastructure needs, particularly increased traffic on Gray Bridge Road.
“It’s almost a raceway sometimes,” said nearby resident John Wright, who has to turn onto Gray Bridge Road daily when exiting his home in Tar Landing Heights. “People come flying in and out there.”
He added Main Street is also crowded already and with the potential to have two cars per household, it could mean 800 more vehicles on the roads.
Brothers Rick and Michael Callendar, lifelong Shallotte residents, pointed to the increase in population already coming from the new Solserra development also in the vicinity. Formerly known as San Rio Ocean & Beach Club, it’s bringing 1,200 homes to the immediate area.
“It used to kind of die off after Labor Day because school started,” Rick Callendar explained of traffic. “Not anymore. It’s year-round, so this traffic that’s gonna be coming out of this development, plus what’s already there … I would really like to see the brakes put on a lot of this right at this time.”
His brother, Michael, said Gray Bridge Road was already “beat to death.”
“Man, it will tear your vehicle all to pieces,” he said.
The group did a traffic impact analysis, approved by the North Carolina Department of Transportation, determining the addition of 400 more homes would bring over 3,600 daily trips to the area, with 263 during morning peak hours and 366 during evening peak hours. As such, the developers have to cover costs of turn lanes and access site improvements. This includes modifying a cluster signal system at N.C. 130/Red Bug Road and N.C. 130/Gray Bridge Road intersection, plus providing cost-share on intersection improvements.
Both Callendars also questioned the buffer zone, noting it was their understanding if farmland was near the property, it would require a 50-foot buffer. Buffers for the development include 30-foot periphery and 30-foot street buffer from Gray Bridge Road, with individual home setbacks at 20 feet.
Michael Callendar pointed to the numerous family farms nearby.
Pages clarified the 50-foot rule is for any farm and development located in the Voluntary Agriculture District.
“There are parcels in the area, but they are not directly adjacent,” he said. “It’s probably a couple hundred feet away, but it’s not directly abutting the site.”
However, staff noted they would double check the GIS mapping system to ensure the development was following all rules and regulations set forth by the county.
CW Hamilton owns 275 acres nearby and said the tight density made the development look more like a mobile home site than a residential development.
“I can’t figure out how they’re going to get four homes on an acre of land,” he said, adding he wasn’t reached out to for the community meeting the developers held earlier in the process.
With Solserra coming in, too, he said it increases population in the area to a degree that exceeds most towns. Like the Callendars, Hamilton decried congestion along roads. However, it was also noted earlier that community resources weren’t keeping abreast of service needs; Michael Callendar stated the three grocery stores in the area alerady have frequent empty shelves and physicians are booked out for months due to patient increases.
“Everybody does not have to move to Brunswick County,” Rick Callendar told the board, pressing members to deny the project.
Despite pushback, the planning board approved the site plan. There was no discussion other than ensuring conditions from staff were put forth to include the property lies within a half mile of the VAD.
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