BRUNSWICK COUNTY — Brunswick County’s planning board will hear a slate of rezoning and development requests Monday, including two projects that would bring 700 homes to the Bolivia area. One is a new planned development, while the other seeks to modify a previously approved project.
Amber Glen Planned Development wants to build 417 single family homes on 122 acres near Old Ocean Highway, while the Berkley Bay Planned Development is asking to change its planned development on Old Lennon Road SE by removing five unit counts but also changing its housing types.
Approved in 2023, Berkley Bay will build 178 single-family units, 108 townhouse units, and eight single-family attached units on 107.93 acres. The developer is seeking to reduce the total unit count to 289 and eliminate the townhouses and attached homes, making the project entirely single-family detached homes.
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It would still remain under the density allowed, which comes out at 2.9 dwelling units per acre for rural residential, the current zoning. Berkley Bay was previously approved at 2.72 dwelling units per acre; the modification knocks it down further to 2.68.
Below are the details about Amber Glen, new before the planning board:
Amber Glen Planned Development
Applicant: Cape Fear Engineering, though the project will be developed by Myrtle Beach’s Realstar Acquisitions LLC, who is under contract to purchase the land. The group is known for Cameron Woods and the adjacent Chatham Glen, located in Ocean Isle Beach and Calabash.
Units and acreage: 417 single family homes on 122 acres, to be located at Old Ocean Highway (US-17B) near Bolivia.
Zoning: Current zoning is commercial low density (CLD), medium density residential (R-7500), and R-7500 Density Maximum.
Density: The proposed density for the project comes in at 3.42 dwelling units per acre, about 25% of the 13.6 dwelling units per acre allowed in the CLD and R-7500 districts. It is also below the 5.8 dwelling units per acre permitted under the R-7500 Density Maximum designation.
Traffic impact: The development is expected to generate approximately 3,712 weekday vehicle trips. A traffic impact analysis, approved by the North Carolina Department of Transportation, found no improvements are needed at the U.S. 17/Benton Road, U.S. 17 Business/Gilbert Road, or Gilbert Road/Benton Road intersections. However, NCDOT is requiring a stop-controlled intersection with turn lanes at the project’s primary access point on U.S. 17 Business.
Also, the main road through the development, called Amber Glen Boulevard, should be public and provide connectivity in the area.
Open space: 32.47 acres of dedicated open space, over the county’s mandate of 30.5 acres. Recreation space will consist of 5.46 acres, of which 4.6 is required.
Floodplain: Although the site is not located within a FEMA-designated flood hazard zone, county staff noted during the technical review committee that non-regulatory North Carolina Flood Advisory Map indicates modeled flooding could affect lots 27 through 57:
“[It] indicates water surface elevations as high at 42.8’ above mean sea level. Contours on Brunswick County GIS indicate areas as high at 40’,” John Shirk of Brunswick County’s central permitting division, wrote. “Developer does not have any floodplain conditions or requirements for this project but should account for site conditions to prevent damage to proposed structures during a flooding event.”
The applicant responded that a full survey of the site is yet completed, but they will make sure proposed lots and critical infrastructure “are elevated to reduce the risk of flooding even though not located within a flood zone.” Once the survey is completed they will work to mitigate flood concerns with the department.
Buffers and surrounding properties: The development will include 30-foot or 20-foot perimeter buffers with a 6-foot fence and a 0.6-opacity vegetative buffer using existing vegetation supplemented with additional landscaping where needed. Lots adjacent to wetlands will include an additional 10-foot buffer.
Schools impact: County staff rated the schools impact as moderate, though it’s unclear how many students the development could bring to the area.
The schools districted for this development include: Supply Elementary, currently at 89% capacity, projected to be full by 2029-2030 school year; Cedar Grove Middle, currently at 82% capacity, projected over in 2030; and South Brunswick High School, currently at 84% capacity and expected to go over capacity by 2029.
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