[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6506829,"mediaKeyId","5547797-28f102f1e842681fdaa308fa67a22224","parentId",5547797,"title","Hampstead residents present petition to pause new permits; planning staff says state moratorium rules narrow","audioSeconds",496,"startMs",1006000,"endMs",1502000,"viewUrl","/Search/View?dp=1&key=5547797-28f102f1e842681fdaa308fa67a22224&start=1006&end=1502","thumbnailUrl","https://assets.pipeline.soar.com/5547797-28f102f1e842681fdaa308fa67a22224/thumbnail_1006000.jpg","articleUrl","/articles/6506829/Pender-County/North-Carolina/Hampstead-residents-present-petition-to-pause-new-permits-planning-staff-says-state-moratorium-rules-narrow","mediaUrl","https://secure.pipeline.soar.com/6506829-3ee97ae72efebf4c832e356331f67fe2/orig.mp4?Expires=1771163538&Signature=DUFkqzyfPVC5bt1OZeuELnHk-9wbhP9YfSs6A-uT0V1Lgvd6KMphnEv33xpG-7FF71BS0ZKzljh7IFvvJcCqzaV-mluosNa3QuGClinWJVMD-DqokUzfo0pQ3SL9t7KLGJVKSFZb3WP9DlBS~kOoX4H6IrY-V2~-p8x-JPMEs~vlMPU2OV2NvY3jFtYk8~NEcXYzohVtR-Dfqb~WGY49BkoRjHdrXpNPZgfqZ1Wmj0iGLl5KdG6Oy0kCjIUhgtot3h3h6tabLDpR17Bo5kFTtXYmudWiUs-jKYqa8ileNMf-GQYmskHDnt5v4qbwJ9EOGS2CmLWzuIC4uXpPk3zdnQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Pender County","date","2025-08-07T01:04:59.063Z","article","Nearly 1,000 residents have signed a petition asking Pender County elected officials and planning bodies to pause approval of new developments and density increases in Hampstead until two years after the new bypass is in full use.

The petition, introduced during public comment at the Aug. 1 Pender County Planning Board meeting, requests an immediate temporary ban on issuing permits or approving zoning changes that increase density. The petitioner asked the planning board to consider endorsing the request and to pass it to the Board of County Commissioners for action.

The petition prompted a staff response in which Daniel Adams, Pender County planning director, told the board that state law constrains local governments’ ability to impose growth moratoria. Adams said moratoria are permitted only under “very specific circumstances,” such as a demonstrable public-safety or sewer-capacity emergency, and that any moratorium must include a plan showing when and how the county would lift the restriction. He also noted that a moratorium would not stop projects already approved or applications already pending.

Petitioners told the board the main concerns motivating the petition are traffic congestion and public safety on Country Club Drive and other local roads, especially as new subdivisions are built. One commenter said the bypass segment that would relieve traffic in Hampstead is not expected to be complete until 2027 for the segment from Highway 210 to U.S. 17 and 2030 for the segment connecting Military Cutoff Extension to Highway 210, citing a DOT update reported to the planning staff.

Board members replied that road construction and traffic control on state highways are the responsibility of the North Carolina Department of Transportation, not county government, and that the county’s authority to require road improvements on state-maintained routes is limited. Adams reiterated that while the county can relay constituent concerns to NCDOT, the department has final authority over state roads and driveway permits.

The planning board did not take formal action on the petition at the meeting. Members instead received the petition and the staff explanation of legal limits on local moratoria and the separate jurisdiction of NCDOT over state road improvements.

Community members who spoke during public comment included residents living on Old Point Road, Country Club Drive and neighboring developments; they described daily delays, crashes and safety concerns. Adams and other staff encouraged residents to continue working with county staff and to participate in Technical Review Committee (TRC) meetings that review engineering submissions when projects move forward, noting the county will mail notices to property owners within 500 feet of subsequent submittals.

The petition will be presented to the Board of County Commissioners by petitioners separately; the planning board made no recommendation at this meeting.","mediaType","Video","parentTitle","August 05, 2025 Planning Board Meeting","oneSentenceSummary","Nearly 1,000 residents have signed a petition asking Pender County elected officials and planning bodies to pause approval of new developments in Hampstead until two years after the bypass opens.","taxTitle","Pender County, North Carolina","taxId",75713,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6506819,"Planning board approves Hawksbill Cove master plan revision with drainage condition after lengthy public hearing",5919,1799000,7718000,"/Search/View?dp=1&key=5547797-28f102f1e842681fdaa308fa67a22224&start=1799&end=7718","https://assets.pipeline.soar.com/5547797-28f102f1e842681fdaa308fa67a22224/thumbnail_1799000.jpg","/articles/6506819/Pender-County/North-Carolina/Planning-board-approves-Hawksbill-Cove-master-plan-revision-with-drainage-condition-after-lengthy-public-hearing","https://secure.pipeline.soar.com/6506819-8f60653b8154d25c4905de99ee35e856/orig.mp4?Expires=1771163538&Signature=jr6zO-rafLCg40s9vBxZMfqidGJqFQKpq~ThP7bvaN3vWxNsco1VBAf-Ez0-sB8fZZ27ZcuYzXFz8fMoKppYZ-h~l~jxXdE29NsG3ZTsbx79ClzEER-zxWTLgsFf0tM8ifa41fZEDrPjx-vwP~1MngH-E7JfiypgfZX0QFtvrtgVRmuYIYCZiQz31VikXAtS~szSEMzPx444sFtCbBWiRKWcA3ILUsEHACduyA6oC-m8GRfXu3mhtdfWiYThcBi~n6z3QnV~-tRyYNekz0Go8M7Jg3g7kbRcI5EeV9lOapPqxsrKWmOA5qbiIRIJZ-XnewcoLZuUBmrFe6JiCt1q4Q__&Key-Pair-Id=KUT5TJCACFTXG","The Pender County Planning Board on Aug. 1 approved a revision to the master development plan for Hawksbill Cove, a 376‑acre planned development off Country Club Drive in Hampstead, subject to updated conditions including a drainage requirement tied to an identified parcel.

The applicant sought to revise a plan originally approved Dec. 7, 2010. The earlier approval allowed 1,105 residential units made up of 490 single‑family and 615 multifamily units, plus roughly 50,000 square feet of commercial and 60,000 square feet of civic/recreational uses. Under the revision the total unit count remains the same but the developer is converting what had been multifamily units into single‑family product types: 615 single‑family attached units (townhomes/duplexes/triplexes) and 490 single‑family detached units. The commercial allocation is reduced to 23,200 square feet and the prior 60,000 square feet of civic/recreational space has been removed from the allocation.

Staff and the applicant said several of the original infrastructure conditions have been completed, including construction of the Transfer Station Road extension and installation of a traffic signal at U.S. 17 and Transfer Station Road per NCDOT requirements. The applicant also plans to use an off‑site wastewater treatment provider (Pluris) rather than on‑site spray fields that had been contemplated in the older plan.

Justin Brantley, planning staff, summarized the revision for the board: it keeps the same total unit count, establishes detailed dimensional standards for lot types (including a minimum 5,000 square‑foot single‑family lot and 3,300 square‑foot duplex lots), expands pedestrian and multiuse path commitments (an 8‑foot multiuse path along the main collector, sidewalks on neighborhood streets and a 10‑acre centralized amenity site), and elects for deeper perimeter buffers — 30 feet along much of the northern and southern property lines and 60 feet at the northeastern corner.

Staff calculated a net density of about 3.5 dwelling units per acre (gross 2.94 units/acre across roughly 376 acres), saying that the revised plan sits within the county’s future land‑use designations for low‑density and coastal residential areas.

The board heard substantial public comment about traffic, stormwater and potential historic burial sites on the property. Residents told the board current traffic on Country Club Drive is frequently congested and unsafe and asked how the county and NCDOT will address the added traffic. Ronald Stevenson, the applicant’s traffic engineer (DRMP), said Transfer Station Road was constructed to provide a second access and that the developer’s primary entrance lines up with Transfer Station Road. He also said he expects a portion of the bypass work to be completed before substantial traffic is generated by the development.

Several speakers urged careful stormwater review and a county‑level assessment of culvert capacity downstream of Country Club Drive. Christian Kleinfelder, president of the Belvedere Property Owners Association, asked the county to review culverts and drainage infrastructure that convey runoff toward Nixon Creek and the golf course lake; the applicant’s civil engineer and county staff said the applicant will analyze off‑site inflows to ensure post‑development runoff does not exceed pre‑development discharges and that further technical review will occur through the Technical Review Committee and state permitting.

A 13‑year‑old commenter, Sydney Brock, told the board the site contains marked and suspected unmarked graves dating to the 18th century and urged the developer and county to investigate and preserve burial sites. Staff noted historical resources and said future TRC and state review would involve the state historic preservation office as appropriate.

Before voting, planning staff and the applicant agreed to a new condition requested by board members: the drainage connection at Country Club and the project parcel identified in deed book 3136, page 140 must convey the same volume of water that currently passes under Country Club Drive, up to and including the 100‑year storm event. Staff said engineering review and state agency comments during TRC review would determine the means and methods to meet that standard; the applicant’s engineers agreed to analyze and design a conveyance (which could be pipe, reinforced swale or other conveyance) sufficient to match existing capacity.

After discussion the board approved the master plan revision by voice vote with one member recorded as abstaining. The approval included the staff‑recommended conditions and the added drainage condition. The approval also reaffirmed that the developer will dedicate a public access easement for the project’s main collector (‘‘Leatherback Lane’’) and construct an 8‑foot multiuse path along one side of that collector, provide buffer depths along project edges and preserve over 33 acres of open space (approximately half required to be active amenities).

The planning director and staff reminded the public that approval of a master development plan initiates the engineering submittal phase (preliminary plat and TRC review); those technical reviews will generate additional notices and opportunities for technical questions and comments.

Motion and vote: the board adopted a motion to approve the Hawksbill Cove master development plan revision (conditions per staff plus the additional drainage/conveyance condition). The motion carried on a voice vote; one board member announced an abstention.","The Pender County Planning Board approved a revision to the Hawksbill Cove master development plan for a 376‑acre project off Country Club Drive, converting previously approved multifamily units into single‑family product types and reducing commercial space, and added a drainage capacity condition tied to an identified parcel.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6506823,"Planning board continues rezone request (item 8.2) to Sept. 3 meeting in Hampstead",771,804000,1575000,"/Search/View?dp=1&key=5547797-28f102f1e842681fdaa308fa67a22224&start=804&end=1575","https://assets.pipeline.soar.com/5547797-28f102f1e842681fdaa308fa67a22224/thumbnail_804000.jpg","/articles/6506823/Pender-County/North-Carolina/Planning-board-continues-rezone-request-item-82-to-Sept-3-meeting-in-Hampstead","https://secure.pipeline.soar.com/6506823-6f397464449baa0a104c0f246486be0f/orig.mp4?Expires=1771163538&Signature=CPn-J~VG~x8rJGBhGkKGfkxoMViEx-88JszcR2QmeRkkSJ595nBOQl4gNeSC4aOooYfecT5S7S8b2BhMZ5Xs8t3cBmk6CtX5JrbN1zEoXx~fu57jKfsXUIfJvU4a5aMQM2GgYgnP-F9PuvIqyyyzluF5M5hyI9ZD5sLX8Jv-j4w7e~8nNZnn7NmD85Jxt01DXxE8AYdKb9U01IZC9DtUu0pVW9i1vfoedOr2gJYRXcyRICqwdGKNNMMx61hE-AaN~AFgey5MVbXBU8dErSYA88xo~MKgRx1rCwSHMrB6Z~zn~nFjpAA-dHeU9x6UIu7qDby7EpbiH1K0a2CzWRIqTg__&Key-Pair-Id=KUT5TJCACFTXG","The Pender County Planning Board granted a continuance for a requested rezoning (agenda item 8.2) on Aug. 1, moving the case to the board’s Sept. 3 meeting in Hampstead.

Matt Nichols, an attorney representing the applicant, told the board the development team has held several neighborhood meetings and would benefit from more time to meet on-site and continue discussions with neighbors and county staff. Planning director Daniel Adams confirmed the applicant’s representative was present to request the continuance.

Chair Damian Buchanan said the planning board commonly grants continuances to let applicants refine presentations and meet with neighbors. After a brief motion and second by planning board members, the board voted to adopt the agenda with the change and to continue the rezone to Sept. 3 in Hampstead. No substantive testimony on the merits of the rezoning was taken at the Aug. 1 meeting because the applicant requested the continuance.

The board noted that, when continued cases are scheduled, staff sometimes suggests meeting locations closer to the affected neighborhood; a board member requested the Sept. 3 hearing be held in Hampstead because the project is nearby.

No vote on the rezoning itself was taken at the Aug. 1 meeting. The continuance was approved by voice vote with no recorded opposition.","An applicant requested a continuance of a general business conditional district rezoning (agenda item 8.2). The board voted to move the item forward on the agenda and continue it to the Sept. 3 meeting in Hampstead to allow additional neighborhood meetings and a site visit.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6506814,"Planning board approves UDO change moving vested‑rights and boundary interpretation to administrator",309,7824000,8133000,"/Search/View?dp=1&key=5547797-28f102f1e842681fdaa308fa67a22224&start=7824&end=8133","https://assets.pipeline.soar.com/5547797-28f102f1e842681fdaa308fa67a22224/thumbnail_7824000.jpg","/articles/6506814/Pender-County/North-Carolina/Planning-board-approves-UDO-change-moving-vestedrights-and-boundary-interpretation-to-administrator","https://secure.pipeline.soar.com/6506814-410619c3bcfc8c2778a12fc523a7ffe2/orig.mp4?Expires=1771163538&Signature=Zr1847uptLbq-apmqi7vLyKsuZnJg252i2avDMMb7KKV32Gwh13zFD2StpkL1nqZltBOfJWWAQyS8hF4dIql-bIY7mhXPsPH5~wb1vsuGNNqFoOINxj4jP5bZ7V7KUpz4rFuFfQGBmArybakB~SEIlUyK~XyI1GYowpXCcWCWMen~ddaDyHUXDSBba-8cdzUxMsSHBazTe2Vy07iX8DO~CIurdgurRVAOvgot2DFuS5-8eY7taCVP1hdVvBN-snrwsrPJX~6jIbMwhmRSQssRFpace3KZk6iTZgxThkaddPO87PCVU2ED6JJhFaVWMN~70MLXWvkxRg-s~S4zF-LsQ__&Key-Pair-Id=KUT5TJCACFTXG","The Pender County Planning Board on Aug. 1 approved a text amendment to the county’s Unified Development Ordinance (UDO) that transfers the duties of determining vested rights and interpreting zoning district boundary lines from the Board of Adjustment to the UDO administrator (planning staff).

Staff explained the amendment is intended to streamline review, increase efficiency and reduce redundant processes. The change places initial determinations and interpretations with the administrator; applicants retain the right to appeal the administrator’s decision to the Board of Adjustment.

Planning staff presented the amendment as consistent with policy 5.1.g of the county’s comprehensive plan, which calls for an efficient and predictable development‑review process. The board found the amendment consistent with the UDO’s purpose and the cited comprehensive‑plan policy and voted to approve the change.

The amendment will make the administrator the first reviewer for vesting and boundary interpretation questions, with appeal rights preserved for applicants seeking Board of Adjustment review.","The planning board approved a zoning text amendment that reassigns final determinations of vested rights and interpretation of zoning district boundary lines from the Board of Adjustment to the Unified Development Ordinance administrator, while preserving an applicant’s right to appeal to the Board of Adjustment.","actionData","errors"]

Article not found

Hampstead residents present petition to pause new permits; planning staff says state moratorium rules narrow

Planning board approves Hawksbill Cove master plan revision with drainage condition after lengthy public hearing

Planning board continues rezone request (item 8.2) to Sept. 3 meeting in Hampstead

Planning board approves UDO change moving vested‑rights and boundary interpretation to administrator