Planning commission approves rezoning of Christiansen Park and Pigeon Point Boat Landing to T1, 6-1

The Beaufort Planning Commission voted 6-1 on Feb. 10, 2025, to rezone Christiansen Park and the adjoining Pigeon Point Boat Landing from transit zone T3S to T1, locking the parcel into park and open-space uses, staff said.

Staff planner Christopher presented the request, saying the parcel that contains Christiansen Park and the boat landing has historically been used as park and open space and that a recent title search showed the boat landing and surrounding open space were conveyed with the original park property. Staff recommended approval of the rezoning to T1 and said a city survey and plat were underway.

The change matters because the T1 district limits development and is intended to preserve parks, open space, views and low-intensity recreational uses. Christopher told the commission that “the T1 District would ensure that no development would occur on the site in the future and it would remain a park or open space for the public to enjoy.” Staff also said that park-related improvements such as small civic structures or restrooms could be consistent with T1.

Residents who spoke in public comment urged the commission to protect the park and the neighborhood character. Paul Somerville, a Pigeon Point resident, said his family believes the original gift of the park included a reverter clause and added, “we don't want it,” arguing against commercial use. Kay Merrill, chair of the Pigeon Point neighborhood group, described the park as a community gathering place used for events such as Arbor Day and asked commissioners to “protect that lovely tree canopy” and neighborhood ambiance. Longtime resident Grama Carr said occasional informal parking on the grass near the landing has been limited and urged against formal expansion of parking into residential areas. Robin Copperness, who lives between the park and the landing, said the boat ramp is a single-lane residential facility and added, “I can't imagine that they would need to, add more parking up the hill from the boat landing.”

Commission discussion addressed whether the rezoning covered only the park triangle or also the landing; staff confirmed the boat landing and its adjacent open space are part of the same parcel and thus included in the rezoning. Commissioners and staff noted that T1 is compatible with parks and that park improvements such as a gazebo or restroom facilities would generally be allowable as recreational uses; staff said a parking lot could be developed as part of a park-related improvement if the city chose to do so, but that the rezoning itself would not change the existing layout immediately.

A motion to approve the rezoning “based on staff findings and staff report” was made and seconded. The commission approved the motion with a 6-1 vote; the motion record in the transcript does not name the mover or seconder. The motion record states only the tally (6 yes, 1 opposed). The commission's approval forwards the rezoning recommendation to City Council for final action.

The record includes residents' concerns about parking pressure if the boat landing is upgraded, and one commenter referenced an alleged deed reverter tied to the Christensen family donation; staff did not provide legal confirmation of the deed claim during the meeting. The city is conducting a survey and will proceed with steps required for a zoning map amendment and subsequent council review.