Council sends Arden Subdivision rezoning to planning commission after public hearing

The Town of Garner held a public hearing on a tier‑2 conditional rezoning for the Arden Subdivision and then referred the petition to the Planning Commission for further review.

The petitioner asked to rezone 54.4 acres from Rural Agricultural to R‑4 Conditional to allow up to 136 single‑family detached units. Assistant Planning Director Erin Joseph summarized the proposal and staff’s analysis; the development team and neighbors also spoke. After public testimony and council questions, the council voted to refer the matter to the Planning Commission for findings and a recommendation.

Why it matters: the rezoning would convert a large, mostly vacant tract in the town’s extraterritorial jurisdiction into a medium‑density single‑family community with pedestrian connections, open space and off‑site traffic improvements. The petition raises transportation, watershed protection and neighborhood‑connectivity questions central to Garner’s land‑use planning.

Key points from staff and applicant Joseph told the council the applicant—represented by Sarah Van Evry of McAdams Group and Mungo Homes—proposes 136 single‑family lots with an average lot size meeting the applicant’s stated dimensions. The plan includes a maximum density of 2.5 dwelling units per acre, minimum lot dimensions of about 53 by 120 feet, a commitment to first‑floor primary bedrooms on some plans, and site design elements such as multiuse trails, open‑space acreage and playground and recreation amenities.

Joseph also noted environmental constraints: the site lies inside the Lower Swift Creek Conservation Overlay District, which limits impervious area for single‑family development to 30 percent. The applicant is proposing stormwater controls and a single stormwater control measure to meet water quality and quantity requirements.

Traffic and neighborhood concerns A traffic impact analysis completed in October 2024 estimated the development would generate about 1,340 average weekday trips; the applicant presented recommended right‑ and left‑turn lanes and a future signal at Seastone and Old Stage Road. Engineer and traffic representatives told council that NCDOT reviewed the TIA and agreed with its conclusions.

Neighbors at the hearing raised concerns about the proposed one‑way vehicular connection from Hearst Drive and the impact of additional traffic on existing subdivisions. Zach Brown of Whitecroft said residents “do not want any connectivity tied to this master plan” and urged that the connection, if needed for trails or greenway, be pedestrian‑only.

Council action and next steps Following testimony and council discussion, a motion to refer the rezoning petition to the Planning Commission for a detailed review and findings carried unanimously by voice vote. Planning Commission review will include the issues raised at council — traffic, right‑of‑way and landscaping/buffering — and will return a recommendation to council for a final decision at a later meeting.

Ending Staff said the packet contains a full consistency analysis with Garner’s comprehensive plan and an itemized list of recommended conditions. Council members asked staff and the applicant for additional plans on right‑of‑way acquisition, the proposed Hearst Drive connection and tree/landscape preservation for review at the Planning Commission.