Onslow commissioners deny rezoning for Sandridge Road corner after heated public comment

The Onslow County Board of Commissioners on July 21 denied a rezoning request to change about 3.57 acres at 108 Sandridge Road from Rural Agriculture (RA) to Community Business (CB), voting 5–1 to approve a motion to deny the map amendment.

The proposal, filed as PRAZ 2025-8 by applicant Charles Rawls, would have allowed small-scale commercial uses at a crossroads in the Hubert area. County planning staff described the site, at the intersection of Sandridge Road and Starling Road, as partially forested with an abandoned dwelling, served by an existing septic system and by Onslow Water System mains. The site is designated Agriculture and Forestry on the county’s Future Land Use Map.

The denial followed a lengthy public hearing in which multiple residents said the corner already experiences heavy traffic, flooding and public-safety problems and urged commissioners to preserve the area’s rural character. Daniel Cornell, who identified himself as an unincorporated Hubert resident, told commissioners Hubert has been treated as “Onslow County’s overflow lot” and warned that additional commercial development would worsen traffic and flooding. Other residents described a history of accidents at nearby intersections, a school-bus stop close to the parcel and concerns about loss of neighborhood character.

Planning staff, represented by Carter Metcalfe, told the board the Planning Board had unanimously recommended approval on June 5 and that the site is at a crossroads the comprehensive plan identifies as suitable for limited commercial uses. Metcalfe noted that Community Business is intended for small retail and service uses and is smaller in scale than Highway Business; he also said the district allows multifamily housing, which some commissioners and residents cited as a potential concern. Staff noted two letters from the public opposing the rezoning had been submitted.

Supporters of the rezoning — including members of the Rawls family and applicant representatives — said the corner is already commercially oriented in parts, that the property has existing water and septic service and that a limited community-business use could provide local jobs and clean up the overgrown lot. Applicant representative Charles Rawls said the family has pursued a sale for years and that proposed buyers sought a small service-based business, not large retail or condominium development.

During deliberations several commissioners cited longstanding resident concerns about traffic safety at the specific intersection and broader county growth-management issues. One commissioner said the board should not “go against 500 citizens” who signed a petition opposing the rezoning. Another commissioner framed the exchange as part of a broader need for a countywide growth-management plan that would coordinate schools, N.C. Department of Transportation (NCDOT) and utility capacity with development.

The board first had a motion to approve the rezoning but that motion failed for lack of a second. A later motion to deny the rezoning carried 5–1; the board chair counted the vote as 5–1 at adjournment. The denial means the property remains zoned Rural Agriculture; any future rezoning application could be submitted but would require new hearings.

The public hearing record for PRAZ 2025-8 includes emails and two mailed letters in opposition, public commenters at the July 21 hearing and staff reports presented by the planning department. Planning staff noted nearby Sandridge Elementary and Swansboro Middle School are over capacity, a point opponents cited in arguing against more residential density allowed under CB zoning.

The commissioners closed the public hearing after final remarks and moved on to other agenda items. The board did not specify additional conditions or follow-up staff directions related to this parcel at the meeting.