Commissioners send two proposed Tabor City planned developments back to planning after residents raise flooding, cemetery and infrastructure concerns

Columbus County commissioners returned two proposed planned development (PD) rezonings for further review after hours of developer presentations and lengthy public comment about flooding, a historic cemetery and infrastructure.

The board voted to send the Coleman Tract PD on Dothan Road and the JT Service Tract PD on Peacock Road back to the planning board for additional information and a development agreement. The Coleman item was moved back by Commissioner Bullard and seconded by Commissioner Scott Floyd; the JT Service item was moved and seconded in the same way. Both motions passed on voice votes.

Why it matters: Both rezonings would allow denser residential development than the county’s one-house-per-acre expectation for rural areas and would trigger infrastructure changes — stormwater ponds, road access modifications reviewed by NCDOT and, for JT Service, extension of sewer. Neighbors said the developments could worsen historic flooding and disrupt a cemetery and long‑standing rural character.

What developers proposed

Philip Hornbeck of Development Resource Group described the Coleman Tract as “about 65 acres” proposing roughly 190 detached single‑family units plus 24 duplex units, with a planned density the team said would average about three units per acre. Hornbeck said the PD would include two access points on Dothan Road reviewed by the North Carolina Department of Transportation; NCDOT recommended an auxiliary deceleration lane for the southern entry and the developers plan to provide that in the site plans. He said neighborhood streets would be private and maintained by a homeowners association and that stormwater ponds sized to the 100‑year storm would be used to control runoff, holding water and discharging it through orifices and weirs to slow flows.

Hornbeck said the PD language includes a 25‑foot perimeter buffer (the PD minimum is 20 feet) and a requirement that each lot plant a hardwood tree. He also said the PD includes “dark sky” lighting practices and a buyer acknowledgement rider advising new homeowners that nearby agricultural, aircraft or hunting activity can produce noise, odors and machinery sounds.

Engineer and agent Jeff Malpas presented the JT Service Tract, showing soils data from the Natural Resources Conservation Service and a site topography that he said drains to the northern end of the parcel. Malpas said the project includes a small existing cemetery on the property; the developer plans a fence around the cemetery and to provide access and an easement so residents can visit it.

What residents told the board

More than a dozen residents spoke at the two public hearings. Neighbors living adjacent to the Coleman and JT Service tracts urged commissioners to delay action until county staff and developers answered more questions about drainage, sewer, school impacts and access to utilities.

Adrienne Givens, who said she lives adjacent to the Coleman proposal at 2808 Dothan Road, described repeated flooding near her home and asked whether she would be able to connect to any proposed water or sewer extension without paying large tap fees. She said high weekend traffic already makes it unsafe for children to play near her house.

Jennifer Foley, speaking for her parents, told the board the family owns farmland across the road from one tract and said a wetland and drainage channel on the properties has had to be regularly cleared of beaver activity. Leonard Steven and other speakers stressed the cemetery’s age and requested written assurances that the cemetery would remain accessible and not be gated off.

Multiple speakers said recent ditch clearing by DOT crews helped, but they remained concerned that adding many rooftops and impervious surface could concentrate runoff and increase flooding downstream. Warren Housing, an adjacent landowner, estimated that a large proposed subdivision could bring “2,000 to 4,000 people” and said the area lacks grocery, school and utility capacity for large growth.

Developers’ and staff responses

Hornbeck and JT Service engineer Jeff Malpas repeatedly said they would design culvert crossings and pond orifice sizes to handle upstream flows and comply with state stormwater requirements. Hornbeck said ponds could be fitted with secondary drawdown devices to lower pond elevation ahead of a forecast storm; he said such procedures can be written into stormwater maintenance agreements with the HOA.

Malpas said Grand Strand Water and Sewer Authority had issued a contract for engineering work that would bring sewer toward the property and that sewer proximity was a driver of the proposed density. He estimated the sewer line is roughly three miles from the JT Service parcel but said engineering and extension work is underway.

Planning director Gary Lanier and county staff did not advance either PD for final approval. Commissioners who moved the referral cited unanswered questions on water, sewer, school capacity and the need for a development agreement that would lock in commitments on infrastructure and mitigation.

Board action and next steps

Commissioner Bullard moved that the Coleman Tract PD be returned to the planning board for additional information and a development agreement; Commissioner Floyd seconded and the motion carried on a voice vote. The board then voted to return the JT Service Tract PD to the planning board by a similar motion and voice vote.

The planning board will receive the items again with staff and developer responses; the county will require the developers to provide more detailed site development plans, stormwater modeling, and a development agreement that documents responsibilities for roadwork, pond maintenance, pond drawdown procedures, sewer connections and cemetery access.

Community context and concerns

Speakers repeatedly raised these themes: recent heavy rains exposed existing drainage problems; some ditches had been cleared by DOT only after recent flooding; a historic cemetery on the JT Service site contains gravesites residents said date to the 19th century and must remain accessible; and residents urged larger lot sizes and more buffering to preserve rural character.

Several residents also urged the board to review county ordinances that allow higher densities where sewer is available, saying they want the board to consider changes to lot‑size rules. Commissioners asked staff to begin drafting potential ordinance amendments and to return with options for public hearings so the board can consider changes to PD rules and minimum lot sizes.

Speakers and roles (first reference includes role)

- Philip Hornbeck, representative, Development Resource Group (developer representative) - Jeff Malpas, engineer/agent, Malpas Engineering and Survey (developer representative) - Steve Shuttleworth, property owner/representative (resident/landowner) - Gary Lanier, EDC and planning director, Columbus County (county staff) - Adrienne Givens, resident, 2808 Dothan Road (adjacent property owner) - Jennifer Foley, speaker for family landowners (adjacent landowner representative) - Warren Housing, neighbor and property owner (resident) - Leonard Steven, cemetery trustee (resident) - James Stevens, property owner in Iron Hill (resident) - Randy Merritt, landowner (resident) - Alicia Hendricks, resident, 5451 Swamp Fox Highway (resident) - Beau McNeal, resident, Lake Waccamaw (resident) - Johnny Edge, community member (resident) - Commissioner Bullard (mover of referral motion) - Commissioner Scott Floyd (second of referral motion) - Commissioner Chris Smith (spoke during meeting)

Authorities referenced

- code: Columbus County Planned Development (PD) provisions (referenced in PD language and buffer/setback rules) — referenced_by: ["Coleman Tract PD presentation","JT Service Tract presentation"] - regulation: North Carolina Department of Transportation driveway/access review and recommendations — referenced_by: ["Coleman Tract PD presentation"] - regulation: North Carolina Department of Environmental Quality (stormwater standards; transcript referenced state stormwater standards; corrected from transcript spelling) — referenced_by: ["Coleman Tract PD stormwater discussion"] - code: FEMA floodplain mapping and flood zone designations — referenced_by: ["Coleman Tract presentation","JT Service presentation"] - other: NRCS soils mapping (Natural Resources Conservation Service soils data) — referenced_by: ["JT Service presentation"]

Actions extracted (motions & outcomes)

- Motion: Return the Coleman Tract PD application to the planning board for additional information and a development agreement. Mover: Commissioner Bullard. Second: Commissioner Scott Floyd. Vote: voice vote — passed. Outcome: referral (sent back to planning). Notes: board cited outstanding questions on water/sewer, schools and requested a development agreement.

- Motion: Return the JT Service Tract PD application to the planning/zoning board for additional information and a development agreement. Mover: Commissioner Bullard. Second: Commissioner Scott Floyd. Vote: voice vote — passed. Outcome: referral (sent back to planning). Notes: board requested more detail on sewer extension, stormwater modeling, and cemetery access and protections.

Clarifying details (extracted from presentations and public comment)

- Coleman Tract size and units: ~65 acres; plan proposed ~190 single‑family detached units plus 24 duplex units (total ~214 units); proposed density ~3 units/acre. - Setbacks and buffers: PD requires perimeter buffer; PD language expanded perimeter buffer to 25 feet (PD minimum cited as 20 feet). Side yard setback per lot in PD document shown as 5 feet (10 feet total between structures), building‑department enforcement of eaves/overhangs may apply. - Road and access: Two access points on Dothan Road; NCDOT recommended auxiliary deceleration lane on southern entry; internal roads private and maintained by HOA/POA; curbed crown roadway, sidewalks proposed. - Stormwater: Stormwater ponds sized to manage the 100‑year storm; ponds will include weirs/orifices and could be designed with secondary drawdown devices to lower pond elevation before major storm events; stormwater model to be submitted with site development plans; developer proposed ponds to retain and discharge over 24–36 hours. - Wetlands: Wetland runs between parcels; developer proposes a single roadway crossing with culverts sized for flows and buffers to protect wetland. - JT Service density and scale: Developer cited a maximum of ~4.044 units per acre and a maximum buildout number referenced in presentation (1,120 units shown as a maximum in slides; exact scale to be refined in design). The parcel includes an existing small cemetery; developer plans a fence and access easement to preserve access. - Sewer: Developer indicated Grand Strand Water and Sewer Authority has a contract for engineering work to extend sewer toward JT Service parcel; developer estimated sewer roughly three miles away but said engineering and extension contracts are in progress. - Community concerns: flooding near Dothan Road and Narrows Road after recent heavy rains; inadequate ditching/culverts in places; traffic and child safety on Dothan Road near existing RV traffic; possible reduced wildlife habitat and tree removal; cemetery access and historic gravesites.

Community relevance

- Geographies: Dothan Road, Peacock Road, Tabor City, Cottonwood neighborhood, Iron Hill, Buckhead community, Camp Swamp drainage area; impacts extend to downstream channels and ultimately to regional waterways cited by residents. - Impact groups: adjacent homeowners and families, children, property owners with family gravesites, HOA/POA future residents, county infrastructure (roads, drainage), schools and utility customers.

Meeting context

- Engagement level: High — two full public hearings with more than a dozen speakers and extended back‑and‑forth with developers and planning staff. - Implementation risk: Medium to high — approvals depend on NCDOT driveway approvals, NCDEQ stormwater approval, Grand Strand sewer extension, and detailed development agreements. - History: Items had planning commission review and public input sessions prior to the board hearings; board chose to return both PD applications to planning for more information.

Searchable tags:["planned development","Tabor City","stormwater","flooding","cemetery","sewer extension","NCDOT","NCDEQ","Columbus County"]

provenance":{"transcript_segments":[{"block_id":"111.34","local_start":0,"local_end":120,"evidence_excerpt":"Yes, sir. Miss yes, sir, mister chairman and commissioners. We have 2 public hearings tonight. The first, regards to Coleman Tract, and I would like to ask Philip Hornbeck with DRG, to come up, and he can give you any information and answer questions you might have."},{"block_id":"170.41","local_start":0,"local_end":320,"evidence_excerpt":"Coleman track is located, near the state line, just north of Narrow End Road on Dothan. It's a zoomed in image so you get an idea of where these parcels, which will be combined into a new, planned development district, will be located. It is about 65 acres, and it's proposing a 190 single family units. Those units will be single family detached lots, and 24 units, which will be in duplex fashion."},{"block_id":"2630.7349","local_start":0,"local_end":240,"evidence_excerpt":"This slide is meant to basically show we're planning on the at least having a couple of entrances where the yellow dots are off of Peacock. That's where all our frontage is at on Peacock...This is the aerial that's uncolored so you can see more of terrain...This is the soils map that's being provided by NRCS."},{"block_id":"5840.0","local_start":0,"local_end":80,"evidence_excerpt":"Mister chairman, I offer a motion that we send this item back to the planning board. There's a lot of information and questions that are unanswered when it goes back to the water, sewer, schools. We need to know we need to have a development agreement to where we know what's going forward with. Second."}]},