Planning board approves Cove Landing master plan with public-access easement and no-gate condition

The Pender County Planning Board voted on Dec. 3 to approve a master development plan for Cove Landing, a proposed 79-lot single-family development by McAdams Homes LLC on an approximately 29.63-acre tract off Country Club Drive near Hampstead.

Staff described the project as a planned development (PD) that preserves about 7 acres of wetlands and provides roughly 11 acres of open space. The applicant's current proposal shows a developable area of about 17.84 acres, resulting in a net density staff calculated at roughly 4.43 dwelling units per acre and a gross density of about 2.67 units per acre.

Justin Brantley, planning staff, outlined dimensional standards and superior-design elements the applicant used to justify the modest density increase, including two detached home product types, a minimum lot area of 3,500 square feet for some lots, increased front setbacks along sidewalks, more than 3,000 linear feet of sidewalks and roughly 1,000 feet of pervious walking trails, a large open-space network and multiple connections to adjacent neighborhoods. Brantley also summarized traffic estimates (about 800 daily trips; morning peak ~58, evening peak ~78) and said Country Club Drive has capacity to handle additional traffic according to regional data.

Applicant representatives said the plan was reduced from a previously proposed 126-unit concept to the current 79-unit plan to improve compatibility with surrounding development. The developer and their representatives confirmed that roads would be constructed to subdivision standards and maintained by a homeowners association (HOA). They agreed to staff's recommended condition that Coburn Drive, Arden Drive and the internal connector identified on the plan include a public access easement for perpetual use by the public and that the roads not include gates or other obstructions that would inhibit connectivity.

Several residents raised concerns during public comment about safety and traffic if Coburn and Arden are opened as through connections, on-street parking and construction traffic, tree removal and smoke from burning, and existing drainage and flooding near Country Club Road. Justin Brantley and the applicant's representatives responded that the plan preserves wetlands and that stormwater will be handled by proposed on-site stormwater amenities; staff also offered to help residents coordinate with NCDOT about existing drainage pipes near Country Club Drive.

Pender County Schools provided a planning estimate of roughly 0.4 students per new unit; staff said that equates to about 32 additional students associated with the proposed 79 units.

Action and vote: The board approved the Cove Landing master development plan with the staff-proposed condition requiring a perpetual public-access easement for Coburn Drive, Arden Drive and the internal connector and prohibiting gates or other obstructions that would inhibit public access. One board member, who owns property near the site, was allowed to abstain from the vote; the rest of the board voted in favor.

Why it matters: The decision allows a residential development that staff says is consistent with surrounding densities when superior-design features and connectivity are included. The public-access easement and no-gate condition are intended to preserve pedestrian and vehicle connectivity to transfer-station/collector roads that can shift traffic off Country Club Drive.

What to watch: Residents asked staff to work with NCDOT and the developer on construction access, drainage improvements and future dedication of the internal roadways to DOT; staff said they will help coordinate those follow-ups.