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Onslow commissioners deny rezoning for 117‑acre Richlands parcel after residents cite wetlands, schools and traffic
Summary
After public testimony and a unanimous Planning Board recommendation to deny, the Onslow County Board of Commissioners voted to deny Piercy Z 2025, No. 19, a request to rezone a 117.19‑acre parcel near Kinston Highway from split RA/R‑8M to R‑8M; commissioners cited concerns about wetlands, road and school capacity and urged broader, countywide planning.
Onslow County commissioners on Nov. 17 denied a developer’s request to rezone 117.19 acres near Kinston Highway and Richlands Loop Road from split rural‑agriculture/residential (RA/R‑8M) to residential‑8 manufactured (R‑8M).
Planning Director Carter Metcalfe told the board the parcel is forested, served by Northwest Onslow water with predominantly septic nearby, and lies in the county’s Suburban Growth future‑use designation. Staff reported a 2023 trip count of about 17,000 on Kinston Highway, an ISO 4 fire rating for Northwest Onslow fire service, and that Richlands High School is already over capacity. The Planning Board held a public meeting on Sept. 4 and voted unanimously to recommend denial, citing wetlands, drainage, infrastructure capacity and school impacts.
Developer Ricky Ward and attorney Kyle Fountain said the proposal envisions stick‑built single‑family homes, a clubhouse and community pool; Fountain said wetlands delineation and a Northwest Onslow water letter had been provided and that sewer negotiations with Anwasa were ongoing. Ward said buildout would take three to five years and that the development would include incentives for first‑time buyers.
Multiple nearby residents told the board that portions of the parcel are wet before it rains, that past clearing caused standing water, and that additional runoff would harm adjoining properties. David Williams, whose land adjoins the parcel, said, “Where’s all that water gonna go? If they build that up, it’s gonna have to come over on me.” Other speakers raised traffic and safety concerns near the Walmart corridor and said the high school could face significant enrollment pressure.
Commissioners exchanged questions with staff about the practical differences between RA (20,000‑square‑foot minimum lots) and R‑8M (8,000‑square‑foot minimum), the role of special‑use permits for multifamily or manufactured‑home parks, and the need for Army Corps concurrence on wetlands delineations during development review.
A motion to approve the rezoning was made and seconded but after debate a motion to deny the request carried. The board discussed the lack of a comprehensive, coordinated infrastructure plan (schools, utilities, roads) when considering spot rezonings.
Because the county’s zoning code allows applicants to resubmit revised proposals, staff noted the applicant may return with changes. The board did not approve any site plan or development permit as part of the hearing.
What’s next: The denial means the parcel remains subject to its current RA/R‑8M zoning; the developer may revise and resubmit an application or pursue development under current zoning rules.
