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Council approves Hill Street Cottages rezoning and preliminary plat with conditions after lengthy public debate
Summary
Council approved the RM‑1 conditional rezoning (ZO‑3‑25) and the preliminary plat (MAPP‑0125) for the Hill Street Cottages (22 units), with conditions on architecture, tree preservation, revegetation in utility easements and stormwater controls after detailed staff and applicant presentations and community comment about character, parking and affordability.
Southern Pines — After extended public testimony and staff review, the Town Council on July 22 approved a conditional zoning to RM‑1 and the related preliminary plat for the Hill Street Cottages, a 22‑unit development adjacent to Southwest Service Road and South Hill Street.
Planning staff presented the project and recommended approval with conditions that emphasize alignment with West Southern Pines character district design standards, tree preservation, buffer planting and stormwater controls. The applicant said the revised plan reduces site disturbance compared with an earlier design and aims to provide smaller‑footprint housing compatible with the town’s 'missing middle' objectives.
Key approvals and conditions: council approved ZO‑3‑25 with conditions including (a) general adherence to included elevation exhibits with a revised condition to require single‑family attached townhomes to “incorporate depth and variety in articulation and design appearance” (porches, roofline changes, bump‑outs, color), (b) a commitment that 4 of the 10 single‑family cottages facing Hill Street be 1½‑story to match neighborhood character, (c) a 50‑foot highway corridor buffer with 20‑foot utility easement treated with native wildflowers and revegetation (staff and council amended 'may' language to 'shall' for revegetation), (d) tree preservation where feasible and a clear requirement that site plan review include identification of trees to be preserved and justification for those that must be removed, and (e) allowances for accessory dwelling units with specific setback and parking rules to make ADUs more feasible.
Public concerns: neighbors and council members raised concerns about the vagueness of “generally follow” in architectural conditions, potential for future deviations at the administrative stage, parking and street access, phasing and stormwater runoff following recent floods, and how the project will fit with affordability goals. Janet McSwain voiced fear of gentrification and displacement for longtime West Southern Pines residents; staff and the applicant discussed the project's alignment with the comprehensive plan’s missing‑middle goals (80–120% AMI referenced by staff) and the use of ADUs as a tool to increase attainable options.
Votes and next steps: Council adopted the legislative findings and approved the preliminary plat (MAPP‑0125) consistent with the condition set, and staff will verify site plan details (stormwater calculations, plantings and tree preservation) during subsequent reviews. The applicant agreed to revise condition language (for example, adding explicit references to color and material variety and changing 'may' to 'shall' in key revegetation language) and to work with staff on final architecture and implementation.
Why it matters: The project was presented as an attempt to reconcile housing affordability goals with neighborhood character and environmental constraints (utility easements, tree canopy and watershed protections). The approval advances the town’s strategy to add smaller‑scale housing types while attaching conditions aimed at preserving character and ecology.
