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Peenock Village seeks major expansion; neighbors press stormwater, height and traffic concerns
Summary
Peenock Village presented a conceptual development plan to rezone and add roughly 7 acres and about 206–268 additional units to its campus. Staff said the project aligns with the 2040 comprehensive plan but neighbors raised stormwater, construction-traffic and building-height concerns; council continued the hearing to Oct. 14 for further work.
Representatives for Peenock Village returned to the Southern Pines Town Council Aug. 12 seeking approval of a conceptual development plan to expand their continuing-care retirement campus into adjacent parcels. Mason Maddox, planner 2, said the CDP would create a unified zoning for the campus and allow phased development; staff characterized the proposal as consistent with the 2040 comprehensive plan’s goals for housing diversity and walkability.
Applicant architect Bob Koons said the campus is meeting demand: "The independent living units that are coming online now are all 100% sold," he told the council, adding that the waiting list exceeds 250 people. The proposal would add roughly 7 acres and increase total campus units from the existing figures (about 268 on the main campus plus 42 in an adjacent garden parcel) to a proposed total in the 400s (applicant table shows a net additional 206 units overall).
Neighbors raised multiple concerns during extended public comment: frequent standing water and erosion from recent storms, construction traffic and parking on adjacent neighborhood streets, preservation of tree buffers, and the application’s request for higher building heights (applicants asked for 55-foot buildings and up to 70-foot architectural features such as spires). Applicants and staff said traffic studies by Kimley-Horn predict only 122 additional daily trips and that stormwater will be addressed during the technical review and TRC (technical review committee) process. Applicant Tony Bornhorst and contractor representatives described sequencing decisions and temporary stormwater basins used during construction; they said those basins will be tied into permanent systems when complete.
Council members, citing the volume of community concern and a list of outstanding technical questions (stormwater, grading, phased access and trees), voted to continue the PD-02-25 public hearing to the Oct. 14 regular meeting and directed staff and the applicant to work with neighbors and return with revised materials for public review.
What’s next: staff will work with the applicant on revised phasing, improved stormwater documentation and clearer illustrations of proposed building heights ahead of the Oct. 14 continued hearing.
