Planning commission backs comprehensive plan change for Kate Estates but declines rezoning recommendation

At its June meeting the Southampton County Planning Commission recommended approval of a comprehensive plan amendment to reclassify about 14.85 acres for low‑density residential use to accommodate the proposed Kate Estates Phase 2 subdivision, but the commission did not recommend rezoning the parcel to R‑2.

Applicant representative Stewart Bonnell described the proposal as “a 2 phase, single family residential subdivision,” saying Phase 1 contains 28 lots and the proposed Phase 2 would add 17 more for 45 lots total. Bonnell told commissioners the project includes two VDOT access points, architectural proffers and a wet retention pond that would serve both phases and be maintained by a homeowners association.

The project prompted questions from commissioners and neighbors about stormwater, wetlands and utilities. Resident Sabrina Strauss said she owns property adjacent to the proposed second entrance and told the commission she has experienced flooding on her land: “If any of the water across the street is draining to the marsh behind my house that I own, I am concerned about that.” Staff and the applicant said the project would be built to DEQ stormwater standards, that the retention pond would include a 10‑foot aquatic bench and an 8‑foot minimum depth per DEQ guidance, and that the applicant planned a three‑well community water system for domestic supply.

Commissioners also pressed the applicant on sewer capacity and hookups. Staff and the applicant agreed the nearest county wastewater connection is about 2.5 miles away; an earlier estimate of roughly $3,000,000 to extend sewer lines was discussed as a practical impediment to tying the subdivision into the county system, and the developer said the plan anticipates on‑site septic systems where soils permit.

The hearing also exposed a county mapping discrepancy. The applicant and one commissioner said the parcel appeared in the county GIS as R‑2; staff cautioned that GIS digitization introduced parcel discrepancies and stated explicitly, “The GIS system is incorrect. It shows it as R2. That is incorrect,” and that the official paper map shows Agriculture zoning for the Phase 2 parcel.

After hearing public comment and discussion, the commission voted 5‑3 to recommend approval of the comprehensive plan amendment to reclassify the parcel to low‑density residential. A separate motion to recommend rezoning the parcel to R‑2 did not carry, meaning the commission made no recommendation in favor of rezoning to the Board of Supervisors. Staff advised that the commission has up to 100 days from application to make a recommendation and that if the commission takes no further action the matter may carry forward per state code. Commissioners instructed the applicant to provide a wetland delineation, topographic mapping, and written proffers for consideration at the next planning commission meeting.

The commission also encouraged nearby residents and members of the commission to attend any Board of Supervisors hearing on the matter. The planning commission set the next meeting for July 10 to follow up on the outstanding items. The rezoning application will proceed to the Board of Supervisors without a positive recommendation from this body unless further action is taken.