Planning board recommends denial of Pine Tree Drive rezoning for proposed service‑dog training facility

The New Bern Planning and Zoning Board voted on Feb. 19 to recommend denial of a rezoning application for 1100 Pine Tree Drive, a roughly 3.87‑acre parcel owned by Bream LLC and applied for by O'Brien Family Wellness Inc. (Jacqueline and William O'Brien). Planning staff presented the request to change the parcel from R‑10A (residential) to C‑3 (Commercial 3) and reviewed maps, buffer notices and a comparison of district intent and permitted uses.

Applicant William (Bill) O'Brien told the board his organization’s chapter of Paws of War trains service dogs for military veterans, active‑duty personnel and first responders and currently works with about 70–80 dog teams across the region. He said the proposed site would house indoor training year‑round and outdoor training in fenced areas; he described a potential indoor structure roughly 40 by 80 feet (or up to 50 by 100) to allow training in hot weather and winter. Jacqueline O'Brien asked whether any nonprofit or philanthropic use category would fit the operation; staff said no close match exists on the city’s land‑use table and recommended considering C‑3 with a special use permit for the outdoor activities.

Board members raised several concerns about rezoning the parcel to C‑3: a member said C‑3 is intended for more intensive uses typically along major roadways and noted the parcel is adjacent to an elementary school, the West New Bern Recreation Center and predominantly residential areas. Board members and staff said outdoor training that the applicants envision would require a special use permit even if a rezoning to C‑3 were later approved; staff advised the applicants they could present before the Board of Aldermen and consult their alderman and that a county/state law change removed the prior six‑month waiting period to reapply if a rezoning is denied.

After discussion a board member moved that the Planning and Zoning Board recommend the Board of Aldermen deny the proposed zoning map amendment, finding it inconsistent with applicable land‑use plans and not in the public interest; the motion was seconded. The board took a voice vote, members responded "aye," and the chair stated the motion carries. The transcript records the Planning and Zoning Board’s advisory recommendation to deny; the Board of Aldermen will make the final decision.

Quotations from the meeting include applicant Bill O'Brien: "Our goal right now is to go ahead and create a training facility for service dogs," and a board member: "I think this is the wrong location for it." Jackie O'Brien asked, "Is there another category like philanthropic?" and staff responded there is no closely related category on the land‑use table. The board and staff also discussed that C‑4 or C‑5 districts would not permit the outdoor training the applicants described and that industrial districts more commonly allow such outdoor activity by right.

Next steps: the board will forward its recommendation to the Board of Aldermen. The applicants may choose to modify the application, pursue a different district, or present their case to the Board of Aldermen.