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Aberdeen Board approves Ten Pines planned development, denies two rezoning requests
Summary
The Aberdeen Town Board on Nov. 24 approved Ribera Development's "Ten Pines" planned development (ZA‑25‑04) with conditions, and denied two separate rezoning petitions that would have allowed higher-density RM‑6 housing at other town entrances (ZA‑25‑05, ZA‑25‑08). Residents raised concerns about stormwater, traffic and loss of commercial frontage.
The Aberdeen Town Board approved a rezoning for the 122.3‑acre "Ten Pines" planned development and denied two other rezoning requests during its Nov. 24 meeting.
The Board unanimously approved ZA‑25‑04, filed by Ribera Development, LLC, which rezones two parcels east of NC Highway 5 and south of Olivia Lane to a Planned Development (PD) allowing a reduced residential program of 305 units (single‑family detached and attached) and a religious institution. Planning Director Pam Graham said the plan provides 30.8 percent open space — above the UDO minimum — and removes previously allowed intensive commercial uses from the property's prior PD approval.
"The proposal will set aside a substantial amount of open space and reduces the number of residential units originally approved," Graham said during the presentation. Sean Davis, representing the applicant, outlined traffic mitigations and proffers including a 50‑foot forest conservation buffer adjacent to the neighboring CCNC property, roadway improvements tied to Olivia Lane and Page Street, and staged access controls for construction traffic.
Residents pressed the developer and staff on stormwater and school impacts. "There is already litigation happening from the Cottages," said resident Sheila Pellizzari, who said she worried about drainage and school capacity near the site. The applicant and staff said additional engineering review and technical conditions will be required through the Town's Technical Review Committee prior to final plats or land disturbance.
On two separate rezoning requests proposing RM‑6 density, the Board denied both. ZA‑25‑05, submitted by Colin Webster for Grosvenor Land, LLC to rezone about 6 acres near US 15‑501 and Pee Dee Road from mixed commercial/residential zones to RM‑6, was denied after the Board determined it was inconsistent with the Comprehensive Land Development Plan and not reasonable or in the public interest. Commissioners voted 5‑0 on motions to find the proposal inconsistent, not reasonable, and to deny the rezoning.
Neighbors voiced concern that the change would remove commercial frontage along US 15‑501 and increase traffic. "I feel like there is already enough housing in Aberdeen," said Matt Marchetti, a resident who opposed the rezoning and criticized the timing and notice for an earlier citizen information meeting.
ZA‑25‑08, a request from Heath Rodgers to rezone roughly 10.82 acres near Johnson Street and Mike Place from R‑20 to RM‑6, was also denied by a 3‑2 vote. Commissioners expressing caution cited the proposed density — roughly the applicant's estimate of 48 homes on about 10 acres — and potential impacts on neighboring properties' enjoyment, water pressure and drainage. Commissioner Tim Helms said he needed more information before supporting such an increase in density.
What happened procedurally: the Planning Board had recommended approval of ZA‑25‑04 earlier in the review process; ZA‑25‑05 and ZA‑25‑08 had mixed Planning Board results and citizen information meetings that yielded resident opposition. The Board adopted the ordinance and statement of reasonableness and plan consistency for ZA‑25‑04 alongside conditions requiring site plan and engineering review, dedication or guarantees for public improvements, establishment of a homeowners' association for open‑space maintenance, and required environmental assessments where US Fish and Wildlife Service concerns exist.
The Board also approved the consent agenda at the meeting's start, which included prior minutes and an agreement for professional services with the Law Offices of Environmental Litigation Group, P.C.
The Town Manager and staff will proceed with the Technical Review Committee process on Ten Pines, and any final plats, road dedications or building permits remain subject to those subsequent approvals and to agency signoffs outlined in the motion and adoptive ordinance.
Votes at a glance: ZA‑25‑04 (Ten Pines PD) — Approved (motion: Mayor Pro‑tem Bryan Bowles; second: Commissioner Tim Helms) 5‑0. ZA‑25‑05 (Grosvenor Land) — Denied (motion: Commissioner Teressa Beavers; second: Commissioner Tim Helms) 5‑0. ZA‑25‑08 (Heath Rodgers) — Denied (motion: Commissioner Teressa Beavers; second: Commissioner Tim Helms) 3‑2.
The Board adjourned after other routine business; minutes were prepared by Town Clerk Regina M. Rosy and set for approval December 8, 2025.