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Pender County planners unanimously deny 85-house rezoning in Long Creek amid septic, flooding and farmland concerns
Summary
The planning board denied a conditional rezoning by Burg Land Holdings for about 55.6 acres north of NC 210 to build up to 85 homes, citing septic feasibility, floodplain/wetland concerns and proximity to land enrolled in a Voluntary Agricultural District.
The Pender County Planning Board on March 4, 2026 unanimously denied a conditional rezoning request that would have allowed up to 85 single-family homes on roughly 55.6 acres in Long Creek Township north of NC 210.
Marcy Waters, the county’s long-range planner, summarized staff analysis showing a proposed gross density of 1.53 dwelling units per acre and a net density of about 3.51 units per acre after accounting for wetlands, open space and rights-of-way; staff recommended approval based on the Imagine Pender 2050 rural neighborhood designation and avoidance of sensitive areas.
Applicant representatives said they had designed the plan to avoid placing lots in wetlands or the AE flood zone and said they would accept a condition to keep lots outside those areas. The applicant’s attorney, Tom Harvey, and engineer Brett Barefoot described proposed private septic systems for the lots and suggested target home prices in the low-to-mid $300,000s for the product; they also proposed sidewalks and a covered bus stop.
Multiple speakers from the community urged denial during public comment. Opponents raised concerns about a high water table, frequent roadway flooding near Scott Road, impacts to the headwaters of Riley’s Creek, heavy agricultural traffic and the proximity of land enrolled in the county’s Voluntary Agricultural District (VAD). Residents warned that relying on individual septic systems in areas with wetlands and seasonal high groundwater creates long-term risk of system failures and groundwater impacts.
Board members pressed the applicant and staff on septic feasibility, whether package wastewater treatment plants would require additional approvals, and the cumulative effect of other approved developments in the area on roads and schools. After deliberation a motion to deny the conditional rezoning passed unanimously. Staff said the applicant may take the request to the Board of County Commissioners, which will consider related matters on April 20 in Burg.
The denial reflects board concern about long-term infrastructure and environmental impacts in a mainly rural portion of Pender County.
