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Commissioners approve conditional rezoning for 85-home plan at 3637 Miller Bridge Road amid infrastructure concerns
Summary
The Board approved a conditional Planned Residential Mixed Use rezoning (ZMA 2026-01) for 31.6 acres at 3637 Miller Bridge Road to allow up to 85 modular homes and limited neighborhood commercial uses. Residents raised traffic, lot-size and water/sewer concerns during the public hearing; the board included screening adjacent to industrial property.
The Burke County Board of Commissioners voted May 18 to adopt an ordinance rezoning 31.6 acres at 3637 Miller Bridge Road from industrial to Planned Residential Mixed Use conditional district (PRMU-CD), allowing a phased development of up to 85 cross-mod modular homes and limited neighborhood commercial uses.
Patrick Dickinson, Burke County planner, outlined the proposal and the conditions that accompany a PRMU-CD: restricted uses (three commercial lots for day care, small grocery and health care/service station), reduced lot sizes (0.15 acres where water and sewer are provided), setback adjustments and a conservation open-space area for a found wetland. "This parcel is mostly cleared with some dilapidated structures," Dickinson said, and staff recommended the rezoning as reasonable because the site is suitable for clustered residential infill and sewer service will be provided by Burke County.
During the public hearing dozens of residents and nearby property owners urged caution. Annette Houston, who lives on Miller Bridge Road, told commissioners: "85 homes and and there's no other place like this in our area, and this is such a congested little intersection" and urged reducing density. Other speakers raised similar concerns about existing traffic at the nearby school intersection, lot spacing, sewer capacity and the change from an industrial designation.
Supporters including local real-estate agents and builders said the county needs starter and affordable housing. Brandy Huffman, a broker working in eastern Burke, told the board the development would help local young families: "Housing is what is needed...This type of housing is indeed what our area and what our market truly, truly needs." Planning Board members had recommended approval 6-0.
Commissioners debated trade-offs between preserving industrial zoning and responding to a county-wide housing shortage. One commissioner asked that screening be required between the new residential lots and existing industrial uses; the motion recorded the need for "mutually agreed on appropriate screening adjacent to the industrial property." The board voted to adopt ordinance number 2026-o5 (ZMA 2026-01) and to amend the future land use map accordingly; the motion carried on a 5-0 voice vote.
What the decision means: The conditional district ties site-specific development conditions to the approval. The developer must complete a site-plan review, secure any required state or municipal hookups and proceed in phases based on wastewater allocation for the Indian Hills pump station; the final plat and permits will be reviewed by county staff and subject to the development conditions included in the ordinance.
Commissioners and staff said they will monitor implementation to ensure traffic, screening and infrastructure conditions are satisfied before later phases proceed.
