Zoning board approves Camp Jubilee special uses with environmental and design conditions

The Beaufort County Zoning Board of Appeals voted to approve two special-use permits for Camp Jubilee, a proposed summer camp and retreat on Brickyard Point Road, subject to a set of county and board-imposed conditions.

Attorney Walter Nasser, representing the Anglican Diocese applicant, told the board the revised master plan reduced building sizes and increased buffers to respond to prior concerns. "We believe that our application meets the requirements," he said, pointing to a 750-foot front buffer, reduced cottage footprints and commitments to final traffic, septic and wetland studies.

The county’s planning director, Robert Merchant, told the board staff recommends approval and defended the project’s unit count. "From the staff standpoint, we stand behind the unit count of 24 for the inn," Merchant said, explaining the ordinance interpretation that a multi-bedroom unit sharing a living area and bathroom counts as one unit.

Dan Kiefer, the applicant’s land planner, outlined the revised site plan, saying the green/open-space area shown is over 65% and that the core camp footprint would leave more than 75% open space when buildings are combined. Engineer Greg Baish described infrastructure work and said reductions in building area allowed a roughly 40% reduction in septic demand.

Public comment was extensive and divided. Neighbors raised concerns about traffic on narrow Brickyard Point Road, potential impacts to Broomfield Creek and nearby threatened species cited by residents. "I'm concerned about the pollution of water," said Cathy Prince Miguel, who lives across the street and asked for stronger assurances about septic and runoff controls. Other neighbors supported the proposal as preferable to a higher-density residential development and praised the applicant’s recent revisions. "I left the community meeting feeling much more comfortable with their proposal," said Catherine Pringle, who said the applicant had offered map changes and buffer assurances.

Board members added conditions before the vote, including limits on how cottages are counted and built (guest cottages limited to two sleeping rooms and one bathroom), a requirement that accessory structures remain subordinate to primary uses, and a mandate that the buffer between camp and creek be maintained with minimal vista pruning. Staff conditions already on record — traffic analysis at final review, septic and wetland delineations, community impact statement, phasing, and fire marshal requirements — were incorporated into the approval.

A motion to approve the two special uses with these conditions was made, seconded and passed; the transcript does not record a numeric roll-call tally. The board’s action allows the applicant to proceed to final review and permitting under the conditions set at the hearing.

Next steps spelled out by staff include completion of required technical studies at final plan review and return to county processes for permits tied to septic, stormwater and docks. The county will monitor compliance with the board’s conditions during follow-up reviews.