Carolina Beach planning panel approves 4-lot subdivision at 1215 St. Joseph Street after residents warn of flooding risk

The Carolina Beach Planning & Zoning Commission voted to approve a subdivision modification for 1215 St. Joseph Street (the Fiser Reserve project) on Nov. 13, 2025, adding four lots to a previously approved nine and requiring the developer to dedicate one acre of undisturbed wetlands to a land trust or the town.

Gloria Abbotts, a town planner, told commissioners the 5.05-acre site is in the R-2 zoning district and that phase one had previously been approved in February 2025 for nine lots. Abbotts said the modification would extend the previously permitted stormwater plan to four additional lots, add sidewalks and street trees, install two fire hydrants and extend utilities, and that staff recommended approval subject to a list of conditions including the one-acre conservation dedication. Abbotts said the applicant had obtained a U.S. Army Corps of Engineers permit related to the wetland work; she also noted a state stormwater permit modification remained in progress.

"Staff does recommend approval," Abbotts said during the presentation, laying out the required improvements and permitting steps that must be completed before the new lots can be built.

Drew Hatcher, an engineer representing Big Bird Land Development, emphasized that the developer reduced the number of new lots from earlier plans, would hold the preserved wetland acre "in perpetuity" by donation to a land trust or transfer to the town if the town chose to accept it, and that each new lot will use underground infiltration measures (roughly 600 square feet per lot) so roof leaders do not discharge to grade. "We're only requesting four additional lots," Hatcher said. "We think it's a pretty straightforward change."

During public comment, several residents urged the commission to reject further wetland fill and said neighborhood drainage has worsened after nearby construction. Resident Rich Walsh described recurring flooding at the Lighthouse Drive cul-de-sac and said runoff from town property and nearby retention ponds backs up into his yard during heavy rains. "Filling in those wetlands will affect me, will affect the neighborhood," Walsh said.

Dale Edmonson read a homeowners association letter that said the proposed development "necessitates a permanent discharge of fill into two acres of wetland waters" and warned of losses to habitat, stormwater absorption and historic landscape features. Edmonson and others asked the commission to weigh long-term flood risk and water-quality impacts.

Residents also complained about construction impacts: Debbie Sakorski, president of the Forest by the Sea Homeowners Association, said utility work and detour routing caused bare lawns, damaged sprinkler systems and vehicle-access disruptions, and requested better communication and remediation from the town and developer.

Commissioners acknowledged residents' concerns but repeatedly said wetlands jurisdiction and mitigation are informed by the U.S. Army Corps of Engineers and state permitting. Commissioner Crouch said the Army Corps' permit is the controlling authority on how much wetland disturbance is allowed and what mitigation is required. Several commissioners said the applicant had met prior conditions and that the proposed one-acre preservation was a meaningful mitigation step if it could be secured legally.

Commissioner Piper noted the applicant could have developed the site in a different way and filled more wetland area under existing procedures, and praised the developer's decision to seek P&Z review and accept conditions. Commissioners asked staff to clarify the legal mechanics of preserving the acre in perpetuity (donation versus acquisition and whether council action would be needed for town acceptance).

Before the vote, staff confirmed the state stormwater modification had not yet been issued and that required improvements must be complete before building. The commission then moved to approve the modification for Fiser Reserve with the conditions presented, specifically including the requirement that the one acre be conveyed to a land trust or turned over to the town; the motion passed on the record with a 6-1 vote in favor.

The commission's action does not change that the Army Corps and state permitting remain part of the regulatory process; staff and commissioners said they would follow up with residents about maintenance, ditch cleaning and coordination on detour routing. Town staff also noted the matter of whether the town would accept the donated acre would likely require council action if the town were to take ownership.

The meeting closed with non-agenda comments, including a tribute to outgoing Chair Ralphs. The state stormwater permit modification and the final legal mechanism for the one-acre preservation remained outstanding after the vote.