Beaufort County Council denies Ramsey Farms rezoning and development agreement after months of public opposition

Beaufort County Council voted on Sept. 8, 2025 to deny both a zoning map amendment and a related development agreement proposed by Pulte Homes for an 86.16‑acre site known as Ramsey Farms at 98 Jennings Road. Council members who supported denial cited unresolved traffic, stormwater and public‑facilities concerns raised repeatedly during the public hearing.

The meeting featured more than a dozen resident speakers who described repeated flooding, septic failures and traffic problems on Jennings Road and nearby Broad River Boulevard. Barbara Childs, a retired planning staffer, flagged the proposed density by contrasting the zoning allowances: "2 44 versus 28, that's a lot of folks," she said, arguing the scale would overwhelm local infrastructure. Multiple speakers urged the council to preserve existing drainage and tree cover and to prioritize neighborhood resiliency.

Rob Merrick, representing Pulte Homes, framed the proposal as aligned with the county 2040 comprehensive plan and said the development was designed to address a workforce‑housing need. Merrick told the council the project would deliver 244 single‑family detached units and repeated that Pulte would provide workforce housing: "We are providing a 100% workforce housing development that directly addresses these challenges," he said.

Council debate focused on whether the application met criteria in the county's development code. Council member Passamont moved to grant the rezoning with conditions; that motion failed on an initial roll call. Council member Dawson then moved to deny the zoning map amendment, and the motion passed on roll call (affirmative votes recorded from Dawson, Cunningham, Reitz, McGowan, Lawson, Brown, Bartholomew, Vice Chair Tabernick and Chair Howard; Council member Passamont recorded a 'No').

Dawson later moved to deny the development agreement for the same reasons he listed for the rezoning — conflicts with development code provisions, lack of demonstrated community need, potential adverse impacts on water and stormwater functions, and insufficient public‑facility capacity — and that motion also passed on roll call.

Pulte and its consultants defended the project's traffic and stormwater analyses during the hearing; engineering testimony noted the design includes on‑site stormwater measures and county stormwater standards. But multiple residents and an environmental advocate from the Coastal Conservation League warned that development agreements vest rights that can be difficult for future councils to amend and urged caution.

Next steps: With the council's formal denials recorded, the developer may consider administrative or legal options available under county procedures and state law. Council members and staff said they will continue to monitor infrastructure needs and work on planning tools and community input for future proposals.