Benson commissioners approve rezoning, townhomes and more than $2.2 million in infrastructure spending; appoint new commissioner

The Benson Board of Commissioners on Dec. 10 approved a suite of land-use and infrastructure measures, appointed a new district commissioner and confirmed several routine contracts during a meeting at the Benson Parks and Recreation Department.

The board granted rezoning RZ-2024-10 for a roughly 31.64-acre tract in the extraterritorial jurisdiction, allowing a conditional R-11 single-family subdivision with 12 lots and five applicant conditions, after Interim Planning Director Paul Embler presented the staff analysis and project details. Commissioner Maxine Holley moved the motion to approve; the motion passed 5-0.

Embler told the board the applicant proposes a minimum lot size of 20,000 square feet, at least 11.8 acres of open space and building exterior materials including brick, stone, veneer or Hardi-Plank. In public comment, resident Derek Fitzgerald raised concerns about low water pressure on Dogeye Road; Embler responded that town public works staff have monitored the area and concluded the county’s booster pumps, when transferring water between elevated tanks, cause pressure drops and that "there is not anything that the town can do about this."

The board also approved Special Use Permit SUP-2024-06 for a four-unit townhome complex on South Blackmon Street. Applicant Blake Denning said stormwater constraints prevent completing a larger, previously proposed 12-unit project for now and that he wants "to go ahead and move forward with something" on the property. The Planning Board recommended approval; the commissioners voted 5-0 to grant the permit.

In other actions, the board appointed Danny Mack Holland to fill the District III commissioner vacancy through the term ending in 2027, following brief remarks from three applicants. Commissioner Maxine Holley made the appointment motion, which passed 5-0.

Infrastructure and budget actions included: approving a $257,732 funding offer from state-appropriated monies to complete a lead service line inventory (Project SRP-D-134-0204) and approving $2,028,507 from state funds for Project SRP-W-134-0203 to replace a 24-inch sewer line under I-40 with a 36-inch line to address degradation and future capacity needs. Project Manager Jay Murray explained Phase II of the Mingo Interceptor sewer improvements and the need to move forward with NCDOT encroachment agreements so bidding can proceed. All three funding and contract-related motions passed by 5-0 votes.

The board awarded the 2025 mowing contract to B & B Lawn Care Services, LLC at $120,000, approved a road closure for Jade’s Jam on April 5, 2025, and agreed to revert the direction of SW Railroad at the Parrish crossing after CSX flagged a safety issue; each of those motions passed unanimously. The board also confirmed multiple advisory-board appointments.

Mayor Max Raynor, sworn in earlier in the meeting, closed by asking the town to focus on clear cost estimates and community benefits when considering projects. The meeting adjourned at 9:16 p.m.

Votes at a glance

- Approval of agenda: motion by Commissioner Dean McLamb; vote 6-0 (SEG 011). - Consent agenda (minutes, contracts): motion by Commissioner William Neighbors; vote 5-0 (SEG 021). - RZ-2024-10 (Dogeye Road rezoning): motion by Commissioner Maxine Holley; vote 5-0 (SEG 050). - SUP-2024-06 (South Blackmon townhomes): motion by Commissioner Will Chandler; vote 5-0 (SEG 076). - District III appointment (Danny Mack Holland): motion by Commissioner Maxine Holley; vote 5-0 (SEG 082-083). - Jade’s Jam road closure (April 5, 2025): motion by Commissioner William Neighbors; vote 5-0 (SEG 093). - 2025 mowing contract to B & B Lawn Care Services, LLC ($120,000): motion by Commissioner William Neighbors; vote 5-0 (SEG 096). - Change direction of SW Railroad as requested by CSX: motion by Commissioner Maxine Holley; vote 5-0 (SEG 099). - NCDOT encroachment agreement (Mingo Interceptor Phase II): motion by Commissioner Maxine Holley; vote 5-0 (SEG 103). - Lead service line inventory funding ($257,732): motion by Commissioner William Neighbors; vote 5-0 (SEG 106). - New 36" sewer line at I-40 ($2,028,507): motion by Commissioner Maxine Holley; vote 5-0 (SEG 109). - Advisory board appointments: motion by Commissioner William Neighbors; vote 5-0 (SEG 116).

What happens next

Several projects approved by the board require follow-up administrative steps: executing the NCDOT encroachment agreement and moving the Mingo Interceptor project to bid, completing the lead service-line inventory, and beginning engineering and construction procurement for the I-40 sewer upgrade. The board also asked staff to invite BFA to a January work session to discuss a lease agreement before future use of town space.