Louisburg residents press council over drainage, traffic as developer seeks rezoning for 60-unit project

Planning staff presented a proposal to rezone Parcels 018118 and 016681—about 5.3 acres—from medium-density residential (R-2) to planned development, which would allow the developer to seek up to 60 multifamily units. The site plan shown to the council included four access points along Sandford Avenue and one along Woodcroft Avenue, a proposed maximum building height of 35 feet and a traffic-impact analysis estimating 447 daily trips at build-out.

Residents who spoke during the public hearing urged councilors to scrutinize stormwater and traffic impacts. A resident said, “Our 2nd concern is the traffic congestion and public safety,” and described neighborhood streets designed for low-density, single-family traffic. Several speakers described frequent flooding that reaches the backs and doors of homes and raised concern that grading and reduced soil absorption from new construction would push runoff toward existing properties.

Planning staff said the developer agreed to some concessions, including removing a proposed access point if the fire marshal approves the change, and that the applicant must submit a stormwater control plan under the town’s amended ordinance. “Part of the amendment we adopted is they must submit a stormwater control plan,” a staff presenter said, and the town expects submitted plans and any necessary piping or retention upgrades to mitigate increased runoff.

Councilors and residents debated the numeric limits available “by right” under existing zoning and the authority the town has to change zoning without owner agreement. One councilor summarized the constraint: the state’s zoning framework limits downzoning unless the property owner agrees, which limits what the council can do unilaterally.

Speakers also urged the town to require developers to fund necessary infrastructure improvements. A councilor recommended maximizing system development and connection fees so future upgrades for sewer and water are funded “by the system” rather than general revenues. Residents pressed for an independent drainage study before work begins; council staff said some mitigation measures are contingent on engineering review and permitting and that the developer must file the required stormwater documentation.

The council discussed a restrictive covenant reportedly proposed by the developer and how enforcement and public-works responsibilities would be handled. Councilors emphasized the need for clear, enforceable agreements connected to public-works approvals. The council did not adopt a final rezoning ordinance at the hearing; staff said the proposal must meet code requirements and submit required plans before final approvals could be granted.