Planning Board - Regular Meeting

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I'd like to call the uh May I mean the June 12th, 2025 Five planning board uh to order. Um anybody have a make a motion to adopt the agenda? I'll make a motion to adopt the agenda. I'll second it. Got a first and a second. All in favor? Second. Sorry. All oppose. Same sign. Motion carried. Uh next order is the approval of the meeting minutes. Looks like they've been amended. Everybody's got a signed signed copy. um that amended minutes. Can I get a make a motion to approve? Motion to approve the minutes. Got a first. Second. Got a second. All those in favor? I I. All those opposed? Same sign. All right. Motion carries and no public comments, I'm assuming. Yes, sir. Nobody on there. All right. All right. We'll hand it off to you. Thank you, sir. Thank you, Mr. Chairman, members of the board. Your first item tonight is a reszoning request. Let's get the clicker working. There we go. For 102 Northshore Drive, this is a request submitted by Mr. Kyle Brewer, town manager on behalf of the town of Surf City. This is a request to reszone or let's show the location. This is the former welcome center at the corner of 102 North and we're rolling dead ends into the beach. The request is to reszone approximately 64 acre tract of land from government one government district to C1 central business district. Notice the zoning map before you on the screen that identifies the property currently zoned G1 property across Northshore Drive.

Properties across Northshore are zone C1. uh one of the main uses of their Northshore juice bar. 108 Northshore Drive, Daddy Max is zoned at C1. And then across the parking lot at I believe that's 102 Southshore and that is Buddies compre use comprehensive lane use plan identifies the property as Island Town or sorry Island Town Center as it does for all properties in the central business district. While G1 and C1 both meet the criteria in the town in the Island Town Center description found in the comprehensive lane use plan. The C1 zoning adds additional uses. Uh primarily the more the entertainment, restaurant, eating and drinking establishment are the additional uses. Um other than that they're very similar in the uses they allow. Um, canvas supporting policies for this resoning from G1 to C1 are many, but I pulled the three that I believe were the most positive in favor of this zoning. Um, as it supports staff's recommendation that we support this resoning and recommend a town council approval of the request with those policies. 5.1B, 5.1 I, and 5.1K found in your staff report. All supporting the request to reszone the property from G1 to C1. Mr. Brewer along with staff will be happy to answer any questions that the board have regarding this request.

Prior to the government taking that building over, wasn't it was it a C1 at that point when Cindy's was there? I do not know the history on it. um just what I'm dealing with now under the mapping um it's very possible but I do not know the his historic zoning on it was a restaurant next to Daddy Max Michael's Ocean Front say under the current G1 zoning restaurants are identified use so it's very likely old zoning districts allowed that it may have been a more broad zoning district but under the new ordinance um restaurants eating establishments and similar uses are not permitted in that zoning district. That would be good. And what's the uh and what's the reason for the resoning from a G1 to a C1? Good afternoon, Mr. Chairman and fellow board members. Uh Kyle Brewer, town manager. Uh the request before you to zone to a C1 is for the uh use to lease out this facility. um and obviously leasing out to governmental uses by the government is probably not a a desirable um zoning classification. So, uh therefore the request to be consistent with the surrounding island town center uses is being requested. And then I I know at one point there had been talk about making that a like an full like expanding the access, making a bigger beach access. has that just been tabled for now or is that something that uh still on the table or No, it it so um town council uh sets those directives and uh they have agreed that next year is going to be a good time to kick off a visioning exercise, a master plan per se for the entire Island Town Center. Um, I would suspect that uh a part of that is an evaluation of the current uh Roland

Beach access. This property um and this leasing opportunity just gives us uh in the interim um that ability to get plans together and capture the input of of the residents of visitors etc. that um you know travel uh commerce do commerce in surf city etc. is this is the focal point of of our community. Will that visitor center still be operational or does it the whole or will that be shut down as well? It'll it'll be shut down. Yes. And this will be brought to town council at their June 20th meeting um to discuss uh the parameters of of a potential lease agreement. Um, and then if council uh is in agreement with uh the general parameters of those, the town does advertise that lease agreement for 30 days uh before they can make a ultimate decision on acceptance of of that uh request. The council will sort out the particulars of any kind of lease agreement of the details. Yes, sir. Okay. Thank you. Thank you. Further questions? Hi. Anybody have a motion? I'll make a motion to recommend as submitted. Give him a second. Derek, you've been up there enough. All right. I have have a first and a second. All those in favor? I. All those opposed, same sign. All right. Motion carries. Thank you. Thank you, Mr. Chairman. Next item was a recommendation needed for a proposed annexation. This is what I've titled the Medlin Dixon annexation as it deals with two tracks of land not currently in the ETJ outside on subject to Pender County zoning. Before you on the screen is a vicinity

map of what I call the Medlin track. It is larger larger property of the two that are subject to annexation. This is the Dixon track just um next door to Topsel Tide on Highway 210. Combined they equal approximately 20 acres. Before I get into the future lane use map, the properties again are not within the town's jurisdiction, not in the ETJ. Uh the Medlin track is predominantly surrounded by properties in Pender County zoning districts. All zoned residential. However, um property to the east is under Surf City zoning. It's undeveloped and zoned R5 townhouse residential. The Dixon track is bordered to the north by undeveloped property under surf city zoning uh within the surf city limits. Surf city limits zoned R5 town home townhouse residential. To the south is property zoned conditional zoning one and neighborhood business. Uh to the east are property zone mixed used and to the west properties zoned residential under vendor county zoning. The Campellanius plan identifies the Medlin track, the larger of the two, as mainland residential. It identifies the Dixon track as mixed uh neighborhood mixed use. As with any annexation, you know, we are not always bound by a straight supported zoning. Um, but in this case, knowing that the applicant will be coming forward with a conditional zoning

request at a future date of a of more properties involved than just these two after annexation, um, they should be submitting that request very soon. staff is recommending that the Medlin track be recommended for residential or R15 residential district and that the smaller Dixon track be recommended for mixeduse zoning and both those recommendations are supported by the future Camelan's map. Staff will be happy to answer any questions that the board may have. So they're just looking to uh have what the kind of the backtrack the triangle track is R15. That is what the recommended zoning is and that's suitable for mainland residential. Okay. And if they were to never move forward with a conditional zoning that would match uh the zoning city zoning in the area in the area. Why wouldn't we do the smaller track as R15 as well until the conditional comes forward? because it is surrounded already by the mixed use in that area and that would be consistent with those identified properties and would not require an update to the land use map because we would be caught in a case where if we take it forward as residential now we have to go through an update of the camel use map and then possibly backtracking on that with a conditional zoning just because the R15 is so different than the mixed use in terms of his designation. What is the difference between the mixed use and the neighborhood business? So the mixed use comes with a very a variety of commercial uses allowed within it. Um even in multif family on top of that, but it's I don't think it's large enough that anyone could use it for as such

currently as it stands. If it was combined with the neighboring parcels, it could be correct. So it's it's bordered by neighborhood business and conditional zoning. Right. So that's what I was saying. And again, this is a recommendation from this board. You if you see that fit, this board could recommend that sorry, neighborhood business is a lower density than mixed use. In terms of a more centralized uses of commercial, it doesn't have as many residential uses like mixed use does. Any more questions on the mixed uses? Um, could you build apartments? You had to you had to forgive me. I'm still I will play that new card until the new card doesn't work. Still works. And um you're good. I'm still learning this code. Um as I've mentioned to Kyle and our planner Sean, it's very different than Jacksonville's in terms of it breakdown. Not unappreciated. I do like that it's more specific in a lot of a lot of areas. Mixed use. You could build a hotel if the the other ones annex in or blend in. Right. Yeah. If it's combined with the neighboring properties especially. Yeah. That's so your mixed use in terms of residential are going to be single family detached single family attached. That's two town homes, two duplexes. Um multifamily dwellings is allowed.

um it is permitted under the mixeduse zoning district whereas the neighborhood business would not allow multif family and as I said before none of the those aforementioned residential uses neighborhood business is just like as it sounds it's neighborhood business it locks you to any most of the commercial uses that you're going to find in C3 um C3 just has a larger lot size requirement more within your neighborhood business. Uh mixed use does bring for bring with it the density allowances for those type of residential uses. What are the two neighboring properties? The two small ones um residential performance. So it is neighbored by residential. Right. So let me hop back over to our staff report. So the Dixon track as far as zoning to the north is undeveloped R5 townhouse district and mixed used. To the south is uh Topsel Tide the boat and RV CZ conditional zoning as well as neighborhood business. to the east is what I can find was the former Kowanas Club of Topso Island. It is zoned mixeduse as well. And then the property to the west is undeveloped under Penny County zoning um identified as residential performance. Those zoning design those zonings are in your staff report. I do not have the map as a slide, but they are available in your staff report.

have any recommendations or any other concerns? I don't necessarily disagree with what Mr. Ellis is saying. I think neighborhood business would also still be inappropriate. Um, it was more of just the uniformity in that little block of recommending the mixed use, but I believe staff would still support the neighborhood business too because it's still suitable and still under that neighborhood mixed use designation found in the Camel Lane use plan and wouldn't necessarily require us to update the lane use map. I would just prefer to be as conservative as possible. It sounds like it's part of a mastery plan obviously and so let's be conservative now and then let's see the conditional master plan and then that's that would be my preference. It sounds like regardless it's going to come back conditional so it's going to be a bit redundant no matter what we do. So I don't know why we wouldn't air on the side of being conservative that where it goes that this recommendation will be part of um the annexation which I believe is only is a second step. They'll schedule the public hearing at the next council meeting and I believe it'll be o August when they have the public hearing on the annexation. You would not recommend just doing them both R15 and just let them come back conditional either way because I mean they're going to have to come back either way conditional. So I have um I have more reservations about the Dixon track being R15 just because of its location between neighborhood business a conditional zoning and mixed use. Not that it's I mean it's well within this board's ability to make that recommendation and that's all this is is a recommendation. City council could choose a different district. Um but I think it's up to this board. I mean it's your purview. I just with the lane use designation and what I'm learning of it is the lane use designation is neighborhood business mixeduse. Neighborhood mixeduse

either neighborhood business or mixed use zoning seemed to be the more appropriate and supported by the lane use map. So if you want I guess if you want Mike you can make a recommendation just and then change MC use to the neighborhood business if you wanted to carry on with that and then put it to a vote on that side. That's fine. I'll make a recommendation that we do. Sorry I said I'm referencing as the Dixon track and the Medlin track. Yep. Sorry I was just flipping back. So the Medlin track I would make a recommendation to annex in and zone as R15 and the Dixon track I would make a recommendation to annex inn and zone as neighborhood business. We have a motion. I'll second that. So I have a first and a second. All those in favor I same all those opposed same sign. Motion carried. Thank you for that good discussion. The next item is uh I'm not going to tie you up all night all afternoon. Um but I wanted to kind of break break the ice per se as I alluded to last month of this board's role in regards to the comprehensive lane use plan and the town's strategic plan. Um the lane use plan is due for a status update to council and typically that is a partnership with staff and the planning board of making that presentation to the town council of we have a list of policies and goals that um are an attachment in your staff report. Looking at those I think the town has made strides in achieving a lot of those goals even if they're small steps. Um

you look at the updates we've done to the CFOD district um with the adoption of the new flood maps uh late last year. There's multiple things that get checked off and then the ongoing beach nourishment and whatnot. Those are easy check offs and it would be a good presentation to make to town council that our comprehensive land use plan is working. It is guiding our decisions. Um, one of the things staff wants to come back next next month to this board is produce a history over the last two to three years that shows reszonings and annexations, how they've come in and how they've developed at the direction of the land use plan. Um, because those things will lay in and help us on our next lane use plan update that will come up in the next um, three to five years. Um, we are kind of we're sitting on the in the wings waiting for DEEQ. They're updating KMA land use plan requirements trying to make them as copacetic with 160D 160D legislation and not so cumbersome on your local boards to where every time you make a little change we we got to go through and update let them know and because they don't have the staff to deal with it. Um, but that's that's conjecture. That's on the side. This is more of letting this board know as far as a comprehensive land use plan. This board is in charge with staff to updating town council. And that's something we're going to package together and um work with the chairman, vice chairman, and the rest of the board on when we made that presentation and giving you the best information we have to present to town council. Um, that leads next into the town's strategic lings plan or strategic plan, I'm sorry. And there are several identified goals in there that tie to

this board, not just planning or community development staff, but to this board. Um, one of them again is that periodic review of the comprehensive land use plan. Um, but another one that's kind of come to the forefront is looking at possibly, this is just one tool to throw out there, um, growth corridors. And I've added a slide here talking about overlay districts and how you can use those to create much like our coastal forest overlay district that is on the inter coastal waterway fronting properties in the island side. It's standards above and beyond what's already allowed there. But creating some kind of job car job growth corridor overlay district in certain highways. Um, we're looking I'm looking more at like your 210 and your 50 coming from Holly Ridge where you're not necessarily setting it up for heavy industrial, but you want to have standards that encourage middle employers to come to the town to develop and have a bigger job base. Encourage them and not necessarily granting breaks but making development a little easier. um clustering development that services uh a broader employment base. And we'll be coming back with some recommendations on how staff sees that working and then working with the board of curtailing possible overlay district or tweaking current base zoning in those areas. um or the predominant zoning, you know, like our extended commercial districts that may encourage more broad employment sectors to come. Um as development occurs around Surf City, especially as the Hamstead bypass

happens, we're going to feel the pressure um as it comes into us and our neighboring town of Holly Ridge. We're going to catch catch the push. Um, while we've been great on the residential reception, I think we are lacking on encouraging more type of commercial and light industrial. And I use that I say light industrial. I don't think we're primed for any mega heavy industrial. We just don't have the properties here in the immediate core of the town. um perhaps along US7, but that is something that I want to get this board involved with in looking at even if we don't identify a new overlay zoning updating the Cameillan plan to have that as a new policy and how to encourage that in future laneous decisions. So with that, I'll be happy to answer any questions that you have with upcoming stuff. Um, like I didn't want to overwhelm this agenda with new criteria or or new information regarding the lanes plan. Um, but we're going to have that coming in in the next few months. And if the board is inclined, um, staff will be sharing emails of kind of our direction updates. Um, not looking to overwhelm you with electronic communication, but providing you with updates so you can look at it and offer input or, you know, just share it back with us. um working closely with Mr. Brewer. This is I think it's a good step in using that the camp lane use plan as our overall tool and making sure it continues to work for us because like I said, I think it's done very well. I think when we present that matrix and how we've achieved a lot of those policies and goals, it's impressive. It's a lot better than a lot of our neighboring towns and cities have done.

on Amazon warehouse be a little too big for there. I think Jackson will beat us to the punch there. There's Yes. Yeah. But I think um and we you know um the advanced auto parts out there that we got an advanced auto parts that's approved out um in front of Harris heater. Typical with Advanced Auto Parts, they usually have a large warehouse that comes with their more where they're kind of separated from the their other buildings. This is a larger facility and they're they're going to have more employees than your typical advanced auto. So those type of uses where they're more central, they're more isolated from the other branches, that's what, you know, we we need to somehow capture um because we are isolated in where our placement is. We're um we've always Surf City is a stopping point on the main corridor 17 um and it's an opportunity for us to because encourage more development like that along there because we do have that access. We need to take advantage of the 17 corridor as we and that's one of the things I think job growth corridors job growth overlays would be a benefit food service company or correct distributor you know beverage distributor right and that may be where we go into the land use table or the table of permitted uses and say we want to see this use but it it takes a conditional zoning to get there and um outline it better because if if if I'm a property finder for some company, they open our zoning code and that table uses, oh, I don't see the use there. So, they just may pass it over. But if we identify that use in our table with parameters and then they start getting interested and they call staff and they say, "Hey, what's it going to take to be able to do this?" And we can help them tackle that if we've got the tools. Right now, we don't necessarily always have the tools for that question.

Any other questions? Thank you. And one thing I I think I emailed about the um new committee handbook um at your spot is a signed signature uh line to say that you received it, that you read it or will read it. But um we need those so we can turn them to our town clerk. And if anyone asks, we do we will have a meeting next month. I believe we have two subdivisions on tap. Yeah. Um, Magnolia Reserve phase 8, which is the last and final phase of that development, and Applewood Trace phase two. How many units? You know, uh, Magnolia, I believe, is only 10 lots, 14 lots, and then Applewood Trace, I believe, is another 100, 150, 140 or 140. Um, but it's the second phase. um and fi second and final for them. And um that's they just resubmitted revisions this week and if it doesn't have any more TRC questions or comments, we'll have it um ready for a planning board next month. 147 147. That's in addition to what they've already been approved for and we'll have all that information for you next month. Great. Thank you. All right. Any f is that it updates? Yes, sir. All right. Make a motion to adjurnn. Love it. Second. All those in favor? I. All those opposed. All right. Meeting adjourned. I think about it. Thank you. Heat. Heat.

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