Planning Board - Regular Meeting

color. May 14th. 2026

Sar City Planning Board meeting to order. Um we do have one um change to the agenda. Item number five has been taken care of. So if I can get um approval for the adopted agenda. Make a motion to approve the adopt adoption of the agenda. Second. Okay. All in favor? I. Any opposed? Okay, agenda is approved. Next, um we have we need to approve the meet meeting minutes from the April 9th, 2026 planning board meeting.

Make a motion to approve the minutes. I'll second it. I have a first and a second to approve the minutes. All in favor? I. Any opposed? Minutes are approved. Do we have any public comment? Did I see anyone signed up? Thank you. All right, moving right along. Um, items for consideration. The first item, Jeremy, would you like to take that?

Thank you, Madam Chairman. Agenda item A is a reszoning request to reszone property from C1 Central Business District to MU Mixed Use. This is a submission from Sound Surf City Soundside LLC. They are represented today by Mr. Larry Wolf. The property is located at 21107 North New River Drive. This agenda item begins at page five in your agenda packet. Before you on the screen is the location 21103 or 21107 North the river is currently the location of Hoola's Bar and Lounge. To bring you in so you know exactly where we're talking about. The property where Hulas is is currently zoned C1 Central Business District. The second property as part of this request to the rear of it is zone manufactured housing subdivision. Those properties together total 1.31 acres. Again, the request is to reszone the properties from central business district C1 and manufactured housing subdivision to mixed use. Before you on the screen is the future land use map from the surf city comprehensive land use plan 21103. The property where Hul's bar and lounge is located is identified as island transitional. The property to the rear is identified as island residential future lane use designation.

The request again just for everyone who showed up uh is from central business one that's 21103 North New River and 21107 North New River is currently zoned manufactured home subdivision and again the request for both tracks is to reszone to mixed use. In your agenda packet, you have the listed uses for mixed use C1 and manufactured housing subdivision. You will note that C1 and mixed use have many, many similar commercial uses allowed in there. However, the mixeduse zoning district would allow several new residential uses that are not permitted in the C1 zoning district. the land use plan, the island transitional and the island residential support the mixeduse zoning from a residential standpoint. However, staff has identified other policies in the comprehensive land use plan that support this resoning and I will go over those. Goal 4.1 of the land use plan that to ensure that public infrastructure systems are appropriately sized located to manage to serve the town's population while ensuring the quality and productivity of the AAC's and other fragile areas are protected in the town. uh those policies under it policies 4.1A and 4.1B um that the provision of municipal services and water facilities are in are available to the property subject to reszoning and they are and so that policy is supported uh policy 5.1A under goal 5.1 of the

comprehensive land use plan that development conformance with the land use plan that's the future land use map that I was showing before with The future lane use identified as island transitional and island residential both support the finding that the proposed MU zoning is consistent. And again, I will hearken back to the future land use being supportive of the proposed mixeduse zoning. In your packet on page 15, you have the town ordinance requirements of finding reasonleness in a resoning. Mr. Wolf is re here representing this resoning request and staff is recommending that the planning board recommend approval of the resoning of these two properties from C1 and MHS to mixed use with policies 4.1A 4.1B and 5.1A of the comprehensive lane use supporting staff and Mr. Wolf will be happy to answer any questions that the board may have. And it's just the front parcel, right? Single parcel resone.

It's it's two parcels totaling 1.31 acres. Is the the rear parcel on the screen before you is the two that are red. Um the vicinity map will show a little bit better what are on the property. Again, the front parcel is home to Hoola's or formerly Hoola's bar and lounge. Um, it is currently developed with parking lot area and the building. The rear track has a large DCM division of coastal management regulated body of water. Um, but they are both part of this resoning request to reszone to mixed use. And this is a straight rezoning not conditional. So if if the town council approves the reszoning the mixed use, all the uses in the mix in mixed use zoning would be permitted. Um again the commercial uses, the commercial and office and institutional uses that allowed in the C1 district are almost 100% identical in the MU district. It's the residential that the mixeduse zoning allows. Mixed use allows town homes, attached single family, detached single family, um multif family, whereas C1, the only residential C1 allows is single family. But that is your biggest difference between the two zoning districts as far as C1 and mixed use. Your biggest differences from manufactured housing subdivision. MHS is MHS allows single family and attached single family two units whereas multi-use allows the higher residential uses that I just spoke of.

Is there any other C1 in that vicinity or is that the only C1 in that vicinity? So on this is the current zoning map before you on the screen. The two um the u surf city line at 2112 North New River is zone C1.

However, the two lighter pink or lighter purple colors uh star village town homes uh sir city lines satellite parking and the revival bar and grill are zoned mixed use. So there's already mixed use in this area. Um, and that is why your future land use map already identifies those as island transitional. The mixeduse zoning district is much more suitable in a island transitional. Uh, because your island transitional and your island residential encourage residential development while the island transitional would also encourage limited commercial development. I imagine when the land use plan was adopted, it followed suit with the zoning that was already in the area.

Motion. I make a motion to approve. Second. So I have a first and a second for approval. All in favor? I. Any opposed? Motion is carried.

I I did intend to add that the information from the neighborhood meeting is part of your packet, but staff did attend there attend that meeting and the overall sentiment was positive on the resoning of uh the and the those who attended were encouraged to see redevelopment of the hoola site. be happy to see a bargain.

Okay, Jeremy. Next. Right. Agenda item B is a major site plan. This is an administrative approval. Excuse Mike. Yes. Sorry. Make the motion, please. Okay. I'd like to make a motion to recuse myself. Is that how it works? I can't remember. That's correct. He would make a motion. Someone would second it. I'll second that. All 30. How many do we have? Is it unanimous? Anyway, you're you're recused tonight. Thank you.

Thank you for that. Agenda item B, dandelion retail or I apologize that retail is in there. I I think the TIA and everything we refer to this as dandelion commercial because it's not just retail. However, the board should be familiar with this project as you recommended approval of a conditional resoning last October and the CA city council approved that conditional resoning in November of that same year. Before you on the screen is the loca the property location. This is 8.7 acres located directly across from Capefir Community College or city campus on on Highway 210. On this vicinity map that is before you on the screen and in your packet, you'll see the colored dash lines and that is showing you the various segments of the multi-use path. And the reason that is important as part of this project uh the major site plan and any site plan uh that comes through the town of Surf City is is required to install their portion of either sidewalks or multi-use path and multi-use path of segment 2B will be required as part of this project. Before you on the screen is the zoning in the area. Again, this property was reszoned to C3 conditional zoning last November 2025. There is O and I to the north and directly across Highway 210. Uh that is Capefir Community College. And then further to the north is Surf City Crossing Shopping Center. And then the Palisades Apartment Complex is zoned MFC multif family complex. Before you go on the screen and in your packet is the proposed site plan. Obviously, you have more pages in your ordinance that cover all the grading and

drainage plans, utility plans, um landscaping, buffering, parking, and all the the details and data sheets tied to that. This is currently two parcels. However, if they are approved and prior to receiving a building permit, they will need to combine the properties into one. Um this has been submitted by title development company and it's represented by Mr. Ellis. Uh the the site plan was prepared by Straoud Engineering. It proposes 87,600 square ft of building area with a combination of uses listed on the plan. However, uh to help the board and the public, the buildings to the front will be a combination of retail, restaurant, wholesale, where the buildings to the rear will be dedicated to flex space um and office uses. And Mr. Ellis can correct me if I'm wrong, but that is the way the plan has been reviewed by TRC. U the project proposes to maximize lot coverage. Um, but it will be utilizing pvious pavement on the parking areas to stay under the 50% lot coverage threshold. Uh, they will need to seek state authorization for storm water permitting, erosion control permitting. Uh, DOT along with town staff has reviewed a traffic impact analysis and has approved this TIA with a number of improvements required for this project. on site. They will have to provide a concrete stem insight to cause traffic to come into the property before a anyone coming in has to make a decision to turn. That's just protecting internal conflicts. That is a DOT requirement. Um they will be constructing a 75 ft turn

lane on NC210 with appropriate deceleration and taper. They will construct a southbound right turn lane on NCT210 with 75 ft of storage and appropriate width and deceleration and taper. Again, they'll be providing the internal protected stem. They'll align the eastbound approach driveway with Gatefier Community College. Um, and they will provide stop control for the eastbound approach. This project has been through TRC multiple times uh making revisions and meeting town standards and is in front of the board meeting those standards and staff is recommending approval that it meets town requirements. It meets the TIA improvements requested and required. Um and it is a byite use now that the zoning is in place. Uh staff is happy to answer any questions that the board may have. Um along with Mr. Mike, has DOT talked to you about maybe something going on on that on that like that curve right there in the future of what their future plans are for your development?

Yeah, we've been negotiating with them. So, they're doing a rightaway acquisition right now. Yeah. Uh they expect to start construction in spring of next year for the Watts Landing. U it'll be a stoplight. It'll be a three-way intersection. Okay. I was wondering they were talking about a roundabout. This is officially a stoplight and they are going to acquire a sliver of our property. Um the rideway acquisition stops like just past our driveway. Um so yeah, so we're negotiating with them. We're not negotiating what they're doing. We're negotiating who's paying for it to be honest with you. So but yeah, they're going to widen the road essentially. So, it'll be a widen road and have a turn a dedicated turn lane in your They're actually, whether we do this project or not, they're widening the road and putting in a a dual turn lane basically in both directions. That'll help you out. Well, yeah, relatively.

Relative. We'll see how willing they are to help. Yeah. That is the R50 5899 project, the landing realignment. Um, and those plans are available online if anyone from the board would like to see them. um this project in combination that will see a lot of the multi-use path put in along 210. Uh so that's a huge benefit from a private development and then from the DOT standpoint um in terms of the East Coast Greenway multi-use path project. Is that project are they going to do that um road work before you start or is that going to be kind of in They want to go in before us. They want to go in before you.

Yep. they are going to they're going to help us with curbing and stop their curbing short and we'll pick it up from a certain distance and those are some of the things we're negotiating through right now. Um but um but yeah, they will they like I said I was surprised how early I think they said they were starting in spring of next year. Okay, I think is what their timeline was because we were trying to line up our timeline. So we we will start construction at the same time. We're just going to wait to do our road construction until they're done. Kind of work from the back to the front.

Exactly. Yep. but they're going to allow us to put in a temporary driveway um and be able to access they can't stop us from accessing the property obviously. So that's kind of what we're trying to figure out with them is best timeline so that our fear is that they put in curb and then we go back behind them and rip it back out and so that's what we're trying to do. But um yeah, they're already going to put in the middle turn lane though and uh and all that. So we will be responsible for our uh stem and our um our right end turn lane. Um and then the uh mixeduse path was in their scope of work

and they want you to line up with the existing Capefare commercial I mean driveway. Yep. That was one of their um something right off the bat they wanted us to do was to line up directly across because it makes our site a little awkward. I mean, obviously, we'd rather have it centered on the property, but um it's it's not the end of the world. So, but yes, they would like it to be directly across from um from the community college. Further discussion

make a motion to approve. I second. I have a first and a second for approval. All in favor? I. Any opposed? Motion is carried. Mike, would you like to Could I have a motion to bring Mike back into the meeting? Denied. Make a motion to let Mike back in. A second. I have a first and a second. All in favor? Ready?

Item C is an annexation zoning recommendation. Town council has received an annexation request for three parcels off of NC50 North. These three parcels are directly north of the current Smith Dental. Uh this pro the annexation was submitted by Topsil Management Company or Lane Management Company, but they are the same developers of Smith Dental and the subsequent um indoist and sports therapy clinic to the south of them. Uh their request part of their annexation was to be zoned C3. Before you on the screen is the current zoning map of the area. These three parcels lie within Pender County's zoning district or are currently zoned residential performance. Future land use plan identifies these properties as well as those directly across 50 and to the south as regional mixeduse. Regional mixeduse supports the C3 zoning district. C3 is the extended commercial. That is our mo most broad commercial zoning zoning district. And this is three parcels totaling. And I apologize getting to my notes. One one property is 0.56 acres, one is 74 acres, one is 21 acres uh totaling just a little over one and a half acres. Uh from what I understand, their desire is to develop similar developments as they have to the to the south. Um,

however, C3 zoning allows a variety of uses. Uh, so if the town were to zone at C3 as it comes in, it could develop under any of the uses there. Um, again, the language weigh in supports a recommendation of C3. Uh, but I would leave that to the board. Uh, you can make a different recommendation as you see fit. Um, but again, the C3 is supported by the existing future lane use map. Staff would be happy to answer any questions. There's nothing conditional around it, Jeremy. All the all the surrounding properties are openly zoned.

That is correct. those directly across the street. However, if the board may recall, to the north is the Medlin mixeduse conditional zoning that was approved by recommended for approval by this board last November and approved by the town council in December. Uh that is conditional uh to the north of this property. Um but everything in the town's jurisdiction directly and immediately adjacent to this are straightly straight zoned. I think the little boat and RV storage right there is conditional as well.

What is the current zoning in the county? I see the propertyy's already being used, correct? So, I cannot could not verify if they had official approval for a gravel parking lot, but that's what it's being used for. Uh, typically typically when you have just a gravel parking lot, a lot of zoning ordinances allow that with no issue. Um, but is currently zoned residential performance per the county's zoning map. So, if the parking lot's non-pervious, do they have to conform to serve city? They redevelop with us. We we would with this being in place, if we annex it in, it'll be our parking lot to contend with if it redevelops.

Our property usage is grandfathered in.

Antel is desired intent with the property since it's just an annexation. in discussions their desired intent is is very similar to Smith Dentl office institutional type uses. Um but again that if it is zone C3 would be which is a wide variety of uses Is there a staff recommendation for this one or

just that the land use plan support C3 zoning?

That's not necessarily conditional or not.

Right. We uh the town does not have an annexation policy in place to encourage one way or the other. You know, you come in as a base zoning and then you follow it up with conditional or they could easily submit this with a conditional resoning request. They just did not. Um they just requesting a straight zoning. Again, there is C3 directly across the street and to the south of the property properties. Any other discussion? Do I have a motion? Make a motion to approve.

First, do I have a second? I'll second. Two seconds. First and second. All in favor? Any opposed? Motion is carried. Can you hear me?

Thank you, Madam Chairman. The final item for consideration to the board is a staff initiated zoning text amendment. It deals with short-term rentals as a permitted use in the C1 and mixeduse zoning districts. Recently, staff attended a neighborhood meeting for the reasonzoning. That was the first item on your agenda, and the question of short-term rentals came up for properties in mixed use and C1. Um, as many of you may know, the island other than the R5 zoning district, which is our a residential zone, the central core of the island and then to the north towards top north tops beach is zoned at mixed use and there is a high amount of residential uses in those two zoning districts. Um, and we found in reviewing the ordinance, because the question came up at that neighborhood meeting of short-term rentals being allowed in C1 and MU. And when you look in the ordinance, short-term rentals is listed as a land use, and it is a permitted use in all residential zones, but not in C1 and mixed use. C1 and mixed use both allow residential uses. C1 allows single family. Mixed use allows single family, duplex, town home, and multif family. And so reviewing the previous ordinance prior to November 2024, staff had found that short-term rentals were not a listed use. Uh they were generally accepted as an allowed lane use. Obviously, we're we are a summer community, a vacation community that short-term rentals is a economic driver. It's all over the island. It's all over the mainland. And looking at the ordinance and looking

at that history as a new defined land use in the November 2024 adopted zoning ordinance, staff believes that was an oversight uh when that new use land use was proposed and should have been included in the C1 and mixeduse zoning districts as a permitted use. um by changing these as a permitted use in those zoning districts, it would keep several hundreds of properties from being non-conformancies. Uh so staff is recommending this uh supported by the lane use plan that when the current comprehensive lane use plan was adopted through the public outreach short-term rentals was a high was in the top five of an important lane use to look at regulate and maintain. Um, so staff is recommending approval as a correction to the zoning ordinance. That's something that should have been included with the original adoption in November 2024. Staff will be happy to answer any questions that the board may have.

So basically look like an oversight that that Yes. because there it was intended to be for all residential I believe. So yes, short-term rentals was a new use introduced in the current zoning ordinance does not have any use specific standards because it is

the definition which I included in the uh your agenda packet on page let's see page 75. Short-term rental is a dwelling unit or portion thereof that is used for accommodations or lodging of a guest or guest paying a fee or other compensation for vacation, leisure, or recreation purposes for less than 90 days. Commonly referred to as a vacation rental. That is our direct ordinance definition. That was a new use identified in the current zoning ordinance. And I promise you there are several properties in the C1 and mixed use used that very way. they have been for the last 30 plus 60 years. That's just the way they've always been. Um, and I I wholeheartedly believe this was an oversight. Um, not considering that residential uses are permitted in C1 MX use. So, this is an ever effort to correct an oversight.

Make a motion we approve the uh recommended zoning text amendment as presented. Second. I have a first and a second. All in favor? I. Any opposed? Amendment is approved.

Jeremy, do you have any updates?

I I do not have any updates. provided our current um tracking of major and minor site plans and subdivisions uh for you at your table. Um you know, you look around town, we got a lot of projects going on. Uh and not just private development. Town's also got a lot of projects in many various stages with the public utilities customer service complex on 210 uh station 25 expansion. Um we are kicking off several projects on the island. um just visit you can go to the north topsole Meckllinburgg intersection or lack of intersection now uh with the storm water project uh in full in full motion. Um and we're going to be kicking off very soon our water resiliency project along Northshore and followed up with the multi-use path in that area. Um I hope everyone has a great Memorial Day weekend. It's the kickoff of the official kickoff of the year and I is looking like great weather over the next week and it's going to be busy. Got a lot of new new businesses that are aiming to be open that same weekend. So, and a lot of our current places need to be visited by us and anyone vacationing in town. So, with that, I happy to answer any questions the board may have.

Any feedback on the stoplight on the bridge? Uh I so we had some uh the stoplight task force worked over the weekend. Town manager, some police officers, emergency management director James Horn. I don't know if it gives enough data to see this functionality, but it's it's doing what it's intended. It's allowing that traffic to come from the southside and get on through and not cause a stacking issue. Uh we'll see how it goes this week as we build up if it's still there. Yeah, they can test in a couple in next. How long is it going to be here?

I believe that two weeks was the kind of the initial test phase. They didn't want it there on the busiest just because of the unknown and you know so but they're trying to gauge some preliminary data but this is a pilot program. It's first that DOT's done this anywhere in the state. Um so we we'll see. I'm sure once the data comes out we'll be able to share more. Do I have a motion to adjurnn? Make a motion to adjurnn. First have a second. I'll second. Okay. All in favor? I. Any opposed?

Meeting is adjourned.

Thank you. Heat. Heat.