[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6670973,"mediaKeyId","2171698-8c79b3fae4043cf3d1cded0c28c27eb9","parentId",2171698,"title","Planning board approves Cove Landing master plan with public-access easement and no-gate condition","audioSeconds",5068,"startMs",2447000,"endMs",7515000,"viewUrl","/Search/View?dp=1&key=2171698-8c79b3fae4043cf3d1cded0c28c27eb9&start=2447&end=7515","thumbnailUrl","https://assets.pipeline.soar.com/2171698-8c79b3fae4043cf3d1cded0c28c27eb9/thumbnail_2447000.jpg","articleUrl","/articles/6670973/Pender-County/North-Carolina/Planning-board-approves-Cove-Landing-master-plan-with-public-access-easement-and-no-gate-condition","mediaUrl","https://secure.pipeline.soar.com/6670973-0eb12def49994f486a275d86e5147f0f/orig.mp4?Expires=1771149756&Signature=R7tK4f44ydE7YaA2sR83yhBJbS1s25TpnXJXQtvxbeiaGJsd0NLkMtsa0hC0fYrWDyjRKGygCRc-g80Sq7SDxpOtojCF9bvWlXMaNAjdzUq6dM5iLoEpUGsc7TELEcszU9xVEQzs1jGQ6seMJ8h8Sb3Exho2bgSjwmZwhdW3mT4-dWtIZ5K3HPMnVdUj4wGoZMwSM1GBbIkOFMXXWeVAj7AGMe-~PupP9CRZFmw6QJ-s10vPOhJssnsp~5F1aDFyf9NtDWquLx0gr7oNbwltWWsWWdZccIEcXlMBYsYy1~8i3JNtA~Kp9dwWkzRqTPG6CvrKF6M~2kwcgx8LBxcWAw__&Key-Pair-Id=KUT5TJCACFTXG","author","Pender County","date","2025-01-01T05:11:09.103Z","article","The Pender County Planning Board voted on Dec. 3 to approve a master development plan for Cove Landing, a proposed 79-lot single-family development by McAdams Homes LLC on an approximately 29.63-acre tract off Country Club Drive near Hampstead.

Staff described the project as a planned development (PD) that preserves about 7 acres of wetlands and provides roughly 11 acres of open space. The applicant's current proposal shows a developable area of about 17.84 acres, resulting in a net density staff calculated at roughly 4.43 dwelling units per acre and a gross density of about 2.67 units per acre.

Justin Brantley, planning staff, outlined dimensional standards and superior-design elements the applicant used to justify the modest density increase, including two detached home product types, a minimum lot area of 3,500 square feet for some lots, increased front setbacks along sidewalks, more than 3,000 linear feet of sidewalks and roughly 1,000 feet of pervious walking trails, a large open-space network and multiple connections to adjacent neighborhoods. Brantley also summarized traffic estimates (about 800 daily trips; morning peak ~58, evening peak ~78) and said Country Club Drive has capacity to handle additional traffic according to regional data.

Applicant representatives said the plan was reduced from a previously proposed 126-unit concept to the current 79-unit plan to improve compatibility with surrounding development. The developer and their representatives confirmed that roads would be constructed to subdivision standards and maintained by a homeowners association (HOA). They agreed to staff's recommended condition that Coburn Drive, Arden Drive and the internal connector identified on the plan include a public access easement for perpetual use by the public and that the roads not include gates or other obstructions that would inhibit connectivity.

Several residents raised concerns during public comment about safety and traffic if Coburn and Arden are opened as through connections, on-street parking and construction traffic, tree removal and smoke from burning, and existing drainage and flooding near Country Club Road. Justin Brantley and the applicant's representatives responded that the plan preserves wetlands and that stormwater will be handled by proposed on-site stormwater amenities; staff also offered to help residents coordinate with NCDOT about existing drainage pipes near Country Club Drive.

Pender County Schools provided a planning estimate of roughly 0.4 students per new unit; staff said that equates to about 32 additional students associated with the proposed 79 units.

Action and vote: The board approved the Cove Landing master development plan with the staff-proposed condition requiring a perpetual public-access easement for Coburn Drive, Arden Drive and the internal connector and prohibiting gates or other obstructions that would inhibit public access. One board member, who owns property near the site, was allowed to abstain from the vote; the rest of the board voted in favor.

Why it matters: The decision allows a residential development that staff says is consistent with surrounding densities when superior-design features and connectivity are included. The public-access easement and no-gate condition are intended to preserve pedestrian and vehicle connectivity to transfer-station/collector roads that can shift traffic off Country Club Drive.

What to watch: Residents asked staff to work with NCDOT and the developer on construction access, drainage improvements and future dedication of the internal roadways to DOT; staff said they will help coordinate those follow-ups.","mediaType","Video","parentTitle","December 03, 2024 Planning Board Meeting","oneSentenceSummary","The Pender County Planning Board approved a master development plan for Cove Landing, a 79-lot single-family PD project by McAdams Homes LLC, requiring a perpetual public-access easement for internal connector roads and prohibiting gates or other obstructions; the developer agreed the HOA will maintain the roads until and if DOT accepts them.","taxTitle","Pender County, North Carolina","taxId",75713,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6670978,"Consultants report broad participation in Imagine Pender 2050; residents emphasize managed growth, flooding and housing",690,570000,1260000,"/Search/View?dp=1&key=2171698-8c79b3fae4043cf3d1cded0c28c27eb9&start=570&end=1260","https://assets.pipeline.soar.com/2171698-8c79b3fae4043cf3d1cded0c28c27eb9/thumbnail_570000.jpg","/articles/6670978/Pender-County/North-Carolina/Consultants-report-broad-participation-in-Imagine-Pender-2050-residents-emphasize-managed-growth-flooding-and-housing","https://secure.pipeline.soar.com/6670978-b86ba501ddf9d88ab1527e0140b6a349/orig.mp4?Expires=1771149756&Signature=K0~6chHd0nQ7aAcy6jTH3cZGKJclx23JwhNEYJIIqC5LCWwfHaU1wD-pqFY7lQbIA0iS-TBeLFcar4sDccxhyGZ4zx9cSSp~rBXCxKe3kqwcOXMg277WgSAzO2h5F2TUJ0FNg~OtD-EEhgO0I4Wo~8ixm4lHua~pP~RSFI6mO06upektOg6swnXq2nnTi~nhzYH~84OCcW~idVqBglWUQcSx9u7iWFxzFDKz7Y1UoC0lWd4oj2sWQ6xud0rtkidJ1ej9~m8zQ3bxV~-L63T~phADewb29~qyeykOGHjcPZ8Oez1EcBx71aSVhScNfE5mMpNhcAMyI9Z81ia7s-OLQA__&Key-Pair-Id=KUT5TJCACFTXG","Leanne King, project manager with Clarion Associates, told the Pender County Planning Board on Dec. 3 that the first round of public engagement for Imagine Pender 2050 drew more than 1,400 survey responses and nearly 180 in-person attendees during a seven-week outreach period in September and October.

King said the engagement program included 10 in-person forums, tabling at 15 events and a parallel online process open from Sept. 17 to Oct. 29. Clarion and county staff used three evaluation objectives to measure the outreach: participant satisfaction with engagement, representativeness relative to the county's demographics, and increased participation compared with the county's last comprehensive-plan process in 2018 (Pender 2.0). King said respondents reported high satisfaction and signaled they would participate in future events.

The consultant summarized the top policy priorities that emerged: coordinating growth with infrastructure and utilities, farmland and environmental protection, stormwater and flood mitigation, investments in parks and public amenities, attainable housing (described by Clarion as a range of choices and price points), economic development to diversify the tax base, enhanced civic engagement and improved access to health and emergency services.

\"When we talk about attainable housing . . . we are talking about providing a variety of choices at different price points that can be affordable to different households,\" King said. She added that communities Clarion works with typically consider workforce housing in a price range of roughly 80% to 120% of area median income, although she said Pender County has not yet adopted a local affordable-housing definition.

King and staff presented several policy concepts for the planning board's consideration, including a tiered-growth map to align future development with planned infrastructure (an approach illustrated by Mooresville, N.C.), a farmland-protection program (examples cited from Iredell County), character-based design guidance distinct from land-use categories, strengthened floodplain and stormwater standards, and incentives or tools to encourage a wider range of housing types.

Board members and Clarion staff discussed next steps: Clarion will work with the county project team and a steering committee to draft alternatives for the future land-use map and policy language during the next phase. The consultant said a public review draft would be released in spring 2025 ahead of the formal adoption process later in the project schedule.

King noted Clarion is preparing a full engagement report, including verbatim comments and demographic analyses, that staff expects to post on the project website within about a week.

Why it matters: The engagement results will inform the county's comprehensive plan update and possible future amendments to the unified development ordinance; policy priorities the board endorses will guide where growth is encouraged and where protections or higher standards might be applied.

What's next: Clarion and county staff will develop land-use alternatives and draft plan language for steering-committee review, with a public release of the draft plan anticipated in spring 2025.","Clarion Associates told the Pender County Planning Board that more than 1,400 surveys and nearly 180 in-person attendees informed early public engagement for the county's Imagine Pender 2050 comprehensive-plan update. Top priorities included coordinating growth with infrastructure, protecting farmland and addressing stormwater and housing needs.","actionData","errors"]

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Planning board approves Cove Landing master plan with public-access easement and no-gate condition

Consultants report broad participation in Imagine Pender 2050; residents emphasize managed growth, flooding and housing