Despite neighbors’ concerns about stormwater and street maintenance issues on Roberta Road, the Ocean Isle Beach Board of Commissioners recently approved the sketch plan for a five-home subdivision to be located in the town’s extra territorial jurisdiction (ETJ).
During the board’s April 9 meeting, commissioners approved the plan after adopting a resolution to amend a town’s ordinance to allow the construction of private roads within new subdivisions in the town’s ETJ, per the applicant’s request. The resolution was voted on following a public hearing on the proposed amendment.
Hammer Homes and Renovations, Inc., out of Clemmons, N.C., is the applicant for the five-residential unit subdivision, titled Hammer Homes. The homes will sit on 4.3 acres nestled between Roberta Road, Sandalwood Drive SW and Maplewood Court SW.
The town ordinance previously did not allow private roads in ETJ subdivisions. The approved amendment changes that and allows private roads to be built in ETJ subdivisions. However, the road must meet either North Carolina Department of Transportation (NCDOT) or town standards.
Additionally, “[a] written maintenance agreement with provisions for maintenance of the street shall be included with the final plat,” the revised ordinance states.
The Hammer Homes plan includes five single-family home lots, a private road and 28,808 square feet of open space, meeting the town’s 15% open space requirement. Brunswick County water will be extended to the project site and septic tanks will be installed for each home.
The project was discussed during the March 19 town planning board meeting and the April 9 commissioners’ meeting.
Brian Hammer, owner of Hammer Homes and Renovations, Inc., and project Civil Engineer Thomas Scheetz with Headwaters Engineering of the Cape Fear, PLLC, attended the meetings and answered both boards’ questions.
The Ocean Isle Beach Planning Board recommended approval of the sketch plan contingent on the engineer’s certification of the proposed pavement meeting the North Carolina Department of Transportation’s requirement, which Scheetz said he provided to the town. The planning board’s recommendation was also contingent on the approval of the ordinance text amendment.
Pavement concernsThe project engineer is proposing to use a geogrid, high-density permeable pavement product for the subdivision’s paved areas. “It counts as 100% pervious in the state’s eyes,” Scheetz said in March.
The product, he explained, is a heavy-duty polymer with filter fabric and a decorative stone on the top. He said the product contains fewer toxins that can run off compared to other products, like tar.
“The site has been designed to be low density for stormwater, that’s going to be less runoff,” he said.
Town staff said permeable pavers have been used for a fire apparatus pad on the island’s east end and on a fire access road in The Retreat, but not for private roads.
The subdivision will not have to be mass grated or cleared because the houses will be on low-density stormwater systems, the civil engineer added. Scheetz told town commissioners in April that the pervious pavers will prevent running and standing water. There are no plans to build a ditch, pond nor basin for runoff within the subdivision, he noted.
“To me, this is sustainable,” Planning Board Vice Chair Kevin Dempsey said in March. “This is the better way of handling runoff water.”
Residents worry about Roberta RoadRoberta Road residents spoke at both meetings. Many residents who spoke expressed concerns about the surrounding infrastructure, stormwater drainage and Roberta Road maintenance.
Hammer said Roberta Road is needed to access the development’s private road and, as of today, the road needs resurfacing. He told both boards that he will provide funds for the road maintenance and will fix some of the road after construction. However, maintenance of the entire road ultimately falls on current residents.
The Roberta Road residents have a fund designated for the road’s maintenance, he explained, and neighbors can contribute if they so choose. The fund was created before the neighborhood’s homewners association (HOA) expired, he added.
Though they have a fund, he said not all residents contribute. “They encourage the owners of the neighborhood to contribute, they just have potholes filled,” he said.
“This is a neighborhood issue, this is no different than half the projects in Brunswick County,” Planning Board Chair Frank Williamson said, suggesting the developer contribute the road funding before construction is completed.
The new subdivision will have a mandatory HOA in place to take care of the future private road, Hammer and Scheetz said. Both also said the project will be contributing to Roberta Road’s maintenance in some capacity.
“The HOA that will be formed will be tied to Roberta Road in some form,” Scheetz said in March.
Despite some residents speaking negatively about the proposed development, Hammer said some homeowners support the subdivision. “We want to make a home,” he said.
Mayor Debbie Smith suggested Roberta Road residents form an HOA to tackle road maintenance and other issues. “Just know that the town’s behind you, but it’s in your purview to make those changes so you can protect yourself here and even into the future,” she said.
Finer plan detailsThe homes will have 25-foot front and rear setbacks with seven-foot side setbacks, Assistant Town Administrator Keith Dycus said.
Scheetz in April said that the town’s ordinance classifies the subdivision as a major subdivision.
Town Administrator Justin Whiteside said the town ordinance states that the subdivision must have a sidewalk on one or both sides of the street in areas likely to “be subject to” heavy pedestrian traffic.
“I’d rather put trees than sidewalks,” Scheetz countered.
Commissioners, and some planning board members, echoed Scheetz’s sentiment and approved the sketch plan with a plan amendment agreed to by the applicant.
The amended plan replaces the sidewalk with a 10-foot vegetated buffer abutting Roberta Road properties. The preliminary plat must reflect the approved amended plan when the subdivision comes back to the boards for preliminary plat and final plat approval.
Staff noted in March that a wetland delineation, sedimentation and erosion control plan, and state stormwater permit must be submitted for the next set of approvals.
The plan may be further altered depending on whether a mailbox kiosk will be required, Whiteside said in April. If a kiosk is required, a parking area may have to also be installed.
During the April 9 commissioners meeting, Commissioner Tom Athey asked if the new Hammer Homes HOA could restrict folks who enter the subdivision. Staff said yes, noting the subdivision could gate the small community if they desired.
In response, Hammer said they are still deciding if the community will be gated, noting they do want a grand entrance at the head of the subdivision.
This story does not cover all of the information or details discussed and shared at the meetings. The discussions and agenda packets are accessible online through the town of Ocean Isle Beach’s website at https://www.oibgov.com/agendalist.aspx?categoryid=9963.
Savanna Tenenoff is the staff writer at The Brunswick Beacon. Feel free to reach out with comments, questions and tips at stenenoff@brunswickbeacon.
