Planning board approves subdivision phasing and buffer rules to manage growth

The Currituck County Planning Board approved PB26‑07 on June 9, a staff‑sponsored amendment adding phasing requirements for major subdivisions and clarifying perimeter landscaping buffers for new residential development.

Under the approved language, Type 2 subdivisions (more than 20 lots) must be developed in phases where each phase contains no more than 35% of the total lots or 20 lots, whichever is greater. The amendment further restricts recordation so that no more than one phase may be recorded within any 12‑month period and subsequent phases generally cannot be recorded until building permits have been issued for at least 65% of lots in the prior phase. The preliminary plat must include the earliest recordation date for each phase.

Staff also recommended a Type B perimeter buffer adjacent to existing residential development; Type B buffers provide intermittent vertical screening up to approximately 20 feet and are intended to create visual separation without eliminating visual contact between uses. Board members discussed how the phasing rules apply when phases are noncontiguous and whether the 35%/20‑lot threshold is appropriate for subdivisions of varying sizes; staff confirmed the ordinance allows phase locations to be designated on the preliminary plat.

Separately, commissioners discussed a proposed definition of “harmony” for special‑use review that would evaluate proposed development against objective standards such as consistency with the land‑use plan, drainage and wetland impacts, density and transportation capacity. Planning staff cautioned against duplicating standards already evaluated through other review criteria but supported adding a clearerable definition to reduce subjectivity.

The board voted to approve the text amendment by voice vote. Staff said the change aligns with Imagine Currituck 2040 goals for coordinated growth and protection of community character and will become effective only after final adoption by the Board of County Commissioners.