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Passes decision to Columbus Town Council

 

COLUMBUS– On Monday, April 7, the Columbus Board of Planning and Adjustment convened at the Womack Building, drawing a significant crowd for a two-and-a-half-hour meeting focused on the proposed Master Plan for the Enchanted Construction Services Subdivision. The project is set to be located behind the Milliken plant, at the intersection of Fox Mountain Road and Highway 108, adjacent to the upcoming YMCA facility.

The meeting commenced with the approval of the February and March minutes before delving into presentations concerning the subdivision. Preston Janco of the Foothills Regional Commission detailed ECS Development LLC’s two-phase plan, which encompasses 40 single-family lots in the first phase and 175 single-family lots alongside 34 duplex lots in the second phase. 

Janco elaborated on the subdivision approval process, emphasizing the need for the master plan, preliminary, and final approvals. He pointed out that the Town Council would ultimately assess the finer details of the proposals. He noted that the Planning Board had a 45-day window for its actions, and that window had expired since the ECS Master Plan was submitted at the end of 2024.

Similarly, Paul Aho, President of Enchanted Homes, and Dave Odom, ECS’s civil engineer, elaborated on the project’s layout and features, including a flex space designated for business incubation in the subdivision’s center. They also provided context about the area’s zoning history, detailing its annexation and rezoning in 2018 when it was deemed a Traditional Neighborhood District. 

Public comments during the meeting were nearly unanimously against the subdivision. Fifteen speakers highlighted concerns about the proposed development’s environmental and traffic impact. Residents voiced apprehensions about flooding in the area, particularly citing the recurrent overflow of White Oak Creek. Critics called for greater transparency regarding the flood zone designations in the official documents related to the project.

Sarah Weaver, a Columbus resident, raised serious objections to the Endangered Species Report submitted for the development. She argued that critical bird habitats, including those for bald eagles, had been overlooked. Weaver criticized the timing of species assessments and urged the necessity for a comprehensive study during the optimal survey periods. She also warned of the potential environmental consequences of clearing trees for the anticipated homes, especially on steep terrain.

During the discussion, board member Jimmi Buell expressed discontent with the incomplete Endangered Species Report, pointing out that the board was presented with a printed copy of only thirteen pages of the seventy-two-page report. Other board members were reticent to vote due to recent changes in zoning laws. Planning Board members had been looking at making changes to the Unified Development Ordinance in 2024, which may have prevented the subdivision, but were unable to because of North Carolina Senate Bill 382, passed in November 2024, which limits local control over land-use regulations.

Senate Bill 382 bans municipalities from downzoning any properties without the written consent of all property owners that would be affected. Downzoning, for this purpose, would refer to decreasing the development density of land or reducing the permitted uses of land under existing zoning ordinances and rules. 

Janco assured attendees that the Master Plan had undergone multiple revisions and met all requisite legal criteria to be presented before the Town Council. 

Following these discussions, board member Marshall Watkins and others indicated they might vote against the proposal. Chairperson Catherine Elliot ultimately decided to pass on voting on the application, preferring to let it go to the Town Council for further evaluation since it passed the 45-day mark. The Board acknowledged the proposal’s significance for the community but felt unprepared to make a definitive decision. By deferring, they aim to allow the Town Council and community members further time to assess the materials and opinions regarding the proposal before making any final determination.

The proposal, which surpassed the 45-day planning board review period, will be forwarded to the Town Council, who will make the final decision.

The next planning board meeting will be held on Tuesday, May 6, at 6 p.m., while the upcoming Columbus Town Council meeting is set for April 17 at 5:30 p.m.