Planning Advisory Board Meeting - 2026-02-09
Meeting Intelligence Preview
Meeting Summary
The Jacksonville Planning Advisory Board denied two rezoning requests for a 169-acre satellite annexation at 1420 Blue Creek Road at the Blue Creek/Pony Farm Road intersection, citing incompatibility with surrounding land uses and concerns about logical development patterns. The board approved a staff-initiated rezoning at Piney Green Road and Carver Drive from RSF-20 to Corridor Commercial, and approved a rezoning at Gurgau Highway and Old Maplehurst Road to Corridor Commercial with recommendations for buffer standard modifications.
Key Decisions (4)
Rezoning at Piney Green Road and Carver Drive
Three parcels totaling approximately 7 acres at the intersection of Piney Green Road and Carver Drive rezoned from RSF-20 (Residential Single Family 20) to Corridor Commercial. Property owners include Onslow County (transfer station), former Piney Green Volunteer Fire Department, and Smith family (apartment complex). Vote was unanimous.
Rezoning at Gurgau Highway and Old Maplehurst Road
Two parcels totaling 6.7 acres at intersection of Gurgau Highway and Old Maplehurst Road rezoned from Onslow County Highway Business Conditional Zoning to Corridor Commercial. Applicant: Tidewater and Associates on behalf of Bobby Morton. This is a satellite annexation request.
Base Zoning for 1420 Blue Creek Road
169-acre satellite annexation at 1420 Blue Creek Road (tax parcel 323-82) proposed to be zoned Residential Multifamily High Density and Corridor Commercial. Currently zoned by Onslow County as R-15 and Community Business. Board denied based on incompatibility with existing uses and illogical development pattern.
PDR Rezoning for 1420 Blue Creek Road
Request to rezone 169 acres at 1420 Blue Creek Road to Planned Development Residential (PDR) with master plan showing 8.1 acres commercial and remainder single family/multifamily at maximum 8.71 units per acre. Board denied based on changed conditions, compatibility, and development pattern concerns.
Zoning Changes (4)
Intersection of Piney Green Road and Carver Drive (three parcels, approximately 7 acres)
City staff-initiated (Onslow County, former Piney Green VFD, Smith family)
Intersection of Gurgau Highway and Old Maplehurst Road
Bobby Morton via Tidewater and Associates
1420 Blue Creek Road
Not specified
1420 Blue Creek Road
Not specified
Development Activity (2)
Blue Creek Road Development
169 acres proposed for satellite annexation with 8.1 acres commercial and remainder residential (single family and multifamily) at maximum 8.71 dwelling units per acre
Gurgau Highway Commercial Development
6.7 acres for commercial development near Southwest High School
Market Signals (4)
Housing Demand
Developers are pursuing higher density projects because infrastructure costs require density to make projects profitable, according to city planning staff.
Infrastructure
City has agreement with Onwasa where sewer from the Southwest Regional Lift Station area flows to Jacksonville's treatment plant, creating annexation opportunities along this corridor.
Sentiment
Residents expressed concerns about satellite annexations impacting rural character, traffic congestion on Blue Creek Road and Highway 53, and school capacity in the area.
Infrastructure
DOT improvements including signalization and turn lanes will be required at Blue Creek/Pony Farm Road intersection for any development, per city staff.