From voting to land use, here's how the Brunswick County Planning Board works

Tensions have been high at recent meetings of the Brunswick County Planning Board, as crowds of residents have voiced their concerns about proposed developments across the rapidly growing county.

Concerned about the proposed developments and the impacts they stand to have on current Brunswick County residents, traffic, quality of life, wildlife habitats and affordable housing, residents have spoken out in opposition of many recently proposed planned developments and subdivisions, urging the board to deny the applications. The board, in large part, approves the requests it receives, leaving residents frustrated.

Here are answers to some of the most commonly misunderstood questions regarding the role, and authority, of the Brunswick County Planning Board.

What does the planning board do?

Article Two of the Brunswick County Code of Ordinances establishes the county's planning board.

According to the code of ordinances, the Brunswick County Planning Board takes final action on applications for major subdivisions, major site plans, planned developments and rezonings, approving or denying such applications. The board also approves or denies applications for variance from subdivision requirements.

In the case the planning board denies one of these types of applications, the decision may be appealed by the applicant to the board of commissioners.

The planning board also reviews ordinance text amendments and makes a recommendation to the Brunswick County Board of Commissioners, which approves or denies such amendments.

Who sits on the planning board?

The board is made up of seven regular members and one alternate member. Planning board members are appointed by the Brunswick County Board of Commissioners to three-year terms. One member is appointed from each of the county's five electoral districts. Two members are appointed at-large, and one member serves as an alternate.

The current planning board members are District 1 member Clifton Cheek, District 2 member Ron Medlin, District 3 member Joy Peele Easley, District 4 member Jason Gaver, District 5 member Richard Leary, at-large member William Bittenbender, at-large Eric Dunham and alternate member Richard Ishler.

Four members make up a quorum of the board -- meaning a meeting can be held and action can be taken with just four members present.

The three-year terms for Cheek, Medlin and Easley expire in June.

When can the planning board deny an application?

In a typical month, the planning board considers several applications for planned developments, major site plans, major subdivisions and rezonings. In March, for instance, the board will consider four planned development applications and one major subdivision application.

Kirstie Dixon, planning director for Brunswick County, said the board's approval or denial is based on whether the application meets the minimum requirements for the project type.

"It's about meeting the criteria, it's not really about whether you liked the development or not," she said.

If the proposed development meets the requirements for the project type in the zoning district of the property, the board has little power to deny it. If it does not meet the criteria, the board can deny the project.

What are not reasons for the planning board to deny a request?

Overwhelmingly, the planning board approves the majority of the applications brought before it, even when neighbors and nearby residents speak out in opposition.

By the time the planning board reviews the project, staff in the county's planning department and technical review committee (which includes representatives from county departments and agencies, such as the schools, public safety and utility providers) have considered the application, identified potential issues and given the applicant an opportunity to adjust those aspects. While the board offers the final decision on the conceptual plan for the project, the planning board is not the first body to consider the application.

Largely, residents attend planning board meetings and share their concerns regarding the potential impacts from the proposed projects, such as traffic, land clearing and an increase in development in general. In most cases, those concerns are not legitimate reasons for the planning board to deny an application.

Additionally, the approval of the planning board is not an authorization to construct. Approved projects must obtain all necessary federal, state and county approvals and permits prior to construction.

When should I speak out?

Dixon said the voice of residents is important throughout the planning process. However, resident voices may hold the most weight when county staff is developing land use plans, Dixon said.

"Land use plans are the most important because that's going to guide the rest of development," she said.

County leaders adopted the Blueprint Brunswick 2040 Plan (Comprehensive Land Use Plan and Parks and Recreation Master Plan) in February 2023. Dixon said the county saw "amazing participation" from the public during the creation of that plan.

Rezoning requests are often the point in time when the future use for a property is being determined. Property owners may request a rezoning to a different zoning district that could allow them to build a higher number of dwelling units on their land, or allow commercial services on their property.

"There's a lot of public input that really goes into that," Dixon said. "I think you can really influence that."

Once a property is zoned for a particular use, property owners have vested rights to develop their land for that use, if they choose and do so in accordance to local, state and federal standards.

Dixon said residents can contact the Brunswick County Planning Department with questions, thoughts or concerns about potential developments. The department's direct number is 910-253-2025.

When does the planning board meet?

The planning board meets monthly on the second Monday at 6 p.m. Planning board meetings are held in the commissioners' chambers at the county's government center in Bolivia.

Agendas for upcoming planning board meetings are posted to the county's website, typically sometime in the week leading up to the meeting date.

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Jamey Cross covers Brunswick County for the StarNews. Reach her at jbcross@gannett.com or message her on Twitter/X @jameybcross.

This article originally appeared on Wilmington StarNews: How the planning board in Brunswick County, NC works