Board of Commissioners

Town of Swansboro Board of Commissioners September 23, 2025, Regular Meeting Minutes In attendance: Mayor William Justice, Mayor Pro Tem Jeffrey Conaway, Commissioner Pat Turner, Commissioner Joseph Brown, Commissioner Douglas Eckendorf and Commissioner Tamara Pieratti. ********************************** Call to Order/Opening Prayer/Pledge The meeting was called to order at 6:00 pm and Mayor Justice led the Pledge of Allegiance. Mayor justice took a moment for housekeeping items, asking attendees to maintain decorum by refraining from clapping or cheering, to keep to a strict 3-minute time limit for comments during the first public comment section, and to save comments pertaining to the public hearing for that portion of the meeting. He requested that everyone refrain from personal attacks or accusations, noting that several unjustified attacks had been levied at board members. He also asked board members and the public to silence their phones and refrain from phone use during the meeting. Public Comment Citizens were offered an opportunity to address the Board regarding items listed on the agenda. No comments were made. Adoption of Agenda and Consent Items On a motion by Mayor Pro Tem Conaway, seconded by Commissioner Eckendorf, the consent items below and the agenda as amended to move item VI a. Interlocal Agreement for IT Services to consent and remove items VI b Monthly Financial Report as of August 31, 2025, VI c Future Agenda Topics, and closed session from the agenda were unanimously approved. - August 12, 2025, Regular Meeting Minutes - August 12, 2025, Closed Session Minutes - August 26, 2025, Regular Meeting Minutes - August 26, 2025, Closed Session Minutes - Accepting the Public Beach and Coastal Waterfront Access Funds and Adopting a Grant Project Ordinance for the Replacement of Main Street Dock - Budget Ordinance Amendment #2026-2 - Tax Refund Request O’Dell, Kyle Douglas & Catherine Leigh $108.01 Tag Surrender Geddes, Derek Kenneth $3.46 Tag Surrender Skrabacz, Richard Wayne & Robin Erickson $27.16 Over Assessment - Interlocal Agreement for IT Services Page 1 of 7 Public Hearing CAMA Future Land Use Map Amendment for parcels on W. Corbett Avenue from RA to Suburban Town Center Planner Rebecca Brehmer, explained the structure for the two related public hearings, noting they would open each hearing separately but allow the board to deliberate and vote on both after closing both hearings. Planner Brehmer presented the application from Flybridge Swansboro LLC to amend the future land use map for tax parcels ID 019494 and 027733 from Rural Agricultural (RA) designation to Suburban Town Center designation. She noted this was the second application submittal for this request - the first was denied by the Board of Commissioners at their February 25, 2025, meeting. The Planning Board recommended denial at their September 2, 2025, meeting by a 6-0 vote. The parcels comprise approximately 38 acres located across from the intersection of West Corbett Avenue and Belgrade Swansboro Road. Kyle Fountain, attorney with Lanier Fountain and Ceruzzi, located in Jacksonville, North Carolina, representing Flybridge Swansboro LLC, introduced the development team as part of the presentation in support of the proposed amendment and rezoning for the parcels on W. Corbett Avenue. The team included several experts: Brad Schuller, a land planner from Paramount Engineering; Corey Mabus, the Vice President of Construction with Carolina Commercial Contractors; Tim Clinkscales, an engineer from Paramount Engineering who contributed as the engineer for the project; and Reinhold Stephenson, a traffic engineer with DRMP specializing in matters related to traffic. Fountain voiced his gratitude for the opportunity to present and thanked everyone for their time and consideration. The team collectively provided insights into the benefits and plans for the proposed development, addressing various aspects such as engineering, construction, and traffic management associated with the Flybridge project. Brad Schuller of Paramount Engineering presented the proposed amendment, explaining that although the CAMA plan currently designates the site as Rural Agricultural, the surrounding area along NC 24 has experienced substantial commercial growth. He noted existing commercial zoning on both sides of the property and nearby developments such as office/warehouse uses, a planned commerce park, Bojangles, Team Chevrolet, and an attorney’s office. Schuller emphasized the site’s strategic location on a major commercial corridor near a signalized intersection with water and sewer access, making it better suited for higher-intensity development. He outlined how the revised concept aligns with CAMA goals by promoting balanced growth, walkable mixed-use development, and environmental protection. Key updates include preserving over 16 acres (42%) as open Page 2 of 7 space to protect wooded areas and wetlands, removing one multifamily building and one commercial outparcel, and designing stormwater facilities that exceed state standards by 50%. The plan also incorporates sidewalks along NC 24 to connect with existing walkways, supporting pedestrian access and mixed-use connectivity. Corey Mabus, representing Flybridge Swansboro and Carolina Commercial Contractors, presented a comprehensive overview of the housing needs and economic benefits Flybridge aims to address. According to Mr. Mabus, there existed a substantial rental housing shortage in Onslow County, currently estimated at 5,031 units. Mr. Mabus noted that the median family income in the Jacksonville Metropolitan Statistical Area (MSA) was $80,807. Flybridge proposes a project with a median rent of $1,500/month, a figure positioned as attainable for households earning $60,000/year, approximately 75% of the area median income. Mr. Mabus emphasized that the project would cater to workforce housing needs without relying on subsidies, indicating the development's target demographic includes teachers, first responders, young adults, retirees, and working families. Highlighting the economic viability and quality of the project, Mr. Mabus detailed that Flybridge would be established as a 4-star community, offering high-quality housing with strong finishes and amenities, yet not falling into the luxury or subsidized housing categories. He stressed that the planned development would not become a Section 8 designated housing project. Mr. Mabus also addressed concerns about potential impacts on the local school system. Drawing from national data, he noted that about 13% of households living in multifamily units have school-aged children. Applying this average, Flybridge anticipated about 40 households among the proposed 300 units to have children, spread across various grade levels rather than straining one particular school. The presentation indicated that the new Eastern Middle and Elementary Schools, scheduled to open by 2029, were intended to alleviate capacity issues at existing Swansboro schools through planned redistricting measures. Currently, Swansboro Elementary was projected to operate at 16% under capacity, supporting the argument that the area can accommodate additional families without immediate strain. On the economic impact front, Mr. Mabus projected that the Flybridge development would significantly boost local revenues by generating permit fees that were expected to be more than double the annual forecasted revenues for the town. He quantified the development's contribution to Swansboro's tax base, estimating it at an 8.15% increase, which he asserted surpasses the combined growth of the past three years. Mr. Mabus Page 3 of 7 concluded by conveying that Flybridge aligns with the town’s strategic goals and economic vision, portraying the project as a meaningful investment poised to spur local economic development while also fulfilling significant housing shortfalls. The public hearing was opened at 6:46 pm, for comments on both public hearing items. During the public comment period, thirty-two citizens voiced opposition to the Flybridge proposal, citing concerns about infrastructure limitations, growth impacts, and preserving Swansboro’s small-town character. Key issues included the ONWASA wastewater treatment plant nearing capacity and relying on a single lengthy pipeline with no upgrades anticipated before 2030, as well as fears of an unsustainable population increase given over 1,450 housing units already planned in nearby Hubert. Opponents also criticized proposed rent levels as unaffordable for many single-income workers, raised environmental concerns, and warned of increased traffic congestion—particularly with Queens Creek bridge repairs in the future—while questioning whether the projected $200,000 annual tax revenue would adequately support additional demands on police, EMS, schools, and infrastructure. In contrast, three citizens expressed favorable or neutral views, noting benefits such as ADA-accessible housing to better integrate disabled residents, the need for multifamily options for aging populations transitioning from single-family homes, and improved housing accessibility overall. Some comments also questioned the clarity of the land use plan and expressed skepticism about compatibility with Swansboro’s character, particularly regarding the inclusion of three-story buildings, which are uncommon in the town. The following individuals spoke:  Lauren Brown, 504 Greenfield Place  Jake Brown, 314 N. Plantation Lane  Meredith Meilleur, 220 River Reach Drive  Steven Land, 902 Morganser Drive  Ed Binanay, 222 Elm Street  Elaine Sioufi, 717 Phillips Drive  Ralph Kohlmann, 60 Pickett Court  Wayne Herbert, 102 Oyster Bay Road  Jeff Brooks, 114 Oyster Bay Road  Craig Powell, 703 Hibiscus Court  Laurent Meilleur, 220 River Reach Drive  Susan Gasperson, 223 Walnut Street  Frank Cizerle, 303 River Reach Court  Jamie Petani, 2102 Holly Hills Court  Ashleigh Gardner, 101 Longwood Drive Page 4 of 7   Jody Seratin, 110 Oyster Bay Road  Anne Shuller, 140 Front Street  Lee Shuller, 140 Front Street  Robert Gasperson Jr., 223 Walnut Street  Tim Peters, 210 Pigeon Lane  Todd Gardner, 304 Limbaugh Lane  David Epperson, 246 Channel Marker Loop  Clayton New, 11 Creekside Woods  Francis Corbett, 158 Dr. Corbett Road  Michael Chase, 303 Baffle Court  Constance Crocker, 111 Jones Road  Doug Rogers, 406 Elm Street  Cyndy Gibbs, 204 Venice Court  John Hunnings, 81 Pickett Way  Keith Walsh, 149 Hawkins Landing  Joyce Johnson, 195 Peninsula Manor Lane  Rachel Lovejoy, 210 Knightheads Drive  Mike Guthrie, 210 Knightheads Drive  Jennifer Ketner, 114 Water Street  Tom Pieratti, 708 Meeting Park Lane Mayor Justice shared his remarks prior to concluding the hearing. He reiterated his previous stance as the deciding vote against the project, stating that nothing had changed his viewpoint. Mayor Justice shared that he had received a phone call sharing negative feedback from Raleigh regarding the project. Additionally, he highlighted the lack of planned road improvements for the next decade, referencing his involvement with development committees. He emphasized his duty to represent the interests of the citizens. The public hearing was closed at 8:54 pm. Zoning Map Amendment to rezone parcels on W. Corbett Avenue from RA to B-1 Conditional Zoning Rebecca Brehmer briefly introduced the companion rezoning request for the same 38.92 acres from RA to B-1 Conditional Zoning for the proposed multifamily and commercial project. The timeline and planning board recommendation were the same as the CAMA amendment, except the developer withdrew the first rezoning application at the February meeting rather than receiving a denial. Page 5 of 7 The concept plan showed 300 apartments (reduced from 324) and 5 commercial outparcels (reduced from 6). Requirements included a 6-foot wooden fence along residentially zoned properties, buildings set back over 90 feet from existing homes, and any structures over 35 feet were subject to 200-foot setback from the corridor. [Since both hearings were conducted together, the public comment and presentations described above applied to both the CAMA amendment and rezoning.] A motion was made by Mayor Pro Tem Conaway, seconded by Commissioner Turner, to deny Resolution 2025-R11 for the CAMA Future Land Use Map Amendment and Ordinance 2025-O8 for the Zoning Map Amendment. Before voting, board members shared their thoughts on the Flybridge proposal: Commissioner Jeffrey Conaway explained that he had cross-referenced the petition signatories with his election voters and found significant overlap. He felt this made his decision to oppose the project clear. Commissioner Pat Turner acknowledged Flybridge's presentation but stated her vote would prioritize what Swansboro citizens want and need. Commissioner Doug Eckendorf expressed conflict between supporting growth and respecting the overwhelming citizen opposition. He emphasized the need to consider future generations while acknowledging the current residents' concerns. Commissioner Joe Brown defended his support for the project, citing the need for tax revenue and infrastructure improvements. He expressed frustration with personal attacks he had received and reiterated his belief that Flybridge could benefit Swansboro but stated that he would vote with the majority of the board. Commissioner Tamara Pieratti noted that while many opposed the project, there were also supporters who felt intimidated to speak out. She emphasized the need to manage inevitable growth and suggested that many questions about the project had been answered. Mayor Justice called for a vote upon completion of the discussion and the motion carried 4:1 for denial of Resolution 2025-R11 for the CAMA Future Land Use Map Amendment and Ordinance 2025-O8 for the Zoning Map Amendment. Ayes: Conaway, Turner, Eckendorf, Brown Noes: Pieratti Public Comment Francis Corbett of 125 Dr. Corbett Road commended the board for its recent decision and urged members to rewrite the town’s land use plan, stating it was unclear and was Page 6 of 7 originally developed with excessive reliance on outside consultants rather than local input. She expressed concern about proposed state legislation that could remove local authority over planning decisions and encouraged the board to oppose such measures. Additionally, Ms. Corbett highlighted school capacity challenges based on her experience as a former principal and stressed the need for proactive traffic solutions, specifically advocating for a bypass around Swansboro and direct engagement with the Department of Transportation. Adjournment On a motion by Mayor Pro Tem Conaway, seconded by Commissioner Turner, the meeting adjourned at 9:17 pm. Page 7 of 7  12/4/2025 Regular Meeting September 23, 2025 1 1. Please turn cell phones to “off” or “vibrate”. 2. The Board offers the public three opportunities to speak during the meeting: A comment period is offered at the beginning and end of the meeting. Please note that a separate opportunity is provided for those items requiring a public hearing. Public Hearing(s) – There are 2 public hearings scheduled for this meeting. 2 1  12/4/2025 PUBLIC COMMENT Citizen opportunity to address the Board for items listed on the agenda. (Not for Public Hearing Items) 3 AGENDA AND CONSENT ITEMS Action Needed: Motion to Adopt the Agenda as prepared (or amended) and approval of the Consent Items 4 2  12/4/2025 PUBLIC HEARING CAMA Future Land Use Map Amendment for parcels on W. Corbett Avenue from RA to Suburban Town Center Flybridge Swansboro LLC has submitted an application for a future land use map amendment. The amendment proposed would change the sites located at Tax Parcel ID 019494 and 027733 from a RA (rural/agricultural) designation to a Suburban Town Center designation. Recommended Action: 1. Hold a public hearing 2. Motion to approve or deny Resolution 2025-R11 for proposed amendment to the CAMA Land Use Plan Map, changing the site from a RA (rural/agricultural) designation to a Suburban Town Center designation. Presenter: Rebecca Brehmer, CFM, CZO – Town Planner 5 PUBLIC HEARING Zoning Map Amendment to rezone parcels on W. Corbett Avenue from RA to B-1 Conditional Zoning Flybridge Swansboro LLC seeks a conditional rezoning for +/- 38.92 acres on parcels of land identified as Tax Parcel ID 019494 and 027733, from RA (Residential/Agricultural) to B-1 CZ (Business Conditional Zoning) to develop a proposed multi-family and commercial project. Recommended Action: 1. Hold a public hearing 2. Motion to approve or deny Ordinance 2025-O8 for conditional rezoning of Tax Parcel ID 019494 and 027733, from RA (Residential/Agricultural) to B-1 CZ (Business Conditional Zoning). Presenter: Rebecca Brehmer, CFM, CZO – Town Planner 6 3  12/4/2025 SITE MAP 7 CAMA FUTURE LAND USE PLAN 8 4  12/4/2025 ZONING MAP Presenter: Rebecca Brehmer, Projects/Planning Coordinator, CFM, CZO Town Limits Map 9 CONCEPT PLAN 10 5  12/4/2025 11 12 6  12/4/2025 Subject Site Bojangles Park City RV Preserve Subject Site Team Chevrolet Swansboro Middle Food Lion Watercrest Landing Queen’s Creek Elementary Swansboro Walmart High School 13 Subject Site – Future Land Use Subject Site 14 7  12/4/2025 Subject Site - Zoning HB (Onslow) M-1 MHS-15SF B-1 RA Subject Site G/E B-1 R10 (Onslow) RA G/E (Onslow) R-20SF 15 Subject Site - Zoning HB (Onslow) M-1 MHS-15SF B-1 RA Subject Site G/E B-1 R10 (Onslow) RA G/E (Onslow) R-20SF 16 8  12/4/2025 Subject Site - Zoning Along Corbett Ave Subject Site B-1 B-2 B-1 Zoning in Blue 17 Subject Site - Zoning Along Corbett Ave Subject Site B-1 B-2 B-1 Zoning in Blue 18 9  12/4/2025 Future Land Use Map ELI Subject Site LDSN STC 19 Future Land Use Map ELI B-1 B-1 Subject Site B-1 LDSN STC 20 10  12/4/2025 Subject Site – Future Land Use 21 Future Land Use Map Amendment 22 11  12/4/2025 Future Land Use Map Amendment 23 Future Land Use Map Amendment 24 12  12/4/2025 Future Land Use Map Amendment 25 Concept Plan Watercrest Landing Team Chevrolet 26 13  12/4/2025 Concept Plan Watercrest Landing Preservation of Land Team Chevrolet 27 Concept Plan Watercrest Landing Preservation of Land (approx. 42%) Team Chevrolet 28 14  12/4/2025 Concept Plan Watercrest Landing Internal Accessway & Sidewalks Main access located at existing signalized Limited intersection Driveways 29 Concept Plan Watercrest Landing Team Chevrolet Proposed Roadway Sidewalk along Improvement in Hwy 24 accordance with TIA 30 15  12/4/2025 Future Land Use Map Amendment • Auto-oriented business district located at nodes along NC 24. • Development opportunities on greenfields or underutilized sites. • Commercial services that supply the community and larger geographic area. • Mix of uses including higher density residential including market- rate apartments with access to major thoroughfares and existing utilities. • Access to several businesses via easements, sidewalks, or a secondary road network. • Secondary internal street network to reduce curb cuts and turning movements along the major thoroughfare. • Sidewalks throughout the development. 31 Subject Site – Future Land Use 32 16  12/4/2025 Concept Plan Watercrest Landing Team Chevrolet 33 Subject Site - Zoning Along Corbett Ave Subject Site B-1 B-2 B-1 Zoning in Blue 34 17  12/4/2025 Concept Plan Plan reviewed by the TRC and revised accordingly 35 Concept Plan Required Buffer -Includes 6’ wooden fence along residential zoning Proposed buildings setback 90+ feet 36 18  12/4/2025 Concept Plan • Proposed stormwater facilities to exceed NCDEQ State water quality standards (pollutant runoff) by 50%. • Pond designed to Impervious is ≈15.52 control up to and acres (40% of the site) including the 100- year 24-hour storm (11.6 inches in 24 hours – NOAA data for Swansboro) 37 Concept Plan Proposed sewer connection from Watercrest Landing (ONWASA) Proposed water connection (ONWASA) 38 19  12/4/2025 Concept Plan Drive aisles aligned to provide better emergency access 39 Concept Plan 200-foot setback for buildings exceeding 35 feet in height (40-foot max building height) 40 20  12/4/2025 Building Elevation 41 42 21  12/4/2025 Traffic Impact Analysis TIA reviewed and approved by NCDOT 43 Notable Roadway Improvements Second access Main access with limited to right-in, two egress lanes right-out New right turn lane Relocated/Extended New right turn lane left turn lane Optimize signal timing Relocated/Extended left turn lane Extend right turn lane 44 22  12/4/2025 Notable Roadway Improvements Restripe left turn lane to extend storage Optimize signal timing 45 Housing Gap – Onslow County Cited: North Carolina Housing Supply Gap, Bowen National Research Cited: FY 2025 Income Limits Documentation System - Median Income Calculation for Onslow County, North 46 23  12/4/2025 Who We Serve – Number of Units Needed Flybridge isn’t subsidized housing. It’s 151% + attainable housing - designed for the 2,509 households in Onslow County earning 121% - 150% between 75% and 150% of AMI who are 81% - 120% currently priced out of the market. 51% - 80% 31% - 50% <30% Who They Are: 0 200 400 600 800 1000 1200 1400 1600 - Teachers, First Responders, and early-career professionals Using HUD’s 30% affordability rule: - Military and public sector workers $1,500 ÷ 0.30 = $5,000/month income - Dual-income households priced out of luxury, $5,000 × 12 = $60,000/year but not eligible for subsidy 47 48 24  12/4/2025 49 50 25  12/4/2025 51 52 26  12/4/2025 Alignment with Swansboro’s Strategic Goals 1. Connected Community 2. Protecting the Natural Environment Flybridge sits at a lit intersection, with infrastructure in We’re preserving over 42% of the site as natural space, place and walkable design. We’re making offsite traffic protecting all wetlands and oversizing our BMPs. This is improvements that support townwide connectivity. smart, responsible infill – built with long-term stewardship in mind. 3. Sense of Place 4. Business Growth & Physical Expansion Flybridge fits Swansboro – local architect, scaled design, and We’re delivering 5 commercial outparcels and 300 attainable housing for the people who power this town. Our homes. Infrastructure is ready, and we’re positioned to commercial parcels activate the corridor and invite support annexation and long-term growth. investment 53 Building Permit Fees Multi-Family Total Sq Ft 330000 MF Permit Fee 0.6per SF $ 198,000.00 Plumbinbg Multifamily Fee 0.13per SF $ 42,900.00 Mechanical Permitting Fee 0.13per SF $ 42,900.00 Electrical Fees Fee 0.13per SF $ 42,900.00 Sprinkler Fee 0.07per SF $ 23,100.00 TOTAL $ 349,800.00 Cite: Town of Swansboro, Permitting Fee Schedule 54 27  12/4/2025 Swansboro = $206,870/year (0.35%) Cite: Ryan – Property Tax Report for Flybridge Development 55 $206,870.00 8.15% $2,539,378.00 Cite: Town of Swansboro, FY 2025/2026 Fiscal Year Budget Ordinance 56 28  12/4/2025 Approved Budget Budget Year 2021 - 2022 $ 1,854,122.00 $ - Difference % Change 2022 - 2023 $ 2,352,648.00 $498,526.00 27%Property Tax Reassessment (January 1, 2022) 2023 - 2024 $ 2,467,679.00 $115,031.00 5% 2024 - 2025 $ 2,502,239.00 $34,560.00 1% 2025 - 2026 $ 2,539,378.00 $37,139.00 1% Cite: Town of Swansboro, FY 2021 through 2026 Fiscal Year Budget Ordinance 57 58 29  12/4/2025 59 60 30  12/4/2025 61 Flybridge – Next Steps Watercrest Landing Team Chevrolet 62 31  12/4/2025 BUILDING ELEVATION 63 Public Hearing Comments 64 32  12/4/2025 Presenter: Lauren Brown 65 Concerns from an ONWASA Customer Source: ONWASA Website 66 33  12/4/2025 Static Data + High Growth = Risk WWT P Cap ac it y WW T re at men t Hy d rau lic M od el 80% ~111% 2020 June 2024 2015 - 2024 Sources: ONWASA ACFR; ONWASA Board Meeting 03/21/24 67 Development Standards Source: NC Coastal Federation 68 34  12/4/2025 Swansboro Deserves Reliability & Sustainability • Capacity Assurance • Contingency Plan • System Efficiency • Modern Standards Vote NO to Flybridge 69 Presenter: Jake Brown 70 35  12/4/2025 Swansboro and Hubert Growth Last 4 Years 71 Subdivisions Recently Constructed or Approved and Pending Construction in Swansboro and Hubert from 2021 - 2025 72 36  12/4/2025 Annual Development Report 2024 3,282 68 PROPOSED PROPOSED LOTS SUBDIVISIONS 73 Annual Development Report 2023 6,277 90 PROPOSED PROPOSED LOTS SUBDIVISIONS 74 37  12/4/2025 Annual Development Report 2022 3,488 65 PROPOSED PROPOSED LOTS SUBDIVISIONS 75 Thank You 76 38  12/4/2025 77 Infrastructure Environment Budgetary Impact Fails CAMA Land Use Plan Uncontrolled Growth Safety Overcrowded= Schools Quality of Life Denial of Application Historic Over Population Presenter: Meredith Meilleur Traffic Charm 78 39  12/4/2025 Who is Flybridge For? Teachers Retirees Police Officers People Building Houses Fire Fighters Transient Workers Nurses Tourism Related Employees First Responders Restaurant Workers Essential Workers Military 79 Pitfalls of Renting Renting leaves less money to save for a down payment. Renting often costs more than a fixed-rate mortgage. Renting doesn’t build a credit history. Renting has no tax benefit. Renting doesn’t build equity. 80 40  12/4/2025 According to Indeed.com 30% Annual (not including Salary Monthly utilities) Teacher in Onslow County (avg) $ 39,945 $ 3,328 $ 999 RN at Onslow Memorial (avg) $ 67,761 $ 5,647 $ 1,694 Swansboro Police Officer (avg) $ 44,725 $ 3,727 $ 1,118 Swansboro Firefighter (avg) $ 39,351 $ 3,279 $ 983 81 According to US Census Bureau (Swansboro) • Average Age 43 • Over age of 65 22% • Veterans 19% • Employment Rate 57.8% with 30% being either in education or health care/social services • Work from home 18% • Average commute to work 22 minutes 82 41  12/4/2025 According to US Census Bureau (Swansboro) Annual Monthly 30% Non-family household income $34,328 $2,860 $858 Family household income $81,031 $6,753 $2,026 • Median rent $1,380 • Homeownership rate 71.5% • Occupied Housing Units 1,546 • One bedroom 0.9% • 2 or 3 bedrooms 55.7% • 4 or more bedrooms 43.4% 83 New EOC 84 42  12/4/2025 Housing Needs Assessment A comprehensive study, done by a town NOT by a developer, would evaluate current and future housing requirements and include: 1. Demographic and Population Analysis 2. Existing Housing Stock Evaluation 3. Affordability and Market Conditions 4. Special Housing Needs (e.g., workforce, seniors, veterans) 5. Future Demand Projections 6. Community Input and Policy Context 85 Results of Housing Needs Assessment • Supply-and-demand gaps. • Gap analysis by income level and housing type. • Policy recommendations such as incentives, zoning changes, or rental caps. • Implementation plans ensuring projected needs are met responsibly. This process ensures development is data-driven and aligned with the long-term vision of the town, rather than relying solely on a developer’s assertion that demand exists. 86 43  12/4/2025 This is a turning point for Swansboro. Tonight, you have the opportunity to set a course that ensures our town grows in a way that protects what we cherish most. A course that gives our children, and all who wish to join this amazing community, the same chance we’ve had—to own a home, to raise a family, and to enjoy the natural beauty that makes Swansboro so extraordinary. Please vote No to Flybridge 87 PUBLIC HEARING CAMA Future Land Use Map Amendment for parcels on W. Corbett Avenue from RA to Suburban Town Center Flybridge Swansboro LLC has submitted an application for a future land use map amendment. The amendment proposed would change the sites located at Tax Parcel ID 019494 and 027733 from a RA (rural/agricultural) designation to a Suburban Town Center designation. Recommended Action: 1. Hold a public hearing 2. Motion to approve or deny Resolution 2025-R11 for proposed amendment to the CAMA Land Use Plan Map, changing the site from a RA (rural/agricultural) designation to a Suburban Town Center designation. Presenter: Rebecca Brehmer, CFM, CZO – Town Planner 88 44  12/4/2025 PUBLIC HEARING Zoning Map Amendment to rezone parcels on W. Corbett Avenue from RA to B-1 Conditional Zoning Flybridge Swansboro LLC seeks a conditional rezoning for +/- 38.92 acres on parcels of land identified as Tax Parcel ID 019494 and 027733, from RA (Residential/Agricultural) to B-1 CZ (Business Conditional Zoning) to develop a proposed multi-family and commercial project. Recommended Action: 1. Hold a public hearing 2. Motion to approve or deny Ordinance 2025-O8 for conditional rezoning of Tax Parcel ID 019494 and 027733, from RA (Residential/Agricultural) to B-1 CZ (Business Conditional Zoning). Presenter: Rebecca Brehmer, CFM, CZO – Town Planner 89 NEW BUSINESS/NON-CONSENT Interlocal Agreement for IT Services The Town of Swansboro and Onslow County Government are proposing to enter into an agreement for the provision of IT Services. The Town currently uses a third-party vendor for service, but that contract expires on September 30, 2025. Recommended Action: Motion to approve the Interlocal Agreement for IT Services with Onslow County. Presenter: Jon Barlow – Town Manager 90 45  12/4/2025 NEW BUSINESS/NON-CONSENT Financial Report Presenter: Sonia Johnson – Finance Director 91 TOWN OF SWANSBORO FINANCIAL REPORT (AS OF AUGUST 31, 2025) REVENUES EXPENDITURES LOAN PAYMENTS INVESTMENTS GRANTS 92 46  12/4/2025 TOWN OF SWANSBORO REVENUES/EXPENDITURES TWO YEAR COMPARISON (AS OF AUGUST 31, 2025) GENERAL FUND $1,200,000 $1,043,636 $1,056,538 $936,223 $1,000,000 $800,000 $709,590 $600,000 $400,000 $200,000 $0 Revenues Expenditures FY 24/25 FY 25/26 ENCUMBRANCES INCLUDED Total Excess of Revenues Over Expenditures ($120,315) 93 TOWN OF SWANSBORO REVENUES/EXPENDITURES TWO YEAR COMPARISON (AS OF AUGUST 31, 2025) (ACTUAL) GENERAL FUND $1,200,000 $967,921 $986,479 $936,223 $1,000,000 $800,000 $709,590 $600,000 $400,000 $200,000 $0 Revenues Expenditures FY 24/25 FY 25/26 (ENCUMBRANCES NOT INCLUDED) Total Excess of Revenues Over Expenditures ($50,256) 94 47  12/4/2025 (PURCHASE ORDERS) ENCUMBERED SPENT % DEPT. BUDGET YTD ACTUAL BALANCE August 31, 2025 NON DEPARTMENTAL 538,824 205,635 225 38.2% GOVERNING BODY 297,004 8,590 1,100 3.3% ADMIN SERVICES 445,135 64,780 3,940 15.4% FINANCE 337,748 45,300 975 13.7% LEGAL 59,300 - - 0.0% PUBLIC BUILDINGS 288,335 26,363 3,049 10.2% FIRE 1,607,343 256,959 21,168 17.3% PERMITTING 301,128 41,968 893 14.2% PLANNING 92,066 13,866 - 15.1% POLICE 1,429,971 161,813 15,763 12.4% PUBLIC WORKS-STREETS 840,983 38,166 3,098 4.9% POWELL BILL-STREETS 126,580 2,176 1,335 2.8% PARKS & RECREATION 566,367 49,573 14,860 11.4% DOWNTOWN FACILITIES 108,451 27,565 840 26.2% FESTIVALS & EVENTS 154,689 39,464 2,114 26.9% EMERGENCY MANAGEMENT 12,000 4,264 700 41.4% TOTAL 7,205,924 986,479 70,059 14.66% ** 95 TOWN OF SWANSBORO REVENUES/EXPENDITURES TWO YEAR COMPARISON (AS OF AUGUST 31, 2025) STORMWATER ENTERPRISE FUND $18,000 $16,181 $15,096 $16,000 $14,000 $12,000 $10,000 $8,000 $5,535 $6,000 $4,000 $2,000 $665 $0 Revenues Expenditures FY 24/25 FY 25/26 ENCUMBRANCES INCLUDED Total Excess of Revenues Over Expenditures ($14,431) 96 48  12/4/2025 TOWN OF SWANSBORO REVENUES/EXPENDITURES TWO YEAR COMPARISON (AS OF AUGUST 31, 2025) SOLID WASTE ENTERPRISE FUND $82,000 $79,631 $80,000 $78,448 $78,000 $76,865 $76,000 $74,000 $72,000 $70,000 $68,415 $68,000 $66,000 $64,000 $62,000 Revenues Expenditures FY 24/25 FY 25/26 ENCUMBRANCES INCLUDED Total Excess of Revenues Over Expenditures- $2,766 97 TOWN OF SWANSBORO LOAN REPORT (AS OF AUGUST 31, 2025) Item Principal Interest End Date Annual Debt Service Balance Rate DEBT Town Hall/Tanker $241,087 2.69 03/21/2028 $84,724 Fire Truck $92,139 2.08 11/01/2026 $47,512 Sleeping Quarters Vehicles(Police & Fire SERVICE $50,000 $22,955 2.43 1.84 12/14/2026 7/15/2026 $26,823 $23,377 Department) & Software Cab Tractor/Dump Truck $208,276 4.82 4/3/2029 $58,491 Jet Vac Truck, Police Vehicle, $570,000 4.40 12/31/2029 $129,183 (2) Fire Chief Vehicles Total Debt $1,184.457 $370,110 98 49  12/4/2025 TOWN OF SWANSBORO CASH & INVESTMENTS REPORT (AS OF AUGUST 31, 2025) CASH & INVESTMENTS BANK BALANCE INTEREST RATE First Citizens Bank $589,059 .10% NC CMT-General $5,523,570 4.22% TD Bank $9,711,577 4.18% (SCIF Funds for EOC & Sidewalks) 99 GRANT UPDATE Budget YTD Expenditures Encumbrances Unencumbered American Rescue Plan Act Fund $1,102,599 $1,064,939 $37,660 $0.00 Swansboro Bicentennial Park Boardwalk Extension $386,650 $384,314 $0 $2,336 Emergency Operation Center $9,629,045 $65,478 $0 $9,563,567 Emmerton School Repairs $499,000 $299,504 $0 $199,496 Stormwater Master Plan $400,000 $256,343 $0 $143,657 Total Outstanding Grants $12,017,294 $2,070,578 $37,660 $9,909,056 100 50  12/4/2025 Any Questions ? 101 NEW BUSINESS/NON-CONSENT Future Agenda Items Future agenda items are shared for visibility and comment. In addition, an opportunity is provided for the Board to introduce items of interest and subsequent direction for placement on future agendas. Action Needed: Discuss and provide any guidance. Presenter: Alissa Fender, MMC – Town Clerk 102 51  12/4/2025 PUBLIC COMMENT Citizen opportunity to address the Board. 103 MANAGER’S COMMENTS Town Manager Jonathan Barlow 104 52  12/4/2025 BOARD COMMENTS Mayor William Justice Mayor Pro Tem Jeffrey Conaway Commissioner Douglas Eckendorf Commissioner Joseph Brown Commissioner Patricia Turner Commissioner Tamara Pieratti 105 CLOSED SESSION Recommended Action: Motion to enter closed session pursuant to NCGS 143-318.11 (a) (3) To consult with an attorney employed or retained by the public body in order to preserve the attorney-client privilege between the attorney and the public body, which privilege is hereby acknowledged; and (5) to establish, or to instruct the public body's staff or negotiating agents concerning the position to be taken by or on behalf of the public body in negotiating the price and other material terms of a contract or proposed contract for the acquisition of real property by purchase, option, exchange, or lease. 106 53  12/4/2025 ADJOURN 107 54