The largest residential annexation in recent years in Sanford, but maybe ever, was approved 6-1 Tuesday, July 15, with Councilman Charles Taylor voting no.
The Cherokee Land Co. and the Dalrymple and Moore families requested it for 470 acres east of Colon Road between Post Office Road on the north and the 421 Bypass on the south. Riddle Road bisects the property.
Later in the evening, the planning board recommended rezoning approval 5-0, according to Amy McNeill, senior planner. The rezoning will be considered by council at 1 p.m. Aug. 5, which is earlier than normal due to National Night Out.
George Young, vice president of land acquisition with Mattamy Homes of Cary, called the land “perfect for annexation,” and noted that it’s one mile from the city golf course, but five nearby residents voiced opposition. The plan calls for 1,233 lots with single-family homes and townhomes to be developed over eight to 10 years.
Gary Means, a farmer who lives off Lower Moncure Road, expressed concern about increased stormwater runoff from the proposed development into Wallace Branch Creek. He noted it’s gotten worse over the past several years.
In response to a question from Councilman Walter Ferguson, Young noted that 14 stormwater ponds would be created.
Cindy Simpson, who lives off Riddle Road, said the development would negatively impact area wildlife and thought her property taxes might double, noting she lives on a fixed income.
Riddle Road resident Deborah Porter guessed that the new residents would not be working in Sanford.
Peter Williams of Judy Ann Lane expressed concern about increased traffic.
Prior to voting no, Taylor, who represents the area, said he’s voted against Ward 2 annexations in the past due to impact on city services. “It potentially affects every citizen in the city,” he said, adding that it could increase water and sewer bills.
Paul Weeks Jr., utilities director, said the city would ask the developer help pay to upgrade the Little Buffalo Creek “interceptor,” from 18 to 24 inches. An interceptor collects wastewater and stormwater.
“There is a gap of housing available in North Carolina,” Young said, citing Chatham and Lee counties specifically as having “critical need.”
He said the development includes “every buyer profile in the market,” estimating prices running from the high-$200,000 to mid-$500,000 range.
“It’s not affordable housing per se,” he said.
A roundabout traffic calming device is planned for Riddle Road.
Taylor asked if they would incorporate brick into the home designs. It could be a part of some designs, Young said, adding, “Sanford is the capital of all things brick, but it’s not affordable” to have for every home due to increased cost.
Raleigh resident Tom Darden said his father and grandfather were involved with the Cherokee Brick Co. in that area for many years. He owns 850 acres of adjacent land that he said “appears to be suited for industrial development.”
Young said the property was previously used for timber harvesting, clay mining and brick manufacturing.
In regard to the rezoning request, four people spoke in opposition.
“This is 17% of the population of Sanford getting plopped adjacent to our homes,” Means said. “This is a big deal,” he said, referring to Sanford’s current population and the projected number of residents that the development would bring at full build out.
“I guarantee if it was next to y’all’s houses, y’all would stop it,” Simpson said. “You’re just changing our lifestyles. It’s not right.”
“Adding this many students scares me,” said Katelyn Lewis, who noted that she previously was a school teacher in Lee County High School for five years and left to be a stay-at-home mom. She cited a “lack of funds, lack of updates” and said “teacher morale is struggling.”
The current zoning is residential/agricultural on the southern two-thirds and heavy industrial on the northern third. The applicant requested a conditional zoning district.
PLANNING STAFF SAYS NO
Planning staff recommended against the rezoning, calling it “the largest development to date at a scale of urban residential neighborhood in a rural area.” In addition, the proposal “does not fit harmoniously with the surrounding property.”
Proposed lot sizes would be 6,000 square feet instead of the 40,000 square feet in adjacent neighborhoods.
McNeill said the development does not align with Plan SanLee, which lists it as countryside and suburban neighborhood. Young said the long range plan is a bit out of date.
“The leapfrog nature of this development to a satellite area of the city is concerning,” McNeill wrote in a council document.
Young and Danny Jackson, a board member of the adjacent San Lee Gun Club to the south of the property, said they would work together to minimize disruptions to each entity.
Young noted that Mattamy Homes has had a “very long relationship” with city staff on the development.
KELLER REZONING
Kel Normann, representing the Oscar and Elderlene Keller Family, requested to rezone 62 acres, west of Route 1 and Lee Christian School, from suburban neighborhood (SN-12) and office and institutional to a conditional zoning district.
The land at 700 and 714 Westover Drive includes a former nursing home and the Oak Haven Retirement Home that closed in October 2024. The property also housed a dog training center and includes vacant land.
The development plan includes 12 single-family homes on 9,000-square-foot lots, 100 singe-family homes on 6,000-square-foot lots and 132 townhomes with 2,000-square-foot lots.
A portion of the land in the 100-year-flood plain will be open space.
No one spoke in opposition during public comment.
The planning board voted 4-0 to recommend approval with Gina Bycura abstaining because she is related to the applicant, McNeill said.