EDENTON — Edenton Town Council will hold a full agenda Tuesday evening, highlighted by a public hearing on a proposed 144-unit apartment complex along Paradise Road that could significantly expand the town’s available housing. The meeting begins at 6 p.m. at Town Hall.

At the center of the discussion about a Major Special Use Permit application from Edenton Holding, LLC, with development plans by SAGA Construction. The project, titled Beechwood Apartments, proposes a large-scale residential complex at 1311 Paradise Road.

According to a letter submitted to Town Hall by SAGA Development Coordinator Erin Dunigan on March 3, the Beechwood Apartments would feature 144 rental units ranging from one to three bedrooms. Plans include a clubhouse and swimming pool for residents, with building designs intended to “fit in place with the Town of Edenton,” Dunigan wrote.

The project requires a zoning change from low-density residential to medium/high-density residential. If approved, it would represent one of the most significant multi-family developments in Edenton in recent years.

The development could bring hundreds of new residents to Edenton, prompting questions about infrastructure, traffic, and the town’s capacity to accommodate growth while maintaining its historic character.

If approved, SAGA Construction—well known for its projects across northeastern North Carolina—would begin permitting and site preparation within two years under the terms of the vesting plan.

In June, a public hearing was held to consider whether to grant that Major Special Use Permit, but the matter was tabled for discussion.

During that meeting, see our previous story, Councilman Elton Bond said the apartments may be bad news for Edenton – if built first as apartments, they then may later tranform, like other apartments complexes, into government housing — known for “shooting, drugs, fighting and everything.”   

“We’re short of help on the police force now. And all these neighbors that you see back here (at the council meeting) coming from Paradise Road and Morris Circle, they are in disagreement with a loudness (that apartments) may bring neighborhood because they want to keep their neighborhood safe and clean and the way it is. They don’t mind individual homes coming into the neighborhood, but they don’t want to see this type of apartments coming to the neighborhood.” 

That said, Town and County leaders have been clamoring for affordable housing for some time. For example, in February, council approved a major special use permit, which is the first step in the process of building nine townhouses between 706 and 708 North Oakum Street. A group of three townhouses, with two bedrooms/one to two bathrooms, would be the first to be built with parking in the rear. Another six townhouses would be built at a later date.

In February, Chowan County Commission approved a rezoning request for land along Chambers Ferry Road deep in the county — rezoning 9.74 acres – 921 and 927 Chambers Ferry Road – from A1 to R-15. Instead of agriculture, there will be multiple lots that start at 15,000 square feet, roughly a third of an acre, for a possible subdivision. 

During that meeitng, Commission President Bob Kirby made a case for affordability as a desired goal that is included in the county’s land-use planning.  

“We need to come up with ways to make home ownership, home construction, affordable to the extent that we can get teachers to come live here, for our fire department personnel or our sheriff personnel, or our town employees, to be able to have some place that is affordable to live,” he said. “I think we all know that in this town especially, it’s being overrun with people from another part of the country who have a lot of money in their pockets and are driving up the cost of the housing that’s available. That’s true. So that’s the downside of that.”

Kirby continued, “I’ll tell you, the one commonality that I hear from people, from the people who work at the schools is there’s nowhere for people to live. They’re trying to attract teachers to come here and work. And there’s nowhere for them to live once they get here. And that’s a concern that I have.”

Moreover, because the federal government thought it wise to pour money on the Covid problem to stimulate spending while increasing the money supply thus watering down the value of a dollar, that misguided policy generated a bit, more than a bit, of inflation since 2020, so the price of housing has dramatically increased — that’s no understatement.

National Low-Income Housing Coalition’s 2024 “Out of Reach: The High Cost of Housing” report evaluated the cost of renting a home and how much a person would have to make to be able to afford the home.

In North Carolina, the Fair Market Rent (FMR) for a two-bedroom apartment is $1,311. In order to afford this level of rent and utilities — without paying more than 30% of income on housing — a household must earn $4,370 monthly or $52,437 annually, according to the report, released in June 2024. A household must earn at least $25.21 per hour and work full-time to meet this requirement. In Eastern NC, that can be a bit of a challenge.

High housing prices will likely increase the wealth gap between renters an homeowners as owning becomes a greater barrier and renting remains more accessible for many, according to the Urban Institute, a Washington, D.C.–based think tank that conducts economic and social policy research to “open minds, shape decisions, and offer solutions”. Renters will continue to struggle with high rent costs, while homeowners, particularly those who bought before prices surged, will build equity and see their wealth increase significantly. 

Public Hearing on Major Special Use Permit

Tuesday’s hearing will open with a presentation from town staff, followed by remarks from SAGA representatives. Members of the public will then be invited to share comments, with each speaker limited to three minutes.

Under North Carolina law, the Town Council must make several findings before granting a Major Special Use Permit. Specifically, the council must determine that the project:

• Will not endanger public health or safety
• Will not injure the value of adjoining or abutting property
• Will be in harmony with the surrounding area
• Will be consistent with the town’s Land Use Plan, thoroughfare plan, or other officially adopted plans

Town staff said the project would not endanger public health or safety, would be compatible with surrounding properties, and would align with the town’s long-term growth objectives.

According to the staff’s consistency statement—required under state law for zoning decisions—the proposal supports the Land Use Plan’s Goal E-1, which encourages “three generations of population growth” by attracting retirees, young professionals, and midcareer residents. It also advances policies promoting new housing choices, telecommuting opportunities, and businesses that serve both older and younger residents.

The plan calls for a variety of housing types, including duplexes, triplexes, live-work units, and compact neighborhood designs. Town staff said the proposed apartments would contribute to that mix and support Edenton’s broader vision for balanced population growth and economic vitality. 

Following public input and deliberation, the council could vote to approve, deny, or table the application.

According to staff documents, the Beechwood Apartments proposal would carry a site-specific vesting plan under state statute. If approved, the vesting period would last 24 months from the date of approval, protecting the developer’s rights from changes in local ordinances during that time.

To maintain the permit, Edenton Holding LLC must obtain all required development permits and begin substantial construction within the two-year window. The council may also grant a one-time 12-month extension for good cause if requested at least 30 days before the vesting period expires.

Administrative Committee Items

Following the public hearing, the council will convene its committee meetings, beginning with the Administrative Committee. Members are expected to discuss a letter of support for the College of the Albemarle’s Lineman Ground School, an initiative designed to train future utility line workers.

The committee will also review a proposed Vacant Building Ordinance and Registration. Such ordinances typically aim to improve downtown appearance and safety by requiring property owners to register and maintain unused structures.

New Business Highlights

Several items of new business are also scheduled for consideration, most presented by Town Manager Corey Gooden.

Gooden will present an update of the town’s employee policy concerning background investigations. The proposed change brings Edenton into compliance with state law, requiring criminal history checks for applicants who may work with children in any capacity. These checks would be fingerprint-based and processed through the North Carolina State Bureau of Investigation (SBI), as authorized by state law.

Last week, the Chowan County Commission approved a similar policy. Worth noting, Commission Chairman Bob Kirby said because the county would have to pay for these background checks, this should be considered yet another unfunded mandate levied on local governments by Raleigh — he makes a good point.

Council members will also consider three budget amendments related to key infrastructure and economic development initiatives:

• Project Teapot Loan, Contributions, and Lease Payments
• Runway 1-19 Pavement & Lighting: This amendment supports ongoing improvements to the Edenton-Chowan Airport, ensuring compliance with FAA safety standards and supporting general aviation operations.
• T-Hangar Project: Another airport-related amendment, this item involves construction and funding adjustments for new T-hangar facilities, which provide storage for small aircraft and support local aviation demand.

Rounding out new business, Gooden will present a proposed Parade Policy for the Edenton Police Department. The policy is expected to outline safety procedures, traffic control measures, and coordination protocols between event organizers and law enforcement. With Edenton’s many public parades—including the annual Christmas and Peanut Festival parades—the measure aims to formalize the department’s oversight and improve public safety during community events.