Getting your Trinity Audio player ready...

The Kitty Hawk Town Council voted 4–1 on Monday night, May 5 to deny a requested special use permit for a proposed 105,000-square-foot self-storage facility at 0 The Woods Road, following extensive public testimony and deliberation during a quasi-judicial hearing.

The application, submitted by Eddie Goodrich and represented by attorney Hood Ellis, sought to construct a three-story, climate-controlled mini-warehouse facility with a 35,000-square-foot building footprint. The site, identified as parcel #010399003, lies within a BC-2 zoning district with a Planned Commercial Development (PCD) overlay and is currently undeveloped.

During the first portion of the hearing, director of planning and inspections Robert Testerman presented the project overview, noting that while mini-warehouse facilities are allowed by special use in this district, the proposal was submitted without a concurrent commercial site plan. The applicant requested to separate the two reviews, citing the estimated $300,000 cost of architectural and engineering plans.

Testerman acknowledged that this deviation from typical procedure limited his ability to confirm compliance with all ordinance requirements — including specifications related to wastewater, stormwater management, fire access and environmental preservation. He noted the submitted sketch plan was conceptual in nature, with key components such as bicycle parking and public restrooms omitted, but expressed that these elements could be addressed in a future site plan submission if the permit were approved.

Council members expressed concern over the lack of detail. Councilman Dylan Tillett questioned how the project could be found in harmony with the town’s land use plan and environmental protection goals without knowing the extent of proposed land disturbance, wetland impacts or floodplain development.

A key point of discussion stemmed from a past zoning interpretation concerning square footage limits. Town attorney Casey Varnell clarified that, based on a ruling from the Board of Adjustment, a 40,000-square-foot restriction applies only to the building’s footprint — not its total floor area — thus making the three-story structure legally permissible under the current code.

Goodrich outlined the need for storage in Dare County, citing demographic shifts and an aging population downsizing from larger homes. The project also included a proposed 10,000 square feet of retail or office space closer to U.S. Highway 158, with the storage facility positioned toward the rear of the parcel and partially screened by existing wooded areas.

Gregory Lee Bourne, a local commercial real estate appraiser hired by the applicant, testified that the project would not diminish surrounding property values or negatively affect nearby land uses. Bourne said that, in his opinion, the facility would be in harmony with adjacent properties, which include a Dominion Energy site, a cabinet shop and an auto repair facility. He also stated that demand for storage in the area remains high, with most existing facilities operating near capacity.

However, during cross-examination, Bourne acknowledged his assessment of “harmony” was based on property values alone and not environmental or land use planning criteria. He confirmed he is not a certified land use planner or environmental engineer.

Tillett emphasized the importance of a complete commercial site plan to properly evaluate flood implications, wetland impacts and infrastructure compatibility. Councilman Jeff Pruitt echoed this sentiment, expressing a need for more information specifically in regard to potential flood implications to surrounding areas before making a determination.

Councilman David Hines expressed support for the project, citing a demonstrated local need and the applicant’s willingness to invest in the community. “We’re not approving a building permit tonight,” Hines said. “We’re just allowing the process to move forward.” Hines moved to approve the special use permit, but his motion failed to receive a second.

Tillett then motioned to deny the special use permit on the grounds that the application, without a complete site plan, did not meet the conditions required under the zoning ordinance or the comprehensive land use plan. The motion passed 4–1, with Hines voting against.

READ ABOUT MORE NEWS HERE.

SUBSCRIBE TO THE COASTLAND TIMES TODAY!