387-Unit Crouse Proposal Heads to Aug. 31 Appeal Hearing

CAMDEN COUNTY, N.C. — A proposed 387-unit residential development in South Mills will go before the Camden County Board of Adjustment on Aug. 31. The proceeding is an appeal of the county's determination that its active development moratorium blocks the proposal—not an identified final vote on the major site plan.

Nothing in the records provided to the Camden Tribune shows that the moratorium has been lifted, stayed or waived.

The proposal

Camden Yards LLC and North-South Development Group LLC propose the development on 110 acres along U.S. Highway 17 within a tract known as Crouse.

County Planner Hunter Munro clarified that the three parcels involved total approximately 2,860 acres. Crouse comprises 358.38 acres, including the 110-acre development area. The remaining 248.38 acres would be left as open space to satisfy the county's Unified Development Ordinance.

Munro described the proposed mix as 384 units in quadruplex buildings and three units in a triplex, for 387 total dwellings. Attorney Steve Weber of Parker Poe represents the applicants.

The dispute

Commissioners adopted the development moratorium June 25, 2024, citing limited water and wastewater capacity. Ordinance 2024-06-02 runs through Dec. 25, 2026, and the county's Planning and Building page continues to list it as active.

According to a sworn affidavit from developer Justin M. Old, County Manager Erin Burke issued a May 18 determination finding that the Crouse proposal involved the type of residential density and multifamily activity paused by the moratorium.

Old's affidavit also states that Burke told him during a February 2025 meeting that the triplex-and-quadruplex project was not prohibited by the moratorium. A federal complaint previously reviewed by the Camden Tribune alleges Camden Yards spent more than $500,000 relying on the county's earlier position. Those are allegations, not judicial findings.

Camden Yards filed its administrative appeal June 1, and county staff deemed it complete July 8.

What the board will decide

Munro said the hearing will cover the material produced with the appeal application. He identified the central issue as whether the project is affected by the moratorium and said the Board of Adjustment will determine the outcome if the applicant successfully appeals Burke's determination.

Under N.C. General Statute 160D-406, the board may affirm, reverse or modify an administrative decision based on competent, material and substantial evidence. The county's reply did not state that a successful appeal would itself constitute final approval of the 387-unit site plan.

Records and public participation

Munro provided development plans and clarified that Old's affidavit was the letter referenced on the appeal form. The six exhibits cited in the affidavit were not submitted with the application. Munro said county legal counsel is requesting them from the applicants' attorney.

The May 18 determination was also not included. Munro directed the Camden Tribune to the county manager for that record. The staff report and Board of Adjustment packet remain unfinished.

Munro also resolved the difference between the reported Aug. 7 mailing date and the Aug. 10 date printed on the hearing notices. He said he personally mailed them at the end of the day Aug. 7 but dated them Aug. 10 in anticipation of slower weekend delivery.

Asked how neighbors and the public were notified, Munro also wrote that state law does not require newspaper publication because an evidentiary hearing gathers facts rather than public opinion. The Camden Tribune's inquiry had not claimed that newspaper publication was required.

• Date: Monday, Aug. 31, 2026, at 5:30 p.m.
• Location: Camden County Boardroom, Camden Library Building, 118 NC Highway 343 North
• Case: UDO #2026-06-273

Residents may attend. Munro said anyone wishing to testify must have standing under N.C. General Statute 160D-1402(c). Eligible speakers announce themselves at the meeting and take an oath before testifying.

Residents who believe they have relevant evidence or standing should contact the Camden County Planning Department before the hearing for procedural guidance. The public should also review the staff report and Board of Adjustment packet when the county releases them.

Have records or firsthand information about the Crouse proposal or the development moratorium? Contact the Camden Tribune at [email protected].

Sources: Camden County's Aug. 11 responses, appeal UDO #2026-06-273, the affidavit of Justin M. Old, development plans, hearing notices, Ordinance 2024-06-02, North Carolina statutes and the federal complaint in Allied Properties LLC et al. v. Camden County, 2:26-cv-00025-M-RN. Claims by litigants are identified as allegations.