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Land Use & Zoning
Guiding Growth Through Zoning and Land Use Planning
Zoning regulations define how land can be used such as residential, commercial, agricultural, or industrial while land use planning provides the long-term vision for where and how growth should occur. Together, these efforts promote orderly development, protect property values, and enhance quality of life for residents across Pitt County. The Pitt County Zoning Ordinance applies to all properties within the county that are not located within a municipal zoning jurisdiction.
Supporting Safe and Balanced Development
Under NCGS 160D-702, local governments may adopt zoning regulations to guide land use and development. These rules govern building height, size, and placement; lot coverage; open space; population density; and how land and structures are used. According to NCGS 160D-701, zoning must align with the County’s comprehensive plan and promote public health, safety, and general welfare. It also helps prevent overcrowding, reduce congestion, improve safety, and ensure access to essential services such as transportation, utilities, schools, and parks.
Regulations should reflect the character of each district, help conserve property values, and encourage the most appropriate use of land throughout Pitt County’s planning jurisdiction.
NCGS 160D-702 grants counties the authority to establish zoning ordinances. NCGS 160D-903 exempts properties used for bona fide farm purposes, including the production of crops, fruits, vegetables, ornamental plants, dairy, livestock, and poultry. However, any non-farm use of agricultural property remains subject to zoning regulations.
When reviewing zoning text or map amendments, NCGS 160D-605 requires the Board of Commissioners to consider existing plans and policies. The Board must state whether a proposed change is consistent with adopted plans and explain its reasoning. If approved, any amendment that differs from the plan automatically updates the County’s future land use map.
The Board of Adjustment provides a fair, transparent hearing process for residents and property owners seeking exceptions, interpretations, or appeals to zoning regulations.
Learn More About the Board of Adjustment Now
Planning a Sustainable Future for Pitt County
Through coordinated land use and development planning, Pitt County works to protect natural resources, strengthen communities, and guide responsible growth for years to come.
Envision Pitt County 2045
A comprehensive planning effort that sets a shared vision for growth and development through 2045. Building on the 2030 Comprehensive Land Use Plan, it incorporates new community input and data to address housing, transportation, infrastructure, and environmental priorities. The plan guides sustainable, inclusive, and well-connected growth across the County.
Explore the Envision Pitt County 2045 Project Website NowNC 43 South Land Use Plan
Provides a framework for managing growth along the NC 43 South corridor. It identifies suitable areas for residential, commercial, and industrial development while preserving rural character and natural resources. The plan aligns infrastructure and safety goals to support balanced, sustainable growth along this major transportation route.
Review the NC 43 South Land Use Plan NowSouthwest Bypass Land Use Plan
Focuses on development opportunities around the U.S. 264 Bypass corridor. The plan promotes economic growth, protects natural resources, and enhances quality of life for nearby communities through coordinated land use, design guidelines, and transportation planning.
Find More About the Southwest Bypass Land Use Plan Now
Understanding the Rezoning Process
Zoning regulations are rules that say how land may be used. When property owners want to develop or use their land in a way that does not match the current zoning, they must apply for a zoning map amendment. This is commonly called a rezoning.
Requesting Rezoning
An application for rezoning may be submitted through the Permitting Portal. It is strongly recommended that the petitioner meet with the Zoning Administrator before applying. This meeting helps explain how the proposed rezoning may fit with County plans and existing development.
Getting Rezoning Approved
Rezoning requests follow a two-step process.
First, the Pitt County Planning Board reviews the request and makes a recommendation to approve or deny it.
Second, the Pitt County Board of Commissioners holds a public hearing and decides whether to approve or deny the request.
At the public hearing, the following steps usually take place:
- Planning Department staff presents a short report that explains the request, describes nearby land uses and zoning, and shares the Planning Board’s recommendation.
- The applicant and others who support the request are allowed a total of three minutes to speak in favor of the proposal.
- People who oppose the request are allowed a total of three minutes to speak against the proposal.
- The Board of Commissioners may vote on the request, send it to a committee for more review, or take other action based on its rules.
Both supporters and opponents of the rezoning are encouraged to attend the public hearing. Other interested residents may also attend.
Required Notice of a Public Hearing
A notice of the public hearing is required and published once a week for two weeks in the Daily Reflector. The notice is published at least 10 days and no more than 25 days before the hearing date.
In addition, the Zoning Administrator sends first-class mail notices to property owners affected by the rezoning and to owners of properties within 500 feet of the site. A sign is also posted on the property requested to be rezoned.
After the Rezoning Is Approved
Once approved by the Board of Commissioners, the official zoning map is updated to show the new zoning designation. Zoning permits may then be issued for uses allowed under the new zoning.
How Special Use Permits Are Reviewed and Approved
A Special Use Permit is issued by the Board of Adjustment to allow certain land uses listed in the Table of Permitted Uses in the Pitt County Zoning Ordinance. State law requires that an evidentiary hearing be held before a decision is made. This hearing follows formal, court-style procedures.
Evidentiary Hearings
An evidentiary hearing is different from a public hearing used for rezoning requests. It is more formal and follows procedures similar to a court hearing.
The purpose of an evidentiary hearing is to establish facts related to the request, not to collect opinions about whether the request is popular or desirable.
Anyone who speaks at the hearing is considered a witness and must give testimony under oath. Testimony must be based on clear, reliable evidence. Witnesses may be questioned, and expert testimony may be required for technical topics such as traffic or property values.
Before the hearing, Board members may not discuss the case with applicants or other parties. The Board must base its decision only on the evidence presented and the standards in the Zoning Ordinance.
If an applicant shows that all required standards are met and opposing comments do not include factual evidence, the Board is required to approve the request. Appeals of the Board’s decision must be filed with Superior Court.
Applying for a Special Use Permit
An application for a Special Use Permit may be submitted through the Permitting Portal. It is strongly recommended that the petitioner meet with the Zoning Administrator before applying. This meeting helps explain how the request will meet County regulations and whether any conditions may apply.
Getting a Special Use Permit Approved
Once submitted, the application is sent to the Board of Adjustment and scheduled for the next available meeting.
Before making a decision, the Board reviews the application, staff recommendations, witness testimony, and all submitted evidence.
At an evidentiary hearing, the following steps usually take place:
- Anyone who wishes to speak, including Planning staff, is sworn in as a witness.
- Planning Department staff presents a short report explaining the request, nearby land uses, zoning, and any submitted plans or documents.
- The applicant and supporters are allowed a total of three minutes to present testimony and evidence.
- Opponents are allowed a total of three minutes to present testimony and evidence.
- The Board reviews whether the request meets Zoning Ordinance requirements.
Even if the application meets ordinance requirements, the Board may deny the permit if the evidence shows the development would likely:
- Endanger public health or safety;
- Significantly reduce the value of nearby property;
- Not fit with the surrounding area; or
- Not follow adopted land use or development plans.
The Board then votes to approve or deny the Special Use Permit. A majority vote is required for approval.
Required Evidentiary Hearing Notices
The Zoning Administrator sends first-class mail notices to property owners directly affected by the request and to owners of properties within 500 feet of the proposed site. A sign is also posted on the property.
After the Special Use Permit Is Approved
If approved, Planning staff prepares an official order and issues the Special Use Permit. Any decision made by the Board, whether approval or denial, may be appealed to Superior Court.
Understanding the Variance Process
A variance is a form of relief granted by the Board of Adjustment from certain zoning requirements in the Pitt County Zoning Ordinance. A variance may be considered when unique conditions exist on a property and strictly applying the rules would cause unnecessary hardship.
State law requires that a variance be decided through an evidentiary hearing. This type of hearing follows formal, court-style procedures.
State law requires that all of the following conditions be met before a variance may be approved:
- Strict application of the zoning rule would cause unnecessary hardship. The applicant does not have to show that the property has no reasonable use.
- The hardship is due to unique conditions of the property, such as its location, size, or shape. Personal circumstances or conditions common to the neighborhood cannot be used as reasons.
- The hardship was not created by the applicant or property owner.
- The variance is consistent with the intent of the zoning rules and supports public safety and fairness.
- The variance does not expand or create a nonconforming use.
Evidentiary Hearings
An evidentiary hearing is different from a public hearing used for rezoning requests. It is more formal and follows procedures similar to a court hearing.
The purpose of the hearing is to establish facts related to the request, not to gather opinions about whether the request is popular.
Anyone who speaks at the hearing is considered a witness and must give testimony under oath. Testimony must be based on clear and reliable evidence. Witnesses may be questioned, and expert testimony may be required for technical topics such as traffic or property values.
Before the hearing, Board members may not discuss the case outside of the hearing. The Board must base its decision only on the evidence presented and the standards in the Zoning Ordinance.
If the applicant provides factual evidence showing all standards are met and opposing comments do not include factual support, the Board is required to approve the request. Appeals must be filed with Superior Court.
Applying for a Variance
An application for a variance may be submitted through the Permitting Portal. It is strongly recommended that the petitioner meet with the Zoning Administrator before applying to discuss the request.
Getting a Variance Approved
Once submitted, the application is sent to the Board of Adjustment and scheduled for the next available meeting.
Before making a decision, the Board reviews the application, Planning staff recommendations, witness testimony, and all submitted evidence.
At an evidentiary hearing, the following steps usually take place:
- Anyone wishing to speak, including Planning staff, is sworn in as a witness.
- Planning staff presents a short report explaining the request, nearby land uses and zoning, and submitted plans.
- The applicant and supporters are allowed a total of three minutes to present testimony and evidence.
- Opponents are allowed a total of three minutes to present testimony and evidence.
- The Board votes on each required finding for the variance.
Each required finding must receive a four-fifths vote of the Board to be approved. The final decision to approve a variance also requires a four-fifths vote. A simple majority vote is required to deny a request.
Notice Required for an Evidentiary Hearing
The Zoning Administrator sends first-class mail notices to property owners affected by the request and to owners of properties within 500 feet of the site. A sign is also posted on the property.
After a Variance Is Approved
If approved, Planning staff prepares an official order and notes the variance on the zoning permit. Any decision by the Board, whether approval or denial, may be appealed to Superior Court.