Custom home builder in Burgaw, North Carolina.

Here's what Burgaw decides for your lot.

We build new homes and remodel existing ones in Burgaw, from our home base in Southport.

• In the RA, R-20, R-12 and R-7 districts, a house can rise 35 feet.
• Where an ADU is allowed, it can be half the house's size or 800 square feet, whichever is less.
• In a flood zone, a remodel that costs half the house's value in five years can mean raising it.

At a glance

County

Pender County; Burgaw is the county seat

Zoning code

Burgaw's own Unified Development Ordinance (UDO), in town and one mile past the town line

Design wind speed

130 mph, the lowest of Pender's three zones (2018 NC Residential Code)

Flood maps

FEMA's flood maps and the NC Flood Risk Information System (UDO Chapter 14)

Drive from Southport

About 55 miles (75 minutes) via US 17, I-140 and US 117

Residential Contractor License #109520 · Member, Brunswick County Home Builders Association

Burgaw's rules reach a mile past the town line.

Jurisdiction

Town of Burgaw: an incorporated municipality and the Pender County seat, governing town limits and a one-mile extraterritorial jurisdiction under Code of Ordinances Sec. 2-1

Adopted code

Town of Burgaw Unified Development Ordinance: zoning in Chapter 8, flood rules in UDO Chapter 14, Flood Damage Prevention

Permit authority

Town of Burgaw Planning Department and Building Inspections Department inside town limits and the ETJ; Pender County Inspections, Permitting & Planning for the unincorporated county beyond it

Flood-map source

FEMA FIRM panels and the NC Flood Risk Information System, on the basis UDO Chapter 14, Flood Damage Prevention, draws from the Pender County Flood Insurance Study (Sec. 14.4)

Flood protection elevation

Base Flood Elevation plus two feet of freeboard where a BFE is set; at least four feet above the highest adjacent grade in a mapped area with none (UDO Sec. 14.2)

Ultimate design wind speed

130 mph, the 'remainder of the county' zone of the 2018 NC Residential Code, Table R301.2(4), note j; Burgaw lies outside Topsail Township and well west of the Intracoastal Waterway

Burgaw is governed by its own Unified Development Ordinance, adopted separately from the Pender County UDO. That authority reaches past the town limits into the extraterritorial jurisdiction, or ETJ: a ring of land the town's code also covers. Inside town limits and that ring, Burgaw's ordinance governs in place of the county's. Section 2-1 of the town's Code of Ordinances sets the ring at one mile out from the town boundary, on every side. It carries the town's zoning ordinance, subdivision regulations, the state building code and the town's inspection department into the ring. A parcel just past what looks like the town line can still fall under Burgaw's review. The official ETJ map, kept by the town clerk, decides it.

Inside that footprint, the zoning runs on a handful of residential districts: RA, R-20, R-12 and R-7. Each has its own table of minimum lot area, frontage and yard setbacks, in the UDO's Section 8.13. R-7, the tightest of the four, covers much of the original in-town grid. It sets a 7,000-square-foot minimum lot, with 60 feet of frontage. R-12 steps up to 12,000 square feet and 75 feet of frontage. R-20 and RA move into acreage territory, RA sized to a full acre. Setbacks scale with the district too: tighter on an in-town R-7 lot, deeper on an RA parcel at the edge of town. Corner lots, cul-de-sac lots and older lots of record follow their own rules in the same section. The site analysis reads those rules before a design assumes an envelope.

R-7 district (in-town)

7,000 sq ft minimum lot, 60 ft frontage, 25 ft front / 12 ft side / 10 ft rear yards, with 5 ft added to the side yard for each story above two (Burgaw UDO Sec. 8.13)

R-12 district

12,000 sq ft minimum lot, 75 ft frontage, 25 ft front / 15 ft side / 20 ft rear yards (Burgaw UDO Sec. 8.13)

R-20 and RA districts

20,000 sq ft minimum (RA: one acre), 100 ft frontage, 50 ft front / 20 ft side / 40 ft rear yards (Burgaw UDO Sec. 8.13)

Height limit

35 ft maximum in the RA, R-20, R-12 and R-7 districts (Burgaw UDO Sec. 8.13); the PUD district allows 45 ft or three stories and the two industrial districts 55 ft

That same section caps building height at 35 feet across the RA, R-20, R-12 and R-7 districts. Those four districts cover most of the housing stock in and around town. Other districts carry their own figures. Chimneys, flagpoles, ventilators and antennae sit outside the height table altogether. A detached garage or accessory building of 500 square feet or less gets a lighter rule than the principal structure. It can stand as close as five feet to a side or rear line. On a corner lot's street side, the setback runs deeper. Anything larger meets the district setbacks a house would. Fences take their own line in the same section: six feet in a side or rear yard, and four feet in a residential front yard. The finished side faces out. Along a street right-of-way, the permitted materials are wood, stone, brick, decorative concrete block, wrought iron, or a product resembling one of them.

Burgaw runs its own permitting. The town's Planning Department administers the UDO. The town's own Building Inspections Department, at 103 North Walker Street downtown (910-259-9934), issues permits and performs inspections across town limits and the ETJ. Inspections on a Burgaw project are requested through that same office. Pender County's Inspections, Permitting and Planning division, which also works out of Burgaw, covers the unincorporated county outside that boundary.

A special use permit, which an accessory apartment on an R-7 or R-12 lot needs, goes to a quasi-judicial public hearing. There, the deciding board weighs the evidence in the record and rules much as a court would. The Board of Adjustment decides minor special use permits and hears appeals; the Board of Commissioners decides major ones. Larger applications, a subdivision among them, first pass a Technical Review Committee chaired by the Town Planner.

Two smaller provisions in Section 8.13 show how Burgaw enforces its table. Any structure over 500 square feet built closer than twice its required setback owes the Town Planner a foundation survey. A professional land surveyor prepares it, and it is delivered within 21 days of the foundation being completed. Where a good-faith error has already put a wall out of position, the Town Planner can grant an administrative deviation. That deviation runs up to 10 percent of the required setback, or 24 inches, whichever is smaller.

A 1920s bungalow or a 1960s brick ranch is worth renovating first.

Much of Burgaw's older housing stock makes renovation the first question worth asking. Burgaw's National Register district alone spans the late nineteenth century to the middle of the twentieth. The blocks beyond it fill in with the plainer stock that came after: real houses, built to the standard of their decade. Many of them are due for an envelope and a mechanical system the decade never gave them. At that age, renovating a house on the grid is usually performance work: the envelope, the air sealing and the mechanical system.

A house inside the historic district raises its own questions before the first wall gets opened. Its National Register listing is federal recognition of the district. Burgaw's UDO gives the Board of Commissioners power to adopt design guidelines for a Historic Preservation Overlay District. None of the overlay districts in its zoning chapter, Section 8.6, is a historic one. So the town reviews a house there against the same zoning table as its neighbors. The street face, the porch and the proportions that tie the house to that district are still worth protecting through the renovation.

The performance work usually happens out of sight. It is air sealing at the sill, the attic plane and every penetration. It is insulation upgraded to a level the original framing was never built to carry. It is mechanical equipment resized to the tighter envelope that results. Getting the drying path through an old wall right decides whether the wall dries, or hides a problem behind a fresh coat of paint. That means knowing what layer dries which direction, and what a new interior finish does to that path.

Where a lot sits inside a mapped flood zone, a renovation can cross into a different regulatory category, called a substantial improvement. It crosses once its cost reaches the Section 14.2 line: 50 percent of the building's market value, land excluded, counted across any five-year period. Cross it, and the existing house is held to the same elevation standard as new construction. The same definition carries an exception that matters on the grid in particular. An alteration to a historic structure can fall outside that rule. Under the ordinance, a historic structure includes a house certified as contributing to a National Register district. The exception applies if the work keeps the structure's historic designation and is approved by variance under Section 14.15. Whether a given house qualifies is the floodplain administrator's call. So is whether a given scope trips the threshold. Both calls are made before a permit is issued.

New construction in Burgaw fills in the grid one infill lot at a time.

Burgaw still has room for new construction inside its own boundary, on two kinds of ground. One is an infill lot inside the R-7 or R-12 grid, where an older structure has come down. The other is an edge parcel in the RA district, where the town's acreage-scale setbacks apply instead of the tighter in-town table. An infill lot is worked inside an envelope the neighbors on both sides already set. An edge parcel has more room to move, but a fifty-foot front yard to give back, and often no tap at the road.

An infill lot inherits the character of the grid around it, whether a design leans into that or argues with it. The district table sets the floor: minimum lot area, frontage, the yard setbacks. The 35-foot cap sets the top. Between the two, the practical work is fitting a house that reads as part of the street. That street was platted for smaller houses than many households now want. The work is mostly proportion, and it is usually solved in the roof.

An edge parcel carries a different list from an infill lot, and most of it is invisible from the road. Longer utility runs. A driveway that has to be engineered. Stormwater that has nowhere to go but the ground it fell on. And, where the town's taps have not reached, a drainfield sized to the soil before the floor plan is settled. The pre-design site analysis prices it while the parcel is still a decision.

An accessory dwelling unit, or ADU, is a real path in parts of Burgaw, and the UDO is specific about which parts. Section 8.15 calls it an 'Accessory Apartment', a use of its own. It is a complete, independent unit with a kitchen, sanitation and sleeping space. It can sit inside the house, be added onto it, or stand detached on the same lot. Guest houses and mother-in-law suites count as one, too. The section lists three districts where that use is allowed by right, subject to its standards: RA, R-20 and B-1. B-1 is the Central Business District at the center of town. In B-1 the unit can also sit on an upper floor of, or behind, a commercial building. Section 8.5 describes that district as taking in some of the residential lots inside the National Register district too. The Section 8.15 standards that come with it:

• Size: no more than 50 percent of the principal structure or 800 square feet, whichever is less
• Setback: at least ten feet from the side and rear lot lines for a detached unit
• Utilities: adequate water and sewer, or an approved septic system
• Entrance: on the side or rear of the house, for an attached unit
• Form: subordinate to the house. If detached, it must be architecturally compatible in roof pitch, wall and trim material, style and window details. A manufactured home does not qualify.
• Parking: off-street, for any vehicles the occupants own

That list leaves out much of the in-town grid, where R-7 and R-12 zoning is common. Neither district is one of the three. Section 8.16 covers those two districts, along with PUD and O&I. The Section 8.14 use table agrees: there, an accessory apartment needs a minor special use permit. The Board of Adjustment hears it, in the same quasi-judicial process the town uses for any special use. That process runs on four findings of fact, an evidentiary record, and the board's power to attach conditions stricter than the written standard. The 50-percent-or-800-square-foot cap applies there as well. The owner of a typical R-7 or R-12 grid lot applies for an accessory apartment and makes the case for it. An RA or R-20 parcel is different. Those are the lower-density districts where many of the larger lots toward the edge of town sit. There, the code allows one by right under the Section 8.15 standards alone, and the same holds in B-1.

On an RA parcel, the utilities item in that list is the one to watch. Section 8.5 describes the district as not typically served by public water and sewer. So the drainfield question an edge parcel already raises comes back, with a second unit attached. An approved septic system is typically what an accessory apartment there depends on. Wherever the lot sits, the zoning district comes first. Which of the two tracks a parcel is on comes off the town's zoning map. We read it before a design for an accessory apartment gets past a sketch. After that, an accessory apartment runs the same review any other structure does. That means the same table, the same inspections, and the same flood chapter if the lot is mapped.

A detached garage, workshop or studio that no one sleeps in is a different use. The UDO allows it in every residential district, R-7 and R-12 included. Section 8.15 bars residential occupancy in it. It caps the structure at half the gross floor area of the house, unless the Board of Commissioners grants a major special use permit. No more than two are allowed on a residential lot. Inside the Central Fire District downtown, the fire marshal approves the plans before a zoning permit issues. Section 8.13 then gives the smaller ones the friendlier line. At 500 square feet or less, one can stand as close as five feet to a side or rear line. Only above that size does it owe the district setback in full. That gap is wide enough to matter on a narrow in-town lot.

Tropical Tides is based in Southport, about 75 minutes from Burgaw by US 17, the I-140 bypass and US 117. In Burgaw we build with the trade partners Tropical Tides directs, under North Carolina Residential Contractor License #109520. We're Brunswick County Home Builders Association members, and 910-946-5512 reaches us.

Burgaw's courthouse-square grid still sets the size of a lot.

The town itself is a courthouse-square grid of narrow platted lots, ringed by larger parcels at the edge of town. It sits well inland from the barrier islands the rest of Pender County is better known for.

The town still reads as a county seat. A grid of platted streets fans out from the courthouse square, where the county government sits. On the western edge of downtown stands the depot the Wilmington and Weldon Railroad built around 1850. It is the oldest building in the historic district. Between the square and the depot, the Burgaw Historic District covers roughly fifty-seven acres of listed streetscape, on narrow lots. Its houses run from the late nineteenth century to the middle of the twentieth, Gothic Revival and Queen Anne among them.

That grid is the fact a design in Burgaw starts from. In-town lots inside the historic core run narrow and deep. They were platted before anyone thought about a two-car garage. The buildable envelope on one of them owes less to the lot line than to what already stands next door. That includes a neighbor's porch, a mature oak, or an old setback line. Move a few blocks out, past the last platted street, and the lots open up. The edge of town carries larger parcels zoned for lower density, some still wooded. There, the design questions start to look like the ones a wooded parcel in Rocky Point or an inland lot near Atkinson raises. Currie, southwest of town, and Castle Hayne, south along US 117 in New Hanover County, sit in the same rural-to-suburban range.

Pender County split from New Hanover in 1875, and the railroad offered land for a town if its Burgaw Depot stop became the county seat. That deal is why the depot and the courthouse still sit a few blocks apart. Burgaw sits in blueberry country, and the NC Blueberry Festival still brings the county in around the square each year.

Building ground in and around Burgaw comes in three broad kinds:

• A narrow, deep in-town lot inside the original grid, where the buildable envelope is set as much by neighboring structures as by the zoning line
• A larger RA parcel past the last platted street, often still wooded, where the acreage-scale yards apply instead of the in-town table
• A lot inside the historic district, carrying both the town's dimensional standards and a National Register listing

Burgaw's flood map follows the Northeast Cape Fear.

The Northeast Cape Fear River runs east of town. UDO Chapter 14, Flood Damage Prevention, sets the town's Special Flood Hazard Areas: land with at least a 1 percent chance of flooding each year. The source is the Flood Insurance Study for Pender County, dated February 16, 2007. The state produced it under its mapping partnership with FEMA, and the town adopted it by reference, with the digital data that came from it. Any later revision to that mapping has to be picked up by the town within three months of being issued. That basis follows the ground itself. Land annexed into Burgaw, or drawn into its extraterritorial jurisdiction after the fact, inherits the same flood-map basis the rest of town already carries. That holds regardless of when the corporate limit moved.

Inside town, the Osgood Canal runs through the middle of Burgaw, and the town has built a 2.6-mile greenway loop along it. On an in-town lot, how close that channel runs and which direction the ground slopes toward it are drainage questions the site analysis answers first.

Where a lot falls decides what the flood ordinance asks of it, and that is a parcel-level question. The Base Flood Elevation, or BFE, is how high the water rises in a flood with a 1 percent chance of happening in any year. On a mapped lot where FEMA has set one, Section 14.17 covers new construction and any substantial improvement. It holds the reference level, the top of the lowest floor, to the regulatory flood protection elevation. Section 14.2 defines that elevation as the Base Flood Elevation plus two feet of freeboard, the extra height the ordinance adds above it. In a mapped area with no Base Flood Elevation, the same definition puts that elevation at least four feet above the highest adjacent grade. A Zone AO area of shallow flooding works from FEMA's Flood Insurance Rate Map, or FIRM, instead. There, Section 14.22 sets the reference level at the depth number shown on the map, plus the same two feet, above the highest adjacent grade. Which of the three a given lot answers to is printed on the FIRM panel for that parcel. The town's floodplain administrator confirms it before a floodplain development permit issues.

On the approximate Zone A stretches of the river and its tributaries, FEMA never established a Base Flood Elevation at all. There, Section 14.19 draws a hard line. It bars fill, new construction, substantial improvement and new development within 20 feet of either side of the top of the bank. The same bar reaches within five times the width of the stream, whichever distance is further. An exception applies if a registered professional engineer certifies, with technical data, that the encroachment will not raise flood levels during the base flood discharge. The ordinance then works down a stated priority order of data sources, to arrive at a base flood elevation anyway.

Burgaw's river actually floods. In September 2018, during Hurricane Florence, the gauge on the Northeast Cape Fear at Burgaw crested at 25.58 feet. That is more than three feet above the crest Hurricane Floyd had set in 1999.

Wind changes between Burgaw and the coast by a specific rule. Note j to Table R301.2(4) of the 2018 NC Residential Code splits Pender County three ways. It runs 150 mph east of the Intracoastal Waterway, 140 mph in Topsail Township west of it, and 130 mph in the county's remainder. Burgaw sits in that 130 mph zone. That speed is also the threshold in Section R301.2.1.1. At or above it, a house must be designed under one of the methods that section lists. Those include the Wood Frame Construction Manual, ICC 600, ASCE 7 and the International Building Code. The list ends with the residential code's own high-wind and coastal chapters, 45 and 46. Pender is among the twenty North Carolina counties subject to the Coastal Area Management Act, or CAMA. A CAMA permit applies only inside an Area of Environmental Concern. This far up the Northeast Cape Fear, that AEC means a narrow shoreline band along the river. An in-town lot away from the water sits outside it. Pender has no local permit officer on the state's list, so where an AEC does reach a lot, the Division of Coastal Management's Wilmington office settles it and issues the permit.

On an inland, river-adjacent site, moisture planning gets treated as seriously as it would on the coast. Drying potential on a river lot lays out why drainage and drying matter as much as flood elevation, once construction is underway.

A narrow Burgaw lot gets solved inside the envelope it already has.

On a Burgaw lot, a written site analysis delivered before design covers flood zone, wind exposure, sun path and view corridors. It also covers whatever rules attach to that parcel. A courthouse-grid lot starts from its own envelope, its oaks and its drainage. That is the same principle behind new construction that starts from the lot.

On a platted grid lot, the first task is finding the real dimensional envelope. That means knowing the district, and which row of the Section 8.13 table governs it. It also means knowing whether the lot is a corner lot, or a prior lot of record with its own rules. And it means knowing how much buildable area a mature canopy leaves, where those oaks, older than the house beside them, are worth keeping. A narrow in-town lot rarely has room to move the footprint. It gets solved inside the envelope already there.

Drainage is the second task. On a canal-adjacent or low-lying in-town lot, it carries real weight. One question is which way the ground slopes. Another is whether the Osgood Canal or a connected ditch is the natural outlet. A third is what happens to that water during a slow-moving storm. The site analysis answers all three before a floor elevation gets drawn.

Utility connection is the third, and it is a genuinely local question. Burgaw operates its own water and sewer utility inside town limits, separate from Pender County Utilities and drawing its drinking water from deep wells in the Black Creek Aquifer, and where that service reaches a lot, well-and-septic sizing drops out of the design constraints entirely, a real difference from a rural Pender parcel, where the drainfield has to be sized to the soil before the floor plan is settled. Toward the edge of the ETJ, we confirm service with the town for that parcel.

Sun path and shade work differently here too. A mature canopy on a historic-district lot is worth designing around. It shapes daylighting, cooling load, and how a porch gets used through a Carolina summer. The analysis reads the canopy the way it reads the flood map, as a condition the design responds to. That reading is documented before the first line is drawn, and kept in the private workspace each client holds.

Inland at 130 mph, we still pursue FORTIFIED Gold in Burgaw.

Past the last platted street, Burgaw gives way to a mix of woodland and open farm fields. That open ground is what a wind engineer reads first here. The mapped speed is 130 mph, the lowest of Pender County's three zones. A mapped speed belongs to the zone; the lot-level variable is exposure, meaning how open the ground upwind of the house is. A house on the in-town grid can be screened by neighbors and old oaks on every side. An RA parcel can have open field running to windward. The two can sit in different exposure categories, and the engineer designs each to its own pressures. An exposed inland roof has weak points that a 130 mph wind finds too. Wind-driven rain reaches it in the same storm that crossed the beach first. In 2018, the storm that flooded Burgaw from the river had come ashore near Wrightsville Beach.

The code eases off here in one specific way. Section R4601.1 of the NC Residential Code applies Chapter 46, the state's coastal and floodplain construction chapter. That chapter reaches coastal high hazard areas, ocean hazard areas, regulatory floodplain areas and the 150 mph wind zone. At 130 mph, Burgaw reaches Chapter 46 only through the flood map. A lot inside the mapped floodplain along the river or the canal takes it on. A lot on higher ground a few streets back does not. The high-wind design R301.2.1.1 requires applies either way. What drops away on an unmapped lot is the coastal chapter layered on top of it. The FORTIFIED Gold roof and load path is how comparable detailing comes back in. That means a sealed roof deck, protected openings, and a continuous load path from roof to foundation. Every Tropical Tides project pursues it, and an independent evaluator checks the work. In Burgaw, that detailing is the part of the coastal standard the code stops asking for at this distance, kept on purpose.

Airtightness is the second half of the standard. Burgaw gets less of the sea breeze that moves air through a house on the islands. The code's energy chapter puts Pender County in Climate Zone 3A, and marks it warm-humid in Table N1101.7. In town, that reads as a long, hot, humid season, with still air. Every Tropical Tides project carries a sub-1.0 ACH50 airtightness target, well below what the energy code asks for. It is a design target carried into construction, and stays one until the blower door on that house reports the number.

That target does real work in a climate like this one. A tight, continuous air barrier keeps humid outdoor air from finding its way into wall cavities. There, unseen, it would otherwise condense. That hidden condensation is behind many of the moisture problems a decades-old house in this climate develops. A tight envelope also lets the mechanical system do less work chasing infiltration. That is what lets equipment be sized to the load that is actually there. It is also why a tight house still feels open.

At 130 mph, a Burgaw lot meets the code's coastal chapter only where the flood map puts it.