1. Who is Riptide Builders?
Riptide Builders, headquartered in Sunset Beach, is a veteran-owned residential building company that employees nearly 20 people in Brunswick County. Since our founding in 2009, we have lived by the governing philosophy “to develop and to build innovative homes which meet and exceed the needs of today’s clients.” We are committed to quality and customer service. As the builder and developer of Sea Trail, Riptide Builders can ensure high-quality land plans and residential construction to further protect and enhance the Sea Trail community.
2. What is included in the Sea Trail plan?
Riptide Builders purchased the property in 2020 with plans to bring the original Sea Trail plan to life and to breathe new energy into the community, including providing the amenity upgrades so desperately needed.
Our plan will secure Sea Trail long into the future by:
o Improve and expand existing amenities, including the addition of more pickle ball courts and expanding the amenities at the existing Maples Amenity Center.
o Add wide sidewalks throughout our new development areas, enabling residents to safely explore the neighborhood and even reach downtown Sunset Beach by sidewalk.
o Build top-of-the-line pools, clubhouses amongst many more amenities within our new development areas.
o Activate ponds and river with observation decks, benches and picnic areas.
o Enhance green spaces by adding walking trails, pergolas, fire pits, dining areas, and other amenities.
o Build thoughtfully designed, high-end single-family homes, townhomes, and condominiums. New, diverse housing that was planned all along is necessary to support our golf courses and to revive our dining operations.
o Helping keep, maintain, and improve all three golf courses.
o Helping re-upfit and re-open the convention center for events and community use.
Riptide Builders is working hand-in-hand with the Sea Trail Master Association to rehabilitate entries to the Sea Trail community, retrofit street signs, install wayfaring signage, repair stormwater systems, and dramatically enhance the chapel’s grounds.
3. When will the new amenities be built?
We are eager to get started on bringing the Sea Trail plan vision to life. We hope the town of Sunset Beach is willing to come to the table, so that we can work things out and move forward with these plans as quickly as possible. If not, we will continue to request partial de-annexation in order to make Sea Trail the gem it can and should be for our current and future residents.
4. Are you getting rid of the golf courses and replacing them with condos?
No! We have no plans to turn the golf courses into residential lots, as some have feared. Sea Trail’s beautiful golf courses are a fundamental part of why we made this investment. Properly maintained, if not improved, golf courses are a major part of our plans for the future of Sea Trail. Suggestions to the contrary are false. In fact, the Jones and Byrd courses are protected under our North Carolina state stormwater permits, and the Maples course is not suitable for development. We cannot bring the Sea Trail plan to life without them.
We do need more housing, as originally planned and approved, to support Sea Trails golf operations—which is true of every golfing community—and to revive, sustain, and add to our restaurants. Our neighborhoods and golf courses support each other, and all of them need to be healthy for Sea Trail to excel. Diverse quality development is crucial to making this important eco-system obtainable.
5. Sunset Beach is already crowded, and this will just make it worse. What do you have to say to that?
Sunset Beach is a wonderful place to live, visit, and vacation, and we want to keep it that way. The fact is that the Sea Trail community, planned for more than 40 years, has been left dormant for far too long, which has hurt the community. Our aim is to complete it thoughtfully, adding long-sought amenities throughout: pools, club houses, walking trails, green spaces, and locally owned restaurants and businesses. Without completing Sea Trail in its entirety, the amenities so many of you value will continue to deteriorate.
Moreover, we are proposing development that is significantly less dense than projects the town has previously approved. For example, our Pelican Preserve (aka tract 6) sub-community was previously approved for a 500+ unit condominium development. Instead, we plan to build approximately 175 high-end single-family homes.
As Sunset Beach residents, we are striving to keep the wonderful spirit of this community alive, while adding the HOA and commercial amenities the community desires. Our plan includes wide sidewalks that would make it possible to go downtown in a golf cart or a bike instead of a car, truck, or SUV, relieving the parking shortage downtown.
The question is not whether more growth is coming to Sunset Beach—the question is what kind of growth. We believe it makes sense to complete Sea Trail in conjunction with its original vision and plan but improving on it with even more and better amenities.
6. Why are you trying to de-annex the Sea Trail property?
Sea Trail was dormant for far too long. We made significant investments in this community because we believe in Sea Trails high quality diverse development and all that it offers to the community and business within its walls.
Unfortunately, despite our concerted, good-faith effort to work with the town of Sunset Beach, the town has made it clear that it will not allow us to bring the vision you expect to life. Therefore, we have been forced to pursue the request of de-annexing the undeveloped portions of Sea Trail, so that we can complete it and improve it for current and future residents alike.
This decision was made after extensive discussion, due diligence, and consideration, and we are confident that it is in the best interest of all of Sea Trail and its residents.
We have received a large outpouring of support with what we want to bring to Sea Trail and are confident that the community wants to see Sea Trail reach its maximum potential. We are prioritizing high quality land plans and construction that create jobs, increase property values, stabilize and enhance business, all while adding amenities for the entire Sea Trail community to enjoy. We hoped this would be supported by the Town, not roadblocked.
7. What does de-annexation actually mean?
If the State of North Carolina approves de-annexation, the undeveloped and commercial property within Sea Trail will no longer be incorporated within the town of Sunset Beach. Instead, these areas of Sea Trail will simply be in unincorporated Brunswick County, receiving most county services as it does now.
After de-annexation, life in Sea Trail will feel the same. For example, the community already receives water and sewer services from Brunswick County, which will continue. The Brunswick County Sheriff’s Department, a large police force with expertise in providing services to communities throughout the county, will provide law enforcement for the community. And we will continue to pay appropriate tax rates and fees to ensure the local fire district will continue to provide fire protection for the community.
The Sea Trail community HOAs will continue to manage and maintain the private roads and facilities throughout the community. And, with additional homeowners and resources to pour into the HOAs, we expect this maintenance to increase and better meet the needs of the community. The town would continue to maintain any of its current roadways while any new roads would be private.
8. Why can’t Sea Trail be built without de-annexation?
We have made significant investments in this community, because we believe in a high quality, diverse development plan that unlocks the full potential of Sea Trail and all that it offers to the community and businesses within Sea Trail.
Unfortunately, despite our concerted, good-faith effort to work with the Town of Sunset Beach, the town has made it clear that it will not allow us to bring the vision you expect to life. Therefore, we have been forced to pursue the process of de-annexing the undeveloped portions of Sea Trail, so that we can complete and improve it for current and future residents alike.
This decision was made after extensive discussion, due diligence, and contemplation, and we are confident that it is in the best interest of all of Sea Trail and its residents.
9. What is included in the de-annexation?
All undeveloped and commercial property within Sea Trail is included in the de-annexation request. None of your property will be de-annexed, and Sea Trail will remain a single cohesive community. Moreover, because this will allow us to finally move forward with long-stalled elements of the plan, Sea Trail will continue to grow in a cohesive, thoughtful, and harmonious way.
10. What is the timeframe for de-annexation?
The timeline for de-annexation is dependent on the will of the General Assembly and the pace at which legislators move through pending legislation this biennium. We expect the 2021 Long Session will adjourn in late summer. Practically speaking, the de-annexation bill will be eligible for consideration through the end of the 2022 Short Session of the General Assembly if it is not passed before then. As it is currently written, the bill would become effective June 30, 2021.
11. Will my property be de-annexed?
None of your property will be de-annexed, and Sea Trail will remain a single cohesive community. Moreover, because this will allow us to finally move forward with long-stalled elements of the development plan, Sea Trail will continue to grow in a cohesive, thoughtful, and harmonious way.
12. What will happen if Sea Trail is not de-annexed and the town continues to refuse to cooperate with its owners and developers?
Several alternative outcomes are distinctly possible, none of them good for Sea Trail’s homeowners and residents.
For one thing, if the community cannot be built out as originally planned and approved, then current amenities will not be restored or upgraded, new amenities will not arise, and the stability of the golf operations will be at risk.
Under another potential scenario, the undeveloped property could be sold to a different developer from elsewhere without the desire or the means to complete the development to the high standards that you expect and Riptide Builders intends. As you might be aware, that has occurred at several other communities nearby.
13. Why is the Town of Sunset Beach changing ordinances that make it difficult to move forward with Sea Trail’s development plans?
We cannot speak for the town of Sunset Beach and the town council’s decisions. We have made significant investments in this community, because we believe in the completion of Sea Trail with diverse high-end development and construction all that it offers to the community and businesses within Sea Trail.
Unfortunately, despite our concerted, good-faith effort to work with the town of Sunset Beach, the town has made it clear that it will not allow us to bring the vision you expect to life. Therefore, we have been forced to pursue the process of de-annexing the undeveloped portions of Sea Trail, so that we can complete and improve it for current and future residents alike.
This decision was made after extensive discussion, due diligence, and contemplation, and we are confident that it is in the best interest of all of Sea Trail and its residents.
14. What will the town not permit you to do? / What is the town objecting to?
Since purchasing the property in mid-2020, Riptide Builders has made every attempt to work with the town of Sunset Beach on permits and approvals to move forward with our development plans for Sea Trail.
Our experiences in other communities led us to expect the town to embrace thoughtful development that would elevate property values and allow us to improve and add amenities for Sea Trail residents. Unfortunately, town officials have obstructed our efforts at every turn, while simultaneously ignoring our written and verbal requests to meet and chart a path forward.
Meanwhile, the town is making approvals for additional buildout subject to burdensome and expensive new requirements—such as changing the rules on lot sizes and housing types—that threaten to strangle our efforts before they can get off the ground. Moreover, they’re rushing through regulatory changes without seeking or accepting any input from Riptide Builders or other stakeholders.
For example, the Townhomes at Eastwood Bluffs at Sea Trail was planned and approved in 2006 as 22 buildings with 88 townhomes. At that time, two buildings were completed, two additional building foundations were poured, and the pool house and gazebo area were partially constructed. Then, the property went bankrupt, and this project stalled.
After purchasing Sea Trail in 2020, Riptide brought this project back through the planning board approval process with the Town of Sunset Beach in order to make any changes deemed necessary by the Town given the lapse of 14 years since the beginning of the project. In January 2021, we received unanimous planning board approval for the remaining 20 townhome buildings (80 townhome units).
Very shortly after receiving this unanimous approval, Riptide brought forth the plat for signature and recording to the Town. Despite two approvals for this project over its lifetime, the Town determined they would not sign the plat and allow for the construction of these planned townhomes.
It is important to understand that the Town has approved townhomes within Sea Trail and Sunset Beach for decades. There have been no ordinance changes that would lead to declining this approval.
We at Riptide have done our due diligence and have provided the Town multiple examples of approvals of townhomes throughout the community, but we continue to be thwarted.
Eight units in two buildings are occupied, and water and sewer utilities are already in place for the entire project. The town now approves the project if we build out the remainder as condos, not townhouses, which would be unfair to those homeowners already there. We aim to complete the townhome project and add enhanced amenities to this sub-community.
We at Riptide Builders believe the best plan for the community is to keep the original townhome plan at Eastwood Bluffs. The town’s approach not only violates Sea Trail’s plan, it also hurts the existing townhome property owners, as it only lowers the value of the property (and the town’s resulting tax base) and makes it impossible for the existing townhome residents to access the sub-community amenities.
The town, however, will not allow us to finish this project unless we convert it from townhomes to condominiums or start the process over, this time going through a costly special-use permitting process.
The town is requiring a new special-use permit and a hearing with the Board of Adjustment for the Townhomes at Eastwood Bluffs. Based on past approvals and the Unified Development Ordinance (UDO), the town does not appear to be applying local ordinances properly in this instance, as in others.
In another case, a text amendment proposed by the town this April would increase certain side setbacks for single-family homes. This would dramatically affect the development of homes in Sea Trail and the Sunset Beach community as a whole.
For example, the Byrd Watch sub-community, which was approved by the town in 2020, includes plans for 49 single-family homes. Of those, 35 lots have already been pre-sold to families who are in the process of planning their homes. The town’s new setbacks would require us to re-plan the entire Byrd Watch area mid-stream, and those homeowners’ plans would be wiped out unfairly.
This change would require builders to rely on front load garage floor plans instead of more attractive courtyard and side load garage plans to adequately meet the new amendment. We want to build high-quality, beautiful homes of varying design, but this amendment makes that much more difficult.
Action like this are being taken at an unprecedented speed without public input or consideration for the impact these actions will have on the community.
15. Is it possible to work things out with the town, not de-annex, and still move forward with the Sea Trail project?
We continue to make every effort to work with the town to move forward with the Sea Trail project. Our main priority is to bring the Sea Trail plan to life, so that the community can enjoy the amenities it deserves—with beautiful homes, cohesive planning, well-maintained golf courses, a vibrant convention center, top-fight amenities, and first-class dining. In this season of renewal, we’re as excited as ever about Sea Trail’s destiny as a special place to live, work, relax, and enjoy life.
16. Will the new Sea Trail look like a tract housing development?
We want the same things desired by current and future Sea Trail homeowners: a beautiful, well-planned neighborhood. Our design criteria and architectural standards will help ensure that there are varying designs that adhere to high-quality visual standards. We are also releasing lots for individuals to utilize other builders for custom construction that adheres to our architectural guidelines.
Riptide Builders has built dozens of high-quality, diverse homes in the Sea Trail community over the past five years, helping to drive up interest and property values within the community. It is our goal to develop quality land plans with quality diverse homes and architecture just like what Sea Trail has today.
17. Will you be cutting down trees?
We understand that natural beauty is part of what makes Sea Trail a great place to live. Our plans include greenspace areas, tree conservation, and landscape enhancements throughout Sea Trail. We want the same things desired by current and future Sea Trail homeowners: a beautiful, well-planned community.
18. Can we stop the de-annexation?
De-annexation was not our preferred route for the future of the Sea Trail community. Unfortunately, despite our concerted, good-faith effort to work with the town of Sunset Beach, the town has made it clear that it will not allow us to bring the vision you expect to life. Therefore, we have been forced to pursue the process of de-annexing the undeveloped portions of Sea Trail, so that we can complete and improve it for current and future residents alike.
This decision was made after extensive discussion, due diligence, and contemplation, and we are confident that it is in the best interest of all of Sea Trail and its residents.
We hope that you share our vision to create a beautiful, well-planned neighborhood for the community to enjoy.
19. How will Sea Trail get water and sewer after de-annexation?
Similar to the rest of Sunset Beach, Sea Trail will continue to receive water and sewer services from Brunswick County Utilities, as it does now, if the de-annexation is granted.
ADDITIONAL FAQs
May 4, 2021
1. Are you eliminating the driving range and replacing it with new development?
In collaboration with golf course owners, we will develop a brand new, state-of-the-art practice facility for the Sea Trail community.
The land currently housing the driving range, Gulls Landing, has always been intended for future development of single-family homes, as it is located in a major ingress/egress point of the Sea Trail community. That said, we do not intend to eliminate the current driving range before a new practice facility is complete. We are committed to ensuring that all Sea Trail residents and guests always have access to a practice facility. We have several standalone tracts ideal for this type of facility, and we look forward to planning and discussing next steps with the community as things progress.
2. Why are you trying to change the Town’s development rules for your benefit?
We are not trying to change the Town’s development rules for our benefit. We purchased the Sea Trail property in mid-2020 and developed our vision for the future of the Sea Trail property based on previous Sea Trail plans and in accordance with zoning and other regulations in effect at the time.
Since purchasing, the Town has changed ordinances and development parameters that make it difficult, if not impossible, to move forward with the original vision for Sea Trail. We have sought compromise with the Town and have been met with what we feel is hostility and a refusal to find common ground.
We are simply asking for the property rights we were afforded when we purchased the property, rather than having to make a multitude of changes and jump through myriad hoops to bring our thoughtful vision for the Sea Trail community to life.