Residents deserve open communication and direct access to their elected officials. I support establishing regular town hall meetings where community members can ask questions, share concerns, and stay informed about the decisions impacting Surf City.

The three-minute allocation for public hearings is insufficient for many, particularly given the perceived lack of engagement and alignment from elected officials.

I propose hosting a minimum of two town hall-style Q&A sessions per year, structured as round-table discussions rather than elevated panel formats, to facilitate direct engagement, foster open dialogue, and ensure elected officials can actively listen to and address constituent concerns in a collaborative setting together with the community members. We can accommodate a biannual community engagement schedule.

Residents deserve transparent leadership and increased accountability and better communications from those entrusted to make decisions that impact our community, finances, and future. I have a proven track record of those accomplishments.

My focus is on smart investments, responsible growth, and achieving measurable results that improve quality of life while protecting the character of Surf City. ROI benefits everyone, but there have been many missed opportunities to make the most of our investments.

Let’s talk about this topic that might be uncomfortable for some. (not I).

Yes, we are restricted by state law when it comes to imposing those fees.

Yes, there has been precedent set, therefor it is not impossible.

I would like to explore the Impact fee structure, that many believe and say we cannot impose. Not true. Difficult? Yes. However, precedent has been set

the NC General Assembly authorized three counties to impose impact fees: Catawba, Chatham, and Orange. NC legislative summary

Orange County’s authorization was later repealed in 2017.

• Chatham County: Its educational impact fees pay for new schools or added school space needed because of residential growth. Eligible costs include land, construction, design, equipment, and related financing. They cannot pay for school operating expenses or routine maintenance. The reason is to have new housing contribute toward the additional school capacity it creates demand for. County ordinance

• Catawba County: Its special law authorizes facility fees for schools, parks, water and sewer, drainage, sidewalks and road rights-of-way, EMS facilities, fire stations, cultural facilities, and solid-waste facilities. The purpose is to have new construction pay an equitable share of the additional facilities it requires. Money collected must be reserved for the facility it was charged for. (not verified that Catawba fees go to this use)

We just need strong leadership with a spine, together with the people to rise up and demand help from State law makers.

You often hear me talking about "smart development" it's not just a talking point for me, it's a mission and this is part of that HUGE mission.

Is it the cure-all for the school infrastructure crisis in Eastern Pender and Surf City? Of course not.

However, if we don’t explore additional revenue sources fast, you can be sure on:

(as a few are currently calling for)

*Sales Tax increase

*Property Tax Increase

*Bonds AKA a TAX

*Continued misery in our schools

63 shovel ready large developments are currently pending final approvals in Pender Co. it is projected to bring in an additional 12000 + (T W E L V E THOUSAND +) units. We are way over capacity at Surf City and THS and it is projected to increase significantly by 2030.

It is time to have a serious conversation, begin a thorough study, and finally implement a plan to make our voices heard in Raleigh with the support of both our local and county elected leaders. (Yes, I said local because that’s where it all starts.)

Being impactful means more than words — it means taking action, planning responsibly, and producing positive results that benefit our residents and future generations

I advocate for and insist that our community members and local needs come first — not outside developers. That does not mean I am against development. I support smart, responsible growth that benefits our residents and allows our community to prosper alongside new investment.

Our residents and local investors deserve to be at the front of the line. Their voices, concerns, and quality of life must be prioritized in every decision made. Growth should strengthen our community, protect taxpayers, and create opportunities for the people who call this town home — not come at their expense.

From community-sponsored events and markets to various other community opportunities, we need to aim at helping our residents thrive.

Here is my opinion: I believe the MUP is a positive investment for our community when it is planned and implemented responsibly.

As our community continues to grow, we have many active residents who enjoy daily walks, bike rides, jogging, spending time outdoors with their children, or simply enjoying a beautiful day. A well-designed multi-use path would provide a safe and convenient way for residents to connect to many of the great destinations along the corridor, including the Surf City Bridge.

With increasing traffic congestion and limited sidewalks or walking paths in many areas, this project could greatly improve safety, accessibility, and quality of life for residents and visitors alike. It could also help reduce vehicle traffic by giving people the option to bike, walk, or jog to local destinations instead of driving everywhere, especially for residents on the mainland along the 210 corridor.

The benefits would extend far beyond recreation — promoting healthier lifestyles, improving connectivity, supporting local businesses, and enhancing our community’s overall appeal. Most importantly, this does not have to become a financial burden on taxpayers. Through smart planning, strategic investments, grants, and public-private partnerships, opportunities exist to responsibly fund these improvements while also creating new enterprise and economic opportunities that can benefit the town in the long term.

I have a few ideas that I have seen work in a positive way for towns with similar projects that can be implemented here, as long as you think outside of the box, it will lead to a positive return on our investment.

Supporting our First Responders and ensuring the needs of our community are met must remain a top priority. However, every major investment should be approached with responsibility and accountability. Each project or purchase must not only be justifiable but clearly identified as a true “need” rather than simply a “want.”. Ensuring that our front-line men and women are well cared for and recognized while offering them a great place to serve our community.

Taxpayer dollars should be spent wisely, with a focus on essential services, long-term value, and investments that directly benefit the safety, infrastructure, and quality of life of our residents. As a former 1st responder and Emergency Manager, I understand these priorities and needs.

(Honoring Americas 250th) After learning that Surf City had no plans beyond the annual fireworks display to celebrate our nation’s 250th birthday, in a community full of active and retired armed forces members and first responders, I decided to take action. I organized the procurement, installation, and maintenance of 500 USA flags, now proudly known as the “Surf City Honors America’s 250th Initiative,” with 250 flags on each side of the Surf City bridge. The goal was achieved in under 24 hours and the flags were installed in less than 10 days from the idea’s inception—all without using a single taxpayer dollar!

(Trash access equality) For years, Surf City residents were denied access to the Pender County Waste Transfer Station, and I experienced this myself many times. Even though it was not official county policy, the rule was applied inconsistently. After my concerns fell on deaf ears, I took action—removing the wheel chocks, speaking directly with the responsible authorities, and meeting with county commissioners. Through persistent effort, productive conversations, and a common-sense approach, Surf City residents now have full access to the bulk trash facilities, just like any other Pender County taxpayer outside the incorporated areas.

(Seeking better communication) between county boards, I meet with county commissioners who genuinely care about all residents of Pender County to advocate for the needs of Surf City’s children, especially the exceptional children—about 1,600 enrolled in the 2025/2026 school year and growing. These children need a voice, an advocate, and stronger connections between the Board of Education and the county commissioners, and that change is on the way. We’re already planning future meetings to address the concerns I’ve raised, along with those shared by my supporters.

(After raising concerns about the rollback program) meaningful conversations have started with the town council. I’m glad to see that many of the proposals on the table are ones I had previously suggested to the board. I’m hopeful that positive changes will come in the near future.

(Saving money, no increases in fees) By finding ways to save money, we expanded essential services without raising costs for homeowners. I pushed the BOD to look for savings, put work out for bids, and maintain top-notch service and quality—and we succeeded! We saved the community thousands of dollars and redirected those funds to cover mandated permit requirements, all without adding a single cent to costs or compromising quality. And i am happy to announce that it is happening again with our communities 2027 budget

(Actively attending and listening to community leaders at both the local and county levels) Advocating for school infrastructure, improvements and thinking outside the box to help generate additional funding so that we can avoid any type of a tax increase. (read my opinion of impact fees in the “smart development section)

As the HOA board president in my community, I’ve made sure HOA dues haven’t increased in the past three years by conducting line-by-line audits, eliminating wasteful spending, and carefully evaluating RFQ bids without compromising essential services. I also managed to cut expenses by 56% after our HOA management firm claimed we had “the best deal” without providing proof. I took the initiative to prove the firm wrong and passed on the huge savings to my community

Good Monday morning #surfcitync
Nov. 2nd.
If you’ve been following me for a while, you might recall that I’ve brought up the topic of impact fees several times.

Let me bring this up again because I believe it deserves a serious conversation, not just here in Surf City, but throughout Pender County.

Brunswick County certainly is.

I've recently had a few informal conversations with aspiring county commissioners about this topic, depending on who wins the election tomorrow night, I will be discussing this with them in a more formal capacity. I would love your thoughts and opinions below, as I will be pushing to create a team of involved community members and experts on this subject matter in the very near future.

There are currently 63 shovel ready developments Pending final approvals, over 12000 new SFH in Pender County is being proposed, mostly in the eastern region of the county. A new 32 acres wastewater treatment facility approved in Hampstead (what does that mean?)

At tonight's county meeting they will be discussing another zoning approval for another large development. (will I see you there?)

We all see the growth happening around us. New homes, new neighborhoods, and more people moving into our communities. Growth can be a good thing, if planned correctly, it's inevitable and we are limited in denying it unless it does not meet certain special use conditions. But it also brings new businesses, new opportunities, and additional tax revenue, but are those additional TAX revenue streams enough or are we spending more per new development than what we are bringing in?

Growth also comes with a price. I’ve witnessed this a few times in my adult life, where rapid growth without proper planning eventually pushed out long-term community members, the elderly, or families struggling financially. RE taxes go up, sales taxes go up and the cost of living in your forever home is no longer affordable.

More homes mean more demand on our roads, schools, emergency services, and other public infrastructure. And sooner or later, somebody has to pay for those improvements.

My question is simple: Are we doing everything we can to make sure the cost of growth is being shared fairly, rather than continually placing more pressure on existing taxpayers?

One option I believe is worth exploring is called a "development impact fee".

In simple terms, it's a fee charged on certain new developments to help pay for the additional public infrastructure those developments create a need for.

Now, please understand that North Carolina law currently limits the ability of counties like Pender to impose these fees without specific approval from the state legislature. (You read that last part correctly).

But that doesn't mean we shouldn't have the conversation.

Other counties in North Carolina have received special legislative authority, so there is a process worth examining because precedent has been set.
1: Special authorization has been granted to Chatham county

2: Brunswick County commissioners adopted a 2026 legislative goal seeking impact-fee authority.

I'm not suggesting we rush into another fee, and I'm certainly not suggesting we make housing more expensive without understanding the consequences. However, we need to understand that we are in the middle of a school funding crises that is getting worse

There are legitimate concerns about affordability, development costs, and how these fees would be managed. And even a bigger concern of having our taxes raised or being forced out of our communities because we can't afford to live in it any longer.

What I am suggesting is that we take a responsible approach and start asking some questions, Brusnwick county officials may have read my prior commentary on this because it was the topic of discussion at their September meeting.

I'd like to see us consider three things:

1. Look at the numbers. What is new development actually costing our county and towns in terms of additional infrastructure, and how much of that cost is being covered by the additional tax revenue?

2. Work together. Could Surf City, Pender County, and our neighboring municipalities and counties sit down and discuss whether seeking legislative authority for impact fees makes sense?

3. Explore the process. If the numbers support it, would our county commissioners and local elected officials be willing to consider a resolution asking our state representatives to examine legislation that would give Pender County this option?
   
   Here are the Top pros and cons:
   PRO 1 — Reduces pressure on existing taxpayers

New development would contribute toward additional capital infrastructure needs it creates. This could reduce the amount that must otherwise come from property taxes, borrowing, or other county revenues. Be mindful that it would not eliminate existing infrastructure deficits.

PRO 2 — Creates a dedicated funding source for growth

Depending on the authority granted, fees could help fund new school capacity, road improvements, fire stations, or other eligible capital facilities. This could help Pender County plan for development rather than continually reacting to it, Surf City benefits from these fees, as they help fund our infrastructure needs and our children in Surf City schools.

I’ve shared my concern with my friend Timothy Zizack, who’s running for County office and supports raising the sales tax to fund schools. I don’t agree with his position, as I think all other options should be considered and exhausted first. He’s aware of my position as I’ve been vocal about it with him.

I have also raised the same concern with my other friend, his opponent, Shayne Frocker Frey. Yes, adults can be friends with people from both ends of the political spectrum for the common good of our community and humanity.

Regardless of who wins Tuesday night, I intend to continue this conversation with our newly elected officials and encourage a more serious discussion on the issue. My hope is that we can establish a focus group to explore our options, evaluate the facts, and determine the best path forward for our community.

CON 1 — May increase housing costs

Developers may pass some or all of the fee into home prices or rents, depending on market conditions. This raises affordability concerns for first-time buyers, working families, and renters.

CON 2 — Could discourage or redirect investment

Additional upfront costs could make some developments less financially feasible or shift investment toward jurisdictions with lower fees. The effect would depend on the fee amount, housing demand, and land economics. Although I know that many of you here in Surf City would have no problems with this.

CON 3 — Legal, administrative, and fairness challenges

Pender County would need express legal authority, a defensible fee calculation, and safeguards ensuring the charges relate to development impacts. Poorly structured fees could result in litigation or unfairly charge new residents for longstanding infrastructure deficiencies. (source) Justia Law:

To be clear, this isn't about stopping growth, as we can't totally stop it, and this is NOT exclusive to Surf City. It's about "smart development" in making sure we're prepared for it because it's here, it's been here, and more is coming!

This is about protecting the taxpayers who already live here.

Challenges: will be whether Pender County can secure sponsors, demonstrate the infrastructure costs attributable to new development, address housing affordability, and obtain sufficient votes in both legislative chambers. This is why I believe the time is now to join other counties in the coastal region to have these serious discussions. A county or municipal resolution can formally request the change, but only the North Carolina General Assembly can grant the necessary new authority. Request legislation from the county's General Assembly delegation

I believe we owe it to our residents to at least explore the possibilities, look at the facts, and have an open discussion.

My hope is that this can be the beginning of a constructive conversation between our town, the county, and our state representatives. I plan to address this with each member of the County Commissioners board after tomorrow night, and also encouraging our own Local leaders to get on board with this.

Because responsible growth isn't just about what we build today. It's about making sure our community can afford to support it tomorrow.

Thank you.
Albert Almeida