HomeMy WebLinkAbout2015-04 April 2 2015 PB Agenda PackageAGENDA
NEW HANOVER COUNTY PLANNING BOARD
New Hanover County Historic Courthouse
24 North Third Street, Room 301
Wilmington, NC
New Hanover County Historic Courthouse
EDWARD T. (TED) SHIPLEY III, CHAIRMAN - DONNA GIRARDOT, VICE-CHAIR
LISA MESLER, BOARD MEMBER - TAMARA MURPHY, BOARD MEMBER
ANTHONY PRINZ, BOARD MEMBER - THOMAS (JORDY) RAWL, BOARD MEMBER
DAVID WEAVER, BOARD MEMBER
CHRIS O'KEEFE, PLANNING & INSPECTIONS DIRECTOR - KENNETH VAFIER, PLANNING MGR. .
APRIL 2, 2015 6:00 PM
Call Meeting to Order (Chairman Ted Shipley)
Pledge of Allegiance (Sam Burgess)
Approval of March Meeting Minutes
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substantial changes in these petitions as a result of objections,
debate, and discussion at the meeting, including rezoning to other classifications.
1Public Hearing
Item 1: Rezoning Request (Z-940, 4/15) – Request by Stephen Brock of Brock
Ventures, Inc. on behalf of Lawrence Lawson Heirs to rezone 6.9 acres from (CZD)
B-1, Business District, and R-15, Residential District, to (CUD) R-10, Conditional
Use Residential Zoning District, to develop a high density development consisting of
80 units at 4713 Carolina Beach Road. The property is classified as Urban according
to the 2006 CAMA Land Use Plan.
2Public Hearing
Item 2: Zoning Ordinance Text Amendment (A-421, 4/15) - Request by Greg
Heafner on behalf of Oxford House, Inc. to amend Section 23, Definitions, to define
Disabled Persons and Group Homes and Section 50, Table of Permitted Uses, to
permit the use by-right in the PD, R-20S, R-20, R-15, R-10, R-7, AR, and RA Zoning
Districts.
TECHNICAL REVIEW COMMITTEE REPORT
1Technical Review Committee Report For March 2015 (Sam Burgess)
OTHER ITEMS
1Other Business
Planning Board - April 2, 2015
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: April 2, 2015
REGULAR
ITEM:
DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler, Current Planner; and Ben Andrea, Current Planning/Zoning Supervisor
SUBJECT:
Public Hearing
Item 1: Rezoning Request (Z-940, 4/15) – Request by Stephen Brock of Brock Ventures, Inc. on behalf
of Lawrence Lawson Heirs to rezone 6.9 acres from (CZD) B-1, Business District, and R-15,
Residential District, to (CUD) R-10, Conditional Use Residential Zoning District, to develop a high
density development consisting of 80 units at 4713 Carolina Beach Road. The property is classified as
Urban according to the 2006 CAMA Land Use Plan.
BRIEF SUMMARY:
This Conditional Use Zoning District application, submitted by Stephen Brock of Brock Ventures Inc. on
behalf of Lawrence Lawson Heirs, proposes to rezone 6.9 acres located at 4713 Carolina Beach Road from
(CZD) B-1, Business District, and R-15, Residential District, to (CUD) R-10, Conditional Use Residential
District. The district is proposed in order to develop a high density development consisting of 80 units. On
December 1, 2008, 4.5 acres of the 6.9 acre parcel was rezoned to (CZD) B-1. The remaining acreage
remained zoned R-15.
Access will be provided from Carolina Beach Road and Sikes Drive. The site and surrounding area are
classified as Urban according to the 2006 CAMA Plan. The site is in an area that transitions into the City of
Wilmington. Properties to the north and south of the subject property have been annexed by the City of
Wilmington in recent years. Properties within in unincorporated areas are zoned predominately residential.
As the application is for a Conditional Use Zoning District, a Special Use Permit is also attached. The
application shall be considered for approval or denial as a two-part ordinance amendment. The proposed
Conditional Use District rezoning is considered first, then the companion Special Use Permit proposal.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
• Build and maintain infrastructure
• Understand and act on citizen needs
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval of the Conditional Use Zoning District, and suggests the following motion:
Motion for approval, as the Planning Board finds that this request for a zoning map amendment of 6.9 acres
ITEM: 1
Planning Board - April 2, 2015
from R-10, Residential District, to (CZD) B-2, Conditional Highway Business Zoning District, as described
is:
1. Consistent with the purposes and intent of the “Urban” land use classification in the 2006 CAMA Land
Use Plan because the “Urban” classification for continued intensive development and redevelopment of
existing urban areas.
2. Reasonable and in the public interest because it provides for alternative modes of transportation by
installing a multi-use path in accordance with the Comprehensive Greenway Plan, provides interconnectivity
to the surrounding properties, and allows higher density where adequate infrastructure exists and where
natural conditions will not be adversely affected which would take pressure off areas that are more sensitive.
Staff recommends approval of the Special Use Permit, and suggests the following motion:
Motion to recommend approval of the Special Use Permit as requested and presented.
ATTACHMENTS:
Z-940 Script
Z-940 Petition Summary
Z-940 Staff Summary
Z-940 Neighbor Properties Map
Z-940 Zoning Map
Z-940 CAMA Land Use Map
Z-940 Water Sewer Map
Z-940 Application
Z-940 Application Part 2
Z-940 Application Part 3
Z-940 Site Plan
Z-940 Arch Elevations
ITEM: 1
Planning Board - April 2, 2015
SCRIPT for CONDITIONAL USE Rezoning Request (Z-940, 4/15)
Request by Stephon Brock of Brock Ventures, Inc. on behalf of Lawrence Lawson Heirs to rezone 6.9
acres of land located at 4713 Carolina Beach Road from (CZD) B-1, Business District, and R-15,
Residential District, to (CUD) R-10, Conditional Use Residential Zoning District
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any opponents
will each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal.
2. Conduct Hearing , as follows:
a. Staff presentation
b. pplicant’AsApresentationA(upAtoA15Aminutes)
c. Opponent’sApresentationA(upAto 15 minutes)
d. pplicant’sAcrossAexamination/rebuttalA(upAtoA5Aminutes)
e. Opponent’sAcrossAexamination/rebuttalA(upAtoA5Aminutes)
3. Close the public hearing
4. Planning Board discussion
5. If the rezoning is denied there is a 12 month waiting period before you may resubmit. Do you wish to
proceed or do you wish to continue the matter?
6. Ask Applicant whether he/she agrees with staff findings and any proposed condition.
7. Vote on rezoning (first vote)
8. Vote on the companion special use permit (second vote)
Motion to recommend approval of the permit - All findings are positive.
Motion to recommend approval of the permit, subject to conditions specified below:
(State Conditions)
_______________________________________________
Motion to recommend denial of the permit because the Board cannot find:
_____________________________________________________________
a. That the use will not materially endanger the public health or safety if located where
proposed for the following reason:
_____________________________________________________________
b. That the Use meets all required condition and specifications:
_____________________________________________________________
c. That the use will not substantially inure the value of adjoining or abutting property, or
that the use is a public
necessity:_____________________________________________________
d. That the location and character of the use if developed according to the plan submitted
and approved will be in harmony with the area in which it is located and is in general
conformity with the plan of development for New Hanover
County:_________________________________________________________________
________________________________________________________________________
- 1 - 1ITEM: 1
Planning Board - April 2, 2015
Z-940, 4/15 Page 1 of 1
Case Z-940, (4/15)
Rezone from (CZD) B-1, Business District, and R-15, Residential District, to (CUD) R-10, Conditional Use
Residential Zoning District
Petition Summary Data
Parcel Location & Acreage: 4713 Carolina Beach Road, 6.9 acres
Petitioner/Owner: Stephon Brock of Brock Ventures, Inc., petitioner, on behalf of Lawrence
Lawson Heirs
Existing Land Use: Single Family Dwelling/undeveloped
Zoning History: Initially zoned R-15 via Area 4 (April 7, 1971)
4.5 acres of the property were rezoned to (CZD) B-1 on December 1,
2008 (Z-891).
Land Classification: Urban
Water Type: Public
Sewer Type: Public
Recreation Area: Arrowhead Park & Southgate Park
Access: The site has direct access to Carolina Beach Road and Sikes Drive.
Fire District: New Hanover County South
Watershed & Water Quality
Classification: Bernards Creek (C;Sw)
Conservation/Historic/
Archaeological Resources: None
Soils and Septic Suitability: Seagate Fine Sand (Se) – Severe: Wetness
Lynn Haven Find Sand (Ly) – Severe: Wetness
Leon Sand (Le) – Severe: Wetness
Kureb Sand (Kr) - Slight
Schools: Bellamy Elementary, Myrtle Grove Middle, Ashley High
- 2 - 1ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 1 of 7
CONDITIONAL USE ZONING DISTRICT REZONING REQUEST
CASE: Z-940, 4/15
PETITIONER: Stephen Brock, Brock Ventures, Inc. on behalf of Lawrence Lawson Heirs, property
owner
REQUEST: Rezone from (CZD) B-1, Business District, and R-15, Residential District, to (CUD) R-10,
Conditional Use Residential Zoning District
ACREAGE: 6.9 acres
LOCATION: 4713 Carolina Beach Road
PID: R07100-003-009-000
LAND CLASS: Classified as Urban
EXISTING CONDITIONS:
Existing Zoning and Land Uses
The subject property includes approximately 6.9 acres located on Carolina Beach Road. Sikes Drive also
connects directly into the property. When zoning was initially applied to this area in 1971, the subject
property and the surrounding area were zoned R-15.
On December 1, 2008, a rezoning petition (Z-891) was approved to rezone 4.5 acres of the 6.9 acre
parcel to (CZD) B-1 for the purposing of purposing of developing general retail, restaurant, and office
uses, etc. The remaining acreage remained zoned R-15.
The property is in an area that transitions into the City of Wilmington. Properties to the north and south
of the subject property have been annexed by the City of Wilmington in recent years. An application for
a multi-family development on the adjoining property to the north is currently being reviewed by the
city. Properties within the unincorporated areas are zoned predominately residential.
- 3 - 1ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 2 of 7
Existing Site Conditions
The majority of the property is undeveloped and wooded; however there is a vacant single-family
dwelling along Carolina Beach Road. The dwelling will be removed if this development is approved.
Community Services
Water and Sewer:
The property is within the Urban Services boundary and is within the CFPUA service area.
Fire Protection:
The property is served by New Hanover County Fire Services and located in the New Hanover County
South Fire District.
Schools:
The property is located within the school districts for Codington and Bellamy Elementary, Myrtle Grove
Middle, and Ashley High schools.
Conservation, Historic, and Archaeological Resources
The subject property does not host any known conservation, historic, or archaeological resources.
PETITIONER’S REQUEST:
The petitioner is seeking to rezone the 6.9 acres of the property currently zoned (CZD) B-1, Business
District, and R-15, Residential District, to (CUD) R-10, Conditional Use Residential District with the
accompanying preliminary site plan for the purposes of developing a high density development
consisting of 80 units.
STAFF POSITION:
Zoning and Subdivision Ordinance Considerations
The preliminary site plan was review and approved with conditions by the Technical Review Committee.
EngineeredAplansAthatAcomplyAwithAtheAcounty’sAordinancesAmustAbeAsubmitted,Areviewed,AandAapprovedA
by staff prior to issuance of any construction permits.
The zoning ordinance allows for high density developments within the R-10 zoning district to have a
maximum density of 17 units/acre. The proposal for 80 units on this property equates to a density of
11.59 units/acre.
School Total
Capacity
w/Mobiles
+/-
Capacity
Codington 578 526 52
Bellamy 612 589 23
Myrtle Grove 808 674 134
Ashley 1877 1540 337
- 3 - 2ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 3 of 7
The development will extend Sikes Drive to the southern property line. The street will be dedicated as a
public right-of-wayAandAconstructedAtoAeitherANCDOT’sAorAtheACityAofAWilmington’sAstandards.AAFutureA
development and extension of Sikes Drive to the south will provide the opportunity of interconnectivity
among the surrounding developments.
The development will also provide a parking lot cross-access to the proposed multi-family development
to the north,AandAaA10’Amulti-use path along Carolina Beach Road in accordance with the 2013
Wilmington/New Hanover County Comprehensive Greenway Plan.
Improved recreational land will be provided in compliance with the zoning ordinance. The proposed
recreational land includes a playground, covered picnic area, walking trail, and a community center
containing a multipurpose room and exercise room.
Traffic
A traffic impact worksheet was provided as part of the application. The worksheet demonstrates that
the use will not create peak hour trips in the amount necessary to require a Traffic Impact Analysis (TIA),
therefore one was not conducted. Peak AM hour trips realized from the use will be 44.8 trips, and peak
PM hours trips will be 53.6 trips.
NCDOT has stated the existing deceleration lane/turn lane to the property to the north must be
extended to also serve this development.
Environmental
The project will be subject to several environmental regulations and permits. Stormwater management
will be reviewed by New Hanover County Engineering, along with sediment and erosion control. The
property is not within a Special Flood Hazard Area.
Landscaping and Buffering
A 25’AwideAbufferAaround the perimeter of the property and interior parking landscaping are being
proposed to comply with the requirements of the Zoning Ordinance. The location and design of the
landscaping will be reviewed prior to issuance of any building permits.
Land Use Plan Considerations
The site and surrounding area are classified Urban according to the 2006 CAMA Land Use Plan. The
purpose of the Urban class is to provide for intensive development of existing urban areas. Mixed use,
cluster, and higher density development may be appropriate within Urban Areas.
By installing the multi-use path along Carolina Beach Road, the development is complying with policy 6.9
of the Land Use Plan:
Provide alternatives to automobile transportation by requiring all new development,
redevelopment, and improvements to existing facilities to make provisions for a comprehensive
network of bicycle and pedestrian facilities, including pedestrian causeways, bridges, and
crossings on collector streets and major arterials.
- 3 - 3ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 4 of 7
REVIEW AND ACTION:
This request is being facilitated by Section 55.2 – Conditional Use District ofAtheACounty’sAZoningA
Ordinance, and has been processed and reviewed per Section 110 – Amending the Ordinance. A
community meeting was held on Tuesday, March 3, 2015 in accordance with the requirements for such
a request. Approximately 30 members of the public attended the meeting, and no changes to the
proposal were made as a result of the community meeting. Included in the packet is a summary of the
meeting prepared by the applicant.
Conditional Use Zoning Districts shall be considered for approval or denial as a two-part ordinance
amendment. The proposed Conditional Use District rezoning is considered first, then the companion
Special Use Permit proposal. If the Conditional Use District is denied, the Special Use Permit is not
considered. If the Conditional Use District is approved but the Special Use Permit is denied, then the
Commissioners shall immediately rescind their approval of the Conditional Use District.
CONDITIONAL USE ZONING DISTRICT:
Staff recommends the approval of the Conditional Use Zoning District. Staff concludes that the
request is consistent with the requirements of the Zoning Ordinance and also the 2006 Wilmington-New
Hanover County CAMA Land Use Plan. High density developments are appropriate within the Urban
land use classification, which provides for continued intensive development and redevelopment of
existing urban areas.
Action Needed
Motion to recommend approval of the petitioner’s proposal (with or without conditions)
Motion to “table” the item in order to receive more information
Motion to recommend denial of the petitioner’s request based on specific reasons
- 3 - 4ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 5 of 7
Example Motion for Approval:
Motion for approval, as the Planning Board finds that this request for a zoning map amendment of 6.9
acres from R-10, Residential District, to (CZD) B-2, Conditional Highway Business Zoning District, as
described is:
1. ConsistentAwithAtheApurposesAandAintentAofAtheA“Urban”AlandAuseAclassifications in the 2006
CAMA Land Use Plan because [Describe elements of controlling land use plans and how the
amendment is consistent].
2. Reasonable and in the public interest because [Briefly explain why. Factors may include public
health and safety, character of the area and relationship of uses, applicable plans, or balancing
benefits and detriments.].
Example Motion for Denial:
Motion to for denial, as the Planning Board finds that this request for a zoning map amendment of 6.9
acres from R-10, Residential District, to (CZD) B-2, Conditional Highway Business Zoning District, as
described is:
1. Not Consistent with the purposes and intent of the “Urban”Aland use classification in the 2006
CAMA Land Use Plan because [Describe elements of controlling land use plans and how the
amendment is not consistent].
2. Not reasonable or in the public interest because [Briefly explain why not. Factors may include
public health and safety, character of the area and relationship of uses, applicable plans, or
balancing benefits and detriments.].
Staff Suggested Motion:
Motion for approval, as the Planning Board finds that this request for a zoning map amendment of 6.9
acres from R-10, Residential District, to (CZD) B-2, Conditional Highway Business Zoning District, as
described is:
1. ConsistentAwithAtheApurposesAandAintentAofAtheA“Urban”AlandAuseAclassificationAinAtheA2006AC M A
Land Use Plan because the “Urban”AclassificationAforAcontinuedAintensiveAdevelopmentAandA
redevelopment of existing urban areas.
2. Reasonable and in the public interest because it provides for alternative modes of
transportation by installing a multi-use path in accordance with the Comprehensive Greenway
Plan, provides interconnectivity to the surrounding properties, and allows higher density where
adequate infrastructure exists and where natural conditions will not be adversely affected which
would take pressure off areas that are more sensitive.
- 3 - 5ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 6 of 7
SPECIAL USE PERMIT:
A Special Use Permit, in accordance with Section 71 of the Zoning Ordinance, shall be approved on a
finding the applicant demonstrates the proposed use will meet the following:
1. The use will not materially endanger the public health or safety where proposed and developed
according to the plan as submitted and approved;
2. The use will meet all required conditions and specifications of the Zoning Ordinance;
3. The use will not substantially injure the value of adjoining or abutting property or that the use is
a public necessity; and
4. The location and character of the use if developed according to the plan as submitted and
approved will be in harmony with the area in which it is to be located and in general conformity
with the plan of development for New Hanover County.
Preliminary Staff Findings of Fact
Finding 1: The Board must find that the use will not materially endanger the public health or safety
where proposed and developed according to the plan as submitted and approved.
A. Water and wastewater services (well & septic) for the proposed use must be designed to comply
with the Cape Fear Public Utilities Authority standards.
B. The subject property is located in the New Hanover County South Fire Service District.
C. Access to the site will be provided by Carolina Beach Road and Sikes Lane.
D. The subject site does not host any known cultural or archaeological resources.
Staff Suggestion: Evidence in the record at this time supports a finding that the use will not materially
endanger the public health or safety where proposed.
Finding 2: The Board must find that the use meets all required conditions and specifications of the
Zoning Ordinance.
A. High density developments are allowed by Special Use Permit in the R-10 zoning district.
B. The use complies with the standards of Section 72-43 of the Zoning Ordinance.
Staff Suggestion: Evidence in the record at this time supports a finding that the use meets all of
the required conditions and specifications of the Zoning Ordinance.
Finding 3: The Board must find that the use will not substantially injure the value of adjoining or
abutting property or that the use is a public necessity.
A. The location of the proposed high density development is classified as Urban in the 2006 CAMA
Land Use Plan.
B. The surrounding land uses are predominately residential.
C. No evidence has been submitted that this project will decrease the property values of adjacent
or nearby properties.
Staff Suggestion: The evidence in the record at this time supports a finding that the use will not
substantially injure the value of adjoining or abutting property.
- 3 - 6ITEM: 1
Planning Board - April 2, 2015
Z-938, (2/15) Page 7 of 7
Finding 4: The Board must find that the location and character of the use if developed according to
the plan as submitted and approved will be in harmony with the area in which it is to be located and
in general conformity with the plan of development for New Hanover County.
A. The 2006 Wilmington-New Hanover County CAMA Land Use Plan classifies the area proposed
for the mobile home as Urban, and the proposal is not in conflict with the intent of the Urban
land use classification, and additionally, not in conflict with any other policy of the 2006 CAMA
Land Use Plan.
B. The proposed development will provide for alternative forms of transportation in compliance
with the 2012 Comprehensive Greenway Plan and Policy 6.9 of the 2006 CAMA Land Use Plan.
Staff Suggestion: Evidence in the record at this time supports a finding that the use is general
conformity with the plan of development for New Hanover County.
SUMMARY
Staff concludes that the applicant has demonstrated that the proposal complies with the findings of fact
specified in Section 71 of the Ordinance. Staff also concludes that, with the information submitted, the
applicant has demonstrated that the proposal is not in conflict with the management strategy for the
Urban land use classification, and not in conflict with any other policies of the CAMA Land Use Plan.
Note: A Special Use Permit is a quasi-judicial action requiring an evidentiary hearing and findings of
fact.
ACTION NEEDED (Choose one):
1. Motion to recommend approval (with or without conditions)
2. Motion to table the item in order to receive additional information or documentation
(Specify).
3. Motion to recommend denial based on specific findings in any of the 4 categories above, such
as lack of consistency with adopted plans or determination that the project will pose public
hazards or will not adequately meet requirements of the ordinance.
Staff suggests the following motion:
Motion to recommend approval of the Special Use Permit as requested and presented.
- 3 - 7ITEM: 1
Planning Board - April 2, 2015
22
49
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4
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76
14
17
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21 24
CAROLIN
A BEACH RD
SPLIT RAIL DR
PINE HOLLOW DR
SILVA TERRA DR
MATTEO DR
GATE POST LN
SIKES D
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SAINT ANDREWS DR
PRIVATE
ILEX DR
BELLE MEADS WOODS RD
YULA
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ALLEY
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JASMINE COVE WAY
HONEYDEW LN
WHITEWELD TER
RIGGS TRL
FAIRVIEW DR
TRUMPET VINE WAY
PINE HOLLO W DR
SIKE S DR
PINEVIEW DR
ADA MS LANDING DR
C
A
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A
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TESLA PARK DR
TOLLINGTON DR
STILL MEADOW DR
LINDEN RIDGE RD
WINFORDE RD
DELH A M CT
EVERETTE CT
HORN RD
CLOVERLAND WAY
JAYBIRD CIR
G
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590Feet
Parcels within 500 Feet of Case Site
4/2/2015
Applicant:Case:Review Board:Planning BoardCUDRequest:Notes:Z-940
CUD R-10
Date:
Existing Zoning/Use: CZD B-1 & R-15Stephen Brock of Brock Ventures Inc.,on behalf of Lawrence Lawson Heirs Proposed:
PLANNING & INSPECTIONSDirector: Chris O'Keefe
MATTEO DR CAR
OLIN
A BEACH RD
SIKES DR
PRIVATE
BELLE MEADS WOODS RD
SEBASTIAN LN CAROLIN
A BEACH RD
PRIVATE
Zoning
Z-940
®HNC
Site Address:4713 Carolina Beach RdWilmington, NC, 28412PID: R07100-003-009-000
Neighboring Parcels
!
!
!
!!!!!!!!
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!!!!!!!!!
Case Site
IDPhys_AddressIDPhys_Address0 4713 CAROLINA BEACH RD4114 SILVA TERRA DR1 4624 130 CAROLINA BEACH RD426 SILVA TERRA DR2 4301 SUNSET WOODS CT4310 SILVA TERRA DR3 4300 SUNSET WOODS CT444712 CAROLINA BEACH RD4 4600 CAROLINA BEACH RD454708 CAROLINA BEACH RD5 4304 SUNSET WOODS CT464714 CAROLINA BEACH RD6 4305 SUNSET WOODS CT474710 CAROLINA BEACH RD7 9 SILVA TERRA DR482 SILVA TERRA DR8 1009 3 SUMMER WOODS DR494649 CAROLINA BEACH RD9 1013 5 SUMMER WOODS DR501202 MATTEO CT10 1011 4 SUMMER WOODS DR511206 MATTEO CT11 1021 7 SUMMER WOODS DR521210 MATTEO CT12 1007 2 SUMMER WOODS DR531218 MATTEO CT13 1027 10 SUMMER WOODS DR541203 MATTEO CT14 4723 CAROLINA BEACH RD551222 MATTEO CT15 1031 12 SUMMER WOODS DR561207 MATTEO CT16 4809 CAROLINA BEACH RD571211 MATTEO CT17 4715 CAROLINA BEACH RD581215 MATTEO CT18 1015 6 SUMMER WOODS DR591219 MATTEO CT19 609 MCGINNIS LN604621 CAROLINA BEACH RD20 621 MCGINNIS LN611223 MATTEO CT21 1023 8 SUMMER WOODS DR624136 PINE HOLLOW DR22 4811 CAROLINA BEACH RD634140 PINE HOLLOW DR23 1029 11 SUMMER WOODS DR644144 PINE HOLLOW DR24 1025 9 SUMMER WOODS DR654148 PINE HOLLOW DR25 1001 SUMMER WOODS DR664825 CAROLINA BEACH RD26 4429 PINE HOLLOW DR674255 PINE HOLLOW DR27 608 MCGINNIS LN681227 MATTEO CT28 620 MCGINNIS LN694703 CAROLINA BEACH RD29 604 MCGINNIS LN701214 MATTEO CT30 624 MCGINNIS LN711016 ADAMS LANDING DR31 636 MCGINNIS LN721008 ADAMS LANDING DR32 617 MCGINNIS LN731004 ADAMS LANDING DR33 628 MCGINNIS LN744728 CAROLINA BEACH RD34 616 MCGINNIS LN754722 CAROLINA BEACH RD35 613 MCGINNIS LN764716 CAROLINA BEACH RD36 629 MCGINNIS LN771009 ADAMS LANDING DR37 612 MCGINNIS LN781005 ADAMS LANDING DR38 632 MCGINNIS LN791012 ADAMS LANDING DR39 4655 CAROLINA BEACH RD801020 ADAMS LANDING DR40 4815 CAROLINA BEACH RD
Z-940
- 4 - 1ITEM: 1
Planning Board - April 2, 2015
CAROLIN
A BEACH RD
SPLIT RAIL DR
PINE HOLLOW DR
SILVA TERRA DR
MATTEO DR
GATE POST LN
SIKES DR
SAINT ANDREWS DR
PRIVATE
ILEX DR
BELLE MEADS WOODS RD
YULA
N DR
ALLEY M
CGIN
NIS LN
JASMINE COVE WAY
HONEYDEW LN
WHITEWELD TER
RIGGS TRL
FAIRVIEW DR
TRUMPET VINE WAY
PINE HOLLO W DR
SIKE S DR
PINEVIEW DR
ADA MS LANDING DR
C
A
R
Y
A
D
R
TESLA PARK DR
TOLLINGTON DR
STILL MEADOW DR
LINDEN RIDGE RD
WINFORDE RD
DELH A M CT
EVERETTE CT
HORN RD
CLOVERLAND WAY
JAYBIRD CIR
G
O
O
D
W
O
O
D
W
A
Y
EXUMA LN
ATWATER CT
SEBASTIAN LN
ELEUTHERA LN
TURTLE DOVE CT
BRE NT ON C T
XING
D
A
RTRID
G
E CT
XING
PRIVATE
PRIVATE
PRIVATE
XIN G
PRIVATE
CAROLIN
A BEACH RD
PRI
VATE
PRI
VATE
PRIVATE
PRIVATE
PRIVATE
XIN G
590Feet
PLANNING & INSPECTIONSDirector: Chris O'Keefe®HNC
Zoning Legend
A-I
AR
B-1
B-2
EDZD
I-2
O&I
PD
R-15
R-20
RA
SC
Incorporated Areas
SHOD
R-10
RFMU
R-7
R-20S
CZD
I-1
See Section 59.4 of the Zoning OrdinanceCOD
Z-940
4/2/2015
Applicant:Case:Review Board:Planning BoardCUDRequest:Notes:Z-940
CUD R-10
Date:
Existing Zoning/Use: CZD B-1 & R-15Stephen Brock of Brock Ventures Inc.,on behalf of Lawrence Lawson Heirs Proposed:
Site Address:4713 Carolina Beach RdWilmington, NC, 28412PID: R07100-003-009-000
- 5 - 1ITEM: 1
Planning Board - April 2, 2015
Urban
Conservation Area
CAROLIN
A BEACH RD
SPLIT RAIL DR
PINE HOLLOW DR
SILVA TERRA DR
MATTEO DR
GATE POST LN
SIKES DR
SAINT ANDREWS DR
PRIVATE
ILEX DR
BELLE MEADS WOODS RD
YULA
N DR
ALLEY M
CGIN
NIS LN
JASMINE COVE WAY
HONEYDEW LN
WHITEWELD TER
RIGGS TRL
FAIRVIEW DR
TRUMPET VINE WAY
PINE HOLLO W DR
SIKE S DR
PINEVIEW DR
ADA MS LANDING DR
C
A
R
Y
A
D
R
TESLA PARK DR
TOLLINGTON DR
STILL MEADOW DR
LINDEN RIDGE RD
WINFORDE RD
DELH A M CT
EVERETTE CT
HORN RD
CLOVERLAND WAY
JAYBIRD CIR
G
O
O
D
W
O
O
D
W
A
Y
EXUMA LN
ATWATER CT
SEBASTIAN LN
ELEUTHERA LN
TURTLE DOVE CT
BRE NT ON C T
XING
D
A
RTRID
G
E CT
XING
PRIVATE
PRIVATE
PRIVATE
XIN G
PRIVATE
CAROLIN
A BEACH RD
PRI
VATE
PRI
VATE
PRIVATE
PRIVATE
PRIVATE
XIN G
590Feet
PLANNING & INSPECTIONSDirector: Chris O'Keefe®HNC
Natual Heritage Resource Protection Area
Conservation Area
Watershed Resource Protection
Wetland Resource Protection Area
Urban
Transition
Community
Rural
Z-940
4/2/2015
Applicant:Case:Review Board:Planning BoardCUDRequest:Notes:Z-940
CUD R-10
Date:
Existing Zoning/Use: CZD B-1 & R-15Stephen Brock of Brock Ventures Inc.,on behalf of Lawrence Lawson Heirs Proposed:
Site Address:4713 Carolina Beach RdWilmington, NC, 28412PID: R07100-003-009-000 4/2/2015
Applicant:Case:Review Board:Planning BoardCUDRequest:Notes:Z-940
CUD R-10
Date:
Existing Zoning/Use: CZD B-1 & R-15Stephen Brock of Brock Ventures Inc.,on behalf of Lawrence Lawson Heirs Proposed:
Site Address:4713 Carolina Beach RdWilmington, NC, 28412PID: R07100-003-009-000
- 6 - 1ITEM: 1
Planning Board - April 2, 2015
CAROLIN
A BEACH RD
SPLIT RAIL DR
PINE HOLLOW DR
SILVA TERRA DR
MATTEO DR
GATE POST LN
SIKES DR
SAINT ANDREWS DR
PRIVATE
ILEX DR
BELLE MEADS WOODS RD
YULA
N DR
ALLEY M
CGIN
NIS LN
JASMINE COVE WAY
HONEYDEW LN
WHITEWELD TER
RIGGS TRL
FAIRVIEW DR
TRUMPET VINE WAY
PINE HOLLO W DR
SIKE S DR
PINEVIEW DR
ADA MS LANDING DR
C
A
R
Y
A
D
R
TESLA PARK DR
TOLLINGTON DR
STILL MEADOW DR
LINDEN RIDGE RD
WINFORDE RD
DELH A M CT
EVERETTE CT
HORN RD
CLOVERLAND WAY
JAYBIRD CIR
G
O
O
D
W
O
O
D
W
A
Y
EXUMA LN
ATWATER CT
SEBASTIAN LN
ELEUTHERA LN
TURTLE DOVE CT
BRE NT ON C T
XING
D
A
RTRID
G
E CT
XING
PRIVATE
PRIVATE
PRIVATE
XIN G
PRIVATE
CAROLIN
A BEACH RD
PRI
VATE
PRI
VATE
PRIVATE
PRIVATE
PRIVATE
XIN G
590Feet
PLANNING & INSPECTIONSDirector: Chris O'Keefe®HNC
MARKET ST
^
I-140
I-140
I-
4
0
RIVER RD
U
S H
W
Y 421
C
A
R
O
L
I
N
A
B
E
A
C
H
SI D BU R Y R D
MARKET ST
C
A
S
T
L
E
H
A
Y
N
E
R
D
BLUE CLAY RD
CO
L
LEG
E R
D
S
H O L LY S H E LT E R R D
OLEANDER DR
EASTWOOD RD
SHIPYARD BL V
I-40 E
R
I
V
E
R
R
D
DOW RD S
BEACH RD S
*Site In USB*
Urban Services Area
Sewer Collector
Water Distribution Main
Urban Services Area
Z-940
4/2/2015
Applicant:Case:Review Board:Planning BoardCUDRequest:Notes:Z-940
CUD R-10
Date:
Existing Zoning/Use: CZD B-1 & R-15Stephen Brock of Brock Ventures Inc.,on behalf of Lawrence Lawson Heirs Proposed:
Site Address:4713 Carolina Beach RdWilmington, NC, 28412PID: R07100-003-009-000
- 7 - 1ITEM: 1
Planning Board - April 2, 2015
- 8 - 1ITEM: 1
Planning Board - April 2, 2015
- 8 - 2ITEM: 1
Planning Board - April 2, 2015
- 8 - 3ITEM: 1
Planning Board - April 2, 2015
- 8 - 4ITEM: 1
Planning Board - April 2, 2015
- 8 - 5ITEM: 1
Planning Board - April 2, 2015
Narrative of Proposed Use
The proposed use is 100% residential -- 80 rental apartments and a clubhouse with
a management office and amenities. The apartments will be garden style in 3 story
walk-up buildings.
The site will feature a fenced in playground and a gazebo with picnic/bbq grills.
The clubhouse will feature an equipped fitness room, equipped computer room,
management office, community room for meetings/social with kitchenette, two
restrooms, postal kiosk, maintenance room, and laundry room.
Parking will be 160 spaces (2 spaces/unit).
The development will be professionally managed by a property management firm
and an on-site, full time property manager (on call 24/7).
Sykes Drive will be extended through the site, as required, and dedicated as a public
right-of-way. A deceleration lane will be added along Carolina Beach Rd.
The site will meet all requirements for building permits and local
zoning/development regulations.
A tree survey will be provided and significant trees will be preserved or remediated,
as necessary.
The property will be affordable to workforce families earning up to 60% of Area
Median Income. For more information on this product, see presentation attached
herein as presented at the Community Meeting on March 3, 2015.
- 8 - 6ITEM: 1
Planning Board - April 2, 2015
- 8 - 7ITEM: 1
Planning Board - April 2, 2015
Legal Description
for
4713 Carolina Beach Rd -- approx. 6.9 acres
PID: R07100-003-009-000
- 8 - 8ITEM: 1
Planning Board - April 2, 2015
- 8 - 9ITEM: 1
Planning Board - April 2, 2015
Community Meeting Report
for
Conditional Use Zoning District with “High Density”
at
4713 Carolina Beach Rd (PID R07100-003-009-000)
6.9 acres
80 apartment units
Meeting Date: March 3, 2015 6:00 PM
Meeting Location: Codington Elementary School
- 8 - 10ITEM: 1
Planning Board - April 2, 2015
Notification
Applicant requested from NHC Planning a list of all adjacent and nearby owners
required to be notified of the meeting as well as a copy of the “Sunshine List”.
Adjacent property owners were notified each by mail sent out February 19, 2015.
Only one mailing was returned by the USPS as undeliverable on March 5, 2015
(Carol A Swenson of 4838 Masonboro Loop Rd). All others were presumed notified.
The “Sunshine List” was sent by email list service on February 20, 2015– no emails
were returned as ‘undeliverable’. Three entries on the Sunshine List were phone
numbers. Applicant left a voice mail for one with meeting details and spoke with the
other two.
Meeting Summary
The meeting was attended by approx. 30 people. The attendee log may reflect less
as there were several couples but all were asked to sign in. Of note, Katrina Redmon
and Paul D’Angelo of the Wilmington Housing Authority were in attendance.
Stephen Brock of Brock Ventures, Inc. (Wilmington, NC) and Sean Brady of Rea
Ventures, Inc (Atlanta, GA) introduced themselves and presented the deck enclosed
in this packet.
There were many talking points, but following key points were emphasized:
• High level info about the actual rezoning and use applications
• Site plan review
• Elevation of a typical building to show construction quality
• Proposed common and apartment unit amenities
• Review of the proposed apartment product as affordable, workforce housing
o Not HUD, rent subsidized, or Section 8 but instead aimed at workforce
earning up to 60% of Area Median Income (retail workers, entry level
teachers, etc) and paying real rent
o Residents screened for adequate income, criminal, and credit history
o Tenants
§ pay real rent (currently proposed at $660 – 835 net monthly
rent)
§ Evicted if misbehave or failure to pay rent – same as market
rate
o Pro-active, full time, and on-site property management
§ Professional management company will manage
• Certified and trained for managing this product
• Keeps detailed records and responsible for audits
§ Property manager on site full time and on call 24/7
§ Unit inspections
§ Emphasis on creating community through social events,
- 8 - 11ITEM: 1
Planning Board - April 2, 2015
o Maintenance – full time property maintenance person and financial
reserves established for long term repairs (roof, etc)
The presentation then ended and went to a Q&A format for approx. 25-30 minutes
until all questions and concerns were addressed. Most people who spoke had just
questions which far outweighed spoken concerns. The questions were:
1. Income limits calculations. Explained data and calculations in more detail.
2. Timing of Lease-Up. Estimated to begin late Q3 to early Q4 2016.
3. Whether we would we be annexed. We have no plans or knowledge of City of
Wilmington’s desire to do so.
4. Roll of “Utility Allowances” in rent calculations. Explained in more detail.
5. Whether income targeting would change? Would we target lower income
tenants in the future? No. Current 60% Area Median Income max is
permanent.
6. Whether adjacent apartment proposal triggered traffic study. No, it did not.
7. How many units could be developed under current zoning. None as multi-
family apartments.
8. Will the proposal affect crime and property values? No negative effect is
expected. There are many studies done on this and the vast majority show
no negative consequence to surrounding properties or to crime. As well, it is
important to note that strong management is the key to operating a healthy,
multi-family development, which will be done long term via a professional
property management firm, as communicated during the presentation. The
property manager will take an active approach to management by constantly
walking the property, talking to residents, and monitoring what’s going on.
Lastly, the improved property will be economically favorable compared to its
current unimproved state.
9. How are bad tenants evicted? Same as market-rate developments. Involves
adherence to state and local procedures/timing. Involve authorities at
appropriate times. Manager has no incentive to keep bad tenants as demand
is high.
The issues/ concerns were
1. Traffic – a few residents during and after the meeting voiced concern over
potential increase in traffic through the adjacent neighborhoods.
Response: At 80 units, we do not expect significant traffic. Our Traffic
Impact Worksheet (calculated according to guidelines) submitted to TRC
showed 44.8 morning and 53.6 evening peak hour trips, most of which are
expected to ingress/egress to Carolina Beach Rd.
2. One resident asked to consider fencing along the perimeter of the
undeveloped side of Sykes Dr.
- 8 - 12ITEM: 1
Planning Board - April 2, 2015
Response: In looking at this further, it is cost prohibitive. As well, the
wooded area should be dense enough to provide a natural barrier.
3. After the meeting, one resident nearby warned of potential soil and wetland
issues in the area.
Response: We will be engaging a local civil engineer familiar with local soil
and wetland types in the near future, assuming the rezoning proceeds
favorably. If the costs of mitigation are prohibitive or impossible, this
development will not proceed.
- 8 - 13ITEM: 1
Planning Board - April 2, 2015
- 8 - 14ITEM: 1
Planning Board - April 2, 2015
- 8 - 15ITEM: 1
Planning Board - April 2, 2015
- 8 - 16ITEM: 1
Planning Board - April 2, 2015
- 8 - 17ITEM: 1
Planning Board - April 2, 2015
- 8 - 18ITEM: 1
Planning Board - April 2, 2015
- 8 - 19ITEM: 1
Planning Board - April 2, 2015
Abbington Cove of Wilmington
Approx. 4713 Carolina Beach Road, Wilmington, North Carolina 28412
Neighborhood MeeCng
March 3, 2015
www.reaventures.com
- 9 - 1ITEM: 1
Planning Board - April 2, 2015
Company Overview
Rea Ventures Group LLC has over 40 years of development experience and has developed
over 4,100 units of mul=-family housing, 130 units of single-family housing, and 6,460 beds
of student housing throughout the Southeast. We serve as developer, owner, and
financial guarantorto our investors throughout the 30+ year lifespan of our affordable
developments. Three current projects under development (216 units) in North Carolina
are located in Southport, NC; Wadesboro, NC; and Winston-Salem, NC. More informa=on
on our company and communi=es may be found at www.reaventures.com.
- 9 - 2ITEM: 1
Planning Board - April 2, 2015
Company Overview
Development Name City, State #Units
Abbington Oaks Southport, NC 72
Abbington Gardens Winston-Salem, NC 96
Abbington Grove Wadesboro, NC 48
Southerland Village Wallace, NC 48
Mebane Mill Lofts Mebane, NC 75
Martinsville Lofts Martinsville, VA 60
Hartsfield Gardens Hartsville, SC 72
Noland Green Newport News, VA 60
Total 531
Mar=nsville LoPs (Mar=nsville, VA)
Mar=nsville LoPs (Mar=nsville, VA)
www.brockvi.com
Brock Ventures, Inc. is a Wilmington based real estate
development services firm focused on rental housing.
BVI offers an array of development services that can
be bundled comprehensively or a la carte. From site
iden=fica=on all the way through financing an
execu=on, BVI adds value for larger developers who
wish to leverage their size and scope.
- 9 - 3ITEM: 1
Planning Board - April 2, 2015
Company Overview
Development Name City, State #Units Date
Completed
Funding Sources
(Tax Credit, Conventional,
etc.)
Garfield Park Milwaukee, WI 69 12/22/11 LIHTC, Exchange
Mebane Mill Lofts Mebane, NC 75 12/20/11 LIHTC
Abbington Oaks Southport, NC 72 Awarded 2013 LIHTC
Abbington Gardens Winston-Salem, NC 96 Awarded 2014 LIHTC, HOME
Abbington Grove Wadesboro, NC 48 Awarded 2014 LIHTC
Martinsville Lofts Martinsville, VA 60 8/29/11 LIHTC, Exchange
Noland Green New Port News, VA 60 8/31/11 LIHTC, AHP
Hartsville Garden Hartsville, SC 72 1/6/11 Exchange/LIHTC, HOME
West Yard Lofts Charleston, SC 60 12/9/10 Exchange/LIHTC, HOME
Westmoreland & Schoolfield Danville, VA 65 9/15/10 LIHTC
Total 677
Mebane Mill LoPs (Mebane, NC)
Hartsville Gardens(Hartsville, SC)
KRP Investments is an experienced North Carolina
developer of market rate, affordable housing, and
mixed-use developments with over 677 units of
affordable housing units in North Carolina, South
Carolina, Virginia, and Wisconsin. Its founder and
principal, Karen Perry, is a cer=fied public accountant
with 11 years of experience in real estate
development and 24 years of experience in the
financial services industry.
- 9 - 4ITEM: 1
Planning Board - April 2, 2015
Development Loca=on
Abbington Cove
Zoomed Out
- 9 - 5ITEM: 1
Planning Board - April 2, 2015
Development Loca=on
Abbington Cove
Zoomed Out
- 9 - 6ITEM: 1
Planning Board - April 2, 2015
Rezoning/High Density
• Rezoning from R-15 and B-1 to R-10 with
“High Density”
• High Density
– Allows 17 units/acre
– Using 11.6 units/acre
- 9 - 7ITEM: 1
Planning Board - April 2, 2015
Preliminary Concept
Abbington Cove of Wilmington
• 80 units of mul=-family housing
– Garden-style Apartments (3 story)
– Financed with Housing Tax Credit equity,
compe==vely allocated by NCHFA
– Housing Type: Affordable Workforce Housing
– Unit Types: 2-bedroom, 3-bedroom, 4-bedroom
• Professionally Managed by GEM Management,
Inc.
• Unit & Site Ameni=es
• Resident Services
- 9 - 8ITEM: 1
Planning Board - April 2, 2015
Development Site Plan
Abbington Cove (Wilmington, NC)
- 9 - 9ITEM: 1
Planning Board - April 2, 2015
Development Site Plan
Abbington Cove (Wilmington, NC)
- 9 - 10ITEM: 1
Planning Board - April 2, 2015
Development Site Plan
Abbington Cove (Wilmington, NC)
- 9 - 11ITEM: 1
Planning Board - April 2, 2015
Building Concept
Abbington Cove (Wilmington, NC)
- 9 - 12ITEM: 1
Planning Board - April 2, 2015
Project Floor Plans
Abbington Cove (Wilmington, NC)
Subject to adjustment as
development process
progresses
3-Bedroom Unit (1,133 sf) 2-Bedroom Unit (984 sf)
4-Bedroom Unit (1,302 sf)
- 10 - 1ITEM: 1
Planning Board - April 2, 2015
Example of Finished Product
Goshen Crossing (Rincon, GA near Savannah)
Completed: 2012
Cer=fied:EarthcraP Community
Winner: 2013 EarthCraP Communi=es Team of the Year
Units: 60
Type: Workforce Housing
Rents: 60% AMI to 50% AMI (100% affordable)
- 10 - 2ITEM: 1
Planning Board - April 2, 2015
Example of Finished Product
Playa del Pueblo (Midland, TX)
Completed: 2014
Units: 96
Type: Workforce Housing
Rents: 60% AMI to 30% AMI (100% affordable)
- 10 - 3ITEM: 1
Planning Board - April 2, 2015
Unit Ameni=es
• Window Blinds &
Screens
• Energy-Star
Dishwasher
• Energy-Star
Refrigerator
• Energy-Star Ceiling
Fans
• Energy-Star Ligh=ng
• Oven/Range
• Hea=ng & Air
Condi=oning
• Bathroom Exhaust
Fans
• Laundry Connec=ons
• Microwave
• High-Speed Internet
(all units)
• Pa=o/Balcony
Subject to adjustment as development concept progresses
- 10 - 4ITEM: 1
Planning Board - April 2, 2015
Site Ameni=es
• Community Building
• Computer Center
• Picnic Area
• On-Site Laundry
• Playground/Tot-Lot
• Exercise/Fitness Center
Subject to adjustment as development concept progresses
- 10 - 5ITEM: 1
Planning Board - April 2, 2015
Resident Events & Services
Subject to change based on resident needs
• Social Events
• Neighborhood Holiday Par=es
• Resident Council
• Financial and Homebuyer
Workshops
• Health & Nutri=on Courses
• Exercise/Fitness Classes
• Resident Newsleoer
- 10 - 6ITEM: 1
Planning Board - April 2, 2015
Typical Employment in Workforce Housing
Goshen Crossing (Rincon, GA) – as of March 2013
1
7
1
1
23
3
10
4
6
6
3
0 5 10 15 20 25
Vacant
Pension/Social Security
Pension with Sec=on 8
Unemployed
Retail/Service
Hotel
Restaurant
Industrial/Logis=cs
Public Service & Educa=on
Medical
Office/Bankin
- 10 - 7ITEM: 1
Planning Board - April 2, 2015
Professionally Managed
GEM Management, Inc.
• In business since 1991
• Manage 235 proper=es represen=ng
7,800 units (3,773 units in North
Carolina) across 7 states
• On-Site Management
• Professional Landscaping and Maintenance
• Residents Screened (Criminal,
Background, Income, etc.) & Can Be
Evicted
Carriage Hills (Lumberton, NC)
An=quity Heights (Cornelius, NC)
Broad River Terrace (Brevard, NC)
- 10 - 8ITEM: 1
Planning Board - April 2, 2015
GEM Resident Screening Criteria
Carriage Hills (Lumberton, NC)
An=quity Heights (Cornelius, NC)
Broad River Terrace (Brevard, NC)
• Resident Interview & Screening
– Ability to Pay Bills on Time
– References (landlords and employers)
– Credit Reports and Credit References
– Police/Court Reports
• Applica=on Acceptance
– Meet Income Requirements
– Not Exceed Occupancy Limits
– Acceptable landlord references
– Pass Credit Review (score 500+, no unpaid landlord
balances)
– Pass Criminal Screening
• No Felonies, Illegal Substance Ac=vi=es, Sex Offenses
• No evic=ons for illegal ac=ons
• No misdemeanors in past 3 years
• No pending court cases involving felony or misdemeanor
• No history of criminal ac=vity that would threaten health,
safety of residents or property staff
- 10 - 9ITEM: 1
Planning Board - April 2, 2015
Funding Process
• Compe==vely scored and funded by state
• Timeline
– Submit Pre-Applica=on: January 23, 2015
– Site Scores Announced: March 2015
– Complete Rezoning: May 15, 2015
– Finalize Funding Sources: May 15, 2015
– Full Applica=on Submioed: May 15, 2015
– Funding Awards Announced: August 2015
– Close Project: January 2016
– Start Construc=on: January 2016
– Begin Lease Up: October 2016
- 10 - 10ITEM: 1
Planning Board - April 2, 2015
Community Benefit
New Apartment Community
• Market & Workforce Rents
• Jobs & Investment
– 2 jobs full-=me
– 150-170 jobs construc=on
– $5 million+ local
construc=on investment
• Taxes & Fees
– Property taxes
– Permisng & U=lity Fees
Source: HUD 2014 Income Limits, New Hanover Co, NC
(*aPer est. u=lity allowances of $145 for 2-bedroom, $174for 3-bedroom,
and $203 for 4-bedroom)
These Es=mates Subject to Change
Unit Type Income
Brackets
Targeted
Max Incomes
Maximum
Monthly
Rents*
2 Bedroom Unit
(1,023 sf)
60% AMI
$32,220
$660
3 Bedroom Unit
(1,168 sf)
60% AMI
$37,200
$756
4 Bedroom Unit
(1,350 sf)
60% AMI
$41,520
$835
- 10 - 11ITEM: 1
Planning Board - April 2, 2015
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Planning Board - April 2, 2015
- 11 - 2ITEM: 1
Planning Board - April 2, 2015
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ITEM: 1
Planning Board - April 2, 2015
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ITEM: 1
Planning Board - April 2, 2015
- 12 - 3
ITEM: 1
Planning Board - April 2, 2015
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: April 2, 2015
REGULAR
ITEM:
DEPARTMENT: PRESENTER(S): Ben Andrea, Current Planning and Zoning
Supervisor
CONTACT(S): Ben Andrea; Ken Vafier, Planning Manager; and Chris O'Keefe, Planning/Inspections
Director
SUBJECT:
Public Hearing
Item 2: Zoning Ordinance Text Amendment (A-421, 4/15) - Request by Greg Heafner on behalf of
Oxford House, Inc. to amend Section 23, Definitions, to define Disabled Persons and Group Homes
and Section 50, Table of Permitted Uses, to permit the use by-right in the PD, R-20S, R-20, R-15, R-10,
R-7, AR, and RA Zoning Districts.
BRIEF SUMMARY:
The petitioner is submitting a request to amend the Zoning Ordinance to create a new use. The origin of the
request is to rectify a violation situation. A full analysis has been provided in the Staff Summary.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
• Implement plans for land use, economic development, infrastructure and environmental programs
• Understand and act on citizen needs
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends denial of the request as proposed by the petitioner.
ATTACHMENTS:
A-421 Script
A-421 Staff Summary
A-421 Application
ITEM: 2
Planning Board - April 2, 2015
SCRIPT FOR Zoning Ordinance Text Amendment (A-421, 4/15)
Request by Greg Heafner on behalf of Oxford House, Inc. to amend Section 23, Definitions, to
define Disabled Persons and Group Homes and Section 50, Table of Permitted Uses, to permit
the use by-right in the PD, R-20S, R-20, R-15, R-10, R-7, AR, and RA Zoning Districts.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and
any opponents will each be allowed 15 minutes for their presentation and additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. pplicant’AsApresentationA(upAtoA15Aminutes)
c. Opponent’sApresentationA(upAtoA15Aminutes)
d. pplicant’sAcrossAexamination/rebuttalA(upAtoA5Aminutes)
e. Opponent’sAcrossAexamination/rebuttalA(up to 5 minutes)
3. Close the Public Hearing
4. Planning Board discussion
5. Vote on the text amendment request. The motion should include a statement saying how the
amendment is or is not consistent with the land use plan and why it is or is not reasonable and
in the public interest. Please refer to the Staff example motions at the end of the case analysis
included in your agenda packet.
- 1 - 1ITEM: 2
Planning Board - April 2, 2015
A-421, (04/15) Page 1 of 4
ZONING ORDINANCE AMENDMENT REQUEST
CASE: A-421, 04/15
PETITIONER: Gregory Alan Heafner, PA, on behalf of Oxford House, Inc.
REQUEST: Amend Zoning Ordinance Section 23, Definitions, to define Disabled Persons and Group
Homes and Section 50, Table of Permitted Uses, to permit the use by-right in the PD, R-
20S, R-20, R-15, R-10, R-7, AR, and RA Zoning Districts.
PETITIONER’S REQUEST:
The petitioner is requesting to amend the Zoning Ordinance to create a new use defined as “Group
Homes” and allow the use by right in the PD, R-20S, R-20, R-15, R-10, R-7, AR, and RA Zoning Districts.
The amendment request was initiated in response to a determination that an arrangement for up to
eight unrelated persons accommodated in an existing Oxford House within the New Hanover County
zoningAjurisdictionAisAnotAcompliantAwithAtheAcounty’sAzoningAregulations: An Oxford House is a recovery
home concept that offers residence to on average eight persons who are recovering substance abusers
or alcoholics. Per the Petitioner, no treatment, counseling, therapy, or any type of health care services
are provided, and the residents of the home are considered to be the functionally equivalent of a family.
Red and Underline/Strikethrough – Petitioner’sAProposedA dditions/Deletions
Section 23: Definitions 1
2
Disabled Persons – Individuals with disabilities, including individuals recovering from alcoholism 3
and/or drug addiction, who are protected by either the provisions of the Americans with 4
Disabilities Act of 1990, 42 USC 12101, the Fair Housing Act, 42 USC 3601 et. seq., or NCGS 5
Chapter 168, Article 3, as each may be amended. 6
7
Group Home – A home in which up to eight (8) Disabled Persons live together as a self-8
supporting and self-sufficient household unit, without any in-home services or outside 9
assistance. Group Homes must register with the County and shall be at least one-quarter mile 10
from each other. 11
12
Section 50: Establishment of Use District; Table of Permitted Uses 13
14
Permitted Uses
PD R
20S
R
20
R
15
R
10 R7 B
1
B
2
I
1
I
2
O
&
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Group Homes P P P P P P P P
- 2 - 1ITEM: 2
Planning Board - April 2, 2015
A-421, (04/15) Page 2 of 4
STAFF POSITION:
Accommodation for persons with disabilities is currently offered through both the North Carolina
General Statutes and the New Hanover County Zoning Ordinance. NCGS § 168-21AdefinesA“familyAcareA
home”AandA“personAwithAdisabilities”.
(1) “Family care home” means a home with support and supervisory personnel that provides
room and board, personal care, and habilitation services in a family environment for not
more than six persons with disabilities.
(2) “Persons with disabilities” means a person with a temporary or permanent physical,
emotional, or mental disability including but not limited to mental retardation, cerebral
palsy, epilepsy, autism, hearing and sight impairments, emotional disturbances, and
orthopedic impairments but not including mentally ill persons who are dangerous to others
as defined in G.S. 122C-3(11)b.
NCGS § 168-22 provides guidance for zoning of family care homes:
(a) A family care home shall be deemed a residential use of property for zoning purposes and
shall be a permissible use in all residential districts of all political subdivisions. No political
subdivision may require that a family care home, its owner, or operator obtain, because of
the use, a conditional use permit, special use permit, special exception, or variance from any
such zoning ordinance or plan; provided, however, that a political subdivision may prohibit a
family care home from being located within a one-half mile radius of an existing family care
home.
The Zoning Ordinance contains a definition for “residential care facility”, which is similar to the NCGS
definitionAforA“familyAcareAhome”.
Residential Care Facility – A home with support and supervisory personnel that provides room
and board, personal care, and rehabilitation services in a family environment for not more than
six resident handicapped persons.
The Zoning Ordinance allows residential care facilities by right in the PD, R-20S, R-20, R-15, R-10, O & I,
AR, and RA zoning districts and by Special Use Permit in the R-7 zoning district:
Permitted Uses
PD R
20S
R
20
R
15
R
10 R7 B
1
B
2
I
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Residential Care P P P P P S P P P
Section 63.4-2 requires that a residential care facility shall not be located with 2,000 feet radius of an
existing residential care facility.
Residential arrangements that do not meet the definition of residential care facility in New Hanover
County must conform to the definition of Family in the Zoning Ordinance:
- 2 - 2ITEM: 2
Planning Board - April 2, 2015
A-421, (04/15) Page 3 of 4
Family – One (1) or more persons occupying a single dwelling unit, provided that unless all
members are related by blood, adoption, or marriage, no such family shall contain over three (3)
persons, but further provided:
(A) that domestic servants employed on the premises may be housed on the premises
without being counted as part of the family residing on the premises; and
(B) that a foster home as designated by the North Carolina Department of Social Services for
the care of not more than five (5) children less than eighteen (18) years of age be
considered as family.
(C) that any child less than eighteen (18) years of age living with parent(s) or legal guardian
is not to be counted as a person in calculations hereunder.
The Petitioner contends that the Oxford House model does not conform to the Zoning Ordinance
definition of ResidentialACareAFacilityAbecauseAtheAarrangementAdoesAnotAprovideAanyA“supportAorA
supervisory personnel, room and board, personal care, or rehabilitation services”:AATheAPetitionerA
explains in a December 23, 2014 letter to Zoning Staff that Oxford Houses are not substance abuse
centers,AhalfwayAhouses,Ashelters,AorAcommunityAcareAfacilities:AAATheAPetitioner’sAletterAfurtherAstatedA
that Oxford House residents are considered the functional equivalent of a family for several reasons;
however,AtheACounty’sAdefinition of “Family” impedes the application of the Oxford House model, which
provides accommodation for up to eight unrelated individuals on the basis that there is a financial and
therapeutic benefit to having more residents.
ItAisAStaff’sAobservationAthat the residential arrangement provided by the Oxford House model is not
dissimilar from an arrangement of other unrelated adults living together in a residential setting.
However, Staff opines that the allowance of up to eight unrelated individuals to occupy a single
residential structure would not be in harmony with the spirit and intent of the Zoning Ordinance,
specificallyAtheAdefinitionAofA“Family”,AwhichAallowsAforAupAtoAthreeAunrelatedApersonsAtoAoccupyAaAsingleA
dwelling unit. Additionally, allowing eight persons to occupy a single residential unit would impose
undue traffic, safety, and other hardships on existing residential communities.
Although persons with qualifying disabilities are offered federal statutory protection under the Federal
Fair Housing Act and the Americans with Disabilities Act, Staff is of the opinion that reasonable
accommodation for persons with disabilities protected under federal law can be sought through the
allowance of up to three unrelated individuals living in a single residence as prescribed by the definition
of Family in the Zoning Ordinance.
REVIEW AND ACTION:
This request has been processed and reviewed per Section 110 – Amending the Ordinance. Notices of
the petition request have been disseminated per the requirements of the Zoning Ordinance.
Staff recommends the denial of the request. Staff concludes that the request is not consistent with the
intent of Policy 5.7 of the 2006 Wilmington-New Hanover County CAMA Land Use Plan, which states:
Preserve the character of the area’s existing residential neighborhoods and quality of life.
Staff feels that permitting a use that allows for up to 8 unrelated individuals to occupy a single dwelling
unit would intrude upon the quality of life enjoyed by residents in New Hanover County.
- 2 - 3ITEM: 2
Planning Board - April 2, 2015
A-421, (04/15) Page 4 of 4
Staff also concludes that the amendment request is not reasonable and in the public interest as the
amendment would permit up to eight unrelated individuals to occupy a single dwelling unit in contrast
toAtheAcurrentAZoningAOrdinanceAdefinitionAofA“Family”,AandAtheAamendmentAwouldAplaceAundueAtraffic,A
safety, and other burdens on established residential areas.
Action Needed
Motion to recommend approval of the petitioner’s proposal
Motion to “table” the item in order to receive more information
Motion to recommend denial of the petitioner’s request based on specific reasons
Example Motion for Approval:
Motion to recommend approval, as the Planning Board finds that this request for a zoning ordinance
amendment is:
1. Consistent with the purposes and intent of the 2006 CAMA Land Use Plan because [Describe
elements of controlling land use plans and how the amendment is consistent].
2. Reasonable and in the public interest because [Briefly explain why. Factors may include public
health and safety, character of the area and relationship of uses, applicable plans, or balancing
benefits and detriments.].
Example Motion for Denial:
Motion to recommend denial, as the Planning Board finds that this request for a zoning ordinance
amendment is:
1. Not Consistent with the purposes and intent of the 2006 CAMA Land Use Plan because [Describe
elements of controlling land use plans and how the amendment is not consistent].
2. Not reasonable or in the public interest because [Briefly explain why not. Factors may include
public health and safety, character of the area and relationship of uses, applicable plans, or
balancing benefits and detriments.].
Staff Suggested Motion:
Motion to recommend denial, as the Planning Board finds that this request for a zoning ordinance
amendment described is:
1. Not consistent with the purposes and intent of Policy 5.7 of the 2006 CAMA Land Use Plan
because permitting a use that allows for up to 8 unrelated individuals to occupy a single
dwelling unit would intrude upon the quality of life enjoyed by residents in New Hanover
County.
2. Not reasonable and in the public interest as the amendment would permit up to eight unrelated
individuals to occupy a single dwelling unit in contrast to the current Zoning Ordinance
definitionAofA“Family”,AandAtheAamendmentAwouldAplaceAundueAtraffic,Asafety,AandAotherAburdensA
on established residential areas.
- 2 - 4ITEM: 2
Planning Board - April 2, 2015
- 3 - 1ITEM: 2
Planning Board - April 2, 2015
- 3 - 2ITEM: 2
Planning Board - April 2, 2015
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: April 2, 2015
TECHNICAL REVIEW COMMITTEE REPORT
ITEM:
DEPARTMENT: PRESENTER(S): Sam Burgess, Senior Planner
CONTACT(S):
SUBJECT:
Technical Review Committee Report For March 2015 (Sam Burgess)
BRIEF SUMMARY:
The New Hanover County Technical Review Committee (TRC) met once during the month of March to
review two performance site plans - Clearwater Preserve and Hanover Lakes. Both site plans were approved
with conditions by the TRC.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
• Implement plans for land use, economic development, infrastructure and environmental programs
• Understand and act on citizen needs
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Hear report. No action required.
ATTACHMENTS:
March 2015 TRC Report Package
ITEM: 3
Planning Board - April 2, 2015
Technical Review Committee Report – March, 2015 Page 1
TECHNICAL REVIEW COMMITTEE REPORT
MARCH, 2015
The County’s Technical Review Committee (TRC) met once during the month of March
and reviewed two (2) performance residential site plans.
Clearwater Preserve
Clearwater Preserve is located in the north central portion of our jurisdiction (near 4800 block
Gordon Road- north side) and is classified as Urban on the County’s adopted 2006 Land Use
Plan. Site plan attributes for the project include:
R-10 Residential Zoning
70 lots
21.24 acres
Public water & sewer (CFPUA)
Public & Private Roads (with good inter-connectivity)
In a vote of 5-0, the TRC approved Clearwater Preserve for all 70 lots. The preliminary validity
period of the performance site plan will end March 25, 2017. The following conditions will
apply:
1) No gates, traffic calming devices or on-street parking permitted (signage will be
required for the on-street parking).
2) NCDOT Driveway Permit & Encroachment agreements will be needed.
3) A private road maintenance agreement with the residents of Lake Emerald (private
road) will be required prior to final plat approval.
4) An all -weather surface road will be needed during the construction phase of the
project for emergency service delivery.
5) Unduplicated road names will need to be reviewed and approved by the County prior
to final plat approval.
6) Sidewalks will need to be connected in accordance with WMPO standards.
7) A portion of the land included within this development is currently within Parkwood
Estates subdivision. Verify whether the land is under existing and recorded restrictive
covenants and if so how that will be modified.
8) Design the proposed water and sewer infrastructure in accordance with CFPUA
standards.
9) Improved pedestrian access must be installed to the adjoining county owned
properties. Coordinate with Parks and Gardens to determine location of the access
ways.
10) TRC recommends that the northern portion of Tupelo Drive be constructed to NCDOT
standards and that a public right-of-way, including that portion of Tupelo Drive, be
dedicated to the county owned property to provide future vehicular access. At the time
of improvements to the county owner property, the county will install the remaining
portion of Tupelo Drive within the dedicated right-of-way to provide vehicular access.
Should the developer still wish to construct and maintain private streets, TRC
recommends that language be added to the restrictive covenants of the development
- 1 - 1ITEM: 3
Planning Board - April 2, 2015
Technical Review Committee Report – March, 2015 Page 2
stating that the HOA will maintain the entirety of the streets within the development
including any future extension of Tupelo Drive to the county owner property.
11) Private road signage must be installed at the terminus of the public streets.
Hanover Lakes (Revised)
Hanover Lakes is located in the north central portion of our jurisdiction (near 2100 block Castle
Hayne Road) and is classified as Transition and Conservation on the County’s 2006 Land Use
Plan. Site plan attributes include:
R-15 Residential Zoning
231 lots
104.57 acres
Public water and sewer (CFPUA)
Private Roads (with good inter-connectivity)
In a vote of 5-0, the TRC approved the revision to Hanover Lakes for all 231 residential lots. The
validity period of the performance site plan will end in March 25, 2017. The following
conditions will apply:
1) No gates, traffic calming devices or on-street parking will be permitted. Signage for
the no on-street parking will apply.
2) The road stub to the north and road connection with Arlington Drive will be
constructed prior to final plat approval.
3) An all- weather road surface will be required during construction to permit emergency
service delivery.
4) NCDOT Driveway Permit and Encroachment agreements will be imposed.
5) Off- site road improvements (TIA recommendations) will need to be completed.
6) Road re-alignment for the road stub to the north will be confirmed through the
CFPUA.
7) Other conditions as mandated by County Engineering, County Fire, and the CFPUA.
8) A sidewalk will connect from the street to the clubhouse.
9) A bus shelter/bus stop is recommended near the entrance along Castle Hayne Road.
10) A bike lane will be coordinated with NCDOT along the road frontage of the project in
accordance with the adopted Comprehensive Greenway Plan. Approximately 20’ of
additional right-of-way is recommended.
- 1 - 2ITEM: 3
Planning Board - April 2, 2015
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DATE:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
PEI JOB#:CONCEPTUAL LAYOUT:
PRELIMINARY LAYOUT:
FINAL DESIGN:
RELEASED FOR CONST:
PROJECT STATUS
REVISIONS:
DRAWING INFORMATION
SEALCLIENT INFORMATION:
REVISED PER PRELIMINARY TRC COMMENTS REC'D 3/18/15
RPB
MRA
MRA
1" =60'
03/03/15
GRADING, DRAINAGE AND ECC-2.014260.PE
3/19/15
1
5
10
15
20
22
23
25
28
2930
35
36
37
40
45
50
54
5962
58
63
6566
67
70
PARCEL DATASITE NAME:
CLEARWATER PRESERVE
SITE ADDRESS:
0 HARRIS RD
CURRENT ZONING:
R-10 RESIDENTIAL DISTRICT
NEW HANOVER COUNTY TAX PARCEL ID#:
R03500-006-362-000, R03518-002-013-000, R03518-007-013-000, R03518-002-001-000, R03518-005-009-000, R03518-005-008-000 PERFORMANCE RESIDENTIAL DISTRICT REQUIREMENTS: R-101.
BUILDINGS ON THE PERIPHERY OF A PERFORMANCE RESIDENTIAL DEVELOPMENT SHALL SETBACK NO LESS THAN TWENTY (20) FEET FROMTHE ADJOINING PROPERTY LINE.
2.
IN NO CASE SHALL ANY PART OF A DETACHED SINGLE-FAMILY DWELLING UNIT BE LOCATED CLOSER THAN TEN (10) FEET TO ANY PART OF ANYOTHER DETACHED SINGLE-FAMILY DWELLING.DENSITY CALCULATIONSGROSS TRACT AREA:
21.24 ACRES
DENSITY ALLOWED:
R-10 ZONING; 3.3 UNITS PER ACRE= 70.10 UNITS
TOTAL NUMBER PROPOSED:
70 UNITS
SITE DATA AND LOT INFORMATION1.
TAX PARCEL ID#:
R03500-006-362-000, R03518-002-013-000, R03518-007-013-000,R03518-002-001-000, R03518-005-009-000, R03518-005-008-000
2.
TOTAL ACREAGE IN TRACT:
21.24 Ac.
3.
TOTAL ACREAGE IN RIGHT OF WAY:
4.15 Ac.
4.
TOTAL NUMBER OF LOTS:
70 SINGLE FAMILY- (16) 45' X 125' LOTS- (54) 50' X 120' LOTS
5.
OPEN SPACE/RECREATIONAL AREA (BASED ON 70 LOTS):TOTAL AREA REQ'D (.03 AC/UNIT):
2.1 Ac.
TOTAL AREA PROVIDED:
3.60 Ac.
- ACTIVE OPEN SPACE REQ'D:
1.05 Ac.
ACTIVE OPEN SPACE PROVIDED:
2.50 Ac.
- PASSIVE OPEN SPACE REQ'D:
1.05 Ac.
PASSIVE OPEN SPACE PROVIDED:
1.10 Ac.
6.
SINGLE FAMILY RESIDENCE WITH APPROXIMATELY 3 BEDROOMS
ROADS1.
ALL STREETS SHALL BE PRIVATE AND CONSTRUCTED TO NCDOT STANDARDS AND INSPECTEDAND CERTIFIED BY ENGINEER TO VERIFY THEY WERE BUILT TO NCDOT STANDARDS.
2.
NO GATES, OBSTRUCTIONS, OR SPEED CALMING DEVICES ARE PERMITTED.
3.
ALL SIDEWALKS WILL BE CONSTRUCTED IN COMPLIANCE WITH ADA REQUIREMENTS.
4.
STREET NAMES TO BE VERIFIED BY E-911 PRIOR TO RECORDATION OF SINGLE FAMILY LOTS.
5.
CONNECTIVITY RATIO REQUIRED:
1.40
PROVIDED:
1.57
UTILITIES6.
ALL WATER AND SEWER UTILITIES WILL BE COORDINATED WITH CFPUA.
7.
WATER PROVIDED BY CAPE FEAR PUBLIC UTILITY AUTHORITY. CFPUA VERIFIED CAPACITY ISAVAILABLE TO SERVE THIS PROJECT.
8.
SANITARY SEWER PROVIDED BY CAPE FEAR PUBLIC UTILITY AUTHORITY. CFPUA VERIFIEDCAPACITY IS AVAILABLE TO SERVE THIS PROJECT.
9.
STORMWATER WILL BE HANDLED ON SITE IN COMPLIANCE WITH ALL STATE AND LOCALSTORMWATER STANDARDS.
10.
STREET LIGHTS WILL BE PROVIDED AS PER SECTION 52-9 OF THE NEW HANOVER COUNTYSUBDIVISION ORDINANCE.
11.
VERTICAL OBSTRUCTIONS, FENCES, WALLS, ETC. ARE NOT ALLOWEDIN UTILITY/DRAINAGE EASEMENTS.LANDSCAPE1.
ALL LANDSCAPE WILL COMPLY WITH NEW HANOVER COUNTY ORDINANCES AND A LANDSCAPEPLAN WILL BE SUPPLIED AS PART OF THE PERMITTING DOCUMENTS.
70'
10'
26'
1/2" PER FT
1/4" PER FT
SLOPES= 3:1
MODIFIED VALLEY CURBSLOPES= 3:1
1'
50 FT R/W6"-B25.0B BASE1/4" PER FT
6" STONEUNDER CURBING
1.5"-SF9.5A SURFACE
5'
1'
SIDEWALK
11'
5'
1'
NOT TO SCALE
1'
1'
PASSIVE OPENSPACE
0.43 AC.
PASSIVE OPENSPACE
0.14 AC.
PASSIVE OPENSPACE
0.19 AC.
ACTIVE OPENSPACE
2.50 AC.
LOGAN DEVELOPERS INC
60 GREGORY ROAD NE # 1
LELAND, NC 28451
(910) 256-2211
PROPOSED 60'UTILITY EASEMENTRELOCATION
EXISTING 60'UTILITY EASEMENTTO BE RELOCATED
FRONT LOAD LOTS50' X 120'
REAR LOAD LOTS45' X 125'
55
60
20' PERIMETERSETBACK
PASSIVE OPENSPACE0.34 AC.
ALLEY (20' ROW)
ALLEY (20' ROW)
20' PERIMETERSETBACK
LAND DISTURBANCE NOTE:SITE EXCEEDS ONE ACRE IN DISTURBANCE, ALL STATE
PERMITS WILL HAVE TO BE SECURED PRIOR TO ISSUANCE OF ABUILDING PERMIT.SURVEY NOTE:TOPOGRAPHIC AND BOUNDARY SURVEY COMPLETED BYPARAMOUNTE ENGINEERING, INC. AND SEALED BYTIMOTHY G. CLINKSCALES, PLS.
= PROPERTY LINE= OPEN SPACE= BUILDING SETBACK= PROPOSED UTILITY EASEMENT= OLD UTILITY EASEMENT= CURVE RADIUS= WATERLINE= SEWER LINE= SIDEWALK= FIRE HYDRANT
LEGEND
PRIVATE ROADS CERTIFICATIONI (WE) THE DEVELOPERS OF CLEARWATER PRESERVE SUBDIVISIONLOCATED IN THE UNINCORPORATED AREA OF NEW HANOVERCOUNTY UNDERSTAND THAT THE ROADS IN SAID SUBDIVISION AREDESIGNATED PRIVATE. I UNDERSTAND THAT OWNERSHIP ANDMAINTENANCE OF THE ROADS WILL BE THE RESPONSIBILITY OF THEDEVELOPER UNTIL SUCH TIME THAT THE DEVELOPER DESIGNATESTHE RESPONSIBILITY TO THE PROPERTY OWNERS' ASSOCIATION.RESPONSIBILITIES MUST BE ACCEPTED BY THE HOMEOWNERSASSOCIATION AS SPECIFIED IN THE HOMEOWNER COVENANTS FORSAID SUBDIVISION. THE PRIVATE ROADS IN SAID SUBDIVISION ARETO BE CONSTRUCTED IN ACCORDANCE WITH SECTION 52-4 OF THENEW HANOVER COUNTY SUBDIVISION ORDINANCE AND ALLAPPLICABLE COUNTY CODES WHICH INCLUDES THE DESIGN,INSTALLATION, INSPECTION, AND APPROVAL BY A LICENSEDENGINEER (PE) RECOGNIZED IN THE STATE OF NORTH CAROLINAPRIOR TO FINAL PLAT APPROVAL FOR ALL OR A PORTION OF THESUBDIVISION. IF ALL OR A PORTION OF THE ROAD
INFRASTRUCTURE SYSTEM WITHIN THE SUBDIVISION IS BONDEDTHROUGH A SURETY, PERFORMANCE BOND, OR CASH ESCROW, NOBOND SHALL BE RELEASED UNTIL ALL ROAD CONSTRUCTIONIMPROVEMENTS ARE COMPLETE AND CERTIFIED BY THEPROFESSIONAL ENGINEER.
IT SHALL BE DISCLOSED TO THE PROSPECTIVE BUYER OF A LOT ORLOTS WITHIN A SUBDIVISION THAT ROAD MAINTENANCE SHALL RUNTHROUGH THE PROPERTY OWNERS ASSOCIATION IN PERPETUITYAFTER ACCEPTANCE FROM THE DEVELOPER UNTIL SUCH TIMETHAT THE ROADS ARE RE-PLATTED AS PUBLICLY DESIGNATED
ROADS AND TAKEN OVER FOR MAINTENANCE THROUGH THE NORTHCAROLINA DEPARTMENT OF TRANSPORTATION (NCDOT) ORAPPROPRIATE GOVERNING AUTHORITY. DATE __________________
FEMA NOTE:SITE DOES NOT FALL WITHIN A FLOOD ZONE ACCORDING TO
FEMA MAP NUMBER 3720314900J HAVING AN EFFECTIVE DATEOF APRIL 3, 2006.
R
0 30 60 120 240SCALE: 1"=60'GRAPHIC SCALE
NC HWY 132
I-40
GORDON RD.
SITE
LAKE EMERALD DR.
HARRIS RD.VICINITY MAP(NOT TO SCALE)
TUPELO DRIVE(50' PRIVATE ROW)ROAD C
(50' PRIVATE ROW)
BIG GUM RD
(50' PRIVATE ROW)
W
W
SS
INFILTRATIONBASIN
1.55 AC.
ROAD A(50' PRIVATE ROW)
ROAD B(50' PRIVATE ROW)
2
3
4
6
7
8
9
11
12
13
14
16
17
18
19
21
24
2627
313233
34
38
39
41
42
43
44
46
47
48
49
51
52
53
5657
61
64
6869
NOTES1.
NO
WETLANDS
ONSITE
CONFIRMED
BY
SITE
VISIT
BY
LAND
MANAGEMENT GROUP. (8/15/14)
2.
ALL OPEN SPACE TO BE DEDICATED AND MAINTAINED BY THE HOA.
3.
AFTER
SITE
EVALUATION,
NO
SIGNIFICANT
TREES
WERE
FOUND
TO
BE WITHIN THE OVERALL PROPERTY BOUNDARY.
4.
EXISTING
LOTS
FROM
THE
PARKWOOD
ESTATES
DEVELOPMENT
ARE
TO
BE
INCLUDED
AND
RECONFIGURED
IN
CLEARWATER
PRESERVE.GROSS ACREAGE OF CLEARWATER RESERVE (21.24 ACRES) INCLUDESTHESE LOTS, LOTS 21, 22, 23, 28, 29, 30, & 31.
18' WIDE PAVED ALLEY1/4" PER FT
MAX= 2:1
MAX= 2:1
1'
20 FT PRIVATE ALLEY1/4" PER FT
1/2" PER FT
1/2" PER FT
1.5"-S9.5B SURFACE6"-ABC BASE
(NCDOT APPROVED)
1'
6' GRAVEL WALKINGTRAIL
8 PARALLEL PARKINGSPACES
DENSE EXISTINGVEGETATION
DENSE EXISTINGVEGETATION
ACCESS POINT
COASTAL CAROLINADEVELOPERS
LOT 188, SEC 5 PARKWOODESTATES; DB 2686, PG 0645COASTAL CAROLINADEVELOPERS
LOT 187, SEC 5 PARKWOODESTATES; DB 2686, PG 0645
COASTAL CAROLINADEVELOPERS
LOT 180, SEC 5 PARKWOODESTATES; DB 2686, PG 0645
COASTAL CAROLINADEVELOPERS
LOT 179, SEC 5 PARKWOODESTATES; DB 2686, PG 0645
COASTAL CAROLINADEVELOPERS
LOT 170, SEC 5 PARKWOODESTATES; DB 2686, PG 0645
8" WATER LINE
8" WATER LINE
8" WATER LINE
8" WATER LINE
6" WATER LINE
6" WATER LINE
6" WATER LINE
8" WATER LINE
- 1 - 3ITEM: 3
Planning Board - April 2, 2015
- 1 - 4ITEM: 3
Planning Board - April 2, 2015
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: April 2, 2015
OTHER BUSINESS
ITEM:
DEPARTMENT: PRESENTER(S):
CONTACT(S):
SUBJECT:
Other Business
BRIEF SUMMARY:
STRATEGIC PLAN ALIGNMENT:
Effective County Management
• .
RECOMMENDED MOTION AND REQUESTED ACTIONS:
ITEM: 4
Planning Board - April 2, 2015