Application
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 7, 2016
Meeting Location: Codington Elementary School
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 23, 2016.
Only one mailing was returned by the USPS as undeliverable. All others were
presumed notified.
County Planning notified the “Sunshine List” per current procedures.
Meeting Summary
The meeting was attended by approx. 15 people. The attendee log may reflect less
as there were several couples but all were asked to sign in. Brad Schuler attended
for New Hanover County.
Stephen Brock of Brock Ventures, Inc. (Wilmington, NC) introduced himself and
presented a slide show. There were many talking points, but following key points
were emphasized:
• Partner – Buckeye Community Hope Foundation
• 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
§ 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,
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. 20 minutes until
all questions and concerns were addressed. Most people who spoke had just
questions which far outweighed spoken concerns. The questions were:
1. Security. Applicant committed to cameras for the parking area.
2. Fencing. Applicant explained that that would prob not be done.
3. Future development on site. Applicant explained that LURAs and other
constraints will prevent us from ever further developing the site.
4. Income limits. Explained data and calculations in more detail.
5. 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.
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.