2017-07-13 July 13 2017 Agenda PackageAGENDA
NEW HANOVER COUNTY PLANNING BOARD
Assembly Room , New Hanover County Historic Courthouse
24 North Third Street, Room 301
Wilmington, NC
DONNA GIRARDOT, CHAIRMAN - ERNEST W. OLDS, VICE-CHAIRMAN
PAUL D. BONEY, BOARD MEMBER - H. ALLEN POPE, BOARD MEMBER
THOMAS "JORDY" RAWL, BOARD MEMBER - EDWARD T. (TED) SHIPLEY, III, BOARD MEMBER
DAVID WEAVER, BOARD MEMBER
CHRIS O'KEEFE, PLANNING DIRECTOR - KENNETH VAFIER, PLANNING MANAGER
JULY 13, 2017 6:00 PM
MEETING CALLED TO ORDER (Chairman Donna Girardot)
PLEDGE OF ALLEGIANCE (Chris O'Keefe)
APPROVAL OF 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
Rezoning Request (Z17-07) – Request by Nexsen Pruet, PLLC, on behalf of the
property owner, Liberty Baptist Church of Wilmington, to rezone 2.01 acres of land
located at 7957 Market Street from O&I, Office and Institutional District, to (CZD) B-
2, Conditional Highway Business District, in order to develop a mini-warehouse use.
2Public Hearing
Rezoning Request (Z17-08) – Request by Lee Law Firm, PLLC, on behalf of the
property owner, The Lewis Family Tract, LLC, in order to rezone 85.19 acres located
at the 4700 block of Gordon Road from O&I, Office and Institutional District, and B-2,
Highway Business District, to (CUD) R-15, Conditional Use Residential District, and
for a Special Use Permit in order to develop a high density development.
Planning Board - July 13, 2017
3Public Hearing
Rezoning Request (Z17-09) – Request by Coastal Land Design, PLLC, on behalf of
the property owner, Corbett Package Company, in order to rezone 129.3 acres
located at the 100 block of Brentwood Drive from I-2, Heavy Industrial, to (CUD) R-
15, Conditional Use Residential District, and for a Special Use Permit in order to
develop a community boating facility.
TECHNICAL REVIEW COMMITTEE REPORT
1TRC Report for June 2017
OTHER ITEMS
1
Planning Board - July 13, 2017
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: July 13, 2017
REGULAR
ITEM:
DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor
SUBJECT:
Public Hearing
Rezoning Request (Z17-07) – Request by Nexsen Pruet, PLLC, on behalf of the property owner,
Liberty Baptist Church of Wilmington, to rezone 2.01 acres of land located at 7957 Market Street
from O&I, Office and Institutional District, to (CZD) B-2, Conditional Highway Business District, in
order to develop a mini-warehouse use.
BRIEF SUMMARY:
Nexsen Pruet, PLLC, on behalf of the property owner, Liberty Baptist Church of Wilmington, is requesting
to rezone 2.01 acres of land located at 7957 Market Street from O&I to (CZD) B-2 in order to develop a
mini-warehouse use. The property is in an area of Market Street that is zoned for commercial and residential
purposes.
The proposed development will consist of a 85,480 square foot, three storied mini-warehouse facility. Access
is provided to the subject property by Bump Along Road, a private road, from Market Street (BUS 17). This
proposal will generate 13 trips in the AM peak, and 22 in the PM peak, and therefore, a TIA was not required
to be completed for the proposed development.
The 2016 Comprehensive Land Use Plan classifies the subject property as Community Mixed Use. The
proposed development is not consistent with the place type it will contribute to the creation of small scale,
compact, mixed use development patterns that serve multi-modal travel and act as an attractor for county
residents and visitors.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
• Attract and retain new and expanding businesses
• 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 and suggests the following motion:
Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 2.01 acres
from the O&I Zoning District to a Conditional Highway Business Zoning District, as described is:
ITEM: 1
Planning Board - July 13, 2017
1.Not consistent with the purposes and intent of the Community Mixed Use place type in the 2016
Comprehensive Plan because the proposed development of a mini-warehouse use does not contribute
to the creation of small scale, compact, mixed use development patterns that serve multi-modal travel
and act as an attractor for county residents and visitors.
2.Not reasonable and not in the public interest because the proposed mini-warehouse use will not
maximize the available and planned services and infrastructure in the area, and because it does not
encourage other modes of transportation that would reduce the dependency on the automobile.
ATTACHMENTS:
Z17-07 Script for PB
Z17-07 Staff Summary PB
Z17-07 Neighbor Properties Map
Z17-07 Zoning Map
Z17-07 Future Land Use Map
Applicant Materials Cover Sheet
Z17-07 Application
Proposed Site Plan Cover Sheet
Z17-07 Proposed Site Plan
ITEM: 1
Planning Board - July 13, 2017
SCRIPT for Conditional Zoning District Application (Z17-07)
Request by Nexsen Pruet, PLLC, on behalf of the property owner, Liberty Baptist Church of Wilmington,
to rezone 2.01 acres of land located at 7957 Market Street from O&I, Office and Institutional District,
to (CZD) B-2, Conditional Highway Business District, in order to develop a mini-warehouse use.
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. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s cross examination/rebuttal (up to 5 minutes)
e. Opponent’s cross examination/rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. At this time, you may ask to either continue the application to a future meeting, or to proceed with this Board
deciding whether to recommend approval or denial of the application. What do you wish to do?
6. Vote on the application. The motion should include a statement saying how the change is, or is not, consistent
with the land use plan and why it is, or is not, reasonable and in the public interest.
Staff Suggested Motion:
Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 2.01 acres
from the O&I Zoning District to a Conditional Highway Business Zoning District, as described is:
1. Not consistent with the purposes and intent of the Community Mixed Use place type in the 2016
Comprehensive Plan because the proposed development of a mini-warehouse use does not contribute
to the creation of small scale, compact, mixed use development patterns that serve multi-modal travel
and act as an attractor for county residents and visitors.
2. Not reasonable and not in the public interest because the proposed mini-warehouse use will not
maximize the available and planned services and infrastructure in the area, and because it does not
encourage other modes of transportation that would reduce the dependency on the automobile.
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of 2.01 acres from the O&I Zoning District to a Conditional Highway Business Zoning District, as described
is:
1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because
[Describe elements of controlling land use plans and how the amendment is or is not consistent].
2. [Reasonable/Not 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].
Conditions: [List any agreed upon conditions]
- 1 - 1ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 1 of 9
STAFF SUMMARY OF Z17-07
CONDITIONAL ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z17-07
Request:
Conditional B-2 Zoning District in order to develop a 85,480 square foot mini-warehouse
building.
Applicant: Property Owner(s):
Tom Johnson of Nexsen Pruet, PLLC Liberty Baptist Church of Wilmington, Inc.
Location: Acreage:
7597 Market Street 2.01 acres
PID(s): Comp Plan Place Type:
R03600-003-042-006 Community Mixed Use
Existing Land Use: Proposed Land Use:
Religious Institution Mini-warehouse
Current Zoning: Proposed Zoning:
O&I (CZD) B-2
SURROUNDING AREA
LAND USE ZONING
North Financial Institution (Corning Credit Union)/undeveloped
land/single-family residential O&I, R-15
East General Office & Retail (Aldi) B-2
South Undeveloped land O&I
West Single-family residential R-15
- 2 - 1ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 2 of 9
ZONING HISTORY
July 6, 1971 Initially zoned R-15 (Area 5)
August 1, 2005 The subject property was rezoned to O&I (Z-803).
COMMUNITY SERVICES
Water/Sewer The development will connect to CFPUA water and sewer services.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Ogden Station
Schools Blair Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High
Schools
Recreation Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
- 2 - 2ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 3 of 9
Proposed Site Plan
The existing church buildings would be removed and replaced with the proposed development
which consists of a three-storied, 85,480 square foot mini-warehouse facility. The storage units will
be located on the interior of the building.
- 2 - 3ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 4 of 9
The applicant has also provided an example architectural rendering of an existing facility from
another city that is representative of the proposed building:
TRANSPORTATION
Access is provided to the subject property by Bump Along Road, a private road, from
Market Street (BUS 17). A driveway permit from NCDOT is required for the proposed
development.
The NC State Transportation Improvement Program includes a project (U-4902D) that will
install a median and pedestrian improvements along the adjacent portion of Market Street.
This project will require right-of-way dedication/acquisition from the subject property and
construction is expected to begin in late 2018.
The NHC/City of Wilmington Greenway Plan recommends that a greenway be installed
along Market Street, and that a crosswalk be installed at the nearby intersection of Market
Street Marsh Oaks Drive.
A Traffic Impact Analysis (TIA) was conducted for a proposed gas station located at the
adjacent property to the south. The TIA found the intersection of Market Street and Marsh
Oaks Drive operates at a “C” Level of Service.
- 2 - 4ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 5 of 9
Trip Generation
LAND USE INTENSITY AM PEAK PM PEAK
Self-Storage 600 units 13 22
Traffic Impact Analysis are required to be completed for proposals that will generate more
than 100 peak hour trips in either the AM or PM peak hours.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas, wetlands, or Natural
Heritage Areas.
The subject property is within the Pages Creek (SA;HQW) watershed.
Soils on the property consist mostly of Class I (Suitable/Slight Limitation) soils, however, this
project plans to install public water and sewer service in accordance with the standards of
the CFPUA.
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision
for New Hanover County’s future land use, as designated by place types describing the character
and function of the different types of development that make up the community. Specific goals
of the comprehensive plan are designated to be promoted in each place type, and other goals
may be relevant for particular properties.
- 2 - 5ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 6 of 9
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and visitors.
Types of appropriate uses include office, retail, mixed use, recreational,
commercial, institutional, and multi-family and single-family residential.
Consistency
Analysis
A mini-storage development would not be consistent with this place type
because it does not serve as a commercial attractor and does not support
multi-modal travel. While design of this development, with its multiple
stories and store-front office, does reflect the development intensity and
urban design recommendations for a Community Mixed Use place type, it
does not capitalize on planned bicycle/pedestrian infrastructure along
Market St. The subject property is adjacent to the Porters Neck growth
node, where pedestrian activity and alternative transportation options are
encouraged. However, this type of use is not generally amenable to bicycle
and pedestrian users and increases the distance between nearby residential
neighborhoods and services that can be accessed by foot or bicycle.
Relevant Goals of the Comprehensive Plan
Goal I: Support business
success
Desired Outcome: A vibrant economy for New Hanover
County based on business success
Consistency Analysis: A use such as mini-storage, which serves a small portion of the community,
does not allow for the desired commercial and office uses that could capitalize on the close
proximity of residential neighborhoods and commercial services or for residential uses that could
support existing businesses.
Goal III: Promote fiscally
responsible growth
Desired Outcome: Growth patterns that achieve efficient
provisions of services and equitable distribution of costs
between the public and private sectors
Consistency Analysis: The subject property is located along a major road and at an
intersection. Utilities are available in this area, and transportation infrastructure to serve this
location are planned, including pedestrian facilities. Locating mini-storage facilities in locations
with these types of services decreases the fiscal efficiencies of their provision. In addition, the
property is adjacent to the Porters Neck growth node, and with the planned pedestrian facilities,
the Market Street and Marsh Oaks intersection is emerging as a mixed use node. Greater
density and uses that can be accessed by bicycle or foot are encouraged in these areas in order
to provide the densities needed for future infrastructure investments and transportation services.
- 2 - 6ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 7 of 9
Goal VIII: Integrate multi-
modal transportation into
mixed land uses that
encourage safe, walkable
communities
Desired Outcome: A community with a mixture of land uses
that allows for individuals to perform daily tasks without the
use of an automobile. A community where individuals can
safely walk, bike, and access transit.
Consistency Analysis: The proposed use does not include pedestrian amenities and is
automobile-oriented; it does not encourage alternative modes of transportation, which are
especially important in growth nodes where densities should ultimately support multi-modal
transportation. Instead of providing a destination for pedestrians and bicyclists, it will serve as
a gap between residential neighborhoods and commercial services.
Goal IX: Promote
environmentally responsible
growth
Desired Outcome: Development that accommodates
population growth while minimizing negative impacts on
natural resources
Consistency Analysis: The implementation guidelines for this goal recommend encouraging
incremental inclusion of mixed uses into areas that are single-use dominated and encouraging
infill development to maximize use of previously developed sites. The proposed use, while
technically infill, does not support a mixed use development pattern that would maximize the use
of current and planned public infrastructure investments.
Goal XVI: Increase public
safety by reducing crime
through the built environment
Desired Outcome: New development patterns that focus on
increased public safety
Consistency Analysis: In addition to not encouraging a walkable community that creates more
human interaction between neighbors (eyes on the street/social space), the proposed use does
not incorporate multiple points of access to the existing transportation network. Cross access to
the bank property and a vacant property to the east would ultimately allow users of the
development to access Mendenhall and the traffic light.
Goal XVIII: Increase physical
activity and promote healthy
active lifestyles
Desired Outcome: A built environment that encourages active
lifestyles and increased health through walking and biking.
Consistency Analysis: The proposed use does not encourage walking, biking, and active
lifestyles. Because mini-storage facilities are automobile-oriented uses, the proposed
development will serve as a gap between potential pedestrians and bicyclists and existing
commercial services.
Goal XXI: Ensure NHC
remains in attainment for air
quality, in support of clean air
and improved health outcomes
in support of continued growth
Desired Outcome: New Hanover County to remain in
attainment for air quality to protect public health and retain
and attract development and industries
- 2 - 7ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 8 of 9
Consistency Analysis: The comprehensive plan recommends promoting compact development,
a mixture of uses, and infill that minimizes trips and vehicle miles traveled. The proposed use is
automobile-oriented and will serve as a gap between potential pedestrians and bicyclists and
existing commercial services.
Staff Consistency Recommendation
The proposed mini-storage development is not consistent with the 2016 Comprehensive Plan, which
calls for compact, mixed use development providing services that can be accessed by foot or
bicycle. Mini-storage facilities are automobile-oriented and are more appropriately sited in areas
without existing and planned utility and bicycle/pedestrian infrastructure. Because they do not use
utilities and do not support bicycle or pedestrian travel, these types of uses decrease the economic
efficiencies of these types of public investments. Therefore, this proposal would not support the
mixed use development pattern encouraged in the Porter Neck’s node, and which is emerging in
this area with planned pedestrian facilities. In addition, while the proposed structure does follow
the density and urban design guidelines for the Community Mixed Use place type, the site design
does not include pedestrian amenities or cross access.
STAFF RECOMMENDATION
Staff recommends denial of the Conditional Zoning District. Staff concludes that the application
is:
1. Not consistent with the purposes and intent of the Community Mixed Use place type in the
2016 Comprehensive Plan because the proposed development of a mini-warehouse use
does not contribute to the creation of small scale, compact, mixed use development patterns
that serve multi-modal travel and act as an attractor for county residents and visitors.
2. Not reasonable and not in the public interest because the proposed mini-warehouse use will
not maximize the available and planned services and infrastructure in the area, and
because it does not encourage other modes of transportation that would reduce the
dependency on the automobile.
POTENTIAL CONDITIONS
Should the Planning Board wish to recommend approval of the application, staff has identified
potential conditions that may be appropriate for the proposal. Please note that all conditions must
be mutually agreed upon with the applicant.
1. The building must be designed and constructed consistent with the architectural renderings
included in the application, including using similar building materials and incorporating
similar design elements such as wall and color offsets, glazing, and corner design features.
2. A 20-foot-wide easement shall be dedicated to the County along Market Street for the
purposes of installing a future multi-use path or sidewalk in accordance with the
Wilmington/NHC Comprehensive Greenway Plan.
3. The portion of Bump Along Road adjoining the subject property must be dedicated for
public use, either by dedicating an easement or right-of-way.
- 2 - 8ITEM: 1
Planning Board - July 13, 2017
Z17-07 Staff Summary Page 9 of 9
4. Parking lot cross access stubs shall be provided to the north, specifically to the adjacent
financial institution and to one of the undeveloped lots zoned O&I. The stubs must be
constructed to the property line.
5. The site plan must be updated to illustrate the right-of-way acquisition required by NCDOT
as part of the Market Street median project, and the development must comply with
applicable zoning standards based off the updated right-of-way line.
- 2 - 9ITEM: 1
Planning Board - July 13, 2017
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NUMBER STREET TYPE NUMBER STREET TYPE115AMBERLEIGHDR7961MARKETST121AMBERLEIGHDR7965MARKETST129AMBERLEIGHDR7971MARKETST130AMBERLEIGHDR7979MARKETST135AMBERLEIGHDR7981MARKETST154AMBERLEIGHDR114MARSH OAKS DR164AMBERLEIGHDR109MENDENHALLDR165AMBERLEIGHDR112MENDENHALLDR181AMBERLEIGHDR113MENDENHALLDR182AMBERLEIGHDR114MENDENHALLDR189AMBERLEIGHDR116MENDENHALLDR199AMBERLEIGHDR118MENDENHALLDR221AMBERLEIGHDR120MENDENHALLDR231AMBERLEIGHDR122MENDENHALLDR232AMBERLEIGHDR124MENDENHALLDR240AMBERLEIGHDR125MENDENHALLDR249AMBERLEIGHDR128MENDENHALLDR250AMBERLEIGHDR129MENDENHALLDR282AMBERLEIGHDR132MENDENHALLDR113BUMP ALONG RD 133 MENDENHALL DR116BUMP ALONG RD 136 MENDENHALL DR117BUMP ALONG RD 137 MENDENHALL DR118BUMP ALONG RD 200 MENDENHALL DR128BUMP ALONG RD 201 MENDENHALL DR138BUMP ALONG RD 205 MENDENHALL DR7888MARKETST209MENDENHALLDR7890MARKETST7824PENCADERD7910MARKETST7828PENCADERD7946MARKETST7839RAINTREERD7946MARKETST7843RAINTREERD7946MARKETST7847RAINTREERD7946MARKETST7858RAINTREERD7946MARKETST7820SANSBERRYCT7954MARKETST7827SANSBERRYCT7957MARKETST7831SANSBERRYCT
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Z 1 7 -0 7
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Pla ce Types
Commerce Zone
Employment Center
General Residential
Urban Mixed Use
Comm unity Mixed Use
Rural Residential
Conser vation
C a s e :C o n d i t i o n a l Z o n i n gDistrict
R e q u e s t :
Z 1 7 -0 7
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
7 9 0 0 b l o c kMarket S t O &I /C h u r c h (C Z D ) B -2 /M i n i -S t o r a g e W a r e h o u s e
CITY
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APPLICANT
MATERIALS
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PROPOSED
SITE PLAN
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N/F
R03600-003-042-004
DB 6034 PG 1932
YOSEF INC
ZONING: O&I
R03611-010-008-000
R03611-010-009-000
R03611-010-005-000
N/F
R03600-003-111-000
DB 5949 PG 1317
JACKSON CAMERON R
ZONING: R-15
USE: RESIDENTIAL
R03600-003-042-012
R03600-003-042-013
R03611-011-003-000
N/F
R03611-011-002-000
BK005000 PG000767
SANTABALLA ELENA V
MARK MARCUM
ZONING:R-15
USE:RESIDENTIAL
R03611-011-001-000
N/F
R03611-011-015-000
DB 5933 PG 2698
4 BEA LLC
N/F
R03611-011-016-000
DB 5933 PG 2698
4 BEA LLC
ZONING: O&I
USE: VACANT
R03611-010-001-000
R03611-010-002-000
R03611-003-005-000
R03611-003-001-000
R03611-002-004-000
6-000
N/F
R03600-003-042-006
DB 5777 PG 2392
LIBERTY BAPTIST
CHURCH OF WILM INC
CURRENT USE: CHURCH
PROPOSED USE:
STORAGE FACILITY N/F
R03600-003-042-005
DB 1397 PG 656
YOSEF INC
ZONING: O&I
CURRENT USE: VACANT
PROPOSED USE: BUY QUICK
CONVENIENT STORE
CASE#: S17-02
N/F
R03611-011-014-000
DB 5492 PG 772
EAST CAROLINA BANK
S
5
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E
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S42° 14' 55.65"W
176.755'
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RAIN TREE
ROAD
30
'
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33'-6"
42'-3"
BEE SAFE
STORAGE
85,480 SF
PARKING
AREA
DRIVE ISLES
(TYP.)
BUILDING
DRIVEWAY
DRIVEWAY
SITE LIMITS
EXISTING PROPERTY
LINE (TYP.)
EXISTING
BUILDING (TYP.)
APPROX.
28'-0"
APPROX.
59'-0"
AP
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.
10
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1
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74'-7" REAR BASE
LANDSCAPE BUFFER WIDTH
49'-1" SIDE BASE LANDSCAPE
BUFFER WIDTH
99'-0"
7
4
'
-
7
"
74'-3" REDUCED BUILDING
SETBACK (BASED ON 36'
HT.) & INCREASED
LANDSCAPE BUFFER
74'-3"
10'-0" PARKING LOT
LANDSCAPE STRIP
49'-1"
CORNING
CREDIT
UNION
1
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9
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75' REDUCED
SHOD/FRONT BUILDING
SETBACK (1)
110'-0"
2
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50' SHOD PARKING SETBACK
50
'
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12'-6" AVERAGE STREET
YARD (2) LANDSCAPING
12'-6"
25' AVERAGE STREET
YARD (1) LANDSCAPING
10
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25
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75
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30' PUBLIC UTILITY EASEMENT
134'-3" BUILDING SETBACK
(BASED ON 36' HT.)
DUMPSTER
100'-9" REDUCED BUILDING
SETBACK (BASED ON 36' HT.)
& INCREASED LANDSCAPE
BUFFER
99'-0" BUILDING SETBACK
(BASED ON 36' HT.)
205.
6
1
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35' FRONT BUILDING
SETBACK (2)
100'
SHOD/FRONT
BUILDING
SETBACK (1)
N56° 55' 04.35"W
6.480'
35'-0"
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DESCRIPTIONSDATE REV.NO.
REVISIONS
SCALE
HORIZONTAL:
VERTICAL:
SEAL
STATUS:
DRAWN
PROJ. MGR.
DESIGNED
CHECKED
DATE:
MCE PROJ. #
SEAL
www.mckimcreed.com
License: F-1222
243 North Front Street
Phone: (910)343-1048, Fax: (910)251-8282
Wilmington, North Carolina 28401
NEW HANOVER COUNTY, NORTH CAROLINA
BEE SAFE STORAGE0000-0000
FINAL DRAWINGS REZONING REQUEST
TRC
TRC
RMC
RMC
1" = 40'
N/A
CS-101
05/24/2017
SITE DATA
PARCEL ADDRESS
7957 MARKET ST.
WILMINGTON NC
28405
TAX PARCEL IDENTIFICATION NUMBERR03600-003-042-006
SITE ACREAGE2.01
CURRENT ZONING DISTRICTI&O
CURRENT LAND USECHURCH
PROPOSED ZONING DISTRICTB-2 (CUD)
PROPOSED LAND USESTORAGE FACILITY
FLOOD ZONEN/A
FLOOR AREA RATIO
- BUILDING FLOOR AREA = 85,480 SF
- SITE AREA = 87,556 SF
- 85,480 / 87,556 = 0.98
0.98
BUILDING FLOOR AREA85,480 SF
BUILDING HEIGHT
- MAX REQUIREMENT PER ZONING = 40'
- INCREASE HEIGHT ALLOWED WITH FLOOR AREA
RATIO LESS THE 1.0
36' MAX
BUILDING SETBACKSREQUIREDPROVIDED
FRONT
- BASE SETBACK = 100'
- 25% REDUCTION = 75'
75'-0"75'-0"
REAR (ALL AT ADJ. RESIDENTIAL)
- BUILDING HEIGHT = 36'
- BASE SETBACK = 134'-3"
- 3.73 X 36 = 134.28
- REDUCTION WITH INCREASE BUFFER = 100'-9"
100'-9"100'-9"
SIDE (AT ADJ. RESIDENTIAL)
- BUILDING HEIGHT = 36'
- BASE SETBACK = 99'-0"
- 2.75 X 36 = 99
- REDUCTION WITH INCREASE BUFFER = 74'-3"
74'-3"N/A
SIDE (ALL OTHER SIDES)
- NONE REQUIRED ADJACENT TO
NON-RESIDENTIAL
0'
38'-6" &
47'-3", SEE
PLAN
LANDSCAPE BUFFERSREQUIREDPROVIDED
REAR
- REQUIRED ADJACENT TO RESIDENTIAL
- BASE WITH 50% BUILDING SETBACK
- 99'-0" X 50% = 49'-1"
- INCREASED BUFFER TO SETBACK
REDUCTION = 74'-3"
74'-3"74'-3"
SIDE
- REQUIRED ADJACENT TO RESIDENTIAL
- BASE WITH 50% BUILDING SETBACK
- 134'-3" X 50% = 74'-7"
- INCREASED BUFFER FOR SETBACK
REDUCTION = 100'-9"
100'-9"100'-9"
STREET YARD LANDSCAPINGREQUIREDPROVIDED
FRONTAGE (1) (MARKET STREET)
- PRIMARY FRONTAGE REQUIRES FULL AREA
25'
AVERAGE
25'
AVERAGE
FRONTAGE (2) BUMP ALONG ROAD
- SECONDARY FRONTAGE REQUIRES HALF AREA
12.5'
AVERAGE
12.5'
AVERAGE
NC
G
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(
N
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8
3
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0
SCALE: 1"=40' (Horiz.)
80'40'40'
P.O.BOX 9846, GREENSBORO, N.C. PHONE (336) 274-8531
NOTES:
1.EXISTING INFORMATION ILLUSTRATED PER NEW HANOVER COUNTY GIS
2.PROPERTY BOUNDARY PER DEED BOOK 5777 PAGE 2392
3.TRAFFIC STATEMENT OF IMPACT - GIVEN THE BUILDING AREA, IT IS
ANTICIPATED THE PROPOSED DEVELOPMENT WILL NOT GENERATE
MORE THAN 100 TRIPS DURING THE PEAK HOUR AND THEREFORE A
TRAFFIC IMPACT ANALYSIS WILL NOT BE REQUIRED. TO BE VERIFIED
WITH NEW HANOVER COUNTY.
4.CONSTRUCTION SHALL BE NOT BE CONDUCTED IN MULTIPLE PHASES.
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7
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: July 13, 2017
REGULAR
ITEM:
DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor
SUBJECT:
Public Hearing
Rezoning Request (Z17-08) – Request by Lee Law Firm, PLLC, on behalf of the property owner, The
Lewis Family Tract, LLC, in order to rezone 85.19 acres located at the 4700 block of Gordon Road
from O&I, Office and Institutional District, and B-2, Highway Business District, to (CUD) R-15,
Conditional Use Residential District, and for a Special Use Permit in order to develop a high density
development.
BRIEF SUMMARY:
Lee Law Firm, PLLC, on behalf of the property owner, The Lewis Family Tract, LLC, is requesting to
rezone 85.19 acres of land located at the 4700 block of Gordon Road from O&I and B-2 to (CUD) R-15 in
order to develop a high density development. The property is adjacent I-40 and is in an area of that zoned and
used for residential purposes.
The proposed development will consist of 236 single-family lots and 192 apartment units. Access is provided
to the subject property by Gordon Road Road (SR 2048). This proposal will generate 275 trips in the AM
peak, and 359 trips in the PM peak, and therefore, a TIA was completed and is currently being reviewed by
NCDOT and WMPO. A portion of the TIA is attached as part of this packet, and the full TIA (which
includes the appendix) is located online on the Development Activity Page:
http://planningdevelopment.nhcgov.com/development-activity/
The TIA recommends the following improvements:
Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps
Optimize Signal timing.
Gordon Road and Blount Drive/Site Access
Signalizing the intersection;
Westbound left turn lane with 100 feet of storage and appropriate taper;
Eastbound right turn lane with 100 feet of storage and appropriate taper; and
Northbound full left turn lane along with a through-right lane with 250 feet of storage and
appropriate taper.
The 2016 Comprehensive Land Use Plan classifies the subject property as Urban Mixed Use. The proposed
residential development is not consistent with the 2016 Comprehensive Land Use Plan because it is moving
the County’s development pattern away from the direction outlined in the Future Land Use Map. It proposes
a residential development on the only portion of the Urban Mixed Use place type off Gordon Rd. that is not
already zoned for residential, and design features do not conform with the recommendations for this place
type.
ITEM: 2
Planning Board - July 13, 2017
Please note:
Conditional Use Zoning Districts shall be considered for approval or denial as a two-part process. The
proposed Conditional Use District rezoning is considered first, then the companion Special Use Permit
proposal.
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:
CONDITIONAL USE ZONING DISTRICT
Staff recommends denial of the Conditional Use Zoning District and suggests the following motion:
Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 85.19 acres
from the O&I and B-2 districts to a Conditional Use R-15 district, as described is:
1.Not consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal
would remove the only non-residential zoning in an area that is exclusively zoned for residential
purposes. This will not support a mixture of compatible uses as encouraged in the Urban Mixed Use
place type and does conform to the recommended development intensity of the place type.
2.Not reasonable and not in the public interest because the proposal would not encourage a mixture of
uses that would promote alternative forms of travel and the reduction of the dependency on the
automobile.
SPECIAL USE PERMIT
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop a
high density development:
1.Will not materially endanger the public health or safety;
2.Meets all required conditions and specifications of the Zoning Ordinance;
3.Will not substantially injure the value of adjoining or abutting property; and
4.Will be in harmony with the surrounding area, and is in general conformity of the plans of
development for New Hanover County.
[OPTIONAL] Also, that the following conditions be added to the development:
[List Conditions]
Potential conditions:
1.The proposed private right-of-ways shall be open for public use and placed within a public access
easement.
2.Landscaping and/or buffering shall be installed around the multi-family structures to provide a screen
from the single-family lots.
3.A 20-foot wide access easement shall be dedicated to the County along Smith Creek in order to allow
for the future installation of a multi-use path in accordance with the Wilmington/NHC Greenway
Plan.
ITEM: 2
Planning Board - July 13, 2017
4.Five feet of right-of-way shall be dedicated to NCDOT along Gordon Road for the purpose of
allowing for future roadway improvements. This right-of-way dedication shall be in addition to any
right-of-way dedication required as a result of the TIA and driveway permit.
Example Motion for Denial:
Motion to deny, as the Planning Board cannot find that this proposal:
1.Will not materially endanger the public health or safety;
2.Meets all required conditions and specifications of the Zoning Ordinance;
3.Will not substantially injure the value of adjoining or abutting property;
4.Will be in harmony with the surrounding area, and is in general conformity of the plans of
development for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
ATTACHMENTS:
Z17-08 Script for PB
Z17-08 Staff Summary PB
Z17-08 Neighboring Properties Map
Z17-08 Zoning Map
Z17-08 Future Land Use Map
Applicant Materials Cover Sheet
Z17-08 Application
Z17-08 TIA (Sections 1-6)
Proposed Site Plan Cover Sheet
Z17-08 Proposed Site Plan
ITEM: 2
Planning Board - July 13, 2017
SCRIPT for Conditional Use Zoning District Application (Z17-08)
Request by Lee Law Firm, PLLC, on behalf of the property owner, The Lewis Family Tract, LLC, in order
to rezone 85.19 acres located at the 4700 block of Gordon Road from O&I, Office and Institutional
District, and B-2, Highway Business District, to (CUD) R-15, Conditional Use Residential District, and
for a Special Use Permit in order to develop a high density development.
1. Swear witnesses: Announce that “the Conditional Use District process requires a quasi-judicial hearing;
therefore, any person wishing to testify must be sworn in. All persons who signed in to speak or who want
to present testimony please step forward to be sworn in. Thank you.”
2. 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.
3. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s cross examination/rebuttal (up to 5 minutes)
e. Opponent’s cross examination/rebuttal (up to 5 minutes)
4. Close the public hearing
5. Board discussion
6. Ask Applicant whether he/she agrees with staff findings and any condition proposed to be added to the
Special Use Permit.
7. At this time, you may ask to either continue the application to a future meeting, or to proceed with this Board
deciding whether to recommend approval or denial of the application. What do you wish to do?
8. Vote on rezoning (first vote). The motion should include a statement saying how the change is, or is not,
consistent with the land use plan and why it is, or is not, reasonable and in the public interest.
Staff Suggested Motion:
Motion to recommend denial, as the Board finds that this request for a zoning map amendment of 85.19
acres from the O&I and B-2 districts to a Conditional Use R-15 district, as described is:
1. Not consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
remove the only non-residential zoning in an area that is exclusively zoned for residential purposes. This
will not support a mixture of compatible uses as encouraged in the Urban Mixed Use place type and
does conform to the recommended development intensity of the place type.
2. Not reasonable and not in the public interest because the proposal would not encourage a mixture of
uses that would promote alternative forms of travel and the reduction of the dependency on the
automobile.
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of 85.19 acres from the O&I and B-2 districts to a Conditional Use R-15 district, as described is:
1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because
[Describe elements of controlling land use plans and how the amendment is or is not consistent].
- 1 - 1ITEM: 2
Planning Board - July 13, 2017
2. [Reasonable/Not 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].
9. 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:
________________________________________________________________________
________________________________________________________________________
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop
a high density development:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Zoning Ordinance;
3. Will not substantially injure the value of adjoining or abutting property; and
4. Will be in harmony with the surrounding area, and is in general conformity of the plans of development
for New Hanover County.
[OPTIONAL] Also, that the following conditions be added to the development:
[List Conditions]
- 1 - 2ITEM: 2
Planning Board - July 13, 2017
Potential conditions:
1) The proposed private right-of-ways shall be open for public use and placed within a public access
easement.
2) Landscaping and/or buffering shall be installed around the multi-family structures to provide a screen
from the single-family lots.
3) A 20-foot wide access easement shall be dedicated to the County along Smith Creek in order to allow
for the future installation of a multi-use path in accordance with the Wilmington/NHC Greenway Plan.
4) Five feet of right-of-way shall be dedicated to NCDOT along Gordon Road for the purpose of allowing
for future roadway improvements. This right-of-way dedication shall be in addition to any right-of-way
dedication required as a result of the TIA and driveway permit.
Example Motion for Denial:
Motion to deny, as the Planning Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Zoning Ordinance;
3. Will not substantially injure the value of adjoining or abutting property;
4. Will be in harmony with the surrounding area, and is in general conformity of the plans of
development for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
- 1 - 3ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 1 of 13
STAFF SUMMARY OF Z17-08
CONDITIONAL USE ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z17-08
Request:
Conditional Use R-15 Zoning District in order to develop a high density development consisting
of 236 single-family lots and 192 apartment units.
Applicant: Property Owner(s):
Robbie B. Parker & Michael V. Lee with Lee
Law Firm, PLLC The Lewis Family Tract, LLC
Location: Acreage:
4700 block of Gordon Road 85.19 acres
PID(s): Comp Plan Place Type:
R04300-008-015-000;
R04300-008-014-001;
R04300-008-014-000;
R04300-008-013-000; and
R04300-008-012-000.
Urban Mixed Use & Conservation
Existing Land Use: Proposed Land Use:
Undeveloped High density development
Current Zoning: Proposed Zoning:
O&I and B-2 (CUD) R-15
SURROUNDING AREA
LAND USE ZONING
North Single-family residential (Weaver Acres) R-15
East Interstate 40/Single-family residential R-15
- 2 - 1ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 2 of 13
South Single-family residential (Kings Grant)/Religious
Institution R-15/R-10
West Single-family residential/Undeveloped R-15
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8B)
April 7, 1986 The subject property was rezoned to O&I (front 300 feet) and B-2 (Z-262)
COMMUNITY SERVICES
Water/Sewer The development will connect to CFPUA water and sewer services.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Murrayville Station
Schools
School Total Capacity
w/Mobiles +/- Capacity
Blair 568 529 39
Eaton 562 466 96
Trask 747 662 85
Laney 2221 1733 488
Recreation Smith Creek Park & Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation The property contains swamp forest wetlands along Smith Creek. These
wetlands are subject to the standards of the Conservation Overlay District.
Historic No known historic resources
Archaeological No known archaeological resources
- 2 - 2ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 3 of 13
Proposed Site Plan
The proposed development consists of 236 single-family lots and 192 apartment units for
a total of 428 dwelling units. This equates to 5 dwelling units per acre.
The proposed street network will be dedicated as private.
A bufferyard is required along the eastern side of the apartment buildings, and a
streetscape is required along Gordon Road.
35% of the property must be dedicated as open space, with 15% of the property being
able to be used for active recreation.
A clubhouse and pool will be included within the apartment area.
- 2 - 3ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 4 of 13
TRANSPORTATION
Access is provided to the subject property by Gordon Road (SR 2048).
The NC State Transportation Improvement Program includes a project (U-3831) that will
widen Gordon Road to multi-lanes. This project will be split into two parts, with some
construction expected to begin in 2019, and the majority of the construction expected to
begin in 2024.
The NHC/City of Wilmington Greenway Plan recommends that bike lanes be installed
along Gordon Road, and that a greenway be installed along Smith Creek and College
Road/I-40.
A Traffic Impact Analysis (TIA) was conducted for the proposed development and is
currently under review by the MPO and NCDOT. Below is information taken from the
analysis. The TIA can be found online at the County’s Development Activity Page:
http://planningdevelopment.nhcgov.com/development-activity/
Trip Generation
LAND USE INTENSITY AM PEAK PM PEAK
Single-Family Home (210) 236 Dwelling Units 177 236
Apartments (220) 192 Dwelling Units 98 123
Total: 275 359
The proposed development will generate 3,534 trips during the course of a 24-hour
period.
- 2 - 4ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 5 of 13
Level of Service
- 2 - 5ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 6 of 13
- 2 - 6ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 7 of 13
Recommended Improvements
The TIA recommends the following the improvements be installed to the adjacent roadway network
in order to accommodate the proposed development:
Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps
o Optimize Signal timing.
Gordon Road and Blount Drive/Site Access
o Signalizing the intersection;
o Westbound left turn land with 100 feet of storage and appropriate taper;
o Eastbound right turn land with 100 feet of storage and appropriate taper; and
o Northbound full left turn land along with a through-right lane with 250 feet of
storage and appropriate taper.
- 2 - 7ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 8 of 13
ENVIRONMENTAL
The southern portion of the property contains Special Flood Hazard Areas along Smith
Creek. These flood areas include an AE floodway, AE flood zone (100-year floodplain),
and Shaded X flood zone (500-year floodplain). The AE flood zone is located on
approximately 7 lots. Structures built within the flood zone must comply with the county’s
flood damage prevention ordinance.
The property contains regulated wetlands which have been approved by the US Army
Corps of Engineers. Most of the wetlands area located in the southern portion of property
along Smith Creek. These wetlands adjacent to Smith Creek are subject to the standards
of the county’s Conservation Overlay District.
The property is not located within a Natural Heritage Area.
The subject property is within the Smith Creek (SA;HQW) watershed.
Soils on the property consist of Class II (moderate limitation), Class III (severe limitation)
and Class IV (unsuitable) soils, however, this project must install public water and sewer
service in accordance with the standards for high density developments and CFPUA.
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision
for New Hanover County’s future land use, as designated by place types describing the character
and function of the different types of development that make up the community. Specific goals
of the comprehensive plan are designated to be promoted in each place type, and other goals
may be relevant for particular properties.
Future Land Use
Map Place Type Urban Mixed Use (portion of property in Conservation)
- 2 - 8ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 9 of 13
Place Type
Description
Promotes development of a mix of residential, office, and retail uses at
higher densities. Types of uses encouraged include office, retail, mixed use,
small recreation, commercial, institutional, single-family, and multi-family
residential.
Consistency
Analysis
The proposed residential rezoning does not provide for the mix of uses and
design desired for this place type. Housing not associated with a mixed-
use development is recommended to be less than a quarter of all uses in an
Urban Mixed Use area. This rezoning would provide all the desired housing
component for the entire Urban Mixed Use area off Gordon Rd. and is the
only portion of that area currently zoned to allow the other desired uses. In
addition, the subdivision design includes block lengths larger than those
recommended for this place type.
The portion of the property designated Conservation is adjacent to Smith
Creek and the required conservation overlay district will limit development
in this area.
Relevant Goals of the Comprehensive Plan
Goal I: Support business
success
Desired Outcome: A vibrant economy for New Hanover
County based on business success
Consistency Analysis: The proposed development will provide sufficient residential density to
support existing and future commercial uses nearby. However, the subject property is the only
portion of the Urban Mixed Use place type off Gordon Rd., requiring any commercial, office, or
mixed use to seek rezoning.
Goal III: Promote fiscally
responsible growth
Desired Outcome: Growth patterns that achieve efficient
provisions of services and equitable distribution of costs
between the public and private sectors
Consistency Analysis: Sufficient infrastructure is in place to support the proposed development,
and it incorporates street connections to adjoining undeveloped property, as recommended.
Goal IV: Use public
infrastructure improvements to
leverage private investments
Desired Outcome: Coordinated efforts of public and private
investment to maximize improvements
Consistency Analysis: The proposed development includes street connections that will assist
with connectivity. They are proposed as private roads with public easements.
- 2 - 9ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 10 of 13
Goal VIII: Integrate multi-
modal transportation into
mixed land uses that
encourage safe, walkable
communities
Desired Outcome: A community with a mixture of land uses
that allows for individuals to perform daily tasks without the
use of an automobile. A community where individuals can
safely walk, bike, and access transit.
Consistency Analysis: Five-foot wide sidewalks are proposed on one side of the road, but
other transportation infrastructure for urban mixed use areas, including bicycle lanes and wide
shoulders, are not included in the proposed development plan.
Goal IX: Promote
environmentally responsible
growth
Desired Outcome: Development that accommodates
population growth while minimizing negative impacts on
natural resources
Consistency Analysis: While the proposed development is not mixed use, as recommended by
the comprehensive plan, it is clustered, which will minimize impacts on natural resources. However,
several residential lots are immediately adjacent to the wetlands that assist in filtering
contaminants before they can enter Smith Creek.
Goal XIII: Preserve and
protect water quality and
supply
Desired Outcome: Accommodating anticipated growth in a
manner that is sustainable to New Hanover County’s water
supply and water quality
Consistency Analysis: The implementation guidelines for this goal include encouraging the
retention of natural vegetative buffers to protect water quality, subdivision design that protects
and improves water quality, and low impact development best management practices. Several
residential lots in the proposed development are immediately adjacent to the wetlands that assist
in filtering contaminants before they can enter Smith Creek.
Goal XV: Provide for a range
of housing types,
opportunities, and choices
Desired Outcome: Citizens are not overburdened with the
costs or availability of housing, but have a diverse range of
options that are affordable at different income levels
Consistency Analysis: The proposed development does include both single-family and multi-
family housing types.
Goal XVIII: Increase physical
activity and promote healthy
active lifestyles
Desired Outcome: A built environment that encourages active
lifestyles and increased health through walking and biking.
Consistency Analysis: The proposed development includes sidewalks, community amenities, and
active and passive open space. An easement for the multi-use path along Smith Creek included
in the Greenway Master Plan is not included in the application information.
- 2 - 10ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 11 of 13
Goal XX: Support health
promotion and disease
prevention while minimizing
debilitating effects of mental
and physical disabilities
Desired Outcome: A built environment that supports citizens
with mental and physical disabilities through the location of
services, integration of land uses, and sensitivity to the
disabled population
Consistency Analysis: One of the implementation guidelines for this goal includes designing
sidewalks, pedestrian amenities, and residential common areas to be inclusive of persons with
limited mobility. Access to the community pool and active and passive common areas may be
limited for individuals with mobility issues due to gaps in sidewalks connecting to these areas.
Staff Consistency Recommendation
The proposed residential development is not consistent with the 2016 Comprehensive Land Use Plan
because it is moving the County’s development pattern away from the direction outlined in the
Future Land Use Map. It proposes a residential development on the only portion of the Urban
Mixed Use place type off Gordon Rd. that is not already zoned for residential, and design features
do not conform with the recommendations for this place type.
COMMUNITY MEETING NOTES
A community meeting was held on Thursday, June 8, 2017 in accordance with the
requirements for such an application.
The applicant has provided a summary of the meeting within the application.
No modifications were made to the site plan as a result of the community meeting.
STAFF RECOMMENDATION
Staff recommends denial of the Conditional Use Zoning District. Staff concludes that the request
is not consistent with the requirements of the Zoning Ordinance and the 2016 Comprehensive Plan,
finding that the application is:
1. Not consistent with the purposes and intent of the 2016 Comprehensive Plan because the
proposal would remove the only non-residential zoning in an area that is exclusively zoned
for residential purposes. This will not support a mixture of compatible uses as encouraged
in the Urban Mixed Use place type and does conform to the recommended development
intensity of the place type.
2. Not reasonable and not in the public interest because the proposal would not encourage a
mixture of uses that would promote alternative forms of travel and the reduction of the
dependency on the automobile.
- 2 - 11ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 12 of 13
Staff Preliminary Conclusions and Findings of Fact
Staff has conducted an analysis of the proposed use and the information provided as part of the
application package and has created preliminary findings of fact for each of the conclusions
required to be reached to approve the special use permit request. These preliminary findings of
fact and conclusions are based solely on the information provided to date, prior to any information
or testimony in support or opposition to the request that may be presented at the upcoming public
hearing.
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 must be provided and designed to comply with the Cape
Fear Public Utilities Authority standards.
B. The subject property is located in the New Hanover County North Fire Service District.
C. Access to the site will be provided by Gordon Road, an arterial street.
D. A Traffic Impact Analysis has been completed and must be review and approved by the
MPO and NCDOT, and any improvements to the roadway network required as part of that
approval must be installed in accordance with NCDOT’s standards.
E. The subject site will have minimal impact to any known conservation resources located on
the site.
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-15 zoning district.
B. The site design 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 Mixed Use in
the 2016 Comprehensive Plan.
B. The surrounding land uses predominately include residential uses.
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.
- 2 - 12ITEM: 2
Planning Board - July 13, 2017
Z17-08 Staff Summary Page 13 of 13
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 2016 Comprehensive Plan classifies the area proposed for the high density
development as Urban Mixed Use, which promotes a mixture of office, retail, recreation,
commercial, institutional, and single and multi-family housing.
B. The property’s current zoning districts would allow for non-residential uses including office,
retail, and commercial uses, and also provides an opportunity for mixed use development
through the special use permit process.
C. The proposed rezoning would remove the only non-residential zoning from the area which
already is exclusively zoned for residential purposes. It would not encourage a mixture of
uses that would promote alternative forms of travel and the reduction of the dependency
on the automobile.
Staff Suggestion: Evidence in the record at this time does not support a finding that the use is general
conformity with the plan of development for New Hanover County.
Potential Conditions
Should the Planning Board wish to recommend approval of the application, staff has identified
potential items that may be appropriate to attach as conditions.
1) The proposed private right-of-ways shall be open for public use and placed within a public
access easement.
2) Landscaping and/or buffering shall be installed around the multi-family structures to
provide a screen from the single-family lots.
3) A 20-foot wide access easement shall be dedicated to the County along Smith Creek in
order to allow for the future installation of a multi-use path in accordance with the
Wilmington/NHC Greenway Plan.
4) Five feet of right-of-way shall be dedicated to NCDOT along Gordon Road for the purpose
of allowing for future roadway improvements. This right-of-way dedication shall be in
addition to any right-of-way dedication required as a result of the TIA and driveway
permit.
- 2 - 13ITEM: 2
Planning Board - July 13, 2017
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102
116 121
117
116
112
117
113
120121
4621
1302
1314
5037
4606
4610
4614
4742 4746
4628
4608
5001
4933
4738
13141318
1326 1332
4601
4705
4701
4734
1326
1317
1333
1313
47264722
4721
4729
4632
4647
4653
4709
4730
5013
1334
4641
1305
4922
1322
4930
1310
1342
1306
1310
1341 1345
5009
1305
5017
1325
1321
1380
4714 4718
4645
4702
1401
1402
46464630
4640
GORDON RD
I-40 E
I-40 W
WHITE RD
HARRIS RD
PATSY LN
LORD BYRON RD
SHAW DR
KINGS DR
AVANT DR
NORTHBROOK DR
BLOUNT DR
SPRIN G V ALLEY R D
KENNINGSTON ST
ROGERS DR
GOVERNORS RD
N O L A N D D R
SPRINGDALE DR
PRIVATE
BRIERCREST DR
BAY BLOSSOM DR
FITZGERALD DR
E
A
R
L
D
R
COLLEGE RD N
GORDON WOODS RD
BRIERWOOD RD
MIDDLESEX RD
WINTER MOSS LN
TUPELO DR
LAKE EMERALD DR E
SHEPPARD RD
S
A
P
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ASHETON RD
ELLIOTT DR
B
L
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B
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ELDER DR
B
RIA
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CLIFF CIR B
I
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N
A
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RYE LN WGREG DR
BUDDY RD
LORD ELKINS RD
KAREN LN
CALDER CT
S
T
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I-40 E
LORD BYRON DR W J A M E S P L
I-40 E
I-40 W
1,000 Feet
®HNC
Z17-08
R-15B-2AR
R-10
CUD I-1
O&I
CUD B-1
I-1
B-1
GORDON RD
I-40 W
I-40 E
HARRIS RD
KINGS DR
LORD BYRON RD
SHAW DR
KINGS GRANT RD
BRAMTON RD
NOLAND DR
NORTHBROOK DR
BROOKFIELD DR
SPRINGDALE DR
PRIVATE
SIDNEY DR
SHEPPARD RD
KAREN LN
Z1 7-08
Parcels within 500 Feet of Case Site
C a s e :C o n d i t i o n a l U s eDistrict
R e q u e s t :
Z 1 7 -0 8
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
4 7 0 0 b l o c kGordon R d B -2 | O &I /U n d e v e l o p e d (C U D ) R -1 5 /H i g h D e n s i t y D e v e l o p m e n t
C a s e S it e
N e i g h b o r i n g Pa r c e l s(w i t h i n 5 0 0 f e e t )
NUMBER STREET TYPE NUMBER STREET TYPE NUMBER STREET TYPE1302AVONCT1380COLLEGERD4730GORDONRD1305AVONCT1401COLLEGERD4733GORDONRD1306AVONCT1402COLLEGERD4734GORDONRD1309AVONCT4601GORDONRD4738GORDONRD1310AVONCT4606GORDONRD4742GORDONRD1313AVONCT4608GORDONRD4746GORDONRD1314AVONCT4610GORDONRD117HARGROVEDR1317AVONCT4614GORDONRD1322KINGS GRANT RD1321AVONCT4618GORDONRD1326KINGS GRANT RD1325AVONCT4621GORDONRD1330KINGS GRANT RD1329AVONCT4628GORDONRD1334KINGS GRANT RD1333AVONCT4630GORDONRD1338KINGS GRANT RD1337AVONCT4632GORDONRD1342KINGS GRANT RD1341AVONCT4640GORDONRD5001LORD BYRON DR1345AVONCT4641GORDONRD5005LORD BYRON DR102BLOUNTDR4643GORDONRD5009LORD BYRON DR106BLOUNTDR4645GORDONRD5013LORD BYRON DR113BLOUNTDR4646GORDONRD5017LORD BYRON DR116BLOUNTDR4647GORDONRD5037LORD BYRON DR117BLOUNTDR4653GORDONRD112ROGERSDR120BLOUNTDR4701GORDONRD113ROGERSDR121BLOUNTDR4702GORDONRD116ROGERSDR1305CARLYLELN4705GORDONRD117ROGERSDR1306CARLYLELN4706GORDONRD120ROGERSDR1309CARLYLELN4709GORDONRD121ROGERSDR1310CARLYLELN4713GORDONRD4922RYELN1313CARLYLELN4714GORDONRD4926RYELN1314CARLYLELN4718GORDONRD4927RYELN1317CARLYLELN4721GORDONRD4930RYELN1318CARLYLELN4722GORDONRD4933RYELN1326CARLYLELN4726GORDONRD4934RYELN1332CARLYLELN4729GORDONRD
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3
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2
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7
R-15
B-2
AR
R-10
CUD I-1
O&I
B-1
CUD B-1
GORDON RD
I-40 E
I-40 W
WHITE RD
HARRIS RD
PATSY LN
LORD BYRON RD
SHAW DR
KINGS DR
AVANT DR
NORTHBROOK DR
BLOUNT DR
SPRIN G V ALLEY R D
KENNINGSTON ST
ROGERS DR
GOVERNORS RD
N O L A N D D R
SPRINGDALE DR
PRIVATE
BRIERCREST DR
BAY BLOSSOM DR
FITZGERALD DR
HARGROVE DR
E
A
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N
GORDON WOODS RD
BRIERWOOD RD
MIDDLESEX RD
WINTER MOSS LN
TUPELO DR
LAKE EMERALD DR E
AVON CT
KINGS GRANT RD
SHEPPARD RD
S
A
P
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I
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I
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ASHETON RD
ELLIOTT DR
B
L
A
C
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B
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R
R
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R
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ELDER DR
B
RIA
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CLIFF CIR
GREG DR
BUDDY RD
LORD ELKINS RD
KAREN LN
C
A
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L
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S
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D
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P
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I
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I-40 E
J A M E S P L
I-40 E
COLLEGE RD N
I-40 W
1,000 Feet
®HNC
Z17-08
Zoning Districts
S HO D
A-IAR
B-1 B-2
EDZDI-1
I-2
O&I
PDR-10
R-15
R-20
R-20S R-7
RA
RFMU
SC
I n c o r p o r a t e d A r e a s
Indicates Conditional Use District (CUD)Indicates Conditional Zoning District (CZD)Se e Se ctio n 55 .1 o f the Z oning OrdinanceCOD
C a s e :C o n d i t i o n a l U s eDistrict
R e q u e s t :
Z 1 7 -0 8
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
4 7 0 0 b l o c kGordon R d B -2 | O &I /U n d e v e l o p e d (C U D ) R -1 5 /H i g h D e n s i t y D e v e l o p m e n t
Sewer Collect or
Water Distribution Main
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GEN ERA L R ESID ENT IAL
URBAN MIXED USE
CON SERVATIO N
EM PLOYMENT CEN TER
GORDON RD
I-40 E
I-40 W
WHITE RD
HARRIS RD
PATSY LN
LORD BYRON RD
SHAW DR
KINGS DR
AVANT DR
NORTHBROOK DR
BLOUNT DR
SPRIN G V ALLEY R D
KENNINGSTON ST
ROGERS DR
GOVERNORS RD
N O L A N D D R
SPRINGDALE DR
PRIVATE
BRIERCREST DR
BAY BLOSSOM DR
FITZGERALD DR
HARGROVE DR
E
A
R
L
D
R
COLLEGE RD N
GORDON WOODS RD
BRIERWOOD RD
MIDDLESEX RD
WINTER MOSS LN
TUPELO DR
LAKE EMERALD DR E
AVON CT
KINGS GRANT RD
SHEPPARD RD
S
A
P
L
I
N
G
C
I
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ASHETON RD
ELLIOTT DR
B
L
A
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B
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ELDER DR
B
RIA
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CLIFF CIR B
I
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N
A
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N
GREG DR
BUDDY RD
LORD ELKINS RD
KAREN LN
C
A
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Y
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S
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D
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I
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I-40 E
J A M E S P L
I-40 E
COLLEGE RD N
I-40 W
1,000 Feet
®HNC
Z17-08 Pla ce Types
Commerce Zone
Employment Center
General Residential
Urban Mixed Use
Comm unity Mixed Use
Rural Residential
Conser vation
C a s e :C o n d i t i o n a l U s eDistrict
R e q u e s t :
Z 1 7 -0 8
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
4 7 0 0 b l o c kGordon R d B -2 | O &I /U n d e v e l o p e d (C U D ) R -1 5 /H i g h D e n s i t y D e v e l o p m e n t
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APPLICANT
MATERIALS
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Planning Board - July 13, 2017
Project Number: 170224
Date: June 14, 2017
Prepared for Adam Sosne
The Landing at Lewis Creek Estates
New Hanover County, NC
- 8 - 1ITEM: 2
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06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 1
The Landing at Lewis Creek Estates – Transportation Impact Analysis
Prepared for Adam Sosne
New Hanover County, NC
June 14, 2017
Table of Contents
1.0 Introduction ............................................................................................................. 2
Figure 1 – Site Plan ..................................................................................................... 3
Figure 2A – Site Location Map .................................................................................... 4
Figure 2B – Vicinity Map .............................................................................................. 5
2.0 Existing Conditions ................................................................................................ 6
2.1 Inventory ................................................................................................................ 6
2.2 Existing Traffic Volumes ........................................................................................ 6
Figure 3 – Existing Lane Geometry ............................................................................. 7
Figure 4 – 2017 Existing Traffic Volumes .................................................................... 8
3.0 Approved Developments and Committed Improvements ................................... 9
3.1 Approved Developments ........................................................................................ 9
3.2 Committed Improvements ...................................................................................... 9
4.0 Methodology ........................................................................................................... 9
4.1 Base Assumptions and Standards ......................................................................... 9
4.2 Trip Generation ...................................................................................................... 9
4.3 Trip Distribution .................................................................................................... 10
4.4 Future No Build Traffic ......................................................................................... 10
4.5 Total Traffic .......................................................................................................... 10
Figure 5 – Primary Trip Distribution ........................................................................... 11
Figure 6 – 2021 Future No Build Volumes ................................................................. 12
Figure 7 – Primary Site Trips ..................................................................................... 13
Figure 8 – 2021 Future Build Volumes ...................................................................... 14
5.0 Capacity Analysis ................................................................................................. 15
5.1 Level of Service Evaluation Criteria ..................................................................... 15
5.2 Level of Service Results ...................................................................................... 16
5.3 Level of Service Summary ................................................................................... 17
Figure 9 – Recommended Improvements .................................................................. 20
6.0 Signal Warrant Analysis ...................................................................................... 21
7.0 Summary and Conclusion ................................................................................... 22
Appendix ...................................................................................................................... 23
Level of Service Analysis ....................................................................................... 24
Trip Generation ...................................................................................................... 28
Traffic Volume Data ............................................................................................... 29
Supporting Documentation ..................................................................................... 30
- 8 - 3ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 2
The Landing at Lewis Creek Estates – Transportation Impact Analysis
Prepared for Adam Sosne
New Hanover County, NC
June 14, 2017
1.0 Introduction
The proposed Landing at Lewis Creek Estates Subdivision is to be located south of
Gordon Road and east of I-40 in New Hanover County, North Carolina. The
development is planned to consist of 236 single family homes and 192 apartments. The
development will utilize one (1) access point on Gordon Road. Figure 1 presents the
preliminary site plan. Figures 2A and 2B show the site location map and vicinity map,
respectively.
DAVENPORT was retained to determine the potential traffic impacts of
this development and to identify transportation improvements that may be required to
accommodate the impacts of both background traffic and new development traffic. The
following intersections were included in the study:
Gordon Road and NC 132 (N. College Road)/I -40 Eastbound Ramps
Gordon Road and I -40 Westbound Ramps
G ordon Road and Blount Drive/Site Access
The above-mentioned intersection s were analyzed for the following scenarios:
• 2017 Existing Conditions
• 2021 Future No Build Conditions
• 2021 Future Build-Out Conditions
• 2021 Future Build-Out with Improvements (as necessary)
The build-out analysis year for this project was assumed to be 2021. The AM (7 am –
9 am) and PM (4 pm – 6 pm) weekday peaks were studied.
The North Carolina Department of Transportation (NCDOT), WMPO, and County were
contacted to obtain background information and to ascertain the elements to be
covered in this Transportation Impact Analysis (TIA). Information regarding the property
was provided by Adam Sosne and GSP Consulting, PL LC.
- 8 - 4ITEM: 2
Planning Board - July 13, 2017
FIGURE 1
SITE PLAN
- 8 - 5ITEM: 2
Planning Board - July 13, 2017
FIGURE 2A
SITE LOCATION MAP
SITE INDICATOR
- 8 - 6ITEM: 2
Planning Board - July 13, 2017
FIGURE 2B
VICINITY MAP
STUDY INTERSECTIONS
BACKGROUND
PROPOSED
SITE
- 8 - 7ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 6
2.0 Existing Conditions
2.1 Inventory
A field investigation was conducted by DAVENPORT staff to determine the existing
roadway conditions in the study area. Table 2.1 presents a summary of this review.
Figure 3 illustrates the existing lane geometry.
Table 2.1 - Street Inventory
Facility Name Route # Typical Cross
Section Pavement Width Speed
Limit
Maintained
By
Gordon Road SR 2048
Varies between 2-lane
undivided with
TWLTL,
4-lane divided,
and 2-lane undivided
Approx. 24’-66’ 45 MPH NCDOT
N. College Road NC 132
Varies between 4-lane
undivided,
and 3-lane dividided
Approx. 54’-60’ 45 MPH NCDOT
Blount Drive SR 2135 2-lane undivided Approx. 20’ Not Posted NCDOT
2.2 Existing Traffic Volumes
Existing traffic volumes for this project were collected by DAVENPORT staff. Table 2.2
below contains the dates these counts were conducted. Schools were in session at the
time of traffic counts. Figure 4 shows existing AM and PM peak hour volumes for 2017.
The full reports for these volumes can be found in the appendix.
Table 2.2 - Traffic Volume Data
Count Location: Date
Taken: By:
Gordon Road and NC 132 (N. College Road)/
I-40 Eastbound Ramps 5/23/2017 DAVENPORT
Gordon Road and I-40 Westbound Ramps 5/18/2017 DAVENPORT
Gordon Road and Blount Drive 5/18/2017 DAVENPORT
- 8 - 8ITEM: 2
Planning Board - July 13, 2017
**
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PROJECTNUMBER170224THELANDINGATLEWISCREEKESTATES
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FIGURE3EXISTING LANE GEOMETRYGordonRoad
1,
1
0
0
'
23
,
0
0
0
A
A
D
T
NC 132
(N. College Road)
BlountDrive
NC 132
(N. College Road)
I-
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0
E
B
Of
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R
a
m
p
I-40
5,
6
0
0
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22
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L
L
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1
7
*** NOT TO SCALE ***
PROJECT NUMBER 170224
THELANDINGATLEWISCREEK
ESTATES
N
SIGNALIZED
INTERSECTION
UNSIGNALIZED
INTERSECTION
TRAFFIC MOVEMENT
BLACK = EXISTING
GREY = UNANALYZED
BLUE = PROPOSED
ROADWAY
LEGEND
Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is
intendedonlyforthespecificpurposeandclientforwhichitwasprepared.
Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten
authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto
DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT
andtheclient.
FIGURE 4
2017 EXISTING
TRAFFIC VOLUMES
36 / 53
80
/
2
3
Gordon
Road
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
Bl
o
u
n
t
Dr
i
v
e
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
I-
4
0
I-40 EB
Off Ramp
143 / 313
35 / 19 17
4
/
8
6
20
6
/
1
7
1
479 / 310
366 / 159
302 / 152
42
6
/
4
0
1
56
/
5
7
57
0
/
5
7
2
87 / 126
14
/
3
3
736 / 805
1
/
0
14
0
/
3
6
3
240 / 284
1024 / 698
4 / 5
876 / 979
0 / 2
1285 / 848
0
/
0
2
/
6
- 8 - 10ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 9
3.0 Approved Developments and Committed Improvements
3.1 Approved Developments
Approved developments are developments that have been recently approved in
the area, but not yet constructed. Per NCDOT staff, there is one (1) approved
development in the vicinity of this project. This is the Gordon Road Buy and Go
development. This development consists of a fu eling station with 12 vehicle fueling
positions and a 24,800 square foot boat storage center. Site Trips for this approved
development were applied based on the TIA for this development.
More information can be found in the appendix.
3.2 Committed Improvements
Committed Improvements are improvements that are planned by NCDOT, a local
municipality, or a developer in the area, but not yet constructed. Per NCDOT staff, there
is one (1) committed improvement in the vicinity of this project. The above mentioned
approved development will construct a westbound right turn lane with approximately
500 feet of storage at the Gordon Road and I-40 Westbound Ramps intersection. This
improvement was incorporated into all future scenarios.
More information can be found in t he appendix.
4.0 Methodology
4.1 Base Assumptions and Standards
In general, the analysis for this project was conducted utilizing commonly accepted
NCDOT standards. The following table contains a summary of the base assumptions:
Table 4.1 - Assumptions
Peak Hour Factor 0.90
Background Traffic Annual Growth Rate 0.5% per year for all roadways
Base Signal Timing/Phasing Provided by NCDOT
Analysis Software Synchro/SimTraffic Version 9.0
Lane widths 12-feet
Truck percentages 2%
4.2 Trip Generation
The proposed development will consist of 236 single family homes and 192 apartment
dwelling units. The development will utilize one (1) access point on Gordon Road. The
projected trip generation potential of the current land use was computed using TripGen
2013 software, based on the 9th Edition of ITE Trip Generation Manual. Tables 4.2
contains the results.
- 8 - 11ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 10
Table 4.2 - ITE Trip Generation
The Landing at Lewis Creek Estates
Average Weekday Driveway Volumes
24
Hour AM Peak
Hour
PM Peak
Hour Two-
Way
Land Use
ITE
Land
Code
Size Type/
Method Volume Enter Exit Enter Exit
Single
Family
Home
210 236 Dwelling
Units
Adjacent/
Rate 2,247 44 133 149 87
Apartments 220 192 Dwelling
Units
Adjacent/
Rate 1,287 20 78 80 43
Total Site Trips 3,534 64 211 229 130
4.3 Trip Distribution
Site trips for this proposed development were distributed based on the existing traffic
patterns and engineering judgment. The directional distributions for the primary site
trips are as follows:
• 25% to and from the east on Gordon Road
• 25% to and from the north on NC 132 (N. College Road)
• 20% to and from the west on Gordon Road
• 20% to and from the east on I -40
• 10% to and from the west on I-40
The site trip distribution is shown in Figure 5.
4.4 Future No Build Traffic
The 2021 future no build traffic volumes were computed by applying a 0.5%
compounded annual growth rate to the 2017 existing traffic volumes and adding all
approved development trips. Figure 6 shows the 2021 future no build traffic volumes
for AM and PM peaks.
4.5 Total Traffic
The 2021 build-out traffic volumes were obtained by summing 2021 future no build
volumes and site trips due to the proposed project. Site trips are shown in Figure 7.
The resulting build volume totals for AM and PM peaks are shown in Figure 8.
More information can be found in the Traffic Volume Data section of the appendix
- 8 - 12ITEM: 2
Planning Board - July 13, 2017
*** NOT TO SCALE ***
PROJECT NUMBER 170224
THELANDINGATLEWISCREEK
ESTATES
N
SIGNALIZED
INTERSECTION
UNSIGNALIZED
INTERSECTION
TRAFFIC MOVEMENT
BLACK = EXISTING
GREY = UNANALYZED
BLUE = PROPOSED
ROADWAY
LEGEND
Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is
intendedonlyforthespecificpurposeandclientforwhichitwasprepared.
Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten
authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto
DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT
andtheclient.
FIGURE 5SITE TRIP DISTRIBUTION
DESTINATION
NODE%
Si
t
e
Ac
c
e
s
s
Gordon
Road
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
Bl
o
u
n
t
Dr
i
v
e
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
I-40 EB
Off Ramp
I-
4
0
25%
25%20%
20%
10%
10
%
I
N
20
%
I
N
25% IN
25
%
O
U
T
75
%
O
U
T
10% OUT
65% OUT
55% IN20% IN
25
%
I
N
25% OUT
20% OUT
20% OUT
75% IN
- 8 - 13ITEM: 2
Planning Board - July 13, 2017
*** NOT TO SCALE ***
PROJECT NUMBER 170224
THELANDINGATLEWISCREEK
ESTATES
N
SIGNALIZED
INTERSECTION
UNSIGNALIZED
INTERSECTION
TRAFFIC MOVEMENT
BLACK = EXISTING
GREY = UNANALYZED
BLUE = PROPOSED
ROADWAY
LEGEND
Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is
intendedonlyforthespecificpurposeandclientforwhichitwasprepared.
Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten
authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto
DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT
andtheclient.
FIGURE 6
2021 FUTURE NO
BUILD VOLUMES
37 / 54
82
/
2
3
Gordon
Road
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
Bl
o
u
n
t
Dr
i
v
e
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
I-
4
0
I-40 EB
Off Ramp
153 / 328
36 / 19 17
8
/
8
8
21
7
/
1
8
3
510 / 342
387 / 179
322 / 172
44
2
/
4
1
8
57
/
5
8
58
1
/
5
8
4
89 / 129
14
/
3
4
780 / 856
1
/
0
15
0
/
3
7
9
259 / 307
1101 / 780
4 / 5
901 / 1007
0 / 2
1355 / 916
0
/
0
2
/
6
- 8 - 14ITEM: 2
Planning Board - July 13, 2017
*** NOT TO SCALE ***
PROJECT NUMBER 170224
THELANDINGATLEWISCREEK
ESTATES
N
SIGNALIZED
INTERSECTION
UNSIGNALIZED
INTERSECTION
TRAFFIC MOVEMENT
BLACK = EXISTING
GREY = UNANALYZED
BLUE = PROPOSED
ROADWAY
LEGEND
Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is
intendedonlyforthespecificpurposeandclientforwhichitwasprepared.
Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten
authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto
DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT
andtheclient.
FIGURE 7
SITE TRIPS
0 / 0
0
/
0
Gordon
Road
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
Bl
o
u
n
t
Dr
i
v
e
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
I-
4
0
I-40 EB
Off Ramp
13 / 46
0 / 0 0
/
0
6
/
2
3
42 / 26
42 / 26
53 / 33
16
/
5
7
0
/
0
0
/
0
0 / 0
0
/
0
35 / 126
0
/
0
13
/
4
6
21 / 13
137 / 85
0 / 0
0 / 0
0 / 0
0 / 0
0
/
0
0
/
0
Si
t
e
Ac
c
e
s
s
48 / 172
16 / 57
0
/
0
15
8
/
9
8
0
/
0
53
/
3
3
- 8 - 15ITEM: 2
Planning Board - July 13, 2017
*** NOT TO SCALE ***
PROJECT NUMBER 170224
THELANDINGATLEWISCREEK
ESTATES
N
SIGNALIZED
INTERSECTION
UNSIGNALIZED
INTERSECTION
TRAFFIC MOVEMENT
BLACK = EXISTING
GREY = UNANALYZED
BLUE = PROPOSED
ROADWAY
LEGEND
Thisdocument,togetherwiththeconceptsanddesignspresentedherein,is
intendedonlyforthespecificpurposeandclientforwhichitwasprepared.
Reuseof,orimproperrelianceon,thisdocumentbyotherswithoutwritten
authorizationandadaptationbyDAVENPORTshallbewithoutliabilityto
DAVENPORTandshallbeaviolationoftheagreementbetweenDAVENPORT
andtheclient.
FIGURE 8
2021 FUTURE BUILD
VOLUMES
37 / 54
82
/
2
3
Gordon
Road
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
Bl
o
u
n
t
Dr
i
v
e
NC
1
3
2
(N
.
C
o
l
l
e
g
e
R
o
a
d
)
I-
4
0
I-40 EB
Off Ramp
166 / 374
36 / 19 17
8
/
8
8
22
4
/
2
0
6
552 / 368
430 / 205
375 / 205
45
8
/
4
7
5
57
/
5
8
58
1
/
5
8
4
89 / 129
14
/
3
4
815 / 982
1
/
0
16
3
/
4
2
5
280 / 320
1238 / 865
4 / 5
901 / 1007
0 / 2
1355 / 916
0
/
0
2
/
6
Si
t
e
Ac
c
e
s
s
48 / 172
16 / 57
0
/
0
15
8
/
9
8
0
/
0
53
/
3
3
- 8 - 16ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 15
5.0 Capacity Analysis
5.1 Level of Service Evaluation Criteria
The Transportation Research Board’s Highway Capacity Manual (HCM) utilizes a term
“level of service” to measure how traffic operates in intersections and on roadway
segments. There are currently six levels of service ranging from A to F. Level of
service “A” represents the best conditions and Level of Service “F” represents the worst.
Synchro Traffic Modeling software was used to determine the level of service for studied
intersections. Note for unsignalized intersection analysis, the level of service noted is
for the worst approach of the intersection. This is typically the left turn movement for
the side street approach, due to the number of opposing movements. All worksheet
reports from the analyses can be found in the Appendix.
Table 5.1 – Highway Capacity Manual
Levels of Service and Control Delay Criteria
Signalized Intersection Unsignalized Intersection
Level of Service Control Delay Per vehicle (sec) Level of Service Delay Range
(sec)
A 10 A 10
B 10 and 20 B 10 and 15
C 20 and 35 C 15 and 25
D 35 and 55 D 25 and 35
E 55 and 80 E 35 and 50
F 80 F 50
- 8 - 17ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 16
5.2 Level of Service Results
The results of the study are discussed by intersection below:
Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps
This signalized intersection currently operates at LOS C in the AM and PM peaks. In
2021 future no build conditions, it is expected to remain unchanged. In 2021 future build
conditions, it is expected to operate at LOS C in the AM peak and LOS D in the PM
peak. It is recommended to optimize signal timing. With improvements in place, this
intersection is expected to operate at LOS C in the AM and PM peaks.
Gordon Road and I-40 Westbound Ramps
This unsignalized intersection currently operates at LOS C in the AM peak and LOS D
in the PM peak. In 2021 future no build conditions, it is expected to operate at LOS C in
the AM peak and LOS E in the PM peak. In 2021 future build conditions, it is expected
to operate at LOS C in the AM peak and LOS F in the PM peak. The LOS F condition is
typical for stop-controlled approaches onto major streets like Gordon Road, and the
delay is expected to be short-lived. No improvements are recommended.
Gordon Road and Blount Drive/Site Access
This unsignalized intersection currently operates at LOS F in the AM peak and LOS E in
the PM peak. In 2021 future no build conditions, it is expected to remain unchanged. In
2021 future build conditions, it is expected to operate at LOS F in the AM and PM
peaks. A signal warrant analysis was performed for the intersection of Gordon Road
and Blount Drive/Site Access which recommended signalizing this intersection. See
section 6.0 for additional information. The following improvements are recommended:
Signalize the intersection
Provide a westbound left turn lane with 100 feet of storage and appropriate taper
Provide an eastbound right turn lane with 100 feet of storage and appropriate
taper
Provide a northbound full left turn lane along with a through-right lane with 250
feet of storage and appropriate taper
Design site access according to NCDOT standards
With these improvements in place, LOS D is expected in the AM peak and LOS C in the
PM peak.
- 8 - 18ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 17
5.3 Level of Service Summary
Tables 5.2 – 5.4 present the summary of the level of service analysis.
Table 5.2 - Gordon Road and NC 132 (N. College Road)/I-40 Eastbound Ramps
Scenario Overall
LOS
Level of Service by Approach
(Delay in sec/veh)
Eastbound Westbound Northbound Southbound
AM Peak Hour
2017 Existing C
(25.4)
L T R L T R L T R L T R
C
(34.0)
D
(41.5)
D
(41.5)
C
(27.4)
C
(21.3)
A
(9.8)
B
(16.3)
C
(33.2)
B
(16.0)
D
(37.1)
C
(27.6)
C
(27.6)
D (40.3) B (18.1) C (22.6) C (31.5)
2021 Future
No Build
C
(27.1)
L T R L T R L T R L T R
C
(34.2)
D
(42.2)
D
(42.2)
C
(31.2)
C
(22.1)
B
(10.6)
B
(16.7)
C
(33.5)
B
(16.5)
D
(43.3)
C
(28.1)
C
(28.1)
D (40.9) B (19.7) C (22.9) C (34.3)
2021 Future
Build
C
(31.3)
L T R L T R L T R L T R
C
(33.7)
D
(41.7)
D
(41.7)
D
(43.9)
C
(23.1)
B
(11.4)
B
(17.9)
C
(34.3)
B
(17.4)
E
(55.5)
C
(31.7)
C
(31.7)
D (40.5) C (24.1) C (23.7) D (41.6)
2021 Future
Build with
Improvements
C
(30.6)
L T R L T R L T R L T R
C
(32.1)
D
(41.3)
D
(41.3)
E
(70.2)
C
(24.4)
A
(9.8)
B
(16.0)
D
(35.4)
B
(19.1)
D
(37.1)
C
(25.8)
C
(25.8)
C (39.8) C (31.1) C (24.6) C (30.5)
PM Peak Hour
2017 Existing C
(27.7)
L T R L T R L T R L T R
C
(26.9)
C
(35.0)
C
(35.0)
B
(16.2)
B
(13.9)
A
(6.1)
B
(19.9)
D
(36.8)
C
(22.9)
D
(44.3)
C
(30.6)
C
(30.6)
C (33.9) B (10.6) C (26.9) D (35.9)
2021 Future
No Build
C
(29.0)
L T R L T R L T R L T R
C
(27.3)
D
(36.8)
D
(36.8)
B
(17.0)
B
(14.2)
A
(6.4)
B
(20.0)
D
(37.0)
C
(23.0)
D
(50.7)
C
(31.3)
C
(31.3)
D (35.5) B (11.0) C (27.0) D (38.9)
2021 Future
Build
D
(35.3)
L T R L T R L T R L T R
C
(27.4)
D
(41.3)
D
(41.3)
C
(20.5)
B
(14.5)
A
(6.6)
B
(20.0)
D
(37.1)
C
(23.7)
E
(79.6)
C
(31.4)
C
(31.4)
D (39.6) B (12.3) C (27.1) D (51.9)
2021 Future
Build with
Improvements
C
(28.8)
L T R L T R L T R L T R
C
(26.0)
D
(49.2)
D
(49.2)
D
(40.9)
B
(16.5)
A
(6.9)
B
(15.2)
C
(31.6)
C
(23.0)
D
(39.2)
C
(23.6)
C
(23.6)
D (46.4) B (18.4) C (24.8) C (30.2)
- 8 - 19ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 18
Table 5.3 - Gordon Road and I-40 WB Ramps
Scenario
LOS of
Worse
Approach
Level of Service by Approach
(Delay in sec/veh)
Eastbound Westbound Northbound Southbound
AM Peak Hour
2017 Existing
C (17.9)
NB
Approach
L T R L T R L T R L T R
B
(14.3)
A
(0.0) A
(0.0)
A
(0.0)
F
(61.5)
F
(61.5)
B
(13.2)
A (1.5) A (0.0) C (17.9)
2021 Future
No Build
C (19.1)
NB
Approach
L T R L T R L T R L T R
B
(12.7)
A
(0.0) A
(0.0)
A
(0.0)
F
(70.6)
F
(70.6)
B
(13.9)
A (1.3) A (0.0) C (19.1)
2021 Future
Build
C (21.0)
NB
Approach
L T R L T R L T R L T R
C
(14.1)
A
(0.0) A
(0.0)
A
(0.0)
F
(90.4)
F
(90.4)
B
(14.1)
A (1.4) A (0.0) C (21.0)
PM Peak Hour
2017 Existing
D (32.3)
NB
Approach
L T R L T R L T R L T R
B
(12.3)
A
(0.0) A
(0.0)
A
(0.0)
F
(90.2)
F
(90.2)
D
(26.4)
A (1.7) A (0.0) D (32.3)
2021 Future
No Build
E (39.5)
NB
Approach
L T R L T R L T R L T R
B
(10.7)
A
(0.0) A
(0.0)
A
(0.0)
F
(112.4)
F
(112.4)
D
(32.2)
A (1.4) A (0.0) E (39.5)
2021 Future
Build
F (76.3)
NB
Approach
L T R L T R L T R L T R
B
(11.3)
A
(0.0) A
(0.0)
A
(0.0)
F
(196.5)
F
(196.5)
F
(65.5)
A (1.3) A (0.0) F (76.3)
- 8 - 20ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 19
Table 5.4 - Gordon Road and Blount Drive/Site Access
Scenario
LOS of
Worse
Approach
Level of Service by Approach
(Delay in sec/veh)
Eastbound Westbound Northbound Southbound
AM Peak Hour
2017 Existing
F (93.9)
SB
Approach
L T R L T R L T R L T R
B
(12.7)
A
(0.0) A
(0.0)
A
(0.0) F
(93.9) F
(93.9)
A (0.1) A (0.0) F (93.9)
2021 Future
No Build
F (109.1)
SB
Approach
L T R L T R L T R L T R
B
(13.2)
A
(0.0) A
(0.0)
A
(0.0) F
(109.1) F
(109.1)
A (0.1) A (0.0) F (109.1)
2021 Future
Build
F (6731.3)
NB
Approach
L T R L T R L T R L T R
B
(13.2)
A
(0.0)
A
(0.0)
B
(10.6)
A
(0.0)
A
(0.0)
F
(6731.3)
F
(6731.3)
F
(6731.3)
F
(475.5)
F
(475.5)
F
(475.5)
A (0.1) A (0.1) F (6731.3) F (475.5)
2021 Future
Build with
Improvements
D (48.5)
L T R L T R L T R L T R
D
(50.6)
D
(50.6)
A
(5.4)
E
(70.9)
C
(34.1)
C
(34.1)
F
(163.5) E (67.3) E (67.3) E
(60.3)
E
(60.3)
E
(60.3)
D (48.3) C (34.6) F (138.2) E (60.3)
PM Peak Hour
2017 Existing
E (38.7)
SB
Approach
L T R L T R L T R L T R
B
(10.0)
A
(0.0) A
(0.0)
A
(0.0) E
(38.7) E
(38.7)
A (0.1) A (0.0) E (38.7)
2021 Future
No Build
E (44.6)
SB
Approach
L T R L T R L T R L T R
B
(10.3)
A
(0.0) A
(0.0)
A
(0.0) E
(44.6) E
(44.6)
A (0.1) A (0.0) E (44.6)
2021 Future
Build
F (3304.7)
NB
Approach
L T R L T R L T R L T R
B
(10.3)
A
(0.0)
A
(0.0)
B
(12.7)
A
(0.0)
A
(0.0)
F
(3304.7)
F
(3304.7)
F
(3304.7)
F
(251.9)
F
(251.9)
F
(251.9)
A (0.0) A (0.7) F (3304.7) F (251.9)
2021 Future
Build with
Improvements
C (29.6)
L T R L T R L T R L T R
D
(47.0)
D
(47.0)
A
(9.4)
D
(44.0)
B
(11.4)
B
(11.4) D (43.9) C (34.9) C (34.9) C
(33.2)
C
(33.2)
C
(33.2)
D (41.6) B (13.3) D (41.4) C (33.2)
- 8 - 21ITEM: 2
Planning Board - July 13, 2017
**
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FIGURE9RECOMMENDED IMPROVEMENTSGordonRoad
NC 132
(N. College Road)
BlountDrive
NC 132
(N. College Road)
I-
4
0
E
B
Of
f
R
a
m
p
I-40
17
5
'
75'
250'
22
5
'
FU
L
L
250'
175'
15
0
'
ME
R
G
E
L
A
N
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SPEED LIMIT 45
SP
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D
LI
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SP
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SP
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'
BLACK= EXISTING GREY= UNANALYZED GREEN= COMMITTED BLUE= PROPOSED SiteAccess
Op
t
i
m
i
z
e
S
i
g
n
a
l
100'100'FULL250'Design site access according to NCDOT standards
-
8
-
2
2
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06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 21
6.0 Signal Warrant Analysis
A signal warrant analysis was conducted for the intersection of Gordon Road and Blount
Drive/Site Access. The analysis was conducted using PC-Warrants software. The
Federal Highway Administration on Uniform Traffic Control Devices (MUTCD 2009
Edition), has established nine criteria that can be used to justify the installation of a
Traffic Signal, which are the following:
Warrant 1, Eight-Hour Vehicular Volume
Warrant 2, Four-Hour Vehicular Volume
Warrant 3, Peak Hour
Warrant 4, Pedestrian Volume
Warrant 5, School Crossing
Warrant 6, Coordinated Signal system
Warrant 7, Crash Experience
Warrant 8, Roadway Network
Warrant 9, Intersection Near a Grade Crossing
For the purpose of this analysis, warrants 1-3 were evaluated, which are related to
traffic volumes.
Based on the results, this intersection satisfies all three (3) warrants for signalization;
eight-hour volume, four-hour volume, and peak hour volume warrants. Based on
MUTCD criteria, signalization may be considered when one or more of these criteria is
satisfied.
It should be noted that these warrants are satisfied even with a reduction of 50% of
minor street right turn volumes, and with a reduction of 100% of minor street right turn
volumes.
Additional information can be found in the appendix.
- 8 - 23ITEM: 2
Planning Board - July 13, 2017
06/14/2017 170224 The Landing at Lewis Creek Estates – Transportation Impact Analysis 22
7.0 Summary and Conclusion
The proposed The Landing at Lewis Creek Estates Subdivision is to be located south of
Gordon Road and east of I-40 in New Hanover County, North Carolina. The
development is planned to consist of 236 single family homes and 192 apartments. The
development will utilize one (1) access point on Gordon Road.
The trip generation indicates that the proposed development is expected to generate a
net total of 3,534 trips per day with 275 trips in the AM peak and 359 trips in the PM
peak.
DAVENPORT was retained to determine the potential traffic impacts of this
development and to identify transportation improvements that may be required to
accommodate the impacts of both background traffic and new development traffic.
It is recommended to optimize signal timing at the intersection of Gordon Road and NC
132 (N. College Road)/I-40 Eastbound Ramps.
A signal warrant analysis was performed for the intersection of Gordon Road and Blount
Drive/Site Access. Based on projected volumes, this intersection is projected to satisfy
three (3) criteria for signalization, which are the eight-hour volume warrant, four-hour
volume warrant, and peak hour warrant. These criteria are met, even with the exclusion
of 100% of minor street right turn traffic. MUTCD criteria state that signalization may be
considered when one or more of these criteria is met. Based on these results and the
capacity analysis, we recommend signalizing this intersection. Also, it is recommended
to provide a westbound left turn lane with 100 feet of storage and appropriate taper, an
eastbound right turn lane with 100 feet of storage and appropriate taper, and to provide
a northbound full left turn lane along with a through-right lane with 250 feet of storage
and appropriate taper.
These recommendations are summarized in Figure 9.
In conclusion, this study has reviewed the impacts of both background traffic and
proposed development traffic, and has provided recommendations to accommodate
future traffic. Please note the proposed site access should be designed according to
NCDOT standards.
- 8 - 24ITEM: 2
Planning Board - July 13, 2017
PROPOSED
SITE PLAN
- 9 - 1ITEM: 2
Planning Board - July 13, 2017
- 9 - 2ITEM: 2
Planning Board - July 13, 2017
VICINITY MAP
INDEX OF SHEETS
PRELIMINARY PLAN
THE LANDING AT LEWIS CREEK ESTATES
PREPARED BY:
DEVELOPER/OWNER
WILMINGTON, NORTH CAROLINA
MAY 2017
LEGEND
FOR
SITE DATA TABLE
McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
PHONE: (910) 799-3006
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Drawn By
DateBy Scale
Date
Job No.
PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GENERAL NOTES C-1
1-800-632-4949
CONTACT "CAROLINA ONE CALL" AT
POLICE - FIRE - RESCUEEMERGENCY DIAL 911
NOTICE REQUIRED
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
C-2.1
GRAPHIC SCALE
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
C-2.2
GRAPHIC SCALE
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
C-2.3
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
C-2.4
GRAPHIC SCALE
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
C-2.5
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
50 02550100
C-3.2
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
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PREPARED FOR:Sheet No.THE LANDING
AT LEWIS CREEK ESTATES McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
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7
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: July 13, 2017
REGULAR
ITEM:
DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor
SUBJECT:
Public Hearing
Rezoning Request (Z17-09) – Request by Coastal Land Design, PLLC, on behalf of the property
owner, Corbett Package Company, in order to rezone 129.3 acres located at the 100 block of
Brentwood Drive from I-2, Heavy Industrial, to (CUD) R-15, Conditional Use Residential District, and
for a Special Use Permit in order to develop a community boating facility.
BRIEF SUMMARY:
Coastal Land Design, PLLC, on behalf of the property owner, Corbett Package Company, is requesting to
rezone 129.3 acres of land located at the 100 block of Brentwood Drive from I-2 to (CUD) R-15 in order to
develop a community boating facility. The property is adjacent the NE Cape Fear River and mostly
undeveloped land that is zoned for industrial purposes.
The proposed development will consist of a boat dock containing 98 boat slips which is connected to a 7.45
acre island of uplands. The island will contain an open air pavilion containing bathrooms, group picnic areas,
canoe launches, and bike/walking trails. Access to the island will be provided by a 10-foot-wide boardwalk
which spans approximately 1,400 feet east to a proposed 98 lot single family subdivision (Sea Breeze).
The proposed subdivision is located within land already zoned R-15, and therefore, it is not included within
this rezoning application. The community boating facility is a private, non-profit facility with no commercial
activities being permitted. Each boat slip will be reserved for the home owners within the proposed
subdivision. Of the 129.3 acres included within the application, 121.85 acres will be preserved in
conservation space.
As the community boating facility is a private facility with no commercial activities being permitted, it is not
expected to generate any additional trips outside of those generated by the proposed subdivision. Therefore,
a Traffic Impact Analysis was not required to be completed for this application.
The 2016 Comprehensive Land Use Plan classifies the subject property as Conservation. The proposed
community boating facility is consistent with the goals of the 2016 Comprehensive Plan because it provides
low-impact recreation in an environmentally sensitive area.
Please note:
Conditional Use Zoning Districts shall be considered for approval or denial as a two-part process. The
proposed Conditional Use District rezoning is considered first, then the companion Special Use Permit
proposal.
STRATEGIC PLAN ALIGNMENT:
ITEM: 3
Planning Board - July 13, 2017
Intelligent Growth and Economic Development
• Enhance and add recreational, cultural and enrichment amenities
• Implement plans for land use, economic development, infrastructure and environmental programs
• Understand and act on citizen needs
RECOMMENDED MOTION AND REQUESTED ACTIONS:
CONDITIONAL USE ZONING DISTRICT
Staff recommends approval of the Conditional Use Zoning District and suggests the following motion:
Motion to recommend approval, as the Board finds that this request for a zoning map amendment of 129.3
acres from the I-2 district to a Conditional Use R-15 district, as described is:
1.Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
provide low-impact recreation in an environmentally sensitive area.
2.Reasonable and in the public interest because the proposal will preserve over 100 acres of an
environmentally sensitive area in its natural state.
SPECIAL USE PERMIT
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop a
high density development:
1.Will not materially endanger the public health or safety;
2.Meets all required conditions and specifications of the Zoning Ordinance;
3.Will not substantially injure the value of adjoining or abutting property; and
4.Will be in harmony with the surrounding area, and is in general conformity of the plans of
development for New Hanover County.
[OPTIONAL] Also, that the following conditions be added to the development:
[List Conditions]
Staff suggested condition:
1.The proposed development must be constructed in accordance with the preliminary flood insurance
rate maps.
Example Motion for Denial:
Motion to deny, as the Planning Board cannot find that this proposal:
1.Will not materially endanger the public health or safety;
2.Meets all required conditions and specifications of the Zoning Ordinance;
3.Will not substantially injure the value of adjoining or abutting property;
4.Will be in harmony with the surrounding area, and is in general conformity of the plans of
development for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
ATTACHMENTS:
Z17-09 Script for PB
ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary PB
Z17-09 Neighboring Properties Map
Z17-09 Zoning Map
Z17-09 Future Land Use Map
Applicant Materials Cover Sheet
Z17-09 Application
Proposed Site Plan Cover Sheet
Z17-09 Proposed Site Plan
ITEM: 3
Planning Board - July 13, 2017
SCRIPT for Conditional Use Zoning District Application (Z17-09)
Request by Coastal Land Design, PLLC, on behalf of the property owner, Corbett Package Company,
in order to rezone 129.3 acres located at the 100 block of Brentwood Drive from I-2, Heavy Industrial,
to (CUD) R-15, Conditional Use Residential District, and for a Special Use Permit in order to develop a
community boating facility.
1. Swear witnesses: Announce that “the Conditional Use District process requires a quasi-judicial hearing;
therefore, any person wishing to testify must be sworn in. All persons who signed in to speak or who want
to present testimony please step forward to be sworn in. Thank you.”
2. 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.
3. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s cross examination/rebuttal (up to 5 minutes)
e. Opponent’s cross examination/rebuttal (up to 5 minutes)
4. Close the public hearing
5. Board discussion
6. Ask Applicant whether he/she agrees with staff findings and any condition proposed to be added to the
Special Use Permit.
7. At this time, you may ask to either continue the application to a future meeting, or to proceed with this Board
deciding whether to recommend approval or denial of the application. What do you wish to do?
8. Vote on rezoning (first vote). The motion should include a statement saying how the change is, or is not,
consistent with the land use plan and why it is, or is not, reasonable and in the public interest.
Staff Suggested Motion:
Motion to recommend approval, as the Board finds that this request for a zoning map amendment of 129.3
acres from the I-2 district to a Conditional Use R-15 district, as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
provide low-impact recreation in an environmentally sensitive area.
2. Reasonable and in the public interest because the proposal will preserve over 100 acres of an
environmentally sensitive area in its natural state.
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of 129.3 acres from the I-2 district to a Conditional Use R-15 district, as described is:
1. [Consistent/Not Consistent] with the purposes and intent of the 2016 Comprehensive Plan because
[Describe elements of controlling land use plans and how the amendment is or is not consistent].
- 1 - 1ITEM: 3
Planning Board - July 13, 2017
2. [Reasonable/Not 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].
9. 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:
________________________________________________________________________
________________________________________________________________________
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit to develop
a high density development:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Zoning Ordinance;
3. Will not substantially injure the value of adjoining or abutting property; and
4. Will be in harmony with the surrounding area, and is in general conformity of the plans of development
for New Hanover County.
[OPTIONAL] Also, that the following conditions be added to the development:
[List Conditions]
- 1 - 2ITEM: 3
Planning Board - July 13, 2017
Potential condition:
1. The proposed development must be constructed in accordance with the preliminary flood insurance rate
maps.
Example Motion for Denial:
Motion to deny, as the Planning Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Zoning Ordinance;
3. Will not substantially injure the value of adjoining or abutting property;
4. Will be in harmony with the surrounding area, and is in general conformity of the plans of
development for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
- 1 - 3ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 1 of 8
STAFF SUMMARY OF Z17-09
CONDITIONAL USE ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z17-09
Request:
Conditional Use R-15 Zoning District in order to develop a community boating facility consisting
of 98 boat slips.
Applicant: Property Owner(s):
Frank Braxton of Coastal Land Design Corbett Package Company
Location: Acreage:
100 block of Brentwood Drive 129.3 acres
PID(s): Comp Plan Place Type:
R04100-001-002-000 Conservation
Existing Land Use: Proposed Land Use:
Undeveloped Community Boating Facility
Current Zoning: Proposed Zoning:
I-2 (CUD) R-15
SURROUNDING AREA
LAND USE ZONING
North Undeveloped I-2
East Undeveloped R-15
South Undeveloped I-2, IND (City)
West NE Cape Fear River/Manufacturing I-2
- 2 - 1ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 2 of 8
ZONING HISTORY
July 1, 1972 Initially zoned I-2 (Area 9A)
COMMUNITY SERVICES
Water/Sewer The development plans to utilize CFPUA water and a private septic
system.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro Station
Schools Wrightboro Elementary, Eaton Elementary, Holly Shelter Middle, and New
Hanover High Schools
Recreation Optimist Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation The vast majority of the property contains brackish marsh which is subject to
the standards of the Conservation Overlay District.
Historic The marsh areas of the property were once used for rice production.
Archaeological No known archaeological resources
- 2 - 2ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 3 of 8
PROPOSED SITE PLAN
The proposed development consists of a 6-foot-wide, 261-foot-long boat dock containing
98 boat slips. The dock is connected to a 7.45-acre island of uplands (Corbett Island).
The island will contain an open air pavilion containing bathrooms, group picnic areas, canoe
launches, and bike/walking trails.
Access to the island will be provided by a 10-foot-wide boardwalk which spans
approximately 1,400 feet east to a proposed 98 lot single family subdivision (Sea Breeze).
The proposed subdivision is located within land already zoned R-15, and therefore, it is not
included within this rezoning application. The subdivision will be reviewed by the TRC in
July.
The community boating facility is a private, non-profit facility with no commercial activities
being permitted. Each boat slip will be reserved for the home owners within the proposed
subdivision.
Of the 129.3 acres included within the application, 121.85 acres will be preserved in
conservation space.
The proposed community boating facility and boardwalk must obtain applicable permits
from the NC Division of Coastal Management and the US Army Corps of Engineers.
Plan illustrating the community boating facility, Corbett Island (7.45 acres), the conservation space (121.85
acres), and the proposed 98 lot subdivision.
- 2 - 3ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 4 of 8
Above: Map highlighting the property included within the rezoning application (Tract A)
Below: Plan illustrating the proposed development on Corbett Island.
- 2 - 4ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 5 of 8
TRANSPORTATION
Access is provided to the subject property through a proposed subdivision that connects to
Brentwood Drive (SR 1313).
As the community boating facility is a private facility with no commercial activities being
permitted, it is not expected to generate any additional trips outside of those generated
by the proposed subdivision. Therefore, a Traffic Impact Analysis was not required to be
completed for this application.
The traffic count at the 1600 block of Castle Hayne Road (between Brentwood Drive and
Division Drive) was 12,876 in 2015.
ENVIRONMENTAL
The entire property is located within a Special Flood Hazard Area. The vast majority of
the property is within a AE flood zone (100-year floodplain), and a portion of the island
is located within a Shaded X flood zone (500-year floodplain). The proposed preliminary
flood study will remove the Shaded X zone and place the entire property in an AE zone.
The property contains regulated wetlands which will be preserved in conservation space.
The property is located within a Natural Heritage Area, specifically the Northeast Cape
Fear River Floodplain. This Natural Heritage Area is classified as exceptional, meaning it
may contain at minimum 10 rare plant and animal species. Potential impact to any
endangered species will be reviewed during the CAMA Major permitting process for the
facility.
The subject property is split between the Smith Creek (SA;HQW) and Ness Creek (C;Sw)
watersheds.
Soils on the property consist of Class IV (unsuitable) soils.
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision
for New Hanover County’s future land use, as designated by place types describing the character
and function of the different types of development that make up the community. Specific goals
of the comprehensive plan are designated to be promoted in each place type, and other goals
may be relevant for particular properties.
- 2 - 5ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 6 of 8
Future Land Use
Map Place Type Conservation
Place Type
Description
Covers areas of natural open space and is intended to protect the natural
environment, water quality, and wildlife habitats that serve the public
through environmental education, low-impact recreation, and in their natural
beauty. Protection may also extend to important cultural or archaeological
resources and to areas where environmental hazards are known to exist.
Increased density would be discouraged, and low impact development
methods would be required. Such requirements place limits on development
to ensure the protection of resources.
Consistency
Analysis
The proposed community boating facility is consistent with the Conservation
place type because it is low-impact recreation.
Relevant Goals of the Comprehensive Plan
Goal VI: Conserve and
enhance our unique sense of
place to attract individuals,
companies, and organizations
Desired Outcome: Enhance our reputation as a desirable
community to live and operate business based on New
Hanover County’s rich history, natural environment, and
unique features
Consistency Analysis: While the emphasis of this goal is on public spaces, it does allow for
private access to water resources. The proposed use will satisfy the riparian access needs of
private property owners and is a shared boating facility instead of individual boating docks, as
recommended for this place type.
Goal X: Conserve
environmentally critical areas
Desired Outcome: Utilize environmentally critical areas for
outdoor recreation, healthy watersheds, and maintenance of
critical habitats
Consistency Analysis: Development of this environmentally sensitive area will be limited to a
community boating facility, non-paved trails, and picnic areas.
Goal XVIII: Increase physical
activity and promote healthy
active lifestyles
Desired Outcome: A built environment that encourages active
lifestyles and increased health through walking and biking.
Consistency Analysis: The proposed facility includes non-paved trails that can encourage
walking to this community amenity.
- 2 - 6ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 7 of 8
Staff Consistency Recommendation
The proposed community boating facility is consistent with the goals of the 2016 Comprehensive
Plan because it provides low-impact recreation in an environmentally sensitive area.
COMMUNITY MEETING NOTES
A community meeting was held on Tuesday, June 6, 2017 in accordance with the
requirements for such an application.
The applicant has provided a summary of the meeting within the application.
No modifications were made to the site plan as a result of the community meeting.
STAFF RECOMMENDATION
Staff recommends approval of the Conditional Use Zoning District. Staff concludes that the
request is consistent with the requirements of the Zoning Ordinance and also the 2016
Comprehensive Plan, finding that the application is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the
proposal would provide low-impact recreation in an environmentally sensitive area.
2. Reasonable and in the public interest because the proposal will preserve over 100 acres of
an environmentally sensitive area in its natural state.
Staff Preliminary Conclusions and Findings of Fact
Staff has conducted an analysis of the proposed use and the information provided as part of the
application package and has created preliminary findings of fact for each of the conclusions
required to be reached to approve the special use permit request. These preliminary findings of
fact and conclusions are based solely on the information provided to date, prior to any information
or testimony in support or opposition to the request that may be presented at the upcoming public
hearing.
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 must be provided and designed to comply with the CFPUA
and Health Department’s standards.
B. The subject property is located in the New Hanover County North Fire Service District, and
the community boating facility, and its access, must comply with Fire Services’ standards.
C. The community boating facility will not be used for commercial purposes.
D. All structures must comply with the county’s Flood Damage Prevention Ordinance.
E. 121.85 acres of the property’s 129.3 acres will be preserved in conservation space.
F. The community boating facility must be reviewed and obtain applicable permits from the
NC Division of Coastal Management and the US Army Corps of Engineers.
- 2 - 7ITEM: 3
Planning Board - July 13, 2017
Z17-09 Staff Summary Page 8 of 8
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. Community boating facilities are allowed by Special Use Permit in the R-15 zoning district.
B. The site design complies with the standards of Section 72-37 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 surrounding land uses predominately include undeveloped land and industrial uses.
B. 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.
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 2016 Comprehensive Plan classifies the area proposed for the community boating
facility as Conservation, and the proposal aligns with the intent of the Conservation land use
classification because it provides for low-impact recreation. Additionally, the proposal
supports other policies of the 2016 Comprehensive Plan, including preserving
environmentally critical areas and protecting water quality.
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.
Staff Suggested Conditions
1. The proposed development must be constructed in accordance with the preliminary flood
insurance rate maps.
- 2 - 8ITEM: 3
Planning Board - July 13, 2017
!
!
!
!
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231 225
216
1505
2005
2
3
R
D
S
T
N
CASTLE HAYNE RD
US
HW
Y
4
2
1
N
BLUE CLAY RD
VICTORIA DR
DIV I SION D R
ARLINGTON DR YORKTOWN DR HALL DR
A I R P O R T B L V
GLENDALE DR
JAMAICA DR
MARTIN LUTHER KING JR PKY
BERMUDA DR
G O R D O N R D
BRENTWOOD DR
CARL SEITTER DR
RAQUETTE LAKE DR
PILGRIM CIR HERITAGE PARK DR
SPRING RD
K R A U S S E L N
HEWLETT DR
P
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PRIVATE
FOREST LN
C O N T I N E N TA L D R
PRIVATE
DIVISION D R
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1,750 Feet
®HNC
Z17-09
I-2
R-20
R-15
CITY
A-I
B-2B-1
AR
US
H
W
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42
1
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CASTLE HAYNE RD
VICTORIA DR
ARLINGTON DR
PRIVATE
BRENTWOOD DR
Z17 -09
Parcels within 500 Feet of Case Site
C a s e :C o n d i t i o n a l U s eDistrict
R e q u e s t :
Z 1 7 -0 9
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
1 0 0 b l o c kBrentwood D r I -2 /U n d e v e l o p e d (C U D ) R -1 5 /C o m m u n it y B o a t i n g F a c i l i t y
C a s e S it e
N e i g h b o r i n g Pa r c e l s(w i t h i n 5 0 0 f e e t )
NUMBER STREET TYPE DIR216VICTORIADR 225 V ICTORIA DR 231 V ICTORIA DR 1505 CASTLE HAYN E RD 2005 6TH ST N
-
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B-1
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CZD B-1
O&I
2
3
R
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CASTLE HAYNE RD
US
HW
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4
2
1
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BLUE CLAY RD
VICTORIA DR
DIV I SION D R
ARLINGTON DR YORKTOWN DR HALL DR
A I R P O R T B L V
GLENDALE DR
JAMAICA DR
MARTIN LUTHER KING JR PKY
BERMUDA DR
G O R D O N R D
BRENTWOOD DR
CARL SEITTER DR
RAQUETTE LAKE DR
PILGRIM CIR HERITAGE PARK DR
SPRING RD
6TH ST N
K R A U S S E L N
HEWLETT DR
P
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A
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PRIVATE
C O N T I N E N TA L D R
PRIVATE
DIVISION D R
PRIVATE
1,750 Feet
®HNC
Z17-09
Zoning Districts
SH O D
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B-1
B-2
EDZDI-1
I-2
O&I
PDR-10
R-15
R-20
R-20S R-7
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RFMU
SC
In c o r p or a t e d A r ea s
Indicates Con dition al Use District (CUD)Indicates Conditional Zo nin g District (CZD)See Section 55.1 of the Zo ning OrdinanceCOD
C a s e :C o n d i t i o n a l U s eDistrict
R e q u e s t :
Z 1 7 -0 9
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
1 0 0 b l o c kBrentwood D r I -2 /U n d e v e l o p e d (C U D ) R -1 5 /C o m m u n it y B o a t i n g F a c i l i t y
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CO NSERVATION
COM MERCE ZON E
GE NER AL RES IDEN TIA L
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URBAN MIXED USE
CO MM UNIT Y M IXED US E
2
3
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US
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VICTORIA DR
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A I R P O R T B L V
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JAMAICA DR
MARTIN LUTHER KING JR PKY
BERMUDA DR
G O R D O N R D
BRENTWOOD DR
CARL SEITTER DR
RAQUETTE LAKE DR
PILGRIM CIR
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C O N T I N E N TA L D R
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Z17-09
Pla ce Types
Commerce Zone
Employment Center
General Residential
Urban Mixed Use
Comm unity Mixed Use
Rural Residential
Conser vation
C a s e :C o n d i t i o n a l U s eDistrict
R e q u e s t :
Z 1 7 -0 9
E x i s t i n g Z o n i n g /U s e : P r o p o s e d Z o n i n g /U s e :S it e A d d r e s s :
1 0 0 b l o c kBrentwood D r I -2 /U n d e v e l o p e d (C U D ) R -1 5 /C o m m u n it y B o a t i n g F a c i l i t y
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APPLICANT
MATERIALS
- 6 - 1ITEM: 3
Planning Board - July 13, 2017
- 6 - 2ITEM: 3
Planning Board - July 13, 2017
- 7 - 1ITEM: 3
Planning Board - July 13, 2017
- 7 - 2ITEM: 3
Planning Board - July 13, 2017
- 7 - 3ITEM: 3
Planning Board - July 13, 2017
- 7 - 4ITEM: 3
Planning Board - July 13, 2017
- 7 - 5ITEM: 3
Planning Board - July 13, 2017
- 7 - 6ITEM: 3
Planning Board - July 13, 2017
- 7 - 7ITEM: 3
Planning Board - July 13, 2017
- 7 - 8ITEM: 3
Planning Board - July 13, 2017
- 7 - 9ITEM: 3
Planning Board - July 13, 2017
- 7 - 10ITEM: 3
Planning Board - July 13, 2017
- 7 - 11ITEM: 3
Planning Board - July 13, 2017
- 7 - 12ITEM: 3
Planning Board - July 13, 2017
- 7 - 13ITEM: 3
Planning Board - July 13, 2017
- 7 - 14ITEM: 3
Planning Board - July 13, 2017
- 7 - 15ITEM: 3
Planning Board - July 13, 2017
- 7 - 16ITEM: 3
Planning Board - July 13, 2017
- 7 - 17ITEM: 3
Planning Board - July 13, 2017
- 7 - 18ITEM: 3
Planning Board - July 13, 2017
- 7 - 19ITEM: 3
Planning Board - July 13, 2017
Corbett Island Rezoning Request
Community Boating Facility Sec 72-37
(1) It can be demonstrated that the project will have minimal impacts on water quality, primary
nursery areas, shellfish grounds, and conservation resources.
The proposed Community Boating Facility is located on a 7.45-acre island (Corbett Island) and
adjacent to the Northeast Cape Fear River. This section of the River is classified Primary Nursery
Area with prohibitive shellfish harvesting. Corbett Island is part of the Private Recreation/Open
Space associated with the proposed River Breeze Subdivision. The Island is separated from the
mainland by marsh/wetlands and will require approximately 1,600 linear feet of connecting
boardwalk. The boardwalk will limit the island’s access to pedestrian, bike and golf cart/ATV. The
boardwalk will be elevated as required by CAMA and USCOE regulations to allow navigational
passage and prevent plant shading. The Community Boating Facility will be a series of floating docks
connected to driven piers with individual boat lifts. The Facility will be connected to the Island by a
fixed boardwalk and a modulating ramp. The Island’s recreational development will be limited and
consist of picnic areas, trails, and a small pavilion. The proposed pavilion will contain bathrooms
and a covered group shelter. The impervious surfaces will be limited to the roof structures and
access paths for golf carts/ATV’s. The proposed Community Boating Facility and Island development
will require a Major CAMA Permit which includes numerous environmental reviews related to
impacts on the riverine system as well as upland recreational development.
(2) Off-street parking will be provided at a ratio of one space per boat slip.
The Community Boating Facility and the Corbett Island are proposed as part of the required
Recreational Open Space of the River Breeze Performance Residential Subdivision. The individual
boat slips will be allocated (by easement and/or deed) to each residential lot at the ratio of one slip
per lot. As indicated, the island and boat dock are accessible only by pedestrian, bike and golf
cart/ATV. Each homeowner will be responsible for any golf cart/ATV parking on their property.
(3) The number of boat slips may not exceed the number of residential lots or dwelling unit
within the associated development.
The Community Boating Facility will be owned by the Homeowners Association with a single boat
slip allocated, by easement or deed, to each individual lot. A total of 98 Lots are proposed for the
River Breeze Subdivision.
(4) The right to the use of the facility must be conferred by an easement appurtenant to the
residential project it is intended to serve.
The Community Boating Facility is a part of the properties to be conveyed to the Proposed
Homeowners Association for the proposed River Breeze Subdivision. Each lot owner will have equal
membership in the Homeowners Association and access to all properties/facilities conveyed to the
Association.
- 7 - 20ITEM: 3
Planning Board - July 13, 2017
(5) Commercial activities, including but not limited to the sale of gasoline, oil, marine supplies
and food stuffs, shall be strictly prohibited.
The Community Boating Facility is a private facility that is owned and operated for the sole use
and enjoyment of the River Breeze Property Owners. No Commercial activities, of any kind, will
be allowed.
- 7 - 21ITEM: 3
Planning Board - July 13, 2017
PROPOSED
SITE PLAN
- 8 - 1ITEM: 3
Planning Board - July 13, 2017
- 8 - 2ITEM: 3
Planning Board - July 13, 2017
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L&WInvestments
9827GogdillRoadSuite1
Knoxville,TN37932
865-777-1170
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L&WInvestments
9827GogdillRoadSuite1
Knoxville,TN37932
865-777-1170
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865-777-1170
BEFOREYOUDIG,CALL
www.nc811.org
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NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: July 13, 2017
TECHNICAL REVIEW COMMITTEE REPORT
ITEM:
DEPARTMENT: PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler; Sam Burgess, Senior Planner; and Ben Andrea, Current Planning/Zoning
Supervisor
SUBJECT:
TRC Report for June 2017
BRIEF SUMMARY:
The New Hanover County Technical Review Committee met twice during the month of June to review
two preliminary site plans and two private road/gate requests. The TRC approved the preliminary site plans
for the Canby Oaks (formerly Myrtle Oaks) and Landing at Lewis Creek Estates subdivisions, and a gate
proposal for Point South Apartments @ Beau Rivage. The TRC also approved a private road request for the
Whiskey-Navajo subdivision, but denied a request to install gates for the subdivision. The detailed report is
attached for your information.
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:
June 2017 TRC Report Package
ITEM: 4
Planning Board - July 13, 2017
Page 1 of 3
TECHNICAL REVIEW COMMITTEE REPORT
JUNE, 2017
The New Hanover County Technical Review Committee (TRC) met twice during the month of June and
reviewed two (2) preliminary site plans and two (2) private road gate requests.
1) Canby Oaks (Performance Plan)
Canby Oaks is located in the south central portion of New Hanover County (1000 block Grissom
Road) and is classified as General Residential on the County’s adopted 2016 Future Land Use
Classification Plan. Access to the project is from Grissom Road (State maintained). The developer
for the project requested preliminary site plan approval for 17 residential lots.
Canby Oaks Site Plan Data
Zoning District: R-15 Residential
Water Service: Public (CFPUA)
Sewer Service: Public (CFPUA)
Lots: 17
Acreage: 7.07
TIA Required: No
Road Designation: Private
Conservation Resources: None
School Districts: Codington, Bellamy & CRECC Elementary
Myrtle Grove Middle
Ashley High
(all schools are over-capacity)
In a vote of 5-0, the TRC approved Canby Oaks for 17 lots with the following conditions:
1) No gates, traffic calming devices or on-street parking unless reviewed by TRC.
2) Creation of a road stub (southern portion project) to enhance road inter-connectivity.
3) Creation of a fire hydrant near the entrance to the project.
4) NCDOT Driveway permit prior to final plat approval.
2) Landing at Lewis Creek Estates (High Density Plan)
Landing at Lewis Creek Estates is located near the central portion of New Hanover County (4600
block Gordon Road) and is classified as Urban Mixed Use on the County’s adopted 2016 Future
Land Classification Plan. Access to the project is from Gordon Road (State maintained).
Landing at Lewis Creek Estates Site Plan Data
Zoning District: B-2 Highway Business
O&I Office & Institution
Water Service: Public (CFPUA)
Sewer Service: Public (CFPUA)
Lots/Units: 428 (236 single-family, 192 apartments)
Acreage: 85.19
TIA Required: Yes
Road Designation: Private
- 1 - 1ITEM: 4
Planning Board - July 13, 2017
Page 2 of 3
Conservation Resources: Yes (WSF- Swamp Forest)
In a vote of 5-0, the TRC approved Landing at Lewis Creek Estates for all 428 units pending a zoning
map amendment to justify the density. Conditions attached to the plan included:
1. No gates, traffic calming devices, or on-street parking unless reviewed by TRC.
2. Updated site plan addressing all applicable TRC comments.
Potential Conditions (May be recommended during zoning map amendment process)
1) The proposed private road right-of-ways be open for public use
2) Landscaping and/or buffering be established around the multi-family units to provide
screening from the single family lots
3) A 20’ access easement be dedicated to the County along Smith Creek to allow future
construction of a multi-use path in accordance with the adopted Greenway Plan
4) Five (5) feet of right-of-way be dedicated to NCDOT along Gordon Road for purpose of
allowing future roadway improvements. These improvements are separate from the
TIA recommendations and NCDOT Driveway Permit.
3) Point South Apartments @ Beau Rivage (Gate Proposal)
Point South Apartments is located in the central portion of New Hanover County within the Beau
Rivage Community off Sanders Road. The project was originally known as Willow Glen Apartments
approved by TRC in March, 2006 for approximately 312 units. The entire road network within
Beau Rivage is “private” with several entry and exit points from Carolina Beach Road, Sanders
Road, and River Road. Primary access for the apartment campus is thru Sanders Road.
On behalf of Point South Apartments, the petitioner requested an exit and entry gate
approximately 385’ from the intersection of Willows Glen Drive and Riverwoods Drive (see site
map). According to the petitioner, the purpose of the gate proposal was due to increase in crime
and conduction of illegal activities near the area.
In a vote of 3-2, the TRC approved the entry and exit gate system based on the existing private
nature of Beau Rivage and the existence of other gates nearby within the community. The system
will be required to meet County Fire Service specifications.
4) Whiskey-Navajo (Re-Designation of Public to Private Roads with Gates)
Whiskey-Navajo is located near the central portion of New Hanover County between South
College Road (east side) and Navaho Trail. The 170-unit project was preliminarily approved by TRC
in October, 2016 with public streets. Road inter-connectivity was met with connections to
Mohican Trail (public) and Navaho Trail (public). A future connection to South College was
envisioned along with road connections to Fox Run Farms subdivision to the north. According to
the petitioner, the basis for the re-designation was to incorporate a better streetscape design
with a narrow road and to save time and financial issues meeting NCDOT technical specifications.
Since preliminary site plan approval of the Whiskey-Navajo project, the developer requested that
the public road network be re-designated to private along with the installation of gates at the
western end of the project, southern connection at Mohican Trail, and eastern connection at
Navaho Trail (see site map).
- 1 - 2ITEM: 4
Planning Board - July 13, 2017
Page 3 of 3
In two (2) separate votes, the TRC approved the road re-designation from “public” to “private” 4-
1 based on the interpretation of the County’s Subdivision Ordinance regarding public streets and
the definition of a collector road. In a vote of 3-2, the TRC denied the installation of gates in
accordance with Section 41-1 (7)(f) of the County’s Subdivision Ordinance – the installation of
gates would not have provided or promoted an inter-connected street system for the orderly and
safe development of the residential project and nearby neighborhoods or enhance access by
ensuring continued and connected transportation routes.
The developer plans to appeal TRC’s decision on the gate proposal.
- 1 - 3ITEM: 4
Planning Board - July 13, 2017
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1 of 2
03160600.00
05/02/2017
AEW
JSB
GRAPHIC SCALE
1 inch = 50 ft.
50 02550 100
TYPICAL STREET SECTION
GENERAL NOTES:
OWNER:ATLANTIC LAND PARTNERS
ADDRESS:2030 EASTWOOD ROAD, SUITE 5
WILMINGTON, NC 28403
PHONE:(910) 679-8638
ATTN:JORDY RAWL
NEW HANOVER COUNTY PARCEL NOS.:
R07612-001-002-000
R07612-001-002-001
ALT ID NOS.:
313416.92.2632.000
313416.92.5750.000
TOTAL TRACT AREA: 7.07 AC.±
ZONING DISTRICT: R-15
LAND CLASSIFICATION: GENERAL RESIDENTIAL
DEVELOPMENT DATA:
AREA OF LOTS - 4.78 AC.±
AREA OF R/W - 0.78 AC.±
REC. AREA ACTIVE/PASSIVE - 0.60 AC.±
POND AREA - 0.91 AC
TOTAL TRACT AREA - 7.07 AC.
PERMITTED DENSITY -
7.07 AC. @ 2.5 UNITS/AC. (R-15 - PERFORMANCE RESIDENTIAL)
TOTAL UNITS PERMITTED - 17
TOTAL LOTS PROPOSED - 17
OVERALL DENSITY - 2.41 UNITS/AC.
AVERAGE LOT SIZE - 12,146 S.F.
TOTAL LINEAR FEET IN ROADS - 871 L.F.
TOTAL ROAD SURFACES - 20,904 S.F.
RECREATION SPACE - 17 LOTS @ .03 AC./UNIT = 0.51 AC. REQUIRED
ACTIVE RECREATION AREA - 26,005 S.F. = 0.60 AC.±
PASSIVE RECREATION AREA - 39,861 S.F. = 0.91 AC.±
TOTAL RECREATION AREA - 1.51 AC.
BUILDING SETBACKS:
FRONT - 25 FT
SIDES - 10 FT
REAR - 20 FT
APPROXIMATE # OF ROOMS/LOT = 3
SITE DEVELOPMENT DATA
VICINITY MAP
N
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SiteSite
Masonboro
New Hanover County
NOT TO SCALE
COORDINATION NOTES:
1.THE CONTRACTOR IS REQUIRED TO OBTAIN ANY/ALL PERMITS REQUIRED FOR CONSTRUCTION OF THESE PLANS.
2.ALL WORK IS TO BE IN ACCORDANCE WITH CAPE FEAR PUBLIC UTILITY AUTHORITY, NEW HANOVER COUNTY, AND THE STATE OF NORTH CAROLINA.
3.THE CONTRACTOR IS TO ESTABLISH AND CHECK ALL HORIZONTAL AND VERTICAL CONTROLS TO BE USED WITH THE PROJECT. IN ADDITION, THE CONTRACTOR IS TO COMPUTE THE LAYOUT
OF THE ENTIRE SITE PLAN IN ADVANCE OF BEGINNING ANY WORK ASSOCIATED WITH THE SUBJECT PLANS. CONTRACTOR SHALL EMPLOY A PROFESSIONAL SURVEYOR TO PERFORM SITE
IMPROVEMENT STAKEOUT(S).
4.ANY TIME WORK IS PERFORMED OFF-SITE OR WITHIN AN EXISTING EASEMENT, THE CONTRACTOR IS TO NOTIFY THE HOLDER OF SAID EASEMENT AS TO THE NATURE OF PROPOSED WORK,
AND TO FOLLOW ANY GUIDELINES OR STANDARDS WHICH ARE ASSOCIATED WITH OR REFERENCED IN THE RECORDED EASEMENT.
5.THE CONTRACTOR SHALL SCHEDULE A PRE-CONSTRUCTION MEETING WITH THE NEW HANOVER COUNTY INSPECTOR AND NOTIFY THE ENGINEER AT LEAST 48 HOURS PRIOR TO THE
MEETING. AT A MINIMUM; THE CONTRACTOR, COUNTY INSPECTOR, AND ENGINEER SHALL ATTEND THIS MEETING.
6.CONTRACTOR TO COORDINATE WITH TRAFFIC ENGINEERING FOR THE REMOVAL AND STORAGE OF ANY TRAFFIC EQUIPMENT OR SIGNS DURING DEMOLITION, CONSTRUCTION, AND OPENING
OF THIS DEVELOPMENT.
7.CONTRACTOR TO COORDINATE WITH THE NEW HANOVER COUNTY ABOUT ANY EQUIPMENT REMOVED, RELOCATED, OR DEMOLISHED DURING THE DEMOLITION, CONSTRUCTION AND
OPENING OF THIS DEVELOPMENT.
8.CONTRACTOR TO COORDINATE DIRECTLY WITH ENGINEERING TO DETERMINE IF ANY DRIVEWAY PERMITS/REVISIONS/REVIEW PROCESSES ARE REQUIRED.
9.CONTRACTOR TO COORDINATE WITH TRAFFIC ENGINEERING AT TRAFFIC PLAN FOR THE CLOSURE OF STREETS, SIDEWALKS, OR DRIVEWAYS AND IMPLEMENTATIONS OF THE VEHICLE AND
PEDESTRIAN TRAFFIC PLAN TO BE USED FOR THE DURATION OF THIS PROJECT. THE PLAN MUST INCLUDE LOCATIONS OF SIDEWALKS AND CROSSWALKS THAT WILL BE CLOSED, AS WELL
AS, LOCATION OF CONSTRUCTION FENCING, AND PROTECTION AREAS.
10.A TEMPORARY DETOUR AND CLOSURE PLAN WILL NEED TO BE FILED WITH NHC 911 FOR THE CLOSURE OF ANY PUBLIC STREETS.
GENERAL NOTES:
1.ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH NEW HANOVER COUNTY ZONING ORDINANCE AND SUBDIVISION REGULATIONS
2.THE BOUNDARY, TOPOGRAPHY AND UTILITIES SURVEY HAVE BEEN PROVIDED BY ATLANTIC COAST SURVEY. THE VERTICAL DATUM FOR THE GROUND SURVEY FOR
THIS PROJECT IS NAVD 88. CONTRACTOR TO VERIFY ALL ELEVATIONS IN THE FIELD.
3.THE TREE SURVEY HAS BEEN PROVIDED BY ATLANTIC COAST SURVEY, LLC.
4.REASONABLE CARE HAS BEEN EXERCISED IN SHOWING THE LOCATION OF EXISTING UTILITIES ON THE PLANS. THE EXACT LOCATION OF ALL EXISTING UTILITIES IS
NOT KNOWN IN ALL CASES. THE CONTRACTOR SHALL EXPLORE THE AREA AHEAD OF DITCHING OPERATIONS BY OBSERVATIONS, ELECTRONIC DEVICES, HAND
DIGGING AND BY PERSONAL CONTACT WITH THE UTILITY COMPANIES. IN ORDER TO LOCATE EXISTING UTILITIES IN ADVANCE OF TRENCHING OPERATIONS SO AS
TO ELIMINATE OR MINIMIZE DAMAGE TO EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COSTS RESULTING FROM ANY DAMAGE TO THE
EXISTING UTILITY LINES INCLUDING LOSS OF UTILITY REVENUES. CONTRACTOR SHALL ARRANGE FOR TEMPORARY SUPPORT OF EXISTING UTILITIES, SUCH AS
POLES, CONDUITS, FIBER OPTIC CABLES, TELEPHONE CABLES, WATER LINES, ETC.
5.CONTRACTOR SHALL COMPLY WITH THE LATEST REVISIONS AND INTERPRETATIONS OF THE DEPARTMENT OF LABOR SAFETY AND HEALTH REGULATIONS FOR
CONSTRUCTION PROMULGATED UNDER THE OCCUPATIONAL SAFETY AND HEALTH ACT. CONTRACTOR SHALL PLAN AND CONSTRUCT WORK SO AS TO CAUSE
MINIMUM INCONVENIENCE TO THE OWNER AND THE PUBLIC.
6.CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN AT ALL TIMES DURING THE PROGRESS OR TEMPORARY SUSPENSION OF WORK, SUITABLE BARRIERS,
FENCES, SIGNS OR OTHER ADEQUATE PROTECTION, INCLUDING FLAGMEN AND WATCHMEN AS NECESSARY TO INSURE THE SAFETY OF THE PUBLIC AS WELL AS
THOSE ENGAGED IN THE CONSTRUCTION WORK. CONSTRUCTION SIGNING SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF "CONSTRUCTION AND
MAINTENANCE OPERATIONS SUPPLEMENT TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES" BY THE DOT.
7.ALL MATERIAL CLEARED OR DEMOLISHED BY THE CONTRACTOR IN ORDER TO CONSTRUCT THE WORK SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND
SHALL BE PROPERLY DISPOSED OF OFF-SITE.
8.ALL WORK BY THE CONTRACTOR SHALL BE WARRANTED BY THE CONTRACTOR FOR A PERIOD OF ONE YEAR AFTER THE OWNER ACCEPTS THE WORK.
9.CONTRACTOR SHALL CALL THE NORTH CAROLINA ONE-CALL CENTER AT 811 AND ALLOW THE CENTER TO LOCATE EXISTING UTILITIES BEFORE DIGGING.
10.IF THESE UNITS ARE SOLD AT ANY POINT, THE BUYER MUST RECEIVE A SUBDIVISION STREET DISCLOSURE STATEMENT. PLEASE NOTE THIS ON THE SITE PLAN AND
ADVISE THE PROPERTY OWNER OF THIS REQUIREMENT.
11.THIS PROPERTY IS NOT WITHIN ANY FLOOD HAZARD AREA AS EVIDENCED ON N.C. FLOOD MAP 3701683134J.
12.THERE IS NO EVIDENCE OF JURISDICTIONAL WETLANDS ON SITE.
13.THERE IS NO EVIDENCE OF ENDANGERED SPECIES OR HABITAT ISSUES ON THE SITE.
14.THERE ARE CONSERVATION RESOURCE AREAS AFFECTING THIS PROPERTY.
15.THERE WILL BE APPROXIMATELY 3 BEDROOMS PER LOT.
16.WITHERSRAVENEL WILL SUBMIT A LIGHTING PLAN CONFORMING TO ALL NEW HANOVER COUNTY REQUIREMENTS AT A LATER DATE.
UTILITY NOTES:
1.EXISTING WATER AND SANITARY SEWER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE FROM PUBLIC SYSTEMS. WATER SERVICE AND SANITARY SEWER SERVICE
WILL BE PROVIDED BY CAPE FEAR PUBLIC UTILITY AUTHORITY.
2.ALL UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS, AND TELEPHONE SHALL BE INSTALLED UNDERGROUND.
3.ALL WATER & SEWER UTILITIES TO BE INSTALLED PER CFPUA TECHNICAL SPECIFICATIONS & STANDARDS.
4.PROJECT SHALL COMPLY WITH CAPE FEAR PUBLIC UTILITY AUTHORITY CROSS CONNECTION CONTROL REQUIREMENTS. WATER METER(S) CANNOT BE RELEASED UNTIL
ALL REQUIREMENTS ARE MET AND N.C.D.E.N.R. HAS ISSUED THEIR "FINAL APPROVAL". CALL 332-6560 FOR INFORMATION.
5.ALL COMMERCIAL WATER SERVICES AND ANY IRRIGATION SYSTEMS SUPPLIED BY C.F.P.U.A. WATER SHALL HAVE A BACKFLOW PREVENTION DEVICE ACCEPTABLE TO THE
COUNTY AND APPROVED BY USCFCCCHR OR ASSE. CALL 332-6560 FOR INFORMATION.
6.WATER AND SEWER SERVICES CAN NOT BE ACTIVATED ON NEW MAINS UNTIL THE ENGINEER'S CERTIFICATION AND AS-BUILTS ARE RECEIVED AND "FINAL APPROVAL"
ISSUED BY THE PUBLIC WATER SUPPLY SECTION OF NCDENR, AND "FINAL ENGINEERING CERTIFICATION" ISSUED BY DIVISION OF WATER QUALITY SECTION OF N.C.D.E.N.R.
7.IF CONTRACTOR DESIRES WATER FOR CONSTRUCTION, HE SHALL APPLY IN ADVANCE FOR THIS SERVICE AND MUST PROVIDE A REDUCED PRESSURE ZONE (RPZ)
BACKFLOW PREVENTION DEVICE ON THE DEVELOPER'S SIDE OF THE WATER METER BOX.
8.WHEN PVC WATER MAINS AND SERVICES ARE PROPOSED, THE PIPES ARE TO BE MARKED WITH NO. 10 INSULATED COPPER WIRE INSTALLED AND STRAPPED TO THE PIPES
WITH DUCT TAPE. THE INSULATED WIRE IS TO BE STRIPPED TO BARE WIRE AND SECURED TO ALL VALVES AND FITTINGS. THIS WIRE IS TO BE ACCESSIBLE IN ALL VALVE
AND METER BOXES TO AID IN FUTURE LOCATION OF FACILITIES.
9.THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OR EXISTING UTILITIES DURING CONSTRUCTION. DAMAGED ITEMS SHALL BE REPAIRED TO AT
LEAST THE QUALITY OR WORKMANSHIP FOUND IN THE ORIGINAL ITEM.
10.THE BELLSOUTH CONTACT IS STEVE DAYVAULT, BUILDING INDUSTRY CONSULTANT, AT 910-392-8712. CONTACT HIM PRIOR TO STARTING THE PROJECT IN ORDER TO
FACILITATE GOOD COMMUNICATION AND MAXIMUM FLEXIBILITY.
11.THE PROCESS FOR TELEPHONE CABLE PLACEMENT:
11.1.FINAL GRADE WILL NEED TO BE ESTABLISHED.
11.2.POWER WILL PLACE THEIR CABLE FIRST - APPROXIMATELY 3' DEEP.
11.3.BELLSOUTH & CABLE TV WILL THEN PLACE THEIR CABLE AT APPROXIMATELY 2' DEEP.
12.SOLID WASTE DISPOSAL TO BE SERVED BY PRIVATELY CONTRACTED DUMPSTER PICKUP.
PROPERTY BOUNDARY CURVE TABLE
STORMWATER MANAGEMENT NOTES:
1.STORMWATER MANAGEMENT WILL MEET COUNTY AND STATE REQUIREMENTS.
2.SITE DRAINAGE FLOWS TO INTRACOASTAL WATERWAY WITHIN THE WHITE OAK RIVER BASIN CLASS SA WATERS.
PRIVATE ROADS CERTIFICATION:
I (WE) HEREBY CERTIFY THAT ALL PRIVATE ROADS AS DEPICTED ON SUBDIVISION PLAT _____________________ HAVE
BEEN DESIGNED, INSTALLED, INSPECTED, AND APPROVED IN ACCORDANCE WITH SECTION 52-4 OF THE NEW
HANOVER COUNTY SUBDIVISION ORDINANCE AND ALL APPLICABLE NEW HANOVER COUNTY CODES PRIOR TO FINAL
PLAT APPROVAL FOR ALL OR A PORTION OF THE SUBDIVISION.
BY CERTIFYING THE CONSTRUCTION OF THESE ROADS AS PRIVATE, THERE ARE NO GUARANTEES OR ASSURANCES
OF ACCEPTANCE OF SAID ROADS BY THE NORTH CAROLINA DEPARTMENT OF TRANSPORTATION.
CERTIFIED PROFESSIONAL ENGINEER ___________________________DATE ____________________________
SEAL ___________________________
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VICINITY MAP
INDEX OF SHEETS
PRELIMINARY PLAN
THE LANDING AT LEWIS PLANTATION
PREPARED BY:
DEVELOPER/OWNER
WILMINGTON, NORTH CAROLINA
MAY 2017
LEGEND
FOR
SITE DATA TABLE
McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
PHONE: (910) 799-3006
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Revision Designer
Drawn By
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Job No.
PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
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Revision Designer
Drawn By
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Date
Job No.
PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
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Job No.
PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
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Revision Designer
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Job No.
PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
GRAPHIC SCALE
1 inch = 50 ft.
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PREPARED FOR:Sheet No.THE LANDING AT LEWIS PLANTATION McADAMS HOMES, LLC
6626-C GORDON ROAD
WILMINGTON, NC 28411
910-799-3006WilmingtonNew Hanover County North Carolina
C-3.5
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TO POINT SOUTH PROPERTIES, LLC, WELLS FARGO BANK, NATIONAL ASSOCIATION, IT'S SUCCESSORS AND/OR
ASSIGNS, AS THEIR INTEREST MAY APPEAR, AND FIRST AMERICAN TITLE INSURANCE COMPANY:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum
Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and
includes Items "None Specified" of table A thereof. The field work was completed on September 13, 2013.
Date of Plat or Map: September 13, 2013
Arnold W. Carson, PLS
Registration No. L-3267
1. Taxes for the year 2014, and subsequent years, not yet due and payable. (Not matters of survey)
2. Rights or claims of parties in possession under unrecorded lease(s). (Not matters of survey)
3. Subject to matters shown on recorded Map Book 50 at Page 185 shows the following located on the Land:
(a) 30' drainage easement (Adjacent property as shown)
(b) conservation easement (Adjacent property as shown)
(c) 25' conservation setback (Adjacent property as shown)
(d) 30' utility easement (Adjacent property as shown)
(e) 10' utility easement (Adjacent property as shown)
(f) 30' public drainage easement (Adjacent property as shown)
(g) conservation easement and pedestrian access (Adjacent property as shown)
(h) 30' utility and emergency access easement (Serves subject as shown hereon)
(i) existing 10' golf cart easement (MB. 38 PG. 57) (Adjacent property and crosses site as shown hereon)
(j) 40' public drainage easement (Adjacent property not observed)
4. Deed of Easement from Rivage Properties, LLC and Point South Properties, LLC recorded in Book 4932 at Page 693.
(Access on any street in Willow Glen Estates, Section One @ Beau Rivage recorded in Map Book 48, Page 287-Plotted as shown)
5. Utility Main Easement from Point South Properties, LLC to Aqua North Carolina, Inc. recorded in Book 5134 at page 159.
(Blanket Easement for Water Service)
6. Deed of Easement/Memorandum of Agreement from Point South Properties, LLC to Time Warner Entertainment-Advance/Newhouse
Partnership recorded in Book 5231 at Page 1910. (Blanket Easement for cable installation and maintenance)(Not-Plottable)
7. Utility Easement described in Deed of Easement between Godwin Land Company and New Hanover County Board of Education recorded in
Book 1211 at Page 1623, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13.(Plottable-As shown hereon)
8. Access and Easement described in Deed of Easement from Point South Properties, LLC to Sanders Road Developers, LLC recorded in Book
4969 at Page 1707. (As shown hereon)
9. Deed of Easement from Point South Properties, LLC to Sanders Road Developers, LLC recorded in Book 4969 at Page 1707, as shown on survey
by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon, see exception #8)
10. Access Easement from Beau Rivage Holding Co., LLC to Point South Properties, LLC recorded in Book 5207 at Page 944, as shown on survey
by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon)
11. Access Easement from Sanders Road Developers, LLC to Point South Properties, LLC recorded in Book 5207 at Page 950, as shown on survey
by Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon)
12. Rights of others for ingress and egress purposes in and to the use of 10' cart path easement located on the Land [Optional: and as shown on plat
of survey by Arnold W. Carson, PLS, dated 08/28/13. (Not matters of survey)
13. Title to that portion of the Land within the right-of-way of Riverwoods Drive, as shown on survey by Arnold W. Carson, PLS, dated 08/28/13.
(Not matters of survey)
14. Plat of survey by Arnold W. Carson, PLS, dated 08/28/13, shows the following located on the Land:(All as shown hereon)
(a) drop inlet
(b) wetland
(c) sanitary sewer line
(d) storm drain manhole
(e) 20' building setback line
(f) drainage easement M.B. 47, PG. 161
(g) 20' utility easement Map Book 51, Page 109
(h) utility easement M.B. 47, PG. 161
(i) 30' access and maintenance easement M.B. 47, PG. 161
15. Encroachment upon property adjoining on the south by the retaining wall tower appurtenant to insured premises, as shown on plat of survey by
Arnold W. Carson, PLS, dated 08/28/13. (As shown hereon)
ProposedLocation
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±2.17 AC AMENITY AREA WITH
POOL AND CLUBHOUSE WITH
MAILBOXES USED AS OPEN
SPACE
19 SINGLE FAMILY LOTS
PROJECT
ENTRANCE
EXIST
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SITE DATA TABULATION
OWNER:DRY POND PARTNERS, LLC
PROJECT ADDRESS:PO BOX 3649
WILMINGTON, NC 28406
TAX PARCEL IDENTIFICATION #: R07100-004-004-000
TOTAL PARCEL AREA:133.45 AC
RECORDED DEED BOOK:DB 5373 PG 1557
CURRENT ZONING:R-15
PROPOSED ZONING:R-15 (PERFORMANCE RESIDENTIAL)
CAMA LAND USE CLASSIFICATION: AQUIFER RESOURCE PROTECTION AREA AND
WATERSHED RESOURCE PROTECTION
EXISTING LAND USE: UNUSED LAND
PROPOSED LAND USE: RESIDENTIAL
COMPREHENSIVE PLAN LAND USE:UNDEVELOPED
DIMENSION STANDARDS
NEW HANOVER COUNTY ZONING ORDINANCE
59.1.1-2.1BUILDINGS ON THE PERIPHERY OF A PERFORMANCE RESIDENTIAL DEVELOPMENT
SHALL SETBACK NO LESS THAN TWENTY (20) FEET FROM THE ADJOINING
PROPERTY LINE. (6/16/86)
59.1.1-2.2IN NO CASE SHALL ANY PART OF A DETACHED SINGLE-FAMILY DWELLING UNIT BE
LOCATED CLOSER THAN TEN (10) FEET TO ANY PART OF ANY OTHER DETACHED
SINGLE-FAMILY DWELLING; AND IN NO CASE SHALL ANY PART OF A MULTIPLE
DWELLING UNIT BE LOCATED CLOSER THAN TWENTY (20) FEET TO ANY PART OF
ANOTHER DWELLING UNIT. (6/1/92)
OPEN SPACE
REQUIRED PROVIDED
156 LOTS x 0.03 AC/UNIT 4.68 AC 5.89 AC
ACTIVE OPEN SPACE 3.21 AC (54%)
PASSIVE OPEN SPACE 2.68+ AC
5.89 AC
BUFFERYARD
BUFFER AGAINST RESIDENTIAL PROPERTIES IS EQUAL TO 50% OF REQUIRED SETBACK PER
UDO SECTION 62.1-4
FLOOD NOTE
THIS TRACT IS LOCATED IN FLOOD ZONE X (AREA DETERMINED TO BE OUTSIDE THE 0.2%
ANNUAL CHANCE FLOODPLAIN) ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NUMBER
3720312900J WITH A DATE OF APRIL 3, 2006. SEE MAP FOR PRELIMINARY FLOOD DATA
ASSOCIATION MAINTENANCE
ALL BUFFERS, DRAINAGE AREAS AND PASSIVE / ACTIVE OPEN SPACE SHALL BE MAINTAINED BY
THE HOMEOWNER'S ASSOCIATION
TREE PRESERVATION
1.ALL TREES WILL BE PRESERVED OR REMOVED IN
ACCORDANCE WITH SECTIONS 62.1-3 AND 67
2.REFER TO SHEET C-2.1 FOR EXISTING TREE INFORMATION
DENSITY DATA
TOTAL OVERALL SITE ACREAGE:± 133.45 AC
TOTAL PARENT PARCEL TO REMAIN:± 62.10 AC
TOTAL PERFORMANCE RESIDENTIAL R-15 TRACT ACREAGE: ± 71.35 AC
DENSITY CALCULATIONS:
GROSS PERFORMANCE RESIDENTIAL R-15 TRACT ACREAGE:± 71.35 AC
LESS - APPROXIMATE WETLAND AREA:± 3.12 AC
LESS - APPROXIMATE STREAM AREA:± 0.28 AC
TOTAL AREA SUBTRACTED:± 3.40 AC
NET TRACT ACREAGE:± 67.95 AC
BUILDING UNITS (PERFORMANCE RESIDENTIAL ALLOWS 2.5 UNITS / ACRE)
ALLOWED UNITS:170 UNITS
(2.5 x 67.95)
PROPOSED UNITS: 156 UNITS
TOTAL RESIDENTIAL UNITS 156 UNITS
TOTAL TOWNHOMES:26 UNITS (PHASE 2A)
TOTAL DUPLEX:56 UNITS (PHASE 1, 2A, 3)
TOTAL SINGLE FAMILY LOTS:74 TOTAL LOTS
PROPOSED SINGLE FAMILY LOTS
RANGE IN SIZE FROM:60' x 120' (7,200 SF)
TO
80' x 170' (13,600 SF)
(54) SINGLE FAMILY LOTS
VEGETATED BUFFER
STORMWATER POND
0 50 100 200 400
SCALE: 1"=100'
GRAPHIC SCALE
JURISDICTIONAL
STREAM
RESIDENTIAL COLLECTOR
ROAD (60' ROW)
ROAD CONNECTION TO ADJACENT PARCEL
(26'W G-G, TAPERS TO 30'W AT CONNECTION)
(14) SINGLE FAMILY LOTS
VEGETATED BUFFER
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20' BOUNDARY SETBACK,
TYP. TO BE KEPT AS HOA
MAINTAINED BUFFER
N O R T H
SIGNIFICANT TREE
(SEE TREE PLAN)
25' COD SETBACK
(SWAMP FOREST
WETLANDS)
PROJECT ROADS
ALL PROPOSED ROADS IN THIS DEVELOPMENT WILL BE BUILT TO NCDOT & NHC
STANDARDS. ALL ROADS WILL BE PRIVATE RIGHT OF WAY
ONLY NCDOT APPROVED MATERIALS ARE TO BE USED WITHIN THE RIGHT OF WAY
TOWNHOME SECTION WILL BE BUILT WITH PRIVATE DRIVEWAY WITH PARKING
IMPERVIOUS AREAS
RIGHT OF WAYS (INCLUDING AMENITY PARKING)7.53 AC
PARKING (TOWNHOMES)1.44 AC
TOTAL8.97 AC
STREET LIGHTS
NEIGHBORHOOD STREET LIGHT MODELS AND LOCATIONS SHALL BE DESIGNED BY
DUKE ENERGY
BEDROOMS
- TOWNHOUSES WILL HAVE APPROXIMATELY 2-3 BEDROOMS PER UNIT
- SINGLE FAMILY HOMES WILL HAVE APPROXIMATELY 3-4 BEDROOMS
502 MOHICAN
TRAIL
418 MOHICAN
TRAIL
EXISTING 60' R.O.W.
JURISDICTIONAL DITCH
±0.50 AC PASSIVE
OPEN SPACE
06
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1"
=
1
0
0
'
AE
JR
C
AE
20' BOUNDARY BUFFER OFFSET FROM
NAVAHO TRAIL GREENWAY EASEMENT
AMENITY WITH ARBOR,
WALKWAY AND
MULTI-PURPOSE AREA
PROPOSED PROPERTY LINE
BETWEEN COMMERCIAL AND
RESIDENTIAL TRACTS
WOODED AREAS TO BE
LEFT IN NATURAL STATE
(TO GREATEST EXTENT
POSSIBLE) WITH
SELECTIVE CLEARING OF
INVASIVE PLANT
MATERIAL
PARE
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20' BOUNDARY SETBACK
PROPOSED PROJECT BOUNDARY
FUTURE PROPOSED ROADWAY
CONNECTION TO FOX RUN
EXISTING TREE, TYP.
REFER TO SHEET C-2.1 FOR
TREE EXHIBIT
10' x 70' DOT SIGHT
TRIANGLE, TYP.
MAIL KIOSK FOR
TOWNHOMES
28 DUPLEX UNITS WITH 20' MIN.
BETWEEN STRUCTURES
ADA CURB RAMPS AND
CROSSWALKS, TYP.
25' GUY WIRE AND
TRANSMISSION POLE
EASEMENT
±0.65 AC PASSIVE
OPEN SPACE
EASTERN
BOUNDARY
FOLLOWS
CENTER
OF STREAM
±0.62 AC ACTIVE
OPEN SPACE W/
ARBOR-BENCHES
POND VIEWS
±0.07 AC ACTIVE
OPEN SPACE W/
MAIL KIOSK
5' CONCRETE SIDEWALK, TYP.
±0.36 AC ACTIVE
OPEN SPACE
2%2%
TURNDOWN CURB
AT SIDEWALK
PER NCDOT STANDARD
STREET TREE IN PLAZA, TYP.STREET TREE IN PLAZA, TYP.
8'18'26'18'8'
SIDEWALK SIDEWALK90° PARKING STALL90° PARKING STALLMAIN DRIVE
30' G-G15'
5'9'1'1'
15'
5'9'1'1'
1/4" PER FT1/4" PER FT
1/2" PER FT1/2" PER FT
MODIFIED VALLEY CURB
PER NCDOT STANDARD SLOPES= 3:1
SLOPES= 3:1
60' RIGHT OF WAY
26' G-G12'
5'6'1'1'
12'
5'6'1'1'
1/4" PER FT1/4" PER FT
MODIFIED VALLEY CURB 6" STONE
UNDER CURBING
PER NCDOT STANDARD SLOPES= 3:1
SLOPES= 3:1
50' RIGHT OF WAY
1/4" PER FT1/4" PER FT
45' RIGHT OF WAY (DUPLEX RD)
80' RIGHT OF WAY (TOWNHOMES)
6" STONE
UNDER CURBING
±1.42 AC PASSIVE
OPEN SPACE
(26) TOWNHOME UNITS
W/ 20' MIN. BETWEEN
STRUCTURES
POSSIBLE STREET TREE SELECTIONS
ACER RUBRUM / RED MAPLE
QUERCUS L. `DARLINGTONIA` / DARLINGTON OAK
QUERCUS NUTTALLII / NUTTALL OAK
QUERCUS SHUMARDII / SHUMARD RED OAK
QUERCUS VIRGINIANA / SOUTHERN LIVE OAK
ULMUS P. `LACEBARK ELM` / CHINESE ELM TREE
STREET TREE OPTIONS
TREE REMOVAL & MITIGATION
TREE MITIGATION REQUIRED (SEE SHEET C-2.1)106 TREES
TREE MITIGATION PROVIDED VIA STREET TREES153 TREES
COMMON
AREA / OPEN
SPACE
DUMPSTER LOCATION
POTENTIAL GATED
ENTRY LOCATION
POTENTIAL GATED
ENTRY LOCATION
POTENTIAL GATED
ENTRY LOCATION
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