10172018 October 17 2018 PB Agenda PackageAGENDA
NEW HANOVER COUNTY PLANNING BOARD
Assembly Room, New Hanover County Historic Courthouse
24 North Third Street, Room 301
Wilmington, NC
MEETING LOCATION: ANDRE MALLETTE TRAINING CENTER,
NEW HANOVER COUNTY GOVERNMENT CENTER, 230
GOVERNMENT CENTER DRIVE, SUITE 135
ERNEST W. OLDS, CHAIRMAN - THOMAS "JORDY" RAWL, VICE-CHAIRMAN
PAUL D. BONEY, BOARD MEMBER - H. ALLEN POPE, BOARD MEMBER
DONNA GIRARDOT, BOARD MEMBER - EDWARD T. (TED) SHIPLEY, III, BOARD MEMBER
DAVID WEAVER, BOARD MEMBER
WAYNE CLARK, PLANNING AND LAND USE DIRECTOR - KENNETH VAFIER, PLANNING MANAGER
OCTOBER 17, 2018 6:00 PM
Meeting Called To Order (Chairman Jordy Rawl)
Pledge of Allegiance (Ken Vafier, Planning Manager)
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.
1 Public Hearing (Staff Presenter: Ken Vafier)
Text Amendment Request (TA18-04) – Request by New Hanover County to amend the
Zoning Ordinance to allow for temporary relocation housing for displaced persons as a
result of natural or other disasters.
2 Public Hearing (Staff Presenters: Ben Andrea, Wayne Clark)
Rezoning Request (Z18-14) – Request by GSP Consulting, PLLC, applicant, on behalf
of College Road Development Partners, LLC, property owner, to rezone 8.04 acres of
land located in the 2600 block of N. College Road to (CZD) B-2, Conditional Highway
Business District.
3 Public Hearing (Staff Presenter: Brad Schuler)
Rezoning Request (Z18-15) – Request by McKim & Creed on behalf of the property
owner, SENCA Properties, LLC, to rezone approximately 14.57 acres of land located in
the 1100 block of Pandion Drive, from R-15, Residential District, to (CUD) R-10,
Conditional Use Residential District, in order to construct a high density development.
4 Public Hearing (Staff Presenter: Brad Schuler)
Rezoning Request (Z18-16) – Request by College Acres Development, LLC on behalf
of the property owner, Bennett Commercial, LLC, to rezone approximately 9.14 acres of
land located in the 5300 block of Carolina Beach Road, from R-15, Residential District,
and B-2, Highway Business District, to (CUD) R-10, Conditional Use Residential District,
in order to construct a high density development.
Planning Board - October 17, 2018
OTHER ITEMS
1 Other Items of Business
Planning Board - October 17, 2018
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 10/17/2018
Regular
DEPARTMENT: Planning PRESENTER(S): Ken Vafier, Planning Manager
CONTACT(S): Ken Vafier; Wayne Clark, Planning & Land Use Director
SUBJECT:
Public Hearing (Staff Presenter: Ken Vafier)
Text Amendment Request (TA18-04) – Request by New Hanover County to amend the Zoning Ordinance
to allow for temporary relocation housing for displaced persons as a result of natural or other disasters.
BRIEF SUMMARY:
Staff has prepared an amendment to the Zoning Ordinance to permit temporary relocation housing for persons
displaced as a result of a disaster during an event’s recovery period. While the Zoning Ordinance does contain
some provisions for certain types of temporary buildings and uses, temporary relocation housing is not specifically
addressed. The proposed text will provide clarity on the permitted housing options and their accompanying
requirements when a disaster occurs.
The options for temporary relocation housing will be enabled as the result of a federal Disaster Declaration where
public or individual assistance is made available, or as determined by the County Manager. Units will be allowed to
remain for a duration period of 12 months from the date of the declaration, unless extended by the Board of
Commissioners. The proposed text is consistent with the NHC Emergency Operations Plan that suggests
temporary housing options be identified and permitted.
This amendment would allow temporary relocation housing in all zoning districts by-right. The housing units may
consist of temporary housing types such as manufactured homes, travel trailers or recreational vehicles, tiny homes,
or other temporary units on an individual lot, or as multiple units grouped in a community setting. In addition to
compliance with the zoning regulations prescribed in the draft language, temporary relocation housing must also
adhere to any applicable code requirements.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval and suggests the following motion:
Motion to recommend approval of the amendment, as the Board finds that this request as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it allows for a range of
short-term housing types to be available to displaced persons affected by a disaster during the recovery
period.
Planning Board - October 17, 2018
ITEM: 1
2. Reasonable and in the public interest because temporary housing is necessary for residents to return to the
community, repair their properties, and resume their lives; and a short-term allowance of safe and temporary
housing options is critically needed.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - October 17, 2018
ITEM: 1
SCRIPT FOR Zoning Ordinance Text Amendment (TA18-04)
Request by New Hanover County to amend the Zoning Ordinance to allow for temporary relocation
housing for displaced persons as a result of natural or other disasters.
1. This is a public hearing. We will hear a presentation from staff. Any opponents will be allowed up
to 15 minutes for their presentation and an additional 5 minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation (staff is applicant)
b. Opponent’s presentation (up to 15 minutes)
c. Applicant’s rebuttal (up to 5 minutes)
d. Opponent’s rebuttal (up to 5 minutes)
3. Close the Public Hearing
4. Board Discussion
5. Vote on amendment. The motion should include a statement saying how the amendment is or is not
consistent with the land use plan and why it is or is not reasonable and in the public interest.
Options for Motions:
Motion to approve the text amendment as presented in the staff summary or a modified
version of the text amendments;
Motion to “table” the item in order to receive more information; or
Motion to deny the amendment proposal based on specific reasons, such as the proposal is
not consistent with the land use plan and/or the proposal is not reasonable and/or the
proposal is not in the public interest.
Staff Suggested Motion:
Motion to recommend approval of the amendment, as the Board finds that this request as described
is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it allows for
a range of short-term housing types to be available to displaced persons affected by a
disaster during the recovery period.
2. Reasonable and in the public interest because temporary housing is necessary for residents to
return to the community, repair their properties, and resume their lives; and a short-term
allowance of safe and temporary housing options is critically needed.
Planning Board - October 17, 2018
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a text amendment
to the Zoning Ordinance 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, applicable plans, or balancing benefits and detriments].
Planning Board - October 17, 2018
ITEM: 1 - 1 - 2
TA18-04 Staff Summary Page 1 of 3
STAFF SUMMARY OF TA18-04
TEXT AMENDMENT REQUEST
APPLICATION SUMMARY
Case Number: TA18-04
Request:
To amend the Zoning Ordinance to allow for temporary relocation housing for displaced persons
as a result of natural or other disasters.
Applicant: Subject Ordinance:
New Hanover County Zoning Ordinance
Subject Article(s) and Section(s):
Article V: Table of Permitted Uses
Section 63: Additional Restrictions on Uses Permitted by Right
BACKGROUND
Staff has prepared an amendment to the Zoning Ordinance to permit temporary relocation housing
for persons displaced as a result of a disaster during an event’s recovery period. While the Zoning
Ordinance does contain some provisions for certain types of temporary buildings and uses,
temporary relocation housing is not specifically addressed. The proposed text will provide clarity
on the permitted housing options and their accompanying requirements when a disaster occurs.
The options for temporary relocation housing will be enabled as the result of a federal Disaster
Declaration where public or individual assistance is made available, or as determined by the County
Manager. Units will be allowed to remain for a duration period of 12 months from the date of the
declaration, unless extended by the Board of Commissioners. The proposed text is consistent with
the NHC Emergency Operations Plan that suggests temporary housing options be identified and
permitted.
This amendment would allow temporary relocation housing in all zoning districts by-right. The
housing units may consist of temporary housing types such as manufactured homes, travel trailers or
recreational vehicles, tiny homes, or other temporary units on an individual lot, or as multiple units
grouped in a community setting. In addition to compliance with the zoning regulations prescribed
in the draft language, temporary relocation housing must also adhere to any applicable code
requirements.
Planning Board - October 17, 2018
ITEM: 1 - 2 - 1
TA18-04 Staff Summary Page 2 of 3
PROPOSED AMENDMENT
Red Text – Proposed Additions
Article V: Table of Permitted Uses
Permitted Uses
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Temporary Relocation
Housing P P P P P P P P P P P P P P P P 63.12
Section 63: Additional Restrictions on Uses Permitted by Right
Section 63.12: Temporary Relocation Housing
Temporary housing utilizing nonpermanent facilities for the displaced as a result of a natural or
other disaster in a neighborhood or area shall be allowed provided they meet the following
requirements:
1. The proposed location shall be within a disaster area with specifically defined boundaries
and under specific conditions as determined by a federal Disaster Declaration where public
or individual assistance is made available, or as determined by the County Manager.
2. Temporary accommodations for the displaced as permitted by this section shall not be
installed for more than 12 months from the date of the declaration or determination, except
as authorized by the Board of Commissioners.
3. Temporary housing units shall be removed from the site within thirty (30) calendar days
after completion of the rehabilitation work which may include, but not be limited to, issuance
of a Certificate of Occupancy, Certificate of Completion, or final inspection if this occurs
prior to the 12-month expiration or Board authorization term.
4. All applicants for temporary housing units shall register with the Planning Department.
5. Temporary housing units may be subject to additional agency approvals which may include,
but not be limited to, water supply, wastewater disposal, solid waste management and
disposal, building permits, stormwater permits, or other utilities through the applicable
regulatory office. Additional code requirements which may include, but not be limited to,
building code and fire code shall be adhered to.
6. Temporary housing units shall comply with either the minimum National Flood Insurance
Program standards as set forth in Code of Federal Regulations, Title 44 Part 60 or the
Flood Damage Prevention Ordinance.
7. Each housing unit shall have a minimum setback of five (5) feet from any street right-of-way
or property line.
8. For temporary housing units in a community or group setting, the following shall apply:
Planning Board - October 17, 2018
ITEM: 1 - 2 - 2
TA18-04 Staff Summary Page 3 of 3
a. All units shall be setback a minimum of twenty (20) feet from the perimeter of the
site;
b. A sketch plan showing the general location and estimated number of units, parking,
access points and traffic circulation, and provisions for utilities including power,
water supply, wastewater disposal, stormwater management, and solid waste
management shall be submitted to the Planning Department.
Staff Analysis
Currently, the Zoning Ordinance does not specifically address the allowance for temporary
relocation housing for displaced persons as a result of a natural or other disaster. In the immediate
and long-term recovery periods following such a disaster, the need to provide temporary housing
may be a critical and time-sensitive need. The proposed language will provide specific provisions
to address where temporary relocation housing can be located in compliance with zoning or other
regulations. The proposed amendment would allow temporary housing on individual lots as well as
multiple temporary housing units grouped in a community setting.
Staff concludes that the proposed text amendment is CONSISTENT with the Comprehensive Plan
because it allows for a range of short-term housing types to be available to displaced persons
affected by a disaster during the recovery period.
STAFF RECOMMENDATION
Staff recommends approval of the requested amendment. Staff concludes that the amendment
is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because it allows
for a range of short-term housing types to be available to displaced persons affected by
a disaster during the recovery period.
2. Reasonable and in the public interest because temporary housing is necessary for residents
to return to the community, repair their properties, and resume their lives; and a short-term
allowance of safe and temporary housing options is critically needed.
Planning Board - October 17, 2018
ITEM: 1 - 2 - 3
COMMUNITY
COMMENTS
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ITEM: 1 - 3 - 1
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ITEM: 1 - 3 - 2
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ITEM: 1 - 4 - 1
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ITEM: 1 - 5 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 10/17/2018
Regular
DEPARTMENT: Planning PRESENTER(S): Ben Andrea, Current Planning & Zoning Supervisor and
Wayne Clark, Planning & Land Use Director
CONTACT(S): Wayne Clark, Planning & Land Use Director
SUBJECT:
Public Hearing (Staff Presenters: Ben Andrea, Wayne Clark)
Rezoning Request (Z18-14) – Request by GSP Consulting, PLLC, applicant, on behalf of College Road
Development Partners, LLC, property owner, to rezone 8.04 acres of land located in the 2600 block of N.
College Road to (CZD) B-2, Conditional Highway Business District.
BRIEF SUMMARY:
The subject property was approved for an 88-unit apartment development in an R-10 Conditional Use District
(CUD) in May 2016. The owners recently requested the property be reverted back to the R-15 and B-2 zoning that
was in effect prior to the existing CUD being approved per Section 55.2-6(1) of the Zoning Ordinance. The
Planning Board recommended approval of that request at their August 2, 2018 meeting, and the Board of
Commissioners continued the request after hearing it at their September 4, 2018 meeting, citing concerns about the
breadth of uses that could be permitted by-right in the B-2 zoning, including self-storage.
The current request proposes a limitation of uses on the property as well as limitation on building locations and
heights. The application included a list of uses that would not be permitted on the property, and when compared to
the Table of Permitted Uses in the Zoning Ordinance, the restricted use list translates to a variety of uses that could
be permitted, including a broad range of retail, services, storage, mini-warehousing, office uses, and others. The
staff summary includes a list of uses that could be permitted on the property. The site plan included with the
application indicates that between 75,000 and 150,000 square feet of total building area is proposed in two areas
with height limits of 14’ and 24’.
The site plan also shows a driveway to an area that is outside of the proposed building areas that could
accommodate a permitted use that would not require a building. This driveway would require an NC DOT
driveway permit, and NC DOT previously commented that this area of the site would need to be accessed internally
and therefore the proposed additional driveway may not be permitted when a revised driveway permit application is
reviewed by NC DOT.
Any proposed use will be reviewed for zoning compliance prior to development. The Zoning Ordinance has
requirements for building setbacks, buffering, parking, landscaping, and lighting that must be complied with and are
intended to mitigate the impacts from a non-residential use adjacent to a residential use.
Traffic impacts will be analyzed at the time a development is proposed. Any use that exceeds 100 AM or PM peak
hour trips will be required to have an approved TIA prior to development. Even if a TIA is not required,
improvements may be required when any proposed use is reviewed by NCDOT during the driveway permitting
process.
The 2016 Comprehensive Land Use Plan classifies the subject property as Community Mixed Use. This Place
Planning Board - October 17, 2018
ITEM: 2
Type 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.
Staff concludes that the proposed B-2 zoning district is generally CONSISTENT with this place type because it
would allow the types of services for nearby residents recommended in the comprehensive plan. Uses of this
property that would provide for the needs of adjacent residential neighborhoods and/or provide higher density
residential housing to transition to the adjacent lower density residential areas would support the integration of uses
and development patterns encouraged in the Comprehensive Plan. The requested conditional B-2 zoning district
could allow for the types of commercial services appropriate for a Community Mixed Use area at the edge of a
node, and development regulations would require landscaping buffers along residential properties, visually separating
and mitigating any effects for the adjacent neighborhood.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval and suggests the following motion:
Motion to recommend approval, as the Board finds that this request for a zoning map amendment of 8.04 acres
from (CUD) R-10, Conditional Use Residential District, to a B-2, Highway Business District, and R-15,
Residential District as described is:
1. Consistent with the purposes and intent of the Community Mixed Use place type in the 2016 Comprehensive
Plan because the proposed B-2 zoning district would allow the types of services for nearby residents
recommended in the plan.
2. Reasonable and in the public interest because the conditional B-2 district would provide a reasonable
extension of an existing B-2 zoning district while protecting adjacent residential uses through reduced heights
in the portions of the property closest to homes and limitations on permitted uses, in addition to the setbacks
and buffers required by the Zoning Ordinance.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - October 17, 2018
ITEM: 2
SCRIPT for Zoning Map Amendment Application (Z18-14)
Request by GSP Consulting, PLLC, applicant, on behalf of College Road Development Partners, LLC,
property owner, to rezone 8.04 acres of land located in the 2600 block of N. College Road to (CZD) B-
2, Conditional Highway Business District.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any opponents will
each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. 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 approval, as the Board finds that this request for a zoning map amendment of 8.04
acres to (CZD) B-2, Conditional Highway Business District, as described is:
1. Consistent with the purposes and intent of the Community Mixed Use place type in the 2016
Comprehensive Plan because the proposed B-2 zoning district would allow the types of services for
nearby residents recommended in the plan.
2. Reasonable and in the public interest because the conditional B-2 district would provide a reasonable
extension of an existing B-2 zoning district while protecting adjacent residential uses through reduced
heights in the portions of the property closest to homes and limitations on permitted uses, in addition to
the setbacks and buffers required by the Zoning Ordinance.
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of 8.04 acres to (CZD) B-2, Conditional Highway Business 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].
Planning Board - October 17, 2018
ITEM: 2 - 1 - 1
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 1 of 11
Z18-14 STAFF SUMMARY
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z18-14
Request:
Rezoning to (CZD) B-2 for up to 150,000 sq. ft. of buildings
Applicant: Property Owner(s):
College Road Development Partners, LLC College Road Development Partners, LLC
Location: Acreage:
2608 N. College Road 8.04 acres
PID(s): Place Type:
R03408-001-002-000
R03408-001-003-000
R03408-001-004-000
Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped (previously approved for 88
apartment units)
The majority of uses allowed in B-2 would be
permitted with limited exceptions
Current Zoning: Proposed Zoning:
(CUD) R-10 Conditional Use Zoning District (CZD) B-2
BRIEF HISTORY
This case was continued at the September 6, 2018 Planning Board meeting. On September 4,
2018, the Board of Commissioners tabled a request to revert the subject property to B-2 and R-15
zoning. Concern was expressed about the breadth of uses that could be permitted by-right in the
B-2 zoning, including self-storage.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 1
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 2 of 11
SURROUNDING AREA
LAND USE ZONING
North Institutional (Laney High School) R-15
East Single Family Residential R-15
South Commercial (Taco Bell)
B-2
West Mostly Undeveloped; Barber Shop, Electronics Repair
Shop R-15, O&I
ZONING HISTORY
July 7, 1972 Initially zoned R-20
July 13, 1998 300’ strip adjacent to N. College Rd rezoned to B-2
May 2, 2016 Rezoned from B-2 and R-15 to (CUD) R-10 for 88 apartments
April 3, 2017 Request to rezone to (CZD) B-2 denied (Case Z17-01)
September 4, 2018 Request to revert to B-2 and R-15 tabled by Board of Commissioners
(Case Z18-12)
COMMUNITY SERVICES
Water/Sewer Water and Sewer is available through CFPUA
Fire Protection New Hanover County Fire Services, New Hanover County North Fire
District
Schools Castle Hayne Elementary, Eaton Elementary, Trask Middle, and Laney High
schools
Recreation Olsen Park
Planning Board - October 17, 2018
ITEM: 2 - 2 - 2
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 3 of 11
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Z-951 REZONING PROPOSAL (FROM 2016)
A (CUD) R-10 Conditional Use Zoning District was approved for the subject site on May 2,
2016 and allows for an 88-unit apartment complex in four buildings on the site.
The following conditions were placed on the approved rezoning:
1. A 10’ multi-use path shall be installed along N. College Road in accordance with
the Wilmington/New Hanover County Comprehensive Greenway Plan. The multi-
use path shall be constructed to the adjoining properties and shall include any
necessary crosswalks, boardwalks, or bridges.
2. Existing vegetation must remain within the rear buffer and be supplemented as
necessary to provide the 100% visual opacity requirement.
Z17-01 REZONING PROPOSAL (FROM 2017)
A request to rezone the property from the (CUD) R-10 to (CZD) B-2 was submitted in
February 2017 (Case Z17-01).
The proposal included 72,850 square feet of self-storage units in four buildings, along with
access drives and parking to serve the development.
The rezoning request was recommended for approval by the Planning Board but denied by
the Board of Commissioners.
Z18-12 ZONING REVERSION REQUEST
Because the Z17-01 rezoning request was denied, the property remained in the (CUD) R-
10 Conditional Use Zoning District for 88 apartment units that was approved in 2016.
In July 2018, the property owner requested the property be reverted to the B-2 and R-15
zoning that was in effect on the property prior to the (CUD) R-10 pursuant to Section 55.2-
6(1) of the Zoning Ordinance.
The Planning Board recommended approval of the request at their August 2018 meeting.
The request was tabled by the Board of Commissioners at their September 6, 2018 meeting.
ZONING ORDINANCE CONSIDERATIONS FOR CURRENT PROPOSAL
The applicant’s conditional district proposal is different from typical conditional district
proposals in that it provides more general information and it proposes building areas and
a range of total building square footage along with a list of uses that would be not
permitted on the property.
Some of the uses proposed for limitation by the applicant are not permitted uses in B-2,
such as Junkyards, Adult Entertainment Establishments, and Group Homes.
Other uses proposed to be excluded include Electronic Gaming Operations, Bus and Taxi
Terminal, Demolition Landscape Landfill, Recycling Facilities, Stables, Mobile Home Dealers
and Prefab Building sales, Septic Tank Vacuum Service, Entertainment Establishments, Bars,
Cabarets, and Discos, Automobile Rentals, Manufacturing Uses, Vehicle Sales, Boat Sales,
and Kennels.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 3
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 4 of 11
Comparing the list of uses proposed to not be allowed with the Table of Permitted Uses in
the Zoning Ordinance, 77 uses would be permitted on the property; 71 uses would be
permitted by-right and 6 would require a special use permit. These uses include a broad
range of retail, services, storage, mini-warehousing, offices, and others:
Uses Permitted Based on Applicant’s Proposed Limitations B-2
1 Agricultural Uses P
2 Veterinaries P
3 Wholesale Nurseries & Greenhouses (12/13/82) P
4 General Building Contractor P
5 Landscaping Contractors (12/13/82) P
6 Special Trade Contractors P
7 Special Trade & General Contractors with no Outside Storage (12/5/88) P
8 Commercial Marina with Floating Structures (4/2/84) S
9 Commercial Marina (2/14/84) P
10 Dry Stack Storage of Boats: (1/7/08)
As a stand-alone warehouse P
As accessory to a marina P
11 Electric / Gas & Sanitary Services P
12 Electric Substations P
13 Mini-Warehouses P
14 Post Offices P
15 Recreational Vehicle and Boat Trailer Storage Lots (2/3/14) P
16 Telephone & Telegraph Facilities P
17 TV & Radio Broadcasting P
18 Warehousing P
19 Water Transportation Facilities P
20 Other Communication Facilities Including Towers (2/5/96) S
21 Antenna & Towers Less Than 70 Ft. In Height & Ancillary to the Principal Use (2/5/96) P
22 Cellular & PCS Antennas (See Section 63.5-1 (H) P
23 Amateur Radio Antennas (up to 90 ft.) (10/07) P
24 Wholesaling With No Outside Storage (11/2/81) P
25 Wholesaling Seafood With Water Frontage P
26 Apparel & Accessory Store P
27 Building Material & Garden Supplies P
28 Convenience Food Store (7/5/85) P
29 Drug Store P
30 Eating and Drinking Places P
31 Farm Implement Sales P
32 Food Stores P
33 Fruit & Vegetable Stand Produced on Same Parcel as Offered for Sale P
34 Furniture, Home Furnishing & Equipment P
35 General Merchandise Stores P
36 Handcrafting Small Articles P
37 Hardware P
38 Miscellaneous Retail P
39 Retail Nurseries (12/13/82) P
40 Historic Restaurant P
41 Boat Repair P
42 Barber / Beauty Shop (10/90, 7/10/06) P
43 Business Services Including Printing P
Planning Board - October 17, 2018
ITEM: 2 - 2 - 4
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 5 of 11
Uses Permitted Based on Applicant’s Proposed Limitations B-2
44 Camping, Travel Trailer Parks (2/14/83) P
45 Drive-In Theater P
46 Electrical Repair Shop P
47 Equipment Rental & Leasing P
48 Funeral Home P
49 Hotels & Motels (12/13/82) P
50 Indoor Recreation Establishments P
51 Outdoor Recreation Establishments P
52 Indoor Theater (2/14/83) (NTE 3000SF) P
53 Parks & Recreation Area (4/2/07) P
54 Personal Services P
55 Resort Hotel / Motel (1/4/83) P
56 Watch, Clock, Jewelry Repair P
57 Child Care Center (10/7/13) P
58 Family Child Care Home (10/7/13) S
59 Libraries P
60 Museums (5/2/83) P
61 Churches P
62 Lodges, Fraternal & Social Organizations (5/2/83) P
63 Fraternities / Sororities, Residential P
64 Accessory Buildings or Uses, clearly incidental to the Permitted Use or Building (see Section 63.2) P
65 Christmas Tree Sales (7/6/92) P
66 Circuses, Carnivals, Fairs & Side Shows of No More than 30 Days Duration Per Year P
67 Dwelling Unit Contained within Principal Use(4/85) S
68 Evangelistic and Religious Assemblies not Conducted at a Church (7/6/92) P
69 Government Offices & Buildings P
70 Offices for Private Business & Professional Activities P
71 Pumpkin Sales (7/6/92) P
72 Principal Use Sign P
73 Research Facilities P
74 Single Family Dwelling S
75 Single Family Dwelling-Attached (1/4/82) S
76 Special Fund Raising for Non-Profit Organizations (7/6/92) P
77 Temporary Sign P
Planning Board - October 17, 2018
ITEM: 2 - 2 - 5
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 6 of 11
The site plan included with the application indicates that between 75,000 and 150,000
square feet of total building area is proposed. As shown below, the site plan indicates two
areas for buildings with height limits of 14’ and 24’.
The site plan also shows a driveway to an area that is outside of the proposed building
areas that could accommodate such uses as storage that would not require a building. This
driveway would require an NC DOT driveway permit, and NC DOT previously commented
that this area of the site would need to be accessed internally.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 6
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 7 of 11
TRANSPORTATION
Access to the site is via an existing driveway serving the subject site as well as the existing
fast food restaurant (Taco Bell).
A Traffic Impact Analysis was completed for a development proposal on this property in
2013, which included a fast-food restaurant and a mixed-use building consisting of 120
dwelling units and office/retail space. The existing driveway and center turn lane were
installed after that TIA was performed.
An updated TIA was not required for the 2016 or 2017 rezoning proposals because the
proposed developments did not exceed 100 peak hour trips.
A bus stop for WAVE Transit route 207 is located on southbound N. College Road
approximately 500’ south of the property across from Long Ridge Drive.
Traffic impacts will be analyzed at the time a development is proposed. Any use that
exceeds 100 AM or PM peak hour trips will be required to have an approved Traffic
Impact Analysis (TIA) prior to development. Even if a TIA is not required, improvements may
be required when any proposed use is reviewed by NCDOT during the driveway
permitting process.
Traffic Count – June 19, 2017
Road Location Volume Capacity V/C
N. College Road 2400 block 31,524 29,300 1.08
The wide variety of uses proposed includes high traffic-generating uses such as restaurants
and drug stores to low traffic-generating uses such as wholesale nurseries, mini-warehousing,
RV/boat storage, and funeral homes.
This area of N. College Road serves as a link for traffic from I-40 and northbound from
Wilmington to Northchase, Cape Fear Community College North Campus, and Castle
Hayne.
In front of the site, N. College Rd. has one northbound through lane and one southbound
through lane, a center turn lane, a right turn lane that continues to Laney High School, and
a right turn lane serving the existing driveway.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 7
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 8 of 11
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby Traffic Impact Analyses:
Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards.
Approved analyses will expire if the proposed development is not completed by the build out date
established within the TIA.
Proposed
Development Land Use/Intensity TIA Status
1. Dunkin Donuts 3,200 sq. ft. fast food
restaurant with drive-thru
TIA approved April 14, 2015
2016 Buildout year
Planning Board - October 17, 2018
ITEM: 2 - 2 - 8
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 9 of 11
The TIA required improvements be completed at certain intersections in the area. The major
improvements consisted of:
Construct an eastbound right-turn lane with appropriate taper on Murrayville Road at
the shopping center driveway.
Per NCDOT, the improvements required at this time have been installed in accordance with their
standards.
Nearby Proposed Developments included within the TIA:
None
Development Status: Building Completed
Proposed
Development Land Use/Intensity TIA Status
2. State Employees
Credit Union
8,526 sq. ft. bank with drive-
thru
TIA approved December 17,
2015
2017 Buildout year
The TIA required improvements be completed at certain intersections in the area. The major
improvements consisted of:
Optimize signal timing at N. College Road and Northchase Parkway SE intersection.
Construct an eastbound right turn lane with 100’ of storage on Northchase Parkway SE
at the site driveway.
Per NCDOT, the improvements required at this time have not yet been installed in accordance
with their standards.
Nearby Proposed Developments included within the TIA:
None
Development Status: Building and site currently being developed.
ENVIRONMENTAL
Portions of the property are within the AE Special Flood Hazard Area with a Base Flood
Elevation of around 32 feet; the area around the stream is AE Floodway. All proposed
development will have to adhere to Flood Damage Prevention Ordinance standards at
time of development.
Stormwater management will be reviewed by the New Hanover County Engineering
Department and by the NC Department of Environmental Quality. Any development will
utilize, and improve as required, the existing stormwater pond located on the site.
The stream on the property is subject to additional buffering standards required by the
NC Division of Water Resources.
The subject property is within the Smith Creek (C;Sw) watershed.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 9
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 10 of 11
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 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
Community Mixed Use areas are generally intended to include a mixture of
uses. The subject property is located along N. College Rd., immediately
adjacent to both existing auto-oriented businesses, Laney High School, and
a residential neighborhood. It is located at the edge of a commercial node
at N. College and Bavarian/Murrayville and near the Northchase planned
development. Uses of this property that would provide for the needs of
adjacent residential neighborhoods and/or provide higher density
residential housing to transition to the adjacent lower density residential
areas would support the integration of uses and development patterns
encouraged in the Comprehensive Plan. The requested conditional B-2
zoning district could allow for the types of commercial services appropriate
for a Community Mixed Use area at the edge of a node, and development
regulations would require landscaping buffers along residential properties,
visually separating and mitigating any effects for the adjacent
neighborhood.
Consistency
Recommendation
The proposed B-2 zoning district is generally CONSISTENT with this place
type because it would allow the types of services for nearby residents
recommended in the comprehensive plan.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 10
Z18-14 Staff Summary 10.17.2018 PB Meeting Page 11 of 11
STAFF RECOMMENDATION
Staff recommends approval of the application. Staff concludes that the application is:
1. Consistent with the purposes and intent of the Community Mixed Use place type in the
2016 Comprehensive Plan because the proposed B-2 zoning district would allow the
types of services for nearby residents recommended in the plan.
2. Reasonable and in the public interest because the conditional B-2 district would provide
a reasonable extension of an existing B-2 zoning district while protecting adjacent
residential uses through reduced heights in the portions of the property closest to homes
and limitations on permitted uses, in addition to the setbacks and buffers required by
the Zoning Ordinance.
Planning Board - October 17, 2018
ITEM: 2 - 2 - 11
NORTHCHAS E P K Y W
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Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-14 2600 block
N College Rd
(CUD) R-10/
Undeveloped
(CZD) B-2
0.5
Miles
R
Z18-14
Neighboring Parcels
2601 CRANBROOK DR 1951 CORPORATE DR
132 LONG RIDGE DR 152 LONG RIDGE DR
CM HENSON DR 114 LONG RIDGE DR
2605 CRANBROOK DR 118 LONG RIDGE DR
4321 HENSON DR 2500 COLLEGE RD N
124 LONG RIDGE DR 2520 COLLEGE RD N
122 LONG RIDGE DR 5725 MURRAYVILLE RD
128 LONG RIDGE DR 2624 COLLEGE RD N
4312 HENSON DR 93 LONG RIDGE DR
148 LONG RIDGE DR 2610 COLLEGE RD N
2608 COLLEGE RD N 2618 COLLEGE RD N
140 LONG RIDGE DR 105 LONG RIDGE DR
4304 HENSON DR 109 LONG RIDGE DR
2619 COLLEGE RD N 129 LONG RIDGE DR
136 LONG RIDGE DR 133 LONG RIDGE DR
4308 HENSON DR 137 LONG RIDGE DR
4300 HENSON DR 141 LONG RIDGE DR
144 LONG RIDGE DR 145 LONG RIDGE DR
2623 COLLEGE RD N 149 LONG RIDGE DR
2519 COLLEGE RD N 2700 COLLEGE RD N
Physical Address
Planning Board - October 17, 2018
ITEM: 2 - 3 - 1
CUD B-2
R-15
CUD R-10
O&I
B-2
AR
CUD I-1
PD
A-I
R-10
NORT HC H A S E P K Y W
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-14 2600 block
N College Rd
(CUD) R-10/
Undeveloped
(CZD) B-2
0.5
Miles
R
Z18-14
R-7
RFMU
RA
R-20S
R-20
R-15
R-10
PD
O&I
I-2
I-1
EDZD
B-2
B-1
AR
A-I SC
Indicates Conditional Use District (CUD)
Indicates Conditional Zoning District (CZD)
Incorporated Areas SHOD
Zoning Districts
Sewer Main
Water Main
Planning Board - October 17, 2018
ITEM: 2 - 4 - 1
CONSERVATION
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
EMPLOYMENT CENTER
NORTHCHAS E P K Y W
FERNDALERD
CRANBROOK
DR
FIVEACRERD
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KERR AVE N
P R IVAT
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-14 2600 block
N College Rd
(CUD) R-10/
Undeveloped
(CZD) B-2
0.5
Miles
R
Z18-14
URBAN MIXED USE
RURAL RESIDENTIAL
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
CONSERVATION
COMMUNITY MIXED USE
COMMERCE ZONE
Place Types
Planning Board - October 17, 2018
ITEM: 2 - 5 - 1
APPLICANT
MATERIALS
Planning Board - October 17, 2018
ITEM: 2 - 6 - 1
Planning Board - October 17, 2018
ITEM: 2 - 6 - 2
Planning Board - October 17, 2018
ITEM: 2 - 7 - 1
Planning Board - October 17, 2018
ITEM: 2 - 7 - 2
Planning Board - October 17, 2018
ITEM: 2 - 7 - 3
Planning Board - October 17, 2018
ITEM: 2 - 7 - 4
Planning Board - October 17, 2018
ITEM: 2 - 7 - 5
Planning Board - October 17, 2018
ITEM: 2 - 7 - 6
Planning Board - October 17, 2018
ITEM: 2 - 7 - 7
Planning Board - October 17, 2018
ITEM: 2 - 7 - 8
Planning Board - October 17, 2018
ITEM: 2 - 7 - 9
Planning Board - October 17, 2018
ITEM: 2 - 7 - 10
Planning Board - October 17, 2018
ITEM: 2 - 7 - 11
Planning Board - October 17, 2018
ITEM: 2 - 7 - 12
Planning Board - October 17, 2018
ITEM: 2 - 7 - 13
Planning Board - October 17, 2018
ITEM: 2 - 7 - 14
PROPOSED
SITE PLAN
Planning Board - October 17, 2018
ITEM: 2 - 8 - 1
Planning Board - October 17, 2018
ITEM: 2 - 8 - 2
Planning Board - October 17, 2018ITEM: 2- 9 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 10/17/2018
Regular
DEPARTMENT: Planning PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler; Wayne Clark, Planning & Land Use Director
SUBJECT:
Public Hearing (Staff Presenter: Brad Schuler)
Rezoning Request (Z18-15) – Request by McKim & Creed on behalf of the property owner, SENCA
Properties, LLC, to rezone approximately 14.57 acres of land located in the 1100 block of Pandion Drive,
from R-15, Residential District, to (CUD) R-10, Conditional Use Residential District, in order to
construct a high density development.
BRIEF SUMMARY:
McKim & Creed is seeking to rezone 14.57 acres of land located at the 1100 block of Pandion Drive from R-15 to
(CUD) R-10, and a special use permit to construct a multi-family development consisting of 192 units.
The approximately 200-acre area around the subject property was under unified-ownership in the 2000s.
Development plans for portions of the entire site have been submitted and reviewed by the County since this time.
The plans included the New Hanover Regional Medical Center and future development of a medical park along US
17. These areas where rezoned to conditional O&I and B-1 districts in 2007.
Also originally proposed in 2007 was a preliminary plat for Scotts Hill Village, a performance residential
development which at the time sought to construct 156 single-family units and 144 multi-family units. The areas
proposed for multi-family in that preliminary plat included the subject property and the property which has been
developed as the Coastal Preparatory Academy. In 2014, Scotts Hill Village received preliminary plat approval for
226 single-family units (that plat did not include the subject property or the property developed as the Coastal
Preparatory Academy). Currently, two phases of Scotts Hill Village have been platted consisting of 68 lots.
The proposed apartment complex will consist of 36 one-bedroom units, 84 two-bedroom units, and 72 three-
bedroom units. The Zoning Ordinance requires opaque buffers to be provided along property lines that abut
residential uses and zoning. In addition, the apartment buildings must be setback a distance equal to the building’s
height (38 feet) where adjacent to existing detached residential development. Due to existing utility and access
easements located along two of the three borders of the site, the impervious surfaces (including parking lots) and
buildings are setback at minimum 70 and 150 feet, respectively, from the southern and western property lines.
Access is provided to the subject property by Pandion Drive (Private) which connects to US 17 via Scotts Hill
Medical Drive (Private) and Scotts Hill Loop Road (SR 1571). The subject property is a part of an association
responsible for the maintenance of Pandion Drive and Scotts Hill Medical Drive. The association is made up of
eight lots and includes the owners of Scotts Hill Village, Coastal Preparatory Academy, Scotts Hill Medical Park,
and the New Hanover Regional Medical Center.
A Traffic Impact Analysis (TIA) was completed for the project and has been approved by the WMPO and
NCDOT. The roadway improvements required for the project include installation of a new northbound to
southbound U-turn lane and U-turn bulb on US 17 just south of Scotts Hill Loop Road and retiming of the signals
Planning Board - October 17, 2018
ITEM: 3
along US 17.
The 2016 Comprehensive Plan designates the subject property as General Residential, the intent of which is to
provide opportunities for similar lower density residential development and supportive commercial, civic, and
recreational development. The property is also located immediately adjacent to the Community Mixed Place Type,
which 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.
Because of the general nature of place type borders, which were not intended to be absolute and fixed like zoning
districts, parcels located in proximity to the boundaries between place types could be appropriately developed in
accordance with either place type. This allows for site-specific features and evolving development patterns in the
surrounding area to be considered.
While the proposed development is not consistent with the General Residential place type, it is generally
CONSISTENT with the Comprehensive Plan’s intent of providing an orderly transition of uses from higher
intensity to lower intensity areas and providing for a range of housing types. The proposed development is also
consistent with the recommended uses and densities of the Community Mixed Use place type adjacent to the site.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
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 14.57 acres
from R-15 to a Conditional Use R-10 district, as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
provide an orderly transition of uses from higher intensity to lower intensity areas and provide for a range of
housing types.
2. Reasonable and in the public interest because the proposed development will connect to water and sewer
services, is accessed by collector streets and a highway operating at an acceptable Level of Service, and will
install roadway improvements that mitigate the traffic generated by the development.
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
Planning Board - October 17, 2018
ITEM: 3
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. An approved final driveway access permit from NCDOT and completion of all applicable permit conditions is
required prior to issuance of a certificate of occupancy.
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]
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - October 17, 2018
ITEM: 3
SCRIPT for Conditional Use Zoning District Application (Z18-15)
Request by McKim & Creed on behalf of the property owner, SENCA Properties, LLC, to rezone
approximately 14.57 acres of land located in the 1100 block of Pandion Drive, from R-15, Residential
District, to (CUD) R-10, Conditional Use Residential District, in order to construct 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.”
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. Ask Applicant whether he/she agrees with staff findings and any condition proposed to be added to the
Special Use Permit.
6. 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 14.57
acres from the R-15 to a Conditional Use R-10 district, as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
provide an orderly transition of uses from higher intensity to lower intensity areas and provide for a
range of housing types.
2. Reasonable and in the public interest because the proposed development will connect to water and
sewer services, is accessed by collector streets and a highway operating at an acceptable Level of
Service, and will install roadway improvements that mitigate the traffic generated by the development.
Planning Board - October 17, 2018
ITEM: 3 - 1 - 1
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of 14.57 acres from R-15 to a Conditional Use R-10 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].
7. 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:
________________________________________________________________________
________________________________________________________________________
Planning Board - October 17, 2018
ITEM: 3 - 1 - 2
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 condition:
1. An approved final driveway access permit from NCDOT and completion of all applicable permit
conditions is required prior to issuance of a certificate of occupancy.
Example Motion for Denial:
Motion to recommend denial, 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]
Planning Board - October 17, 2018
ITEM: 3 - 1 - 3
Z18-15 Staff Summary PB 10.17.2018 Page 1 of 12
STAFF SUMMARY FOR Z18-15
CONDITIONAL USE ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z18-15
Request:
A) Rezoning to a Conditional Use R-10 Zoning District
B) Special Use Permit for a multi-family development
Applicant: Property Owner(s):
Richard Collier - McKim & Creed SENCA Properties, LLC
Location: Acreage:
1100 Pandion Drive 14.57
PID(s): Comp Plan Place Type:
R02900-002-147-000 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Multi-family (“high density” development)
Current Zoning: Proposed Zoning:
R-15 (CUD) R-10
SURROUNDING AREA
LAND USE ZONING
North Undeveloped, New Hanover Regional Medical Center R-15, (CZD) O&I
East Coastal Preparatory Academy, Single-Family
Residential (Scotts Hill Village) R-15
South Single-Family Residential R-15
West Single-Family Residential, Undeveloped R-15
Planning Board - October 17, 2018
ITEM: 3 - 2 - 1
Z18-15 Staff Summary PB 10.17.2018 Page 2 of 12
ZONING HISTORY
July 6, 1971 Initially zoned R-15 (Area 5)
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available through CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station Porters Neck
Schools Castle Hayne 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
PROPOSED SITE PLAN
The application proposes to develop an apartment complex containing 192 units. The units
will consist of 36 one-bedroom units, 84 two-bedroom units, and 72 three-bedroom units.
The Zoning Ordinance requires opaque buffers to be provided along property lines that
abut residential uses and zoning. In addition, the apartment buildings must be setback a
distance equal to the building’s height (38 feet) where adjacent to existing detached
residential development. Due to existing utility and access easements along two of the
three borders of the site, the impervious surfaces (including parking lots) and buildings are
setback at minimum 70 and 150 feet, respectively, from the side and rear property lines.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 2
Z18-15 Staff Summary PB 10.17.2018 Page 3 of 12
Under the performance residential standards, the proposed rezoning would result in the
subject property being permitted an additional 12 dwelling units. Under the special use
permit high density standards, the proposed rezoning would permit an additional 99
dwelling units, however the applicant is not requesting the maximum number of dwelling
units permitted in a R-10 high density development.
R-15 R-10 Proposed CUD
Min Lot Size
(Conventional) 15,000 sf 10,000 sf N/A
Max Density
2.5 du/ac
(Performance)
10.2 du/ac
(High Density)
3.3 du/ac
(Performance)
17 du/ac
(High Density)
13.1 du/ac
Max Dwelling
Units for
Subject
Property
36 (Performance)
148 (High Density)
48 (Performance)
247 (High Density)
192
Proposed Site Plan
Planning Board - October 17, 2018
ITEM: 3 - 2 - 3
Z18-15 Staff Summary PB 10.17.2018 Page 4 of 12
The approximately 200-acre area around the subject property was under unified-
ownership in the 2000s. Development plans for portions of the entire site have been
submitted and reviewed by the County since this time. The plans included the New Hanover
Regional Medical Center and future development of a medical park along US 17. These
areas where rezoned to conditional O&I and B-1 districts in 2007.
Also originally proposed in 2007 was a preliminary plat for Scotts Hill Village, a
performance residential development which at the time sought to construct 156 single-
family units and 144 multi-family units. The areas proposed for multi-family in that
preliminary plat included the subject property and the property which has been developed
as the Coastal Preparatory Academy. In 2014, Scotts Hill Village received preliminary
plat approval for 226 single-family units (that plat did not include the subject property or
the property developed as the Coastal Preparatory Academy). Currently, two phases of
Scotts Hill Village have been platted consisting of 68 lots.
TRANSPORTATION
Access is provided to the subject property by Pandion Drive (Private) which connects to US
17 via Scotts Hill Medical Drive (Private) and Scotts Hill Loop Road (SR 1571).
The subject property is a part of an association responsible for the maintenance of Pandion
Drive and Scotts Hill Medical Drive. The association is made up of eight lots and includes
the owners of Scotts Hill Village, Coastal Preparatory Academy, Scotts Hill Medical Park,
and the New Hanover Regional Medical Center.
Traffic Counts – January 2018
Road Location Volume Capacity V/C
US 17 10200 Block 39,343 57,008 0.69
Planning Board - October 17, 2018
ITEM: 3 - 2 - 4
Z18-15 Staff Summary PB 10.17.2018 Page 5 of 12
Trip Generation
LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK
Multi-family Apartments (220) 192 dwelling units 98 123
As currently zoned, R-15, the subject site would be permitted a maximum of 36 dwelling
units under the performance residential standards. A detached single-family dwelling
typically generates about one trip during the peak hours. With this zoning, the property
is estimated to currently generate approximately 36 trips during the peak hours. The
proposed rezoning to allow 192 multi-family units is estimated to increase the trips by
approximately 60 in the AM peak and 90 in the PM peak.
A Traffic Impact Analysis (TIA) was completed for the project and has been approved by
the WMPO and NCDOT. The TIA can be found online at the County’s Development Activity
Page:
http://planningdevelopment.nhcgov.com/development-activity/
The following roadway improvements are required for the proposed development:
o Installation of a new northbound to southbound U-turn lane and U-turn bulb on US 17
just south of Scotts Hill Loop Road with 250 feet of storage and a 200-foot taper.
o Retiming of the signals along US 17 to accommodate the traffic under future conditions.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 5
Z18-15 Staff Summary PB 10.17.2018 Page 6 of 12
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby Traffic Impact Analyses:
Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed by
the build out date established within the TIA.
Reviews of TIAs are managed by the WMPO to ensure that roadway improvements are
coordinated between multiple projects.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 6
Z18-15 Staff Summary PB 10.17.2018 Page 7 of 12
Proposed
Development Land Use/Intensity TIA Status
1. Scotts Hill Charter
School
Phase 1 (2016-2017) – 490
students
Phase 2 (2018-2019) – 587
students
Phase 3 (2019-2020) – 664
students
Phase 4 (2020-2021) – 731
students
TIA approved January 11,
2017
The TIA recommended* improvements be completed at certain intersections in the area. The
notable recommendations consisted of:
Extension of the existing northbound left/u-turn lane at US 17 and Sidbury Road
Modification of signal timing at traffic lights located on US 17 at Scotts Hill Loop Road
and Sidbury Road
Driveway improvements at the site’s access with Pandion Drive
Installation of a left turn lane into the site
Installation of dual westbound right-turn lanes on Scotts Hill Loop Road at the US 17
intersection
Per NCDOT, the school has not completed any of the recommended improvements.
*When this TIA was approved, State law prohibited NCDOT from requiring schools to install
roadway improvements. Under current regulations, the total cost of any required improvements to
the State highway system must be reimbursed by NCDOT.
Nearby Proposed Developments included within the TIA:
Blake Farms
New Hanover Regional Medical Center
Scotts Hill Village
Development Status: The initial building has been constructed and the school is on
schedule with the phasing plan noted above.
2. Blake Farms
(Pender County)
500 Single-Family Units
700 Active Adult/Senior
Attached Units
1,798 Active Adult/Senior
Detached Units
50,000 sf Mini-Warehouse
50,000 sf Retail Space
2 150-Room Hotels
Approved July 6, 2015
2029 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a multiple turn lanes on US 17 and Sidbury Road
Installation of a new signal and u-turn lane at the intersection of US 17 and Sidbury Road
Planning Board - October 17, 2018
ITEM: 3 - 2 - 7
Z18-15 Staff Summary PB 10.17.2018 Page 8 of 12
Nearby Proposed Developments included within the TIA:
None
Development Status: No construction has started at this time.
3. Scotts Hill Village
New Hanover
Regional
Emergency Facility
64,000 sf of medical offices
200,000 sf hospital
TIA Approved April 8, 2014
2018 Full Build Out Year
The TIA required improvements be completed at certain intersections in the area. The major
improvements consist of:
Installation of a northbound u-turn lane, left-turn crossover lane, and westbound right-turn
lanes at the intersection of US 17 and Scotts Hill Medical Drive
Installation of a u-turn lane on US 17 at Scotts Hill Loop Road
Per NCDOT, the improvements required at this time have been installed in accordance with their
standards. Additional improvements will be required to be installed when future phases of the
development are completed.
Nearby Proposed Developments included within the TIA:
Scotts Hill Village
Stevens Point Apartments
Vineyard West
Development Status: Partially Completed (The emergency room has been constructed)
4. Scotts Hill Village 226 Single-Family Homes
TIA approved February 4,
2014
2018 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The major
improvements consist of:
Installation of an eastbound right turn lane at Scotts Hill Loop Road and the site access
The improvements required at this time have been installed in accordance with NCDOT’s
standards.
Nearby Proposed Developments included within the TIA:
Vineyard West
Stevens Point Apartments
Scotts Hill Medical Center
Development Status: Under construction, two phases have been platted consisting of 68
lots
Planning Board - October 17, 2018
ITEM: 3 - 2 - 8
Z18-15 Staff Summary PB 10.17.2018 Page 9 of 12
Regional Transportation Plans:
NCDOT Project 44238
o Proposal for roadway improvements at the Market Street/I-140 interchange.
Preliminary plans propose to realign the I-140 Market Street exit so that it connects
directly into Porters Neck Road, and to widen existing ramps to and from Highway 17.
This project is currently unfunded.
STIP Project U-4751 (Military Cutoff Extension)
o Extension of Military Cutoff Road from Market Street to I-140. Construction is
underway.
STIP Project R-3300A (Hampstead Bypass)
o US 17 bypass of Hampstead connecting to I-140 and the Military Cutoff Extension.
Right-of-way acquisition is currently in progress.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
No wetlands will be impacted by the site’s development.
The property is within the Futch Creek (SA;HQW) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class I (suitable/slight limitation) and Class III (severe limitation)
soils. However, the Zoning Ordinance requires the development to be served by public
water and sewer.
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.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 9
Z18-15 Staff Summary PB 10.17.2018 Page 10 of 12
Place Type
Description
General Residential focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or duplexes.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Types of uses include single-family residential, low-density multi-family
residential, light commercial, civic, and recreational.
Analysis
The subject property is designated as General Residential, the intent of
which is to provide opportunities for similar lower density residential
development and supportive commercial, civic, and recreational
development.
The area along Market St./Hwy 17 north of the subject property is
designated as a Community Mixed Use place type. This place type 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. In
general, this designation extends a few hundred feet from the right-of-way
before changing to the General Residential classification, except for the
medical center property east of the proposed development. There, the
Community Mixed Use designation extends all the way to Pandion Dr. As
a result, the subject site is immediately adjacent to a Community Mixed Use
place type and is considered to be located in a transitional area.
The site is located in a transition area between two place types. Because
of the general nature of place type borders, which were not intended to be
absolute and fixed like zoning districts, parcels located in proximity to the
boundaries between place types could be appropriately developed in
accordance with either place type. This allows for site-specific features and
evolving development patterns in the surrounding area to be considered.
When the Future Land Use Map was completed in 2016, plans for the
charter school had not been submitted to the County. The place type
boundary generally followed property lines of residentially zoned parcels.
With the development of the school site to the south and the existing medical
center development to the east, the subject property could appropriately
be developed to provide a transition between the higher intensity uses
possible along Market St. and the school and low-density residential
properties to the south. Any further expansion of the place type beyond
this proposal to the east and south of the subject site would be limited by
existing and planned lower density development.
Consistency
Recommendation
While the proposed development is not consistent with the General
Residential place type, it is generally CONSISTENT with the Comprehensive
Plan’s intent of providing an orderly transition of uses from higher intensity
to lower intensity areas, preserving existing lower density residential
development, and providing for a range of housing types. The proposed
development is also consistent with the recommended uses and densities of
the Community Mixed Use place type adjacent to the site.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 10
Z18-15 Staff Summary PB 10.17.2018 Page 11 of 12
PLANNING BOARD ACTION
At their September 6, 2018 meeting, the Planning Board granted the applicant’s request to continue
the item to the Board’s October 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 an orderly transition of uses from higher intensity to lower intensity
areas and provide for a range of housing types.
2. Reasonable and in the public interest because the proposed development will connect to
water and sewer services, is accessed by collector streets and a highway operating at an
acceptable Level of Service, and will install roadway improvements that mitigate the traffic
generated by the development.
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 at the Board meeting.
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. The site is accessed from Pandion Drive and Scotts Hill Medical Drive, private roads
constructed to the county’s collector road standards which connect to US 17, a highway that
is operating at an acceptable Level of Service.
B. Water and sewer services must be provided and designed in accordance with CFPUA’s
standards.
C. The subject property is located in the New Hanover County North Fire Service District.
D. The site is not located within any Special Flood Hazard Area.
E. Traffic impacts are reviewed by the WMPO and NCDOT through a Traffic Impact Analysis,
and any required roadway improvements must be installed in accordance with NCDOT’s
standards prior to a certificate of occupancy being issued.
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.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 11
Z18-15 Staff Summary PB 10.17.2018 Page 12 of 12
Finding 2: The Board must find that the use meets all required conditions and specifications of
the Zoning Ordinance.
A. The site is proposed to be zoned R-10, Residential District.
B. High density developments are allowed by special use permit in the R-10 zoning districts.
C. The site plan has been reviewed by the Technical Review Committee and complies with all
applicable technical standards including Zoning Ordinance Section 72-43: High Density
Development.
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 area contains a mixture of land uses including the New Hanover Regional
Medical Center, a future medical park, school, and single-family residential housing.
B. Bufferyards must be provided between the development and adjacent residential property.
C. Due to an existing utility easement on the property, the proposed building setbacks for the
southern and western property lines are more than double the County’s minimum
requirements.
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 property is located in an area that transitions between the Community Mixed Use and
General Residential place types, as classified in the 2016 Comprehensive Plan.
B. While the property is located within the General Residential place type, it is located
immediately adjacent to the Community Mixed Use place type.
C. The proposal is not consistent with the preferred density range of the General Residential
place type, which recommends multi-family housing to be developed from 2-6 dwelling units
an acre.
D. The proposal is consistent with the recommended uses and densities of the Community Mixed
Use place type.
E. Place type borders are not intended to be absolute and fixed like zoning districts, parcels
located in proximity to the boundaries between place types could be appropriately
developed in accordance with either place type.
F. The proposal is generally consistent with the Comprehensive Plan’s intent of providing an
orderly transition of uses from higher intensity to lower intensity areas and providing for a
range of housing types.
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.
Planning Board - October 17, 2018
ITEM: 3 - 2 - 12
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Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-15 1100 block
Pandion Dr
R-15/
Undeveloped
(CUD) R-10/
High Density Residential
0.5
Miles
R
Z18-15
Neighboring Parcels
245 CREEKWOOD RD312 VICTORIA CHARM DR
8902 OMIE LN 1135 PANDION DR
213 CREEKWOOD RD0 VICTORIA CHARM DR
205 CREEKWOOD RD0 PANDION DR
205 CREEKWOOD RD316 VICTORIA CHARM DR
221 CREEKWOOD RD8924 COBBLE RIDGE DR
225 CREEKWOOD RD8920 COBBLE RIDGE DR
211 CREEKWOOD RD8916 COBBLE RIDGE DR
203 CREEKWOOD RD8912 COBBLE RIDGE DR
235 CREEKWOOD RD8909 COBBLE RIDGE DR
207 CREEKWOOD RD9000 MARKET ST
231 CREEKWOOD RD8913 COBBLE RIDGE DR
421 CREEKWOOD RD8917 COBBLE RIDGE DR
411 CREEKWOOD RD8921 COBBLE RIDGE DR
321 CREEKWOOD RD8925 COBBLE RIDGE DR
333 CREEKWOOD RD8929 COBBLE RIDGE DR
9000 MARKET ST 8933 COBBLE RIDGE DR
9110 MARKET ST 8937 COBBLE RIDGE DR
301 CREEKWOOD RD MARKET ST
8901 OMIE LN 0 SCOTTS HILL MEDICAL DR
8908 OMIE LN 9104 MARKET ST
8914 OMIE LN 310 VICTORIA CHARM DR
8909 OMIE LN
Physical Address
Planning Board - October 17, 2018
ITEM: 3 - 3 - 1
CUD B-1
CUD B-2
CUD O&I
B-1
R-15
CZD B-1
CZD O&I
CZD R-7
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-15 1100 block
Pandion Dr
R-15/
Undeveloped
(CUD) R-10/
High Density Residential
0.5
Miles
R
Z18-15
R-7
RFMU
RA
R-20S
R-20
R-15
R-10
PD
O&I
I-2
I-1
EDZD
B-2
B-1
AR
A-I SC
Indicates Conditional Use District (CUD)
Indicates Conditional Zoning District (CZD)
Incorporated Areas SHOD
Zoning Districts
Sewer Main
Water Main
Planning Board - October 17, 2018
ITEM: 3 - 4 - 1
COMMUNITY MIXED USE
CONSERVATION
GENERAL RESIDENTIAL
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-15 1100 block
Pandion Dr
R-15/
Undeveloped
(CUD) R-10/
High Density Residential
0.5
Miles
R
Z18-15
URBAN MIXED USE
RURAL RESIDENTIAL
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
CONSERVATION
COMMUNITY MIXED USE
COMMERCE ZONE
Place Types
Planning Board - October 17, 2018
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APPLICANT
MATERIALS
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PROPOSED
SITE PLAN
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COMMUNITY
COMMENTS
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Recipient:bschuler@nhcgov.com , bandrea@nhcgov.com
Letter:Greetings,
Anti-Rezoning Petition on Pandion Drive for Apartment Complex
Planning Board - October 17, 2018
ITEM: 3 - 14 - 1
Signatures
Name Location Date
Lesley Richardson US 2018-08-11
Lunda Allen Wilmington, NC 2018-08-11
Gabrielle Lyons Wilmington, NC 2018-08-11
Michele & Anthony Kwiatek Wilmington, NC 2018-08-11
Erika Milstead Wilmington, NC 2018-08-11
Patty Foley Rockypoint, NC 2018-08-11
Carrie Bailey US 2018-08-11
Jessica Moody Hampstead, NC 2018-08-11
Bridget Danford Wilmington, US 2018-08-11
Amber DeMers Wilmington, NC 2018-08-11
Katie Roy Hampstead, NC 2018-08-11
Heather Mcdaniels Wilmington, NC 2018-08-11
Lucy Roy Wilmington, NC 2018-08-11
Mike Young Southern Pines, NC 2018-08-11
Melody Wilson Wilmington, NC 2018-08-11
Theresa Key Wilmington, NC 2018-08-11
Lauren Williams Goldston, NC 2018-08-11
Justine Jones Wilmington, NC 2018-08-11
Silas Hacksaw Wilmington, NC 2018-08-11
Lea Morales Rocky Point, NC 2018-08-11
Planning Board - October 17, 2018
ITEM: 3 - 14 - 2
Name Location Date
Robin Gannon Hampstead, NC 2018-08-11
Kelly Oxendine Wilmington, NC 2018-08-11
Crystal Schmitter Charlotte, NC 2018-08-11
Ashley Williams Wilmington, NC 2018-08-11
Jeffrey Edens Charlotte, NC 2018-08-11
Meredith Knowles Wilmington, NC 2018-08-11
camden breeden wilmington, NC 2018-08-11
John Sandlin Wilmington, NC 2018-08-11
Amanda Shrestha Wilmington, NC 2018-08-11
Danielle Richardet wilmington, NC 2018-08-11
Christy Dameron Wilmington, NC 2018-08-11
Joshua Youngblood Wilmington, NC 2018-08-11
Amanda Stone Wilmington, NC 2018-08-11
Angelene Banks Pembroke, NC 2018-08-11
erin jomes Hampstead, NC 2018-08-11
Lisa Chadwick Wilmington, NC 2018-08-11
Lauren Mccallum Wilmington, NC 2018-08-11
Stephanie Edens Wilmington, NC 2018-08-11
Brian Anderson Richmond, VA 2018-08-11
Heather Elliott Hampstead, NC 2018-08-11
Marina Miele Raleigh, NC 2018-08-11
Alison Temple Rocky Point, NC 2018-08-11
Planning Board - October 17, 2018
ITEM: 3 - 14 - 3
Name Location Date
shandra Gilles Hampstead, NC 2018-08-11
Paul Mccallum Wilmington, NC 2018-08-11
Todd Richardson Hampstead, NC 2018-08-11
Rachel Bailey Wilmington, NC 2018-08-11
Lisa Firestone Leland, NC 2018-08-11
Melissa Oconnor Hampstead, NC 2018-08-11
ryan hughes Wilmington, NC 2018-08-11
Beth Bickar Youngstown, OH 2018-08-11
Kristin Williams St Louis, MO 2018-08-11
Elizabeth Muraca Pinehurst, NC 2018-08-11
Morgan Ramos Wilmington, NC 2018-08-11
Karen Schneider Wilmington, NC 2018-08-11
Thomas Bartolomeo Tabor City, NC 2018-08-11
Kimberly Temple Brandt Vero Beach, FL 2018-08-11
Jana Salazar Wilmington, NC 2018-08-11
Julie Anderson Hampstead, NC 2018-08-11
Melinda C Fayetteville, US 2018-08-11
Kay Johnson Walker, IA 2018-08-11
Jenny Edwards Hampstead, NC 2018-08-11
Cheryl Vogt Wilmington, NC 2018-08-11
Francisco Mayes Wilmington, NC 2018-08-11
Jerica Parlier Clayton, NC 2018-08-11
Planning Board - October 17, 2018
ITEM: 3 - 14 - 4
Name Location Date
Kelly Finney Albuquerque, NM 2018-08-11
Dana Swinson Wilmimgton, NC 2018-08-11
Sarka Houfkova Wilmington, NC 2018-08-11
Courtney Messick Wilmington, NC 2018-08-11
Whitney Wilson Raleigh, NC 2018-08-11
Patti Henson Wilmington, NC 2018-08-11
Heather Stancil Hampstead, NC 2018-08-11
Ryan Johnston Hampstead, NC 2018-08-11
Jeff McLean Concord, NC 2018-08-11
Christie Coats Wilmington, NC 2018-08-11
Jamie Wanner Wilmington, NC 2018-08-11
Josephine Mclean Wilmington, NC 2018-08-11
Sherry Mooneyhan Clarksville, TN 2018-08-11
Beth Grover Burgaw, NC 2018-08-11
Samantha Bunge Smyrna, GA 2018-08-11
Laura Rollings Burgaw, NC 2018-08-11
Dorothy Sullivan Hampstead, NC 2018-08-11
Deanna Eakins Burgaw, NC 2018-08-11
Michalyn Walker Rocky Point, NC 2018-08-11
Sherry Wanner Durham, NC 2018-08-11
Deborah Burns Burgaw, NC 2018-08-11
michelle Richardson Hampstead, NC 2018-08-11
Planning Board - October 17, 2018
ITEM: 3 - 14 - 5
Name Location Date
Kelly Covault Hampstead, NC 2018-08-11
Sierra Martinez Holly Ridge, NC 2018-08-11
Stacey Fuchs Wilmington, NC 2018-08-11
Leslie Jerabek Hampstead, NC 2018-08-11
Lea Powell Wilmington, NC 2018-08-11
Nicole Saunders Wilmington, NC 2018-08-11
Krista Rush Leland, NC 2018-08-11
Michelle Youngblood Wilmington, NC 2018-08-11
Patrick Walker Rocky Point, NC 2018-08-11
Rebecca Heins Hampstead, NC 2018-08-11
Kimberly Halle Wilmington, NC 2018-08-11
Amy Wilson Wilmington, NC 2018-08-11
Deanna Coats Rocky Point, NC 2018-08-11
Erin Nealey Wilmington, NC 2018-08-11
Bonnie Stewart Wilmington, NC 2018-08-11
Moria Hobbs Wilmington, NC 2018-08-11
Gloria Porter Carrollton, TX 2018-08-11
Shannon Wayne Wilmington, NC 2018-08-11
Melisa Hudson Hampstead, NC 2018-08-11
Amber Belcher High Point, NC 2018-08-11
Diana Yntema Holly Ridge, NC 2018-08-11
Demetria Smith Wilmington, NC 2018-08-11
Planning Board - October 17, 2018
ITEM: 3 - 14 - 6
Name Location Date
Marina Armstrong Wilmington, NC 2018-08-12
Katt Gatewood Carolina Beach, NC 2018-08-12
Jordan Sasser Virginia Beach, VA 2018-08-12
Kathy Carlisle Wilmington, NC 2018-08-12
Carol Chatfield Wilmington, NC 2018-08-12
Gretchen Lane Wilmington, NC 2018-08-12
Jean Kirk Garner, NC 2018-08-12
Amber Johnston Hampstead, NC 2018-08-12
Kaitlyn Boyd Philadelphia, PA 2018-08-12
Angie Harris Burgaw, NC 2018-08-12
sarah Robles Hampstead, NC 2018-08-12
Mr. & Mrs. Michael E.
Richardson Richardson
Goldston, NC 2018-08-12
Vivian Beckmann Lillington, NC 2018-08-12
Alison Leitner Black Mountain, NC 2018-08-12
Erin Langston Wilmington, NC 2018-08-12
Laurie Horner Wilmington, NC 2018-08-12
Brittney Smith Castle Hayne, NC 2018-08-12
CRYSTAL WILLIAMS WILMINGTON, NC 2018-08-12
Anita Fitzgerald Wilmington, NC 2018-08-12
Andrea Gillespie Sanford, NC 2018-08-12
Candy Gurney Wilmington, NC 2018-08-12
Planning Board - October 17, 2018
ITEM: 3 - 14 - 7
Name Location Date
Karen Gaskill Hampstead, NC 2018-08-12
Christy Craft Wilmington, NC 2018-08-12
Christina Heins Hampstead, NC 2018-08-12
Aimee Crisp US 2018-08-12
Elizabeth Rydberg Hampstead, NC 2018-08-12
Bryan Rush Leland, NC 2018-08-12
Lindsey Rader Wilmington, NC 2018-08-12
Gina Phelps Wilmington, NC 2018-08-12
Lauren Halagarda Hampstead, NC 2018-08-12
Shelley Jefferys Hampstead, NC 2018-08-12
Will Breeden Scotts Hill/Wilmington, NC 2018-08-12
Ginger Bruce Greensboro, NC 2018-08-12
Shera Seigla Greensboro, NC 2018-08-12
Amanda Gaines Raleigh, NC 2018-08-12
Morgan Burgess Carthay, NC 2018-08-12
Carrie Branson Vass, NC 2018-08-12
Katie Weaver Wilmington, NC 2018-08-12
Michael Burgess Carthage, NC 2018-08-12
Eve Phillips Wilmington, NC 2018-08-12
Amelia Hill Asheboro NC, NC 2018-08-12
Madison Utz Wilmington, NC 2018-08-12
Heather Cooke Wilmington, NC 2018-08-12
Planning Board - October 17, 2018
ITEM: 3 - 14 - 8
Name Location Date
Jimmy Nance Asheboro, NC 2018-08-12
Peter Schoubben greensboro, NC 2018-08-12
Lena Ward Hampstead, NC 2018-08-12
Joseph Morcos Hampstead, NC 2018-08-12
Michelle Morcos Hampstead, NC 2018-08-12
Angel Joyce Rocky Point, NC 2018-08-12
Allison Davis Rocky Point, NC 2018-08-12
Jeffrey Bruce Charlotte, NC 2018-08-12
Kelly Dyer Wilmington, NC 2018-08-12
Melanie Ball Rocky Point, US 2018-08-12
Jessica Winters Hampstead, NC 2018-08-12
Terry Dyer Wilmington, NC 2018-08-12
Teresa Newton Wilmington, NC 2018-08-12
Itsell Brookshire Wilmington, NC 2018-08-12
Karen Trimble Hampstead, NC 2018-08-12
Pat Caison Castle Hayne, NC 2018-08-12
Robert Vogt Wilmington, NC 2018-08-12
Jared Renteria US 2018-08-12
Barbara Serban Fairfax, VA 2018-08-12
Melissa Hunter Wilmington, NC 2018-08-12
Alex Nikolayenko US 2018-08-12
Jennifer Groves Rocky Point, NC 2018-08-12
Planning Board - October 17, 2018
ITEM: 3 - 14 - 9
Name Location Date
Brandon Bowling US 2018-08-12
Lauren Dudley Wilmington, NC 2018-08-12
Heather Prezioso Wilmington, NC 2018-08-12
Kerie Lord West Jefferson, NC 2018-08-12
Courtney Atkinson Wilmington, NC 2018-08-12
Renee Wilson Wilmington, NC 2018-08-12
Julie McCall Wilmington, NC 2018-08-12
Trisha Smith Wilmington, NC 2018-08-12
Kevin Raffee Wilmington, NC 2018-08-12
Danielle Whitten Hampstead, NC 2018-08-13
Megan Sebrell Indian Trail, NC 2018-08-13
Tommy Allen US 2018-08-13
Julie Lamacchia Wilmington, NC 2018-08-13
Tom Hughes Mount Pleasant, SC 2018-08-13
Lori Haines Castle Hayne, NC 2018-08-13
Michele Shackelford Spring Lake, NC 2018-08-13
Celeste Anderson Wilmington, NC 2018-08-13
Elizabeth Bonheur Wilmington, NC 2018-08-13
Carl Wells Wilmington, NC 2018-08-13
Alicia Williams Wilmington, NC 2018-08-13
Rebecca Rhine Wilmington, NC 2018-08-13
John O Rocky Point, NC 2018-08-13
Planning Board - October 17, 2018
ITEM: 3 - 14 - 10
Name Location Date
rick porter Matthews, NC 2018-08-13
Ellen Gurganious Wilmington, NC 2018-08-13
Deborah Symes Wilmington, NC 2018-08-13
Yesenia Rios US 2018-08-13
Tyra Carmichael Wilmington, NC 2018-08-13
Marcia McKenzie Wilmington, NC 2018-08-13
KIMBERLY MEYER Wilmington, NC 2018-08-13
Jessica Gaskill Sanford, NC 2018-08-13
Erica Julien Spring Lake, NC 2018-08-13
Michael Harrison Sanford, NC 2018-08-13
Barbara Bruce Plano, TX 2018-08-13
Deonshae Johnson US 2018-08-13
David Rochelle Wilmington, NC 2018-08-13
Matt Payne Cameron, NC 2018-08-13
Janet Axelson Wilmington, NC 2018-08-13
Jane Martin 2720 Scotts Hill Loop Road, Wilmington,
NC
2018-08-13
Jynette Brogden san diego, CA 2018-08-13
Ann Perry Wilmington, NC 2018-08-13
Carol Cease Stratham, NH 2018-08-13
David Cease Stratham, NH 2018-08-13
Karen parkin wilmington, NC 2018-08-13
Planning Board - October 17, 2018
ITEM: 3 - 14 - 11
Name Location Date
Kathryn Upton Wilmington, NC 2018-08-13
Sarah Wright Wilmington, NC 2018-08-13
Kathy Stewart Wilmington, NC 2018-08-13
Danielle Barbour Rocky Point, NC 2018-08-13
Kelly Bronsky Wilmington, NC 2018-08-13
Colleen Naylon Wilmington, NC 2018-08-13
Ashley Murray Hampstead, NC 2018-08-13
Carey Paterson Wilmington, US 2018-08-13
Robert Ortiz San Francisco, CA 2018-08-13
Brian Davis Indian Trail, NC 2018-08-13
Geraldine Hinson Wilmington, NC 2018-08-13
Wendy Pope Wilmington, NC 2018-08-14
Stephanie Collins Fayetteville, NC 2018-08-14
lisa hollis Leland, NC 2018-08-14
Anastacia Howell Southern Pines, NC 2018-08-14
amy kolk Dunn, NC 2018-08-14
Elisabeth Church Wilmington, NC 2018-08-14
Carol Lupton Wilmington, NC 2018-08-14
Megan Moore Matthews, NC 2018-08-14
Dean Benton Raleigh, NC 2018-08-14
Dave Guanzini Wilmington, NC 2018-08-14
Elizabeth Parson Wilmington, NC 2018-08-14
Planning Board - October 17, 2018
ITEM: 3 - 14 - 12
Name Location Date
rosalie ellis Wilmington, NC 2018-08-14
Ellen Jordan Wilmington, NC 2018-08-14
Michelle Bowen Wilmington, NC 2018-08-14
Lyndi Busch Wilmington, NC 2018-08-14
Buck O’Shields Wilmington, NC 2018-08-15
Noami Morey Southold, NY 2018-08-15
Lindsey Pietrucci Wilmington, NC 2018-08-15
Diane Barnard Wilmington, NC 2018-08-15
Barbara kay Evans Wilmington, NC 2018-08-15
Jim Papile Wilmington, NC 2018-08-15
Eric Jordan Castle Hayne, NC 2018-08-15
Hannah Lewis Wilmington, NC 2018-08-15
Richard Lupton Lupton Wilmington, NC 2018-08-15
Adrienne Dillon Wilmington, NC 2018-08-16
Lisa Griffies Wilmington, NC 2018-08-17
Janis Blanchard Wilmington, NC 2018-08-17
Patricia Skipper Hampstead, NC 2018-08-18
ava D san diego, CA 2018-08-18
Bethany Terry Wilmington, NC 2018-08-20
Jessica Williams Burgaw, NC 2018-08-20
Julie Yacenda Wilmington, NC 2018-08-20
Adrienne Mayer Wilmington, NC 2018-08-20
Planning Board - October 17, 2018
ITEM: 3 - 14 - 13
Name Location Date
Robin Riggs Wilmington, NC 2018-08-20
Chelsey Overton Wilmington, NC 2018-08-20
Frederick Mayer Charlotte, NC 2018-08-20
Stafford Buchanan Virginia Beach, VA 2018-08-20
Mary Kay Fletemeyer Burgaw, NC 2018-08-20
carrie upchurch Wilmington, NC 2018-08-20
Margaret Mayer Hampstead, NC 2018-08-20
Rebecca Labonne Hampstead, NC 2018-08-20
Lori Alexander Huntington, WV 2018-08-20
Amy Richardson Jefferson, SC 2018-08-20
Sharon Peterson Wilmington, NC 2018-08-20
Brandi Hessenius Wilmington, NC 2018-08-20
Rosalie E Hampstead, NC 2018-08-20
Kelly Richardson Hampstead, NC 2018-08-20
Noelle O' Day hampstead, NC 2018-08-20
sascha scheller wilmington, NC 2018-08-20
Allison West Hampstead, NC 2018-08-20
David Anderson Wilmington, NC 2018-08-20
geraldine parreno Wilmington, NC 2018-08-20
Robyn Credle Maury, NC 2018-08-20
Angel McCurry Hampstead, NC 2018-08-20
Amy Nash Hampstead, NC 2018-08-20
Planning Board - October 17, 2018
ITEM: 3 - 14 - 14
Name Location Date
Jacob Flaming Wilmington, NC 2018-08-20
Sandra Deserres Hampstead, NC 2018-08-20
Michael Goodrum Wilmington, NC 2018-08-20
Kemberly Renelt hampstead, NC 2018-08-20
Melissa Pilney Wilmington, NC 2018-08-21
Barbara McCurry Manassas, VA 2018-08-21
Shannon Funderburk Wilmington, NC 2018-08-21
Daphne bye Sanford, NY 2018-08-21
Andrew Degiovanni Newport, NC 2018-08-21
Katie Auletti-Smith Wilmington, NC 2018-08-21
Tiffany Burnett Leland, NC 2018-08-21
Lee Adams Wilmington, NC 2018-08-21
Donna Hardee Hampstead, NC 2018-08-21
Stephanie Clinch Hampstead, NC 2018-08-21
Christina Fisher Monticello, GA 2018-08-21
Scotty Fiddler Wilmington, NC 2018-08-21
Liz Migliarese Hoffman Forest, NC 2018-08-21
Alexander Smith Wilmington, NC 2018-08-21
Peggy Sellars Wilmington, NC 2018-08-21
Mandy Plodek Candor, NC 2018-08-21
Bob McCurry Manassas, VA 2018-08-21
Tristan Hagen Wilmington, NC 2018-08-21
Planning Board - October 17, 2018
ITEM: 3 - 14 - 15
Name Location Date
Kiera Pridgen Wilmington, NC 2018-08-21
Amber Mann Wilmington, NC 2018-08-21
Alison Bloom Wilmington, NC 2018-08-21
Katie Hillegas Wilmington, NC 2018-08-21
Terrence Mann Wilmington, NC 2018-08-21
Evan Jackson Wilmington, NC 2018-08-21
Donna Coley Riegelwood, NC 2018-08-21
Robyn Meek Wilmington, NC 2018-08-21
Shannon Moore Hampstead, NC 2018-08-21
Cindy Coley Wilmington, NC 2018-08-21
Gene Parker Wilmington, NC 2018-08-21
Barbara Cavenaugh Wilmington, NC 2018-08-22
Rosh Bennett Wilmington, NC 2018-08-22
Kris Fox Sanford, NC 2018-08-22
Gail Mullins Wilmington, NC 2018-08-22
Lisa McGee Wilmington, NC 2018-08-22
Teresa Bullock Wilmington, NC 2018-08-22
Hollie Sitosky Wilmington, NC 2018-08-22
Phyllis Taylor Sanford, NC 2018-08-22
Brian Lee Jefferson, SC 2018-08-22
Carley Naikelis Wilmington, NC 2018-08-22
Lisa Cookson Wilmington, NC 2018-08-22
Planning Board - October 17, 2018
ITEM: 3 - 14 - 16
Name Location Date
Anna Withers Wilminbgton, NC 2018-08-22
Michelle Combs Wilmington, NC 2018-08-22
Frank Meskowsky Wilmington, NC 2018-08-22
Debbie Hughes Wilmington, NC 2018-08-22
Betty Coley Wilmington, NC 2018-08-22
Kevin Mullins Wilmington, NC 2018-08-22
Thomas Stevens Wilmington, NC 2018-08-22
Philip Negroni Wilmington, NC 2018-08-22
Brenda Croom Wilmington, NC 2018-08-22
Jonathan Limparis Wilmington, NC 2018-08-22
Charles Miles Wilmington, NC 2018-08-22
Gabriel Martinez US 2018-08-22
Kelly Meadows Cameron, NC 2018-08-22
Dave carney Philadelphia, PA 2018-08-22
Jackie Kennedy Wilmington, NC 2018-08-22
Jennifer Mackenzie Wilmington, NC 2018-08-22
Joseph Williams Wilmington, CA 2018-08-22
Sheri Williams Wilmington, NC 2018-08-22
rick porter Wilmington, NC 2018-08-22
Jessica Dixon Wilmington, NC 2018-08-22
Amber McVeigh Wilmington, NC 2018-08-22
Chris Nelson Wilmington, NC 2018-08-22
Planning Board - October 17, 2018
ITEM: 3 - 14 - 17
Name Location Date
Hubert Humphrey Wilmington, NC 2018-08-22
Megan Rohlfing Sanford, NC 2018-08-22
Tara Duckworth Wilmington, NC 2018-08-22
aaron richardet Wilmington, NC 2018-08-22
Thomas Burke Wilmington, NC 2018-08-22
John Schweighardt Wilmington, NC 2018-08-22
Joseph Augino Wilmington, NC 2018-08-22
Nona Parish Wilmington, NC 2018-08-22
Barb Barber Wilmington, NC 2018-08-22
John Poland Wilmington, NC 2018-08-22
Kristina Woodard Wilmington, NC 2018-08-22
Whitney Daughtry Wilmington, NC 2018-08-22
Bryan Davis Wilmington, NC 2018-08-22
Denise Fannon Wilmington, NC 2018-08-22
Marie Lightner Stanfield, NC 2018-08-22
ELEANOR Nordeen Wilmington, NC 2018-08-22
Christopher Bouton Wilmington, NC 2018-08-22
Stephanie Guanzini Wilmington, NC 2018-08-22
Diamond Newberry US 2018-08-22
Lisa Gideon Wilmington, NC 2018-08-22
Anna Chewning Wilmington, NC 2018-08-22
Alley Lance Wilmington, NC 2018-08-22
Planning Board - October 17, 2018
ITEM: 3 - 14 - 18
Name Location Date
Brittany James Wilmington, NC 2018-08-22
Michelle Shoup Massillon, OH 2018-08-22
norman amend Sanford, NC 2018-08-22
Michelle Jarrett Wilmington, NC 2018-08-22
Kim Saffo Wilmington, NC 2018-08-22
Anneise is a Fuerst Wilmington, NC 2018-08-22
Kevin Littlejohn US 2018-08-22
David Voronov US 2018-08-22
G Teibel Wilmington, NC 2018-08-22
christina radford castle hayne, NC 2018-08-22
Debbie Gutch Wilmington, NC 2018-08-22
Karen Dunn Wilmington, NC 2018-08-22
Don Stewart Garner, NC 2018-08-22
Catherine Poplaski Wilmington, NC 2018-08-22
Mark Callori Wilmington, NC 2018-08-22
Sarah Cheney Apex, NC 2018-08-22
Jamie Saffo WILMINGTON, NC 2018-08-22
Denise Haase Castle Hayne, NC 2018-08-22
Edward Fuerst Wilmington, LA 2018-08-22
Barbara Bray Wilmington, NC 2018-08-22
Jennifer Bass Burgaw, NC 2018-08-22
Corey McVeigh Wilmington, NC 2018-08-22
Planning Board - October 17, 2018
ITEM: 3 - 14 - 19
Name Location Date
Steve Studer Sanford, NC 2018-08-22
Derek Topham Wilmington, NC 2018-08-22
Katie Borland Inlet Drive, NC 2018-08-22
Charles Shapiro Sanford, NC 2018-08-22
Stefan Karl US 2018-08-22
Kim Eaves Wilmington, NC 2018-08-22
Valentina Lane Scott’s Hill, NC 2018-08-22
Felicia Greene Sanford, NC 2018-08-22
Alicia LeMaire Jacksonville, NC 2018-08-22
Duncan Church London, UK 2018-08-22
Donald Gurganus Sanford, NC 2018-08-22
Martha Glover Wilmington, NC 2018-08-22
Bjanka Balliu US 2018-08-22
Della Baird Wilmington, NC 2018-08-22
Susan Herrmann Wilmington, NC 2018-08-22
jordan detwiler Latrobe, PA 2018-08-22
Nowrin Nisa US 2018-08-22
Pamela Hartt Wilmington, NC 2018-08-22
Kimberly Herring Wilmington, NC 2018-08-22
Nancy Parrott Parrott Wilmington, NC 2018-08-22
Chris Jones Sanford, NC 2018-08-22
Amanda Gillilan Wilmington, NC 2018-08-22
Planning Board - October 17, 2018
ITEM: 3 - 14 - 20
Name Location Date
Douglas McNay Wilmington, NC 2018-08-22
Margaret Micheli US 2018-08-22
Thomas Goklish Fairborn, OH 2018-08-22
Maeghan Gueiss Wilmington, NC 2018-08-22
Ollie Hodges US 2018-08-22
Meg Woods Wilmington, NC 2018-08-22
Bonnie McNay Wilmington, NC 2018-08-22
Elizabeth Schweighardt Wilmington, NC 2018-08-22
Mitch and Judi Mitchell Wilmington, NC 2018-08-22
William Marett Wilmington, NC 2018-08-22
Tuula Hayes Wilmington, NC 2018-08-22
Tracy Carr Wilmington, NC 2018-08-22
Laurie Wierse Wilmington, NC 2018-08-22
Stacey Lazcano US 2018-08-22
Bob Vance US 2018-08-22
Elizabeth Pitts Kennesaw, GA 2018-08-22
Kathy Stephens Wilmington, NC 2018-08-22
Nikki Crumpton Wilmington, NC 2018-08-22
Amber Mitchell Raleigh, CA 2018-08-22
Kenny Curry Wilmington, NC 2018-08-22
Rae Salling Wilmington, NC 2018-08-22
Tania Sholar Wilmington, NC 2018-08-22
Planning Board - October 17, 2018
ITEM: 3 - 14 - 21
Name Location Date
Mr Meme US 2018-08-23
John Williams Wilmington, NC 2018-08-23
Mark Ledermann Wilmington, NC 2018-08-23
Brett Messner Wilmington, NC 2018-08-23
Rachel lochbihler Baltimore, MD 2018-08-23
Will Nabors Hampstead, NC 2018-08-23
chris carpenter Wilmington, NC 2018-08-23
Haylee Branson Richlands, NC 2018-08-23
Sherry Wellons Wilmington, NC 2018-08-23
Patrick Kennedy Wilmington, NC 2018-08-23
Nancy Cox Sanford, NC 2018-08-23
Melanie Willetts Wilmington, NC 2018-08-23
Elania Burch US 2018-08-23
Regina Kent wilmington, NC 2018-08-23
Charles Cipolla Wilmington, NC 2018-08-23
Kevin Dwyer Sanford, NC 2018-08-23
Robin Meeks Wilmington, NC 2018-08-23
John Miller US 2018-08-23
Carlos. Alvarez US 2018-08-23
Flor Gonzalez US 2018-08-23
Michael Parsons US 2018-08-23
Julie Ledermann Wilmington, NC 2018-08-23
Planning Board - October 17, 2018
ITEM: 3 - 14 - 22
Name Location Date
Frank Sardegna US 2018-08-23
Charity Shannon Burgaw, NC 2018-08-23
Adolfo Paredes US 2018-08-23
Mohamed Ismail US 2018-08-23
loan hutto US 2018-08-23
Carolyn Bell Sanford, NC 2018-08-23
Jordyn Dwyer Wilmington, NC 2018-08-23
Cari Guerin Wilmington, NC 2018-08-23
Yolonda Johnston Wilmington, NC 2018-08-23
Jane Berkley St. Cloud, FL 2018-08-23
Ken Upton Wilmington, NC 2018-08-23
Adam Cascio Wilmington, NC 2018-08-23
Ginger Powers Wilmington, NC, NC 2018-08-23
Lynda Haun US 2018-08-23
kai brown US 2018-08-23
Cheryle Williams Burgaw, NC 2018-08-24
Joe Bell wilmington, NC 2018-08-24
Eddie Norris Hampstead, NC 2018-08-24
P Jendras Wilmington, NC 2018-08-24
Sayantani Roy US 2018-08-24
Gabe Sonawane US 2018-08-24
Emani Tolbert US 2018-08-24
Planning Board - October 17, 2018
ITEM: 3 - 14 - 23
Name Location Date
Danielle Cruz US 2018-08-24
Vincent Rotunda US 2018-08-24
Anecia Dixon US 2018-08-24
Alex Rodriguez US 2018-08-24
Joan M US 2018-08-24
Dolores Duarte US 2018-08-24
Planning Board - October 17, 2018
ITEM: 3 - 14 - 24
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 10/17/2018
Regular
DEPARTMENT: Planning PRESENTER(S): Brad Schuler, Current Planner
CONTACT(S): Brad Schuler; Ben Andrea, Current Planning & Zoning Supervisor; Ken Vafier, Planning
Manager; and Wayne Clark, Planning & Land Use Director
SUBJECT:
Public Hearing (Staff Presenter: Brad Schuler)
Rezoning Request (Z18-16) – Request by College Acres Development, LLC on behalf of the property
owner, Bennett Commercial, LLC, to rezone approximately 9.14 acres of land located in the 5300 block of
Carolina Beach Road, from R-15, Residential District, and B-2, Highway Business District, to (CUD) R-
10, Conditional Use Residential District, in order to construct a high density development.
BRIEF SUMMARY:
College Acres Development, LLC, is seeking to rezone 9.14 acres of land located at 5308 Carolina Beach Road
from R-15 and B-2 to (CUD) R-10, and a special use permit to construct a townhome development.
The property is located within the Monkey Junction growth node and is adjacent to commercial and residential
uses. The proposed rezoning is for a maximum of 100 units. In addition, the proposal would remove the B-2 zoning
from the portion of the property along Carolina Beach Road.
Access is provided by Carolina Beach Road (US 421) and by Antoinette Drive (SR 1247). The access to Carolina
Beach Road would be limited to a right-in/right-out due to an existing concrete median within the road, while
Antoinette Drive connects to Carolina Beach Road at a signalized intersection which permits left turning
movements.
The proposed development requires a driveway permit from NCDOT. During the TRC process, NCDOT
provided preliminary comments on potential roadway improvements for the project, including an extension of the
existing right turn lane on Carolina Beach Road to serve the site. Because the proposed rezoning removes the
existing B-2 zoning on the property, the cumulative impact of the change is expected to reduce the number of trips
generated from development of the site.
The 2016 Comprehensive Plan designates the subject property as Urban Mixed Use and General Residential. The
Urban Mixed Use place type, located closest to Carolina Beach Road and being a little over half of the property,
promotes development of a mix of residential, office, and retail uses at higher densities. General Residential focuses
on lower-density housing and associated civic and commercial services.
The proposed townhome development is generally CONSISTENT with the mix of uses envisioned for the
Monkey Junction growth node and the Comprehensive Plan’s intent of providing an orderly transition of uses and
densities from higher intensity to lower intensity areas. In addition, it contributes to the range of housing types
available in this area.
STRATEGIC PLAN ALIGNMENT:
Planning Board - October 17, 2018
ITEM: 4
Intelligent Growth and Economic Development
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 9.14 acres
from R-15 and B-2 to a Conditional Use R-10 district, as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would contribute
the mix of uses envisioned for the Monkey Junction growth node and will provide an orderly transition of uses
and densities from higher intensity to lower intensity areas. In addition, the proposal contributes to the range of
housing types available in this area.
2. Reasonable and in the public interest because the proposed development will connect to water and sewer
services, is accessed by an arterial street that is operating at an acceptable Level of Service, and will install
roadway improvements that mitigate the traffic generated by the development.
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]
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]
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - October 17, 2018
ITEM: 4
Planning Board - October 17, 2018
ITEM: 4
SCRIPT for Conditional Use Zoning District Application (Z18-16)
Request by College Acres Development, LLC on behalf of the property owner, Bennett Commercial,
LLC, to rezone approximately 9.14 acres of land located in the 5300 block of Carolina Beach Road,
from R-15, Residential District, and B-2, Highway Business District, to (CUD) R-10, Conditional Use
Residential District, in order to construct 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. 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 9.14
acres from the R-15 and B-2 to a Conditional Use R-10 district, as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal would
contribute the mix of uses envisioned for the Monkey Junction growth node and will provide an orderly
transition of uses and densities from higher intensity to lower intensity areas. In addition, the proposal
contributes to the range of housing types available in this area.
2. Reasonable and in the public interest because the proposed development is will connect to water and
sewer services, is accessed by an arterial street that is operating at an acceptable Level of Service,
and will install roadway improvements that mitigate the traffic generated by the development.
Planning Board - October 17, 2018
ITEM: 4 - 1 - 1
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of 9.14 acres from R-15 and B-2 to a Conditional Use R-10 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].
8. Vote on the companion Special Use Permit (second vote).
Motion to recommend approval of the permit - All findings are positive.
Motion to recommend approval of the permit, subject to conditions specified below:
(State Conditions)
___________________________________________________________________________
___________________________________________________________________________
Motion to recommend denial of the permit because the Board cannot find:
a. That the use will not materially endanger the public health or safety if located where
proposed for the following reason:
________________________________________________________________________
________________________________________________________________________
b. That the Use meets all required condition and specifications:
________________________________________________________________________
________________________________________________________________________
c. That the use will not substantially inure the value of adjoining or abutting property, or that
the use is a public necessity:
________________________________________________________________________
________________________________________________________________________
d. That the location and character of the use if developed according to the plan submitted and
approved will be in harmony with the area in which it is located and is in general conformity
with the plan of development for New Hanover County:
________________________________________________________________________
________________________________________________________________________
Planning Board - October 17, 2018
ITEM: 4 - 1 - 2
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]
Example Motion for Denial:
Motion to recommend denial, 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]
Planning Board - October 17, 2018
ITEM: 4 - 1 - 3
Z18-16 Staff Summary PB 10.17.2018 Page 1 of 10
STAFF SUMMARY FOR Z18-16
CONDITIONAL USE ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z18-16
Request:
A) Rezoning to a Conditional Use R-10 Zoning District
B) Special Use Permit for a townhome development
Applicant: Property Owner(s):
College Acres Development, LLC Bennett Commercial Properties, LLC
Location: Acreage:
5308 Carolina Beach Road 9.14
PID(s): Comp Plan Place Type:
R07600-006-044-000 Urban Mixed Use & General Residential
Existing Land Use: Proposed Land Use:
Undeveloped/Ice Vending Machine Townhomes (“high density” development)
Current Zoning: Proposed Zoning:
R-15 & B-2 (CUD) R-10
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential (Marquis Hills), Convenience
Store (Scotchman) R-10, B-2
East Undeveloped, Retail Establishments R-15, B-2
South Undeveloped, Single-Family Residential (Brewster
Place) R-15, R-10
West Single-Family Residential (Marquis Hills) R-10
Planning Board - October 17, 2018
ITEM: 4 - 2 - 1
Z18-16 Staff Summary PB 10.17.2018 Page 2 of 10
ZONING HISTORY
April 7, 1971 Initially zoned R-15 & B-2 (Area 4)
COMMUNITY SERVICES
Water/Sewer CFPUA water is adjacent to the parcel and is available through main line
extension. CFPUA sewer must be extended to serve the parcel.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station Myrtle Grove
Schools College Road Early Childhood Center, Bellamy Elementary, Codington
Elementary, Murray Middle, and Ashley High schools
Recreation Arrowhead Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
PROPOSED SITE PLAN
The application proposes to construct a townhome development consisting of 100 units. The
units will contain three bedrooms each.
Under the special use permit high density standards, the subject property would currently
be permitted up to 82 dwelling units on the approximately eight acres of the site that is
zoned R-15. The high density standards for R-10 zoning would permit up to 155 units on
the property at 17 du/ac.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 2
Z18-16 Staff Summary PB 10.17.2018 Page 3 of 10
The proposed rezoning is for a maximum of 100 units. In addition, the proposal would
remove the B-2 zoning from the portion of the property along Carolina Beach Road.
The Zoning Ordinance requires opaque buffers to be provided along property lines that
abut residential uses and undeveloped residentially zoned land with the General
Residential place type.
Existing Zoning Proposed
CUD R-15 (approx 8
acres)
B-2 (approx 1.1
acres)
Min Lot Size
(Conventional) 15,000 sf None N/A
Max Density
2.5 du/ac
(Performance)
10.2 du/ac
(High Density)
N/A 10.9 du/ac
Max
Dwelling
Units for
Subject
Property
20 (Performance)
82 (High Density)
N/A 100
Commercial
Uses Limited
Variety of retail,
restaurant,
office, service,
and warehousing
related uses.
None
Proposed Site Plan
Planning Board - October 17, 2018
ITEM: 4 - 2 - 3
Z18-16 Staff Summary PB 10.17.2018 Page 4 of 10
TRANSPORTATION
Access is provided to the subject property by Carolina Beach Road (US 421) and by
Antoinette Drive (SR 1247). The access to Carolina Beach Road would be limited to a
right-in/right-out due to an existing concrete median within the road, while Antoinette Drive
connects to Carolina Beach Road at a signalized intersection which permits left turning
movements.
The proposed development requires a driveway permit from NCDOT. During the TRC
process NCDOT provided preliminary comments on potential roadway improvements for
the project, including an extension of the existing right turn lane on Carolina Beach Road
to serve the site.
Traffic Counts – May 2017
Road Location Volume Capacity V/C
Carolina Beach Road 5300 Block 36,524 40,900 0.89
Trip Generation
LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK
Residential Townhome (230) 100 dwelling units 51 72
As currently zoned, the R-15 portion of the subject site would be permitted a maximum of
20 dwelling units under the performance residential standards. A detached single-family
dwelling typically generates about one trip during the peak hours.
The trips generated from the B-2 portion of the property would vary based on the
commercial use of the site. For general reference, if the B-2 portion of the site was
developed with a typical approximate 25% building footprint, a 12,000 square foot strip
shopping center could be built. Using ITE trip generation figures, that center would
generate an estimated 158 trips in the AM peak and 113 trips in the PM peak.
As a result, the cumulative impact of the proposed rezoning is expected to reduce the
number of trips generated from development of the site.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 4
Z18-16 Staff Summary PB 10.17.2018 Page 5 of 10
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby Traffic Impact Analyses:
Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed by
the build out date established within the TIA.
Reviews of TIAs are managed by the WMPO to ensure that roadway improvements are
coordinated between multiple projects.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 5
Z18-16 Staff Summary PB 10.17.2018 Page 6 of 10
Proposed
Development Land Use/Intensity TIA Status
1. Tarin Woods II 414 Single-Family Dwelling
Units & 360 Apartment Units
Under Review
The TIA is currently under review by the WMPO and NCDOT.
Nearby Proposed Developments included within the TIA:
River Lights
Beau Rivage Commercial Update
Development Status: 51 single-family lots have been platted and the infrastructure for 137
additional lots is currently under construction.
2. Kaylies Cove 110 Single-Family Homes
Approved February 20,
2018
2019 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a eastbound right turn lane and westbound left turn lane on Piner Road
at the site’s access.
Nearby Proposed Developments included within the TIA:
None
Development Status: Under construction
3. The Village at
Mott’s Landing
Phase I & II
389 Single-Family Homes
24 Duplex Homes
Approved February 26, 2014
2018 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a southbound right turn lane and directional left-over on Carolina Beach
Road at the site’s access.
Nearby Proposed Developments included within the TIA:
None
Development Status: Under construction
Planning Board - October 17, 2018
ITEM: 4 - 2 - 6
Z18-16 Staff Summary PB 10.17.2018 Page 7 of 10
Regional Transportation Plans:
STIP Project U-5790
o Proposal that will convert the intersection of Carolina Beach Road and College Road to
a continuous flow intersection and widen a portion of Carolina Beach Road south of that
intersection. Continuous flow intersections permit more efficient travel movements and
help alleviate congestion by allowing more of the main street’s traffic to move through
the intersection.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
No wetlands will be impacted by the site’s development.
The property is within the Motts Creek (C;Sw) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class I (suitable/slight limitation), Class II (moderate limitation), and
Class III (severe limitation) soils. However, the Zoning Ordinance requires the development
to be served by public water and sewer.
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 and General Residential
The subject property is split between two place types—Urban Mixed Use
closest to Carolina Beach Road (a little over half the property depth) and
General Residential. The property is also located within the Monkey
Junction growth node, an area where the Comprehensive Plan encourages
new growth.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 7
Z18-16 Staff Summary PB 10.17.2018 Page 8 of 10
Place Type
Description
Urban Mixed Use 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.
General Residential focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or duplexes.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Types of uses include single-family residential, low-density multi-family
residential, light commercial, civic, and recreational.
Analysis
The proposed townhome development is located between existing lower
density residential neighborhoods and the Carolina Beach Road commercial
corridor, which is envisioned for the most intensive place type, Urban Mixed
Use. This type of residential use is identified as appropriate in both place
types.
In general, the Comprehensive Plan designates areas along roadways for
higher residential densities and a mix of uses and those near existing
neighborhoods as General Residential in order to allow for an orderly
transition of densities and intensities. The overall project density of 10.9
dwelling units per acre is considered moderate according to the range of
densities outlined in the Comprehensive Plan. The design of this project
locates the stormwater facilities in the General Residential portion of the
property, placing the majority of the project’s density in the Urban Mixed
Use area and providing an appropriate transition between the existing
lower density neighborhoods and the more intensive uses along Carolina
Beach Road.
Consistency
Recommendation
The proposed townhome development is generally CONSISTENT with the
mix of uses envisioned for the Monkey Junction growth node and the
Comprehensive Plan’s intent of providing an orderly transition of uses and
densities from higher intensity to lower intensity areas. In addition, it
contributes to the range of housing types available in this area.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 8
Z18-16 Staff Summary PB 10.17.2018 Page 9 of 10
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 contribute the mix of uses envisioned for the Monkey Junction growth node
and will provide an orderly transition of uses and densities from higher intensity to lower
intensity areas. In addition, the proposal contributes to the range of housing types available
in this area.
2. Reasonable and in the public interest because the proposed development will connect to
water and sewer services, is accessed by an arterial street that is operating at an
acceptable Level of Service, and will install roadway improvements that mitigate the traffic
generated by the development.
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 at the Board meeting.
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. The site is accessed from Carolina Beach Road, an arterial street that is operating at an
acceptable Level of Service.
B. Water and sewer services must be provided and designed in accordance with CFPUA’s
standards.
C. The subject property is located in the New Hanover County South Fire Service District.
D. The site is not located within any Special Flood Hazard Area.
E. The development will be designed and constructed in accordance with the County’s and
State’s stormwater and sedimentation control standards.
F. The development will access Antoinette Drive, which connects to Carolina Beach Road at a
signalized intersection.
G. Traffic impacts are reviewed by NCDOT through the driveway permitting process, and any
required roadway improvements must be installed in accordance with NCDOT’s standards
prior to a certificate of occupancy being issued.
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.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 9
Z18-16 Staff Summary PB 10.17.2018 Page 10 of 10
Finding 2: The Board must find that the use meets all required conditions and specifications of
the Zoning Ordinance.
A. The site is proposed to be zoned (CUD) R-10, Conditional Use Residential District.
B. High density developments are allowed by special use permit in the R-10 zoning districts.
C. The site plan has been reviewed by the Technical Review Committee and complies with all
applicable technical standards including Zoning Ordinance Section 72-43: High Density
Development.
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 area contains a mixture of land uses including commercial and residential
developments.
B. Higher density and attached housing developments have been constructed in the surrounding
Monkey Junction area.
C. Bufferyards must be provided between the development and adjacent residential property.
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 property is located in an area that transitions between the Urban Mixed Use and
General Residential place types, as classified in the 2016 Comprehensive Plan.
B. The property is located within the Monkey Junction Growth Node, an area where the
Comprehensive Plan encourages higher densities and more diverse housing types.
C. The proposed townhome development is located between existing lower density residential
neighborhoods and the Carolina Beach Road commercial corridor, which is envisioned for
the most intensive place type, Urban Mixed Use. This type of residential use is identified
as appropriate in both place types.
D. The proposed townhome development is generally consistent with the mix of uses envisioned
for the Monkey Junction growth node and the Comprehensive Plan’s intent of providing an
orderly transition of uses and densities from higher intensity to lower intensity areas. In
addition, it contributes to the range of housing types available in this area.
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.
Planning Board - October 17, 2018
ITEM: 4 - 2 - 10
Planning Board - October 17, 2018
ITEM: 4- 3 - 1
Planning Board - October 17, 2018
ITEM: 4- 4 - 1
Planning Board - October 17, 2018
ITEM: 4- 5 - 1
APPLICANT
MATERIALS
Planning Board - October 17, 2018
ITEM: 4 - 6 - 1
Planning Board - October 17, 2018
ITEM: 4 - 6 - 2
Planning Board - October 17, 2018
ITEM: 4 - 7 - 1
Planning Board - October 17, 2018
ITEM: 4 - 7 - 2
Planning Board - October 17, 2018
ITEM: 4 - 7 - 3
Planning Board - October 17, 2018
ITEM: 4 - 7 - 4
Planning Board - October 17, 2018
ITEM: 4 - 7 - 5
Planning Board - October 17, 2018
ITEM: 4 - 7 - 6
Planning Board - October 17, 2018
ITEM: 4 - 7 - 7
Conditional Use Zoning District Application
Supplemental information for 5308 Carolina Beach Road Tract
Date: September 6, 2018
Proposed Zoning Use & Narrative:
Only uses allowed by right or by Special Use Permit in the corresponding General Use District are eligible
for consideration within a Conditional Use Zoning District. Please list the uses that will be allowed within the
proposed Conditional Use Zoning District, the purpose of the district, and a project narrative (please
provide additional pages if needed).
The proposed development, located off of Carolina Beach Road near the Carolina Beach Rd/College Rd.
intersection, is 9.14 acres currently zoned R-15 and B-2. The proposed zoning is R-10 High Density. This
R-10 High Density designation is fitting of the County’s Future Land Use Plan designation of Urban Mixed
Use applicable to the front half of the site and the general residential designation applicable to the rear
of the property. By allowing a denser residential use on the site, it allows the applicant to make better use
of a long and skinny piece of property. The R-10 High Density affords the opportunity to create a
cohesive development of 100 townhomes in one of the main hubs in the middle/southern part of the county.
The narrow shape of the parcel limits much the size and shape of the lots of a traditional single family
development as allowed in R-15. Also, the land is oddly shaped for the B-2 portion of the land. The
parcel lacks the road frontage that typically makes business/office uses associated with B-2 development
successful. The R-10 High Density option allows the applicant to make a better use of the land. College
Acres Development, LLC proposes a townhome community, and this allows units to line the main road
through the development. The shallower and narrower attached residential product affords the site a
greater amount of opens space and undisturbed buffer areas. This design also allows room to meet with
the County’s required road connection to adjacent road stub outs. The applicant brings this project to the
County as a good land use compatible with the surrounding properties and furthering many of the goals of
the County.
Consideration of a Conditional Use Zoning District Supplemental Information:
1. How would the requested change be consistent with the County’s policies for growth and development?
The County promotes growth and varied housing products. This is an infill project in a primarily commercial
corridor of Carolina Beach Road. The project offers a townhome community large enough to offer a
housing choice to folks looking for a smaller home with less maintenance. The proximity to shopping,
dining, and entertainment makes the location of this parcel desirable and the townhome product is
appropriate to vary housing products.
2. How would the requested Conditional Use Zoning District be consistent with the property’s classification on
the Future Land Use Map?
The site is split on the County’s Future Land Use Map. The front portion of the property is designated
Urban Mixed Use. The rear is the General Residential. This proposed project is residential, and, therefore
compliant with the General Residential Section. The townhomes are a denser housing product type that
will transition nicely to the primarily commercial corridor along Carolina Beach Road; therefore, making
the project consistent with the Urban Mixed Use designation.
3. What significant neighborhood changes have occurred to make the original zoning inappropriate or how is
the land involved unsuitable for the uses permitted under the existing zoning?
While there is an older residential community adjacent to the subject parcel, the majority of the area is
developed as commercial or mobile homes. Obviously, the commercial portions of development front
along the busy Carolina Beach Road Corridor. This commercial section is roughly 300’-500’ deep and
then land behind the properties is either undeveloped or small, ranch-style homes or mobile homes. The
Planning Board - October 17, 2018
ITEM: 4 - 7 - 8
commercial properties as a front door to this subject parcel certainly set it up to be a transition
development of higher density before backing down to some of the residential developments nearby. The
proposed townhome use is more in line with the busy commercial node in this portion of the county whereas,
a large single family home in an R-15 neighborhood is less expected or desirable in the back of a
shopping center.
4. How will this change of zoning serve the public interest?
The zoning will provide a transition zone between existing commercial and traditional single family
neighborhoods. It will create a community that may be underserved in this section of the County and it will
serve as a good infill to an existing vacant piece of property.
Criteria Required for Approval of a Special Use Permit:
1. The use will not materially endanger the public health or safety if located where proposed and
approved.
Considerations:
Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and sight lines
at street intersections with curb cuts
The traffic generated by this development will be residential in nature as opposed to the commercial uses
on adjacent properties and along the entire Carolina Beach Road corridor. If deemed necessary by the
NCDOT, the developer will be required to install traffic improvements to aid in public safety. See the site
plan for additional traffic information.
Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection
The site is serviced by CFPUA and the townhomes will connect to those services. Power, trash and fire
protection services are available in this location and will service the site when the project comes on line.
Soil erosion and sedimentation
The soil and erosion and sedimentation will be controlled through the state and county regulatory oversight
and permitting process, so the construction or finished product will not endanger anyone or cause harm to
public health.
Protection of public, community, or private water supplies, including possible adverse effects on surface waters or
groundwater
The water supply and surface waters will be protected by the state and County regulatory actions and
construction methods dictated by the storm sewer and water utility permitting. For instance, backflow
preventers will be required on site to protect the public water supply. The water service will be installed
per the required utility provider, CFPUA, and their approval process. The surface waters will be protected
by silt fence and by methods consistent with an approved stormwater and erosion control permit. These
methods will prevent water running off the site without sufficient water treatment on the site.
Anticipated air discharges, including possible adverse effects on air quality
No air quality will be adversely affected. The construction methods will comply with state and federal
laws governing air quality.
2. The use meets all required conditions and specifications of the Zoning Ordinance.
The plan for the subject property has gone through the County’s TRC process, and there were no issues with
the design or plans at that time. It is our understanding that the plan meets all required conditions and
specifications of the Zoning Ordinance.
Planning Board - October 17, 2018
ITEM: 4 - 7 - 9
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a
public necessity.
Considerations
The relationship of the proposed use and the character of development to surrounding uses and
development, including the possible conflicts between them and how these conflicts will be resolved (i.e.
buffers, hours of operation, etc.)
o The relationship and character for this development is to be a good neighbor for the
surrounding properties. While this development proposed townhomes as the primary use,
the character of the buildings themselves and the land the units sit on will be maintained as
aesthetically pleasing and to ensure safety and a clean neighborhood.
This is a residential area and has been for some time prior. With the proposed
development, additional density will be added that is higher than the surrounding
neighborhoods. Therefore, there are buffers in place, along with additional setbacks (35’)
that will provide separation from existing adjacent properties and screen those neighbors
from both audible and visual impacts.
Whether the proposed development is so necessary to the public health, safety, and general
welfare of the community or County as a whole as to justify it regardless of its impact on the value
of adjoining property.
o The local area surround this proposed development has grown dramatically in recent
years to include many different types of housing. Some recent additions are the
townhomes located at Magnolia Trace and the apartments located within the Belle Meade
development. Both cases are attracting similar end users that prefer a higher density
neighborhood with more affordable options that may not necessarily include the
maintenance responsibility that comes with a single family home.
4. The location and character of the use if developed according to the plan as submitted and
approved will be in harmony with the area in which it is to be located and in general conformity with
the New Hanover County Comprehensive Land Use Plan.
Considerations:
The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of operation,
etc)
The primary use for the project is townhome residential. The surrounding area is primarily single
family residential. These two uses, while different in definition, are very similar in regards to this
project. These townhomes are for individual sale, much like single family residential within the
area. This project is however a higher density that the surrounding development and in light of
that we propose the use of buffers along the property boundaries that include the existing
vegetation to the greatest extent possible. By utilizing the existing vegetation we are able to
instantly increase the quality of the buffer and provide additional height and character that would
not be possible through the use of a newly planted buffer alone.
Consistency with the Comprehensive Plan’s goals, objectives for the various planning areas, its definitions of the
various land use classifications and activity centers, and its locational standards
The project is consistent with the Comprehensive Plan’s goals and objectives. Many of those
goals and objectives promote growth and varied housing types. Goals also promote infill. For
instance, the Comprehensive Plan states, “Infill – already developed areas that have future
development potential through additional density or vacant/unoccupied parcels.” Furthermore,
these policies promote more affordable housing. Townhomes represent a more affordable
housing type for a variety of home buyers. The townhomes are a lower maintenance and less
expensive housing type. This helps both first time home buyers and older home buyers looking
to downsize or spend less money on a mortgage or to have less maintenance on a home and
yard. The project is currently one of the only large undeveloped tracts left this area of Carolina
Planning Board - October 17, 2018
ITEM: 4 - 7 - 10
Beach Road. That makes this project an infill project and desirable to complete long planned
road connections through neighborhoods among other things. The buffers of the project will
protect adjacent home owners from seeing the full view of the townhomes. The residential
nature of the development makes it less intense than the adjacent commercial sites. For these
reasons, the applicant presents this project for consideration because it is consistent with the
Comprehensive Plan and an appropriate use for this area of the County.
Planning Board - October 17, 2018
ITEM: 4 - 7 - 11
Planning Board - October 17, 2018
ITEM: 4 - 7 - 12
Planning Board - October 17, 2018
ITEM: 4 - 7 - 13
Planning Board - October 17, 2018
ITEM: 4 - 7 - 14
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Planning Board - October 17, 2018
ITEM: 4 - 8 - 1
Planning Board - October 17, 2018
ITEM: 4 - 8 - 2
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PAR#R07600-006-042-000
MATAVA GARY J
ETAL
DB 5531, PG 2200
ZONED-R-15-RESIDENTIAL
DISTRICT
PAR#R07609-007-010-000
COBLE D WADE
DB 5164, PG 1387
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-009-000
REYNOLDS
ROBERT ANN O
DB 5320, PG 2068
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-008-000
CRISP KIM L
STEPHANIE C
DB 5767, PG 2228
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-007-000
GRAY DEBRA
LYNN
DB 2685, PG 803
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-006-000
DUNN RICHARD A
DENISE M
DB 5472, PG 2556
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-005-000
BURKHARDT
DIANN Y JERRY
DB 4742, PG 368
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-004-000
BELL SANDRA KAYE
DB 9810, PG 1307
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-003-000
DUNN RICHARD A
DENISE M
DB 5552, PG 1007
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-002-000
JACKSON
KATHLEEN
DB 9910, PG 1111
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-001-000
SASSER DON W
REVOCABLE TR
ETAL
DB 5131, PG 1996
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-006-001-000
DUNN RICHARD A
DENISE M
DB 5556, PG
1316ZONED-R-10-
RESIDENTIAL
DISTRICT
PAR#R
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ZONED
PAR#R07600-006-290-000
CITRUS COVE
HOA INC
DB 5492, PG 391
ZONED-R-10-RESIDENTIAL
DISTRICT
2347.29'S 50°08'26" W
1
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SETBACK
ES 8 SPACES 21 SPACES 20 SPACES + 1 HC 20 SPACES + 1 HC 20 SPACES + 1 HC 20 SPACES + 1 HC 16 SPACES + 1 HCR
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PAR#R07600-006-043-000
MATAVA GARY J
ETAL
DB 5531, PG 2200
ZONED-B-2-BUSINESS
DISTRICT
7600-006-042-000
TAVA GARY J
ETAL
5531, PG 2200
R-15-RESIDENTIAL
DISTRICT
PAR#R07609-007-001-000
SASSER DON W
REVOCABLE TR
ETAL
DB 5131, PG 1996
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-006-001-000
DUNN RICHARD A
DENISE M
DB 5556, PG
1316ZONED-R-10-
RESIDENTIAL
DISTRICT
PAR#R07610-002-003-000
PEPPER RUBY
DB 9909, PG 413
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07610-002-002-000
STANLEY ALEX T
ETAL
DB 6122, PG 1198
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07610-002-001-000
GURGANIOUS
SHELVA DEANN
DB 1336, PG 1078
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-006-000
RIGGS JERRY T
JR DONNA E
DB 4332, PG 976
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-005-000
ULRICH PAMELA L
DB 5829, PG 1260
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-004-000
HUFFMAN
ROBERT
FRANKLIN
DB 5602, PG 1180
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-003-000
SOFIELD
STEPHEN B II
JANET L
DB 1911, PG 315
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-002-000
WORMAN PHILLIP
H LINDA L
DB 2732, PG 783
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-001-000
MULLEN PATRICK
J DONNA MARIE
DB 1519, PG 820
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07600-006-045-000
RI CS5 LLC
DB 5305, PG 1058
ZONED-B-2-BUSINESS
DISTRICT
S
3
5
°
3
9
'
2
5
"
E
2347.29'S 50°08'26" W
2464.87'N 50°08'26" E
24'
24'
56.1'
VICINITY MAP
SCALE: 1" = 1,000'
NORTH
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SITE
EXISTING SITE DATA
PROJECT ADDRESS:5308 CAROLINA BEACH RD.
PARCEL ID:R07600-006-044-000
TOTAL TRACT AREA:± 9.14 AC
ZONING DISTRICT:R-15, B-2
PROPOSED ZONING:R-10 HIGH DENSITY
LAND CLASSIFICATION:URBAN & GENERAL RES.
OWNER INFORMATION:BENNETT COMMERCIAL PROP, LLC.
6601 MYRTLE GROVE RD.
WILMINGTON, NC 28409
DEVELOPMENT DATA
HIGH-DENSITY RESIDENTIAL DENSITY:17 UNITS/AC
ALLOWABLE UNITS155.4 UNITS
±9.14 AC x 17
PROVIDED UNITS 100 UNITS
PROVIDED DENSITY 10.9 UNITS/AC
100 UNITS/9.14 AC
OPEN SPACE REQUIRED 1.83 AC MIN.
20% x 9.14 AC
15% IMPROVED AREA 1.37 AC MIN.
OPEN SPACE PROVIDED*± 3.76 AC
*EXCLUDES POND SURFACE
IMPROVED AREA + 1.54 AC
GENERAL OPEN SPACE + 2.22 AC
BUILDING HEIGHT35'
(20) 2-STORY BUILDINGS
TOTAL TOWNHOME BEDROOMS300
(100) 3-BR
0 30 60 120 240
SCALE: 1"=60'
GRAPHIC SCALE
REQUIRED PARKING SPACES200
100 units @ 2/unit = 200
PROVIDED PARKING SPACES201
HC Spaces Provided 7
201-300 spaces =
7 spaces required
IMPERVIOUS SURFACES
ROOFTOPS 80,000 SF
PAVEMENT 95,297 SF
SIDEWALKS 11,500 SF
186,797 SF
IMPERVIOUS SURFACE RATIO47%
R-10 Allowed = 50%
SITE INVENTORY NOTES
1.Soils Type: Kr (Kureb sand), Se (Seagate fine sand), Le (Leon sand) & Ly
(Lynn Haven fine sand)
2.This property is not impacted by any AEC.
3.This site is not impacted by any recognized historic or archeological
significance.
4.No cemeteries were evidenced on the site.
5.There is no evidence of jurisdictional wetlands within the proposed
development area.
6.There is no evidence of endangered species or habitat issues on the site.
7.No portion of this property is within a Special Flood Hazard Area as
evidenced on N.C. Flood Map 3720313400J, dated April 3, 2006.
DEVELOPMENT NOTES
1.All development shall be in accordance with the New Hanover County
Zoning Ordinance.
2.Project shall comply with all Federal, State & New Hanover County
regulations.
3.No public R.O.W proposed. All roads/ drives to be private and maintained
by H.O.A.
4.H.O.A. to maintain all open space, buffer areas, stormwater management
elements and parking facilities.
TRAFFIC AND PARKING PLAN
1.All traffic will enter and exit through either road connection located on
Carolina Beach Rd or the stub connection to Antoinette Dr. Connection to
either street is subject to NCDOT approval. Improvements will likely be
required for the Carolina Beach Rd. entrance as a right-in/ right-out only
entrance. There is currently a lighted intersection where Antoinette Dr. and
Carolina Beach Rd. meet.
2.All parking to be handled through a HOA owned/ maintained parking facility
to meet the parking standards set forth in the New Hanover County Zoning
Ordinance.
3.The proposed unit count does not trigger a TIA based on county
requirements.
(5) UNIT, 2 STORY TOWNHOME BUILDING, TYP.;
3 BEDS MAX. PER UNIT
STREET LIGHT, TYP.
FIRE HYDRANT,
TYP.
5' WIDE
SIDEWALK, TYP.
WATER MAIN,
TYP.
STUB CONNECTION
TO ADJACENT
PROPERTY
SEWER MAIN, TYP.
PROPOSED WATER
AND SEWER MAINS TO
TIE INTO EXISTING
MAINS LOCATED ON
CAROLINA BEACH RD
APPROXIMATE LOCATION
OF EXISTING WATER MAIN
APPROXIMATE LOCATION
OF EXISTING HYDRANT
STORM DRAIN
PIPE, TYP.
OPEN SPACE;
0.52 AC
GENERAL OPEN SPACE;
2.22 AC
OPEN SPACE;
0.77 AC
24'
1/4" PER FT
0.5'
1/4" PER FT
6" STONE
UNDER CURBING
1.5'
PAVING NOTE: ALL PAVING THICKNESS WILL BE DETERMINED BASED ON SOILS
DATA. NO TESTING HAS BEEN COMPLETED AT THIS TIME, SO A MINIMUM PAVING
SECTION HAS BEEN PROVIDED AND WILL BE FURTHER EVALUATED WITH THE
AVAILABILITY OF SOILS DATA.
24" CURB & GUTTER
6"- ABC BASE
2"-S9.5B SURFACE
VARIES
SIDEWALK
5' WIDTH - SEE PLAN
SLOPE
18'
1.80% SLOPE
TRAVELWAY PARKING STALL
SLOPE
5'
FOR LOCATION
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20' PERIMETER BUFFER, TYP.
EXISTING VEGETATION TO REMAIN AND COUNT FOR
BUFFER PLANTINGS; TO BE AUGMENTED CONSISTENT
WITH COUNTY STANDARD 3 ROWS OF SHRUBS WHEN
EXISTING VEGETATION FOUND TO BE INSUFFICIENT
EXISTING TREE LINE
TO REMAIN, TYP.
STUB CONNECTION TO ADJACENT
PROPERTY; TO UTILIZE EXISTING
R.O.W STUB TO ANTOINETTE DRIVE
PROPOSED OPEN SPACE
PROPOSED SIDEWALK
PROPOSED 8" WATER MAIN
PROPOSED 8" SEWER MAIN
PROPOSED STORM PIPE
PROPOSED HYDRANT
PROPOSED BLOW-OFF VALVE
PROPOSED MANHOLE
PROPOSED STREET LIGHT
W W
SS
LEGEND
IMPROVED OPEN SPACE;
1.54 AC
50' PROTECTED DRIVEWAY
STEM, AS PER NCDOT
RECOMMENDATION
TURN LANE ADJUSTMENTS TO BE
DETERMINED DURING NCDOT
DRIVEWAY PERMIT PROCESS
Planning Board - October 17, 2018
ITEM: 4 - 9 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 10/17/2018
Other Business
DEPARTMENT: Planning PRESENTER(S):
CONTACT(S):
SUBJECT:
Other Items of Business
BRIEF SUMMARY:
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - October 17, 2018
ITEM: 5