11012018 November 1 2018 PB Agenda PackageAGENDA
N E W H A N O V E R C O U N T Y P LA N N I N G B OA R D
A ssembly R o o m, New Hano ver C ounty Histo ric C ourthouse
24 No rth T hird S treet, R oo m 301
W ilmingto n, N C
M E E T I N G L O C AT I O N : A N D R E M A LL E T T E T R A I N I N G C E N T E R,
N E W H A N O V E R C O U N T Y G O V E R N M E N T C E N T E R, 230
GOV E R N M E N T C E N T E R D R I V E , S U I T E 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
N O V E M B E R 1, 2018 6:00 P M
Meeting Called To Order (Chairman J ordy R awl)
Pledge of Allegiance (K en Vafier, P lanning Manager)
Approval of S pecial Meeting Minutes
RE G UL AR I T E M S O F B US INE S S
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 P ublic Hearing (S taff P resenters: B en A ndrea, Wayne Clark)
Rezoning Request (Z 18-14) – Request by G S P C onsulting, P L L C , applicant, on behalf
of College Road D evelopment P artners, L L C, property owner, to rezone 8.04 acres of
land located in the 2600 block of N. C ollege Road to (C Z D) B -2, C onditional Highway
B usiness District.
2 P ublic Hearing (S taff P resenter: B rad S chuler)
Rezoning R equest (Z18-15) – R equest by McK im & C reed on behalf of the property
owner, S E NC A Properties, L L C, to rezone approximately 14.57 acres of land located in
the 1100 block of Pandion Drive, f rom R-15, Residential District, to (C UD ) R -10,
Conditional Use Residential District, in order to construct a high density development.
3 P ublic Hearing (S taff P resenter: B rad S chuler)
Rezoning R equest (Z18-17) – Request by D esign S olutions on behalf of the property
owner, R ipwood C ompany, L L C, and Terri R ipa Hunnicutt et al, to rezone approximately
5.25 acres of land located in the 600 block of S pring B ranch R oad, at the northwest
corner of N. College Road and ML K P arkway, f rom R-15, R esidential District, to (C Z D)
R-7, C onditional R esidential District, in order to construct a performance residential
development.
4 P ublic Hearing (S taff P resenter: B rad S chuler)
S pecial Use Permit Request (S 18-04) - Request by Design Solutions on behalf of the
property owner, Charles Rudolph Clay, Sr. & Essie Waddell Clay Revocable Living Trust, for
a special use permit for an indoor/outdoor recreation facility on approximately 5.16 acres of
land located in the 4600 block of Gordon Road.
Planning Board - November 1, 2018
NE W HAN O VE R C O UN T Y P LAN N IN G B O AR D
R E Q UE S T F OR B OAR D AC T IO N
ME E T IN G D AT E : 11/1/2018
R egular
D E PART ME N T: P lanning P R E S E N T E R(S ): Ben And rea, C urrent P lanning & Zoning S up ervisor and
Wayne C lark, P lanning & Land Use Directo r
C O N TAC T (S ): Wayne C lark, P lanning & Land Us e Direc tor
S UB J E C T:
P ublic Hearing (Staff Presenters: Ben Andrea, Wayne C lark)
Rezoning Request (Z18-14) – Request by G S P Consulting, P LLC, applicant, on behalf of C ollege Road
Development P artners, LLC, property owner, to rezone 8.04 acres of land located in the 2600 block of N.
College Road to (C ZD) B-2, Conditional Highway B usiness District.
B R IE F S UMMARY:
During agenda package preparation, S taff was informed by the applicant that they intend to provide
updated application materials to streamline their request by the end of the business day, F riday, October
26. If updated materials are received as expected, S taff will make every effort to send a revised staff
report to the Planning Board by the end of Monday.
T he sub ject property was approved fo r an 88-unit apartment develo p ment in an R -10 C ond itional Us e District
(C UD) in May 2016. T he owners rec ently reques ted the p ro p erty be reverted bac k to the R -15 and B-2 zo ning that
was in effect prior to the existing C UD being ap p ro ved p er S ec tion 55.2-6(1) of the Zo ning O rdinanc e. T he
P lanning Bo ard rec o mmended approval o f that req uest at their Augus t 2, 2018 meeting, and the Board o f
C ommissioners continued the req uest after hearing it at their S eptemb er 4, 2018 meeting, c iting c o nc erns ab o ut the
breadth o f us es that c o uld b e permitted b y-right in the B-2 zo ning, includ ing s elf-s to rage.
T he c urrent req uest p ro p o s es a limitation of us es on the p ro p erty as well as limitation on b uilding lo c atio ns and
heights. T he applic ation includ ed a lis t o f us es that wo uld not be p ermitted on the p ro p erty, and when c o mp ared to
the Tab le of P ermitted Us es in the Zo ning O rd inanc e, the res tric ted us e lis t trans lates to a variety o f us es that could
be permitted, inc luding a broad range o f retail, s ervic es , s to rage, mini-wareho using, offic e us es , and others. T he
staff summary inc lud es a lis t o f us es that could b e permitted o n the p ro p erty. T he s ite plan inc luded with the
applic ation ind icates that b etween 75,000 and 150,000 s quare feet of to tal b uilding area is proposed in two areas
with height limits o f 14’ and 24’.
T he s ite plan als o shows a driveway to an area that is o uts ide o f the proposed build ing areas that could
ac commodate a p ermitted us e that wo uld no t req uire a build ing. T his d riveway would require an NC DO T
driveway p ermit, and NC DO T previo usly commented that this area o f the s ite wo uld need to b e acc es s ed internally
and therefo re the propos ed additio nal driveway may not b e p ermitted when a revis ed driveway p ermit applic ation is
reviewed b y NC DO T.
Any proposed us e will be reviewed fo r zo ning c o mp lianc e p rio r to develo p ment. T he Zoning O rdinanc e has
requirements for build ing s etbac ks, buffering, parking, land s caping, and lighting that mus t b e complied with and are
intend ed to mitigate the imp acts from a no n-resid ential us e adjac ent to a res id ential us e.
Traffic impacts will b e analyzed at the time a develo p ment is propos ed. Any us e that exc eeds 100 AM o r P M peak
Planning Board - November 1, 2018
ITEM: 1
ho ur trip s will be required to have an ap p ro ved T I A prior to develo p ment. Even if a T I A is no t req uired,
improvements may be req uired when any proposed us e is reviewed by NC DO T during the driveway p ermitting
proc es s .
T he 2016 C omprehens ive Land Us e P lan classifies the sub ject p ro p erty as C ommunity Mixed Us e. T his P lac e
Type foc uses on s mall-s cale, c o mp ac t, mixed us e develo p ment p atterns that s erve all mod es o f travel and ac t as an
attrac tor fo r c o unty residents and visito rs . Types o f appropriate uses inc lud e offic e, retail, mixed us e, recreatio nal,
c o mmercial, ins titutio nal, and multi-family and s ingle-family res id ential.
S taff conclud es that the proposed B-2 zoning dis tric t is generally C O NS IS T E N T with this p lace type bec ause it
wo uld allow the typ es o f s ervic es fo r nearby res idents rec o mmended in the comprehensive p lan. Us es o f this
property that wo uld p ro vide for the needs o f adjac ent res id ential neighb o rhoods and /or p ro vide higher dens ity
residential ho using to transitio n to the ad jac ent lo wer dens ity res id ential areas wo uld sup p o rt the integration of us es
and d evelopment p atterns encouraged in the C omprehensive P lan. T he req ues ted c o nditio nal B-2 zoning district
c o uld allo w for the types of commerc ial services ap p ropriate for a C ommunity Mixed Us e area at the edge of a
no d e, and d evelopment regulations wo uld require land s c aping b uffers alo ng res idential p ro p erties, vis ually separating
and mitigating any effects for the adjac ent neighborho o d .
S T R AT E G IC P LAN ALIG N ME N T:
Intelligent G rowth and Ec o nomic Develo p ment
R E C O MME N D E D MO T IO N AN D R E QUE S T E D AC T ION S :
S taff rec o mmends ap p ro val and s uggests the following motio n:
Mo tion to rec o mmend ap p ro val, as the Board finds that this reques t fo r a zo ning map amend ment of 8.04 ac res
from (C UD) R -10, C o nditio nal Us e R es id ential Distric t, to a B-2, Highway Bus ines s District, and R -15,
R esidential Dis tric t as desc rib ed is:
1. C ons is tent with the purp o s es and intent o f the C o mmunity Mixed Us e p lace typ e in the 2016 C omprehensive
P lan bec ause the p ro p o s ed B-2 zoning district would allow the types of s ervic es for nearb y res id ents
rec o mmended in the plan.
2. R easonab le and in the p ublic interes t bec ause the cond itional B-2 district would provid e a reasonab le
extens io n o f an exis ting B-2 zoning district while p ro tec ting ad jacent res id ential us es through reduced heights
in the portio ns of the p ro p erty c lo s es t to homes and limitations on p ermitted us es , in addition to the setb acks
and buffers required by the Zo ning O rdinanc e.
C O UN T Y MAN AGE R'S C OMME N T S AN D R E C OMME N DAT ION S : (only Manager)
Planning Board - November 1, 2018
ITEM: 1
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 - November 1, 2018
ITEM: 1 - 1 - 1
Z18-14 Staff Summary 11.1.2018 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 and October 17, 2018 Planning Board meetings.
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 - November 1, 2018
ITEM: 1 - 2 - 1
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 2
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 3
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 4
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 5
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 6
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 7
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 8
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 9
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 10
Z18-14 Staff Summary 11.1.2018 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 - November 1, 2018
ITEM: 1 - 2 - 11
NORTHCHAS E P K Y W
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CUD B-2
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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
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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
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CONSERVATION
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
EMPLOYMENT CENTER
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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
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1
APPLICANT
MATERIALS
Planning Board - November 1, 2018
ITEM: 1 - 6 - 1
Planning Board - November 1, 2018
ITEM: 1 - 6 - 2
Planning Board - November 1, 2018
ITEM: 1 - 7 - 1
Planning Board - November 1, 2018
ITEM: 1 - 7 - 2
Planning Board - November 1, 2018
ITEM: 1 - 7 - 3
Planning Board - November 1, 2018
ITEM: 1 - 7 - 4
Planning Board - November 1, 2018
ITEM: 1 - 7 - 5
Planning Board - November 1, 2018
ITEM: 1 - 7 - 6
Planning Board - November 1, 2018
ITEM: 1 - 7 - 7
Planning Board - November 1, 2018
ITEM: 1 - 7 - 8
Planning Board - November 1, 2018
ITEM: 1 - 7 - 9
Planning Board - November 1, 2018
ITEM: 1 - 7 - 10
Planning Board - November 1, 2018
ITEM: 1 - 7 - 11
Planning Board - November 1, 2018
ITEM: 1 - 7 - 12
Planning Board - November 1, 2018
ITEM: 1 - 7 - 13
Planning Board - November 1, 2018
ITEM: 1 - 7 - 14
PROPOSED
SITE PLAN
Planning Board - November 1, 2018
ITEM: 1 - 8 - 1
Planning Board - November 1, 2018
ITEM: 1 - 8 - 2
Planning Board - November 1, 2018ITEM: 1- 9 - 1
NE W HAN O VE R C O UN T Y P LAN N IN G B O AR D
R E Q UE S T F OR B OAR D AC T IO N
ME E T IN G D AT E : 11/1/2018
R egular
D E PART ME N T: P lanning P R E S E N T E R (S ): Brad S chuler, C urrent P lanner
C O N TAC T (S ): Brad S c huler; Wayne C lark, P lanning & Land Us e Directo r
S UB J E C T:
P ublic Hearing (Staff Presenter: Brad Schuler)
Rezoning Request (Z18-15) – Request by Mc Kim & Creed on behalf of the property owner, S E N C A
P roperties, LLC, to rezone approximately 14.57 acres of land located in the 1100 block of Pandion Drive,
from R-15, Residential District, to (C UD) R-10, Conditional Use Residential District, in order to
construct a high density development.
B R IE F S UMMARY:
At their O ctob er 17, 2 0 1 8 meeting, the P lannin g B oa rd g ranted the applicant’s request to continue th e item to
th e B oard’s N ovemb er meetin g .
Mc Kim & C reed is s eeking to rezo ne 14.57 ac res o f land loc ated at the 1100 bloc k of P andion Drive fro m R -15 to
(C UD) R -10, and a spec ial us e permit to c onstruc t a multi-family d evelopment cons is ting o f 192 units .
T he ap p ro ximately 200-ac re area around the sub ject property was und er unified-owners hip in the 2000s.
Development p lans for p o rtions of the entire site have been sub mitted and reviewed by the C o unty s inc e this time.
T he p lans inc luded the New Hanover R egio nal Medic al C enter and future d evelopment o f a medic al park along US
17. T hes e areas where rezoned to c o nditio nal O &I and B-1 d is tric ts in 2007.
Also originally p ro p o s ed in 2007 was a p reliminary plat fo r S c otts Hill Village, a p erfo rmanc e res id ential
develo p ment which at the time s o ught to co ns truc t 156 single-family units and 144 multi-family units. T he areas
proposed fo r multi-family in that preliminary p lat inc luded the s ubjec t property and the p ro p erty whic h has been
develo p ed as the C o as tal P reparato ry Ac ad emy. In 2014, S c otts Hill Village received preliminary plat approval fo r
226 s ingle-family units (that p lat d id not inc lude the s ubjec t pro p erty o r the property develo p ed as the C oastal
P reparato ry Ac ad emy). C urrently, two p hases of S c otts Hill Village have been platted cons is ting o f 68 lo ts.
T he proposed ap artment c o mp lex will c o nsist o f 36 one-b ed ro o m units , 84 two -b ed ro o m units, and 72 three-
bedroom units . T he Zoning O rd inance req uires opaque buffers to be provid ed along p ro p erty lines that ab ut
residential us es and zoning. In ad d ition, the ap artment build ings mus t be s etbac k a d is tance equal to the build ing’s
height (38 feet) where ad jac ent to existing detached res id ential develo p ment. Due to existing utility and acc es s
easements loc ated alo ng two o f the three bord ers o f the s ite, the imp ervious s urfac es (inc luding parking lo ts) and
build ings are s etbac k at minimum 70 and 150 feet, res p ec tively, from the s outhern and western p ro p erty lines .
Ac cess is provid ed to the s ub ject property by P and io n Drive (P rivate) which c o nnects to US 17 via S cotts Hill
Med ical Drive (P rivate) and S c o tts Hill Lo o p R oad (S R 1571). T he s ub ject property is a p art o f an assoc iation
respons ib le for the maintenanc e o f P and io n Drive and S cotts Hill Med ical Drive. T he as s o c iatio n is made up o f
eight lots and includ es the o wners of S cotts Hill Village, C oastal P reparato ry Ac ad emy, S cotts Hill Med ical P ark,
and the New Hanover R egio nal Medic al C enter.
Planning Board - November 1, 2018
ITEM: 2
A Traffic Impac t Analys is (T I A) was c ompleted for the p ro ject and has been ap p ro ved b y the W MP O and
NC DO T. T he ro ad way imp ro vements required for the projec t includ e ins tallation o f a new northbound to
southb o und U-turn lane and U-turn bulb o n US 17 just s o uth of S c o tts Hill Loop R oad and retiming o f the s ignals
along US 17.
T he 2016 C omprehens ive P lan d es ignates the sub ject property as G eneral R esidential, the intent of whic h is to
provid e o p p o rtunities for s imilar lo wer dens ity res id ential develo p ment and s upportive c o mmercial, c ivic , and
rec reational d evelop ment. T he pro p erty is als o loc ated immediately ad jac ent to the C ommunity Mixed P lace Type,
whic h foc uses o n small-sc ale, c ompac t, mixed us e develo p ment patterns that s erve all mod es o f travel and act as an
attrac tor fo r c o unty residents and visito rs .
Becaus e of the general nature o f plac e typ e borders, whic h were no t intend ed to be abs olute and fixed like zoning
districts , p arcels loc ated in p ro ximity to the b o und aries between plac e typ es c o uld b e appropriately develo ped in
ac cordance with either plac e type. T his allo ws fo r site-s p ecific features and evolving develo p ment p atterns in the
surro und ing area to b e c o nsidered.
W hile the p ro p o s ed d evelopment is no t cons is tent with the G eneral R esidential plac e typ e, it is generally
C O N S IS T E N T with the C omprehensive P lan’s intent of provid ing an o rd erly trans ition of us es from higher
intens ity to lo wer intens ity areas and provid ing for a range o f ho us ing types. T he p ro p o s ed d evelopment is als o
c o nsistent with the recommend ed us es and dens ities of the C ommunity Mixed Us e p lace typ e adjac ent to the s ite.
S T R AT E G IC P LAN ALIG N ME N T:
Intelligent G rowth and Ec o nomic Develo p ment
R E C O MME N D E D MO T IO N AN D R E QUE S T E D AC T ION S :
C O NDI T I O NAL US E ZO NI NG DI S T R I C T
S taff rec o mmends ap p ro val o f the C o nditional Us e Zo ning Dis tric t and s ugges ts the fo llo wing mo tion:
Mo tion to rec o mmend ap p ro val, as the Bo ard finds that this reques t fo r a zo ning map amend ment of 14.57 acres
from R -15 to a C o nditio nal Us e R -10 d is tric t, as des c rib ed is :
1. C ons is tent with the purp o s es and intent of the 2016 C o mp rehens ive P lan b ecaus e the p ro p o s al wo uld
provid e an orderly transitio n o f us es from higher intens ity to lower intens ity areas and p ro vide fo r a range of
ho using typ es .
2. R easonab le and in the p ublic interest bec aus e the p ro p o s ed develo p ment will c o nnect to water and s ewer
services, is acc es s ed by c o llecto r streets and a highway o p erating at an acc ep table Level o f S ervice, and will
ins tall ro ad way improvements that mitigate the traffic generated b y the develo p ment.
S P EC I AL US E P ER MI T
Example Motion for Approval:
M otion to recommend approval, as the B oard finds that this application for a S pecial U se P ermit meets the four
required conclusions based on the findings of fact included in the S taff S ummary.
Planning Board - November 1, 2018
ITEM: 2
[O P T I O NAL] Also, that the fo llo wing conditio ns b e added to the develo p ment:
[List C ond itions ]
Example Motion for Denial:
Mo tion to deny, as the P lanning Bo ard cannot find that this propos al:
1. Will not materially endanger the pub lic health or s afety;
2. Meets all required c o nditio ns and s p ecific atio ns o f the Zo ning O rdinanc e;
3. Will not sub s tantially injure the value of ad jo ining o r abutting property;
4. Will b e in harmo ny with the s urro und ing area, and is in general c o nformity of the plans of d evelopment fo r
New Hano ver C o unty.
[S ta te the fin d ing(s) that th e application does not m eet a n d in clude rea son s to wh y it is not b eing met]
C O UN T Y MAN AGE R'S C OMME N T S AN D R E C OMME N DAT ION S : (only Manager)
Planning Board - November 1, 2018
ITEM: 2
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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 1 - 2
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit meets the
four required conclusions based on the findings of fact included in the Staff Summary.
[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 - November 1, 2018
ITEM: 2 - 1 - 3
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 1
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 2
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 3
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 4
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 5
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 6
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 7
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 8
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 9
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 2 - 10
Z18-15 Staff Summary PB 11.1.2018 Page 11 of 12
PLANNING BOARD ACTION
At their October 17, 2018 meeting, the Planning Board granted the applicant’s request to continue
the item to the Board’s November 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 - November 1, 2018
ITEM: 2 - 2 - 11
Z18-15 Staff Summary PB 11.1.2018 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 - November 1, 2018
ITEM: 2 - 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
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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
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Indicates Conditional Use District (CUD)
Indicates Conditional Zoning District (CZD)
Incorporated Areas SHOD
Zoning Districts
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Water Main
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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
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APPLICANT
MATERIALS
Planning Board - November 1, 2018
ITEM: 2 - 6 - 1
Planning Board - November 1, 2018
ITEM: 2 - 6 - 2
Planning Board - November 1, 2018
ITEM: 2 - 7 - 1
Planning Board - November 1, 2018
ITEM: 2 - 7 - 2
Planning Board - November 1, 2018
ITEM: 2 - 7 - 3
Planning Board - November 1, 2018
ITEM: 2 - 7 - 4
Planning Board - November 1, 2018
ITEM: 2 - 7 - 5
Planning Board - November 1, 2018
ITEM: 2 - 7 - 6
Planning Board - November 1, 2018
ITEM: 2 - 7 - 7
Planning Board - November 1, 2018
ITEM: 2 - 7 - 8
Planning Board - November 1, 2018
ITEM: 2 - 7 - 9
Planning Board - November 1, 2018
ITEM: 2 - 7 - 10
Planning Board - November 1, 2018
ITEM: 2 - 7 - 11
Planning Board - November 1, 2018
ITEM: 2 - 7 - 12
Planning Board - November 1, 2018
ITEM: 2 - 7 - 13
Planning Board - November 1, 2018
ITEM: 2 - 7 - 14
Planning Board - November 1, 2018
ITEM: 2 - 7 - 15
Planning Board - November 1, 2018
ITEM: 2 - 7 - 16
Planning Board - November 1, 2018
ITEM: 2 - 7 - 17
PROPOSED
SITE PLAN
Planning Board - November 1, 2018
ITEM: 2 - 8 - 1
Planning Board - November 1, 2018
ITEM: 2 - 8 - 2
Planning Board - November 1, 2018ITEM: 2- 9 - 1
COMMUNITY
COMMENTS
Planning Board - November 1, 2018
ITEM: 2 - 10 - 1
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Planning Board - November 1, 2018
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ITEM: 2 - 11 - 1
Planning Board - November 1, 2018
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Planning Board - November 1, 2018
ITEM: 2 - 12 - 2
Planning Board - November 1, 2018
ITEM: 2 - 13 - 1
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0.125mi 00.40.80.2km1:10,000 New Hanover County, NCNHC GIS
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Planning Board - November 1, 2018
ITEM: 2 - 13 - 3
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Recipient:bschuler@nhcgov.com , bandrea@nhcgov.com
Letter:Greetings,
Anti-Rezoning Petition on Pandion Drive for Apartment Complex
Planning Board - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 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 - November 1, 2018
ITEM: 2 - 14 - 24
NE W HAN O VE R C O UN T Y P LAN N IN G B O AR D
R E Q UE S T F OR B OAR D AC T IO N
ME E T IN G D AT E : 11/1/2018
R egular
D E PART ME N T: P lanning P R E S E N T E R (S ): Brad S chuler, C urrent P lanner
C O N TAC T (S ): Brad S c huler; Wayne C lark, P lanning & Land Us e Directo r
S UB J E C T:
P ublic Hearing (Staff Presenter: Brad Schuler)
Rezoning Request (Z18-17) – Request by Design S olutions on behalf of the property owner, Ripwood
Company, LLC, and Terri Ripa Hunnicutt et al, to rezone approximately 5.25 acres of land located in the
600 block of S pring B ranch Road, at the northwest corner of N. College Road and MLK Parkway, from
R-15, Residential D istrict, to (C ZD) R-7, Conditional Residential District, in order to construct a
performance residential development.
B R IE F S UMMARY:
Design S olutions is seeking to rezo ne 5.25 ac res o f land lo cated at the NW corner o f N. C o llege R oad and ML K
P arkway from R -15 to (C ZD) R -7 in o rd er to c ons truc t a townho me develo p ment c o nsisting of 30 units .
U nder the performance residential standards, the subject property would be permitted a maximum of 13 dwelling units
in the current R -15 district, and 32 dwelling units in the R -7 district. T he applicant's proposal is for a maximum of 30
dwelling units.
A detached single-family dwelling typically generates about one trip during the P M peak hour. According to the
I nstitute of T ransportation E ngineers T rip G eneration M anual, townhome units typically generate less trips than single-
family dwellings. As a result, although the proposal increases the number of dwelling units by 17, the number of trips
expected to be generated from the additional units is estimated to be 7 in the P M peak. A driveway permit from
N C D O T is required for the development.
Access is provided to the subject property by S pring B ranch R oad which connects to N . C ollege R oad via S pring View
D r iv e . T he N C S tate Transportation I mprovement P rogram includes two projects (U -5792 & U -5881) that will
upgrade C ollege R oad from G ordon R oad to N ew C entre D rive. N C D O T ’s recommended plans for the projects
includes converting certain intersections along C ollege R oad into interchanges, including at M L K P arkway and K ings
D rive.
T he S T I P projects will also close existing accessways to College R oad. S pecifically, S pring View D rive, K enningston
S treet, and K ings G rant R oad will be converted into cul-de-sacs. T raffic from the existing neighborhoods would have
to utilize K ings D rive to access C ollege R oad. T his intersection will be converted to an interchange in order to
accommodate the additional traffic. T he interchange is currently designed with C ollege R oad overpassing the
intersection. A roundabout will be installed under the bridge which will allow for the existing signal at the intersection to
be removed, permitting free flow east and west movements.
T he 2016 C omprehensive P lan designates the subject property as General R esidential. T his place type focuses on
lower-density housing and associated civic and commercial services. T he proposed R -7 townhome rezoning is generally
C O N S I S TEN T with the 2016 C omprehensive P lan because it provides residential development in line with the density
and housing type recommendations for the General R esidential place type and contributes to housing type diversity.
Planning Board - November 1, 2018
ITEM: 3
S T R AT E G IC P LAN ALIG N ME N T:
Intelligent G rowth and Ec o nomic Develo p ment
R E C O MME N D E D MO T IO N AN D R E QUE S T E D AC T ION S :
S taff rec o mmends ap p ro val o f the ap p lication and s ugges ts the following motio n:
Mo tion to rec o mmend ap p ro val, as the Bo ard finds that this reques t fo r a zo ning map amend ment of ap p ro ximately
5.25 acres fro m the R -15 district, to a C onditio nal R -7 d is tric t, as d es cribed is :
1. C o nsistent with the purposes and intent of the 2016 C omprehensive P lan because the proposal provides housing
at densities consistent with what is encouraged for the area.
2. R easonab le and in the public interest because the proposed development will increase the diversity of housing
by providing for an additional housing type in the area.
C O UN T Y MAN AGE R'S C OMME N T S AN D R E C OMME N DAT ION S : (only Manager)
Planning Board - November 1, 2018
ITEM: 3
SCRIPT for Conditional Zoning District Application (Z18-17)
Request by Design Solutions on behalf of the property owner, Ripwood Company, LLC, and Terri Ripa
Hunnicutt et al, to rezone approximately 5.25 acres of land located in the 600 block of Spring Branch
Road, at the northwest corner of N. College Road and MLK Parkway, from R-15, Residential District,
to (CZD) R-7, Conditional Residential District, in order to construct a performance residential
development.
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
approximately 5.25 acres from the R-15 district, to a Conditional R-7 district, as described is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the proposal provides
housing at densities consistent with what is encouraged for the area.
2. Reasonable and in the public interest because the proposed development will increase the diversity of
housing by providing for an additional housing type in the area.
Alternative Motion for Approval/Denial:
Motion to recommend [Approval/Denial], as the Board finds that this request for a zoning map amendment
of approximately 5.25 acres from the R-15 district, to a Conditional R-7 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 relations hip of uses, applicable plans, or
balancing benefits and detriments].
Conditions: [List any agreed upon conditions]
Planning Board - November 1, 2018
ITEM: 3 - 1 - 1
Z18-17 Staff Summary PB 11.1.2018 Page 1 of 9
STAFF SUMMARY FOR Z18-17
CONDITIONAL ZONING DISTRICT APPLICATION
APPLICATION SUMMARY
Case Number: Z18-17
Request:
Conditional R-7 Zoning District in order to construct a performance residential development
Applicant: Property Owner(s):
Cindee Wolf, Design Solutions Ripwood Company, Inc. & Terri Ripa Hunnicutt
ETAL
Location: Acreage:
NW corner of N. College Road and MLK
Parkway, 600 block of Spring Branch Road 5.25
PID(s): Comp Plan Place Type:
R04900-001-014-000; R04220-011-002-
000; R04220-011-001-000; R04908-004-
005-000; R04908-004-004-000.
General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Performance residential subdivision
Current Zoning: Proposed Zoning:
R-15 (CZD) R-7
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential (Spring View) R-15
East College Road, Single-Family Residential (Crestwood) R-15
South MLK Parkway, Electrical Substation, Corning Industrial (City)
West Undeveloped, Single-Family Residential (Spring View) R-15
Planning Board - November 1, 2018
ITEM: 3 - 2 - 1
Z18-17 Staff Summary PB 11.1.2018 Page 2 of 9
ZONING HISTORY
July 1, 1972 Initially zoned R-15 (Area 9A)
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 Murrayville
Schools Wrightsboro Elementary, Eaton Elementary, Holly Shelter Middle, and
Laney High schools
Recreation Kings Grant Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The Conservation Overlay District indicates that swamp forest may be
present in the southwestern corner of the site, however the according to the
applicant, there is no evidence of wetlands on the property. The location of
wetlands will be verified during the TRC review process.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - November 1, 2018
ITEM: 3 - 2 - 2
Z18-17 Staff Summary PB 11.1.2018 Page 3 of 9
PROPOSED SITE PLAN
This application proposes to construct a performance residential development consisting of
30 townhomes.
The proposal of 30 units on the 5.25-acre property equates to 5.7 dwelling units an acre.
Under the performance residential standards, the subject property would be permitted a
maximum of 13 dwelling units in the current R-15 district, and 32 dwelling units in the R-7
district.
R-15 R-7 Proposed CZD
Min Lot Size
(Conventional) 15,000 sf 7,000 sf N/A
Max Density
(Performance) 2.5 du/ac 6 du/ac 5.7 du/ac
Max Dwelling
Units for Subject
Property
(Performance)
13 32 30
Proposed Conceptual Site Plan
Planning Board - November 1, 2018
ITEM: 3 - 2 - 3
Z18-17 Staff Summary PB 11.1.2018 Page 4 of 9
TRANSPORTATION
Access is provided to the subject property by Spring Branch Road (SR 2059) which connects
to N. College Road (NC 132/US 117) via Spring View Drive (SR 1378).
Trip Generation
LAND USE (ITE Code) INTENSITY AM PEAK PM PEAK
Residential Townhome (220) 30 units 15 20
As currently zoned, R-15, the subject site would be permitted a maximum of 13 dwelling
units under the performance residential standards. A detached single-family dwelling
typically generates about one trip during the PM peak hour. According to the Institute of
Transportation Engineers Trip Generation Manual, townhome units typically generate less
trips than single-family dwellings. As a result, although the proposal increases the number
of dwelling units by 17, the number of trips expected to be generated from the additional
units is estimated to be 7 in the PM peak.
Traffic Counts – February 28, 2018
Road Location Volume Capacity V/C
College Road
South of MLK Parkway 46,857 52,732 0.89
South of Gordon Road 34,521 51,867 0.67
The NC STIP includes a project to make improvements at the adjacent intersection of N.
College Road and MLK Parkway, specifically by converting it into an interchange.
According to the current plans for the roadway project, additional right-of-way will likely
be required from the subject site. The site plan has been designed to accommodate the
land needed for the roadway project. Additional information is provided below.
Planning Board - November 1, 2018
ITEM: 3 - 2 - 4
Z18-17 Staff Summary PB 11.1.2018 Page 5 of 9
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. Wilmington
Christian Academy
Expansion
153 Pre-K students and
associated staff
Approved September 14,
2016
2018 Build Out Year
Planning Board - November 1, 2018
ITEM: 3 - 2 - 5
Z18-17 Staff Summary PB 11.1.2018 Page 6 of 9
The TIA recommended improvements be completed at certain intersections in the area. The
notable recommendations consisted of:
Installation of turn lanes along Kenningston Street at the site’s driveways.
*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:
None
Development Status: Completed without the recommended improvements
2. Academy Sports
(located south of
MLK within the City
of Wilmington)
82,000 sf of retail Approved April 10, 2017
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Modifying the signal plan at the Market Street and N. College southbound ramps
intersection.
Nearby Proposed Developments included within the TIA:
None
Development Status: Completed
Nearby NC STIP Projects:
U-5792 & U-5881
o The NC State Transportation Improvement Program includes two projects (U-5792
& U-5881) that will upgrade College Road from Gordon Road to New Centre Drive.
NCDOT’s recommended plans for the projects includes converting certain
intersections along College Road into interchanges, including at MLK Parkway and
Kings Drive.
o The STIP projects will also close existing accessways to College Road. Specifically,
Spring View Drive, Kenningston Street, and Kings Grant Road will be converted into
cul-de-sacs. Traffic from the existing neighborhoods would have to utilize Kings
Drive to access College Road. This intersection will be converted to an interchange
in order to accommodate the additional traffic. The interchange is currently
designed with College Road overpassing the intersection. A roundabout will be
installed under the bridge which will allow for the existing signal at the intersection
to be removed, permitting free flow east and west movements.
Planning Board - November 1, 2018
ITEM: 3 - 2 - 6
Z18-17 Staff Summary PB 11.1.2018 Page 7 of 9
Proposed NCDOT Improvements Along College Road (STIP U-5792 & U-5881):
ENVIRONMENTAL
A small portion of the southwestern portion of the property, approximately 2,000 square
feet in area, is within the AE Special Flood Hazard Area, however, no buildings are
proposed within this area.
The property does not contain any Natural Heritage Areas.
The property is within the Smith Creek (C;Sw) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class II (moderate limitation) and Class IV (unsuitable) soils.
However, the Zoning Ordinance requires the development to be served by public water
and sewer.
Planning Board - November 1, 2018
ITEM: 3 - 2 - 7
Z18-17 Staff Summary PB 11.1.2018 Page 8 of 9
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 General Residential
Place Type
Description
Focuses on lower-density housing and associated civic and commercial
services. Typically, housing is single-family or duplexes, though low-density
multi-family residential is included as an appropriate use. Commercial uses
should be limited to strategically located office and retail spaces, while
recreation and school facilities are encouraged throughout.
Analysis
The intent of the General Residential place type is to provide opportunities
for similar lower density housing and associated services. The
Comprehensive Plan indicates that single family residential and duplexes
are typical, but it also lists multi-family residential (including the type of
attached townhomes that are proposed) as appropriate for this place type.
The plan also aims to increase the diversity of housing types as a strategy
for providing housing for residents at different income levels. The proposed
R-7 development would provide residential housing within the density range
anticipated for this place type (up to 6 dwelling units/acre).
Planning Board - November 1, 2018
ITEM: 3 - 2 - 8
Z18-17 Staff Summary PB 11.1.2018 Page 9 of 9
Consistency
Recommendation
The proposed R-7 townhome rezoning is generally CONSISTENT with the
2016 Comprehensive Plan because it provides residential development in
line with the density and housing type recommendations for the General
Residential place type and contributes to housing type diversity.
STAFF RECOMMENDATION
Staff recommends approval of the application with one condition. Staff concludes that the
application is:
1. Consistent with the purposes and intent of the 2016 Comprehensive Plan because the
proposal provides housing at densities consistent with what is encouraged for the area.
2. Reasonable and in the public interest because the proposed development will increase the
diversity of housing by providing for an additional housing type in the area.
Planning Board - November 1, 2018
ITEM: 3 - 2 - 9
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Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-17 600 block
Spring Branch Rd
R-15/
Undeveloped
(CZD) R-7/
Performance Residential
1
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Z18-17
Z18-17
Neighboring Parcels
108 CRESTWOOD DR S 4708 MILFORD RD
109 CRESTWOOD DR N 521 COLLEGE RD N
112 CRESTWOOD DR S 575 COLLEGE RD N
116 CRESTWOOD DR S 615 COLLEGE RD N
120 CRESTWOOD DR S 616 COLLEGE RD N
4621 RIPLEE DR 617 COLLEGE RD N
4622 RIPLEE DR 619 COLLEGE RD N
4625 RIPLEE DR 620 COLLEGE RD N
4626 RIPLEE DR 623 COLLEGE RD N
4629 RIPLEE DR 626 COLLEGE RD N
4630 RIPLEE DR 627 COLLEGE RD N
4630 SPRING VIEW DR 628 COLLEGE RD N
4633 RIPLEE DR 631 COLLEGE RD N
4634 RIPLEE DR 631 SPRING BRANCH RD
4634 SPRING VIEW DR 632 SPRING BRANCH RD
4637 RIPLEE DR 635 COLLEGE RD N
4638 RIPLEE DR 636 SPRING BRANCH RD
4638 SPRING VIEW DR 639 COLLEGE RD N
4642 RIPLEE DR 639 SPRING BRANCH RD
4649 SPRING VIEW DR 640 SPRING BRANCH RD
4701 MILFORD RD 701 COLLEGE RD N
4702 MILFORD RD 701 SPRING BRANCH RD
4703 MILFORD RD 710 COLLEGE RD N
4705 MILFORD RD 714 COLLEGE RD N
4706 MILFORD RD 902 E LITCHFIELD WAY
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-17 600 block
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Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
Z18-17 600 block
Spring Branch Rd
R-15/
Undeveloped
(CZD) R-7/
Performance Residential
1
Miles
Z18-17
URBAN MIXED USE
RURAL RESIDENTIAL
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
CONSERVATION
COMMUNITY MIXED USE
COMMERCE ZONE
Place Types
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APPLICANT
MATERIALS
Planning Board - November 1, 2018
ITEM: 3 - 6 - 1
Planning Board - November 1, 2018
ITEM: 3 - 6 - 2
Planning Board - November 1, 2018
ITEM: 3 - 7 - 1
Page 4 of 7
Conditional Zoning District Application – Updated 5/2017
Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: ______________________ Total Acreage of Proposed District: __________
Only uses allowed by right in the corresponding General Use District are eligible for consideration within a Conditional
Zoning District. Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose
of the district, and a project narrative (please provide additional pages if needed).
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Proposed Condition(s)
Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the
development and use of the property than the corresponding General Use District regulations may be added. These
conditions may assist in mitigating the impacts the proposed development may have on the surrounding community.
Please list any conditions proposed to be placed on the Conditional Zoning District below. Staff, the Planning Board,
and Board of Commissioners may propose additional conditions during the review process.
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(CZD)R-7 5.25 AC.
ThepurposeoftheR-7districtistoencouragemediumdensitydevelopmentwhereadequateservicesarealready
available.Attachedhousingispermittedintheresidentialdistrictsbyperformancedevelopmentstandards.The
townhomestyleofdevelopmentaddsanalternativehousingoptioninthisareaoftheCountythathashistorically
beenlimitedtosingle-familyhomesonlargerlots.
Referencethesiteplanforprojectlayout.Alllandscapingrequirementsforanattachedhousingprojectwouldbe
appliedtoaddshading,visualinterestandaestheticquality.
Planning Board - November 1, 2018
ITEM: 3 - 7 - 2
Page 5 of 7
Conditional Zoning District Application – Updated 5/2017
Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of
the Institute of Transportation Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed
for all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this
application.
ITE Land Use: _________________________________________________________________________________
Trip Generation Use and Variable (gross floor area, dwelling units, etc.): __________________________________
AM Peak Hour Trips: ___________________________ PM Peak Hour Trips: ______________________________
CONSIDERATION OF A CONDITIONAL ZONING DISTRICT
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County Land Use Plan and the Zoning Ordinance objective and where only a specific
use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of very
dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can
create a more orderly transition benefiting all affected parties and the community-at-large. The applicant must
explain, with reference to attached plans (where applicable), how the proposed Conditional Use Zoning District
meets the following criteria.
1. How would the requested change be consistent with the County’s policies for growth and development? (For
example: the Comprehensive Plan and applicable small area plans)
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2. How would the requested Conditional Zoning District be consistent with the property’s classification on the
Future Land Use Map located within the Comprehensive Plan?
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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?
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230-RESIDENTIALCONDO /TOWNHOME
PERUNIT @ 30UNITS
13 16
Thepoliciesforgrowthanddevelopmentencouragesafeandaffordablehousingtobeavailabletoevery
citizen.SustainabilityoftheCountydependsonsensiblein-fillandmaximizinguseoflandsalready
accessibletourbanservices.Increaseddensityofdevelopmentnotonlyaddstothetaxbase,butmakes
betteruseoftheexistinginfrastructure.
Rezoningthispropertyformoderatedensityprovidesalternativehousingopportunitiesinanareathat
alreadyhaspublicservicesavailabletoit.Clusteringbyperformancestandardsallowsformoreopen
commonarea.
SincetheoriginalSpringViewneighborhoodwascreated,theconstructionofI-40asanextensionofN
CollegeRoad,andofMLKParkway,hasmadethisvicinitymoreattractiveforhousingopportunitiesbecause
oftheincreasedeaseofcommutingfromhometojobsandservices.Addingmodestincreaseofdensityfor
newdevelopmentisnotuncommon.
Planning Board - November 1, 2018
ITEM: 3 - 7 - 3
Planning Board - November 1, 2018
ITEM: 3 - 7 - 4
Planning Board - November 1, 2018
ITEM: 3 - 7 - 5
Planning Board - November 1, 2018
ITEM: 3 - 7 - 6
Legal Description for
Conditional Zoning District
Beginning at a point along the eastern boundary of Spring Branch Road, a 60’ public right‐of‐
way; said point being at the southwestern corner of “Lot 13 – Spring View / Section 2,” a
division recorded among the land records of the New Hanover County Registry in Map Book 8,
at Page 50; and running thence:
South 79043’ East, 192.38 feet to a point; thence
South 10017’ West, 3.00 feet to a point; thence
South 79043’ East, 175.00 feet to a point in the western boundary of North College Road (NC
Hwy. 132, a public right‐of‐way; thence with that right‐of‐way,
South 10017’ West, 115.00 feet to a point; thence
North 79043’ West, 15.57 feet to a point; thence
South 10017’ West, 269.23 feet to a point; thence
South 59025’18” West, 115.82 feet to a point; thence
North 79043’ West, 71.83 feet to a point; thence
North 8305025” West, 382.12 feet to a point; thence leaving the right‐of‐way,
North 07028’31” East, 286.91 feet to a point; thence
North 03043’ West, 36.00 feet to a point; thence
North 86017’ East, 240.00 feet to a point at the eastern terminus of Spring Branch Road;
thence with that eastern right‐of‐way,
North 03043’ West, 32.00 feet to a point; thence
Along a curve to the right, having a Radius of 537.13 feet and Length of 81.03 feet, a Chord of
North 00036’28” East, 81.01 feet to the point and place of beginning, containing 5.25
acres, more or less.
Planning Board - November 1, 2018
ITEM: 3 - 7 - 7
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REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Spring Ridge Townhomes
Proposed Zoning: R-15 to R-7 (CZD)
The undersigned hereby certifies that written notice of a community meeting on the above
zoning application was given to the adjacent property owners set forth on the attached list by
first class mail, and provided to the Planning Department for notice of the Sunshine List on
September 5, 2018 and again on September 20, 2018 due to postponement from the storm
event. Copies of those written notices are also attached.
The meeting was held at the following time and place: Thursday, October 4, 2018;
6:30 p.m.; at the Spring View Baptist Church, 801 N College Road.
The persons in attendance at the meeting were: Reference attached sign-in List
The following issues were discussed at the meeting: A brief explanation of the plan and
particulars about Conditional Zoning Districts was given. The majority of the conversation
revolved around traffic trying to leave the neighborhood in the mornings from either Spring
View Drive or Kings Drive – particularly due to the Wilmington Christian Academy drop-offs.
The future installation of an overpass at the N College Road & MLK Parkway was also
discussed.
As a result of the meeting, the following changes were made to the petition: No changes were
made to the concept layout, but the plan was better detailed and labeled.
Date: October 6, 2018
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - November 1, 2018
ITEM: 3 - 7 - 9
Planning Board - November 1, 2018
ITEM: 3 - 7 - 10
Planning Board - November 1, 2018
ITEM: 3 - 7 - 11
Planning Board - November 1, 2018
ITEM: 3 - 7 - 12
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PROPERTY OWNERMAILING ADDRESSCITY / STATE / ZIPSITUS LOCATION
ALDERMAN DANIEL G JR CAROLYN S4637 RIPLEE DR WILMINGTON, NC 284054637 RIPLEE DR WILMINGTON
ALLEN CHARLES4701 MILFORD RD WILMINGTON, NC 284054701 MILFORD RD WILMINGTON
BLANCHARD MICHAEL DEBORAH A4922 NORTHEASTERN DR WILMINGTON, NC 284094642 RIPLEE DR WILMINGTON
BLASZKA WILLIAM ETAL626 COLLEGE RD NWILMINGTON, NC 28405626 COLLEGE RD N WILMINGTON
BREWER JERRY JASON JR ETAL4638 RIPLEE DR WILMINGTON, NC 284054638 RIPLEE DR WILMINGTON
BYSTROM LAUREN L CARL E639 SPRING BRANCH RD WILMINGTON, NC 28405639 SPRING BRANCH RD WILMINGTON
CAPE COTTAGES HOA INC2002 EASTWOOD RD #202WILMINGTON, NC 28405705 SUMMERTIME LN WILMINGTON
CATLIN JOHN CATHERINE4703 MILFORD RD WILMINGTON, NC 284054703 MILFORD RD WILMINGTON
CHESTNUT STREET PARTNERS LP1 MUSCOGEE AVE NWATLANTA, GA 30305620 COLLEGE RD N WILMINGTON
CHESTNUT STREET PARTNERS LP1 MUSOGEE AVE NWATLANTA, GA 30305616 COLLEGE RD N WILMINGTON
CORBETT JOSEPH N BRENDA D632 SPRING BRANCH RD WILMINGTON, NC 28405632 SPRING BRANCH RD WILMINGTON
CORNING INCORPORATED1 RIVERFRONT PLZCOARNING, NY 14831521 COLLEGE RD N WILMINGTON
COSTIN EBERN MARGARET REV LIV TR4622 SPRING VIEW DR WILMINGTON, NC 284054622 SPRING VIEW DR WILMINGTON
DODSON LIONEL A LEILA H4649 SPRING VIEW DR WILMINGTON, NC 28405 4649 SPRING VIEW DR WILMINGTON
DOVER CLARENCE W SHIRLEY M701 COLLEGE RD NWILMINGTON, NC 28405701 COLLEGE RD N WILMINGTON
FANTAUZZI SIGFREDO A4706 MILFORD RD WILMINGTON, NC 284054706 MILFORD RD WILMINGTON
FOSTER MARK JOSEPH4634 RIPLEE DR WILMINGTON, NC 284054634 RIPLEE DR WILMINGTON
FREEMAN LAUREN MEADOWS714 COLLEGE RD NWILMINGTON, NC 28405714 COLLEGE RD N WILMINGTON
GRIECO JULIE CHERYL ANTHONY V116 CRESTWOOD DR SWILMINGTON, NC 28405116 CRESTWOOD DR S WILMINGTON
HOWARD LOUIS J JR JOHNNIE C4633 RIPLEE DR WILMINGTON, NC 284054633 RIPLEE DR WILMINGTON
HUFHAM CHRISTOPHER D ROBIN A4622 RIPLEE DR WILMINGTON, NC 28405 4622 RIPLEE DR WILMINGTON
KENNEDY ELBERT H FAY M4629 RIPLEE DR WILMINGTON, NC 284054629 RIPLEE DR WILMINGTON
KEYS STEPHEN M4617 RIPLEE DRWILMINGTON, NC 284054617 RIPLEE DR WILMINGTON
LEWIS CYNTHIA THOMAS4708 MILFORD RD WILMINGTON, NC 284054708 MILFORD RD WILMINGTON
MCCOY WINFRED S117 MARSH FIELD DR WILMINGTON, NC 284114621 RIPLEE DR WILMINGTON
MESSER TOM E NANCY VIVIAN640 SPRING BRANCH RD WILMINGTON, NC 28405640 SPRING BRANCH RD WILMINGTON
MOORE JERRY E TRACY G4702 MILFORD RD WILMINGTON, NC 284054702 MILFORD RD WILMINGTON
NC DEPT OF TRANSPORTATION5501 BARBADOS BLV CASTLE HAYNE, NC 28429120 CRESTWOOD DR S WILMINGTON
NORRIS CARLYLE T LIFE ESTATE4209 EDNA BUCK RD CASTLE HAYNE, NC 28429635 COLLEGE RD N WILMINGTON
NYGREN ERIC N530 STARMOUNT LN HENDERSONVILLE, NC 287914626 SPRING VIEW DR WILMINGTON
OXENDINE DAWN M ETAL4630 RIPLEE DR WILMINGTON, NC 284054630 RIPLEE DR WILMINGTON
PARHAM NECIE L LIFE ESTATE639 COLLEGE RD NWILMINGTON, NC 28405639 COLLEGE RD N WILMINGTON
PEPPIN DORIS WATSON ETAL1181 CARLTON CT APT 104FORT PIERCE, FL 34949701 SPRING BRANCH RD WILMINGTON
PETERSON CHARLES L GEORGIA4626 RIPLEE DR WILMINGTON, NC 284054626 RIPLEE DR WILMINGTON
POLLARD PATRICIA D LESLIE WALT4703 HAMMOCK PL WILMINGTON, NC 28409636 SPRING BRANCH RD WILMINGTON
ROLES MARTHA S710 COLLEGE RD NWILMINGTON, NC 28405710 COLLEGE RD N WILMINGTON
ROOKER MARK F3304 DOUGHER CT WAKE FOREST, NC 275874630 SPRING VIEW DR WILMINGTON
ROURK ROBERT I ANNA JANICKIPO BOX 749REIDSVILLE, NC 273234634 SPRING VIEW DR WILMINGTON
SCAFFA RALPHAEL MARYLOU112 DOGWOOD DR CAMDEN, NC 27921112 CRESTWOOD DR S WILMINGTON
SCHROEDER ALLAN F BARBARA6713 CARMEL TRL WILMINGTON, NC 28405108 CRESTWOOD DR S WILMINGTON
SMITH SHARON D JON MICHAEL4633 SPRING VIEW DRWILMINGTON, NC 284054633 SPRING VIEW DR WILMINGTON
SPIER ERIC A631 SPRING BRANCH RD WILMINGTON, NC 28405631 SPRING BRANCH RD WILMINGTON
SUGGS ALVY JAMES JULIA628 COLLEGE RD NWILMINGTON, NC 28405628 COLLEGE RD N WILMINGTON
SUMMERS DIANE H4625 RIPLEE DR WILMINGTON, NC 284054625 RIPLEE DR WILMINGTON
THOMPSON STANLEY G4705 MILFORD RD WILMINGTON, NC 28405109 CRESTWOOD DR N WILMINGTON
THOMPSON STANLEY G JOANNE H4705 MILFORD RD WILMINGTON, NC 28405 4705 MILFORD RD WILMINGTON
TURNER WILLIAM L4629 SPRING VIEW DRWILMINGTON, NC 284054629 SPRING VIEW DR
VANN RACHEL S105 HERMITAGE RD CASTLE HAYNE, NC 28429631 COLLEGE RD N WILMINGTON
WILLIAMS JEFFREY TOD4638 SPRING VIEW DR WILMINGTON, NC 284054638 SPRING VIEW DR WILMINGTON
WILMINGTON CITY OFPO BOX 1810WILMINGTON, NC 28402575 COLLEGE RD N WILMINGTON
Planning Board - November 1, 2018
ITEM: 3 - 7 - 14
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Notice of Community Information Meeting
September 20, 2018
To: Adjacent Property Owner
From: Cindee Wolf
Re: Spring Ridge Townhomes
The previously scheduled meeting was obviously postponed due to the aftermath of the storm
event. We hope that everyone fared well and is safe and sound.
An information meeting will now be held on Thursday, October 4st, 6:00 p.m., at the Pentecostal
Freewill Baptist Church, 801 N College Road, 6:00 p.m. You can also contact me at Tel. # 910-
620-2374, or email cwolf@lobodemar.biz, with comments and/or questions.
We appreciate your interest and look forward to continuing to be a good neighbor and an
asset to the community.
Planning Board - November 1, 2018
ITEM: 3 - 7 - 15
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Transmittal
September 5, 2018
To: Adjacent Property Owners
From: Cindee Wolf
Re: Spring Ridge - A Performance Residential Townhome Development
My clients are interested in developing a 32-unit residential community on lands within
the proximity of your property. This proposal would require a Conditional Zoning
District approval from New Hanover County.
A Conditional Zoning District allows particular uses to be established only in accordance
with specific standards and conditions pertaining to each individual development
project. Essentially, this means that only that use, structures and layout of an approved
proposal can be developed. A sketch plan of the project layout is enclosed.
The County requires that the developer hold a meeting for all property owners within
500 feet of the tract boundary, and any and all other interested parties. This provides
neighbors with an opportunity for explanation of the proposal and for questions to be
answered concerning project improvements, benefits and impacts.
A meeting will be held on Tuesday, September 18th, at the Pentecostal Freewill Baptist
Church, 801 N College Road, 6:00 p.m. If you cannot attend, you are also welcome to
contact me at telephone # 620-2374, or email cwolf@lobodemar.biz with comments
and/or questions.
We appreciate your interest in the project and look forward to being a good neighbor
and an asset to the community.
Planning Board - November 1, 2018
ITEM: 3 - 7 - 16
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PROPOSED
SITE PLAN
Planning Board - November 1, 2018
ITEM: 3 - 8 - 1
Planning Board - November 1, 2018
ITEM: 3 - 8 - 2
Planning Board - November 1, 2018
ITEM: 3 - 9 - 1
NE W HAN O VE R C O UN T Y P LAN N IN G B O AR D
R E Q UE S T F OR B OAR D AC T IO N
ME E T IN G D AT E : 11/1/2018
R egular
D E PART ME N T: P lanning P R E S E N T E R (S ): Brad S chuler, C urrent P lanner
C O N TAC T (S ): Brad S c huler; Wayne C lark, P lanning & Land Us e Directo r
S UB J E C T:
P ublic Hearing (Staff Presenter: Brad Schuler)
S pecial Use Permit Request (S18-04) - Request by D esign S o lutio ns o n behalf o f the pro perty o wner, C harles
R udo lph C lay, S r. & Essie Waddell C lay R evo cable L iving Trust, fo r a special use permit fo r an
indo o r/o utdo o r recreatio n facility o n appro ximately 5.16 acres o f land lo cated in the 4600 blo ck o f G o rdo n
R o ad.
B R IE F S UMMARY:
Design S o lutio ns is reques ting a s pec ial us e permit for an indoor/o utd o o r rec reation fac ility on 5.16 acres o f land
loc ated in the 4600 b lo ck of G ordon R oad.
T he bus iness that will utilize the facility, O ff the Wall S ports , is c urrently o p erating at 203 Antilles C ourt in Dutch
S quare. T his ap p lic atio n wo uld reloc ate the b usines s to the s ubjec t site and allo w for it to expand . T he p ro p o s ed
fac ility will c o nsist of a 26,400 s q uare fo o t build ing and two o utd o o r s ports fields .
T he b usines s fo c us es on after sc hool programs for elementary aged s tudents . C urrently, the bus ines s p icks up
c hildren from Eato n, Blair, Murrayville, Ho lly S helter, and O gd en elementary s cho o ls . P ick up time is througho ut
the afternoon/ early evening with the p rogram clos ing at 6pm. T he bus ines s also offers adult leagues which s tart
around 7pm in the evening.
Access is proposed to be provided to the subject property from G ordon R oad. T he access is shared with the adjacent
gas station and storage lot within an existing 60’ access easement. T his access does not permit left-out movements
which requires motorists leaving the site seeking to travel east on G ordon R oad to initially go west and then make a u-
turn at the N . C ollege Road intersection. According to N C D O T, the existing u-turn at N . C ollege R oad has the capacity
to serve the additional trips generated by this proposal. T he u-turn lane will also be extended with the construction of
T he L anding at L ewis C reek E states, a residential development located on the south side of G ordon R oad.
As currently zoned, R-15, the subject site would be permitted a maximum of 13 dwelling units under the performance
residential standards. A detached single-family dwelling typically generates about one trip during the P M peak hour.
T he proposed recreation facility is expected to increase the trips by approximately 48 in the P M peak. A driveway
permit from N C D O T is required for the development.
T he 2016 C omprehens ive P lan d es ignates the sub ject property as G eneral R esidential, the intent of whic h is to
provid e o p p o rtunities for s imilar lo wer dens ity res id ential develo p ment and s upportive c o mmercial, c ivic , and
rec reational develo p ment. T he p ro p o s ed indoor/o utd o o r rec reation us e is generally C O N S IS T E N T with the 2016
C omprehensive P lan b ecaus e it p ro vides rec reational and c hild c are services that c an serve ad jac ent res id ential
neighb o rhoods, in line with the rec o mmended mix of us es fo r the G eneral R es id ential plac e type. It als o allo ws fo r
the exp ans ion o f an existing b usines s in the community and is s ited near c ommerc ial and higher dens ity res id ential
land us es .
Planning Board - November 1, 2018
ITEM: 4
S T R AT E G IC P LAN ALIG N ME N T:
Intelligent G rowth and Ec o nomic Develo p ment
R E C O MME N D E D MO T IO N AN D R E QUE S T E D AC T ION S :
Example Motion for Approval:
M otion to recommend approval, as the B oard finds that this application for a S pecial U se P ermit meets the four
required conclusions based on the findings of fact included in the S taff S ummary.
[O P T I O NAL] Also, that the fo llo wing conditio ns b e added to the develo p ment:
[List C ond itions ]
Example Motion for Denial:
Mo tion to deny, as the P lanning Bo ard cannot find that this propos al:
1. Will not materially endanger the pub lic health or s afety;
2. Meets all required c o nditio ns and s p ecific atio ns o f the Zo ning O rdinanc e;
3. Will not sub s tantially injure the value of ad jo ining o r abutting property;
4. Will b e in harmo ny with the s urro und ing area, and is in general c o nformity of the plans of d evelopment fo r
New Hano ver C o unty.
[S ta te the fin d ing(s) that th e application does not m eet a n d in clude rea son s to wh y it is not b eing met]
C O UN T Y MAN AGE R'S C OMME N T S AN D R E C OMME N DAT ION S : (only Manager)
Planning Board - November 1, 2018
ITEM: 4
SCRIPT for SPECIAL USE PERMIT Application (S18-04)
Request by Design Solutions on behalf of the property owner, Charles Rudolph Clay, Sr. & Essie
Waddell Clay Revocable Living Trust, for a special use permit for an indoor/outdoor recreation facility
on approximately 5.16 acres of land located in the 4600 block of Gordon Road.
1. Swear witnesses: Announce that “the Special Use Permit 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 proposed conditions.
7. Vote on the Special Use Permit application.
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 injure the value of adjoining or abutting property, or that
the use is a public necessity:
________________________________________________________________________
________________________________________________________________________
Planning Board - November 1, 2018
ITEM: 4 - 1 - 1
d. That the location and character of the use if developed according to the plan submitted and
approved will be in harmony with the area in which it is located and is in general conformity
with the plan of development for New Hanover County:
________________________________________________________________________
________________________________________________________________________
Example Motion for Approval:
Motion to recommend approval, as the Board finds that this application for a Special Use Permit meets the
four required conclusions based on the findings of fact included in the Staff Summary.
[OPTIONAL] Also, that the following conditions be added to the development:
[List Conditions]
Example Motion for Denial:
Motion to recommend denial, as the 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 - November 1, 2018
ITEM: 4 - 1 - 2
S18-04 Staff Summary PB 11.1.2018 Page 1 of 10
STAFF SUMMARY OF S18-04
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Number: S18-04
Request:
Special use permit in order to develop an indoor/outdoor recreation facility
Applicant: Property Owner(s):
Cindee Wolf, Design Solutions Charles Rudolph Clay, Sr. & Essie Waddell
Clay Revocable Living Trust
Location: Acreage:
4600 block of Gordon Road 5.16
PID(s): Comp Plan Place Type:
R04300-001-007-000 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Indoor/outdoor recreation facility
Current Zoning:
R-15
SURROUNDING AREA
LAND USE ZONING
North Undeveloped/Smith Creek Apts (under construction) R-15
East Smith Creek Apts accessway, Single-Family Residential
(Weaver Acres) R-15
South Single-Family Residence, Buy Quick Gas Station R-15
West RV Storage, I-40 interchange (CUD) B-1
Planning Board - November 1, 2018
ITEM: 4 - 2 - 1
S18-04 Staff Summary PB 11.1.2018 Page 2 of 10
ZONING HISTORY
July 7, 1972 Zoned R-15 (Area 8B)
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 Murrayville Station
Schools Murrayville Elementary, Eaton Elementary, Trask Middle, and Laney High
Schools
Recreation Smith Creek Park, Parkwood Recreation Area
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - November 1, 2018
ITEM: 4 - 2 - 2
S18-04 Staff Summary PB 11.1.2018 Page 3 of 10
Proposed Site Plan
This application proposes to construct
an indoor/outdoor recreation
facility.
The business that will utilize the
facility, Off the Wall Sports, is
currently operating at 203 Antilles
Court in Dutch Square. This
application would relocate the
business to the subject site and allow
for it to expand.
The proposed facility will consist of a
26,400 square foot building and two
outdoor sports fields.
The business focuses on after school
programs for elementary aged
students. Currently, the business picks
up children from Eaton, Blair,
Murrayville, Holly Shelter, and
Ogden elementary schools. Pick up
time is throughout the afternoon/
early evening with the program
closing at 6pm.
The business also offers adult leagues
which start around 7pm in the
evening.
The property is located between an
existing boat/RV storage lot, a gas
station, and the Smith Creek
Apartments which are currently under
construction. The site will share an existing driveway to Gordon Road with the storage lot
and gas station.
TRANSPORTATION
Access is proposed to be provided to the subject property from Gordon Road (SR 2048).
The access is shared with the adjacent gas station and storage lot within an existing 60’
access easement. This access does not permit left-out movements which requires motorists
leaving the site seeking to travel east on Gordon Road to initially go west and then make
a u-turn at the N. College Road intersection. According to NCDOT, the existing u-turn at N.
College Road has the capacity to serve the additional trips generated by this proposal.
The u-turn lane will also be extended with the construction of The Landing at Lewis Creek
Estates, a residential development located on the south side of Gordon Road.
The applicant requested a second access to connect to the Smith Creek Apartment’s
driveway that has not been granted by the apartment property owner. If this connection
could be made, it would allow for motorists to access the roadway system of the adjacent
neighborhood which connects to Gordon Road at multiple locations, including at Blount Drive
where there are existing plans for a signal to be installed with the construction of Lewis
Creek Estates.
Planning Board - November 1, 2018
ITEM: 4 - 2 - 3
S18-04 Staff Summary PB 11.1.2018 Page 4 of 10
The proposed recreation facility must obtain a driveway permit from NCDOT.
LAND USE INTENSITY AM PEAK PM PEAK
Recreation Center (ITE 495) 26,400 sf 46 61
As currently zoned, R-15, the subject site would be permitted a maximum of 13 dwelling
units under the performance residential standards. A detached single-family dwelling
typically generates about one trip during the PM peak hour. Therefore, the trips are
expected to increase by approximately 48 in the PM peak.
Traffic Counts – December 31, 2017
Road Location Volume Capacity V/C
Gordon Road East of I-40 28,542 14,730 1.94
Due to the high volume of trips on Gordon Road compared to its capacity, a project to
widen the road has been included in the Cape Fear Transportation 2040 plan, but has not
been funded at this time.
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - November 1, 2018
ITEM: 4 - 2 - 4
S18-04 Staff Summary PB 11.1.2018 Page 5 of 10
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. Smith Creek
Apartments 318 apartment units Under Review by the WMPO
& NCDOT
A TIA for this development was originally approved in 2014 with a build out date of 2015. Due
to adjacent developments being constructed and approved in the surrounding area prior to the
construction of this project, the WMPO determined that a new TIA was necessary to reflect the
change in conditions.
The previous TIA required the site driveway on Gordon Road to be designed with one ingress
and two egress lanes, and with a 150-foot internal protective stem. The TIA also required right-
of-way dedication along Gordon Road.
Nearby Proposed Developments included within the TIA:
The Landing at Lewis Creek Estates
Development Status: Site work underway
Proposed
Development Land Use/Intensity TIA Status
2. The Landing at
Lewis Creek Estates
190 Single Family units
40 Townhome units
192 Apartment units
Approved October 17, 2017
2021 Build Out Year
The TIA recommended improvements be completed at certain intersections in the area. The
notable recommendations consisted of:
Installation of a signal, westbound left-turn lane, and eastbound right-turn on Gordon
Road at Blount Drive.
Extension of the existing northbound right-turn lane on Gordon Road at the I-40
westbound ramp.
Extension of the existing westbound left-turn lane and southbound left-turn lane at the
intersection of Gordon Road and N. College Road.
Nearby Proposed Developments included within the TIA:
Buy Quick
Development Status: Site work underway
Planning Board - November 1, 2018
ITEM: 4 - 2 - 5
S18-04 Staff Summary PB 11.1.2018 Page 6 of 10
Proposed
Development Land Use/Intensity TIA Status
3. Wilmington
Christian Academy
Expansion
153 Pre-K students and
associated staff
Approved September 14,
2016
2018 Build Out Year
The TIA recommended improvements be completed at certain intersections in the area. The
notable recommendations consisted of:
Installation of turns lanes along Kenningston Street at the site’s driveways.
*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:
None
Development Status: Completed without the recommended improvements
Proposed
Development Land Use/Intensity TIA Status
4. Dunkin Donuts 3,200 sq. ft. fast food
restaurant with drive-thru
Approved April 14, 2015
2016 Build Out Year
The TIA required improvements be completed at a driveway to the site. The notable
improvement consisted of:
Construction of an eastbound right-turn lane with appropriate taper on Murrayville Road at
the shopping center driveway.
Per NCDOT, the improvements have been installed in accordance with their standards.
Nearby Proposed Developments included within the TIA:
None
Development Status: Completed
Recent and Planned Private Roadway Improvements to Nearby Segments of Gordon Road
Newly constructed and/or approved private developments are required to make
improvements to the adjacent segments of Gordon Road. The improvements for Buy Quick
are complete, and the improvements required for The Landing at Lewis Creek Estates will
be installed as that development is constructed. Also, the TIA for Smith Creek Apartments is
currently under review which will determine if additional roadway improvements are
necessary for the area.
Planning Board - November 1, 2018
ITEM: 4 - 2 - 6
S18-04 Staff Summary PB 11.1.2018 Page 7 of 10
Nearby NC STIP Projects:
U-5792 & U-5881
o NCDOT’s State Transportation Improvement Program includes two projects (U-5792 &
U-5881) that will upgrade College Road from Gordon Road to New Centre Drive.
NCDOT’s recommended plans for the projects includes converting certain intersections
along College Road into interchanges, including at MLK Parkway and Kings Drive.
Construction of project is expected to begin in 2024.
U-4751
o STIP project that will extend Military Cutoff from Market Street to I-140. The extension
will also make connections to subdivisions located north of Gordon Road, giving residents
additional options to access Market Street and Military Cutoff. Construction of that
project is underway.
ENVIRONMENTAL
The northern portion of the property is within the AE Special Flood Hazard Area, however,
no buildings are proposed within this area.
The property does not contain any Natural Heritage Areas.
Planning Board - November 1, 2018
ITEM: 4 - 2 - 7
S18-04 Staff Summary PB 11.1.2018 Page 8 of 10
According to the applicant, wetlands may exist within the project boundaries, but not within
any area proposed for development. The location of wetlands will be verified during the
building permit process.
The subject property is within the Smith Creek (C;Sw) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class II (moderate limitation), Class III (Severe Limitation), and Class
IV (unsuitable) soils. However, the project will connect to CFPUA water and sewer services.
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 General Residential
Place Type
Description
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.
Analysis
The intent of the General Residential place type is to provide opportunities
for similar lower density residential development and supportive
commercial, civic, and recreational development. The proposed
indoor/outdoor recreation use would provide recreational options through
its adult and child soccer leagues and child care opportunities (after school
program) for the adjacent neighborhoods (Eaton and Murrayville school
districts). The proposed use would also be located in proximity to existing
commercial uses and planned higher density residential development.
Planning Board - November 1, 2018
ITEM: 4 - 2 - 8
S18-04 Staff Summary PB 11.1.2018 Page 9 of 10
Consistency
Recommendation
The proposed indoor/outdoor recreation use is generally CONSISTENT with
the 2016 Comprehensive Plan because it provides recreational and child
care services that can serve adjacent residential neighborhoods, in line with
the recommended mix of uses for the General Residential place type. It also
allows for the expansion of an existing business in the community and is sited
near commercial and higher density residential land uses.
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 Gordon Road, a major arterial street, and is adjacent to Interstate
40.
B. According to the most recent traffic counts in the area, the daily trips on Gordon Road
exceed the design capacity of the two-lane road. The volume to capacity ratio for the
segment of Gordon Road east of I-40 is 1.94.
C. The proposed recreation facility is expected to generate fewer than 100 trips in the peak
hours. The net change in trips expected to be generated from a residential development
under the R-15 zoning district to the proposed recreation facility is estimated to be an
increase of approximately 50 trips in the PM peak.
D. Water and sewer services will be provided and designed in accordance with CFPUA’s
standards.
E. The subject property is located in the New Hanover County North Fire Service District.
F. The development within the site is outside of the Special Flood Hazard Area located on the
property.
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 - November 1, 2018
ITEM: 4 - 2 - 9
S18-04 Staff Summary PB 11.1.2018 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 zoned R-15, Residential District.
B. Indoor and outdoor recreation establishments are allowed by special use permit in the R-
15 zoning districts.
C. The site plan complies with all applicable technical standards including Zoning Ordinance
Section 72-36: Indoor/Outdoor Recreation Establishments
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 single-family residential,
multi-family residential, and commercial land uses.
B. No evidence has been submitted that this project will decrease the property values of
adjacent or nearby properties.
Staff Suggestion: The evidence in the record at this time supports a finding that the use will not
substantially injure the value of adjoining or abutting property.
Finding 4: The Board must find that the location and character of the use if developed according
to the plan as submitted and approved will be in harmony with the area in which it is to be
located and in general conformity with the plan of development for New Hanover County.
A. The 2016 Comprehensive Plan classifies the area proposed for the development as General
Residential, and the proposal aligns with general intent of this land use classification. The
proposed indoor/outdoor recreation use would provide recreational options and child care
opportunities for the adjacent neighborhoods. The proposed use would also be located in
proximity to existing commercial uses and planned higher density residential development.
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 - November 1, 2018
ITEM: 4 - 2 - 10
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Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
S18-04 4600 block
Gordon Rd
R-15/
Undeveloped
Indoor/Outdoor
Recreation Facility
1
Miles
S18-04
S18-04
Neighboring Parcels
Physical Address
4701 SHAW DR
205 BLOUNT DR
140 BLOUNT DR
137 BLOUNT DR
4653 GORDON RD
201 BLOUNT DR
141 BLOUNT DR
117 BLOUNT DR
116 BLOUNT DR
127 BLOUNT DR
121 BLOUNT DR
113 BLOUNT DR
136 BLOUNT DR
132 BLOUNT DR
106 BLOUNT DR
133 BLOUNT DR
131 BLOUNT DR
128 BLOUNT DR
4647 GORDON RD
209 BLOUNT DR
120 BLOUNT DR
4607 GORDON RD
4601 GORDON RD
4621 GORDON RD
4611 GORDON RD
4614 GORDON RD
4618 GORDON RD
4632 GORDON RD
4628 GORDON RD
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
S18-04 4600 block
Gordon Rd
R-15/
Undeveloped
Indoor/Outdoor
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1
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S18-04
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New Hanover County, NC
Case:Site Address:Existing Zoning/Use:Proposed Zoning/Use:
S18-04 4600 block
Gordon Rd
R-15/
Undeveloped
Indoor/Outdoor
Recreation Facility
1
Miles
S18-04
URBAN MIXED USE
RURAL RESIDENTIAL
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
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Place Types
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APPLICANT
MATERIALS
Planning Board - November 1, 2018
ITEM: 4 - 6 - 1
Planning Board - November 1, 2018
ITEM: 4 - 6 - 2
Planning Board - November 1, 2018
ITEM: 4 - 7 - 1
Page 4 of 8
Special Use Permit Application – Updated 7/2017
Proposed Use(s) & Written Description
Please list the proposed use or uses of the subject property, and provide the purpose of the Special Use Permit
and a description of the project (please provide additional pages if needed).
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Traffic Impact Worksheet
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version
of the Institute of Transportation Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be
completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be
included with this application.
ITE Land Use: ______________________________________________________________________________
Trip Generation Variable (gross floor area, dwelling units, etc.): _______________________________________
AM Peak Hour Trips: ___________________________ PM Peak Hour Trips: __________________________
OFFTHEWALLISANINDOOR/OUTDOORRECREATIONESTABLISHMENTOFFERINGAFTERSCHOOL
PROGRAMS,SUMMERCAMPS,BIRTHDAYPARTIES,ANDSOCCERLEAGUESFORMEN,WOMEN&KIDS.
REFERENCETHEATTACHEDBROCHUREFORADDITIONALDESCRIPTION.
THEFACILITYISCURRENTLYLOCATEDINTHEDUTCHSQUAREINDUSTRIALPARK,BUTTHERENTEDBUILDING
ONLYHASROOMFORASINGLEINTERIORFIELD.THEOWNERSEEKSBOTHTOOWNTHEPROPERTYSHE
OPERATESOUTOF,ANDEXPANDTHEFACILITYFORANADDITONALINDOORFIELDANDTWOOUTDOOR
FIELDS.
THESUBJECTTRACTISCONVENIENTLYLOCATEDFOREASYACCESSTOANDFROMI-40.THEDRIVEWAY
ONTOGORDONROADISEXISTINGANDWILLBESHAREDWITHANALREADYDEVELOPEDC-STORE.
26,400SFRECREATIONALCENTER (ITE-495)
PER1000S.F.
4338
Planning Board - November 1, 2018
ITEM: 4 - 7 - 2
Page 5 of 8
Special Use Permit Application – Updated 7/2017
CRITERIA REQUIRED FOR APPROVAL OF A SPECIAL USE PERMIT
For each of the four required conclusions listed below, include or attach a statement that explains how any existing
conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners
to reach the required conclusion, and attach any additional documents or materials that provide supporting factual
evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant
understand what may be considered in determining whether a required conclusion can be met. You should address
any additional considerations potentially raised by the proposed use or development.
1. The use will not materially endanger the public health or safety if located where proposed and approved.
Considerations:
x 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
x Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection
x Soil erosion and sedimentation
x Protection of public, community, or private water supplies, including possible adverse effects on surface
waters or groundwater
x Anticipated air discharges, including possible adverse effects on air quality
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2. The use meets all required conditions and specifications of the Zoning Ordinance.
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ALTHOUGHGORDONROADISAHEAVILYTRAVELEDROAD,THISLOCATIONISADJACENTTOTHE
INTERCHANGEWITHI-40.SINCETHEEXISTINGRECCENTERISINDUTCHSQUARE,THETRAFFIC
USINGITISGENERALLYALREADYTRAVERSINGGORDONROAD.THEFACILITYWILLBEACCESSED
FROMANEXISTINGDRIVEWAYRECENTLYAPPROVEDBYNCDOTFORACONVENIENCESTORE.
THEADDITIONALTRIPGENERATIONISMINIMALINCOMPARSION.PUBLICWATER&SANITARY
SEWERMAINSAREAVALIABLEANDHAVECAPACITYTOSERVETHEPROJECT.THEPARKINGAREA
PROVIDESADEQUATETURNINGRADIIANDCIRCULATIONFOREMERGENCYVEHICLES.ONLYA
SMALLPERCENTAGEOFTHETRACTAREAWILLBECOVEREDWITHIMPERVIOUSSURFACESAND
STORMWATERRUNOFFWILLBEMANAGEDINAPOND.THEREISNOACTIVITYORDISTURBANCE
PROPOSEDINTHESPECIALFLOODHAZARDAREA.
THEPRELIMINARYSITEPLANHASBEENDESIGNEDINACCORDANCEWITHTHEZONING
ORDINANCEREGULATIONS,INCLUDINGTHEPRESCRIBEDCONDITIONSCONCERNINGBUFFERS,
SETBACKS,SIGNAGEANDACCESS.
Planning Board - November 1, 2018
ITEM: 4 - 7 - 3
Page 6 of 8
Special Use Permit Application – Updated 7/2017
CRITERIA REQUIRED FOR APPROVAL OF A SPECIAL USE PERMIT
(continued)
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
Considerations:
x 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)
x 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
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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:
x 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)
x 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
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LANDSADJACENTTOTHESUBJECTPARCELHAVEALREADYBEENDEVELOPEDWITHACONVENIENT
STOREANDANRV/BOATSTORAGEYARD.AHIGH-DENISTYAPARTMENTCOMPLEXISUNDER
CONSTRUCTIONTOTHEREAR.
APRIVACYFENCEWILLBEADDEDTOTHEVEGETATIVEBUFFERYARDALONGTHECOMMON
BOUNDARYWITHTHEADJACENTSINGLE-FAMILYRESIDENTIALUSE.ADRIVEAISLEWILLBE
STUBBEDTOTHEADJACENTMULTI-FAMILYPROJECTINHOPESFORFUTUREINTER-CONNECTIVITY.
THEPROPOSEDUSEISRELATIVELYLOWININTENSITY.ACTIVITYISEITHERINDOORS,ORBLOCKED
BYTHEBUILDINGIFTHEREAROUTDOORFIELDSAREINUSE.ANYNIGHTLIGHTINGOFTHOSE
FIELDSWILLBETURNEDOFFBY9:00P.M.
GOALSOFTHECOMPREHENSIVEPLANINCLUDEPROVIDINGACONVENIENTMIXOFLANDUSES.
THEGENERALRESIDENTIALPLACE-TYPEISINTENDEDTOINCLUDERECREATIONFACILITIESCLOSER
TOTHENEIGHBORHOODSTHEYWOULDSERVE.
POLICIESFORGROWTHANDDEVELOPMENTENCOURAGEMAINTAININGEXISTINGBUSINESSES.
ALLOWINGTHISSPECIALUSEPERMITFORRELOCATIONANDEXPANSIONOFASUCCESSFUL
RECREATIONALFACILITYISCONSISTENTWITHTHESTRATEGIESFORADIVERSE&THRIVING
ECONOMY.
Planning Board - November 1, 2018
ITEM: 4 - 7 - 4
Planning Board - November 1, 2018
ITEM: 4 - 7 - 5
Planning Board - November 1, 2018
ITEM: 4 - 7 - 6
Planning Board - November 1, 2018
ITEM: 4- 7 - 7
Planning Board - November 1, 2018
ITEM: 4- 7 - 8
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Off the Wall – Indoor / Outdoor Recreation Center
Proposed Zoning: R-15 / Special Use Permit
The undersigned hereby certifies that written notice of a community meeting on the above
zoning application was given to the adjacent property owners set forth on the attached list by
first class mail, and provided to the Planning Department for notice of the Sunshine List on
September 20, 2018 . A copy of the written notice is also attached.
The meeting was held at the following time and place: Tuesday, October 2, 2018;
6:30 p.m.; at the existing Off the Wall facility, 203 Antilles Court.
The persons in attendance at the meeting were: Reference attached sign-in List
The following issues were discussed at the meeting: A brief explanation of the plan and
particulars about a Special Use Permit was given, along with the owner’s description of her
business. The majority of the conversation then was about traffic issues along Gordon Road
and more specifically how the two new high-density residential projects would be further
affecting vehicular circulation and turning movements.
As a result of the meeting, the following changes were made to the petition: No changes were
made to the concept layout, but the plan was better detailed and labeled. Privacy fencing
was added to the bufferyard to adjacent residential use. Safety fencing will be installed
around the outdoor fields and play area for security of the children.
Date: October 3, 2018
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - November 1, 2018
ITEM: 4 - 7 - 9
Planning Board - November 1, 2018
ITEM: 4 - 7 - 10
Planning Board - November 1, 2018
ITEM: 4 - 7 - 11
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P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Transmittal
September 20, 2018
To: Adjacent Property Owners
From: Cindee Wolf
Re: Off the Wall Recreation Center
The owner of a property within 500 feet of yours is interested in developing an indoor /
outdoor recreation facility at 4615 Gordon Road – behind the new Shell convenience
store. This proposal would require approval by New Hanover County.
The approval process allows particular uses to be established only in accordance with
specific standards and conditions pertaining to each individual development project.
Essentially, this means that only that use, structures and layout of an approved proposal
can be developed. An exhibit of the preliminary plan layout and surrounding area is
attached.
Prior to submittal, it’s often advantageous for the developer to hold a meeting for all
property owners around the tract boundary, and any and all other interested parties.
This provides neighbors with an opportunity for explanation of the proposal and for
questions to be answered concerning project improvements, benefits and impacts.
A meeting will be held on Tuesday, October 2nd, 6:30 p.m., at the current location of Off
the Wall, 203 Antilles Court (Dutch Square). If you cannot attend, you are also welcome
to contact me at telephone # 620-2374, or email cwolf@lobodemar.biz with comments
and/or questions.
We appreciate your interest in the project and look forward to being a good neighbor
and an asset to the community.
Planning Board - November 1, 2018
ITEM: 4 - 7 - 13
Planning Board - November 1, 2018
ITEM: 4 - 7 - 14
PROPOSED
SITE PLAN
Planning Board - November 1, 2018
ITEM: 4 - 8 - 1
Planning Board - November 1, 2018
ITEM: 4 - 8 - 2
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