09052019 September PB Agenda Packet
September 5, 2019 – 6:00 P.M.
Meeting Called To Order (Chairman Jordy Rawl)
Pledge of Allegiance (Ken Vafier)
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substantial changes in these petitions as a result of
objections, debate, and discussion at the meeting, including rezoning to other classifications.
1 Public Hearing
Rezoning Request (Z18-16) – Request by College Acres Development, LLC on behalf of the
property owner, Bennett Commercial, LLC, to rezone approximately 9.14 acres of land
located in the 5300 block of Carolina Beach Road, from R-15, Residential District, and B-
2, Highway Business District, to (CZD) RMF-M, Conditional Residential Multi-Family
Moderate Density District, in order to construct a townhome development. This proposal
was continued from the October 17, 2018 Planning Board meeting.
2 Quasi-Judicial Hearing
Special Use Permit Request (S19-02) – Request by Tribute Companies on behalf of the
property owner, Coswald, LLC, for a special use permit to develop residential uses within
a commercial district on approximately 15.6 acres of land located in the 200 block of
Lendire Road, near the 7200 block of Market Street.
OTHER ITEMS
1 Election of Officers (Sharon Huffman, Deputy County Attorney)
a. Chair
b. Vice-Chair
Adjournment
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 9/5/2019
Regular
DEPARTMENT: Planning PRESENTER(S): Brad Schuler, Senior Planner
CONTACT(S): Brad Schuler; Wayne Clark, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z18-16) – Request by College Acres Development, LLC on behalf of the property
owner, Bennett Commercial, LLC, to rezone approximately 9.14 acres of land located in the 5300 block of
Carolina Beach Road, from R-15, Residential District, and B-2, Highway Business District, to (CZD)
RMF-M, Conditional Residential Multi-Family Moderate Density District, in order to construct a
townhome development.
BRIEF SUMMARY:
The Planning Board first considered this development proposal at their October 2018 meeting. The Planning Board
had concerns over the design of the project, particularly about the proposed density, the amount of parking and
open space, and the lack of a vehicular turn around at the southwest end of the project. The applicant agreed to
continue the proposal to a later date in order to make modifications to the conceptual site plan.
The original request was to rezone the site to a (CUD) R-10 district in order to develop 100 townhomes at 10.9 du/ac.
Since the October meeting, the applicant has updated the proposal and is now seeking a conditional rezoning to the
Residential Multi-Family Moderate Density District (RMF-M) to allow for a maximum of 95 townhomes at 10.4
du/ac. This district is one of the eight new districts approved by Board of Commissioners in July.
The applicant updated the conceptual site plan to remove one of the buildings, resulting in the maximum number of
units being reduced to 95 from 100. In addition, the updated plan includes a vehicular turn around at the southwest end
of the site.
The property is located within the Monkey Junction growth node and is adjacent to commercial and residential
uses. In addition, the proposal would remove the B-2 zoning from the portion of the property along Carolina Beach
Road.
Access is provided by Carolina Beach Road (US 421) and by Antoinette Drive (SR 1247). The access to Carolina
Beach Road would be limited to a right-in/right-out due to an existing concrete median within the road, while
Antoinette Drive connects to Carolina Beach Road at a signalized intersection which permits left turning
movements.
The proposed development requires a driveway permit from NCDOT. During the TRC process, NCDOT
provided preliminary comments on potential roadway improvements for the project, including an extension of the
existing right turn lane on Carolina Beach Road to serve the site. Because the proposed rezoning removes the
existing B-2 zoning on the property, the cumulative impact of the change is expected to reduce the number of trips
generated from development of the site.
The 2016 Comprehensive Plan designates the subject property as Urban Mixed Use and General Residential. The
Planning Board - September 5, 2019
ITEM: 1
Urban Mixed Use place type, located closest to Carolina Beach Road and being a little over half of the property,
promotes development of a mix of residential, office, and retail uses at higher densities. General Residential focuses
on lower-density housing and associated civic and commercial services.
The proposed townhome development is generally CONSISTENT with the mix of uses envisioned for the
Monkey Junction growth node and the Comprehensive Plan’s intent of providing an orderly transition of uses and
densities from higher intensity to lower intensity areas. In addition, it contributes to the range of housing types
available in this area. However, the updated conceptual site plan may not have fully addressed the concerns of the
Planning Board discussed at the October 2018 meeting. While the updated plan reduces the number of units from 100
to 95 (10.9 du/ac to 10.4 du/ac), added a meandering drive, and provides for an additional vehicle turn around, the plan
doesn’t provide for overflow or visitor parking and did not substantially add open space.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Example Motion for Approval:
I move to APPROVE the proposed rezoning to a Conditional Residential Multi-Family Moderate Density zoning
district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposal
would contribute to the mix of uses envisioned for the Monkey Junction growth node, will provide an orderly transition
of uses and densities, and it will contribute to the range of housing types available in the area. I also find APPROVAL
of the rezoning request is reasonable and in the public interest because the proposed development will connect to water
and sewer services, is accessed by an arterial street, and will include roadway improvements that mitigate the traffic
generated by the development.
[OPTIONAL] State any agreed upon conditions of approval.
Example Motion for Denial:
I move to DENY the proposed rezoning to a Conditional Residential Multi-Family Moderate Density district. While I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposal would
contribute to the mix of uses envisioned for the Monkey Junction growth node, will provide an orderly transition of uses
and densities from higher intensity to lower intensity areas, and it contributes to the range of housing types available in
the area, I find DENIAL of the rezoning request is reasonable and in the public interest because the proposal is not
consistent with the desired character of the surrounding community and the density could adversely impact the adjacent
neighborhoods.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - September 5, 2019
ITEM: 1
SCRIPT for Zoning Map Amendment Application (Z18-16)
Request by College Acres Development, LLC on behalf of the property owner, Bennett Commercial,
LLC, to rezone approximately 9.14 acres of land located in the 5300 block of Carolina Beach Road,
from R-15, Residential District, and B-2, Highway Business District, to (CZD) RMF-M, Conditional
Residential Multi-Family Moderate Density District, in order to construct a townhome 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 approval or denial of the rezoning request is reasonable and
in the public interest.
Example Motion for Approval
I move to APPROVE the proposed rezoning to a Conditional Residential Multi-Family Moderate Density
zoning district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because
the proposal would contribute to the mix of uses envisioned for the Monkey Junction growth node, will provide
an orderly transition of uses and densities, and it will contribute to the range of housing types available in
the area. I also find APPROVAL of the rezoning request is reasonable and in the public interest because
the proposed development will connect to water and sewer services, is accessed by an arterial street, and
will include roadway improvements that mitigate the traffic generated by the development.
[OPTIONAL] State any agreed upon conditions of approval.
Alternative Motion for Denial
I move to DENY the proposed rezoning to a Conditional Residential Multi-Family Moderate Density district.
While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposal would contribute to the mix of uses envisioned for the Monkey Junction growth node, will provide
an orderly transition of uses and densities from higher intensity to lower intensity areas, and it contributes to
the range of housing types available in the area, I find DENIAL of the rezoning request is reasonable and
in the public interest because the proposal is not consistent with the desired character of the surrounding
community and the density could adversely impact the adjacent neighborhoods.
Planning Board - September 5, 2019
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed rezoning of the subject property included in this application
to a Conditional Residential Multi-Family Moderate Density district [OPTIONAL: state any agreed upon
conditions]. I find it to be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive
Plan because [insert reasons]
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
I also find [Approval/Denial] of the rezoning request is reasonable and in the public interest because
[insert reasons]
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
Planning Board - September 5, 2019
ITEM: 1 - 1 - 2
Z18-16 Staff Report PB 9.5.2019 Page 1 of 9
STAFF REPORT FOR Z18-16
CONDITIONAL REZONING APPLICATION
PLANNING BOARD ACTION
The Planning Board first considered this development proposal at their October 2018 meeting. The
Planning Board had concerns over the design of the project, particularly about the proposed
density, the amount of parking and open space, and the lack of a vehicular turn around at the
southwest end of the project. The applicant agreed to continue the proposal to a later date in
order to make modifications to the conceptual site plan.
The original request was to rezone the site to a (CUD) R-10 district in order to develop 100
townhomes at 10.9 du/ac. Since the October meeting, the applicant has updated the proposal
and is now seeking a conditional rezoning to the Residential Multi-Family Moderate Density District
(RMF-M) to allow for a maximum of 95 townhomes at 10.4 du/ac. This district is one of the eight
new districts approved by Board of Commissioners in July.
The applicant has also updated the conceptual site plan to remove one of the buildings, resulting in
the maximum number of units being reduced to 95 from 100. In addition, the updated plan includes
a vehicular turn around at the southwest end of the site.
APPLICATION SUMMARY
Case Number: Z18-16
Request:
Rezoning to the Residential Multi-Family Moderate Density Zoning District (RMF-M)
Applicant: Property Owner(s):
College Acres Development, LLC Bennett Commercial Properties, LLC
Location: Acreage:
5308 Carolina Beach Road 9.14
PID(s): Comp Plan Place Type:
R07600-006-044-000 Urban Mixed Use & General Residential
Existing Land Use: Proposed Land Use:
Undeveloped/Ice Vending Machine Townhome Development
Current Zoning: Proposed Zoning:
R-15 & B-2 (CZD) RMF-M
Planning Board - September 5, 2019
ITEM: 1 - 2 - 1
Z18-16 Staff Report PB 9.5.2019 Page 2 of 9
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential (Marquis Hills), Convenience
Store (Scotchman) R-10, B-2
East Undeveloped, Retail Establishments R-15, B-2
South Undeveloped, Single-Family Residential (Brewster
Place) R-15, R-10
West Single-Family Residential (Marquis Hills) R-10
ZONING HISTORY
April 7, 1971 Initially zoned R-15 & B-2 (Area 4)
COMMUNITY SERVICES
Water/Sewer CFPUA water is adjacent to the parcel and is available through main line
extension. CFPUA sewer must be extended to serve the parcel.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station Myrtle Grove
Schools College Road Early Childhood Center, Bellamy Elementary, Codington
Elementary, Murray Middle, and Ashley High schools
Recreation Arrowhead Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - September 5, 2019
ITEM: 1 - 2 - 2
Z18-16 Staff Report PB 9.5.2019 Page 3 of 9
PROPOSED CONCEPTUAL SITE PLAN
The applicant proposes to construct a townhome development consisting of 95 units. The
units will contain three bedrooms each.
Under the special use permit high density standards, the subject property could be
permitted up to 82 dwelling units on the approximately eight acres of the site (10.2 du/ac)
that is currently zoned R-15. The proposed multi-family moderate density zoning would
permit up to 155 units on the property at 17 du/ac.
The proposed rezoning is for a maximum of 95 units (10.4 du/ac). In addition, the proposal
would remove the B-2 zoning from the portion of the property along Carolina Beach Road.
The Zoning Ordinance requires opaque buffers to be provided along property lines that
abut residential uses and undeveloped residentially zoned land within the General
Residential place type.
Existing Zoning Proposed
RMF-M R-15 (approx 8
acres)
B-2 (approx 1.1
acres)
Min Lot Size
(Conventional) 15,000 sf None N/A
Max Density
2.5 du/ac
(Performance)
10.2 du/ac
(High Density SUP)
N/A 10.4 du/ac
Max
Dwelling
Units for
Subject
Property
20 (Performance)
82 (High Density
SUP)
N/A 95
Commercial
Uses
Limited (ex.
kennels,
recreation, and
convenience stores
w/ SUP)
Variety of retail,
restaurant,
office, service,
and warehousing
related uses.
None
Planning Board - September 5, 2019
ITEM: 1 - 2 - 3
Z18-16 Staff Report PB 9.5.2019 Page 4 of 9
Proposed Conceptual Site Plan with Notable Changes Highlighted in Green
TRANSPORTATION
Access is provided to the subject property by Carolina Beach Road (US 421) and by
Antoinette Drive (SR 1247). The access to Carolina Beach Road would be limited to a
right-in/right-out due to an existing concrete median within the road. The proposed
development also connects to Antoinette Drive providing access to Carolina Beach Road at
a signalized intersection which permits left turning movements.
The proposed development requires a driveway permit from NCDOT. During the TRC
process NCDOT provided preliminary comments on potential roadway improvements for
the project, including an extension of the existing right turn lane on Carolina Beach Road
to serve the site.
As currently zoned, the R-15 portion of the subject site would be permitted a maximum of
20 dwelling units under the performance residential standards. A detached single-family
dwelling typically generates about one trip during the peak hours.
The trips generated from the B-2 portion of the property would vary based on the
commercial use of the site. For general reference, if the B-2 portion of the site was
developed with a typical approximate 25% building footprint, a 12,000 square foot
shopping center or comparable development could be built. Using ITE trip generation
figures, that center would generate an estimated 158 trips in the AM peak and 113 trips
in the PM peak.
As a result, the cumulative impact of the proposed rezoning is expected to reduce the
number of trips generated from development of the site. Specifically, 95 townhomes are
estimated to generate 45 trips in the AM peak hours and 57 trips in the PM peak hours.
Planning Board - September 5, 2019
ITEM: 1 - 2 - 4
Z18-16 Staff Report PB 9.5.2019 Page 5 of 9
The applicant must obtain a driveway permit from NCDOT, however, a Traffic Impact
Analysis (TIA) is not required due to the expected trips being less than 100 in the peak
hours. Because a TIA was not required to analyze intersection impacts, staff has provided
the volume to capacity ratio for Carolina Beach Road near the subject site. While volume
to capacity ratio, based on average daily trips, can provide a general idea of the function
of adjacent roadways, the delay vehicles take in seconds to pass through an intersection is
generally considered a more effective measure when determining the Level of Service of
a roadway. The volume to capacity ratio indicates capacity currently exists in this area
and the proposed development is expected to reduce trip generation.
Traffic Counts – August 2018
Road Location Volume Capacity V/C
Carolina Beach Road 5300 Block 39,541 40,900 0.97
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - September 5, 2019
ITEM: 1 - 2 - 5
Z18-16 Staff Report PB 9.5.2019 Page 6 of 9
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.
Proposed
Development Land Use/Intensity TIA Status
1. Tarin Woods II 339 Single-Family Dwelling
Units & 192 Apartment Units
Approved October 31, 2018
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a northbound leftover/U-turn lane on Carolina Beach Road at the new Harris
Teeter driveway
Installation of a second westbound right turn lane on Manassas Drive at Carolina Beach
Road; and signal modifications at this intersection.
Nearby Proposed Developments included within the TIA:
River Lights
Beau Rivage Commercial Update
Development Status: 103 single-family lots have been platted and homes are currently
being built. The infrastructure for 85 additional lots is also currently under construction.
2. Kaylies Cove 110 Single-Family Homes
Approved February 20,
2018
2019 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a eastbound right turn lane and westbound left turn lane on Piner Road
at the site’s access.
Nearby Proposed Developments included within the TIA:
None
Development Status: 79 lots have been platted and the remainder of the development is
under construction. The right turn lane has been constructed.
Planning Board - September 5, 2019
ITEM: 1 - 2 - 6
Z18-16 Staff Report PB 9.5.2019 Page 7 of 9
Regional Transportation Plans:
STIP Project U-5790
Proposal that will convert the intersection of Carolina Beach Road and College Road to a continuous
flow intersection and widen a portion of Carolina Beach Road south of that intersection. Continuous
flow intersections permit more efficient travel movements and help alleviate congestion by allowing
more of the main street’s traffic to move through the intersection. Construction of the project is
expected to begin in 2024.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
No wetlands will be impacted by the site’s development.
The property is within the Motts Creek (C;Sw) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class I (suitable/slight limitation), Class II (moderate limitation), and
Class III (severe limitation) soils. However, the development will 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. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Planning Board - September 5, 2019
ITEM: 1 - 2 - 7
Z18-16 Staff Report PB 9.5.2019 Page 8 of 9
Future Land Use
Map Place Type
Urban Mixed Use and General Residential
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with the characteristics of either or both place types, allowing
site-specific features and evolving development patterns in the surrounding
area to be considered.
Place Type
Description
Urban Mixed Use: promotes development of a mix of uses at higher
densities. Types of uses encouraged include office, retail, mixed use, small
recreation, commercial, institutional, single-family, and multi-family
residential.
General Residential: focuses on lower-density housing and associated civic
and commercial services. Types of uses include single-family residential, low-
density multi-family residential, light commercial, civic, and recreational.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Analysis
The proposed townhome development is located between existing lower
density residential neighborhoods and the Carolina Beach Road commercial
corridor, which is envisioned for the most intensive place type, Urban Mixed
Use. This type of residential use is identified as appropriate in both place
types.
In general, the Comprehensive Plan designates areas along roadways for
higher residential densities and a mix of uses and those near existing
neighborhoods as General Residential in order to allow for an orderly
transition of densities and intensities. The overall project density of 10.4
dwelling units per acre is considered moderate according to the range of
densities outlined in the Comprehensive Plan. The design of this project
locates the majority of the project’s density in the Urban Mixed Use area
and provides an appropriate transition between the existing lower density
neighborhoods and the more intensive uses along Carolina Beach Rd.
Consistency
Recommendation
The proposed townhome development is generally CONSISTENT with the
density and mix of uses envisioned for the Monkey Junction growth node
and the Comprehensive Plan’s intent of providing an orderly transition of
uses and densities from higher intensity to lower intensity areas. In addition,
it contributes to the range of housing types available in this area.
Planning Board - September 5, 2019
ITEM: 1 - 2 - 8
Z18-16 Staff Report PB 9.5.2019 Page 9 of 9
STAFF RECOMMENDATION
The proposal is generally consistent with the Comprehensive Plan’s Future Land Use Map,
however, the updated conceptual site plan may not have fully addressed the concerns of the
Planning Board discussed at the October 2018 meeting. While the updated plan reduces the
number of units from 100 to 95 (10.9 du/ac to 10.4 du/ac), added a meandering drive, and
provides for an additional vehicle turn around, the plan doesn’t provide for overflow or visitor
parking and did not substantially add open space.
Example Motion for Approval
I move to APPROVE the proposed rezoning to a Conditional Residential Multi-Family
Moderate Density zoning district. I find it to be CONSISTENT with the purposes and intent
of the Comprehensive Plan because the proposal would contribute to the mix of uses
envisioned for the Monkey Junction growth node, will provide an orderly transition of uses
and densities, and it will contribute to the range of housing types available in the area. I
also find APPROVAL of the rezoning request is reasonable and in the public interest
because the proposed development will connect to water and sewer services, is accessed
by an arterial street, and will include roadway improvements that mitigate the traffic
generated by the development.
[OPTIONAL] State any agreed upon conditions of approval.
Example Motion for Denial
I move to DENY the proposed rezoning to a Conditional Residential Multi-Family Moderate
Density district. While I find it to be CONSISTENT with the purposes and intent of the
Comprehensive Plan because the proposal would contribute the mix of uses envisioned for
the Monkey Junction growth node, will provide an orderly transition of uses and densities
from higher intensity to lower intensity areas, and it contributes to the range of housing types
available in the area, I find DENIAL of the rezoning request is reasonable and in the public
interest because the proposal is not consistent with the desired character of the surrounding
community and the density could adversely impact the adjacent neighborhoods.
Planning Board - September 5, 2019
ITEM: 1 - 2 - 9
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APPLICANT
MATERIALS
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Planning Board - September 5, 2019
ITEM: 1 - 7 - 7
Conditional Zoning District Application
Supplemental information for 5308 Carolina Beach Road Tract
Date: August 7, 2019
Proposed Zoning Use & Narrative:
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).
The proposed development, located off of Carolina Beach Road near the Carolina Beach Rd/College Rd.
intersection, is 9.14 acres currently zoned R-15 and B-2. The proposed zoning is RMF-M (Residential Multi-
family Moderate Density). This RMF-M designation is fitting of the County’s Future Land Use Plan
designation of Urban Mixed Use applicable to the front half of the site and the General Residential
designation applicable to the rear of the property. By allowing a denser residential use on the site, it
allows the applicant to make better use of a long and skinny piece of property. The RMF-M dirstrict
affords the opportunity to create a cohesive development of 95 townhomes in one of the main hubs in the
middle/southern part of the county. The narrow shape of the parcel limits much the size and shape of the
lots of a traditional single family development as allowed in R-15. Also, the land is oddly shaped for the
B-2 portion of the land and lacks the road frontage that typically makes business/office uses associated
with B-2 development successful. The RMF-M option allows the applicant to make a better use of the land.
College Acres Development, LLC proposes a townhome community, and this allows units to line the main
road through the development. The shallower and narrower attached residential product affords the site
a greater amount of opens space and undisturbed buffer areas. This design also allows room to meet the
County’s required road connection to adjacent road stub outs. The applicant brings this project to the
County as a good land use compatible with the surrounding properties and furthering many of the goals of
the County.
Consideration of a Conditional Zoning District Supplemental Information:
1. How would the requested change be consistent with the County’s policies for growth and development?
The County promotes growth and varied housing products. This is an infill project in a primarily commercial
corridor of Carolina Beach Road. The project offers a townhome community large enough to offer a
housing choice to folks looking for a smaller home with less maintenance. The proximity to shopping,
dining, and entertainment makes the location of this parcel desirable and the townhome product is
appropriate to vary housing products.
2. How would the requested Conditional Zoning District be consistent with the property’s classification on the
Future Land Use Map located within the Comprehensive Plan?
The site is split on the County’s Future Land Use Map. The front portion of the property is designated
Urban Mixed Use. The rear is the General Residential. This proposed project is residential, and, therefore
compliant with the General Residential Section. The townhomes are a denser housing product type that
will transition nicely to the primarily commercial corridor along Carolina Beach Road; therefore, making
the project consistent with the Urban Mixed Use designation.
3. What significant neighborhood changes have occurred to make the original zoning inappropriate or how is
the land involved unsuitable for the uses permitted under the existing zoning?
While there is an older residential community adjacent to the subject parcel, the majority of the area is
developed as commercial or mobile homes. Obviously, the commercial portions of development front
along the busy Carolina Beach Road Corridor. This commercial section is roughly 300’-500’ deep and
then land behind the properties is either undeveloped or small, ranch-style homes or mobile homes. The
commercial properties as a front door to this subject parcel certainly set it up to be a transition
Planning Board - September 5, 2019
ITEM: 1 - 7 - 8
development of higher density before backing down to some of the residential developments nearby. The
proposed townhome use is more in line with the busy commercial node in this portion of the county whereas,
a large single family home in an R-15 neighborhood is less expected or desirable in the back of a
shopping center.
Planning Board - September 5, 2019
ITEM: 1 - 7 - 9
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Planning Board - September 5, 2019
ITEM: 1 - 8 - 1
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STORMWATER AREA
0.34 AC
BLDG 1
BLDG 2 BLDG 3 BLDG 5BLDG 4 BLDG 8
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS17 SPACES
11 SPACES20 SPACES
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DB 60
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PAR#
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DB 56
8
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DB 48
6
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0
0
6
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WALD
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DB 28
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0
6
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1
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L
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DB 61
3
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PAR#R07600-006-042-000
MATAVA GARY J
ETAL
DB 5531, PG 2200
ZONED-R-15-RESIDENTIAL
DISTRICT
PAR#R07609-007-010-000
COBLE D WADE
DB 5164, PG 1387
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-009-000
REYNOLDS
ROBERT ANN O
DB 5320, PG 2068
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-008-000
CRISP KIM L
STEPHANIE C
DB 5767, PG 2228
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-007-000
GRAY DEBRA
LYNN
DB 2685, PG 803
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-006-000
DUNN RICHARD A
DENISE M
DB 5472, PG 2556
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-005-000
BURKHARDT
DIANN Y JERRY
DB 4742, PG 368
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-004-000
BELL SANDRA KAYE
DB 9810, PG 1307
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-003-000
DUNN RICHARD A
DENISE M
DB 5552, PG 1007
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-002-000
JACKSON
KATHLEEN
DB 9910, PG 1111
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-007-001-000
SASSER DON W
REVOCABLE TR
ETAL
DB 5131, PG 1996
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-006-001-000
DUNN RICHARD A
DENISE M
DB 5556, PG
1316ZONED-R-10-
RESIDENTIAL
DISTRICT
PAR#R07610-002-003-000
PEPPER RUBY
DB 9909, PG 413
ZONED-R-10-RESIDENTIAL
PAR#R07600-006-290-000
CITRUS COVE
HOA INC
DB 5492, PG 391
ZONED-R-10-RESIDENTIAL
DISTRICT
2
0
'
B
U
F
F
E
R
W W
W
WWWW
W WWWWWWWWWWWWWWWW
12
S
P
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20' BUFFER
20' BUFFER
18'
5'
80'
50'
24'
24'
24'
18'
9'9'
IP
F
IP
F
IP
F
IP
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32
31
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30
30
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8
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BLDG 8
BLDG 9 BLDG 10 BLDG 11 BLDG 13BLDG 12 BLDG 14 BLDG 15
BLDG 16
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W
W
W
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
BLDG 18 BLDG 19
17 SPACES
11 SPACES
20 SPACES 17 SPACES + 1 HC
PAR#R07606-002-002-000
WORMAN PHILLIP
H LINDA L
DB 2732, PG 783
ZONED-R-10-RESIDENTIAL
DISTRICT
17 SPACES + 1 HC 17 SPACES + 1 HC
18 SPACES + 1 HC
18 SPACES + 1 HC
R2
5
'
R25'
R2
5
'
R25'
R3
0
'
R30'
PAR#R07600-006-043-000
MATAVA GARY J
ETAL
DB 5531, PG 2200
ZONED-B-2-BUSINESS
DISTRICT
PAR#R07600-006-042-000
MATAVA GARY J
ETAL
DB 5531, PG 2200
ZONED-R-15-RESIDENTIAL
DISTRICT
PAR#R07609-007-001-000
SASSER DON W
REVOCABLE TR
ETAL
DB 5131, PG 1996
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07609-006-001-000
DUNN RICHARD A
DENISE M
DB 5556, PG
1316ZONED-R-10-
RESIDENTIAL
DISTRICT
PAR#R07610-002-003-000
PEPPER RUBY
DB 9909, PG 413
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07610-002-002-000
STANLEY ALEX T
ETAL
DB 6122, PG 1198
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07610-002-001-000
GURGANIOUS
SHELVA DEANN
DB 1336, PG 1078
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-006-000
RIGGS JERRY T
JR DONNA E
DB 4332, PG 976
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-005-000
ULRICH PAMELA L
DB 5829, PG 1260
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-004-000
HUFFMAN
ROBERT
FRANKLIN
DB 5602, PG 1180
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-003-000
SOFIELD
STEPHEN B II
JANET L
DB 1911, PG 315
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07606-002-001-000
MULLEN PATRICK
J DONNA MARIE
DB 1519, PG 820
ZONED-R-10-RESIDENTIAL
DISTRICT
PAR#R07600-006-045-000
RI CS5 LLC
DB 5305, PG 1058
ZONED-B-2-BUSINESS
DISTRICT
20' BUILDING SETBACK
WWWWWWWWWWWWWWWWWWWWWWW
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9'
18'
VICINITY MAP
SCALE: 1" = 1,000'NORTH
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SITE
EXISTING SITE DATA
PROJECT ADDRESS:5308 CAROLINA BEACH RD.PARCEL ID:R07600-006-044-000
TOTAL TRACT AREA: $&ZONING DISTRICT:R-15, B-2
PROPOSED ZONING:RMF-M (CZD)LAND CLASSIFICATION:URBAN & GENERAL RES.
OWNER INFORMATION:BENNETT COMMERCIAL PROP, LLC.6601 MYRTLE GROVE RD.
WILMINGTON, NC 28409
DEVELOPMENT DATA
RMF-M DENSITY:17 UNITS/AC
ALLOWABLE UNITS 155.4 UNITS
$&[
PROVIDED UNITS 95 UNITS
PROVIDED DENSITY 10.39 UNITS/AC
95 UNITS/9.14 AC
OPEN SPACE REQUIRED 2.85 AC MIN.
0.03 Ac/ Unit
OPEN SPACE PROVIDED*$&
*EXCLUDES POND SURFACE
BUILDING HEIGHT 35'
(19) 2-STORY BUILDINGS
TOTAL TOWNHOME BEDROOMS 285
(95) 3-BR
0 30 60 120 240
SCALE: 1"=60'
GRAPHIC SCALE
REQUIRED PARKING SPACES 190
95 units @ 2 spaces/unit
PROVIDED PARKING SPACES 190
HC Spaces Provided 6
151-200 spaces =
6 spaces required
IMPERVIOUS SURFACES
ROOFTOPS 76,000 SF
PAVEMENT 103,588 SF
SIDEWALKS 11,686 SF
191,274 SF
SITE INVENTORY NOTES
1.Soils Type: Kr (Kureb sand), Se (Seagate fine sand), Le (Leon sand) & Ly
(Lynn Haven fine sand)
2.This property is not impacted by any AEC.
3.This site is not impacted by any recognized historic or archeological
significance.
4.No cemeteries were evidenced on the site.
5.There is no evidence of jurisdictional wetlands within the proposed
development area.
6.There is no evidence of endangered species or habitat issues on the site.
7.No portion of this property is within a Special Flood Hazard Area asevidenced on N.C. Flood Map 3720313400J, dated April 3, 2006.
DEVELOPMENT NOTES
1.All development shall be in accordance with the New Hanover CountyZoning Ordinance.
2.Project shall comply with all Federal, State & New Hanover Countyregulations.
3.No public R.O.W proposed. All roads/ drives to be private and maintainedby H.O.A.
4.H.O.A. to maintain all open space, buffer areas, stormwater management
elements and parking facilities.
TRAFFIC AND PARKING PLAN
1.All traffic will enter and exit through either road connection located onCarolina Beach Rd or the stub connection to Antoinette Dr. Connection toeither street is subject to NCDOT approval. Improvements will likely berequired for the Carolina Beach Rd. entrance as a right-in/ right-out onlyentrance. There is currently a lighted intersection where Antoinette Dr. and
Carolina Beach Rd. meet.
2.All parking to be handled through a HOA owned/ maintained parking facility
to meet the parking standards set forth in the New Hanover County ZoningOrdinance.
3.The proposed unit count does not trigger a TIA based on countyrequirements.
(5) UNIT, 2 STORY TOWNHOME BUILDING, TYP.;
3 BEDS MAX. PER UNIT
STREET LIGHT, TYP.
FIRE HYDRANT,
TYP.
5' WIDE
SIDEWALK, TYP.
WATER MAIN,
TYP.
STUB CONNECTION
TO ADJACENT
PROPERTY
SEWER MAIN, TYP.
PROPOSED WATER
AND SEWER MAINS TO
TIE INTO EXISTING
MAINS LOCATED ON
CAROLINA BEACH RD
APPROXIMATE LOCATION
OF EXISTING WATER MAIN
APPROXIMATE LOCATION
OF EXISTING HYDRANT
STORM DRAIN
PIPE, TYP.
OPEN SPACE;
0.52 AC
OPEN SPACE;
1.61 AC
OPEN SPACE;
0.67 AC
24'
1/4" PER FT
0.5'
1/4" PER FT
6" STONEUNDER CURBING
1.5'
PAVING NOTE: ALL PAVING THICKNESS WILL BE DETERMINED BASED ON SOILSDATA. NO TESTING HAS BEEN COMPLETED AT THIS TIME, SO A MINIMUM PAVING
SECTION HAS BEEN PROVIDED AND WILL BE FURTHER EVALUATED WITH THE
AVAILABILITY OF SOILS DATA.
24" CURB & GUTTER
6"- ABC BASE
2"-S9.5B SURFACE
VARIES
SIDEWALK5' WIDTH - SEE PLAN
SLOPE
18'
1.80% SLOPE
TRAVELWAY PARKING STALL
SLOPE
5'
FOR LOCATION
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20' BUFFER AREA; EXISTING VEGETATION TO
REMAIN TO GREATEST EXTENT POSSIBLE AND
BE AUGMENTED WHERE DEEMED INSUFFICIENT
TO MEET NHC BUFFER STANDARDS
EXISTING TREE LINE
TO REMAIN, TYP.
STUB CONNECTION TO ADJACENT
PROPERTY; TO UTILIZE EXISTING
R.O.W STUB TO ANTOINETTE DRIVE
PROPOSED OPEN SPACE
PROPOSED SIDEWALK
PROPOSED 8" WATER MAIN
PROPOSED 8" SEWER MAIN
PROPOSED STORM PIPE
PROPOSED HYDRANT
PROPOSED BLOW-OFF VALVE
PROPOSED MANHOLE
PROPOSED STREET LIGHT
W W
SS
LEGEND
50' PROTECTED DRIVEWAY
STEM, AS PER NCDOT
RECOMMENDATION
TURN LANE ADJUSTMENTS TO BE
DETERMINED DURING NCDOT
DRIVEWAY PERMIT PROCESS
OPEN SPACE
1.33 AC
STUB CONNECTION
TO ADJACENT
PROPERTY
BEGIN 20' BUFFER AGAINST
RESIDENTIALLY ZONED PROPERTY
BEGIN 20' PERIMETER BUILDING
SETBACK
Planning Board - September 5, 2019
ITEM: 1 - 9 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 9/5/2019
Regular
DEPARTMENT: Planning PRESENTER(S): Brad Schuler, Senior Planner
CONTACT(S): Brad Schuler; Wayne Clark, Planning & Land Use Director
SUBJECT:
Quasi-Judicial Hearing
Special Use Permit Request (S19-02) – Request by Tribute Companies on behalf of the property owner,
Coswald, LLC, for a special use permit to develop residential uses within a commercial district on
approximately 15.6 acres of land located in the 200 block of Lendire Road, near the 7200 block of Market
Street.
BRIEF SUMMARY:
The Zoning Ordinance allows for dwelling units to be permitted in the B-1 or B-2 zoning district with a Special Use
Permit provided the units are part of a mixed-use development. The mixed-use development should provide for
innovative opportunities for an integration of diverse but compatible uses into a single development that is unified by
distinguishable design features with amenities and walkways to increase pedestrian activities.
When this option is utilized, commercial uses within the development must be limited to those permitted in the B-1
district, even for sites zoned B-2. The B-1 district permits traditional commercial uses, like retail establishments,
restaurants, and offices. The heavy commercial/light industrial type uses allowed in the B-2 district are prohibited
under the specific standards for this Special Use Permit.
The proposed mixed-use development will consist of up to 288 dwelling units located within apartment buildings
and mixed-use buildings, and approximately 7,500 square feet of commercial building space. The commercial uses
proposed are office and retail businesses. The buildings will range from one to three stories and be restricted to a
maximum height of 35 feet.
The conceptual plan includes two mixed-use buildings located on the southern portion of the site adjacent Lendire
Road. The buildings would permit office and retail uses on the ground floor and residential units above the
commercial space. One building is proposed to be two stories and contain 4 dwelling units, and the other is
proposed to be three stories with 20 dwelling units.
264 of the proposed dwelling units will be located within 11 three-story apartment buildings. The project will also
contain an amenity building and outdoor swimming pool for the residents.
The site is located within the Market/Middle Sound commercial node, near the intersection of Market Street and
Middle Sound Loop Road/Lendire Road. This node contains several commercial businesses including, but not
limited to, retail establishments (Publix and Big Lots shopping centers), restaurants (Odgen Tap Room, Smithfields
BBQ, Denny’s, Bojangles), personal services (Tame The Mane, The Corner Buzz, dry cleaners), specialty
restaurants (Casa Blanca Coffee, Starbucks), and craft beer establishments (Fermental Wine & Beer, The Sour
Barn).
The subject 15.6-acre site is part of a larger parcel, approximately 30 acres in size, zoned B-2. The parcel is
Planning Board - September 5, 2019
ITEM: 2
currently undeveloped. Under the existing B-2 zoning, the applicant estimates that the site would support about
116,000 square feet of shopping center related uses (retail, restaurants, and offices). The proposed project of 288
multi-family units and 7,500 square feet of office/retail space is estimated to generate about 345 trips in the AM peak
hours and 350 trips in the PM peak hours less than what is typically possible under the current B-2 zoning.
The applicant has completed a Traffic Impact Analysis (TIA) which has been approved by NCDOT and the
WMPO. The approved TIA requires a westbound right turn lane to be installed on Lendire Road at the site’s
access. The TIA analyzed the Level of Service (LOS) in vehicle delay per second at notable intersections in the
area including Lendire Road/Middle Sound Loop Road at Market Street and “Old” Lendire Road at Market
Street. The TIA found that the project will slightly increase the time it takes for vehicles to get through these
intersections, but it will not reduce the overall LOS of the intersections from the level they are anticipated to operate
at in 2021.
The subject site is classified as Urban Mixed Use in the 2016 Comprehensive Plan, which promotes a mixture of
commercial and residential uses at higher densities. The proposed mixed use development is generally
CONSISTENT with the types and intensity of uses intended for Urban Mixed Use areas and the Comprehensive
Plan’s intent of providing an orderly transition of uses and densities from higher intensity to lower intensity areas.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth and Economic Development
RECOMMENDED MOTION AND REQUESTED ACTIONS:
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] Note any additional findings of fact related to the four required conclusions.
[OPTIONAL] Note any conditions be added to the development:
[List Conditions]
Staff Suggested Conditions:
1. The project’s stormwater facilities must be designed to accommodate a 100-year storm event.
2. A 6-foot-tall solid wood fence shall be installed within the bufferyard located along the northwestern property
line which abuts the Jacobs Ridge neighborhood.
3. As proposed and agreed to by the applicant, a 10-foot multi-use path shall be installed along the site’s
frontage on Lendire Road and be extended south along the road so that it would connect to the future multi-
use path to be installed by NCDOT near Ogden Business Lane as part of the Military Cutoff extension
project (U-4751). Installation of the multi-use path shall be coordinated with the County and NCDOT and be
constructed in accordance with NCDOT’s standards. The applicant is not required to obtain additional right-
of-way in order for the multi-use path to be extended to the future multi-use path to be installed by NCDOT
near Ogden Business Lane. Please see Exhibit 1 for the approximate location of the path to be installed with
the development.
Example Motion for Denial:
Planning Board - September 5, 2019
ITEM: 2
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 area in which it is to be located and in general conformity with the Comprehensive
Land Use Plan for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - September 5, 2019
ITEM: 2
SCRIPT for SPECIAL USE PERMIT Application (S19-02)
Request by Tribute Companies on behalf of the property owner, Coswald, LLC, for a special use permit
to develop residential uses within a commercial district on approximately 15.6 acres of land located
in the 200 block of Lendire Road, near the 7200 block of Market Street.
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 and wish to present
competent and material testimony please step forward to be sworn in. Thank you.”
2. This is a quasi-judicial 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 hearing
5. Board discussion
6. Ask Applicant whether he/she agrees with staff findings.
7. Vote on the Special Use Permit application.
Motion to approve the permit - All findings are positive.
Motion to approve the permit, subject to conditions specified below:
(State Conditions)
___________________________________________________________________________
___________________________________________________________________________
Motion to deny 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 - September 5, 2019
ITEM: 2 - 1 - 1
d. 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 Comprehensive Land Use Plan for New Hanover County:
________________________________________________________________________
________________________________________________________________________
Example Motion for Approval:
Motion to approve, 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] Note any additional findings of fact related to the four required conclusions.
[OPTIONAL] Also, that the following conditions be added to the development:
Staff Suggested Conditions:
1. The project’s stormwater facilities must be designed to accommodate a 100-year storm event.
2. A 6-foot-tall solid wood fence shall be installed within the bufferyard located along the northwestern
property line which abuts the Jacobs Ridge neighborhood.
3. As proposed and agreed to by the applicant, a 10-foot multi-use path shall be installed along the site’s
frontage on Lendire Road and be extended south along the road so that it would connect to the future
multi-use path to be installed by NCDOT near Ogden Business Lane as part of the Military Cutoff
extension project (U-4751). Installation of the multi-use path shall be coordinated with the County and
NCDOT and be constructed in accordance with NCDOT’s standards. The applicant is not required to
obtain additional right-of-way in order for the multi-use path to be extended to the future multi-use
path to be installed by NCDOT near Ogden Business Lane. Please see Exhibit 1 for the approximate
location of the path to be installed with the development.
Example Motion for Denial:
Motion to deny, 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 area in which it is to be located and in general conformity with the
Comprehensive Land Use Plan 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 - September 5, 2019
ITEM: 2 - 1 - 2
S19-02 Staff Report PB 9.5.2019 Page 1 of 17
STAFF REPORT FOR S19-02
SPECIAL USE PERMIT APPLICATION
RESIDENTIAL USES IN A COMMERICAL DISTRICT SUP OVERVIEW
The Zoning Ordinance allows for dwelling units to be permitted in the B-1 or B-2 zoning
district with a Special Use Permit provided the units are part of a mixed-use development.
The mixed-use development should provide for innovative opportunities for an integration
of diverse but compatible uses into a single development that is unified by distinguishable
design features with amenities and walkways to increase pedestrian activities.
When this option is utilized, commercial uses within the development must be limited to
those permitted in the B-1 district, even for sites zoned B-2. The B-1 district permits
traditional commercial uses, like retail establishments, restaurants, and offices. The heavy
commercial/light industrial type uses allowed in the B-2 district are prohibited under the
specific standards for this Special Use Permit.
In addition to the conceptual site plan, applications for this type the SUP must include
architectural elevations and a conceptual lighting plan.
APPLICATION SUMMARY
Case Number: S19-02
Request:
SUP to allow residential uses within a commercial zoning district as part of a mixed-used
development.
Applicant: Property Owner(s):
Mark Maynard, Jr – Tribute Companies Coswald, LLC
Location: Acreage:
200 Block of Lendire Road, near the 7200 Block of
Market Street 15.6
PID(s): Comp Plan Place Type:
R04400-001-003-000 Urban Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Mixed-Use Development
Current Zoning:
B-2
Planning Board - September 5, 2019
ITEM: 2 - 2 - 1
S19-02 Staff Report PB 9.5.2019 Page 2 of 17
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential (Palm Grove), Camping (KOA). R-10, B-2
East Undeveloped, Commercial Services, Ogden Fire Station B-2
South Commercial Services (Recreation Establishments, Restaurants,
Retail) B-2
West Single-Family Residential (Jacobs Ridge at West Bay Estates) R-10
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8B)
November 2, 1987 Portions of the parcel rezoned from R-15 to B-2 (Z-321)
September 6, 1988 Portions of the parcel rezoned from R-15 to B-2 (Z-356)
September 4, 1990 Portions of the parcel rezoned from R-15 to B-2 (Z-413)
Planning Board - September 5, 2019
ITEM: 2 - 2 - 2
S19-02 Staff Report PB 9.5.2019 Page 3 of 17
COMMUNITY SERVICES
Water/Sewer Water and sewer will be provided by CFPUA. Specific design will be
determined during site plan review.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station Ogden
Schools Blair Elementary, Eaton Elementary, Holly Shelter Middle, and Laney High
Schools
Recreation Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
The proposed mixed-use development will consist of up to 288 dwelling units located within
apartment buildings and mixed-use buildings, and approximately 7,500 square feet of
commercial building space. The commercial uses proposed are office and retail businesses.
The buildings will range from one to three stories and be restricted to a maximum height of
35 feet.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 3
S19-02 Staff Report PB 9.5.2019 Page 4 of 17
The western boundary of the site, adjacent the Jacob’s Ridge at West Bay subdivision, is
subject to an increased building setback and bufferyard. The bufferyard will be
approximately 50 feet in width and must contain vegetation, or a combination of vegetation
and fencing, that provides an opaque screen. The applicant is proposing to install a 6-foot-
tall solid wood fence within the buffer. As shown on the conceptual plan, the buildings will
exceed the required setback and be placed about 115 feet from the western property line.
The conceptual plan includes two mixed-use buildings located on the southern portion of the
site adjacent Lendire Road. The buildings would permit office and retail uses on the ground
floor and residential units above the commercial space. One building is proposed to be
two stories and contain 4 dwelling units, and the other is proposed to be three stories with
20 dwelling units. The commercial space would total about 7,500 square feet.
Conceptual Rendering of the Three-Story Mixed-Use Building
264 of the proposed dwelling units will be located within 11 three-story apartment
buildings. The project will also contain an amenity building and outdoor swimming pool for
the residents.
The project will contain 3.62 acres of amenity areas and open space, which equates to
approximately 23% of the 15.6-acre site. Approximately 56% of site will contain
impervious surfaces. The stormwater management areas will be located in the southern
portion of the site along Lendire Road.
The applicant is proposing to design the stormwater facilities for the project to handle up
to a 100-year event (≈10 inches of rain over a 24-hour period). This exceeds the County’s
requirement of designing the facilities to a handle a 25-year storm event (≈8 inches of rain
over a 24-hour period). All runoff to the site will be conveyed to the proposed stormwater
facility, and will ultimately flow west toward Smith Creek. Any stormwater that flows into
the northern ditch and Market Street today will be conveyed to the new stormwater facility.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 4
S19-02 Staff Report PB 9.5.2019 Page 5 of 17
The applicant is proposing to incorporate distinguishable design features within the project
including consistent architectural design, color scheme, landscaping, park benches, bicycle
racks, and street lighting. Sidewalks will be provided throughout the development, allowing
residents to walk to existing and future commercial uses in the vicinity. If approved, the
distinguishable site features will be verified by TRC during the site plan review.
Conceptual Rendering of the Three-Story Apartment Buildings
ZONING CONSIDERATIONS
The subject 15.6-acre site is part of a larger parcel, approximately 30 acres in size, zoned
B-2. The parcel is currently undeveloped.
The “outparcel” shown on the conceptual site plan which is not included in the boundary of
the SUP is under contract to be purchased by the applicant. The applicant does not have
specific plans for that portion of the property at this time, and thus it is not included in this
application, however, they anticipate that the area would be developed for office-related
uses.
The site is located within the Market/Middle Sound commercial node, near the intersection
of Market Street and Middle Sound Loop Road/Lendire Road.
This node contains several commercial businesses including, but not limited to, retail
establishments (Publix and Big Lots shopping centers), restaurants (Odgen Tap Room,
Smithfields BBQ, Denny’s, Bojangles), personal services (Tame The Mane, The Corner Buzz,
dry cleaners), specialty restaurants (Casa Blanca Coffee, Starbucks), and craft beer
establishments (Fermental Wine & Beer, The Sour Barn).
Planning Board - September 5, 2019
ITEM: 2 - 2 - 5
S19-02 Staff Report PB 9.5.2019 Page 6 of 17
TRANSPORTATION
The subject site will be accessed by Lendire Road (SR-2892) and “Old” Lendire Road, a
private access easement.
When estimating traffic impacts of undeveloped sites, staff’s general rule based on typical
development patterns is that commercial development typically covers about 25% of the
site for building area at one story (approximately 170,000 square feet for the subject
15.6-acre site). In this case the applicant estimates that the site would support about
116,000 square feet of shopping center related uses (retail, restaurants, and offices), which
is a more conservative market estimate for the property.
According to the applicant, development of the site as currently zoned using their assumption
of 116,000 square feet of shopping center related uses would generate about 485 trips in
the AM peak hours and 540 trips in the PM peak hours.
The proposed project of 288 multi-family units and 7,500 square feet of office/retail space
is estimated to generate about 140 trips in the AM peak hours and 190 trips in the PM
peak hours. This would result in an estimated decrease of 345 trips in the AM peak hours
and 350 trips in the PM peak hours.
The applicant has completed a Traffic Impact Analysis (TIA) which has been approved by
NCDOT and the WMPO. The approved TIA requires a westbound right turn lane to be
installed on Lendire Road at the site’s access.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 6
S19-02 Staff Report PB 9.5.2019 Page 7 of 17
Required Roadway Improvements
The TIA analyzed the Level of Service (LOS) in vehicle delay per second at notable
intersections in the area including Lendire Road/Middle Sound Loop Road at Market Street
and “Old” Lendire Road at Market Street. The TIA found that the project will slightly
increase the time it takes for vehicles to get through these intersections, but it will not reduce
the overall LOS of the intersections from the level they are anticipated to operate at in
2021.
Market Street at Middlesound Loop Road/Lendire Road
Scenario Overall LOS
AM PEAK
2019 Existing D
2021 Future E
2021 Future with Project E
PM PEAK
2019 Existing D
2021 Future E
2021 Future with Project E
Market Street at “Old” Lendire Road
Scenario LOS of Eastbound Approach to Market
Street
AM PEAK
2019 Existing D
2021 Future C
2021 Future with Project C
PM PEAK
2019 Existing E
2021 Future C
2021 Future with Project C
Planning Board - September 5, 2019
ITEM: 2 - 2 - 7
S19-02 Staff Report PB 9.5.2019 Page 8 of 17
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - September 5, 2019
ITEM: 2 - 2 - 8
S19-02 Staff Report PB 9.5.2019 Page 9 of 17
Nearby NC STIP Projects:
STIP Project U-4751 (Military Cutoff Extension)
o Project to extend Military Cutoff from Market Street to I-140.
o The project is currently under construction and is expected to be completed in early-
2023.
o The extension of Military Cutoff will run about three quarters of a mile west of the
subject site. Lendire Road/Brittany Lakes Drive, Torchwood Boulevard, and Putnam
Drive/Bradfield Court will connect to the Military Cutoff extension, allowing access
to neighborhoods west of the site.
o The project will also install a sidewalk and multi-use path along the extension of
Military Cutoff and the sections of Market Street included in the project.
o NCDOT recently obtained ownership of Lendire Road from Market Street to the
Military Cutoff extension. The connection of Lendire Road to the future Military
Cuttoff will allow the road to function as a collector street, however, NCDOT does
not have any current plans to make improvements to the road.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 9
S19-02 Staff Report PB 9.5.2019 Page 10 of 17
STIP Project U-4902D (Market Street Median)
o Project to install a center median and pedestrian accessways along Market Street
from Middle Sound Loop Road to Marsh Oaks Drive. The pedestrian accessways
will consist of a 10-foot multi-use path on the eastern side of the street, and a 5-
foot sidewalk on the western side of the street.
o The project is currently under construction and is expected to be completed in early-
2023.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 10
S19-02 Staff Report PB 9.5.2019 Page 11 of 17
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.
Proposed Development Land Use/Intensity TIA Status
1. Middle Sound West
(Subject Site)
288 multi-family units
Small office with 32
employees
Approved August 14, 2019
2021 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of a westbound right-turn lane at the site’s access on Lendire Road.
Nearby Proposed Developments included within the TIA:
Ogden Starbucks
Development Status: Special Use Permit request under review.
Proposed Development Land Use/Intensity TIA Status
2. Ogden Starbucks 2,200 square foot coffee
shop with drive thru
Approved May 10, 2019
2021 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of an additional exclusive eastbound right-turn lane on Lendire Road at
Market Street (improvement installation to be coordinated with the Military Cutoff
Extension project U-4751). Modification of the signal timing at the same intersection to
incorporate the new dual right-turn lanes.
Nearby Proposed Developments included within the TIA:
None
Development Status: Construction is near completion. The installation of right-turn lane will
be completed with the Military Cutoff extension project.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 11
S19-02 Staff Report PB 9.5.2019 Page 12 of 17
3. Middle Sound Market
Place (Publix)
32,830 square feet of retail
49,100 square feet of
supermarket
720 square feet of fast
food restaurant
TIA approved June 15, 2015
2019 Build Out Year
The TIA required improvements to be made at certain intersections in the area, including Market
Street at Middle Sound and the access points to the development. The major improvements
consisted of:
Installation of a continuous northbound right turn lane on Market Street to Middle Sound
Loop Road and site access points
Extension of existing westbound dual left turn lanes and the addition of a westbound
right turn lane on Middle Sound Loop Road to Market Street
Installation of an eastbound right turn lane and westbound left turn lane on Middle Sound
Loop Road to a site access
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: Completed
ENVIRONMENTAL
The property is not within a Natural Heritage Area or Special Flood Hazard Area.
The property is within both the Smith Creek (C;Sw) and Pages Creek (SA;HQW) watershed.
Based on the applicant’s preliminary stormwater design, the site will be design to drain
into Smith Creek.
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) soils, and
Class IV (unsuitable), however, the project will connect to CFPUA 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.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 12
S19-02 Staff Report PB 9.5.2019 Page 13 of 17
Future Land Use
Map Place Type Urban Mixed Use
Place Type
Description
Urban Mixed Use promotes development of a mix of residential, office,
and retail uses at higher densities. Types of uses encouraged include office,
retail, mixed use, small recreation, commercial, institutional, single-family,
and multi-family residential.
Analysis
The proposed mixed use development is located off Lendire Rd., directly
across from Ogden Business Park and behind commercial uses, e.g. Denny’s
and Patterson Auto Sales, that line Market St. It is also adjacent to single
family homes within the Jacobs Ridge at West Bay subdivision.
The subject parcel is designated as Urban Mixed Use on the Comprehensive
Plan’s Future Land Use Map, which supports a mix of moderate to high
intensity commercial and office uses and moderate to high density
residential uses (approximately 16+ units per acre). The plan’s intent is to
allow more commercial options and higher residential densities in this area
to take advantage of the proximity to nearby basic goods and services
and to help reduce long travel distances and associated levels of traffic.
The types and intensity of commercial and office uses and the density of
residential uses in the proposed project are in line with what is
recommended for Urban Mixed Use areas, and the project is designed to
provide a gradual transition in uses and intensity. The commercial areas
are located close to the existing commercial uses along Lendire Rd. and
Market St., and the residential portion of the development is located closer
to the existing residential neighborhoods off of Lendire. This type of
transitional development pattern helps reduce impacts on existing
neighborhoods while contributing to the range of housing types available
in the Ogden community.
The mixed used buildings within the site also offer potential commercial
alternatives to Market St. for residents of surrounding neighborhoods, which
Planning Board - September 5, 2019
ITEM: 2 - 2 - 13
S19-02 Staff Report PB 9.5.2019 Page 14 of 17
could reduce traffic congestion along Market St., and potentially Gordon
Rd. once construction of Military Cutoff Extension is complete. In addition,
residents of this development will be able to access the recreational uses
and commercial services along Lendire without having to use primary
roadways, specifically Market St. Eventually, those residents will also be
able to access existing and future commercial services along Market St.
without adding traffic to that road by using planned interconnections to the
currently undeveloped section of the property southeast of the development
that will remain zoned B-2.
Consistency
Recommendation
The proposed mixed use development is generally CONSISTENT with the
types and intensity of uses intended for Urban Mixed Use areas and the
Comprehensive Plan’s intent of providing an orderly transition of uses and
densities from higher intensity to lower intensity areas. In addition, it
contributes to the range of housing types available in the Ogden community,
the mixed use buildings could provide a commercial alternative to Market
St. for residents of surrounding neighborhoods, and interconnections with
existing commercial properties can help reduce long travel distances and
their associated levels of traffic.
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.
Conclusion 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 Lendire Road, a state maintained road (SR-2892) that connects
directly into Market Street (US 17), and will connect into the Military Cutoff extension.
B. A Traffic Impact Analysis (TIA) was completed for the project and approved by NCDOT.
The TIA requires a right-turn lane to be installed at the site’s access on Lendire Road.
C. The Traffic Impact Analysis (TIA) analyzed the Level of Service (LOS) in vehicle delay per
second at notable intersections in the area, including Lendire Road/Middle Sound Loop
Road at Market Street and “Old” Lendire Road at Market Street. The TIA found that the
project will slightly increase the time it takes for vehicles to get through theses intersections,
but it will not reduce the overall LOS of the intersection from the level they are anticipated
to operate at in 2021.
D. The proposal is estimated to reduce traffic generation from what is typically possible with
the existing B-2 zoning.
E. The site’s stormwater system will be designed to accommodate a 100-year storm, exceeding
the County’s requirement of designing for a 25-year storm.
F. Water and sewer services will be provided by CFPUA.
G. The subject property is located in the New Hanover County North Fire Service District.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 14
S19-02 Staff Report PB 9.5.2019 Page 15 of 17
Conclusion 2: The Board must find that the use meets all required conditions and specifications
of the Zoning Ordinance.
A. The site is zoned B-2, Highway Business District.
B. Residential uses are allowed by Special Use Permit in the B-2 zoning district.
C. The project proposes a mix of land uses as required to permit residential uses within a
business district.
D. In accordance with the standards of this special use, the commercial uses proposed within
the development will be limited to those permitted in the B-1 zoning district.
E. The project will contain distinguishable site design features, including consistent architectural
design, color scheme, landscaping, park benches, bicycle racks, street lights and signage.
F. The site plan complies with all applicable technical standards of the Zoning Ordinance
including buffering and off-street parking requirements.
Conclusion 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 subject property is zoned B-2, Highway Business District, and is located within
Ogden/Market Street commercial node.
B. The surrounding area contains a single-family residential development, undeveloped land,
and commercially developed land.
C. Bufferyards must be provided between the development and adjacent residential property.
Conclusion 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 Comprehensive Land Use Plan for New
Hanover County.
A. The 2016 Comprehensive Plan classifies the area proposed for the development as Urban
Mixed Use.
B. The Urban Mixed Use place type promotes a mix of residential, retail, and office uses at
higher densities.
C. The project is consistent with the recommended uses and densities of the Urban Mixed Use
place type.
D. The subject site is located between single-family residential areas and commercial areas,
providing a gradual transition of uses as promoted in the Comprehensive Plan.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 15
S19-02 Staff Report PB 9.5.2019 Page 16 of 17
Staff Suggested Conditions
1. The project’s stormwater facilities must be designed to accommodate a 100-year storm
event.
2. A 6-foot-tall solid wood fence shall be installed within the bufferyard located along the
northwestern property line which abuts the Jacobs Ridge neighborhood.
3. As proposed and agreed to by the applicant, a 10-foot multi-use path shall be installed
along the site’s frontage on Lendire Road and be extended south along the road so that it
would connect to the future multi-use path to be installed by NCDOT near Ogden Business
Lane as part of the Military Cutoff extension project (U-4751). Installation of the multi-use
path shall be coordinated with the County and NCDOT and be constructed in accordance
with NCDOT’s standards. The applicant is not required to obtain additional right-of-way in
order for the multi-use path to be extended to the future multi-use path to be installed by
NCDOT near Ogden Business Lane. Please see Exhibit 1 for the approximate location of
the path to be installed with the development.
EXAMPLE MOTIONS
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] Note any additional findings of fact related to the four required conclusions.
[OPTIONAL] Note any conditions be added to the development:
[List Conditions]
Staff Suggested Conditions:
1. The project’s stormwater facilities must be designed to accommodate a 100-year storm
event.
2. A 6-foot-tall solid wood fence shall be installed within the bufferyard located along the
northwestern property line which abuts the Jacobs Ridge neighborhood.
3. As proposed and agreed to by the applicant, a 10-foot multi-use path shall be installed
along the site’s frontage on Lendire Road and be extended south along the road so that
it would connect to the future multi-use path to be installed by NCDOT near Ogden
Business Lane as part of the Military Cutoff extension project (U-4751). Installation of
the multi-use path shall be coordinated with the County and NCDOT and be constructed
in accordance with NCDOT’s standards. The applicant is not required to obtain
additional right-of-way in order for the multi-use path to be extended to the future
multi-use path to be installed by NCDOT near Ogden Business Lane. Please see Exhibit
1 for the approximate location of the path to be installed with the development.
Planning Board - September 5, 2019
ITEM: 2 - 2 - 16
S19-02 Staff Report PB 9.5.2019 Page 17 of 17
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 area in which it is to be located and in general conformity with
the Comprehensive Land Use Plan for New Hanover County.
[State the finding(s) that the application does not meet and include reasons why it is not being met]
Planning Board - September 5, 2019
ITEM: 2 - 2 - 17
S19-02: Exhibit 1
As proposed and agreed to by the applicant, a 10-foot multi-use path shall be installed along the
site’s frontage on Lendire Road and be extended south along the road so that it would connect to
the future multi-use path to be installed by NCDOT near Ogden Business Lane as part of the Military
Cutoff extension project (U-4751). Installation of the multi-use path shall be coordinated with the
County and NCDOT and be constructed in accordance with NCDOT’s standards. The applicant is
not required to obtain additional right-of-way in order for the multi-use path to be extended to
the future multi-use path to be installed by NCDOT near Ogden Business Lane.
Planning Board - September 5, 2019
ITEM: 2 - 3 - 1
Planning Board - September 5, 2019
ITEM: 2 - 4 - 1
Planning Board - September 5, 2019
ITEM: 2 - 5 - 1
Planning Board - September 5, 2019
ITEM: 2 - 6 - 1
APPLICANT
MATERIALS
Planning Board - September 5, 2019
ITEM: 2 - 7 - 1
Planning Board - September 5, 2019
ITEM: 2 - 8 - 1
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ITEM: 2 - 8 - 2
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ITEM: 2 - 8 - 3
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ITEM: 2 - 8 - 5
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ITEM: 2 - 8 - 7
Planning Board - September 5, 2019
ITEM: 2 - 8 - 8
Planning Board - September 5, 2019
ITEM: 2 - 8 - 9
Planning Board - September 5, 2019
ITEM: 2 - 8 - 10
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ITEM: 2 - 8 - 11
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ITEM: 2 - 8 - 12
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ITEM: 2 - 8 - 13
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ITEM: 2 - 8 - 14
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ITEM: 2 - 8 - 15
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ITEM: 2 - 8 - 16
Planning Board - September 5, 2019
ITEM: 2 - 8 - 17
5 9 1 1 O L E A N D E R D R I V E , S T E . 2 0 1 , W I L M I N G T O N , N C 2 8 4 0 3
P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
July 2, 2019
MIDDLE SOUND WEST
7241 MARKET STREET
COSWALD LLC
Deed Book 4883, Page 903
All that tract or parcel of land located in Harnett Township, New Hanover County, State of
North Carolina, being a portion of the lands conveyed to Coswald LLC as recorded in Deed
Book 4883 at Page 903; said parcel being more particularly described as follows:
Beginning at an iron rod located at the southwesterly corner of the herein described parcel; said
iron rod located on the northeastern right of way of Lendire Road being a 60’ right of way.
Thence along the northwestern line of said parcel and the southeastern side of Jacobs Ridge West
Bay HOA, Inc recorded in deed book 3576 page 824, N 45°45'11" E a distance of 156.96' to an
existing iron pipe;
Thence N 37°23'17" E a distance of 1079.69' to an existing iron pipe;
Thence turning and running with the lands of Camelot Campground, Inc as recorded in deed
book 1863 page 212, Thence S 60°33'55" E a distance of 555.53';
Thence with a new boundary line running through said Coswell LLC parcel the following eight
(8) calls:
Thence S 37°23'17" W a distance of 895.06';
Thence S 49°23'06" E a distance of 75.16';
Thence S 45°42'15" W a distance of 38.00';
Thence S 47°58'39" W a distance of 29.38';
Thence N 53°00'18" W a distance of 290.32';
Thence S 36°46'05" W a distance of 226.05';
Thence S 53°03'22" E a distance of 245.34';
Thence S 45°32'58" W a distance of 202.55' ;
Thence along the right of way of Lendire Road N 44°30'42" W a distance of 571.58';
to the point of beginning,
Having an area of 681,189+/-square feet, 15.638 +/-acres more or less.
Planning Board - September 5, 2019
ITEM: 2 - 8 - 18
1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
MEMORANDUM
Date: August 22, 2019
To: To whom it may concern
From: Tim Clinkscales, PE, PLS
RE: Stormwater for Project
We understand the concern of the community in regard to stormwater detention, in that vein, we
are designing the stormwater facilities to handle up to and including the 100-year event. This
event exceeds the county requirement of the 25-year event, in addition, all stormwater on the site
will be conveyed into our stormwater facilities, therefore any stormwater that flows into the
northern ditch/ market street today will be now conveyed to our stormwater facility. For water
quality, our basin is 60% larger than the required by NCDEQ, in addition will be providing
pretreatment measures to enhance the water quality in our treatment system. In conclusion, we
believe that the stormwater system will be enhanced by this project since the stormwater flow for
all storms will be less than its current condition.
Planning Board - September 5, 2019
ITEM: 2 - 8 - 19
Home Office: Wilmington Regional Office: Serving the Southeast since 2002 119 Brookstown Ave. Suite PH1 3722 Shipyard Boulevard, Suite E
Winston-Salem, NC 27101 Wilmington, NC 28403
Main: 336.744.1636; Fax: 336.458.9377 Main: 910.251.8912; Fax: 336.458.9377
August 22, 2019
RE: Summary of Trip Generation Comparison
Middlesound West, New Hanover County, NC
DAVENPORT Project Number 190231
This memorandum is in response to a request from the owner to provide a comparison of Trip Generation of the “By Right
(B-2) Use” versus the “Proposed Use” for the proposed Middlesound West development project located in New Hanover
County, NC.
DAVENPORT prepared a conservative comparison of Trip Generation of the “By Right (B-2) Use” versus the “Proposed
Use”. Under the existing B-2 zoning, there are many potential commercial land uses that could be developed by right on
this 15 acre property or it could be developed as a Big Box Retail Store(s) or Retail Center. As a conservative approach,
we assumed a mix of retail, office and restaurant uses totaling approximately 116,000 SF. With this mixture of uses,
internal capture reductions were included as well to be conservative in the trip generation comparison. In general, the
results indicate that this potential conservative “By-Right Use” would generate approximately 3 times more traffic, and
this could even be higher depending on the actual size and land uses developed on the property.
Summary Table of Trip Generation Comparison
Use AM Peak Traffic Volumes PM Peak Traffic Volumes Daily Traffic Volumes
Proposed 71% less traffic 65% less traffic ~ 2/3 less traffic
By Right 3.5 times more traffic 2.8 times more traffic ~ 3 times more traffic
“Proposed Use” Trip Generation Table
Planning Board - September 5, 2019
ITEM: 2 - 8 - 20
Page 2 8/22/2019
DAVENPORT Project No. 190231
Home Office: Wilmington Regional Office: Serving the Southeast since 2002
119 Brookstown Ave. Suite PH1 3722 Shipyard Boulevard, Suite E
Winston-Salem, NC 27101 Wilmington, NC 28403
Main: 336.744.1636; Fax: 336.458.9377 Main: 910.251.8912; Fax: 336.458.9377
Potential “By-Right Use” Trip Generation Table
I am a Registered Professional Engineer in the State of North Carolina and hereby certify that the results outlined herein
were determined using methods prescribed by the standards of Traffic Engineering.
If you need additional information or have any questions, please feel free to contact me at 910-251-8912.
Sincerely,
Daniel R. Cumbo, PE
Senior Associate
cc: File 190231
Planning Board - September 5, 2019
ITEM: 2 - 8 - 21
Planning Board - September 5, 2019
ITEM: 2 - 8 - 22
Planning Board - September 5, 2019
ITEM: 2 - 8 - 23
Planning Board - September 5, 2019
ITEM: 2 - 8 - 24
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Planning Board - September 5, 2019
ITEM: 2 - 8 - 29
Planning Board - September 5, 2019
ITEM: 2 - 8 - 30
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Planning Board - September 5, 2019
ITEM: 2 - 8 - 32
Planning Board - September 5, 2019
ITEM: 2 - 8 - 33
Planning Board - September 5, 2019
ITEM: 2 - 8 - 34
Planning Board - September 5, 2019
ITEM: 2 - 8 - 35
Planning Board - September 5, 2019
ITEM: 2 - 8 - 36
Planning Board - September 5, 2019
ITEM: 2 - 8 - 37
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OF LINE
NIP 5/8"
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PARCEL ID#
R04400-002-031-001
N/F
JOSEPH E.
SHANNON
D.B. 1130-20
PARCEL ID#
R04400-002-032-000
N/F
JOSEPH E.
SHANNON
D.B. 856-600
PARCEL ID#
R04400-002-034-000
N/F
MARY J. SHANNON
D.B. 1240-1612
PARCEL ID#
R04400-002-035-000
N/F
CHARLIE M. WALLACE,
JR.
D.B. 3240-220
PARCEL ID#
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N/F
CAMELOT
CAMPGROUND, INC.
D.B. 1863-212
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EXISTING SITE DATA
PROJECT ADDRESS:7241 MARKET ST.PARCEL ID:R04400-001-003-000
TOTAL TRACT AREA:$&SUP AREA:$&
ZONING DISTRICT:B-2LAND CLASSIFICATION:URBAN & GENERAL RES.
OWNER INFORMATION:COSWALD, LLC.1030 E. WENDOVER AVE.
GREENSBORO, NC 27405
0 25 50 100 200
SCALE: 1"=50'
GRAPHIC SCALE
SITE INVENTORY NOTES
1.Soils Types: Se (Seagate fine sand), Le (Leon sand), Mu (Murville fine
sand), & DO (Dorovan)
2.This property is not impacted by any AEC.
3.This site is not impacted by any recognized historic or archeological
significance.
4.No cemeteries were evidenced on the site.
5.There is no evidence of jurisdictional wetlands within the proposed Special
Use Permit area.
6.There is no evidence of endangered species or habitat issues on the site.
7.No portion of this property is within a Special Flood Hazard Area asevidenced on N.C. Flood Map 3720315900J, dated April 3, 2006.
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VICINITY MAP
SCALE: 1" = 1,000'NORTH
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Planning Board - September 5, 2019
ITEM: 2 - 8 - 38
Planning Board - September 5, 2019
ITEM: 2 - 9 - 1
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Planning Board - September 5, 2019ITEM: 2- 9 - 2
PROPOSED
SITE PLAN
Planning Board - September 5, 2019
ITEM: 2 - 10 - 1
SS
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34.37' SIDE BUFFER
20' SIDE BUFFE
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APARTMENT BLDG 1
3 STORY
(24) UNITS
AMENITY BLDG.
1 STORY
5,800 SF
8APARTMENT BLDG 3
3 STORY
(24) UNITS
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(24) UNITS
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ZERO CURB PLAZA
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MIXED-USE
BLDG 1
3 STORY
5,326 SF COMMERCIAL
(20) STUDIO APTS
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68.75' SIDE BLDG SETBACK
96.25' SIDE BLDG SETBACK
24
'
9'9'
24'
24
'
24
'
9'9'9'9'
24
'
9'
9'
24'
16
'
9'
9'
18
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24'
8'
9'
18
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18
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9'9'
24
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23'
8'
18
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18
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9'
24'
8'24
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18
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9'24'
8'
8'
23'
9'9'
18
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9'
9'
18
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12'
10'
12'
9'
9'
24
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25'
18'
9'
18'
9'
9'
18
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9'
50'
35'
18'
9'
24
'
24'
23
'
8'
15'
15'
9'
9'
18
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23
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8'
8'24'
18'
9'
24'
24'
9'
18'
24'
9'
18'
24'
9'
18'
9'
18'
24'
15'15'
9'
23'
8'
18'
9'
EXISTING SITE DATA
PROJECT ADDRESS:7241 MARKET ST.PARCEL ID:R04400-001-003-000
TOTAL TRACT AREA:$&SUP AREA:$&
ZONING DISTRICT:B-2LAND CLASSIFICATION:URBAN & GENERAL RES.
OWNER INFORMATION:COSWALD, LLC.1030 E. WENDOVER AVE.
GREENSBORO, NC 27405
DEVELOPMENT DATA
PROVIDED UNITS 288 UNITS
PROVIDED DENSITY 18.4 UNITS/AC
288 UNITS/15.6 AC
COMMERCIAL SF 7,466 SF TOTAL
COMBINED OFFICE/ RETAIL
BUILDING HEIGHT 35' MAX.
(12) 3-STORY BUILDINGS 35'
(1) 2-STORY BUILDINGS 25'
(1) 1-STORY BUILDING 20'
OPEN SPACE + 3.62 AC (157,740 SF) TOTAL
AMENITY AREA + 0.63 AC (27,400 SF)
VILLAGE GREEN + 0.34 AC (14,810 SF)
GENERAL AREA + 2.65 AC (115,530 SF)
0 25 50 100 200
SCALE: 1"=50'
GRAPHIC SCALE
REQUIRED PARKING SPACES 517
132 Apt. units @ 1.5/unit = 198
132 Apt. units @ 2/unit = 264
24 Studio Apts @ 1.5/unit = 36
7,466 sf office/retail @ 1/400 sf = 19
PROVIDED PARKING SPACES 553
Compact Spaces Provided 76
HC Spaces Provided 12
500-1,000 spaces = 2%
of provided spaces (11 required)
IMPERVIOUS AREA + 382,006 SF TOTAL
BUILDING SF + 107,782 SF
SIDEWALK + 48,467 SF
PARKING/ DRIVEWAY + 225,757 SF
SITE INVENTORY NOTES
1.Soils Types: Se (Seagate fine sand), Le (Leon sand), Mu (Murville fine
sand), & DO (Dorovan)
2.This property is not impacted by any AEC.
3.This site is not impacted by any recognized historic or archeological
significance.
4.No cemeteries were evidenced on the site.
5.There is no evidence of jurisdictional wetlands within the proposed Special
Use Permit area.
6.There is no evidence of endangered species or habitat issues on the site.
7.No portion of this property is within a Special Flood Hazard Area asevidenced on N.C. Flood Map 3720315900J, dated April 3, 2006.
DEVELOPMENT NOTES
1.All development shall be in accordance with the New Hanover CountyZoning Ordinance.
2.Project shall comply with all Federal, State & New Hanover Countyregulations.
3.No public R.O.W proposed. All roads/ drives to be private and maintainedby H.O.A.
4.H.O.A. to maintain all open space, buffer areas, stormwater management
elements and parking facilities.
TRAFFIC AND PARKING PLAN
1.All traffic will enter and exit through either road connection located onLendire Rd/ Middlesound Rd. extension or the stub connection to LendireRd, as shown. Connection to either street is subject to NCDOT approval.
2.All parking to be handled through a HOA owned/ maintained parking facilityto meet the parking standards set forth in the New Hanover County Zoning
Ordinance.
3.A TIA report has been submitted for review.
5' WIDE
SIDEWALK, TYP.
APPROXIMATE
LOCATION OF
EXISTING
WATER MAIN
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PROPOSED MANHOLE
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EXISTING SEWER MANHOLE
SEWER EXTENSION TO TIE TO
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CONNECTION TO EXISTING
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VICINITY MAP
SCALE: 1" = 1,000'NORTH
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Planning Board - September 5, 2019
ITEM: 2 - 11 - 1
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(20) STUDIO APTS
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EXISTING SITE DATA
PROJECT ADDRESS:7241 MARKET ST.PARCEL ID:R04400-001-003-000
TOTAL TRACT AREA:$&SUP AREA:$&
ZONING DISTRICT:B-2LAND CLASSIFICATION:URBAN & GENERAL RES.
OWNER INFORMATION:COSWALD, LLC.1030 E. WENDOVER AVE.
GREENSBORO, NC 27405
DEVELOPMENT DATA
PROVIDED UNITS 288 UNITS
PROVIDED DENSITY 18.4 UNITS/AC
288 UNITS/15.6 AC
COMMERCIAL SF 7,466 SF TOTAL
COMBINED OFFICE/ RETAIL
BUILDING HEIGHT 40' MAX.
(12) 3-STORY BUILDINGS 35'
(1) 2-STORY BUILDINGS 25'
(1) 1-STORY BUILDING 20'
0 25 50 100 200
SCALE: 1"=50'
GRAPHIC SCALE
DEVELOPMENT NOTES
1.All development shall be in accordance with the New Hanover County
Zoning Ordinance.
2.Project shall comply with all Federal, State & New Hanover Countyregulations.
3.No public R.O.W proposed. All roads/ drives to be private and maintainedby H.O.A.
4.H.O.A. to maintain all open space, buffer areas, stormwater managementelements and parking facilities.
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PROPOSED SIDEWALK
PROPOSED 8" WATER MAIN
PROPOSED 8" SEWER MAIN
PROPOSED STORM PIPE
PROPOSED HYDRANT
PROPOSED BLOW-OFF VALVE
PROPOSED MANHOLE
PROPOSED STREET LIGHT
W W
SS
LEGEND
STORMWATER
MANAGEMENT AREA
FUTURE DEVELOPMENT;
NOT INCLUDED IN S.U.P.
PROPOSAL
REMAINING PARCEL AREA;
NOT INCLUDED IN S.U.P.
PROPOSAL
S.U.P. BOUNDARY
STREETLIGHT, TYP.; SEE ABOVE
SPECIFICATION SHEETS FOR ANTICIPATED
LIGHT FIXTURE EXAMPLE
VICINITY MAP
SCALE: 1" = 1,000'NORTH
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LIGHTING NOTES
1.All site lighting to comply with Section 60.6 of the New Hanover County
Zoning Ordinance.
2.All site lighting for non-residential or multi-family uses shall be located and
directed so as not to shine or reflect directly onto any adjacent residentialzoning districts and/or uses.
3.Complete site lighting plan to be provided by others prior to construction as
necessary.
ANTICIPATED LIGHTING FIXTURE EXAMPLE
Planning Board - September 5, 2019
ITEM: 2 - 11 - 2
PUBLIC
COMMENTS
Planning Board - September 5, 2019
ITEM: 2 - 12 - 1
1
Schuler, Brad
From:Clark, Wayne
Sent:Tuesday, August 13, 2019 7:07 PM
To:Schuler, Brad
Subject:FW: Ogden apartments
Wayne Clark | Planning & Land Use Director
Planning & Land Use - Planning & Zoning
New Hanover County
230 Government Center Drive, Suite 110
Wilmington , NC 28403
(910) 798-7164 p | (910) 798-7053 f www.nhcgov.com
From: Michael Stambaugh <mikestambaugh@hotmail.com>
Sent: Tuesday, August 13, 2019 7:02 PM
To: Clark, Wayne <wclark@nhcgov.com>
Subject: Ogden apartments
Please consider not approving large scale building at 7241 market st. That area is already heavily congested and
experiences many accidents. Also extremely long red light times trying to cross or get onto market st.
Imagine having another 400 cars trying to get onto market. There are currently 4 other roads that connect to
Lendire in that short stretch of road. Starbucks, bojangles, wilm basketball center and the road from Ogden
park all empty into lendire on that small quarter mile stretch. Thats an accident waiting to happen. Its already
hard trying to pull onto Lendire from any of those roads. Let alone having that large complex with 288
apartments with all its cars also trying to pull out.
Also that area experienced heavy flooding in July and August last year due to slow drainage. Then with
Hurricane Florence it had massive flooding and some homes were trashed. Where will all the rain runoff go
? The area does not have enough drainage and there's nowhere else for the water to go. It cannot be ran under
market to the other side. It can only be ran back into the home developments that already drain slow.
Please don't allow this massive 12 building construction to be approved. Please save our
neighborhoods.
Mike Stambaugh CCS, CDIP
Inpatient Coder
UPMC Pinnacle
111 South Front Street, Harrisburg, PA 17101
Phone: 717-364-5119
Email: MStambaugh@PinnacleHealth.org
Planning Board - September 5, 2019
ITEM: 2 - 13 - 1
1
Schuler, Brad
From:Clark, Wayne
Sent:Tuesday, August 13, 2019 10:19 AM
To:Schuler, Brad; Vafier, Ken; Roth, Rebekah
Subject:Fwd: New mixed use apartments complex
Get Outlook for iOS
Wayne Clark | Planning & Land Use Director
Planning & Land Use - Planning & Zoning
New Hanover County
230 Government Center Drive, Suite 110
Wilmington , NC 28403
(910) 798-7164 p | (910) 798-7053 f
www.nhcgov.com
From: Mary Sheffield <mjsheffi@yahoo.com>
Sent: Tuesday, August 13, 2019 10:07:12 AM
To: Barfield, Jonathan <jbarfield@nhcgov.com>; Olson-Boseman, Julia <joboseman@nhcgov.com>; Zapple, Rob
<rzapple@nhcgov.com>; White, Woody <wwhite@nhcgov.com>; Crowell, Kym <KCrowell@nhcgov.com>; Kusek,
Patricia <pkusek@nhcgov.com>; Clark, Wayne <wclark@nhcgov.com>
Subject: New mixed use apartments complex
This property is situated adjacent to Market Street. The wetland which they have marked as undeveloped is a
problem. During Florence this wetland overflowed onto Market, ran across the road into the parking lot next to
Ogden Tap and continued on into the Wendover neighborhood and flooded Brightleaf. So more concrete, more
run off is the first issue. Second issue is the 288 units which if 2 cars per unit would dump 500+ cars onto
Market and increase traffic on already congested street. The shopping portion would increase that. We have
just about everything in shopping we need in the area and what we don’t have Mayfaire does! Then there’s the
school issue if these people have children. Where are they going in an already overflowing system? I understand
the need for more housing but a development rather than another apartment complex would be more suitable for
this area. Even townhomes or duplexes would be better. You would still have some grassy area to absorb the
runoff.
We have a 48 unit townhomes in process off Futch Ck which will add another estimated 100 cars to Market.
The improvement to Market will be out dated before it is completed. We have overflow from Hampstead area
which is growing but doesn’t have the amenities so they come to Wilmington. I suggest that you have a day trip
planned as a group and come ride Market Street from Military to I140 around lunch or morning before 9 or
afternoon between 4:30-6. But even more surprising is the traffic after 10am. It’s a nightmare and I’ll bet the
accident rate in this area is higher than anywhere in the county. Please stand with us and refuse this multi use
complex. Please review the article in the link below.
Thank you!
Mary and Ed Sheffield
Residents of Ogden since 1970.
Planning Board - September 5, 2019
ITEM: 2 - 13 - 2
2
Native to Wilmington
https://portcitydaily.com/local-news/2019/08/08/new-mixed-use-development-with-288-multi-family-units-and-
commercial-space-proposed-for-north-market-
street/?utm_source=Morning+Headlines+Subscribers+%E2%80%A2+Port+City+Daily&utm_campaign=f8dc6
715c1-
EMAIL_CAMPAIGN_2018_06_01_03_11_COPY_01&utm_medium=email&utm_term=0_afcb4c5de5-
f8dc6715c1-28648513
Sent from Yahoo Mail for iPad
Planning Board - September 5, 2019
ITEM: 2 - 13 - 3
1
Schuler, Brad
From:karen lea <kjlea@hotmail.com>
Sent:Thursday, August 15, 2019 12:59 PM
To:Clark, Wayne; Vafier, Ken; Bouffard, Christine; Brown, Denise; Gough, Robert; McDonnell,
Dylan; Meredith, Ron; Painter, Linda; Roth, Rebekah; Santure, Julia; Schuler, Brad; Smith,
Gideon; Gartin, Jyll
Subject:More apartment buildings in Ogden?
Hello everyone! I want to weigh in on the new apartment complex proposed for the Ogden area. I don't know
if any of you live in the Ogden area but I do. I am so discouraged by the amount of car lots, storage building
and apartment buildings on our side of town. Traffic is so congested and the drive thru our area so
unappealing. I was born here in 1957 and I have seen a lot of change and I am not against progress...I am not
one to say I wish it was like it use to be. I know change will happen but want us to be smart about it.
I am sure you all know we were successful with keeping the old oaks at Publix and Starbucks and the new car
wash....why because we all care so much about this area.
Please reconsider more apartments.
Sincerely,
Karen Lea
7238 Nordic Drive
Wilmington, NC 28411
Planning Board - September 5, 2019
ITEM: 2 - 13 - 4
1
Schuler, Brad
From:Sue Skoda <sue.mort1228@yahoo.com>
Sent:Thursday, August 15, 2019 5:16 PM
To:Clark, Wayne; Vafier, Ken; Bouffard, Christine; Brown, Denise; Gough, Robert; McDonnell,
Dylan; Meredith, Ron; Painter, Linda; Roth, Rebekah; Santure, Julia; Schuler, Brad; Smith,
Gideon; Gartin, Jyll
Subject:Ogden Aprtments Special Use Permit
Good Afternoon,
I am a resident in the Ogden area, Marsh Oaks and have been over the past 18 years. I
have witnessed the destruction of this area by continuous building of apartments, car wash
establishments, storage units and other buildings with large and unused concrete parking
lots. Over building is destroying our green space/air/water and creating more traffic
congestion, accidents and poor quality of life for all of us.
Market Street was graded an "F" 10 years ago and yet, county officials continue to allow
residential units within commercial districts that only increase the congestion/accidents on
the roads, increase the cost of living due to high insurance rates due to a "high accident
rates" in this area, impinge on our water supply and make it unbearable to commute. It
takes me 15-25 minutes to travel 4 miles! I've witness at least one accident every day in
this area.
With Amberleigh Shores (over 500 apartments when completed) less than a mile away, why
would anyone who is concerned about our safety and what is good for the people, allow
another complex in the same vicinity???
I am requesting that before you approve this permit to please look at all the available
accident data, the fact that Market Street is the ONLY route for emergency evacuation as
well as emergency vehicles, that alternate routes are not available. With more concrete and
less green space, the roads easily become flooded and that is another real safety and health
issue especially in our hurricane prone area.
Please do what is right for the people and not the greedy developers and realtors!
Looking forward to your response and thank you for your attention to this matter.
Sincerely,
Susan Skoda, RN, MSN (Retired)
Planning Board - September 5, 2019
ITEM: 2 - 13 - 5
1
Schuler, Brad
From:amanda smith <klaesmith11@gmail.com>
Sent:Thursday, August 15, 2019 5:18 PM
To:Clark, Wayne; Vafier, Ken; Bouffard, Christine; Brown, Denise; Gough, Robert; McDonnell,
Dylan; Meredith, Ron; Painter, Linda; Roth, Rebekah; Santure, Julia; Schuler, Brad; Smith,
Gideon; Gartin, Jyll
Subject:RE: Proposed Middle Sound West
Good Afternoon:
As an Ogden property owner, NHC taxpayer, and registered voter, I am writing this email as a formal request
that you not approve the building of the Middle Sound West appartment complex off of Lendire and
Market Street in Ogden.
This area is already over conjested with traffic. Having a son that just started driving last year and another
starting next year, the idea of how much more traffic to this area this project would bring is very concerning to
me.
This particular property is already prone to flooding. If it's built up, where will all of this water go during the
next hurricane? Can the developer guarantee that flooding won't be made worse?
With the situation of school over crowding, how will a 228 unit complex affect the schools in this area? We
have to assume there will be school-aged children living there?
I'm hoping these are your concerns also considering that you represent us. I haven't spoken to one citizen who
is for Middle Sound West to be built. Please listen to us.
Kind Regards,
Amanda Smith
Ogden Resident
Planning Board - September 5, 2019
ITEM: 2 - 13 - 6
1
Schuler, Brad
From:georgia vick <gvick1950@gmail.com>
Sent:Thursday, August 15, 2019 9:20 PM
To:Clark, Wayne; Vafier, Ken; Bouffard, Christine; Brown, Denise; Gough, Robert; McDonnell,
Dylan; Meredith, Ron; Painter, Linda; Roth, Rebekah; Santure, Julia; Schuler, Brad; Smith,
Gideon; Gartin, Jyll
Subject:Apartment complex to be added on corner of Market and Lendire
Please vote NO to this proposal. The beauty of our city is being destroyed by the addition of these huge
apartment complexes! There is little being done to address the aging infrastructure in this city. The roads are a
mess and especially Market Street! Adding more cars to an antiquated roadway is insane!
We need less representation by builders and those involved in real estate and more representation by common
caring citizens! What are you as our voices thinking when you continue to ignore traffic problems and
infrastructure issues , yet continue to approve these complexes?????
Please vote NO and listen to the people you represent!
Thanks. Marvin and Georgia Vick
741 Squire Lane
Wilmington NC 28411
Planning Board - September 5, 2019
ITEM: 2 - 13 - 7
1
Schuler, Brad
From:Clark, Wayne
Sent:Monday, August 19, 2019 12:24 PM
To:Schuler, Brad; Vafier, Ken
Subject:Fwd: Proposed Apartments 7241 Market St
These can just go to brads file
Get Outlook for iOS
Wayne Clark | Planning & Land Use Director
Planning & Land Use - Planning & Zoning
New Hanover County
230 Government Center Drive, Suite 110
Wilmington , NC 28403
(910) 798-7164 p | (910) 798-7053 f
www.nhcgov.com
From: Brown, Denise <dbrown@nhcgov.com>
Sent: Monday, August 19, 2019 12:14 PM
To: Planning & Zoning
Subject: FW: Proposed Apartments 7241 Market St
Please see enclosed……
Denise Brown | Administrative Technician
Planning & Land Use - Planning & Zoning
New Hanover County
230 Government Center Drive, Suite 110
Wilmington , NC 28403
(910) 798-7116 p | (910) 798-7053 f
www.nhcgov.com
From: cape_linda=yahoo.com@webformsnhcgov.com <cape_linda=yahoo.com@webformsnhcgov.com> On Behalf Of
Steve and Linda Cooper
Sent: Monday, August 19, 2019 12:09 PM
To: Brown, Denise <dbrown@nhcgov.com>
Subject: Proposed Apartments 7241 Market St
Please select the department you would like to direct your inquiry to:
Planning Board - September 5, 2019
ITEM: 2 - 13 - 8
2
Planning & Land Use (Zoning)
Name
Steve and Linda Cooper
Email
cape_linda@yahoo.com
Subject
Proposed Apartments 7241 Market St
Your Message
August 18, 2019
To: New Hanover County Commissioners,
My husband and I are writing this email to discuss the proposed apartment complex called Middle Sound West, 7241 Market
Street. This complex will border our sweet, little neighborhood called Palm Grove (Lido Dr and Palm Grove Dr) in Ogden. We
are TOTALLY against this apartment complex for a number of reasons:
-Wilmington needs to take a breath and reevaluate what is happening to our beloved city. The traffic has become horrible,
construction projects are everywhere! We are blessed to know a large number of senior citizens due to our involvement in a
number of groups/clubs. Everyone is constantly talking about the traffic issue that we now have here in Wilmington. We just
keep building, when is this going to stop? We all moved here for the small city feel, the beaches, the ease of traffic and the
sweet, little neighborhoods. We are destroying all of that with the nonstop building!
-Torchwood Blvd. has been refigured so the current traffic on Lendire Rd has increased greatly. Once basketball season begins,
the parking around Wilmington Basketball Center is crazy AND Starbucks on Lendire Rd is about to open? Please drive down to
Lendire Road and watch the traffic now! Plus Lendire has always been a private road with very poor maintanence (huge
potholes). So, who thinks it’s a good idea to add 288 apartments with maybe 600 cars coming and going daily?
-Where are all these kids going to go to school?
-Ogden currently has a lot going on which is very unattractive – all the overpass construction, widening of Market Street
construction, cardboard signs being stuck into every corner… Now, we’re going to build 288 apartments? We use to be proud to
show off my city to visitors, but that’s not true anymore. Please give us a break so we can get this area looking nice again!
-There are a lot of small neighborhoods in this area, ours included. We do our best to maintain our neighborhood but those in
government positions now want to devalue our homes and destroy the aesthetics we love about our surroundings?
-We need a Beautification Committee here in Wilmington before our charming city is destroyed any further! Someone needs to
be cognizant about the way these construction projects are impacting our traffic, our schools, the aesthetics and our
neighborhoods. We are hoping that y’all will be that committee and you’ll vote this project down.
We thank you for listening and hope to see you at one of the upcoming meetings on this project as we plan on attending all of
them.
Planning Board - September 5, 2019
ITEM: 2 - 13 - 9
3
Steve and Linda Cooper
Planning Board - September 5, 2019
ITEM: 2 - 13 - 10
1
Schuler, Brad
From:Clark, Wayne
Sent:Monday, August 26, 2019 7:09 AM
To:Schuler, Brad
Subject:FW: Apartments on Lendire
Wayne Clark | Planning & Land Use Director
Planning & Land Use - Planning & Zoning
New Hanover County
230 Government Center Drive, Suite 110
Wilmington , NC 28403
(910) 798-7164 p | (910) 798-7053 f
www.nhcgov.com
-----Original Message-----
From: Melissa Siano <melsiano@icloud.com>
Sent: Friday, August 23, 2019 9:42 PM
To: Clark, Wayne <wclark@nhcgov.com>
Subject: Apartments on Lendire
Good Evening. I am a homeowner here in Wilmington, residing in The Ogden area. I am messaging about these
proposed apartments to go on Lendire?! This is absolute insanity for several reasons. Number one being the
location has NO ROOM for that many people. A restaurant would be bad enough let alone apartments?! It will
not only be a safety issue but it will bring down our house values, bring problems and the traffic will be
absolutely out of control. This should not even be up for discussion. Ogden has enough apartments right now as
it is. Our once beautiful residential neighborhood does not need this! We beg of you to turn this down no matter
the amount of money involved! I will have many people emailing, calling and turning up for this meeting! We
have had major flooding problems in this area also and this will be another place that the water has nowhere to
go! Make this a huge place for the water drain to before apartments are even an option!
Thank you,
Melissa Jackson
1577 Maple Ridge Rd
Sent from my iPhone
Planning Board - September 5, 2019
ITEM: 2 - 13 - 11
Planning Board - September 5, 2019
ITEM: 2 - 13 - 12