HomeMy WebLinkAboutZ19-14 Application Package - Updated Nov 19
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Porters Oaks Conditional Rezoning Application
Subject Property Owners
PIN: R02900-004-007-000
Book / Page: 1611 / 1259
Property Address: 8390 Market Street Wilmington, NC 28411
Parcel Acreage: 0.22 ac
Existing Zoning & Use: R-15 Residential District / 10-1 Family Residential
Property Owner: Robert C. Murray, III, married and Sandra M. Spradley as
the heirs of Robert C Jr & Emma Murray
Phone: ______________________________
Robert C. Murray, IIII
Email:
______________________________
Ulrike H. Murray spouse of Robert C. Murray, IIII
______________________________
Sandra M. Spradley
PIN: R02900-004-008-000
Book / Page: 9906 / 1103
Property Address: 8370 Market Street Wilmington, NC 28411
Parcel Acreage: 0.92 ac
Existing Zoning & Use: R-15 Residential District / 10-1 Family Residential
Property Owner: Ben G. Murray Jr., married as the sole heir of
Ben G Murray
Phone:
______________________________
Ben G.. Murray, Jr.
Email: ______________________________
Joyce A. Murray spouse of Ben G. Murray, Jr.
PIN: R02900-004-019-000
Book / Page: 5558 / 0221
Property Address: 8370 Market Street, Wilmington NC 28411
Parcel Acreage: 0.29 ac
Existing Zoning & Use: R-15 Residential District / 10-1 Family Residential
Property Owner: Robert C. Murray, III, married and Sandra M. Spradley
DocuSign Envelope ID: B94B8D2C-E5F0-4FBF-956E-98179D43683FDocuSign Envelope ID: B752171E-36CC-41A7-B4E3-D7A0129A2545
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Phone: ______________________________
Robert C. Murray, IIII
Email:
______________________________
Ulrike H. Murray spouse of Robert C. Murray, IIII
______________________________
Sandra M. Spradley
PIN: R02900-004-009-000
Book / Page: 5558 / 0221
Property Address: 8376 Market Street, Wilmington NC 28411
Parcel Acreage: 14.30 ac
Existing Zoning & Use: R-15 Residential District / 101-Agricultural
Property Owner: Robert C. Murray, III, married and Sandra M. Spradley
Phone: ______________________________
Robert C. Murray, IIII
Email:
______________________________
Ulrike H. Murray spouse of Robert C. Murray, IIII
______________________________
Sandra M. Spradley
PIN: R03700-001-007-000
Book / Page: 5558 / 0221
Property Address: 8380 Market Street, Wilmington NC 28411
Parcel Acreage: 11.69 ac
Existing Zoning & Use: R-15 Residential District / 958-Unused Land
Property Owner: Robert C. Murray, III, married and Sandra M. Spradley
Phone: ______________________________
Robert C. Murray, IIII
Email:
______________________________
Ulrike H. Murray spouse of Robert C. Murray, IIII
______________________________
Sandra M. Spradley
PIN: R03700-001-006-000
Book / Page: 1592 / 1390
Property Address: 8313 Shiraz Way, Wilmington NC 28411
Parcel Acreage: 1.07 ac
Existing Zoning & Use: R-20 Residential District / 10-1 Family Residential
DocuSign Envelope ID: B94B8D2C-E5F0-4FBF-956E-98179D43683FDocuSign Envelope ID: B752171E-36CC-41A7-B4E3-D7A0129A2545
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Property Owner: Robert C Murray III and wife Ulrike H. Murray
Phone: ______________________________
Robert C. Murray, IIII
Email:
______________________________
Ulrike H. Murray
PIN: R02900-004-010-000
Book / Page: 9905 / 1807
Property Address: 421 Tibby’s Drive, Wilmington NC 28411
Parcel Acreage: 12.86 ac
Existing Zoning & Use: R-15 Residential District / 10-1 Family Residential
Property Owner: Sognia F. Weiss and husband Steven Weiss and
Antonia M Foy Life Estate
Phone: ______________________________
Sognia F. Weiss
Email:
______________________________
Steven Weiss
______________________________
Antonia M. Foy by Sognia F. Weiss
her Attorney in Fact
PIN: R02900-004-010-001
Book / Page: 9905 / 1807
Property Address: 8362 Market Street, Wilmington NC 28411
Parcel Acreage: 0.73 ac
Existing Zoning & Use: R-15 Residential District / 958-Unused Land
Property Owner: Sognia F. Weiss and husband Steven Weiss and
Antonia M Foy Life Estate
Phone: ______________________________
Sognia F. Weiss
Email:
______________________________
Steven Weiss
______________________________
Antonia M. Foy by Sognia F. Weiss
her Attorney in Fact
DocuSign Envelope ID: B94B8D2C-E5F0-4FBF-956E-98179D43683FDocuSign Envelope ID: B752171E-36CC-41A7-B4E3-D7A0129A2545
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PIN: R03700-001-003-000
Book / Page: 5801 / 1623
Property Address: 817 Porters Neck Road, Wilmington NC 28411
Parcel Acreage: 3.32 ac
Existing Zoning & Use: R-15 Residential District / 958-Unused Land
Property Owner: BLTD Properties LLC, a North Carolina limited liability
company
Phone: ______________________________
By: John Floyd Murray, Jr.,
Member and General Manager
Email:
PIN: R03700-001-002-000
Book / Page: 5801 / 1623
Property Address: 817 Porters Neck Road, Wilmington NC 28411
Parcel Acreage: 6.97 ac
Existing Zoning & Use: R-20 Residential District / 10-1 Family Residential
Property Owner: BLTD Properties LLC, a North Carolina limited liability
company
Phone: ______________________________
By: John Floyd Murray, Jr.,
Member and General Manager
Email:
DocuSign Envelope ID: B94B8D2C-E5F0-4FBF-956E-98179D43683FDocuSign Envelope ID: B752171E-36CC-41A7-B4E3-D7A0129A2545
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Updated: November 18, 2019
Date: October 10, 2019
Project Narrative ‐ The Oaks at Murray Farm:
The proposed development is located between Old Market Street, Shiraz Way, and Tibby’s
Drive and is comprised of the following parcels totaling +52.39 acres:
R02900-004-007-000, R02900-004-008-000, R02900-004-019-000, R02900-004-009-000,
R03700-001-007-000, R03700-001-006-000, R02900-004-010-000, R02900-004-010-001,
R03700-001-003-000, R03700-001-002-000
The zoning of the parcels is R‐15 in the middle to northwest portion of the tract, the portion
fronting Old Market Street. The rear of the property is zoned R‐20. The NHC Future Land
Use Plan identifies the front third of the site as community mixed use and the rear as general
residential. This area east/southeast of Market Street is identified as a growth node with an
emphasis on commercial and dense residential uses. The rear of the site is slated as general
residential and transitions from the growth node into the neighborhood fabric of the Porters
Neck area.
In keeping with the split land uses, we present a project with apartments near Market Street
in the growth node and transition into the duplexes and single family more aligned with
general residential. To create this cohesively designed mixture of product types on the
subject parcels, we respectfully request the property be conditionally rezoned to the RMF‐L (
Residential Multi‐family Low Density). This proposed zoning district is one of the new
districts recently approved to offer better, more site specific development options. This
RMF‐L zone allows us to provide a mixture of product types integrated into common open
space, landscape, and other improvements that make a project feel like it is blended and
well thought‐out.
Part of the charm of this property is the large trees as seen from Market Street. Our plan
proposes saving as many of those large trees as possible to set the most dense portion of
our plan, the apartments, into a tree canopy. This unique setting allows us to preserve the
character of the site and neighborhood while transitioning down to a traditional single‐
family neighborhood. The majority of the land is or has been used as farm land and provides
a good, open area in the rear of the property as is required for the single family homesites
proposed.
The applicant, Logan Developers, Inc. presents this project request to you as one that is in
keeping with the goals and policies of the Future Land Use plan and as a project, that we
feel, honors the natural site characteristics while acting as a transition project to the
surrounding townhomes, duplexes, and single family homes in the vicinity of this project.
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During the process, the development team has listened to concerns and comments form
residents within the Porters Neck community. We have made many changes, best
summarized in the community meeting summary, and attempted to compromise with the
neighbors to alleviate traffic and stormwater concerns and limit density beyond the initial
plans. We recognize this is a project that infills one of the last undeveloped properties in the
Porters Neck area, and we also understand the comments from neighbors to keep the
current community as it is now. However, our development team strongly feels this is a
project worthy of fitting into the Porters Neck community. We present this project for the
consideration of planning staff and New Hanover County Boards to determine if this project
is a suitable conditional rezoning for an area of the County noted as community mixed
use/general residential and as a growth node as indicated by the County’s adopted Future
Land Use Plan, as a project cohesively designed as a transition from higher density,
commercial corridor of Market Street back to the traditional single family neighborhoods of
Porters Neck.
Thank you for your consideration of the conditional rezoning request.
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Update: November 18, 2019
Date: October 10, 2019
The Oaks at Murray Farm Conditional Zoning Supplemental Information
Proposed Conditions:
Beyond the existing requirements of the New Hanover County Zoning Ordinance, the
proposed for the initial 10/10/19 submittal mixed residential project proposes to save many
of the large character trees in an effort to both preserve the site’s character and to help
buffer the larger apartment buildings on site. In addition, the applicant proposing pulling
most buildings away from property lines to further buffer the proposed development from
the neighboring properties.
The updated conditions proposed for the conditional rezoning are as follows and as a direct
result of community meeting concerns:
1. Revise stormwater design to achieve 100 year storm instead of meeting the minimum 25
year storm. This is achievable in part because of the excellent soils data obtained since the
first community meeting and in part because the wetland area of the site was not nearly as
much land area once an on‐site analysis was completed.
2. To alleviate traffic concerns, the applicant proposes to design and construct an additional
right turn lane at Futch Creek Road. and Hwy 17/Market intersection if NCDOT/WMPO allow
this measure to be completed. After our traffic consultant ran various scenarios at all
intersection near the project site, the improvement that made the most impact was this
intersection. The current understanding is that the Futch Creek traffic light queuing will be
cut nearly in half by addition of a right turn lane. The design will have to be coordinated with
the two entities to assure initial design meets their future plans and does not conflict with
their understanding of the movement through the intersection. As such, the applicant
proposes to pursue this right turn lane improvement with all the necessary decision makers
including the County, WMPO, and NCDOT.
Consideration of a Conditional Zoning District ‐ Criteria:
1. How would the requested change be consistent with the County’s policies for growth and
development?
The subject property is located in a growth node just off of Market Street, in an area slated
for intensive development such as shopping centers and commercial services. The design of
the project proposes placing the most intensive use, the apartments, near the front of the
site and in the growth node area. This type of use will be most intense, but the design also
promotes another policy to conserve natural resources, such as the large trees designated to
be saved at the front of the site. The single family and duplex portions of the design are in
keeping with the existing fabric of the neighborhood and align with the Future Land Use
Plan.
Page 2 of 2
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?
As mentioned above, the requested zoning and layout of the design nicely aligns with the
Future Land Use Map. The apartments end nearly right on top of the division of Community
Mixed Use, an acceptable use for this designation, and the single family and duplexes fall
within the general residential designated portion of the site.
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?
The existing zoning reflects a less intensive land use than Future Land Use Plan projects for
this commercial corridor along Market Street. The proposed single family and duplex areas
are allowable under the existing zonings as performance residential; however the rezoning
to RMF‐L allows apartments and more intensive mixed use residential projects to be
constructed whereas the current zoning does not. This project does propose higher than the
2.5 units / acre allowed by the by‐right performance residential. Our proposed 7.4 units to
the acre places the bulk of that density in the apartments, the area of the site slated for
community mixed‐use. While the proposed zoning district allows for 10 units to the acre, it
is really the combination of higher density and mixture of uses that allows the project to be
built in keeping with the County’s plans for this region of the County. RMF‐L allows the
project to blend a mixture of residential housing types that specifically fit the Future Land
Use Plan in this area of the County.
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Updated: November 12, 2019
Date: September 30, 2019
The Oaks at Murray Farm Community Meetings Summary
The Oaks at Murray Farm has conducted multiple meetings with the Porters Neck
community. A brief summary is listed below with detail summary provided at the end.
Community Meeting #1 was held on September 30, 2019 with a 400‐450 person attendance.
Because of the large group and the concern over the project, the development team listened
to comments and asked for community representatives to continue to meet with us to refine
the plans.
Some of the residents agreed to one meeting held on November 8th, 2019 and included
many community HOA presidents and representatives meeting to discuss the plan revised to
address many of their concerns including adding buffers, open space, saving a large,
significant trees, especially in the apartment portion of the plan to further screen
apartments and work the plan into the existing site, reducing the number of apartments
(eliminated 2 buildings), pulling the apartment buildings further away from neighboring
properties, adding emergency services access‐only gates to the Vineyard Plantation road
connections to reduce traffic concerns in their neighborhood, agreeing to provide
stormwater well in excess of the County’s 25 year storm (to provide for the 100 year storm),
and to agree to build a turn lane (that is not otherwise a required by the TIA) from Futch
Creek to Hwy 17 to alleviate traffic concerns in the area. At the end of this HOA
representative meeting, the representatives refused to meet with the development team
again stating that we were not addressing their concerns and we would have to agree to
disagree. They refused to accept any plans with apartments on the plan.
Community Meeting #2 was held on November 12th, 2019 at the Hampstead Annex
Auditorium. Given the large number of folks attending the first meeting, we searched for a
venue that would agree to allow us to host a meeting with 500 people. After three weeks of
searching for a venue that was relatively close to the project site, had free parking for the
community, could house the amount of residents interested in the project, and would agree
to host a development project meeting, we found the Hampstead Annex Auditorium. It was
only capable of housing approximately 250 people at one time, so we divided the meeting
into two groups. Those living to the north were asked to attend the first meeting. Those
living to the south/east of the project site were asked to attend the second meeting. The
majority of questions received at these two meetings were about traffic and concerns over
apartments near their homes. Some folks were also concerned about school overcrowding.
Full details for the two community meetings are provided below.
Page 2 of 5
To date, we continue to talk with residents both for and against the project. The
development team continues to address as many concerns as is possible to demonstrate
that they do want to be good neighbors, but that the developer is proposing a project that
does include apartments.
The Oaks at Murray Farm Conditional Zoning Community Meeting 1 Notes:
Paramounte Engineering and Logan Developers, Inc. held a community meeting at Anchor
Baptist Church on Futch Creek Rd. from 6:00‐7:00 PM on September 30, 2019.
Approximately 400 ‐450 residents attended the meeting to listen to a presentation of the
project and offer comments on the developer’s proposal.
‐ Check on school capacity at Porters Neck School (Answer: We will reach out to the NHC
Schools folks to discuss)
‐ Because of drought conditions and restriction on irrigation needs, does this cause future
water supply issues (Answer: We have not evaluated irrigation at this time, but if water
capacity is available, CFPUA will advise throughout the project’s development.)
‐ Would like gates on side roads (Answer: We will investigate with our traffic consultant)
‐ Will the existing ditches be left open for stormwater flow (Answer: Existing streams will be
left open in all plans to date; on‐going analysis of stormwater will help us further develop the
entire plan)
‐ Price point of units (Answer: Luxury Apartments is target market, prices will vary based on
market conditions, but anticipated at $1100 +/ mo)
‐ Will apartments be Section 8 apartments (Answer: no)
‐ People expressed approval of the duplex/single family portion of the development, especially
if Logan is the developer, but they are unhappy with the apartments proposed largely due to
traffic concerns. (Answer: we are looking at the detailed traffic analysis for the whole project,
but we hear the concerns about apartments. We will evaluation the plan and make changes
if the developer chooses to do so)
‐ Several people told us to put apartments on the other side of Market Street – it was better
land for that. (It is understood that many residents have expressed interest in not having
apartments near their homes; however, the future land use plan does identify the area as a
growth node for shopping center and denser development. The apartments are clustered in
that higher density portion of the site as identified in the FLUP)
‐ Will buffer/vegetation be kept for the existing properties (Yes, to the greatest extent possible
and augmented as needed)
‐ Traffic concerns along/at round about on Porters Neck Road (Answer: We will look at both
Porters Neck Road and Futch Creek Rd. for any improvements that may alleviate concerns.
After the meeting, the traffic consultant conducted a series of studies looking at the
roundabout on Porters Neck Road, the Intersection of Porters Neck Road and Market Street
and at Futch Creek Rd/Market(HWY 17) intersection. Due to current NCDOT bypass projects
and the associated anticipated effects on Porters Neck/ Market intersection and due to
constricted land area and the fact that Porters Neck Road is reported to operate at a Level of
Service A (the best rating) even after the proposed project is built, Futch Creek Road was the
only improvement that could alleviate traffic in any significant way. This is explained in
Meeting #2 summary.
Page 3 of 5
‐ Status of Traffic Study (Answer: submitted, not approved time of Meeting #1)
‐ Phasing of project (Answer: Anticipated build out in 2023 used in traffic report, phasing not
determined at this time)
‐ Making sure apartments are for rent (Answer: yes)
‐ The neighbors expressed concern about the amount of traffic this project could cause
(Answer: see detailed explanation above)
‐ When the group broke into smaller groups looking at the plans, many people were
appreciative of the information, but wanted to talk further with Logan to better understand
the product proposed and the overall ramifications to their neighborhoods. (Many folks
talked with the development team through phone and email after the meeting)
POST MEETING #1 CORRESPONDENCE:
After the meeting, the developer had many calls for residents, some now in support of the
project. The team has on‐going efforts to get information out to residents.
POST MEETING #1 CHANGES:
After hearing many of the comments, there were changes made to reduce apartment units
by nearly 10% and to pull apartments away from the borders. The total unit count was
reduced, open space gathered toward the center of the project, refined stormwater to
reflect neighbor concerns and site conditions and now accounts for the 100 year storm, and
save many large trees on the site.
The Oaks at Murray Farm Conditional Zoning Community Meeting 2 Notes:
Paramounte Engineering and Logan Developers, Inc. held two community meetings on the
same night at Hampstead Annex Auditorium on Hwy 17. The first meeting for residents to
the north of the site occurred from 5:30‐6:30 PM. The second meeting for residents to the
south/east of the site occurred from 7:00‐8:00 PM on November 12, 2019. As mentioned in
the meeting summary, we wanted to accommodate at least as many folks as attended our
first community meeting, but the closest largest venue suitable for the crowd only held 250
people, so we divided the meeting to hear from everyone. The first of the two meetings had
approximately 180 people in attendance and the second meeting was a mixture of people
staying from the first meeting and new attendees. This second meeting had 80 people.
The attached agenda covers the presentation from the development team to the
participants. Then the floor was opened to questions and comments. The following is a
summary of that community input:
‐ Schools are overcrowded and traffic to those schools is congested (Answer: The developer
has a meeting set with NHC Schools folks to discuss, but the traffic consultant, Ramey Kemp,
addressed school traffic. Much of the traffic comments related to late busses and not enough
bus drivers )
‐ Porters Neck Road traffic will be made worse by apartments/ this project (Answer:
Traffic Analysis shows Porters Neck Road is currently a Level of Service A road since
the roundabout construction and that after the proposed project is built (using the
previously proposed plan with 406 units instead of the current, reduced plan), the
Page 4 of 5
roundabout will experience a 1 second delay from current conditions at peak hour.
And the Porters Neck/Market intersection will add approximately 2 cars at peak hour.
However, after the Military Cutoff bypass is complete (anticipated 2022 prior to this
project build out), approximately 9,000 cars/ day are anticipated to be routed away
from this intersection at Porters Neck Road. The intersection after bypass
construction is anticipated to operate in quicker movements from either pre or post
project development.
‐ Stormwater designed to the 100 year storm is not enough (Answer: The stormwater
in previous plans has been further evaluated, soil testing has now been performed,
and we confirmed we can provide a stormwater design in excess of the County’s 25
year requirement. We understand there are concerns from neighbors and have
offered a solution that should improve the situation well beyond the minimum
requirements).
‐ Emergency Services response times were reported at 12‐25 minutes both at this
meeting and Meeting #1. (Answer: We heard this at the first meeting and this one,
Paramounte Engineering spoke with Fire Marshal David Stone to determine if there
was a problem in this area that we are not aware of, if this project can be designed in
a way to alleviate any concerns, and if there is something off‐site the developer may
be able to offer or assist with to help alleviate any concerns. Mr. Stone stated the
Porters Neck Communities are served at the same rate as others in the county with
fire’s first responder typical response times in the 4‐7 minute range and EMS or law
enforcement in the 9 minute range. Mr. Stone stated that the fire station existing
across from the Shiraz Way entrance of this development would promote one
alternate route through the neighborhood for fire and EMS to travel from this station
if traffic on Porters Neck Road is impassible, especially since speed bumps are not
proposed in our neighborhood. Regarding off‐site improvements, Mr. Stone
reiterated NCDOT and our traffic consultant in saying that there is not room to widen
Porters Neck Road, so no off‐site improvement, such as adding a lane, are really
possible without taking property from homes along Porters Neck Road.
‐ Futch Creek proposed extra turn lane will not fix the traffic problem. An extra right
turn lane will not help since the majority of traffic comes out of this intersection and
goes to the Uturn to head towards Wilmington. The extra lane will not be used
(Answer: Our traffic consultant presented the findings that the intersection queuing
time could be nearly cut in half with the addition of a right turn lane, and the extra
lane would allow everyone (after the project is built) to cycle through the intersection
in 1 light cycle. He further stated that this is a proposal to the community first to add
an additional turn lane. If accepted, it would be reviewed by NCDOT and WMPO.
They may have comments, want changes, corroborate with the neighbors stated
regarding amount of Uturn activity, etc. However, this has not been addressed with
NCDOT at this time. If it is desired, the developer is agreeing to pursue this turn lane
as a way to help the community. If it is not desired, we do not need to pursue the
Page 5 of 5
additional turn lane. To date, there has been no requirement from the TIA for the
additional turn lane or any other improvement off‐site.
‐ There was a death at this intersection recently, this development will bring more
accidents and fatalities. (Answer: Ramey Kemp submitted TIA prior to the recent
fatality, so that report did not take that into account. However, the consultant
responded that he would follow up with NCDOT after the meeting since a fatality
triggers a review of the intersection and what could be done to make the situation
better. Those findings will be coordinated and addressed in any improvements that
happen at that intersection.
‐ There were many comments questioning the validity and methods of the traffic
report. Statistics used in the report were questioned. Traffic counts were
questioned. The method of traffic analysis was questioned. There was mention of
another traffic consultant hired by Vineyard Plantation who had an alternate report
contradicting Ramey Kemp’s findings. (Response: Ramey Kemp’s traffic consultant
explained accepted methodologies and how he arrived at each of the questioned
statistics. He further explained that the counts were performed over a 48 hour period
in a time designated by NCDOT/WMPO scoping meeting (while school was in session).
The means and methods of the study have been approved by NCDOT/WMPO. At the
time of the community meeting, those two entities are reviewing the findings of the
TIA before issuing comments on potential improvements.
‐ Apartments are not wanted here – Logan builds nice single family homes. Build
those, can’t we propose all duplex and single family that would not be met with
opposition. What kind of apartments will they be, what price point?
(Response: We have heard this statement, and we are presenting a plan with
apartments, but with many concessions to prove that Logan does want to build a nice
neighborhood that works with the community. The Logan team evaluated the site for
single family and duplexes, and the price of the land prevents the developer from
considering single family and duplexes only as an alternative. Furthermore, Logan is
planning luxury apartments on the high end geared toward one of the fastest
growing market, 62+ looking for rentals. The developer feels this project targets that
market and fits well into the Porters Neck Community.
Meeting Date: November 12, 2019
The Oaks at Murray Farm – Community Meeting #2 Agenda & Guidelines
General Note: Two meetings will be held this evening. Both meetings will follow the format and general meeting
guidelines as follows. We ask that you abide by these guidelines so participants have a chance to hear the presentation
and to ask questions.
Meeting 1 from 5:30‐6:30 PM will be held for residents living to the north of the project site. We ask you to exit the building from
6:30‐6:45 so the meeting 2 participants can enter between 6:45‐7:00. The time for exiting will be signaled by the lights flicking on
and off. If you refuse to leave, you will be preventing the next group of your neighbors from participating.
Meeting 2 from 7:00 – 8:00 PM will be held for residents living to the south/east of the project site. We ask you to exit the building
no later than 8:30 PM.
Notes from the building manager and development team:
o Please do not bring food or drink into the auditorium
o The auditorium’s building occupancy is approximately 250 people, so we recommend you appoint representatives
to attend the meeting in the event attendance exceeds occupancy. This agenda acts as a presentation summary in
the event you are unable to attend either meeting.
o Doors will be monitored and locked to ingress travel when the building reaches capacity
o All doors remain open to egress travel at all times
o In the event of emergency, exits are located in the center, front of the building and at each end of the first floor
hall.
Meeting Agenda & Discussion Points:
1. Introduction
2. Presentation Items will Include:
Summary of changes from the 1st community meeting plan to the current plan
Reduced apartment unit count by approx. 10% by removing (2) 12 unit apartment buildings
Increased single family homes by 8 units
Removed 1 duplex building (2 units)
Less overall density
o (9/30/19 community meeting plan had 406 total units, current plan has 388 total units)
Pulled apartments towards center of site to further buffer adjacent properties
Added neighborhood parks, open space, and increased buffers
Saved large trees on site‐ located primarily at Old Market Street
New stormwater design with increased capacity from County’s required 25 year storm event to 100 year storm event
Developer is proposing to construct an off‐site traffic improvement to alleviate some traffic concerns (this is not part of
the recommendations included in the Traffic Impact Analysis, this is offered in direct response to public input received
at the last community meeting). All scenarios below represent the full buildout condition.
o Add 1 right turn lane on Futch Creek at the Market Street/Hwy 17 traffic light.
o After this proposed project is built, queuing time at traffic light reduces from 42 seconds to 27 seconds
o This results in all traffic clearing the light in one cycle
o The existing Porters Neck Rd. roundabout delay is increased by 1 second at the peak traffic hours
o The existing Porters Neck Rd/Market St. intersection delay increases by 2 seconds (1‐2 extra cars added to
queuing
o After the Military Cutoff portion of the bypass is constructed (anticipated completion in mid‐summer 2022),
traffic along Market Street (US 17) is expected to be approximately 20% less (removing approximately 9,000
cars from passing through the intersection at Porters Neck Rd/Market).
Resulting signal adjustments at Porters Neck Rd/Market St. intersection are anticipated to lessen wait
time at the intersection from the existing conditions (including this proposed project build out).
The current 2022 completion happens before The Oaks at Murray Farm will be built out (projected
2023 or later).
3. Discussion ‐ If you have additional comments or questions beyond the meeting, please visit the “contact”
portion of the project website at www.oaksatmurrayfarm.com
122 CINEMA DRIVE
WILMINGTON, NC 28403
PH: (910) 791-6707
FAX: (910) 791 – 6760
October 31, 2019
RE: Second Community Meeting for:
Conditional Rezoning Request of The Oaks at Murray Farm
Paramounte Engineering, Inc. and Logan Developers, Inc. invite you to a second community meeting on Tuesday,
November 12, 2019 at the Hampstead Annex’s Auditorium. After having conversations with various members of
the community since our last meeting, we have received feedback, and we want to compile the interested parties
again to present our revised plans and current information to the larger community group(s).
Because there was such a large group of community members in attendance in our first meeting, we looked for a
meeting venue both close to your homes and one that can hold large groups. We have reserved the closest, large
venue that agreed to host our community meeting. However, the Hampstead Annex is only able to hold 230 seated
people at one time and about 250 people with some standing. (The latter is very close to the auditorium’s building
occupancy limit for fire safety). We want to be sure everyone has an opportunity to attend, so we will be holding
two community meetings back to back to accommodate anyone interested in the project. In order to meet the
venue’s fire safety requirements, we respectfully ask you to comply with the following:
If you live to the north of the proposed project site, please attend the first meeting from 5:30-6:30.
If you live to the east or south of the proposed project, please attend the second meeting from 7:00-8:00.
If you do not know which group you fall into, please refer to the enclosed plan’s north arrow and vicinity map to
determine direction of you home in relation to the project site.
Please understand that the auditorium’s doors will be closed if we reach capacity. We recommend that homeowners’
associations and large common-interest groups appoint representatives to attend their respective meeting so those
people can get the information out to the larger community in the event we reach the venue’s fire safety capacity.
The subject tracts of land remain the same as the land you saw in the last meeting. That includes the + 51.39 acre
tract of land bordered by Old Market St., Tibbys Dr., and Shiraz Way and is further identified as New Hanover
County Parcels: R03700-001-002-000, R03700-001-006-000, R03700-001-007-000, R02900-004-009-000, R02900-
004-008-000, R02900-004-007-000, R03700-001-003-000, R02900-004-019-000, R02900-004-010-001, and R02900-
004-010-000
Since our last community meeting, we have submitted a conditional rezoning application to New Hanover County,
but we are continuing to work through questions and comments from the community before finalizing our proposed
conditional rezoning plan and setting the Planning Board meeting date.
Please reference the enclosed current conditional rezoning plan and join us on the 12th for a look at larger scale
plans. Our development team will be on hand to answer questions and discuss the project with neighbors.
Community members who live north of the proposed project site, please attend the first
meeting from 5:30-6:30.
Community members who live east or south of the proposed project site, please attend
the first meeting from 7:00-8:00.
When: November 12, 2019
Where: Hampstead Annex Building Auditorium
15060 US-17, Hampstead, NC 28443
122 CINEMA DRIVE
WILMINGTON, NC 28403
PH: (910) 791-6707
FAX: (910) 791 – 6760
October 31, 2019
RE: Second Community Meeting for:
Conditional Rezoning Request of The Oaks at Murray Farm – REVISED SITE PLAN
Paramounte Engineering, Inc. and Logan Developers, Inc. recently sent you an invitation to our second
community meeting. In that invitation mailing, you received a copy of the first community meeting plan for
reference. This mailing provides you a copy of the revised plan to be discussed at the November 12, 2019
community meeting at the Hampstead Annex’s Auditorium. We are providing you both plans in advance of
the meeting so you can see what has changed including reduction in units, saving the site’s stately trees and
stormwater adjustments. We also have included new park and open spaces areas all while adding additional
buffers from adjacent properties to the site. Please join us to hear full details on the 12th.
Just a reminder on meeting times:
Community members who live to the north or northeast of the proposed project site, please attend
the first meeting from 5:30-6:30.
Community members who live to the east/southeast, south, or west/southwest of the proposed
project, please attend the second meeting from 7:00-8:00.
When: November 12, 2019
Where: Hampstead Annex Building Auditorium
15060 US-17, Hampstead, NC 28443
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SCALE:
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DRAWN:
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CONCEPTUAL LAYOUT:
PRELIMINARY LAYOUT:
FINAL DESIGN:
RELEASED FOR CONST:
PROJECT STATUS REVISIONS:
DRAWING INFORMATION
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CLIENT INFORMATION:
1" = 200'
10/10/2019
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LOGAN DEVELOPERS, INC.
60 GREGORY ROAD, SUITE 1
SITE DATATOTAL SITE ACREAGE: $&5(6PROPERTY PINS:R02900-004-007-000, R02900-004-0
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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28
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T
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,
NC
28
4
1
1
8
3
5
0
MA
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WH
E
L
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7
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C
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WI
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,
NC
28
4
1
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7
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CO
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8
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,
NC
28
4
1
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1
3
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BL
A
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6
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T
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N
,
NC
28
4
1
1
6
2
6
WI
N
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WAY WILMINGTON
PO
P
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17
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C
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40
1
4
W
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M
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N
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T
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N
,
NC
28
4
0
6
8
3
1
8
MA
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ZH
A
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N
CH
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4
0
8
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B
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WA
Y
WI
L
M
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N
G
T
O
N
,
NC
28
4
1
1
4
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8
CH
A
B
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WAY WILMINGTON
MI
L
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4
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WI
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T
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N
,
NC
28
4
0
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6
1
7
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BO
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JE
N
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6
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A
B
L
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WI
L
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N
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,
NC
28
4
1
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6
1
6
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A
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PO
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4
0
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,
NC
28
4
1
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4
0
0
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B
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DE
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5
0
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T
O
N
,
NC
28
4
0
9
4
0
1
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R
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SA
N
T
A
N
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A
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4
0
9
LA
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BU
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LN
WI
L
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N
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N
,
NC
28
4
1
1
4
0
9
LA
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BUG LN WILMINGTON
BL
T
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8
4
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N
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,
VA
23
2
2
9
8
1
7
PO
R
T
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SO
R
E
N
S
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SH
A
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N
1
7
SL
O
O
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ST
SW
A
N
S
B
O
R
O
,
NC
28
5
8
4
3
0
9
PO
R
T
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AE
I
N
MA
R
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7
1
7
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N
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WA
Y
WI
L
M
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N
G
T
O
N
,
NC
28
4
1
1
7
1
7
WI
N
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R
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WAY WILMINGTON
CR
U
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R
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6
2
1
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N
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WA
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WI
L
M
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N
G
T
O
N
,
NC
28
4
1
1
6
2
1
WI
N
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WAY WILMINGTON
AD
A
M
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AN
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7
1
4
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B
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WI
L
M
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N
G
T
O
N
,
NC
28
4
1
1
7
1
4
CH
A
B
L
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WAY WILMINGTON
HO
L
L
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M
A
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GR
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G
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7
3
8
CH
A
B
L
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S
WA
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WI
L
M
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N
G
T
O
N
,
NC
28
4
1
1
7
3
8
CH
A
B
L
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WAY WILMINGTON
WA
G
N
E
R
TR
A
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2
2
0
CH
A
B
L
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S
WA
Y
WI
L
M
I
N
G
T
O
N
,
NC
28
4
1
2
2
2
0
CH
A
B
L
I
S
WAY WILMINGTON
ME
S
S
I
N
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MI
C
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A
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CI
N
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6
1
2
CH
A
B
L
I
S
WA
Y
WI
L
M
I
N
G
T
O
N
,
NC
28
4
1
1
6
1
2
CH
A
B
L
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WAY WILMINGTON
MI
T
C
H
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L
L
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NU
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TW
O
2
6
1
6
HI
B
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R
N
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A
ST
DA
L
L
A
S
,
TX
75
2
0
4
6
0
0
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B
B
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DR WILMINGTON
PE
R
D
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C
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K
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8
4
1
0
RE
I
S
L
I
N
G
AV
E
WI
L
M
I
N
G
T
O
N
,
NC
28
4
1
1
8
4
1
0
RE
I
S
L
I
N
G
AVE WILMINGTON
RA
Y
M
E
R
ME
L
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S
A
E
3
1
2
CH
A
B
L
I
S
WA
Y
WI
L
M
I
N
G
T
O
N
,
NC
28
4
1
1
3
1
2
CH
A
B
L
I
S
WAY WILMINGTON