Special Use Permits 2020SUP Book Page
COUNTY OF NEW HANOVER
STATE OF NORTH CAROLINA
ORDER TO ISSUE A SPECIAL USE PERMIT
Community Boating Facility in a (CUD) R -1S, Residential Zoning District
Z17-09
The County Commissioners for New Hanover County (the "County Commissioners"), having held a public
hearing on January 6, 2020 to consider application number Z17-09 submitted by Frank Braxton of Coastal
Land Design on behalf of Preservation Point Partnership, LLC (the "Applicants") to operate a community
boating facility located on 134.9 acres of land located within the Preservation Point development and near
the 100 block of Brentwood Drive, and having heard all of the evidence and arguments presented at the
hearing, the County Commissioners conclude that the Applicants produced competent, material, and
substantial evidence tending to establish the existence of the facts and conditions which Section 70-7 of
the County Zoning Ordinance requires for the issuance of a special use permit, and from the evidence
adduced at the hearing, the Commissioners make the following FINDINGS OF FACT and draw the following
CONCLUSIONS:
1. The County Commissioners FIND AS A FACT that the following specific requirements set forth in
Section 70-7(1-4) of the County Zoning Ordinance WILL be satisfied if the property is developed in
accordance with the plans and findings submitted to the County Commissioners and attached as
Exhibit A and incorporated into this special use permit:
(1) The use will not materially endanger the public health or safety if located where
proposed and approved;
(2) The use meets all required conditions and specifications of the Zoning Ordinance;
(3) The use will not substantially injure the value of adjoining or abutting property, or
that the use is a public necessity; and
(4) The location and character of the use if developed according to the plan as submitted
and approved will be in harmony with the area in which it is to be located and in
general conformity with the plan of development for New Hanover County.
2. Therefore, because the County Commissioners conclude that all of the general and specific conditions
precedent to the issuance of a SPECIAL USE PERMIT HAVE been satisfied, IT IS ORDERED that the
application for the issuance of a SPECIAL USE PERMIT BE GRANTED subject to the following conditions:
A. That the applicant shall fully comply with all of the specific requirements stated in Section 72 of
the Ordinance for the proposed use, as well as the proposed and approved site plan, and all other
state or federal requirements.
B. In accordance with Section 71-1(1) of the Ordinance, the permit shall become null and void if
construction or occupancy has not commenced within 24 months of the date of this approval.
C. If any of the conditions imposed by this special use permit shall be held invalid beyond the
authority of this Board of Commissioners by a court of competent jurisdiction, then this permit
shall become void and of no effect.
Page i of 4
Ordered this 6th day of January, 2020.
Page 2 of 4
ZQ4
li Ison-Bosema , Chair
Attest:
— /<qm
Kym owell, Clerk to the Board
Exhibit A
Findings of Fact:
(In Accordance with Section 70 of the New Hanover County Zoning Ordinance)
Finding 1: The Board must find that the use will not materially endanger the public health or safety
where proposed and developed according to the plan as submitted and approved.
A. Water and wastewater services must be provided and designed to comply with the New Hanover
County Environmental Health Department's standards.
B. The subject property is located in the New Hanover County North Fire Service District, and the
community boating facility, and its access, must comply with Fire Services' standards, including the
installation of a dry standpipe system and an equipped All -Terrain Vehicle.
C. The community boating facility will not be used for commercial purposes and the sale or storage
of gasoline products is prohibited.
D. All structures must comply with the county's Flood Damage Prevention Ordinance.
E. 127.45 acres of the property's 134.9 acres will be preserved in conservation space.
F. The community boating facility must be reviewed and obtain applicable permits from the NC
Division of Coastal Management and the US Army Corps of Engineers.
Finding 2: The Board must find that the use meets all required conditions and specifications of the
Zoning Ordinance.
A. Community boating facilities are allowed by Special Use Permit in the R-15 zoning district.
B. The site design, as currently presented, complies with the standards of Section 72-37 of the Zoning
Ordinance, and is subject to comments made during the October 9, 2019 Technical Review
Committee meeting.
C. A CAMA Major Permit will be required prior to any land disturbance on the site.
Finding 3: The Board must find that the use will not substantially injure the value of adjoining or
abutting property or that the use is a public necessity.
A. The surrounding land uses are mostly undeveloped land and industrial uses.
B. The community boating facility is a private, non-profit facility with no commercial activities being
permitted. Each boat slip will be reserved for the home owners within the proposed subdivision.
C. The San Souci Island facilities will be owned, operated, and maintained by the Preservation Point
Home Owner's Association.
D. The applicant provided a report prepared by a real estate appraisal and consulting firm (G. Brad
White and Associates, LLC — G. Brad White, MAI). In the report, Mr. White concluded that "the
proposed Community Boating Facility WILL NOT substantially injure the value of adjoining or
abutting properties.", and "that the proposed Community Boating Facility will be in harmony with
the area in which it is to be located and in general conformity with the County's adopted plans for
growth and development."
Finding 4: The Board must find that the location and character of the use if developed according to the
plan as submitted and approved will be in harmony with the area in which it is to be located and in
general conformity with the Comprehensive Land Use Plan for New Hanover County.
A. The site is classified as Conservation by the 2016 Comprehensive Land Use Plan. The Conservation
place type is intended to protect the natural environment, water quality, and wildlife habitats that
serve the public through environmental education, low -impact recreation, and in their natural
Page 3 of 4
beauty. A goal of the Conservation place type is to protect natural resources by limiting
development, which is generally achieved in this application by limiting development to the upland
area (San Souci Island) and only allowing Preservation Point residents and guests to access the
community boating facility. Therefore, the proposal generally aligns with the intent of the
Conservation land use classification because it provides for low -impact recreation in a limited area
with no additional residences.
B. During the August 21, 2017 original public hearing for this item, the Board of Commissioners found
that this use was in general conformity with New Hanover County's plans for development.
Page 4 of 4
SUP Book Page SZ_
COUNTY OF NEW HANOVER
STATE OF NORTH CAROLINA
ORDER TO DENY A SPECIAL USE PERMIT
Residential Uses in a B-2 Highway Business Zoning District
S19-02 — Middle Sound West
The County Commissioners for New Hanover County (the "County Commissioners"), having held
a public hearing on October 21, 2019, and a further staff report on June 1, 2020, to consider
application number S19-02 submitted by Tribute Companies on behalf of Coswald, LLC (the
"Applicants"), to develop residential uses in a commercial zoning district on approximately 15.6
acres of land located within the 200 Block of Lendire Road and near the 7200 block of Market
Street, and having heard all of the evidence and arguments presented at the hearing, the County
Commissioners make the following FINDINGS OF FACT:
1. The County Commissioners FIND ASA FACT that all of the specific requirements set forth
in Section 10.3.5.1) of the County Unified Development Ordinance WILL NOT be satisfied
if the property is developed in accordance with the plans and findings submitted to the
County Commissioners.
2. It is the County Commissioners' CONCLUSION that the proposed use DOES NOT satisfy
the first general requirement listed in the Ordinance; namely the requirement that the
use will not materially endanger the public health or safety if located where proposed and
developed according to the plan as submitted and approved. In support of this
conclusion, the Commissioners make the following FINDINGS OF FACT:
a. Drainage improvements have not been completed and traffic improvements
planned for the area have not been completed.
3. It is the County Commissioners' CONCLUSION that the proposed use DOES satisfy the
second general requirement listed in the Ordinance; namely that the use meets all
required conditions and specifications.
4. It is the County Commissioners' CONCLUSION that the proposed use DOES satisfy the
third general requirement listed in the Ordinance; namely that the use will not
substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
5. It is the County Commissioners' CONCLUSION that the proposed use DOES satisfy the
fourth general requirement listed in the Ordinance; namely that the location and
character of the use if developed according to the plan as submitted and approved will
be in harmony with the area in which it is to be located and in general conformity with
the plan of development for New Hanover county.
6. Therefore, because the County Commissioners conclude that all of the general and
specific conditions precedent to the issuance of a special use permit HAVE NOT been
satisfied, IT IS ORDERED that the application for the issuance of a special use permit be
DENIED.
Ordered this 1St day of June, 2020.
Ju . Olsop-Boseman, Chair
Attest:
�� 0"�Uw�
Ky Crowell, Clerk to the Board
SUP Book Pages�l_
COUNTY OF NEW HANOVER
STATE OF NORTH CAROLINA
ORDER TO ISSUE A SPECIAL USE PERMIT
Continuing Care Retirement Community in a (CUD) R-20, Conditional Use Residential District
Z20-07
The County Commissioners for New Hanover County (the "County Commissioners"), having held
a public hearing on June 15, 2020 to consider application number Z20-07, submitted by Bowman
Murray Hemingway Architects on behalf of the property owner, Cornelia Nixon Davis, Inc. (the
"Applicants"), to develop a continuing care retirement community on 67.38 acres of land located
at the 1000 block of Porters Neck Road, and having heard all of the evidence and arguments
presented at the hearing, the County Commissioners conclude that the Applicants produced
competent, material, and substantial evidence tending to establish the existence of the facts and
conditions which Section 10.3.5 of the County Unified Development Ordinance requires for the
issuance of a special use permit, and from the evidence adduced at the hearing, the
Commissioners make the following FINDINGS OF FACT and draw the following CONCLUSIONS:
1. The County Commissioners FIND AS A FACT that all of the specific requirements set forth in
Section 10.3.5.D of the County Unified Development Ordinance WILL be satisfied if the
property is developed in accordance with the plans and findings submitted to the County
Commissioners and attached as Exhibit A and incorporated into this special use permit:
(A) The use will not materially endanger the public health or safety if located where
proposed and approved;
(B) The use meets all required conditions and specifications;
(C) The use will not substantially injure the value of adjoining or abutting property, or that
the use is a public necessity; and
(D) 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.
2. Therefore, because the County Commissioners conclude that all of the general and specific
conditions precedent to the issuance of a SPECIAL USE PERMIT HAVE been satisfied, IT IS
ORDERED that the application for the issuance of a SPECIAL USE PERMIT BE GRANTED subject
to the following conditions:
A. That the applicant shall fully comply with all of the specific requirements stated in
Sections 4.3.2.B.5 and 10.3.5 of the Ordinance for the proposed use, as well as the
proposed and approved site plan, and all other state or federal requirements.
B. In accordance with Section 10.3.5.C.7.c of the ordinance, the permit shall become null
and void if construction or occupancy has not commenced within 24 months of the date
of this approval.
Z20-07 Order Page 7
SUP Book Page .
COUNTY OF NEW HANOVER
STATE OF NORTH CAROLINA
ORDER TO ISSUE A SPECIAL USE PERMIT
Continuing Care Retirement Community in a (CUD) R-20, Conditional Use Residential District
Z20-07
The County Commissioners for New Hanover County (the "County Commissioners"), having held
a public hearing on June 15, 2020 to consider application number Z20-07, submitted by Bowman
Murray Hemingway Architects on behalf of the property owner, Cornelia Nixon Davis, Inc. (the
"Applicants"), to develop a continuing care retirement community on 67.38 acres of land located
at the 1000 block of Porters Neck Road, and having heard all of the evidence and arguments
presented at the hearing, the County Commissioners conclude that the Applicants produced
competent, material, and substantial evidence tending to establish the existence of the facts and
conditions which Section 10.3.5 of the County Unified Development Ordinance requires for the
issuance of a special use permit, and from the evidence adduced at the hearing, the
Commissioners make the following FINDINGS OF FACT and draw the following CONCLUSIONS:
I. The County Commissioners FIND AS A FACT that all of the specific requirements set forth in
Section 10.3.5.D of the County Unified Development Ordinance WILL be satisfied if the
property is developed in accordance with the plans and findings submitted to the County
Commissioners and attached as Exhibit A and incorporated into this special use permit:
(A) The use will not materially endanger the public health or safety if located where
proposed and approved;
(B) The use meets all required conditions and specifications;
(C) The use will not substantially injure the value of adjoining or abutting property, or that
the use is a public necessity; and
(D) 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.
2. Therefore, because the County Commissioners conclude that all of the general and specific
conditions precedent to the issuance of a SPECIAL USE PERMIT HAVE been satisfied, IT IS
ORDERED that the application for the issuance of a SPECIAL USE PERMIT BE GRANTED subject
to the following conditions:
A. That the applicant shall fully comply with all of the specific requirements stated in
Sections 4.3.2.6.5 and 10.3.5 of the Ordinance for the proposed use, as well as the
proposed and approved site plan, and all other state or federal requirements.
B. In accordance with Section 10.3.5.C.7.c of the ordinance, the permit shall become null
and void if construction or occupancy has not commenced within 24 months of the date
of this approval.
Z20-07 Order
Page 7
C. If any of the conditions imposed by this special use permit shall be held invalid beyond
the authority of this Board of Commissioners by a court of competent jurisdiction, then
this permit shall become void and of no effect.
Adopted the 15th day of June, 2020.
Attest:
K41r�
Ky Crowell, Clerk to the Board
Z20-07 Order Page 8
Exhibit A
Findings of Fact:
(In Accordance with Section 10.3.5.D of the New Hanover County Unified Development
Ordinance)
Finding 1: The Board must find that the use will not materially endanger the public health or
safety where proposed and developed according to the plan as submitted and approved.
A. The site will be accessed from Porters Neck Road, Futch Creek Road, and Champ Davis
Road, all of which are maintained by the NCDOT.
B. Based on the Institute of Traffic Engineers Trip Generation Manual, the proposed use is
estimated to generate an additional 16 trips in the AM peak and 35 trips in the PM peak.
C. The subject property is located in the New Hanover County North Fire Service District.
D. The site is not located within any Special Flood Hazard Area.
E. Water and sewer services must be provided and designed in accordance with CFPUA's
standards. CFPUA has indicated water and sewer capacity is available and a Utility Plan
Review is required to verify provision of services.
F. Stormwater retention will be provided with a design capacity capable of accommodating
the 100 -year storm event, exceeding the minimum requirements of the New Hanover
County Stormwater Ordinance.
G. The existing health care facility has been a convenient source for licensed senior health
care in the Porters Neck area for more than half a century. The comprehensive plan cites
a fast pace growth in census between 2000 and 2010 including a 27.8% growth for ages
25-44 and 25.9% growth for ages 45-64 which will be the target demographics for this
facility.
H. The new independent living element is consistent with the surrounding general
residential use map with a medium high concentration of elderly (65+). The addition of
independent living with the new wellness facility serving both campus and neighboring
residents' locally sourced services, will meet residents' needs without adding traffic to
local traffic arteries.
I. Traffic impact will be less than 100 daily trips for AM and PM trips combined (see attached
analysis from Davenport Engineering).
J. Public water and sewer capabilities are available to the site. CFPUA has agreed to receive
effluent in a preliminary statement for capacity as calculated on the proposed density.
K. This site is located adjoining the local fire station affording quick emergency responses.
L. The on-site wet storm water pond designed to a 25 -year storm will be replaced by a larger
infiltration storm water pond across the street, designed to a 100 -year storm exceeding
both county and state water requirements. BMP practices will also be incorporated into
the developed site to aid in process and infiltration of storm water on site.
M. The facility was a receiving site for seniors -at -risk during Hurricane Florence. The facility
has emergency stand-by power.
Finding 2: The Board must find that the use meets all required conditions and specifications of
the Unified Development Ordinance.
A. The site is proposed to be zoned (CUD) R-20, Residential District.
B. Senior Living Options, specifically a Continuing Care Retirement Community, are allowed
by special use permit in the R-20 zoning district, subject to supplemental standards.
Z20-07 Order Page 9
C. The conceptual site plan has been reviewed preliminarily by the Technical Review
Committee and complies with all applicable technical standards in Section 72-43.1: Senior
Living Options of the Unified Development Ordinance.
D. Total developed acreage is approximately 70 acres, exceeding the minimum required 20
acres.
E. On-site parking will exceed the minimum required of
Skilled nursing beds 179 _ 4 = 45 spaces
Assisted living units 123 x 1.5 = 184.5 spaces
Independent living units 183 x 1.5 = 274.5 spaces
Wellness Center 25,000 - 400 SF/Space = 62.5 spaces
Employees of the largest shift 105 x 1 = 105 spaces
Total Parking Spaces Required 671 spaces
F. Maximum impervious areas do not exceed 400 of the developed acreage. Storm water
infiltration systems designed to a 100 -year storm will be provided to satisfy the Coastal
Storm Water Provisions.
G. Commercial uses do not exceed 2% of the new developed acreage. All of the independent
structures that do not contain senior residential living are directly related to the CRCC
rather than the outparcel shops. They are as follows:
Existing former residence (now Human Resources) 2,000 sf
Pharmacy support and training building 6,000 sf
Central Services building proposed 10,000 sf
Independent Living Wellness Center 25,000 sf
H. All building setback lines are represented at 50', permitting consideration of 50' tall
structures. All buildings are one-story approximately 25' tall except as follows:
Existing assisted living — 3 stories —35' tall
Proposed I.L. multi -family building — 4 stories — 50' tall
I. Public water and sewer serve the site.
J. Open space and improved recreational area exceed 35% of the new acreage.
K. Vegetative buffers exceed 20'.
L. Traffic impacts will be reviewed and approved by MPO and NCDOT. The CRCC fronts on a
neighborhood collector street.
M. All other local, state and federal guidelines will be satisfied. NHC TRC requirements will
be satisfied.
Finding 3: The Board must find that the use will not substantially injure the value of adjoining
or abutting property or that the use is a public necessity.
A. The surrounding area generally contains single-family housing, with a Continuing Care
Retirement Community, Plantation Village, to the east.
B. Bufferyards must be provided between the development and adjacent residential
property.
C. To date, no evidence has been provided to show that the proposed development will
substantially injure the value of adjoining or abutting property.
D. The proposed development shall improve neighborhood access to locally sourced services
and be an enhancement to neighboring properties.
Z20-07 Order Page 10
E. The original development of this site as a skilled nursing facility began in 1967, prior to
the development of a county ordinance and has maintained continued operation since.
Nearly all of the developed surrounding properties were constructed after development
of this site.
F. Convenient senior housing and licensed skilled assisted and nursing beds serves a public
health necessity for this community's elderly population.
G. The proposed construction provides a more up to date and residential appearance that
will have a positive impact on neighboring residential properties.
Finding 4: The Board must find that the location and character of the use if developed according
to the plan as submitted and approved will be in harmony with the area in which it is to be
located and in general conformity with the Comprehensive Land Use Plan for New Hanover
County.
A. The Davis Community has operated as a skilled nursing facility since 1966. Over the
years, it has been expanded with a variety of additional facilities and services, however
it has been comprised of office, institutional, and medical land uses since its inception.
B. The property is located in the General Residential place type as classified in the 2016
Comprehensive Plan.
C. The proposal is consistent with the recommended uses and densities of the General
Residential place type.
D. The requested 4 -story building is taller than the 3 -story buildings included in the
guidelines for this place type. However, the proposed height of the independent living
building is similar to the height of nearby structures in the Plantation Village community.
E. The site was constructed prior to the adjacent Plantation Village, an assisted living and
independent living complex, which is part of the same continual care retirement
community which creates a harmonious environment.
F. The project is in conformity with New Hanover County plan for development by serving
the surrounding areas with convenient access to the senior housing, assisted and skilled
nursing facility.
Z20-07 Order Page 11
STATE OF NORTH CAROLINA
COUNTY OF NEW HANOVER
SUP Book Page
AFFIDAVIT
CAL MORGAN, the undersigned Affiant, having been duly sworn or affirmed, deposes and states
as follows:
1. Affiant has sufficient knowledge, skill, experience, training, and education to be an
expert in real estate appraisals and is competent to give the testimony on the attached
report.
2. Affiant is a North Carolina Certified General Real Estate Appraiser( A0 k
3. Affiant is a North Carolina Real Estate Broker.
4. Affiant is a North Carolina Licensed General Contractor.
5. Affiant is associated with the following professional affiliations:
a. Appraisal Institute (MAI, SRA, AI-GRS),
b. International Right of Way Association (R/W-AC),
c. Realtors Commercial Alliance of SE North Carolina, and
d. Wilmington Regional Association of Realtors.
6. Affiant is providing the attached report, incorporated to the same extent and with the
same force as if fully set forth herein, to be presented to the New Hanover County
Commissioners on behalf of the property owner Cornelia Nixon Davis, Inc. d/b/a/ The
Davis Community for a request for a Special Use Permit for an independent living
complex on property located at 1011 Porters Neck Road, Wilmington, North Carolina.
7. Affiant makes the statements on the attached report from Affiant's personal knowledge,
except as to statements specifically identified therein as made upon information and
belief, which Affiant believes to be true and for which the source of information and
the basis for belief are stated.
WITNESS my hand and seal, this the ,_ day of Aa,�A , 2020.
CAL
Subscribed and sworn to before me
This the J� day of 12020.
(SEAL)
Notary kblic
My commission expires: 2 3 -26,2
JC MORGAN
REAL ESTATE VALUATION I REVIEW I CONSULTING
April 23, 2020
New Hanover County Commissioners
24 North Third Street, Room 301
Wilmington, NC 28401
Re: Special Use Permit Z20-07
The Davis Community
1011 Porters Neck Road
Wilmington, NC 28411
JC Morgan Company is a real estate appraisal and consulting firm in Wilmington, NC. Since 2010, our firm has
appraised and consulted on hundreds of properties in and around the Wilmington area. The property types
we appraise and provide consulting services for include residential, land, retail, office, multi -family,
institutional uses, industrial, subdivisions and mixed-use. Our client base consists of real estate owners,
developers, financial institutions, local and federal governments and related agencies, attorneys, utility
companies and airport authorities.
I was recently engaged by the applicant to perform research and analysis that would enable me to conclude
an opinion as to Criteria Number 3 (on page 7 of 9) of the applicants Special Use Permit application. Criteria
Number 3 states:
The use will not substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
As my expertise is in real estate valuation, I have limited my scope to this area.
To develop an opinion for this criteria, I took several steps. Each is summarized as follows:
1. Initially, I performed a cursory review of several comparable institutional and multi -family properties in
the Wilmington area to determine the impact, if any, these properties had on adjacent residential
property values. Some of the properties I reviewed included:
• Carolina Bay at Autumn Hall and its impact on the Autumn Hall residential subdivision
• St. Mark Catholic Church & School and its impact on the Windemere residential subdivision
Lumina Station
1904 Eastwood Road • Suite 305 • Wilmington, NC - 28403
PO Box 481 • Wrightsville Beach, NC - 28480
Tel: 910-256-2920 • Fax: 888-819-8258
www.jcmorganco.com
During this research, I found no indication that the properties abutting the adjacent apartment
communities had a negative (or positive) impact on value.
2. Discussions with market participants is a common method to get a feel of how the market perceives
various issues. For this assignment, I spoke with several market participants about the impact the
proposed development could have on the adjoining or abutting properties. I spoke with four (4) market
participants active in the local real estate market (2 residential real estate appraisers and 2 residential
real estate brokers). All four of the individuals indicated that the proposed project would have no impact
on the real estate values of adjoining or abutting properties.
3. Finally, I researched three comparable situations in which residential properties backed up to
comparable institutional or multi -family properties. These include:
a. Waterstone residential subdivision, which backs up to Blair Elementary School
b. Georgetown residential subdivision, which backs up to Telsa Park apartment community
c. Residential lots in the Porters Neck area, that back up to Plantation Village
A detailed analysis of each of these was performed where properties that do back up to comparable
institutional or multi -family uses were compared to similar properties that do not back up to these uses. The
data indicates that the proposed project associated with the Davis Communities property would have no
negative impact on the values of the adjoining or abutting properties. I have included summaries of these
studies for your review.
Should you have any questions, or want to discuss this matter further, please do not hesitate to contact me.
Sincerely,
Jack C. (Cal) Morgan, III, MAI, SRA, AI-GRS
JC Morgan Company
JC MORGAN
REAL ESTATE VALUATION I REVIEW I CONSULTING
Porters Neck Area Residential Lot Sales
Single Family Lots that back to an Multi -Family Use (Senior Living Facility)
I analyzed residential lots sales in the Porters Neck area and any influence their proximity to the
adjacent senior living facility had on the values of the lots that directly backed up to the facility. The lots
are located in Porters Neck Plantation and Forest Creek. The name of the senior living facility is
Plantation Village. A summary of the analysis and conclusions is as follows:
• Plantation Village is a senior living facility located in the Porters Neck area. There are 17 lots that
back up to Plantation Village. All of the 17 lots are improved with single family dwellings. Of these
17 properties, 13 back up to a buffer area. Of the remaining properties, only one represents a
recent "lot" sale. That sale occurred in 2015.
• This lot was compared to other similar lots in the immediate area. There were limited comparable
lot sales in the immediate area and during a similar time span. Many of the lots were golf course
front, water front or smaller patio home style lots. Three lots were found to compare to the 2015
lot sale that back up to Plantation Village. The data is summarized below.
Based on the analysis of this dataset, it is concluded that the location of the residential lot adjacent to
the senior living facility had no impact on value (positive or negative).
Porters Neck Area Residential Lots
Street # Street Section Sale Date Sales Price Lot Size (SF) $/SF
1007 Butler National Ln Porters Neck Plantation 05/01/15 $138,000 17,076 $8.08
Average $8.08
Street #
Street
Section
Sale Date
Sales Price
Lot Size (SF)
$/SF
8700
Interlachen Cir
Porters Neck Plantation
10/28/16
$110,000
21,780
$5.05
8119
Wade Hampton Ct
Forest Creek
05/25/06
$110,000
11,330
$9.71
8225
Sage Valley Dr
Forest Creek
09/26/14
$109,000
24,394
$4.47
Lumina Station
1904 Eastwood Road • Suite 305 - Wilmington, NC - 28403
PO Box 481 • Wrightsville Beach, NC - 28480
Tel, 910-256-2920 - Fax: 888-819-8258
www.jcmorganco.com
JC MORGAN
REAL ESTATE VALUATION I REVIEW I CONSULTING
Georgetown Residential Subdivision
Residential Lots that back to a Multi-Family/Apartment Community (Tesla Park)
We researched a typical multi-family/apartment development located off of S. College Road and any
influence it had on the values of the adjacent single family residential subdivision. The apartment
community is named Telsa Park and the adjacent subdivision is called Georgetown. A summary of the
analysis and conclusions is as follows:
• There are 20 properties in Georgetown (lots/SFDs) that are adjacent to the Tesla Park apartment
community.
• These 20 properties were compared to 24 other properties in the Georgetown subdivision that are
not adjacent to Tesla Park.
• For this analysis, sales data dating back from 2002 to present day was reviewed (as Tesla Park was
built in 2002).
• The information that was researched included (1) initial lots sales, (2) sales prices of SFDs, and (3)
annual appreciation rates. Again, properties that abutted the apartment community were
compared to properties that did not abut the apartment community.
Based on the analysis of these datasets, it is concluded that the location of a property adjacent to the
apartment community has no impact on value (positive or negative).
Lumina Station
1904 Eastwood Road • Suite 305 • Wilmington, NC • 28403
PO Box 481 - Wrightsville Beach, NC - 28480
Tel: 910-256-2920 • Fax: 888-819-8258
www.jcmorganco.com
Approximate Location of Properties in Georgetown Subdivision & Tesla Park
Georgetown Subdivision - Properties Adjacent to Tesla Park Multi Fainly
Annual
# Street Date Sold ; Sales Price SF Yr Built $/SF Yrs % Change
208
Dartridge Ct
01/31/02
$66,000
Lot
2002
N/A
205
Dartridge Ct
Wa..
:70.000
lot
-2042
:N/A
205
Dartridge Ct
205
Dartridge Ct
I'm5.88
2.7
4329
Tollington Dr
08/13/02
$70,000
Lot
2004
N/A
lCt.
.
4321
Tollington Dr
08/10/02
$71,000
Lot
2002
N/A
4321
Tollington Dr
08/04/03
- $420,000
4,121
2002
$102
4321
Tollington Dr
04/20/10
- $497,500
4,121
2002
$121
6.72 2.6%
!4337
Tollington Or
04/1$/91 '
351r,M
Lot
4317
Tollington Dr
03/04/98
$354,000
3,630;r
`
4317
Tollington Dr
O6/30ffi6
$60SA00
3,630
3991
= €6it.
933 6.6%
4313
Tollingtor, Dr
01/16/02
$50,000
Lot
2002
N/A
4313
Tollington Dr
10/28/02
'4 $402,500
3,469
2002
$116
4313
Tollington Dr
09/30/05
$588,000
3,469
2002
$170
4313
Tollington Dr
01/20/17
- $563,000
3,469
2002
$162
14.24 2.4%
4309
Tollington Dr
!- •
. $$7,000
lot
1947
.
4309
Talington Dr
iol9/1T
$635,000
3,741
1997
$143 '
4305
Tollington Dr
12/13/96
$56,000
Lot
1997
N/A
4305
Tollington Dr
08/07/97
$365,000
3,526
1997
$104
4305
Tollington Dr
02/04/99
$360,000
3,526
1997
$102
4305
Tollington Dr
04/25/03
$380,000
3,526
1997
$108
4305
Tollington Dr
10/19/06
$628,000
3,526
1997
$178
4305
Tollington Dr
11/29/07
$553,500
3,526
1997
$157
4305
Tollington Dr
03/24/08
$500,000
3,526
1997
$142
10.64 3.0%
204:
Gatefield Dr
00001)' ,
$58,000
lot
1997
204'
Gatefield Dr
$400,000
3;513
1997
„rm
208
Gatefield Dr
08/02/99
$58,000
Lot
2001
N/A
2U
Ont"Or
$79,000
Lot
2003
'
216
Gatefield Dr
09/08/04
$73.000
5,572
2003
$131
216
Gatefield Dr
02/06/09
$852,000
5,572
2003
$153
216
Gatefield Dr
06/01/16
$60.000
5,572
2003
s114s ':
11.74 -1.7%
220
Gatefield Dr
11/19/02
: $79,000
Lot
2013
N/A
220
Gatefield Dr
11/30/12
$126,500
Lot
2013
N/A
M
Gatefield Or
WWA' .
$79.00
Lot,_
2004
It/A
224,
Gatefield Dr
09%23/04
$644,500
SA42
2003
$127
224
Gatefield Dr
07/16/11
$646,000
SA92
2003
$127
6.90 0.0%
228
Gatefield Dr
04/09/97
$54,000
Lot
1997
N/A
228
Gatefield Dr
03/02/98
$360,000
2,692
1997
$134
228
Gatefield Dr
06/12/18
$459,000
2,692
1997
$171
20.29 1.2%
232.
GatelWd Dr
05/04/00
2 Lots/1 Deed
N/A
N/A
N/A
232;>.`-
GaftfiddOr
07/02/01
$385,000
=0
2000
$142
232
QA" Or
09/15/06
$515,000
11710
2000
$190
5.21 5.7%
300
Gatefield Dr
04/11/02
$62,000
Lot
2002
N/A
300
Gatefield Dr
11/22/02
$386,000
3,573
2002
$108
300
Gatefield Dr
07/01/05
$579,000
3,573
2002
$162
2.61 16.8%
304
6aterWdl irn'
Q# . -
- S54Od0
Lot
2001
WA
344
Gatefield Dr
$304.00
2,349
2001
$129
304
Gatefield Dr
$MAW
2,349
2001
$19s
5.39 7.9%
4304
Gainesford Ct
04/28/00
$57,000
Lot
2000
N/A
4304
Gainesford Ct
03/06/02
$392,500
3,761
2000
$104
4308
Gainesford Ct
10/07/99 ,
'$61,000
Lot
2000
N/A
4308
Gainesford Ct07/11/00:'
.,
0„. $404,000
3,772
2000
$107
4308
Gainesford Ct
09/04/(Ij
.. $3871500
3,772
2000
$103
4308
Gainesford Ct
:-'
3,772
2004 _
:_ - 4i59-'-
5.68 7.2%
Average 4.5%
Lot Sales: 20
2002 Lot Sales: 11 $69,273
2003 Home Sales: 3 $105 (3 of 3 were NEW homes sales)
2004 Home Sales: 2 $129 (2 of 2 were NEW homes sales)
Georgetown Subdivision - Properties Not Adjacent to Tesla Park Multi Famly
Annual
# Street Date Sold Sales Price SF Yr Built $/SF Yrs % Change
4333
Winforde Rd
05/08/00
$63,000
Lot
2000
N/A
4
4333
Winforde Rd
01/18/01
$468,500
4,509
2000
$104
4333
Winforde Rd
11/14/03
$540,000
4,509
2000
$120
4333
Winforde Rd
11/08/16
$597,000
4,509
2000
$132
15.82 1.5%
4332
Tollington IN
05/20/02
$68,000
lot
N/fA
4332
Tollington Or "
-04/25/03
$320,000
3,"
2902
$
4332
Tollington Or .
: owza"s
$475,000
36398
2002
`3349
2.18 19.9%
4324
Tollington Or
02/26/97
$61,000
Lot
1997
N/A
4324
Tollington Or
11/18/97
$386,000
3,560
1997
$108
4320
Toori ton Or
09/03/96.
821000
Ltrt
1997
N/A
4320
Tolgngtm Or
07/25/97'
5368,000
3,705
1997
X/A
4316
Tollington Or
06/18/96
$59,000
Lot
1997
N/A
4316
Tollington Or
05/25/12
$380,000
2,977
1997
$128
4312
Tollington Or
11/21/98
$62,000
UK
1997
4312
Tollington Or
09/03/97
$320,000
3;5$6
1997
4312
Tollington Or
04/18/18
$485,000
3
1997
$135.".
20.64 2.0%
4308
Tollington Dr
09/20/96
$59,000
Lot
2004
N/A
4308
Tollington Dr
06/28/01
$61,000
Lot
2004
N/A
4308
Tollington Dr
03/26/04
$100,000
Lot
2004
N/A
4308
Tollington Or
07/20/05
$686,500
4,137
2004
$166
43%
TtIllington.Or
10MV96
$501000
Cot
1997.
N/A
4300
Tollington Or
04/11/97
$59,000
Lot
1997
N/A
4300
Tollington Or
04/09/98_ _
$390,000
3,906
1997
$100
4300
Tollington Or
05/01/01
$365,000
3,906
1997
$93
4300
Tollington Or
2/2/5/04
$394,000
3,906
1997
$101
4300
Tollington Or
10/04/04
$459,500
3,906
1997
$118
6.49 2.6%
4228
Chapra Or
:.12�31¢91k ...
$60,000
Lot
1999
4228
Chapra Or
A7133/9#' '
$360,000
3,208
1399 '-
:`-$112.
4228
Chapra Or
$350,000
3,208
1999
4228
Chapra Or
8WIM
$525,000
3,208
1999
$164
6,12 6,4%
4213
Chapra Or
06/05/98
$60,000
Lot
1998
N/A
4213
Chapra Or
09/26/18
$400,000
3,809
1998
$105
4304
Lawther Ct
No Lot Sade
N/A
N/A
N/A
N/A
4304
Lawther Ct
12/20/96
$359,000
4,029
1997
$89
4304
Lawther Ct
12/18/15
$528,000
4,029
1997
$131
19.01 21%
4300
Lawther Ct
03/14/97
$60,000
Lot
1998
N/A
4301
tawd rct
13/15/99
$60,000
Lot
2000
Ai/A
4305
Lawther Ct
09/03/98
$59,000
Lot
1998
N/A
4305
Lawther Ct
05/19/05
$540,000
3,166
1998
$171
.22S
GatefleW 0r .
03/05/97
woo
Lot
1999
N/A
225
Gatefield Q►
06/W98
$355,000
3471
1999
$102
225
Gatefield Or
04/29/09
$587,500
3,471
1999
$169
9.72 5.3%
309
Gatefield Or
10/07/96
$55,000
Lot
1997
N/A
309
Gatefield Or
04/29/02
$354,000
3,337
1997
$106
309
Gatefield Or
02/26/19
$520,000
3,337
1997
$156
16.84 2.3%
4218
Thursley Rd
0V2Z4W
$65,000
Lot:
2002
N/A
4218
Thursley Rd
09/171D2
$399,000
3,882
2002
$108
4218
Thursley Rd
04/23/12
$450,000
3,682
2002
$122
9.61 1.3%
4214
Thursley Rd
11/08/01
$65,000
lot
2004
N/A
4208
Thursley Rd
02/11/O2
$691000
u,t
2002
N/A
4208::-
Thursley Rd
11/27/02
$485,000
3,879
2002
$125
4'2Lf&:
Thursley Rd
08/21/03
$489,500
3,879
2002
$126
.42206;..:: �.
Thursley Rd
04/01/05
$580,000
3,879
2002
$150
- 4208 -
ndws*Rd
07/13/18
$555,000
3,879
2002
$143
15.64 0.9%
Average 4.4%
Lot Sales:
21
2002 Lot Sales:
3
$67,333
Other 2002 Lots Sales
4
$64,250
2003 Home Sales:
4
$114 (3 of 4 were NEW home sales)
2004 Home Sales:
2
$109 (1 was NEW home sale; resale of same home)
JC MORGAN
REAL ESTATE VALUATION I REVIEW I CONSULTING
Waterstone Residential Subdivision
Single Family Dwellings that back to an Institutional Use (Blair Elementary School)
We analyzed a new residential subdivision located off of Edgewater Club Road, in the Porters Neck area,
and any influence its proximity to the adjacent new elementary school had on the values of the single
family residential dwellings that directly backed up to the school. The residential subdivision is called
Waterstone and the adjacent elementary school is called Blair Elementary. A summary of the analysis
and conclusions is as follows:
• Waterstone is a new residential subdivision that has recently begun selling new homes (2018-2020).
14 of 48± lots in Phase 1 of the subdivision back up to Blair Elementary School, a large institutional
property type.
• Of the 14 lots that back up to the school, our research indicated that 5 have sold (as of this study)
with new homes. These properties are outlined in RED on the following map. There have also been
5 sales of new homes that do not back up to the school. These properties are outlined in BLUE on
the following map.
• The sales prices of the 5 properties that do back up to the school where compared to the 5
properties that do not back up to the school. The properties were analyzed based on a price per
square foot of house size.
• The properties that did back up to the school had sales prices from $164 to $207 per square foot;
the average was $185. The properties that did not back up to the school had sales prices of $168 to
$196 per square foot; the average was $183.
Based on the analysis of this dataset, it is concluded that the location of the residential properties
adjacent to the elementary school has no impact on value (positive or negative).
Lumina Station
1904 Eastwood Road • Suite 305 • Wilmington, NC • 28403
PO Box 481 • Wrightsville Beach, NC • 28480
Tel: 910-256-2920 • Fax: 888-819-8258
www.jcmorganco.com
Waterstone Residential Subdivision
Waterstone Subdivision
Street #
Street
Sale Date
Sales Price
SF (NHC)
SF (Builder)
$/SF
1075
Cranford Dr
05/01/18
$481,000
2,928
Not Available
$164.28
1033
Cranford Dr
10/18/19
$477,000
2,830
2,722
$175.24
1017
Cranford Dr
11/05/19
$465,000
2,622
2,525
$184.16
1013
Cranford Dr
05/28/19
$470,000
2,442
2,425
$193.81
1059*
Cranford Dr
03/11/19
$445,000
2,148
Not Available
$207.17
Average
$184.93
*Backs to pump station and school
Street #
Street
Sale Date
Sales Price
SF (NHC)
SF (Builder)
SF
8139
KemperCt
06/17/19
$543,000
2,855
N/A
$190.19
8131
Kemper Ct
06/18/19
$625,000
Not Available
3,181
$196.48
8124
Barstow Ln
12/03/19
$493,000
Not Available
2,740
$179.93
8128
Barstow Ln
03/20/19
$483,000
2,876
Not Available
$167.94
8117
Barstow Ln
12/13/19
$500,500
Not Available
2,740
$182.66
Average
5183.44
SUP BooklZ PagZ-2—
COUNTY OF NEW HANOVER
STATE OF NORTH CAROLINA
ORDER TO ISSUE A SPECIAL USE PERMIT
Child Care Center in a R-15, Residential Zoning District
S20-02
The County Commissioners for New Hanover County (the "County Commissioners"), having held
a public hearing on August 10, 2020 to consider application number 520-02 submitted by Allison
Jordan of Seacoast Christian Academy on behalf of Coastal Community Baptist Church (the
"Applicants") to operate a child care center at 7721 Alexander Road, and having heard all of the
evidence and arguments presented at the hearing, the County Commissioners conclude that the
Applicants produced competent, material, and substantial evidence tending to establish the
existence of the facts and conditions which Section 10.3.5.1) of the County Unified Development
Ordinance requires for the issuance of a special use permit, and from the evidence adduced at
the hearing, the Commissioners make the following FINDINGS OF FACT and draw the following
CONCLUSIONS:
1. The County Commissioners FIND ASA FACT that the following specific requirements set forth
in Section 10.3.5.D (1-4) of the County Unified Development Ordinance WILL be satisfied if
the property is developed in accordance with the plans and findings submitted to the County
Commissioners attached as Exhibit A and incorporated into this special use permit:
(1) The use will not materially endanger the public health or safety if located
where proposed and approved;
(2) The use meets all required conditions and specifications of the Unified
Development Ordinance;
(3) The use will not substantially injure the value of adjoining or abutting property,
or that the use is a public necessity; and
(4) The location and character of the use if developed according to the plan as
submitted and approved will be in harmony with the area in which it is to be
located and in general conformity with the Comprehensive Land Use Plan for
New Hanover County.
2. Therefore, because the County Commissioners conclude that all of the general and specific
conditions precedent to the issuance of a SPECIAL USE PERMIT HAVE been satisfied, IT IS
ORDERED that the application for the issuance of a SPECIAL USE PERMIT BE GRANTED subject
to the following conditions:
A. That the applicant shall fully comply with all of the specific requirements stated in Section
10.3.5 of the Ordinance for the proposed use, as well as the proposed and approved site
plan, and all other state or federal requirements.
Page 1 of 4
B. /n accordance with Section 1[l3.5.C.7.cofthe Ordinance, the permit shall become null
and void if construction or occupancy has not commenced within 24 months of the date
ofthis approval.
C. If any of the conditions imposed by this special use permit shall be held invalid beyond
the authority of this Board of Commissioners by a court of competent jurisdiction, then
this permit shall become void and of no effect.
D. Additional Conditions:
1. The child care center shall be limited to a maximum capacity of 120 children.
Ordered this loth day of August, 2020.
Page 2 of 4
a Olso -�Bl emajn,Chair
Attest:
Ky rowell, Clerk to the Board
Exhibit A
Findings of Fact:
(In Accordance with Section 10.3.5 of the New Hanover County Unified Development
Ordinance)
Finding 1: The Board must find that the use will not materially endanger the public health or
safety where proposed and developed according to the plan as submitted and approved.
A. Water and sewer services will be provided by CFPUA and designed in accordance with
CFPUA's standards.
B. The subject property is located in the New Hanover County Northern Fire Service District.
C. Access to the site will be from an existing driveway that will be reviewed by NCDOT during
the driveway permit process.
D. The site is accessed from both Alexander Road and Marshall Court, which provide direct
connections to Market Street. The two ingress and egress points increase the ability for
Emergency Services to access the child care facility in the event of an emergency.
E. The proposed child care center is estimated to generate about 90 trips in the AM peak
hour and is expected to have no notable impact on the traditional 5:00 pm peak hour.
The available volume to capacity data, provided by NCDOT and the WMPO, indicates
capacity currently exists in this area to support the minor changes in traffic patterns that
may occur as a result of the extended hours.
F. An operational permit will need to be issued by the Fire Marshal's Office before child care
facility opens. The sprinkler and fire alarm system must be currently inspected and in
operational order.
G. The child care center must be licensed with the North Carolina Department of Health and
Human Services and comply with additional regulations imposed by the agency.
Finding 2: The Board must find that the use meets all required conditions and specifications of
the Unified Development Ordinance.
A. The site is zoned R-15, Residential District.
B. Child care centers are allowed by Special Use Permit in the R-15 zoning district.
C. The existing site complies with all applicable technical standards of the Unified
Development Ordinance including buffering and parking requirements to accommodate
the proposed child care center. No additional site improvements are required.
fln;Ilno: 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 proposed child care center use would be located in an existing religious assembly
facility adjacent to two existing child care facilities (Children's Cottage of Wilmington &
Kiddie Academy of Wilmington)., The surrounding area contains a mixture of land uses
including single-family residential and commercial land uses.
B. No new construction is proposed to accommodate the proposed child care center
operation.
Page 3 of 4
C. Institutional uses are located adjacent and nearby to residential uses elsewhere in the
county.
D. No evidence has been submitted that this project will decrease the property values of
adjacent or nearby properties.
flpdIng4: 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 subject site as General Residential and
Community Mixed Use. A child care center is in line with both the institutional services
intended for Community Mixed Use areas and the types of supportive civic development
allowed for in the General Residential areas. Locating services in these areas is intended
to provide convenient support services for nearby residents, and the location of
educational facilities, such as child care centers and schools, near existing neighborhoods
is specifically encouraged.
Page 4 of 4
SUP Book Page g3
COUNTY OF NEW HANOVER
STATE OF NORTH CAROLINA
ORDER TO ISSUE A SPECIAL USE PERMIT MODIFICATION
Senior Living: Continuing Care Retirement Community in the R-20 Residential Zoning District
S -603M
The County Commissioners for New Hanover County (hereafter "County Commissioners"), having
held a public hearing on October 5, 2020 to consider application number S -603M submitted by
Matthew A. Nichols of the Law Office of Matthew A. Nichols on behalf of Plantation Village, Inc.
(hereafter "Applicants") to modify a Senior Living: Continuing Care Retirement Community at
1200 Porters Neck Road, and having heard all of the evidence and arguments presented at the
hearing, the County Commissioners conclude that the Applicants produced competent, material,
and substantial evidence tending to establish the existence of the facts and conditions which
Section 10.3.5.1) of the New Hanover County Unified Development Ordinance (hereafter "UDO")
requires for the issuance of a special use permit modification, and from the evidence adduced at
the hearing, the Commissioners make the following FINDINGS OF FACT and draw the following
CONCLUSIONS:
1. The County Commissioners FIND ASA FACT that the following specific requirements set forth
in Section 10.3.5.D (1-4) of the UDO WILL be satisfied if the property is developed in
accordance with the plans and findings submitted to the County Commissioners attached as
Exhibit A and incorporated into this special use permit:
(1) The use will not materially endanger the public health or safety if located
where proposed and approved;
(2) The use meets all required conditions and specifications of the Unified
Development Ordinance;
(3) The use will not substantially injure the value of adjoining or abutting property,
or that the use is a public necessity; and
(4) The location and character of the use if developed according to the plan as
submitted and approved will be in harmony with the area in which it is to be
located and in general conformity with the Comprehensive Land Use Plan for
New Hanover County.
2. Therefore, because the County Commissioners conclude that all of the general and specific
conditions precedent to the issuance of a SPECIAL USE PERMIT MODIFICATION HAVE been
satisfied, IT IS ORDERED that the application for the issuance of a SPECIAL USE PERMIT
MODIFICATION BE GRANTED subject to the following conditions:
A. That the applicant shall fully comply with all of the specific requirements stated in Section
10.3.5 of the UDO for the proposed use, as well as the proposed and approved site plan,
and all other state or federal requirements.
Page 1 of 4
B. In accordance with Section 10.3.5.C.7.c of the UDO, the permit shall become null and void
if construction or occupancy has not commenced within 24 months of the date of this
approval.
C. If any of the conditions imposed by this special use permit shall be held invalid beyond
the authority of this Board of Commissioners by a court of competent jurisdiction, then
this permit shall become void and of no effect.
D. Additional Conditions:
1. Other than the parking area adjacent to Building 4, all regulated trees within 30 feet
of the northern property boundary in the project expansion area will be preserved,
except as otherwise provided for in UDO Section 5.3.8 (Removal of Hazardous Trees).
2. The proposed stormwater detention facilities serving the post -development runoff
for any net increase in impervious surface area within this modification must be
designed to accommodate a 100 -year storm event.
Ordered this 5th day of October, 2020.
Jr1TY •N
A 'o /Son- Bose rn an, Chair
v �
�fr1ABLISN
Attest:
KynUrowell, Clerk to the Board
Page 2 of 4
Exhibit A
Findings of Fact:
(In Accordance with Section 10.3.5 of the New Hanover County Unified Development
Ordinance)
Finding 1: The Board must find that the use will not materially endanger the public health or
safety where proposed and developed according to the plan as submitted and approved.
A. Water and sewer service is currently provided by CFPUA.
B. The site will be accessed from Porters Neck Road, an NCDOT-maintained Minor Collector
based on the WMPO Functional Classification Map.
C. According to the applicant's transportation technical memorandum, the proposed
modification is estimated to result in a less than one second delay per vehicle at all nearby
studied intersections.
D. According to the applicant's transportation technical memorandum, the proposed
modification is not expected to result in a change in level of service along Porters Neck
Road.
E. The subject property is located in the New Hanover County Northern Fire Service District.
F. The site is not located within the Special Flood Hazard Area.
Finding 2: The Board must find that the use meets all required conditions and specifications of
the Unified Development Ordinance.
A. The site is zoned R-20, Residential District.
B. Senior Living: Continuing Care Retirement Community is an allowed use by Special Use
Permit in the R-20 zoning district.
C. The Unified Development Ordinance (UDO) sets forth specific use standards for Senior
Living: Continuing Care Retirement Community, all of which are shown on the conceptual
plan and will be confirmed by the Technical Review Committee if the Special Use Permit
modification is granted.
Finding 3: The Board must find that the use will not substantially injure the value of adjoining
or abutting property or that the use is a public necessity.
A. The surrounding area contains recreation uses, single-family dwellings, and a Continuing
Care Retirement Community, The Davis Community, to the east.
B. Bufferyards must be provided between the development and adjacent properties.
C. Cal Morgan, MAI, SRA, AI-GRS, has performed a property value impact analysis for the
development and found that the proposed modification will have no negative impact on
adjacent property values.
Finding 4: The Board must find that the location and character of the use if developed according
to the plan as submitted and approved will be in harmony with the area in which it is to be
located and in general conformity with the Comprehensive Land Use Plan for New Hanover
County.
A. Plantation Village has operated as a Nursing and Personal Care Facility since 1983. It has
been modified over the years, however it has been comprised of office, institutional, and
medical land uses since its inception.
Page 3 of 4
B. No changes to the use of the property are proposed with this modification.
C. The property is located in the General Residential place type as classified in the 2016
Comprehensive Plan.
D. The proposed modification will increase the number of dwelling units for a total number
of 330 units, an overall density of 5.94 dwelling units per acre, which is consistent with
the recommended density of the General Residential place type.
Page 4 of 4
COUNTY OF NEW HANOVER
CAROLINASTATE OF NORTH
ORDER TO ISSUE A SPECIAL USE PERMIT MODIFICATION
Additional Dwelling Allowance in a (C w
The County Commissioners FIND AS A FACT that the M specific requirements Set forth in
Section 10.3.5.1) (1-4) of the LIDO WILL be satisfied if the property is developed in accordance with
the plans and findings submitted to the County Commissioners and attached as Exhibit A and
incorporated into this al use permit:
location(1) The use will not materially endanger the public health or safety if located whe
proposed and approved;
(2) The use meets all required conditions and specifications of the UDO;
(3) The use will not substantially injure the value of adj or abuttin le
the use is a public necessity; and
and character of the use if developed according
and approved will be in harmony with the area in which it is to be located and in gene
conformity with the Comprehensive Land Use Plan for New Hanover County.
2. Therefore, because the County Commissioners conclude that M
ll of the general and specific conditions
precedent to the issuance of a SPECIAL USE PERMIT MODIFICATION HAVE been satisfied, IT IS
ORDERED that the application for the issuance of a SPECIAL USE PERMIT MODIFICATION BE GRANTED
subject to the following conditions:
A. That the applicant shall fully comply with all of the specific requirements stated in Section 1.0.3.5
of the LIDO for the proposed use, as well as the proposed and approve .site plan, and all other
state or federal requirements.
B. In accordance with Section 10.3.5.C.7,c of the LIDO, the permit shall become null and void if
construction or occupancy has not commenced within 24 months of the date of this approval.
C. If any of, the conditions imposed by this special use permit shall be held invalid beyond the
authority of this Board of Commissioners by a court of competent jpris iction,' then this permit
shall become void and of no effect.
Pagel of 3
D. Additional Conditions:
(1] The proposed private shall beopen for public use and placed within apublic
access easement.
(2) 3treetscape landscaping and buffering, consistent with that of which is required for high
density developments adjacent tosingle-family developments, U
oh�beinstaUedaroundte
multi -family structures to provide a screen from the single-family lots located within the
development.
/3\ A2U-footwide access easement shall bededicated tothe County along Smith Creek inorder
to allow forthe future installation of a multi -use path in accordance with the Wilmington/NHC
Greenway Plan.
(4) Five feet of right-of-way shall be dedicated to NCDOT
'ht-of-vxayshaUbededicatedtoNCD8T along Gordon Road for the purpose of
allowing for future roadway improvements. This right-of-way dedication shall be in addition
'htof-xxaydedicationyhaUbeinadditimn
to any right-of-way dedication required as
'ht-of-xvaydedicat/onnsqu/pedas a result ofthe T|Aand driveway permit.
Ordered this 16mday ofNovember, 2020
Page 2 of 3
Findings of Fact:
(In Accordance with Section 10.3.5 of the New Hanover County Unified Development Ordinance)
Finding 1: The Board must find that the use will not materially endanger the public health or safety
where proposed and developed according to the plan as submitted and approved.
A. The site is accessed from Gordon Road, a minor arterial street.
B , Water and sewer services will be provided and designed in accordance with CFPUA's standards.
C. The subject property is located in the New Hanover County Northern Fire Service District.
D. The 17 additional single-family dwellings are not located within any flood zones and are not
located within any Special Flood Hazard Area.
E. A Traffic Impact Analysis (TIA) was completed for the proposed development in 2017 and
approved by the WMPO and NCDOT. The applicant has completed the required traffic
improvements including signal installation, light timing adjustments, and turn lane modifications.
Etd—i-ni-2: The Board must find that the use meets all required conditions and specifications of t
Unified Development Ordinance. I
A. The site is zoned (CUD) R-15, Residential District and with the Additional Dwelling Allowance
Special Use Permit, a maximum of 439 dwelling units is allowed.
B. The site plan has been reviewed by the Technical Review Committee and complies with all
applicable technical standards including Unified Development Ordinance (UDO) Section 3.1.3,E,1;
Additional Dwelling Allowance,
Fln4LIng 3: The Board must find that the use will not substantially injure the value of adjoining or
abutting property or that the use is a public necessity,
A. The surrounding area contains similar residential uses.
B. Cal Morgan, MAI, SRA, AI -ORS, has performed a property value impact analysis for the
development and found that the proposed modification will have no negative impact 'on the
adjacent property values.
FL1n4:L 4: The Board
plan as submitted and approved will be in harmony with the'areal in which it is to be located and
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 Mix
Use, and the proposal aligns with the intent of this land use classification. The proposal provid
housing at densities consistent with what is encouraged in this place type and along with th
adjacent land uses, allows for the desired mix of uses.
Page 3 of 3
STATEOF NORTH CAROLINA
COUNT. Y OF NEW HANOVER
SUP Book Page
Exhibit -
Book Page
AFFIDAVIT :R�:_
JACK C. (CAL) MORGAN, Ill, the undersigned Affiant, having been duly swo:m or affirrned,
deposes and states as follows:
I . Affiant has sufficientknowledge, skill, experience, training, and education to be an
expert in real estate appraisals and is competent to give the testimony on the attached
report.
2. Afflant is as North Carolina Certified General Real Estate Appraiser 0.6988).
3. Affiant is a North Caroliria Real Estate Broker,
4, Affiant is as North Carolina Licensed General Contractor.
5. Affiant is associated with the following professional affiliations:
a. Appraisal. Institute (MAI, SRA, A,.I-GRS),,
b. International Right of Way Associatio.n (Z/W-AC"),
c.. Realtors Commercial Alliance of SE North. Carolina, and
d. Wilmington Regional Association of Realtors,
6. Affiantis providing
., the attached report, incorporated to the same extent and with the
same force as if fully set forth herein, to be presented to the New Hanover County
Conimissioners on behalf of the property owner McAdams 11ornes,1-,LC for as request
for a Modification ofa, Special Use Permit I.br an additional dwelling allowance of 18
additional single family lots on property located at 471.8 Gordon Road, Wilmington,
North Carolina.
7. Affiant makes the staternents on the attacbed report ftorn Affiant's personal knowledge,
except as to staternents specifically identified therein. as made upon inforination and
belief, which Affiant etievcs to be true and for which the source of infonnation and
the basis for belief are stated.
WITNESS rny band and sea], this the 1%
-day of 2020.
JACX/C.-NAL) MON4AN, 1.11, Affiant
Subscribed artd sworn to before me
This the 95 day of C -1-- 2020.
(EAL)
SL
Notary . U11) c
My commission expires: . . ....
AMYJAZ�ffi
JC MORGAN
REAL ESTATE VALUATION I REVIEW I CONSULTING
September 25, 2020
Amy C. Schaefer
Lee Kaess, PLLC
Post Office Box 4.548
Wilmington, NC 28406
Re; Special Use Permit (SUP) Application
McAdams Homes, LLC
4718 Gordon Road
Wilmington, NC 2841.1
At your request, I have researched and analyzed relevant real estate market data Haat would enable me to
conclude an expert opinion as to Criteria 3 of the McAdams Homes, I,t.0 / 4718 Gordon Road Special Use Permit
(SHIP) application.
Stip Application; Criteria 3
That the use will .not .substantially injure the value of adjoining or abutting property, or that the use is o
public necessity.
"Co develop an opinion for this criterion, I have reviewed several datasets of market information. Based on my
review and analysis, it is my opinion that the proposed use, as noted in the SUP application, would have no
negative impact on the market value of the adjoining or abutting properties,
Should you have any questions, or want to discuss this matter further, please do not hesitate to contact me,
Sincerely,
Jack C. C organ, ILI, MAi, SRA, AI-GRS
JC Morgan Company
Lumina Station
fid, Eastwood Road Suite 'u Wilmington, 2*40
PO Box
481 - Wrightsville
Beach, 28480
Tel: 910-256-2920 - Fax: 888-819-8258
afisl. r �