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Z20-06 Application Packet 2-6-2020
Page 3 of 7 Conditional Zoning District Application – Updated 5/2017 NEW HANOVER COUNTY_______________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina Telephone (910) 798-7165 FAX (910) 798-7053 planningdevelopment.nhcgov.com CONDITIONAL ZONING DISTRICT Application Applicant/Agent Information Property Owner(s) If different than Applicant/Agent Name Owner Name Company Owner Name 2 Address Address City, State, Zip City, State, Zip Phone Phone Email Email Subject Property Information Address/Location Parcel Identification Number(s) Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification Application Tracking Information (Staff Only) Case Number Date/Time received: Received by: ChristopherL.Eisenzimmer,CPA BlueRidgeAtlanticCommunityDevelopment 2018EastwoodRoad Wilmington,NC28403 (910)338-3349 chris.e@blueridgeatlantic.com BHCProperties,LLC P.O.Box431 WrightsvilleBeach,NC28480 (910)256-3528 Haroldc@nexthomecapefear.com 205&217MiddleSoundLoopRoad R04410-001-007-000,R04410-001-008-000,R04410-001-009-000,R04410-001-010-000 4.77 R-15(SingleFamilyResidential) FLUP=GeneralResidential;ProposedZoning=CZ-RMF-M(ConditionalZoning,ResidentialMulti-Family-ModerateDensity) Page 4 of 7 Conditional Zoning District Application – Updated 5/2017 Proposed Zoning, Use(s), & Narrative Proposed Conditional Zoning District: ______________________ Total Acreage of Proposed District: __________ Only uses allowed by right in the corresponding General Use District are eligible for consideration within a Conditional Zoning District. Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the district, and a project narrative (please provide additional pages if needed). ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ Proposed Condition(s) Within a Conditional Zoning District, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding General Use District regulations may be added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process. ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ ________________________________________________________ CZ-RMF-M 4.77 Theprojectwillconsistofaproposed72-unitSeniorLivingApartmentCommunityadjacenttoMiddleSoundLoop RoadinWilmington,NC.TheprojectiswithintheNewHanoverCountyPlanningandZoningDistrict.Toachieve theprojectasdesired,aConditionalZoningDistrictapprovalfromR-15toRMF-M(ResidentialMulti-Family– ModerateDensity)isnecessary.TheConditionalZoningDistrictprocessispursuanttotherecentlyadoptedNew HanoverCountyUnifiedDevelopmentOrdinance(the"UDO")underArticle3:ZoningDistricts,section3.2.13RMF- M;Article5:GeneralDevelopmentStandards;Article7:StormwaterManagement;Article8:Erosionand SedimentationControl;Article9:FloodDamagePrevention;andArticle10:AdministrativeProcedures,section 10.3.3ConditionalZoning.OnlyusespermittedunderRMF-MareallowedwithinthisConditionalZoningDistrict. PleaseseetheattachedProjectNarrativeforResidenceatCanopyPointe,SeniorLivingApartmentCommunity. ResidenceatCanopyPointeisnotproposinganyadditionalconditionstoourCZ-RMF-Mrequest. Page 5 of 7 Conditional Zoning District Application – Updated 5/2017 Traffic Impact Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of the Institute of Transportation Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this application. ITE Land Use: _________________________________________________________________________________ Trip Generation Use and Variable (gross floor area, dwelling units, etc.): __________________________________ AM Peak Hour Trips: ___________________________ PM Peak Hour Trips: ______________________________ CONSIDERATION OF A CONDITIONAL ZONING DISTRICT The Conditional Zoning District procedure is established to address situations where a particular land use would be consistent with the New Hanover County Land Use Plan and the Zoning Ordinance objective and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of very dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community-at-large. The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Use Zoning District meets the following criteria. 1.How would the requested change be consistent with the County’s policies for growth and development? (For example: the Comprehensive Plan and applicable small area plans) _____________________________________________________ _____________________________________________________ _____________________________________________________ _____________________________________________________ 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? _____________________________________________________ _____________________________________________________ _____________________________________________________ _____________________________________________________ 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? _____________________________________________________ _____________________________________________________ _____________________________________________________ _____________________________________________________ SeniorAdultHousing-Attached(252) 72-units Enter(5),Exit(9)Enter(11),Exit(9) TheprojectiswithintheGeneralResidentialClassification,theproposedCZ-RFM-Misconsistentwiththe policiesunderGenResfordensity,promotingenviromentallyresponsiblegrowth,fiscallyresponsiblegrowth, encouragesawalkablecommunity,andprovidesarangeofhousingtypeinthearea. ResidenceatCanopyPointeiswithinthe"GeneralResidential"ClassificationundertheFLUP.PlanNHC statesthatGeneralResidentialisappropriateforsingleandmulit-familyresidential.Italsoencourages mixed-income(diversityinhousing)projectswhichbeginstoaddresstheaffordablehousingdiversityneeded inNHC.Thereisnotasmallareaplanthatcoversthisproperty. WiththeMarketStreetDevelopmentpatterncommercialandinstitutionalusesareadjacentandacrossthe street.Theseservicesareneededincloseproximitytomulti-familyprojects,andthemulti-familyprovidesa transitionalbuffertothecurrentR-15zoning.Multi-familyandhigherdensityprojectsareconstructedtothe eastofthisproperty. Page 6 of 7 Conditional Zoning District Application – Updated 5/2017 APPLICATION REQUIREMENTS Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”. Applications must be complete in order to process for further review. Required Information Applicant Initial Staff Initial 1 Complete Conditional Zoning District application. 2 Application fee – ($600 for 5 acres or less, $700 for more than 5 acres. An additional $300 fee must be provided for applications requiring TRC review). 3 Community meeting written summary. 4 Traffic impact analysis (for uses that generate more than 100 peak hour trips). 5 Legal description (by metes and bounds) or recorded survey Map Book and Page reference of the property requested for rezoning. 6 Site Plan including the following elements: Tract boundaries and total area, location of adjoining parcels and roads. Proposed use of land, structures and other improvements. For residential uses, this shall include number, height and type of units and area to be occupied by each structure and/or subdivided boundaries. For non- residential uses, this shall include approximate square footage and height of each structure, an outline of the area it will occupy and the specific purpose for which it will be used. Development schedule including proposed phasing. Traffic and Parking Plan to include a statement of impact concerning local traffic near the tract, proposed right-of-way dedication, plans for access to and from the tract, location, width and right-of-way for internal streets and location, arrangement and access provision for parking areas. All existing and proposed easements, reservations, required setbacks, rights-of-way, buffering and signage. The one hundred (100) year floodplain line, if applicable. Location and sizing of trees required to be protected under Section 62 of the Zoning Ordinance. Any additional conditions and requirements, which represent greater restrictions on development and use of the tract than the corresponding General Use District regulations or other limitations on land which may be regulated by State law or Local Ordinance. Any other information that will facilitate review of the proposed change (Ref. Article VII, as applicable). 7 1 hard copy of ALL documents AND 8 hard copies of the site plan. Additional hard copies may be required by staff depending on the size of the document/site plan. 8 1 PDF digital copy of ALL documents AND plans. x x x x x x x x 1.How would the requested change be consistent with the County’s policies for growth and development? The subject property is located within the New Hanover County growth node known as “Kirkland/Porters Neck, just off the intersection of Market Street and Middle Sound Loop Road in Ogden. This growth node will focus on more density, redevelopment and increased building height. This area is designated for General Residential, Community Mixed-Use and Urban Mixed-Use which propose a wide range of single and multi-family residential uses, commercial uses and retail uses. The design of the project proposes a land use that would be acceptable under the Community / Urban Mixed-Use place type. 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? Per the Future Land Use Map, the subject property does fall into the General Residential category however, it abuts right the Urban Mixed-Use designated area. Given this, a senior independent living facility which would have minimal impact of traffic and is designed in an environmentally cognizant manner would be an acceptable conforming use for the subject property. As stated above, the subject property is within a growth node in Ogden which does provide consistency with the Future Land Use Map in a way of encouraging higher density and has the best opportunity to become commercial, service, and housing hubs. Further the proposed project would be designed in such a way to preserve the Live Oaks Trees to the best extent possible which would allow the site to maintain as much of its green and general residential character as possible. 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 original zoning in place reflects a lower residential density than the Future Land Use Plan projects in the commercial/residential corridor right off the Market Street and Middle Sound Loop Road intersection. A significant neighborhood change that makes the R-15 zoning inappropriate is the new commercial development, Ogden Marketplace as well as the continued progress of re-development in the immediate area of the site. As a byproduct, this creates somewhat of a “new Urbanism” character which promotes more walkable communities and in turn assists in alleviating traffic issues by less need for auto travel. The conditional rezoning to RMF-M allows for a maximum of 17 units/ acre which would promote a higher density use for the subject property and aligns with the County’s growth node on redevelopment and increased building height and/or walkable community. The higher intensive land use and increase in density would be much more suitable and blend well with the new commercial development Ogden Marketplace which is diagonal of the subject property. February 6, 2020 079210001(40) Ron Meredith, Associate Planner New Hanover County Department of Planning & Land Use 230 Government Center Drive, Suite 110 Wilmington, NC 28405 RE: Project Narrative: Conditional Zoning District RMF-M Residence at Canopy Pointe a Senior Living Community 205 & 217 Middle Sound Loop Road Wilmington, NC PROJECT NARRATIVE – Residence at Canopy Pointe The Residence at Canopy Pointe will consist of a proposed 72-unit Senior Living Apartment Community adjacent to Middle Sound Loop Road in Wilmington, NC. The project is within the New Hanover County Planning and Zoning District. To achieve the project as desired, a Conditional Zoning District approval from R-15 to CZ-RMF-M (Residential Multi-Family – Moderate Density) is necessary. The Conditional Zoning District process is pursuant to the recently adopted New Hanover County Unified Development Ordinance (the "UDO"). Developed by Blue Ridge Atlantic, Residence at Canopy Pointe exemplifies the type of mixed income apartment development that New Hanover County is encouraging in our community. Residence at Canopy Pointe will be nestled into the existing property fabric by preserving as much vegetation as possible, provide buffers to adjacent properties, and employ low impact design techniques for stormwater management. The single building is a 3-story, 42-foot tall structure accommodating 72 Senior Living Apartments (mixture of 1 and 2-bedrooms). The site plan is arranged with the building tucked into the northwest corner of the property to provide as much buffer and tree preservation along Middle Sound Loop Road as is practical while meeting the minimum design guidelines provided by the county. Parking ratios meet the minimum number required to limit impervious surface, or built upon area, which reduces the overall stormwater impact. The 100-year FEMA flood line does not extend on this property nor are there jurisdictional wetlands on-site. A Transportation Consultant (Ramey-Kemp & Associates) provided a traffic summary report providing the details of this project’s traffic impacts to surrounding roadways. A Residence at Canopy Pointe Project Narrative Page 2 Traffic Impact Analysis (the “TIA”) is not warranted based on the traffic engineer’s report and criteria established by NHC, NCDOT, and the Wilmington MPO. As a senior living apartment community, it will have less traditional peak hour trips and more off-peak trips into and out of the community. The traditional peak hour trips in and out of the community are less than 11 trips in the AM and PM peak hours. Total daily trips during a 24-hour period are 264 trips. See the traffic letter report by Ramey-Kemp & Associates included in this submittal package. We request a Conditional Zoning (“CZ”) within the Residential Multi-Family, Moderate Density (“RMF-M”) be applied to the Residence at Canopy Pointe. The NHC Future Land use Plan describes this property a “General Residential” and multi-family is an appropriate use and transition to traditional single-family residential. There exists directly east of the property a multi-family apartment community and a higher density residential development. This project meets the spirit and intent of the policies for growth and development provided by New Hanover County. I-140 F u tu re I -1 40 I-4 0 RIVER I-140 U S H W Y 421 S I D B U R Y CASTLE HAYNE S. COLLEGE BLUE CLAY OLEANDER 3 R D H O L L Y S H E L T E R MYRTLEGROVE EASTWOOD MLKJR. MASONBOROLOOP PIN E G R OVE PINER MILITARY CUTOFF S A N D E R S US HWY74/76 S HI PY A R D COLLEGE N . C O L L E G E M A R KE T CA R O LI N A B E A C H MARKET Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP,swisstopo, and the GIS User Community The Future Land Use Map is not legally binding like the New Hanover County Zoning Map. It is intended to be a general representation of the 25 year vision for New Hanover County, created by the citizens who were involved with Plan NHC, and will be used to guide future development decisions. PenderCounty PenderCounty BrunswickCounty P l a c e T y p e EMPLOYMENT CENTER GENERAL RESIDENTIAL COMMUNITY MIXED USE RURAL RESIDENTIAL CONSERVATION GROWTH NODES URBAN MIXED USE WATER FEATURES COMMERCE ZONE NAD 1983 StatePlane North Carolina FIPS 3200 FeetProjection: Lambert Conformal ConicLinear Unit: Foot U.S.GCS: North American 1983Datum: North American 1983Scale: 1:34,470 2 Miles ®HNCNew Hanover CountyFuture Land Use Map Plan NHC: Charting the Course DEVELOPMENT INTENSITY MODE CHOICES DEFINITION GENERAL RESIDENTIAL Street Pattern: Warped Grid & Limited Cul-de-sacs Block Length: 1000 - 2500 ft Setbacks: Residential: Away from street or in line with existing development Non-residential: Away from the street Pedestrian Amenities: Sidewalks, Street Trees, Open Space, Shade 4-6 ft sidewalks (some areas) Street lamps Crosswalks at schools, busy intersections Arterial, collector & local roads 2-4 travel lanes On and off-street parking Vanpool commuting Limited fixed-route transit On-road wide outside lane Greenways & multi-use paths DESIRED USES Low Density Residential Medium Density Residential Office & Institutional Planned Unit Development Single-Family Residential Low-Density Multi-Family Residential Light Commercial Civic Recreational Mix of Uses Typical Zoning CategoriesTypes of Uses / Projects Massing / Scale Recommendations Transportation Infrastructure Recommendations Urban Design Recommendations Use Number of StoriesIdeal Density Office 1-2 Low Retail 1-2 Low Planned Development 1-3Medium Low- Density Multi-Family 1-32-6 du/acre Single-Family Residential 1-31-6 du/acre This placetype provides opportunity for lower- density housing and associated civic and commercial services. Housing is typically single- family or duplexes, with setbacks on all sides. Block sizes are large, at ¼ to ½ mile wide. Commercial uses should be limited to office and retail spaces in carefully located areas where neighborhood character will be enhanced, while recreation and school facilities are encouraged throughout. Access to areas outside these residential areas is provided by arterial roadways, but still allowing for interconnection between other placetypes. However, limiting cul-de-sacs is encouraged to promote better internal circulation and minimizing high-volume traffic roads within the area. Flooding hazard avoidance should be taken into consideration when abutting coastal areas. EXAMPLE AREAS Middle Sound Myrtle Grove Castle Hayne Porter’s Neck Wrightsboro Masonboro Loop HOUSING DEVELOPMENT INTENSITY MODE CHOICES DEFINITION URBAN MIXED USE Street Pattern: Arterial & local; grid or partial grid Block Length: 200 - 800 ft Setbacks: Varies Pedestrian Amenities: Sidewalks, street trees, street furniture, shade trees, bike racks, lighting, crosswalks, plazas, pedestrian malls 5-12 ft Sidewalks Pedestrian malls & paths Crosswalks Arterial, collector & local roads 2-4 travel lanes On-street, off-street & garage parking Limited fxed-route transit Covered transit stops Transit hubs Bicycle lanes Wide shoulders Bike racks DESIRED USES Moderate to High-Density Residential Mixed Use Office & Institutional Commercial Retail Office Mixed Use Single & Multi-Family Residential Small Recreational Mix of UsesTypes of Uses / Projects Massing / Scale Recommendations Transportation Infrastructure Recommendations Urban Design Recommendations Use Number of StoriesIdeal Density Office 3-7Moderate/ High Retail 1-3Low/Moderate Planned Development 2-7Moderate/ High Residential2-5Moderate/ High Commercial/ Mixed Use 2-7Moderate/ High This placetype provides access to a mix of residential, office, and retail uses at higher densities. Multi-family residential uses are preferred, though higher-density single family developments will not be prohibited. Mixed uses are encouraged in the same footprint in a vertical pattern, but they can also be adjacent, or separated by lower traffic local and collector roads in a horizontal pattern. This placetype can include big box retail that has included appropriate urban design features. These areas place an emphasis on multimodalism through the requirement of sidewalks on all non-local streets, crosswalks at all intersections, dedicated bicycle lanes or wide outside lanes, and bus access. Types of uses include office, retail, mixed use, small recreation, single-family and multi-family residential. EXAMPLE AREAS Ogden Kirkland Monkey Junction CFCC North Campus Area RETAIL OFFICE MIXED USE HOUSING Typical Zoning Categories DEVELOPMENT INTENSITY MODE CHOICES DEFINITION COMMUNITY MIXED USE Street Pattern: Grid or radial Block Length: 200 - 500 ft Setbacks: Residential: Near sidewalk Non-residential: At sidewalk Pedestrian Amenities: Sidewalks, street & shade trees, street furniture, bike racks 5-12 ft Sidewalks Crosswalks Arterial & collector roads 2-4 travel lanes On and off street parking Fixed-route transit Bicycle lane / shoulder Bicycle parking DESIRED USES Moderate Density Residential Commercial Office & Institutional Mixed Use Office Retail Mixed Use Multi-family Residential Single-Family Residential Recreational Mix of UsesTypes of Uses / Projects Massing / Scale Recommendations Transportation Infrastructure Recommendations Urban Design Recommendations Use Number of StoriesIdeal Density Office 1-2Moderate Retail 1-2Low/Moderate Mixed Use2-3Moderate Multi-Family Residential 2-3Moderate (12-15 du/acre) Single-Family Residential 1-3Moderate ( 8 du/acre)* This placetype focuses on small-scale, compact, mixed use development patterns that serve multimodal travel and act as an attractor for county residents and visitors. These areas share several qualities with higher-intensity mixed use, including a combination of retail with office and housing above, wider sidewalks and an emphasis on streetscaping. However, these centers are generally small, no morethan a few square blocks. Civic uses,particularly recreation and public gatheringplaces are encouraged here. Lower denisitysingle family development may be acceptablewhen limitations to mixed use development exists.Ideally, large-scale, lower density commercialand industrial developments are prohibited. EXAMPLE AREAS Castle Hayne Sidbury Road Carolina Beach Road NorthChase OFFICE RETAIL HOUSING MIXED USE RECREATION Typical Zoning Categories +- Canopy Pointe WSI Map U.S. Fish and Wildlife Service, National Standards and Support Team,wetlands_team@fws.gov Wetlands Estuarine and Marine Deepwater Estuarine and Marine Wetland Freshwater Emergent Wetland Freshwater Forested/Shrub Wetland Freshwater Pond Lake Other Riverine February 6, 2020 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:3,609 This page was produced by the NWI mapperNational Wetlands Inventory (NWI) This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site. February 5, 2020 Abigail Lorenzo Senior Transportation Planner Wilmington Urban Area Metropolitan Planning Organization (WMPO) 305 Chestnut Street, 4th Floor Wilmington, North Carolina 28401 Subject:Trip Generation Letter Middle Sound Loop Senior Apartments - Wilmington, North Carolina Dear Ms. Lorenzo: This letter provides trip generation information prepared by Ramey Kemp & Associates, Inc. (RKA) for the proposed Middle Sound Loop Senior Apartments located on Middle Sound Loop Road just west of Sunnybranch Road in Wilmington, North Carolina. The proposed development is anticipated to consist of a 72 attached senior adult housing dwelling units. Average weekday daily, AM peak hour trips, and PM peak hour trips for the proposed development were estimated using methodology contained within the 10th Edition of the ITE Trip Generation Manual. Traffic volumes for Senior Adult Housing - Attached (ITE Code 252) were generated utilizing ITE equations [for the peak hour adjacent street traffic] and dwelling units as the independent variable. Refer to Table 1 for a breakdown of the trip generation for the proposed development. Table 1: Site Trip Generation Land Use (ITE Code) Independent Variable Average Weekday Daily Traffic (vpd) AM Peak Hour Trips (vph) PM Peak Hour Trips (vph) Enter Exit Enter Exit Senior Adult Housing - Attached (252) 72 Dwelling Units 264 5 9 11 9 It is estimated the proposed development will generate 264 daily trips (in and out) during a typical 24-hour weekday period with 14 total trips (5 entering and 9 exiting) generated during the AM peak hour and 20 total trips (11 entering and 9 exiting) during the PM peak hour. The expected daily and peak hour trip generation are well below the WMPO’s [1,000 vpd daily and 100 vph] and NCDOT’s [3,000 vpd] thresholds; therefore, a Traffic Impact Analysis (TIA) should not be warranted based on each agency’s guidelines. Middle Sound Loop Senior Apartments – Trip Generation Letter Page 2 of 2 If you should have any questions, please feel free to contact me at (336) 725-5470. Sincerely, Ramey Kemp and Associates, Inc. Jayson B. Clapp, Jr., P.E., PTOE Attachments: Site Plan REPORT OF COMMUNITY MEETING REQUIRED BY NEW HANOVER COUNTY FOR CONDITIONAL ZONING DISTRICT REZONING REQUEST To: Department of Planning & Land Use Re: Residence at Canopy Pointe Case No.: To Be Assigned Location: 205 Middle Sound Loop Road Proposed Zoning: RMF-M (Residential Multi-Family – Moderate Density) The undersigned hereby certifies that written notice (invitation) of a community meeting on the above rezoning application was given to the adjacent owners set forth on the attached list via USPS certified mail on January 24, 2020. The meeting was held at the following time and place: Tuesday, February 4th, 2020; 5:00 PM – 8:00 PM at The Covenant Church, 210 Station Road, Wilmington, NC 28405 ______________ The persons in attendance at the meeting were: Please see attached Sign-In sheets. In addition to the guests, the following development team representatives were present: Sam Weldon, Joe Taylor, Rick Moore, Kathryn Espinoza, Emily McArthur, Brock Daniel, Derek Shrewsberry, Jay Clapp and Tara Murphy ________ _____ In summary of the community meeting, our team felt that there was a lot of support for the project and its merits related to mixed-income housing for senior apartments. Several attendees stated they are willing to attend the Planning Board and County Commissioners Public Hearings to express their support of the project. We are following up with these individuals to discuss this in more detail. Comments were discussed related to tree preservation, stormwater management, and transportation. With implementation of the County’s Tree Preservation Ordinance the large oaks and other hardwoods onsite are being designed into the project. We are locating these trees by specific location, size, species, and tree canopy for use in site planning. The county’s stormwater ordinance provides the avenue for collection, treatment and disposal while limiting flooding events. Based on information prepared by our transportation engineer a traffic study is not warranted, however we will be very cognizant of our traffic entering and exiting the project. With senior apartments the daily traffic does not follow the traditional peak hour movements and as such limits direct impacts on Middle Sound Loop Road. Eighteen (18) adjacent neighbors attended the community meeting out of the 60+ certified mail invites and the county’s sunshine list email posting. The meeting had a positive tone with respectful, thoughtful questions and comments from the attendees. We feel that our team heard the comments and will take them under advisement during the next steps of the planning process. The following comments were received at the meeting: 1. Project Support a. Several people that would be qualified tenants for the project which are living in Ogden area expressed interest in getting on waitlist as soon as possible b. Over abundant support for elderly living that is reasonably priced for elderly individuals and in a great location was immense. c. Seniors of the Ogden area continued to reiterate throughout entire meeting this is a great step in the right direction for Wilmington and New Hanover County as the need for this type of product continues to outgrow production. d. Several stakeholders are planning to address their positive comments at the Planning Board and County Commissioners Public Hearings. 2. Trees and Buffers a. Neighbors expressed interest in having trees adjacent to the Middle Sound Loop Road right of way retained to the extent possible. Reply: The site plan as presented has pushed the building and parking as far north on the property as possible to provide a buffer adjacent to Middle Sound Loop Road. b. Neighbors expressed interest in maintaining large trees on site to the extent possible especially any large live oaks and magnolias. Reply: These trees are located on the southern part of the property in the “buffer” area along Middle Sound Loop Road. c. One neighbor recommended an arborist be consulted with regard to the big trees on site. Reply: An arborist would be consulted only if there are diseased or poor health/condition trees exist that would otherwise be required for preservation to determine how practical preservation would be. 3. Traffic and Transportation a. The issue of increased traffic on Middle Sound Loop and Market Street was discussed. Reply: Based on a report provided by Ramey-Kemp & Associates, a TIA is not warranted for the project. The proposed use as senior apartments only generates 264 total trips per 24-hour day with less than 11 entering and exiting during the traditional peak hour times. b. Concerns were voiced with regard to an ambulance trying to turn left into the development as vehicles are trying to get to Market Street. Reply: As with all emergency situations on-road motorists are to yield for emergency vehicles. This condition applies to each and every development or single-family lot in New Hanover County. c. Will there be a multi-use trail on Middle Sound Loop Road? Reply: New Hanover County Planning Staff and the Wilmington MPO / NCDOT will need to address any proposed MUP on Middle Sound Loop Road. 4. Stormwater a. Several neighbors indicated concern about the potential for flooding, some indicated that there is flooding that occurs at the Cloverfield Court /Wendover Lane intersection during stronger storms. Reply: We will provide the required stormwater management on-site for our project. This will reduce the site’s post-development runoff to be equal or less than the 25-year pre-developed condition. The situation discussed is north of the project and not within our purview to remedy. b. A neighbor indicated that “fairly recently” White Oak Apartments had to clean out the ditch on their property at their cost. Reply: Unfortunate, but necessary in certain situations. c. A neighbor indicated a “box” at the corner of our property and another at Darden Street may need repair or replacement. Reply: We will investigate the existing stormwater structure and provide comments and discussion with the NHC Stormwater Engineer. d. A neighbor asked if the ditches will be cleaned out to help with drainage from Market Street. Reply: Middle Sound Loop Road is an NCDOT road. NCDOT should be consulted along with NHC Stormwater Engineering related to ditch cleanout to Market Street. 5. General a. A neighbor expressed concern about the potential for an open field (adjacent to the subject property) to be used by residents with dogs and asked if there would be a pet policy for the residents of the proposed apartment facility. Reply: Our project will be situated and design for the enjoyment of its residents. This may include a dog park for exercise and provisions for dog waste. b. One neighbor inquired as to the maximum number of residents that will be allowed per unit. Reply: Without physical lease documents a maximum number of residents per unit cannot be determined. Suffice it to say that a 1-bedroom unit would house 2-residents, and a 2-bedroom may house up to 4-residents. c. One neighbor expressed concern for the wildlife that may be impacted. Reply: We are providing the required 20% Open Space on-site and providing tree preservation peer the NHC Unified Development Ordinance. An undeveloped parcel exists east of the project site and natural creeks and streams remain for wildlife corridors within the area. d. Several neighbors expressed concern about activities on an adjacent single- family rental property. Reply: This was a general comment and has no bearing or effect on the proposed project. e. One neighbor indicated he would like to see all minimum requirements be exceeded including the size of parking spaces since this was to be an age qualified development. Reply: We are providing a site plan enough in size and design to meet the needs of our project’s residents. To artificially “exceed” all minimum requirements is unnecessary as the county’s rules and regulations take these matters into consideration. By contrast, we have not requested any variance to reduce the minimum requirements. 6. Rezoning Processes a. Next step in the process is the Planning Board meeting and public hearing. As a result of the meeting, the following changes were made to the rezoning petition: No immediate changes to the rezoning petition were deemed necessary as a result of the Community Meeting. See the Reply’s provided above to each comment. Date: 02.05.2020 Applicant: McKim & Creed, Inc. By: Tara S. Murphy, PLA/PMP Encl: Copy of Invitation Exhibits (as presented at the meeting) List of Recipients (and associated Exhibit Map) List of those that were not able to be contacted and reason(s) why Sign-In Sheets (roster of the persons in attendance at the meeting) COMMUNITY MEETING INVITATION Dear Neighbor: Please join us on Tuesday February 4, 2020 from 5:00 to 8:00 p.m. at The Covenant Church (210 Station Road, Wilmington, NC 28405) to learn more about Residence at Canopy Pointe, a proposed senior living apartment development located at 205 Middle Sound Loop Road in Wilmington. The project will be located on approximately 5 acres with street frontage on Middle Sound Loop Road, adjacent to Living Water Ministries to the west, White Oaks Apartments to the east, and The Fields at Wendover neighborhood to the north. Developed by Blue Ridge Atlantic Community Development, Residence at Canopy Pointe exemplifies the type of mixed income apartment development that the County is encouraging in our community. Residence at Canopy Pointe will be nestled into the existing property fabric by preserving as much vegetation as possible, provide buffers to adjacent properties, and employ low impact design techniques for stormwater management. On behalf of Blue Ridge Atlantic Community Development, McKim & Creed is submitting a request to New Hanover County to rezone the Middle Sound Loop property from R-15 to Conditional Zoning District RMF-M (Residential Multi-Family – Medium Density). Representatives from Blue Ridge Atlantic Community Development, McKim & Creed and the development team look forward to meeting you at the February 4, 2020 community meeting. Tuesday February 4, 2020, 5:00 – 8:00 p.m. The Covenant Church (210 Station Road, Wilmington, NC 28405) Sincerely, MCKIM & CREED, INC. Richard M. Collier, PE Regional Manager / Asst VP Enclosure: Residence at Canopy Pointe - Site Exhibit Cc: Chris Eisenzimmer Sam Weldon Joe Taylor Nu m b e r O w n e r Ow n e r _ A d d r e s s O w n e r _ C i t y Se n t I n v i t e Ce r t i f i v e d M a i l Re c e i v e d C e r t i f i e d MailNo Return Receipt Received 1 AD A M S G E O R G E F A M I L Y T R U S T 85 V A N R E Y P E N S T P H 7 T H F L O JE R S E Y C I T Y , N J 7 3 0 6 24 - J a n - 2 0 1 2 AI K M A N M A R K S M E L A I N E 71 2 0 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 3 AL B R I G H T A D A M E L I Z A B E T H 20 9 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 4 AM H N C P R O P E R T I E S L P 30 6 0 1 A G O U R A R D S U I T E 2 0 0 P T AG O U R A H I L L S , C A 9 1 3 0 1 24 - J a n - 2 0 1- F e b - 2 0 5 BA L L O U B R A D L E Y C H R I S T I N 20 9 B O X E L D E R W A Y WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 6 BA R N E S L A R R Y A J R J O N I L 22 0 W E N D O V E R L N WI L M I N G T O N , N C 2 8 4 0 5 24 - J a n - 2 0 1 7 BH C P R O P E R T I E S L L C P O B O X 4 3 1 WR I G H T S V I L L E B E A C H , N C 2 8 4 8 0 24 - J a n - 2 0 1 8 BI G G S F R A N C E S E H R S 21 4 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 9 BL A N C H A R D B U I L D I N G & P R O P E R T I E S I N C 41 4 3 D O N N E L L Y L N WI L M I N G T O N , N C 2 8 4 0 9 24 - J a n - 2 0 1 10 BO B B I N S S T E V E N R 20 8 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 11 CA R R O L L P A T R I C K M E T A L 22 4 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 12 CH U R C H O F G O D I N W I L M I N G T O N 69 5 G R A Y S Q U I R R E L D R WI L M I N G T O N , N C 2 8 4 0 9 24 - J a n - 2 0 28 - J a n - 2 0 13 CL A R K P A U L E D O N N A M 72 0 4 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 14 CO V I L C E C I L T H O M A S 12 9 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 15 CO V I L J W P O B O X 6 9 6 9 SY R A C U S E , N Y 1 3 2 1 7 24 - J a n - 2 0 1- F e b - 2 0 16 CO V I L S H I R L E Y 12 9 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 17 DE L A C R U Z F R A N C I S C O R J E N N I F E R 20 5 B O X E L D E R W A Y WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 18 DE G E N I T O J O H N 16 0 D E L A W A R E A V E OA K H U R S T , N J 7 7 5 5 24 - J a n - 2 0 28 - J a n - 2 0 19 FE R R E L L S T E P H A N I E M E T A L 20 5 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 20 FO D R I E E L I Z A B E T H A S H L E Y 72 0 0 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 21 FR A N C I S B R Y C E C R E B E C C A A 72 1 6 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 22 GE S L E R K A R E N R 71 9 1 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 23 GR A N T R O B E R T 15 8 8 L A N G L E Y D R LO N G S , S C 2 9 5 6 8 24 - J a n - 2 0 1 24 GU R G A N U S W I L L I A M P 21 6 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 25 HA L L V A L E R I E G M U R P H Y W 22 0 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 26 HA L P E R N O G D E N L L C 52 0 0 R O S W E L L R D AT L A N T A , G A 3 0 3 4 2 24 - J a n - 2 0 27 - J a n - 2 0 27 HA N K I N S M E L O D Y S E T A L 22 5 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 28 HA N S E N V I C T O R I A J 20 8 B O X E L D E R W A Y WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 29 HO W E L L S U S A N H 71 2 8 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 30 HU B I S A N T H O N Y P A U L J R F R A N C E S H A R R E L S O N 80 1 7 S I D B U R Y R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 31 JO N M A S O N & A S S O C I A T E S L L C P O B O X 1 0 2 8 4 WI L M I N G T O N , N C 2 8 4 0 4 24 - J a n - 2 0 1 32 LE W I S K A T H E R I N E E 71 8 4 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 33 LO G A N D E V E L O P E R S I N C P O B O X 4 4 0 8 GR E E N S B O R O , N C 2 7 4 0 4 24 - J a n - 2 0 28 - J a n - 2 0 34 LO G A N D E V E L O P E R S I N C 60 G R E G O R Y R D S U I T E 1 LE L A N D , N C 2 8 4 5 1 24 - J a n - 2 0 1 35 LU T H E R C H R I S T O P H E R S H A N N A 71 8 7 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1- F e b - 2 0 36 MC C A B E T O D D B 21 2 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 37 MC C A L L J O H N D O R T C H 22 6 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 0 5 24 - J a n - 2 0 1 38 MO W E R Y K E L L Y R 20 4 B O X E L D E R W A Y WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 39 NA B O R S R O B E R T L S U S A N J E A N 72 0 9 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 40 NE W B E R G A N D R E W J J I L L I A N C 13 1 1 E L E M E N T W A Y WI L M I N G T O N , N C 2 8 4 1 2 24 - J a n - 2 0 28 - J a n - 2 0 41 NE W T O N J O H N K H R S 72 1 7 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 Co m m u n i t y M e e t i n g f o r R e s i d e n c e a t C a n o p y P o i n t e - L i s t o f A d j a c e n t N e i g h b o r s / I n v i t a t i o n L i s t ( p l u s N H C S u n s h i n e L i s t ) 42 OG D E N A D V E N T C H R I S T I A N C H U R C H 14 1 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 43 OG D E N C O M M U N I T Y A D V E N T T R U S T E E 14 1 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 44 PA R N E L L J O H N C 22 8 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 45 PA R R I S H C A R O L Y N B P O B O X 5 4 HA M P S T E A D , N C 2 8 4 4 3 24 - J a n - 2 0 28 - J a n - 2 0 46 PE R M E N T E R M O R R I S J A C K S O N 31 0 6 J O Y P L WI L M I N G T O N , N C 2 8 4 0 9 24 - J a n - 2 0 1 47 PU R C E L L R I C H A R D V M I C H E L L E L 30 0 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 0 5 24 - J a n - 2 0 28 - J a n - 2 0 48 RA C K L E Y O G D E N L L C 11 8 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 27 - J a n - 2 0 49 RO D E R I C K M A R I O N L E E J R M E A G A N M 20 0 M I D D L E S O U N D L O O P R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 50 SA N M I G U E L C R I S T I N A K J O R G E L 71 2 4 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 51 ST A N T O N W I L L I A M A E L I Z A B E T H C 21 6 W E N D O V E R L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 52 ST R I C K L A N D J O H N I L A 72 1 2 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 53 ST R O N G R O G E R O E L I S A M 71 3 2 A R B O R O A K S D R WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 54 TR A V I S K E I T H W K A T H R Y N M 20 4 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 55 VE S L I G A J B R E N D A M A R I E 72 1 3 C L O V E R F I E L D C T WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 29 - J a n - 2 0 56 WE N D O V E R S O U T H H O A P O B O X 4 1 2 7 WI L M I N G T O N , N C 2 8 4 0 6 24 - J a n - 2 0 1 57 WE N D O V E R S O U T H H O A I N C 50 2 2 W R I G H T S V I L L E A V E WI L M I N G T O N , N C 2 8 4 0 3 24 - J a n - 2 0 29 - J a n - 2 0 58 WH I T E F R A N C E S A N N 21 3 B L O O M I N G T O N L N WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 28 - J a n - 2 0 59 WH I T E O A K A P A R T M E N T S L P 72 3 5 D A R D E N R D WI L M I N G T O N , N C 2 8 4 1 1 24 - J a n - 2 0 1 60 WI N S L O W T A M M Y C 43 7 V A L L E Y M E A D E D R KE R N E R S V I L L E , N C 2 7 2 8 4 24 - J a n - 2 0 28 - J a n - 2 0 60 2832 To t a l M a i l e d To t a l R e c e i v e d Total No Receipt Imagery ©2020 Maxar Technologies, New Hanover County, NC, U.S. Geological Survey, USDA Farm Service Agency, Map data ©2020 200 ft Residence at Canopy Pointe (205 Middle Sound Loop Road) 3 S T O R Y B L D G . 70 U N I T S ST O R M WA T E R P O N D 4 EN T R Y S I G N RA I S E D B E D P L A N T I N G GA R D E N W / W A T E R S E R V I C E OU T D O O R S I T T I N G AR E A SC R E E N E D P O R C H (1 S T F L O O R MU L T I - P U R O S E R O O M (3 R D F L O O R ) RESID E N T I A L M O V I E R O O M (2 N D F L O O R ) RESIDE N T C O M P U T E R C E N T E R (1 S T F L O O R ) OUTDOO R S I T T I N G AR E A OUTDOOR SITTINGAREATYPICAL ACCESSIBLE DUMPSTER &RECYCLE CENTER W/VINYL SURROUND ANDLANDSCAPE PLANTINGS 25' S E T B A C K 2 5 ' S E T B A C K 25' SET BACK 25' SET BACK P R O P E R T Y L I N E PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E P R O P E R T Y L I N E 5 10 5 5 5 5 11 11 6 8 7 7 7 6 7 2 5 ' S E T B A C K 2 5 ' S E T B A C K EX E R C I S E R O O M (3 R D F L O O R ) MA I L C E N T E R (1 S T F L O O R ) IN D O O R S I T T I N G A R E A INDIVIDUAL TENANT STORAGEAT EACH UNIT AC C E S S I B L E G A Z E B O M I D D L E S O U N D L O O P R1 5 / U N U S E D L A N D R15/UNUSED LAND R1 5 / S F R R1 5 / S F R R1 5 / S F R R Sc a l e : 1 Si t e P l a n _ P r o p o s e d 1" = 3 0 ' - 0 " N 1 i n c h = 3 0 f t . 0 15 ' GR A P H I C S C A L E 30 ' 60 ' 12 0 ' Sit e P l a n Si t e 1 . 1 R/ D A IS S U E F O R : DA T E : SET#DATE REVISIONS PROJECT# @ Copyright 2019 Ross/Deckard Architects, PAMailing Address: P.O. Box 98044, Raleigh , N o r t h C a r o l i n a 2 7 6 2 4 - 8 0 4 4 S t r e e t A d d r e s s : 4 0 1 0 W a k e F o r e s t R o a d , R a l e i g h , N o r t h C a r o l i n a 2 7 6 0 9 E- m a i l : m a i l @ R o s s D e c k a r d A r c h i t e c t s . c o m F a x : 9 1 9 . 8 7 5 . 9 2 0 0 P h o n e : 9 1 9 . 8 7 5 . 0 0 0 1 NOT FOR CONSTRUCTIONJa n u a r y 2 4 , 2 0 2 0 NC H F A A p p l i c a t i o n 20 - 4 1 4 . 0 0 Re s i d e n c e atCa n o p y Po i n t e BR A D R e s i d e n c e a t Ca n o p y P o i n t e , L L C Wi l m i n g t o n , No r t h C a r o l i n a Ro s s / D e c k a r d A r c h i t e c t s Ar c h i t e c t u r e Pl a n n i n g In t e r i o r s SHEET# TO T A L S H E E T S I N S E T SH E E T O F CH E C K E D B Y : DR A W N B Y : CONSULTANTS SEALS SI T E I N F O R M A T I O N SI T E I N F O R M A T I O N : ( = / - ) 4 . 7 7 A C R E S SI T E A C C E S S : F R O M M I D D L E S O U N D L O O P TO T A L P A R K I N G S P A C E S P R O V I D E D : 1 0 9 S P A C E S TO T A L N U M B E R O F B U I L D I N G S : ( 1 ) R E S I D E N T I A L FL O O D P L A I N : Z O N E X - P A N E L 3 1 5 9 - A R E A DE T E R M I N E D T O B E O U T S I D E T H E . 2 % A N N U A L CH A N C E F L O O D P L A I N RE T A I N I N G W A L L S : N O N E E X P E C T E D 5/ A 3 . 1 A 3 . 1 R/ D A IS S U E F O R : DA T E : SET#DATE REVISIONS PROJECT# @ Copyright 2019 Ross/Deckard Architects, PAMailing Address: P.O. Box 98044, Raleigh , N o r t h C a r o l i n a 2 7 6 2 4 - 8 0 4 4 S t r e e t A d d r e s s : 4 0 1 0 W a k e F o r e s t R o a d , R a l e i g h , N o r t h C a r o l i n a 2 7 6 0 9 E- m a i l : m a i l @ R o s s D e c k a r d A r c h i t e c t s . c o m F a x : 9 1 9 . 8 7 5 . 9 2 0 0 P h o n e : 9 1 9 . 8 7 5 . 0 0 0 1 NOT FOR CONSTRUCTIONJa n u a r y 2 4 , 2 0 2 0 NC H F A A p p l i c a t i o n 20 - 4 1 4 . 0 0 Re s i d e n c e atCa n o p y Po i n t e BR A D R e s i d e n c e a t Ca n o p y P o i n t e , L L C Wi l m i n g t o n , No r t h C a r o l i n a Ro s s / D e c k a r d A r c h i t e c t s Ar c h i t e c t u r e Pl a n n i n g In t e r i o r s SHEET# TO T A L S H E E T S I N S E T SH E E T O F CH E C K E D B Y : DR A W N B Y : CONSULTANTS SEALS Sc a l e : 1 FR O N T E X T E R I O R E L E V A T I O N 1/ 1 6 " = 1 ' - 0 " Ex t e r i o r E l e v a t i o n s Sc a l e : 2 LE F T W I N G F R O N T E X T E R I O R E L E V A T I O N 1/ 1 6 " = 1 ' - 0 " Sc a l e : 3 RE A R E X T E R I O R E L E V A T I O N 1/ 1 6 " = 1 ' - 0 " Sc a l e : 4 LE F T W I N G R E A R E X T E R I O R E L E V A T I O N 1/ 1 6 " = 1 ' - 0 " Sc a l e : 5 SI D E E X T E R I O R E L E V A T I O N 1/ 1 6 " = 1 ' - 0 " Sc a l e : 6 SI D E E X T E R I O R E L E V A T I O N 1/ 1 6 " = 1 ' - 0 " EL E V A T I O N K E Y OC W E A T H E R E D W O O D C O L O R ( O R S I M I L A R ) 30 Y E A R A R C H I T E C T U R A L , D I M E N S I O N A L AN T I - F U N G A L A S P H A L T S H I N G L E S , O N O N E L A Y E R OF 1 5 # B U I L D I N G F E L T O N 7 / 1 6 " O S B T Y P . MA R K R O O F MA R K B R I C K V E N E E R MA R K V I N Y L S I D I N G MI N . . 0 4 4 H E A V Y G A U G E CE D A R S H A K E P R O F I L E BR I C K V E N E E R W I T H M A S O N R Y T I E S @ 1 ' - 4 " O . C . BO T H D I R E C T I O N S M1M2M5M3 MA R K V I N Y L S I D I N G MI N . 0 4 4 H E A V Y G A U G E BO A R D A N D B A T T E N P R O F I L E MA R K V I N Y L S I D I N G M4 HO R I Z O N T A L S I D I N G - M I N . 0 4 4 H E A V Y G A U G E TR I P L E 3 E X P O S U R E