Z20-01 Application Package 1.15.2021Page 1 of 7
MDP Rezoning Application – Updated 12-2020
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
MASTER PLANNED DEVELOPMENT APPLICATION
This application form must be completed as part of a master planned development application submitted through the
county’s online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the
flowchart below. More specific submittal and review requirements, as well as the standards to be applied in reviewing
the application, are set out in Section 10.3.4 of the Unified Development Ordinance.
Public Hearing Procedures
1
Pre-Application
Conference
2
Community
Information
Meeting
3
Application
Submittal &
Acceptance
4
Planning
Director Review
& Staff Report
(TRC Optional)
5
Public Hearing
Scheduling &
Notification
6
Planning Board
Hearing &
Recom-
mendation
7
Board of
Commissioners
Hearing &
Decision
8
Post-Decision
Limitations and
Actions
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
Samuel B. Franck Dry Pond Partners, LLC
Ward and Smith, P.A.
127 Racine Dr. P.O. Box 2649
Wilmington, NC 28403 Wilmington, NC 28406
910.794.4835 910.762.2676
sbf@wardandsmith.com hill@cameronco.com
5601 S. College Road, Wilmington, NC 28409
64.28 R-15, Vacant Land
R07100-004-004-000
Planned Development (PD)
Page 2 of 7
MDP Rezoning Application – Updated 12-2020
3. Proposed Zoning, Use(s), & Narrative
Proposed Zoning District: Total Acreage of Proposed District:
Please provide a project narrative, describe the purpose of the master planned development, and list the uses
that will be allowed (attach additional pages if necessary).
See Addendum A Attached
Page 3 of 7
MDP Rezoning Application – Updated 12-2020
4. Traffic Impact
Please provide the estimated number of trips generated for the project’s proposed maximum density and
intensity based off the most recent version of the Institute of Traffic 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:
5. Master Planned Development Considerations
Please explain how the proposed development meets the following criteria (attach additional pages if
necessary).
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
2. How would the requested development be consistent with the property’s classification on the 2016
Comprehensive Plan’s Future Land Use Map.
See Addendum B Attached
See Addendum B Attached
LUC 210; LUC 220; LUC 221; LUC 310; LUC 710; LUC 820; LUC 932; LUC 934
See attached Trip Generation Comparison Ltr.
See Trip Generation Comparison Ltr. See Trip Generation Comparison Ltr.
Page 4 of 7
MDP Rezoning Application – Updated 12-2020
3. How does the proposed master planned development meet the required elements and intent of the proposed
zoning district?
See Addendum B Attached
See attached Addendum C
Addendum A to Master Planned Development Application
Proposed Zoning, Uses, and Narrative
Please provide a project narrative, describe the purpose of the master
planned development, and list the uses that will be allowed:
Dry Pond is requesting to rezone property located at 5601 S College Road in New
Hanover County ("Property") from its current zoning of Residential 15 ("R-15") to a
Planned Development District ("PD") to allow a mixed use development including
single-family, multi-family, and community focused commercial development uses
in accordance with New Hanover County's ("County") Unified Development
Ordinance ("UDO"). The rezoning will provide the opportunity to create a
mixed-use structure(s) with approximately 72,000 square feet comprised of 24,000
square feet of commercial footage and forty (40) residential units; up to
two-hundred fifty (250) multi-family apartment units; fifty (50) townhome units;
and one hundred twenty (120) single-family/townhome/duplex/triplex units.
The development will be an expansion of the Whiskey Branch Master Planned
Development, which began in 2018 with the performance residential subdivision
containing 156 units on sixty-nine (69) acres comprised of single-family homes,
duplex homes and quadraplex townhomes. The proposed rezoning would allow for
the expansion of Whiskey Branch Master Planned Development to include and
integrate a mixture of uses on the remaining land, including but not limited to
moderate density single family and multi-family housing options and supportive
neighborhood and community oriented retail, office and commercial uses intended
for a community scale mixed used development
ND: 4838-6842-4405 v.2
Addendum B to Master Planned Development Application
Master Planned Development Considerations
Please explain how the proposed development meets the following
criteria:
1) How would the requested change be consistent with the County's
policies for growth and development, as described in the 2016
Comprehensive Plan, applicable small areas plans, etc.?
The proposed PD rezoning would be consistent with the significant planning goals
and objectives in New Hanover County ("County") favoring a mix of housing types
and land uses, job and tax base creation, and smart planning strategies for infill of
existing development. The proposed mixed-use development is consistent with the
themes and objectives of the County's 2016 Comprehensive Plan ("2016 Plan") in
many ways, including these specific items:
"Livable Built Environment" to ensure that all elements of the built
environment, including land use, transportation, housing, energy, and
infrastructure work together to provide sustainable, green places for living,
working, and recreation to provide a high quality life. The project provides a
mix of housing and open space areas with a focus on retaining trees and
providing green space in accordance with the County's Unified Development
Ordinance ("UDO").
"Harmony with Nature" to ensure the contributions of natural resources are
being explicitly recognized and valued and to maintain their health. The
project includes an innovative approach to stormwater and drainage design
to ensure that the development treats all stormwater on site with a focus on
eliminating any negative impact on adjacent properties. Dry Pond has also
intentionally left a significant tree line around most of the Property screening
residential uses from the site to promote the existing ecology and limit an
impact from the height of the development.
"Resilient Economy" to ensure that the community is prepared to deal with
both positive and negative changes in its economic health and to initiate
sustainable urban development that foster growth. The County is
experiencing a rising demand for a variety of residential options. Rather
than force those citizens to seek accommodations outside of the County, Dry
Pond is seeking to offer them the opportunity to live in New Hanover County
and benefit from local, easily accessible commercial options.
"Interwoven Equity" to ensure fairness and equity in providing housing,
services, health, safety, and livelihood needs of all citizen groups. The project
aims to provide a variety of housing options at several different sizes and
price points. This offers greater flexibility and accessibility than the single-
family only option currently available under the current zoning.
"Healthy Community" to ensure public health needs are recognized and
addressed through provisions for physical activity, access to recreation,
health care, and safe neighborhoods. The project is aimed at fulfilling all of
these admirable goals. The development plan for the Property will create a
safe, comfortable, and environmentally sustainable community to promote
active and healthy lifestyles for its residents while ensuring that they have
access to neighborhood commercial options that will not require additional
vehicle trips to access.
"Responsible Regionalism" to ensure all local proposals account for, connect
with, and support the plans of adjacent jurisdictions and surrounding region.
The City of Wilmington is the largest adjacent jurisdiction and has
recognized its own needs regarding the need for diverse housing options, and
the benefits of a mix of uses to reduce traffic and encourage on-site activities.
The project is also confident with the following specific implementation strategies of
the 2016 Plan:
III.C – Encourage infill development in vacant or blighted pieces of property.
III.D – Encourage the redevelopment of single-uses into mixed-use
developments.
IV.C – Consider revising zoning ordinances to support mixed uses and
holistic approach to development.
VI.D – Encourage conservation and enhancement of the unique environment,
character, and history of the County.
IX.A – Promote a mixture of uses where appropriate in an effort to cluster
development and minimize impacts on natural resources.
IX.D – Strengthen and direct development toward existing communities
through encouraging infill and redevelopment.
XVI.B – Encourage a walkable community that creates more human
interactions between neighbors.
XVIII.A – Encourage a mixture of uses in developments that allows
individuals to walk rather than rely upon vehicles.
XXI.A – Promote compact development, mixture of uses, and infill that
minimizes trips and vehicle miles traveled.
XXI.B – Encourage development patterns and neighborhood street designs
that are conducive to pedestrian and bicycle use.
2) How would the requested development be consistent with the
property's classification on the 2016 Comprehensive Plan's Future
Land Use Map?
The New Hanover County Future Land Use Map depicts the site as General
Residential and Community Mixed Use. The mixed-use portion of the site is located
alongside S College Road, where the Community Mixed Use portion of the Land Use
map is located. The remainder of the site offers a variety of residential housing
options in accordance with the goals of the General Residential use.
After several versions of a proposed development plan, the current site plan evolved
with a priority to achieve in-fill development while retaining the local ecology and
avoiding a burdensome impact on adjacent communities. The finished product
achieves preservation of many of the existing trees on the property and promotes
internal interconnectivity through multiple driveway access points and new road
installations that will be added during development, while limiting the impact on
adjacent residential neighborhoods by omitting any direct interconnectivity with the
same other than emergency-only access points.
Dry Pond designed the site plan in this manner to limit the footprint of all buildings
to reduce impervious surface, stormwater, and drainage concerns and limiting the
impact of taller structures on nearby properties while still creating a community
capable of serving a meaningful population of residents in need of a safe, well-
designed neighborhood. All stormwater generated on the site will be treated on-site
by stormwater ponds and facilities.
The proposed structures range in height from a maximum of forty feet (40') for the
townhomes, duplexes/triplexes, and single-family lots, to a maximum of fifty feet
(50') for the multi-family apartment uses and mixed-use development adjacent to S
College Road. Vegetative buffers, primarily made up of existing trees with heights
up to sixty-five feet (65') will separate the majority of adjacent residential uses from
the Property and, as shown on the site plan, will screen almost all view of the
development. The tallest structures were intentionally located alongside S College
Road or in the middle of the site to limit their impact on the adjacent residential
homes. All current adjacent residential properties will be directly adjacent to
proposed residential areas of the site.
The Property is positioned off of S College Road. Following additional driveway and
road improvements provided by Dry Pond and after an assessment of the projected
traffic impact for the site completed by Ramey Kemp & Associates, the site is
expected to generate 8,900 weekday daily trips. The projected totals are a
significant reduction from the prior proposal for commercial development on the site
which would have generated 10,230 trips per day; a difference of 1,330 daily trips.
3) How does the proposed master planned development meet the
required elements and intent of the proposed zoning district?
The PD zone was established to meet six (6) primary objectives within the County.
The County's UDO describes those objectives as follows:
1) Reducing the inflexibility of zoning district standards that sometimes result
from strict application of the base district, and development standards;
2) Allowing greater flexibility in selecting: the form and design of development,
the ways by which pedestrians and traffic circulate, how the development is
located and designed to respect the natural features of the land and protect
the environment, the location, and integration of open space and civic space
into the development, and design amenities;
3) Encouraging a greater mix of land uses within the same development;
4) Allowing more efficient use of land, with smaller networks of streets and
utilities;
5) Providing pedestrian connections within the site and to the public right-of-
way; and
6) Promoting development forms and patterns that respect the character of
established surrounding neighborhoods and other types of land uses.
Dry Pond and the engineering and design teams that have contributed to the site
plan for the Property take these objectives as a minimum standard for the project.
The design was created and adapted to fit the goals of the PD zone in the following
ways:
1) The rezoning would allow Dry Pond to develop the Property as a mixed use
development with a mix of single-family and multi-family residential options
together with mixed-use commercial uses designed to serve this proposed site
along with the local community. This mix of uses is broader than what could
be achieved under the existing zoning and is the type of mixed-use
development that the County encourages under its Comprehensive Plan.
2) Under the proposed rezoning, a mix of housing options will be developed that
offer flexibility and access to the County's citizens in need to safe,
well-designed housing options.
3) The Property will be accessible by multiple driveway points and internally
served by a comprehensive sidewalk and pedestrian walkway system
designed to ensure "walkability" and to be consistent with the existing
landscaping and ecology of the site. Dry Pond is also proud to produce a
design that significantly decreases the amount of traffic that could be
generated by a more intensive commercial PD design.
4) In an effort to limit traffic to adjacent neighborhoods, and in specific responds
to the feedback from those owners, there will be no vehicular travel options
for residents of the site to those communities. However, pedestrian walk or
bike access points are provided to the adjacent neighborhoods to encourage
the reduction of traffic trips and promote pedestrian access.
The proposed site plan would also establish a significantly less dense development
than could be achieved under another PD project. PD permits a maximum density
of seventeen (17) units per acre. The Property is 64.28 acres which would permit a
maximum of roughly 1092 units. The proposed site plan only proposes 460 units, or
a density of 7.16 units per acre, far less than the PD's maximum allowance. That
decrease in density is intentional and responsive to community feedback. It creates
a smaller, more community focused development for future residents, limits traffic
in and out of the Property, and decreases stormwater and drainage issues from the
Property.
Addendum C to Master Planned Development Application
Master Planned Development Community Benefits
Identify the proposed compensating community benefits. They may
include, but are not limited to, improved design, natural preservation,
improved connectivity for pedestrians and/or vehicles, mixed-use
development, green building practices, and dedication of land or in-lieu
fee contribution.
The community will benefit from the development contemplated herein for the
following reasons identified in the New Hanover County Unified Development
Ordinance:
a. Improved Design. The use of architectural design that exceeds any minimum
standards established in this UDO or any other County regulation, or the use
of site design incorporating principals of walkable urbanism and traditional
neighborhood development, compatible with the comprehensive plan and
other adopted County plans. The proposed development encourages a
walkable urban environment by incorporating non-vehicular access
points to adjacent properties; five foot (5') sidewalks along all
internal roads within the development other than where sidewalks
would interfere with existing utility easements; and locating high
density multi-family uses in the center of the site to promote easier
pedestrian access to nearby commercial uses without additional
vehicle trips.
b. Natural Preservation. The preservation of sensitive lands such as natural
habitats, natural features, or trees that exceed the requirements of this UDO,
when they are located on the site. Unless required by necessary
infrastructure or required to satisfy the County's land use and
building regulations, existing vegetation that serves as a buffer
between the development site and adjacent residential uses will be
left in undisturbed, including a significant number of mature trees
that current have an average canopy height in excess of fifty feet
(50'). These trees are not required by the UDO—compliance could be
obtained with fencing or a less substantial natural area, but the
natural features will remain in substantially their original condition
with limited allowances for required infrastructure and utilities.
c. Improved Connectivity for Pedestrians and/or Vehicles. Additional
connections to existing roads, bicycle facilities, and pedestrian facilities that
provide additional connectivity to and from the development and existing
residential and commercial development in the County, beyond the
requirements of Section 5.2, Traffic, Access, and Connectivity. In response
to neighbors' requests and in an effort to improve connectivity for
pedestrians, additional connections to neighboring properties are
being provided for pedestrian and bicycle use. At least one of these
connections will also be accessible by a neighboring subdivision's
vehicles to allow increased connectivity to that development and
encourage a dispersal of existing vehicle trips to reduce existing
traffic.
The proposed development also offers an integrated
commercial/residential node that will serve the residents of the
development as well as the surrounding neighborhoods to reduce the
number and distance of additional vehicular trips and offer nearby
retail and commercial services to adjacent and nearby residents.
d. Mixed-Use Development The approval of a significant amount of mixed-use
development on the site, by ensuring that a minimum of 35 percent of the
total gross square feet in the development (and 25 percent of the land area)
will be developed in an integrated mixed-use form (residential and
nonresidential), with sidewalks on both sides of the street, and street trees
spaced appropriately along the street. The proposed development will
have a mixture of residential and commercial uses within the
property boundary, integrated through pedestrian and vehicular
paths to promote interconnectivity. Integration is primarily
horizontal, but there are vertical mixed use structures included in
the proposed development plan.
e. Any other community benefit that would provide benefits to the development
site and the citizens of the County, generally. The proposed development
would be an example of successful in-fill development; repurposing a
current vacant County parcel into a residential and commercial
project designed to provide additional housing for County residents,
local commercial and retail for those and nearby residents, and
provide a benefit to the County's tax base and citizens.
While the specific tenants are not yet identified, it is the applicant's
desire to include a gourmet grocery store, electrical car charging
station(s), a coffee shop, and a consumer-electronics store among the
retail uses that will be available to the public.
1
Report of Community Meeting
Proposed Rezoning from R-15 to Planned Development (PD)
5601 South College Road
Dry Pond Partners, LLC Development
The undersigned hereby certifies that written notice of a community meeting for the
above referenced PD rezoning proposal was mailed via First Class Mail to all
property owners within five hundred feet (500') of the subject property as listed on
the New Hanover County ("County") tax records and based upon a list of recipients
provided by New Hanover County, and that the same was submitted to the County
planning department for e-mail distribution via the "Sunshine List" on December 4,
2020. A list of all adjacent property owners to whom written notice was mailed is
attached to this report as Exhibit A. A copy of the written notice is attached as
Exhibit B. A list of the parties who registered to attend the meeting is attached at
Exhibit C, and a list of those who attended is attached as Exhibit D.
The meeting was held on December 15, 2020 at 5:00pm. In light of the COVID-19
virus, the meeting was held electronically via Zoom videoconference. The
community meeting notice provided information for attendees to register for and
attend the Zoom meeting.
On behalf of the applicant, Dry Pond Partners, LLC ("Dry Pond"), the following
people were in attendance: Hill Rogers with Dry Pond; Josh Mihaly with Mihaly
Land Design; and Samuel Franck and James Todd with Ward and Smith, P.A.
attorneys.
The following issues were discussed at the meeting:
Stormwater management;
Traffic impact;
Drainage;
Road and infrastructure improvements;
Building height and sight line impacts;
Buffers and setbacks;
Aesthetic construction of the development;
Amenity sharing and road connections to adjacent neighborhoods;
Estimated construction and phasing schedule; and
Dry Pond's experience developing similar projects.
Consistent with the comments and questions from the neighbors expressed at the
meeting, the following have been incorporated into the proposed development:
The stormwater management program will focus on maintaining the lack of
stormwater impacts on adjacent properties;
3
Exhibit A
List of Adjacent Property Owners Who Received Notice
Owner
Address
710 MOHICAN LLC 3518 WARWICK DR
AFANADOR ANDRES DAVID HAYLEY F 1601 SOFTWIND WAY
AIELLO M JUANITA 4637 WEYBRIDGE LN
ALLEN TERRELL T JESSICA M 4706 TRIPLETT WAY
ANGERMEIER KELSEY L 4802 OBERBECK WAY
ANKRUM MICHAEL B MARTHA A 558 MOHICAN TRL
ARAB SHRINE CLUB H CORP 4510 COLLEGE RD S
ARTHUR TERRY J AUDREY D 2112 BOSTIC WAY
BABSON JOHN E 4731 TRIPLETT WAY
BAKER BETHANY J 4705 WEYBRIDGE LN
BARHAM DENNIS PARKER 4205 REEGAN CT
BASLER JOSEPH T LORI A 2116 BOSTIC WAY
BELL MELISSA ANNE HEIRS 4701 TRIPLETT WAY
BENNETT TROY M TAMMY R 19099 PARALLEL BLUFFS CT
BENNETT WILLIAM 4669 WEYBRIDGE LN
BERTRAND AUSTEN K 4817 WEYBRIDGE LN
BLACKMON BOBBY DALE 7509 QUAIL WOODS RD
BOOLS LINDSAY M 433 10TH ST DR
BOOS DIANE 2301 GLENEAGLES DR
BRADLEY BRIAN CHARLES ETAL 4613 IGLEHART CT
BRADY PHILLIP M PATRICIA M 4203 REEGAN CT
BRITTO JULIUS W JOYCE L 4304 CHADSFORD CT
BROOKER SONYA M PAUL C II 154 BRIAR PATCH LN
4
BROTHERS RYAN M 4207 MANGUM DR
BROWN CLEO 5008 WAYBRIDGE LN
BROWN MARK A MARY J 2124 BOSTIC WAY
BRUNNER CHRISTOPHER J 4701 WEYBRIDGE LN
CAMPS CINDY 5009 WEYBRIDGE LN
CANNON JEFFREY D DENISE B 5036 OUTISLAND DR
CAPPS BRYANT V DEBORAH N 4719 TRIPLETT WAY
CAREY SHELLEY 481 OLDE WATERFORD WAY
SUITE 100
CARGILE GARY L ANNE M 4526 BANNOCK CIR
CARMICHAEL RICE YARROW DAVID C 4609 IGLEHART CT
CAROLINA POWER & LIGHT PO BOX 1551
CARRICO CHARLES L JR JANE M 4514 BANNOCK CIR
CARTER PAMELA J 4910 WEYBRIDGE LN
CASAS JUAN R BONNIE L 609 MOHICAN TRL
CHACON JANE A 4204 REEGAN CT
CHEN QIONG 327 GATEFIELD DR
CHENAPHUM KIETIPONG ETAL 101 TROMBAY DR
CHICELLI ANGELA B 4521 BANNOCK CIR
CLAFFEY MICHAEL LINDA 4341 BYTHAL HILL CIR
CLEMMER MELVIN E 4657 GRINNELLS CT
COAKLEY JOSEPH J JR CYNTHIA L 4534 BANNOCK CIR
CONSTABLE TERENCE J CARMEN L 619 MOHICAN TRL
COOKE JOHN R ASTRID K 4612 REIGATE WAY
COOPER JULIE L ETAL 4629 WEYBRIDGE LN
COWAN MELISSA ANN 4522 BANNOCK CIR
COX CAROLYN M 553 MOHICAN TRL
5
COX DANE T 4206 GERBE CT
CRONIN EMILY R 2117 WHISKEY BRANCH DR
DALMAS JONATHAN DAWN 3 CHATTON PL
DAVIS JANICE TRUST 4624 REIGATE WAY
DAVIS JONATHAN R ETAL 4625 WEYBRIDGE LN
DEANS STEPHENS E SUSAN F 606 MOHICAN TRL
DEMPSEY ADAM B ETAL 5004 WEYBRIDGE LN
DESHIELDS JAMES C 3201 AMBER DR
DODGE DANIEL E KATHLEEN M 4816 WEYBRIDGE LN
DOLBEE BENJAMIN 4208 GERBE CT
DOWNING ELIZABETH 4353 BYTHAL HILL CIR
DRY POND PARTNERS LLC PO BOX 3649
DUNN MANDY LYNN 555 MOHICAN TRL
DUPUIS KIMBERLY 4906 TARHEEL CT APT 103
EDWARDS JAMES JR TERRY 4204 GERBE CT
ENSTICE MAUREEN A 4200 REEGAN CT
FALCO ROBERT A KATHERINE S 4349 BYTHAL HILL CIR
FAVALORO MARK LORI PETERSON 2113 BOSTIC WAY
FAVORITO MICHAEL HEATHER B 4307 CHADSFORD CT
FERGUS BRENDA J 4009 APPLETON WAY
FIGLIOLIA NICHOLAS 4810 OBERBECK WAY
FITZGERALD J PATRICK MARIAN 2133 WHISKEY BRANCH DR
FLACKER JEFFREY P TONI R 4313 BYTHAL HILL CIR
FLOWERS DORIS H ARCHIE ELDRIDGE 402 SHUNEY ST
FORD ISLA ETAL 4812 OBERBECK WAY
FOREMAN CONSTANCE C 4704 WEYBRIDGE LN
6
FOX RUN FARM HOA INC PO BOX 4517
FOX RUN HOA INC 2002 EASTWOOD RD #305
FRANTZ JAMES J MICHELLE L 4812 WEYBRIDGE LN
FRIEDRICHS RUTH 24 GREENSBORO ST
FUSSELL CANDICE 4345 BYTHAL HILL CIR
GAINER FREDERICK NANCY DOWNING 4833 WEYBRIDGE LN
GARCES SIMPLICO R CLARA V 4506 BANNOCK CIR
GARDNER DONALD B KATHY S 4202 GERBE CT
GEORGE LORENE M 4202 REEGAN CT
GEORGETOWNE HOA 1628 DOCTORS CIR
GEORGETOWNE HOA 2502 17TH ST S
GIROLAMI CONCETTINA 4205 MANGUM DR
GODWIN JAMES Z II 7231 MASONBORO SOUNDS
GOLDSTON TERESA G 4801 OBERBECK WAY
GONZALEZ ANA MARIA 4825 WEYBRIDGE LN
GRANATO MICHAEL A GRACE G 4510 BANNOCK CIR
GRAVES JONATHAN S 4829 WEYBRIDGE LN
GREEN GEORGE T STACY L 4906 WEYBRIDGE LN
GRIFFIN ELANE B 601 MOHICAN TRL
GRIFFITH PATRICIA J PO BOX 3706
HAGER JAMES LEE RHONDA LYLE 4600 REIGATE WAY
HANBY JOHN CARROLL JUSTINA 717 MOHICAN TRL
HANSLER JAMES J 4700 WEYBRIDGE LN
HARDY WYONIA REDD HEIRS PO BOX 16218
HARRIETT GEORGE WILLIAM 4712 WEYBRIDGE LN
HARRISON WILLIAM JUDY F 2102 REDWOOD TER
7
HARTLEY ROGER S DORENDA V 505 MACON CT
HAUSER THOMAS M VIRGINIA L 4202 WINECOFF CT
HENDERSON DANITA FOLTZ REVOCABLE
TRUST
5737 REEF LANDING WAY
HENDERSON LADON JR REVOCABLE TRUST 5737 REEF LANDING WAY
HENRIQUEZ ANA MANUEL 4736 WEYBRIDGE LN
HILL DEMETRIUS 614 MOHICAN TRL
HILL EDWARD M LISA D 4301 CHADSFORD CT
HINSHAW THERESA D 4836 WEYBRIDGE LN
HOOD CHRISTOPHER LISA 325 GATEFIELD DR
HOORNIK JOSHUA A 4420 JAY BIRD CIR UNIT 206
HOWARD JOHN W LIVING TRUST 120 LAKEVIEW
HUGHES JEFFREY PHILLIP EMILY BURTON 626 MOHICAN TRL
HUNT KATHLEEN L 4840 WEYBRIDGE LN
HUYNH MY TRAM THI 4545 CASCADE RD W
HYNES ESTHER C 4806 OBERBECK WAY
INSEL GEORGE CHRISTINA 2128 BOSTIC WAY
ISLAND TIME PROPERTIES LLC 4710 TRIPLETT WAY
JACOBS GREGORY KEITH JR 610 MOHICAN TRL
JAKWAY GRETCHEN B MICHAEL D 701 MOHICAN TRL
JAY HAZEL HALE 1185 BROUGHAM DR
JOHNSON DONNA LEE 4800 WEYBRIDGE LN
JOHNSON PHILLIP W 4720 WEYBRIDGE LN
JONZA TINA RENEE ALLEN 4722 TRIPLETT WAY
JPP HOLDINGS LLC 106 CROJACK LN
KALANADHATLA SARAL K VENNELA
THUMULA
2120 BOSTIC WAY
8
KARLOF BRIGITTE LEHMANN REV LIV
TRUST
4221 DEVONSHIRE LN
KENAN CREEK RENTALS LLC PO BOX 441
KENNEDY KYLE 4217 DEVONSHIRE LN
KENTROLIS HARRY N IV WANDA E ETAL 4661 GRINNELLS CT
KENYON KEVIN M NANCY S 4538 BANNOCK CIR
KUZMA RHONDA MICHAEL 4213 MANGUM DR
LACE DAVID W CHRISTINE W 3405 UPTON CT
LAFAVE CHASITY 4904 WEYBRIDGE LN
LANE MARIANNA BREEN 4616 WEYBRIDGE LN
LEDET LAURIE M MICHAEL 4900 WEYBRIDGE LN
LEONARD JEANETTE P 2104 BOSTIC WAY
LEWCHUK TRACY R 4426 BANNOCK CIR
LEWIS CARRIE L 4325 BYTHAL HILL CIR
LLOYD WILLIAM C SHIRLEY S 4844 WEYBRIDGE LN
LOGAN THOMAS C JANET M 4837 WEYBRIDGE LN
LONG KEVIN JACQUELINE REY 4215 DEVONSHIRE LN
LUCAS JONATHAN C ALLYSON M 4305 CHADSFORD CT
MAI MAU V 4909 WEYBRIDGE LN
MAIN CHAD W DIANE L 4337 BYTHAL HILL CT
MALEWIACKI BERNARD JUDITH A 4329 BYTHAL HILL CIR
MALONE JUDITH K 4809 WEYBRIDGE LN
MANKE STEPHANIE N 5222 MARINA CLUB DR
MANSI SARAH A 713 MOHICAN TRL
MARSHALL MONIQUE 4905 WEYBRIDGE LN
MARTELL KENNETH PATRICIA 2113 WHISKEY BRANCH DR
MARTIN AMANDA E ETAL 5007 WEYBRIDGE LN
9
MARTIN EMILY E 4804 OBERBECK WAY
MARTIN VICKI P 4733 WEYBRIDGE LN
MAXWELL JAMES M SHELLEY S 721 MOHICAN TRL
MAYS RONALD S LORRAINE C 4628 WEYBRIDGE LN
MCCANN KATHLEEN 4200 GERBE CT
MCCLANAHAN BRADLEY K CATHY H 4305 BULLITT LN
MCCLORY LAURENCIENNE 5002 WEYBRIDGE LN
MCCORQUODALE IRA S 4308 CHADSFORD CT
MCDONALD BARBARA M 4532 BANNOCK CIR
MCDOWELL RENTALS INC 2840 COLLEGE RD S UNIT 319
MCKEE DAWN A 714 MOHICAN TRL
MCLAUGHLIN GORDON A KAITLIN D
BADEN
4805 WEYBRIDGE LN
MCLEMORE NANCY L 4807 OBERBECK WAY
MCMILLAN AMY DAVID 4416 JAY BIRD CIR UNIT 101
MCMILLION CHARITY 609 MOHICAN TRL
MEACHAM ANDREW 629 MOHICAN TRL
MESSINEO ATHONY J ANNA T LIFE ESTATE 4717 TRIPLETT WAY
MILLIGAN DAWN D 4533 BANNOCK CIR
MITCHELL DONALD K ROSEMARIE 4529 BANNOCK CIR
MONEY MATTHEW D 4612 WEYBRIDGE LN
MONTGOMERY MORGAN N 4620 REIGATE WAY
MOORE ROBERT P CAROLYN K 306 NOTTINGHAM LN
MORGAN GLENDA R 4204 WINECOFF CT
MOSCILLO JEANNETTE L IRREV TRUST 2701 NEWKIRK AVE
NELSON TIMOTHY E 1714 MACKEREL LN
NOVOSEL PAMELA 4300 CHADSFORD CT
10
PATEL DEVANG SARIKABEN 2137 BOSTIC WAY
PATRICK ELIZABETH L 4307 BULLITT LN
PEARSON LELAND R HELEN 4518 BANNOCK CIR
PEDRO ANNETTE K 4645 WEYBRIDGE LN
PEPPER BRIAN A 4229 DEVONSHIRE LN
PEREZ SKYLAR ETAL 4902 WEYBRIDGE LN
PFEIFFER RICHARD M 613 MOHICAN TRL
PINCKNEY SANDRA F 4604 WEYBRIDGE LN
PRATT STEPHEN M LARA L 621 MOHICAN TRL
PREDDY FRANKIE DEWAYNE DEBORAH 550 MOHICAN TRL
PRIDGEN MARTHA L HEIRS 3815 SYLVAN DR
PRYOR MEGAN M 702 MOHICAN TRL
PSILOS KELLY E JOHN ANGELO 106 CROJACK LN
RAYNOR JULIAN R PEGGY W 321 GATEFIELD DR
RINI JOSEPH M LORETTA C 4637 PINE HOLLOW RD
RIVENBARK ROGER EARL 709 MOHICAN TRL
ROBERSON RAYMOND M JR KAREN K 6885 DERBY RUN WAY
ROPER KERRIGAN BETH ETAL 4820 WEYBRIDGE LN
ROSENBAUM IAN 225 WINDY HILLS DR
ROUSE BRIAN MARSHA 4632 PINE HOLLOW DR
RUIZ MARTINEZ JULIO 4711 TRIPLETT WAY
RYAN EDWARD R MELINDA M 4832 WEYBRIDGE LN
SAUCIER EDWARD A HEIRS 450 SAUCIER WAY
SCHAREN MARC D WENDY L ETAL 1771 CANDLE RIDGE LN
SELFE DOUGLAS S 4717 WEYBRIDGE LN
SHADY PINES MANAGEMENT LLC 244 MARSH HEN DR
11
SHIPP WILLIE JAMES III 4605 IGLEHART CT
SIEFERS EHREN T ETAL 4908 WEYBRIDGE LN
SMITH EVELYN BROWN 4608 REIGATE WAY
SMITH MARGARET H 4608 WEYBRIDGE LN
SNYDER CHERYL 618 MOHICAN TRL
SODINI SANDRA B 4640 PINE HOLLOW RD
SOLIS JEANNIE P EDUARDO 4708 WEYBRIDGE LN
SOUTH COLLEGE ASSOCIATES 2812 ERWIN RD SUITE 205
SPEAR TAYLOR C CAITLIN G WARD 4201 REEGAN CT
SPIERING SEAN ANDREA M 4901 WEYBRIDGE LN
STAATS MAUREEN A 4821 WEYBRIDGE LN
STEINER BRETT 4211 MANGUM DR
STIER GREG TERRY 4213 TH WAY
STRED MARY Y 4713 WEYBRIDGE LN
STRICKLAND DAVID C LINDA J 706 MOHICAN TRL
STRITTER ROSALIE 2121 WHISKEY BRANCH DR
STUMP PHILIP H JANET A 622 MOHICAN TRL
SUNDQUIST MARIA A 4200 WINECOFF CT
SWANK PATRICIA ANN 4209 MANGUM DR
SWANK TODD L 5000 WEYBRIDGE LN
TAYLOR DAVID E PO BOX 15167
TESLA PARK APARTMENTS LLC 10 CARDINAL DR S
TEW GRACE C 4600 WEYBRIDGE LN
TOOMEY JOHN EDWARD JR COLLEEN 4303 BULLITT LN
TRACY CRYSTAL BOYCE 4726 TRIPLETT WAY
TRUSST BUILDER GROUP LLC 481 OLDE WATERFORD WAY
SUITE 100
12
UNIHOME INC 3901 BISHOP CT W
VACCHINA MICHAEL X ETAL 4525 BANNOCK CIR
VANAJAKUMARI MANOJ RANI MENON 2129 WHISKEY BRANCH DR
VITALE CALISTA J CHRISTOPHER C DYKES 4703 TRIPLETT WAY
WARDEN WAYNE R SONG H 465 OLD THOMASVILLE RD
WASHINGTON DAVID B WENDY D 4718 TRIPLETT WAY
WAYNE SEAN P 4702 TRIPLETT WAY
WELCH MICHAEL W PO BOX 154
WELCH PAUL J AUDREY A 4633 PINE HOLLOW RD
WHISKEY BRANCH HOA INC 481 OLDE WATERFORD WAY
SUITE 100
WHITLOCK WILLIAM D ALICIA M 4333 BYTHAL HILL CIR
WILLETTS FRANCES PO BOX 3706
WILLIAMS CHARLES 4219 DEVONSHIRE LN
WILLIAMS NORWOOD HRS 136 BILLY THE KID DR
WILLIAMS RUTH N 4724 WEYBRIDGE LN
WILSON CARLY A 4201 WINECOFF CT
WILSON REBECCA GAINOUS 4729 WEYBRIDGE LN
WIMBISH LEIGH ANNE 4613 REIGATE WAY
WOLFPACK HOLDINGS LLC 802 MIDNIGHT CHANNEL RD
WOOD RANDALL J AMELIA K 4420 BANNOCK CIR
WOODCOCK DANNY E MARY C 8210 RED COCKADED CT APT 102
WRIGHT FRANK T 4824 WEYBRIDGE LN
WUENSCH MICHELE M 4732 WEYBRIDGE LN
YEATES THOMAS C JR HEIRS 4632 WEYBRIDGE LN
ZANE ROBERT M NORMA C ROSEN 510 JENNINGS DR
ZONCA DAVID AMAL BELCADI 4416 BANNOCK CIR
13
Exhibit B
Copy of Community Notice
December 4, 2020
TO: Adjacent and Nearby Property Owners and Residents
FROM: Dry Pond Partners, LLC
RE: Notice of Community Meeting Regarding Rezoning – 5601 South College Rd.
Dear Neighbors,
This is a notice of a community meeting for all Adjacent and Nearby Property Owners in the
proximity of the land located at 5601 South College Road (parcel ID No.: R07100-004-004-000)
(the "Property"). The Property is owned by Dry Pond Partners, LLC ("Dry Pond").
Dry Pond is seeking to rezone the Property from its current zoning: Residential 15 ("R-15") to a
Planned Development ("PD") district to allow the development of a mixed-use community. A
proposed site plan showing the development concept is included with this notice for your
reference.
The planned development will be an expansion of the existing Whiskey Branch Master Planned
Community that began in 2018 as a residential subdivision containing single-family homes and
duplex and quadraplex townhomes. This development proposes to add a mixture of uses to the
subdivision, including single-family homes, limited multi-family housing options, and
appropriate community-oriented retail, office, and commercial uses designed to complement the
residential character of the subdivision.
We look forward to describing our plans for the Property in greater detail, and answering any
questions you have about the project.
Given the current COVID-19 pandemic, and after careful consideration of how to appropriately
solicit meaningful feedback from our neighbors while exercising social distancing measures, we
will hold this meeting in a virtual setting via a Zoom meeting on December 15, 2020 at
5:00pm.
To register to attend this community meeting, please visit: https://bit.ly/2VpTV2S
After registering, you will receive a confirmation email containing information about joining the
webinar.
In the alternative, you may email us at rsvp@wardandsmith.com and we will send the above link
to your email address. Please also use this email address as a resource for any questions you
may have regarding registration for, and participation in, the meeting.
14
If you have any questions regarding the topics to be covered in the meeting, or wish to comment
on the proposed rezoning outside the context of this community meeting, please write or call Hill
Rogers, a representative of Dry Pond, at hill@cameronco.com or 910-762-2676.
Best regards,
Sam Franck
Counsel to Dry Pond Partners, LLC
15
Exhibit C
Parties who Registered for Community Meeting
Attended First Name Last Name Email
Yes Cathy Alberts Cathyalberts8@gmail.com
Yes James Andrews jimandrews@bellsouth.net
Yes Walter Brigman brigman2@aol.com
Yes Linda Claffey lindaclaffey50@gmail.com
Yes Michael Claffey golfturf@aol.com
Yes Tim Clinkscales admin@paramounte-eng.com
Yes Jonathan and
Dawn
Dalmas dawndalmas@gmail.com
Yes Kathy Ellison ellisonek@gmail.com
Yes Mari FitzGerald marib54@me.com
Yes Wade Harris w.harris5901@att.net
Yes Chass Hood femchass@gmail.com
Yes Gidget Karlof gkarlof@gmail.com
Yes Jennifer Kenzel jkenzel68@yahoo.com
Yes Tracy Lewchuk tracylewchuk@seacoastrealty.
com
Yes Pat Martell patmartell@roadrunner.com
Yes Steve Miller steve.miller@smithturf.com
Yes Phillip Mixon mixonpj53@gmail.com
Yes Jane Orseno orseno@gmail.com
Yes Elizabeth Patrick Bethaleigh66@yahoo.com
Yes Lori Peterson lorip57@comcast.net
Yes Amy Pitt amy.pitt@wellsfargo.com
Yes Edward Richter edward.richter@gmail.com
16
Yes Paul Sommers sommersguy@gmail.com
Yes Todd Swank Swankster24@gmail.com
Yes Philip Triece histriece@msn.com
Yes Amelia Wood Ameliakwood@gmail.com
No Lily Beall luminalily@yahoo.com
No Carrie Benjamin todazedesigner@gmail.com
No Rex Burford dempfp4@gmail.com
No Jane Chacon jachaconco@gmail.com
No Jay Curley curleyrealestate@gmail.com
No Nancy Downing Gainer sellstuf2u@hotmail.com
No Hannah Ellington hcellington@gmail.com
No Kathy Falco ksfalco33@gmail.com
No Mike Keenan mkeenan@bbandt.com
No Karen Kneeland Kneeland02@gmail.com
No Koreen LaRose hipmomanddad2@hotmail.com
No Kenneth Martell kenmartell@roadrunner.com
No Suzy McIntosh Suzyqsru@gmail.com
No Buddy Milliken bmilliken44@gmail.com
No Sean Mulligan seanpmulligan@gmail.com
No robin newlin rnewlin@ec.rr.com
No Katht Park kathypark2@yahoo.com
No James & Mary
E Smith
Smith artist38@bellsouth.net
No Phil and Jan Stump pstump@ec.rr.com
No Katie Summering Katie.summering@gmail.com
No Henry Thomas h5thomas@yahoo.com
No Angelo Williams williaa1@ec.rr.com
17
No Rita Williams MJETTE@aol.com
No David Wray Dcwray@aol.com
18
Exhibit D
Community Meeting Attendees
First Name Last Name Email Address
Cathy Alberts Cathyalberts8@gmail.com
James Andrews jimandrews@bellsouth.net
Walter Brigman brigman2@aol.com
Linda Claffey lindaclaffey50@gmail.com
Michael Claffey golfturf@aol.com
Tim Clinkscales admin@paramounte-eng.com
Jonathan and
Dawn
Dalmas dawndalmas@gmail.com
Kathy Ellison ellisonek@gmail.com
Mari FitzGerald marib54@me.com
Wade Harris w.harris5901@att.net
Chass Hood femchass@gmail.com
Gidget Karlof gkarlof@gmail.com
Jennifer Kenzel jkenzel68@yahoo.com
Tracy Lewchuk tracylewchuk@seacoastrealty.com
Pat Martell patmartell@roadrunner.com
Steve Miller steve.miller@smithturf.com
Phillip Mixon mixonpj53@gmail.com
Jane Orseno orseno@gmail.com
Elizabeth Patrick Bethaleigh66@yahoo.com
Lori Peterson lorip57@comcast.net
Amy Pitt amy.pitt@wellsfargo.com
Edward Richter edward.richter@gmail.com
Paul Sommers sommersguy@gmail.com
19
Todd Swank Swankster24@gmail.com
Philip Triece histriece@msn.com
Amelia Wood Ameliakwood@gmail.com
ND: 4839-0715-6181, v. 2
November 2, 2020
Hill Rogers
Cameron Management, Inc.
1201 Glen Meade Road
Wilmington, NC 28401
hill@cameronco.com
[Sent via E-Mail]
Subject: Trip Generation Comparison Letter
Whiskey Branch Development
Dear Mr. Rogers:
This letter provides a trip generation for the updated land use plan for the Whiskey Branch development on
College Road. The purpose of the letter is to demonstrate that the updated land use plan will generate fewer
trips than was considered in the previous TIA Addendum dated June 18, 2020. The land uses for the updated
plan are shown on the plan and are summarized below.
• 56 single-family homes
• 92 townhomes/duplex units
• 216 apartments
• 16 apartment units (Building 1 + Building 2)
• 24,000 sq. ft. retail (Building 1 + Building 2)
• 6 Outparcels (see below for assumptions)
The six outparcels are assumed to be as follows:
• 120-room hotel
• 4,000 sq. ft. high-turnover sit-down restaurant
• 3,500 sq. ft. fast food with drive thru
• 20,000 sq. ft. office building
• 20,000 sq. ft. office building
• 10,000 sq. ft. retail space (shopping center)
As in the TIA Addendum, the trip generation calculations were completed based on the ITE Trip Generation
Manual, 10th Edition and following typical guidelines from the NCDOT unless otherwise noted. The trip
generation for the updated plan is shown in Table 1 below.
Whiskey Branch Trip Generation | 2
Table 1: Trip Generation Summary for Updated Whiskey Branch Development
Land Use
(ITE Code) Intensity
Weekday
Daily
Traffic
(vpd)
Weekday PM
Peak Hour Trips
(vph)
Saturday Peak
Hour Trips
(vph)
Enter Exit Enter Exit
Single-Family Detached Housing1
(210) 56 units 610 36 22 35 30
Multifamily Housing (Low-Rise)2
(220) 92 units 660 35 20 32 32
Multifamily Housing (Mid-Rise)1
(221) 232 units 1,270 60 39 51 53
Hotel1
(310) 120 rooms 930 33 31 49 38
General Office Building2
(710) 40,000 s.f. 440 19 90 11 10
Shopping Center1
(820) 34,000 s.f. 2,890 117 128 137 127
High-Turnover Sit-Down
Restaurant (932) 4,000 s.f. 450 36 34 23 22
Fast-Food Restaurant with Drive-
Through Window1 (934) 3,500 s.f. 1,650 59 55 98 94
Total Trips 8,900 395 419 436 406
Internal Capture
Office: (47% PM Entering and 7% PM Exiting)3
Retail: (40% PM Entering and 47% PM Exiting)3
Restaurant: (42% PM Entering and 63% PM Exiting)3
Residential: (27% PM Entering and 20% PM Exiting)3
Hotel: (42% PM Entering and 23% PM Exiting)3
-145 -145 -0 -0
Total External Trips 250 274 436 406
Pass-By: Shopping Center
(34% PM, 26% Saturday) -24 -24 -35 -35
Pass-By: High-Turnover Sit-Down Restaurant
(43% PM, 26% Saturday4) -8 -8 -6 -6
Pass-By: Fast-Food Restaurant with Drive-Through Window
(50% PM, 26% Saturday4) -14 -14 -25 -25
Total Primary Trips 204 228 370 340
1) No Adjacent Street data was given for Saturday, Generator calculations were used instead.
Whiskey Branch Trip Generation | 3
2) No Adjacent Street data was given for Saturday, Generator calculations were used instead. No equation provided for
Saturday, rates were used instead.
3) Internal capture was calculated according to methodology contained in the NCHRP 684 Report. 1,800 feet spacing between all
land uses was assumed due to the uncertainty of the outparcels.
4) No Saturday pass-by data is available in the ITE Trip Generation Manual, 10th Edition; therefore, the Saturday pass-by rate from
the shopping center land use (820) was utilized.
The trip generation table from the previously completed TIA Addendum dated June 18, 2020 is attached for
reference. The trip generation for the updated site plan as shown in Table 1 above is lower than the trip
generation from the previous TIA Addendum. Since the trip generation is lower for the updated site plan, it is
our opinion that the TIA would not need to be revised and the previous MPO requirements would be adequate
for the updated plan.
If you should have any questions, please feel free to contact me at (919) 872-5115.
Sincerely,
Rynal Stephenson, P.E.
Director of North Carolina
Ramey Kemp Associates
NC Corporate License # C-0910
Attachments: Updated Site Plan
TIA Report Trip Generation Table
TIA Addendum – Whiskey Branch | 2
Existing and Background Peak Hour Conditions
Existing and background peak hour traffic volumes were determined according to the methodology and
rationale contained within the approved Whiskey Branch development TIA dated August 2, 2019.
As the intersection of S. College Road and Weybridge Lane was not included in the 2019 TIA, per coordination
with WMPO staff, counts at this intersection from August 2016 were utilized and grown to 2020 conditions.
The through volumes were then pulled through this intersection from the 2019 TIA. Refer to the attached
figures for the existing (2019), projected (2024), and background (2024) peak hour traffic volumes.
Trip Generation
The trip generation was updated for this Addendum to reflect the most current development plan. Under full
buildout conditions the development is assumed to consist of approximately 510 apartments, a 50,000 s.f.
general office building, and 122,750 s.f. of retail. Average weekday daily, PM peak hour, and Saturday peak
hour trips for the proposed development were estimated using methodology contained within the ITE Trip
Generation Manual, 10th Edition. Under full buildout conditions, internal capture was calculated according to
methodology included in the NCHRP 684 reports with the assumptions reviewed and approved by the
WMPO during scoping. Table 1 provides a summary of the full buildout trip generation potential for the site.
Table 1: Trip Generation Summary
Land Use
(ITE Code) Intensity
Weekday
Daily
Traffic
(vpd)
PM Peak Hour
Trips (vph)
Saturday Peak
Hour Trips
(vph)
Enter Exit Enter Exit
Multifamily Housing (Mid-Rise)1
(221) 510 units 2,780 129 83 108 113
General Office Building2
(710) 50,000 s.f. 540 22 98 15 12
Shopping Center1
(820) 122,750 s.f. 6,910 303 329 379 349
Total Trips 10,230 454 510 502 474
Internal Capture
Retail: (10% PM Entering and 19% PM Exiting)3
Office: (45% PM Entering and 21% PM Exiting)3
Residential: (43% PM Entering and 16% PM Exiting)3
-95 -97 -0 -0
Total External Trips 359 413 502 474
Pass-By Trips: Shopping Center
(34% PM, 26% Saturday) -92 -92 -95 -95
Total Primary Trips 267 321 407 379
1) No Adjacent Street data was given for Saturday, Generator calculations were used instead.
2) No Adjacent Street data was given for Saturday, Generator calculations were used instead. No equation provided for
Saturday, rates were used instead.
3) Internal capture was calculated according to methodology contained in the NCHRP 684 Report. 2,000 feet spacing between
retail / office and residential land uses and 0 feet of spacing between office and retail land uses were assumed.
December 22, 2020
Mr. Rynal Stephenson, PE
Ramey Kemp & Associates
5808 Faringdon Place, Suite 100
Raleigh, NC 27609
RE: Revised Approval of the Traffic Impact Analysis (TIA) associated with the proposed
Whiskey Branch Development
New Hanover County
The WMPO, NCDOT, and New Hanover County staffs have reviewed the Whiskey Branch TIA sealed August 2,
2019, along with TIA Addendum dated June18, 2020 and additional information received December 15, 2020.
This approval is based on the following land uses as proposed in the TIA:
Phase 1A (Built out)
• 88 dwelling unit: Single Family Housing (LUC 210)
• 82 dwelling unit: Multi Family Housing Low Rise (LUC 220)
Phase 1B (Build year 2021 – includes Phase 1A)
• 56 dwelling unit: Single Family Housing (LUC 210)
• 48 dwelling unit: Multi-Family Housing Low-Rise (LUC 220)
Phase 2 (Build year 2022 – includes Phases 1A and 1B)
• 44 dwelling unit: Multi-Family Housing Low-Rise (LUC 220)
• 232 dwelling unit: Multi-Family Housing Mid-Rise (LUC 221)
• 24,000 SF: Shopping Center (LUC 820)
Full Build (Build year 2024 – includes Phases 1A, 1B, and 2)
• 120 rooms: Hotel (LUC 310)
• 40,000 SF: General Office Building (LUC 710)
• 10,000 SF: Shopping Center (LUC 820)
• 4,000 SF: High Turnover Sit-Down Restaurant (LUC 932)
• 3,500 SF: Fast Food Restaurant with Drive Through (LUC 934)
Based on review of the analysis provided in the TIA report, Alternative 1 will be the required access alternative.
The following improvements are required by the developer:
Phase 1A – All improvements have been installed with this built out portion of the development.
Page 2 of 4
Phase 1B
• NC 132 (South College Road) at SR 1565 (Mohican Trail) (signalized directional crossover)
o No improvements are recommended.
• NC 132 (South College Road) at Site Drive 3 (proposed RIRO)
o Construct the site access with one ingress and one egress lane.
o Restrict the westbound approach to right-in/right-out.
o Provide stop control for the westbound approach.
o Construct a northbound right turn lane with 400 feet of storage, 50 feet of full-width deceleration
and appropriate taper.
o Provide a minimum of 250 feet of internal protected stem.
• NC 132 (South College Road) at U-Turn Location (unsignalized U-turn pair)
o No improvements are recommended.
• NC 132 (South College Road) at Cape Fear Academy/Pinecliff Drive (signalized full movement
intersection)
o No improvements are recommended.
• SR 1516 (Navaho Trail) at SR 1592 (Lansdowne Road) / Nicholas Creek Circle (unsignalized full
movement)
o No improvements are recommended.
Phase 2
• NC 132 (South College Road) at Mohican Trail (signalized directional crossover)
o No improvements are recommended.
• NC 132 (South College Road) at Site Drive 3 (proposed RIRO)
o No additional improvements required beyond Phase 1B improvements.
• NC 132 (South College Road) at U-Turn Location (unsignalized U-turn pair)
o Signalize the northbound to southbound U-turn.
o A signal agreement is required for new signals. Contact the Division Traffic Engineer at (910) 341-
2200, to initiate a Traffic Agreement.
• NC 132 (South College Road) at Site Drive 4 (proposed directional crossover)
o Provide a signalized directional crossover for Site Drive 4.
o A signal agreement is required for new signals. Contact the Division Traffic Engineer at (910) 341-
2200, to initiate a Traffic Agreement.
o Provide site access via westbound approach with one ingress lane and one egress lane
o Construct a northbound full right turn lane on S. College Road (end at Weybrige Lane) with a
minimum of 300 feet of storage, 50 feet of full-width deceleration and appropriate taper.
o Construct a southbound left turn lane on S. College Road with a minimum of 350 feet of storage, 50
feet of full-width deceleration and appropriate taper.
o SB to NB U-turns are to be prohibited at this intersection.
o Provide a minimum of 250 feet of internal protected stem.
Page 3 of 4
o The opening of the median break for the new directional crossover will require a request for
approval by the NCDOT State Traffic Engineer. This letter does not constitute as an approval for the
proposed median break.
• NC 132 (South College Road) at SR 1769 Weybridge Lane
o No improvements are recommended.
• NC 132 (South College Road) at Proposed U-Turn north of SR 1769 (Weybridge Lane) (proposed
NB to SB U-turn)
o Construct a northbound to southbound U-turn north of Weybridge Lane. Provide a minimum of 200
feet of storage, 50 feet of full-width deceleration and appropriate taper for the northbound U-turn
lane.
o Signalize the proposed northbound to southbound U-turn.
o A signal agreement is required for new signals. Contact the Division Traffic Engineer at (910) 341-
2200, to initiate a Traffic Agreement.
o The opening of the median break for the new U-turn will require a request for approval by the
NCDOT State Traffic Engineer. This letter does not constitute as an approval for the proposed
median break.
• NC 132 (South College Road) at Cape Fear Academy/Pinecliff Drive (signalized full movement
intersection)
o No improvements are recommended.
• SR 1516 (Navaho Trail) at SR 1592 (Lansdowne Road) / Nicholas Creek Circle (unsignalized full
movement intersection)
o No improvements are recommended.
Full Build – All improvements have been installed with this portion of the development.
If changes are made to the proposed site driveways and/or land use, the current trip distribution may need to
be modified and would require a revised Traffic Impact Analysis to be submitted for review by the NCDOT,
WMPO, and New Hanover County. This approval will become null and void.
The applicant is required to obtain all applicable New Hanover County and NCDOT permits for access to the
road network. All applicable NCDOT and New Hanover County technical standards and policies shall apply.
Please contact me at 910-772-4170 with any questions regarding this approval.
Sincerely,
Kayla Grubb, EI
Project Engineer
Wilmington Urban Area MPO
Page 4 of 4
Ec: James Dunlop, PE, Congestion Mgmt East Regional Engineer, NCDOT
Charles Sorrell, Congestion Mgmt Project Design Engineer, NCDOT
Ben Hughes, PE, District Engineer, NCDOT
Jessi Leonard, PE, Division Traffic Engineer, NCDOT
Eva Covarrubias, EI, Transportation Engineering Associate, NCDOT
Denys Vielkanowitz, PE, City Traffic Engineer, City of Wilmington
Brian Chambers, AICP, Senior Planner, City of Wilmington
Mike Kozlosky, Executive Director, WMPO
Scott James, PE, Transportation Planning Engineer, WMPO
Brad Schuler, Senior Planner, New Hanover County
Dry Pond Partners
Legal Property Description of 5601 S College Road
Being all of that certain tract, parcel, or lot of land in New
Hanover County, North Carolina depicted as Tract 2 on that
certain plat titled "Exempt Plat of Whiskey-Navaho for Dry
Pond Partners" prepared by Port City Land Surveying, PLLC
and recorded in Map Book 63, at Page 155 in the office of the
Register of Deeds of New Hanover County on June 13, 2017.
Proposed Master Development Plan Terms & Conditions
Dry Pond Partners, LLC – 5601 South College Road
1. Conditions related to approval of the application for the master planned
development zoning district classification:
a) The use, density of use, and maximum building heights for the areas
depicted as "Mixed Use Building"; "Multi-Family Apartment Homes";
"Townhomes"; "Commercial Outparcel"; "Townhomes/Duplex/Triplex"; and
"Single Family Lots" shall comply with the approved Master Development
Plan ("MDP") as the MDP may be amended or modified in accordance
with County requirements from time to time;
b) The use and development of the subject property shall comply with all
applicable regulations and requirements imposed by the New Hanover
County Unified Development Ordinance ("UDO"), and any other
applicable federal, state, or local law;
c) Approval of this rezoning does not constitute technical approval of the site
plan. Issuance of all required permits must occur prior to construction
commencing.
2. References to the MDP, including any density/intensity standards,
dimensional standards, and development standards:
a) Maximum density permitted in Planned Development ("PD") District –
seventeen (17) dwelling units per acre ("DUAC"). Total site area is 64.28
acres, maximum number of dwelling units would be 1092.
b) Proposed maximum density of residential units on this MDP is 460 total
units, or 7.16 DUAC.
c) The project shall be developed in accordance with County, state, and
federal building and environmental regulations, including compliance
with the current open space requirements.
d) Sidewalks will be provided along both sides of the roads within the
development at a width of five feet (5'), except for portions of roads
adjacent to the "Utility Easement" depicted on the MDP Master Plan,
where sidewalks will be limited to one side of the road.
3. Conditions related to the approval of the MDP Master Plan, including any
conditions related to the form and design of development shown in MDP
Master Plan:
a) Vehicular access from the master planned development site through to
Whiskey Branch Drive is gated for use only by emergency vehicles and
owners in the existing Whiskey Branch planned community;
b) An access point for pedestrian and bicycle use will be provided through to
the site from the existing Bullitt Lane.
c) Existing vegetation will be left undisturbed in the depicted twenty foot
(20') buffer, subject to the applicant's right to install required utilities and
infrastructure and make any changes required by this zoning. To the
extent necessary to satisfy County standards, additional vegetation, as
well as fencing, will be added to the buffer area sufficient to establish
required opacity in areas adjacent to residential uses.
4. Street yard area along College Road shall be provided as follows:
a) Provide eighteen (18) square feet of street yard area for every linear
foot of street frontage along College Road (minimum width of 9', max
width of 27').
i. Driveways shall not be included in the calculation of street
frontage;
ii. The area of any walkways, sidewalks or other bicycle and
pedestrian facilities, and transit amenities shall be subtracted
from the base street yard area required above to get the total
required street yard area;
iii. The applicant may choose to increase the required square
footage per linear foot up to twenty-five percent (25%) to receive
an equivalent reduction in the building’s front yard setback;
iv. The applicant may install the street yard in any configuration
that provides the required amount of street yard square footage
between the property line and any site improvements as long as
it remains in compliance with the minimum and maximum
widths outlined above.
b) For every six hundred (600) square feet of street yard area, the
following landscaping shall be provided:
i. One canopy/shade tree a minimum of three inches (3”) caliper in
size OR three (3) understory trees a minimum of six (6) feet in
height at time of planting, if overhead power lines are located
above the street yard; and
ii. Six shrubs, 12” in height at time of planting.
c) If there are existing trees of a minimum two inches caliper size in the
proposed street yard, the Planning Director may grant credit toward
meeting tree preservation requirements.
d) Walkways, sidewalks, or other bicycle and pedestrian facilities,
fountains, walls or fences, and transit amenities shall be permitted
within the street yard; however, parking areas shall not be permitted.
5. Provisions addressing how transportation, potable water, wastewater,
stormwater management, and other infrastructure will be provided to
accommodate the proposed development:
a) Transportation will be provided by access to public rights of way. A
NCDOT driveway permit will be acquired prior to any access to College
Road.
b) Potable water will be provided by Cape Fear Public Utility Authority
("CFPUA").
c) Wastewater services will be provided by CFPUA.
d) Stormwater will be managed on site in accordance with NCDEQ
restrictions and regulations, will comply with all County and State
regulations, and any permit issued for the site. The engineers who will
coordinate and implement the stormwater management plan have not yet
been selected.
e) Infrastructure will be designed in accordance with the North Carolina
building code, all other applicable government regulations, laws, and
ordinances, and developed consistent with the approved MDP.
6. Provisions related to environmental protection and monitoring:
a) Any 404 wetlands determined to exist on the site from time to time will be
handled in accordance with all applicable government regulations, laws,
and ordinances including Army Corp. of Engineers requirements. The
property owner will comply with all applicable regulations, laws, and
ordinances from local, state, and federal sources with jurisdiction over the
site.
7.Any other provisions relevant and necessary to the development of the
master planned development in accordance with applicable standards and
regulations:
a)The Residential Use areas of the MDP may be used for any purpose
permitted under the applicable zoning regulations.
b)The Mixed Use and Commercial areas of the MDP shall be used for any
Commercial purpose permitted under the applicable zoning regulations,
except that the following Commercial uses will not be permitted:
i.Animal Shelter;
ii.Adult Entertainment Establishment;
iii.Kennel; and
iv.Vehicle Towing Service and Storage Yard
c)In addition to the Commercial uses permitted by applicable zoning
regulations, subject to these terms and conditions, the following Civic and
Institutional uses shall be permitted in the Mixed-Use and Commercial
areas of the MDP:
i.Adult Day Care;
ii.Child Care Center;
iii.Family Child Care Home;
iv.Community Center;
v.Library;
vi.Lodges, Fraternal, & Social Organizations;
vii.Museum;
viii.Post Office;
ix.Hospital, Medical, and Dental Office and Clinic; and
x.Nursing and Rehabilitation Center
d)In addition to the Commercial and Civic and Institutional uses permitted
by applicable zoning regulations, subject to these terms and conditions,
the following Industrial uses shall be permitted in the Mixed-Use and
Commercial areas of the MDP:
i.Broadcasting and Production Studio;
ii.Research and Development Facility;
iii.Artisan Manufacturing;
iv.Bakeries and Tortilla Manufacturing;
v.Fruit and Vegetable Preserving and Specialty Food
Manufacturing;
vi. Grain and Oilseed Manufacturing;
vii. Other Food Manufacturing;
viii. Seafood Product Preparation and Packaging;
ix. Sugar and Confectionary Product Manufacturing;
x. Beverage Manufacturing;
xi. Printing and Related Support Activities;
xii. Cutlery and Handtool Manufacturing;
xiii. Hardware Manufacturing;
xiv. Household and Institutional Furniture and Kitchen Cabinet
Manufacturing;
xv. Office Furniture (including fixtures) Manufacturing;
xvi. Other Furniture Related Produce Manufacturing;
xvii. Other Miscellaneous Manufacturing;
xviii. Warehousing; and
xix. Wholesaling.
8. Identify the proposed compensating community benefits. They may include,
but are not limited to, improved design, natural preservation, improved
connectivity for pedestrians and/or vehicles, mixed-use development, green
building practices, and dedication of land or in-lieu fee contribution.
The community will benefit from the development contemplated
herein for the following reasons identified in the New Hanover
County Unified Development Ordinance:
a. Improved Design. The use of architectural design that exceeds any
minimum standards established in this UDO or any other County
regulation, or the use of site design incorporating principals of
walkable urbanism and traditional neighborhood development,
compatible with the comprehensive plan and other adopted County
plans. The proposed development encourages a walkable urban
environment by incorporating non-vehicular access points to
adjacent properties; five foot (5') sidewalks along all internal
roads within the development other than where sidewalks
would interfere with existing utility easements; and locating
high density multi-family uses in the center of the site to
promote easier pedestrian access to nearby commercial uses
without additional vehicle trips.
b. Natural Preservation. The preservation of sensitive lands such as
natural habitats, natural features, or trees that exceed the
requirements of this UDO, when they are located on the site. Unless
required for necessary infrastructure or required by the
County's land use and building regulations, existing vegetation
that serves as a buffer between the development site and
adjacent residential uses will be left in place, including a
significant number of mature trees that current have an
average canopy height in excess of fifty feet (50'). These trees
are not required by the UDO—compliance could be obtained
with fencing or a less substantial natural area, but the natural
features will remain in substantially their original condition
with limited allowances for required infrastructure and
utilities.
c. Improved Connectivity for Pedestrians and/or Vehicles. Additional
connections to existing roads, bicycle facilities, and pedestrian facilities
that provide additional connectivity to and from the development and
existing residential and commercial development in the County,
beyond the requirements of Section 5.2, Traffic, Access, and
Connectivity. In response to neighbors' requests and in an effort
to improve connectivity for pedestrians, additional
connections to neighboring properties are being provided for
pedestrian and bicycle use. At least one of these connections
will also be accessible by a neighboring subdivision's vehicles
to allow increased connectivity to that development and
encourage a dispersal of existing vehicle trips to reduce
existing traffic.
The proposed development also offers an integrated
commercial/residential node that will serve the residents of the
development as well as the surrounding neighborhoods to
reduce the number and distance of additional vehicular trips
and offer nearby retail and commercial services to adjacent
and nearby residents.
d. Mixed-Use Development. The approval of a significant amount of
mixed-use development on the site, by ensuring that a minimum of 35
percent of the total gross square feet in the development (and 25
percent of the land area) will be developed in an integrated mixed-use
form (residential and nonresidential), with sidewalks on both sides of
the street, and street trees spaced appropriately along the street. The
proposed development will have a mixture of residential and
commercial uses within the property boundary, integrated
through pedestrian and vehicular paths to promote
interconnectivity. Integration is primarily horizontal, but
there are vertical mixed use structures included in the
proposed development plan.
e. Any other community benefit that would provide benefits to the
development site and the citizens of the County, generally. The
proposed development would be an example of successful
in-fill development; repurposing a current vacant County
parcel into a residential and commercial project designed to
provide additional housing for County residents, local
commercial and retail for those and nearby residents, and
provide a benefit to the County's tax base and citizens.
While the specific tenants are not yet identified, it is the
applicant's desire to include a gourmet grocery store, electrical
car charging station(s), a coffee shop, and a
consumer-electronics store among the retail uses that will be
available to the public.
ND: 4816-2816-4051, v. 6
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