HomeMy WebLinkAbout2021-02 PB AGENDA PACKET
NEW HANOVER COUNTY
PLANNING BOARD AGENDA
Assembly Room, New Hanover County Historic Courthouse
24 North Third Street, Room 301 Wilmington, NC 28401
Members of the Board
Donna Girardot, Chair | Paul Boney, Vice-Chair
Thomas 'Jordy' Rawl | Ernest Olds | Jeffrey B. Petroff | H. Allen Pope | Colin J. Tarrant
Wayne Clark, Director of Planning & Land Use | Ken Vafier, Planning Manager
FEBRUARY 4, 2021 6:00 PM
Mee7ng Called to Order by Chair, Paul Boney
Pledge of Allegiance by Planning Manager, Ken Vafier
Approval of Minutes (December 3, 2020 & January 7, 2021)
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substanal changes in these peons as a result of objecons, debate,
and discussion at the meeng, including rezoning to other classificaons.
1 Public Hearing
Rezoning Request (Z21-01) – Request by Ward and Smith, P.A. on behalf of the property
owner, Dry Pond Partners, LLC, to rezone approximately 64.28 acres of land located in the
4400 block of S. College Road, from R-15, ResidenCal District, to PD, Planned Development
District, in order to develop a mixed-use project.
2 Quasi-Judicial Hearing
Special Use Permit Request (S21-01) – Request by Design SoluCons on behalf of the property
owners, Richard T., V and Patricia Hayes, for a Special Use Permit to operate a Bed &
Breakfast Inn within the R-15, ResidenCal District, located at 6727 Carolina Beach Road.
Planning Board - February 4, 2021
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/4/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Brad Schuler, Senior Planner
CONTACT(S): Brad Schuler; Rebekah Roth, Interim Planning and Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z21-01) – Request by Ward and Smith, P.A. on behalf of the property owner, Dry Pond
Partners, LLC, to rezone approximately 64.28 acres of land located in the 4400 block of S. College Road, from R-15,
ResidenAal District, to PD, Planned Development District, in order to develop a mixed-use project.
BRIEF SUMMARY:
The applicant is seeking to rezone approximately 64.28 acres of land located in 4400 block of S. College Road from R-
15 to PD (Planned Development) in order to develop a mixed-use project.
The Planned Development (PD) district is a type of condi1onal zoning district that includes a site specific design
(master plan) and mutually agreed upon condi1ons can be a3ached. Master plans for PD districts are intended to be in
a bubble format that illustrate the general loca1on and intensity of the land uses within the development.
The proposed PD district would allow a mixed-use project consis1ng of a maximum of 460 residen1al units, 72,000 sf
of mixed-use building area, and 185,000 square feet of commercial building area. The residen1al units would consist
of a mixture of single-family detached, duplex, triplex, townhome, and apartment units. The commercial areas would
be limited to the commercial uses permi3ed in the PD district. These uses generally consist of office, retail, restaurant,
personal service, lodging, and vehicle sales and services. In addi1on, the commercial areas would allow for a select
amount of ins1tu1onal uses and ar1san manufacturing.
Under the County’s performance residen1al standards, the site would be permi3ed up to 161 dwelling units at a
density of 2.5 du/ac. The proposed 460 units equates to an overall density of 7.16 du/ac.
A Traffic Impact Analysis (TIA) was completed for the project and approved by NCDOT and the WMPO. The notable
roadway improvements required for the project include the installa1on of a new northbound to southbound u-turn
lane on S. College Road near Lansdowne Road, installa1on of new turn lanes at the site's access points, and
signaliza1on of certain turning movement along S. College Road.
Based on a generalized historic genera1on rate, staff would es1mate that the increase in homes would result in
approximately 72 addi1onal students than would be generated under current zoning. County Planning staff has worked
with Schools staff to analyze recent trends related to development pa3erns and student genera1on. Because an
increase in new residen1al units throughout the en1re county is not reflected in the enrollment data, recent trends
indicate new residen1al development may be genera1ng much less student popula1on than the historic genera1on
rate would have indicated, and the student genera1on es1mates included in this report may be greater than actual
resul1ng student growth. Please refer to the Schools sec1on included in this report for addi1onal informa1on on
school enrollment and capacity.
Planning Board - February 4, 2021
ITEM: 1
While the area was zoned for low density housing in the late 1960s and early 1970s, the 2016 Comprehensive Plan
recommends a mixture of commercial uses and residen1al densi1es ranging from 8 to 15 dwelling units per acre. In
addi1on, there are several residen1al developments along the S. College Corridor that obtained a Special Use Permit
to exceed the maximum density of the base residen1al zoning district. The subject property is also the last large
undeveloped tract of land on S. College Road, a major road corridor. The property is located between two
commercial nodes and by adding a mixed-use project to the subject site, commercial services would be evenly spaced
along S. College Road from Monkey Junc1on to Shipyard Blvd. Lastly, the proposed PD district will increase the
completeness of communi1es, one the Board of Commissioners' strategic goals.
The 2016 Comprehensive Plan classifies the site as Community Mixed Use and General Residen1al. The proposed PD
rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides for the types and
mixture of uses recommended in the Community Mixed Use and General Residen1al Place Types, the residen1al
densi1es are in-line with those recommended for the property, and the project will provide commercial services in
close proximity to nearby residents.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval of this applica1on and suggests the following mo1on:
I move to APPROVE the proposed rezoning to a PD district. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the project provides for the types and mixture of
uses recommended in the Community Mixed Use and General Residen1al Place Types, the residen1al
densi1es are in-line with those recommended for the property, and the project will provide commercial
services in close proximity to nearby residents. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the proposal would benefit the community by providing
diverse housing op1ons and commercial services to nearby residents and promo1ng principals of walkable
urbanism.
AlternaAve MoAon for Denial
I move to DENY the proposed rezoning to a PD district. While I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the project provides for the types and mixture of
uses recommended in the Community Mixed Use and General Residen1al Place Types, the residen1al
densi1es are in-line with those recommended for the property, and the project will provide commercial
services in close proximity to nearby residents, I find DENIAL of the rezoning request is reasonable and in
the public interest because the proposal is not consistent with the desired character of the surrounding
community and the density will adversely impact the adjacent neighborhoods.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 4, 2021
ITEM: 1
SCRIPT for Zoning Map Amendment Application (Z21-01)
Request by Ward and Smith, P.A. on behalf of the property owner, Dry Pond Partners, LLC, to rezone
approximately 64.28 acres of land located in the 4400 block of S. College Road, from R-15, Residential
District, to PD, Planned Development District, in order to develop a mixed-use project.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and additional 5 minutes for
rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion of Approval
I move to APPROVE the proposed rezoning to a PD district. I find it to be CONSISTENT with
the purposes and intent of the Comprehensive Plan because the project provides for the types
and mixture of uses recommended in the Community Mixed Use and General Residential Place
Types, the residential densities are in-line with those recommended for the property, and the
project will provide commercial services in close proximity to nearby residents. I also find
APPROVAL of the rezoning request is reasonable and in the public interest because the
proposal would benefit the community by providing diverse housing options and commercial
services to nearby residents and promoting principals of walkable urbanism.
Example Motion of Denial
I move to DENY the proposed rezoning to a PD district. While I find it to be CONSISTENT with
the purposes and intent of the Comprehensive Plan because the project provides for the types
and mixture of uses recommended in the Community Mixed Use and General Residential Place
Types, the residential densities are in-line with those recommended for the property, and the
project will provide commercial services in close proximity to nearby residents, I find DENIAL
of the rezoning request is reasonable and in the public interest because the proposal is not
consistent with the desired character of the surrounding community and the density will
adversely impact the adjacent neighborhoods.
Planning Board - February 4, 2021
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed rezoning to a PD district. I find it to be
[Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan because [insert
reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find [Approval/Denial] of the rezoning request is reasonable and in the public interest
because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Planning Board - February 4, 2021
ITEM: 1 - 1 - 2
Z21-01 Staff Report PB 2.4.2021 Page 1 of 24
STAFF SUMMARY OF Z21-01
PLANNED DEVELOPMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z21-01
Request:
Rezoning to a Planned Development (PD) district
Applicant: Property Owner(s):
Samuel B. Franck with Ward and Smith, P.A. Dry Pond Partners, LLC
Location: Acreage:
4400 block of S. College Road 64.28
PID(s): Comp Plan Place Type:
R07100-004-004-000 Community Mixed Use/General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Mixed-use development
Current Zoning: Proposed Zoning:
R-15, Residential PD, Planned Development
(ADA = Additional Dwelling Allowance Special Use Permit (SUP) for greater density than permitted by-
right in base zoning district – formerly titled High Density SUP)
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-15
East Single-Family Residential, Townhomes R-15
South Single-Family Residential R-15
West Single-Family Residential, Multi-Family, Electrical
Substation, S. College Road R-15
Planning Board - February 4, 2021
ITEM: 1 - 2 - 1
Z21-01 Staff Report PB 2.4.2021 Page 2 of 24
ZONING HISTORY
October 15, 1969 Initially zoned R-15 (Area Masonboro)
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available through CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro Station
Schools Pine Valley Elementary, Myrtle Grove Middle, and Hoggard High Schools
Recreation Halyburton Park, Wade Park, Long Leaf Park, Trails End Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 4, 2021
ITEM: 1 - 2 - 2
Z21-01 Staff Report PB 2.4.2021 Page 3 of 24
APPLICANT’S PROPOSED MASTER PLAN
Overview
The Planned Development (PD) district is a type of conditional zoning district that includes a
site specific design (master plan), and mutually agreed upon conditions can be attached.
Master plans for PD districts are intended to be in a bubble format that illustrate the general
location and intensity of the land uses within the development. Planned developments must
be constructed in accordance with the standards established in the approved master plan
and must comply with all other applicable development regulations (stormwater,
landscaping, roadways, parking, etc.). Compliance with the master plan and other
applicable regulations is verified during the review of a site specific development proposal
located within the planned development.
The PD district was established to encourage innovative, integrated, and efficient land
planning and site design concepts that achieve a high quality of development, environmental
sensitivity, and adequate public facilities and services. The PD district can also provide
more flexibility from conventional development standards, such as parking and street
design, in order to help create a more mixed-use, pedestrian-oriented development.
UDO Section 3.3.7 – Planned Development (PD) District
Planning Board - February 4, 2021
ITEM: 1 - 2 - 3
Z21-01 Staff Report PB 2.4.2021 Page 4 of 24
Includes Staff Markups
The proposed PD district would allow for the development of a mixed-use project. The
proposal consists of:
1. Maximum of 460 Residential Units
170 units are proposed to be either detached single-family, duplex, triplex,
or townhome housing. The master plan identifies the proposed areas for
these types of housing, which is generally along the perimeter of the
property abutting existing residential development.
250 units are proposed to be multi-family units. The proposed master plan
identifies that this type of housing will be located near the center of the
property. As proposed, the multi-family structures will be a maximum of 50
feet and 4 stories in height.
40 units are proposed to be included in mixed-use building(s) described
below.
2. Mixed-Use Building(s)
Maximum of 72,000 square feet with first floor commercial and 40
residential units on the second and third floors. The building(s) would be a
maximum of 50 feet in height.
The commercial portion of the building(s) would allow the same uses as the
commercial outparcels described below.
3. Commercial Outparcels
Maximum of 185,000 square feet of commercial buildings.
The uses of these outparcels shall be limited to the following commercial,
institutional, and industrial uses permitted in the PD district:
Planning Board - February 4, 2021
ITEM: 1 - 2 - 4
Z21-01 Staff Report PB 2.4.2021 Page 5 of 24
Commercial:
1) Bar/Nightclub
2) Event Center
3) Indoor Recreation Establishment
4) Outdoor Recreation Establishment
5) Animal Grooming Service
6) Equestrian Facility
7) Veterinary Service
8) Bank and/or Financial Institution
9) Business Service Center
10) Funeral Service
11) Mini-Warehouse/Self-Storage
12) Repair Shop
13) Commercial Kitchen, Catering
14) Microbrewery/Microdistillery
15) Restaurant
16) Campground/Recreational Vehicle (RV)
Park
17) Hotel or Motel
18) Contractor Office
19) Labor Organization
20) Offices for Private Business and
Professional Activities
21) Dry Cleaning/Landry Plant
22) Instructional Services and
Studios
23) Personal Service, General
24) Convenience Store
25) Food Market
26) Grocery Store
27) Pharmacy
28) Retail Nursery
29) Retail Sales, Building and
Construction Supplies
30) Retail Sales, General
31) Boat Dealer
32) Car Wash
33) Equipment Rental and Leasing
34) Farm Implement Sales
35) Fuel Sales
36) Mobile Home and Prefab Building
Sales
37) Vehicle Rentals
38) Vehicle Sales
39) Vehicle Service Station, Large
40) Vehicle Service Station, Minor
41) Vehicle Service Station, Major
Civic and Institutional:
1) Adult Day Care
2) Child Care Center
3) Family Child Care Home
4) Library
5) Community Center
6) Lodges, Fraternal, & Social Organizations
7) Museum
8) Hospital, Medical & Dental Office and Clinic
9) Post Office
10) Nursing and Rehabilitation Center
Industrial:
1) Artisan Manufacturing
The proposal prohibits the following uses:
1) Animal Shelter;
2) Adult Entertainment Establishment;
3) Kennel; and
4) Vehicle Towing Service and Storage Yard.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 5
Z21-01 Staff Report PB 2.4.2021 Page 6 of 24
Community Benefit
In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District must identify the compensating community benefit of the proposed
project that helps achieve the stated goals of the district (noted on page 3). These benefits
can include, but are not limited to: improved design, natural preservation, improved
connectivity, mixed-use development, green building practices, and the dedication of land
for public purposes. The applicant states the proposal would provide the below community
benefits (quoted text taken directly from the application):
1. Improved Design
“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.”
2. Natural Preservation
“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[ly] 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.”
3. Improved Connectivity for Pedestrians and/or Vehicles
“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.”
4. Mixed-Use Development
“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.”
5. Other Community Benefits
“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
Planning Board - February 4, 2021
ITEM: 1 - 2 - 6
Z21-01 Staff Report PB 2.4.2021 Page 7 of 24
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.”
Conditions
In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District includes a Terms and Conditions document that details any
conditions of approval or proposed modifications to development standards. The follo wing
notable proposed conditions of the proposal are listed below. The full Terms and Conditions
document is included in the application and will be incorporated with the Master Plan if the
rezoning is approved.
1. 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.
2. Approval of this rezoning does not constitute technical approval of the site plan.
Issuance of all required permits must occur prior to construction commencing.
3. Proposed maximum density of residential units on this MDP is 460 total units, or 7.16
du/ac.
4. Sidewalks will be provided along both sides of the roads within the development at
a width of five feet, except for portions of roads adjacent to the “Utility Easement”
depicted on the MPD Master Plan, where sidewalks will be limited to one side of the
road.
5. 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.
6. An access point for pedestrian and bicycle use will be provided through to the site
from the existing Bullitt Lane.
7. 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.
8. The street yard landscaping that is required for UMXZ districts shall be provided
along S. College Road.
9. The Mixed Use and Commercial areas of the MDP shall be limited to the uses listed
in the Terms and Conditions document (described above).
Planning Board - February 4, 2021
ITEM: 1 - 2 - 7
Z21-01 Staff Report PB 2.4.2021 Page 8 of 24
ZONING CONSIDERATIONS
The R-15 district in this area was established in 1969. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and well would be developed
at low densities. Since that time, water and sewer services have become available to the
surrounding area; however, it is still mostly zoned for low density housing.
While the R-15 district is the predominant zoning in the surrounding area, several
developments along the S. College Road corridor obtained special use permits to exceed
the maximum density of the base zoning district (2.5 du/ac); many of which also exceed the
density of the proposed planned development.
Under the County’s performance residential standards, the site would be permitted up to
161 dwelling units at a density of 2.5 du/ac. The proposed 460 units equates to an overall
density of 7.16 du/ac.
The subject property was part of an approximately 135-acre parent parcel under unified
ownership. The applicant developed the eastern 71 acres of the tract as a performance
residential development (Whiskey Branch). That development consists of 74 single -family
dwellings, 56 duplex units, and 26 townhomes for a total of 156 dwelling units.
The proposed master plan positions the single-family and attached housing (duplex, triplex,
townhome units) along the perimeter of the property abutting the existing residential
neighborhoods. The proposed multi-family housing is located in the center of the site, with
the closest point to an existing neighborhood being approximately 215 feet. In addition,
the applicant is proposing to retain the existing vegetation within the 20-foot buffer that
would be provided along the existing residential neighborhoods.
The proposed commercial and mixed-use structures are located along S. College Road.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 8
Z21-01 Staff Report PB 2.4.2021 Page 9 of 24
There are three commercial nodes located along S. College Road at Shipyard Blvd, 17th
Street, and Monkey Junction. The subject site is centrally located between the 17th Street
and Monkey Junction nodes, generally 3/4 miles from each.
By adding mixed-use zoning to the subject site, commercial services would be spaced along
the S. College Road corridor from Monkey Junction to Shipyard Blvd about every mile over
the four-mile stretch.
The proposal would provide commercial services closer to the surrounding residential
housing, reducing travel time to these services.
In addition, the subject site is the last large undeveloped tract of land along the S. College
Road corridor that could provide a mixed-use development of the proposed scale.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 9
Z21-01 Staff Report PB 2.4.2021 Page 10 of 24
AREA SUBDIVISIONS UNDER DEVELOPMENT
TRANSPORTATION
The site is accessed by S. College Road, a NCDOT-maintained principal arterial street.
Access would also be provided to the existing Whiskey Brach subdivision to the east;
however, Whiskey Branch is a gated subdivision that would allow only emergency services
and residents of the subdivision to access the subject site.
The master plan proposes a pedestrian connection to Bullitt Lane. That road is located north
of the site within the Fox Run subdivision and stubs into the property. While the road was
dedicated for public use, NCDOT has not accepted the road into the state maintenance
system. The 17-foot-wide road provides access to four residential lots and abuts the
subdivision’s amenity center (which includes a swimming pool and tennis court).
NCDOT Average Annual Daily Traffic (AADT) - 2019
Road Location Volume Capacity V/C
S. College Road 4400 Block 39,500 49,240 0.8
Planning Board - February 4, 2021
ITEM: 1 - 2 - 10
Z21-01 Staff Report PB 2.4.2021 Page 11 of 24
As currently zoned, it is estimated the site would generate about 120-160 trips during the
peak hours if developed at the permitted density. The proposed PD development would
increase the estimated number of peak hour trips by 275 in the PM peak and 560 in the
Saturday Peak.
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning:
161 single-family
homes 119 AM / 160 PM / 153 Saturday
Proposed PD
Development*: Mixed-Use 432 PM / 710 Saturday
*The TIA for the project examined the PM and Saturday peak times as they are more impacted by the
proposed commercial development.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 11
Z21-01 Staff Report PB 2.4.2021 Page 12 of 24
Traffic Impact Analysis
The applicant has completed a Traffic Impact Analysis (TIA) for the project which has been
approved by NCDOT and the WMPO. The TIA analyzed the development of 510 multi-
family units and about 173,000 square feet of office and shopping center uses. The
applicant later updated the land uses included in the TIA which resulted in a lower estimated
trip generation for the proposed development.
While the proposed Planned Development master plan does not align exactly with what
was analyzed by the TIA, the proposal is intended to provide additional flexibility in housing
location and building type and would not result in changes that exceed the scale of what
was studied, according to the applicant.
The TIA analyzed the Level of Service (LOS) in vehicle delay per second at notable
intersections in the area and requires the following notable roadway improvements:
S. College Road – North of Weybridge Lane (at Lansdowne Road)
Installation of a new signalized northbound to southbound u-turn lane
S. College Road at Northern Access Point
Installation of turn lanes and signalized directional cross over
S. College Road Existing U-Turn Lanes
Signalization of northbound to southbound movement
S. College Road at Southern Access Point
Installation of a turn lane
Planning Board - February 4, 2021
ITEM: 1 - 2 - 12
Z21-01 Staff Report PB 2.4.2021 Page 13 of 24
S. College Road at Southern Access Point (Site Drive #3)
Scenario Westbound Right LOS Delay in Seconds
PM PEAK
2019 Existing N/A N/A
2024 Future without Project N/A N/A
2024 Future with Project &
Improvements D 27
SATURDAY PEAK
2020 Existing N/A N/A
2024 Future without Project N/A N/A
2024 Future with Project &
Improvements F 82
The movement studied at this intersection was the westbound right (which would be the
motorists leaving the site and turning right on S. College Road).
According to the TIA, “The traffic signal at the intersection with Mohican Trail will provide gaps
in northbound traffic on College Road which should allow turns from the side street with less
delay than reported…” In addition, “If there are longer delays at Site Drive #3, it is
anticipated that site traffic would utilize a different driveway since there are multiple egress
options for the site. Additionally, all queues at this intersection are expected to occur internal
to the site and not affect operations on state-maintained roadways.”
Required Notable Improvements to S. College Road at Southern Access Point
Planning Board - February 4, 2021
ITEM: 1 - 2 - 13
Z21-01 Staff Report PB 2.4.2021 Page 14 of 24
S. College Road U-Turns
Scenario Approach LOS Delay in Seconds
PM PEAK
2019 Existing Northbound (NB) – D 25
Southbound (SB) – C 17
2024 Future without Project NB – D 27
SB – C 18
2024 Future with Project &
Improvements
NB – D 36
SB – C 18
SATURDAY PEAK
2020 Existing NB – D 26
SB – C 21
2024 Future without Project NB – D 28
SB – C 22
2024 Future with Project NB – D 43
SB – C 23
Required Notable Improvements to S. College Road U-Turns
Planning Board - February 4, 2021
ITEM: 1 - 2 - 14
Z21-01 Staff Report PB 2.4.2021 Page 15 of 24
S. College Road at Northern Access Point (Site Drive #4)
Scenario Overall LOS Delay in Seconds
PM PEAK
2019 Existing N/A N/A
2024 Future without Project N/A N/A
2024 Future with Project &
Improvements B 16
SATURDAY PEAK
2020 Existing N/A N/A
2024 Future without Project N/A N/A
2024 Future with Project &
Improvements B 19
Required Notable Improvements to S. College at Northern Access Point (Site Drive #4)
Planning Board - February 4, 2021
ITEM: 1 - 2 - 15
Z21-01 Staff Report PB 2.4.2021 Page 16 of 24
S. College Road at Proposed Northbound U-Turn North of Weybridge
Scenario Overall LOS Delay in Seconds
PM PEAK
2019 Existing N/A N/A
2024 Future without Project N/A N/A
2024 Future with Project &
Improvements B 18
SATURDAY PEAK
2020 Existing N/A N/A
2024 Future without Project N/A N/A
2024 Future with Project &
Improvements B 15
Required Notable Improvements to S. College Road at Proposed U-Turn
Planning Board - February 4, 2021
ITEM: 1 - 2 - 16
Z21-01 Staff Report PB 2.4.2021 Page 17 of 24
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
STIP Project U-5790
o Project to convert the intersection of Carolina Beach Road and College Road to a
continuous flow intersection and widen a portion of Carolina Beach Road south of
that intersection. Continuous flow intersections permit more efficient travel
movements and help alleviate congestion by allowing more of the main street’s
traffic to move through the intersection. Based on the preliminary plans, Piner Road
will consist of the same lane configuration with slight realignment of the roadway
and the westbound right turn lane to S. College Road. The project is currently
scheduled to begin after 2029.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 17
Z21-01 Staff Report PB 2.4.2021 Page 18 of 24
STIP Project U-5702B
o Project to make access management improvements to S. College Road from
Shipyard Blvd to Carolina Beach Road.
o The project is currently scheduled to begin after 2029.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
The property is within the Whiskey Creek (SA; HQW) watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (moderate limitation) and Class III (severe limitation). However,
the site is expected to be served by CFPUA when developed.
OTHER CONSIDERATIONS
SCHOOLS
Students living in the proposed development would be assigned to Pine Valley Elementary
School, Myrtle Grove Middle School, and Hoggard High School. Students may apply to
attend public magnet, year-round elementary, or specialty high schools.
A maximum of 161 dwelling units would be permitted under the current R-15 zoning base
density, and 460 units could potentially be developed under the proposed zoning for an
increase of 299 dwelling units.
Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 72 additional students than would be generated under
current zoning.
County Planning staff has worked with Schools staff to analyze recent trends related to
development patterns and student generation. From 2015 to 2019, student enrollment
remained at a generally stable rate of just over 27,000 students enrolled despite the
issuance of approximately 11,000 permits for new residential units throughout the entire
county. Using the generalized historic generation rate, staff would have estimated that
about 3,000 students would have been generated from the new homes over the 5-year
period. However, this increase is not reflected in the actual enrollment data. As a result,
recent trends indicate new residential development may be generating much less student
population than the historic generation rate would have indicated, and the student
generation estimates for this proposal are likely much larger than the student growth that
can be anticipated to result from the proposed rezoning.
Development Type Intensity Estimated Student Generation
(generalized historic student generation rate)*
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high
Typical Development
under Current R-15 Zoning
161 residential
units
Total: 40
(18 elementary, 9 middle, 13 high)
Proposed Planned
Development
460 residential
units
Total: 112
(51 elementary, 24 middle, 37 high)
Planning Board - February 4, 2021
ITEM: 1 - 2 - 18
Z21-01 Staff Report PB 2.4.2021 Page 19 of 24
* Generalized historic generation rates are calculated by dividing the projected New Hanover County public school
student enrollment for the 2020-2021 school year by the estimated number of dwelling units in the county. Currently, there are an average of 0.24 public school students (0.11 for elementary, 0.05 for middle, and 0.08 for high)
generated per dwelling unit across New Hanover County. These numbers are updated annually and include students
attending out-of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTECH. Generation rates do not take into account different housing types and different locations, which typically yield different numbers
of students.
Since the residential components associated with the proposed rezoning are likely to have
a build-out date within 5 years per the Traffic Impact Analysis, staff has outlined existing
school capacity to provide a general idea of the potential impact on public schools.
These numbers do not reflect any future capacity upgrades that may occur over the next
five years or changes to student populations.
School Enrollment* and Capacity** - 2020-2021 Estimates
* Enrollment is based on the New Hanover County Schools enrollment that was projected for the 2020-2021 school year.
** Capacity calculations were determined by New Hanover County Schools for the 2020-2021 school year and are
based on NC DPI Facility Guidelines & Class Size Requirements. Modifications refer to specific program requirements
unique to a particular school. These may include exceptional children’s classrooms beyond the original building design,
classrooms to serve a unique population such as ESL, or classrooms designated for art and music if the building wasn’t
specifically designed with those spaces.
School staff presented a facility needs survey to the Board of Education on January 5, 2021
that included updated NC Department of Public Instruction student growth projections and
school capacity data. While Planning staff does not yet have information specific to the
projected enrollment and capacity of the schools that would be affected by this request, it
appears that planned facility upgrades, combined with changes to student enrollment
patterns, will result in adequate capacity district-wide over the next five to ten years if
facility upgrades are funded.
NEW HANOVER COUNTY STRATEGIC PLAN
One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to encourage
the development of complete communities in the unincorporated county by increasing
housing diversity and access to basic goods and services.
The proposed PD zoning district would allow for a mixture of uses that could increase housing
diversity and increase access to basic goods and services.
The subject site is located in the Monkey Junction community area, where 68% of residents
currently live within one-mile of a convenience need (grocery store, retail staples,
Level
Total
NHC %
Capacity School
Enrollment
of Assigned
School
Capacity
of
Assigned
School w/
Portables
% of
Capacity of
Assigned
School
Funded
Capacity
Upgrades
Elementary 97% Pine Valley 482 501 96% None
Middle 107% Myrtle Grove 714 738 97% None
High 105% Hoggard 2,098 1,882 111% None
Planning Board - February 4, 2021
ITEM: 1 - 2 - 19
Z21-01 Staff Report PB 2.4.2021 Page 20 of 24
pharmacies, etc.), a support service (urgent care, primary doctor’s office, child & adult care,
etc.), and a community facility (public park, school, museum etc.).
The predominant housing type is single family detached at 77%. If developed under the
current R-15 zoning district, single family housing would remain the dominant housing type
and the number of residences within one-mile of a convenience need would decrease to
from 68% to 67%.
Under the proposed PD district the site would allow for a mixture of housing types. It would
increase housing type diversity by reducing the percentage of single family detached (80%
to 76%), and increase single family attached (7% to 9%) and multi-family residences (7%
to 9%).
The proposed PD district could also allow for a provider of a convenience need, support
service and/or community facility. The addition of just a convenience need on the proposed
site would increase the number of residences within one-mile from 93% to 95%, and the
addition of both a convenience need and community facility would increase the number of
residences within one-mile from 68% to 72%.
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-15:
Grayson Park Clay Crossing
Plantation Landing
Planning Board - February 4, 2021
ITEM: 1 - 2 - 20
Z21-01 Staff Report PB 2.4.2021 Page 21 of 24
Representative Developments of PD:
River Bluffs:
Northchase:
Planning Board - February 4, 2021
ITEM: 1 - 2 - 21
Z21-01 Staff Report PB 2.4.2021 Page 22 of 24
Context and Compatibility
While the area was zoned for low density housing in the late 1960s and early 1970s, the
2016 Comprehensive Plan recommends a mixture of commercial uses and residential
densities ranging from 8 to 15 dwelling units per acre. In addition, there are several
residential developments along the S. College Corridor that obtained a Special Use Permit
to exceed the maximum density of the base residential zoning district, many of which are
permitted up to 10.2 dwelling units per acre.
The subject property is the last large undeveloped tract of land on S. College Road, a
major road corridor. The property is located between two commercial nodes and by
adding a mixed-use project to the subject site, commercial services would be evenly spaced
along S. College Road from Monkey Junction to Shipyard Blvd.
The proposed master plan positions the commercial components along S. College Road and
places lower density housing adjacent to existing residential neighborhoods.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community . These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type Community Mixed Use & General Residential
Planning Board - February 4, 2021
ITEM: 1 - 2 - 22
Z21-01 Staff Report PB 2.4.2021 Page 23 of 24
Place Type
Description
Community Mixed Use:
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and visitors.
Types of appropriate uses include office, retail, mixed use, recreational,
commercial, institutional, and multi-family and single-family residential.
General Residential:
Focuses on lower-density housing and associated civic and commercial
services. Typically, housing is single-family or duplexes. Commercial uses
should be limited to strategically located office and retail spaces, while
recreation and school facilities are encouraged throughout. Types of uses
include single-family residential, low-density multi-family, residential, light
commercial, civic, and recreational.
Analysis
The subject property is located approximately halfway between the
commercial and services nodes at 17th Street and Monkey Junction along
the S. College Road arterial. The Comprehensive Plan classifies the portion
of the property closest to S. College Road as Community Mixed Use, which
is intended to promote the development of commercial services and
moderate to high density residential development (between approximately
8 to 15 units per acre). The eastern portion of the property closer to existing
single-family neighborhoods is designated as General Residential to
provide a transition to lower density housing (about 8 units per acre or less).
The design of the proposed planned development provides the type of
transition in land use intended by the plan, and the overall residential
density of the project is in line with the recommendation for areas adjacent
to existing neighborhoods.
In addition, the property is strategically located between two commercial
nodes. Providing commercial services on the site could reduce travel times
for the nearby residents, and the proposed residential component of the
project supports the Comprehensive Plan’s goal to provide for a range of
housing types and opportunities for households of different sizes and income
levels.
Consistency
Recommendation
The proposed PD rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the types and mixture
of uses recommended in the Community Mixed Use and General Residential
Place Types, the residential densities are in-line with those recommended
for the property, and the project will provide commercial services in close
proximity to nearby residents.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 23
Z21-01 Staff Report PB 2.4.2021 Page 24 of 24
STAFF RECOMMENDATION
Staff recommends approval of this application and suggests the following motion:
I move to APPROVE the proposed rezoning to a PD district. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the project provides
for the types and mixture of uses recommended in the Community Mixed Use and
General Residential Place Types, the residential densities are in-line with those
recommended for the property, and the project will provide commercial services in
close proximity to nearby residents. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the proposal would benefit the community
by providing diverse housing options and commercial services to nearby residents and
promoting principals of walkable urbanism.
Alternative Motion for Denial
I move to DENY the proposed rezoning to a PD district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
project provides for the types and mixture of uses recommended in the Community
Mixed Use and General Residential Place Types, the residential densities are in -line
with those recommended for the property, and the project will provide commercial
services in close proximity to nearby residents, I find DENIAL of the rezoning request
is reasonable and in the public interest because the proposal is not consistent with the
desired character of the surrounding community and the density will adversely impact
the adjacent neighborhoods.
Planning Board - February 4, 2021
ITEM: 1 - 2 - 24
Planning Board - February 4, 2021
ITEM: 1 - 3 - 1
Planning Board - February 4, 2021
ITEM: 1 - 4 - 1
Planning Board - February 4, 2021
ITEM: 1 - 5 - 1
APPLICANT
MATERIALS
Planning Board - February 4, 2021
ITEM: 1 - 6 - 1
Page 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)
Planning Board - February 4, 2021
ITEM: 1 - 7 - 1
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 2
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 3
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 4
Planning Board - February 4, 2021
ITEM: 1 - 7 - 5
Planning Board - February 4, 2021
ITEM: 1 - 7 - 6
See attached Addendum C
Planning Board - February 4, 2021
ITEM: 1 - 7 - 7
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 8
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 9
"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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 10
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 11
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 12
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 13
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 14
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 15
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;
Planning Board - February 4, 2021
ITEM: 1 - 7 - 16
Planning Board - February 4, 2021
ITEM: 1 - 7 - 17
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 18
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 19
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 20
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 21
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 22
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 23
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 24
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 25
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 26
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 27
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 28
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 29
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 30
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 31
17
No Rita Williams MJETTE@aol.com
No David Wray Dcwray@aol.com
Planning Board - February 4, 2021
ITEM: 1 - 7 - 32
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 33
19
Todd Swank Swankster24@gmail.com
Philip Triece histriece@msn.com
Amelia Wood Ameliakwood@gmail.com
ND: 4839-0715-6181, v. 2
Planning Board - February 4, 2021
ITEM: 1 - 7 - 34
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 35
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 36
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 37
Planning Board - February 4, 2021
ITEM: 1 - 7 - 38
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 39
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 40
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 41
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 42
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 43
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.
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Planning Board - February 4, 2021ITEM: 1- 7 - 51
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 52
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 53
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.
Planning Board - February 4, 2021
ITEM: 1 - 7 - 54
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. Artisan Manufacturing;
Planning Board - February 4, 2021
ITEM: 1 - 7 - 55
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,
Planning Board - February 4, 2021
ITEM: 1 - 7 - 56
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 57
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
Planning Board - February 4, 2021
ITEM: 1 - 7 - 58
"01+,#*-,0/.&):$,+38424226925%’(;
Planning Board - February 4, 2021
ITEM: 1 - 7 - 59
Planning Board - February 4, 2021
ITEM: 1 - 7 - 60
TRAFFIC
IMPACT
ANALYSIS
ADDENDUM
Planning Board - February 4, 2021
ITEM: 1 - 8 - 1
June 18, 2020
Ms. Kayla Grubb, E.I.
Wilmington Urban Area Metropolitan Planning Organization (WMPO)
Phone: (910) 341-7890
Email: Kayla.Grubb@wilmingtonnc.gov
Subject: Traffic Impact Analysis Addendum
Whiskey Branch – Wilmington, North Carolina
Ms. Grubb:
This letter provides the findings of the Addendum to the Traffic Impact Analysis (TIA) prepared by Ramey
Kemp & Associates, Inc. (RKA) for the proposed Whiskey Branch development (formerly named Whiskey
Navajo) located along S. College Road, north of Mohican Trail in Wilmington, North Carolina. This
Addendum was prepared to accompany the TIA dated August 2, 2019 for the subject development. The
purpose of this Addendum is to provide an updated evaluation of traffic operations at the study intersections
along S. College Road with an alternative access scenario (Access Alternative 5) for the proposed development.
The scope of the Addendum was coordinated with the WMPO staff and NCDOT.
This addendum includes the updated analysis of the proposed development at full build-out, anticipated to be
completed by 2024. In the August 2019 TIA, two (2) access alternatives were included. Access alternative 1
includes a right-in/right-out driveway (Site Drive #3) and a left-over driveway (Site Drive #4). Access
alternative 4 includes a right-in/right-out driveway (Site Drive #3), a left-over driveway (Site Drive #5), and
an ingress-only driveway (Site Drive #4) at the existing U-turn location north of Site Drive #3. The newly
proposed access alternative 5 includes two right-in/right-out driveways (Site Drive #3 and Site Drive #5) and
a left-over driveway (Site Drive #4) and the relocation of an existing u-turn. As part of this proposed access
alternative, an additional northbound U-turn is proposed at Lansdowne Road and a southbound left-turn is
proposed at Weybridge Lane. Refer to the attached figures for a map of the study area and the preliminary site
plan for access alternative 5.
This addendum includes updated analysis at the intersections below:
S. College Road and Cape Fear Academy / Pinecliff Drive
S. College Road and Mohican Trail / Jasmine Cove Way
S. College Road and NB / SB U-turn location north of Mohican Trail
S. College Road and Site Drives
S. College Road and Weybridge Lane *
S. College Road and Proposed NB U-Turn at Lansdowne Road
*The Weybridge Lane intersection was not included in the previous TIA analysis.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 1
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.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 2
TIA Addendum – Whiskey Branch | 3
It is estimated that full buildout of the proposed development will generate approximately 10,230 total site
trips on the roadway network during a typical 24-hour weekday period. It is anticipated that 964 trips (454
entering and 510 exiting) will occur during the weekday PM peak hour and 976 (502 entering and 474 exiting)
will occur during the Saturday midday peak hour.
Internal capture of trips between the office, residential, and retail uses were considered according to the
methodology contained within the National Cooperative Highway Research Program (NCHRP) 684 report.
Internal capture is the consideration for trips that will be made within the site between different land uses, so
the vehicle does not leave the internal site but can still be considered as a trip to that specific land use. Internal
capture typically only considers trips between residential, office, and retail/restaurant land uses. Based on the
NCHRP 684 spreadsheet that is referenced in the current ITE Trip Generation Handbook, the internal capture
percentages were calculated separately for each land use according to the percentages shown in Table 1. The
internal capture is expected to account for approximately 192 trips (95 entering and 97 exiting) during the
weekday PM peak hour.
Pass-by trips were taken into consideration in this study and applied after the internal capture reduction was
considered. Pass-by trips are made by the traffic already using the adjacent roadway, entering the site as an
intermediate stop on their way to another destination. Pass-by trips are expected to account for approximately
184 trips (92 entering and 92 exiting) during the weekday PM peak hour and 190 trips (95 entering and 95
exiting) during the Saturday midday peak hour. It should be noted that the pass-by trips were balanced, as it is
likely that these trips would enter and exit in the same hour.
The total primary site trips are the calculated site trips after the reduction for internal capture and pass-by
trips. It is anticipated that 588 trips (267 entering and 321 exiting) will occur during the weekday PM peak
hour and 786 trips (407 entering and 379 exiting) will occur during the Saturday midday peak hour.
Trip Distribution
Trip distribution percentages for the proposed development were determined according to similar
methodology contained in the August 2019 TIA with minor changes proposed by the WMPO. The following
distributions have been approved by the WMPO:
Residential Site Trip Distributions (Weekday PM Peak Hour)
60% to/from the north via S. College Road
40% to/from the south via S. College Road
Residential Site Trip Distributions (Saturday Peak Hour)
50% to/from the north via S. College Road
50% to/from the south via S. College Road
Commercial Site Trip Distributions (Weekday PM and Saturday Peak Hour)
55% to/from the north via S. College Road
40% to/from the south via S. College Road
5% to/from the east via Mohican Trail
Refer to the attached figures for the site trip distributions, assignments for the residential and commercial land
uses, and total site trip assignments.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 3
TIA Addendum – Whiskey Branch | 4
Combined (2024) Traffic
Combined (2024) peak hour traffic volumes were determined according to the methodology and rationale
contained within the approved Whiskey Branch development TIA dated August 2019. Refer to the attached
figures for the combined (2024) peak hour traffic volumes.
Capacity Analysis
Study intersections were analyzed using the methodology outlined in the Highway Capacity Manual (HCM), 6th
Edition, published by the Transportation Research Board. Capacity and level of service are the design criteria
for this traffic study. A computer software package, Synchro (Version 10.3), was used to complete the analyses
for most of the study area intersections. Please note that the unsignalized capacity analysis does not provide an
overall level of service for an intersection; only delay for an approach with a conflicting movement.
The existing (2019), background (2024), and combined (2024) weekday PM and Saturday midday peak hour
traffic volumes were analyzed to determine the levels of service at the study intersections under existing and
future roadway conditions. Refer to Tables 2-9 for a summary of the analysis results. It should be noted that
the only intersections included in this Addendum are those that are expected to experience an impact and/or
where improvements are expected to change when comparing access alternative 1, access alternative 4, and
access alternative 5. The Synchro capacity analysis reports are attached to this report.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 4
TIA Addendum – Whiskey Branch | 5
S. College Road and Cape Fear Academy / Pinecliff Drive
The signalized intersection of College Road and Cape Fear Academy/Pinecliff Drive was analyzed under
existing (2019), background (2024), and combined (2024) Full Buildout – alternative 1, 4, and 5 traffic
conditions with the lane configurations and traffic control shown in Table 2. Refer to Table 2 for a summary of
the analysis results and the attachments for the Synchro capacity analysis reports.
Table 2: Analysis Summary of S. College Road [N/S] and Cape Fear Academy /
Pinecliff Drive [E/W]
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Existing
(2019)
Conditions
EBL
EBL/T
EBR
44/89
44/103
21/21
E
E
D
74
74
52
E
(70)
C
(25)
18/--
18/46
14/22
E
E
D
71
71
51
E
(64)
B
(18)
WBL/T/
R 42/65 E 74 E (74) 53/65 E 75 E (75)
NBL
NBT
NBR
157/156
424/164
2/--
F
A
A
88
9
3
B
(14)
153/160
789/767
m2/--
E
B
A
73
11
2
B
(15)
SBL
SBT
SBR
58/299
1603/1016
5/47
E
C
A
75
30
3
C
(30)
58/93
1256/365
3/--
E
B
A
75
18
4
B
(19)
Background
(2024)
Conditions
EBL
EBL/T
EBR
46/26
44/90
21/21
E
E
D
75
74
51
E
(70)
D
(36)
18/--
18/46
14/22
E
E
D
71
71
51
E
(64)
B
(19)
WBL/T/
R 42/43 E 74 E (74) 54/61 E 76 E (76)
NBL
NBT
NBR
162/146
460/264
2/--
F
A
A
89
9
3
B
(14)
m157/187
866/628
m2/--
E
B
A
73
12
2
B
(15)
SBL
SBT
SBR
59/299
1735/704
6/499
E
D
A
75
47
3
D
(47)
59/93
1377/632
3/--
E
C
A
75
21
4
C
(21)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
1
EBL
EBL/T
EBR
46/13
44/70
21/44
E
E
D
75
74
51
E
(70)
D
(50)
18/--
18/46
14/22
E
E
D
71
71
51
E
(64)
C
(21)
WBL/T/
R 42/44 E 74 E (74) 59/66 E 76 E (76)
NBL
NBT
NBR
m133/190
701/262
m1/0
F
A
A
90
10
3
B
(14)
m111/145
751/228
m1/2
E
A
A
75
8
2
B
(16)
SBL
SBT
SBR
59/299
1924/1538
6/500
E
E
A
75
73
3
E
(72)
59/299
1664/714
3/21
E
C
A
75
29
4
C
(29)
Planning Board - February 4, 2021
ITEM: 1 - 9 - 5
TIA Addendum – Whiskey Branch | 6
Table 2: Analysis Summary of S. College Road [N/S] and Cape Fear Academy /
Pinecliff Drive [E/W] (continued)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
4
EBL
EBL/T
EBR
46/76
44/90
21/22
E
E
D
75
74
51
E
(70)
D
(51)
18/--
18/46
14/44
E
E
D
71
71
51
E
(64)
C
(22)
WBL/T/
R 44/44 E 75 E (75) 59/85 E 76 E (76)
NBL
NBT
NBR
m136/167
722/334
m1/--
F
B
A
91
11
3
B
(16)
m108/574
858/644
m1/324
E
B
A
76
10
2
B
(14)
SBL
SBT
SBR
59/291
1924/1930
6/500
E
E
A
75
73
3
E
(72)
59/299
1664/682
3/--
E
C
A
75
29
4
C
(29)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
5
EBL
EBL/T
EBR
46/40
44/78
21/31
E
E
D
75
74
51
E
(70)
D
(50)
18/24
18/37
14/30
E
E
D
71
71
51
E
(64)
C
(23)
WBL/T/
R 44/52 E 75 E (75) 59/70 E 76 E (76)
NBL
NBT
NBR
162/253
573/455
2/0
F
B
A
90
11
3
B
(15)
170/260
879/453
3/0
F
B
A
83
12
2
B
(16)
SBL
SBT
SBR
59/276
#1912/1947
6/355
E
E
A
75
71
3
E
(71)
59/232
#1633/883
3/54
E
C
A
75
27
4
C
(28)
Capacity analysis indicates that the intersection of S. College Road and Cape Fear Academy / Pinecliff Drive is
expected to operate at an overall LOS D or better under all analysis scenarios during the weekday PM and
Saturday Midday peak hours. The proposed development is expected to have only minor impacts to the
expected background operations. Additionally, the proposed development is anticipated to only contribute
through traffic along S. College Road at this intersection. Due to these reasons, no improvements are
recommended. All analyzed access alternatives are expected to operate with similar delay and queues at this
intersection during both the weekday PM and Saturday mid-day peak hours.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 6
TIA Addendum – Whiskey Branch | 7
S. College Road and Mohican Trail
The signalized intersection of S. College Road and Mohican Trail was analyzed under existing (2019),
background (2024), and combined (2024) Full Buildout – access alternative 1, 4, and 5 traffic conditions with
the lane configurations and traffic control shown in Table 3. Although Mohican Trail and Jasmine Cove Way
align, due to the super-street configuration of S. College Road, they operate as separate intersections with
differing traffic control and movements. Due to this, they are separated in this analysis into two intersections.
Refer to Table 3 for a summary of the analysis results. Refer to the attachments for the Synchro capacity
analysis reports.
Table 3: Analysis Summary of S. College Road [N/S] and Mohican Trail [W]
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Existing
(2019)
Conditions
WBR 72/112 C 24 C (24)
A
(8)
203/218 F 86 F (86)
B
(11)
NBT
NBR
185/140
21/98
A
A
7
4 A (7) 423/255
26/53
A
A
7
3 A (7)
SBL* 0/140 A 0 A (0) m0/312 A 0 A (0)
Background
(2024)
Conditions
WBR 72/113 C 25 C (25)
A
(8)
207/217 F 86 F (86)
B
(12)
NBT
NBR
208/259
23/72
A
A
8
4 A (8) 467/305
26/51
A
A
7
3 A (7)
SBL* 0/164 A 0 A (0) m0/170 A 0 A (0)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
1
WBR 106/148 D 39 D (39)
A
(8)
148/157 D 46 D (46)
B
(12)
NBT
NBR
255/215
25/90
A
A
7
4 A (7) 405/228
20/53
B
A
11
4 B (11)
SBL* m0/202 A 0 A (0) m0/257 A 0 A (0)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
4
WBR 106/166 D 39 D (39)
A
(8)
148/206 D 46 D (46)
B
(13)
NBT
NBR
255/216
25/53
A
A
7
4 A (7) 405/284
20/73
B
A
11
4 B (11)
SBL* m0/198 A 0 A (0) m0/184 A 0 A (0)
Planning Board - February 4, 2021
ITEM: 1 - 9 - 7
TIA Addendum – Whiskey Branch | 8
Table 3: Analysis Summary of S. College Road [N/S] and Mohican Trail [W]
(continued)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
5
WBR 89/134 C 25 C (25)
B
(12)
129/155 D 44 D (44)
B
(12)
NBT
NBR
277/185
26/75
A
A
9
5 A (9) 402/260
19/48
B
A
11
4 B (10)
SBL* 141/163 C 29 C (29) 0/146 A 0 A (0)
*Due to the super-street configuration of S. College Road, the southbound left-turn movement was modeled as an eastbound
through.
Capacity analysis of all analysis scenarios indicates the intersection of S. College Road and Mohican Trail is
expected to operate at an overall LOS B or better during the weekday PM and Saturday midday peak hours.
The proposed development is only expected to have marginal increases in delay at the subject intersection
during Full Buildout. Due to the superstreet layout of this intersection, which is signalized for the northbound
and westbound approaches, analysis was separated from the Jasmine Cove Way connection as it is currently
unsignalized. Additionally, these intersections operate independently from one another.
All analyzed access alternatives are expected to operate with similar delay and queues at this intersection
during both the weekday PM and Saturday mid-day peak hours.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 8
TIA Addendum – Whiskey Branch | 9
S. College Road and Jasmine Cove Way
The existing unsignalized intersection of S. College Road and Jasmine Cove Way was analyzed under existing
(2019), background (2024), and combined (2024) Full Buildout – access alternative 1, 4, and 5 traffic conditions
with the lane configurations and traffic control shown in Table 4. Although Mohican Trail and Jasmine Cove
Way align, due to the super-street configuration of S. College Road, they operate as separate intersections with
differing traffic control and movements. Due to this, they are separated in this analysis into two intersections.
Refer to Table 4 for a summary of the analysis results. Refer to the attachments for the Synchro capacity
analysis reports.
Table 4: Analysis Summary of S. College Road [N/S] and Jasmine Cove Way [E]
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Existing
(2019)
Conditions
EBR 5*/73 C1 21 C (21)
N/A
8*/69 C1 20 C (20)
N/A NBL** --/53 -- -- -- --/74 -- -- --
SBT
SBT/R
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
Background
(2024)
Conditions
EBR 5*/28 C1 22 C (22)
N/A
8*/50 C1 21 C (21)
N/A NBL** --/74 -- -- -- --/117 -- -- --
SBT
SBT/R
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
--
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative 1
EBR 5*/50 C1 24 C (24)
N/A
10*/71 C1 24 C (24)
N/A
NBL** --/53 -- -- -- --/74 -- -- --
SBT
SBT/R
--
--/22
--
--
--
--
--
--
--
--
--
--
--
--
--
--
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative 4
EBR 5*/49 C1 24 C (24)
N/A
10*/52 C1 24 C (24)
N/A
NBL** --/74 -- -- -- --/55 -- -- --
SBT
SBT/R
--
--
--
--
--
--
--
--
--
--/44
--
--
--
--
--
--
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative 5
EBR 5*/43 C1 24 C (24)
N/A
10*/49 C1 24 C (24)
N/A NBL** --/54 -- -- -- --/65 -- -- --
SBT
SBT/R
--
--/2
--
--
--
--
--
--
--
--/2
--
--
--
--
--
--
1. Level of service and delay for the minor-street approach.
*Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet.
**Due to the super-street configuration of S. College Road, the northbound left-turn movement was modeled as a westbound
through.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 9
TIA Addendum – Whiskey Branch | 10
Capacity analysis results for all scenarios studied indicates minor-street approaches of the intersection of S.
College Road and Jasmine Cove Way are expected to operate at LOS C during the weekday PM and Saturday
midday peak hours. Additionally, the proposed development is expected to have only marginal increases in
delay for this minor street approach. Since this intersection is unsignalized, the northbound left-turn
movement was not able to be analyzed for delay due to limitations with Synchro analysis of unsignalized
superstreets. Additionally, queues for this northbound left-turn movement were reviewed and were noted to
be relatively minor with little impacts due to the proposed development.
All analyzed access alternatives are expected to operate with similar delay and queues at this intersection
during both the weekday PM and Saturday mid-day peak hours.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 10
TIA Addendum – Whiskey Branch | 11
S. College Road and U-Turn Location / Site Drive #4
The existing u-turn location on S. College Road is currently unsignalized. In access alternative 1, this u-turn
location will remain as a u-turn only location. In access alternative 4, Site Drive #4 will align at the u-turn
location and operate as an entrance only access. In access alternative #5, Site Drive #4 will align at the u-turn
location and operate as a left-over driveway. Although each u-turn direction (NB-to-SB and SB-to-NB)
operates independently of one another, the analysis summary is combined for reporting purposes. Refer to
Table 5 for a summary of the analysis results. Refer to the attachments for the Synchro capacity analysis
reports.
Table 5: S. College Road [N/S] and U-Turn Location / Site Drive #4
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Existing
(2019)
Conditions
NBU**
NBT
15*/72
--
D1
--
25
--
D
(25) N/A
30*/116
--
D1
--
26
--
D
(26) N/A SBU**
SBT
15*/73
--
C1
--
17
--
C
(17)
15*/96
--
C1
--
21
--
C
(21)
Background
(2024)
Conditions
NBU**
NBT
18*/72
--
D1
--
27
--
D
(27) N/A
35*/94
--
D1
--
28
--
D
(28) N/A SBU**
SBT
18*/74
--
C1
--
18
--
C
(18)
15*/67
--
C1
--
22
--
C
(22)
Combined
(2024)
–Full
Buildout,
Access
Alternative 1
(U-Turn
Only)
NBT --/24 -- -- -- N/A -- -- -- -- N/A SBU/L** 8*/53 C1 18 C (18) 8*/72 C1 23 C (23)
NBU** 89/137 D 36 D (36) A
(5)
m119/162 D 43 D (43) A
(9) SBT 32/165 A 3 A (3) 32/166 A 7 A (7)
Combined
(2024)
–Full
Buildout,
Access
Alternative 4
(with S.D. 4)
NBT
NBR
105/175
m0/94
A
A
6
0 A (6) A
(8)
108/156
m0/83
A
A
6
0 A (6) A
(9) SBU/L** m85/160 C 29 C (29) m115/160 D 37 D (37)
NBU** m92/178 D 35 D (35) A
(5)
m109/161 D 36 D (36) A
(8) SBT 30/166 A 3 A (3) 29/166 A 6 A (6)
Planning Board - February 4, 2021
ITEM: 1 - 9 - 11
TIA Addendum – Whiskey Branch | 12
Table 5: S. College Road [N/S] and U-Turn Location / Site Drive #4
(continued)
Combined
(2024)
–Full
Buildout,
Access
Alternative 5
(with S.D. 4)
WBR 119/151 C 32 C (32)
B
(12)
146/186 D 39 D (39)
B
(16)
NBT
NBR
296/225
0/90
A
A
9
0 A (9) 442/254
0/165
B
A
13
0 B (13)
SBL** 87/120 C 27 C (27) 116/157 C 32 C (32)
NBU** 99/135 D 42 D (42)
B
(11)
123/168 D 39 D (39)
B
(14) SBT 460/189 A 10 A (10) 455/228 B 13 B (13)
Developer improvements to lane configuration shown in bold.
1. Level of service and delay for the major-street U-turn movement.
*Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet.
**Due to the super-street configuration of S. College Road, the southbound U-turn movement was modeled as an eastbound
through and the northbound U-turn movement as a westbound through.
Capacity analysis of full buildout, access alternative 1, the northbound u-turn delay increases due to the
addition of site trips. In access alternative 4 with full build out, both the northbound and southbound U-turn
movements will experience an increase in delay. Due to this, signalization is expected to be needed to mitigate
the delays added by the proposed development. A warrant analysis is provided in Section 7.10 of the August
2019 TIA. With signalization for the northbound U-turn under access alternative 1 and the northbound and
southbound u-turns under access alternative 4, the subject intersections are expected to operate at an overall
LOS A during the weekday PM and Saturday midday peak hours. Under access alternative 1, the southbound
U-turn is expected to operate at LOS C without signalization with minor queueing, therefore, signalization is
not recommended for this movement under access alternative 1. Under access alternative 5, with signalization,
the intersections are expected to operate at an overall LOS B during the weekday PM and Saturday midday
peak hours. With signalization in access alternative 5, the northbound U-turn movement and southbound left-
turn movement are expected to operate at LOS D or better during the weekday PM and Saturday midday peak
hours. At this intersection, it is recommended that access alternative 5 be implemented for Site Drive #4.
Under access alternative 5, the southbound u-turn movements are relocated north approximately 600 feet,
providing a reduction in travel time and distance for these existing trips. Due to these reasons and the
negligible impact to the delay and queues, access alternative 5 is recommended. Refer to the attachments for
the NCDOT Two or Three Leg Signalization warrant calculations for this intersection.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 12
TIA Addendum – Whiskey Branch | 13
S. College Road and Site Drive #3
The proposed intersection of S. College Road and Site Drive #3 was analyzed under combined (2024) Full
Buildout – access alternative 1, 4, and 5 traffic conditions with the lane configurations and traffic control
shown in Table 6. Refer to Table 6 for a summary of the analysis results. Refer to the attachments for the
Synchro capacity analysis reports.
Table 6: Analysis Summary of S. College Road [N/S] and Site Drive #3 [W]
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
1
WBR 73*/103 D1 27 D (27)
N/A
188*/372 F1 82 F (82)
N/A
NBT
NBR -- --
--
--
-- -- -- --
--
--
-- --
SBT -- -- -- -- -- -- -- --
Combined
(2024)
Conditions
-Full
Buildout,
Access
Alternative
4
WBR 63*/129 D1 26 D (26)
N/A
155*/204 F1 68 F (68)
N/A
NBT
NBR -- --
--
--
-- -- --/--
-- -- -- --
SBT -- -- -- -- -- -- -- --
Combined
(2024)
Conditions
-Full
Buildout,
Access
Alternative
5
WBR 45*/119 C1 23 C (23)
N/A
95*/216 E1 46 E (46)
N/A
NBT
NBR
--/2
--
--
--
--
-- -- --/16
-- -- -- --
SBT -- -- -- -- -- -- -- --
1. Level of service and delay for the minor street approach.
Developer improvements to lane configuration shown in bold.
*Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet.
Capacity analysis of combined (2024) Full Buildout conditions indicates the minor street approach is expected
to operate at LOS D during the weekday PM peak hour and LOS F during the Saturday midday peak hour
under access alternative 1 and 4. Under access alternative 5, the minor street approach is expected to operate at
LOS C during the weekday PM peak hour and LOS E during the Saturday midday peak hour. The traffic
signal at the intersection with Mohican Trail will provide gaps in northbound traffic on College Road which
should allow turns from the side street with less delay than reported by Synchro. If there are longer delays at
Site Drive #3, it is anticipated that site traffic would utilize a different driveway since there are multiple egress
options for the site. Additionally, all queues at this intersection are expected to occur internal to the site and
Planning Board - February 4, 2021
ITEM: 1 - 9 - 13
TIA Addendum – Whiskey Branch | 14
not affect operations on state-maintained roadways. At this intersection, access alternative 5 is expected to
provide the shortest delay times and queue lengths due to the additional egress lane proposed at Site Drive 4.
S. College Road and Site Drive #4 / Site Drive #5
The proposed intersection of S. College Road and Site Drive #4 / Site Drive#5 was analyzed under combined
(2024) Full Buildout – access alternative 1 and 4 traffic conditions with the lane configurations and traffic
control shown in Table 7. In access alternative 1, the access is labeled as Site Drive #4. In access alternatives 4
and 5, the access is labeled as Site Drive #5. In both scenarios, the driveway is a left-over located north of the
existing U-turn location on College Road. Refer to Table 7 for a summary of the analysis results. Refer to the
attachments for the Synchro capacity analysis reports.
Table 7: Analysis Summary of S. College Rd [N/S] and Site Drive #4/Site Drive #5 [W]
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Alternative
1
Site Drive 4
WBR 226/289 D 37 D (37)
B
(16)
294/507 D 51 D (51)
B
(19)
NBT
NBR
448/264
32/96 B
A
11
7 B (11) 223/496
m14/93 B
A
13
3 B (12)
SBL*
SBT
m74/137
--
C
--
24
-- C (24) m129/163
--
C
--
30
-- C (30)
Combined
(2024)
Conditions
– Full
Buildout,
Access
Alternative
4
Site Drive 5
WBR 261/255 D 38 D (38)
B
(13)
321/331 E 57 E (57)
B
(17)
NBT
NBR
95/241
m8/31 A
A
7
5 A (7) 126/319
m10/76 A
A
9
4 A (9)
SBL*
SBT
m40/94
--
B
--
18
-- B (18) m66/160
--
C
--
23
-- C (23)
Combined
(2024)
Conditions
– Full
Buildout,
Access
Alternative
5
Site Drive 5
WBR 80**/117 D1 30 D (30)
N/A
190/287 F1 86 F (86)
N/A
NBT
NBR
--/--
--/-- --
--
--
-- -- --/46
--/30 --
--
--
-- --
SBT -- -- -- -- -- -- -- --
1. Level of service and delay for the minor-street approach.
*Due to the super-street configuration of S. College Rd, the SB left-turn movement was modeled as an EB through movement.
**Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet
Developer improvements to lane configuration shown in bold.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 14
TIA Addendum – Whiskey Branch | 15
In access alternative 1, Site Drive #4 will have a higher southbound left turn volume since there is no other
southbound left turn option directly into the development. In this alternative, the intersection is expected to
operate at LOS C in both peak hours. Synchro indicates Site Drive #4 / Site Drive #5 is expected to operate at
LOS E in both access alternatives; however, nearby traffic signals are expected to create gaps in northbound
traffic which would allow some right turns to be made during the red signal phase. In access alternative 4, the
intersection (with Site Drive #5) is expected to operate at LOS B or C in both peak hours. Under access
alternative 4, the driveway (Site Drive #5) should be located a minimum of 1,000 feet north of the existing U-
turn location that is just north of Mohican Trail. The only significant difference in the operations between the
two access alternatives is that the southbound queues are longer in access alternative 1 since this is the only
direct left turn into the development. A signal warrant analysis was evaluated for this location and is
discussed in Section 7.10 of the August 2019 TIA. Spacing of the recommended signalized intersections along
the S. College Road corridor were also considered. Under access alternative 5, the intersection was analyzed as
an unsignalized, right-in / right-out intersection where the minor street approach is expected to operate at
LOS D during the weekday PM peak hour and LOS F during the Saturday midday peak hour. It should be
noted that although delay times are expected to increase under access alternative 5, queuing lengths are
expected to decrease on the westbound minor-street approach due to the additional site egress and no delay is
expected to be added to the S. College Road corridor. Refer to the attachments for the NCDOT Two or Three
Leg Signalization warrant calculations for this intersection.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 15
TIA Addendum – Whiskey Branch | 16
S. College Road and Proposed Northern Northbound U-Turn
The proposed intersection of S. College Road and Proposed Northern Northbound U-Turn was analyzed
under combined (2024) Full Buildout – access alternative 1 and 4 traffic conditions with the lane configurations
shown in Table 8. Refer to Table 8 for a summary of the analysis results. Refer to the attachments for the
Synchro capacity analysis reports. Under access alternative 5, this U-turn is proposed to be located across from
Lansdowne Road. Refer to Table 9 for a detailed summary of that intersection analysis.
Table 8: Analysis Summary of S. College Road [N/S] and Proposed Northern
Northbound U-Turn
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Scenario 1
NBU*
NBT
m82/160
--
D
--
35
-- D (35)
B
(18)
m68/162
--
C
--
34
-- C (34)
B
(15) SBT m536/310 B 17 B (17) 787/231 B 14 B (14)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Scenario 4
NBU*
NBT
m68/119
--
C
--
30
-- C (30)
B
(13)
m56/137
--
C
--
28
-- C (28)
B
(14) SBT m611/279 B 12 B (12) 783/347 B 14 B (14)
*Due to the super-street configuration of S. College Road, the northbound U-turn movement was modeled as a westbound left-
turn movement.
**Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet.
1. Level of service and delay for the major-street U-turn movement.
Developer improvements to lane configuration shown in bold.
Capacity analysis of access scenario #1 and access scenario #4 indicates the proposed intersection of S. College
Road and the northbound U-turn north of Weybridge Lane is expected to operate at an overall LOS B during
the weekday PM and Saturday midday peak hours. This capacity analysis considered protected only phasing
to be conservative. Under access scenario #5, the northern northbound U-turn location is proposed to be
located across from Lansdowne Road. Refer to Table 9 for a detailed summary of the access alternative 5 U-
turn. Refer to the attachments for the NCDOT Two or Three Leg Signalization warrant calculations for this
intersection.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 16
TIA Addendum – Whiskey Branch | 17
S. College Road and Proposed Northbound U-Turn at Lansdowne Road
The proposed intersection of S. College Road and Proposed Northbound U-Turn at Lansdowne Road was
analyzed under combined (2024) Full Buildout – access alternative 5 traffic conditions with the lane
configurations shown in Table 9. Refer to Table 9 for a summary of the analysis results. Refer to the
attachments for the Synchro capacity analysis reports. The left turn from S. College Road and the right turn
from Lansdowne Road were not analyzed as part of this study.
Table 9: Analysis Summary of S. College Road [N/S] and Proposed Northbound U-Turn
at Lansdowne Road
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Scenario 5
NBU*
NBT
133/160
--/53
D
--
43
-- D (43)
B
(20)
144/180
--/599
D
--
39
--
D (39)
--
C
(21)
SBT 864/-- B 19 B (19) 743/-- B 19 B (19)
*Due to the super-street configuration of S. College Road, the northbound U-turn movement was modeled as a westbound left-
turn movement.
Developer improvements to lane configuration shown in bold.
Capacity analysis of access scenario #5 indicates the proposed intersection of S. College Road and the
Proposed Northbound U-Turn at Lansdowne Road is expected to operate at an overall LOS C or better as a
signalized U-turn movement during weekday PM and Saturday peak hours. Under access alternative 5, a
signal is recommended to be added to the S. College Road corridor at this northbound U-Turn movement.
Refer to the attachments for the NCDOT Two or Three Leg Signalization warrant calculations for this
intersection.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 17
TIA Addendum – Whiskey Branch | 18
S. College Road and Proposed Southbound U-Turn North of Site Drive 4 (Relocation of Existing U-Turn)
Per coordination with NCDOT and the WMPO for access alternative 5, relocation of the existing southbound
U-turn north of Mohican Trail was proposed to the north of the proposed Site Drive #4 to separate U-turn and
left-turning vehicles. This proposed southbound U-turn was analyzed under combined (2024) Full Buildout –
access alternative 5 traffic conditions with the lane configurations and traffic control shown in Table 10. Refer
to Table 10 for a summary of the analysis results. Refer to the attachments for the Synchro capacity analysis
reports.
Table 10: Analysis Summary of S. College Road [N/S] and Proposed Southbound U-
Turn North of Site Drive #4
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Scenario 5
NBT -- -- -- --
N/A
--/13 -- -- --
N/A SBU**
SBT
53*/112
--
D1
--
26
-- D (26) 135*/144
--
F1
--
65
-- F (65)
*Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet.
**Due to the super-street configuration of S. College Road, the southbound U-turn movement was modeled as an eastbound left-
turn movement.
1. Level of service and delay for the major-street U-turn movement.
Developer improvements to lane configuration shown in bold.
Capacity analysis of access scenario 5 indicates the U-turn movement is expected to operate at LOS D during
the weekday PM peak hour and LOS F during the Saturday midday peak hour. Review of the queues under
this access scenario indicates that the subject intersection is expected to operate adequately with unsignalized
control. It should be noted that under these conditions, the movement is expected to operate with a low
volume of traffic and therefore queueing was not expected to extend beyond the provided storage lengths.
Due to these reasons, signalization is not recommended at this intersection. Refer to the attachments for the
NCDOT Two or Three Leg Signalization warrant calculations for this intersection.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 18
TIA Addendum – Whiskey Branch | 19
S. College Road and Weybridge Lane
The intersection of S. College Road and Weybridge Lane was analyzed as a left-over intersection. This was
analyzed under combined (2024) Full Buildout – access alternative 5 traffic conditions with the lane
configurations and traffic control shown in Table 11. This intersection was not studied in the previously
approved 2019 TIA but is included in this analysis because the left-in movement would be provided at the
intersection by the proposed development. Refer to Table 11 for a summary of the analysis results. Refer to the
attachments for the Synchro capacity analysis reports.
Table 11: Analysis Summary of S. College Road [N/S] and Weybridge Lane
ANALYSIS
SCENARIO
LANE
GROUP
Weekday PM Peak Hour Saturday Midday Peak Hour
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Queue
95th /
Max
(ft.)
Lane
LOS
Delay
(sec)
Approach
LOS
(sec)
Overall
LOS
(sec)
Combined
(2024)
Conditions
–Full
Buildout,
Access
Scenario 5
WBR 10*/68 C2 20 C (20)
N/A
43*/178 E2 35 E (35)
N/A SBU/L** 33*/68 E1 42 E (42) 78*/84 F1 205 F (205)
NBT
NBR
--
--/1
--
--
--
--
--
--
--/99
--/55
--
--
--
--
--
--
*Due to limitations with synchro reporting, a vehicle length of 25 feet was used to determine the 95th percentile queue in feet.
**Due to the super-street configuration of S. College Road, the southbound left-turn movement was modeled as an eastbound
through movement and the southbound U-turn movement was modeled as a eastbound left-turn movement.
1. Level of service and delay for the major-street U-turn movement.
2. Level of service and delay for minor-street approach.
Developer improvements to lane configuration shown in bold.
Capacity analysis of access scenario 5 under combined (2024) conditions indicates that the westbound minor-
street approach is expected to operate at LOS C during the weekday PM peak hour and LOS E during the
Saturday peak hour, while the southbound major-street shared U-Turn/left-turn movement is expected to
operate at LOS E during the weekday PM peak hour and LOS F during the Saturday peak hour. The
southbound left-turn movement is expected to carry a low volume of traffic, serving only Weybridge Lane. It
is expected that this movement will relieve some of the traffic on the existing unsignalized Lansdowne Road
intersection to the north. Sufficient storage is recommended on the southbound left-turn lane to adequately
accommodate the expected queues. Due to this, signalization is not recommended for the intersection. Refer to
the attachments for the NCDOT Two or Three Leg Signalization warrant calculations for both intersections.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 19
TIA Addendum – Whiskey Branch | 20
Conclusions and Recommendations
This Traffic Impact Analysis Addendum was conducted to determine the potential impacts for the proposed
Whiskey Branch development (formerly named Whiskey Navajo). The purpose of this Addendum is to
provide an updated evaluation of traffic operations at the study intersections along S. College Road with an
alternative access scenario (Access Alternative 5) for the proposed development. This Addendum analyzes all
intersections where traffic volumes and/or roadway improvements are expected to change from what was
approved in the TIA dated August 2019.
A summary of the Phase 1B and Full Buildout roadway improvements recommended for the proposed
development is below. Due to benefits to the surrounding roadway network, access alternative 5 is the
recommended access plan.
Recommended Improvements by Developer – Access Alternative 5
Phase 1B
S. College Road and Site Drive 4
Provide site access via westbound approach with one ingress lane and one egress lane via left-
over intersection.
Monitor for signalization and install once warranted and approved by NCDOT. Prior to
signalization, provide stop control for the westbound approach.
Construct a northbound right-turn lane on S. College Road with a minimum of 150 feet of
storage and appropriate taper.
Restripe the existing southbound U-turn lane as a southbound left-turn lane which will provide
400 feet of storage and a taper.
S. College Road and Southbound U-Turn north of Site Drive 4
Construct a southbound U-turn intersection / median break north of the proposed Site Drive 4
to replace the existing southbound U-turn movement north of Mohican Trail.
Construct a southbound U-turn lane on S. College Road with a minimum of 150 feet of storage
and appropriate taper.
Full Buildout
S. College Road and Site Drive 3
Provide site access via westbound approach with one ingress lane and one egress lane via a
right-in/right-out intersection.
Provide stop control for the westbound approach.
Construct a northbound right-turn lane on S. College Road with a minimum of 100 feet of
storage and appropriate taper.
S. College Road and Site Drive 5 [Full Buildout]
Provide site access via westbound approach with one ingress lane and one egress lane via a
right-in / right-out intersection.
Construct a northbound right-turn lane on S. College Road with a minimum of 200’ feet of
storage and appropriate taper. The full width right turn lane may be extended to the new
relocated Southbound U-Turn bulb.
Planning Board - February 4, 2021
ITEM: 1 - 9 - 20
TIA Addendum – Whiskey Branch | 21
S. College Road and Weybridge Lane
Provide a median break at Weybridge Lane.
Construct a southbound shared U-Turn/left-turn lane on S. College Road to serve as a left-over
for Weybridge Lane. Provide a minimum of 100 feet of storage and appropriate taper for the
southbound left-turn lane.
S. College Road and Proposed Northbound U-Turn at Lansdowne Road
Construct a northbound U-turn / median break where Lansdowne Road intersects with S.
College Road. Provide a minimum of 175 feet of storage and appropriate taper for the
northbound U-turn lane.
Monitor for signalization at the northbound U-Turn movements and install signal if warranted
and approved by NCDOT.
If you should have any questions, please feel free to contact me at (919) 872-5115.
Sincerely,
RAMEY KEMP & ASSOCIATES, INC.
Nathaniel Bouquin, P.E.
Traffic Engineering Project Manager
NC Corporate License # C-0910
cc: Eva Covarrubias, NCDOT
Dan Cumbo, PE, NCDOT
Hill Rogers, Cameron Management
Attachments: Figures
Synchro Analysis Reports
Turn Lane Warrant Charts
Signal Warrant Calculations
6/18/2020
Planning Board - February 4, 2021
ITEM: 1 - 9 - 21
FIGURES
Planning Board - February 4, 2021
ITEM: 1 - 9 - 22
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
Figure 10
Background (2024)
Peak Hour Traffic
LEGEND
Signalized Intersection
Unsignalized Intersection
X / Y Weekday PM / Saturday
Peak Hour Traffic14
/
3
23
9
7
/
2
0
3
1
5/
8
18
/
1
5
84
/
9
5
5/
0
13
4
4
/
1
6
6
9
6/
7
100/128
20
/
2
7
12
7
1
/
1
6
5
3
68
/
6
1
20
2
0
/
1
8
4
9
61
/
4
1
35
/
6
8
13
3
6
/
1
7
1
3
3/30/28/16
26/40/06/0
13/22
15
/
9
18
6
6
/
1
7
7
9
17
5
/
1
2
8
70
/
5
0
22
/
1
6
0/
0
2/225/246/9
41
/
4
5
18
/
1
3
5/
7
138/6860/4098/58
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Weybridge
Lane
20
4
0
/
1
8
5
8
28/68
13
7
4
/
1
7
0
8
23
/
4
6
Planning Board - February 4, 2021
ITEM: 1 - 9 - 23
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Figure 11A
Weekday PM Residential Site
Trip Distribution
- Full Build, Alternative 5
60
%
(6
0
%
)
(4
0
%
)
40
%
60%
40%
60
%
(3
5
%
)
(6
0
%
)
(9
5
%
)
X%
(Y%)
XX%
Entering Trip Distribution
Exiting Trip Distribution
Regional Trip Distribution
LEGEND
Signalized Intersection
Unsignalized Intersection
(45%)
(4
0
%
)
Right-In/Right-Out Intersection
Left-Over Intersection
60
%
(
3
5
%
)
(5
0
%
)
1
0
%
45
%
(
3
5
%
)
15
%
(3
5
%
)
60
%
(
3
5
%
)
(5
0
%
)
25
%
(45%)45
%
(10%)
30
%
10
%
(5
%
)
(5
%
)
1
0
%
20
%
Planning Board - February 4, 2021
ITEM: 1 - 9 - 24
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Saturday Residential
Site Trip Distribution
- Full Build, Alternative 5
50
%
(5
0
%
)
(5
0
%
)
50
%
50%
50%
50
%
(9
5
%
)
X%
(Y%)
XX%
Entering Trip Distribution
Exiting Trip Distribution
Regional Trip Distribution
LEGEND
Signalized Intersection
Unsignalized Intersection
(45%)
(5
0
%
)
Right-In/Right-Out Intersection
Left-Over Intersection
50
%
(
4
5
%
)
(5
0
%
)
1
5
%
35
%
(
4
5
%
)
15
%
(4
5
%
)
50
%
(
4
5
%
)
(5
0
%
)
30
%
(45%)35
%
(10%)
40
%
10
%
(5
%
)
15
%
(
5
%
)
25
%
(4
5
%
)
(5
0
%
)
Figure 11B
Planning Board - February 4, 2021
ITEM: 1 - 9 - 25
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Weekday PM + Saturday
Commercial Site Trip Distribution
- Full Build, Alternative 5
55
%
(5
5
%
)
(4
0
%
)
(5
%
)
40
%
55%
40%
55
%
(3
0
%
)
(5
5
%
)
(8
5
%
)
X%
(Y%)
XX%
Entering Trip Distribution
Exiting Trip Distribution
Regional Trip Distribution
LEGEND
Signalized Intersection
Unsignalized Intersection
(40%)
(4
5
%
)
Right-In/Right-Out Intersection
Left-Over Intersection
55
%
(
3
0
%
)
(4
5
%
)
2
0
%
25
%
(
3
0
%
)
30
%
(3
0
%
)
55
%
(
3
0
%
)
(4
5
%
)
50
%
(30%)25
%
(30%)
35
%
10
%
(1
5
%
)
(1
5
%
)
2
0
%
15
%
5%5%
Figure 12
Planning Board - February 4, 2021
ITEM: 1 - 9 - 26
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Weekday PM + Saturday
Pass-By Distribution
- Full Build, Alternative 5
(3
0
%
)
(25%)
(2
0
%
)
(3
0
%
)
-
3
0
%
=
0
%
30
%
-2
5
%
25
%
(3
0
%
)
(2
0
%
)
-
1
5
%
=
5
%
45
%
40%
35%
-1
0
%
10
%
(2
5
%
)
-2
0
%
20
%
X%Pass-By Trip Distribution
LEGEND
Signalized Intersection
Unsignalized Intersection
Right-In/Right-Out Intersection
Left-Over Intersection
(3
0
%
)
(3
0
%
)
Figure 13
Planning Board - February 4, 2021
ITEM: 1 - 9 - 27
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Figure 14
Residential
Site Trip Assignment
- Full Build, Alternative 5
44
/
5
4
40
/
5
7
29
/
5
6
29
/
5
4
65
/
1
0
8
X /Y Weekday PM / Saturday Peak
Hour Site Trips
LEGEND
Signalized Intersection
Unsignalized Intersection
31/51
29
/
5
6
Right-In/Right-Out Intersection
Left-Over Intersection
69
/
1
0
5
42
/
7
3
58
/
8
9
11
/
1
6
25
/
5
1
69
/
1
0
5
34
/
5
7
19
/
3
2
32/5133
/
3
8
7/11
22
/
4
3
7/
1
1
4/
5
10
/
2
2
15
/
2
7
73
/
1
1
0
29
/
5
6
*
44
/
5
4
29
/
5
4
70
/
1
1
3
70/113
25
/
5
1
40
/
5
7
44
/
5
4
Site
Drive #4 SI
T
E
Phase 1B Access(Provided for refernce only.)
*Egress traffic heading south to u-turn @ S. College Road and Pine Cliff Drive
Planning Board - February 4, 2021
ITEM: 1 - 9 - 28
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Figure 15
Commercial
Site Trip Assignment
- Full Build, Alternative 5
10
7
/
1
6
4
13
7
/
1
4
6
10
1
/
1
0
5
13
/
1
4
77
/
1
2
0
21
2
/
2
2
6
X /Y Weekday PM / Saturday Peak
Hour Site Trips
LEGEND
Signalized Intersection
Unsignalized Intersection
101/107
11
4
/
1
1
9
Right-In/Right-Out Intersection
Left-Over Intersection
18
2
/
2
4
4
15
0
/
1
7
9
12
4
/
1
5
4
58
/
9
0
76
/
7
9
18
2
/
2
4
4
11
1
/
1
1
9
97
/
1
5
0
75/7948
/
7
5
75/80
67
/
1
0
4
19
/
3
0
38
/
4
0
75
/
1
0
0
29
/
4
4
9/14
75
/
8
0
13
7
/
1
4
6
10
7
/
1
6
4
Planning Board - February 4, 2021
ITEM: 1 - 9 - 29
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Figure 16
Weekday PM + Saturday
Pass-By Assignment
- Full Build, Alternative 5
23/24
18
/
1
9
28
/
2
9
-2
3
/
-
2
3
23
/
2
3
28
/
2
9
5/
5
41
/
4
3
37/38
32/33
-9
/
-
1
0
9/
1
0
23
/
2
3
-1
9
/
-
1
9
19
/
1
9
X / Y Weekday PM / Saturday Peak
Hour Pass-By Trips
LEGEND
Signalized Intersection
Unsignalized Intersection
Right-In/Right-Out Intersection
Left-Over Intersection
28
/
2
9
28
/
2
9
28
/
2
9
Planning Board - February 4, 2021
ITEM: 1 - 9 - 30
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Figure 17
Total
Site Trip Assignment
- Full Build, Alternative 5
15
1
/
2
1
8
17
7
/
2
0
3
13
0
/
1
6
1
13
/
1
4
10
6
/
1
7
4
15
1
/
2
1
8
30
5
/
3
6
3
X /Y Weekday PM / Saturday Peak
Hour Site Trips
LEGEND
Signalized Intersection
Unsignalized Intersection
155/182
14
3
/
1
7
5
Right-In/Right-Out Intersection
Left-Over Intersection
27
9
/
3
7
8
21
0
/
2
7
1
18
2
/
2
4
3
97
/
1
3
5
78
/
1
0
7
27
9
/
3
7
8
15
0
/
1
8
1
15
7
/
2
2
5
144/16810
4
/
1
3
6
114/124
80
/
1
3
7
35
/
5
1
65
/
6
8
66
/
1
0
3
63
/
9
0
9/14
12
8
/
1
6
0
17
7
/
2
0
3
Site
Drive #4 SI
T
E
Phase 1B Access(Provided for refernce only.)
*Egress traffic heading south to u-turn @ S. College Road and Pine Cliff Drive
73
/
1
1
0
29
/
5
6
*
44
/
5
4
29
/
5
4
70
/
1
1
3
70/113
Planning Board - February 4, 2021
ITEM: 1 - 9 - 31
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Diverted Trips
- Full Build, Alternative 5
-6
1
/
-
4
1
+2
0
/
+
9
-6
1
/
-
4
1
X / Y Weekday PM / Saturday Peak
Hour Diverted Trips
LEGEND
Signalized Intersection
Unsignalized Intersection
Right-In/Right-Out Intersection
Left-Over Intersection
-6
1
/
-
4
1
Figure 18
+1
0
/
+
2
2
-4
1
/
-
3
2
-3
1
/
-
1
0
-1
0
/
-
2
2
-4
1
/
-
3
2
-4
1
/
-
3
2
+3
1
/
+
1
0
Planning Board - February 4, 2021
ITEM: 1 - 9 - 32
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
Figure 19
Combined (2024)
Peak Hour Traffic
- Full Build, Alternative 5
14
/
3
25
4
8
/
2
2
4
9
5/
8
18
/
1
5
84
/
9
5
5/
0
15
2
1
/
1
8
7
2
6/
7
15
/
9
19
9
6
/
1
9
4
0
18
8
/
1
4
2
0/
0
20
/
2
7
13
7
7
/
1
8
2
7
68
/
6
1
21
9
1
/
2
0
7
6
0/
0
16
4
8
/
2
0
6
1
13
/
2
4
12
8
/
1
6
0
15
7
9
/
1
9
7
9
0/
0
X /Y Weekday PM / Saturday Peak
Hour Traffic
LEGEND
Signalized Intersection
Unsignalized Intersection
155/182
21
9
8
/
2
0
9
2
Right-In/Right-Out Intersection
Left-Over Intersection
22
7
8
/
2
2
0
4
10
/
2
2
31
/
1
0
15
4
6
/
1
9
8
4
22
0
2
/
2
0
9
2
11
7
/
1
4
4
20
9
8
/
1
9
5
6
22
7
8
/
2
2
0
4
15
0
6
/
1
9
0
3
15
7
/
2
2
5
144/16810
4
/
1
3
6
114/124
14
5
1
/
1
9
1
8
35
/
5
1
10
0
/
1
3
6
14
0
2
/
1
8
1
6
63
/
9
0
109/142
3/30/28/16
26/40/06/0
13/22
138/6860/4098/58
2/225/246/9
41
/
4
5
18
/
1
3
5/
7
70
/
5
0
22
/
1
6
0/
0
28/68
0/0
Planning Board - February 4, 2021
ITEM: 1 - 9 - 33
Scale: Not to Scale
Whiskey Branch Development - TIA AddendumWilmington, NC Figure 20
Recommended Lane
Configurations - Access
Alternative 5
40
0
'
20
0
'
22
5
'
47
5
'
100'
FullFull
60
0
'
40
0
'
40
0
'
40
0
'
40
0
'
(R
e
s
t
r
i
p
e
)
20
0
'
15
0
'
LEGEND
Signalized Intersection
UnsignalizedIntersection
Existing Lane
X'Storage (In Feet)
10
0
'
Full Build Improvements
By Developer
Monitor for Signalization
Right-In/Right-Out Intersection
Left-Over Intersection
Phase 1B Improvements
By Developer
N
Jasmine
Cove Way
Cape Fear
Academy
Pine Cliff
Drive
Lansdowne
Road
Na
v
a
h
o
Tr
a
i
l
Nicholas Creek
Circle
S.
C
o
l
l
e
g
e
Ro
a
d
Mohican
Trail
Site
Drive #3
Site
Drive #4
SITE
Site
Drive #5
Weybridge
Lane
10
0
'
27
5
'
15
0
'
17
5
'
25
0
'
42
5
'
Planning Board - February 4, 2021
ITEM: 1 - 9 - 34
January 14, 2021
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 January 6, 2021. 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.
Planning Board - February 4, 2021
ITEM: 1 - 10 - 1
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 100 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.
Planning Board - February 4, 2021
ITEM: 1 - 10 - 2
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
Planning Board - February 4, 2021
ITEM: 1 - 10 - 3
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
Planning Board - February 4, 2021
ITEM: 1 - 10 - 4
PROPOSED
SITE PLAN
Planning Board - February 4, 2021
ITEM: 1 - 11 - 1
Planning Board - February 4, 2021
ITEM: 1 - 12 - 1
Planning Board - February 4, 2021ITEM: 1- 12 - 2
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.
Planning Board - February 4, 2021
ITEM: 1 - 12 - 3
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
Planning Board - February 4, 2021
ITEM: 1 - 12 - 4
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.
Planning Board - February 4, 2021
ITEM: 1 - 12 - 5
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. Artisan Manufacturing;
Planning Board - February 4, 2021
ITEM: 1 - 12 - 6
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,
Planning Board - February 4, 2021
ITEM: 1 - 12 - 7
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
Planning Board - February 4, 2021
ITEM: 1 - 12 - 8
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
Planning Board - February 4, 2021
ITEM: 1 - 12 - 9
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/4/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Gideon Smith, Current Planner
CONTACT(S): Gideon Smith, Brad Schuler, Senior Planner, Rebekah Roth, Planning and Land Use Interim
Director
SUBJECT:
Quasi-Judicial Hearing
Special Use Permit Request (S21-01) – Request by Design Solu5ons on behalf of the property owners, Richard T., V
and Patricia Hayes, for a Special Use Permit to operate a Bed & Breakfast Inn within the R-15, Residen5al District,
located at 6727 Carolina Beach Road.
BRIEF SUMMARY:
The applicant is seeking to obtain a Special Use Permit to operate a Bed and Breakfast Inn within an exis#ng single-
family dwelling located at 6727 Carolina Beach Road.
The approximately 2,500 square foot dwelling is located near the center of the 0.43-acre site, is two story, and
approximately 35 feet in height at its highest point. The applicant is proposing to renovate the exis#ng house to include
5 guestrooms and a manager’s suite. According to the property owner, the proposed check-in #me is around 3:00 pm
and check-out #me is around 10:00 am.
Aside from the proposed interior and exterior renova#ons, the exis#ng driveway will require an NCDOT driveway
permit and is proposed to be stabilized with gravel in accordance with New Hanover County Fire Services and NCDOT
standards.
According to the applicant, all the exis#ng vegeta#on on the site consists of various pines and hardwoods, none of
which are classified as either significant or specimen trees. In addi#on, no trees are proposed to be removed as part of
this request.
The Unified Development Ordinance (UDO) contains specific standards for Bed and Breakfast Inns. When located in
the R-15 district, the proposed use is limited to one wall sign with a maximum area of 4 square feet, and all installed
ligh#ng must consist of typical residen#al light fixtures, such as can-style lights and low-voltage lights lining the
sidewalk and steps.
The applicant is currently coordina#ng with New Hanover County Environmental Health to determine the
requirements to upgrade the exis#ng sep#c system to accommodate the proposed use. Before the commencement of
any Bed and Breakfast opera#on, a soil evalua#on is required to determine the size and design of the sep#c system.
The proposed Bed and Breakfast Inn is es#mated to generate about 3 trips during the peak hours for a net increase of
approximately 2 trips, which is a minimal increase in traffic if the exis#ng dwelling is allowed to be used as a Bed and
Breakfast Inn. The es#mated traffic generated from the site is under the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA).
Planning Board - February 4, 2021
ITEM: 2
The proposed use of the property as a Bed and Breakfast Inn will have no impact on the school system.
The 2016 Comprehensive Plan classifies the site as Community Mixed Use. The proposed Bed and Breakfast Inn is in
line with the mix of residen#al and commercial uses recommended for Community Mixed Use areas.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Example Mo5on for Approval:
Mo#on to approve, as the Board finds that this applica#on for a Special Use Permit meets the four required
conclusions based on the findings of fact included in the Staff Report.
[OPTIONAL] Note any addi#onal findings of fact related to the four required conclusions.
[OPTIONAL] Note any condi#ons be added to the development:
[List Condi ons]
Example Mo5on for Denial:
Mo#on to deny, as the Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required condi#ons and specifica#ons of the Unified Development Ordinance;
3. Will not substan#ally injure the value of adjoining or abuCng property;
4. Will be in harmony with the area in which it is to be located and in general conformity with the Comprehensive
Land Use Plan for New Hanover County.
[State the finding(s) that the applica on does not meet and include reasons to why it is not being met]
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 4, 2021
ITEM: 2
SCRIPT for SPECIAL USE PERMIT Application (S21-01)
Request by Design Solutions on behalf of the property owners, Richard T., V and Patricia Hayes, for a
Special Use Permit to operate a Bed & Breakfast Inn within the R-15, Residential District, located at
6727 Carolina Beach Road.
1. Swearing in of witnesses: Announce that “the Special Use Permit process requires a quasi-judicial hearing;
therefore, any person wishing to testify must be sworn in. All persons who signed in to speak and wish to
present competent and material testimony please step forward to be sworn in. Thank you.”
2. This is a quasi-judicial hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and additional 5 minutes for rebuttal.
3. Conduct hearing, as follows:
a. Staff presentation
b. Applicant’ s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s cross examination/rebuttal (up to 5 minutes)
e. Opponent’s cross examination/rebuttal (up to 5 minutes)
4. Close the hearing
5. Board discussion
6. Ask Applicant whether he/she agrees with staff findings.
7. Vote on the Special Use Permit application.
Motion to approve the permit - All findings are positive.
Motion to approve the permit, subject to conditions specified below:
(State Conditions)
___________________________________________________________________________
___________________________________________________________________________
Motion to deny the permit because the Board cannot find:
a. That the use will not materially endanger the public health or safety if located where
proposed for the following reason:
________________________________________________________________________
________________________________________________________________________
b. That the use meets all required condition and specifications:
________________________________________________________________________
________________________________________________________________________
c. That the use will not substantially injure the value of adjoining or abutting property, or that
the use is a public necessity:
________________________________________________________________________
________________________________________________________________________
Planning Board - February 4, 2021
ITEM: 2 - 1 - 1
d. That the location and character of the use if developed according to the plan as submitted
and approved will be in harmony with the area in which it is to be located and in general
conformity with the Comprehensive Land Use Plan for New Hanover County:
________________________________________________________________________
________________________________________________________________________
Example Motion for Approval:
Motion to approve, as the Board finds that this application for a Special Use Permit meets the four required
conclusions based on the findings of fact included in the Staff Report.
[OPTIONAL] Note any additional findings of fact related to the four required conclusions.
[OPTIONAL] Note any conditions be added to the development:
[List Conditions]
Example Motion for Denial:
Motion to deny, as the Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Unified Development Ordinance;
3. Will not substantially injure the value of adjoining or abutting property;
4. Will be in harmony with the area in which it is to be located and in general conformity with the
Comprehensive Land Use Plan for New Hanover County.
[State the finding(s) that the application does not meet and include reasons to why it is not being met]
Planning Board - February 4, 2021
ITEM: 2 - 1 - 2
S21-01 Staff Report PB 2.4.2021 Page 1 of 9
STAFF REPORT FOR S21-01
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Number: S21-01
Request:
Special Use Permit for a Bed and Breakfast Inn
Applicant: Property Owner(s):
Cindee Wolf – Design Solutions Patricia Hayes and Richard T. Hayes, V
Location: Acreage:
6727 Carolina Beach Road 0.43
PID(s): Comp Plan Place Type:
R08200-002-034-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Single-Family Residential Bed and Breakfast Inn
Current Zoning:
R-15
(ADA = Additional Dwelling Allowance SUP for greater density than permitted by-right in base zoning
district – formerly titled High Density SUP)
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential (Oak Hill Mobile Home Park) R-15
East Single-Family Residential R-15
South Single-Family Residential R-15
West Carolina Beach Road Right-of-Way R-15
Cypress Village
(ADA – 6.2 du/ac)
Planning Board - February 4, 2021
ITEM: 2 - 2 - 1
S21-01 Staff Report PB 2.4.2021 Page 2 of 9
ZONING HISTORY
April 7, 1971 The site was initially zoned R-15 (Area 4)
COMMUNITY SERVICES
Water/Sewer The existing structure is currently served by CFPUA water and private
septic.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station Federal Point
Schools Anderson Elementary, Murray Middle, and Ashley High schools
(However, this proposal will not impact the school system.)
Recreation Veterans Park, Monterey Heights, Myrtle Grove Athletic Complex
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 4, 2021
ITEM: 2 - 2 - 2
S21-01 Staff Report PB 2.4.2021 Page 3 of 9
APPLICANT’S PROPOSED CONCEPTUAL PLAN
The applicant is seeking to obtain a Special Use Permit to operate a Bed and Breakfast Inn
within an existing single-family dwelling located at 6727 Carolina Beach Road.
The approximately 2,500 square foot dwelling is located near the center of the 0.43-acre
site, is two story, and approximately 35 feet in height at its highest point.
The applicant is proposing to renovate the existing house to include 5 guestrooms and a
manager’s suite. According to the property owner, the proposed check-in time is around
3:00 pm and check-out time is around 10:00 am.
Proposed Conceptual Plan
Aside from the proposed interior and exterior renovations, the existing driveway is
proposed to be stabilized with gravel in accordance with New Hanover County Fire Services
and NCDOT standards. According to NCDOT, the driveway will require a commercial
driveway permit with a minimum width of 20 feet.
The required 9 parking spaces will be delineated with landscape timber borders.
According to the applicant, all the existing vegetation on the site consists of various pines
and hardwoods, none of which are classified as either significant or specimen trees. In
addition, no trees are proposed to be removed as part of this request.
ZONING CONSIDERATIONS
The Unified Development Ordinance (UDO) contains specific standards for Bed and
Breakfast Inns. When located in the R-15 district, the proposed use is limited to one wall
sign with a maximum area of 4 square feet, and all installed lighting must consist of typical
residential light fixtures, such as can-style lights and low-voltage lights lining the sidewalk
and steps.
The applicant is currently coordinating with New Hanover County Environmental Health to
determine the requirements to upgrade the existing septic system to accommodate the
proposed use. Before the commencement of any Bed and Breakfast operation, a soil
evaluation is required to determine the size and design of the septic system.
The proposed site plan complies with the technical standards for the use in the UDO.
Planning Board - February 4, 2021
ITEM: 2 - 2 - 3
S21-01 Staff Report PB 2.4.2021 Page 4 of 9
AREA SUBDIVISIONS UNDER DEVELOPMENT
TRANSPORTATION
The site is accessed by Carolina Beach Road, an NCDOT-maintained Principal Arterial road
based on the WMPO Functional Classification Map. The site is approximately one quarter
mile north of the Carolina Beach Road/Myrtle Grove Road intersection. According to
NCDOT, a driveway permit will be required for the proposed use.
Planning Board - February 4, 2021
ITEM: 2 - 2 - 4
S21-01 Staff Report PB 2.4.2021 Page 5 of 9
The proposed Bed and Breakfast Inn is estimated to generate about 3 trips during the peak
hours for a net increase of approximately 2 trips. The estimated traffic generated from the
site is under the 100 peak hour threshold that triggers the ordinance requirement for a
Traffic Impact Analysis (TIA).
Because a TIA is not required to analyze transportation impacts for proposals generating
fewer than 100 peak hour trips, staff has provided the volume to capacity ratio for Carolina
Beach Road near the subject site. While volume to capacity ratio, based on average daily
trips, can provide a general idea of the function of adjacent roadways, the delay vehicles
take in seconds to pass through intersections is generally considered a more effective
measure when determining the Level of Service of a roadway. However, the available
volume to capacity data indicates capacity currently exists in this area.
NCDOT Average Annual Daily Traffic (AADT) - 2019
Road Location Volume Capacity V/C
Carolina Beach Road 6700 Block 33,500 49,240 0.68
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - February 4, 2021
ITEM: 2 - 2 - 5
S21-01 Staff Report PB 2.4.2021 Page 6 of 9
Nearby NC STIP Projects:
There are no major NCDOT projects planned within the proximity of the subject property that are
anticipated to affect this request.
Nearby Traffic Impact Analyses:
There are no pending or approved Traffic Impact Analyses within the proximity of the subject property
that are anticipated to affect this request.
ENVIRONMENTAL
The subject property is not within a Special Flood Hazard Area (SFHA) and does not contain
any Natural Heritage Areas.
The vast majority of the property is within the Lord Creek (C;Sw) watershed. Less than 1%
of the site drains to the Intracoastal Waterway (SA;HWQ).
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class I (suitable/slight limitations) and Class III (severe limitations).
However, the subject property is already served by a private septic system and the system
is subject to review by New Hanover County Environmental Health prior to commencement
of any operation.
OTHER CONSIDERATIONS
Context and Compatibility
An existing single-family dwelling is currently located and occupied on the site.
It is estimated there will be a minimal increase in traffic if the existing dwelling is allowed
to be used as a Bed and Breakfast Inn.
The use of the property as a Bed and Breakfast Inn will have no impact on the school
system.
Existing Dwelling Located on the Property:
Planning Board - February 4, 2021
ITEM: 2 - 2 - 6
S21-01 Staff Report PB 2.4.2021 Page 7 of 9
Example of Proposed Use:
Angies’ Bed and Breakfast (1704 Market Street)
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and visitors.
Types of appropriate uses include office, retail, mixed use, recreational,
commercial, institutional, and multi-family and single-family residential.
Planning Board - February 4, 2021
ITEM: 2 - 2 - 7
S21-01 Staff Report PB 2.4.2021 Page 8 of 9
Analysis
The subject property fronts Carolina Beach Road between Monkey Junction
and Myrtle Grove Road. The site is located in an area designated as
Community Mixed Use because of its location along a major roadway and
the opportunity for a community-level commercial service node at the
Carolina Beach Road/Myrtle Grove Road intersection.
Because the proposed Bed and Breakfast Inn will renovate and reuse the
existing residential home, the use and associated impacts are similar in
nature to how the site is currently utilized, and will help serve as an attractor
for visitors of the county.
While not specifically addressed by the Comprehensive Plan, the proposed
Bed and Breakfast Inn is in line with the mix of residential and commercial
uses recommended for Community Mixed Use areas.
STAFF PRELIMINARY CONCLUSIONS AND FINDINGS OF FACT:
Staff has conducted an analysis of the proposed use and the information provided as part of the
application package and has created preliminary findings of fact for each of the conclusions
required to be reached to approve the special use permit request. These preliminary findings of
fact and conclusions are based solely on the information provided to date, prior to any information
or testimony in support or opposition to the request that may be presented at the upcoming public
hearing at the Board meeting.
Conclusion 1: The Board must find that the use will not materially endanger the public health
or safety where proposed and developed according to the plan as submitted and approved.
A. Water is currently provided by CFPUA and wastewater is treated by a private septic
system. Prior to the commencement of any Bed and Breakfast operation, the property owner
must obtain all necessary New Hanover County Environmental Health permits, including but
not limited to, a septic improvement permit and an operational permit for a lodging facility.
B. The site will be accessed by Carolina Beach Road, an NCDOT-maintained Principal Arterial
road based on the WMPO Functional Classification Map. The existing driveway will be
reviewed by NCDOT during the driveway permitting process.
C. The existing dwelling will be renovated and reviewed through the permitting process to
ensure compliance with all applicable building codes.
D. It is estimated there will be a minimal increase in traffic if the existing dwelling is allowed
to be used as a Bed and Breakfast Inn.
E. The subject property is located in the New Hanover County Southern Fire Service District.
F. The site is not located within the Special Flood Hazard Area.
Conclusion 2: The Board must find that the use meets all required conditions and specifications
of the Unified Development Ordinance.
A. The site is zoned R-15, Residential District.
B. Bed and Breakfast Inns are an allowed use by Special Use Permit in the R-15 zoning district.
C. Section 4.3.4.E.1 of the Unified Development Ordinance (UDO) sets forth specific use
standards for Bed and Breakfast Inns. Compliance with the applicable standards is shown
on the conceptual plan.
Planning Board - February 4, 2021
ITEM: 2 - 2 - 8
S21-01 Staff Report PB 2.4.2021 Page 9 of 9
Conclusion 3: The Board must find that the use will not substantially injure the value of
adjoining or abutting property or that the use is a public necessity.
A. The surrounding area contains commercial and institutional uses and single-family dwellings.
B. The proposed use will be similar in nature to the existing dwelling already located on the
property.
C. To date, no evidence has been provided to show that the proposed development will
substantially injure the value of adjoining or abutting property.
Conclusion 4: The Board must find that the location and character of the use if developed
according to the plan as submitted and approved will be in harmony with the area in which it
is to be located and in general conformity with the Comprehensive Land Use Plan for New
Hanover County.
A. The property is located in the Community Mixed Use place type as classified in the 2016
Comprehensive Plan.
B. The proposed Bed and Breakfast Inn is in line with the mix of residential and commercial
uses recommended for Community Mixed Use areas.
Suggested Conditions
No conditions proposed.
EXAMPLE MOTIONS
Example Motion for Approval:
Motion to approve, as the Board finds that this application for a Special Use Permit meets the
four required conclusions based on the findings of fact included in the Staff Report.
[OPTIONAL] Note any additional findings of fact related to the four required conclusions
[OPTIONAL] Note any conditions be added to the development:
[List Conditions]
Example Motion for Denial:
Motion to deny, as the Board cannot find that this proposal:
1. Will not materially endanger the public health or safety;
2. Meets all required conditions and specifications of the Unified Development Ordinance;
3. Will not substantially injure the value of adjoining or abutting property;
4. Will be in harmony with the area in which it is to be located and in general conformity with
the Comprehensive Land Use Plan for New Hanover County.
[State the finding(s) that the application does not meet and include reasons why it is not being met]
Planning Board - February 4, 2021
ITEM: 2 - 2 - 9
Planning Board - February 4, 2021
ITEM: 2 - 3 - 1
Planning Board - February 4, 2021
ITEM: 2 - 4 - 1
Planning Board - February 4, 2021
ITEM: 2 - 5 - 1
APPLICANT
MATERIALS
Planning Board - February 4, 2021
ITEM: 2 - 6 - 1
Page 1 of 7
Special Use Permit 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
SPECIAL USE PERMIT APPLICATION
This application form must be completed as part of a special use permit 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 10.3.5 of the Unified Development Ordinance.
*If the proposed use is classified as intensive industry, the applicant shall conduct a community information meeting in accordance with Section
10.2.3, Community Information Meeting.
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
Public Hearing Procedures
(Optional)
Pre-Application
Conference
1*
Community
Information
Meeting
2
Application
Submittal &
Acceptance
3
Planning
Director Review
& Staff Report
(TRC Optional)
4
Public Hearing
Scheduling &
Notification
5
Planning Board
Hearing &
Recom-
mendation
6
Board of
Commissioners
Hearing &
Decision
7
Post-Decision
Limitations and
Actions
Cindee Wolf Richard t. Hayes, V & Patricia Hayes
Design Solutions
P.O. Box 7221 1200 Porches Dr.
Wilmington, NC 28406 Wilmington, NC 28409
910-620-2374 910-538-2842 (Tom Hayes)
cwolf@lobodemar.biz rhayes55@gmail.com
Planning Board - February 4, 2021
ITEM: 2 - 7 - 1
Page 2 of 7
Special Use Permit Application – Updated 12-2020
2.Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3.Proposed Zoning, Use(s), & Narrative
Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a
project narrative (attach additional pages if necessary).
4.Proposed Condition(s)
Please note: Within a special use permit proposal, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding zoning 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 included with this special use permit application below. Staff,
the Planning Board, and Board of Commissioners may propose additional conditions during the review process that
meet or exceed the minimum requirements of the Unified Development Ordinance.
6727 Carolina Beach Road 313210.46.1440 [R08200-002-034-000]
0.46 Ac.+/- R-15 / ResidentialCommunity Mixed-Use
The proposed project is to renovate the existing house as a five (5) -guestroom bed & breakfast inn,with a manager's suite. The existing structure is 2504 square feet, and the peak of the roof isapproximately 35' high.
In addition to the internal and external building improvements, the driveway will be stabilized with gravel & areas provided for parking will be delineated with landscape timbers borders. The existing trees aroundthe lot are mixed hardwoods & Pines, but there are no "significant" or "specimen" trees. No tree needsto be removed for the proposed use of the property.
Reference the attached site plan for the layout details and conditions. Bed & Breakfast Inss arepermitted in the R-15 zoning district by Special Use Permit with the following conditions:
** No lighting beyond normal residential lighting is allowed: The can-type ceiling lights on the surrounding porch will be retained. Additional lighting fixtures will be limited to low-voltage marker lights at the parking areas and porch steps. ** Signage allowed shall be one attached wall sign, no greater than four square feet: A sign, no greater than 24" x 24" will be placed on the wall beside the front door.
Planning Board - February 4, 2021
ITEM: 2 - 7 - 2
Page 3 of 7
Special Use Permit Application – Updated 12-2020
5.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 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:
6.Criteria Required for Approval of a Special Use Permit
A use designated as a special use in a particular zoning district is a use that may be appropriate in the district, but
because of its nature, extent, and external impacts, requires special consideration of its location, design, and methods
of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose is
to establish a uniform mechanism for the review of special uses to ensure they are appropriate for the location and
zoning district where they are proposed.
For each of the four required conclusions listed below, include or attach a statement that explains how any existing
conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners to
reach the required conclusion, and attach any additional documents or materials that provide supporting factual
evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant
understand what may be considered in determining whether a required conclusion can be met. Any additional
considerations potentially raised by the proposed use or development should be addressed.
1.The use will not materially endanger the public health or safety if located where proposed and approved.
Considerations:
x Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and
sight lines at street intersections with curb cuts;
x Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection;
x Soil erosion and sedimentation;
x Protection of public, community, or private water supplies, including possible adverse effects on surface waters
or groundwater; or
x Anticipated air discharges, including possible adverse effects on air quality.
Motel (320)
5 Guest rooms
@ 0.45 = 2 @ 0.47 = 2
The property is located along Carolina Beach Road, a major arterial and principal thoroughfare forthe County. The driveway is just north of a left-over / u-turn and safely accessible to traffic travelingNorth or South.
Fire service is by New Hanover County's Federal Point Station #19, located less than two (2) milesto the South.
Wastewater is managed in a septic system approved by the County Health Department for the capacity created by the full proposed use.
Prior to issuance of a Certificate for Occupancy, County review will assure that all technical standards& regulations have been met for public health & safety.
Planning Board - February 4, 2021
ITEM: 2 - 7 - 3
Page 4 of 7
Special Use Permit Application – Updated 12-2020
2.The use meets all required conditions and specifications of the Unified Development Ordinance.
3.The use will not substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
Considerations:
x The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
x Whether the proposed development is so necessary to the public health, safety, and general welfare of the
community or County as a whole as to justify it regardless of its impact on the value of adjoining property.
The existing house was in poor condition and recent improvements have already enhanced both thesafety and aesthetics of the residence. Use as a bed & breakfast inn - with only five (5) guest rooms - should have no adverse effect on surrounding properties since that occupancy could be no differentthan a home with a large family. Also, access is directly from a driveway to Carolina Beach Roadrather than through neighborhood streets. Exisitng vegetation within the lot is being maintained andwill provide separation and visual screening from adjacent homes.
The site plan has been prepared with consideration to all Unified Development Ordinanceregulations, and meets the criteria of the pre-scribed conditions for lighting & signage identifiedin Section 4 of this application. Parking has been provided to meet the requirement of1 space per guest room, plus 2 spaces for the manager suite, plus 2 spaces per 1000 s.f.of common area. There are five (5) guest rooms, a manager suite, and approximately 920 s.f.of common area in the living room & breakfast area. Nine (9) spaces have been delineatedto meet the requirment.
Reference the plan for the layout and other technical features.
Planning Board - February 4, 2021
ITEM: 2 - 7 - 4
Page 5 of 7
Special Use Permit Application – Updated 12-2020
4.The location and character of the use if developed according to the plan as submitted and approved will be in
harmony with the area in which it is to be located and in general conformity with the New Hanover County
Comprehensive Land Use Plan.
Considerations:
x The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
x Consistency with the Comprehensive Plan’s goals, objectives for the various planning areas, its definitions of
the various land use classifications and activity centers, and its locational standards.
The parcel is identified in the "Community Mixed-Use" place-type on the future land use map of theComprehensive Land Use Plan. These areas are intended to support higher-density housing andtransitional uses that are more appropriate along busy road corridors. The proposal location isopportune for tourism use based on its proximity for the Carolina Beach State Park, beaches &other recreational activities.
Planning Board - February 4, 2021
ITEM: 2 - 7 - 5
Page 6 of 7
Special Use Permit Application – Updated 12-2020
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 determined to be incomplete must be corrected in order to be processed for further review;
Staff will confirm if an application is complete within five business days of submittal.
Application Checklist
Applicant
Initial
This application form, completed and signed
Application fee:
x $500; $250 if application pertains to a residential use (i.e. mobile home,
duplex, family child care home).
Traffic Impact Analysis (if applicable)
Conceptual Site Plan including the following minimum elements:
x Tract boundaries and total area, location of adjoining parcels and roads
x Proposed use of land, structures and other improvements
o For residential uses, this shall include number, height, and type of units;
area to be occupied by each structure; and/or subdivided boundaries.
o 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 purposes for which it will be used.
x Proposed transportation and parking improvements; including proposed rights-
of-way and roadways; proposed access to and from the subject site;
arrangement and access provisions for parking areas.
x All existing and proposed easements, required setbacks, rights-of-way, and
buffering.
x The location of Special Flood Hazard Areas.
x The approximate location of regulated wetlands.
x A narrative of the existing vegetation on the subject site including the
approximate location, species, and size (DBH) of regulated trees. For site less
than 5 acres, the exact location, species, and sized (DBH) of specimen trees must
be included.
x Any additional conditions and requirements that represent greater restrictions on
development and use of the tract than the corresponding general use district
regulations or additional limitations on land that may be regulated by Federal
or State law or local ordinance.
x Any other information that will facilitate review of the proposed special use
permit (Ref. Section 10.3.5, as applicable)
Applications for uses in the intensive industry category must also submit:
x Community meeting written summary
x A list of any local, state, or federal permits required for use
One (1) hard copy of ALL documents and site plan. Additional hard copies may be
required by staff depending on the size of the document/site plan.
One (1) digital PDF copy of ALL documents AND plans
CAW
CAW
N/A
CAW
N/A
CAW
CAW
Planning Board - February 4, 2021
ITEM: 2 - 7 - 6
Planning Board - February 4, 2021
ITEM: 2 - 7 - 7
PROPOSED
SITE PLAN
Planning Board - February 4, 2021
ITEM: 2 - 8 - 1
Planning Board - February 4, 2021ITEM: 2- 9 - 1