Z21-09 Application Package 6.1.2021Page 1 of 6
Conditional Zoning District 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
CONDITIONAL ZONINGAPPLICATION
This application form must be completed as part of a conditional zoning 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 10.3.3 of the Unified Development Ordinance.
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
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
910-620-2374
Senca Properties, L.L.C.
info@spotlessveincare.com
WPE Holdings, L.L.C.
1721 New Hanover Medical Park Dr.
Wilmington, NC 28403
910-763-6571 (Contact: Hormoze Goudarzi)
cwolf@lobodemar.biz
P.O. Box 7221
Wilmington, NC 28406
Design Solutions
Cindee Wolf
Page 2 of 6
Conditional Zoning District 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
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4.Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
9000 Market Street
Community Mixed-Use
& General Residential
p/o 327005.17.0649 & 327005.17.5590
19.04 ac.+/-B-1 & R-15
RMF-MH 12.99 ac.+/-
The proposed project is an up-scale rental apartment complex with 256 total homes of 1, 2 & 3-bedroomunits. Accessory buildings are available for enclosed vehicular or boat parking and storage. The four-story structures will have elevators, and all buildings will have fire-safety sprinkler systems installed. Aclubhouse & amenity center with a swimming pool and pickleball courts will provide recreationopportunities, community solcial activities and management facilities.
Only roughly 70% of the total tract area is being rezoned for the project. Over 6 acres, inclusive of100% of the isolated wetlands that have been delineated on the tract, will remain zoned R-15 andpreserved in its natural state to provide visual buffering and transition of uses from the school andresidential neighborhood to the East.
Primary access to the complex is directly from Market Street at an existing left-over median break, butinter-connectivity to the medical park will be provided with extension of the currently stubbed SenecaDrive.
The 256 total units represent a density of only 13.4 units per acre when calculated for the entire tract.
Reference the "Concept Plan" for site layout and improvements.
Page 3 of 6
Conditional Zoning District 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.Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for
use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive
conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and
the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional
Zoning district 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 area plans, etc.
per dwelling unit @ 256
220 / Mid-Rise Apartments
117 136
The policies for growth and development encourage safe and affordable housing to beavailable to every citizen. Sustainability of the County depends on sensible in-fill andmaximizing use of lands already accessible to urban services. The proposed developmentwill provide for an alternative housing product in the area.
Page 4 of 6
Conditional Zoning District Application – Updated 12-2020
2.How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
3.What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
The subject tract is currently zoned for neighborhood business as part of a medical park. The additonof residential units will provide a mixture of uses - the primary premise of the "community mixed-use"place-type as a long-range planning strategy.
The tract is identified in the Comprehensive Land Use Plan as a "Community Mixed-Use" place-type.The plan suggests higher densities or more intensive uses to support the surrounding residentialneighborhoods. The proposed project is an acceptable transition use along the busy road corridor.
Page 5 of 6
Conditional Zoning District 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 $600 for 5 acres or less
x $700 for more than 5 acres
x $300 in addition to base fee for applications requiring TRC review
Community meeting written summary
Traffic impact analysis (if applicable)
Legal description (by metes and bounds) or recorded survey Map Book and Page
Reference of the property requested for rezoning
Conceptual Plan including the following minimum elements:
Tract boundaries and total area, location of adjoining parcels and roads
x Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type
of units; area to be occupied by the structures; and/or proposed
subdivision boundaries.
o For non-residential uses, include the maximum square footage and
height of each structure, an outline of the area structures will
occupy, and the specific purposes for which the structures 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
buffers.
x The location of Special Flood Hazard Areas.
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 Approximate location and type of stormwater management facilities
intended to serve the site.
x Approximate location of regulated wetlands.
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 state law or local ordinance
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
CW
CW
CW
CW
CW
CW
CW
C/W
Legal Description for
12.99 acre RMF‐MH
Conditional Zoning District
Beginning at a point in the Southeastern boundary of Market Street (U.S. Hwy. 17), a variable
width public right‐of‐way; said point being located North 49017’38” East, 172.88 feet from N.C.
Grid Monument “Tee,” located at coordinate N: 207631.681 / E: 2370385.203; as shown on a
plat recorded among the land records of the New Hanover County Registry in Map Book 52, at
Page 220; and running thence form that point of beginning:
Along a curve to the left, having a Radius of 4068.96 feet and Length of 92.30 feet, a Chord of
North 41054’16” East, 92.30 feet to a point; thence
South 50003’42” East, 361.78 feet to a point; thence
North 39056’18” East, 191.90 feet to a point; thence
North 38038’04” East, 182.00 feet to a point at the current terminus of Senca Drive, a 60’
private right‐of‐way; thence crossing that roadway,
South 53042’40” East, 60.00 feet to a point; thence with the eastern boundary of Senca Drive,
North 36017’20” East, 68.62 feet to a point; thence
South 53042’40” East, 446.26 feet to a point; thence
South 30051’30” West, 136.96 feet to a point; thence
South 51011’56” East, 64.07 feet to a point; thence
South 17032’27” West, 66.53 feet to a point; thence
South 40050’26” West, 57.12 feet to a point; thence
South 18031’57” West, 103.00 feet to a point; thence
South 85043’02” West, 160.21 feet to a point; thence
South 31058’20” West, 135.83 feet to a point; thence
South 56018’49” West, 238.06 feet to a point; thence
North 48034’51” West, 362.59 feet to a point; thence
North 50003’42” West, 495.10 feet to a point in the southwestern boundary of Market Street;
thence with that right‐of‐way,
North 42033’16” East, 247.16 feet to the point and place of beginning, containing 12.99 acres,
more or less.
5/19/2021 210239: Scotts Hill Apartments – Trip Generation 1
Scotts Hill Apartments
Trip Generation Memorandum
DAVENPORT Project Number 210239
Prepared for Comet Development
May 19, 2021
This memorandum provides trip generation information for the proposed Scotts Hill
Apartments site, to be located on east side of US 17 in New Hanover County, just south
of the Pender County line. The subject site is part of the Scotts Hill Medical Park site, for
which a TIA was previously completed by DAVENPORT on June 4, 2019. The purpose
of this memorandum is to show that the trip generation of the updated land uses do not
increase the trip generation of the site, and therefore the previously identified roadway
improvements associated with this site should remain adequate.
Figure 1 shows a sketch plan of the subject parcel, as well as the other three (3) parcels
of Scotts Hill Medical Park. The site is accessible by two (2) locations on US 17: a future
access located approximately 550 feet north of Creekwood Road, and by Scotts Hill
Medical Drive which connects to the site via Senca Drive. There is currently a bollarded
southbound left turn lane on US 17 to the future access, which will need removal of the
bollards once the driveway is constructed.
The subject parcel is proposed to consist of 256 apartment units, and two (2)
outparcels. The land use of these outparcels is not yet known. For trip generation
purposes, these were analyzed as 15,000 square feet of retail space.
Table 1 below provides a comparison of the previously analyzed land uses and the
updated land uses, based on information from the developer. Note that one parcel has
been built to date, which is the Wilmington Eye medical office building (“Lot 2” in Figure
1), with a floor area of approximately 23,400 square feet.
Table 1 - Land Use Comparison
Land Use Variable Previous (June
2019 TIA) Updated Difference (Updated
Minus Previous)
General Office 1000 GFA 132.0 45.2 -87
Medical Office 1000 GFA 18.0 23.4 +5
Shopping Center
(Retail) 1000 GLA 32.0 15 -17
Pharmacy
(Drive-Through
Window)
1000 GLA 9.0 9.0 0
Apartments Dwelling Units 256 +256
Table 2 shows the previous trip generation from the June 2018 TIA. This establishes a
trip generation “budget” against which the new land uses could be compared. Table 3
shows the trip generation results for the updated land uses, as well as the net difference
between the new and old trip generations. Trip generation was computed based on
rates and equations from the ITE Trip Generation Manual 10th Edition, in accordance
with NCDOT Congestion Management standards.
5/19/2021 210239: Scotts Hill Apartments – Trip Generation 2
Table 2 - Previous Trip Generation (June 2019 TIA)
Scott's Hill Medical Park (Full Build)
Average Weekday Driveway Volumes 24 Hour
Two-Way AM Peak Hour PM Peak Hour
Land Use ITE Land
Code Size Method -
Type Volume Enter Exit Enter Exit
General Office 710 132.0 1000 GFA Generator/
Equation 1,389 187 25 38 173
Medical Office 720 18.0 1000 GFA Adjacent/
Rate 626 39 11 17 45
Shopping Center
(Retail) 820 32.0 1000 GLA Adjacent/
Equation 2,770 104 64 112 122
Pharmacy
(Drive-Through
Window)
881 9.0 1000 GLA Adjacent/
Rate 982 18 17 46 47
Total Unadjusted Trips 5,767 348 117 213 387
Office -9 -10 -4 -11
Retail -10 -9 -9 -3
Total Internal Trips Reduction - -19 -19 -13 -14
Shopping Center (0% AM, 34% PM) 0 0 -38 -38
Pharmacy (0% AM, 49% PM) 0 0 -22 -22
Total Pass-By Peak Reduction - 0 0 -60 -60
Total Adjusted (Primary) Trips - 329 98 140 313
Table 3 - Updated Trip Generation
Scotts Hill Apartments
Average Weekday Driveway Volumes 24 Hour
Two-Way AM Peak Hour PM Peak Hour
Land Use ITE Land
Code Size Method -
Type Volume Enter Exit Enter Exit
Apartments 220 256 Dwelling
Units
Adjacent/
Equation 1,895 27 90 86 50
Pharmacy
(Drive-Through
Window)
881 9.0 1000
GFA
Adjacent/
Rate 982 19 16 47 46
Medical Office
(Wilmington Eye) 720 23.4 1000
GFA
Adjacent/
Rate 814 51 14 23 58
General Office 710 45.2 1000
GFA
Generator/
Equation 491 73 10 21 94
Outparcels: Retail 820 15 1000
GLA
Adjacent/
Equation 1,655 99 60 64 69
Total Unadjusted Trips 5,837 269 190 241 317
Difference (New Minus Previous Trips) +70 -79 +73 +28 -70
Total Internal Trips Reduction (6% AM, 19% PM) - -16 -11 -46 -60
LUC 820 General Retail (0%AM, 34% PM) 0 0 -18 -18
LUC 881 Pharmacy with Drive-Thru Window (0%AM, 49% PM) 0 0 -19 -19
Total Pass-By Peak Reduction - 0 0 -37 -37
Total Adjusted (Primary) Trips - 253 179 158 220
Net Difference (New Minus Previous Trips) - -76 +81 +18 -93
+5 -75
5/19/2021 210239: Scotts Hill Apartments – Trip Generation 3
The results in Table 3 show a slight increase in 24-hour trips (+70), a slight increase in
net AM peak hour trips (+5), and a significant reduction in net PM peak hour trips (-75).
The June 2019 TIA identified roadway improvements that would be required for the
Scotts Hill Medical Park development. The current trip generation shows that the
proposed uses have a comparable or lower trip generation than the previous TIA. As a
result, the previously determined roadway improvements are expected to remain
adequate.
Please let us know if you need additional information.
Sincerely,
______________________
Nick Liguori, P.E.
nliguori@davenportworld.com
804-554-0910
SEAL
5/19/21
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REPORT OF COMMUNITY MEETING NOTIFIACTION
BY NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Comet – Scotts Hill – a Multi-family Residential Community
Proposed Zoning: B-1 & R-15 to (CZD) RMF-MH
The undersigned hereby certifies that written notice of a project proposal and an exhibit of the site
layout for the above proposed zoning application was sent to the adjacent property owners set
forth on the attached list by first class mail, and provided to the Planning Department for notice of
the Sunshine List on May 12, 2021. The mailing gave the recipients opportunity to contact the
developer with questions or comments via telephone or email. Copies of the written notice and the
site layout exhibit are attached.
The persons responding were: Reference attached list of contacts received from calls and
emails. Opposition generally focused on concerns of increased traffic and the belief that the
specific use was not compatible with the single-family community in the vicinity. Transcripts
of the dialogue and responses provided are attached.
Date: June 1, 2021
Applicant: Design Solutions
By: Cindee Wolf
Community Information
Comet ‐ Scotts Hill Apts
NameAddressEmail (Optional)
Conrad Lowman8871 Stephens Church Rd clowman@ec.rr.com
Maria Bach etal8976 Cobble Ridge Dr maria.bach@ncfbins.com
Tom StevensScotts Hill Village HOA tomstevens@topmail.com
elizabeth@premiermanagementnc.com
jfox@jefmanagement.com
Darlene (Renjulie?)1053 Pandion Dr Tel. 862‐259‐1634
Spruill Thompson on behalf
of Ruth Nixon Family 8908 Market Street spruill@capefearcommercial.com
Luke & Ashley Williams1003 Pandion Dr lukeswilliams17@gmail.com
Dianne Metz8960 Cobble Ridge Drive metzez@msn.com
Cindee WolfProject Planner cwolf@lobodemar.biz
1
cwolf@lobodemar.biz
From:cwolf@lobodemar.biz
Sent:Friday, May 14, 2021 10:59 AM
To:'Maria Bach'
Cc:'elizabeth@premiermanagementnc.com'; 'jfox@jefmanagement.com'
Subject:RE: Scott's Hill Proposal: "Comet"
Attachments:Info Exhibit.pdf
Ms. Bach etal,
This community would be all rental‐based, at market‐rate, but the units are a more up‐scale apartment style. That is a
housing product lacking in the northern section of the County. The mixture of uses is exactly what the County’s
Comprehensive Land Use Plan intended and encourages along the busy highway corridor.
The primary access will be from a driveway directly from Market Street, obviously a major thoroughfare, at the southern
boundary of the tract – as shown on the plan provided. There will be a right turn lane for the north‐bond traffic, and a
signalized left‐over turn for the south‐bound. Since the subject area is already zoned for commercial use(s), the traffic
impact analysis previously approved has been reviewed and the result in the change to housing is negligible. The
original required roadway improvements stand as appropriate for mitigation of the overall traffic. The project will also
have inner‐connectivity via Senca Drive to Scotts Hill Medical Drive, but I see no impact whatsoever to Pandion Drive.
Wilmington does have a diverse demographic. You made no mention of retirees – also a prevalent influx to our
County. Apartments around town have an extremely high occupancy percentage, and this location is extremely
attractive to both Wilmington and the expanding Hampstead area. The medical park facilities are certainly an asset, too.
Yes – site inventory research is a part of the entitlement process. All wetland areas are being preserved – providing an
extremely wide buffer to even the undeveloped school property, and transition of uses back to the Scotts Hill Village
community.
I’ll discuss the aspect of having an actual meeting with the developer, but feel that we can answer further questions just
as easily in this format. Your contact and comments will be included in the report that accompanies the submittal.
Thank you for your interest.
Cindee Wolf
Tel. 910‐620‐2374
From: Maria Bach <maria.bach@ncfbins.com>
Sent: Friday, May 14, 2021 9:59 AM
To: cwolf@lobodemar.biz
Cc: elizabeth@premiermanagementnc.com; jfox@jefmanagement.com
Subject: Scott's Hill Proposal: "Comet"
Ms. Wolfe,
I am a resident of Scott’s Hill Village and the proposed rezoning will directly impact my community and potentially
impact its growth making it a less attractive option.
2
I have questions that other residents and myself have previously posed to other developers trying to pitch the same
idea.
Will these be purely ‘rental’ units or buyer owned?
Why not Townhomes which attract a more permanent resident base?
What ingress/egress points does the proposed complex intend to use? –Pandion Drive is already heavily trafficked with
our own rapidly growing development.
Has a traffic impact analysis been performed? If so, will this development request additional traffic signals installed?
What is the target demographic here? What is the evidence to suggest there is a need for additional apartments in our
market?
Wilmington is not exactly an up and coming Market for young professionals. Employment is limited to service,
hospitality, some medical professions and labor.
Are the developers aware of Native American artifact sites in our surrounding lands?
I thank you in advance for your time and I look forward to a meeting in person considering COVID protocols have eased
and a gathering can be held outdoors.
Maria Bach
8976 Cobble Ridge Drive
Wilmington, NC 28411
1
cwolf@lobodemar.biz
From:cwolf@lobodemar.biz
Sent:Wednesday, May 26, 2021 1:21 PM
To:'Luke Williams'
Subject:RE: No To Apartments at Scott’s Hill
Attachments:Dual Right Turns w_Signal.pdf
Got it. So you are actually in Pender County.
Yes ‐ I feel sure that exit is probably somewhat difficult at this time. However, are you aware that there are plans in the
near future, and prior to any additional development of the "Medical Park" to provide a left‐over & traffic signal at that
intersection so that exiting vehicles will have controlled movements? There will be dual right turns to travel North and /
or to the U‐turn. That will certainly alleviate the current back‐ups.
‐‐‐‐‐Original Message‐‐‐‐‐
From: Luke Williams <lukeswilliams17@gmail.com>
Sent: Wednesday, May 26, 2021 12:13 PM
To: cwolf@lobodemar.biz
Cc: Seth Coker <scoker@cometdev.com>
Subject: Re: No To Apartments at Scott’s Hill
Hello Cindy,
We frequently use the turn into the medical center which would become an entrance to the apartment complex. The
opposition is due to the already congested traffic around that area and adding 250 apartments (~3‐500 residents) would
have a significant impact.
Our address is 1003 Pandion Drive for your records.
Best,
Luke
> On May 26, 2021, at 11:09 AM, cwolf@lobodemar.biz wrote:
>
> Mr. & Mrs. Williams,
> We appreciate your comments, although I fail to see how an up‐scale residential complex ‐ simply an alternative
housing style ‐ along the highway frontage with two direct accesses from Market Street, and separated by a wide
permanent conservation area and the school, would have any effect on your neighborhood?
> Your email will certainly be included on the report of community information efforts.
> Could you please share your address for the record?
> Thank you,
> Cindee
>
> ‐‐‐‐‐Original Message‐‐‐‐‐
> From: Luke Williams <lukeswilliams17@gmail.com>
> Sent: Wednesday, May 26, 2021 5:41 AM
> To: cwolf@lobodemar.biz
> Subject: No To Apartments at Scott’s Hill
2
>
> Hello Cindee,
>
> My wife and I received the transmittal regarding the new Comet apartment proposal near the medical facility. We are
extremely distraught at the idea of putting in 250 apartments since we specifically moved to this area to get away from
the abundance of people. Scott’s Hill Village, though slowly growing, is a small close knit neighborhood and having
mainly transient apartment dwellers will change the atmosphere of the entire neighborhood.
> I hope this message helps in deciding not to approve the zoning change.
>
> Thank you,
> Luke and Ashley Williams
>
1
cwolf@lobodemar.biz
From:cwolf@lobodemar.biz
Sent:Tuesday, May 25, 2021 4:56 PM
To:'Tom Stevens'
Subject:RE: Scott's Hill Proposal: "Comet"
Attachments:TRIP GEN MEMO 5-19-21.pdf
Hot off the presses. This is the actual TIA update memorandum from the Traffic Engineer, and does show the adjusted
figures.
From: Tom Stevens <tomstevens@topmail.com>
Sent: Monday, May 24, 2021 9:23 AM
To: cwolf@lobodemar.biz
Subject: RE: Scott's Hill Proposal: "Comet"
Thank you!
Please include the traffic impact analysis you referred to when you can.
Tom
From: cwolf@lobodemar.biz [mailto:cwolf@lobodemar.biz]
Sent: Monday, May 24, 2021 9:16 AM
To: 'Tom Stevens' <tomstevens@topmail.com>
Cc: 'M Bach' <mcpbach@yahoo.com>; 'Seth Coker' <scoker@cometdev.com>
Subject: RE: Scott's Hill Proposal: "Comet"
Tom,
I will copy you with the actual submittal when it is made on June 1st, and I feel sure you will no doubt transmit the
information to your association by email. With all due respect, development of this tract with residences instead of the
many businesses and / or other uses that are already permitted by right should have little, if any, impact on that
neighborhood fairly far removed. Scotts Hill Village residents have both Scotts Hill Medical Drive or Scotts Hill Loop
Road for their traverse to & from. Although both they & this development will need to use the U‐turn at Scotts Hill Loop
for travel South, this project will have its own right‐in & left‐over access at the south end – as provided by the original
Traffic Impact Analysis.
Regards, Cindee
From: Tom Stevens <tomstevens@topmail.com>
Sent: Friday, May 21, 2021 9:29 AM
To: cwolf@lobodemar.biz
Cc: M Bach <mcpbach@yahoo.com>
Subject: RE: Scott's Hill Proposal: "Comet"
Thank you.
2
I am looking over present documents but do not yet have any further questions except one. Might you happen to be
planning to exceed regulations and notify residents of Scotts Hill Village and those on or intersecting o Creekwood
Road? I think they all would appreciate the proposed change to the neighborhood.
Tom
From: cwolf@lobodemar.biz [mailto:cwolf@lobodemar.biz]
Sent: Friday, May 21, 2021 9:15 AM
To: tomstevens@topmail.com
Subject: RE: Scott's Hill Proposal: "Comet"
Mr. Stevens,
I understand there was some confusion over the public hearing process for the proposed rezoning, but that Ken Vafier
with the County explained.
Are there other questions you have that I might be able to assist with?
Cindee Wolf
Tel. 910‐620‐2374
From: cwolf@lobodemar.biz <cwolf@lobodemar.biz>
Sent: Friday, May 14, 2021 11:03 AM
To: 'tomstevens@topmail.com' <tomstevens@topmail.com>
Subject: FW: Scott's Hill Proposal: "Comet"
Yes Sir. I will include your contact in any future transmittals, and the report. Thank you.
From: cwolf@lobodemar.biz <cwolf@lobodemar.biz>
Sent: Friday, May 14, 2021 10:59 AM
To: 'Maria Bach' <maria.bach@ncfbins.com>
Cc: 'elizabeth@premiermanagementnc.com' <elizabeth@premiermanagementnc.com>; 'jfox@jefmanagement.com'
<jfox@jefmanagement.com>
Subject: RE: Scott's Hill Proposal: "Comet"
Ms. Bach etal,
This community would be all rental‐based, at market‐rate, but the units are a more up‐scale apartment style. That is a
housing product lacking in the northern section of the County. The mixture of uses is exactly what the County’s
Comprehensive Land Use Plan intended and encourages along the busy highway corridor.
The primary access will be from a driveway directly from Market Street, obviously a major thoroughfare, at the southern
boundary of the tract – as shown on the plan provided. There will be a right turn lane for the north‐bond traffic, and a
signalized left‐over turn for the south‐bound. Since the subject area is already zoned for commercial use(s), the traffic
impact analysis previously approved has been reviewed and the result in the change to housing is negligible. The
original required roadway improvements stand as appropriate for mitigation of the overall traffic. The project will also
have inner‐connectivity via Senca Drive to Scotts Hill Medical Drive, but I see no impact whatsoever to Pandion Drive.
1
cwolf@lobodemar.biz
From:cwolf@lobodemar.biz
Sent:Monday, May 31, 2021 6:16 PM
To:'Dianne Metz'
Subject:RE: Comet-Scott’s Hill
Ms. Metz,
A traffic impact analysis was completed for the entire Scotts Hill Medical Park development. Since that masterplan is
not fully built‐out, there are still some improvements pending as additional uses are added. The most important one as
it would relate to your neighborhood's Pandion Drive, is that a signalized "left‐over" median break is imminent at the
Scotts Hill Medical Park Drive intersection with Market Street. When that is in place, it will provide an alternative access
into the medical park and presumably relieve some of the traffic that is forced to use Scotts Hill Loop Road now. Also,
the existing "left‐over" just north of Creekwood Road ‐ that has already been installed, but not opened ‐ will be put into
use for the primary access into this residential complex.
The subject property included in this rezoning petition is already zoned for business uses ‐ including but not limited to
general office, more medical office, shopping center and pharmacy with a drive‐thru. The apartments are being
proposed in substitution of some of those uses, and the difference in the vehicular trip generation is negligible ‐ but the
additional improvements being installed should mitigate the traffic issues that you've described.
We appreciate your interest, and your contact has been included in the report of community information efforts. I'll will
be happy to copy you with the full submittal package when it has been accepted by the County.
Regards, Cindee Wolf
Tel. 910‐620‐2374
‐‐‐‐‐Original Message‐‐‐‐‐
From: Dianne Metz <metzez@msn.com>
Sent: Monday, May 31, 2021 1:02 PM
To: cwolf@lobodemar.biz
Subject: Comet‐Scott’s Hill
I’m a resident of Scott’s Hill Village and am very concerned about the apartment complex that you are proposing. The
traffic on 17N is already congested and difficult to navigate and your complex would only add more of a traffic
congestion. So what is your plan to help remedy this? I challenge you to drive 17N anytime between 3:30‐4:30 pm, in
case you’ve not experienced this nightmare! How would your complex impact the water and water pressure in our area
since it’s presently being impacted by the expansion of our own community?
Dianne Metz
8960 Cobble Ridge Drive
Sent from my iPhone
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P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Transmittal
May 12, 2021
To: Adjacent Property Owners
From: Cindee Wolf
Re: Comet – Scotts Hill / an Apartment Community
My clients are interested in developing a new residential community on lands within the proximity of
your property. This proposal would require a Conditional Zoning District approval from New Hanover
County.
A Conditional Zoning District allows particular uses to be established only in accordance with specific
standards and conditions pertaining to each individual development project. Essentially, this means
that only that use, structures and layout of an approved proposal can be developed. An exhibit of the
project layout is enclosed.
The County requires that the developer notify the property owners within a 500’‐adjacency to the
project and hold a meeting for any and all interested parties. This is intended to provide neighbors
with an opportunity for explanation of the proposal, and for questions to be answered concerning
project improvements, benefits, and impacts.
Due to the current COVID‐19 issue, however, a meeting cannot be held at this time. In lieu of that, you
can contact the land planner, Cindee Wolf, with comments or questions at:
Telephone: 910‐620‐2374, or
Email: cwolf@lobodemar.biz
All contacts, comments, concerns, and recommendations must be recorded in a report delivered to the
County along with the rezoning application.
Prior to this project being reviewed by the Planning Board & Commissioners, you will receive
subsequent notices of the agendas directly from the County. Those meetings provide public hearings
for comment on any issues pertinent to approval of the proposal.
We appreciate your interest and look forward to being a good neighbor and an asset to the
community.