HomeMy WebLinkAbout2021-07 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
Paul Boney, Chair | Jeffrey P Petroff, Vice-Chair
Thomas 'Jordy' Rawl | Ernest Olds | Donna Girardot | H. Allen Pope | Colin J. Tarrant
Rebekah Roth, Director| Ken Vafier, Planning Manager
JULY 8, 2021 6:00 PM
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 (Z21-08) – Request by TDR-HL, LLC, applicant and property owner, to rezone
approximately 62.77 acres of land located at 1308 Crooked Pine Road from R-15, ResidenBal
District, to PD, Planned Development District, in order to develop a mixed-use project.
2 Public Hearing
Rezoning Request (Z21-09) - Request by Design SoluBons on behalf of the property owners, WPE
Holdings, LLC and Senca ProperBes, LLC, to rezone approximately 12.99 acres of land located in
the 9000 block of Market Street from B-1, Neighborhood Business District, (CZD) B-1,
CondiBonal Neighborhood Business District, and R-15, ResidenBal District to (CZD) RMF-MH,
CondiBonal ResidenBal MulBfamily Moderate-High Density District, in order to construct a 256-
unit apartment development.
3 Public Hearing
Rezoning Request (Z21-07) - Request by Novant Health-New Hanover Regional Medical Center to
rezone approximately 40.9 acres of land located in the 100 block of ScoFs Hill Medical Drive from
(CZD) O&I , CondiBonal Office and InsBtuBonal District, and B-1, Neighborhood Business
District, to O&I , Office and InsBtuBonal District.
4 Preliminary Forum
Special Use Permit Request (S21-03) - Request by Thomas H. Johnson, Jr, AForney, on behalf of
the property owner, Southeastern Enterprises, Inc., to obtain a special use permit for a wireless
communicaBon tower and related support faciliBes in an R-15, ResidenBal zoning district, located
north of Valley Brook Road and west of Fern Valley Drive.
OTHER ITEMS
1 PresentaBon
DraI MulB-family & Commercial Height ModificaBon Amendment Concepts
2 Housing IniBaBves Update
3 FY 2021-2022 Planning Department Projects & IniBaBves
Planning Board - July 8, 2021
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/8/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Ken Vafier, Planning Supervisor
CONTACT(S): Ken Vafier; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z21-08) – Request by TDR-HL, LLC, applicant and property owner, to rezone approximately
62.77 acres of land located at 1308 Crooked Pine 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 62.77 acres of land located at 1308 Crooked Pine 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 condi4onal zoning district that includes a site specific design
(master plan) and mutually agreed upon condi4ons can be a5ached. Master plans for PD districts are intended to be in
a bubble format that illustrate the general loca4on and intensity of the land uses within the development. Planned
Developments are o8en used for larger, mul4-phase projects or integrated projects with longer an4cipated build-outs.
This approach is intended to balance providing flexibility so a project can adapt to changes in market condi4ons while
providing a clear expecta4on of future development for stakeholders and adjacent property owners.
The proposed PD district would allow for the development of a mixed-use project centered around a node at the
planned intersec4on of the Murrayville Road Extension and Military Cutoff Extension. The proposal would extend
Murrayville Road approximately ¼ mile eastward to the intersec4on of Military Cutoff Extension to provide addi4onal
interconnec4vity in this por4on of the county. This extension would create three master-planned areas within the
subject site centered around a mixed-use core along a neighborhood streetscape fron4ng the Murrayville Extension.
The master plan proposes a maximum of 473 residen4al units, which are an4cipated to include a range of housing
op4ons such as single-family a5ached, mul4-family, and senior living. The Traffic Impact Analysis (TIA) for the project
was scoped for just under 300,000 total square feet of commercial space centered around a commercial core fron4ng
the Murrayville Road Extension with addi4onal poten4al commercial space on the east side of the Military Cutoff
Extension. The commercial areas could be developed as any of the commercial uses permi5ed in the PD district.
These uses generally consist of office, retail, restaurant, personal service, lodging, and vehicle sales and services. In
addi4on, the commercial areas would allow for a select amount of ins4tu4onal uses and limited
industrial/manufacturing uses .
Under the County’s performance residen4al standards, the site would be permi5ed up to 157 dwelling units at a
density of 2.5 du/ac. The proposed maximum of 473 units equates to an overall maximum density of 7.54 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 installa4on of turning lanes and signaliza4on at key
intersec4ons such as Murrayville Road Extension and Military Cutoff Extension, Military Cutoff Extension and
Planta4on Road, and the installa4on of a roundabout on the Murrayville Road Extension.
Planning Board - July 8, 2021
ITEM: 1
Based on a generalized historic genera4on rate, staff would es4mate that the increase in homes would result in
approximately 69 addi4onal students than would be generated under current zoning. The general student genera4on
rate provides only an es4mate of an4cipated student yield as different forms of housing at different price points yield
different numbers of students. Over the past four years, staff has also seen a decline in the number of students
generated by new development. Student numbers remained rela4vely stable between 2015 and 2020 (excep4ng the
impacts of the COVID-19 pandemic), while 14,500 new residen4al units were permi5ed across the county. In addi4on,
the student popula4on is an4cipated to only grow by approximately 1,300 students over the next 10 years based on
the recent New Hanover County Schools Facility Needs Study. Please refer to the Schools sec4on included in this
report for addi4onal informa4on on school enrollment and capacity.
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 residen4al densi4es ranging from 8 to 15 dwelling units per acre. The
extension of Murrayville Road to Military Cutoff Extension is included in the WMPO 2045 Metropolitan
Transporta4on Plan (MTP) and is an4cipated to be u4lized as a significant east/west collector road that will connect
Castle Hayne Road to Military Cutoff, allowing access to the Murrayville, Northchase, and the Laney High School
areas. In addi4on, it is an4cipated that the Murrayville Road Extension and comple4on of the Military Cutoff
Extension may aid in allevia4ng traffic along Market Street, Gordon Road and other local roadways as motorists have
addi4onal routes to reach their des4na4on in the northern por4on of the County. The proposed master plan
establishes a new mixed-use node centered around the intersec4on of Murrayville Road Extension and Military Cutoff
Extension. This would make commercial services available to nearby residents without having to travel to exis4ng
services along Market Street, N College Road, and further south on Military Cutoff.
The 2016 Comprehensive Plan classifies the site as Community Mixed Use. 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 Place Type, the residen4al densi4es are in-line with those recommended
within this place type, and the project will develop a new commercial node in close proximity to nearby residents.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi4es in the unincorporated
countyCi4zens have daily needs met by NHC businesses and support themEnsure NHC has appropriate housing to
support business growthIncrease connec4vity of residents to each other and their investment to New Hanover
County
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval of this applica4on and suggests the following mo4on:
I move to recommend APPROVAL of 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 place type, the residen4al densi4es are in-line with those
recommended within this place type, and the project will develop a new commercial node in close proximity to
nearby residents. I also find recommending APPROVAL of the rezoning request is reasonable and in the public
interest because the proposal would benefit the community by providing diverse housing op4ons and
commercial services to nearby residents and promote principals of walkable urbanism. The proposal also
provides a transi4on from a mixed-use node to adjacent single-family residen4al neighborhoods, addi4onal
access points to proper4es east of Military Cutoff Extension, and extension of water and sewer services which
will allow for integrated planning for future community services.
Planning Board - July 8, 2021
ITEM: 1
AlternaAve MoAon for Denial
I move to recommend DEN IA L of 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 place type, the residen4al
densi4es are in-line with those recommended for the property, and the project will provide commercial
services in close proximity to nearby residents, I find recommending 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.
ATTACHMENTS:
Descrip4on
Z21-08 Script PB
Z21-08 Staff Report PB
Z21-08 Zoning Map
Z21-08 FLUM
Z21-08 Neighboring Properties
Applicant Materials Cover
Z21-08 Application
Z21-08 App Narrative
Z21-08 T&C
Z21-08 Survey
Site Plan CS
Z21-08 Master Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 8, 2021
ITEM: 1
SCRIPT for Zoning Map Amendment Application (Z21-08)
Request by TDR-HL, LLC, applicant and property owner, to rezone approximately 62.77 acres of land
located at 1308 Crooked Pine 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 recommend APPROVAL of 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 place
type, the residential densities are in-line with those recommended within this place type, and
the project will develop a new commercial node in close proximity to nearby residents. I also
find recommending 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 promote principals of walkable urbanism. The
proposal also provides a transition from a mixed-use node to adjacent single-family residential
neighborhoods, additional access points to properties east of Military Cutoff Extension, and
extension of water and sewer services which will allow for integrated planning for future
community services.
Example Motion of Denial
I move to recommend DENIAL of 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 place
type, 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
recommending 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 - July 8, 2021
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to recommend [Approval/Denial] of 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 recommending [Approval/Denial] of the rezoning request is reasonable and in the
public interest because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Planning Board - July 8, 2021
ITEM: 1 - 1 - 2
Z21-08 Staff Report PB 7.8.2021 Page 1 of 35
STAFF REPORT FOR Z21-08
PLANNED DEVELOPMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z21-08
Request:
Rezoning to a Planned Development (PD) district
Applicant: Property Owner(s):
TDR-HL, LLC TDR-HL, LLC
Location: Acreage:
Eastern terminus of Murrayville Road 62.77
PID(s): Comp Plan Place Type:
R02800-004-031-000
R02800-004-104-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Mixed-Use development
Current Zoning: Proposed Zoning:
R-15, Residential PD, Planned Development
SURROUNDING AREA
LAND USE ZONING
North Undeveloped R-15
East Undeveloped R-15
South Single-Family Residential R-15
West Undeveloped, Single-Family Residential attached
and detached R-15, R-5
Z21-08
Murrayville
Node
Planning Board - July 8, 2021
ITEM: 1 - 2 - 1
Z21-08 Staff Report PB 7.8.2021 Page 2 of 35
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8B)
COMMUNITY SERVICES
Water/Sewer
Water and sewer services are available through CFPUA. Specific design
will be determined during site plan review, and mainline extensions will be
required.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Murrayville Station
Schools Murrayville Elementary, Trask Middle, and Laney High Schools
Recreation Smith Creek Park, Olsen Park, Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - July 8, 2021
ITEM: 1 - 2 - 2
Z21-08 Staff Report PB 7.8.2021 Page 3 of 35
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 - July 8, 2021
ITEM: 1 - 2 - 3
Z21-08 Staff Report PB 7.8.2021 Page 4 of 35
• Planned Developments are often used for larger, multi-phase projects or integrated projects
with longer anticipated build-outs. This approach is intended to balance providing
flexibility so a project can adapt to changes in market conditions while providing a clear
expectation of future development for stakeholders and adjacent property owners.
Proposed Site Plan with Staff Markups
• The proposed PD district would allow for the development of a mixed-use project centered
around a mixed-use node at the planned intersection of the Murrayville Road Extension and
Military Cutoff Extension. The proposal would extend Murrayville Road approximately ¼
mile eastward to the intersection of Military Cutoff Extension to provide additional
interconnectivity in this portion of the county.
• This extension would create three master-planned areas within the subject site centered
around a mixed-use core along a neighborhood streetscape fronting the Murrayville Road
Extension. A proposed roundabout and additional access points are planned along this
segment of the roadway to provide internal interconnectivity to other portions of the
development.
17 du/ac
7 du/ac
Planning Board - July 8, 2021
ITEM: 1 - 2 - 4
Z21-08 Staff Report PB 7.8.2021 Page 5 of 35
• On the north side of the Murrayville Road Extension, approximately 14.37 acres fronting
the roadway is planned for a mix of uses including commercial, multi-family residential, and
senior living. An additional 18.26 acres north of this area is planned for residential
development and senior living consisting of approximately 312 units in a range of housing
options at a maximum density of 17 du/ac abutting currently undeveloped tracts.
• On the south side of the Murrayville Road Extension, approximately 7.41 acres adjacent to
the roadway is planned for a mix of commercial and multi-family residential. An additional
8.54 acres south of this area is planned for a maximum of 60 townhomes at a density of 7
du/ac, providing a transition from the mixed-use areas along the Murrayville Road
Extension to single-family detached portions of Hanover Reserve south of the subject site
which have been previously approved.
• On the eastern side of the Military Cutoff Extension, four areas totaling 19.57 acres are
planned for either residential or commercial development to provide flexibility in adapting
to market conditions. Specific uses and area totals for commercial development were listed
for study in the Traffic Impact Analysis (detailed in the TIA section of this report). Generally,
the proposed commercial development in the TIA scope consists of just under 300,000 total
square feet of non-residential development.
• The proposal contains a maximum of 473 residential units throughout the subject site. 372
units are proposed with a range of housing products in addition to senior living on the
western side of Military Cutoff Extension. The remainder of residential units may be spread
throughout the other areas identified as Residential on the master plan but will not exceed
the proposed maximum.
• Building heights in the solely residential areas of the master plan (Section A and D) are
proposed at a 65’ maximum except for the planned townhomes in Section D, where a 35’
maximum is proposed.
• Building heights in the commercial and mixed-use areas of the master plan (Sections B, C, E,
F, G) are proposed at an 80’ maximum except for buildings adjacent to the periphery of
the site, where a 60’ maximum is proposed. The PD district allows for 80’ maximum building
heights in Community Mixed Use areas identified on the New Hanover County Future Land
Use Map and fronting along a collector, minor arterial, or principal arterial.
• The applicant’s proposed Terms & Conditions document states that areas designated for
Residential Use on the proposed master plan may allow any residential land use permitted
within the PD district except for the following:
• Mobile Home;
• Mobile Home, Doublewide;
• Mobile Home Park;
• Mobile Home Subdivision
Planning Board - July 8, 2021
ITEM: 1 - 2 - 5
Z21-08 Staff Report PB 7.8.2021 Page 6 of 35
• The applicant’s proposed Terms & Conditions document states that areas designated for
Mixed-Use and Commercial on the proposed master plan may allow any commercial use
permitted within the PD district.
• These uses would include the following from the Principal Use Table in the UDO:
Commercial Uses
Bar/Nightclub
Event Center
Indoor Recreation
Establishment
Outdoor Recreation
Establishment
Animal Grooming Service
Equestrian Facility
Veterinary Service
Bank/Financial Institution
Business Service Center
Funeral Services
Mini-Warehouse/Self Storage
Repair Shop
Commercial Kitchen, Catering
Microbrewery/
Microdistillery
Restaurant
Campground/RV Park
Hotel or Motel
Contractor Office
Offices for Private
Business/Professional Activities
Dry Cleaning/Laundry Plant
Instructional Services and
Studios
Personal Services,
General
Convenience Store
Food Market
Grocery Store
Pharmacy
Retail Nursery
Retail Sales, Building and
Construction Supplies
Retail Sales, General
Boat Dealer
Car Wash
Equipment Rental and
Leasing
Farm Implement Sales
Fuel Sales
Mobile Home and
Prefab Building Sales
Vehicle Rentals
Vehicle Sales
Vehicle Service Stations
(Large, Major, Minor)
Planning Board - July 8, 2021
ITEM: 1 - 2 - 6
Z21-08 Staff Report PB 7.8.2021 Page 7 of 35
• In addition, the following office, civic and institutional, educational health care, industrial,
and limited manufacturing uses are proposed to be allowed in the Mixed-Use and
Commercial areas on the master plan:
Office, Civic and Institutional, Educational Services, Health Care Facilities:
Adult Day Care
Child Care Center
Family Child Care Home
Library
Community Center
Lodges, Fraternal, & Social Organizations
Museum
Post Office
Senior Living, Assisted Living, Continuing Care Retirement Community
Hospital, Medical & Dental Office and Clinic
Nursing and Rehabilitation Center
Industrial and Limited Manufacturing:
Broadcasting and Production Studio
Research and Development Facility
Artisan Manufacturing
Beverage Manufacturing
Mini-storage/self-storage
Printing and Related Support Activities
Office/Flex warehouse
Watercraft and watercraft accessories and RV storage (if fenced/gated),
includes drystack facilities
Wholesaling
• The proposed Terms & Conditions document states that the following uses will not be
permitted within areas designated for Mixed-Use and Commercial on the proposed master
plan:
Animal Shelter;
Kennel;
Vehicle Towing Service
Planning Board - July 8, 2021
ITEM: 1 - 2 - 7
Z21-08 Staff Report PB 7.8.2021 Page 8 of 35
Compensating Community Benefits
• 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
“This project has four main components all contributing to improved design:
• Building a roadway connection that can alleviate traffic congestion in
the northern part of New Hanover County.
• The extension of Murrayville Road which moves the County closer to
achieving its 2045 transportation goals in extension of the Road to the
east. This opens up opportunities for public/private partnership to
further vehicular and pedestrian transportation/recreation corridors.
• A mixed-use community developed in a newly opened commercial
growth node created in the county by the Military Cutoff Extension
(MCE) corridor.
• A cohesively designed project offering a variety of housing types that
act as a transition from the proposed commercial/mixed use areas to
the existing single-family homes and undeveloped land in the area.”
2. Improved Connectivity for Pedestrians and/or Vehicles, Expansion of County-Wide
Parks and Recreation Opportunities
“Additional connections to existing roads, sidewalks, and paths allowing for
bicycle and pedestrian facilities will be provided to improve connectivity internal
to the development and, in appropriate places, to and from the development
and existing residential and commercial development in the county, beyond the
requirements of Section 5.2, Traffic, Access, and Connectivity.”
“Murrayville Extension and the developer’s on-going work with NCDOT and
County staff to plan the Murrayville Road Extension will further secure
improved connectivity beyond the borders of the Murrayville area
neighborhoods. This project will build an important connection of the County’s
2045 transportation plan that could link the Murrayville residents to the
regional County amenity of Ogden Park, Market Street, and future growth
nodes. The developer is open to discussing private/public partnerships
extending multi-modal connections through the development to expand
recreation opportunities beyond this development and recognizes the Military
Cutoff Extension as a key way to connect a large section of New Hanover
County to goods and services without overloading existing roadways. The road
will help alleviate congestion in this portion of the County and will form an
alternate route to and from area neighborhoods to goods and services within
this project and beyond.”
Planning Board - July 8, 2021
ITEM: 1 - 2 - 8
Z21-08 Staff Report PB 7.8.2021 Page 9 of 35
3. Mixed-Use Development
“The proposed development will have a mixture of residential and commercial
uses and product types all integrating well thought out design for a variety of
residents both in our existing communities and travelers passing through on the
future connected bypass network. The mixture of uses will be fully determined
as the market drives demand, but the product types identify the myriad of uses
possible in the community. However, there could be vertically integrated mixed-
use buildings planned as well. These buildings, if constructed as envisioned at
this time, will likely be a significant part of the streetscape along Murrayville
Road Extension. It is these buildings that will drive the design of the community
focusing on streetscapes. Those streetscapes assign identity to a project, create
spaces in which we can all partake, and create opportunities to link a variety
of goods and services to both existing and newly created community. Mixed-
use projects like this one will create parks and recreation opportunities in
integrated paths, plazas, courtyards, amenities, and open spaces. These
developments also offer a variety of housing types to support a range of
incomes and lifestyles as well as supporting an existing, well-established, and
thriving single-family community in the nearby neighborhood.”
4. Architectural Design
“The roadway connection is not only focused on vehicles. While the roadway
connection will create significant positive impacts to the County as a whole, the
road design will also include sidewalks/paths integrated into the overall
proposed PD development which enhances pedestrian and bicycle use. This
could be a public/private partnership to create a multi-use path (MUP). The
sidewalks and paths are intended to be integrated into the plazas and
landscaped streetscape along Murrayville Road to create a welcoming
streetscape. The applicant intends to introduce safe corridors for the
pedestrians to access and interact with the proposed retail/office/restaurant
pocket parks, courtyards, and outdoor dining areas. This multi-faceted
roadway design will set the tone for the entire development and create a
walkable community accessible by sidewalks among and landscaped corridors.”
“Beyond the connectivity, the mixed-use project will be cohesively designed,
meaning the master planned community can create common design themes tying
the community together and smoothly transitioning more intensive commercial
uses to smaller scale retail, restaurant, and mixed-use buildings to multi-family
to townhomes before abutting the existing undeveloped and single-family
neighborhoods in the area.”
5. Transportation Facilities
“The project is planning both improved design in the architectural and
landscape architectural design as well as an improved traffic design for the
area. The developers of this project have worked with New Hanover County
planning staff and NCDOT to develop a plan to extend an existing dead-end
road, Murrayville Road, to the Military Cutoff Extension (MCE) which is
currently under construction. All parties recognized the potential for a
commercial node at a new prominent traffic corridor, the MCE. The developer’s
plans include extension of the Murrayville Road Extension running through the
project as a public right of way to be dedicated to NCDOT. This connection
provides a much-needed alternative route for a large number of residents in
Planning Board - July 8, 2021
ITEM: 1 - 2 - 9
Z21-08 Staff Report PB 7.8.2021 Page 10 of 35
northern New Hanover County. Currently, northern New Hanover County relies
heavily on connections to Market Street to get out of their neighborhoods and
out to shopping, dining, and entertainment. By converting a dead-end road
into an extended road accessing the primary traffic corridor to alleviate traffic
on Market Street, especially in the northern part of the county.”
6. Other Community Benefits
“The northern part of New Hanover County is primarily large tracts of vacant
land, many tracts without paved roads or adequate access to property and
major road networks. One reason for this portion of the county being
undeveloped or at the edge of development is the lack of available sewer to
support commercial and denser residential development. This project is actively
seeking solutions in linking sewer to this development, a potential major
commercial and mixed-use hub in New Hanover County. The community
benefits are that sewer could be available to a new section of New Hanover
County opening up an area for expanded tax base.”
“Improved road connectivity within New Hanover County and nearby counties
will be constructed without drastic impacts on existing road infrastructure.
Goods and services, dining and entertainment will be offered to a large section
of existing homes in northern New Hanover County, all with infrastructure built
by and because of this project. While this is new development, it is smart
development in all the ways our County’s future land use plan targets as goals
and planning guidelines. This project offers so many benefits to the neighboring
community by virtue of location and commitment to finding the right
infrastructure improvements to better our County as a whole.”
Terms and 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 following
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 in
detail as on the development plans represent the proposed Planned Development
(PD) Zoning district. The detail of the proposed zoning district requirements is
represented on the Master Planned Development (MPD) master plan, but this terms
and conditions document generally refers to the broad category of use as
Commercial, Retail, Restaurant, Office, Mixed-Use, Multi-Family, and/or townhomes.
The uses, and other regulations and conditions approved with this terms and
conditions document and the MPD may be amended or modified in accordance with
County requirements as necessary.
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 PD is 473 total units, or
7.54 du/ac.
4. Sidewalks will be provided in ways that promote pedestrian safety and access
through the site.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 10
Z21-08 Staff Report PB 7.8.2021 Page 11 of 35
One component of the proposed plan includes coordinating with NCDOT to
develop an extension of the multi-use path (MUP) along the Military Cutoff
Extension corridor which is currently projected to end adjacent to the project
boundary.
The potential extension of the MUP is estimated at least 8’ wide along one
side of the proposed Murrayville Road extension. Murrayville Road
extension is identified as the portion of road connecting to the end of the
existing Murrayville Road and continuing to the intersection with the Military
Cutoff Extension roadway
The developer would coordinate with NCDOT and New Hanover County to
identify a safe crossing across Military Cutoff Extension from the MUP to the
developer’s proposed Murrayville Road MUP.
5. Vehicular access from the master planned development site through to Murrayville
Road Extension is open to the public with no gated access.
6. The developer reserves the right to construct a gated access to the multi-family site
to be accessed by residents of the MPD and by emergency vehicles.
7. Existing vegetation will be augmented as required to meet opacity standards within
the project’s twenty-foot (20) buffer (depicted on the MPD master plan). The buffer
is 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 along Murrayville Road is intended to create a streetscape
integrating the street yard landscape with the MUP as well as the plazas,
courtyards, outdoor dining facilities, and entrances to proposed businesses.
Buildings are encouraged to be close to the right of way or provide outdoor seating,
dining, courtyards, fountains, or other amenities. As such, the project proposes a
creative standard for the Murrayville Extension streetscape. *Full standards are
located within the Terms & Conditions Document*
9. The Residential, Mixed Use and Commercial areas of the MDP shall be limited to
the uses listed in the Terms and Conditions document (described on page 5 above).
Planning Board - July 8, 2021
ITEM: 1 - 2 - 11
Z21-08 Staff Report PB 7.8.2021 Page 12 of 35
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1972. 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.
• Under the County’s performance residential standards, the site would be permitted up to
157 dwelling units at a density of 2.5 du/ac. The proposed 473 units equates to an overall
density of 7.54 du/ac.
• The subject property is adjacent to other portions of the Hanover Reserve development.
From 2014 to 2021, separate phases of The Sanctuary at Hanover Reserve were platted
with a total of 172 units at a density of 2.5 units per acre, located south of the proposed
master plan. In January 2020, the Board of Commissioners approved a rezoning of 6.58
acres located directly southwest of the proposed master plan from R-15 to R-5 to develop
41 townhomes at a density of 6.2 units per acre. It was anticipated that the townhomes
would assist in providing a transition in density from the single-family detached development
nearby to a future node at the subject site with a future extension of Murrayville Road.
• By adding mixed-use zoning to the subject site, commercial services would be located within
this larger residential area and access would be provided directly from the Murrayville
Road Extension and Military Cutoff Extension. This proposal would provide commercial
services closer to the surrounding residential housing, reducing travel time to these services
and alleviating congestion along the internal local street network.
Subject Site
Hanover
Reserve
Townhomes
The Sanctuary at
Hanover Reserve
Planning Board - July 8, 2021
ITEM: 1 - 2 - 12
Z21-08 Staff Report PB 7.8.2021 Page 13 of 35
• The proposed master plan provides flexibility in the uses permitted in the planning areas,
but a mixture of uses that includes non-residential components would be expected in these
areas due to the anticipated costs of infrastructure required to be put in place to support
the development including transportation and utility extensions.
• Residents in the immediate vicinity of the subject site and within the larger residential area
in this portion of the county are closest to goods and services at the commercial node located
at the intersection of Murrayville Road and N College Road, the eastern segment of Gordon
Road, and along the Market Street corridor.
Primary Commercial Areas in the Project Vicinity
• A 20’ minimum vegetated buffer is provided along the perimeter of the project adjacent
to property zoned or developed as R-15 and R-5, Residential Districts.
Murrayville
Node
Gordon/Market
Node
Planning Board - July 8, 2021
ITEM: 1 - 2 - 13
Z21-08 Staff Report PB 7.8.2021 Page 14 of 35
AREA SUBDIVISIONS UNDER DEVELOPMENT
TRANSPORTATION
• The site will be accessed primarily by the planned extension of Murrayville Road, which is
an existing NCDOT maintained Minor Collector street, as well the Military Cutoff Extension
upon completion, which is currently classified as an NCDOT Principal Arterial street.
• Additional vehicular access points are proposed along the Murrayville Road extension to
provide internal connectivity within the development. These connections and any other
required external connections to adjacent properties will be required to be shown on
preliminary plats at the time of specific site plan approvals through the Technical Review
Committee.
• The intersection of Murrayville Road and Military Cutoff Extension is planned as a signalized
right-in/right-out configuration. This intersection will also be configured with a left-over to
Murrayville Road from the northbound lanes of Military Cutoff Extension.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 14
Z21-08 Staff Report PB 7.8.2021 Page 15 of 35
Notable Roadway Improvements and Access Points
• A proposed service road to the east of the Military Cutoff Extension corridor will provide
access to Plantation Road in addition to the parcels on the eastern side of Military Cutoff
Extension.
• A gated emergency access point is proposed to the Sanctuary at Hanover Reserve via an
existing stub street to Golden Grove Road. In addition, internal access is proposed to the
Hanover Reserve townhomes.
• Pedestrian connections will be provided at various points within the development as shown
on the master plan to promote a walkable land use pattern.
Right In/Right
Out Access
Right In/Right
Out Access to
Service Road Left-Over to
Murrayville
Road
U-Turn to
Northbound
Military Cutoff
Murrayville
Road Extension
Planning Board - July 8, 2021
ITEM: 1 - 2 - 15
Z21-08 Staff Report PB 7.8.2021 Page 16 of 35
• As currently zoned, it is estimated the site would generate about 116 trips during the AM
peak hours and 157 trips during the PM peak hours if developed at the permitted density.
• A Traffic Impact Analysis (TIA) was conducted for the project and included estimated trip
generation occurring in the three separate planning areas; these sections are north of the
Murrayville Road Extension, south of the Murrayville Road Extension, and east of Military
Cutoff Extension. The TIA estimates a total trip generation of 1,581 AM and 1,971 PM
peak hour trips, not adjusted to account for pass-by trips and internal capture. The adjusted
total trip generation is estimated at 1,096 AM and 1,191 PM peak hour trips.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 16
Z21-08 Staff Report PB 7.8.2021 Page 17 of 35
• Breakdown of trip generation within the three separate sections for the proposal are
summarized in the following tables:
Estimated Trip Generation North of Murrayville Road Extension
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning: 82 single-family homes 63 AM / 84 PM
Proposed PD
Development: Mixed-Use 602 AM / 722 PM**
** Estimated Trip Generation adjusted for pass-by trips and internal capture
Estimated Trip Generation South of Murrayville Road Extension
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning: 40 single-family homes 33 AM / 42 PM
Proposed PD
Development: Mixed-Use 295 AM / 302 PM**
** Estimated Primary Trip Generation adjusted for pass-by trips and internal capture
Estimated Trip Generation East of Military Cutoff Extension
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning: 31 single-family homes 27 AM / 33 PM
Proposed PD
Development: Mixed-Use 199 AM / 167 PM**
** Estimated Trip Generation adjusted for pass-by trips and internal capture
Planning Board - July 8, 2021
ITEM: 1 - 2 - 17
Z21-08 Staff Report PB 7.8.2021 Page 18 of 35
Traffic Impact Analysis
• The TIA conducted for the project has been approved by NCDOT and the WMPO. Overall,
the TIA analyzed the development of:
• 85 townhomes
• 288 apartment units
• 100 hotel rooms
• 26,000 square feet of general office
• 36,400 square feet of medical - dental office
• 106,922 square feet of shopping center
• 17,540 square feet of high-turnover (sit-down) restaurant
• 5,610 square feet of super convenience gas station
• 102,700 square feet of mini warehouse
• While the final constructed master plan may not ultimately 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 and trip
budget 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, summarized below:
• N College Road at Bavarian Drive/Murrayville Road (1)
• Market Street at Torchwood Boulevard/Bayshore Drive (2)
• Gordon Road at White Road (3)
• Military Cutoff Extension at Lendire Road (4)
• Military Cutoff Extension at Brittany Lakes Drive (5)
• Military Cutoff Extension at Torchwood Boulevard Westbound (6)
• Military Cutoff Extension at Torchwood Boulevard Eastbound (7)
• Military Cutoff Extension at Northbound Torchwood Boulevard U-turn (8)
• Military Cutoff Extension at Southbound Murrayville Road Extension U-turn (9)
• Military Cutoff Extension at Murrayville Road Extension (10)
• Murrayville Road Extension at proposed roundabout (11)
• Military Cutoff Extension at Plantation/Service Road (12)
Planning Board - July 8, 2021
ITEM: 1 - 2 - 18
Z21-08 Staff Report PB 7.8.2021 Page 19 of 35
Location of Intersections Analyzed in TIA
• After review by NCDOT and WMPO staff, an approval letter for the TIA was issued which
requires roadway improvements at multiple intersections in the vicinity of the project at full
build out if the project is developed at the scale for which it was scoped. Notable
improvements from this approval letter that affect the proposed site plan include the
following, with the intersection capacity analyses conducted shown in the respective tables
(improvements referenced in the tables are those identified in the Traffic Impact Analysis):
• Military Cutoff Extension at Murrayville Road Extension
Connect Murrayville Road Extension +/- 450 feet south of the northern
northbound U-Turn location on Military Cutoff Road, as close to the southern
property line as possible.
The applicant is currently in discussion with NCDOT and WMPO staff
regarding the request to connect Murrayville Road to Military Cutoff
Extension further south than shown on the proposed site plan. A potential re-
configuration of the dual eastbound right turn lanes is in discussion, which
would slightly alter the configuration at this intersection but still be within the
spirit and intent of the proposed master plan.
1
2
3
4 5
6
7
8-12
Planning Board - July 8, 2021
ITEM: 1 - 2 - 19
Z21-08 Staff Report PB 7.8.2021 Page 20 of 35
If the road is shifted further south per current approval requirements, it would
be eligible to be authorized as a minor deviation to the site plan that can
be approved administratively, provided there are no changes to permitted
uses or density, or that there are no resultant changes to the site plan that
would have a material effect on the character of the approved
development.
Provide a southbound right turn lane. Begin right turn lane at the northern
northbound to southbound U-Turn bulb.
Provide dual eastbound right turn lanes on Murrayville Road Extension: one
with full storage and one with 400 feet of storage.
Provide signalization.
Military Cutoff Extension at Murrayville Road Extension
Scenario Overall Delay in Seconds
AM PEAK
2030 Future without Project N/A N/A
2030 Future with Project &
Improvements C 28
PM PEAK
2030 Future without Project N/A N/A
2030 Future with Project &
Improvements C 31
Proposed Murrayville
Extension
Provide Signalization,
Install Southbound
Right Turn Lane, Install
Dual Eastbound Right
Turn Lanes
Planning Board - July 8, 2021
ITEM: 1 - 2 - 20
Z21-08 Staff Report PB 7.8.2021 Page 21 of 35
• Murrayville Road Extension at Roundabout Access
Install single lane roundabout
Provide 500 feet of internal protected stem on northern site access drive.
Provide 100 feet of internal protected stem on southern site access drive.
Murrayville Road Extension at Roundabout Access
Scenario Overall Delay in Seconds
AM PEAK
2030 Future without Project N/A N/A
2030 Future with Project &
Improvements B 11
PM PEAK
2030 Future without Project N/A N/A
2030 Future with Project &
Improvements C 17
Proposed
Murrayville
Extension
Install
Roundabout with
Protected Stems
at Internal
Access Points
Planning Board - July 8, 2021
ITEM: 1 - 2 - 21
Z21-08 Staff Report PB 7.8.2021 Page 22 of 35
• Military Cutoff Extension at Plantation Road (Service Road)
Provide a northbound right turn lane. Begin right turn lane at the southbound
to northbound U-Turn bulb.
Provide dual eastbound right turn lanes on Plantation Road: one with full
storage and one with 400 feet of storage.
Provide signalization.
Military Cutoff Extension at Plantation/Service Road
Scenario Overall Delay in Seconds
AM PEAK
2030 Future without Project N/A N/A
2030 Future with Project &
Improvements A 4
PM PEAK
2030 Future without Project N/A N/A
2030 Future with Project &
Improvements A 5
Provide Signalization,
Install Northbound
Right Turn Lane, Install
Dual Eastbound Right
Turn Lanes
Planning Board - July 8, 2021
ITEM: 1 - 2 - 22
Z21-08 Staff Report PB 7.8.2021 Page 23 of 35
• Notable roadway improvements at nearby intersections were also outlined in the
TIA approval letter and are summarized along with the remaining intersection
capacity analyses, in the following table (improvements referenced in the table are
those identified in the Traffic Impact Analysis):
N. College Road at Murrayville Road/Bavarian Lane
• Maximize existing storage for the southbound left turn lane.
Northbound U-turn on Military Cutoff Extension (North of Murrayville Road
Extension
• Provide dual northbound U-Turn lanes with maximum available
storage.
• Provide signalization.
Southbound U-turn on Military Cutoff Extension (South of Service/Plantation
Road)
• Provide dual southbound U-Turn lanes: one with 500 feet of storage
and one with 200 feet of storage.
• Provide signalization
• Military Cutoff Extension at Torchwood Boulevard
• Provide dual westbound right turn lanes: one with full storage and
one with 250 feet of storage.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 23
Z21-08 Staff Report PB 7.8.2021 Page 24 of 35
AM PEAK PM PEAK
Intersection Scenario Overall
LOS
Delay in
Seconds
Overall
LOS
Delay
in
Seconds
N. College Road at Murrayville
Road/Bavarian Drive
2020 Existing D 48 D 51
2030 Future without Project D 55 D 51
2030 Future with Project &
Improvements E 60 E 64
Market Street at Torchwood
Boulevard/Bayshore Drive
2020 Existing C 35 C 35
2030 Future without Project F 98 F 101
2030 Future with Project &
Improvements F 111 F 137
Gordon Road at White Road 2020 Existing C 25 C 24
2030 Future without Project D 36 D 39
2030 Future with Project &
Improvements D 42 D 50
Military Cutoff Extension at
Lendire Road
2030 Future without Project C 20 C 20
2030 Future with Project &
Improvements C 21 C 21
Military Cutoff Extension at
Brittany Lakes Drive
2030 Future without Project B 15 B 11
2030 Future with Project &
Improvements B 15 B 10
Military Cutoff Extension at
Westbound Torchwood Boulevard
2030 Future without Project B 15 C 21
2030 Future with Project &
Improvements D 36 D 39
Military Cutoff Extension at
Eastbound Torchwood Boulevard
2030 Future without Project B 15 B 15
2030 Future with Project &
Improvements B 15 B 14
Military Cutoff Extension at
Northbound Torchwood
Boulevard U-turn
2030 Future without Project A 9 B 12
2030 Future with Project &
Improvements A 9 B 13
Military Cutoff Extension at
Southbound Murrayville
Extension U-turn
2030 Future without Project N/A 9 N/A 12
2030 Future with Project &
Improvements B 18 B 17
Planning Board - July 8, 2021
ITEM: 1 - 2 - 24
Z21-08 Staff Report PB 7.8.2021 Page 25 of 35
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-4751 (Military Cutoff Extension)
o Project to extend Military Cutoff from Market Street to I-140.
o The project is currently under construction and is expected to be completed in early-
2023.
o The extension of Military Cutoff will utilize a super-street design and bisect the
subject site. Lendire Road/Brittany Lakes Drive, Torchwood Boulevard, and Putnam
Drive/Bradfield Court will connect to the Military Cutoff extension, allowing access
to neighborhoods west of the site.
o The project will also install a sidewalk and multi-use path along the extension of
Military Cutoff and the sections of Market Street included in the project, including
the eastern side of the subject site as shown on the proposed master plan.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 25
Z21-08 Staff Report PB 7.8.2021 Page 26 of 35
• STIP Project U-4902D (Market Street Median)
o Project to install a center median and pedestrian accessways along Market Street
from Middle Sound Loop Road to Marsh Oaks Drive. The pedestrian accessways will
consist of a 10-foot multi-use path on the eastern side of the street, and a 5-foot
sidewalk on the western side of the street.
o The project is currently under construction and is expected to be completed by early-
2023.
Nearby Traffic Impact Analyses:
Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed by
the build out date established within the TIA.
Proposed Development Land Use/Intensity TIA Status
1. Cameron Trace
• Phase 1: 35 single-family
dwellings
• Phase 2: 85 single-family
dwellings
• Approved May 8, 2017
• 2017 Build Out Year
The TIA required improvements must be completed during Phase 2 of the development. The
notable improvements consisted of:
• Providing an eastbound left turn lane at the intersection of Murrayville Road and Covey
Lane
Nearby Proposed Developments included within the TIA:
• N/A
Development Status: Development and required improvement is complete.
ENVIRONMENTAL
• The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
• The property is within the Smith Creek watershed, with a small area on the northern extent
of the site within the Island Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation for septic suitability). However, the site is
expected to be served by CFPUA when developed.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 26
Z21-08 Staff Report PB 7.8.2021 Page 27 of 35
OTHER CONSIDERATIONS
SCHOOLS
• Students living in the proposed development would be assigned to Murrayville Elementary,
Trask Middle, and Laney High Schools. Students may apply to attend public magnet, year-
round elementary, or specialty high schools.
• A maximum of 157 dwelling units would be permitted under the current R-15 zoning base
density, and a maximum of 473 units could be developed under the proposed rezoning,
resulting in an increase of 316 dwelling units.
• Based on the current general student generation rate*, the increase in homes would result
in approximately 69 additional students than would be generated under current zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and
2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential
units were permitted across the county. In addition, the student population is anticipated to
only grow by approximately 1,300 students over the next 10 years based on the recent
New Hanover County Schools Facility Needs Study.
Development Type Intensity Estimated Student Yield
(current general student generation rate) *
Existing Development Undeveloped Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development Under
Current R-15 Zoning 157 residential units Approximate** Total: 35
(14 elementary, 8 middle, 13 high)
Proposed Planned
Development (PD) Zoning 473 residential units Approximate** Total: 104
(43 elementary, 24 middle, 38 high)
*The current general student generation rate was calculated by dividing the projected New Hanover County public
school student enrollment for the 2021-2022 school year by the number of dwelling units in the county. Currently, there
are an average of 0.22 public school students (0.09 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.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
• Developments of the size and type associated with the proposed rezoning would likely not
reach full built-out until approximately 10 years away, as reflected in the anticipated 2030
build-out referenced in the Traffic Impact Analysis. As a result, existing school enrollment
and capacity is not likely to be relevant. New Hanover County Schools staff would include
this project if approved in future facility planning initiatives in order to accommodate any
resulting student growth.
• Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 27
Z21-08 Staff Report PB 7.8.2021 Page 28 of 35
School Enrollment* and Capacity** (2021-2022 School Year)
*Enrollment is based on the New Hanover County Schools enrollment projections for the 2021-2022 school year.
**Capacity calculations were determined based on the projected capacities for the 2021-2022 school year, and
funded or planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover
County Schools to the Board of Education in January 2021. This information does not take into account flexible
scheduling that may be available in high school settings, which can reduce the portion of the student body on campus
at any one time.
• The recent facility needs survey that has been prepared by Schools staff indicates that,
based on NC Department of Public Instruction (DPI) student growth projections and school
capacity data, planned facility upgrades, combined with changes to student enrollment
patterns, will result in adequate capacity district wide over the next ten years if facility
upgrades are funded.
Level
Total
NHC
Capacity
School
Projected
Enrollment of
Assignment
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned
School
Funded or
Planned
Capacity
Upgrades
Elementary 95% Murrayville 559 663 84% None
Middle 108% Trask 719 662 109% None
High 100% Laney 2125 2013 106% None
Planning Board - July 8, 2021
ITEM: 1 - 2 - 28
Z21-08 Staff Report PB 7.8.2021 Page 29 of 35
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 an increase in housing diversity
and would allow those residents to utilize existing goods and services within one mile of the
subject property. The proposed project would also allow for the development of new retail
and commercial businesses, increasing the number of residents within one mile of goods and
services.
• The subject property is located in the Murrayville community area, where 64% of residents
currently live within one mile of a convenience need (grocery store, retail staples,
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 in the area is single family detached at 71%. 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 goods and services of would
only increase from 64% to 66%.
• Under the proposed PD district, the site would allow for a mixture of housing types including
single family detached, single family attached (townhomes), and multi-family
(apartments). The project could increase housing type diversity by reducing the percentage
of single family detached and increasing the percentage of single family attached and
multi-family residences.
• The proposed PD district would allow for the development of convenience needs, support
services, and/or community facilities. The addition of just a convenience need on the
proposed site would increase the number of existing residences within one
mile from 63% to 86%. When including the number of residential units proposed,
that percentage increases to 88%. The addition of a support service would increase the
number of existing residences within one mile from 83% to 100%. The addition of
a community facility would increase the number of existing residences within one mile from
83% to 100%.
• If at least one convenience need, support service and community facility were located at
the proposed site, the percentage of residents within one mile of all three would increase
(64% to 87%). When including the number of residential units proposed, that percentage
increases to 89%.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 29
Z21-08 Staff Report PB 7.8.2021 Page 30 of 35
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-15:
Grayson Park Clay Crossing
Plantation Landing
Planning Board - July 8, 2021
ITEM: 1 - 2 - 30
Z21-08 Staff Report PB 7.8.2021 Page 31 of 35
Representative Developments of PD:
River
Bluffs:
Northchase:
Planning Board - July 8, 2021
ITEM: 1 - 2 - 31
Z21-08 Staff Report PB 7.8.2021 Page 32 of 35
Context and Compatibility
• While the area was zoned for low density housing in the early 1970s, the 2016
Comprehensive Plan recommends a mixture of commercial uses and residential densities
ranging from 8 to 15 dwelling units per acre.
• The subject property is between the terminus of Murrayville Road and Military Cutoff
Extension. The extension of Murrayville Road to Military Cutoff Extension is included in the
WMPO 2045 Metropolitan Transportation Plan (MTP) and is anticipated to be utilized as
a significant east/west collector road that will connect Castle Hayne Road to Military
Cutoff, allowing access to the Murrayville, Northchase, and the Laney High School areas.
In addition, it is anticipated that the Murrayville Road Extension and completion of the
Military Cutoff Extension may aid in alleviating traffic along Market Street, Gordon Road
and other local roadways as motorists have additional routes to reach their destination in
the northern portion of the County.
• The extension of Murrayville Road and completion of Military Cutoff Extension is also
anticipated to facilitate access to sites east of Military Cutoff Extension which currently
have limited access. In addition, the extension of Murrayville Road further east toward
Market Street is recommended in the 2045 MTP, which also includes improvements and an
extension of Plantation Road eastward to Market Street in the Porters Neck area.
• The proposed master plan establishes a new mixed-use node centered around the
intersection of Murrayville Road Extension and Military Cutoff Extension. This would make
commercial services available to nearby residents without having to travel to existing
services along Market Street, N College Road, and further south on Military Cutoff.
• The proposed master plan would also provide a range of housing options in this area of
the county which is predominantly single-family detached residential.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 32
Z21-08 Staff Report PB 7.8.2021 Page 33 of 35
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
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 - July 8, 2021
ITEM: 1 - 2 - 33
Z21-08 Staff Report PB 7.8.2021 Page 34 of 35
Analysis
The subject property is located in the northeastern portion of the county in
an area that is has historically been developed as single-family residential,
but without centrally located commercial or neighborhood services.
Residents in this general area typically navigate the internal local street
network to the Market Street, Gordon Road, N College Road, or Military
Cutoff Road corridors for access to goods and services.
The Comprehensive Plan classifies the property 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 design of the proposed planned development
provides the type of land use intended by the plan, with a mixed-use node
located at a strategic intersection and with the overall residential density
of the project being in line with the recommendation for this place type. In
addition, 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. By creating a mixed-use node with the extension of
Murrayville Road to the planned Military Cutoff Extension, the project can
provide more efficient access and reduced travel times to goods and
services for residents in the northern portion of the county. In addition, the
Cape Fear Moving Forward 2045 Metropolitan Transportation Plan shows
a recommendation for the extension of Murrayville Road, and the proposed
project will provide this improvement.
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 place type, the
residential densities are in-line with those recommended within this place
type, and the project will develop a new commercial node in close proximity
to nearby residents.
Planning Board - July 8, 2021
ITEM: 1 - 2 - 34
Z21-08 Staff Report PB 7.8.2021 Page 35 of 35
STAFF RECOMMENDATION
Staff recommends approval of this application and suggests the following motion:
I move to recommend APPROVAL of 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 place
type, the residential densities are in-line with those recommended within this place type, and
the project will develop a new commercial node in close proximity to nearby residents. I
also find recommending 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 promote principals of walkable
urbanism. The proposal also provides a transition from a mixed-use node to adjacent single-
family residential neighborhoods, additional access points to properties east of Military
Cutoff Extension, and extension of water and sewer services which will allow for integrated
planning for future community services.
Alternative Motion for Denial
I move to recommend DENIAL of 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 place type, 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 recommending 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 - July 8, 2021
ITEM: 1 - 2 - 35
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New Hanover County, NCSHODIncorporated Areas
Indicates Conditional Use District (CUD)
Indicates Conditional Zoning District (CZD)
See Section 5.7 of the UDOCOD
B-1 AC R-5 EDZD
CB I-1 R-7 PD
B-2 I-2 R-10 RMF-X
CS AR R-15 RMFU
SC RA R-20 UMXZ
O&I R-20S
Zoning Districts
PD/
Planned Development
R-15/
Undeveloped
1300 block
Crooked Pine Rd
Z21-08
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:R
1,000
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 1 - 3 - 1
Brittany Pointer
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URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
PD/
Planned Development
R-15/
Undeveloped
1300 block
Crooked Pine Rd
Z21-08
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:R
1,000
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 1 - 4 - 1
Brittany Pointer
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R-15Site
Neighboring Parcels
PD/
Planned Development
R-15/
Undeveloped
1300 block
Crooked Pine Rd
Z21-08
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:R
1,000
Feet
Subject Site
Planning Board - July 8, 2021
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APPLICANT
MATERIALS
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1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
Rev Date: 14 June 2021
Date 6 August 2020
Project Narrative:
The proposed development is a total of +62.77 acres located in New Hanover County (NHC)
near the intersection of Crooked Pine Road and Plantation Road at the end of Murrayville
Road. The subject parcels are further defined as NHC parcel numbers: R02800-004-031-000
and R02800-004-104-000. The site is bisected by the new Military Cutoff Extension and
associated service road which are both currently under construction. The result is 3
relatively small parcels of land along the service road comprising + 12.23 acres and the larger
tract adjacent to Hanover Reserve and at the end of Murrayville Road, + 50.54 acres. The
project is proposed as a Master Planned Development (PD) to be rezoned into PD. Military
Cutoff Extension bisects the existing parcels, but the entire land holding is intended to be
part of one master planned development.
The applicant proposes a commercial core developed around the new Military Cutoff
Extension (MCE). The existing dead-end Murrayville Road will be extended to the MCE’s
proposed left-over intersection. This intersection will be the commercial hub with the
service road’s right in/right out access being a secondary commercial hub. The existing site
is zoned R-15 with residential uses and vacant land surrounding the site. The site is
designated as community mixed-use and could be an important commercial node in
Northern New Hanover County since the MCE now bisects the site. Using the flexibility of PD
zoning to cohesively design the site, we propose encircling the proposed commercial core
with a variety of residential units to create a well-orchestrated transition from the busier
commercial center to medium-dense residential to lower density single family/existing
neighborhoods.
This PD MPD is a high level, master plan to identify acceptable land uses and basic
anticipated vehicular and pedestrian networks. The plan identifies caps for density of all
uses. Because this is a high-level master plan, we identify caps for density and square
footage on the master plan. This plan, along with the terms and conditions document, acts
as the guideline for a high-quality mixed-use community located on a new major
transportation hub in the County. Like any project, this one requires working hand in hand
with NCDOT, CFPUA, and NHC to develop the project infrastructure for a safe and viable
development. Those conversations are underway and will continue through the site-specific
planning process if this MPD is approved. This application’s MPD and supporting document
set the framework for a commercial hub offering goods, services, entertainment, and dining.
Currently, this area of the County must rely on the busy Market Street or Gordon Road
corridors to find similar services. The proposed project presents a new opportunity for a
vehicular connection to a major highway, MCE, with a real potential to alleviate traffic
congestion from the Murrayville/Ogden area. Furthermore, by offering a commercial hub at
Planning Board - July 8, 2021
ITEM: 1 - 8 - 1
Page 2 of 5
one of the only stops along MCE between Market Street and I-140, this also has the
potential to offer goods and services to an underserved area without creating undo traffic
burden. The County’s 2045 transportation plan identifies extension of Murrayville Road to
make connection to the North/East of the County from existing neighborhoods, and this
proposed development helps achieve part of that goal. The County’s Future Land Use Plan
also supports this type of development in this location. This property falls in the community
mixed use place type which supports just the sort of mixed commercial and various
residential products we propose. The extension of water and sewer to this part of the
County further opens opportunities to for the future of Northern New Hanover County and
expands tax base. The project’s timing is aligned with NCDOT’s construction of MCE which
eliminates possible undue burden on existing roads and neighborhoods. With all the pieces
and timelines aligning for a responsible, cohesive development, we believe this is the right
development at the right time for this location. We appreciate your consideration of our
proposed development.
Supplemental Application Information – MPD – PD
Master Planned Development Considerations:
1. How would the requested change be consistent with the County’s policies for growth
and development, described in the 2016 Comprehensive Plan, applicable small area
plans, etc.
The Comprehensive Plan identifies the land in the Community Mixed Use place type which
promotes a variety of house products, goods and services, mixed use and other similar uses
to those proposed with this project. Furthermore, one of our areas major long-range NCDOT
traffic relief projects is underway and bisects the site creating near-perfect conditions for a
commercial center with medium to high density mixed use/residential development. The
Military Cutoff Extension, when complete, gives convenient, quick access to the
Market/Military Cutoff intersection and beyond as well as Hampstead and beyond when
complete bypass projects are in place. This is expected to alleviate a good deal of previously
gnarled and congested network of neighborhood roads all dumping out on Market Street.
Our proposed project’s timing aligns well with the anticipated completion of the Military
Cutoff Extension. Commercial and higher density portions of the project would not be
online until after completion of the new highway’s connection to Military Cutoff.
2. How would the requested development be consistent with the property’s
classification on the 2016 Comprehensive Plan’s Further Land Use Map.
See response above.
3. How does the proposed master planned development meet the required elements
and intent of the proposed zoning district?
The proposed MPD not only provides the connection of a major arterial road to a principal
highway in Wilmington, it also develops a road and pedestrian network that flows easily
Planning Board - July 8, 2021
ITEM: 1 - 8 - 2
Page 3 of 5
between the proposed commercial and residential developments. The intent of the
development is to promote this live, work, play community, not only for the people moving
into the project, but also for those nearby. Nearby multi-use paths and County parks make
the location attractive to future residents. The developer is to extend the current dead-
ended Murrayville Road to MCE creating a streetscape of integrated buildings, plazas and
courtyards, paths and landscape to give identity to the development as well as offer a high-
quality commercial and mixed-use development. These are all key to a successful PD zoning
district and essential to make a viable new community. The applicant proposes an
integrated and architecturally pleasing community providing easy access to shopping, dining,
parks/open spaces, and all the offerings of the commercial and residential development. We
believe this proposed development hits the heart of what a planned development
community mixed use place type is supposed to be, and, after reviewing our proposal, we
hope you feel the same way.
Planning Board - July 8, 2021
ITEM: 1 - 8 - 3
Page 4 of 5
Hanover Reserve Mixed Use Community Meeting Summary:
Due to COVID restrictions, Paramounte Engineering held a GoToMeeting virtual
community meeting on July 30, 2020 at 5 PM. All participants were completed with
questions by 5:45PM. The meeting was recorded and shared with anyone requesting a
copy after the meeting.
The presentation consisted of an earlier version of the master plan, aerial images, and an
example of a previous graphic used for the Phase 4 Section 1 Hanover Reserve
townhomes. This area is being enveloped in the Hanover Reserve Mixed Use PD but is
still planned for the same number of townhomes as presented during a rezoning of the
property from R-15 to R-5. After a project overview and orientation by Paramounte
Engineering, the meeting was turned over to participants for questions and comments.
• One person was concerned that traffic would cut through her neighborhood to
enter the proposed project. We discussed ways the road network could be
designed to prevent a direct cut through from her neighborhood, and those ideas
will be considered in the design development of the project.
• One person preferred single family homes to townhomes behind her home.
• We did get a couple of comments concerned over traffic, but no one in direct
opposition ( at least in the meeting).
• We did receive a couple of emails leading up to the meeting expressing wishes
that we would not develop anything. When invited to the community meeting to
express concerns and engage in discussion about their thoughts, they did not
appear to accept the invitation. None of those comments were voiced during the
meeting.
• There was a comment that getting to goods and services is not a problem now
and there does not need to be a new commercial node here.
• Others expressed interest in dining and shopping opportunities.
• Most of the questions pertained to Military Cutoff Extension:
• There was discussion about the impacts of Military Cutoff Extension and the new
connection to that road. Questions were raised about what happens to
Plantation Road with NCDOT’s work, and those were answered to the best of our
ability.
• Additional questions concerning what roads will be paved and not after NCDOT is
finished were discussed by the group.
• One person owning land in the area, but not living here was very much in favor of
the proposed project and supported the mixture of uses and commercial,
walkable core we hope to create.
• We had folks both in the meeting and after, through email, ask us to create
something upscale, nice, and walkable.
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ITEM: 1 - 8 - 4
Page 5 of 5
• Most people that had in-depth questions were those finding out the plans
because they own property nearby and want to know how this development will
affect property values.
We extended the offer for folks to continue to contact us through the process if they have
questions or comments. We asked folks to help us be the kind of development they want to
see in their neighborhood, and many folks have responded positively to this effort. While
some folks like Murrayville just the way it is, others seem welcoming. We have received
general support and good wishes from several neighbors.
Community Coordination Update 6/1/21:
Since the meeting in July, we have continued conversations with interested residents
through email and phone calls. The developer has met with a few individuals as well. We
have continued to receive community support and fielded general questions about the
plans. There have been very few concerns raised, but traffic was discussed with a few
citizens. Several folks told us they were worried about people cutting through their
neighborhoods or causing a lot of extra trips on the existing Murrayville Road if the project
was built prior to the opening of the MCE. We have taken time to work with NCDOT and our
traffic consultants to fully identify the possibilities for the area. As a result, we believe we
have a road network that will alleviate traffic congestion, avoid a lot of cut-throughs from
outside, through existing neighborhoods and into the proposed development. By a
combination of project timing aligning with MCE, project design, and coordination with the
County and NCDOT, the developer addresses the majority of questions received to date from
the neighboring community.
Planning Board - July 8, 2021
ITEM: 1 - 8 - 5
Proposed Master Planned Development Terms & Conditions
Hanover Reserve Mixed Use
Date: 06/28/21
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 in detail as
on the development plans represent the proposed Planned Development (PD) Zoning
district. The detail of the proposed zoning district requirements is represented on the
Master Planned Development (MPD) master plan, but this terms and conditions
document generally refers to the broad category of use as Commercial, Retail,
Restaurant, Office, Mixed Use, Multi-Family, and/ or Townhomes. The uses, and other
regulations and conditions approved with this terms and conditions document and the
MPD may be amended or modified in accordance with County requirements as
necessary.
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 MPD, including any density/intensity standards, dimensional
standards, and development standards:
a) Maximum density permitted in Planned Development (PD) District – 17 dwelling units
maximum per acre (du/ac). Total site area is 62.77 acres, maximum number of dwelling
units would be1067 units.
b) Proposed maximum density of residential units on this MPD PD is 473 total dwelling
units, or 7.54 du/ac.
c) The project shall be developed in accordance with County, state, and federal
building, and environmental regulations.
d) Sidewalks will be provided in ways that promote pedestrian safety and access
through the site.
i. One component of the proposed plan includes coordinating with NCDOT to
develop an extension of the multi-use path (MUP) along the Military Cutoff
Extension corridor which is currently projected to end adjacent to the project
boundary.
Planning Board - July 8, 2021
ITEM: 1 - 9 - 1
ii. The potential extension of the MUP is estimated at least 8’ wide along one side
of the proposed Murrayville Road extension. Murrayville Road extension is
identified as the portion of road connecting to the end of the existing Murrayville
Road and continuing to the intersection with the Military Cutoff Extension
roadway.
iii. If the opportunity to work together arises, the developer would coordinate with
NCDOT and New Hanover County to identify a safe crossing across Military
Cutoff Extension from the MUP to the developer’s proposed Murrayville Road
MUP.
3. Conditions related to the approval of the MPD Master Plan, including any conditions
related to the form and design of development shown in the MPD Master Plan:
a) Vehicular access from the master planned development site through to Murrayville
Road extension is open to the public with no gated access.
b) The developer reserves the right to construct a gated access to the MDP Parcel B
multi-family/ senior living site along internal project roads, to be accessed by residents
of the MPD and by emergency vehicles.
c) Access point on the project’s land connecting to Sky Reach stub road near Golden
Grove Ln will be constructed for emergency access only and method of access will be
discussed with and approved by New Hanover County Fire/EMS during site plan
approval for Parcel D.
d) Existing vegetation will be augmented as required to meet opacity standards within the
project’s twenty-foot (20') buffer (depicted on the MPD Master Plan). The buffer is
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.
e) Military Cutoff Extension is built far higher than the subject property on either side of it.
While some fill may occur, it is not anticipated that the subject property will be raised
level with Military Cutoff Extension. As such, street yard area along Military Cutoff
Extension shall be provided as follows:
i. Provide 18 square feet of street yard area for every linear foot of street frontage
along Military Cutoff Extension (minimum width of 9', max width of 27').
Measurement shall begin from: the edge of right of way, from toe of slopes steeper
than 4’:1’ or from project side edge of utility easements.
ii. Fencing or walls shall be allowed between Military Cutoff Extension and PD uses as
specified here: multi-family, residential, senior care facilities, and storage areas.
iii. Driveways shall not be included in the calculation of street frontage.
iv. 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.
v. The applicant may choose to increase the required square footage per linear foot up to
Planning Board - July 8, 2021
ITEM: 1 - 9 - 2
twenty-five percent (25%) to receive an equivalent reduction in the building’s front yard
setback.
vi. 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.
vii. For every six hundred (600) square feet of street yard area, the following landscaping
shall be provided:
viii. One canopy/shade tree a minimum of three inches (3”) caliper in size OR three (3)
understory trees a minimum of six (6) feet in
height at time of planting. If overhead power lines are located within the street yard
area, planting requirements will follow the utility company’s guidelines for planting
under power lines; and
ix. Six shrubs, 12” in height at time of planting.
x. 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.
xi. 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.
f) Street yard area along Murrayville Road Extension shall be provided as follows:
i. The street yard along Murrayville Road is intended to create a streetscape
integrating the street yard landscape with the MUP as well as the plazas,
courtyards, outdoor dining facilities, and entrances to proposed businesses.
Buildings are encouraged to be close to the right of way or provide outdoor seating,
dining, courtyards, fountains, or other amenities. As such, the project proposes a
creative standard for the Murrayville Extension streetscape. That standard shall be
defined as follows:
ii. Provide street yard landscaping between Murrayville Road Extension and face of
building.
iii. Provided that the building face is not more than 60’ from the right of way or that the
building facing Murrayville Road Extension creates a landscaped outdoor space
accessible by pedestrian from the MUP, any landscape, except turf grass, planted
along the corridor can count toward the street yard landscape and must contain at
least:
• 1 canopy tree per sixty (60) linear feet of street yard;
• 24 landscape plants 12” in height or greater, including shrubs and/or
ornamental grasses, but excluding turf grass, per sixty (60) linear feet
• Contain at least eighteen (18) square feet of street yard area for every linear
foot of street frontage along Murrayville Road Extension
• Plants may be grouped together or otherwise distributed provided that the
frontage for each building accounts for that building’s street yard within the
associated parking and street facade
• Parking island landscaping within 60’ of the Murrayville Road Extension right of
way may be counted toward street yard landscaping, but in no case can a
façade be void of landscape between the right of way and the building
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ITEM: 1 - 9 - 3
iv. If no pedestrian access is created from Murrayville Road Extension MUP to the
face of the building, the landscape within 60’ of the right of way defaults to the
same streetscape standards as Military Cutoff Extension streetscape or must
contain at least the following or:
• 1 canopy tree per sixty (60) linear feet of street yard
• 12 landscape plants, including shrubs and/or ornamental grasses but
excluding turf grass, per sixty (60) linear feet
• Contain at least eighteen (18) square feet of street yard area for every linear
foot of street frontage along Murrayville Road Extension
• Any portion of a parking island’s landscaping within 60’ of the Murrayville
Road Extension right of way may be counted toward street yard landscaping
• Plants may be grouped together or otherwise distributed provided that the
frontage for each building accounts for that building’s street yard within the
associated parking and street facade
v. Parking shall be allowed in area between building and Murrayville Road
Extension provided that pedestrian access along the MUP is not impeded.
vi. Driveways shall not be included in the calculation of street frontage;
vii. The area of any walkways, sidewalks or other bicycle and pedestrian facilities, and
transit amenities beyond the MUP shall be subtracted from the base street yard
area required to get the total required street yard area;
viii. 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 no building façade is void of landscape between the
building face and right of way and as long as the landscape remains in compliance
with the requirements outlined above.
g) 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.
h) 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.
4. 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 approval
of road design and driveway permit will be acquired prior to any access to Military
Cutoff Extension or Murrayville Road Extension.
b) Potable water and wastewater for the project will be provided by Cape Fear Public
Utility Authority ("CFPUA"). Developer has been and will continue to coordinate with
CFPUA and potentially other property owners in the vicinity to address a solution
for services to this project site.
c) 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
Planning Board - July 8, 2021
ITEM: 1 - 9 - 4
the site. The engineers who will coordinate and implement the stormwater management
plan have not yet been selected.
d) Stormwater easements will be 20’ wide max. unless proven wider easements are a
necessity.
e) If allowable by utility providers, utilities may be placed in underground utility vaults or
banks to enhance streetscape and minimize utility conflicts. Developer will coordinate
with utility providers to determine requirements and regulations and gain authorization to
construct.
f) 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 MPD.
5. Provisions related to environmental protection and monitoring:
a) Any 404 wetlands determined to exist on the site will be delineated and 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.
6. Any other provisions relevant and necessary to the development of the MPD in
accordance with applicable standards and regulations:
a) The Residential Use areas of the MPD may be used for any residential purpose
permitted under the applicable zoning regulations except that the following Residential
uses will not be permitted:
i. Mobile Home;
ii. Mobile Home, Doublewide;
iii. Mobile Home Park;
iv. Mobile Home Subdivision
b) The Mixed-Use and Commercial areas of the MPD may be used for any Commercial
purpose permitted under the applicable zoning regulations, except that the following
uses will not be permitted:
i. Animal Shelter;
ii. Kennel; and
iii. Vehicle Towing Service
c) In addition to the Commercial uses permitted by applicable zoning regulations, subject to
these terms and conditions, the following Office, Civic and Institutional, Educational
Services, and Health Care Facilities uses shall be permitted in the Mixed-Use and
Commercial areas of the MPD:
i. Adult Day Care;
ii. Child Care Center;
iii. Family Child Care Home;
iv. Community Center;
v. Contractor office/maintenance facility/storage/holding yard
vi. Library;
Planning Board - July 8, 2021
ITEM: 1 - 9 - 5
vii. Lodges, Fraternal, & Social Organizations;
viii. Museum;
ix. Post Office;
x. Senior Living , Assisted Living, Continuing Care, or Retirement Community
xi. Hospital, Medical, and Dental Office and Clinic; and
xii. Nursing and Rehabilitation Center
d) In addition to the Commercial and other uses listed previously, uses permitted by
applicable zoning regulations, subject to these terms and conditions, the following
Industrial and limited Manufacturing uses, or other uses not expressly outlined in the
principal use table shall be permitted in the Mixed-Use and Commercial areas of the
MPD:
i. Broadcasting and Production Studio;
ii. Research and Development Facility;
iii. Artisan Manufacturing;
iv. Beverage Manufacturing;
v. Mini-storage/self-storage
vi. Printing and Related Support Activities;
vii. Office/Flex warehouse
viii. Watercraft and watercraft accessories and RV storage (if fenced/gated),
includes drystack facilities
ix. Wholesaling.
7. Compensating community benefits as identified by the PD zoning district in the New
Hanover County Unified Development Ordinance (UDO) 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. This project’s proposed compensating community benefits are as follows:
This project proposes utilizing:
Improved Design, Improved Connectivity for Pedestrians and/or Vehicles
Mixed-Use Development
Expansion of County-Wide Parks and Recreation Opportunities
Transportation Facilities
The use of architectural design that exceeds any minimum standards established in
the 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.
• This project has four main components all contributing to improved design.
1. Building a roadway connection that can alleviate traffic congestion in the northern
part of New Hanover County.
2. The extension of Murrayville Road which moves the County closer to achieving its
2045 transportation goals in extension of the Road to the east. This opens up
Planning Board - July 8, 2021
ITEM: 1 - 9 - 6
opportunities for public/private partnership to further vehicular and pedestrian
transportation/recreation corridors.
3. A mixed use community developed in a newly opened commercial growth node
created in the county by the Military Cutoff Extension (MCE) corridor.
4. A cohesively designed project offering a variety of housing types that act as a
transition from the proposed commercial/mixed use areas to the existing single-family
homes and undeveloped land in the area.
Project’s Compensating Community Benefits Defined:
• Specifically addressing the architectural design within this proposed
Community Mixed Use area of the county:
The roadway connection is not only focused on vehicles. While the roadway
connection will create significant positive impacts to the County as a whole, the
road design will also include sidewalks/paths integrated into the overall proposed
PD development which enhances pedestrian and bicycle use. This could be a
public/private partnership to create a multi-use path (MUP). The sidewalks and
paths are intended to be integrated into the plazas and landscape streetscape
along Murrayville Road to create a welcoming streetscape. The applicant intends
to introduce safe corridors for the pedestrians to access and interact with the
proposed retail/office/restaurant pocket parks, courtyards, and outdoor dining
areas. This multi-faceted roadway design will set the tone for the entire
development and create a walkable community accessible by sidewalks among
and landscaped corridors.
Beyond the connectivity, the mixed-use project will be cohesively designed,
meaning the master planned community can create common design themes tying
the community together and smoothly transitioning more intensive commercial
uses to smaller scale retail, restaurant, and mixed-use buildings to multi-family to
townhomes before abutting the existing undeveloped and single-family
neighborhoods in the area.
• Road Connectivity:
The project is planning both improved design in the architectural and landscape
architectural design as well as an improved traffic design for the area. The
developers of this project have worked with New Hanover County planning staff and
NCDOT to develop a plan to extend an existing dead-end road, Murrayville Road, to
the Military Cutoff Extension (MCE) which is currently under construction. All parties
recognized the potential for a commercial node at a new prominent traffic corridor,
the MCE. The developer’s plans include extension of the Murrayville Road Extension
running through the project as a public right of way to be dedicated to NCDOT. This
connection provides a much-needed alternative route for a large number of residents
in northern New Hanover County. Currently, northern New Hanover County relies
heavily on connections to Market Street to get out of their neighborhoods and out to
shopping, dining, and entertainment. By converting a dead-end road into an
extended road accessing the primary traffic corridor to alleviate traffic on Market
Street, especially in the northern part of the county.
Planning Board - July 8, 2021
ITEM: 1 - 9 - 7
• Improved Connectivity for Pedestrians and/or Vehicles and Expansion of
County-Wide Parks and Recreation Opportunities:
Additional connections to existing roads, sidewalks and paths allowing for bicycle
and pedestrian facilities will be provided to improve connectivity internal to the
development and, in appropriate places, to and from the development and existing
residential and commercial development in the County, beyond the requirements
of Section 5.2, Traffic, Access, and Connectivity.
Murrayville Extension and the developer’s on-going work with NCDOT and County
staff to plan the Murrayville Road Extension will further secure improved
connectivity beyond the borders of the Murrayville area neighborhoods. This
project will build an important connection of the County’s 2045 transportation plan
that could link the Murrayville residents to the regional County amenity of Ogden
Park, Market St, and future growth nodes. The developer is open to discussing
private/public partnerships extending multi-modal connections through the
development to expand recreation opportunities beyond this development and
recognizes the Military Cutoff Extension as a key way to connect a large section of
New Hanover County to goods and services without overloading existing
roadways. The road will help alleviate congestion in this portion of the County and
will form an alternate route to and from area neighborhoods to goods and services
within this project and beyond.
• Mixed-Use Development.
The proposed development will have a mixture of residential and commercial uses
and product types all integrating well thought out design for a variety of residents
both in our existing communities and travelers passing through on the future
connected bypass network. The mixture of uses will be fully determined as the
market drives demand, but the product types identify the myriad of uses possible
in the community. However, there could be vertically integrated mixed-use
buildings planned as well. These buildings, if constructed as envisioned at this
time, will likely be a significant part of the streetscape along Murrayville Road
Extension. It is these buildings that will drive the design of the community
focusing on streetscapes. Those streetscapes assign identity to a project, create
spaces in which we can all can partake, and create opportunities to link a variety
of goods and services to both existing and newly created community. Mixed-use
projects like this one will create parks and recreation opportunities in integrated
paths, plazas, courtyards, amenities, and open spaces. These developments
also offer a variety of housing types to support a range of incomes and lifestyles
as well as supporting and existing, well-established, and thriving single-family
community in nearby neighborhood.
• Other community benefit that would provide benefits to the
development site and the citizens of the County, generally.
The northern part of New Hanover County is primarily large tracts of vacant
land, many tracts without paved roads or adequate access to property and
major road networks. One reason for this portion of the county being
undeveloped or at the edge of development is the lack of available sewer to
support commercial and denser residential development. This project is
Planning Board - July 8, 2021
ITEM: 1 - 9 - 8
actively seeking solutions in linking sewer to a this development, a potential
major commercial and mixed-use hub in New Hanover County. The
community benefits are that sewer could be available to a new section of
New Hanover County opening-up an area for expanded tax base.
Improved road connectivity within New Hanover County and nearby
counties will be constructed without drastic impacts on existing road
infrastructure. Goods and services, dining and entertainment will be offered
to a large section of existing homes in northern New Hanover County, all
with infrastructure built by and because of this project. While this is new
development, it is smart development in all the ways our County’s future
land use plan targets as goals and planning guidelines. This project offers
so many benefits to the neighboring community by virtue of location and
commitment to finding the right infrastructure improvements to better our
County as a whole.
Planning Board - July 8, 2021
ITEM: 1 - 9 - 9
Planning Board - July 8, 2021
ITEM: 1 - 10 - 1
PROPOSED
SITE PLAN
Planning Board - July 8, 2021
ITEM: 1 - 11 - 1
Planning Board - July 8, 2021
ITEM: 1 - 11 - 2
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MARKET STREETWHITE RDGORDON ROAD MURRAYVILLE ROADCOLLEGE RDMILITARYCUTOFF ROAD PLANTATION RD I-140I-40MILITARYCUTOFF EXTENSION SITE
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DRAWING INFORMATION
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CLIENT INFORMATION:
122 Cinema Drive
Wilmington, North Carolina 28403
(910) 791-6707 (O) (910) 791-6760 (F)
NC License #: C-2846
PRELIMINARY DESIGN - NOT RELEASED FOR CONSTRUCTION
TDR-HL, LLC
PO BOX 381
WRIGHTSVILLE BEACH, NC 28480
MASTER PLAN
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VICINITY MAPNOT TO SCALENORTHSITE DATA:PROJECT ADDRESS:1308 CROOKED PINE RDPARCEL ID:R02800-004-104-000; R02800-004-031-000CURRENT ZONING:R-15PROPOSED ZONING:PDPROPOSED USE:COMMERCIAL & RESIDENTIAL MIXED USEPROJECT SITE AREA:± 62.77 ACRES (SEE BELOW FOR BREAKDOWN OF PARCELS)MAXIMUM RESIDENTIAL UNITS:473 MAX.MAXIMUM COMMERICAL AREA:AS DEFINED IN TIA AND IN PARCEL DATA NOTES BELOWOWNER INFORMATION:TDR-HL, LLCPO BOX 381 WRIGHTSVILLE BEACH, NC 28480FLOOD INFORMATION:THIS PARCEL IS LOCATED IN A FLOOD ZONE X, ASDETERMINED BY FEMA FLOOD PANEL 3720325000J,DATED APRIL 3, 2006. NO BASE FLOOD ELEVATION ISREQUIRED.FUTURE LAND USE CLASSIFICATION:COMMUNITY MIXED USE PROPOSEDVEHICULAR &PEDESTRIANACCESS POINT/CIRCULATIONMULTI-USE PATHPER NCDOTDESIGNMURRAYVILLEEXTENSIONSTREETSCAPE SYMBOL LEGENDPOTENTIALACCESS NODEMURRAYVILLEEXTENSIONSTREETSCAPELANDSCAPEBUFFER ORSTREET YARD
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PD DIMENSIONAL REQUIREMENTSMINIMUM LOT AREA: 10 ACRESRESIDENTIAL USESCOMMERCIAL USESBUILDING SETBACK FROM PDDISTRICT BOUNDARY: 20'(CB SETBACK REQ.)BUILDING SETBACK FROMPEDESTRIAN & BIKE PATHS: 10'10'REQ. PROPOSED REQ. PROPOSEDMINIMUM FRONT SETBACK:010'20'20'MINIMUM REAR SETBACK:015'20'20'MINIMUM INTERIOR SETBACK:000 or 20' ABUTTING ADJ. RES. 20' ABUTTING ADJ. RES MIN.MINIMUM REAR SETBACK:015'10 or 25' ABUTTING ADJ.RES. 20' ABUTTING ADJ. RES MIN.BUILDING HEIGHT:80' MAX 65' EXCEPT>35' PARCEL D80' MAX,80' MAX. IN COMMERCIAL CORE OF PARCEL B,C; NO HIGHERTHAN 60' ANY BUILDING ADJACENT TOPERIPHERY OF PDOPEN SPACE:15% REQUIRED 15% PROVIDED AND SHARED AMONG PD PROPOSED USESALL USES ARE INCLUDED IN THE TERMS AND CONDITIONS DOCUMENT ASSOCIATED WITH THIS PLAN.PARCEL DATAPARCEL ACREAGESDENSITY OR SFUSEPARCEL A:±18.28 AC312 UNITS MAXRESIDENTIAL/ MULTI-FAMILY/SENIOR LIVING/ CONTINUING CAREPARCEL B:±14.37 AC*COMMERCIAL/MIXED USE/RESIDENTIAL MULTI-FAMILY/SENIOR LIVING/ C
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PARCEL C:± 7.41 AC*COMMERCIAL/MIXED USE/RESIDENTIAL MULTI-FAMILYPARCEL D:± 8.54 AC60 UNITS MAXRESIDENTIAL/TOWNHOMESPARCEL E:± 3.08 AC*COMMERCIAL/RESIDENTIAL PARCEL F:± 7.34 AC*COMMERCIAL/RESIDENTIALPARCEL G:± 1.81 AC*COMMERCIAL/RESIDENTIAL* DENSITY / SF NOTE: RESIDENTIAL/MULTI-FAMILY/SENIOR LIVING/CONTINUING CARE UNITS MAY BE SPREAD ACROSS ALL PARCELS WITH "*" BUT WILL N
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DENSITY OF 473 UNITS; COMMERCIAL AREA SHALL NOT EXCEED THE FOLLOWING: 100 ROOM HOTEL, 26,000 SF GENERAL OFFICE, 36,400 SF MEDICAL/DE
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SF SHOPPING CENTER, 17,540 SF RESTAURANT, 5,610 SF CONVENIENCE/GAS STATION, 102,700 SF MINI STORAGE/WAREHOUSE; NO USE OR DENSITY WIL
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STUDIED IN THE TIABUILDING SEPARATION NOTES:1.NO ENCROACHMENT INTO THE PATH OF PROPOSEDTRANSPORTATION PROJECT WILL OCCUR. NO COMMERCIAL C.O.WILL BE ISSUED UNTIL NCDOT HAS MILITARY CUTOFF EXTENSION ISCOMPLETE.2.SINGLE FAMILY BUILDING, INCLUDING TOWNHOMES, SEPARATIONWILL BE 10' MINIMUM TO ANY STRUCTURE3.NO MULTI-FAMILY OR ATTACHED DWELLING UNIT WILL BE CLOSERTHAN 20' TO ANY STRUCTUREPARKING NOTES:1.OFF-STREET PARKING SHALL BE PROVIDED PER SECTION 5.1EXCEPT THE DESIGN OF PARKING LOTS OR SHARED PARKINGFACILITIES MAY BE APPROVED WITH MINOR DIMENSIONALDEVIATIONS. PARKING INFORMATION WILL BE PROVIDED ON TRCPLANS FOR REVIEW.SIGN NOTES:1.SIGNS WILL BE IN ACCORDANCE WITH SECTION 5.6 SIGNS.2.THE DEVELOPER WILL ERECT AND MAINTAIN STREET SIGNS WITHINTHE PD DISTRICTACCESS AND CONNECTIVITY NOTES:1.THE PROJECT SITE HAS DIRECT ACCESS TO MAJOR ARTERIAL ROAD.2.NCDOT WILL CONSTRUCT & MAINTAIN MILITARY CUTOFF EXTENSION.3.THE EXTENDED MURRAYVILLE ROAD WILL BE PUBLIC & DEDICATEDTO NCDOT4.OTHER PROJECT ROADS WILL BE PRIVATE AND MAINTAINED BY AHOA OR POA.5.ALL INTERIOR DRIVES WILL BE DESIGNED TO PROVIDE ADEQUATEACCESS FOR EMERGENCY SERVICE VEHICLES.6.POTENTIAL ACCESS POINTS TO ADJACENT PARCELS ARE IDENTIFIEDON PLAN. FUTURE DESIGN OF PARCEL WILL FURTHER DETERMINEPARCEL CONNECTIVITY POINTS.LANDSCAPE NOTES:1.BUFFERING AND LANDSCAPING SHALL MEET THE REQUIREMENTSOF SECTION 5.42.PLANTING DESIGN SHOWN IS DIAGRAMMATIC IMPROVEMENT NOTES:1.WATER AND SEWER TO BE PROVIDED BY CFPUA.2.ALL FIRE HYDRANTS AND WATER SUPPLY SYSTEMS WILL MEETFIRE CODES.3.STORMWATER MANAGEMENT NOT SHOWN, BUT WILL BEDESIGNED WITH FULL PLANNING EFFORTS.4.A DRAINAGE PLAN PURSUANT TO UDO SECTION 6.3.3.E WILL BEPROVIDED FOR REVIEW DURING DESIGN DEVELOPMENT. STREETLIGHTS WILL BE PLACED 1 EVERY 500 LF OR LESS.5.TOT LOTS OR MINI PARKS PROVIDED AT A RATE OF 1 AC PER 1000POPULATION AND WITHIN 1 MILE OF RESIDENTIAL AREAS6.AUDIBLE FIRE ALARM SYSTEMS WILL CONNECT TO CENTRALDISPATCH FOR ALL STRUCTURES EXCEPT SINGLE FAMILY ADDUPLEX RESIDENTIALPROJECT ROAD NOTES:1.EXISTING NCDOT PLANS FOR MILITARY CUTOFF EXTENSION PROPOSE
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RIGHT IN/OUT MOVEMENT AT THE SERVICE ROAD AND A LEFT -OVERTURN MOVEMENT AND ACCESS FROM MURRAYVILLE RD. EXT. TO NEWHIGHWAY;2.DEVELOPER IS IN ON-GOING DISCUSSIONS FOR ADDITIONALIMPROVEMENTS TO MURRAYVILLE/MILITARY CUTOFF EXT.INTERSECTION.3.NO DISCUSSIONS OR MASTER PLAN APPROVAL WILL ALTER EXISTINGHWY CONSTRUCTION TIMELINE.4.ALL IMPROVEMENTS WILL BE DISCUSSED, REVIEWED, AND APPROVEDBY WMPO AND NCDOT AS WELL AS COUNTY ENGINEERING ANDPLANNING.5.INTERNAL PROJECT ROADS WILL BE PRIVATE ROADS BUILT TO NCDOTSTANDARDS AND REVIEWED BY COUNTY PLANNING, ENGINEERING.NCDOT WILL REVIEW DRIVEWAY PERMITS AND APPROVE CONNECTION
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TO MURRAYVILLE ROAD. NO INTERNAL PROJECT ROADS ARE DESIGNE
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AT THIS TIME. ROAD ALIGNMENT, ACCESS POINTS AND CIRCULATIONINSIDE PARCELS WILL BE FULLY DESIGNED AND REVIEWED DURINGCOUNTY TRC PROCESS. GRAPHICS SHOWN FOR REPRESENTATION O
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IDEA ONLY.SITE INVENTORY NOTES:TREE NOTES:1.A SITE VISIT WAS PERFORMED JULY 2020 TO REVIEW EXISTINGVEGETATION AND OTHER CONDITIONS. NO SIGNIFICANT, SPECIMEN,OR HERITAGE TREES WERE OBSERVED DURING THE VISIT. IF ANYARE FOUND DURING DESIGN DEVELOPMENT OR CONSTRUCTION,THEY WILL BE PRESERVED OR TREE REMOVAL PERMIT WILL BEOBTAINED THROUGH NEW HANOVER COUNTY.2.EXISTING VEGETATION IS PRIMARILY SCRUB OAK AND PINES 1” - 2”AND WAX MYRTLE. 3.WETLANDS AND DITCHES EXIST ON SITE. ALL IMPACTS WILL BESUBMITTED FOR REVIEW AND APPROVAL WITH THE USACE.
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REV. 1. Per NHC Planning Comments 06/14/21
Planning Board - July 8, 2021ITEM: 1- 12 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/8/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Nicole Smith, Senior Planner
CONTACT(S): Nicole Smith, Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z21-09) - Request by Design Solu5ons on behalf of the property owners, WPE Holdings, LLC
and Senca Proper5es, LLC, to rezone approximately 12.99 acres of land located in the 9000 block of Market Street
from B-1, Neighborhood Business District, (CZD) B-1, Condi5onal Neighborhood Business District, and R-15,
Residen5al District to (CZD) RMF-MH, Condi5onal Residen5al Mul5family Moderate-High Density District, in
order to construct a 256-unit apartment development.
BRIEF SUMMARY:
The applicant is seeking to rezone 12.99 acres of land located in the 9000 block of Market Street from B-1, (CZD)B-1,
and R-15 to (CZD) RMF-MH (Condi/onal Residen/al Mul/family Medium-High Density District). The remainder of
both tracts will retain the current B-1 and R-15 zoning.
The purpose of the RMF-MH, Residen/al Mul/family Medium-High Density District is to accommodate lands for
medium to high density residen/al development with emphasis on midrise structures, near suburban shopping centers
and employment centers. The intent of the district is to func/on as a transi/on between intensive nonresiden/al
development and lower density residen/al development.
The applicant is proposing to construct a 256-unit mul/family development. The units will be a combina/on of one,
two, and three bedrooms. The proposal includes six residen/al buildings, a clubhouse and amenity center, with a pool,
and six, one-story accessory buildings. Two residen/al buildings will be three stories tall, with twenty-four units each,
and four residen/al buildings will be four stories tall, containing between forty-eight and fi6y-six units each. Primary
access to the development will be provided on Market Street at an exis/ng le6-over median break. Interconnec/vity
to the medical park will be provided with the extension of Senca Drive. The development will be required to provide
20% open space, for a total of 2.6 acres, including the 0.8 acres dedicated to the amenity center and pool. The site will
u/lize the infiltra/on basin located on the adjacent parcel. the current master permit for the basin has an alloca/on of
14.11 acres of impervious surface. The development will be required to comply with both the county and state
stormwater management requirements.
Under the County's performance residen/al standards, the subject parcel would be permi>ed up to 32 units at a
density of 2.5 du/ac. The RMF-MH, Residen/al Mul/family Medium-High Density District allows a maximum density
of 25 units per acre. the applicant is proposing 256 units, for an overall density of 19.9 units per acre (13.4 dwelling
units per acre for the parent tract, including the R-15 por/on not subject to the rezoning request.)
A Traffic Impact Analysis (TIA) for the en/re Sco>'s Hill Medical Park development was approved in June 2019 and
studied the impacts of general office, medical office, retail, and a drive-through pharmacy. The scope of the project has
been modified to include general office, medical office, retail, a drive through pharmacy, and 256 dwelling units. Due to
the size and intensity of the land uses, the applicant's traffic engineer produced a technical memorandum, dated May
Planning Board - July 8, 2021
ITEM: 2
19, 2021, to serve as an addendum to the previously approved TIA. The memorandum has been reviewed and
approved by both the NCDOT and the WMPO with the agreement the full build improvements are sufficient and
replace the previous phased improvement schedule included in the 2019 TIA. All improvements would be required
prior to the issuance of a cer/ficate of occupancy of the apartment development.
Based on the current general student genera/on rate, staff would es/mate that the increase in homes would result in
approximately 56 addi/onal students than would be generated under current zoning. The general student genera/on
rate provides only an es/mate of an/cipated student yield as different forms of housing at different price points yield
different numbers of students. Over the past four years, staff has also seen a decline in the number of students
generated by new development. Student numbers remained rela/vely stable between 2015 and 2020 (excep/ng the
impacts of the COVID-19 pandemic), while 14,500 new residen/al units were permi>ed across the county. In addi/on,
the student popula/on is an/cipated to only grow by approximately 1,300 students over the next 10 years based on
the recent New Hanover County Schools Facility Needs Study. Please refer to the Schools sec/on included in this
report for addi/onal informa/on on school enrollment and capacity.
The subject property is part of the Sco>'s Hill Medical Park development. The subject property is located between
residen/al and non-residen/al zoning districts and will have direct access to US-17, a principal arterial roadway. The
site is currently vacant; however, it 's current zoning and TIA approval allow general office, medical office, retail, and a
pharmacy with a drive-through. Adding a residen/al use to the subject site provides for a range of housing types in the
unincorporated area and will support the Sco>'s Hill node. The three-story buildings will be closest to the exis/ng R-15
zoning with the taller buildings on the Sco>s Hill Medical Park side.
The 2016 Comprehensive Plan provides a general representa/on of the vision for New Hanover County's future land
use, as designated by place types describing the character and func/on of the different types of development that
make up the community. These place types are intended to iden/fy general areas for par/cular development pa>erns
and should not be interpreted as being parcel specific. The subject parcel is primarily Community Mixed Use, with
roughly 3% designated as General Residen/al. Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately developed with either place type, allowing
site-specific features and evolving development pa>erns in the surrounding area to be considered. The proposed (CZD)
RMF-MH, Condi/onal Residen/al Mul/family Medium-High Density District rezoning is generally CONSISTENT with
the intent of the 2016 Comprehensive Plan because this zoning district is intended to provide alterna/ve housing types
to single-family detached development, the project provides for the types and mixtures of uses recommended in the
Community Mixed Use Place type, and the project will locate community services in close proximity to nearby
residents upon full build of the medical park.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval and suggest the following mo/on:
I move to APPROVE the proposed rezoning to a (CZD) RMF-MH, Condi/onal RMF-MH 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 place type, and the project, upon full build, will provide
Planning Board - July 8, 2021
ITEM: 2
community services in close proximity to nearby residents. Further the proposed design supports the Sco>s Hill node
and retains wetlands and low-density residen/al zoning as an addi/onal buffer against the school property. I also find
APPROVAL of the rezoning request is reasonable and in the public interest because the proposal would benefit the
community by providing a diverse housing op/on near a retail, service and employment node.
[Op/onal] Note any condi/ons to be added to the district.
I move to DENY the proposed rezoning to a (CZD) RMF-MH, Condi/onal RMF-MH 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 place type, and the project, upon full build, will provide
community 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.
ATTACHMENTS:
Descrip/on
Z21-09 Script PB
Z21-09 Staff Report PB
Z21-09 Zoning Map
Z21-09 Future Land Use Map
Z21-09 Neighboring Properties
Applicant Materials CS
Z21-09 Application Package
Proposed Site Plan CS
Z21-09 Proposed Concept Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 8, 2021
ITEM: 2
SCRIPT for Zoning Map Amendment Application (Z21-09)
Request by Design Solutions on behalf of the property owners, WPE Holdings LLC and Senca Properties
LLC, to rezone approximately 12.99 acres of land located in the 9000 block of Market Street from B-
1, Neighborhood Business, (CZD) B-1, Conditional Neighborhood Business District, and R-15,
Residential District to (CZD) RMF-MH, Conditional Residential Multifamily Medium-High Density
District, in order to construct a 256-unit apartment development.
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 an 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 for Approval
I move to APPROVE the proposed rezoning to a (CZD) RMF-MH, Conditional RMF-MH 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 place type, and the project, upon full build, will provide community services in close
proximity to nearby residents. Further the proposed design supports the Scotts Hill node and
retains wetlands and low-density residential zoning as an additional buffer against the school
property. I also find APPROVAL of the rezoning request is reasonable and in the public
interest because the proposal would benefit the community by providing a diverse housing
option near a retail, service and employment node.
[Optional] Note any conditions to be added to the district.
Example Motion for Denial
I move to DENY the proposed rezoning to a (CZD) RMF-MH, Conditional RMF-MH 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 place type, and the project, upon full build, will provide community services in close
proximity to nearby residents, I find DENIAL of the rezoning request is reasonable and in the
Planning Board - July 8, 2021
ITEM: 2 - 1 - 1
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.
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed rezoning to a conditional RMF-MH 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 - July 8, 2021
ITEM: 2 - 1 - 2
Z21-09 Staff Report PB 7.8.2021 Page 1 of 19
STAFF REPORT FOR Z21-09
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z21-09
Request:
Rezoning to a (CZD) RMF-MH, Conditional Residential Multifamily Medium-High Density District
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions WPE Holdings, LLC & Senca Properties,
LLC
Location: Acreage:
9000 Market Street 12.99
PID(s): Comp Plan Place Type:
R02900-002-068-000
R02900-002-008-000
Community Mixed Use and General
Residential
Existing Land Use: Proposed Land Use:
Undeveloped Multifamily development
Current Zoning: Proposed Zoning:
B-1, Neighborhood Business, (CZD) B-1Conditional
Neighborhood Business District & R-15, Residential (CZD) RMF-MH
SURROUNDING AREA
LAND USE ZONING
North Undeveloped B-1
East Undeveloped R-15
South Single-Family Residential and undeveloped R-15
West Undeveloped, Single-Family Residential, and Right-
of-way R-15
Planning Board - July 8, 2021
ITEM: 2 - 2 - 1
Z21-09 Staff Report PB 7.8.2021 Page 2 of 19
ZONING HISTORY
July 1, 1974 Initially zoned R-15 (Area 5)
January 8, 2007
Portions of the property were rezoned from R-15 to (CUD) B-1 and
(CUD) O&I (Z-853) to allow for office, retail, financing, and service-
related uses (Scotts Hill Medical Park).
August 11, 2014
A portion of the medical park was rezoned from (CUD) O&I to (CZD)
O&I (Z-934) as a result of a request to add an emergency helicopter
landing pad to the New Hanover Medical Center.
May 6, 2019 Portions of the property were rezoned from (CUD) B-1, (CZD) O&I, and
R-15 to B-1 (Z19-05), for Scotts Hill Medical Park.
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 Porters Neck Station
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High School
Recreation Ogden Park, Pages Creek Park Reserve
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - July 8, 2021
ITEM: 2 - 2 - 2
Z21-09 Staff Report PB 7.8.2021 Page 3 of 19
APPLICANT’S PROPOSED CONCEPTUAL PLAN
• The applicant is proposing to rezone12.99 acres to (CZD) RMF-MH, Conditional
Residential Multifamily Medium-High Density District. The remainder of both tracts will
retain the current B-1 and R-15 zoning.
• The applicant is proposing to construct a 256-unit multifamily development. The units will
be a combination of one, two, and three bedrooms.
• The proposal includes six residential buildings, a clubhouse and amenity center, with a
pool, and six, one-story accessory buildings. Two residential buildings will be three stories
tall, with twenty-four units each, and four residential buildings will be four stories tall,
containing between forty-eight and fifty-six units each.
• Primary access to the development will be provided on Market Street at an existing left-
over median break. Interconnectivity to the medical park will be provided with the
extension of Senca Drive.
• The development will be required to provide 20% open space, for a total of 2.6 acres,
including the 0.8 acres dedicated to the amenity center and pool.
• The site will utilize the existing infiltration basin located on the adjacent parcel. The current
master permit for the basin has an allocation of 14.11 acres of impervious surface.
• The development will be required to comply with both the county and state stormwater
management requirements.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 3
Z21-09 Staff Report PB 7.8.2021 Page 4 of 19
ZONING CONSIDERATIONS
• The subject property is part of the Scott’s Hill Medical Park development. To date one parcel
of the development has been built, Wilmington Eye (medical office building). Future phases
forecast retail, general office, and a drive-through pharmacy.
• The site has an extensive zoning history. The property was originally zoned for low-density
residential in the early 1970s, rezoned for office and institutional uses in the late 2000s,
and the current neighborhood business zoning was obtained in 2019. The B-1,
Neighborhood Business Zoning District allows for multifamily dwellings with a special use
permit as part of a mixed-use development; however, it limits the height to a maximum of
35 feet.
• The site has been zoned B-1 since May 2019. The intent of the B-1, Neighborhood Business
District, is to provide lands that accommodate a range of small-scale, low-intensity,
neighborhood serving commercial development that provide goods and services to residents
of adjacent neighborhoods.
• The purpose of the RMF-MH, Residential Multifamily Medium-High Density District is to
accommodate lands for medium to high density residential development with emphasis on
midrise structures, near suburban shopping centers and employment centers. The intent of
the district is to function as a transition between intensive nonresidential development and
lower density residential development.
• Under the County’s performance residential standards, the subject parcel would be
permitted up to 32 units at a density of 2.5 du/ac. The RMF-MH, Residential Multifamily
Medium-High Density District allows a maximum density of 25 units per acre. The applicant
is proposing 256 units, for an overall density of 19.9 units per acre (13.4 dwelling units per
acre for the parent tract, including the R-15 portion not subject to the rezoning request.)
• The site is situated between low-density residential to the south and east, a principal arterial
roadway to the west, and commercially zoned property to the north.
• The proposal provides the required transitional buffer to the adjacent single-family zoning
south of the request. Additionally, the design preserves 4.2 acres of wetlands, adjacent the
vacant Coastal Preparatory Academy property, which would remain zoned R-15.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 4
Z21-09 Staff Report PB 7.8.2021 Page 5 of 19
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - July 8, 2021
ITEM: 2 - 2 - 5
Z21-09 Staff Report PB 7.8.2021 Page 6 of 19
TRANSPORTATION
• Primary access to the complex is directly from Market Street, an NCDOT-maintained
principal arterial street, at an existing left-over median break. In addition, the
interconnected street network of the medical park allows for a second access to Market
Street with the extension of Senca Drive to Scotts Hill Medical Drive. Egress onto Market
Street at the site access is limited to right-only. The intersection of Market Street and Scotts
Hill Medical Drive will be signalized.
• A Traffic Impact Analysis (TIA) for the entire Scott’s Hill Medical Park development was
approved in June 2019 and studied the impacts of general office, medical office, retail
and a drive-through pharmacy.
• The scope of the project has been modified to include general office, medical office, retail,
a drive-through pharmacy, and 256 dwelling units.
• Due to the change in size and intensity of the land uses, the applicant’s traffic engineer
produced a technical memorandum, dated May 19, 2021, to serve as an addendum to the
previously approved TIA. The memorandum has been reviewed and approved by both the
NCDOT and the WMPO with the agreement the full build improvements are sufficient and
replace the previous phased improvement schedule included in the 2019 TIA. All
improvements would be required prior to the issuance of a certificate of occupancy of the
apartment development.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 6
Z21-09 Staff Report PB 7.8.2021 Page 7 of 19
Proposed Scotts Hill Medical Park Development Site plan
Comparison of Potential Trip Generation Scenarios
Intensity Approx. Peak Hour Trips
Existing
Development
(B-1)
23,400 sf medical
office
51 AM/58 PM
Approved
Development (B-1)
132,000 sf general
Office
187 AM/173 PM
32,000 sf retail 104 AM/ 122 PM
9,000 sf pharmacy
with drive-through
18 AM/47 PM
Proposed
Development (B-1 &
(CZD)RMF-MH)
256 dwelling units 90 AM/ 86 PM
9,000 sf pharmacy
with drive-through
18 AM/47 PM
45,200 sf general
office
73 AM/94 PM
15,000 sf retail 99 AM/69 PM
Net Change N/A +5 AM/ -75 PM
Planning Board - July 8, 2021
ITEM: 2 - 2 - 7
Z21-09 Staff Report PB 7.8.2021 Page 8 of 19
• The net difference in the total trip allocation for the previous land uses and the updated
land uses, including the proposed multi-family development, is 5 additional AM peak hour
trips and a decrease of 75 PM peak hour trips.
• The required roadway improvements, are outlined below:
US 17 at the proposed North Bound (NB) to South Bound (SB) U-turn,
south of SR 1571(Scotts Hill Loop Road South)
• Provide a northbound U-turn lane with 200 feet of storage, 50 feet
of full-width deceleration, and 200 feet taper.
• The opening of the median break for the new U-turn will require a
request for approval by the NCDOT State Traffic Engineer.
US 17 at the NB to SB U-turn, south of SR 1571 (Scotts Hill Loop Road
South) (this U-turn is to be constructed with Phase 1)
• Signalize the intersection.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 8
Z21-09 Staff Report PB 7.8.2021 Page 9 of 19
US 17 at Scotts Hill Medical Drive (Right in right out; proposed directional
crossover)
• Convert the existing RIRO to a directional crossover. Provide a
southbound left-turn lane with 125 feet of storage, 50 feet of full
width deceleration, and 200 feet of taper.
• Provide westbound dual right-turn lanes by constructing an
additional right-turn lane with 100 feet of storage, 25 feet of full
width deceleration, and 75 feet of taper.
• Signalize the intersection.
• The opening of the median break for the new directional crossover
will require a request for approval by the NCDOT State Traffic
Engineer.
US 17 at the NB to SB U-turn, south of SR 1571 (Scotts Hill Loop Road
South)(this U-turn is to be constructed with Phase 1, and signalized with
Phase 2)
US 17 at Site Access, located at existing closed off median break south
of Scotts Hill Medical Drive (Proposed signalized SB directional crossover)
• Provide dual westbound right-turn lane with one lane full and one
lane with 100 feet of storage, 25 feet of full width storage, and 75
feet of taper.
• Provide northbound right-turn lane with 250 feet of storage, 50 feet
of full width deceleration, and 200 feet of taper.
• Remove barrier from southbound left-turn lane and repave/repair
as determined by the District Office.
• Signalize the intersection.
• The re-opening of the median break for the new directional crossover
will require a request for approval by the NCDOT State Traffic
Engineer.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 9
Z21-09 Staff Report PB 7.8.2021 Page 10 of 19
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project W-5803B
o Project to install shoulder rumble strips between New Hanover County/ Pender
County line and mile post 19.3 in Onslow County.
o The safety project is scheduled to be constructed in 2022.
Nearby Traffic Impact Analyses:
Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed
by the build out date established within the TIA.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 10
Z21-09 Staff Report PB 7.8.2021 Page 11 of 19
Proposed Development Land Use/Intensity TIA Status
• Coastal
Preparatory
Academy
• Phase 1 (2016-2017)-
490 students
• Phase 2 (2018-2019)-
587 students
• Phase 3 (2019-2020)-
664 students
• Phase 4 (2020-2021)731
students
• TIA approved January
11, 2017
• Full Build 2021
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Extension of the existing northbound left/u-turn lane at US 17 and Sidbury Road
• Modification of signal timing at traffic lights located on US 17 at Scotts Hill Loop Road
and Sidbury Road
• Driveway improvements at the site’s access with Pandion Drive
• Installation of a left turn lane into the site
• Installation of dual westbound right-turn lanes on Scott Hill Loop Road at the US 17
intersection
Nearby Proposed Developments included within the TIA:
• Blake Farms
• New Hanover Regional Medical Center
• Scotts Hill Village
Development Status: Complete
Proposed
Development
Land Use/Intensity TIA Status
• Blake Farms
(Pender County)
• 111,925 sf Mini-Warehouse
• 407 Townhomes
• 15,600 sf Office
• 34,500 sf Restaurant
• 3,500 sf Restaurant w/ Drive-
Thru (Fast Food)
• 7,700 sf Aquarium
• 8,400 sf Retail
• 250 Senior Multi-Family Units
• 50 Single-Family Homes
• 10,000 sf Restaurant (Event
Center)
• 20,000 sf Medical Office
• TIA Approved July 6,
2015
• TIA revision approved
January 31, 2020.
• Full build 2025
Planning Board - July 8, 2021
ITEM: 2 - 2 - 11
Z21-09 Staff Report PB 7.8.2021 Page 12 of 19
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of three (3) site accesses along US 17 in Pender County. Site Access 1 will
include a signalized northbound directional crossover into the site. Site Access 2 and Site
Access 3 will be right in-right out
• Installation of signalized southbound to northbound U-turn lane north of Sidbury Road
• Installation of signalized northbound to southbound U-turn lane north of Scotts Hill Loop
Road (North)
Nearby Proposed Developments included within the TIA:
• None
Development Status: the site’s main internal roadway (Blake farms Boulevard) has been
constructed. No other roadway improvements have been completed at this time.
ENVIRONMENTAL
• The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
• The property is within the Futch Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (slight 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 Porters Neck Elementary,
Holly Shelter Middle, and Laney High Schools. Students may apply to attend public magnet,
year-round elementary, or specialty high schools.
• Because all but 0.05 acres of the subject site is zoned for non-residential use, no dwelling
units would be permitted by right under the current zoning. A maximum of 256 units could
be developed under the proposed rezoning.
• Based on the current general student generation rate*, the increase in homes would result
in approximately 56 additional students than would be generated under current zoning.
• The general student generation rate provides only an estimate of anticipated student
yield as different forms of housing at different price points yield different numbers of
students. Over the past four years, staff has also seen a decline in the number of students
generated by new development. Student numbers remained relatively stable between
2015 and 2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new
residential units were permitted across the county. In addition, the student population is
anticipated to only grow by approximately 1,300 students over the next 10 years based
on the recent New Hanover County Schools Facility Needs Study.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 12
Z21-09 Staff Report PB 7.8.2021 Page 13 of 19
Development Type Intensity Estimated Student Generation
(generalized historic student generation rate)*
Existing Development Undeveloped Approximate***Total: 0
(0 elementary, 0 middle, 0 high
Typical Development
under Current B-1 Zoning 0 residential units Approximate***Total: 0
(0 elementary, 0 middle, 0 high)
Proposed (CZD) RMF-MH
Zoning
256 residential
units
Approximate***Total: 56
(23 elementary, 13 middle, 20 high)
*The current general student generation rate was calculated by dividing the projected New Hanover County public
school student enrollment for the 2021-2022 school year by the number of dwelling units in the county. Currently, there
are an average of 0.22 public school students (0.09 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.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
• Given the size of the proposed development, it may have a build-out date within 5 years,
so staff has outlined existing school capacity to provide a general impact 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 trends in student population changes.
School Enrollment* and Capacity** (2021-2022 School Year)
* Enrollment is based on the New Hanover County Schools enrollment that was projected for the 2021-2022 school
year.
**Capacity calculations were determined based on the projected capacities for the 2021-2022 school year, and
funded or planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover
County Schools to the Board of Education in January 2021. This information does not take into account flexible
scheduling that may be available in high school settings, which can reduce the portion of the student body on campus
at any one time.
Level
Total
NHC
Capacity School
Enrollment
of Assigned
School
Capacity
of
Assigned
School w/
Portables
Capacity
of
Assigned
School
Funded or
Planned
Capacity
Upgrades
Elementary 95%
Porters
Neck 473 552 86% None
Middle 108%
Holly
Shelter 965 934 103% None
High 100% Laney 2,125 2,013 106% None
Planning Board - July 8, 2021
ITEM: 2 - 2 - 13
Z21-09 Staff Report PB 7.8.2021 Page 14 of 19
• The recent facility needs survey that has been prepared by Schools staff indicates that,
based on NC Department of Public Instruction (DPI) student growth projections and school
capacity data, planned facility upgrades, combined with changes to student enrollment
patterns, will result in adequate capacity district wide over the next five 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 RMF-MH zoning district would allow for an increase in housing diversity and
would allow those residents to utilize existing support services and community
facilities within one mile of the subject property.
• The subject property is located in the Porters Neck community area, where 70% of
residents currently live within one-mile of a support service (urgent care, primary doctor’s
office, child & adult care, etc.) and 43% live within one-mile of a community facility (public
park, school, museum etc.) The proposed RMF-MH district would increase the number of
residences within one-mile of support services (70% to 71%) and community facilities (43%
to 47%).
• The predominant housing type in the area is single family detached at 80%. Under the
proposed RMF-MH district the site would allow for multifamily housing (apartments) and
increase housing type diversity by reducing the percentage of single family detached (80%
to 75%) and increasing the percentage of multifamily (15% to 20%).
Planning Board - July 8, 2021
ITEM: 2 - 2 - 14
Z21-09 Staff Report PB 7.8.2021 Page 15 of 19
REPRESENTATIVE DEVELOPMENTS
Representative Developments of B-1
Planning Board - July 8, 2021
ITEM: 2 - 2 - 15
Z21-09 Staff Report PB 7.8.2021 Page 16 of 19
Representative Developments of RMF-MH
Amberleigh Shores
Parks at Three Oaks
Planning Board - July 8, 2021
ITEM: 2 - 2 - 16
Z21-09 Staff Report PB 7.8.2021 Page 17 of 19
Context and Compatibility
• The subject property is part of the Scott’s Hill Medical Park development. The subject
property is located between residential and non-residential zoning districts and will have
direct access to US -17, a principal arterial roadway.
• The site is currently vacant; however, it’s current zoning and TIA approval allow general
office, medical office, retail, and a pharmacy with a drive-through.
• Adding a residential use to the subject site provides for a range of housing types in the
unincorporated area and will support the Scott’s Hill node.
• The three-story buildings will be closest to the existing R-15 zoning with the taller buildings
on the Scotts Hill Medical Park side.
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
General Residential & Community Mixed Use
The subject parcel is primarily Community Mixed Use, with roughly 3 %
designated as General Residential.
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 17
Z21-09 Staff Report PB 7.8.2021 Page 18 of 19
Place Type
Description
Community Mixed Use:
Focus 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
appropriate uses include single-family residential, low-density multi-family
residential, light commercial, civic and recreational.
Analysis
The proposed (CZD) RMF-MH development is located between low-density
residential, a principal arterial roadway, and commercially zoned
property.
In general, the Comprehensive Plan designates areas along roadways for
higher residential densities and a mix of uses and those near existing
neighborhoods as General Residential in order to allow for an orderly
transition of densities and intensities.
The proposed (CZD) RMF-MH zoning would provide a transition in density
and intensity between future Community Mixed Use development along US
17 and the existing single family residential districts on two sides of the
subject site. Providing options for alternative housing types in direct
relationship to single-family detached development is one of the stated
intents for this district.
The subject site is primarily classified as Community Mixed Use, which
envisions moderate density residential development up to 15 dwelling units
per acre The applicant is proposing 256 units, for an overall density of
19.9 units per acre for the subject site and 13.4 dwelling units per acre for
the parent tract, which includes the R-15 portion not subject to the rezoning
request.
The scope of the proposal is limited to multifamily; however, the site is
located within the Scotts Hill Medical Park development and will be part of
the mix of uses affiliated with the overall development pattern.
Consistency
Recommendation
The proposed (CZD) RMF-MH, Conditional Residential Multifamily Medium-
High Density District rezoning is generally CONSISTENT with the intent of
the 2016 Comprehensive Plan because this zoning district is intended to
provide alternative housing types to single-family detached development,
the project provides for the types and mixture of uses recommended in the
Community Mixed Use Place Type, and the project will locate community
services in close proximity to nearby residents upon full build of the medical
park.
Planning Board - July 8, 2021
ITEM: 2 - 2 - 18
Z21-09 Staff Report PB 7.8.2021 Page 19 of 19
STAFF RECOMMENDATION
Staff recommends approval of this application and suggests the following motion:
I move to APPROVE the proposed rezoning to a (CZD) RMF-MH 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 place type, and the project, upon full build, will provide community services
in close proximity to nearby residents. Further the proposed design supports the Scotts
Hill node and retains wetlands and low-density residential zoning as an additional
buffer against the school property. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the proposal would benefit the community
by providing a diverse housing option near a retail, service and employment node.
Alternative Motion for Denial
I move to DENY the proposed rezoning to a (CZD) RMF-MH 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 place type, the residential densities are in-line with those recommended for
the property, and the project, at full build, 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 - July 8, 2021
ITEM: 2 - 2 - 19
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Indicates Conditional Zoning District (CZD)
See Section 5.7 of the UDOCOD
B-1 AC R-5 EDZD
CB I-1 R-7 PD
B-2 I-2 R-10 RMF-X
CS AR R-15 RMFU
SC RA R-20 UMXZ
O&I R-20S
Zoning Districts
CZD RMF-MH/
Multi-Family Apartments
B-1, CZD B-1 & R-15/
Undeveloped
9000 block
Market St
Z21-09
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:R
900
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 2 - 3 - 1
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EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CZD RMF-MH/
Multi-Family Apartments
B-1, CZD B-1 & R-15/
Undeveloped
9000 block
Market St
Z21-09
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:R
900
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 2 - 4 - 1
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Neighboring Parcels
CZD RMF-MH/
Multi-Family Apartments
B-1, CZD B-1 & R-15/
Undeveloped
9000 block
Market St
Z21-09
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:R
900
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 2 - 5 - 1
APPLICANT
MATERIALS
Planning Board - July 8, 2021
ITEM: 2 - 6 - 1
Planning Board - July 8, 2021
ITEM: 2 - 6 - 2
Page 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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 1
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 2
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 3
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 4
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 5
Planning Board - July 8, 2021
ITEM: 2 - 7 - 6
Planning Board - July 8, 2021
ITEM: 2 - 7 - 7
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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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 9
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 10
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 11
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 12
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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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 15
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 16
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 17
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 18
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 19
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
>
Planning Board - July 8, 2021
ITEM: 2 - 7 - 20
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 21
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 22
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
Planning Board - July 8, 2021
ITEM: 2 - 7 - 23
Planning Board - July 8, 2021
ITEM: 2 - 7 - 24
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6
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.
Planning Board - July 8, 2021
ITEM: 2 - 7 - 27
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PROPOSED
SITE PLAN
Planning Board - July 8, 2021
ITEM: 2 - 8 - 1
Planning Board - July 8, 2021
ITEM: 2 - 8 - 2
Planning Board - July 8, 2021ITEM: 2- 9 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/8/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Marty Lile, Long Range Planner
CONTACT(S): Marty Lile; Rebekah Roth, Planning and Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z21-07) - Request by Novant Health-New Hanover Regional Medical Center to rezone
approximately 40.9 acres of land located in the 100 block of Sco@s Hill Medical Drive from (CZD) O&I, CondiConal
Office and InsCtuConal District, and B-1, Neighborhood Business District, to O&I, Office and InsCtuConal District.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 41 acres from (CZD) O&I, Condi+onal Office and Ins+tu+onal, and
B-1, Neighborhood Business, to O&I, Office and Ins+tu+onal. The applicant has indicated on the applica+on that the
rezoning would allow for a regional medical facility, which would be classified as a Hospital use by the Unified
Development Ordinance’s Principal Use Table. However, as this is a straight rezoning and not a condi+onal rezoning, all
uses allowed in the O&I district would be permied.
As currently condi+onally zoned, the site is subject to two site-specific development plans that, when considered
together, allow for six buildings totaling approximately 282,000 square feet of building footprint area with a mixture of
the following uses: Hospital, Medical and Dental Office, Offices for Private Business and Professional Ac+vi+es, and
Heliport. The current maximum building height for the subject site is 35 feet, which was the maximum allowable
building height in the O&I district when the condi+onal rezonings were originally approved in the mid-2000s. Four of
the six approved buildings have not been constructed, totaling 236,000 square feet of footage and 627 parking spaces,
which includes the proposed 172,000 square foot hospital and corresponding 416 parking spaces. The exis+ng site-
specific development plan also establishes a 90’ tree preserva+on buffer located along Pandion Drive.
Because this is a straight rezoning, a conceptual plan is not included within the applica+on. The subject site would be
required to meet all the Unified Development Ordinance (UDO) requirements for development within the O&I district.
Types of uses allowed and commonly found in the O&I district include civic and ins+tu+onal uses like libraries,
community centers, government buildings, elementary and secondary schools, and trade schools. Medical uses like
hospitals, nursing care facili+es, and medical offices are also typical of the O&I district. Other commercial uses
including retail, personal service, financial ins+tu+ons, and restaurants are common as well. The O&I district allows
residen+al development at a maximum density of 2.5 dwelling units per acre.
As currently developed, the site is es+mated to generate approximately 97 trips in the AM peak hour and 102 trips in
the PM peak hour. While Traffic Impact Analyses (TIAs) are not required for straight rezonings, a TIA was originally
approved for the site in 2014. The improvements required under that approval were carried over into a 2019 TIA for
the por+on of the Scos Hill Medical Development south of Scos Hill Medical Drive, which serves as the basis of the
memorandum produced for Case Z21-09 in May 2021. In the event the Case Z21-09 development is denied, or if new
development in the area is proposed that would trigger the requirement for a TIA established by the UDO and NCDOT,
a new TIA would be required that would likely include or supersede these improvements. Likewise, any changes made
to the use of the subject site, including but not limited to building square footage or loca+on of driveways, would
require a new TIA to be submied to the NCDOT and WMPO for review and approval.
Planning Board - July 8, 2021
ITEM: 3
The site is currently used for medical uses, including an urgent care facility and outpa+ent surgery office. The site is
located adjacent to exis+ng medical office uses of the Scos Hill Medical Park along Market Street and abuts
approximately nine single-family homes of the Scos Hill Village subdivision to the southeast. The current site-specific
development plan incorporates a 90’ tree preserva+on buffer from the property line adjacent the single-family homes
along Pandion Drive. Future development would be subject to the County’s tree reten+on and mi+ga+on standards of
the UDO, which prohibits the removal of specimen trees and encourages the reten+on of trees through required
mi+ga+on of significant trees.
The proposed O&I rezoning is generally CONSISTENT with the Community Mixed Use place type because it allows
the types of commercial, office, and civic uses recommended in the Comprehensive Plan and is iden+fied as a typical
zoning category in the Community Mixed Use place type.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi+es in the unincorporated
countyCi+zens have daily needs met by NHC businesses and support them
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval and suggests the following mo+on:
I move to APPROVE the proposed rezoning to an O&I district. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the district allows the types of commercial,
office, and civic uses that would be encouraged in the Community Mixed Use place type and would serve
as an appropriate transi+on between exis+ng commercial development and adjacent residen+al
neighborhoods. I also find APPROVAL of the rezoning request is reasonable and in the public interest
because the site is located along the Market Street corridor and is near the I-140 interchange and exis+ng
commercial services.
ATTACHMENTS:
Descrip+on
Z21-07 Script PB
Z21-07 Staff Report PB
Z21-07 Zoning Map PB
Z21-07 FLUM PB
Z21-07 Neighboring Properties PB
Z21-07 Applicant Materials CS
Z21-07 Application Package PB
Z21-07 Rezoning Boundary
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 8, 2021
ITEM: 3
SCRIPT for Zoning Map Amendment Application (Z21-07)
Request by Novant Health - New Hanover Regional Medical Center to rezone approximately 40.913
acres of land located at 151 Scotts Hill Medical Drive from (CZD) O&I, Conditional Office and
Institutional, and B-1, Neighborhood Business, to O&I, Office and Institutional.
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 an 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 for Approval
I move to APPROVE the proposed rezoning to an O&I district. I find it to be CONSISTENT with
the purposes and intent of the Comprehensive Plan because the district allows the types of
commercial, office, and civic uses that would be encouraged in the Community Mixed Use place
type and would serve as an appropriate transition between existing commercial development
and adjacent residential neighborhoods. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the site is located along the Market Street
corridor and is near the I-140 interchange and existing commercial services.
Example Motion for Denial
I move to DENY the proposed rezoning to an O&I district. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the district allows the types
of commercial, office, and civic uses that would be encouraged in the Community Mixed Use
place type and would serve as an appropriate transition between existing commercial
development and adjacent residential neighborhoods, 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 intensity of the uses allowed within the
proposed district will adversely impact the adjacent neighborhoods.
Planning Board - July 8, 2021
ITEM: 3 - 1 - 1
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed rezoning to an O&I 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 - July 8, 2021
ITEM: 3 - 1 - 2
Z21-07 Staff Report PB 7.8.2021 Page 1 of 16
STAFF REPORT FOR Z21-07
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z21-07
Request:
Rezone 40.913 acres from (CZD) O&I, Conditional Office and Institutional, and B-1,
Neighborhood Business, to O&I, Office & Institutional
Applicant: Property Owner(s):
Tom Walsh, Novant Health – New Hanover
Regional Medical Center
Novant Health – New Hanover Regional
Medical Center
Location: Acreage:
9104 Market Street
151 Scotts Hill Medical Drive 40.913
PID(s): Comp Plan Place Type:
R02900-002-077-000
R02900-002-067-000
R02900-002-078-000
Community Mixed Use
Existing Land Use: Proposed Land Use:
Urgent Care Facility, Medical Office,
Undeveloped
Urgent Care Facility and Medical Office to
remain. The remaining portions of the site
would be allowed to be developed in
accordance with O&I district provisions
Current Zoning: Proposed Zoning:
(CZD) O&I, Conditional Office and
Institutional; and B-1, Neighborhood Business O&I, Office and Institutional
SURROUNDING AREA
LAND USE ZONING
North US 17 Corridor, Mini-Warehouse/Self-Storage,
Undeveloped (CZD) B-2, R-15
Planning Board - July 8, 2021
ITEM: 3 - 2 - 1
Z21-07 Staff Report PB 7.8.2021 Page 2 of 16
SURROUNDING AREA
LAND USE ZONING
East Undeveloped, Religious Assembly, Single-Family
Residential
N/A (Pender County
GB, O&I, and RP)*
South Single-Family Residential, Elementary Charter School R-15
West US 17 Corridor, Medical Offices B-1, (CZD) O&I
* Pender County Zoning Districts: GB (General Buisness), O&I (Office and Institutional), RP (Residential
Performance)
ZONING HISTORY
July 6, 1971 Initially zoned R-15 (Area 5)
October 4, 2004
3.36 acres rezoned from R-15 to (CUD) O&I, Conditional Use Office &
Institutional, to allow for a surgery clinic. (Case Z-785) (Replaced by Case
Z-795)
April 4, 2005
6.71 acres rezoned from R-15 to (CUD) O&I, Conditional Use Office &
Institutional, to allow for a surgery clinic. (Case Z-795) (Replaces Case Z-
785)
January 8, 2007
49.85 acres rezoned from R-15 to (CUD) B-1, Conditional Use
Neighborhood Business District, and (CUD) O&I, Conditional Use Office &
Institutional, to allow for a hospital, medical offices, and business offices.
(Case Z-853)
August 4, 2008 9.22 acres rezoned from R-15 to B-1, Neighborhood Business. (Case Z-
888)
August 11, 2014
26.93 acres rezoned from (CUD) O&I, Conditional Use Office &
Institutional, to (CZD) O&I, Conditional Office & Institutional, to allow for a
helicopter landing pad. (Case Z-934)
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available through CFPUA. Specific design
will be determined during site plan review.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 2
Z21-07 Staff Report PB 7.8.2021 Page 3 of 16
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station Porters Neck
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High schools
Recreation Ogden Park, Pages Creek Preserve
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The County’s Conservation Resources Map indicates that swamp forests
and pocosin wetlands may be present on the site. Conservation space is
required for swamp forest and pocosin wetlands when at least five (5)
acres of the resource exists on the property. Preliminary analysis indicates
that fewer than 5 acres exist on the site. Verification of regulated swamp
forests and pocosin wetlands will be required during the site plan review
process.
Historic No known historic resources.
Archaeological No known archaeological resources.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 3
Z21-07 Staff Report PB 7.8.2021 Page 4 of 16
EXISTING CONDITIONS
• Of the three properties being considered, two properties are currently zoned (CZD) O&I,
totaling 31.69 acres, and are currently used for an emergency room (New Hanover
Regional Medical Center Emergency Department – North), and a surgery center (New
Hanover Regional Medical Center – Atlantic Surgicenter). The third property being
considered in this request is zoned B-1, accounts for 9.22 acres of the request, and is
undeveloped.
• The subject site is located on Scotts Hill Medical Drive along the Market Street corridor,
with the existing straight B-1 portion of the site located immediately adjacent to Pender
County to the north and northeast.
Existing (CZD) O&I Site-Specific Development Plan
• As currently conditionally zoned, the site is subject to two site-specific development plans
that, when considered together, allow for six buildings totaling approximately 282,000
square feet of building footprint area with a mixture of the following uses: Hospital,
Medical and Dental Office, Offices for Private Business and Professional Activities, and
Heliport. The current maximum building height for the subject site is 35 feet, which was the
maximum allowable building height in the O&I district when the conditional rezonings
were originally approved in the mid-2000s.
• Four of the six approved buildings have not been constructed, totaling 236,000 square
feet of footage and 627 parking spaces, which includes the proposed 172,000 square
foot hospital and corresponding 416 parking spaces.
• The existing site-specific development plan also establishes a 90’ tree preservation buffer
located along Pandion Drive.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 4
Z21-07 Staff Report PB 7.8.2021 Page 5 of 16
ZONING CONSIDERATIONS
• The applicant is proposing to rezone approximately 41 acres from (CZD) O&I and B-1 to
O&I. The applicant has indicated on the application that the rezoning would allow for a
regional medical facility, which would be classified as a Hospital use by the Unified
Development Ordinance’s Principal Use Table. However, this is a straight rezoning and not
a conditional rezoning, so all uses allowed in the O&I district would be permitted.
• Types of uses allowed and commonly found in the O&I district include civic and institutional
uses like libraries, community centers, government buildings, elementary and secondary
schools, and trade schools. Medical uses like hospitals, nursing care facilities, and medical
offices are also typical of the O&I district. Other commercial uses including retail, personal
service, financial institutions, and restaurants are common as well. The O&I district allows
residential development at a maximum density of 2.5 dwelling units per acre.
• The subject site consists of three parcels bordering Pender County to the east. Adjacent
Pender County zoning includes General Business (comparable to the B-2), O&I
(comparable to the O&I), and Residential Performance (comparable to the R-15).
Surrounding New Hanover County zoning classifications include (CZD) B-2, B-1, R-10, and
R-15.
• Each of the previously approved uses are allowed by right in the O&I district, with
heliports allowed as a customary accessory use to hospital uses, and the proposed straight
O&I zoning would allow for a similar development pattern as currently approved.
• Because this is a straight rezoning, a conceptual plan is not included within the application.
The subject site would be required to meet all the Unified Development Ordinance’s
(UDO) requirements for development within the O&I district, including building height
maximums for non-residential structures. Based on current standards, buildings would be
limited to no more than 52 feet in height and would be required to observe increased
setbacks from residential property.
• The subject site is partially located within the Special Highway Overlay District (SHOD).
Any building constructed on the site would be required to be set back 100’ from the
Market Street right-of-way.
• Any development proposed would be required to meet the UDO’s standards for parking,
tree retention, landscaping and buffering, exterior lighting, signs, and open space.
• Any proposed development would be reviewed by the Technical Review Committee (TRC)
to ensure compliance with applicable County and State regulations, including applicable
site design and approval provisions within the Unified Development Ordinance (UDO).
Planning Board - July 8, 2021
ITEM: 3 - 2 - 5
Z21-07 Staff Report PB 7.8.2021 Page 6 of 16
AREA SUBDIVISIONS UNDER DEVELOPMENT
Area Subdivisions Under Development
Pender County
Planning Board - July 8, 2021
ITEM: 3 - 2 - 6
Z21-07 Staff Report PB 7.8.2021 Page 7 of 16
TRANSPORTATION
Access
• Access is provided to the subject site by Scotts Hill Medical Drive, a private street
dedicated for public use located off Market Street approximately one mile north of the
NC 140 interchange.
• Traffic Impact Analyses (TIAs) are not required for a straight rezoning, as a specific
development proposal is required to thoroughly analyze access, potential trip generation,
and roadway improvements.
• A Traffic Impact Analysis (TIA) was originally approved for the site in 2014. The
improvements required under that approval were carried over into a 2019 TIA for the
portion of the Scotts Hill Medical Development south of Scotts Hill Medical Drive, which
serves as the basis of the memorandum produced for Case Z21-09 in May 2021.
• As currently approved, the TIA requires the following roadway improvements at the
studied intersections to be completed by 2022:
Pender County
Planning Board - July 8, 2021
ITEM: 3 - 2 - 7
Z21-07 Staff Report PB 7.8.2021 Page 8 of 16
1. Intersection of Market Street and Sidbury Road
• No improvements.
2. Intersection of Market Street and Scotts Hill Loop Road (South)
• Installation of a signalized northbound to southbound U-turn lane on
Market Street. This improvement has been completed.
3. Intersection of Market Street and Scotts Hill Medical Drive
• Installation of a southbound left turn lane onto Scotts Hill Medical Drive
from Market Street.
• Installation of an additional right turn lane from Scotts Hill Medical Drive
onto Market Street northbound.
• Signalization of the intersection.
4. Intersection of Market Street and future Comet Apartments site access north of
Creekwood Road
• Installation of a northbound right turn lane from Market Street.
• Removal of the barrier from the southbound left turn lane.
• Signalization of the intersection.
5. Intersection of Market Street at U-turn south of Creekwood Road
• No improvements.
• In the event the Case Z21-09 development is denied, or if new development in the area is
proposed that would trigger the requirement for a TIA established by the UDO and
NCDOT, a new TIA would be required that would likely include or supersede these
improvements. Likewise, any changes made to the use of the subject site, including but not
limited to building square footage or location of driveways, would require a new TIA to
be submitted to the NCDOT and WMPO for review and approval.
• Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvements from traffic impact analyses to ensure adequate traffic safety
and distribution. Recommended roadway improvements will be completed as required by
a TIA or through the NCDOT Driveway permitting process.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 8
Z21-07 Staff Report PB 7.8.2021 Page 9 of 16
• As currently developed, the site is estimated to generate approximately 97 trips in the
AM peak hour and 102 trips in the PM peak hour.
• In addition to the trips estimated for the existing emergency facility and surgery office,
the trip generation included in the original Traffic Impact Analysis for the site analyzed
200,000 square feet of hospital and 64,000 square feet of medical office space. If
developed as originally approved, the site could be estimated to generate
approximately 400-500 more peak hour trips than the existing development.
Development Intensity Approx. Peak Hour Trips
Existing Development:
18,000 square foot Medical Office 66 AM / 59 PM
28,000 square foot Emergency
Medical Facility 31 AM / 43 PM
Potential Development
(based on Approved CZD
Plan):
200,000 square feet of Hospital 274 AM / 194 PM
64,000 square feet of Medical
Office 236 AM / 210 PM
Net difference between existing conditions and potential
development pattern based on approved CZD plan: +510 AM / +404 PM
• Because a traffic impact analysis (TIA) is not required to analyze transportation impacts at
this time, Staff has provided the volume to capacity ratio for the adjacent roadways 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.
NCDOT Average Annual Daily Traffic (AADT) - 2019
Road Location Volume Capacity* V/C
Market Street 9100 Block 44,500 41,368 1.08
* Per the WMPO, prior capacity estimates were based off the maximum volume a roadway could be
estimated to accommodate, also known as the Level of Service F volume. New methodology developed by
the NCDOT Model Research and Development Group references an updated modeling system which uses
Level of Service D in capacity analyses for planning purposes rather than Level of Service F, causing this
figure to appear lower than previous staff reports. There has been no change in the capacity of the
roadway at this location.
• The Military Cutoff extension improvements are expected to improve the volume to
capacity ratio by 30-50% at this location based on the 2035 traffic forecast included in
the Military Cutoff Extension and Hampstead Bypass Traffic Operations Analysis Report.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 9
Z21-07 Staff Report PB 7.8.2021 Page 10 of 16
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby Planned Transportation Improvements and TIAs
Nearby NC STIP Roadway Projects:
• STIP Project W-5803B (US 17 Shoulder Rumble Strips)
o Project to install shoulder rumble strips on US 17 between New Hanover County/
Pender County line and mile post 19.3 in Onslow County.
o The safety project is scheduled to be constructed in 2022.
• There are no pending STIP projects within one mile of the subject site anticipated to impact
this request. The Military Cutoff Extension (STIP Project U-4751) is anticipated to improve
the volume to capacity ratio of Market Street at this location.
Pender County
Planning Board - July 8, 2021
ITEM: 3 - 2 - 10
Z21-07 Staff Report PB 7.8.2021 Page 11 of 16
Nearby Traffic Impact Analyses:
Traffic Impact Analyses are completed in accordance with the WMPO and NCDOT standards. Approved
analyses will expire if the proposed development is not completed by the build out date established within the
TIA.
Proposed Development Land Use/Intensity TIA Status
1. Scotts Hill Medical
Park w/ Case Z21-09
Addendum
• 45,200 sf Office
• 23,400 sf Medical Office
• 15,000 sf Shopping
Center
• 9,000 sf Pharmacy with
Drive-Through
• 256 Apartment Units
• TIA originally approved
August 5, 2019
• TIA Memorandum Addendum
approved May 19, 2021
• Full Build 2022
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of a signalized northbound U-turn lane on US 17 south of Scotts Hill Loop
Road.
• Installation of a signalized southbound left turn lane on US 17 at Scotts Hill Medical
Drive. Add additional right turn lane from Scotts Hill Medical Drive onto US 17.
• Installation of a northbound right turn lane, removal of the barrier from the southbound
left turn lane, and signalization of the intersection on US 17 at the Z21-09 site’s
southern access point.
Nearby Proposed Developments included within the TIA:
• Scotts Hill Village
• Coastal Preparatory Academy
Development Status: The signalized northbound U-turn lane on Market Street south of
Scotts Hill Loop Road has been installed. No other roadway improvements have been
completed at this time.
Proposed Development Land Use/Intensity TIA Status
2. Coastal Preparatory
Academy
• Phase 1 (2016-2017) -
490 students
• Phase 2 (2018-2019) -
587 students
• Phase 3 (2019-2020) -
664 students
• Phase 4 (2020-2021) -
731 students
• TIA approved January 11,
2017
• Full Build 2021
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Extension of the existing northbound left/U-turn lane at US 17 and Sidbury Road
• Modification of signal timing at traffic lights located on US 17 at Scotts Hill Loop Road
and Sidbury Road
• Driveway improvements at the site’s access with Pandion Drive
• Installation of a left turn lane into the site
• Installation of dual westbound right-turn lanes on Scott Hill Loop Road at the US 17
intersection
Planning Board - July 8, 2021
ITEM: 3 - 2 - 11
Z21-07 Staff Report PB 7.8.2021 Page 12 of 16
Nearby Proposed Developments included within the TIA:
• Blake Farms
• New Hanover Regional Medical Center
• Scotts Hill Village
Development Status: Complete.
Proposed
Development Land Use/Intensity TIA Status
3. Blake Farms
(Pender County)
• 111,925 sf Mini-Warehouse
• 407 Townhomes
• 15,600 sf Office
• 34,500 sf Restaurant
• 3,500 sf Restaurant w/ Drive-Thru
(Fast Food)
• 7,700 sf Aquarium
• 8,400 sf Retail
• 250 Senior Multi-Family Units
• 50 Single-Family Homes
• 10,000 sf Restaurant (Event Center)
• 20,000 sf Medical Office
• TIA originally
approved July 6, 2015
• TIA revision approved
January 31, 2020
• Full Build 2025
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of three (3) site accesses along US 17 in Pender County. Site Access 1 will
include a signalized northbound directional crossover into the site. Site Access 2 and
Site Access 3 will be right in-right out
• Installation of signalized southbound to northbound U-turn lane north of Sidbury Road
• Installation of signalized northbound to southbound U-turn lane north of Scotts Hill Loop
Road (North)
Nearby Proposed Developments included within the TIA:
• None
Development Status: The site’s main internal roadway (Blake Farm Boulevard) has been
constructed. No other roadway improvements have been completed at this time.
ENVIRONMENTAL
• The site does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
• The subject property is located within the Futch Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class I (Suitable/slight limitation) soils and Class III (Severe
limitations) soils. However, the subject site will be served by public water and sewer.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 12
Z21-07 Staff Report PB 7.8.2021 Page 13 of 16
OTHER CONSIDERATIONS
CONTEXT AND COMPATABILITY
• The property is located along Market Street, which is identified as a Principal Arterial on
the WMPO Functional Classifications Map.
• The site is currently used for medical uses, including an urgent care facility and outpatient
surgery office. The site is located adjacent to existing medical office uses of the Scotts Hill
Medical Park along Market Street and abuts approximately nine single-family homes of
the Scotts Hill Village subdivision to the southeast.
• The current site-specific development plan incorporates a 90’ tree preservation buffer
from the property line adjacent the single-family homes along Pandion Drive. Future
development would be subject to the County’s tree retention and mitigation standards of
the UDO, which prohibits the removal of specimen trees and encourages the retention of
trees through required mitigation of significant trees.
• The development would be required to meet all screening and landscaping requirements
of the UDO, which includes standards for street yard plantings. A full landscaping and
buffering review would be conducted by the Technical Review Committee for any site plan
submitted for the property.
• The development will have no impact on the school system.
Representative Development:
New Hanover Regional Medical Center located at 17th Street
Planning Board - July 8, 2021
ITEM: 3 - 2 - 13
Z21-07 Staff Report PB 7.8.2021 Page 14 of 16
New Hanover Regional Medical Center located at 17th Street
Adjacent Residential Development:
Single-family homes of the Scotts Hill Village subdivision along Pandion Road (subject site on right)
Planning Board - July 8, 2021
ITEM: 3 - 2 - 14
Z21-07 Staff Report PB 7.8.2021 Page 15 of 16
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.
Analysis
The subject site is located at the northeastern edge of the County in an
area that the Comprehensive Plan envisions as a Community Mixed Use
place that would provide goods and services for nearby residents and the
larger community. This designation was applied to the Market Street
corridor because of the existing commercial development pattern and high
traffic volume. This designation anticipates the gradual conversion of
residential properties along the Market Street corridor to commercial and
mixed-use projects.
The site is part of New Hanover Regional Medical Center’s Scotts Hill
campus, and is immediately adjacent to existing and approved medical
office uses to the west along Market Street, an existing institutional school
use to the south, and existing single-family residential to the southeast. The
existing development pattern was approved prior to the 2016
Comprehensive Plan and was incorporated into the plan’s
recommendations for this area. Though this is a straight rezoning, uses and
projects allowed in the O&I district are consistent with the community
services envisioned at this location.
The requested O&I rezoning could allow for the types of commercial, civic,
and office uses that could be appropriate in this area, and O&I is one of
Planning Board - July 8, 2021
ITEM: 3 - 2 - 15
Z21-07 Staff Report PB 7.8.2021 Page 16 of 16
the typical zoning categories identified for the Community Mixed Use
place type.
Consistency
Recommendation
The proposed O&I rezoning is generally CONSISTENT with the Community
Mixed Use place type because it allows the types of commercial, office,
and civic uses recommended in the Comprehensive Plan and is identified
as a typical zoning category in the Community Mixed Use place type.
STAFF RECOMMENDATION
Staff recommends approval and suggests the following motion:
I move to APPROVE the proposed rezoning to an O&I district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
district allows the types of commercial, office, and civic uses that would be
encouraged in the Community Mixed Use place type and would serve as an
appropriate transition between existing commercial development and adjacent
residential neighborhoods. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the site is located along the Market
Street corridor and is near the I-140 interchange and existing commercial services.
Alternative Motion for Denial
I move to DENY the proposed rezoning to an O&I district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
district allows the types of commercial, office, and civic uses that would be
encouraged in the Community Mixed Use place type and would serve as an
appropriate transition between existing commercial development and adjacent
residential neighborhoods, 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 intensity of the uses allowed within the proposed
district will adversely impact the adjacent neighborhoods.
Planning Board - July 8, 2021
ITEM: 3 - 2 - 16
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R-10
New Hanover County, NCSHODIncorporated Areas
Indicates Conditional Use District (CUD)
Indicates Conditional Zoning District (CZD)
See Section 5.7 of the UDOCOD
B-1 AC R-5 EDZD
CB I-1 R-7 PD
B-2 I-2 R-10 RMF-X
CS AR R-15 RMFU
SC RA R-20 UMXZ
O&I R-20S
Zoning Districts
O&IB-1/CZD O&I/
Medical Facilities
9100 block
Market St
Z21-07
Case:Site Address:Existing Zoning/Use:Proposed Zoning R
1,000
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 3 - 3 - 1
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New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
O&IB-1/CZD O&I/
Medical Facilities
9100 block
Market St
Z21-07
Case:Site Address:Existing Zoning/Use:Proposed Zoning R
1,000
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 3 - 4 - 1
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Neighboring Parcels
O&IB-1/CZD O&I/
Medical Facilities
9100 block
Market St
Z21-07
Case:Site Address:Existing Zoning/Use:Proposed Zoning R
1,000
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 3 - 5 - 1
APPLICANT
MATERIALS
Planning Board - July 8, 2021
ITEM: 3 - 6 - 1
Planning Board - July 8, 2021
ITEM: 3 - 6 - 2
Tom Walsh
Novant Health – New Hanover
Regional Medical Center
PO Box 1649
Wilmington , NC 28402
910-343-2789
Thomas.Walsh@nhrmc.org
Planning Board - July 8, 2021
ITEM: 3 - 7 - 1
RO 2900-002-067-000(CZ-O&I), RO 2900-002-077-000 (CZ-O&I) &
RO290-002-078-000 (B-1)
(+/- 40.913 Acres)CZ-O&I and B-1 O&I Community Mixed Use
NH- NHRMC Scotts Hill Village- 151 Scotts Hill Medical Drive (100-151)
The 2016 Comprehensive Plan states that "access to healthcare is important because it provides preventative medical care which
contributes to overall health". New Hanover Regional Medical Center, owner of all of these properties, is noted in the Comprehensive
Plan as one of the county's largest employers. With the anticipated growth in the north of the county and the adjacent counties, the
hospital seeks to further support the development of a regional medical center where the existing Scotts Hill Free standing Emergency
Department and Surgery Center are located. The setbacks and height limitations as described under O&I are more conducive to the
required building heights encountered for the medical center use.
The described properties are noted as a Community Mixed Use classification which supports civic, office, and institutional uses within
that category of use amongst many other uses. The location, bounded on 3 sides by Scotts Hill, Hwy 17, and Scotts Hill will provide
easy access to the major thoroughfares of the area.
Planning Board - July 8, 2021
ITEM: 3 - 7 - 2
The further residential and employment center growth of this section of the county and the growth of the adjacent areas of Pender
County have made it clear that additional medical center needs are to be addressed in the area. The Conditional Zoning-O&I for this site
and the B-1 section of the land should be converted to allow the most flexibility for the regional medical center's future development.
Having a Regional Medical Center located within shorter driving distance from the current downtown location only will serve the
community with more access to healthcare and shorter drive times.
Planning Board - July 8, 2021
ITEM: 3 - 7 - 3
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Planning Board - July 8, 2021
ITEM: 3 - 8 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/8/2021
Regular
DEPARTMENT: Planning PRESENTER(S): Marty Lile, Long Range Planner
CONTACT(S): Marty Lile; Rebekah Roth, Planning and Land Use Director
SUBJECT:
Preliminary Forum
Special Use Permit Request (S21-03) - Request by Thomas H. Johnson, Jr, A7orney, on behalf of the property
owner, Southeastern Enterprises, Inc., to obtain a special use permit for a wireless communica:on tower and
related support facili:es in an R-15, Residen:al zoning district, located north of Valley Brook Road and west of Fern
Valley Drive.
BRIEF SUMMARY:
The applicant is reques ng a special use permit to construct and operate a 130' tall wireless support structure on an
approximately 6-acre parcel located along Valley Brook Road, between The Cape and Telfair Summit subdivisions and
the Telfair Forest subdivision. The property is currently undeveloped and is zoned R-15, which allows wireless support
structures with a special use permit.
The wireless support structure, which is designed as a monopole antenna wireless communica on facility, will have a
total overall height of 134 feet when including a 4-foot lightning rod. It will be designed to accommodate three (3)
wireless carriers. Cellular antennae will be placed at heights of 100’, 112’, and 124’. As a condi on of approval, the
applicant proposes that the antennae will be designed to u lize concealment shades to reduce the tower’s impact on
surrounding proper es. The tower will be situated within a 100’ x 100’ (1,000 sf) fenced-in equipment compound with
required buffers and landscaping mee ng Unified Development Ordinance requirements. Three carrier lease storage
areas will be included within this compound.
Access to the tower site will be provided via a new 30’ wide access easement from Valley Brook Road, approximately
170’ in length to the tower site. Maintenance at the proposed tower is es mated to generate fewer than five trips per
month in the peak hours.
Documenta on submied as part of the applica on package demonstrates the facility meets County standards for
new wireless support structures. The applica on includes photographic simula ons from various vantage points in the
immediate vicinity that show the tower’s an cipated visual impact, an affidavit cer fying that radio frequency
emissions will comply with Federal Communica ons Commission (FCC) standards, a determina on from the Federal
Avia on Administra on (FAA) that the facility will not be a hazard to air naviga on, and an impact analysis conducted
by a North Carolina cer fied general real estate appraiser.
The 2016 Comprehensive Land Use Plan classifies the subject property as General Residen al. The intent of this place
type is to provide opportuni es for lower density residen al development and suppor ve commercial, civic, and
recrea onal development. While wireless support structures and other infrastructure are common in contemporary
land development paerns, the Comprehensive Plan does not specifically address their loca on. However, the
Comprehensive Plan’s implementa on guidelines do aim to support business success, workforce development, and
economic prosperity, and telecommunica ons infrastructure, when placed to best serve the needs of surrounding
Planning Board - July 8, 2021
ITEM: 4
residents, business, and ins tu onal uses, can help to advance those goals.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi es in the unincorporated
countyIncrease connec vity of residents to each other and their investment to New Hanover County
RECOMMENDED MOTION AND REQUESTED ACTIONS:
ATTACHMENTS:
Descrip on
S21-03 Script PB
S21-03 Zoning Map PB
S21-03 FLUM PB
S21-03 Mailout PB
S21-03 Applicant Materials CS
S21-03 Application Package PB
S21-03 FCC Affidavit PB
S21-03 FAA Information PB
S21-03 Impact Study PB
S21-03 Site Plan CS
S21-03 Site Plan PB
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 8, 2021
ITEM: 4
SCRIPT for Special Use Permit Application Preliminary Forum (S21-03)
Request by Thomas H. Johnson, Jr., attorney, on behalf of the property owner, Southeastern
Enterprises, Inc., to obtain a special use permit for a wireless communication tower and related support
facilities in an R-15, Residential zoning district, located north of Valley Brook Road and west of Fern
Valley Drive.
1. This is a Preliminary Forum. The purpose of this forum is to facilitate an open and transparent
discussion of the special use permit application and to provide an opportunity for public
comments and questions. Please note per state law, the Planning Board will not be making a
decision or recommendation this evening. Instead, the decision on the application will be made
during the Board of Commissioners’ quasi-judicial hearing, where public participation will be
limited to parties with standing and witnesses providing evidence through sworn testimony.
Anyone interested in speaking in support or opposition of the project should sign in and speak
tonight at this meeting, regardless of standing in the matter.
Staff will introduce the application. Then the applicant will be allowed 15 minutes for their
presentation. Following the applicant’s presentation, we will have 20 minutes for public
questions and comments, and then allow the applicant time to address them. The Board
members will then provide their comments and ask questions of the applicant. At the end, Staff
will give an overview of next steps in the special use permit process. We will then close the
forum.
2. Conduct Forum as follows:
a. Staff introduction
b. Applicant’s presentation (up to 15 minutes)
c. Public comments and questions (up to 20 minutes - total supporters and opponents)
d. Applicant response to public comments and questions
e. Planning Board questions and comments
f. Staff overview of next steps
3. Close the Preliminary Forum.
Planning Board - July 8, 2021
ITEM: 4 - 1 - 1
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CUD
O&I
R-15
New Hanover County, NCSHODIncorporated Areas
Indicates Conditional Use District (CUD)
Indicates Conditional Zoning District (CZD)
See Section 5.7 of the UDOCOD
B-1 AC R-5 EDZD
CB I-1 R-7 PD
B-2 I-2 R-10 RMF-X
CS AR R-15 RMFU
SC RA R-20 UMXZ
O&I R-20S
Zoning Districts
Wireless Support StructureR-15/
Undeveloped
500 block
Valley Brook Rd
S21-03
Proposed Use:Existing Zoning/Use:Site Address:Case:
700
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 4 - 2 - 1
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Tiara Dr
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Spencer Ct
Fern Valley Dr
Saint Vincent Dr
Sea Castle Ct
Community
Mixed Use
General
Residential
Conservation New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
Wireless Support StructureR-15/
Undeveloped
500 block
Valley Brook Rd
S21-03
Proposed Use:Existing Zoning/Use:Site Address:Case:
700
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 4 - 3 - 1
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Sea Castle Ct
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R-15
Site
Neighboring Parcels
Wireless Support StructureR-15/
Undeveloped
500 block
Valley Brook Rd
S21-03
Proposed Use:Existing Zoning/Use:Site Address:Case:
700
Feet
Subject Site
Planning Board - July 8, 2021
ITEM: 4 - 4 - 1
APPLICANT
MATERIALS
Planning Board - July 8, 2021
ITEM: 4 - 5 - 1
Planning Board - July 8, 2021
ITEM: 4 - 5 - 2
Page 1 of 7
Special Use Permit Application – Updated 05-2021
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 Preliminary Forum
6
Board of Commissioners Hearing &
Decision
7
Post-Decision Limitations and Actions
Planning Board - July 8, 2021
ITEM: 4 - 6 - 1
Page 2 of 7
Special Use Permit Application – Updated 05-2021
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.
Planning Board - July 8, 2021
ITEM: 4 - 6 - 2
Page 3 of 7
Special Use Permit Application – Updated 05-2021
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:
• 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;
• Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection;
• Soil erosion and sedimentation;
• Protection of public, community, or private water supplies, including possible adverse effects on surface waters
or groundwater; or
• Anticipated air discharges, including possible adverse effects on air quality.
Planning Board - July 8, 2021
ITEM: 4 - 6 - 3
Page 4 of 7
Special Use Permit Application – Updated 05-2021
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:
• 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.).
• 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.
Planning Board - July 8, 2021
ITEM: 4 - 6 - 4
Page 5 of 7
Special Use Permit Application – Updated 05-2021
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:
• 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.).
• 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.
Planning Board - July 8, 2021
ITEM: 4 - 6 - 5
Page 6 of 7
Special Use Permit Application – Updated 05-2021
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:
• $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:
• Tract boundaries and total area, location of adjoining parcels and roads
• 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.
• 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.
• All existing and proposed easements, required setbacks, rights-of-way, and
buffering.
• The location of Special Flood Hazard Areas.
• The approximate location of regulated wetlands.
• 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.
• 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.
• 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:
• Community meeting written summary
• 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
Planning Board - July 8, 2021
ITEM: 4 - 6 - 6
Planning Board - July 8, 2021
ITEM: 4 - 6 - 7
Planning Board - July 8, 2021
ITEM: 4 - 7 - 1
Mail Processing Center
Federal Aviation Administration
Southwest Regional Office
Obstruction Evaluation Group
10101 Hillwood Parkway
Fort Worth, TX 76177
Aeronautical Study No.
2021-ASO-15785-OE
Page 1 of 4
Issued Date: 06/15/2021
Erik Brooks
CTG LLC
15720 Brixham Hill Avenue
Suite 300
Charlotte, NC 28277
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C.,
Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning:
Structure:Monopole The Cape Blvd CTG-NC 0010081
Location:Sea Breeze, NC
Latitude:34-04-22.77N NAD 83
Longitude:77-54-06.46W
Heights:7 feet site elevation (SE)
154 feet above ground level (AGL)
161 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a
hazard to air navigation provided the following condition(s), if any, is(are) met:
It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be e-filed any time the
project is abandoned or:
_____ At least 10 days prior to start of construction (7460-2, Part 1)
__X__ Within 5 days after the construction reaches its greatest height (7460-2, Part 2)
Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/
lighting are accomplished on a voluntary basis, we recommend it be installed in accordance with FAA Advisory
circular 70/7460-1 M.
This determination expires on 12/15/2022 unless:
(a)the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual
Construction or Alteration, is received by this office.
(b)extended, revised, or terminated by the issuing office.
(c)the construction is subject to the licensing authority of the Federal Communications Commission
(FCC) and an application for a construction permit has been filed, as required by the FCC, within
6 months of the date of this determination. In such case, the determination expires on the date
prescribed by the FCC for completion of construction, or the date the FCC denies the application.
Planning Board - July 8, 2021
ITEM: 4 - 8 - 1
Page 2 of 4
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST
BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION
OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO
SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE
ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD.
This determination is based, in part, on the foregoing description which includes specific coordinates, heights,
frequency(ies) and power. Any changes in coordinates, heights, and frequencies or use of greater power, except
those frequencies specified in the Colo Void Clause Coalition; Antenna System Co-Location; Voluntary Best
Practices, effective 21 Nov 2007, will void this determination. Any future construction or alteration, including
increase to heights, power, or the addition of other transmitters, requires separate notice to the FAA.This
determination includes all previously filed frequencies and power for this structure.
If construction or alteration is dismantled or destroyed, you must submit notice to the FAA within 5 days after
the construction or alteration is dismantled or destroyed.
This determination does include temporary construction equipment such as cranes, derricks, etc., which may be
used during actual construction of the structure. However, this equipment shall not exceed the overall heights as
indicated above. Equipment which has a height greater than the studied structure requires separate notice to the
FAA.
This determination concerns the effect of this structure on the safe and efficient use of navigable airspace
by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or
regulation of any Federal, State, or local government body.
A copy of this determination will be forwarded to the Federal Communications Commission (FCC) because the
structure is subject to their licensing authority.
If we can be of further assistance, please contact our office at (202) 267-0105, or j.garver@faa.gov. On any
future correspondence concerning this matter, please refer to Aeronautical Study Number 2021-ASO-15785-
OE.
Signature Control No: 479495439-484764356 ( DNE )
Jay Garver
Specialist
Attachment(s)
Frequency Data
Map(s)
cc: FCC
Planning Board - July 8, 2021
ITEM: 4 - 8 - 2
Page 3 of 4
Frequency Data for ASN 2021-ASO-15785-OE
LOW
FREQUENCY
HIGH
FREQUENCY
FREQUENCY
UNIT ERP
ERP
UNIT
6 7 GHz 55 dBW
6 7 GHz 42 dBW
10 11.7 GHz 55 dBW
10 11.7 GHz 42 dBW
17.7 19.7 GHz 55 dBW
17.7 19.7 GHz 42 dBW
21.2 23.6 GHz 55 dBW
21.2 23.6 GHz 42 dBW
614 698 MHz 1000 W
614 698 MHz 2000 W
698 806 MHz 1000 W
806 901 MHz 500 W
806 824 MHz 500 W
824 849 MHz 500 W
851 866 MHz 500 W
869 894 MHz 500 W
896 901 MHz 500 W
901 902 MHz 7 W
929 932 MHz 3500 W
930 931 MHz 3500 W
931 932 MHz 3500 W
932 932.5 MHz 17 dBW
935 940 MHz 1000 W
940 941 MHz 3500 W
1670 1675 MHz 500 W
1710 1755 MHz 500 W
1850 1910 MHz 1640 W
1850 1990 MHz 1640 W
1930 1990 MHz 1640 W
1990 2025 MHz 500 W
2110 2200 MHz 500 W
2305 2360 MHz 2000 W
2305 2310 MHz 2000 W
2345 2360 MHz 2000 W
2496 2690 MHz 500 W
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ITEM: 4 - 8 - 3
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Sectional Map for ASN 2021-ASO-15785-OE
Planning Board - July 8, 2021
ITEM: 4 - 8 - 4
(NH-002)
IMPACT STUDY
Impact Study - Cell Tower
Valley Brook Road
Wilmington, New Hanover
County, North Carolina 28412
Type Report: Impact Study
Effective Date
June 13, 2021
Planning Board - July 8, 2021
ITEM: 4 - 9 - 1
(NH-002)
Real Property Appraisers and Consultants
1100 Sundance Drive, Concord, North Carolina 28027
Telephone: 704-605-0595
June 16, 2021
Mr. Thomas H. Johnson
Attorney
Williams Mullen
301 Fayetteville Street
Suite 1700
Raleigh, NC 27601
RE: Impact Study for Proposed Telecommunications Facility located Valley Brook Road,
Wilmington, New Hanover County, North Carolina.
Dear Mr. Johnson:
I have completed a study of the proposed tower. The scope of the assignment is to provide an
analysis and conclusions addressing items within my field of expertise associated with the issuance
of a special use permit for the proposed development. A special use permit includes four findings
of fact, of which two are addressed in this analysis. Details of these items are contained within this
report.
The impact study is intended to conform to the Uniform Standards of Professional Appraisal
Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal
Practice of the Appraisal Institute. The impact study is not an appraisal as it does not report a value
of any property; however, the study employs appraisal methodology to reach our conclusions of
the impact of the proposed development.
The proposed development is a communication tower to be located on a property owned by
Southeastern Enterprises Inc. The subject is a parcel of land that appears to be open space for the
Telfair Forest subdivision. The site is encumbered with floodplain and designated wetlands. The
subject is located adjacent to the golf course. The surrounding land uses are contributing factors
in the development of conclusion regarding the potential impact of the tower.
The conclusions of this study are supported by the data and reasoning set forth in the attached
narrative. Your attention is invited to the Assumptions and Limiting Conditions section of this
report. The analysts certify that we have no present or contemplated future interest in the proposed
development, and that our fee for this assignment is in no way contingent upon the conclusions of
this study.
EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS:
Planning Board - July 8, 2021
ITEM: 4 - 9 - 2
Tom Johnson
June 16, 2021
Page 2
(NH-001)
It is an extraordinary assumption of this report that the proposed development will be constructed
as detailed in the report. Further, it is an assumption of the study that the maintenance will occur
through a non-exclusive right-of-way that we assume is a legal access.
The content and conclusions of this report are intended for our client and for the specified intended
uses only. They are also subject to the assumptions and limiting conditions as well as the specific
extraordinary assumption set forth in this report.
It is our opinion that the proposed development will not substantially injure the values of adjacent
or abutting properties and that the proposed development is in harmony with the area in which it
is to be located.
Thank you for the opportunity to be of service. If you have any questions or comments, please
contact our office.
Sincerely yours,
MICHAEL P. BERKOWITZ
MPB REAL ESTATE, LLC
Planning Board - July 8, 2021
ITEM: 4 - 9 - 3
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TABLE OF CONTENTS
SCOPE OF THE ASSIGNMENT ....................................................................................................................... 6
PREMISES OF THE STUDY ............................................................................................................................. 7
Identification of Subject..................................................................................................................................... 7
Client, Purpose, and Intended Use and Intended Users ..................................................................................... 7
Analyst ............................................................................................................................................................... 7
Property Inspection ............................................................................................................................................ 7
Extraordinary Assumptions of Report ............................................................................................................... 7
Effective Date of Study...................................................................................................................................... 8
Date of Report.................................................................................................................................................... 8
Type Report ....................................................................................................................................................... 8
Study Development and Reporting Process ....................................................................................................... 8
PROPOSED FACILITY ...................................................................................................................................... 8
Tower ................................................................................................................................................................. 8
Site Improvements ............................................................................................................................................. 9
Access .............................................................................................................................................................. 10
Location ........................................................................................................................................................... 12
SURROUNDING LAND USES ......................................................................................................................... 12
NEW HANOVER UDO ..................................................................................................................................... 13
MARKET RESEARCH ..................................................................................................................................... 19
Qualitative Analysis ......................................................................................................................................... 31
ADDENDA .......................................................................................................................................................... 34
Certifications ................................................................................................................................................... 35
Qualifications of the Analyst ........................................................................................................................... 43
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SCOPE OF THE
ASSIGNMENT
In accordance with our agreement with the client, this impact
study is specific to the needs of our client as part of an
application for a special use permit to be considered by New
Hanover County Officials. Our study and the reporting of our
study is in agreement with our client as follows:
The proposed development requires a Special Use Permit. The
report is intended to address items relevant to the issuance of
a special use permit. The following ‘Findings of Fact” was
extracted from the New Hanover County Unified
Development Ordinance (UDO).
The scope of the assignment includes research of existing
towers in Wilmington and New Hanover County. The subject
has a Wilmington address but lies outside the city limits. The
neighborhoods and their surrounding developments are
researched to determine whether the proposed development,
referred to as the “The Cape Boulevard Site”, is consistent
with the location of other towers in the area and their impact,
if any, on neighborhood development patterns and property
values.
The impact study provides an analysis of the surrounding
properties. The analysis includes existing improvements,
zoning designations and likely development patterns. The
existing uses as of the effective date of this report in concert
with the market data provided are contributing factors to the
conclusions of this study.
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PREMISES OF THE STUDY
Identification of Subject The Cape Boulevard Site
Valley Brook Road
Wilmington, New Hanover County, NC 28412
New Hanover County Tax Parcel: RO8500-002-070-000
Client, Purpose, and
Intended Use and Intended
Users
Mr. Thomas H. Johnson
Attorney
Williams Mullen
301 Fayetteville Street
Suite 1700
Raleigh, NC 27601
The client and intended user is Mr. Tom Johnson. The
intended use is as an aid to assist New Hanover County
officials in rendering a decision regarding the issuance of a
special use permit for the proposed development. The study
is not intended for any other use or users.
Analyst Michael P. Berkowitz
MPB Real Estate, LLC
1100 Sundance Drive
Concord, NC 28027
Property Inspection Michael Berkowitz inspected the property and neighborhood
surrounding the proposed development. Details of
surrounding land uses and observations are provided
throughout the report. I also performed off site visual
inspections of several towers located in New Hanover County.
I consider my observations in the context of the market data.
They are a contributing factor to my conclusions.
Photographs of the property were taken during Mr.
Berkowitz’s inspection. We also provide simulated
photographs provided by our client for the assignment.
Extraordinary
Assumptions of Report
It is an extraordinary assumption of this report that the
improvements as described within this report are compliant
with the appropriate ordinance regarding items including but
not necessarily limited to setbacks, landscaping, access and
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ITEM: 4 - 9 - 6
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(NH-002) MPB REAL ESTATE, LLC
other items outside our field of expertise for this assignment.
These items will be addressed as part of the application by
others with expertise within the respective fields.
Should the extraordinary assumptions not exist, we reserve the
right to amend this study.
Effective Date of Study June 13, 2021
Date of Report June 16, 2021
Type Report Impact Study Report
Study Development and
Reporting Process
In preparing this study, the analyst:
Analyzes physical affects, if any, of the proposed
construction on properties in the immediate area as well as
the neighborhood;
Reviews plans for the proposed development to determine
whether it is in compliance with the New Hanover County
UDO with respect to items within my field of expertise;
Reviews site plan provided by our client with respect to
the physical characteristics of the proposed development;
Researches market data around existing cell towers in
New Hanover County to determine whether the proposed
development is consistent with other developments in the
area.
PROPOSED FACILITY
Tower Based on information provided to the analyst, the proposed
tower will consist of a 130-foot “unipole” communications
tower. The survey appears to show that access to the proposed
tower will be provided by a proposed driveway for the
property. The following site plan shows the proposed site.
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SITE PLAN
Site Improvements The site improvements include an eight-foot chain link fence
with three strands of barbed wire. The site improvements will
include a 25-foot-wide landscaping buffer. The site is heavily
wooded. Based on the drawings, the only trees that will be
disturbed will be the areas for the development. The existing
vegetation is a consideration in the analysis.
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(NH-002) MPB REAL ESTATE, LLC
Access According to the site plan, the access to the site will be via a
30-foot-wide utility/access easement extending from Valley
Brook Road, which runs along the southern boundary of the
subject. The following exhibit was extracted from the site
plan. Valley Brook Road is the primary feeder road for the
subdivision providing access to US Highway 421 or Carolina
Beach Road to the east.
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(NH-002) MPB REAL ESTATE, LLC
Location The tower will be located close to the center of the site. The
siting of the tower will to the extent possible reduce the visual
impact of the proposed tower. As we will discuss, the
residential properties to the east and west potentially have an
adverse visual impact from the tower. The tower will be in a
heavily vegetated area. As shown on the aerial, the entire site
has vegetation.
The subject has a zoning designation of R-15, Residential
District. In the New Hanover UDO, we found that this
designation is intended to insure for orderly residential
development in areas without access to municipal water and
sanitary sewer service. The majority of the properties in the
immediate area including all of the adjacent or abutting
properties have the same designation.
A factor in the analysis is the limited utility of the subject.
Based on a review of the documents provided, the subject is
encumbered with floodplain and has a significant portion
identified as wetlands. These areas have traditionally been
used for open space requirements for subdivisions. Other uses
for areas with limited utility includes infrastructure to serve
the subdivision.
SURROUNDING LAND USES
The proposed development is located on a 5.95-acre tract of
land off Valley Brook Road. To the east of the subject are
single family dwellings constructed in the mid-1990’s. To the
west of the subject are a cluster of duplexes that are part of the
same subdivision constructed in the mid 2000’s. To the north
of the subject is a portion of the golf course for the
development. To the south are two parcels identified as open
space for the subdivision.
The presence of land identified as open space including the
subject is a factor in the analysis. The utility of these
properties is imparted on the remainder of the subdivision.
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The duplex developments have a higher density than many
developments, which is a common development patterns for
sites with areas of limited utility. Clustered development
allows for higher densities as portions of the gross land area
are dedicated for open space.
As we will discuss in the following section, the scope of the
assignment is to determine whether the proposed development
is in accordance with the New Hanover County UDO
regarding the issuance of a special use permit and the
development of wireless telecommunications facilities. The
items within our field of expertise are detailed in the following
section.
NEW HANOVER UDO
As part of the assignment, I reviewed Article VI Section 63.5
of the New Hanover UDO regarding the development of
Telecommunication Facilities. I also reviewed Article VII of
the UDO regarding the findings of fact associated with the
approval or denial of a special use permit. The following was
extracted from the ordinance Section 70-7.
Item 1 – This item is outside my field of expertise.
Item 2 – It is our understanding, this will be performed and
reviewed by local officials in concert with our client.
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Item 3 – The development, if completed as proposed, will not
substantially injure the value of abutting land. This is the focal
point of the remainder of the study.
Item 4 – The development, if completed as proposed, from an
appraiser’s perspective is in harmony with the area in which
it is to be located. This item is addressed in concert with the
analysis from Item 3.
Based on our review of the ordinance, the remainder of the
study focuses on adjoining or abutting properties and
potentially injurious effect of the special use on value. The
land uses for the area include single family residential and
recreational uses. The following analysis is based on the
potential visual impact of the proposed development on the
respective abutting properties. The following aerial provides
and overview of the immediate area.
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Golf Course (North) – The Cape Golf and Racquet Club is a
private recreational area. Golf courses have traditionally been
to location of infrastructure including but not necessarily
limited to water towers, electrical transmission lines and
telecommunication towers. The infrastructure is located as to
not interfere with the intended use of the recreational areas.
The proposed development will be located south of the golf
course and will not interfere with the current use.
Open Space (South) – The two parcels across the street from
the site are both dedicated for open space. These two parcels
have limited utility as their value is imparted on the
developable areas of the subdivision. The limited utility of the
site is a consideration of the potential impact of the tower.
Residential Development (West) – To the west of the proposed
development is a cluster of duplexes. The improvements are
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located on pad sites. Surrounding the pad sites is a separate
tax parcel identified as common area for this portion of the
development. While the duplexes are not adjacent to the site
of the proposed development, we do consider these properties
in the analysis. The factors associated with the visual impact
of the proposed tower include but are not necessarily limited
to:
The closest improvement is approximately 700 feet
from the proposed tower.
The improvements in the cluster are oriented towards
the golf course.
The vegetative buffer between the tower and these
developments is significant inclusive of the open
space.
The elevations of the improved areas are higher than
the proposed development. A portion of the tower will
certainly be visible from some of the properties in this
cluster.
Residential Properties (East) – The residential properties to
the east of the proposed development are singly family
dwellings. There is a creek that runs along the eastern
boundary of the proposed development. The vegetative buffer
includes more mature trees than to the west. The adjacent
properties to the east may have a partial view of the tower
depending on the individual tree cover on the respective sites.
The proposed tower will be approximately 400 feet from the
nearest improvement.
The following simulated photographs were provided as a tool
to show the potential visual impact of the proposed tower on
adjacent/abutting properties. Based on our tour of the area, the
photographs are an accurate representation of the views from
surrounding vantage points.
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The simulated photographs demonstrate that the tower will be
obscured from view from some of the vantage points. We note
that the first simulated photograph shows the wastewater
treatment facility that is located on a common area similar to
the subject. The highest level of visual impact is from the
other open space parcels along the subject’s portion of Valley
Brook Road. For the residential properties, the visual impact
of the tower will be limited to the portion visible above the
respective vegetative buffers.
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Again, we will discuss property values later in the report. We
acknowledge that the proposed 130-foot tower will have a
visual impact on surrounding properties. The visual impact is
minimized by the trees on the subject property as well as the
trees on the majority of the adjacent or abutting properties.
The proposed tower will be located in the center of the site to
minimize the visual impact, to the extent possible, on
surrounding residential properties.
Summary The items within our field of expertise focus on the aesthetic
impact of the proposed development. This is based on the
existing developments as detailed earlier in the study. The
limited utility of the subject and the properties to the south are
a factor in the analysis. The operations of the golf course will
not be impeded by the proposed tower. Some of the residential
properties in the area will have a partial view of the tower
while others will be totally obscured from the tower because
of existing vegetation.
MARKET RESEARCH
A potential issue associated with the impact of the proposed
development is on property values in the immediate vicinity
and the neighborhood. We researched towers in Wilmington
and the surrounding area and identify the development
patterns around these towers. After analyzing the market data,
we compare this information to the proposed site and the
physical characteristics and development patterns
surrounding the proposed development.
Wilmington Area Towers During our research, we observed several towers in and
around Wilmington. Most of the towers found were located in
established commercial or industrial areas. Towers are
classified as comparable for a variety of reasons including but
not necessarily limited to:
Location – The proposed location is in the common
area for a residential subdivision adjacent to a golf
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course. Recreational areas are common locations for
infrastructure.
Surrounding Developments – The surrounding
developments include residential and recreational
uses. The surrounding uses are common for areas off
primary transportation corridors.
Construction Type/Height – The proposed tower is a
unipole tower with a proposed height of 130 feet.
For the research of towers, we rely on information from
antennasearch.com, which we consider a reliable source of
information. Our search revealed 37 towers within proximity
to the tower. We excluded towers listed that were part of
electrical transmission lines, which is inconsistent with the
proposed tower. Some of the towers were not visible during
our tour of the area. We also excluded the towers over 250
feet which require lighting. The following chart provides a
summary of the comparable towers studied in the area.
After researching the 39 towers in the area, several of the
towers are located on commercial or industrial properties.
This limited the number of towers for comparison. As tower
Tower TypeLocation Year BuiltAddress Height (Feet)
MonopoleCommercial 19954502 Park Avenue 95
RegisteredInstitutional 20163310 South College Road 150
MonopoleCommercial 20025515 Carolina Beach Road 160
LatticeCommercial/Industrial2004434 Raleigh Street 180
MonopoleIndustrial 20035501 Greenville Loop Road 156
RegisteredInstitutional 20155591 Marvin K Mosss Lane 195
RegisteredInstitutional NAHalyburton Memorial Parkway 140
MonopoleIndustrial NARiver Road 199
MonopoleCommercial/ResidentialNAOff Willowick Park Drive 170
MonopoleCommercial/IndustrialNAPickard Road & Shipyard Blvd.115
MonopoleResidential/Vacant LandNABehind Deer Hill Drive 147
MonopoleElectrical NAPine Grove Dr. & Beasley Rd.108
MonopoleResidential/Vacant LandNAAntietam Dr. & Appomattox Dr.199
LatticeCommercial/IndustrialNARaleigh St. & Carolina Beach Dr.200
MonopoleResidential 1999Behind Cypress Village Place 195
Slick StickMini-Storage NA202 North Dow Road 150
Wilmington Tower Summary
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considered the most comparable to the proposed development
is the tower located at 3310 S. College Road. This tower is
located on the site of Southside Baptist Church. However, the
adjacent property is an apartment complex that does not
provide information on the impact of the tower that was
constructed in 2016.
The second tower is located on an institutional property at the
Center for Marine Science. This is adjacent to the Masonboro
Sound. The tower is not visible from the adjacent properties
as the property is significantly larger and has a significantly
higher level of tree cover.
A third tower found on an institutional property is at the
Veteran’s Sports Complex off Halyburton Memorial
Parkway. The wireless arrays are located on a water tower,
which is inconsistent with the proposed development.
The first tower found near a residential area was behind the
Deer Crossing subdivision. This tower is further from this
subdivision that was developed in 2016. However, upon
touring this subdivision, the tower was not visible because of
the distance and tree cover between the tower and these
homes. The research provided no data for the analysis.
The second tower found near a residential area bore the same
results. The tower was not visible from nearby residences.
Therefore, this tower did not provide any information to draw
a conclusion.
The most relevant local data is from a new subdivision located
off Carolina Beach Road called Cypress Village. This
subdivision is in the construction phase. The following
provides an aerial and a PLAT of this development. The
tower, which was constructed in 1999 is located on the
adjacent property.
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The data for the subdivision is limited as only six homes have
sold. The six sales closed since March 2021. Two of these
properties were closest to the tower. The sales closest to the
tower were in the middle of the range of the data set. While
the quantity of data is limited, the sales prices do not reflect a
diminution in value based on the proximity and visual impact
of the tower. Further research of this subdivision showed
consistency in the price paid for the lots. The third factor
extracted is the fact that a developer was attracted to the site
knowing the visual influence of the tower. The market data
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(NH-002) MPB REAL ESTATE, LLC
and activity provide secondary evidence that the tower, which
is significantly closer to the homes in Cypress Village, do not
present an adverse impact on property values.
Given the limited data for the local towers, we provide
additional examples from studies performed in North
Carolina. These examples are provided in support of the
limited data from the local market. Based on the photo
simulations provided, the examples provided are intended to
show examples of residential development where a cell tower
is visible above a nearby tree canopy.
Other Market Data The first example is located on Woodpark Drive in High
Point, North Carolina. The monopole tower is larger than the
proposed tower. The surrounding developments are
townhomes that provide adequate quantity of data to develop
an opinion of whether this tower influences value. The
townhomes in the development have varying levels of visual
influence from the tower. The sales highlighted in yellow have
the highest level of visual influence from the tower as the
tower is located in view of their front door.
Planning Board - July 8, 2021
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We have included this example because of the duplexes
located west of the proposed tower. The sales directly across
the street from the tower, shown in yellow, do not show any
influence from the tower. In fact, one sale across the street is
the highest priced sale found within the past several years.
This data provides evidence that the visual influence from the
tower has no influence on prices paid.
The second example is from a subdivision in Cornelius, North
Carolina. This example is included as it is located adjacent to
Lake Norman and has similar improvements. The tower is
located within the Victoria Bay development. This
subdivision includes some homes with frontage on the water.
We have excluded these sales to assist in isolating the
influence of the tower if any. The following chart provides a
summary of the sales. The sales highlighted in yellow have
visual influence from the tower. The sales highlighted in green
are for a resale of the same property.
IDAddress Size SFBedroomsBathroomsSale PricePrice/Sq. Ft.Sale DateDeed Book Page
1966437836 WOODPARK DR1,26432$100,000$79.117/5/20188065-0590
1966337820 WOODPARK DR1,26632$137,000$108.217/27/20167837-2933
1966347822 WOODPARK DR1,26632$122,000$96.375/28/20157704-3038
1966377828 WOODPARK DR1,26632$114,000$90.058/22/20147626-0825
1966447846 WOODPARK DR1,26432$135,000$106.8010/5/20177982-1602
1966457844 WOODPARK DR1,15222$98,000$85.077/23/20147617-0256
1966457844 WOODPARK DR1,15222$104,500$90.718/12/20167844-0746
1966527871 WOODPARK DR1,26432$115,000$90.9810/14/20147641-1701
1966567859 WOODPARK DR1,26432$125,000$98.894/13/20177923-1098
1966587855 WOODPARK DR1,26432$106,000$83.865/14/20157700-2575
Castle Pines at Hickswood Townhomes
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ITEM: 4 - 9 - 23
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 25 of 44
(NH-002) MPB REAL ESTATE, LLC
The sales shown have an average price per square foot of
$132.11. Three of the four sales with visual influence from the
tower are above the average. Six of the sales in the data set
were of the same model. Three of the sales have visual
influence from the tower. The prices paid per square foot are
comparable. The indication from the market is that the visual
Parcel #Street Address Sales DateSize (SF)$/SFSales Price
003-381-4419911 Marina Village Dr.April 13, 20181,620 138.27$ 224,000$
003-381-4018505 Victoria Bay Dr.November 13, 20181,620 155.86$ 252,500$
003-381-3018526 Victoria Bay Dr.July 1, 20202,219 145.11$ 322,000$
003-381-6218611 Victoria Bay Dr.November 16, 20181,620 146.91$ 238,000$
003-381-6518623 Victoria Bay Dr.February 28, 20181,620 139.51$ 226,000$
003-381-6618627 Victoria Bay Dr.October 18, 20181,620 151.23$ 245,000$
003-381-2518624 Victoria Bay Dr.November 20, 20182,052 119.40$ 245,000$
003-381-1420030 Coral Cove Ct.January 11, 20181,620 134.57$ 218,000$
003-382-0218122 Bluff Inlet Rd.June 19, 20202,071 153.31$ 317,500$
003-195-0918111 Bluff Inlet Rd.May 18, 20182,052 121.83$ 250,000$
003-195-0618021 Bluff Inlet Rd.July 16, 20182,012 136.68$ 275,000$
003-195-0118001 Bluff Inlet Rd.April 17, 20201,645 151.98$ 250,000$
003-196-2320815 Brinkley St.June 17, 20202,610 128.35$ 335,000$
003-196-1218208 Harbor Mist Rd.February 23, 20182,709 108.90$ 295,000$
003-196-1218208 Harbor Mist Rd.August 3, 20182,709 124.03$ 336,000$
003-196-3620933 Brinkley St.September 7, 20182,528 128.56$ 325,000$
003-194-5720102 Beard St.August 21, 20202,386 155.07$ 370,000$
003-195-5920115 Beard St.September 4, 20182,263 124.61$ 282,000$
003-194-5120914 Brinkley St.December 27, 20182,609 109.62$ 286,000$
003-194-2518307 Victoria Bay Dr.February 21, 20182,332 125.21$ 292,000$
003-194-2618311 Victoria Bay Dr.September 21, 20182,582 114.25$ 295,000$
003-194-2518327 Victoria Bay Dr.January 24, 20182,609 105.40$ 275,000$
003-194-3418409 Victoria Bay Dr.August 13, 20182,655 119.77$ 318,000$
Victoria Bay
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(NH-002) MPB REAL ESTATE, LLC
impact from the tower does not adversely impact property
values in Victoria Bay.
The next tower with adequate data is a lattice tower located at
2517 Providence Road in Weddington, North Carolina.
Typically, we would not include this tower because of its
construction type and taller size. This tower as shown on the
photograph poses a significantly higher visual impact on the
subdivision to the north, Inverness at Providence Road. The
following chart provides a summary of market data for homes
in the subdivision. The sales highlighted in yellow have
significant visual impact from the tower. The sales
highlighted in green are resales of the same property to reflect
the appreciating market.
Parcel NumberBook & PageAcreageAddress Sale AmountSale DateYear BuiltSF$/SFParcel NumberBook & PageAcreageAddress Sale AmountSale DateYear BuiltSF$/SF
61593797154 747 0.32104 SOMERLED WAY508,500$ 5/11/201820183,479 146.16$ 61594457736 0391 0.36309 SOMERLED WAY525,000$ 7/15/202020163,893 134.86$ 61593807145 188 0.37108 SOMERLED WAY471,000$ 4/27/201820173,859 122.05$ 61594466781 278 0.38313 SOMERLED WAY557,000$ 9/28/201620164,339 128.37$
61593817146 402 0.4112 SOMERLED WAY438,500$ 4/30/201820173,248 135.01$ 61594477120 362 0.32317 SOMERLED WAY534,500$ 3/19/201820174,291 124.56$
61593827172 333 0.4113 SOMERLED WAY559,000$ 6/8/201820153,921 142.57$ 61594487225 798 0.25321 SOMERLED WAY490,000$ 8/29/201820183,788 129.36$
61593837219 178 0.24117 SOMERLED WAY520,000$ 8/20/201820153,243 160.35$ 61594497244 446 0.25325 SOMERLED WAY472,500$ 10/1/201820184,225 111.83$ 61593847244 5600.24121 SOMERLED WAY514,000$ 10/1/201820184,354 118.05$ 61594507536 0594 0.25329 SOMERLED WAY542,500$ 12/10/201920163,824 141.87$
61593857942 0230 0.24125 SOMERLED WAY550,000$ 1/4/202120183,248 169.33$ 61594516967 230 0.25333 SOMERLED WAY540,000$ 7/5/201720164,556 118.53$
61593866719 319 0.26129 SOMERLED WAY503,500$ 7/12/201620153,921 128.41$ 61594527219 017 0.27337 SOMERLED WAY455,000$ 8/17/201820183,248 140.09$
61593876546 130 0.27201 SOMERLED WAY486,000$ 10/12/201520153,942 123.29$ 61594537147 488 0.32341 SOMERLED WAY483,000$ 5/1/201820173,892 124.10$
61593886699 852 0.25205 SOMERLED WAY453,000$ 6/16/201620163,245 139.60$ 61594547144 410 0.33345 SOMERLED WAY491,500$ 4/26/201820173,248 151.32$ 61593896822 104 0.25209 SOMERLED WAY491,000$ 11/18/201620153,900 125.90$ 61594557684 0116 0.32349 SOMERLED WAY525,000$ 5/29/202020163,415 153.73$
61593906825 072 0.25213 SOMERLED WAY471,000$ 11/22/201620153,756 125.40$ 61594586885 265 0.353105 BARCLAY DR467,000$ 3/1/201720163,646 128.09$
61593916633 228 0.3217 SOMERLED WAY478,000$ 3/16/201620153,868 123.58$ 61594596880 725 0.342109 BARCLAY DR528,500$ 2/22/201720163,173 166.56$
61593926950 743 0.242317 BARCLAY DR 668,500$ 6/12/201720166,507 102.74$ 61594606940 081 0.317113 BARCLAY DR518,000$ 5/26/201720174,291 120.72$
61593936851 790 0.27321 BARCLAY DR 502,500$ 12/29/201620163,897 128.95$ 61594617047 708 0.358117 BARCLAY DR417,500$ 11/3/201720173,160 132.12$ 61593946645 149 0.35325 BARCLAY DR 495,500$ 4/1/201620153,892 127.31$ 61594626920 777 0.305121 BARCLAY DR571,000$ 4/27/201720174,775 119.58$
61593966670 745 0.23333 BARCLAY DR 491,500$ 5/9/201620163,892 126.28$ 61594637429 307 0.25125 BARCLAY DR588,000$ 7/31/201920183,892 151.08$
61593976712 081 0.23337 BARCLAY DR 391,500$ 6/30/201620163,180 123.11$ 61594637224 6070.25125 BARCLAY DR572,000$ 8/28/201820183,892 146.97$
61593986823 029 0.28341 BARCLAY DR 458,500$ 11/18/201620163,186 143.91$ 61594647122 746 0.271129 BARCLAY DR526,500$ 3/22/201820175,874 89.63$
61593997086 853 0.292905 MERRYVALE WAY545,000$ 1/12/201820164,222 129.09$ 61594667488 0001 0.274137 BARCLAY DR570,000$ 10/11/201920174,560 125.00$
61594006846 365 0.292909 MERRYVALE WAY538,000$ 12/21/201620164,434 121.34$ 61594676921 598 0.274141 BARCLAY DR452,000$ 4/28/201720173,426 131.93$
61594016659 509 0.312913 MERRYVALE WAY459,000$ 4/25/201620163,245 141.45$ 61594687397 0704 0.25145 BARCLAY DR521,000$ 6/21/201920173,763 138.45$ 61594026655 785 0.382917 MERRYVALE WAY507,000$ 4/19/201620153,868 131.08$ 61594697032 212 0.25149 BARCLAY DR458,000$ 10/11/201720173,167 144.62$
61594036782 6570.392920 MERRYVALE WAY553,500$ 9/29/201620164,339 127.56$ 61594707223 321 0.25153 BARCLAY DR486,500$ 8/24/201820184,260 114.20$
61594046853 642 0.362916 MERRYVALE WAY545,000$ 12/30/201620164,516 120.68$ 61594717244 507 0.25157 BARCLAY DR545,500$ 10/1/201820184,310 126.57$
61594056640 381 0.282912 MERRYVALE WAY452,000$ 3/28/201620153,884 116.37$ 61594727243 553 0.25161 BARCLAY DR469,500$ 9/28/201820183,666 128.07$
61594066590 757 0.292908 MERRYVALE WAY452,500$ 12/28/201520153,909 115.76$ 61594737237 611 0.25165 BARCLAY DR468,000$ 9/20/201820183,889 120.34$ 61594076591 307 0.292904 MERRYVALE WAY448,000$ 12/28/201520153,892 115.11$ 61594747177 736 0.25169 BARCLAY DR511,500$ 6/18/201820183,822 133.83$
61594086591 474 0.332900 MERRYVALE WAY451,000$ 12/29/201520153,868 116.60$ 61594757237 408 0.25173 BARCLAY DR480,000$ 9/20/201820183,892 123.33$
61594096690 738 0.292808 MERRYVALE WAY419,000$ 6/3/201620163,245 129.12$ 61594767778 110 0.25177 BARCLAY DR530,000$ 8/19/202020183,559 148.92$ 61594106643 595 0.322804 MERRYVALE WAY513,000$ 3/31/201620153,756 136.58$ 61594767235 5950.25177 BARCLAY DR489,000$ 9/18/201820183,559 137.40$
61594117150 630 0.25120 SOMERLED WAY456,000$ 5/4/201820173,559 128.13$ 61594777775 473 0.298181 BARCLAY DR585,000$ 8/17/202020183,788 154.44$
61594126688 409 0.24124 SOMERLED WAY432,000$ 6/1/201620153,106 139.09$ 61594777227 4020.298181 BARCLAY DR529,500$ 8/31/201820183,788 139.78$
61594137273 540 0.29128 SOMERLED WAY505,000$ 11/26/201820153,892 129.75$ 61594787243 069 0.287185 BARCLAY DR430,000$ 9/28/201820183,248 132.39$
61594146959 391 0.28200 SOMERLED WAY459,000$ 6/26/201720173,701 124.02$ 61594797202 403 0.287189 BARCLAY DR534,000$ 7/24/201820183,274 163.10$
61594156608 661 0.25204 SOMERLED WAY419,000$ 2/1/201620153,868 108.32$ 61594807437 393 0.287193 BARCLAY DR549,000$ 8/12/201920173,592 152.84$ 61594166731 757 0.25208 SOMERLED WAY467,500$ 7/28/201620163,890 120.18$ 61594807110 5390.287193 BARCLAY DR520,000$ 2/28/201820173,592 144.77$
61594176757 188 0.25212 SOMERLED WAY456,500$ 8/30/201620163,881 117.62$ 61594817077 103 0.287197 BARCLAY DR621,500$ 12/22/201720176,158 100.93$
61594197045 313 0.3220 SOMERLED WAY460,000$ 10/31/201720163,173 144.97$ 61594827917 0532 0.295201 BARCLAY DR530,000$ 12/11/202020173,260 162.58$
61594206868 158 0.27328 BARCLAY DR 529,500$ 1/31/201720164,340 122.00$ 61594837040 873 0.29205 BARCLAY DR462,000$ 10/25/201720173,900 118.46$ 61594216971 136 0.25332 BARCLAY DR 466,000$ 7/12/201720173,833 121.58$ 61594847079 604 0.267209 BARCLAY DR521,000$ 12/29/201720173,806 136.89$
61594227204 509 0.25336 BARCLAY DR 530,000$ 7/27/201820164,339 122.15$ 61594857042 866 0.283213 BARCLAY DR430,500$ 10/27/201720173,173 135.68$
61594236725 875 0.42340 BARCLAY DR 533,000$ 7/21/201620163,892 136.95$ 61594867003 282 0.371200 BARCLAY DR558,500$ 8/28/201720174,531 123.26$
61594247242 439 0.33301 SOMERLED WAY500,000$ 9/27/201820164,310 116.01$ 61594876959 514 0.324188 BARCLAY DR488,500$ 6/26/201720173,911 124.90$
61594256842 058 0.32305 SOMERLED WAY433,500$ 12/16/201620163,173 136.62$ 61594886985 188 0.333180 BARCLAY DR552,000$ 7/31/201720174,541 121.56$ 61594337224 094 0.3301 BARCLAY DR 455,500$ 8/27/201820183,479 130.93$ 61594897091 878 0.254172 BARCLAY DR495,500$ 1/24/201820173,274 151.34$
61594346825 757 0.27305 BARCLAY DR 644,500$ 11/22/201620165,830 110.55$ 61594907205 416 0.25168 BARCLAY DR503,500$ 7/30/201820184,310 116.82$
61594356825 096 0.28309 BARCLAY DR 632,000$ 11/22/201620165,954 106.15$ 61594917066 746 0.25164 BARCLAY DR482,000$ 12/7/201720174,211 114.46$
61594366744 188 0.33313 BARCLAY DR 534,500$ 8/15/201620163,868 138.19$ 61594927073 062 0.25160 BARCLAY DR477,500$ 12/18/201720173,912 122.06$
61594377147 247 0.28308 SOMERLED WAY464,500$ 4/30/201820163,879 119.75$ 61594937546 349 0.25156 BARCLAY DR521,000$ 12/20/201920173,248 160.41$ 61594386660 854 0.25316 SOMERLED WAY465,500$ 4/26/201620163,890 119.67$ 61594937140 6140.25156 BARCLAY DR514,500$ 4/20/201820173,248 158.41$
61594396693 863 0.24320 SOMERLED WAY448,000$ 6/8/201620163,868 115.82$ 61594946982 514 0.25152 BARCLAY DR506,000$ 7/27/201720174,566 110.82$
61594407232 454 0.24324 SOMERLED WAY533,000$ 9/10/201820163,756 141.91$ 61594957139 083 0.25148 BARCLAY DR470,000$ 4/18/201820173,883 121.04$
61594416693 353 0.24328 SOMERLED WAY495,000$ 6/8/201620163,408 145.25$ 61594967067 001 0.25144 BARCLAY DR500,000$ 12/7/201720174,311 115.98$ 61594426653 116 0.24332 SOMERLED WAY452,500$ 4/14/201620153,890 116.32$ 61594976885 172 0.307140 BARCLAY DR473,000$ 2/28/201720163,918 120.72$ 61594436712 158 0.29340 SOMERLED WAY456,500$ 7/1/201620163,245 140.68$ 61594987078 310 0.304132 BARCLAY DR429,500$ 12/27/201720173,164 135.75$
61594447833 0099 0.27348 SOMERLED WAY595,000$ 10/2/202020163,196 186.17$ 61594996867 900 0.25124 BARCLAY DR439,500$ 1/30/201720163,866 113.68$
61595006931 427 0.458116 BARCLAY DR581,000$ 5/12/201720174,331 134.15$
Inverness Subdivision Sales
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The most significant factor in the analysis of the data is the
date of sale. The recent housing shortage has shown a spike in
prices paid. The price point for these homes averages
approximately $500,000. The sales prices for the houses with
visual influence from the tower range from $448,000 to
$553,500 which is consistent with the sales of homes without
a visual influence despite their older sale date. The price per
square foot for the impacted houses ranges from $115.11 to
$141.45 per square foot. Again, the rates bookend the median
and averages for the neighborhood. The indication from the
analysis is that the presence of a cell tower posing a higher
level of visual impact with a light did not significantly impact
the value of properties.
The Vickery subdivision located in Waxhaw, North Carolina
has a cell tower just north of the lots at the terminus of Vickery
Drive. This tower has a comparable distance to adjacent
improvements. The vegetative buffer is comparable to the
proposed tower. The analysis for those properties closest to
the tower are compared to those within the remainder of the
subdivision. The following chart provides sales within the
SizeSale Price$/SF
Minimum 3,106 391,500$ 89.63$
Maximum 6,507 668,500$ 186.17$
Average 3,894 501,287$ 130.65$
Median 3,879 495,500$ 128.09$
Inverness Summary
Planning Board - July 8, 2021
ITEM: 4 - 9 - 26
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 28 of 44
(NH-002) MPB REAL ESTATE, LLC
subdivision with the properties closest to the tower
highlighted in yellow.
Parcel Number
Book &
Page AcreageAddress Sale AmountSize SFD (SF)Price/SFSale Date
Assessed
Value
% of
Assessed
Value Year Built
70753006775 248 0.4741209 VICKERY DR474,000$ 4,032117.56$ 9/21/2016387,500$ 122%2016
70753016775 389 0.5841215 VICKERY DR467,000$ 4,224110.56$ 9/21/2016398,200$ 117%2016
70752996778 636 0.4811205 VICKERY DR447,000$ 3,453129.45$ 9/26/2016358,100$ 125%2016
70753026781 324 0.4721305 VICKERY DR429,900$ 3,011142.78$ 9/28/2016366,300$ 117%2016
70753086782 602 0.4861416 VICKERY DR404,000$ 3,427117.89$ 9/29/2016344,300$ 117%2016
70753056785 056 0.461415 VICKERY DR438,000$ 3,789115.60$ 9/30/2016380,200$ 115%2016
70753046786 509 0.5011407 VICKERY DR390,000$ 2,922133.47$ 10/4/2016316,900$ 123%2016
70753156800 627 0.6081300 VICKERY DR436,500$ 3,073142.04$ 10/21/2016340,200$ 128%2016
70753106802 034 0.5651408 VICKERY DR495,500$ 4,032122.89$ 10/24/2016387,300$ 128%2016
70753096807 3780.531412 VICKERY DR508,815$ 3,865131.65$ 10/28/2016406,700$ 125%2016
70753036807 603 0.4661401 VICKERY DR435,000$ 3,571121.81$ 10/31/2016362,400$ 120%2016
70752986835 577 0.5141201 VICKERY DR480,705$ 3,956121.51$ 12/7/2016388,200$ 124%2016
70753146843 2420.4981304 VICKERY DR464,900$ 3,850120.75$ 12/16/2016375,900$ 124%2016
70753076843 367 0.4661423 VICKERY DR470,000$ 3,672128.00$ 12/19/2016362,500$ 130%2016
70753266844 281 0.4632023 DONOVAN DR450,500$ 2,922154.18$ 12/19/2016324,100$ 139%2016
70753306847 478 0.5292028 DONOVAN DR438,500$ 3,642120.40$ 12/22/2016355,500$ 123%2016
70753356848 787 0.5042011 CHALET LN475,207$ 3,672129.41$ 12/27/2016363,700$ 131%2016
70753316848 807 0.4732024 DONOVAN DR492,000$ 4,832101.82$ 12/27/2016420,500$ 117%2016
70753326851 725 0.4612018 DONOVAN DR454,348$ 3,594126.42$ 12/29/2016358,800$ 127%2016
70753126851 804 0.5421402 VICKERY DR417,000$ 3,037137.31$ 12/29/2016338,500$ 123%2016
70753256859 111 0.4632019 DONOVAN DR462,500$ 3,037152.29$ 1/13/2017338,900$ 136%2016
70753176862 313 0.4961110 VICKERY DR448,836$ 3,644123.17$ 1/19/2017376,500$ 119%2016
70753136880 472 0.4971308 VICKERY DR476,853$ 4,102116.25$ 2/22/2017395,100$ 121%2016
70753506882 808 0.4831004 KARA CT 459,050$ 3,430133.83$ 2/24/2017344,000$ 133%2016
70753116883 380 0.5131406 VICKERY DR499,900$ 4,240117.90$ 2/27/2017406,500$ 123%2016
70753386886 457 0.5373021 CHALET LN506,000$ 3,803133.05$ 3/2/2017369,800$ 137%2016
70753376891 603 0.5313015 CHALET LN442,890$ 3,036145.88$ 3/10/2017323,500$ 137%2016
70753336892 523 0.4732012 DONOVAN DR494,990$ 3,777131.05$ 3/13/2017382,500$ 129%2016
70753456894 492 0.5343000 CHALET LN432,000$ 3,109138.95$ 3/16/2017336,300$ 128%2016
70753066896 071 0.4621419 VICKERY DR455,800$ 3,488130.68$ 3/20/2017366,600$ 124%2016
70753346903 497 0.5672002 DONOVAN DR469,900$ 3,430137.00$ 3/30/2017359,100$ 131%2016
70753366928 229 0.5213003 CHALET LN558,582$ 4,258131.18$ 5/9/2017403,700$ 138%2017
70753436934 030 0.5443012 CHALET LN502,000$ 3,646137.69$ 5/18/2017366,500$ 137%2017
70753486943 103 0.4731016 KARA CT 498,677$ 3,609138.18$ 5/31/2017366,200$ 136%2017
70753446948 415 0.563008 CHALET LN512,900$ 4,059126.36$ 6/8/2017408,800$ 125%2016
70753226954 471 0.5162005 DONOVAN DR512,000$ 3,910130.95$ 6/16/2017388,900$ 132%2017
70753416955 571 0.533024 CHALET LN499,900$ 4,085122.37$ 6/19/2017395,600$ 126%2017
70753406957 267 0.4823030 CHALET LN465,335$ 3,462134.41$ 6/21/2017353,700$ 132%2017
70753496961 836 0.4921010 KARA CT 493,500$ 4,102120.31$ 6/28/2017395,100$ 125%2017
70752976961 6270.5091109 VICKERY DR470,049$ 3,413137.72$ 6/28/2017358,800$ 131%2017
70753476962 872 0.5791020 KARA CT 507,500$ 3,885130.63$ 6/29/2017371,900$ 136%2017
70753516964 408 0.4761002 KARA CT 440,000$ 3,528124.72$ 6/30/2017353,200$ 125%2016
70753166965 130 0.5681210 VICKERY DR449,900$ 3,528127.52$ 6/30/2017353,400$ 127%2016
70753466978 225 0.5671005 KARA CT 528,250$ 3,913135.00$ 7/21/2017390,200$ 135%2017
70753297020 463 0.5412032 DONOVAN DR457,400$ 3,000152.47$ 9/22/2017341,200$ 134%2017
70753237029 563 0.5052009 DONOVAN DR469,500$ 3,074152.73$ 10/6/2017342,000$ 137%2017
70753287043 656 0.6132027 DONOVAN DR513,500$ 3,963129.57$ 10/30/2017391,400$ 131%2017
70753397043 673 0.5483031 CHALET LN443,000$ 3,074144.11$ 10/30/2017333,800$ 133%2017
70753247064 691 0.5122015 DONOVAN DR471,085$ 3,609130.53$ 12/4/2017353,900$ 133%2017
70753427072 416 0.5253018 CHALET LN495,000$ 3,777131.06$ 12/15/2017382,300$ 129%2017
70753277133 380 0.4672025 DONOVAN DR509,000$ 3,735136.28$ 4/9/2018362,500$ 140%2016
Planning Board - July 8, 2021
ITEM: 4 - 9 - 27
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 29 of 44
(NH-002) MPB REAL ESTATE, LLC
For the analysis, we used several units of comparison. The
price point for the properties closest to the tower are within
the range of the rest of the subdivision. While one sale is on
the lower end of the range another is on the upper end of the
range indicating that the proximity to the cell tower does not
influence the price point. We also looked at the price per
square foot. Again, the sales in proximity to the tower were
consistent with nominal variances with other properties in the
subdivision. We also compared the sales prices to the assessed
values of the properties. Again, this comparison yielded the
same results that the market and prices paid for properties in
proximity to the tower were not impacted by the tower.
The next tower found is located southeast of the Prestwick
subdivision in Charlotte, North Carolina. The following aerial
shows the tower to the southeast of the subdivision.
Planning Board - July 8, 2021
ITEM: 4 - 9 - 28
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 30 of 44
(NH-002) MPB REAL ESTATE, LLC
The tower is a monopole tower with some trees between the
tower and the residential properties within Prestwick. The
following chart provides a summary of sales within the
subdivision with the properties highlighted in yellow having
some level of visual influence from the tower.
Despite consideration of adjustments to the data set for a
variety of physical and market variances, the single-family
dwelling with the highest level of visual impact from the
tower lies within the range of the data set presented. This
analysis indicates that the visual impact of this tower does not
substantially impact property values of residential properties.
Other potential impacts to the surrounding area include noise,
traffic, and lighting. The operation of a cell tower is
essentially silent and would not influence the surrounding
Parcel NumberBook & PageAcreageAddress Sale Amount Size SFD (SF) Price/SF Sale Date Assessed Value
% of
Assessed
Value Year Built
71351976730 543 0.165810 PARKSTONE DR$247,0003,288$75.127/26/2016$246,000100%2006
71352117011 590 0.155807 PARKSTONE DR$260,0002,844$91.429/8/2017$224,100116%2006
71352146918 096 0.145801 PARKSTONE DR$245,0002,744$89.294/24/2017$217,400113%2006
71352186991 886 0.165717 PARKSTONE DR$271,0002,732$99.198/10/2017$218,500124%2006
71352216636 021 0.175707 PARKSTONE DR$250,0002,744$91.113/21/2016$220,300113%2006
71352286728 324 0.175706 PARKSTONE DR$242,0002,652$91.257/25/2016$212,300114%2006
71352386756 020 0.183107 ROYAL TROON LN$260,0002,744$94.758/29/2016$217,500120%2006
71352437228 074 0.143005 ROYAL TROON LN$235,0001,956$120.148/31/2018$179,400131%2006
71351907192 422 0.145704 FALKIRK LN$274,0002,856$95.947/10/2018$223,600123%2006
71351937228 475 0.155800 PARKSTONE DR$287,5003,026$95.018/31/2018$233,600123%2006
71351967154 843 0.165808 PARKSTONE DR$256,0002,744$93.295/11/2018$219,900116%2006
71351986903 572 0.165812 PARKSTONE DR$262,0002,744$95.483/30/2017$217,500120%2006
71352137199 856 0.145803 PARKSTONE DR$277,0002,732$101.397/20/2018$218,700127%2006
71352156985 085 0.145723 PARKSTONE DR$245,0003,268$74.977/31/2017$244,300100%2006
71352326890 100 0.175714 PARKSTONE DR$238,0001,794$132.663/8/2017$176,700135%2006
71352396820 854 0.183105 ROYAL TROON DR$260,0002,732$95.1711/16/2016$225,700115%2006
71352797257 886 0.145911 PARKSTONE DR$211,0002,654$79.5010/25/2018$213,20099%2007
71352847231 065 0.165901 PARKSTONE DR$278,0002,983$93.199/6/2018$231,100120%2007
71352017002 308 0.185818 PARKSTONE DR$260,0002,837$91.658/25/2017$224,700116%2007
71352566773 258 0.145708 FALKIRK LN$232,5002,104$110.509/19/2016$192,700121%2007
71352737232 509 0.155910 PARKSTONE DR$273,0003,075$88.789/10/2018$235,100116%2007
71352836943 153 0.165903 PARKSTONE DR$255,0002,654$96.085/31/2017$212,500120%2007
Planning Board - July 8, 2021
ITEM: 4 - 9 - 29
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 31 of 44
(NH-002) MPB REAL ESTATE, LLC
developments. The additional traffic caused by the proposed
development includes two to three trips a month for routine
maintenance. Any increases in traffic are considered nominal
and does not impact the abutting properties. One of the
examples includes a lit tower with lattice construction posing
a significantly higher visual impact than the proposed tower.
Conclusions The market activity around cell towers indicates that the
visual impact of the proposed tower is not reflected in the
prices paid. In other words, if I were to appraise any of the
abutting properties of the proposed development, the market
data does not support any adjustments for the visual impact of
the tower. Therefore, I conclude that the proposed
development of a wireless telecommunications facility will
not substantially injure the value of abutting properties.
Qualitative Analysis In addition to the market activity for existing towers, we also
consider the surrounding developments for the subject. The
question posed for this study is “would the development of the
wireless facility warrant a downward adjustment to
neighborhood properties?” The information from the previous
analysis indicates that there is no empirical evidence to
support a quantitative adjustment. The following analysis is
intended to determine whether a qualitative adjustment is
warranted.
Subject Neighborhood When considering qualitative adjustments in an appraisal, the
appraiser must consider all factors that could contribute to an
adjustment. The aesthetics and location of the proposed
development as well as the existing developments are a factor
in developing our opinion. The factors considered in
developing our opinion include but are not necessarily limited
to:
The market has not shown a detrimental impact on
development patterns in areas with visual influence
from a wireless facility.
Planning Board - July 8, 2021
ITEM: 4 - 9 - 30
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 32 of 44
(NH-002) MPB REAL ESTATE, LLC
The proposed development is located within the
existing tree line that will screen a significant portion
of the tower in all directions and minimize the
potential impact.
The visual impact of the tower will not impede the
view amenity of the golf course for the properties to
the west.
Most properties in the area include screening from the
street and the existing infrastructure. The indication is
that there are existing external influences on properties
in the neighborhood.
All these factors would contribute to the aesthetic appeal and
a hypothetical valuation of properties in the neighborhood.
The multitude of factors indicates that multicollinearity for
aesthetics exists. Multicollinearity arises when multiple items
correlate with each other. The multiple factors can cause a
distortion of the impact of any of the factors individually
without consideration for all the factors that contribute to the
common issue.
As shown on the photos, there is a wastewater treatment
facility located on the other side of the golf course. The
location of this infrastructure reflects the development
patterns of providing infrastructure in otherwise areas of
limited utility. Sanitary sewer lines are prevalent in areas
encumbered with floodplain. The development of
infrastructure on sites with limited utility is consistent with
the surrounding development patterns.
The following provides a summary of our conclusions
regarding the items for a special use permit. We reiterate these
items for reference purposes.
Planning Board - July 8, 2021
ITEM: 4 - 9 - 31
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 33 of 44
(NH-002) MPB REAL ESTATE, LLC
Item 3 Cell towers are essentially silent and would not interfere with
the use and enjoyment of properties in the area. The existing
traffic for Valley Brook Road would increase nominally
because of the proposed tower. Based on the market data
presented and the siting of the proposed tower, we conclude
that the proposed tower will not substantially injure the value
of adjacent or abutting properties. The proposed location is
consistent with other developments in the Wilmington area.
Item 4 We conclude that the proposed development will be in
harmony with the area. The development of the area includes
infrastructure located in areas with limited utility.
Therefore, it is our opinion that the proposed development in
accordance with the proposed conditions will not substantially
injure the value of adjacent or abutting properties. The
proposed development has siting and existing buffers to
minimize to the extent possible the visual impact of the
proposed tower. It is my opinion that the proposed
development will not substantially detract from the aesthetics
or character of the neighborhood because of its location and
existing above ground infrastructure and location adjacent to
a golf course.
Michael P. Berkowitz
Planning Board - July 8, 2021
ITEM: 4 - 9 - 32
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 34 of 44
(NH-002) MPB REAL ESTATE, LLC
ADDENDA
Planning Board - July 8, 2021
ITEM: 4 - 9 - 33
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 35 of 44
(NH-002) MPB REAL ESTATE, LLC
Certifications
Planning Board - July 8, 2021
ITEM: 4 - 9 - 34
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 36 of 44
(NH-002) MPB REAL ESTATE, LLC
CERTIFICATION OF THE ANALYST
I, Michael P. Berkowitz, certify that, to the best of my knowledge and belief,
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions and are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report and no
personal interest with respect to the parties involved.
4. I have performed no services, as an appraiser or in any other capacity, regarding the property
that is the subject of this report within the three-year period immediately preceding acceptance
of this assignment.
5. I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
6. My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
7. My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this study.
8. The reported analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
9. The use of this report is subject to the requirements of the Appraisal Institute relating to review
by its duly authorized representatives.
10. I have made a personal inspection of the property that is the subject of this report.
11. No one provided significant real property appraisal assistance to the person(s) signing this
certification other than those individuals having signed the attached report.
Michael P. Berkowitz
(NC State Certified General Real Estate Appraiser #A6169)
(SC State Certified General Real Estate Appraiser #CG6277)
June 16, 2021
Date
(Rev: 06/18/12)
Planning Board - July 8, 2021
ITEM: 4 - 9 - 35
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 37 of 44
(NH-002) MPB REAL ESTATE, LLC
ASSUMPTIONS AND LIMITING CONDITIONS
Planning Board - July 8, 2021
ITEM: 4 - 9 - 36
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 38 of 44
(NH-002) MPB REAL ESTATE, LLC
ASSUMPTIONS AND LIMITING CONDITIONS
Limit of Liability
The liability of MPB REAL ESTATE, LLC and employees is limited to the client only and to the
fee actually received by our firm. Further, there is no accountability, obligation, or liability to any
third party. If this report is placed in the hands of anyone other than client, the client shall make
such party aware of all limiting conditions and assumptions of the assignment and related
discussions. Further, client will forever indemnify and hold MPB REAL ESTATE, LLC, its
officers, and employees harmless from any claims by third parties related in any way to the
appraisal or study which is the subject of the report. Third parties shall include limited partners of
client if client is a partnership and stockholders of client if client is a corporation, and all lenders,
tenants, past owners, successors, assigns, transferees, and spouses of client. MPB REAL ESTATE,
LLC will not be responsible for any costs incurred to discover or correct any deficiencies of any
type present in the property, physically, financially, and/or legally.
Copies, Distribution, Use of Report
Possession of this report or any copy of this report does not carry with it the right of publication,
nor may it be used for other than its intended use; the physical report remains the property of MPB
REAL ESTATE, LLC for the use of the client, the fee being for the analytical services only.
The bylaws and regulations of the Appraisal Institute require each member and candidate to control
the use and distribution of each report signed by such member or candidate; except, however, the
client may distribute copies of this report in its entirety to such third parties as he may select;
however, selected portions of this report shall not be given to third parties without the prior written
consent of the signatories of this report. Neither all nor any part of this report shall be disseminated
to the general public by the use of advertising media, public relations, news, sales or other media
for public communication without the prior written consent of MPB REAL ESTATE, LLC.
Confidentiality
This report is to be used only in its entirety and no part is to be used without the whole report. All
conclusions and opinions concerning the analysis as set forth in the report were prepared by MPB
REAL ESTATE, LLC whose signatures appear on the report. No change of any item in the report
shall be made by anyone other than MPB REAL ESTATE, LLC. MPB REAL ESTATE, LLC shall
have no responsibility if any such unauthorized change is made.
MPB REAL ESTATE, LLC may not divulge the material contents of the report, analytical findings
or conclusions, or give a copy of the report to anyone other than the client or his designee as
specified in writing except as may be required by the Appraisal Institute as they may request in
confidence for ethics enforcement, or by a court of law or body with the power of subpoena.
Trade Secrets
This report was obtained from MPB REAL ESTATE, LLC and consists of “trade secrets and
commercial or financial information” which is privileged and confidential and exempted from
disclosure under 5 U.S.C. 552 (b) (4) of the Uniform Commercial Code. MPB REAL ESTATE,
LLC shall be notified of any request to reproduce this report in whole or in part.
Planning Board - July 8, 2021
ITEM: 4 - 9 - 37
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 39 of 44
(NH-002) MPB REAL ESTATE, LLC
Information Used
No responsibility is assumed for accuracy of information furnished by or work of others, the client,
his designee, or public records. We are not liable for such information or the work of
subcontractors. The comparable data relied upon in this report has been confirmed with one or
more parties familiar with the transaction or from affidavit or other sources thought reasonable; all
are considered appropriate for inclusion to the best of our factual judgment and knowledge. An
impractical and uneconomic expenditure of time would be required in attempting to furnish
unimpeachable verification in all instances, particularly as to engineering and market-related
information. It is suggested that the client consider independent verification as a prerequisite to
any transaction involving sale, lease, or other significant commitment of funds for the subject
property.
Financial Information
Our value opinion(s) have been based on unaudited financials, and other data provided to us by
management and/or owners. If these reports are found to be inaccurate, we reserve the right to
revise our value opinion(s). It is noted we are depending on these accounting statements as being
accurate and our interpretation of these statements as being accurate as well. If these assumptions
later prove to be false, we reserve the right to amend our opinions of value.
Testimony, Consultation, Completion of Contract for Report Services
The contract for report, consultation, or analytical service is fulfilled and the total fee payable upon
completion of the report, unless otherwise specified. MPB REAL ESTATE, LLC or those assisting
in preparation of the report will not be asked or required to give testimony in court or hearing
because of having made the report, in full or in part, nor engage in post report consultation with
client or third parties except under separate and special arrangement and at an additional fee. If
testimony or deposition is required because of any subpoena, the client shall be responsible for
any additional time, fees, and charges, regardless of issuing party.
Exhibits
The illustrations and maps in this report are included to assist the reader in visualizing the property
and are not necessarily to scale. Various photographs, if any, are included for the same purpose as
of the date of the photographs. Site plans are not surveys unless so designated.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil
No responsibility is assumed for matters legal in character or nature, nor matters of survey, nor of
any architectural, structural, mechanical, or engineering nature. No opinion is rendered as to the
title, which is presumed to be good and marketable. The property is appraised as if free and clear,
unless otherwise stated in particular parts of the report. The legal description is assumed to be
correct as used in this report as furnished by the client, his designee, or as derived by MPB REAL
ESTATE, LLC.
MPB REAL ESTATE, LLC has inspected as far as possible, by observation, the land and the
improvements; however, it was not possible to personally observe conditions beneath the soil, or
hidden structural, mechanical or other components, and MPB REAL ESTATE, LLC shall not be
responsible for defects in the property which may be related.
The report is based on there being no hidden, unapparent, or apparent conditions of the property
site, subsoil or structures or toxic materials which would render it more or less valuable. No
Planning Board - July 8, 2021
ITEM: 4 - 9 - 38
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 40 of 44
(NH-002) MPB REAL ESTATE, LLC
responsibility is assumed for any such conditions or for any expertise or engineering to discover
them. All mechanical components are assumed to be in operable condition and status standard for
properties of the subject type. Conditions of heating, cooling, ventilation, electrical, and plumbing
equipment are considered to be commensurate with the condition of the balance of the
improvements unless otherwise stated. We are not experts in this area, and it is recommended, if
appropriate, the client obtain an inspection of this equipment by a qualified professional.
If MPB REAL ESTATE, LLC has not been supplied with a termite inspection, survey or
occupancy permit, no responsibility or representation is assumed or made for any costs associated
with obtaining same or for any deficiencies discovered before or after they are obtained. No
representation or warranties are made concerning obtaining the above mentioned items.
MPB REAL ESTATE, LLC assumes no responsibility for any costs or consequences arising due
to the need, or the lack of need, for flood hazard insurance. An agent for The Federal Flood
Insurance Program should be contacted to determine the actual need for Flood Hazard Insurance.
Legality of Use
The report is based on the premise that there is full compliance with all applicable federal, state
and local environmental regulations and laws unless otherwise stated in the report; further, that all
applicable zoning, building and use regulations, and restrictions of all types have been complied
with unless otherwise stated in the report. Further, it is assumed that all required licenses, consents,
permits, or other legislative or administrative authority, local, state, federal and/or private entity
or organization have been or may be obtained or renewed for any use considered in the value
estimate.
Component Values
The distribution of the total valuation in this report between land and improvements applies only
under the existing program of utilization. The separate valuations for land and building must not
be used in conjunction with any other report and are invalid if so used.
Auxiliary and Related Studies
No environmental or impact studies, special market study or analysis, highest and best use analysis,
study or feasibility study has been required or made unless otherwise specified in an agreement
for services or in the report.
Dollar Values, Purchasing Power
The market value estimated and the costs used are as of the date of the estimate of value, unless
otherwise indicated. All dollar amounts are based on the purchasing power and price of the dollar
as of the date of the value estimate.
Inclusions
Furnishings and equipment or personal property or business operations, except as specifically
indicated and typically considered as a part of real estate, have been disregarded with only the real
estate being considered in the value estimate, unless otherwise stated. In some property types,
business and real estate interests and values are combined.
Planning Board - July 8, 2021
ITEM: 4 - 9 - 39
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 41 of 44
(NH-002) MPB REAL ESTATE, LLC
Proposed Improvements, Special Value
Improvements proposed, if any, onsite or offsite, as well as any repairs required, are considered
for purposes of this report to be completed in a timely, good and workmanlike manner, according
to information submitted and/or considered by MPB REAL ESTATE, LLC. In cases of proposed
construction, the report is subject to change upon inspection of property after construction is
completed.
Value Change, Dynamic Market, Influences, Alteration of Estimate
The estimated value, which is defined in the report, is subject to change with market changes over
time. Value is highly related to exposure, time, promotional effort, terms, motivation, and
conditions surrounding the offering. The value estimate considers the productivity and relative
attractiveness of the property physically and economically in the marketplace.
In cases of reports involving the capitalization of income benefits, the estimate of market value or
investment value or value in use is a reflection of such benefits and MPB REAL ESTATE, LLC'
interpretation of income and yields and other factors derived from general and specific client and
market information. Such estimates are as of the date of the estimate of value; thus, they are subject
to change as the market and value is naturally dynamic.
The “estimate of market value” in the report is not based in whole or in part upon the race, color,
or national origin of the present owners or occupants of the properties in the vicinity of the property
appraised.
Report and Value Estimate
Report and value estimate are subject to change if physical or legal entity or financing differ from
that envisioned in this report.
Management of the Property
It is assumed that the property which is the subject of this report will be under prudent and
competent ownership and management.
Hazardous Materials
Unless otherwise stated in this report, the existence of hazardous substances, including without
limitation, asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals,
which may or may not be present on the property, or other environmental conditions, were not
called to the attention of nor did MPB REAL ESTATE, LLC become aware of such during their
inspection. MPB REAL ESTATE, LLC had no knowledge of the existence of such materials on
or in the property unless otherwise stated. MPB REAL ESTATE, LLC, however, is not qualified
to test such substances or conditions. If the presence of such substances such as asbestos, urea
formaldehyde foam insulation, or other hazardous substances or environmental conditions, may
affect the value of the property, the value estimate is predicated on the assumption that there is no
such condition on or in the property or in the proximity that it would cause a loss in value. No
responsibility is assumed for any such conditions, nor for any expertise or engineering knowledge
required to discover them.
Soil and Subsoil Conditions
Unless otherwise stated in this report, MPB REAL ESTATE, LLC does not warrant the soil or
subsoil conditions for toxic or hazardous waste materials. Where any suspected materials might
Planning Board - July 8, 2021
ITEM: 4 - 9 - 40
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 42 of 44
(NH-002) MPB REAL ESTATE, LLC
be present, we have indicated in the report; however, MPB REAL ESTATE, LLC are not experts
in this field and recommend appropriate engineering studies to monitor the presence or absence of
these materials.
Americans with Disabilities Act (ADA)
“MPB REAL ESTATE, LLC has not made a specific compliance survey and analysis of this
property to determine whether or not it is in conformity with the various detailed requirements of
the Americans with Disabilities Act (ADA), which became effective January 26, 1992. It is
possible that a compliance survey of the property together with a detailed analysis of the
requirements of the ADA could reveal that the property is not in compliance with one or more of
the requirements of the Act. If so, this fact could have a negative effect upon the value of the
property. Since MPB REAL ESTATE, LLC has no direct evidence relating to this issue, we did
not consider possible non-compliance with the requirements of ADA in estimating the value of the
property.”
Planning Board - July 8, 2021
ITEM: 4 - 9 - 41
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 43 of 44
(NH-002) MPB REAL ESTATE, LLC
Qualifications of the Analyst
Planning Board - July 8, 2021
ITEM: 4 - 9 - 42
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 44 of 44
(NH-002) MPB REAL ESTATE, LLC
QUALIFICATIONS OF THE ANALYST
Michael P. Berkowitz
MPB Real Estate, LLC, Inc.
1100 Sundance Drive
Concord, North Carolina 28027
(704) 605-0595
EDUCATION AND CREDENTIALS
Duke University
Major: Economics 1985-1989
Central Piedmont Community College
R-1 - Introduction to Real Estate Appraisal, 2002
R-2 - Valuation Principles and Procedures, 2002
R-3 - Applied Residential Property Valuation, 2002
G-1 - Introduction to Income Property Appraisal, 2003
Bob Ipock and Associates
G-2 - Advanced Income Capitalization Procedures, 2003
G-3 - Applied Property Income Valuation 2004
Appraisal Institute
520 Highest and Best Use and Market Analysis, 2004
Seminar Rates, Multipliers and Ratios 2005
530 Advanced Sales Comparison and Cost Approaches 2006
Seminar Apartment Appraisal, Concepts & Applications 2009
Seminar Appraising Distresses Commercial Real Estate 2009
Seminar Appraising Convenience Stores 2011
Seminar Analyzing Operating Expenses 2011
AFFILIATIONS AND ACTIVITIES
Association Memberships
North Carolina State Certified General Real Estate Appraiser, October 2006, Certificate No.
A6169
RELATED EXPERIENCE
Provided real estate consulting services for a variety of clients including real estate brokers,
property owners and financial planners
Performed financial feasibility studies for multiple property types including golf communities,
and renovation projects.
Developed plan for self-contained communities.
Race Track expertise
Planning Board - July 8, 2021
ITEM: 4 - 9 - 43
IMPACT STUDY VALLEY BROOK ROAD, WILMINGTON, NEW HANOVER COUNTY, NC Page 45 of 44
(NH-002) MPB REAL ESTATE, LLC
APPRAISAL EXPERIENCE
A partial list of types of properties appraised include:
Retail Properties, Single and Multi-Tenant, Proposed and Existing
Office Single and Multi-Tenant Proposed and Existing
Mixed-Use Properties, Proposed and Existing
Industrial Properties, Warehouse, Flex and Manufacturing
Vacant Land
Condemnation
C-Stores
Race Tracks
CLIENTELE
Bank of America
Transylvania County
Cabarrus County
Mecklenburg County
City of Statesville
NC Department of Transportation
Henry County, GA
Town of Loudon, NH
First Citizens Bank
City of Charlotte
City of Concord
Union County
BB & T
Aegon USA Realty Advisors
Sun Trust Bank
First Charter Bank
Regions Bank
Charlotte Housing Authority
Alliance Bank and Trust
Broadway Bank
Duke Energy Corporation
Jim R. Funderburk, PLLC
Hamilton, Fay, Moon, Stephens, Steele & Martin
Senator Marshall A. Rauch
Perry, Bundy, Plyler & Long, LLP
Robinson, Bradshaw & Hinson
CSX Real Property
Baucom, Clayton, Burton, Morgan & Wood, PA
City of Mount Holly
Our Towns Habitat for Humanity
Parker, Poe, Adams & Bernstein, LLP
Central Carolina Bank
Southern Community Bank and Trust
Planning Board - July 8, 2021
ITEM: 4 - 9 - 44
PROPOSED
SITE PLAN
Planning Board - July 8, 2021
ITEM: 4 - 10 - 1
Planning Board - July 8, 2021
ITEM: 4 - 10 - 2
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GENERAL NOTES
AB
B
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Y
1.THE GENERAL CONTRACTOR MUST VERIFY ALL EXISTING & PROP
O
S
E
D
DIMENSIONS, CONDITIONS, AND ELEVATIONS BEFORE STARTING
W
O
R
K
.
ALL DISCREPANCIES SHALL BE CALLED TO THE ATTENTION OF TH
E
ENGINEER AND SHALL BE RESOLVED BEFORE PROCEEDING WITH
T
H
E
WORK. ALL WORK SHALL BE PERFORMED IN A WORKMANLIKE M
A
N
N
E
R
IN ACCORDANCE WITH ACCEPTED CONSTRUCTION PRACTICES
.
2.IT IS THE INTENTION OF THESE DRAWINGS TO SHOW THE COMPLE
T
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D
INSTALLATION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR A
L
L
TEMPORARY BRACING, SHORING, TIES, FORM WORK, ETC., INACCORDANCE WITH ALL NATIONAL, STATE, AND LOCAL ORDIN
A
N
C
E
S
,
TO SAFELY EXECUTE ALL WORK AND SHALL BE RESPONSIBLE FOR
S
A
M
E
.
ALL WORK SHALL BE IN ACCORDANCE WITH LOCAL CODES.3.THE CONTRACTOR SHALL USE ADEQUATE NUMBER OF SKILLEDWORKMEN WHO ARE THOROUGHLY TRAINED AND EXPERIENCE
D
I
N
T
H
E
NECESSARY CRAFTS AND WHO ARE 3. COMPLETELY FAMILIAR W
I
T
H
T
H
E
SPECIFIED REQUIREMENTS AND METHODS NEEDED FOR PROPERPERFORMANCE OF THE WORK.4.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE
W
I
T
H
GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUC
T
I
O
N
CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMP
L
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T
E
RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE
O
F
CONSTRUCTION OF THE PROJECT, INCLUDING THE SAFETY OF A
L
L
PERSONS AND PROPERTY. THAT THIS REQUIREMENT SHALL BE MA
D
E
T
O
APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORK
I
N
G
HOURS AND PRIME CONTRACTOR FURTHER AGREES TO INDEMN
I
F
Y
A
N
D
HOLD DESIGN ENGINEER HARMLESS FROM ANY AND ALL LIABILI
T
Y
,
R
E
A
L
OR ALLEGED, IN CONNECTION WITH PERFORMANCE OF WORK
O
N
T
H
I
S
PROJECT.5.SITE GROUNDING SHALL COMPLY WITH ENERGY GROUNDINGSTANDARDS, LATEST VERSION. WHEN NATIONAL AND LOCALGROUNDING CODES ARE MORE STRINGENT, THEY 5. SHALL GO
V
E
R
N
.
GROUNDING SHALL BE COMPLETED BEFORE ERECTION OF A NE
W
TOWER.6.ALL WORK SHALL COMPLY WITH OSHA AND STATE SAFETYREQUIREMENTS. PROCEDURES FOR THE PROTECTION OF EXCAV
A
T
I
O
N
S
,
EXISTING CONSTRUCTION, AND UTILITIES 6. SHALL BE ESTABLISHE
D
P
R
I
O
R
TO FOUNDATION INSTALLATION. IF TEMPORARY LIGHTING ANDMARKING IS REQUIRED BY THE FEDERAL AVIATION ADMINISTRAT
I
O
N
(FAA), IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN TH
E
NECESSARY LIGHTS AND NOTIFY THE PROPER AUTHORITIES IN THE
E
V
E
N
T
OF A PROBLEM.7.ALL WORK SHALL BE ACCOMPLISHED IN ACCORDANCE WITH A
L
L
LOCAL, STATE, AND FEDERAL CODES OR ORDINANCES. THE MO
S
T
STRINGENT CODE WILL APPLY IN THE CASE OF DISCREPANCIES O
R
DIFFERENCES IN THE CODE REQUIREMENTS.8.THE CONTRACTOR SHALL RESTORE ALL PROPERTY TO IT'SPRE-CONSTRUCTION CONDITIONS TO THE OWNER'S SATISFACTIO
N
.
A
N
Y
DAMAGE TO ADJACENT PROPERTIES WILL BE CORRECTED AT TH
E
CONTRACTOR'S EXPENSE. THE CONTRACTOR IS TO PROTECT ALLEXISTING PROPERTY LINE MONUMENTATION, STRUCTURES, UTILITI
E
S
.
A
N
Y
DAMAGE SHALL BE REPAIRED OR REPLACED AT THE CONTRACT
O
R
'
S
EXPENSE UNDER THE SUPERVISION OF A REGISTERED SURVEYOR
O
R
ENGINEER.9.THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING AMPLE NOT
I
C
E
T
O
THE BUILDING INSPECTION DEPARTMENT TO SCHEDULE THE REQU
I
R
E
D
INSPECTIONS. A MINIMUM OF 24 9. HOURS OF NOTICE SHOULD
B
E
GIVEN THE BUILDING INSPECTION DEPARTMENTS HAVE REQUEST
E
D
T
H
A
T
GROUPS OF TWO OR THREE SITES BE SCHEDULED AT ONE TIME IFPOSSIBLE.
10
.
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MANAGER OF ANY DISCREPANCIES.2.PARCEL DATA SHOWN WAS TAKEN FROM INFORMATION
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5.PROPOSED ROUTES ARE SHOWN AS SCHEMATIC.6.HAND DIG ALL EXISTING UTILITIES DEEPER THAN 12" TO LOC
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GENERAL NOTES
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TELFAIR SUMMIT HOA INC.PARCEL ID: R08500-002-071-000ZONE: R-15ACRE: 5.54
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.
PROPOSED 30' ACCESS/UTILITY/FIBER EASEMENT. CLEAREXISTING TREE LINE FOR ACCESS.PROPOSED UNDERGROUND 3" SCH. 40 PVC C
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13
4
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0
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PROPOSED TOWER HEIGHT 130'-0" A.G.L.
TOP OF APPURTENANCES 134'-0" A.G.L.
PR
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EXISTING GRADEPROPOSED V-LINE DITCH LINED WITHSOD TO RUN ALONG SIDE OF ACCESSROAD AS NEEDED (5:1 MAX SIDE SLOPES)
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FEATHER & SOD SLOPEAWAY FROM ACCESS DRIVE
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30
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(
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PROPOSED RIP RAP INSTALLEDIN HEAVY EROSION AREA &EVERY 25' WHERE TRAVELSLOPE IS GREATER THAN 10%
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.
·MAX. GRADE: 123% GREATER THAN MAY REQUIRE PA
V
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.
·PRIVATELY MAINTAINED ROAD ONLY.·NO POTENTIAL FOR FURTHER DEVELOPMENT. THIS IS N
O
T
A
T
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R
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A
D
.
SCALE: NTS ACCESS DRIVE NOTES
20
'
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x
1
4
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SCALE: NTS ACCESS DRIVE SWING GATE FINISH GRADE (12' GRAVEL AC
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R
E
S
T
A
D
D
R
E
S
S
:
C-
6
1'-6"6"9"10
"
18"
3'-6"
13"
X
XXXXXXXX XXXX
XX
XXXXXXXXX XXXXX
X
X
X
X
X
XX
X
X
XX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
9'-0"8'-0"
13
'
-
0
"
(CEN
T
E
R
E
D
O
N
F
E
N
C
E
L
I
N
E
)
10
'
-
0
"
O
.
C
.
M
A
X
.
5'-
0
"
O
.
C
.
M
I
N
.
6"6"6"3"5'-6"
5'-
6
"
12
'
-
6
"
EQ.
EQ
.
1BADGCSCALE: NTS ACCESS DRIVE SWING GATE POST & D
U
C
K
B
I
L
L
SCALE: NTS STANDARD FENCE ELEVATION
GE
N
E
R
A
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N
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S
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7
B.
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9
0
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C.
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C
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A
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B
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B
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)
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.
2.
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:
2
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40
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3
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17
.
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4
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18
.
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(
4
0
0
0
P
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)
1'-6"3'-6"
2
3
4
19
16
9
78
6
10121413
16
18
J
24"
10
"
FINISH GRADE
FIN
I
S
H
G
R
A
D
E
19
ME
T
A
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A
T
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T
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L
W
/
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SC
A
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:
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T
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T
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D
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T
A
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SC
A
L
E
:
N
T
S
ST
Y
M
I
E
L
O
C
K
D
E
T
A
I
L
PROPOSEDPLUNGER RODPROPOSEDGATE DETENT
5
17
CO
N
S
T
R
U
C
T
I
O
N
DE
T
A
I
L
S
-
F
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N
C
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Pl
a
n
n
i
n
g
B
o
a
r
d
-
J
u
l
y
8
,
2
0
2
1
IT
E
M
:
4
-
1
1
-
1
3
PR
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J
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C
T
:
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:
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:
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B
#
:
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0
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0
0
1
7
NO
.
D
A
T
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D
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S
C
R
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C
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T
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:
A
5/
1
2
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2
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N
A
L
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E
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A
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B
L
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D
.
90
2
T
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C
A
P
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B
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,
WIL
M
I
N
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T
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N
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2
8
4
1
2
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N
C
0
0
1
0
0
8
1
3
4
.
0
7
2
9
9
2
,
-
7
7
.
9
0
1
7
9
4
NE
A
R
E
S
T
A
D
D
R
E
S
S
:
C-
7
SCALE: NTS H-FRAME DETAIL 6'-0"4'-0"4" (TYP.)18" (TYP.)NOTES1.VERIFY ALL MOUNTING LOCATION PER EQUIPMENT MAN
U
F
A
C
T
U
R
E
R
F
O
R
L
O
C
A
T
I
O
N
&
Q
U
A
N
I
T
Y
OF UNISTRUT ON H-FRAME. (MIN. 5 UNISTRUT SHALL BE INS
T
A
L
L
E
D
)
2.ALL EQUIPMENT SHALL BE MOUNTED A MIN. OF 6" ABOVE
F
I
N
I
S
H
G
R
A
D
E
.
3.ALL CONDUIT STUB-UP TO BE ATTACHED NO GREATER HA
D
6
"
M
A
X
.
A
B
O
V
E
F
I
N
I
S
H
E
D
G
R
A
D
E
.
ATTACH ALL CONDUIT ABOVE FIRST 6" AT 12" ON CENTER
.
4.BOND ALL METALLIC SURFACES TO GROUND RING WITH
#
2
S
O
L
I
D
A
W
G
T
I
N
-
P
L
A
T
E
D
C
O
P
P
E
R
GROUND CONDUCTOR.5.ALL GROUND LEADS SHALL BE INSTALLED IN 1" SCH. 40 PV
C
C
O
N
D
U
I
T
.
P
R
O
V
I
D
E
W
A
T
E
R
T
I
G
H
T
CAULK SEAL & ADEQUATE COIL FOR CONNECT TO PROP
O
S
E
D
E
Q
U
I
P
M
E
N
T
.
WA
T
E
R
T
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G
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A
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(
T
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P
.
)
ST
A
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D
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(
T
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P
.
)
P1
0
0
0
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N
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A
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RE
Q
U
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D
,
S
E
C
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T
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D
,
UN
I
S
T
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U
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CO
N
N
E
C
T
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F
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V
-
B
O
L
T
S
SIZ
E
D
P
E
R
N
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E
D
3"
Ø
S
C
H
4
0
G
A
L
V
A
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D
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L
PIP
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@
7
2
"
O
.
C
.
FINISH GRADE
40
0
0
P
S
I
C
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N
C
R
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T
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P
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S
T
FO
O
T
I
N
G
,
M
I
N
.
(
T
Y
P
.
)
6'-0" MAX. SEE PLAN6" MIN.
CO
M
P
O
U
N
D
F
E
N
C
E
M
A
T
E
R
I
A
L
S
1'-0"
6"
6"
45°
1'-
0
"
3'-6"
12
"
6"
FIN
I
S
H
G
R
A
D
E
1-1/2" MIN. CLR.
3 -
S
T
R
A
N
D
B
A
R
B
E
D
W
I
R
E
A
T
FE
N
C
E
&
G
A
T
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CH
A
I
N
-
L
I
N
K
F
E
N
C
E
F
A
B
R
I
C
SC
A
L
E
:
N
T
S
TIE
W
I
R
E
:
M
I
N
I
M
U
M
1
1
G
A
.
G
A
L
V
A
N
I
Z
E
D
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E
L
AT
P
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S
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C-
9
FOUNDATION, EXCAVATION & GRADING NOTES1.ALL CUT AND FILL SLOPES SHALL BE 2 : 1 MAXIMUM.2.ALL EXCAVATIONS ON WHICH CONCRETE IS TO BE PLACED SHA
L
L
B
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SUBSTANTIALLY3.HORIZONTAL ON UNDISTURBED AND UNFROZEN SOIL AND BE FR
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FROM LOOSE MATERIAL AND EXCESS GROUND WATER. DEWATE
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N
G
FOR EXCESS GROUND WATER SHALL BE PROVIDED IF REQUIRED.4.CONCRETE FOUNDATIONS SHALL NOT BE PLACED ON ORGANICMATERIAL. IF SOUND SOIL IS NOT REACHED AT THE DESIGNATEDEXCAVATION DEPTH, THE UNSATISFACTORY SOIL SHALL BE EXCA
V
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E
D
TO ITS FULL DEPTH AND EITHER BE REPLACED WITH MECHANICAL
L
Y
COMPACTED GRANULAR MATERIAL OR THE EXCAVATION SHAL
L
B
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FILLED WITH CONCRETE OF THE SAME QUALITY SPECIFIED FOR TH
E
FOUNDATION.5.ANY EXCAVATION OVER THE REQUIRED DEPTH SHALL BE FILLED
W
I
T
H
EITHER MECHANICALLY COMPACTED GRANULAR MATERIAL ORCONCRETE OF THE SAME QUALITY SPECIFIED FOR THE FOUNDAT
I
O
N
.
CRUSHED STONE MAY BE USED TO STABILIZE THE BOTTOM OF THEEXCAVATION. STONE, IF USED, SHALL NOT BE USED AS COMPILIN
G
CONCRETE THICKNESS.6.AFTER COMPLETION OF THE FOUNDATION AND OTHER CONSTR
U
C
T
I
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N
BELOW GRADE, AND 5. BEFORE BACK FILLING, ALL EXCAVATIO
N
S
SHALL BE CLEAN OF UNSUITABLE MATERIAL SUCH AS VEGETATIO
N
,
TRASH, DEBRIS, AND SO FORTH.7.ALL BACKFILLING SHALL (1) USE APPROVED MATERIALS CONSIST
I
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F
EARTH, LOAM, 6. SANDY CLAYS, SAND AND GRAVEL, OR SOFT
S
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,
(2) BE FREE FROM CLODS OR STONES OVER 2 1/2" MAXIMUMDIMENSIONS, AND (3) BE PLACED IN LAYERS AND COMPACTED
.
8.SITE FILL MATERIAL AND FOUNDATION BACK FILL SHALL BE PLAC
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I
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LAYERS, MAXIMUM 6" 7. DEEP BEFORE COMPACTION. EACH LA
Y
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SHALL BE SPRINKLED IF REQUIRED AND COMPACTED BY HAND O
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MACHINE TAMPERS TO 95% OF MAXIMUM DENSITY, AT THE OPTIM
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M
MOISTURE CONTENT OF ±2% AS DETERMINED BY ASTM DESIGNA
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I
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N
D-698, UNLESS OTHERWISE APPROVED. SUCH BACK FILL SHALL N
O
T
B
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PLACED BEFORE 3 DAYS AFTER PLACEMENT OF CONCRETE.9.THE FOUNDATION AREA SHALL BE GRADED TO PROVIDE WATER
R
U
N
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F
F
AND PREVENT 8. WATER FROM STANDING. THE FINAL GRADE SH
A
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SLOPE AWAY IN ALL DIRECTIONS FROM THE FOUNDATION AREA
(
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FOOT OUTSIDE THE FENCE OR GROUND SYSTEM PERIMETER) AND
S
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BE COVERED WITH A GEOTEXTILE FABRIC MIRAFI 500X OR APPRO
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D
EQUAL TO PREVENT REOCCURRENCE OF VEGETATIVE GROWTH,
A
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THEN SHALL BE COVERED WITH 4" DEEP COMPACTED STONE ORGRAVEL.10.THE CONTRACTOR SHALL PROVIDE ALL EROSION AND SEDIMEN
T
A
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I
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CONTROL MEASURES 9. AS REQUIRED BY LOCAL, CITY, COUNTY
,
A
N
D
STATE CODES AND ORDINANCES TO PROTECT EMBANKMENTS F
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SOIL LOSS AND TO PREVENT ACCUMULATION OF SOIL AND SILT
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STREAMS AND DRAINAGE PATHS FROM LEAVING THE CONSTRU
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AREA. THIS MAY INCLUDE SUCH MEASURES AS SILT FENCES, STRA
W
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SEDIMENT BARRIERS, AND CHECK DAMS.11.FILL PREPARATION: REMOVE ALL VEGETATION, TOPSOIL, DEBRIS,
W
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AND UNSATISFACTORY SOIL MATERIALS, OBSTRUCTIONS, ANDDELETERIOUS MATERIAL FROM GROUND SURFACE PRIOR TO PLA
C
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FILLS. PLOW STRIP OR BREAK UP SLOPED SURFACES STEEPER THA
N
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VERTICAL TO 4 HORIZONTAL SO FILL MATERIAL WILL BOND WITHEXISTING SURFACE. WHEN SUBGRADE OR EXISTING GROUND SU
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TO RECEIVE FILL HAS A DENSITY LESS THAN THAT REQUIRED FOR
F
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,
BREAK UP GROUND SURFACE TO REQUIRED DEPTH, PULVERIZE,MOISTURE CONDITION OR AERATE SOIL, AND RECOMPACT TOREQUIRED DENSITY.
12
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C-
1
0
EROSION & SEDIMENT CONTROL NOTES1.COMPOUND SHALL BE RELATIVELY FLAT. CONTRACTOR TO PRO
V
I
D
E
POSITIVE DRAINAGE.2.DISTURBED AREAS LEFT IDLE SHALL BE STABILIZED WITH TEMPORA
R
Y
VEGETATION AFTER 14 DAYS; AFTER 30 DAYS PERMANENT VEGE
T
A
T
I
O
N
SHALL BE ESTABLISHED.3.PRIOR TO COMMENCING LAND DISTURBANCE ACTIVITIES, THE LI
M
I
T
S
O
F
THE DISTURBANCE SHALL BE CLEARLY DEMARCATED WITH STAKE
S
,
RIBBONS, OR OTHER APPROPRIATE MEANS.4.THE CONSTRUCTION OF THE SITE WILL INITIATE WITH THE INSTALLA
T
I
O
N
O
F
EROSION CONTROL MEASURES SUFFICIENT TO CONTROL SEDIME
N
T
DEPOSITS AND EROSION. CONTRACTOR SHALL CALL APPROPRIA
T
E
COUNTY FOR AN INSPECTION OF SOIL EROSION CONTROL MEA
S
U
R
E
S
PRIOR TO BEGIN GRADING ACTIVITY. ALL SEDIMENT CONTROL W
I
L
L
B
E
MAINTAINED UNTIL ALL UPSTREAM GROUND WITHIN THE CONSTR
U
C
T
I
O
N
AREA HAS BEEN COMPLETELY STABILIZED.5.THE LOCATION OF SOME OF THE EROSION CONTROL DEVICES M
A
Y
HAVE TO BE ALTERED FROM THAT SHOWN ON THE PLANS IF DRA
I
N
A
G
E
PATTERNS DURING CONSTRUCTION ARE DIFFERENT FROM THE FIN
A
L
PROPOSED DRAINAGE SYSTEMS. ANY DIFFICULTY IN CONTROLLI
N
G
EROSION DURING ANY PHASE OF CONSTRUCTION SHALL BE REP
O
R
T
E
D
TO THE ENGINEER IMMEDIATELY.6.EROSION CONTROL MEASURES WILL BE MAINTAINED AT ALL TIME
S
I
F
F
U
L
L
IMPLEMENTATION OF THE APPROVED PLAN DOES NOT PROVIDE
F
O
R
ELECTIVE EROSION CONTROL, ADDITIONAL EROSION AND SEDIM
E
N
T
CONTROL MEASURES SHALL BE IMPLEMENTED TO CONTROL OR
T
R
E
A
T
THE SEDIMENT SOURCE.7.THE CONTRACTOR SHALL REMOVE ACCUMULATED SILT WHEN TH
E
S
I
L
T
I
S
WITHIN 12" OF THE TOP OF THE SILT FENCE.8.FAILURE TO INSTALL, OPERATE OR MAINTAIN ALL EROSION CONT
R
O
L
MEASURES WILL RESULT IN ALL CONSTRUCTION BEING STOPPED
O
N
T
H
E
JOB SITE UNTIL SUCH MEASURES ARE CORRECTED.9.ANY DISTURBED AREA LEFT EXPOSED FOR A PERIOD GREATER TH
A
N
7
DAYS SHALL BE STABILIZED WITH SEEDING.10.CONTRACTOR SHALL REMOVE ALL EROSION CONTROL MEASUR
E
S
A
F
T
E
R
COMPLETION OF CONSTRUCTION AND ESTABLISHMENT OF PERM
A
N
E
N
T
GROUND COVER.11.THE ESCAPE OF SEDIMENT FROM THE SITE SHALL BE PREVENTED B
Y
T
H
E
INSTALLATION OF EROSION CONTROL MEASURES AND PRACTIC
E
S
P
R
I
O
R
TO, OR CONCURRENT WITH, LAND-SIDTURBING ACTIVITIES.12.ALL CUT AND FILL SLOPES MUST BE SURFACED ROUGHENED ANDVEGETATED WITHIN SEVEN (7) DAYS OF THEIR CONSTRUCTION.13.ALL FILL SLOPES WILL HAVE SILT FENCES AT THE TOE OF THE SLOP
E
.
14.ALL SEDIMENT AND EROSION CONTROL MEASURES WILL BE CHE
C
K
E
D
DAILY AND ANY DEFICIENCIES NOTED WILL BE CORRECTED BY TH
E
E
N
D
OF EACH DAY. ADDITIONAL EROSION AND SEDIMENT CONTROLMEASURES WILL BE INSTALLED IF DEEMED NECESSARY AFTER ON-
S
I
T
E
INSPECTION BY THE ISSUING AUTHORITY.15.A 25' MIN. UNDISTURBED VEGETATION BUFFER ADJ. TO ALL RUNN
I
N
G
STREAMS AND CREEKS WILL BE LEFT AND MAINTAINED.16.MAINTENANCE STATEMENT: EROSION CONTROL MEASURES WILL
B
E
INSPECTED AT LEAST WEEKLY, AFTER EACH RAIN AND REPAIRED
B
Y
T
H
E
GENERAL CONTRACTOR.17.ADDITIONAL EROSION CONTROL MEASURES WILL BE INSTALLED
I
F
DEEMED NECESSARY BY ON-SITE INSPECTIONS.18.CONSTRUCTION EXIT - TO REDUCE OR ELIMINATE THE TRANSPOR
T
O
F
MUD FROM THE CONSTRUCTION AREA ONTO PUBLIC RIGHT-OF-
W
A
Y
S
,
STREETS, ALLEYS, SIDEWALKS, OR PARKING AREAS. IMMEDIATELYREMOVE MUD AND DEBRIS TRACKED OR SPILLED ONTO ROADW
A
Y
S
.
19
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SCALE: 1:40 LANDSCA
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ELECTRICAL INSTALLATION NOTES1.ALL ELECTRICAL WORK SHALL BE PERFORMED IN ACCORDANC
E
W
I
T
H
THE PROJECT SPECIFICATIONS, NEC AND ALL APPLICABLE LOCA
L
CODES.2.CONDUIT ROUTINGS ARE SCHEMATIC. SUBCONTRACTOR SHALLINSTALL CONDUITS SO THAT ACCESS TO EQUIPMENT IS NOT BLO
C
K
E
D
.
3.WIRING, RACEWAY AND SUPPORT METHODS AND MATERIALS SH
A
L
L
COMPLY WITH THE REQUIREMENTS OF THE NEC AND TELCORDIA
.
4.ALL CIRCUITS SHALL BE SEGREGATED AND MAINTAIN MINIMUM
C
A
B
L
E
SEPARATION AS REQUIRED BY THE NEC AND TELCORDIA.5.CABLES SHALL NOT BE ROUTED THROUGH LADDER-STYLE CABLE
T
R
A
Y
RUNGS.6.EACH END OF EVERY POWER, POWER PHASE CONDUCTOR (I.E.
,
H
O
T
S
)
,
GROUNDING, AND T1 CONDUCTOR AND CABLE SHALL BE LABE
L
E
D
WITH COLOR-CODED INSULATION OR ELECTRICAL TAPE (3M BRA
N
D
,
1/2 INCH PLASTIC ELECTRICAL TAPE WITH UV PROTECTION, OR E
Q
U
A
L
)
.
THE IDENTIFICATION METHOD SHALL CONFORM WITH NEC & OS
H
A
.
7.ALL ELECTRICAL COMPONENTS SHALL BE CLEARLY LABELED WIT
H
ENGRAVED LAMACOID PLASTIC LABELS. ALL EQUIPMENT SHALL
B
E
LABELED WITH THEIR VOLTAGE RATING, PHASE CONFIGURATION
,
W
I
R
E
CONFIGURATION, POWER OR AMPACITY RATING, AND BRANCHCIRCUIT ID NUMBERS (I.E., PANELBOARD AND CIRCUIT ID'S).8.PANELBOARDS (ID NUMBERS) AND INTERNAL CIRCUIT BREAKERS(CIRCUIT ID NUMBERS) SHALL BE CLEARLY LABELED WITH ENGRA
V
E
D
LAMACOID PLASTIC LABELS.9.ALL TIE WRAPS SHALL BE CUT FLUSH WITH APPROVED CUTTING TO
O
L
T
O
REMOVE SHARP EDGES.10.POWER, CONTROL, AND EQUIPMENT GROUND WIRING IN TUBIN
G
O
R
CONDUIT SHALL BE SINGLE CONDUCTOR (#14 AWG OR LARGE
R
)
,
6
0
0
V, OIL RESISTANT THHN OR THWN-2, CLASS B STRANDED COPPER
C
A
B
L
E
RATED FOR 90 °C (WET AND DRY) OPERATION; LISTED OR LABELE
D
F
O
R
THE LOCATION AND RACEWAY SYSTEM USED, UNLESS OTHERWIS
E
SPECIFIED.11.SUPPLEMENTAL EQUIPMENT GROUND WIRING LOCATED INDOO
R
S
SHALL BE SINGLE CONDUCTOR (#6 AWG OR LARGER), 600 V, O
I
L
RESISTANT THHN OR THWN-2 GREEN INSULATION, CLASS B STRAN
D
E
D
COPPER CABLE RATED FOR 90 °C (WET AND DRY) OPERATION; L
I
S
T
E
D
OR LABELED FOR THE LOCATION AND RACEWAY SYSTEM USED,
U
N
L
E
S
S
OTHERWISE SPECIFIED.12.POWER AND CONTROL WIRING, NOT IN TUBING OR CONDUIT, S
H
A
L
L
BE MULTI-CONDUCTOR, TYPE TC CABLE (#14 AWG OR LARGER)
,
6
0
0
V
,
OIL RESISTANT THHN OR THWN-2, CLASS B STRANDED COPPER C
A
B
L
E
RATED FOR 90 °C (WET AND DRY) OPERATION; WITH OUTER JAC
K
E
T
;
LISTED OR LABELED FOR THE LOCATION USED, UNLESS OTHERWIS
E
SPECIFIED.13.ALL POWER AND POWER GROUNDING CONNECTIONS SHALL B
E
CRIMP-STYLE, COMPRESSION WIRE LUGS AND WIRENUTS BY THO
M
A
S
AND BETTS (OR EQUAL). LUGS AND WIRENUTS SHALL BE RATED F
O
R
OPERATION AT NO LESS THAN 75°C (90°C IF AVAILABLE).14.RACEWAY AND CABLE TRAY SHALL BE LISTED OR LABELED FORELECTRICAL USE IN ACCORDANCE WITH NEMA, UL, ANSI/IEEE, A
N
D
NEC.15.ELECTRICAL METALLIC TUBING (EMT) OR RIGID NONMETALLIC C
O
N
D
U
I
T
(I.E., RIGID PVC SCHEDULE 40, OR RIGID PVC SCHEDULE 80 FORLOCATIONS SUBJECT TO PHYSICAL DAMAGE) SHALL BE USED FO
R
EXPOSED INDOOR LOCATIONS.16.ELECTRICAL METALLIC TUBING (EMT), ELECTRICAL NONMETALLICTUBING (ENT), OR RIGID NONMETALLIC CONDUIT (RIGID PVC,SCHEDULE 40) SHALL BE USED FOR CONCEALED INDOOR LOCA
T
I
O
N
S
.
17.GALVANIZED STEEL INTERMEDIATE METALLIC CONDUIT (IMC) SHA
L
L
B
E
USED FOR OUTDOOR LOCATIONS ABOVE GRADE.
18
.
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SCALE: NTS GROUND ROD INSPECTION WELL 36"12"6" BELOW FROSTLINE/ 30" MIN.COPPER CLAD STEEL GROUNDROD 5/8"x 10'-0" LONG 4" -6" LOOSE CRUSHED GRAV
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NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/8/2021
Other Business
DEPARTMENT: Planning PRESENTER(S): Marty Lile, Long Range Planner
CONTACT(S): Marty Lile; Rebekah Roth, Planning and Land Use Director
SUBJECT:
Presenta(on
Dra* Mul(-family & Commercial Height Modifica(on Amendment Concepts
BRIEF SUMMARY:
On the request of Board of Commissioners Vice-Chair Hays, Staff presented the Planning Board op(ons for poten(al
amendments to current height standards for mul(-family and non-residen(al structures at their May 6 mee(ng. Over
the past year, staff has received new informa(on on the impact of current standards on residen(al affordability and
access and on nonresiden(al projects adjacent to, but not fron(ng, major roadway corridors (i.e., I-40 and I-140).
Concepts presented in May included:
Increasing height standards for mul(-family structures in the Residen(al Mul(-Family (RMF) districts to allow for
four stories;
Removing the height requirement from the Planned Development (PD) district as it requires a Master Development
Plan for approval;
Replacing height standards in nonresiden(al districts currently based on roadway frontage, floor area ra(o, or
Comprehensive Plan place type with the alterna(ve of allowing increased height with addi(onal setbacks or graduated
building step-backs from residen(al property that are proposed in the City of Wilmington’s dra9 Land Development
Code; and,
Clarifying that except for in low-density residen(al districts, structured parking located within the footprint of mul(-
family and nonresiden(al buildings is excluded from the total building height measurement.
Based on feedback from the Planning Board, Staff has dra9ed code language to reflect these concepts. Staff will
present the proposed amendments to the Board and provide copies of the amendment summary and dra9ed code
language. If the Planning Board is suppor(ve of the proposed dra9 text language, it will be amended to incorporate
any feedback and released for public comment following the mee(ng.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi(es in the unincorporated
countyCi(zens have daily needs met by NHC businesses and support themEnsure NHC has appropriate housing to
support business growth
Planning Board - July 8, 2021
ITEM: 5
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Hear presenta(on and provide feedback.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 8, 2021
ITEM: 5