HomeMy WebLinkAbout2022-03 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
Jeffrey P Petroff, Chair |Donna Girardot, Vice-Chair
Paul Boney|Hansen Ma'hews |Jeffrey Stokley Jr. | H. Allen Pope |Colin J. Tarrant
Rebekah Roth, Director| Ken Vafier, Planning Manager
MARCH 3, 2022 6:00 PM
Call to Order
Pledge of Allegiance
Approval of Minutes
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 (Z22-01) - Request by Cindee Wolf with Design Solu9ons, applicant, on behalf
of Atlan9c Coast Holdings, LLC, property owner, to rezone approximately 5 acres of land located
in the 6300 block of Sidbury Road from R-15, Residen9al District to (CZD) B-2, Regional
Business District, for a mini-warehouse/self-storage facility.
2 Public Hearing
Rezoning Request (Z22-02) - Request by Cindee Wolf with Design Solu9ons, applicant, on behalf
of Wilmington Realtors Founda9on, Barry Dean Cribb, and Polly Dean Cribb, property owners, to
rezone approximately 6.13 acres of land located at 6221-6229 Carolina Beach Road from R-15,
Residen9al District, to (CZD) R-5, Residen9al District.
3 Public Hearing
Rezoning Request (Z22-03) - Request by Douglas E. Reeves, applicant, on behalf of Reeves
Holdings, LLC, property owner, to rezone approximately 1.84 acres of land located at 6205
Blossom Street from R-15, Residen9al District, to CB, Community Business, and R-10, Residen9al
District.
4 Public Hearing
Rezoning Request (Z22-06) - Request by Andy EAers, applicant and property owner, to
rezone approximately 29.39 acres of land located at 312 Hermitage Road from R-20, Residen9al
District, to (CZD) CS, Commercial Services District for warehousing and office flex space and a
nursery.
5 Public Hearing
Rezoning Request (Z22-07) - Request by Adam G. Sosne, applicant, on behalf of Grove Park
Proper9es, property owner, to rezone approximately 16.26 acres of land located at 5550 Carolina
Beach Road from R-15, Residen9al District, to RMF-MH, Residen9al Mul9-Family Medium-High
Density District.
Planning Board - March 3, 2022
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 3/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Ken Vafier, Planning Supervisor
CONTACT(S): Ken Vafier; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-01) - Request by Cindee Wolf with Design Solu7ons, applicant, on behalf of Atlan7c Coast
Holdings, LLC, property owner, to rezone approximately 5 acres of land located in the 6300 block of Sidbury
Road from R-15, Residen7al District to (CZD) B-2, Regional Business District, for a mini-warehouse/self-storage
facility.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 5 acres of land located in the 6300 block of Sidbury Road from R-
15 to (CZD) B-2 in order to develop a mini-warehousing/self storage facility with recrea4onal vehicle and boat
storage. The proposed development consists of approximately 39,000 square feet of indoor self storage space and
approximately 1 acre of outdoor recrea4onal vehicle and boat storage. The buildings are proposed at one story with a
maximum height of 25’.
Access is proposed from Sidbury Road and will be subject to NCDOT Driveway Permi=ng regula4ons. Access to the
interior of the site will be controlled by a gated-access point to ensure security for the storage facili4es, and internal
circula4on will be controlled through one-way drive aisles. As currently zoned, it is es4mated the site would generate
about 13 trips during the peak hours if developed at the permi>ed density. The proposed use is an4cipated to generate
approximately 6 AM peak hour and 11 PM peak hour trips. The net change from the poten4al trip genera4on if the
site were to be developed under the exis4ng R-15 district shows a decrease of 7 AM peak hour trips and an
approximate decrease of 2 PM peak hour trips. The es4mated traffic generated from the site is under the 100 peak
hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
Sidbury Road is one of the county’s less densely developed corridors with limited commercial services to support
nearby future residents. While the majority of this area was zoned for low density housing in the early 1970s, the 2016
Comprehensive Plan recommends a mixture higher density housing and commercial uses along the corridor. While the
plan provides general guidance for the encouraged future development pa>ern, it does not specifically address this
type of use, and there is no small area plan to inform the desired loca4on of neighborhood commercial nodes in this
area. The site is directly adjacent to Sidbury Farms, an approved by-right residen4al development consis4ng of 758
residen4al units, and the site plan incorporates required landscaping and transi4onal buffers adjacent to residen4ally
zoned proper4es. Previous requests for similar land uses have included condi4ons addressing limita4ons on height or
spacing of boats and RV’s from adjacent property lines, mi4ga4on of site ligh4ng, and fencing. The applicant has
proposed condi4ons to address aesthe4cs, placement of unit doors fron4ng Sidbury Road, landscaping and buffering,
and fencing. The development would have no impact on the school system.
The proposed rezoning for this use is generally CONSISTENT with the Comprehensive Plan because it will allow for an
appropriate use in the Community Mixed Use place type and would provide lower-intensity commercial services in a
transi4onal area.
Planning Board - March 3, 2022
ITEM: 1
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Based on the recommended uses for Community Mixed Use places as well as the context and compa4bility with the
immediate surrounding area, staff recommends approval of this applica4on and suggests the following mo4on with
the applicant’s proposed condi4ons:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) B-2 district. I find it to
b e CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for an
appropriate use in the Community Mixed Use place type. I also find recommending APPROVAL of the
rezoning request is reasonable and in the public interest because the site is located on a collector street near
an approved subdivision and within a larger area iden4fied for future growth.
Applicant’s proposed condi4ons:
1 . No storage unit entry, other than normal ingress-egress doors to meet life-safety code, will be
permi>ed along the wall facing Sidbury Road.
2. Architectural features, along with founda4on landscaping, will be incorporated along the Sidbury
Road building façade to enhance the aesthe4cs of the streetscape.
3. Both the west and south boundaries of the tract will be buffered with an 8-foot high solid
screening fence, along with required plan4ng.
Alterna7ve Mo7on for Denial:
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-2 district. While I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for an
appropriate use in the Community Mixed Use place type, 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 land use will adversely impact the adjacent residen4al
areas.
ATTACHMENTS:
Descrip4on
Z22-01 Script PB
Z22-01 Staff Report PB
Z22-01 Zoning
Z22-01 FLUM
Initial Application Cover Sheet
Z22-01 Application
Concept Plan Cover Sheet
Z22-01 Concept Plan
Public Comments Cover Sheet
Sidbury Crossing Support
Sidbury Farms Support
Planning Board - March 3, 2022
ITEM: 1
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - March 3, 2022
ITEM: 1
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-01)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Atlantic Coast Holdings, LLC,
property owner, to rezone approximately 5 acres of land located in the 6300 block of Sidbury Road
from R-15, Residential District to (CZD) B-2, Regional Business District for a mini-warehouse/self-
storage facility.
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)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. 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 RECOMMEND APPROVAL of the proposed rezoning to a (CZD) B-2 district. I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will
allow for an appropriate use in the Community Mixed Use place type. I also find
RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public interest
because the site is located on a collector street near an approved subdivision and within a
larger area identified for future growth.
Proposed Conditions:
1. No storage unit entry, other than normal ingress-egress doors to meet life-safety code, will
be permitted along the wall facing Sidbury Road.
2. Architectural features, along with foundation landscaping, will be incorporated along the
Sidbury Road building façade to enhance the aesthetics of the streetscape.
3. Both the west and south boundaries of the tract will be buffered with an 8-foot high solid
screening fence, along with required plantings.
Planning Board - March 3, 2022
ITEM: 1 - 1 - 1
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to a (CZD) B-2 district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow
for an appropriate use in the Community Mixed Use place type. However, 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 land use will adversely impact the adjacent residential areas.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional RMF-M
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 - March 3, 2022
ITEM: 1 - 1 - 2
Z22-01 Staff Report PB 3.3.2021 Page 1 of 14
STAFF REPORT FOR Z22-01
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-01
Request:
Rezoning to a Conditional B-2 district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Atlantic Coast Holdings, LLC
Location: Acreage:
6300 Block of Sidbury Road 5
PID(s): Comp Plan Place Type:
R01900-002-026-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Mini-Warehousing/Self-Storage
Current Zoning: Proposed Zoning:
R-15, Residential District (CZD) B-2, Regional Business District
SURROUNDING AREA
LAND USE ZONING
North Undeveloped R-15
East Undeveloped R-15
South Single-Family Residential under construction (Sidbury
Farms) R-15
West Single-Family Residential under construction (Sidbury
Farms) R-15
Planning Board - March 3, 2022
ITEM: 1 - 2 - 1
Z22-01 Staff Report PB 3.3.2021 Page 2 of 14
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8A)
COMMUNITY SERVICES
Water/Sewer Water and sewer services are anticipated to be provided via CFPUA upon
completion of utility line extensions.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station Castle Hayne
Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Northern Regional Park, Blue Clay Bike Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - March 3, 2022
ITEM: 1 - 2 - 2
Z22-01 Staff Report PB 3.3.2021 Page 3 of 14
APPLICANT’S PROPOSED CONCEPTUAL PLAN
The applicant is proposing to rezone approximately 5 acres to (CZD) B-2 in order to
construct a self-storage operation with recreational vehicle and boat storage. The proposed
plan also incorporates required parking, internal circulation drives, required landscaping
and buffering, and stormwater management.
The proposed development consists of 2 enclosed self-storage buildings on the parcel
totaling approximately 39,000 square feet of space located on the northern portion of the
parcel closest to Sidbury Road. The buildings are proposed at one story with a maximum
height of 25’.
On the southern portion of the parcel, approximately 1 acre is proposed for recreational
vehicle and boat storage.
Stormwater management is proposed to be located in the southeast area of the site.
A 20’ wide transitional buffer with an 8’ high fence is proposed along the east, west, and
south boundaries of the project adjacent to Sidbury Farms, a residential development
currently under construction. Street-yard plantings meeting the UDO’s design standards will
be required along the Sidbury Road frontage.
Access is proposed from Sidbury Road and will be subject to NCDOT Driveway Permitting
regulations.
Includes Staff Markups
Stormwater
Pond
Planning Board - March 3, 2022
ITEM: 1 - 2 - 3
Z22-01 Staff Report PB 3.3.2021 Page 4 of 14
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, plans for the extension of water and sewer services have
become more available to the surrounding area; however, it is still mostly zoned for low
density housing.
Under the current R-15 zoning, a performance residential development could allow a
maximum of 13 dwelling units on the 5-acre site at a density of 2.5 du/ac.
The purpose of the B-2, Regional Business District is to provide for the proper site layout
and development of larger format or larger structure size business uses, including big box
stores and automobile dealers. It is also designed to provide for the appropriate location
and design of auto oriented uses that meet the needs of the motoring public or that rely on
pass-by traffic.
The property is located along the Sidbury Road corridor, which is currently zoned
predominantly R-15 and is developed with a low-density residential land use pattern with
limited commercial uses supporting area residents.
The proposed site plan would be subject to technical review to ensure compliance with
applicable County and State regulations, including applicable site design and approval
provisions within the UDO.
Planning Board - March 3, 2022
ITEM: 1 - 2 - 4
Z22-01 Staff Report PB 3.3.2021 Page 5 of 14
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - March 3, 2022
ITEM: 1 - 2 - 5
Z22-01 Staff Report PB 3.3.2021 Page 6 of 14
TRANSPORTATION
Access is proposed to be provided to the property by Sidbury Road, an NCDOT-maintained
collector street.
Access to the interior of the site will be controlled by a gated access point to ensure security
for the storage facilities. Internal circulation will be controlled through one-way drive aisles.
As currently zoned, it is estimated the site would generate about 13 trips during the peak
hours if developed at the permitted density. The proposed self-storage development would
decrease the estimated number of peak hour trips by approximately 7 AM peak hour and
2 PM peak hour trips.
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning: 13 SFR Units 13 AM / 13 PM
Proposed
Development:
40K SF Self-Storage, 1
acre RV/Boat Storage 6 AM / 11 PM
Estimated Net Change
under Proposed B-2
Zoning:
- - 7 AM / - 2 PM
The estimated traffic generated from the site is under the 100 peak hour threshold that
triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
Because a TIA is not required to analyze transportation impacts at this time, staff has
provided the volume to capacity ratio for the adjacent roadway 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
Sidbury Road
5400 block, approximately
1.5 miles west of subject
site
3,300 11,000 0.30
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 that may be required through the NCDOT
Driveway permitting process.
Planning Board - March 3, 2022
ITEM: 1 - 2 - 6
Z22-01 Staff Report PB 3.3.2021 Page 7 of 14
Planning Board - March 3, 2022
ITEM: 1 - 2 - 7
Z22-01 Staff Report PB 3.3.2021 Page 8 of 14
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
STIP Project R-3300A (Hampstead Bypass)
o Project to construct a new facility from I-140 to NC Highway 210. Construction
is anticipated to begin in late 2026.
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 - March 3, 2022
ITEM: 1 - 2 - 8
Z22-01 Staff Report PB 3.3.2021 Page 9 of 14
Proposed Development Land Use/Intensity TIA Status
1. Sidbury Farms 655 single-family dwellings
103 townhomes
Approved February 12,
2020
Build Out Years:
o 2024 – 258 single-family
dwellings
o 2029 – 421 single-family
dwellings, 59 townhomes
2034 – Full Build
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
Installation of right and left turn lanes at the site’s access points on Sidbury Road (Phase
1).
Installation of southbound right turn lane and westbound right turn lane, and extension of
the westbound left turn lane and northbound right turn lane at the intersection of N.
College and Blue Clay Road (Phase 2).
Installation of a roundabout at Sidbury Road and Blue Clay Road (Phase 2).
Installation of a southbound left turn lane at Dairy Farm Road and Sidbury Road (Full
Build)
Nearby Proposed Developments included within the TIA:
Scott’s Hill Medical
Blake Farms
Scott’s Hill Village
Cape Landing
Coastal Preparatory Academy
Development Status: Construction of infrastructure is currently underway.
ENVIRONMENTAL
The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
The property is 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 limitations for septic suitability). However, the site is
expected to be served by CFPUA when developed.
Planning Board - March 3, 2022
ITEM: 1 - 2 - 9
Z22-01 Staff Report PB 3.3.2021 Page 10 of 14
OTHER CONSIDERATIONS
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-15:
Page’s Corner
Clay Crossing
Planning Board - March 3, 2022
ITEM: 1 - 2 - 10
Z22-01 Staff Report PB 3.3.2021 Page 11 of 14
Representative Developments of Similar Uses:
All Seasons Storage in Monkey Junction
Planning Board - March 3, 2022
ITEM: 1 - 2 - 11
Z22-01 Staff Report PB 3.3.2021 Page 12 of 14
Context and Compatibility
The property is located along Sidbury Road, which is identified as a Minor Collector on the
WMPO Functional Classification Map. Sidbury Road is one of the county’s less densely
developed corridors with limited commercial services to support future residents.
While the majority of this area was zoned for low density housing in the early 1970s, the
2016 Comprehensive Plan recommends a mixture higher density housing and commercial
uses along the Sidbury Road corridor. While the plan provides general guidance for the
encouraged future development pattern, it does not specifically address this type of use,
and there is no small area plan to inform the desired location of neighborhood commercial
nodes in this area.
Cape Fear Moving Forward: 2045, the WMPO’s current Metropolitan Transportation Plan,
includes a modernization project to bring Sidbury Road to current design standards. This is
programmed to include widening the current travel lanes to 12’ with the installation of a 10’
multi-use path.
The site is directly adjacent to Sidbury Farms, an approved by-right residential
development consisting of 758 residential units.
The site plan incorporates required landscaping and transitional buffers adjacent to
residentially zoned properties. Previous requests for similar land uses have included
conditions addressing limitations on height or spacing of boats and RV’s from adjacent
property lines, mitigation of site lighting, and fencing. The applicant has proposed
conditions to address aesthetics, placement of unit doors fronting Sidbury Road, landscaping
and buffering, and fencing.
The development would have no impact on the school system.
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.
Planning Board - March 3, 2022
ITEM: 1 - 2 - 12
Z22-01 Staff Report PB 3.3.2021 Page 13 of 14
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.
The subject property is located in a transitional area along Sidbury
Road where there are currently limited commercial services for nearby
residential units, though approximately 758 residential units have been
approved within a mile of the project vicinity. The Comprehensive Plan
classifies properties within the general area from I-140 north to Holly
Shelter Road largely as Community Mixed Use. It is the intent of the plan
to allow a land use pattern with commercial
services and moderate density residential development within this area of
the county, but the plan does not specify the exact location of future
commercial nodes in this area.
While this use is not specifically addressed in the Comprehensive Plan, the
subject site’s location adjacent to a large residential subdivision and in an
area of anticipated growth would provide a service to nearby future
residents. In addition, the proposal could provide a transition to a land use
pattern with additional commercial services available. The proposed
project can provide lower-intensity commercial services for nearby
residents as well as commuters since Sidbury Road is a collector road linking
the Northchase, Castle Hayne, and Wrightsboro areas to the west with US
Highway 17 and area waterways and commercial nodes to the east.
Consistency
Recommendation
The proposed facility is generally CONSISTENT with the 2016
Comprehensive Plan because it will allow for an appropriate use in the
Community Mixed Use place type and would provide lower-
intensity commercial services in a transitional area.
Planning Board - March 3, 2022
ITEM: 1 - 2 - 13
Z22-01 Staff Report PB 3.3.2021 Page 14 of 14
STAFF RECOMMENDATION
Based on the recommended uses for Community Mixed Use places as well as the context and
compatibility with the immediate surrounding area.
As a result, staff recommends approval of the proposal and suggests the following motion with
the applicant’s proposed conditions:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) B-2 district. I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will
allow for an appropriate use in the Community Mixed Use place type. I also find
recommending APPROVAL of the rezoning request is reasonable and in the public
interest because the site is located on a collector street near an approved subdivision and
within a larger area identified for future growth.
Applicant’s proposed conditions:
1. No storage unit entry, other than normal ingress-egress doors to meet life-safety
code, will be permitted along the wall facing Sidbury Road.
2. Architectural features, along with foundation landscaping, will be incorporated
along the Sidbury Road building façade to enhance the aesthetics of the
streetscape.
3. Both the west and south boundaries of the tract will be buffered with an 8-foot high
solid screening fence, along with required planting.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-2 district. While
I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because it will allow for an appropriate use in the Community Mixed Use place
type, 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 land use will adversely impact the adjacent residential
areas.
Planning Board - March 3, 2022
ITEM: 1 - 2 - 14
Sidbury Rd
P
r
i
v
a
t
e
R-15
New Hanover County, NCSHODIncorporated Areas
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 B-2R-156300 Block of
Sidbury Road
Z22-01
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Subject Site
Planning Board - March 3, 2022
ITEM: 1 - 3 - 1
Community
Mixed Use
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CZD B-2R-156300 Block of
Sidbury Road
Z22-01
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Subject Site
Planning Board - March 3, 2022
ITEM: 1 - 4 - 1
Initial Application
Documents & Materials
Planning Board - March 3, 2022
ITEM: 1 - 5 - 1
Page 1 of 6
Conditional Zoning District 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
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
Cindee Wolf
Design Solutions
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
P.O. Box 7221
Atlantic Coast Holdings, L.L.C.
205 Gazebo Court
Wilmington, NC 28409
910-452-5133 (Contact: Daniel McIntyre)
danielmcintyrenc@gmail.com
Planning Board - March 3, 2022
ITEM: 1 - 6 - 1
Page 2 of 6
Conditional Zoning District 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
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.
R-15Community Mixed-Use
6300 Block of Sidbury Road 325103.04.2328 / R01900-002-026-000
5.00 Ac.+/-
(CZD) B-2 5.00 Ac.+/-
The proposed project is to develop a self-storage facility with both enclosed storage units and anexterior area for storage of boat trailers & recreational vehicles.
* No storage unit entry, other than normal ingress-egress doors to meet life-safety code, will be permitted along the wall facing Sidbury Road.* Architectural features, along with foundation landscaping, will be incorporated along the Sidbury Road building facade to enhance the aesthetics of the streetscape.* Both the West & South boundaries of the tract will be buffered with an 8-foot high solid screening fence, along with required planting.
Planning Board - March 3, 2022
ITEM: 1 - 6 - 2
Page 3 of 6
Conditional Zoning District 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.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 1000 sqft + per space
Mini-Warehousing (151) / 38,600+/- s.f. Interior Storage + 60-70+/- spaces
5 + 1 = 6 10 + 1 = 11
The policies for growth and development encourage continued efforts to attract new business.Sustainability of the County depends on sensible in-fill and maximizing use of lands. The proposeddevelopment will provide a location-efficient service to the residential development occuring in thisarea of the County.
Planning Board - March 3, 2022
ITEM: 1 - 6 - 3
Page 4 of 6
Conditional Zoning District Application – Updated 05-2021
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?
Sidbury Road is an arterial roadway that will ultimately support vehicular circulation for a largenumber residential developments envisioned for this area. The developer of the adjacentresidential development has not yet begun home construction, but has voiced supportfor this kind of business service to be a positive aspect for their future real estate marketingefforts.
The Comprehensive Land Use Plan identifies the subject tract as being in a "Community Mixed-Use"place-type. A variety of uses, including commercial services, are appropriate. There are already an extensive residential development and a large apartment complex, approved within two (2) milesof the site. The desire for having self-storage facilities within a three-mile range of one'shome has become an industry standard.
Planning Board - March 3, 2022
ITEM: 1 - 6 - 4
Page 5 of 6
Conditional Zoning District 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:
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
CAW
CAW
CAW
CAW
CAW
CAW
CAW
N/A
Planning Board - March 3, 2022
ITEM: 1 - 6 - 5
Planning Board - March 3, 2022
ITEM: 1 - 6 - 6
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ITEM: 1 - 6 - 9
Legal Description for
Conditional Zoning District Petition
6300 Block of Sidbury Road
Beginning at a point in the southern boundary of Sidbury Road (S.R. 1336), a 100’ public right‐
of‐way; said point being located at the northern‐most corner of “Tract 3 – Sidbury Station,” a
division recorded among the land records of the New Hanover County Registry in Map Book 69,
at Page 154; and running thence from the point of beginning:
South 56051’13” East, 558.02 feet to a point; thence
South 75051’40” West, 720.27 feet to a point; thence
North 14018’55” West, 410.00 feet to a point in the southern boundary of Sidbury Road; thence
with that right‐of‐way,
North 75051’40” East, 343.00 feet to the point and place of beginning, containing 217,971
square feet, or 5.00 acres, more or less.
Planning Board - March 3, 2022
ITEM: 1 - 6 - 10
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REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: 6300 Block of Sidbury Road
Proposed Zoning: R-15 to CZD / B-2
The undersigned hereby certifies that written notice of a community meeting on the above
zoning application was given 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
December 20, 2021 . A copy of that written notice and site layout are also attached.
The meeting was held at the following time and place: Thursday, December 30th,
6:00 p.m.; at the office of Design Solutions, 107 Stokley Drive, Unit 104, Wilmington, 28403.
The persons in attendance at the meeting were: Reference attached sign-in list
The following issues were discussed at the meeting: N/A - No one attended.
As a result of the meeting, the following changes were made to the petition: None
Date: December 31, 2021
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - March 3, 2022
ITEM: 1 - 6 - 12
Community Information Meeting
Sidbury Storage Date: December 31, 2021
NameAddressEmail (Optional)
Cindee WolfProject Planner cwolf@lobodemar.biz
Planning Board - March 3, 2022
ITEM: 1 - 6 - 13
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December 20, 2021
To: Adjacent Property Owners
From: Cindee Wolf
Re: Sidbury Self‐Storage
The Owner of the tract shown in the exhibit, a parcel on Sidbury Road approximately 2 miles
East of the I‐40 overpass, is interested in developing a self‐service storage facility. The land is
within the proximity of your property. The development 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 & conditions pertaining to each individual development project. Essentially,
this means that only the use, structures & layout of an approved proposal can be developed.
An exhibit of the project is enclosed.
The County requires that the developer hold a meeting for all property owners within 500 feet
of the tract boundary, and any other interested parties. This provides neighbors with an
opportunity for explanation of the proposal and for questions to be answered concerning
project improvements, benefits and impacts.
A meeting will be held on Thursday, December 30th, 6:00 p.m., at the office of Design Solutions,
107 Stokley Drive, Unit 104, Wilmington, 28403.
If you cannot attend, you are welcome to contact me at telephone # 910‐620‐2374, or email
cwolf@lobodemar.biz with comments and/or questions.
We appreciate your interest in the project, and look forward to being a good neighbor and an
asset to the community.
Planning Board - March 3, 2022
ITEM: 1 - 6 - 15
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Concept Plan
Planning Board - March 3, 2022
ITEM: 1 - 7 - 1
Planning Board - March 3, 2022ITEM: 1- 8 - 1
Public Comments
In Support 2
Neutral X
In Opposition X
Planning Board - March 3, 2022
ITEM: 1 - 9 - 1
1
cwolf@lobodemar.biz
From:David Vannoy <davidvannoy@hufffamilyoffice.com>
Sent:Friday, January 28, 2022 12:03 PM
To:danielmcintyrenc@gmail.com
Cc:Cindee Wolf; Ralph Huff
Subject:Sidbury Road Parcel Rezoning Support Letter
Importance:High
Mr. McIntyre:
We are owners of the parcel of land located at the junction of Sidbury Road and Dairy Farm Road in New Hanover
County, NC, on which we will be building a 288‐unit apartment project known as “Sidbury Crossing.” We understand
you wish to rezone your nearby 5‐acre parcel of land to construct a mini‐storage facility. This purpose of this email is to
express our full support for the rezoning request. We believe your planned use for the property will be very beneficial
to our future apartment residents and the surrounding community.
Thank you,
Planning Board - March 3, 2022
ITEM: 1 - 10 - 1
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NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 3/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Current Planner
CONTACT(S): Zach Dickerson; Rebekah Roth, Planning & Land Use Department
SUBJECT:
Public Hearing
Rezoning Request (Z22-02) - Request by Cindee Wolf with Design Solu6ons, applicant, on behalf of Wilmington
Realtors Founda6on, Barry Dean Cribb, and Polly Dean Cribb, property owners, to rezone approximately 6.13 acres
of land located at 6221-6229 Carolina Beach Road from R-15, Residen6al District, to (CZD) R-5, Residen6al District.
BRIEF SUMMARY:
The applicant is proposing to rezone 6.13 acres to (CZD) R-5 in order to construct a 48-unit townhome development.
The proposed plan also incorporates associated parking and bay garages, and stormwater management.
The proposed development consists of 48 units on the parcels, which are bounded to the west by Carolina Beach
Road, south of the Monkey Junc1on area. The proposed site is directly east of Beau Rivage Drive. Building heights are
proposed at a maximum of two stories.
The southeast por1on of the development will contain open space and the stormwater pond on approximately 1.8
acres.
The R-15 district in this area was established in 1971. At the 1me, the purpose of the R-15 district was to ensure that
housing served by private sep1c and well would be developed at low densi1es. Since that 1me, extension of water and
sewer services have become more available to the surrounding area.
The purpose of the R-5, Residen1al Moderate-High Density District is to provide lands that accommodate moderate to
high density residen1al development on smaller lots with a compact and walkable development pa8ern. The R-5
district allows a range of housing types and can be developed in conjunc1on with a non-residen1al district to create a
ver1cal mixed-use development pa8ern as well as serve as a transi1on between mixed-use or commercial
development and low to moderate density residen1al development.
The project is proposed to meet the price criteria for workforce housing in the 81-120% Average Median Income
(AMI) range defined for for-sale residences. Restric1ve covenants will be created to assure owner occupancy and
restrict investment or short-term rental.
Under the current R-15 zoning, the acreage (6.13 ac) of this property would permit 15 single-family homes at a density
of 2.5 units per acre. The proposed 48-unit development equates to a density of 8 units per acre. The R-5 district
allows up to 8 units per acre by right.
The net change from the poten1al trip genera1on if the site were to be developed under the exis1ng R-15 district with
approximately 15 homes to the proposed (CZD) R-5 district shows an approximate increase of 11 AM peak hour trips
Planning Board - March 3, 2022
ITEM: 2
and an approximate increase of 12 PM peak hour trips. General retail uses typically generate the bulk of their trips
during the PM hours as retail uses are oAen not the weekday rush hour des1na1on for motorists. The es1mated
traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a
Traffic Impact Analysis (TIA).
Based on the current general student genera1on rate, the increase in homes would result in approximately 11
addi1onal students than would be generated under current zoning. The general student genera1on rate provides only
an es1mate of an1cipated 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 rela1vely stable between 2015 and 2020 (excep1ng the impacts of the
COVID-19 pandemic), while 14,500 new residen1al units were permi8ed across the county. In addi1on, the student
popula1on is an1cipated to only grow by approximately 1,300 students over the next 10 years based on the recent
New Hanover County Schools Facility Needs Study.
The proposed rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides for
the type of housing diversity that is recommended in the Community Mixed Use place type. The residen1al densi1es
are in-line with those recommended within this place type, and the project will provide addi1onal housing in close
proximity to exis1ng and future commercial development serving nearby residents.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Because the proposed rezoning is generally consistent with the Comprehensive Plan and would provide for the types
and mixture of uses recommended in the Community Mixed Use place type and the residen1al densi1es are in-line
with those recommended for the property, staff recommends approval of this applica1on and suggests the following
mo1on with the applicant's proposed condi1ons:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) R-5 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 residen1al densi1es are in-line with those
recommended for the property. 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 a range of housing types and
opportuni1es for households of different sizes and income levels.
Applicant’s proposed condi1ons:
1. The project is proposed to meet the price criteria for workforce housing in the 81-120% Area Median
Income (AMI) as range defined for for-sale residences. Restric1ve covenants will be created to assure
owner occupancy and restrict investment or short-term rental.
Alterna6ve Mo6on for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) R-5 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 plac e type and the
residen1al densi1es are in-line with those recommended for the property, I find
Planning Board - March 3, 2022
ITEM: 2
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:
Descrip1on
Z22-02 Script PB
Z22-02 Staff Report PB
Z22-02 Zoning
Z22-02 FLUM
Initial Application Cover Sheet
Z22-02 Application
Concept Plan Cover Sheet
Z22-02 Site Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - March 3, 2022
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-02)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Wilmington Realtors
Foundation, Barry Dean Cribb, and Polly Greene Cribb, property owners, to rezone approximately
6.13 acres of land located at 6221-6229 Carolina Beach Road from R-15, Residential District, to (CZD)
R-5, Conditional Zoning Residential District for a 48-unit townhome 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)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. 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 RECOMMEND APPROVAL of the proposed rezoning to a Conditional R-5 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 residential densities are in-line with those recommended for the property.
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 a range of
housing types and opportunities for households of different sizes and income levels.
Applicant’s proposed conditions:
1. The project is proposed to meet the price criteria for workforce housing in the 81-120%
Area Median Income (AMI) range as defined by the US Department of Housing and Urban
Development, adjusted for household size. Restrictive covenants will be created to assure
owner occupancy and restrict investment or short-term rental.
Planning Board - March 3, 2022
ITEM: 2 - 1 - 1
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to a Conditional R-5 District. While
I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it
would allow for the types of commercial uses that would be encouraged in the Community
Mixed Use place type, I also 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 intensity will adversely impact the adjacent
neighborhoods.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a Conditional R-5
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 - March 3, 2022
ITEM: 2 - 1 - 2
Z22-02 Staff Report PB 3-3-2022 Page 1 of 20
STAFF REPORT FOR Z22-02
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-02
Request:
Rezone 6.13 acres to (CZD) R-5, Residential District
Applicant: Property Owner(s):
Cindee Wolf Wilmington Realtors Foundation; Barry Dean
Cribb & Polly Greene Cribb
Location: Acreage:
6221-6229 Carolina Beach Rd 6.13
PID(s): Comp Plan Place Type:
R07900-003-009-000, R07900-003-010-
000, R07900-003-010-001, R07900-003-
010-002, R07900-003-011-000
Community Mixed Use
Existing Land Use: Proposed Land Use:
Residential Residential
Current Zoning: Proposed Zoning:
R-15, Residential Zoning (CZD) R-5, Residential Zoning
SURROUNDING AREA
LAND USE ZONING
North Residential R-15
East Residential R-15
South Residential R-15
West Carolina Beach Rd & across CB Rd., High-Density
Attached Residential R-15
Z22-02
Carolina
Beach Road
Planning Board - March 3, 2022
ITEM: 2 - 2 - 1
Z22-02 Staff Report PB 3-3-2022 Page 2 of 20
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
COMMUNITY SERVICES
Water/Sewer
Water and sewer services are not currently available through CFPUA, but
the developer is working on a concept plan with CFPUA to link into the
current system.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Myrtle Grove Station
Schools Bellamy Elementary, Murray Middle, and Ashley High Schools
Recreation Monterey Heights Park, Veterans Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Z22-02
Planning Board - March 3, 2022
ITEM: 2 - 2 - 2
Z22-02 Staff Report PB 3-3-2022 Page 3 of 20
APPLICANT’S PROPOSED CONCEPTUAL PLAN
• The applicant is proposing to rezone 6.13 acres to (CZD) R-5 in order to construct a 48-unit
townhome development. The proposed plan also incorporates associated parking and bay
garages, and stormwater management.
• The proposed development consists of 48 units on the parcels, which are bounded to the
west by Carolina Beach Road, south of the Monkey Junction area. The proposed site is
directly east of Beau Rivage Drive. Building heights are proposed at a maximum of two
stories.
• The southeast portion of the development will contain open space and the stormwater pond
on approximately 1.8 acres.
• A 10’ wide fenced buffer is proposed along the north and south boundaries of the project
adjacent to property zoned or developed as R-15, Residential Districts, meeting
requirements of the UDO. A 20’ buffer is proposed along the east boundary of the
project adjacent to property zoned as R-15.
Proposed Site Plan with Staff Markups
• Each townhome features a garage and a driveway accommodating two additional vehicles.
• Access is proposed via one point off Carolina Beach Road which will allow right-in/right-
out movements. A proposed left-over from southbound Carolina Beach Road will provide
access from this movement to the northern access point to the site.
• The primary road of the development is a 24’ dead-end private road terminating in a
hammerhead. There is a proposed sidewalk along the north side of the road.
Carolina Beach Road
Site Access
Point
Stormwater
Pond
Planning Board - March 3, 2022
ITEM: 2 - 2 - 3
Z22-02 Staff Report PB 3-3-2022 Page 4 of 20
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. 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 more available to
the surrounding area.
• The purpose of the R-5, Residential Moderate-High Density District is to provide lands that
accommodate moderate to high density residential development on smaller lots with a
compact and walkable development pattern. The R-5 district allows a range of housing
types and can be developed in conjunction with a non-residential district to create a vertical
mixed-use development pattern as well as serve as a transition between mixed-use or
commercial development and low to moderate density residential development.
• Under the current R-15 zoning, a performance residential development could allow a
maximum of 15 dwelling units on the 6.13 acre site at a density of 2.5 du/acre.
• The proposed 48-unit development equates to a density of 8 units per acre. The R-5 district
allows up to 8 units per acre by right.
• The project is intended to meet the price criteria for workforce housing in the 81-120%
Area Median Income (AMI) range as defined by the US Department of Housing and Urban
Development, adjusted for household size. Restrictive covenants will be created to assure
owner occupancy and restrict investment or short-term rental.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 4
Z22-02 Staff Report PB 3-3-2022 Page 5 of 20
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - March 3, 2022
ITEM: 2 - 2 - 5
Z22-02 Staff Report PB 3-3-2022 Page 6 of 20
TRANSPORTATION
• The site will be accessed by one access point on Carolina Beach Road which will be restricted
to right-in/right-out movements.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 6
Z22-02 Staff Report PB 3-3-2022 Page 7 of 20
• A typical R-15 Development on this acreage would generate 11 AM and 15 PM trips. The
property as currently developed generates 1 AM and 1 PM trip.
• The project proposal estimates a trip generation of 22 AM and 27 PM peak hour trips.
Because the proposed development will not generate more than 100 peak hour trips, a
Traffic Impact Analysis (TIA) is not required.
• The net change from the potential trip generation if the site were to be developed under
the existing R-15 district with approximately 15 homes to the proposed (CZD) R-5 district
shows an approximate increase of 11 AM peak hour trips and an approximate increase of
12 PM peak hour trips.
Estimated Trip Generation
Intensity Approx. Peak Hour Trips
Existing Development: Residential (4 sf homes) 1 AM / 1 PM
Typical Development
under Current Zoning: Maximum 15 sf homes 11 AM / 15 PM
Proposed
Development: 48 sf units 22 AM / 27 PM
Estimated Net Change
under Proposed (CZD)
RMF-M Zoning:
- + 11 AM / + 12 PM
• The estimated traffic generated from the site is under the 100 peak hour threshold that
triggers the ordinance requirement for a Traffic Impact Analysis (TIA)
• As there is not a specific development proposal at this time to analyze traffic impacts for,
staff has provided the volume to capacity ration for roadways in the vicinity of the subject
site. While volume to capacity ration, 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 (ADT) - 2019
Road Location Volume Capacity V/C
Carolina Beach Road 6221-6229 Carolina Beach
Road
35,500 AADT 41,368 .86
Planning Board - March 3, 2022
ITEM: 2 - 2 - 7
Z22-02 Staff Report PB 3-3-2022 Page 8 of 20
Nearby NC STIP Projects:
• STIP Project U-5790
o Project to convert the intersection of Carolina Beach Road and College Road to a
continuous flow intersection and widen a portion of Carolina Beach Road south of
that intersection. Continuous flow intersections permit more efficient travel
movements and help alleviate congestion by allowing more of the main street’s
traffic to move through the intersection. Bidding of the project is expected to occur
in 2024.
Beau Rivage
Update
Watermark
Apartments
Congleton
Farms
Tarin Woods II
Habitat Restore
Building
Planning Board - March 3, 2022
ITEM: 2 - 2 - 8
Z22-02 Staff Report PB 3-3-2022 Page 9 of 20
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. Beau Rivage
Update
• 4,500 square feet of drive-
thru bank
• 3,500 square feet of fast
food drive thru
• 6,900 square feet of
supermarket (addition to the
existing Harris Teeter)
• 7,500 square feet of
shopping center
• Approved December 28, 2016
• 2018 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of an eastbound right-turn lane on Sanders Road at the site’s access and
Carolina Beach Road.
Nearby Proposed Developments included within the TIA:
• Tarin Woods
• River Lights
Development Status: Development under construction. The right-turn lane on Sanders Road
at the site’s access has been constructed.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 9
Z22-02 Staff Report PB 3-3-2022 Page 10 of 20
2. Watermark
Apartments
• 340 multi-family apartments
• Approved December 22, 2021
• 2023 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Install traffic signal at the Southbound to Northbound U-Turn at S Ridge Blvd
• Construct the eastbound approach with one ingress lane and one egress lane to allow for
a left-in/right-in/right-out configuration
• Construct an exclusive northbound left turn lane with 200 feet of full width storage, 50
feet of deceleration and 200 feet of taper.
Nearby Proposed Developments included within the TIA:
• Tarin Woods
• River Lights
Development Status: The rezoning application for this project will be considered February
7, 2022. If approved, construction will begin in 2023.
3. Habitat Restore
Building
• 20,320 sf of Discount Store
• 14,830 sf of Shopping Center
• Approved February 26,
2018
• 2022 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of a southbound right turn lane on Carolina Beach Road at the site’s access.
• Increasing the length of an existing southbound U-turn lane on Carolina Beach Road at
Cathay Road.
Nearby Proposed Developments included within the TIA:
• Beau Rivage Update
• Beau Rivage Townhomes
Development Status: No construction has started at this time.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 10
Z22-02 Staff Report PB 3-3-2022 Page 11 of 20
4. Tarin Woods II
Phase 2B(1):
• 219 Single-Family Homes
• 398 Townhomes
• Addendum approved March
26, 2020
• 2020 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of a northbound leftover/U-turn on Carolina Beach Road at the Harris Teeter
driveway (required to be installed during the development of Phase 2A).
• Installation of a second westbound right turn lane on Manassas Drive at Carolina Beach
Road.
• Includes additional point of egress to Carolina Beach Road.
Nearby Proposed Developments included within the TIA:
• Beau Rivage Update
• Beau Rivage Townhomes
Development Status: Development and improvements are currently under construction.
5. Congleton Farms • 169 Single-Family Homes • Approved February 7, 2018
• 2018 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Constructing the section of Lieutenant Congleton Road along the site frontage to connect
to the existing roadway with one lane in each direction.
Nearby Proposed Developments included within the TIA:
• None
Development Status: Development under construction.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 11
Z22-02 Staff Report PB 3-3-2022 Page 12 of 20
ENVIRONMENTAL
• The property does not contain any Special Flood Hazard Areas or Natural Heritage Areas.
• The property is within the Motts Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I & III. Class III indicates 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 Bellamy Elementary,
Murray Middle, and Ashley High Schools. Students may apply to attend public magnet,
year-round elementary, or specialty high schools.
• Based on the current general student generation rate*, the increase in homes would result
in approximately 12 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 4 residential units Approximate** Total: 1
(0 elementary, 0 middle, 0 high)
Typical Development Under
Current R-15 Zoning 15 residential units Approximate** Total: 3
(1 elementary, 1 middle, 1 high)
Proposed (CZD) R-5 Zoning 48 residential units Approximate** Total: 11
(4 elementary, 2 middle, 4 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.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 12
Z22-02 Staff Report PB 3-3-2022 Page 13 of 20
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% Bellamy 456 499 91% None
Middle 108% Murray 853 848 101% None
High 100% Ashley 1,990 1,896 105% None
Planning Board - March 3, 2022
ITEM: 2 - 2 - 13
Z22-02 Staff Report PB 3-3-2022 Page 14 of 20
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 in size and price points and access to basic goods and services.
• The proposed R-5 zoning district would allow for an increase in housing diversity and would
allow those new residents to utilize existing goods and services within one mile of the subject
property.
• The predominant housing type in the area is single family detached. Under the proposed
R-5 district, the project would increase housing diversity by decreasing single family
detached (72.2% to 71.5%) and increase the number of single family attached units (12.3%
to 13.06%).
• In addition to increasing the housing type diversity of the community, the proposal would
also provide for-sale housing units at more affordable price points for residents earning
between 81% and 120% area median income (AMI). Based on the findings of the
Comprehensive Housing Study completed by the joint New Hanover County/City of
Wilmington Workforce Housing Advisory Committee, there is a need for for-sale units
serving the population at these income levels across the County.
• The subject property is located in the Veterans Park community area, where 61% 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.).
• With the proposed number of units, the number of residences within one-mile of goods and
services would remain at 61%.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 14
Z22-02 Staff Report PB 3-3-2022 Page 15 of 20
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-15:
Cottage Grove
Planning Board - March 3, 2022
ITEM: 2 - 2 - 15
Z22-02 Staff Report PB 3-3-2022 Page 16 of 20
Clay Crossing
Planning Board - March 3, 2022
ITEM: 2 - 2 - 16
Z22-02 Staff Report PB 3-3-2022 Page 17 of 20
Representative Developments of R-5:
Woodlands at Echo Farms
Context and Compatibility
• While the area was zoned for residential development in the early 1970s, the 2016
Comprehensive Plan recommends multi-family or higher density single family development
patterns, and a mixture of uses can be provided via adjacent tracts or when separated by
lower traffic local or collector roads.
• The subject property is located in one of the county’s more densely developed corridors,
just south of one the three identified high growth nodes in the Comprehensive Plan.
• The subject property is one of several undeveloped tracts along Carolina Beach Road, a
major road corridor. The property is located south of a commercial node serving residents
in this area and is in a location anticipated to serve as a transition from single-family
detached land uses west of the site to Carolina Beach Road.
• The proposed height will be limited to 2 stories.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 17
Z22-02 Staff Report PB 3-3-2022 Page 18 of 20
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.
These areas share several qualities with higher-intensity mixed-use place
types, including first floor retail with office and housing above, wider
sidewalks and an emphasis on streetscaping.
Z21-08
Planning Board - March 3, 2022
ITEM: 2 - 2 - 18
Z22-02 Staff Report PB 3-3-2022 Page 19 of 20
Analysis
The subject property is located in the southern portion of the county along
a major road corridor in close proximity to a neighborhood commercial
node and other commercial services.
The Comprehensive Plan classifies the property as Community Mixed Use,
which promotes development of small-scale, mixed-use developments. This
place type is common for areas along highway corridors. This place type
assignment is intended to support more density near major roads with a
transition to lower densities adjacent to existing lower intensity residential
neighborhoods.
The site is located south of a neighborhood commercial node and across
Carolina Beach Road from higher density single-family residential
development. 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 as well as a mix of uses
located on adjacent or nearby parcels.
The applicant is proposing 48 dwelling units, for an overall density
of 8 units per acre in 2-story buildings. Housing forms such as townhomes
tend to use land more efficiently and be smaller in size, making new units
more affordable and providing a greater range of housing price points in
the area. The proposal is also in line with the preferred density range for
the Community Mixed Use place type, which envisions residential
development in the range of 1-3 stories at a moderate to high density.
Consistency
Recommendation
The proposed rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the type of housing
diversity that is 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 provide additional housing in close proximity to
existing and future commercial development serving nearby residents.
Planning Board - March 3, 2022
ITEM: 2 - 2 - 19
Z22-02 Staff Report PB 3-3-2022 Page 20 of 20
STAFF RECOMMENDATION
Based on the recommended uses and intensity for Community Mixed Use places, the context and
compatibility with the immediate surrounding area, and consistency with the New Hanover County
Strategic Plan, staff recommends approval of this application and suggests the following motion
with the applicant’s proposed conditions:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) R-5 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 residential densities are in-line with those recommended for the
property. 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 a
range of housing types and opportunities for households of different sizes and income levels.
Applicant’s proposed conditions:
1. The project is proposed to meet the price criteria for workforce housing in the 81-
120% Area Median Income (AMI) range as defined by the US Department of
Housing and Urban Development, adjusted for household size. Restrictive covenants
will be created to assure owner occupancy and restrict investment or short-term
rental.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) R-5 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 residential densities are in-line with those
recommended for the property, 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 - March 3, 2022
ITEM: 2 - 2 - 20
CZD R-10
CZD B-2
CZD B-1
B-1
R-15
O&I
B-2
R-10
New Hanover County, NCSHODIncorporated Areas
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 R-5R-156221-6229
Carolina Beach Road
Z22-02
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
R-15
Subject Site
Planning Board - March 3, 2022
ITEM: 2 - 3 - 1
CountryPlaceRd
Condo Club Dr
Cathay Rd
BlakeTrl
Ca
r
o
l
i
n
a
B
e
a
c
h
R
d
Private
General
ResidentialCommunity
Mixed Use
Urban
Mixed Use
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CZD R-5R-156221-6229
Carolina Beach Road
Z22-02
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Subject Site
Planning Board - March 3, 2022
ITEM: 2 - 4 - 1
Initial Application
Documents & Materials
Planning Board - March 3, 2022
ITEM: 2 - 5 - 1
Page 1 of 6
Conditional Zoning District 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
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
Cindee Wolf Wilmington Realtors Foundation
Design Solutions
1001 Military Cutoff Road, Suite 101
Wilmington, NC 28406 Wilmington, NC 28405
910-620-2374 910-232-4635 (Contact: Jody Wainio)
cwolf@lobodemar.biz jodyw@kw.com
P.O. Box 7221
Barry Dean Cribb / Polly Greene Cribb
Planning Board - March 3, 2022
ITEM: 2 - 6 - 1
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Page 2 of 6
Conditional Zoning District 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
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.
6221 - 6229 Carolina Beach Road See Attached List
R-15Community Mixed-Use
CZD R-5 6.14 Ac.+/-
The proposed project is a 48-unit attached-townhome community, with a density of eight (8) units peracre. Homes will be individually-owned, two-story, with a one-car garage and parking for anadditional two vehicles on a driveway pad in front of the units.
The project is proposed to meet the price criteria for "work-force" housing in the 81-120% Average Median Income (AMI) range defined for "for-sale" residences. Retrictive covenants will be created to assure owner occupancy & restrict investment or short-term rental.
6.13 Ac.+/-
Planning Board - March 3, 2022
ITEM: 2 - 6 - 3
Page 3 of 6
Conditional Zoning District 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.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 @ 48
Residential Condo / Townhouse (230)
21 25
Policies for growth and development encourage safe and affordable housing to be available
to every citizen. Townhome communities such as this one are in demand due to lifestyle
preferences, affordablility factors and proximity to services. Rezoning to allow this housing
product and density on the subject tract would be consistent with the concept of transitioning
uses along traffic corridors such as Carolina Beach Road.
Planning Board - March 3, 2022
ITEM: 2 - 6 - 4
Page 4 of 6
Conditional Zoning District Application – Updated 05-2021
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 tract is identified in the Comprehensive Land Use Plan as a "Community Mixed-Use" place-type.The plan suggests higher densities as a means to support the small-scale, compact developmentpatterns necessary for sensible in-fill and maximizing use of lands already accessible to urbanservices.
Transitional uses along a busy highway have become a logical planning principle. Most residentswho desire a single-family home seek areas further from arterial road corridors, but residents who mayhave more limited means can afford their own home in communities that can can keep costs lowerbased on a higher density of product. Sustainability of the County depends on location-efficient land use.
Planning Board - March 3, 2022
ITEM: 2 - 6 - 5
Page 5of6
Conditional Zoning DistrictApplication–Updated05-2021
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:
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 thetract 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
CAW
CAW
CAW
CAW
N/A
CAW
CAW
CAW
x $700 for more than 5 acres
Planning Board - March 3, 2022
ITEM: 2 - 6 - 6
Cynthia Wolf
Planning Board - March 3, 2022
ITEM: 2 - 6 - 7
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Planning Board - March 3, 2022
ITEM: 2 - 6 - 8
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Planning Board - March 3, 2022
ITEM: 2 - 6 - 9
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1
Legal Description for
Conditional Zoning District Petition for
6221 – 6229 Carolina Beach Road
Beginning at a point in the eastern boundary of Carolina Beach Road (U.S. Hwy. 421), a 160’
public right‐of‐way; said point being at the northwestern‐most corner of “Lot 5 – Property of
Mrs. Ida Keyes,” on a plat recorded among the land records of the New Hanover County
Registry in Book 362, at Page 631; and running thence from the point of beginning:
South 69054’52” East, 1384.13 feet to a point; thence
South 20005’08” West, 200.00 feet to a point; thence
North 69054’52” West, 1284.41 feet to a point in the eastern boundary of Carolina Beach Road;
thence with that right‐of‐way,
North 06024’52” West, 223.48 feet to the point and place of beginning, containing 6.13 acres,
more or less.
Planning Board - March 3, 2022
ITEM: 2 - 6 - 12
Planning Board - March 3, 2022
ITEM: 2 - 6 - 13
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: 6221 to 6229 Carolina Beach Road
Proposed Zoning: R-15 to (CZD) R-5
The undersigned hereby certifies that written notice of a community meeting on the above
zoning application was given 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
December 4, 2021 . A copy of that written notice and site layout are also attached.
The meeting was held at the following time and place: Wednesday, December 15,
6:00 p.m.; at the Best Western Plus – Wilmington, 5600 Carolina Beach Road,
The persons in attendance at the meeting were: Reference attached sign-in list
The following issues were discussed at the meeting: A brief introduction of the project was
given, along with explanation of conditional zoning districts. Questions were primarily
concerning availability of public water & sewer service. Developer shared their initial research
on extension of the CFPUA water line to the site, and use of a low-pressure system for
sanitary sewer disposal – which could potentially avail other properties to the South in the
future.
As a result of the meeting, the following changes were made to the petition: None
Date: January 3, 2022
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - March 3, 2022
ITEM: 2 - 6 - 14
Planning Board - March 3, 2022
ITEM: 2 - 6 - 15
Planning Board - March 3, 2022
ITEM: 2 - 6 - 16
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PROPERTY OWNERS WITHIN A 500' PERIMETER OF 6221 ‐ 6229 CAROLNA BEACH ROAD
OWNERMAILING ADDRESSCITY / STATE / ZIPPROPERTY ADDRESS
ALLEN BRENDA6201 CAROLINA BEACH RD WILMINGTON, NC 284126201 CAROLINA BEACH RD WILMINGTON
ALLEN GREGORY K ETAL6205 CAROLINA BCH RD UNIT AWILMINGTON, NC 284126205 CAROLINA BEACH RD WILMINGTON
ALLEN GREGORY K JULIE A6205 CAROLINA BEACH RD WILMINGTON, NC 284126205 CAROLINA BEACH RD WILMINGTON
ALLEN GREGORY KERMIT JULIE A6205 CAROLINA BCH RD UNIT AWILMINGTON, NC 28412
ALLEN GREGORY KERMIT JULIE A6205 CAROLINA BCH RD UNIT AWILMINGTON, NC 284126205 CAROLINA BEACH RD WILMINGTON
ALLEN GREGORY KERMIT JULIE A6205 CAROLINA BCH RD UNIT AWILMINGTON, NC 284126205 CAROLINA BEACH RD WILMINGTON
AUCTION CARNIVAL COM LLC314 LENNON DR UNIT 12216WILMINGTON, NC 284056305 APPOMATTOX DR WILMINGTON
AUSTIN RONALD D REBECCA L2544 BLAKE TRAIL WILMINGTON, NC 284092544 BLAKE TRL WILMINGTON
BONDURANT WILLIAM BRENDA 226 COUNTRY PLACE RD WILMINGTON, NC 28409226 COUNTRY PLACE RD WILMINGTON
BRADSHAW DOLORES J6303 CAROLINA BEACH RD WILMINGTON, NC 284126303 CAROLINA BEACH RD WILMINGTON
CALDWELL LARRY W278 HILLCREST CIR WHITEVILLE, NC 28472602 ANTIETAM DR WILMINGTON
CAROLINA COASTAL MARINE LLC8936 SEDGLEY DR WILMINGTON, NC 284126301 CAROLINA BEACH RD WILMINGTON
COATS DELORIS M ETAL709 CROWS NEST CT WILMINGTON, NC 284096213 CAROLINA BEACH RD WILMINGTON
COATS STEVEN K DELORIS M709 CROWS NEST CT WILMINGTON, NC 284096310 APPOMATTOX DR WILMINGTON
COPENHAVER BARBARA A6203 CAROLINA BEACH RD WILMINGTON, NC 284126203 CAROLINA BEACH RD WILMINGTON
CRIBB POLLY GREENE226 RUTLEDGE DR WILMINGTON, NC 284126216 CAROLINA BEACH RD WILMINGTON
CRIBB POLLY GREENE226 RUTLEDGE DR WILMINGTON, NC 284126208 CAROLINA BEACH RD WILMINGTON
DEMUNBRUN KARENPO BOX 102ROCKWELL, NC 281386261 CAROLINA BEACH RD WILMINGTON
FOWLER IRIS POPE HEIRS6233 CAROLINA BEACH RD WILMINGTON, NC 284126233 CAROLINA BEACH RD WILMINGTON
H & H FAMILY LIMITED PTNRSHP709 CROWS NEST CT WILMINGTON, NC 284096217 CAROLINA BEACH RD WILMINGTON
HILL CATHY GAIL6305 CAROLINA BEACH RD WILMINGTON, NC 284126305 CAROLINA BEACH RD WILMINGTON
HOOKS JULIUS D606 ANTIETAM DR WILMINGTON, NC 28412606 ANTIETAM DR WILMINGTON
JONES GERALD L REV TRUST2002 WARD ST DURHAM, NC 277076237 CAROLINA BEACH RD WILMINGTON
LAKEY JACQUELINE ETAL2540 BLAKE TRL WILMINGTON, NC 284092542 BLAKE TRL WILMINGTON
LAKEY THOMAS H JACQUELINE C2540 BLAKE TRL WILMINGTON, NC 284092540 BLAKE TRL WILMINGTON
LERAY BARRY W ATHANASIA B2536 BLAKE TRL WILMINGTON, NC 284092536 BLAKE TRL WILMINGTON
LEWIS PEGGY LEONARD REV TRUSTPO BOX 12226WILMINGTON, NC 28405
LONG LEAF JEHOVAHS WITNESSES6307 CAROLINA BEACH RD WILMINGTON, NC 284126307 CAROLINA BEACH RD WILMINGTON
LORACK LLC12300 PEED RD RALEIGH, NC 276146306 CAROLINA BEACH RD WILMINGTON
LORACK LLC12300 PEED RD RALEIGH, NC 276146306 CAROLINA BEACH RD WILMINGTON
MCKEITHAN APRIL A224 COUNTRY PLACE RD WILMINGTON, NC 28409224 COUNTRY PLACE RD WILMINGTON
MINTZ WILLIAM KIMBERLY J614 ANTIETAM DR WILMINGTON, NC 28409614 ANTIETAM DR WILMINGTON
MIRESSI GERALD LOUIS SR HEIRS6241 CAROLINA BCH RD WILMINGTON, NC 284126245 CAROLINA BEACH RD WILMINGTON
MIRESSI JOSEPHINE F6241 CAROLINA BEACH RD WILMINGTON, NC 284126239 CAROLINA BEACH RD WILMINGTON
MIRESSI JOSEPHINE F6241 CAROLINA BEACH RD WILMINGTON, NC 284126231 CAROLINA BEACH RD WILMINGTON
MIRESSI JOSEPHINE FOWLER6241 CAROLINA BEACH RD WILMINGTON, NC 284126235 CAROLINA BEACH RD WILMINGTON
CFPUA320 CHESTNUT ST WILMINGTON, NC 28401113 CATHAY RD WILMINGTON
NORRIS SHIRLEY S6218 CAROLINA BCH RD WILMINGTON, NC 284126218 CAROLINA BEACH RD WILMINGTON
NUTZ & BOLTZ VENTURES LLC7508 CHAMPLAIN DR WILMINGTON, NC 284126209 CAROLINA BEACH RD WILMINGTON
OSBORNE CHRISTINE F178 CHRISTOPHER RD FLINTON, PA 166406207 CAROLINA BEACH RD WILMINGTON
PARKER DAVID S492 SANDLIN RD BEULAVILLE, NC 28518552 ANTIETAM DR WILMINGTON
PPC VENTURES LLCPO BOX 12226WILMINGTON, NC 284056230 CAROLINA BEACH RD WILMINGTON
R C FOWLER PROPERTIES INC3763 LITCHFIELD LOOP LAKE WALES, FL 338596300 CAROLINA BEACH RD WILMINGTON
ROGERS AMELIA S2538 BLAKE TRL WILMINGTON, NC 284092538 BLAKE TRL WILMINGTON
SHAMROCK INVESTMENTS OF NC8395 NC 581 HWY SBAILEY, NC 27807548 ANTIETAM DR WILMINGTON
STINNETT MATTHEW D MEREDITH C610 ANTIETAM DR WILMINGTON, NC 28409610 ANTIETAM DR WILMINGTON
TOWNHOMES AT BEAU RIVAGE10 S CARDINAL DRWILMINGOTN, NC 28403100 BEAU RIVAGE DR WILMINGTON
WILLIAMS STEPHEN T433 ROSLYN RD WINSTON SALEM, NC 271046234 CAROLINA BEACH RD WILMINGTON
Planning Board - March 3, 2022
ITEM: 2 - 6 - 18
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Notice of Meeting
December 4, 2021
To: Adjacent Property Owners
From: Cindee Wolf
Re: Pierson’s Point – Townhome Community
The owners of the properties at 6221 – 6229 Carolina Beach Road seek to develop a new housing
community in the proximity of your property. The plan proposes forty‐eight (48) townhomes units,
that will be marketed for individual ownership. An exhibit is attached.
Approval of a Conditional District allows particular uses to be established only in accordance with a
specific plan, standards and conditions pertaining to each individual development project.
The County requires that the developer hold a meeting for all property owners within 500 feet of the
tract boundary, and any and all other interested parties. This provides neighbors with an opportunity
for explanation of the proposal and for questions to be answered concerning project improvements,
benefits and impacts.
A meeting will be held on Wednesday, December 15th, at the Best Western Plus – Wilmington, 5600
Carolina Beach Road, 6:00 p.m. If you cannot attend, you are also welcome to contact me at telephone
# 910‐620‐2374, or email cwolf@lobodemar.biz with comments and/or questions.
We appreciate your interest in the project and look forward to being a good neighbor and an asset to
the community.
Planning Board - March 3, 2022
ITEM: 2 - 6 - 19
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Concept Plan
Planning Board - March 3, 2022
ITEM: 2 - 7 - 1
Planning Board - March 3, 2022ITEM: 2- 8 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 3/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Current Planner
CONTACT(S): Amy Doss; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-03) - Request by Douglas E. Reeves, applicant, on behalf of Reeves Holdings, LLC, property
owner, to rezone approximately 1.84 acres of land located at 6205 Blossom Street from R-15, ResidenAal District,
to CB, Community Business, and R-10, ResidenAal District.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 1.84 acres from R-15, Residen)al to CB, Community Business and
R-10, Residen)al. The por)on of the land fron)ng Castle Hayne Road is intended for commercial space. The acreage
fron)ng Blossom Street would be rezoned for low density residen)al.
Although a straight rezoning, the applicant has provided a proposed plan for the parcel, but condi)ons regarding uses
cannot be placed on the approval. The subject site would be required to meet all the Unified Development Ordinance
(UDO) requirements for development within the proposed zoning districts. Types of uses allowed and commonly found
in the CB district include civic, ins)tu)onal, and commercial uses like community centers, religious assemblies,
restaurants, and general retail sales. Types of uses allowed and commonly found in the R-10 district include civic,
ins)tu)onal, and residen)al uses like libraries, religious assemblies, and EMS facili)es. Some of these uses allowed in
the CB and R-10 zoning districts are also permi8ed within the R-15 zoning district. Any proposed non-residen)al use
would be subject to the applicable site design and approval provisions within the UDO.
The R-15 district in this area was established within the “Castle Hayne” zoning area in 1985. At the )me, the purpose
of the R-15 district was to provide lands that accommodate very low-density housing and recrea)onal uses in order to
preserve the quiet residen)al nature of the areas included in the district. The purpose of the Residen)al-10 (R-10)
District is to provide lands that accommodate new residen)al neighborhoods and encourage the conserva)on of
exis)ng residen)al lots and neighborhoods. The purpose of the Community Business (CB) District is to provide lands
that accommodate the development, growth, and con)nued opera)on of businesses that serve surrounding
neighborhoods with goods and services. CB district lands can serve as a buffer between higher density/intensity
development and moderate or low-density mul)-family and single-family neighborhoods. This district was added to
the UDO in 2019 and was intended to be appropriate adjacent to exis)ng residen)al uses.
It is es)mated that 1.27 acres of property zoned CB can generally support approximately 10,000 square feet of
tradi)onal general retail uses based on a typical 18% building area for this type of zoning. The remaining por)on of the
parcel that would be zoned R-10 and if developed at the maximum R-10 density of 3.3 units per acre, this could yield a
poten)al maximum of 3 dwelling units. If developed at the maximum R-15 density of 2.5 units per acre, this could yield
a poten)al maximum of 5 dwelling units.
The net change from the poten)al trip genera)on if the site were to be developed under the exis)ng R-15 district to
the proposed CB and R-10 districts shows an approximate increase of 36 AM peak hour trips and an approximate
increase of 90 PM peak hour trips. General retail uses typically generate the bulk of their trips during the PM hours as
Planning Board - March 3, 2022
ITEM: 3
retail uses are oEen not the weekday rush hour des)na)on for motorists. The es)mated traffic generated from the
site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
Based on the current student genera)on rate, the maximum development within the proposed zoning district can be
es)mated to generate approximately the same number of students than if developed under exis)ng 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. Please refer to the Schools sec)on included in this report for
addi)onal informa)on on school enrollment and capacity.
The site would serve as a transi)onal area between the commercial ac)vity along the Castle Hayne corridor and the
lower-intensity uses to the east.
The proposed rezoning for CB and R-10 is generally CONSISTENT with the Comprehensive Plan because it will allow
for the types of residen)al development and commercial uses encouraged in the Community Mixed Use place type.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Because the proposed rezoning is generally consistent with the Comprehensive Plan and would provide a transi)on
between exis)ng commercial services and residen)al areas, Staff recommends approval of the proposal and suggests
the following mo)on:
I move to recommend APPROVAL of the proposed rezoning to CB and R-10. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because it will allow for the types of residen)al
and commercial uses that would be encouraged in the Community Mixed Use place type. I also find
recommending APPROVAL of the rezoning request is reasonable and in the public interest because the
site is located on an arterial street near exis)ng commercial services and would serve as a transi)on
between the Castle Hayne commercial node to the south and residen)al proper)es to the north and east.
Alterna)ve Mo)on for Denial
I move to recommend DENIAL of the proposed rezoning to CB and R-10. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it would allow for the
types of commercial uses that would be encouraged in the Community Mixed Use place type, 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 intensity will
adversely impact the adjacent neighborhoods.
ATTACHMENTS:
Descrip)on
Z22-03 Script
Z22-03 Staff Report PB
Z22-03 Zoning Map
Z22-03 FLUM
Z22-03 Application Cover Sheet
Z22-03 Application Package
Planning Board - March 3, 2022
ITEM: 3
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - March 3, 2022
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-03)
Request by Douglas E. Reeves, applicant, on behalf of Reeves Holdings, LLC, property owner, to
rezone approximately 1.84 acres of land located at 6205 Blossom Street from R-15, Residential District,
to CB, Community Business, and R-10, Residential District.
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)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. 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 RECOMMEND APPROVAL of the proposed rezoning to CB and R-10 districts. I find
it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will
allow for the types of residential and commercial uses that would be encouraged in the
Community Mixed Use place type. I also find RECOMMENDING APPROVAL of the rezoning
request is reasonable and in the public interest because the site is located on an arterial street
near existing commercial services and would serve as a transition between the Castle Hayne
commercial node to the south and residential properties to the north and east.
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to CB and R-10 districts. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow
for the types of residential and commercial uses that would be encouraged in the Community
Mixed Use place type. I also 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 intensity will adversely impact the adjacent
areas.
Planning Board - March 3, 2022
ITEM: 3 - 1 - 1
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to CB and R-10 districts.
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 - March 3, 2022
ITEM: 3 - 1 - 2
Z22-03 Staff Report PB 2.3.2022 Page 1 of 14
STAFF REPORT OF Z22-03
REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-03
Request:
Rezone approximately 1.84 acres to CB, Community Business and R-10, Residential
Applicant: Property Owner(s):
Douglas E Reeves with Reeves Holdings LLC Reeves Holdings, LLC
Location: Acreage:
6205 Blossom Street 1.84
PID(s): Comp Plan Place Type:
R01109-003-001-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Commercial use fronting Castle Hayne, and
residential use fronting Blossom Street
Current Zoning: Proposed Zoning:
R-15, Residential CB, Community Business, and R-10 Residential
SURROUNDING AREA
LAND USE ZONING
North General Retail Sales, Undeveloped B-2, R-15
East Residential R-15
South Residential R-15
West Castle Hayne Road Right-of-Way, Residential N/A, RA
Planning Board - March 3, 2022
ITEM: 3 - 2 - 1
Z22-03 Staff Report PB 2.3.2022 Page 2 of 14
ZONING HISTORY
July 1, 1985 Initially zoned R-15 (Castle Hayne Area)
COMMUNITY SERVICES
Water/Sewer
CFPUA sewer is available; CFPUA water has capacity at this time. Capacity
is also dependent on the analysis of the pipe collection system (gravity and
force mains).
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Castle Hayne Station
Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Riverside Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources.
Archaeological No known archaeological resources.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 2
Z22-03 Staff Report PB 2.3.2022 Page 3 of 14
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone approximately 1.84 acres from R-15, Residential to
CB, Community Business and R-10, Residential. The portion of the land fronting Castle Hayne
Road is intended for commercial space. The acreage fronting Blossom Street would be
rezoned for low density residential.
• Access to the site is provided by Castle Hayne Road and Blossom Street. As shown on the
proposed plan, the CB commercial zoning will front Castle Hayne Road and the R-10
residential zoning will front Blossom Street.
• According to the applicant, the CB portion of the property is intended to be used for a
restaurant. The acreage fronting Blossom Street will be subdivided into 3 lots for single
family residential. However, because this is a straight rezoning request, conditions regarding
uses cannot be placed on the approval.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 3
Z22-03 Staff Report PB 2.3.2022 Page 4 of 14
ZONING CONSIDERATIONS
• The R-15 district in this area was established within the “Castle Hayne” zoning area in 1985.
At the time, the purpose of the R-15 district was to provide lands that accommodate very
low-density housing and recreational uses in order to preserve the quiet residential nature
of the areas included in the district. However, recent rezonings of nearby property have
allowed increased density and different levels of intensity in the surrounding Castle Hayne
area.
• The purpose of the Community Business (CB) District is to provide lands that accommodate
the development, growth, and continued operation of businesses that serve surrounding
neighborhoods with goods and services. CB district lands can serve as a buffer between
higher density/intensity development and moderate or low-density multi-family and single-
family neighborhoods. This district was added to the Unified Development Ordinance in
2019 and was intended to be appropriate adjacent to existing residential uses.
• The purpose of the Residential-10 (R-10) District is to provide lands that accommodate new
residential neighborhoods and encourage the conservation of existing residential lots and
neighborhoods. Neighborhoods in the R-10 district are relatively low density in character
and may be established in proximity to neighborhood or community commercial districts to
encourage the establishment of walkable development patterns.
• Although a straight rezoning, the applicant has provided a proposed plan for the parcel,
but conditions regarding uses cannot be placed on the approval. The subject site would be
required to meet all the Unified Development Ordinance (UDO) requirements for
development within the proposed zoning districts. Types of uses allowed and commonly
found in the CB district include civic, institutional, and commercial uses like community centers,
religious assemblies, restaurants, and general retail sales. Types of uses allowed and
commonly found in the R-10 district include civic, institutional, and residential uses like
libraries, religious assemblies, and EMS facilities. Some of these uses allowed in the CB and
R-10 zoning districts are also permitted within the R-15 zoning district. Any proposed non-
residential use would be subject to the applicable site design and approval provisions within
the UDO.
• The subject property is located within the commercial area of Castle Hayne. This area
includes general office, retail, and restaurant uses. Adjacent property to the north of the
site is zoned B-2, Regional Business, with a retail use established on site. Single-family
housing and undeveloped land are located directly east and northeast of the property
along Blossom Street, an unimproved public right-of-way. A small adjacent property to the
south is zoned R-15 Residential. To the west exists RA-zoned parcels, accommodating single-
family housing. To the northwest of the subject site, B-2 zoning exists and includes the Hudson
Hardware and Luck’s Tavern businesses.
• Current R-15 zoning would allow a maximum of 5 dwelling units on the 1.84-acre site at a
density of 2.5 du/ac.
• Future development of the site would be subject to technical review to ensure compliance
with applicable County and State regulations, including applicable site design and
approval provisions within the UDO.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 4
Z22-03 Staff Report PB 2.3.2022 Page 5 of 14
AREA SUBDIVISIONS UNDER DEVELOPMENT
• The property is not within one mile of any subdivisions under development.
TRANSPORTATION
• Access will be provided to the subject property from Castle Hayne Road, an NCDOT-
maintained minor arterial street, and by Blossom Street by way of Vine Street.
• Traffic Impact Analyses are not required for a straight rezoning, as a specific development
proposal is required to thoroughly analyze access, potential trip generation, and roadway
improvements.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 5
Z22-03 Staff Report PB 2.3.2022 Page 6 of 14
• 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
Traffic Impact Analysis (TIA) or through the NCDOT Driveway permitting process.
• As currently zoned, it is estimated the site would generate about 4 AM peak hour trips and
5 PM peak hour trips if developed at the permitted density.
• The trips generated from the requested CB portion of the property would vary based on
the proposed uses within this district. It is estimated that 1.27 acres of property zoned CB
can generally support approximately 10,000 square feet of traditional general retail uses
based on a typical 18% building area for this type of zoning. Such a development is
estimated to generate about 38 AM peak hour trips and 92 PM peak hour trips.
• The net change from the potential trip generation if the site were to be developed under
the existing R-15 district to the proposed CB and R-10 districts shows an approximate
increase of 36 AM peak hour trips and an approximate increase of 90 PM peak hour trips.
General retail uses typically generate the bulk of their trips during the PM hours as retail
uses are often not the weekday rush hour destination for motorists.
• As there is not a specific development proposal at this time to analyze traffic impacts for,
staff has provided the volume to capacity ratio for roadways in the vicinity of 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
Castle Hayne Road 6100 block 19,494 17,375 1.12 (F)
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning:
5 Single-Family
Dwellings 4 AM / 5 PM
Potential Trip
Generation under
Proposed Rezoning:
Approximately 10,000
Square Feet of General
Retail Sales & 3 Single-
Family Dwellings
Total: 40AM / 95 PM
(38 AM / 92 PM for CB
&
2 AM / 3PM for R-10)
Potential Net Change
under Proposed
Zoning:
- + 36AM / + 90 PM
Planning Board - March 3, 2022
ITEM: 3 - 2 - 6
Z22-03 Staff Report PB 2.3.2022 Page 7 of 14
Nearby Planned Transportation Improvements and Traffic Impact Analyses
• The property is not within 1-mile of any planned Transportation Improvement Projects or
Traffic Impact Analyses.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or Special Flood Hazard Area.
• The property is within the Holly Shelter Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I soils (suitable/slight limitation).
OTHER CONSIDERATIONS
SCHOOLS
• Students generated from development of this parcel would be assigned to Castle Hayne
Elementary, Holly Shelter Middle, and Laney High schools. Students may apply to attend public
magnet, year-round elementary, or specialty high schools.
• Under the current zoning, density would be limited to a maximum of 5 dwelling units. Under the
proposed zoning, a maximum of 3 units could be developed.
• Based on the current student generation rate*, the maximum development within the proposed
zoning district can be estimated to generate approximately the same number of students than
if developed under existing 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 - March 3, 2022
ITEM: 3 - 2 - 7
Z22-03 Staff Report PB 2.3.2022 Page 8 of 14
Development Type Intensity Estimated Student Yield
(current general student generation rate)*
Existing Development Undeveloped Approximate* Total: 0
Typical Development
under Current R-15
Zoning
5 residential units Approximate* Total: 1
Potential Development
under Proposed Zoning
Districts
3 residential units Approximate* Total: 1
*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 build-out for over 5 years. 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.
School Enrollment* and Capacity**—2021-2022 Estimates
*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.
Level
Total
NHC %
Capacity School
Enrollment of
Assigned
School
Capacity of
Assigned
School w/
Portables
% of
Capacity of
Assigned
School
Funded
Capacity
Upgrades
Elementary 91% Castle Hayne 483 529 91% None
Middle 98% Holly Shelter 917 934 98% None
High 105% Laney 2063 1903 108% None
Planning Board - March 3, 2022
ITEM: 3 - 2 - 8
Z22-03 Staff Report PB 2.3.2022 Page 9 of 14
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-15:
Page’s Corner in Ogden
Clay Crossing
Planning Board - March 3, 2022
ITEM: 3 - 2 - 9
Z22-03 Staff Report PB 2.3.2022 Page 10 of 14
Representative Developments of R-10:
Rachel’s Place
Planters Walk and West Bay Estates
Planning Board - March 3, 2022
ITEM: 3 - 2 - 10
Z22-03 Staff Report PB 2.3.2022 Page 11 of 14
Representative Developments of CB:
Context and Compatibility
• The property is located along Castle Hayne Road, which is identified as a Minor Arterial
on the WMPO Functional Classification Map.
• The site abuts the Castle Hayne commercial node and is adjacent to single family homes to
the east on Blossom Street.
• The site would serve as a transitional area between the commercial activity along the
Castle Hayne corridor and the lower-intensity uses to the east.
• The development is expected to have no impact on the school system.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 11
Z22-03 Staff Report PB 2.3.2022 Page 12 of 14
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. `
Planning Board - March 3, 2022
ITEM: 3 - 2 - 12
Z22-03 Staff Report PB 2.3.2022 Page 13 of 14
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 property is located in a transitional area near the Castle Hayne
commercial services node and ideally would provide for the needs of
adjacent residential neighborhoods. The Comprehensive Plan classifies
properties along the Castle Hayne Road corridor as Community Mixed Use.
It is the intent of the plan to allow for the continued growth of this node with
commercial services and moderate density residential development while
also providing a transition between the lower density housing to the east
and the high intensity Castle Hayne Road Corridor. The subject site’s location
makes it appropriate to serve as a transitional area between the existing
and future businesses located within the Castle Hayne commercial node to
the south and low-density residential and low-intensity commercial land uses
to the north.
The proposed CB portion of the parcel would allow for the types of
commercial uses that would be appropriate in a Community Mixed Use
place type and would provide services to the surrounding community. Uses
permissible within the CB are meant for transitional areas between
residential areas and commercial nodes. The applicant intends for lower-
intensity commercial services such as a small restaurant, for nearby residents
as well as commuters since Castle Hayne Road is an important commuter
route to and from Pender County.
The proposed R-10 portion of the parcel will be located between the CB
and existing R-15 zoning districts. The proposed R-10 zoning district could
accommodate approximately 3 residential units, which would provide an
appropriate transition to the single-family homes existing on Blossom Street
and toward the east. While the proposed housing density is lower than
typical in a Community Mixed Use place type, it is consistent with existing
housing patterns.
Consistency
Recommendation
The proposed rezoning for CB and R-10 is generally CONSISTENT with the
Comprehensive Plan because it will allow for the types of residential
development and commercial uses encouraged in the Community Mixed Use
place type.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 13
Z22-03 Staff Report PB 2.3.2022 Page 14 of 14
STAFF RECOMMENDATION
Because the proposed rezoning is generally consistent with the Comprehensive Plan and would
provide a transition between existing commercial services and residential areas, Staff recommends
approval of the proposal and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning to CB and R-10. I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it
will allow for the types of residential and commercial uses that would be encouraged
in the Community Mixed Use place type. I also find recommending APPROVAL of the
rezoning request is reasonable and in the public interest because the site is located on
an arterial street near existing commercial services and would serve as a transition
between the Castle Hayne commercial node to the south and residential properties to
the north and east.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to CB and R-10. While I find
it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because
it would allow for the types of commercial uses that would be encouraged in the
Community Mixed Use place type, 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 intensity will adversely impact
the adjacent neighborhoods.
Planning Board - March 3, 2022
ITEM: 3 - 2 - 14
R-15
B-2
RA
New Hanover County, NCSHODIncorporated Areas
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
CB, R-10R-156205 Blossom StZ22-03
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
R-15 Subject Site
Planning Board - March 3, 2022
ITEM: 3 - 3 - 1
Conservation
Rural
Residential
General
Residential
Community
Mixed Use
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CB, R-10R-156205 Blossom StZ22-03
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Subject Site
Planning Board - March 3, 2022
ITEM: 3 - 4 - 1
Initial Application
Documents & Materials
Planning Board - March 3, 2022
ITEM: 3 - 5 - 1
Planning Board - March 3, 2022
ITEM: 3 - 6 - 1
Planning Board - March 3, 2022
ITEM: 3 - 6 - 2
Planning Board - March 3, 2022
ITEM: 3 - 6 - 3
Planning Board - March 3, 2022
ITEM: 3 - 6 - 4
Planning Board - March 3, 2022
ITEM: 3 - 6 - 5
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 3/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Ron Meredith
CONTACT(S): Ron Meredith; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-06) - Request by Andy E4ers, applicant and property owner, to rezone approximately 29.39
acres of land located at 312 Hermitage Road from R-20, Residen>al District, to (CZD) CS, Commercial
Services District for warehousing and office flex space and a nursery.
BRIEF SUMMARY:
The applicant is proposing to construct a 130,000 square foot warehousing and office flex space business park and
preserve an exis'ng nursery on site located on the south side of the subject parcel. The units are an'cipated to be
located within 11 buildings with a maximum of 40 feet in height containing 3 to 4 units each which would range in size
from about 9,000 square feet to 12,000 square feet, but some changes to building configura'on be possible. The
applicant’s proposed conceptual plan includes buffers on the west side and the south side of the subject tract, which
meet the ordinance requirements.
When the R-20 district was first applied to this area in the 1970s, public u'li'es were limited, and many homes in the
unincorporated areas of the County u'lized private well and sep'c. Water is now available in the area, and the
applicant is proposing connec'ons to the CFPUA water and to u'lize sep'c systems. As currently zoned, the site would
permit up to 44 dwelling units at a density of 1.9 du/ac. While the site is zoned R-20, it directly abuts I-1 zoning to the
east and R-20 zoning to the west, north and south. Although the subject property is located adjacent to residen'ally
zoned land, much of the surrounding area is undeveloped or used for nonresiden'al purposes.
If approved, the project would be subject to Technical Review Commi;ee and Zoning Compliance review processes to
ensure full compliance with all ordinance requirements and specific condi'ons included in the approval. Only minor
devia'ons from the approved conceptual plan, as defined by the UDO, would be allowed.
This CS district is modeled on the City of Wilmington’s Commercial Services district and was added to the Ordinance in
2019. It is intended to provide a clear place for the necessary businesses that aren’t op'mally located near residen'al
neighborhoods, some'mes referred to as “heavy commercial.” The uses in this district generally serve other
businesses, such as contractors or fleet services, and may require outside storage of materials and parking for fleet
vehicles or equipment.
As currently zoned, it is es'mated the site would generate about 33 AM and 44 PM trips during the peak hours if
developed at the permi;ed density. The proposed development would increase the es'mated number of peak hour
trips by about 150 peak hour trips. The TIA conducted for the project has been approved by NCDOT and the WMPO.
The approved TIA analyzed the development of 130,000 square feet of Business Park. An execu've summary of the
TIA is included in the agenda packet, and the full analysis is available in the Planning department.
Planning Board - March 3, 2022
ITEM: 4
Access is proposed to be provided to the subject property from Hermitage Road, an NCDOT- minor collector road. The
applicant has proposed two full access driveways. This loca'on provides an employment center where transporta'on
access is reachable by employees because of the proximity to the airport and Interstate I-140. The property is located
on a secondary road between the Wrightsboro commercial node and the Castle Hayne commercial node. Proper'es
east of the subject site have developed as a variety of light industrial uses due to the proximity of interstate I-140 and
railroad access. The site plan incorporates required landscaping and transi'onal buffers adjacent to residen'ally zoned
proper'es. The development would have no impact on the school system.
The Comprehensive Plan classifies the subject parcel as Employment Center. Employment Center place types are
generally applied in areas like this that are intended to serve as employment and produc'on hubs where office and light
industrial uses are easily available. The proposed rezoning from R-20 to (CZD) CS is generally CONSISTENT with the
2016 Comprehensive Plan, because it will allow for the types of commercial uses encouraged in the Employment
Center Use place type and the district is located within a transi'onal area and will provide a transi'on between light
industrial uses to the east and current lower intensity development that may transi'on in the future.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Based on the recommended uses for Employment Center places, the context and compa'bility with the immediate
surrounding area, and the transi'on from exis'ng light industrial uses to the east to poten'al future uses to the west,
staff recommends approval of this applica'on and suggests the following mo'on with the applicant’s proposed
condi'ons:
I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because it will allow for the types of commercial uses
encouraged in the Employment Center place type. I also find APPROVAL of the rezoning request is
reasonable and in the public interest because the proposed district will provide a transi'on between light
industrial uses to the east and current lower intensity development that may transi'on in the future.
Applicant’s proposed condi'ons:
1. The total square footage of business park flex space shall be limited to a maximum 130,000 square feet.
Alterna>ve Mo>on for Denial
I move to recommend DENIAL of the proposed rezoning. While I find it to be CONSISTENT with the purposes and
intent of the Comprehensive Plan because it will allow for the types of commercial uses encouraged in the
Employment Center place type, I find DENIAL of the rezoning request is reasonable and in the public interest
because the land use will adversely impact the adjacent residen'al areas.
ATTACHMENTS:
Descrip'on
Z22-06 script
Z22-06 Staff Report
Z22-06 Zoning
Z22-06 FLUM
Application Cover Sheet
Planning Board - March 3, 2022
ITEM: 4
Z22-06 Application 1
Z22-06 Application 2
Propety Deed With Description
Community Meeting Summary
Traffic Impact Analysis Cover Sheet
TIA Approval Hermitage RD
TIA Summary
Concept Plan Cover Sheet
Z22-06 PB Site Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - March 3, 2022
ITEM: 4
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-06)
Rezoning Request (Z22-06) - Request by Andy Etters, applicant and property owner, to
rezone approximately 29.39 acres of land located at 312 Hermitage Road from R-20, Residential District,
to (CZD) CS, Commercial Services District for warehousing and office flex space and a nursery.]
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)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. 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 recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with
the purposes and intent of the Comprehensive Plan because it will allow for the types of
commercial uses encouraged in the Employment Center place type. I also find APPROVAL of
the rezoning request is reasonable and in the public interest because the proposed district will
provide a transition between light industrial uses to the east and current lower intensity
development that may transition in the future.
Applicant’s proposed conditions:
1. The total square footage of business park flex space shall be limited to a maximum 130,000 square
feet.
Planning Board - March 3, 2022
ITEM: 4 - 1 - 1
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because it will allow for the types of
commercial uses encouraged in the Employment Center place type, I find DENIAL of the
rezoning request is reasonable and in the public interest because the land use will adversely
impact the adjacent residential areas.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional RMF-M
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 - March 3, 2022
ITEM: 4 - 1 - 2
Z22-06 Staff Report PB 3.3.2022 Page 1 of 13
STAFF REPORT FOR Z22-06
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-06
Request:
Rezoning to a (CZD) Commercial Services (CS) District
Applicant: Property Owner(s):
Fast Tracts Wilmington, LLC Fast Tracts Wilmington, LLC
Location: Acreage:
312 Hermitage Road 29.39 Acres
PID(s): Comp Plan Place Type:
R02500-002-003-000 Employment Center
Existing Land Use: Proposed Land Use:
Farm Land and Existing Wholesale Nursery Flex space business park, and the existing
nursery
Current Zoning: Proposed Zoning:
R-20, Residential (CZD) CS, Conditional Commercial Services
(CS) district
Planning Board - March 3, 2022
ITEM: 4 - 2 - 1
Z22-06 Staff Report PB 3.3.2022 Page 2 of 13
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential, Undeveloped R-20
East Industrial I-1
South Undeveloped B-2
West Agriculture R-20
ZONING HISTORY
June 1, 1985 Initially zoned R-20 (Castle Hayne)
COMMUNITY SERVICES
Water/Sewer
Water services are available through CFPUA. Sanitary sewer is not
available from the CFPUA, however, the site is intended to be served by a
private septic system approved and permitted by the NHC Health
Department.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Castle Hayne
Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Optimist Park, Northern Regional Park, Blue Clay Bike Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - March 3, 2022
ITEM: 4 - 2 - 2
Z22-06 Staff Report PB 3.3.2022 Page 3 of 13
ZONING CONSIDERATIONS
• The applicant is proposing to construct a 130,000 square foot flex space business park, and
the existing nursery on site located on the south side of the subject parcel.
• The units are anticipated to be located within 11 buildings with a maximum of 40 feet in height
containing 3 to 4 units each which would range in size from about 9,000 square feet to 12,000
square feet, but some changes to building configuration are possible.
• The applicant’s proposed conceptual plan includes buffers on the west side and the south side
of the subject tract, which meet the ordinance requirements.
• While parking illustrated at this time is conceptual, the specific number of parking spaces will
be determined during the TRC approval process when the tenants of the flex space business
park, and the existing nursery are defined. All proposed parking will be required to meet
Ordinance requirements.
• The conceptual plan complies with the County’s standards for a Major Site Plan, including
zoning dimensional standards.
Includes Staff Markups
Planning Board - March 3, 2022
ITEM: 4 - 2 - 3
Z22-06 Staff Report PB 3.3.2022 Page 4 of 13
ZONING CONSIDERATIONS
• When the R-20 district was first applied to this area in the 1970s, public utilities were limited,
and many homes in the unincorporated areas of the County utilized private well and septic.
Water is now available in the area, and the applicant is proposing connections to the CFPUA
water and to utilize septic systems.
• As currently zoned, the site would permit up to 44 dwelling units at a density of 1.9 du/ac.
• While the site is zoned R-20, it directly abuts I-1 zoning to the east and R-20 zoning to the
west, north and south.
• Although the subject property is located adjacent to residentially zoned land, much of the
surrounding area is undeveloped or used for nonresidential purposes.
North Carolina State University owns approximately 58 acres directly west of the site along
Hermitage Road, which is used for agricultural research.
• This CS district is modeled on the City of Wilmington’s Commercial Services district and was
added to the Ordinance in 2019. It is intended to provide a clear place for the necessary
businesses that aren’t optimally located near residential neighborhoods, sometimes referred to
as “heavy commercial.” The uses in this district generally serve other businesses, such as
contractors or fleet services, and may require outside storage of materials and parking for
fleet vehicles or equipment.
• Development in the CS district requires a minimum 35-foot rear setback and 30-foot interior
setback, though buildings having a height over 35 feet are subject to additional setbacks and
bufferyards of 4 additional feet.
• Minimum buffer width shall be 50 percent of the minimum required setback, and opaque
bufferyards are required where the development directly abuts existing single-family
properties.
• Maximum Illumination Levels at lot lines are required to be 0.05 foot-candles at lot lines
adjacent to Single family detached or vacant R-20 parcels and 2.0 foot-candles at lot lines
adjacent to all other uses.
• If approved, the project would be subject to Technical Review Committee and Zoning
Compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
Planning Board - March 3, 2022
ITEM: 4 - 2 - 4
Z22-06 Staff Report PB 3.3.2022 Page 5 of 13
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - March 3, 2022
ITEM: 4 - 2 - 5
Z22-06 Staff Report PB 3.3.2022 Page 6 of 13
TRANSPORTATION
• Access is proposed to be provided to the subject property from Hermitage Road, an NCDOT-
minor collector road.
• The applicant has proposed two full access driveways.
Planning Board - March 3, 2022
ITEM: 4 - 2 - 6
Z22-06 Staff Report PB 3.3.2022 Page 7 of 13
• As currently zoned, it is estimated the site would generate about 33 AM and 44 PM trips during
the peak hours if developed at the permitted density. The proposed development would
increase the estimated number of peak hour trips by about 150 peak hour trips.
Traffic Impact Analysis
• The TIA conducted for the project has been approved by NCDOT and the WMPO.
• The approved TIA analyzed the development of 130,000 square feet of Business Park.
• The TIA approval requires the following notable roadway improvements:
1. NC 133 / Hermitage Road
o Provide a westbound right turn lane with 200 feet of storage and appropriate
deceleration and taper.
2. NC 133 / Crowatan Road
o Provide a southbound left turn lane with 50 feet of storage and appropriate
deceleration and taper.
3. Hermitage Road and Site Access 1
o Construct the site access with one ingress and one egress lane.
o Provide stop control for the northbound approach.
o Provide 100 feet of internal protected stem on the northbound approach.
4. Hermitage Road and Site Access 2
o Construct the site access with one ingress and one egress lane.
o Provide stop control for the northbound approach.
o Provide 100 feet of internal protected stem on the northbound approach 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.
Intensity Approx. Peak
Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development under
Current Zoning: 44 Single-Family Dwellings 33 AM / 44 PM
Proposed Development: 130,000 Square Foot flex space
business park, and the existing nursery 183 AM / 187 PM
Planning Board - March 3, 2022
ITEM: 4 - 2 - 7
Z22-06 Staff Report PB 3.3.2022 Page 8 of 13
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
1. STIP Project U-5863
o Project to widen Castle Hayne Road from I-140 to Division Drive. This project will add
a center turn lane or median to sections of the road.
o The project is currently scheduled to begin construction after 2029.
Planning Board - March 3, 2022
ITEM: 4 - 2 - 8
Z22-06 Staff Report PB 3.3.2022 Page 9 of 13
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) 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.
• While there are no TIAs approved within a mile radius of the subject site, the Blue Clay Road
Industrial/Manufacturing facility has been submitted for TRC review and is proposed to have
about 875,000 square feet of available space throughout the facility. Currently there is a TIA
in progress, and trip distributions have not been finalized at this time.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or Special Flood Hazard Area.
• The property is within the Prince George Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class l (suitable/slight limitation), Class II (moderate limitation), and class lll
(severe limitation) soils.
OTHER CONSIDERATIONS
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-20:
Planning Board - March 3, 2022
ITEM: 4 - 2 - 9
Z22-06 Staff Report PB 3.3.2022 Page 10 of 13
Representative Developments of Heavy Commercial Warehousing and Flex Space:
Planning Board - March 3, 2022
ITEM: 4 - 2 - 10
Z22-06 Staff Report PB 3.3.2022 Page 11 of 13
Context and Compatibility
• This location provides an employment center where transportation access is reachable by
employees because of the proximity to the airport and Interstate I-140.
• The property is located on a secondary road between the Wrightsboro commercial node and
the Castle Hayne commercial node.
• Properties east of the subject site have developed as a variety of light industrial uses due to
the proximity of interstate I-140 and railroad access.
• The site plan incorporates required landscaping and transitional buffers adjacent to
residentially zoned properties.
• The development would have no impact on the school system.
Planning Board - March 3, 2022
ITEM: 4 - 2 - 11
Z22-06 Staff Report PB 3.3.2022 Page 12 of 13
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 Employment Center
Place Type
Description
Serves as an employment and production hub where office and light
industrial uses predominate. It can also include residential, civic, and
recreational uses, but should be clearly delineated from rural and
conservation areas. Commercial uses designed to serve the needs of the
employment center are appropriate.
Analysis
The subject property is located east of Castle Hayne Road and north of
Interstate I-140 on Hermitage Road. The Comprehensive Plan classifies the
subject parcel as Employment Center. The intent of this place type is to
promote fiscally responsible growth, support business success, and support
workforce development and economic prosperity for all, while still providing
the opportunities to conserve and enhance our unique sense of place to
attract individuals, companies, and organizations.
Employment Center place types are generally applied in areas like this that
are intended to serve as employment and production hubs where office and
light industrial uses are easily available.
The subject parcel is approximately five miles from commercial services
available at both the Airport Commerce employment center to the east and
the Wrightsboro commercial node to the north.
The project proposal of 11 buildings totaling a maximum 130,000 SF
provides an appropriate transition between the existing I-1 to the east and
the surrounding R-20 district.
Planning Board - March 3, 2022
ITEM: 4 - 2 - 12
Z22-06 Staff Report PB 3.3.2022 Page 13 of 13
Consistency
Recommendation
The proposed rezoning from R-20 to (CZD) CS is generally CONSISTENT
with the 2016 Comprehensive Plan, because it will allow for the types of
commercial uses encouraged in the Employment Center place type and the
district is located within a transitional area and will provide a transition
between light industrial uses to the east and current lower intensity
development that may transition in the future.
STAFF RECOMMENDATION
Based on the recommended uses for Employment Center places, the context and compatibility with
the immediate surrounding area, and the transition from existing light industrial uses to the east to
potential future uses to the west, staff recommends approval of this application and suggests the
following motion with the applicant’s proposed conditions:
I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because it will allow for the types
of commercial uses encouraged in the Employment Center place type. I also find
APPROVAL of the rezoning request is reasonable and in the public interest because the
proposed district will provide a transition between light industrial uses to the east and
current lower intensity development that may transition in the future.
Applicant’s proposed conditions:
1. The total square footage of business park flex space shall be limited to a maximum 130,000
square feet.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow
for the types of commercial uses encouraged in the Employment Center place type, I find
DENIAL of the rezoning request is reasonable and in the public interest because the land
use will adversely impact the adjacent residential areas.
Planning Board - March 3, 2022
ITEM: 4 - 2 - 13
CZD
R-10
CZD O&I
CZD I-1
R-
1
5
O&I
B-2
I-
1
I-
2
PD
RA
R-20
C
Z
D
B
-
2
New Hanover County, NCSHODIncorporated Areas
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) CSR-20312 Hermitage RdZ22-06
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 0.20.1 MilesPlanning Board - March 3, 2022
ITEM: 4 - 3 - 1
Commerce Zone
Rural
Residential
Community
Mixed Use
Employment
Center
General
Residential
Urban
Mixed Use
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
(CZD) CSR-20312 Hermitage RdZ22-06
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 0.20.1 MilesPlanning Board - March 3, 2022
ITEM: 4 - 4 - 1
Initial Application
Documents & Materials
Planning Board - March 3, 2022
ITEM: 4 - 5 - 1
Page 1 of 6
Conditional Zoning District 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
CONDITIONAL ZONING APPLICATION
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
Andy Etters
10808 Grassy Creek Place
Raleigh, NC 27614
919-449-8993
rebelfarms2014@gmail.com
Same as Applicant
Fast Tracts Wilmington, LLC
Planning Board - March 3, 2022
ITEM: 4 - 6 - 1
Page 2 of 6
Conditional Zoning District 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
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.
312 Hermitage Road
R-20; Nursery/Farm Land
R02500-002-003-000
Employment Center
(CZD) CS
29.39 Acres
29.39 Acres
See Attached
Planning Board - March 3, 2022
ITEM: 4 - 6 - 2
Page 3 of 6
Conditional Zoning District 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. 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.
See Attached
Business Park (770)
Square Feet (130,000)
183 187
Planning Board - March 3, 2022
ITEM: 4 - 6 - 3
Page 4 of 6
Conditional Zoning District Application – Updated 05-2021
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?
See Attached
See Attached
Planning Board - March 3, 2022
ITEM: 4 - 6 - 4
Page 5 of 6
Conditional Zoning District 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:
• $600 for 5 acres or less
• $700 for more than 5 acres
• $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
• 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.
• 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
buffers.
• The location of Special Flood Hazard Areas.
• 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.
• Approximate location and type of stormwater management facilities
intended to serve the site.
• Approximate location of regulated wetlands.
• 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
AE
AE
AE
AE
AE
AE
AE
Planning Board - March 3, 2022
ITEM: 4 - 6 - 5
Planning Board - March 3, 2022
ITEM: 4 - 6 - 6
Page 1 of 2
New Leaf Landing – Conditional Rezoning Application – Attachment
3. Proposed Zoning, Use(s), & Narrative
Fast Tracts Wilmington, LLC, is proposing to rezone the 29.39-acre site, located at 312
Hermitage Road, from R-20 to a conditional CS district in order to develop a project consisting
of flex space buildings and a nursery/wholesale landscape supply business.
The flex space buildings will consist mostly of warehousing space with a small portion of the
buildings reserved for office space in the front. The nursery/wholesale landscape supply
business is already in operation on the site.
A Traffic Impact Analysis for the proposal has been completed and approved by the WMPO
and NCDOT. Required roadway improvements include installing new turn lanes on Heritage
Road and Crowatan Road.
6. Conditional Zoning District Considerations
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.
a. The proposal provides for employment opportunities in an area identified
for employment hubs and industrial development by the Comprehensive
Plan. The proposal is consistent with the Plan’s goal of supporting business
success, which recommends aligning the County zoning ordinances to
encourage targeted businesses in appropriate areas.
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?
a. The subject site is located within the Employment Center place type on the
Comprehensive Plan’s Future Land Use Map. The purpose of this
classification is to identify “areas to serve as employment and production
hubs, where office and light industrial uses are predominate.” The types of
uses appropriate for this place type include office, industrial, single and
multi-family residential, commercial/retail establishments, and recreation
uses. The proposed development will provide for employment and
production opportunities as promoted in this area.
Planning Board - March 3, 2022
ITEM: 4 - 7 - 1
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
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?
a. The adoption of the 2016 Comprehensive Plan identities the subject site and
surrounding as Employment Center on the Future Land Use Map.
b. The construction of I-140 in the 2000s included an interchange on Castle
Hayne Road, approximately 0.5 miles from Hermitage Road, allowing for
easy access to the highway system and Wilmington metro area.
Planning Board - March 3, 2022
ITEM: 4 - 7 - 2
Planning Board - March 3, 2022
ITEM: 4 - 8 - 1
Planning Board - March 3, 2022
ITEM: 4 - 8 - 2
Planning Board - March 3, 2022
ITEM: 4 - 8 - 3
Planning Board - March 3, 2022
ITEM: 4 - 8 - 4
Planning Board - March 3, 2022
ITEM: 4 - 8 - 5
Planning Board - March 3, 2022
ITEM: 4 - 8 - 6
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
Report of Community Meeting for New Leaf Landing
Proposed Conditional Rezoning by Fast Tracts Wilmington, LLC
New Hanover County Parcel R02500-002-003-000
(Approx. 29 acres at 312 Hermitage Road)
A community meeting was held by the applicant to discuss the New Leaf Landing proposal with
interested neighbors. Notice of the meeting was mailed to all property owners located within
500 feet of the subject site as listed on the New Hanover County tax records. The meeting
was held on December 16, 2021 at 12:00pm at the subject site.
On behalf of the applicant, Fast Tracts Wilmington, LLC, the following people were in
attendance: Andy Etters with Fast Tracts Wilmington, LLC, and Allison Engebretson and Brad
Schuler with Paramounte Engineering, Inc.
In addition to the below summary of the meeting, the following items are attached:
1. A list of the adjacent property owners to whom written notice was mailed;
2. A copy of the written notice; and
3. A list of the parties who attended the meeting.
The following issues were discussed at the meeting:
• Project Overview
o Response: The proposed development will consist of flex space buildings and a
nursery/wholesale landscape supply business.
o The flex space buildings will consist mostly of warehousing space with a small
portion of the buildings reserved for office space in the front. The architectural
design of the buildings has not been finalized at this time allowing for the
buildings to be initially customized for the tenants.
o The site has been designed to allow for truck access and loading areas. The
proposed flex space buildings will either have loading docks or access to shared
loading areas.
o The nursery/wholesale landscape supply business is already in operation on the
site.
o The development will be served by public water and private septic systems.
o The proposed stormwater pond is located on the western portion of the site closer
to existing housing.
o The project will be developed in phases.
Planning Board - March 3, 2022
ITEM: 4 - 9 - 1
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
• Traffic
o Access to the site from Castle Hayne Road is provided by two NCDOT-maintained
roads – Hermitage Road and Crowatan Road.
o A Traffic Impact Analysis for the proposal has been completed and approved the
WMPO and NCDOT. Roadway improvements required for the project include
the installation of a right-turn lane on Hermitage Road at Castle Hayne Road, and
the installation of a left-turn land on Castle Hayne Road at Crowatan Road.
o The project includes two driveways on Hermitage Road.
• Stormwater/Sedimentation Control
o Neighbors were concerned that the proposed stormwater pond will contribute to
flooding in the area. One neighbor was particularly concerned about the direction
of the stormwater outfall.
o The proposed stormwater facilities for the project must be designed and
constructed in accordance with State and New Hanover County requirements. The
stormwater system will outfall into the natural site outlet.
o Temporary silt fencing will be installed during construction activities to help ensure
sediment/debris is not deposited in the existing ditches on the site.
Planning Board - March 3, 2022
ITEM: 4 - 9 - 2
OwnerMainling AddressCity/State/Zip
RCJ HOLDINGS LLC311 HERMITAGE RDCASTLE HAYNE NC 28429
DEGIFFARDE CLAUDIO GWENDOLYN307 HERMITAGE RDCASTLE HAYNE NC 28429
RCJ HOLDINGS LLC311 HERMITAGE RDCASTLE HAYNE NC 28429
NORTH CAROLINA STATE UNIVERSITYPO BOX 7230 R-100RALEIGH NC 27695
HOWARD KAYLA ETAL526 TURNER WAYHAMPSTEAD NC 28443
WENMAN LLC161 KNOXVIEW LNMOORESVILLE NC 28117
FAST TRACTS WILMINGTON LLC10808 GRASSY CREEK PLRALEIGH NC 27614
CHADWICK CHERYL M SMITH7111 ENGLISH LNDGWILMINGTON NC 28409
KG PLAZA LLC8620 RIVER RDWILMINGTON NC 28412
LONG FAMILY PROPERTIES V312 CROWATAN RDCASTLE HAYNE NC 28429
KG PLAZA LLC8620 RIVER RDWILMINGTON NC 28412
PACIFIC CREST MANAGEMENT LLC3118 WILLOWSTONE DRDULUTH GA 30096
LONG FAMILY PROPERTIES I LP312 CROWATAN RDCASTLE HAYNE NC 28429
SACCENTE FRANK321 W ISLIP BLVDWEST ISLIP NY 11795
325 HERMITAGE LLCPO BOX 1623WRIGHTSVILLE BEACH NC 28480
LONG FAMILY PROPERTIES V7931 GRENEZAY RDWILMINGTON NC 28401
GENERAL ELECTRIC COPO BOX 4900SCOTTSDALE AZ 85261
DEGIFFARDE CLAUDIO GWENDOLYN307 HERMITAGE RDCASTLE HAYNE NC 28429
LONG FAMILY PROPERTIES I LP312 CROWATAN RDCASTLE HAYNE NC 28429
HOWARD JULIUS F1211 MOXIE WAYWILMINGTON NC 28412
List of Ajdancent Propety Owners Who Were Provided Mailed Notice
Planning Board - March 3, 2022
ITEM: 4 - 9 - 3
122 CINEMA DRIVE
WILMINGTON, NC 28403
PH: (910) 791-6707
FAX: (910) 791-6760
December 2, 2021
RE: Hermitage Road Development – Community Meeting for a Conditional Rezoning
Request by Fast Tracts Wilmington, LLC
Paramounte Engineering, Inc. and Fast Tracts Wilmington, LLC, invite you to attend a
community meeting to discuss the Hermitage Road Development. You are receiving this
invitation because New Hanover County GIS records indicate you own property adjacent to the
land proposed to be rezoned, and we want to share our proposed plans with you.
The subject property consists of approximately ±29.39 acres of land located on Hermitage Road.
The proposed conditional rezoning request changes the zoning to commercial services district to
allow for flex space/warehouses, offices, and a nursery. Please reference the enclosed conceptual
site plan for more information and join us for an informal meeting to discuss the plan on
Thursday, December 16, 2021, from 12:00-1:00pm on the project site. The location of the
meeting is next to the existing driveway on the property and is highlighted on the map below:
MEETING
LOCATION
SITE
GE-
WILMINGTON
HERMITAGE ROAD
Planning Board - March 3, 2022
ITEM: 4 - 9 - 4
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Traffic Impact Analysis
Planning Board - March 3, 2022
ITEM: 4 - 10 - 1
June 17, 2021 Mr. Jay Clapp, PE, PTOE Ramey Kemp & Associates, Inc. 5808 Farringdon Place, Suite 100 Raleigh, NC 27609 RE: Approval of the Traffic Impact Analysis (TIA) associated with the proposed Hermitage Road Flex Park New Hanover County, NC
The WMPO, NCDOT, and New Hanover County staffs have reviewed the Hermitage Road Flex Park TIA dated April 15, 2021. This development consists of:
• ITE Land Use Code 770 - 130,000 SF Business Park The Build out year is 2025. Based on review of the analysis provided in the TIA report, the following improvements are required by the developer: Intersections 1) I-140 WB Ramps / NC 133 / Centennial Drive (signalized full movement intersection)
o No improvements recommended. 2) I-140 EB Ramps / NC 133 (signalized full movement T-intersection)
o No improvements are recommended. 3) NC 133 / Hermitage Road (stop-controlled full movement T-intersection)
• Provide a westbound right turn lane with 200 feet of storage and appropriate deceleration and taper. 4) NC 133 / Crowatan Road (stop-controlled full movement T-intersection)
• Provide a southbound left turn lane with 50 feet of storage and appropriate deceleration and taper. 5) Hermitage Road and Crowatan Road (stop-controlled full movement intersection)
o No improvements recommended.
Planning Board - March 3, 2022
ITEM: 4 - 11 - 1
Hermitage Flex Road Park TIA approval
2
6) Hermitage Road and Site Access 1 (proposed stop-controlled T-intersection)
• Construct the site access with one ingress and one egress lane.
• Provide stop control for the northbound approach.
• Provide 100 feet of internal protected stem on the northbound approach. 7) Hermitage Road and Site Access 2 (proposed stop-controlled T-intersection)
• Construct the site access with one ingress and one egress lane.
• Provide stop control for the northbound approach.
• Provide 100 feet of internal protected stem on the northbound approach. If changes are made to the proposed site driveways and/or use, the current trip distribution may need to be modified and would require a revised Traffic Impact Analysis to be submitted for review by the NCDOT, WMPO, and New Hanover County. This approval would become null and void. The applicant is required to obtain all applicable New Hanover County and NCDOT permits for access to the road network. A copy of this TIA approval shall be included with any NCDOT driveway permit application. All applicable NCDOT and New Hanover County technical standards and policies shall apply. Please contact me at (910) 473 – 5130 with any questions regarding this approval. Sincerely, Scott A. James, PE Transportation Planning Engineer Wilmington Metropolitan Planning Organization Ec: Ben Hughes, PE, District Engineer, NC DOT Jon Roan, Assistant District Engineer, NC DOT Jessi Leonard, PE, Division Traffic Engineer, NC DOT Eva Covarrubias, EI, Transportation Engineering Associate, NC DOT Ken Vafier, Planning Manager, New Hanover County Nicole Smith, Planner, New Hanover County Denys Vielkanowitz, PE, City Traffic Engineer, City of Wilmington Thomas Bradshaw, PE, ITS Engineer, City of Wilmington Mike Kozlosky, Executive Director, WMPO Bill McDow, Transportation Planner, WMPO
Planning Board - March 3, 2022
ITEM: 4 - 11 - 2
TRAFFIC IMPACT ANALYSIS
HERMITAGE ROAD FLEX PARK
NEW HANOVER COUNTY, NORTH CAROLINA
EXECUTIVE SUMMARY
This report summarizes the findings of the Traffic Impact Study (TIA) that was performed for the
Hermitage Road Flex Park development that is to be located along the south side of Hermitage
Road, east of SR 133 (Castle Hayne Road) in New Hanover County, North Carolina. The purpose
of this study is to determine the potential impact to the surrounding transportation system
caused by the traffic generated by the development.
The proposed development is to consist of a 130,000 square feet (SF) business park and is
anticipated to be completed by 2025. Access to the development is to be provided via two full
movement connections on Hermitage Road.
It is estimated that the proposed development will generate 2,096 total trips during a typical 24-
hour weekday period. Of the daily traffic volume, 183 trips (156 entering and 27 exiting) will be
generated during the AM peak hour and 187 trips (49 entering and 138 exiting) during the PM
peak hour.
The study area for the TIA was determined through coordination with WMPO and NCDOT and
consists of the following intersection:
• I-140 Westbound Ramps/Centennial Drive and SR 133 (Castle Hayne Road)
• I-140 Eastbound Ramps and SR 133 (Castle Hayne Road)
• SR 133 (Castle Hayne Road) and Hermitage Road
• SR 133 (Castle Hayne Road) and Crowatan Road
• Hermitage Road and Crowatan Road
Based on coordination with WMPO and NCDOT, there are no approved developments that are
expected to impact the study are.
Planning Board - March 3, 2022
ITEM: 4 - 12 - 1
Hermitage Road Flex Park | E-2
Several scenarios were analyzed using traffic analysis software, Synchro 10. Traffic operations
during the AM and PM peak hours were modeled for each scenario. The results of each scenario
were compared in order to determine impacts from background traffic growth and the proposed
development. The following scenarios were modeled: Existing (2020), No-Build (2025), and Build
(2025).
Based on the capacity and queuing analysis results and findings of this study, the proposed
development is not expected to have a significant impact to the adjacent transportation network.
Considering this, only the following improvements are recommended below and are shown in
Figure E-1.
Hermitage Road and Site Drive 1
• Provide a two-lane cross section [for Site Drive 1] consisting of one ingress lane and
one egress lane.
Hermitage Road and Site Drive 2
• Provide a two-lane cross section [for Site Drive 2] consisting of one ingress lane and
one egress lane.
Planning Board - March 3, 2022
ITEM: 4 - 12 - 2
Hermitage Road Flex Park
New Hanover County, NC
Scale: Not to Scale
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LEGEND
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Planning Board - March 3, 2022
ITEM: 4 - 12 - 3
Concept Plan
Planning Board - March 3, 2022
ITEM: 4 - 13 - 1
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NOTICE REQUIREDALL EXISTING UNDERGROUND UTILITIES SHALL BE PHYSICALLY LOCATED PRIOR TO THE BEGINNING OF ANYCONSTRUCTION IN THE VICINITY OF SAID UTILITIES.CONTRACTORS SHALL NOTIFY OPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OF PROPOSEDEXCAVATION AT LEAST TWO WORKING DAYS, BUT NOT MORE THAN TEN WORKING DAYS PRIOR TO COMMENCEMENTOF EXCAVATION OR DEMOLITION.CONTRACTORS SHALL CONTACT OVERHEAD ELECTRIC PROVIDER TO COMPLY WITH FEDERAL OSHA 1910.333 MINIMUMAPPROACH DISTANCE TO ENERGIZED POWERLINES AND OSH 29 CFR 1926.1407-1411 MUST BE FOLLOWED.Know what'sbelow.before you dig.Call R CONTACT THESE UTILITIESNEW HANOVER COUNTY PLANNING DEPARTMENTPH: 910-798-7165PIEDMONT NATURAL GASATTN: CARL PAQUETPH: 910-350-2242EMERGENCY DIAL 911POLICE - FIRE - RESCUE CFPUA (WATER & SEWER)PH: 910-332-6550DUKE ENERGY PROGRESSGENERAL PH: 1-800-452-2777AT&TATTN: STEVE DAYVAULTPH: 910-341-7664SPECTRUMGENERAL PH: 800-892-4357
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32
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22
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13
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38
37
37
37
37
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3
7
3
7
37
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37
37
37
37
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37
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37
37
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37
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37
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3636
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36 36 36
36
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36 36 36
36
36
36
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36
36
36
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36
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36
3
6
36
36
36
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3636
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36
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36
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36
36
36
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3
5
35 35 35 35 35 35
35
35
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35
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35
35 35 35 35 35 35
35
35
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35
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35
3
5
35
35
35
353535353535 35
34 34 34 34 34 34 34
34
34
34
34 34 34 34 34 34
34
34
34
34
34
3
4
34
34
3
4
3
4
3
4
34
34343434343434 33 33
333333333333333333333333
33
33
33
33
3
3
33
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33
33
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32
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323232323232
32
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3232 32
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3232323232 32
31
31
3131
31
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31 3131
31313131 31
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31
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313131 31
31
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3131
31
31
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30
30
3
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30
30
30
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303030303030
30
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30
30
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29
29
29
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29
29
29
29
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29
29
29
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2929
29
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29
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29
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29 29 29
2
9
2
9
29
29
29
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29
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29
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2929292929
29
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29 29 29 29
29
28
28
28
28
28
28
28
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28
2
8
28
282828282828
28
28
28
28 2828 27
27
27
27
27
27
27
27
27
27
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27
2727272727
27 27
2727
27 27
26
26
26
26 26 26
26
26
26
26
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26
26
26
2625
25
25
25
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25
25
25
25
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25
24
242424
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HE
R
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A
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O
A
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60
'
P
U
B
L
I
C
R
/
W
R01720-001-001-000
KAYLA HOWARD
DENNIS FRONK
D.B. 6383, PG. 1951
M.B. 16, PG. 35
ZONED: I-1
LAND USE: VACANT
10
0
'
D
i
a
.
S 8
8
°
3
5
'
4
1
"
E
47
4
.
0
0
'
N
8
0
°
1
5
'
0
3
"
E
60
5
.
3
2
'
1301.90'
S 00°54'29" E - 1323.00' (TOTAL)
L2
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3
.
9
4
'
S
8
9
°
3
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6
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(
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)
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7
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9
°
2
5
'
1
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44
0
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4
'
N 02°16'11" W
1242.40'
CM
F
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(D
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)
IP
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R01720-001-001-000
KAYLA HOWARD
DENNIS FRONK
D.B. 6383, PG. 1951
M.B. 53, PG. 248
ZONED: I-1
LAND USE: VACANT
R02500-002-002-000
NORTH CAROLINA
STATE UNIVERSITY D.B. 404, PG. 318 ZONED: R-20 LAND USE:AGRICULTURAL
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(
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N 00°30'12" W
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R02508-001-001-000
LONG FAMILY
PROPERTIES V
D.B. 5400, PG. 38
ZONED: I-1
LAND USE: VACANT
WE
T
L
A
N
D
S
DATE:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
PE
I
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#
:
CONCEPTUAL LAYOUT:
PRELIMINARY LAYOUT:
FINAL DESIGN:
RELEASED FOR CONST:
PROJECT STATUS REVISIONS:
DRAWING INFORMATION
SE
A
L
CLIENT INFORMATION:
122 Cinema Drive
Wilmington, North Carolina 28403
(910) 791-6707 (O) (910) 791-6760 (F)
TGC
CJG
1"= 100'
2/22/22
NEW HANOVER COUNTY, NC
CASTLE HAYNE
EXISTING CONDITIONS
EX
-
1
18
2
4
8
.
P
E
FAST TRACTS WILMINGTON, LLC
312 HERMITAGE RD
CASTLE HAYNE, NC
NEW LEAF LANDING
LE
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0
20
0
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0
40
0
SC
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:
1
"
=
1
0
0
'
VICINITY MAP(NOT TO SCALE)SITESITE DATAPROJECT NAME & ADDRESSHERMITAGE ROAD DEVELOPMENT312 HERMITAGE ROADCASTLE HAYNE, NC 28429PROPERTY OWNER:FAST TRACTS WILMINGTON LLCRALEIGH, NC 27614TOTAL SITE ACREAGE:±29.39 ACRES (±1,280,228.40 SF)PID:322008895548000CURRENT ZONING: R-20 (RESIDENTIAL 20)CURRENT USE:FARM LAND / NURSERY / LANDSCAPE SUPPLY
EX
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30
EXISTING WELL
EX
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EXISTING DIRT/GRAVEL ROAD
EX
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EXISTING DITCH, TYP NOTES1.AREA CALCULATED BY COORDINATE METHOD.2.ALL ELEVATIONS ARE (NAVD 88)3.THIS PARCEL IS NOT LOCATED WITHIN A SPECIAL FLOOD HAZARDAREA AS SHOWN ON FEMA FLOOD MAP NO. 3720108800K &3720322100K BEARING AN EFFECTIVE DATE OF 8/28/2018.4.UTILITIES AS SHOWN ARE PLOTTED FROM INFORMATION VISIBLEIN THE FIELD AND FROM INFORMATION PROVIDED BY UTILITYCOMPANIES. ADDITIONAL UTILITIES NOT SHOWN MAY EXIST. THEAPPROPRIATE UTILITY COMPANIES SHOULD BE CONTACTEDPRIOR TO LAND DISTURBING ACTIVITIES.5.THIS LOT IS SUBJECT TO ALL UTILITY EASEMENTS,RESTRICTIONS, OR COVENANTS OF RECORD.6.CONTOUR INTERVAL =1".HERMITAGE RDHWY 140 BLUE CLAY RD HWY 117CASTLE HAYNE RDCROWATAN RD
DI
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DITCH
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EXISTING POWER LINEPlanning Board - March 3, 2022ITEM: 4- 14 - 2
HE
R
M
I
T
A
G
E
R
O
A
D
60
'
P
U
B
L
I
C
R
/
W
R01720-001-001-000
KAYLA HOWARD
DENNIS FRONK
D.B. 6383, PG. 1951
M.B. 16, PG. 35
ZONED: I-1
LAND USE: VACANT
S
8
8
°
3
5
'
4
1
"
E
47
4
.
0
0
'
N
8
0
°
1
5
'
0
3
"
E
60
5
.
3
2
'
40
3
.
9
4
'
S
8
9
°
3
1
'
1
8
"
W
-
6
0
1
.
6
9
'
(
T
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T
A
L
)
19
7
.
7
5
'
S
8
9
°
2
5
'
1
8
"
W
44
0
.
5
4
'
N 02°16'11" W
1242.40'
R01720-001-001-000
KAYLA HOWARD
DENNIS FRONK
D.B. 6383, PG. 1951
M.B. 53, PG. 248
ZONED: I-1
LAND USE: VACANT
R02500-002-002-000
NORTH CAROLINA
STATE UNIVERSITY
D.B. 404, PG. 318
ZONED: R-20
LAND USE:
AGRICULTRUAL
R02508-001-001-000
LONG FAMILY
PROPERTIES V
D.B. 5400, PG. 38
ZONED: I-1
LAND USE: VACANT
S 02°09'11" W
60.43'
1241.56'
S 01°03'25" E (TOTAL)- 1262.66
L1L2
PR
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P
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7
56
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PH
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PH
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PHASE 2
PHASE 3
PHASE 3
PHASE 1
PHASE 1
PHASE 2
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PHASE 2
PHASE 3
SE
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39
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24
'
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A
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F
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24' SIDE BUFFER
39
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R
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A
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A
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34' SIDE SETBACK
11' SIDE SETBACK
37
.
5
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37
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18
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9'
18
'
18
'
18
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9'
18
'
9'
18
'
R30
18
'
9'
18
'
18'
9'
18
'
18
'
9'9'
18
'
18
'
LO
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VICINITY MAP1" = 2000'NORTHBUFFERS (SECTION 5.4)1.A TYPE A OPAQUE BUFFER IS REQUIRED FOR
A
C
O
M
M
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R
C
I
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ADJACENT TO SINGLE-FAMILY DETACHED OR TW
O
-
F
A
M
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Y
(
D
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P
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)
DWELLING UNITS; UNDEVELOPED LAND IN RA, A
R
,
R
-
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0
S
,
R
-
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0
,
R
-
1
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,
R-10, R-7, OR R-5 ZONING DISTRICTS.OPTION 1: VEGETATION ONLY20' WIDE AND A MINIMUM OF 3 ROWS OF
P
L
A
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6FT TALL AT TIME OF PLANTINGOPTION 2: COMBINATION FENCING AND V
E
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E
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A
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15' WIDE AND FENCING SHALL BE BETWE
E
N
6
T
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0
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HEIGHT. IF SOLID FENCING IS USED, PLA
N
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MINIMUM OF THREE FEET IN HEIGHT AND
P
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OF APPROXIMATELY 50 PERCENT VISUAL
O
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A
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PLANTING SHALL BE REQUIRED. VEGETA
T
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S
H
A
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E
PLANTED BETWEEN THE FENCE AND THE
N
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ATTACHED STRUCTURE IF THE REQUIRE
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1
5
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LESS IN WIDTH TO ACCOMMODATE REGU
L
A
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A
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N
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N
A
N
C
E
.
IF PERMEABLE FENCING IS USED, A MINIM
U
M
O
F
T
W
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R
O
W
S
O
F
PLANTED MATERIALS PROVIDING APPRO
X
I
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A
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F
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L
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OPACITY WITHIN ONE YEAR OF PLANTING
A
R
E
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Q
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D
.
2. BUFFER OPTION WILL BE SELECTED AND DETA
I
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E
D
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A
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S
.
EXISTING CONTOURWATER LINE PROPOSED SETBACKSWWPROPOSED POND OUTLINE PROPERTY LINE LEGENDSITE DATAPROJECT NAME & ADDRESSNEW LEAF LANDING, LLC312 HERMITAGE ROADCASTLE HAYNE, NC 28429PROPERTY OWNER:FAST TRACTS WILMINGTON LLC10808 GRASSY CREEK PLACERALEIGH, NC 27614TOTAL SITE ACREAGE:±29.39 ACRES (±1,280,228.40 SF)PID:322008895548000CURRENT ZONING: R-20 (RESIDENTIAL 20)PROPOSED ZONING:CS (COMMERCIAL SERVICES)CURRENT USE:FARM LAND / NURSERY / LANDSCAPE SUPPLYPROPOSED USE:WAREHOUSING / FLEX SPACE / NURSERY / LANDSCAPE SUPPLY
NEW LEAF LANDING
NEW HANOVER COUNTY
NORTH CAROLINA
18
2
4
8
.
P
E
FAST TRACTS WILMINGTON, LLC
10808 GRASSY CREEK PLACE
RALEIGH, NC 27614
DATE:
SCALE:
DESIGNED:
DRAWN:
CHECKED:
PE
I
J
O
B
#
:
CONCEPTUAL LAYOUT:
PRELIMINARY LAYOUT:
FINAL DESIGN:
RELEASED FOR CONST:
PROJECT STATUS REVISIONS:
DRAWING INFORMATION
SE
A
L
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
CONDITIONAL REZONING SITE PLANC-
2
.
0
02/01/22
1" = 80'
JRC
ARA
AHE
MA
I
N
E
N
T
R
A
N
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S
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SITEINTERSTATE 40 HERMITAGE ROADCASTLE HAYNE ROAD
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INCHES IN HEIGHT AT TIME OF PLANTING.PARKING DATA*:WAREHOUSING: 1.5 PER 1,000 SF = 155 SPACES MIN.± 103,200 SFOFFICE: 3 PER 1,000 SF = 77 SPACES MIN.± 25,800 SFTOTAL MIN. REQUIRED:232 SPACESTOTAL PROVIDED:258 SPACESTOTAL ADA PARKING REQUIRED:7 SPACESTOTAL ADA PARKING PROVIDED:11 SPACES*PARKING DATA NOTE: DATA IS LISTED HERE TO DEMONSTRATE REQUIREDPARKING FOR THE ANTICIPATED BUILDING USE/AREA CAN BE ACCOMMODATED ONSITE. CHANGES TO PARKING MAY OCCUR IF BUILDING AREA OR USE REDUCES ORALTERS. TRC REVIEW WILL ASSURE THE PLAN IS COMPLIANT WITH UDO.BUILDING & SITE DESIGN INFORMATIONWHEN DESIGNED, FLEX SPACE BUILDINGS MAY SHIFT BUILDING AREA WITHIN THEBUILDINGS OR PROVIDE A VARIETY OF BUILDING SIZES (NOT TO EXCEED THETOTAL AMOUNT OF BUILDING AREA LISTED ON THIS PLAN). FOR THE PURPOSE OFTHIS CONDITIONAL REZONING, WE SHOW THE MAXIMUM AMOUNT OF BUILDINGAREA CONTEMPLATED FOR THIS PROJECT. REGULATORY OR MARKET CONDITIONSMAY DICTATE BUILDING AN ALTERED CONFIGURATION THAN SHOWN THIS PLAN. IFFUTURE PLANS EXCEED THE SQUARE FOOTAGE PRESENTED ON THIS PLAN, ITWILL REQUIRE BOARD APPROVALS.MAXIMUM NUMBER OF PROPOSED BUILDINGS:11PROPOSED BUILDING SIZES:BUILDING 1:± 9,000 SFBUILDING 2-11:± 12,000 SF EATOTAL BUILDING SF ON SITE:± 129,000 SF XXCS DIMENSION STANDARDS REQUIREDPROVIDEDLOT AREA MINIMUM:7,500 SF +1,280,228 SFLOT WIDTH MINIMUM:65'1,076.52'FRONT SETBACK:35' 39'SIDE SETBACK MINIMUM (STREET):17.5' N/ASIDE SETBACK MINIMUM (NON-RESIDENTIAL ZONED LAND): 7'11'SIDE SETBACK MINIMUM (RESIDENTIALLY ZONED LAND):30' 34'REAR SETBACK MINIMUM (GENERALLY / NON-RESIDENTIAL ZONED LAND):15' 19'REAR SETBACK MINIMUM (RESIDENTIALLY ZONED LAND):35' 39'MAXIMUM BUILDING HEIGHT*:35' 40'*BUILDINGS HAVING A HEIGHT OVER 35 FEET ARE SUBJECT TO ADDITIONAL SETBACKS AND BUFFERYARDS OF 4 ADDITIONAL FEET. MAXIMUM SETBACKS SHOWN THIS PLAN TO DEMONSTRATE THESITE CAN ACCOMMODATE ALL DISTRICT SETBACK REQUIREMENTS.FLOOD NOTE:THIS TRACT IS LOCATED IN FLOOD ZONE X ACCORDING TO FEMA FLOOD MAP NUMBERS3720322000K & 3720322100K, PANEL NUMBERS 3220 & 3221, WITH A DATE OF AUGUST 28, 2018.
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REV 1. PER NHC STAFF COMMENTS 02/22/22
Planning Board - March 3, 2022ITEM: 4- 14 - 3
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 3/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-07) - Request by Adam G. Sosne, applicant, on behalf of Grove Park Proper<es, property
owner, to rezone approximately 16.26 acres of land located at 5550 Carolina Beach Road from R-15, Residen<al
District, to RMF-MH, Residen<al Mul<-Family Medium-High Density District.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 16.26 acres from R-15, Residen+al to RMF-MH, Residen+al Mul+-
family Moderate-High Density. The subject site would be required to meet all the Unified Development Ordinance
(UDO) requirements for development within the proposed zoning district.
The R-15 district in this area was established in 1971. At the +me, the purpose of the R-15 district was to ensure that
housing served by private sep+c and wells would be developed at low densi+es. Since its original zoning designa+on in
1971, this por+on of the county and the Monkey Junc+on node have experienced a gradual shi; from the original R-15
zoning to more commercial districts and uses, as well as residen+al developments of higher density. The RMF-MH
district was established to accommodate lands for medium to high density residen+al development of varying types
and designs, with emphasis on midrise structures, near suburban shopping centers and employment centers. The
district is intended to serve as a transi+on between intensive nonresiden+al development and lower density residen+al
development.
The current R-15 zoning allows for several non-residen+al uses that are not permi<ed within the proposed RMF-MH
zoning district. Such uses include, but are not limited to, equestrian facili+es, stables, and wholesale nurseries that are
permi<ed by-right, and uses such as kennels, campgrounds, convenience stores, and fuel sales that are permi<ed
subject to a special use permit. The RMF-MH district allows for the development of mul+-family residen+al units with
a maximum height of 4 stories. Structure setback is con+ngent on the number of stories of any proposed mul+-family
development.
Currently, the subject site contains approximately 70 mobile homes. If developed at the maximum permi<ed density
allowed under the RMF-MH district, 406 residen+al units could be constructed.
As currently developed, it is es+mated the site generates about 35 peak AM trips and 40 peak PM trips. The net change
from the es+mated trips generated from the exis+ng development to the es+mated number of trips generated from
the maximum density allowed under the RMF-MH district is 132 more trips during the AM peak hour and 119 more
trips during the PM peak hour.
Based on a generalized historic genera+on rate, staff would es+mate that the increase in homes would result in
approximately 73 addi+onal students than the number of students who are es+mated to be already generated under
the exis+ng development.
Planning Board - March 3, 2022
ITEM: 5
The subject property is located on one of the county’s more densely developed corridors and within one of the three
high growth nodes iden+fied in the Comprehensive Plan. Given the commercial development to the east, the site is less
likely to be appropriate for low density, single-family development than when the R-15 zoning was originally applied.
Required setbacks and transi+onal buffers provide addi+onal mi+ga+on for aesthe+c effects along the property
boundaries and will be con+ngent on the type and scale of development located on this parcel.
The Comprehensive Plan classifies the property as Urban Mixed Use, which promotes development of a mix of
residen+al, office, and retail uses at higher densi+es. The proposed RMF-MH zoning is generally CONSISTENT with
the 2016 Comprehensive Plan because the district is more in line with the densi+es recommended for Urban Mixed
Use areas, especially in growth nodes, than the exis+ng zoning.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
While staff would have preferred to see a condi+onal rezoning request for a higher density district on this site given
poten+al traffic impacts and proximity to low density residen+al neighborhoods, the RMF-MH district was designed to
be used in this specific type of situa+on, and standards are in place for buffers and traffic analysis at technical review
required before redevelopment could occur.
As a result, staff recommends approval of the proposal and suggests the following mo+on:
I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the district is more in line with the densi+es and
uses recommended for Urban Mixed Use areas than the exis+ng zoning. I also find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because the RMF-MH district
standards are designed so projects can serve as appropriate transi+ons from exis+ng commercial nodes to
the exis+ng single-family residences.
Alterna+ve Mo+on for Denial:
I move to recommend DENIAL of the proposed rezoning. While I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the district is more in line with the densi+es and
uses recommended for Urban Mixed Use areas than the exis+ng zoning, I find recommending DENIAL of
the rezoning request is reasonable and in the public interest because of the uncertainty of nega+ve
impacts that a development allowed by-right within the RMF-MH zoning district could have on the
adjacent land uses and infrastructure.
ATTACHMENTS:
Descrip+on
Z22-07 PB Script
Z22-07 PB Staff Report
Z22-07 Zoning Map
Z22-07 FLUM
Z22-07 Application Cover Sheet
Planning Board - March 3, 2022
ITEM: 5
Z22-07 Application Package
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - March 3, 2022
ITEM: 5
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-07)
Request by Adam G. Sosne, applicant, on behalf of Grove Park Properties, property owner, to rezone
approximately 16.26 acres of land located at 5550 Carolina Beach Road from R-15, Residential
District, to RMF-MH, Residential Multi-Family Medium-High Density District.
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)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. 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 RECOMMEND APPROVAL of the proposed rezoning to an RMF-MH district. I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because because
the district is more in line with the densities and uses recommended for Urban Mixed Use areas
than the existing zoning. I also find RECOMMENDING APPROVAL of the rezoning request is
reasonable and in the public interest because the RMF-MH district standards are designed so
projects can serve as appropriate transitions from existing commercial nodes to the existing
single-family residences.
Planning Board - March 3, 2022
ITEM: 5 - 1 - 1
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to an RMF-MH district. While I find
it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the
district is more in line with the densities and uses recommended for Urban Mixed Use areas
than the existing zoning, I find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because of the uncertainty of negative impacts that a
development allowed by-right within the RMF-MH zoning district could have on the adjacent
land uses and infrastructure.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional RMF-M
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 - March 3, 2022
ITEM: 5 - 1 - 2
Z22-07 Staff Report PB 3.3.2022 Page 1 of 17
STAFF REPORT FOR Z22-07
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z22-07
Request:
Rezoning to an RMF-MH district
Applicant: Property Owner(s):
Adam G. Sosne Grove Park Properties
Location: Acreage:
5550 Carolina Beach Road 16.26
PID(s): Comp Plan Place Type:
R07600-006-041-000 Urban Mixed Use
Existing Land Use: Proposed Land Use:
Mobile Home Park
The property would be allowed to be
developed in accordance with the RMF-MH
district
Current Zoning: Proposed Zoning:
R-15, Residential district RMF-MH
SURROUNDING AREA
LAND USE ZONING
North Commercial Services, Undeveloped Land B-2
East Commercial Services B-2
South Single-Family Residential, Multi-Family Residential R-10, R-15
West Undeveloped B-2, R-15
Planning Board - March 3, 2022
ITEM: 5 - 2 - 1
Z22-07 Staff Report PB 3.3.2022 Page 2 of 17
ZONING HISTORY
April 7, 1971 Initially zoned R-15
COMMUNITY SERVICES
Water/Sewer Property is currently connected to water and sewer. Water is provided via
a master meter. Waster and sewer is private within the site.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Myrtle Grove Station
Schools Bellamy Elementary, Myrtle Grove Middle, Ashley High Schools
Recreation Arrowhead Park, Myrtle Grove Athletic Complex
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - March 3, 2022
ITEM: 5 - 2 - 2
Z22-07 Staff Report PB 3.3.2022 Page 3 of 17
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone approximately 16.26 acres from R-15, Residential to
RMF-MH Residential Multi-family Medium-High Density.
• According to the applicant, the proposed zoning will allow for the provision of housing for
future development in a land use pattern that is generally more consistent with the 2016
Comprehensive Land Use Plan.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities. Since that time, water and sewer services have become available to the
surrounding area
• Since its original zoning designation in 1971, this portion of the county and the Monkey
Junction node have experienced a gradual shift from the original R-15 zoning to more
commercial districts and uses, as well as residential developments of higher density. This is
a trend that is expected to continue.
• Currently, the subject site contains approximately 70 mobile homes.
• The RMF-MH district was established to accommodate lands for medium to high density
residential development of varying types and designs, with emphasis on midrise structures,
near suburban shopping centers and employment centers. The district is intended to serve
as a transition between intensive nonresidential development and lower density residential
development.
• The current R-15 zoning allows for several non-residential uses that are not permitted within
the proposed RMF-MH zoning district. Such uses include, but are not limited to, equestrian
facilities, stables, and wholesale nurseries that are permitted by-right, and uses such as
kennels, campgrounds, convenience stores, and fuel sales that are permitted subject to a
special use permit.
• The RMF-MH district allows for the development of multi-family residential units with a
maximum height of 4 stories. Structure setback is contingent on the number of stories of any
proposed multi-family development. The dimensional standards for the RMF-MH zoning
district are outlined within Section 3.2.14. of the UDO.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 3
Z22-07 Staff Report PB 3.3.2022 Page 4 of 17
• The subject site is located adjacent to and abuts residential properties. As such, additional
standards outlined with Table 3.1.3.C.2 may be applicable, depending on the height of the
structures that may be developed on the parcel.
• As the subject site is adjacent to existing single-family residential uses, a transitional buffer
would be required in the event of a multi-family development. Multi-family residential uses
that abut Single-Family Detached and undeveloped residentially zoned properties are
subject to a Type A: Opaque Buffer. These buffers must be a minimum width of 12 feet if
fencing 6-10 feet high and vegetation are used, or 20 feet if vegetation only.
• If approved, development on the parcel would be subject to Technical Review Committee
and Zoning Compliance review processes to ensure full compliance with all ordinance
requirements and specific conditions included in the approval. Only minor deviations from
the approved conceptual plan, as defined by the UDO, would be allowed.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 4
Z22-07 Staff Report PB 3.3.2022 Page 5 of 17
AREA SUBDIVISIONS UNDER DEVELOPMENT
TRANSPORTATION
• Currently, access is provided to the subject property from the service road adjacent to
Carolina Beach Road. The applicant has indicated that another access may be provided to
the service road by way of the B-2 zoned parcel to the north, as the applicant is under
contract for that parcel.
• The access road serves other businesses and residential developments and filters traffic onto
southbound Carolina Beach Road.
• As currently developed, it is estimated the site generates about 35 peak AM trips and 40
peak PM trips.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 5
Z22-07 Staff Report PB 3.3.2022 Page 6 of 17
• If developed at the maximum permitted density allowed under the RMF-MH district, 406
residential units could be constructed. This would be estimated to generate 167 trips during
the AM peak hour and 159 trips during the PM peak hour.
• If developed at the maximum permitted density allowed within the RMF-MH district, the
development would be estimated to generate 132 more trips during the AM peak hour and
119 more trips during the PM peak hour than the current use of the subject site.
• Traffic Impact Analyses are not required for a straight rezoning, as a specific development
proposal is required to thoroughly analyze access, potential trip generation, and roadway
improvements.
• Because a TIA is not required to analyze transportation impacts at this time, Staff has
provided the volume to capacity ratio for the adjacent roadway near the subject site. While
volume to capacity ratio, based on average daily trips, can provide a general idea of the
function of adjacent roadways, the delay vehicles take in seconds to pass through
intersections is generally considered a more effective measure when determining the Level
of Service of a roadway. However, the available volume to capacity data indicates
capacity currently exists in this area.
NCDOT Average Annual Daily Traffic (AADT) - 2020
Road Location Volume Capacity V/C
Carolina Beach Road 5500 Block 39,000 41,368 0.94
• The LOS of this portion of Carolina Beach Road is rated as ‘E’.
• The capacity for the service road is 10,978 according to NCDOT data. However, traffic
counts are not available.
• The LOS of the service road is rated as ‘E’.
Intensity Approx. Peak Hour Trips
Existing Development: Mobile Home Park w/
70 Dwelling Units 35 AM / 40 PM
Typical Development
under Current Zoning:
40 Single-Family
Dwellings 28 AM / 38 PM
Maximum Development
under Proposed RMF-MH
Zoning:
406 Dwelling Units 167 AM / 159 PM
Planning Board - March 3, 2022
ITEM: 5 - 2 - 6
Z22-07 Staff Report PB 3.3.2022 Page 7 of 17
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-5702B
o Project encompasses access management improvement on College Road from
Carolina Beach Road to Shipyard Boulevard.
o Project is scheduled after 2029.
• STIP Project U-5790
o Project to convert the intersection of Carolina Beach Road and College Road to a
continuous flow intersection and widen a portion of Carolina Beach Road south of
that intersection. Continuous flow intersections permit more efficient travel
movements and help alleviate congestion by allowing more of the main street’s
traffic to move through the intersection. Bidding of the project is expected to occur
after 2029.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 7
Z22-07 Staff Report PB 3.3.2022 Page 8 of 17
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) 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.
1. Beau Rivage
Update
• 4,500 square feet of drive-
thru bank
• 3,500 square feet of fast-
food drive thru
• 6,900 square feet of
supermarket (addition to the
existing Harris Teeter)
• 7,500 square feet of
shopping center
• Approved December 28, 2016
• 2018 Build Out Date
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of an eastbound right-turn lane on Sanders Road at the site’s access and
Carolina Beach Road.
Nearby Proposed Developments included within the TIA:
• Tarin Woods
• River Lights
Development Status: Development under construction. The right-turn lane on Sanders Road
at the site’s access has been constructed.
Proposed Development Land Use/Intensity TIA Status
2. Tarin Woods II
Phase 2B(1):
• 219 Single-Family Homes
• 398 Townhomes
• Addendum approved March
26, 2020
• 2020 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of a northbound leftover/U-turn on Carolina Beach Road at the Harris Teeter
driveway (required to be installed during the development of Phase 2A).
• Installation of a second westbound right turn lane on Manassas Drive at Carolina Beach
Road.
• Includes additional point of egress to Carolina Beach Road.
Nearby Proposed Developments included within the TIA:
• Beau Rivage Update
• Beau Rivage Townhomes
Development Status: Development and improvements are currently under construction.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 8
Z22-07 Staff Report PB 3.3.2022 Page 9 of 17
3. Kaylies Cove • 110 Single-Family Homes
• Approved February 20,
2018
• 2019 Build Out Year (as
studied in the TIA)
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of an eastbound right turn lane and westbound left turn lane on Piner Road
at the site’s access.
Nearby Proposed Developments included within the TIA:
• None
Development Status: Homes under construction. 110 lots have been platted at this time,
and both turn lanes have been installed.
Other:
• W-5703C:
o U.S. 421 (Carolina Beach Road) Pedestrian Safety project located from Willoughby
Park Road to the Monkey Junction intersection.
o Project consists of:
▪ A 10-foot multi-use path on the east side of U.S. 421 and a sidewalk on the
west side of U.S. 421;
▪ A black aluminum fence in the existing median; and
▪ Pedestrian signals, high-visibility crosswalks, and lighting proposed at the
intersections of U.S. 421 with Antoinette Drive and the northernmost Walmart
driveway.
▪ The project is expected to begin construction in Fall 2022.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area. The property is not located within a
Special Flood Hazard Area.
• The property is within the Mott 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) & III (severe limitation) soils;
however, the property is currently connected to water and sewer provided by CFPUA
Planning Board - March 3, 2022
ITEM: 5 - 2 - 9
Z22-07 Staff Report PB 3.3.2022 Page 10 of 17
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to Bellamy Elementary
School, Myrtle Grove Middle School, and Ashley High School. Students may apply to attend
public magnet, year-round elementary, or specialty high schools.
• Approximately 70 dwelling units are currently located on the property and 406 units could
potentially be developed under the proposed zoning for an increase of 336 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 73 additional students than the number of students
who are estimated to be already generated under the existing development.
• 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 70 Residential Units Approximate** Total: 16
(6 elementary, 4 middle, 6 high)
Proposed Zoning 406 Residential Units Approximate** Total: 89
(37 elementary, 20 middle, 32 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.
• 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 - March 3, 2022
ITEM: 5 - 2 - 10
Z22-07 Staff Report PB 3.3.2022 Page 11 of 17
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 2021 facility needs survey 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% Bellamy 456 499 91% None
Middle 108% Myrtle Grove 740 738 100% None
High 100% Ashley 1990 1896 105% None
Planning Board - March 3, 2022
ITEM: 5 - 2 - 11
Z22-07 Staff Report PB 3.3.2022 Page 12 of 17
Existing Development
Current Conditions:
Planning Board - March 3, 2022
ITEM: 5 - 2 - 12
Z22-07 Staff Report PB 3.3.2022 Page 13 of 17
Representative Developments
Representative Developments of R-15:
Clay Crossing
Page’s Corner
Planning Board - March 3, 2022
ITEM: 5 - 2 - 13
Z22-07 Staff Report PB 3.3.2022 Page 14 of 17
Representative Developments of RMF-MH (Proposed Zoning/Land Use):
Amberleigh Shores
Cambridge Village
Planning Board - March 3, 2022
ITEM: 5 - 2 - 14
Z22-07 Staff Report PB 3.3.2022 Page 15 of 17
Context and Compatibility
• The property is located to the southwest of the Monkey Junction Intersection and is accessed
by a service road that connects the property to Carolina Beach Road.
• While the area was zoned for lower density residential development in the early 1970s,
the 2016 Comprehensive Plan recommends urban mixed use and higher density
development patterns.
• The subject property is located in one of the county’s more densely developed corridors and
within one of the three high growth nodes identified in the Comprehensive Plan.
• The property is located just west of the Monkey Junction commercial node serving residents
in this area, and is a location anticipated to serve as a transition from single-family detached
land uses to the south and west of the site and the commercial services and higher intensity
uses along Carolina Beach Road to the east and north.
• Given the commercial development to the east, the site is less likely to be appropriate for
low density, single-family development than when the R-15 zoning was originally applied.
• Required setbacks and transitional buffers provide additional mitigation for aesthetic
effects along the property boundaries and will be contingent on the type and scale of
development located on this parcel. Multi-family residential developments are subject to
setbacks that range from 20’ to 100’, dependent on the number of stories of the structures.
Transitional buffers are also a requirement of multi-family developments. Type A Opaque
Buffers are required from the existing residential and undeveloped residential zoned
parcels that abut the subject site, which consist of vegetation, berms, or fences with
vegetation.
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.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 15
Z22-07 Staff Report PB 3.3.2022 Page 16 of 17
Future Land Use
Map Place Type Urban Mixed Use; Monkey Junction Node
Place Type
Description
Promotes development of a mix of residential, office, and retail uses at
higher densities. Types of uses encouraged include office, retail, mixed use,
small recreation, commercial, institutional, single-family, and multi-family
residential.
Analysis
The Comprehensive Plan classifies the property as Urban Mixed Use, which
promotes development of a mix of residential, office, and retail uses at
higher densities. The site is located within the Monkey Junction commercial
node between existing commercial services and a single-family detached
residential development.
As there is an existing single-family development to the west of the subject
site, the proposal would provide a transition to Carolina Beach Road, which
contains commercial services along the road frontage that serve adjacent
residential developments in the project vicinity. 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
as well as a mix of uses located on adjacent or nearby parcels.
The proposal is also in line with the preferred density range for the Urban
Mixed Use place type, which envisions residential development in the range
of 2-5 stories at a medium to high density. If approved, the parcel could be
built out to a maximum of 406 residential units at 25 du/acre.
Consistency
Recommendation
The proposed RMF-MH zoning is generally CONSISTENT with the 2016
Comprehensive Plan because the district is more in line with the densities
recommended for Urban Mixed Use areas, especially in growth nodes, than
the existing zoning. Additionally, the densities and range of housing types
allowed in the proposed zoning district could provide an appropriate
transition from the existing commercial node to the west and the existing
single-family residences to the south and undeveloped land to the west.
STAFF RECOMMENDATION
While staff would have preferred to see a conditional rezoning request for a higher density district
on this site given potential traffic impacts and proximity to low density residential neighborhoods,
Planning Board - March 3, 2022
ITEM: 5 - 2 - 16
Z22-07 Staff Report PB 3.3.2022 Page 17 of 17
the RMF-MH district was designed to be used in this specific type of situation, and standards are in
place for buffers and traffic analysis at technical review required before redevelopment could
occur.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
district is more in line with the densities and uses recommended for Urban Mixed Use
areas than the existing zoning. I also find recommending APPROVAL of the rezoning
request is reasonable and in the public interest because the RMF-MH district standards
are designed so projects can serve as appropriate transitions from existing commercial
nodes to the existing single-family residences.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
district is more in line with the densities and uses recommended for Urban Mixed Use
areas than the existing zoning, I find DENIAL of the rezoning request is reasonable and
in the public interest because of the uncertainty of negative impacts that a development
allowed by-right within the RMF-MH zoning district could have on the adjacent land
uses and infrastructure.
Planning Board - March 3, 2022
ITEM: 5 - 2 - 17
CZD R-10
R-15
CZD B-2
O&
I
B-
2
R-10
CZD
R
M
F
-
M
New Hanover County, NCSHODIncorporated Areas
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
RMF - MHR-15
Mobile Home Park
5550 Carolina Beach RdZ22-07
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 1,000500 Feet
Planning Board - March 3, 2022
ITEM: 5 - 3 - 1
General
Residential
Urban
Mixed Use
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
RMF - MHR-15
Mobile Home Park
5550 Carolina Beach RdZ22-07
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 0.20.1 Miles
Planning Board - March 3, 2022
ITEM: 5 - 4 - 1
Initial Application
Documents & Materials
Planning Board - March 3, 2022
ITEM: 5 - 5 - 1
Planning Board - March 3, 2022
ITEM: 5 - 6 - 1
Planning Board - March 3, 2022
ITEM: 5 - 6 - 2
Planning Board - March 3, 2022
ITEM: 5 - 6 - 3
Planning Board - March 3, 2022
ITEM: 5 - 6 - 4
Planning Board - March 3, 2022
ITEM: 5 - 6 - 5
Zoning Map Amendment Application for 5550 Carolina Beach Road (R07600-006-041-000)
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.?
This proposed zoning change from R-15 to Residential Multi-Family – Medium High (RMF-MH)
would be consistent with multiple goals and policies on the 2016 Comprehensive Plan. It would
help to revitalize commercial corridors and blighted areas through infill development. It would
promote environmentally friendly growth by clustering development and minimizing impacts on
natural resources via infill and redevelopment and it would provide housing opportunities in a
growth node close to transit, employment, and services.
2. How would the requested zoning change be consistent with the property’s classification on
the 2016 Comprehensive Plan’s Future Land Use Map?
The property is located wholly within the Monkey Junction Growth Node at the intersection of S.
College Road and Carolina Beach Road which is already a commercial center and has
the opportunity to be a more dense area of development in the southern part of the county. This
area is part of the unincorporated county but is in close proximity to city limits, making
redevelopment with taller buildings and a more urban-design style appropriate.
The majority of the property is classified as Urban Mixed Use on the Future Land Use Map. The
Urban Mixed Use place type is intended to promote a mix of retail, office, and residential at
higher densities. While mixed uses are encouraged on the same, parcel, they can be adjacent or
separated by lower traffic roads. The rezoning request for RMF-MH would allow desired higher
Planning Board - March 3, 2022
ITEM: 5 - 6 - 6
Zoning Map Amendment Application for 5550 Carolina Beach Road (R07600-006-041-000)
density residential to be placed adjacent or in close proximity to retail and office uses, creating a
mixed-use area within the growth node.
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 property is currently zoned R-15 with a maximum density of 2.5 units/acre; however, the
property is being utilized for a mobile home park with a density of approximately, 4.43 units/acre.
Adjacent properties are currently zoned B-2 and R-10 with a nearby property recently rezoned
to RMF-M. RMF-MH on this property would serve as an appropriate transition between the
zoning districts as well as comply with the Future Land Use Map classification of Urban Mixed
Use within a Growth Node.
Planning Board - March 3, 2022
ITEM: 5 - 6 - 7
Zoning Map Amendment Application for 5550 Carolina Beach Road (R07600-006-041-000)
4. How will this zoning change serve the public interest?
This zoning change would provide for a mix of housing types and mix of uses within the Monkey
Junction Growth Node as contemplated by the 2016 Comprehensive Plan. The proposed change
would also allow for a more modern development pattern of the area as any future
development would have to comply with all of New Hanover County’s land use and planning
regulations including a possible traffic impact analysis and traffic mitigation as well as updated
stormwater systems and landscaping.
Planning Board - March 3, 2022
ITEM: 5 - 6 - 8
Planning Board - March 3, 2022
ITEM: 5 - 6 - 9
GROVE PARK PROPERTIES
LEGAL DESCRIPTION
Tract One:
Being all of that certain tract or parcel of land containing 0.44 acres and described as “Existing 60’
Perpetual Right of Way - Grove Park Road” in Map Book 42, Page 302 of the New Hanover
County Registry.
Tract Two:
BEGINNING at point in the northwestern corner of Tract One and running thence South 83
degrees 36 minutes 20 seconds West 78.35 to a point along the northern line of that certain tract
described as Existing Stormwater Pond containing 1.31 acres as shown in Map Book 42, Page 302
to a point; thence continuing along a line with the Existing Stormwater Pond tract South 11 degrees
26 minutes 53 seconds West 107.54 feet; thence continuing along a line with the Existing
Stormwater Pond Tract North 72 degrees 21 minutes 10 seconds West 201.18 feet; thence North
11 degrees 29 minutes 10 seconds East 26.58 feet to a point being the northeast corner of Open
Space F as shown on the map for Citrus Cove in Map Book 52, Page 105; thence North along and
with the northern lines of the Open Space F, Kiwi Lane, Open Space E, Lots 20, 19, 18, 17, 16 and
part of 15, as shown on the map for Citrus Cove in Map Book 52, Page 105, North 72 degrees 45
minutes 20 seconds West 539.75 feet to an existing iron rod in the northern line of Lot 15 on the
map for Citrus Cove; thence continuing along and with the northern line of Lot 15 and part of
Open Space D as shown on the map for Citrus Cove North 56 degrees 47 minutes 37 seconds West
49.72 feet to an existing iron pipe in the north line of Open Space D; thence continuing along and
with the northern line of Open Space D, Tangelo Drive and Open Space C as shown on the map
for Citrus Cove North 53 degrees 00 minutes 53 seconds West 124.97 feet to an existing iron pipe
in the eastern line of Tract A described in Map Book 52, Page 262; thence along and with the
eastern line of Tract A North 50 degrees 13 minutes 24 seconds East 438.29 feet to an iron pipe
set in the southeastern corner of a new Tract A described in recombination plat for Carolina
Junction in Map Book 48 Page 190; thence with the eastern line of Tract A on the Carolina Junction
Map North 54 degrees 00 minutes 00 seconds East 691.55 feet to iron pipe; thence continuing with
the line of Tract A on the Carolina Junction map North 68 degrees 34 minutes 15 seconds East
53.99 feet to a point in the northwestern corner of land now or formerly owned by Jack Alford in
Deed Book 1180, Page 101; thence South 15 degrees 23 minutes 03 seconds East 531.27 feet to
an existing iron pipe; thence South 12 degrees 56 minutes 35 seconds East 25.05 feet to an existing
iron pipe; thence South 15 degrees 46 minutes 27 seconds East 35.02 feet to an existing iron pipe;
thence South 72 degrees 58 minutes 35 seconds West 14.18 feet to an existing iron pipe; thence
South 72 degrees 58 minutes 35 seconds West 47.17 feet to an existing iron pipe; thence South 07
degrees 29 minutes 33 seconds West 59.03 feet to a point in the southwestern corner of land now
or formerly owned by JWB Consulting and Planning, LLC and described as Tract 1 in Deed Book
6295, Page 1871; thence South 07 degrees 29 minutes 33 seconds West 60.00 feet to a point in the
southwestern corner of land now or formerly owned by JWB Consulting and Planning, LLC and
described as Tract 2 in Deed Book 6295, Page 1871; thence South 07 degrees 31 minutes 09
seconds West 230.00 feet to a point in the northern line of Tract One above; thence South 83
degrees 36 minutes 20 seconds West 48.87 feet to the Point of Beginning.
Planning Board - March 3, 2022
ITEM: 5 - 6 - 10
Tract Three:
Beginning at an existing iron pipe located at the southeastern corner of Open Space F as shown on
the map for Citrus Cove in Map Book 52, Page 105 of the New Hanover County Registry; thence
along and with the eastern line of Open Space F North 11degrees 29 minutes 10 seconds East
141.17 feet to an existing iron pipe; thence along and with the line of that certain tract described
as Existing Stormwater Pond containing 1.31 acres as shown in Map Book 42, Page 302 South 78
degrees 33 minutes 07 seconds East 155.00 feet to a point; thence along and with the line of that
certain tract described as Existing Stormwater Pond tract South 11 degrees 26 minutes 53 seconds
West 140.00 feet to a point in the northern line of Dunhill Lane, a 60’ public right of way; thence
along and with the northern line of Dunhill Lane North 78 degrees 56 minutes 44 seconds West
155.00 feet to the Point of Beginning.
Planning Board - March 3, 2022
ITEM: 5 - 6 - 11
Planning Board - March 3, 2022
ITEM: 5 - 6 - 12