HomeMy WebLinkAbout2022-05 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 Matthews | Jeffrey Stokley Jr. | H. Allen Pope | Colin J. Tarrant
Rebekah Roth, Director| Ken Vafier, Planning Manager
MAY 5, 2022 6:00 PM
Call to Order
Pledge of Allegiance
Approval of Minutes
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substantial changes in these petitions as a result of objections, debate, and
discussion at the meeting, including rezoning to other classifications.
1 Public Hearing
Rezoning Request (Z22-11) - Request by Martie Murphy with SHJ Construction Group, applicant,
on behalf of Waverly Investments, property owner, to rezone approximately 1.75 acres of land
located at 8005 and 8015 Market St from O&I, Office and Institutional, to (CZD) B-1, Regional
Business for a carwash.
2 Public Hearing
Rezoning Request (Z22-12) - by Cindee Wolf with Design Solutions, applicant, on behalf of
Catherine E. Burney Heirs, property owner, to rezone approximately 8.02 acres of land located at
5000 N College Road from R-15, Residential District, to (CZD) CB, Community Business for an
indoor/outdoor recreation establishment with a restaurant as an accessory use for members
only.
3 Public Hearing
Rezoning Request (Z22-13) - Request by Northside Baptist Church, property owner, to rezone
approximately 21 acres of land located at 2501 N College Rd from (CZD) B-2, Regional Business,
to (CZD) PD, General Planned Development, for a school.
4 Public Hearing
Rezoning Request (Z22-14) – Request submitted by Cindee Wolf with Design Solutions, applicant,
on behalf of ABA Self Storage, LLC, property owner, to rezone approximately 0.23 acres of land
located at 4631 Carolina Beach Road from (CZD) B-2, Regional Business to (CZD) R-5, Residential
for a single-family residential unit with accessory structure.
5 Public Hearing
Rezoning Request (Z22-15) - Request submitted by Cindee Wolf with Design Solutions, applicant,
on behalf of Oceanside Property Management, LLC, property owner, to rezone approximately
0.55 acres of land located at 49 Lennon Drive from R-15, Residential to R-5, Residential.
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/5/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Current Planner
CONTACT(S): Zach Dickerson; Rebekah Roth, Planning & Land Use Department
SUBJECT:
Public Hearing
Rezoning Request (Z22-11) - Request by Mar3e Murphy with SHJ Construc3on Group, applicant, on behalf
of Waverly Investments, property owner, to rezone approximately 1.75 acres of land located at 8005 and 8015
Market St from O&I, Office and Ins3tu3onal, to (CZD) B-1, Regional Business for a carwash.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 1.75 acres to (CZD) B-1 in order to construct a 2,310 square foot
drive-thru carwash with an adjacent 896 square foot equipment room, and 30 vacuum stalls on site.
The subject parcel is bounded to the west by Sweetwater Drive and to the east and south by Market Street. The site is
located in the Porters Neck Growth Node, and is south of the Porters Neck Walmart.
The subject site consists of two parcels, both of which are currently zoned O&I. 8005 Market Street was rezoned O&I
in 2003 for proposed offices. 8015 Market Street was rezoned O&I in 2005 for a proposed expansion of the YMCA.
However, neither rezoning was condi@onal and @ed to a specific use and conceptual site plan. The O&I district is
intended to provide lands that accommodate ins@tu@onal, professional office and other compa@ble uses. There are a
wide variety of uses permiBed in O&I. Common uses include residen@al, educa@onal, civic (government services) and
office (medical, light commercial).
The purpose of the B-1, Neighborhood Business District is to provide lands that accommodate a range of small-scale,
low-intensity, neighborhood-serving commercial development that provides goods and services to residents of
adjacent neighborhoods. District regula@ons are intended to ensure uses, development intensi@es, and a development
form that is consistent with a pedestrian-friendly walkable and neighborhood scale.
Access is proposed to be provided to the subject property from Sweetwater Drive, a private local road. Access on
Sweetwater Drive will be full-access in/out. Entrance to Market Street from Sweetwater Drive is right-turn only.
Motorists wan@ng to travel north on Market Street must turn right from Sweetwater Drive and make a U-turn at
Marsh Oaks Drive.
The net change in the poten@al trip genera@on if the site were to be developed under the exis@ng O&I district with
approximately 13,000 square feet of office space build-out to the proposed (CZD) B-1 shows an approximate increase
of 38 peak PM trips. The ITE Trip Genera@on Manual es@mates 51 PM peak trips under the current O&I poten@al
build-out. The Manual does not list AM peak trips for the carwash use, but does include peak Saturday trips, which
total 41. The es@mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance
requirement for a Traffic Impact Analysis (TIA).
Planning Board - May 5, 2022
ITEM: 1
The Comprehensive Plan classifies the site as Urban Mixed Use, and it is located in the Porters Neck Growth Node.
The Urban Mixed Use place type promotes development of a mix of residen@al, office and retail uses at higher
densi@es. This place type encourages commercial use and is intended to support more density near major roads.
The proposed rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides for
the type of commercial service that is appropriate for this area.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi@es in the unincorporated
countyCi@zens have daily needs met by NHC businesses and support them
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Because the proposed rezoning is generally consistent with the Comprehensive Plan and would provide for the type of
commercial service that is appropriate for this area, staff recommends approval of this applica@on and suggests the
following mo@on:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) B-1. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because it is located in an area designated as Urban Mixed Use and as
a growth node and provides for the uses that are appropriate for this area. I also find recommending APPROVAL of
the rezoning request is reasonable and in the public interest because the proposal provides neighborhood-serving
commercial development.
Alterna3ve Mo3on for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-1. While I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because it is located in an area designated as Urban Mixed Use and as
a growth node and provides for the uses that are appropriate for this area, I also find recommending DENIAL of the
rezoning request is reasonable and in the public interest because it is not consistent with the desired character of the
surrounding community and will adversely impact the adjacent neighborhood.
ATTACHMENTS:
Descrip@on
Z22-11 Script PB
Z22-11 Staff Report
Z22-11 Zoning
Z22-11 FLUM
Z22-11 Mail Out Map
Initial Application Cover Sheet
Z22-11 Application
Z22-11 Community Meeting Summary
Concept Plan Cover Sheet
Z22-11 Concept Plan
Public Comments Cover Sheet
Public Comments in Opposition
Planning Board - May 5, 2022
ITEM: 1
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 5, 2022
ITEM: 1
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-11)
Rezoning Request (Z22-11) – Request by Martie Murphy with SHJ Construction Group, applicant, on behalf
of Waverly Investments, property owner, to rezone approximately 1.75 acres of land located at 8005
and 8015 Market St from O&I, Office and Institutional, to (CZD) B-1, Regional Business, for a carwash.
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 and supporter comments (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-1 district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because it is located
in an area designated as Urban Mixed Use and as a growth node and provides for the uses
that are appropriate for this area. I also find RECOMMENDING approval of the rezoning
request is reasonable and in the public interest because the proposal provides neighborhood-
serving commercial development.
Example Motion for Denial
I move to RECOMMEND denial of the proposed rezoning to a (CZD) B-1. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it is located in
an area designated as Urban Mixed Use and as a growth node and provides for the uses that
are appropriate for this area, I also find RECOMMENDING denial of the rezoning request is
reasonable and in the public interest because it is not consistent with the desired character of
the surrounding community and will adversely impact the adjacent neighborhood.
Planning Board - May 5, 2022
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional B-1
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 - May 5, 2022
ITEM: 1 - 1 - 2
Z22-11 Staff Report PB 5.5.2022 Page 1 of 15
STAFF REPORT FOR Z22-11
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-11
Request:
Rezoning to a Conditional B-1 district
Applicant: Property Owner(s):
Martie Murphy with SHJ Construction Waverly Investments
Location: Acreage:
8005-8015 Market St 1.75
PID(s): Comp Plan Place Type:
R03600-003-074-000 & R03600-003-075-
000 Urban Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Car Wash
Current Zoning: Proposed Zoning:
O&I, Office & Institutional (CZD) B-1, Neighborhood Business
SURROUNDING AREA
LAND USE ZONING
North Commercial Services (Walmart) CZD B-2
East Commercial Services (Battleship Cycles & Marine)-
across Market St. I-1
South Commercial Services O&I, I-1
West
Single-Family Residential R-15
Planning Board - May 5, 2022
ITEM: 1 - 2 - 1
Z22-11 Staff Report PB 5.5.2022 Page 2 of 15
ZONING HISTORY
July 6, 1971 Initially zoned R-15
July 7, 2003 Approved Rezoning Case Z-764: Rezoned from R-15 to O&I for proposed
offices.
July 11, 2005 Approved Rezoning Case Z-797: Rezoned from R-15 to O&I for YMCA
expansion.
COMMUNITY SERVICES
Water/Sewer
Water services are available through CFPUA. Sanitary sewer is available
through CFPUA with a force main connection or can be serviced 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 Ogden Station
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation Pocosin (8015 Market St) [not sufficient for minimum distinct area per UDO
Table 5.7.2.A but is present on site]
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 5, 2022
ITEM: 1 - 2 - 2
Z22-11 Staff Report PB 5.5.2022 Page 3 of 15
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
• The applicant is proposing to construct a 2310 sq ft drive-thru carwash with an adjacent
896 sq ft equipment room. In addition, there will be 30 vacuum stalls in the northern and
central portions of the site.
• The applicant’s proposed conceptual plan includes preserving several onsite plantings
located in the 75’ setback in the Special Highway Overlay District (SHOD). The SHOD is
designed to protect the natural beauty and scenic vista that exists along specially
designated roadways that serve as major accessways and gateways into unincorporated
New Hanover County.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 3
Z22-11 Staff Report PB 5.5.2022 Page 4 of 15
ZONING CONSIDERATIONS
• The B-1 district was established to provide lands that accommodate a range of small-scale,
low-intensity, neighborhood-serving commercial development that provide goods and
services to residents of adjacent neighborhoods. District regulations are intended to ensure
uses, development intensities, and a development form that is consistent with a pedestrian-
friendly walkable and neighborhood scale.
• Much of the surrounding area is developed, including the boat and bicycle sales across
Market St. and the adjacent Walmart to the north.
• The O&I district, as the property is currently zoned, is intended to provide lands that
accommodate institutional, professional office and other compatible uses. There are a wide
variety of uses permitted in O&I. Common uses include residential, educational, civic
(government services) and office (medical, light commercial).
• Under both the current O&I zoning and the proposed (CZD) B-1 zoning, there would be a
required 30’ rear setback and an opaque buffer with landscaping required for the adjacent
residential properties. The B-1 district also limits maximum building height to two stories or
40’. No building on this site plan will exceed those limits.
• The proposed site is located in the SHOD, which prescribes a minimum 100’ front setback
for buildings. This may be reduced by 25% if the development provides additional
plantings along the right-of-way.
• The UDO contains controls on exterior lighting on the site, and the maximum illumination
levels at the common property line with the residential properties to the north shall not
exceed 0.5 foot candles. The UDO does not prescribe limitations on the height, wattage,
bulb-type, or fixture type, and these can be further limited with a conditional zoning request
if mutually agreed upon by the applicant.
• 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 - May 5, 2022
ITEM: 1 - 2 - 4
Z22-11 Staff Report PB 5.5.2022 Page 5 of 15
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - May 5, 2022
ITEM: 1 - 2 - 5
Z22-11 Staff Report PB 5.5.2022 Page 6 of 15
TRANSPORTATION
• Access is proposed to be provided to the subject property from Sweetwater Drive, a private
local road.
• Access on Sweetwater Drive will be full-access in/out.
• Entrance to Market Street from Sweetwater Drive is right-turn only. Motorists wanting to
travel North on Market Street must turn right from Sweetwater Drive and make a U-turn at
Marsh Oaks Drive.
• If the subject property were developed with the 15%-18% building footprint typical for
properties with O&I zoning and used for professional and medical offices, approximately
0.26 acres could be built.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 6
Z22-11 Staff Report PB 5.5.2022 Page 7 of 15
• 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).
• Per the WMPO, the ITE trip generation manual does not include peak AM trips for this use.
It does include Saturday peak trips, which is reflected in the above table.
• 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
Market St
Mendenhall-Marsh Oaks Dr
to Porters Neck Road
(~8000 block)
46,539 41,369 1.125
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning:
13,000 sq ft office
building (typical O&I
buildout on this
acreage)
40 AM / 51 PM
Proposed Development: 3,206 sq ft. carwash
w/ 30 vacuum bays 78 PM / 41 Saturday
Planning Board - May 5, 2022
ITEM: 1 - 2 - 7
Z22-11 Staff Report PB 5.5.2022 Page 8 of 15
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-4902D
Project U-4902D will install access management improvements on Market Street from Lendire
Road to Marsh Oaks Drive. The improvements include the installation of a center median,
sidewalk, and multi-use path. Project is currently under construction.
Other Nearby Transportation Projects:
• NHC Parks & Gardens Multi-Use Path (part of U-4902D)
A multi-use path will be installed across the subject property to connect to the sidewalk on
the adjacent property. Construction easements are already in place.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 8
Z22-11 Staff Report PB 5.5.2022 Page 9 of 15
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.
Proposed Development Land Use/Intensity TIA Status
1. The Oaks at Murray
Farm
• 204 Apartments
• 34 Duplex Units
• 62 Single-Family Dwellings
• TIA approved December 6,
2019
• 2023 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of a second westbound right-turn land on “Old” Market Street at Hwy 17
• Revising signal plan to modify phase at the Hwy 17 and “Old” Market Street intersection
Nearby Proposed Developments included within the TIA:
• Waterstone
Development Status: No construction has occurred at this time.
Proposed Development Land Use/Intensity TIA Status
2. The Primrose School
of Mayfaire • Day Care Center, up to
191 students
• TIA approved September 29,
2021
• 2022 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Extension of the southbound left turn lane on Hwy 17 to 400 ft of storage with an
appropriate deceleration and taper length.
• Provide a northbound right turn lane with 75 ft of storage and appropriate deceleration
and taper on Hwy 17
• Construct the site access as right in/right out only, with one ingress lane and one egress
lane on Hwy 17
• Provide stop control for the westbound approach and 100 feet of internal protected stem
on Hwy 17
• Construct the site access with one ingress lane and one egress lane on Marsh Oaks Dr
• Provide stop control for the southbound approach and 100 feet of internal protected
stem on Marsh Oaks Dr.
Nearby Proposed Developments included within the TIA:
• Marsh Oaks
Development Status: No construction has occurred at this time.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 9
Z22-11 Staff Report PB 5.5.2022 Page 10 of 15
Proposed Development Land Use/Intensity TIA Status
3. The Bailey Shoppes
• 11,800 sq ft building,
commercial
• 3,000 sq ft building,
commercial
• TIA approved February 20,
2018
• 2022 Build Out Year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Hwy 17- Construct a dedicated southbound right-turn lane from Bump Along Road to
Mendenhall Drive. This turn lane will tie into the U-turn bump out being provided by U-
4902D.
• Bump Along Road- Site Drive 1 must be located on Bump Along Road so that it provides
a minimum corner clearance from 100ft from Market St.
• Raintree Road- provide interconnectivity of the development site to Raintree Road by
providing a two-way, two lane road connection matching the pavement width and typical
section at the property line.
Nearby Proposed Developments included within the TIA:
• None
Development Status: No construction has occurred at this time.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area.
• The property is within the Pages Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III soils. Class III indicates severe limitation. However, the site is
expected to be served by CFPUA when developed. These soils will not impact this project.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 10
Z22-11 Staff Report PB 5.5.2022 Page 11 of 15
OTHER CONSIDERATIONS
Representative Developments
Representative Developments of O&I (Existing Zoning):
Medical Office
Synergy POS, Oleander Dr
Planning Board - May 5, 2022
ITEM: 1 - 2 - 11
Z22-11 Staff Report PB 5.5.2022 Page 12 of 15
Representative Developments of B-1 (Proposed Zoning)
Caliber Car Wash, Market St
Fins Car Wash, Market St
Planning Board - May 5, 2022
ITEM: 1 - 2 - 12
Z22-11 Staff Report PB 5.5.2022 Page 13 of 15
Context and Compatibility
• The property is located along Market Street, a major commercial corridor.
• The proposed site is located inside the Porters Neck Growth Node, an area of the county
that is seeing rapid growth.
• Both parcels were rezoned to O&I in the early 2000’s; the 2016 Comprehensive Plan
recommends a mixture of commercial uses in this area.
• Much of the surrounding land to the North is used for residential purposes, while parcels to
the South, West and the East are developed for commercial use.
• After the completion of the Military Cutoff Rd. extension (proposed in 2023), some of the
traffic flow will be alleviated in this area. The Porters Neck commercial service node will
become more of a destination for nearby residents rather than a pass-through area for
traffic traveling to and from Pender County.
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 - May 5, 2022
ITEM: 1 - 2 - 13
Z22-11 Staff Report PB 5.5.2022 Page 14 of 15
Future Land Use
Map Place Type
Urban Mixed Use
Located inside the Porters Neck Growth 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 subject property is located in the northeastern portion of the county
along a major road corridor and is in the Porters Neck Growth Node. It is
in close proximity to both residential uses and other commercial services.
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. This place type encourages commercial use and is intended
to support more density near major roads.
The applicant is proposing a 2,310 sq ft carwash facility in addition to 30
vacuum stalls on a 1.75 acre site. Commercial uses such as carwashes match
the intent of the proposed B-1 zoning district, which is to provide lands that
accommodate neighborhood-serving commercial development. This is the
type of use that one is likely to see along a commercial corridor. The
proposal meets the intent of the Urban Mixed Use place type, which
encourages commercial use and more density near major roads. This
proposed site is also located in the Porters Neck growth node, an area of
the county that is poised for and undergoing rapid growth; the facility would
serve the needs of the growing area.
Consistency
Recommendation
The proposed rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for a type of commercial
service that is appropriate for this area.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 14
Z22-11 Staff Report PB 5.5.2022 Page 15 of 15
STAFF RECOMMENDATION
The Porters Neck Growth Node is located along a major commercial corridor and is positioned for
growth. This proposal is in line with the commercial uses encouraged by the Urban Mixed Use place
type.
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 it is
located in an area designated as Urban Mixed Use and as a growth node and
provides for the uses that are appropriate for this area. I also find APPROVAL of the
rezoning request is reasonable and in the public interest because the proposal provides
neighborhood-serving commercial development.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-1. While I find
it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because
it is located in an area designated as Urban Mixed Use and as a growth node and
provides for the uses that are appropriate for this area, I find DENIAL of the rezoning
request is reasonable and in the public interest because it is not consistent with the
desired character of the surrounding community and will adversely impact the adjacent
neighborhood.
Planning Board - May 5, 2022
ITEM: 1 - 2 - 15
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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-1O&I8005 & 8015
Market St
Z22-11
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 Feet
SITE
Planning Board - May 5, 2022
ITEM: 1 - 3 - 1
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URBAN MIXED USE
GENERAL RESIDENTIAL
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COMMERCE ZONE
Place Types
CZD B-1O&I8005 & 8015
Market St
Z22-11
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 Feet
SITE
Planning Board - May 5, 2022
ITEM: 1 - 4 - 1
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8035
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7984
New Hanover County, NCNeighboring Parcels
CZD B-1O&I8005 & 8015
Market St
Z22-11
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500125 Feet
SITE
Planning Board - May 5, 2022
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 5, 2022
ITEM: 1 - 6 - 1
Planning Board - May 5, 2022
ITEM: 1 - 7 - 1
Planning Board - May 5, 2022
ITEM: 1 - 7 - 2
Planning Board - May 5, 2022
ITEM: 1 - 7 - 3
Planning Board - May 5, 2022
ITEM: 1 - 7 - 4
Planning Board - May 5, 2022
ITEM: 1 - 7 - 5
Planning Board - May 5, 2022
ITEM: 1 - 7 - 6
The summary for public meeting held Monday 3/28 for Tidal Wave Auto Spa is that only property owner
or citizen that appeared at the meeting was the current owner of the property of record. I was informed
that it was also referenced on Facebook social media.
Martie Murphy
SHJ Construction Group
124 East Thompson Street
Post Office Drawer 311
Thomaston, Georgia 30286
(o) 706.647.0414
(c) 706.975.6682
Planning Board - May 5, 2022
ITEM: 1 - 8 - 1
Concept Plan
Planning Board - May 5, 2022
ITEM: 1 - 9 - 1
800
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DATENO.DESCRIPTION
REVISIONS
DATE OF PLANS
1
AES PROJECT NUMBER
110A TOMMY
STALNACKER DR.
WARNER ROBINS, GA
31088
(800) 416 - 8136
1741 PHILEMA ROAD
ALBANY, GA
31701
Advanced Engineering Services, LLC
Z:\Shared\AES, LLC\Projects\2022\60005.00 SHJ TWAS Market St Wilmington, NC\DWG\60005C_B01.dwg - 3/25/2022 1:25 PM
1 1
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03/21/2022
60005
WILMINGTON, NEW
HANOVER, NORTH
CAROLINA
PARKING CALCULATIONS:
REQUIRED MINIMUM PARKING STALLS:
3 SPACES FOR EVERY ONE CAR THE CAR WASH CAN ACCOMODATE AT ONE TIME
3 VEHICLES X 3 CARS =
9 SPACES REQUIRED
PROVIDED PARKING STALLS:
30 STANDARD SPACES & 2 HANDICAPPED SPACES
32 SPACES TOTAL
GENERAL SITE NOTES:
1.HANDICAPPED PARKING AND ACCESSIBLE ROUTES SHALL MEET THE
AMERICANS WITH DISABILITIES ACTS STANDARDS FOR ACCESSIBLE
DESIGN - LATEST EDITION. SIDEWALKS SHALL NOT EXCEED 5% MAXIMUM
LONGITUDINAL SLOPE AND 2% MAXIMUM CROSS SLOPE. ACCESSIBLE
PARKING STALLS SHALL NOT EXCEED 2% MAXIMUM SLOPE IN ALL
DIRECTIONS. ACCESSIBLE RAMPS SHALL NOT EXCEED 12H:1V GRADE.
2.ALL SIGNS AND STRIPING SHALL CONFIRM TO THE MANUAL ON UNIFORM
TRAFFIC CONTROL DEVICES (MUTCD) - LATEST EDITION AND/OR
DEPARTMENT OF TRANSPORTATION STANDARDS AND SPECIFICATIONS.
3.ALL DIMENSIONS ARE MEASURED TO THE FACE OF CURB (WHEN PRESENT),
EDGE OF ASPHALT AND/OR EDGE OF BUILDING.
4.HORIZONTAL DATA SHOWN HEREON IS BASED ON NAD83 NORTH CAROLINA
ZONE. VERTICAL DATA SHOWN HEREON IS BASED ON NAVD 88.
SITE INFORMATION
PROJECT ADDRESS 8005/8015 MARKET STREET,
WILMINGTON, NORTH CAROLINA 28411
PARCEL NUMBER R3600-003-074-000 & R3600-003-075-000
(±1.75 ACRES)
CURRENT ZONING
O&I (OFFICE & INSTITUTIONAL) / SHOD
(SPECIAL HIGHWAY OVERLAY
DISTRICT)
PROPOSED ZONING
B-1 (NEIGHBORHOOD BUSINESS
DISTRICT) / SHOD (SPECIAL HIGHWAY
OVERLAY DISTRICT)
PROJECT AREA ±1.75 ACRES
BUILDING SETBACK LANDSCAPE SETBACK
FRONT 75'FRONT 50'
SIDE 25'SIDE 20'
REAR 30'REAR 10'
20'0'10'20'
GRAPHIC SCALE 1" = 20'
HATCH LEGEND:
LIGHT DUTY
CONCRETE PAVEMENT 3" HIGH ROLLED CURB
HEAVY DUTY
CONCRETE PAVEMENT
24" STANDARD CURB AND GUTTER
24" ROLLED CURB AND GUTTER
1
2
24" WIDE STOP BAR STRIPING (WHITE)3
4" WIDE PARKING STALL STRIPING (WHITE) (TYP.)4
HANDICAP STALL STRIPING (BLUE)5
HANDICAP RAMP (CONSTRUCT AT A 12:1 MAXIMUM SLOPE)6
WHEEL STOP
7
8
38' X 134' VACUUM CANOPY9
9'4" X 26'4" VACUUM SCREENING
(SEE ARCHITECTURAL PLANS)10
8' X 16' DUMPSTER ENCLOSURE (SEE DETAIL SHEET)11
20' X 20' PREP CANOPY12
PAY KIOSK (SEE DETAIL SHEET)13
ENTRANCE DETAIL (SEE DETAIL SHEET)14
EXIT DETAIL (SEE DETAIL SHEET)15
STOP / GO LIGHT (SEE DETAIL SHEET)16
5' X 5' CANOPY FOOTER
(PROTOTYPICAL; SEE ARCHITECTURAL PLANS)17
SITE SPECIFIC NOTES
HANDICAP SIGN WITH VAN ACCESSIBLE SIGN ON BOLLARD;
CONTRACTOR TO COORDINATE SPACING W/ WHEEL STOP LOCATIONS
N
Planning Board - May 5, 2022
ITEM: 1 - 10 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 5
Planning Board - May 5, 2022
ITEM: 1 - 11 - 1
Planning Board - May 5, 2022
ITEM: 1 - 12 - 1
Planning Board - May 5, 2022
ITEM: 1 - 12 - 2
Planning Board - May 5, 2022
ITEM: 1 - 12 - 3
Planning Board - May 5, 2022
ITEM: 1 - 12 - 4
Planning Board - May 5, 2022
ITEM: 1 - 12 - 5
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/5/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Current Planner
CONTACT(S): Amy Doss; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-12) - by Cindee Wolf with Design Solu7ons, applicant, on behalf of Catherine E. Burney
Heirs, property owner, to rezone approximately 8.02 acres of land located at 5000 N College Road from R-15,
Residen7al District, to (CZD) CB, Community Business for an indoor/outdoor recrea7on establishment with a
restaurant as an accessory use for members only.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 8.02 acres from R-15 to (CZD) CB in order to develop an
indoor/outdoor recrea0on facility with an ancillary clubhouse and restaurant/bar. The site is located along N
College Road, approximately 1/3 mile from the roundabout, just east of the railroad right-of-way.
The R-15 district in this area was established in 1972. At the 0me, the purpose of the R-15 district was to provide for
very low density housing and recrea0onal use. Water and sewer are now available in the area, and the applicant is
proposing connec0ons to the CFPUA for water and sewer. The CB, Community Business district was established to
provide lands that accommodate the development, growth, and con0nued opera0on of moderate density
residen0al development with a range of housing types that are located in walkable distances to jobs and services
and, where appropriate, serve as a transi0on between more intensive and lower density areas.
The subject site is currently vacant. If developed under R-15, the site would permit up to 20 dwelling units. If
developed at the requested CZD CB density, 23 pickleball courts and an 8,000 sf ancillary clubhouse and restaurant
could be constructed.
A typical development under current zoning would generate approximately 22 peak hour trips. The net change from
the es0mated trips generated at peak hour under exis0ng zoning to the es0mated number of trips generated from
the use allowed in the CZD CB district at peak hour is 6 more trips. The es0mated traffic generated from the site is
under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
The site is appropriate for recrea0onal use, surrounded by single-family R-15 to the north, a proposed rezoning to
R-10 to the east, I-2 to the west, and vacant, undeveloped land is zoned to the south. Required setbacks and fenced
buffers will provide mi0ga0on for the surrounding adjacent property owners.
The Comprehensive Plan classifies the subject parcel as Community Mixed Use and General Residen0al and
indicates mixed use, commercial services, and low-density housing as appropriate for this place type. The proposed
CZD CB zoning is generally CONSISTENT with the 2016 Comprehensive Plan because it will provide recrea0onal
use as a transi0on between the industrial and the adjacent residen0al areas.
STRATEGIC PLAN ALIGNMENT:
Planning Board - May 5, 2022
ITEM: 2
Intelligent Growth & Economic DevelopmentEncourage development of complete communi0es in the unincorporated
countyCi0zens have daily needs met by NHC businesses and support them
RECOMMENDED MOTION AND REQUESTED ACTIONS:
As the proposed uses are in line with the recommenda0ons for the Community Mixed Use and General Residen0al
place type, include rela0vely low traffic generators, and serve as a transi0on between nearby residen0al and industrial
uses, staff recommends approval of this applica7on and suggests the following mo0on:
I move to recommend APPROVAL of the proposed rezoning to a CZD-CB district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the district would allow
uses more in line with those recommended for Community Mixed Use and General Residen0al areas. I
also find recommending APPROVAL of the rezoning request is reasonable and in the public interest
because the proposed district would provide a recrea0onal service for nearby residents, includes rela0vely
low traffic generators, and is located on an arterial road.
Alterna7ve Mo7on for Denial
I move to recommend DENIAL of the proposed rezoning to a CZD CB district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the district would allow
uses in line with those recommended for Community Mixed Use and General Residen0al areas, 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 uses will
adversely impact the adjacent areas.
ATTACHMENTS:
Descrip0on
Z22-12 PB Script
Z22-12 PB Staff Report
Z22-12 Zoning Map
Z22-12 FLUM
Z22-12 Mail Out Map
Application Cover Sheet
Z22-12 Application Submittal Documents
Concept Plan Cover Sheet
Concept Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 5, 2022
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-12)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Catherine E. Burney Heirs,
property owner, to rezone approximately 8.02 acres of land located at 5000 N. College Road from R-
15, Residential, to (CZD) CB, Community Business for an indoor and outdoor recreation 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 and supporter comments (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 (CZD) CB district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow
for the types of residential uses that would be encouraged in the Mixed Use and General
Residential place types. I also find RECOMMENDING APPROVAL of the rezoning request is
reasonable and in the public interest because the proposed district would provide a
recreational service for nearby residents, includes relatively low traffic generators, and is
located on an arterial road.
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to (CZD) CB district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it will allow for
the types of residential uses that would be encouraged in the Mixed Use and General
Residential place types. 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 - May 5, 2022
ITEM: 2 - 1 - 1
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to (CZD) CB 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 - May 5, 2022
ITEM: 2 - 1 - 2
Z22-12 Staff Report 5.5.2022 Page 1 of 13
STAFF REPORT FOR Z22-12
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z22-12
Request:
Rezoning to CZD CB district
Applicant: Property Owner(s):
Cindee Wolf Catherine E. Burney Heirs
Location: Acreage:
5000 College Road 8.02
PID(s): Comp Plan Place Type:
Parcel ID: R01800-002-001-000 Community Mixed Use & General Residential
Existing Land Use: Proposed Land Use:
Undeveloped & Vacant Indoor/Outdoor Recreational Facility, Restaurant
and Clubhouse
Current Zoning: Proposed Zoning:
R-15 Residential (CZD) CB, Community Business
SURROUNDING AREA
LAND USE ZONING
North Single – family residential R-15
East Undeveloped & Vacant R-15
South Undeveloped & Vacant R-15, I-2
West College Road Right-of-Way and Industrial Facility I-2, B-2
Planning Board - May 5, 2022
ITEM: 2 - 2 - 1
Z22-12 Staff Report 5.5.2022 Page 2 of 13
ZONING HISTORY
July 7, 1972 Initially zoned R-15
COMMUNITY SERVICES
Water/Sewer Water is available by connecting to an existing water main on Castle Hayne
Road through CFPUA. Sewer is available to the east of the subject property.
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 Blue Clay Bike Park, Northern Regional Park, Riverside Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
Conservation Resource maps indicate there are Pocosin conservation
resources present on the eastern and western portions of the site. Wetlands
are delineated on the site plan but are not impacted by the proposed
development.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 5, 2022
ITEM: 2 - 2 - 2
Z22-12 Staff Report 5.5.2022 Page 3 of 13
APPLICANT’S PROPOSED CONCEPTUAL PLAN
• This application is proposing to rezone 8.02 acres from R-15 to CZD CB in order to develop an
indoor/outdoor recreational facility with a clubhouse and restaurant/bar.
• The applicant indicates that the intended use of the subject property will be for approximately
23 pickleball courts (some covered), a sand lot for beach volleyball, plus an 8,000 sf structure
for a clubhouse and restaurant. Club membership would be required for patronage to the
restaurant and bar, which will be an ancillary use to the recreation establishment.
• The conceptual plan shows the 8,000 sf structure in the center of the site, facing the parking lot,
with pickleball courts surrounding the structure on 3 sides. Parking and a stormwater retention
pond are located between the structure and College Road. Landscaping and buffering is
proposed along the property lines to the east and south as well as along the property line
bordering the single-family parcels to the north.
• According to the applicant, the proposed zoning will allow for recreation facilities in close
proximity to the residents they would serve and provide a transition along a major arterial
corridor such as N College Road in a way that is consistent with the policies and goals of the
2016 Comprehensive Land Use Plan.
• The conceptual plan complies with the County’s standards for a Major Site Plan, including zoning
dimensional standards.
Planning Board - May 5, 2022
ITEM: 2 - 2 - 3
Z22-12 Staff Report 5.5.2022 Page 4 of 13
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 wells would be developed at
low densities.
• 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.
• As defined within the UDO, an indoor recreation establishment is a commercial establishment
that provides indoor facilities for recreation, entertainment (except adult entertainment), or
amusement, including but not limited to: bowling alleys, pool rooms, indoor sports gymnasiums,
movie theaters and live theaters, indoor ice skating rinks, video arcades, and indoor shooting
ranges. An outdoor recreation establishment, as defined by the UDO, is commercial recreation
or amusement outdoors (except adult entertainment), including but not limited to: drive-in movie
theater, amusement park or theme park, fairgrounds, miniature golf establishments, golf driving
ranges, water slides, and batting cages. The indoor recreation use would permit the clubhouse
and restaurant use within the 8,000 sf structure.
• While the CB zoning district allows a range of commercial uses, the Conditional Zoning District
designation would limit the type of uses on the site to pickleball courts (some covered), an
associated clubhouse, and restaurant/bar as an ancillary use to the recreation establishment.
There could potentially be minor deviations that would allow other outdoor recreational uses
such as volleyball, within the footprint of the concept plan, which could be approved
administratively.
• In the CB district, a minimum 25-foot rear setback, 20-foot interior setback, and 20-foot opaque
buffer yard are required where the development abuts existing single-family properties.
• The UDO contains controls on exterior lighting on the site, and the maximum illumination levels
along adjacent residential properties shall not exceed 0.5 foot candles. The UDO does not
prescribe limitations on the height, wattage, bulb-type, or fixture type, and these can be further
limited with a conditional zoning request if mutually agreed upon by the applicant.
• 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 - May 5, 2022
ITEM: 2 - 2 - 4
Z22-12 Staff Report 5.5.2022 Page 5 of 13
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - May 5, 2022
ITEM: 2 - 2 - 5
Z22-12 Staff Report 5.5.2022 Page 6 of 13
TRANSPORTATION
• Access is provided to the subject property from North College Road, an NCDOT-maintained
principal arterial street.
• 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 currently zoned, the parcel could be developed into 20 single-family homes generating 17
AM and 22 PM peak hour trips.
• Under the proposed zoning district, approximately 23 outdoor pickleball courts plus an
approximately 8,000 sf clubhouse and restaurant would be developed. A development of this
scale is estimated to generate about 10 trips in the AM and 28 trips in the PM peak hours.
Planning Board - May 5, 2022
ITEM: 2 - 2 - 6
Z22-12 Staff Report 5.5.2022 Page 7 of 13
• The net change from the potential trip generation if the site were to be developed under the
existing R-15 district to the development as requested within the proposed CZD CB district shows
an approximate decrease of 7 AM peak hour trips and an approximate increase of 6 PM peak
hour trips.
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Development possible under
Current R-15 Zoning: 20 single-family units 17/22
Potential Trip Generation
under Proposed Zoning:
8,000 sf indoor recreation
facility & 23 outdoor
pickleball courts
10 AM / 28 PM
Potential Net Change under
Proposed Zoning: - -7 AM / +6 PM
• 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 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.
However, the available volume to capacity data indicates capacity currently exists in this area.
WMPO Average Annual Daily Traffic (ADT)
• 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, as required through the NCDOT Driveway permitting process.
Road Location Volume Capacity V/C
College Road Between Castle Hayne Road and
Old Oakland Drive 11,284 17,375 0.647
Planning Board - May 5, 2022
ITEM: 2 - 2 - 7
Z22-12 Staff Report 5.5.2022 Page 8 of 13
Nearby Planned Transportation Improvements and Traffic Impact Analyses
• There are no approved TIAs for projects within a one-mile radius of the subject site.
ENVIRONMENTAL
• No portion of the parcel is located within an AE Flood-zone or AE Floodway.
• The entire site is located 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 I (moderate limitation) and Class III (severe limitation). However, water and sewer are available nearby through CFPUA.
Planning Board - May 5, 2022
ITEM: 2 - 2 - 8
Z22-12 Staff Report 5.5.2022 Page 9 of 13
OTHER CONSIDERATIONS
REPRESENTATIVE DEVELOPMENTS
Representative Developments of R-15:
Page’s Corner in Ogden
Clay Crossing
Planning Board - May 5, 2022
ITEM: 2 - 2 - 9
Z22-12 Staff Report 5.5.2022 Page 10 of 13
EXAMPLES OF INDOOR/OUTDOOR RECREATION FACILITIES
Existing Indoor/Outdoor Recreational Facilities:
Holly Tree Tennis Club
Captain Bill’s Backyard Grill and Volleyball
Planning Board - May 5, 2022
ITEM: 2 - 2 - 10
Z22-12 Staff Report 5.5.2022 Page 11 of 13
CONTEXT AND COMPATIBILITY
• The subject property is located at 5000 College Road and is only accessible by College Road.
• The site is adjacent to single-family on the northern boundaries and is bordered to the east and
south by vacant, undeveloped land. Located across the street from the parcel is an industrial
site.
• There are a mix of commercial, and residential uses within the area that would support
recreational uses such as the proposed development.
• Northeast of the site, parcels located at the southern end of Roger Haynes Drive are currently
being proposed for rezoning from I-2 and B-2 to R-10. If approved, this rezoning would allow
more than 284 dwelling units to be built in the vicinity of the proposed indoor/outdoor
recreation establishment.
• The applicant has proposed a landscaped buffer between the proposed development and the
adjacent single-family use.
• The site is located south of the intersection of College Road and Castle Hayne Road where
transitional service uses and low traffic generators could be appropriate. The proposed district
also provides a transition from the high-intensity industrial site across College Road to
undeveloped land, adjacent single-family lots to the north, and proposed moderate density
residential development in the vicinity of the subject property.
Planning Board - May 5, 2022
ITEM: 2 - 2 - 11
Z22-12 Staff Report 5.5.2022 Page 12 of 13
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type
Community Mixed Use, General Residential
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Place Type
Description
Community Mixed Use focuses on small-scale, compact, mixed use
development patterns that serve all modes of travel and act as an attractor
for county residents and visitors. Types of appropriate uses include office,
retail, mixed use, recreational, commercial, institutional, and multi-family
and single-family residential.
General Residential focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or
duplexes. Commercial uses should be limited to strategically located office
and retail spaces, while recreation and school facilities are encouraged
throughout. Types of uses include single-family residential, low-density
multi-family, residential, light commercial, civic, and recreational.
Analysis
The subject property is located along a major roadway corridor, College
Road, and is surrounded by single-family to the north, to the east and south
is vacant, undeveloped land, and across College Road is an industrial
facility.
The Comprehensive Plan classifies the property as Commercial Mixed Use
and General Residential, both of which allow for recreational uses that can
support nearby neighborhoods. The Community Mixed Use place type
designation encourages a mix of uses, including single- and multi-family
residential, commercial, civic, mixed-use, and recreational uses. Typical
zoning associated with this place type includes moderate density residential,
commercial, office and institutional, and mixed-use.
Planning Board - May 5, 2022
ITEM: 2 - 2 - 12
Z22-12 Staff Report 5.5.2022 Page 13 of 13
The proposed CZD CB rezoning is consistent with the recreational and
commercial uses and intensity recommended in the Comprehensive Plan
more so than the single-family development allowed within the existing R-
15 zoning district. Furthermore, the proposed use would support the
surrounding commercial and residential uses along the College Road
corridor and future residential growth anticipated within the area.
Consistency
Recommendation
The proposed CZD CB rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed uses are in line with those
recommended for Community Mixed Use and General Residential place
types, and the site is located near supportive land uses that also serve as
an appropriate transition between residential and industrial uses.
STAFF RECOMMENDATION
As the proposed uses are in line with the recommendations for the Community Mixed Use and
General Residential place type, include relatively low traffic generators, and serve as a transition
between nearby residential and industrial uses, staff recommends approval of this application
and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning to a CZD CB district. I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the district would allow uses more in line with those recommended for
Community Mixed Use and General Residential areas. I also find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because
the proposed district would provide a recreational service for nearby residents,
includes relatively low traffic generators, and is located on an arterial road.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a CZD CB district. While I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the district would allow uses in line with those recommended for Community
Mixed Use and General Residential areas, 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 uses will
adversely impact the adjacent areas.
Planning Board - May 5, 2022
ITEM: 2 - 2 - 13
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Indicates Conditional Zoning District (CZD)
See Section 5.7 of the UDOCOD
B-1 AC R-5 EDZD
CB I-1 R-7 PD
B-2 I-2 R-10 RMF-X
CS AR R-15 RMFU
SC RA R-20 UMXZ
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Zoning Districts
CZD CBR-155000 N College RdZ22-12
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500 1,000 Feet
SITE
Planning Board - May 5, 2022
ITEM: 2 - 3 - 1
Planning Board - May 5, 2022
ITEM: 2 - 4 - 1
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New Hanover County, NCNeighboring Parcels
CZD CBR-155000 N College RdZ22-12
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500250 Feet
SITE
Planning Board - May 5, 2022
ITEM: 2 - 5 - 1
Application Documents
& Materials
Planning Board - May 5, 2022
ITEM: 2 - 6 - 1
Planning Board - May 5, 2022
ITEM: 2 - 7 - 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
Cindee Wolf
Design Solutions
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
P.O. Box 7221
Wallace, NC 28466
206 North Duplin St.
910-547-1200
mmoore@tidewaterinvestco.com
Contact: Merrette Moore (Contract Purchaser)
Catherine E. Burney Heirs
Planning Board - May 5, 2022
ITEM: 2 - 7 - 2
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.
5000 N. College Road 323106.37.3818 / R01800-002-001-000
R-15 / Vacant Community Mixed-Use &
General Residential
8.02 ac.
8.02 ac.
CZD / CB
Reference attached plan for conceptual site layout and improvements.
The proposed project is an indoor / outdoor recreation establishment with a restaurant as an accessoryuse for the members. The complex includes a clubhouse facility, covered and uncovered pickleballcourts, and a sand lot for beach volleyball, along with associated parking areas and stormwater management.
Planning Board - May 5, 2022
ITEM: 2 - 7 - 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.
491 / Racquet / Tennis Club
per Courts @ 23
30 77
The policies and goals of the Comprehensive Plan include providing a convenient mix of land uses. Boththe Commercila District Mixed-Use and General Residential place-types would include recreationfacilities as being appropriate close to the residents that they would serve. This type of use provides anacceptable transition along major arterial corridors such as N. College Road.
Planning Board - May 5, 2022
ITEM: 2 - 7 - 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?
As primarily a "Community Mixed-Use" place-type, the Plan suggests higher densities and commercialservices. Pickleball has become a flourishing recreational activity, and the lack of adequate facilities tohandle the demand, particularly in New Hanover County, has been well-publicized. Policies for growthand development encourage promoting new businesses for a diverse and thriving economy.
N. College Road is fronted by a variety of land uses, including some fairly intensive industrialbusinesses. One is directly across the road from the subject tract, and another just one tractover to the South. Although the Castle Hayne area is primed for more residential developmentas public water & sewer services are being extended, the properties along the road corridorare no longer appropriate for low-density residential housing.
Planning Board - May 5, 2022
ITEM: 2 - 7 - 5
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
CAW
CAW
CAW
CAW
CAW
N/A
CAW
CAW
Planning Board - May 5, 2022
ITEM: 2 - 7 - 6
Planning Board - May 5, 2022
ITEM: 2 - 7 - 7
Planning Board - May 5, 2022
ITEM: 2 - 7 - 8
Legal Description for
Conditional District Rezoning
of 5000 N. College Road
Beginning at a point in the northeastern boundary of North College Road (N.C. Hwy. 132), a
200’ public right‐of‐way; said point being located approximately 233 feet southeastwardly
along the right‐of‐way from its intersection with the eastern boundary of the Wilmington –
Weldon Railroad, a 130’ right‐of‐way; and running thence from the point of beginning:
South 75038’05” East, 1303.81 feet to a point; thence
South 05038’51” West, 300.39 feet to a point; thence
North 75048’29” West, 969.47 feet to a point in the north eastern boundary of N. College Road;
thence with that right‐of‐way,
North 37020’58” West, 483.95 feet to the point and place of beginning, containing 7.79 acres,
more or less.
Planning Board - May 5, 2022
ITEM: 2 - 7 - 9
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: 5000 N College Road
Proposed Zoning: R-15 & CZD/CB
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
March 12, 2022 . A copy of that written notice and site layout are also attached.
The meeting was held at the following time and place: Thursday, March 24th,
6:00 p.m.; at Shelter #2 of the Northern Regional Park, 4700 Old Avenue, Castle Hayne.
The persons in attendance at the meeting were: Reference attached sign-in list
The following issues were discussed at the meeting: Attendees were all from the community
Off Kings Castle Lane, just north of the proposed project. Their questions were primarily
related to buffer yards, and whether public water and / or sewer might be extended. The
requirements for fencing and visual screening were explained. Although the subject project
hopes to connect to public utilities that will hopefully be extended in the future by an
adjacent residential community being proposed, current service will need to be by a private
well for water, and a low-pressure solid waste system connected to a nearby force main.
As a result of the meeting, the following changes were made to the petition: None
Date: March 28, 2022
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - May 5, 2022
ITEM: 2 - 7 - 10
Planning Board - May 5, 2022
ITEM: 2 - 7 - 11
Planning Board - May 5, 2022
ITEM: 2 - 7 - 12
ADJACENT PROPERTY OWNERS WITHIN 500' OF 5000 N COLLEGE ROAD:
OWNER MAILING ADDRESS CITY / STATE / ZIP PROPERTY LOCATION
BROWN HOWARD 19221 HYW 210 ROCKY POINT, NC 28457
BURNEY CATHERINE E HEIRS 206 DUPLIN ST N WALLACE, NC 28466 5000 COLLEGE RD N WILMINGTON
DILL HILDA CAMERON ETAL PO BOX 3649 WILMINGTON, NC 28406 4900 COLLEGE RD N CASTLE HAYNE
DILL HILDA CAMERON ETAL PO BOX 3649 WILMINGTON, NC 28406 4900 COLLEGE RD N CASTLE HAYNE
DMH LAND LLC 501 COVIL AVE UNIT 2 WILMINGTON, NC 28403 4720 COLLEGE RD N CASTLE HAYNE
DOMBROSKI RONALD EDWARD 4917 CASTLE LAKES RD CASTLE HAYNE, NC 28429 5212 COLLEGE RD N WILMINGTON
HENDERSON DANNY L SARA W 217 CHIMNEY LN WILMINGTON, NC 28409 5105 COLLEGE RD N CASTLE HAYNE
HENDERSON DANNY SARA 217 CHIMNEY LN WILMINGTON, NC 28409 5115 COLLEGE RD N CASTLE HAYNE
JH LAND LLC PO BOX 3649 WILMINGTON, NC 28406 4950 COLLEGE RD N CASTLE HAYNE
KING HELEN MCINTYRE HEIRS 2804 FLETCHER CT CASTLE HAYNE, NC 28429
KING HELEN MCINTYRE HEIRS PO BOX 63 CASTLE HAYNE, NC 28429
KING HELEN MCINTYRE HEIRS PO BOX 63 CASTLE HAYNE, NC 28429 5104 KINGS CASTLE LN
KING KEVIN HASAN 5214 KINGS CASTLE LN CASTLE HAYNE, NC 28429 5214 KINGS CASTLE LN CASTLE HAYNE
KING TERRENCE PO BOX 81 CASTLE HAYNE, NC 28429 5244 KINGS CASTLE LN CASTLE HAYNE
LEEBART PROPERTIES LLC 808 17TH ST S WILMINGTON, NC 28401 5145 COLLEGE RD N CASTLE HAYNE
MOORE GARY ETAL 124 LONG RIDGE DR WILMINGTON, NC 28405 5204 KINGS CASTLE LN CASTLE HAYNE
PERKINS ANDREA LAFAYE HEIRS PO BOX 63 CASTLE HAYNE, NC 28429
PERKINS VIRGINIA LIFE ESTATE PO BOX 63 CASTLE HAYNE, NC 28429 5200 KINGS CASTLE LN CASTLE HAYNE
REB ACQUISITIONS LLC PO BOX 7948 ROCKY MOUNT, NC 27804 4909 COLLEGE RD N WILMINGTON
SCOTT BILLY PO BOX 235 CASTLE HAYNE, NC 28429 5218 KINGS CASTLE LN CASTLE HAYNE
SCOTT BILLY PO BOX 235 CASTLE HAYNE, NC 28429 5218 KINGS CASTLE LN CASTLE HAYNE
SHAW DELLA K BENJAMIN 5104 KINGS CASTLE LN CASTLE HAYNE, NC 28429 5106 KINGS CASTLE LN CASTLE HAYNE
WADDELL ARLENE Y HEIRS 15401 BLUE WILLOW LN ACCOKEEK, MD 20607 5230 KINGS CASTLE LN CASTLE HAYNE
WONCE MARY L KING STEPHEN 505 LAZY ACRES RD BUMPASS, VA 23024
Planning Board - May 5, 2022
ITEM: 2 - 7 - 13
March 12, 2022
To: Adjacent Property Owners
Re: Pickleball Center
My client is interested in developing an indoor / outdoor recreation center on the property at 5000 N. College
Road. This property is within the proximity of your lands. The 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, March 24th, at Shelter #2 of the Northern Regional Park, 4700 Old Avenue,
Castle Hayne, 6:00 p.m. The location is left from Old Avenue, towards the tennis courts.
If you cannot attend, you are also welcome to contact me, Cindee Wolf, 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 - May 5, 2022
ITEM: 2 - 7 - 14
Planning Board - May 5, 2022
ITEM: 2 - 7 - 15
Concept Plan
Planning Board - May 5, 2022
ITEM: 2 - 8 - 1
Planning Board - May 5, 2022
ITEM: 2 - 9 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/5/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Current Planner
CONTACT(S): Zach Dickerson; Rebekah Roth, Planning & Land Use Department
SUBJECT:
Public Hearing
Rezoning Request (Z22-13) - Request by Northside Bap7st Church, property owner, to rezone approximately 21
acres of land located at 2501 N College Rd from (CZD) B-2, Regional Business, to (CZD) PD, General Planned
Development, for a school.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 21 acres to (CZD) PD in order to open a school. The school phase
of this project consists of repurposing an exis)ng 14,659 square foot building formerly used as a church into Northside
Chris)an School. An addi)onal, exis)ng 5,000 square foot building on the property is proposed for use as an office for
the school.
Northside Chris)an School will open year one as kindergarten only. The following year, as the kindergartners move to
first grade, the school will enroll a new class of kindergartners. This pa7ern will con)nue each year as the school
expands un)l they reach the limit set by the Traffic Impact Analysis: 5 years or 400 students. At that point, another TIA
would be required for the school to con)nue to expand. Both elementary and secondary school are permi7ed by-right
in the PD zoning district; therefore, future rezoning for the school will not be required.
The long-term vision for the project includes addi)onal phases, which are not currently included in the proposal under
considera)on. These will be separate uses from Northside Chris)an School and would require a modifica)on of the
Planned Development if approved.
2501 N College Rd was rezoned to (CZD) B-2 in 2012 to accommodate an on-site McDonald's. The B-2 district is
intended 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 loca)on and design
of auto-oriented uses that meet the needs of the motoring public or that rely on pass-by traffic. Common uses in this
district include: Restaurants, hotels, large retailers (Best Buy, Walmart, etc.) and vehicle and equipment sales and
service.
The PD district was established to encourage innova)ve, integrated, and efficient land planning and site design
concepts that achieve a high quality of development, environmental sensi)vity, and adequate public facili)es and
services. The PD district can also provide more flexibility from conven)onal development standards, such as parking
and street design, in order to help create a more mixed-use, pedestrian-oriented development.
The proposed PD district would serve as an expansion of Northside Bap)st Church's Educa)on Ministry. The applicant
proposes that the school is intended to alleviate some of the pressure on the public school system by popula)on
increases in the Cape Fear Region. The proposed future uses including café, auto repair shop and fitness center are
part of the church's vision statement in their intent to serve the community.
Planning Board - May 5, 2022
ITEM: 3
Per the Ins)tute of Transporta)on Engineers' Trip Genera)on Manual, the exis)ng church use on the property
generates 404 peak Sunday trips. The Traffic Impact Analysis conducted by NCDOT es)mates the ini)al build-out of
the school, year one, to generate 90 AM and 68 PM peak hour trips. At maximum school capacity, the TIA es)mates
498 AM and 364 PM peak trips for the school. The proposed future uses laid out in Phases II-IV of this project will
require further traffic studies.
A TIA was completed for the project by the North Carolina Department of Transporta)on. The notable roadway
improvements required for the project include extending the southbound turn lane on N College Road to Murrayville
Road to at least 450 feet long, and adjust the signal )ming to compensate for the addi)onal school traffic. Per NCDOT,
the church will be responsible for upfron)ng the cost for the roadway improvements and will be reimbursed by
NCDOT.
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 major road corridors.
The proposed rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides for
the type of use that is recommended in the Community Mixed Use place type.
STRATEGIC PLAN ALIGNMENT:
Superior Educa)on & WorkforcePromote early learning that ensures life-long resiliencyProvide high quality birth
through age eight learning environments
RECOMMENDED MOTION AND REQUESTED ACTIONS:
This project, located in close proximity to a commercial node and area schools, is intended to meet the needs of the
surrounding community. While this is not a development that is common in the PD district, it is in line with the
Comprehensive Plan for this area of the County. Both the immediate and near-future proposed uses will serve the
needs of this part of the County. Because the proposed rezoning is generally consistent with the Comprehensive Plan
and would provide for the type of use that is recommended in the Community Mixed Use place type, staff
recommends approval of this applica)on and suggests the following mo)on:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) PD. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because it is located near a commercial node and along a major
corridor. It also provides for the uses intended by the Community Mixed Use place type. I also find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because the proposal provides uses that
will serve the needs of the surrounding community.
Staff also recommends the following condi7ons:
1. Prior to the approval of any future phase of this project or expansion of school beyond 400 students, required
NCDOT road improvements, as included in the TIA, must be completed.
2. The Terms & Condi)ons document shall be revised to clarify the process for approval of future development.
Sec)on 1A shall be revised as follows:
“Phase 1 on Master Plan to be completed upon approval of rezoning to Planned Development. Phases 2 thru 4 are
listed as future development and cannot be started without an approved modifica)on to the Planned Development
Planning Board - May 5, 2022
ITEM: 3
District.”
Alterna7ve Mo7on 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 is located near a commercial node and along a major corridor, I find
DENIAL of the rezoning request is reasonable and in the public interest because the proposed project would be be7er
suited to a different zoning district.
ATTACHMENTS:
Descrip)on
Z22-13 PB Script
Z22-13 Staff Report
Zoning Map
Future Land Use Map
Mail Out Map
Initial Application Cover Sheet
Initial Application
Terms & Conditions Document
Community Meeting Documents
Concept Plan Cover Sheet
Concept Plan
Traffic Impact Analysis Cover Sheet
Traffic Impact Analysis Approval Letter
Traffic Impact Analysis Summary
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 5, 2022
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-13)
Rezoning Request (Z22-13) – Request submitted by Northside Baptist Church, property owner, to rezone
approximately 21 acres of land located at 2501 N College Rd from (CZD) B-2, Regional Business, to (CZD)
PD, General Planned Development for a school.
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 and supporter comments (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) PD district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because it is located
near a commercial node, along a major corridor, and provides for the uses intended by the
Community Mixed Use place type. I also find RECOMMENDING approval of the rezoning
request is reasonable and in the public interest because the proposal provides uses that will
serve the needs of the surrounding community.
Staff also recommends the following conditions:
1. Prior to the approval of any future phase of this project or expansion of school beyond
400 students, required NCDOT road improvements, as included in the TIA, must be
completed.
2. The Terms & Conditions document shall be revised to clarify the process for approval
of future development. Section 1A shall be revised as follows:
“Phase 1 on Master Plan to be completed upon approval of rezoning to Planned
Development. Phases 2 thru 4 are listed as future development and cannot be started
without an approved modification to the Planned Development District.”
Planning Board - May 5, 2022
ITEM: 3 - 1 - 1
Example Motion for Denial
I move to RECOMMEND denial of the proposed rezoning to a (CZD) PD district. While I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it is
located near a commercial node and along a major corridor, I also find RECOMMENDING
denial of the rezoning request is reasonable and in the public interest because the proposed
project would be better suited to a different zoning district.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional PD
district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the
Comprehensive Plan because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in
the public interest because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Planning Board - May 5, 2022
ITEM: 3 - 1 - 2
Z22-13 Staff Report PB 5.5.2022 Page 1 of 17
STAFF REPORT FOR Z22-13
PLANNED DEVELOPMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z22-13
Request:
Rezoning to a Conditional Planned Development (PD) district
Applicant: Property Owner(s):
Northside Baptist Church Northside Baptist Church
Location: Acreage:
2501 N College Rd 21
PID(s): Comp Plan Place Type:
R03400-01-013-005 Community Mixed Use
Existing Land Use: Proposed Land Use:
Church Church with addition of school
Current Zoning: Proposed Zoning:
(CZD) B-2, Regional Business (CZD) PD, Planned Development
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential, Commercial R-15, CZD B-2
East Commercial Services (Circle K & AT&T facility) across
N College Rd. B-2
South Single-Family Residential, Commercial R-15, B-2
West
Single-Family Residential B-2
Planning Board - May 5, 2022
ITEM: 3 - 2 - 1
Z22-13 Staff Report PB 5.5.2022 Page 2 of 17
ZONING HISTORY
July 7, 1972 Initially zoned R-15
April 2, 2012 Approved rezoning case Z-915. Rezoned from R-15 to B-2 to
accommodate on-site McDonald’s.
COMMUNITY SERVICES
Water/Sewer Water services are available through CFPUA. Sanitary sewer is available
through CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Murrayville Station
Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Blue Clay Bike Park & Northern Regional Park at Castle Hayne
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 5, 2022
ITEM: 3 - 2 - 2
Z22-13 Staff Report PB 5.5.2022 Page 3 of 17
APPLICANT’S PROPOSED MASTER PLAN
Overview
• The Planned Development (PD) district is a type of conditional zoning district that includes a
site-specific design (master plan), and mutually agreed upon conditions can be
attached. Master plans for PD districts are intended to be in a bubble format that illustrate
the general location and intensity of the land uses within the development. Planned
developments must be constructed in accordance with the standards established in the
approved master plan and must comply with all other applicable development regulations
(stormwater, landscaping, roadways, parking, etc.). Compliance with the master plan and
other applicable regulations is verified during the review of a site specific development
proposal located within the planned development.
• The PD district was established to encourage innovative, integrated, and efficient land
planning and site design concepts that achieve a high quality of development, environmental
sensitivity, and adequate public facilities and services. The PD district can also provide
more flexibility from conventional development standards, such as parking and street
design, in order to help create a more mixed-use, pedestrian-oriented development.
UDO Section 3.3.7 – Planned Development (PD) District
Planning Board - May 5, 2022
ITEM: 3 - 2 - 3
Z22-13 Staff Report PB 5.5.2022 Page 4 of 17
Includes Staff Markups
• The applicant is proposing to rezone approximately 21 acres to (CZD) PD in order to open
a school. The school phase of this project consists of repurposing an existing 14,659 square
foot building formerly used as a church into Northside Christian School. An additional,
N
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Proposed School
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Proposed
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Stormwater
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Proposed build-
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this PD)
Planning Board - May 5, 2022
ITEM: 3 - 2 - 4
Z22-13 Staff Report PB 5.5.2022 Page 5 of 17
existing 5,000 square foot building on the property is proposed for use as an office for the
school. All buildings on the property are currently used for church purposes. The large
building on the northwestern portion of the property is the sanctuary, while the existing
eastern buildings that parallel N College Rd are used for Sunday School and Youth Ministry.
• Northside Christian School will open year one as kindergarten only. The following year, as
the kindergartners move to first grade, the school will enroll a new class of kindergartners.
This pattern will continue each year as the school expands until they reach the limit set by
the Traffic Impact Analysis: 5 years or 400 students. At that point, another TIA would be
required for the school to continue to expand. Both elementary and secondary schools are
permitted by-right in the PD zoning district; therefore, future rezoning will not be required
for the schools.
• The long-term vision for the project includes additional phases, which are not currently
included in the proposal under consideration. These will be separate uses from Northside
Christian School and would require a modification of the Planned Development if approved.
Community Benefit
• The proposed development would serve as an expansion of Northside Baptist Church’s
Education Ministry. This is part of the church’s goal in carrying out its vision of serving the
community in spiritual, physical, recreational and community life.
• The proposed school is intended to alleviate some of the pressure put on the public school
system by the increase in population of the Cape Fear Region.
• The proposed future uses in Phases II-IV including café, auto repair shop and fitness center
are part of the church’s vision statement in their intent to serve the community. These phases
are not covered under this PD rezoning.
Conditions
In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District includes a Terms and Conditions document that details any conditions of
approval or proposed modifications to development standards. The following notable proposed
conditions of the proposal are listed below. The full Terms and Conditions document is included in
the application and will be incorporated with the Master Plan if the rezoning is approved. (Italicized
text taken directly from application)
1) Conditions related to approval of the application for the master planned development zoning
district classifications:
a) Phase 1 on Master Plan to be completed upon approval of rezoning to Planned
Development. Phases 2 thru 4 are listed as future development and cannot be started without
an additional community meeting and a full TIA study encompassing these phases has been
completed.
b) The use and development of our property will comply with all applicable federal, state, and
local laws.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 5
Z22-13 Staff Report PB 5.5.2022 Page 6 of 17
c) The use and other regulations and condition approved may be amended or modified to align
with county requirements.
d) Approval of this rezoning does not give approval of the site plan. All required permits must
occur before construction can begin.
2) References to the Master Development Plan, including any density/intensity standards dimensional
standards and development standards:
a) The Planned Development does not include residential units. The density requirements for
residential units will not apply.
b) The existing building as well as future buildings have been and will be developed in
accordance with the county, state and federal building and environmental regulations.
3) Conditions related to the approval of the MDP Master Plan, including any conditions related to
the form and design of development shown in MDP Master Plan:
a) The subject property already has 2 paved access points connected to North College Road.
b) The subject property also has 2 additional paved access points, one at the end of Owls Lane
and one at the end of Red Hawk Road.
c) There will be no gated access points.
d) The development already has existing vegetation that was planted per county standards. As
future structures are added additional vegetation will be added per county standards.
4) Provisions addressing how transportation, potable water, wastewater, storm water management,
and other infrastructure will be provided to accommodate the prosed development:
a) This proposed Planned Development already has paved roads established throughout the
development.
b) Stormwater management has already been installed (see attached map)
c) Development is already serviced by Cape Fear Public Utilities for water and sewer. This
includes our own sewer pumping station on property.
5) Provisions related to environmental protection and monitoring:
a) Northside Baptist Church has in the past and will continue to follow all local, state, and
federal regulation, laws, and ordinances.
• Because Phases II-IV would require a modification of the PD District, the Terms and
Conditions document may need to be modified to clarify this.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 6
Z22-13 Staff Report PB 5.5.2022 Page 7 of 17
ZONING CONSIDERATIONS
• The B-2 district is intended 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.
Common uses in this district include: Restaurants, hotels, large retailers (Best Buy, Walmart,
etc.) and vehicle and equipment sales and service.
• 2501 N College St was rezoned to B-2 on April 2, 2012 to accommodate an on-site
McDonald’s on church-owned property.
• Much of the surrounding area is developed for residential use and is zoned R-15.
• The properties across N College St are zoned B-2 and used for commercial purposes.
• The PD district was established to encourage innovative, integrated, and efficient land
planning and site design concepts that achieve a high quality of development, environmental
sensitivity, and adequate public facilities and services. The PD district can also provide
more flexibility from conventional development standards, such as parking and street
design, in order to help create a more mixed-use, pedestrian-oriented development.
• The UDO contains controls on exterior lighting on the site, and the maximum illumination
levels at the common property line with the residential properties to the north shall not
exceed 0.5 foot candles. The UDO does not prescribe limitations on the height, wattage,
bulb-type, or fixture type, and these can be further limited with a conditional zoning request
if mutually agreed upon by the applicant.
• If approved, the project would be subject to 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 - May 5, 2022
ITEM: 3 - 2 - 7
Z22-13 Staff Report PB 5.5.2022 Page 8 of 17
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - May 5, 2022
ITEM: 3 - 2 - 8
Z22-13 Staff Report PB 5.5.2022 Page 9 of 17
TRANSPORTATION
• Access for Northside Christian School is proposed to be provided to the subject property by
Red Hawk Rd, an NCDOT owned and maintained route.
• Ingress for the School to Red Hawk Rd is full-movement from Bavarian Lane, also NCDOT
owned and maintained.
• Egress for the School is right-out on Southbound N College Rd. Traffic wishing to travel North
on N College Rd will make a U-turn at the light located at the intersection of N College and
Bavarian/Murrayville Rd.
• Existing church traffic uses both points of ingress at N College and Red Hawk Rd. The below
table outlines current traffic numbers for the church on Sundays.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 9
Z22-13 Staff Report PB 5.5.2022 Page 10 of 17
Intensity Approx. Peak Hour Trips
Existing Development Church 404 Sunday
Initial Build First Year of School 90 AM / 68 PM
Full Build Maximum School Capacity 498 AM / 364 PM
Traffic Impact Analysis
• New developments that are anticipated to generate more than 100 trips during any peak
hour period are required to submit a traffic impact analysis (TIA) as part of their rezoning
application. NCDOT conducts TIAs for new schools up to a certain threshold. The TIA for this
project was finalized on February 8, 2022.
• The finalized TIA analyzed the development of both the initial build-out of 70 students to
full build-out of 400 students for Northside Christian School. The Church plans to add other
uses to the Planned Development in the future, at which time the Traffic Analysis will be
revisited. The TIA references the church but does not include the already existing church
traffic generation as the days of use differ.
• Per conversation with NCDOT, the church will be responsible for upfronting the cost for the
roadway improvements and will be reimbursed by NCDOT.
• The TIA approval requires the following notable roadway improvements prior to full school
(5-years or 400 students) build-out:
o Extend the southbound left turn lane to at least 450 feet long, and
o Adjust the signal timing to compensate for the additional school traffic
Extend the
southbound left turn
lane to at least 450
feet long
Planning Board - May 5, 2022
ITEM: 3 - 2 - 10
Z22-13 Staff Report PB 5.5.2022 Page 11 of 17
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-5881
o Upgrade of Gordon Rd to New Centre Drive. Proposed 2029 start date.
• STIP Project U-6202
o Widen roadway from Market St to I-40. Proposed construction to begin in 2022
and finish in 2029.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 11
Z22-13 Staff Report PB 5.5.2022 Page 12 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.
Proposed Development Land Use/Intensity TIA Status
1. Hawthorne at Smith
Creek • 318 multi-family units
• TIA approved February 7,
2019
• 2020 build out year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• At site access construction of a right-in/right-out only access and stop control for egress
traffic.
• Installation of a westbound right-turn land and southbound left-turn lane at Gordon Road
and Blount Drive.
Nearby Proposed Developments included within the TIA:
• The Landing at Lewis Creek Estates Subdivision
Development Status: Completed. All roadway improvements have been completed.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area.
• The property is within the Smith Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II & III soils. Class III indicates severe limitation. However, the site
is expected to be served by CFPUA when developed. These soils will not impact this project.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 12
Z22-13 Staff Report PB 5.5.2022 Page 13 of 17
OTHER CONSIDERATIONS
Representative Developments
Existing Church building to be repurposed:
Planning Board - May 5, 2022
ITEM: 3 - 2 - 13
Z22-13 Staff Report PB 5.5.2022 Page 14 of 17
Representative Churches with Schools:
St. Mark’s Catholic School, Eastwood Rd
Myrtle Grove Christian School, Piner Rd
Planning Board - May 5, 2022
ITEM: 3 - 2 - 14
Z22-13 Staff Report PB 5.5.2022 Page 15 of 17
Context and Compatibility
• The property is located along N College St., a major commercial corridor.
• Northside Baptist Church is already developed; this project would use existing buildings on
the property.
• The property is located just south of Trask Middle School and Laney High School and is
located north of a commercial node.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and visitors.
Types of appropriate use include office, retail, mixed use, recreational,
commercial, institutional, multi-family and single-family residential.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 15
Z22-13 Staff Report PB 5.5.2022 Page 16 of 17
Analysis
The subject property is located in the northern portion of the County along
a major road corridor and is just north of a commercial node. It is in close
proximity to both residential uses 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 major road corridors.
The applicant is proposing the repurposing of existing buildings on the
property for the school in Phase I, with Phases II-IV encompassing the
proposed future uses and build-out. The proposed use is in line with what
the Comprehensive Plan recommends for this place type and aims to meet
the needs of the surrounding community. While the PD district was not
intended for this type of project, it is the most appropriate for the future
uses proposed by Northside Baptist Church.
Consistency
Recommendation
The proposed rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the type of use that
is recommended in the Community Mixed Use place type.
STAFF RECOMMENDATION
This project, located in close proximity to a commercial node and area schools, is intended to meet
the needs of the surrounding community. While this is not a development that is common in the PD
district, it is in line with the Comprehensive Plan for this area of the County. Both the immediate and
near-future proposed uses will serve the needs of this part of the County.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because it is located near a
commercial node and along a major corridor. It also provides for the uses intended by
the Community Mixed Use place type. I also find APPROVAL of the rezoning request
is reasonable and in the public interest because the proposal provides uses that will
serve the needs of the surrounding community.
Staff also recommends the following conditions:
1. Prior to the approval of any future phase of this project or expansion of school
beyond 400 students, required NCDOT road improvements, as included in the
TIA, must be completed.
2. The Terms & Conditions document shall be revised to clarify the process for
approval of future development. Section 1A shall be revised as follows:
“Phase 1 on Master Plan to be completed upon approval of rezoning to
Planned Development. Phases 2 thru 4 are listed as future development and
Planning Board - May 5, 2022
ITEM: 3 - 2 - 16
Z22-13 Staff Report PB 5.5.2022 Page 17 of 17
cannot be started without an approved modification to the Planned
Development District.”
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 is
located near a commercial node and along a major corridor, I find DENIAL of the
rezoning request is reasonable and in the public interest because the full proposal
would have a negative impact on the surrounding area.
Planning Board - May 5, 2022
ITEM: 3 - 2 - 17
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New Hanover County, NC
SHODIncorporated 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 PDCZD B-22501 N College RdZ22-13
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 550275 Feet
SITE
CZD B-2
Planning Board - May 5, 2022
ITEM: 3 - 3 - 1
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New Hanover County, NC
CONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CZD PDCZD B-22501 N College RdZ22-13
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 1,000500 Feet
SITE
Planning Board - May 5, 2022
ITEM: 3 - 4 - 1
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New Hanover County, NCNeighboring Parcels
CZD PDCZD B-22501 N College RdZ22-13
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500250 Feet
SITE
Planning Board - May 5, 2022
ITEM: 3 - 5 - 1
Initial Application
Documents & Materials
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Concept Plan
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Traffic Impact Analysis
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NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/5/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-14) – Request submi5ed by Cindee Wolf with Design Solu;ons, applicant, on behalf of
ABA Self Storage, LLC, property owner, to rezone approximately 0.23 acres of land located at 4631 Carolina Beach
Road from (CZD) B-2, Regional Business to (CZD) R-5, Residen;al for a single-family residen;al unit with accessory
structure.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 0.23 acres located at 4631 Carolina Beach Road from (CZD) B-2 to
(CZD) R-5 to renovate a vacant exis3ng single-family dwelling on the parcel and construct a 30’ x 50’ accessory
structure. The subject site would be required to meet all the Unified Development Ordinance (UDO) requirements for
development within the proposed zoning district.
The exis3ng CZD district for this property was established in February 2022 with the approval of rezoning Z21-20. The
subject parcel and the abu;ng parcel to the north and west were rezoned to (CZD) B-2 for the development of a
17,000 square foot indoor recrea3onal facility and 5,000 square feet of general retail and animal grooming services.
The approved concept plan had the use of the subject site as parking for the commercial structure. It may be possible
for the remnant por3on of the (CZD) B-2 district approved in Z21-20 to meet all required standards if the proposed
rezoning were approved. This would have to be determined as part of a future TRC review of a site plan incorpora3ng
required parking and the addi3onal buffer width that would be triggered by the (CZD) R-5 rezoning. If the changes to
the site plan had material effect on the character of the approved indoor recrea3on development, a rezoning of that
parcel would be required. An3cipated changes to the approved development under Z21-20 include an addi3onal buffer
between the commercial land use and the single-family residence.
The parcel fronts and has direct access to Carolina Beach Road. As depicted in the applica3on materials, the parcel
will have a right-in, right-out only access. This access will be separate from the access approved for the adjacent
commercial development per exis3ng condi3ons and approved within Z21-20.
The development approved with Z21-20 is es3mated to generate 46 AM peak hour and 73 PM peak hour trips. If the
rezoning for the residen3al use is approved, it is es3mated that the combined generated trips between both parcels
would increase by 1 AM peak hour trip and 1 PM peak hour trip.
The subject property is located along the major roadway corridor Carolina Beach Road. In addi3on to the vacant
parcel 3ed to Z21-20 to the north and west, the subject parcel is bordered to the east by a mul3-family development
within the City of Wilmington’s municipal limits. Office and civic uses are located across from Carolina Beach
Road. The proposal is located between the Monkey Junc3on intersec3on and the proposed Fairfield Park mixed-use
development where transi3onal service uses would be more appropriate than a single-family dwelling.
Planning Board - May 5, 2022
ITEM: 4
Based on the current general student genera3on rate, this proposal would not have an effect on the local school
system.
The Comprehensive Plan classifies the property as Community Mixed Use, which promotes development of a mix of
residen3al, office, and retail uses at moderate densi3es. This classifica3on intends for moderate to high densi3es while
also providing a transi3on between the exis3ng lower density housing and higher intensity employment centers. The
proposed (CZD) R-5 rezoning is generally INCONSISTENT with the 2016 Comprehensive Plan because the proposed
use is less in line with those recommended for Community Mixed Use place types, the district is located within a
transi3onal area, and the uses around the subject site are a mix of commercial, mul3-family residen3al, and
ins3tu3onal.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
The area of the subject site is located in is between one of the County’s three iden3fied commercial nodes and an
approved mixed-use development within the City of Wilmington. A mixture of uses and higher intensi3es can be found
between these two areas. The proposal is not similar in form and density to other nearby projects. As the proposal is a
low-density, single-family dwelling, may affect the development of the approved commercial land use on the adjacent
property, and is located along a heavily traveled corridor between two developing nodes, the proposal has been
determined to not be in line with the Comprehensive Plan recommenda3ons for this area. As such, Staff recommends
denial of this applica3on and suggests the following mo3on with the applicant’s proposed condi3ons:
I move to recommend DE NIAL of the proposed rezoning to a (CZD) R-5 district. I find it to be
INCONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides a
type of use not recommended in the Community Mixed Use place type and the residen3al densi3es are
not in-line with those recommended for the place type. I also find recommending DENIAL of the
rezoning request is reasonable and in the public interest because the proposal is located within an area
that possesses a mixture of uses and higher intensi3es. The proposal is not similar in form and density to
other nearby projects and would not serve as a benefit as it does not provide an appropriate transi3on
between adjacent land uses.
Alterna;ve Mo;on for Approval
I move to recommend APPROVAL of the proposed rezoning to a (CZD) R-5 district. While I find it to be
INCONSISTENT 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
residen3al densi3es are in-line with those recommended for the property, I find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because the proposal allows
for the use of an exis3ng residen3al structure and is low-intensity.
ATTACHMENTS:
Descrip3on
Z22-14 PB Script
Z22-14 Staff Report PB
Z22-14 Zoning
Z22-14 FLUM
Planning Board - May 5, 2022
ITEM: 4
Z22-14 Mailout
Initial Application Cover Sheet
Z22-14 4631 Carolina Beach Road Application Submittal Documents
Concept Plan Cover Sheet
Z22-14 4631 Carolina Beach Road Conceptual Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 5, 2022
ITEM: 4
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-14)
Request by Cindee Wolf, applicant, on behalf of the property owner, ABA Self Storage, LLC, to rezone
approximately 0.23 acres of land located at 4361 Carolina Beach Road from (CZD) B-2, Conditional
Regional Business, to (CZD) R-5, Conditional Residential Moderate-High Density.
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 Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) R-5 district. I find it to be
INCONSISTENT with the purposes and intent of the Comprehensive Plan because the project
provides a type of use not recommended in the Community Mixed Use place type and the
residential densities are not in-line with those recommended for the place type. I also find
recommending DENIAL of the rezoning request is reasonable and in the public interest because
the proposal is located within an area that possesses a mixture of uses and higher intensities.
The proposal is not similar in form and density to other nearby projects and would not serve
as a benefit as it does not provide an appropriate transition between adjacent land uses.
Example Motion for Approval
I move to recommend APPROVAL of the proposed rezoning to a (CZD) R-5 district. While I
find it to be INCONSISTENT 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 APPROVAL of the rezoning request is reasonable and in the
public interest because the proposal allows for the use of an existing residential structure and
is low-intensity.
Planning Board - May 5, 2022
ITEM: 4 - 1 - 1
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 - May 5, 2022
ITEM: 4 - 1 - 2
Z22-14 Staff Report PB 5.5.2022 Page 1 of 15
STAFF REPORT FOR Z22-14
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-14
Request:
Rezone 0.23 acres to (CZD) R-5, Conditional Residential District
Applicant: Property Owner(s):
Cindee Wolf ABA Self Storage, L.L.C.
Location: Acreage:
4631 Carolina Beach Road 0.23
PID(s): Comp Plan Place Type:
R07000-004-005-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Vacant Single-family Dwelling Single-family Dwelling with Accessory Structure
Current Zoning: Proposed Zoning:
(CZD) B-2, Regional Business (CZD) R-5, Residential Moderate-High Density
SURROUNDING AREA
LAND USE ZONING
North Undeveloped Parcel (CZD) B-2
East Multi-family Housing Development Community Business
(City of Wilmington)
South Carolina Beach Road Right-of-Way & Multi-family
Housing Development
N/A & Community Business
(City of Wilmington)
West Carolina Beach Right-of-Way and Undeveloped
Parcel N/A & (CZD) B-2
Planning Board - May 5, 2022
ITEM: 4 - 2 - 1
Z22-14 Staff Report PB 5.5.2022 Page 2 of 15
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
December 5,
2005
Subject parcel rezoned to (CUD) B-1 (Z-821) for a mixed-use development
containing uses allowed within the B-1 zoning district.
May 3, 2021
With the adoption of TA21-01, which incorporated the provisions of
S.L.2019-111, CUD zoning districts were converted automatically to CZD
zoning districts.
February 3, 2022
Subject parcel, zoned (CZD) B-1, and vacant parcel to the north and west,
zoned (CZD) B-2, are rezoned to (CZD) B-2 to allow for the development
of a 17,000 square foot indoor recreational facility and 5,000 square feet
of general retail and animal grooming services.
COMMUNITY SERVICES
Water/Sewer Capacity available through CFPUA, properties are currently connected to
sewer.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station Myrtle Grove
Schools Williams Elementary, Myrtle Grove Middle, and Ashley High Schools
Recreation Echo Farms Park, Arrowhead Park, Myrtle Grove Athletic Complex
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation Conservation Resource maps indicate that there are no conservation areas
or wetlands present on site.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 5, 2022
ITEM: 4 - 2 - 2
Z22-14 Staff Report PB 5.5.2022 Page 3 of 15
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Proposed Site Plan with Staff Markups
• The applicant is proposing to rezone approximately 0.23 acres at 4631 Carolina Beach
Road from (CZD) B-2 to (CZD) R-5. The proposed development consists of the renovation of
a vacant single-family dwelling that exists on the parcel and construction of a 30’ x 50’
accessory structure.
• The applicant has indicated that this rezoning would not inhibit the development of the
recently approved structure and indoor recreation use in Z21-20, approved in February
2022. Any modification of that concept plan would be assessed once presented to Staff
and would be required to adhere to standards within the UDO.
• The applicant has indicated that the property owner of the abutting parcel, located at 4629
Carolina Beach Road, is not in opposition of this rezoning and deviation from the approved
plan in Z21-20.
30’ x 50’ Accessory Structure
Vacant Residential Structure
New Driveway Access
Planning Board - May 5, 2022
ITEM: 4 - 2 - 3
Z22-14 Staff Report PB 5.5.2022 Page 4 of 15
ZONING CONSIDERATIONS
• It may be possible for the remnant portion of the (CZD) B-2 district approved in Z21-20 to
meet all required standards if the proposed rezoning were approved. This would have to
be determined as part of a future TRC review of a site plan incorporating required parking
and the additional buffer width that would be triggered by the (CZD) R-5 rezoning. If the
changes to the site plan had material effect on the character of the approved indoor
recreation development, a rezoning of that parcel would be required. Anticipated changes
to the approved development include the requirement of an additional buffer from the
commercial land use with the proposed single-family residence.
• While the R-5 zoning district allows a range of residential and institutional uses, the
Conditional Zoning District designation would limit the use of this parcel to a renovation of
the existing single-family dwelling and construction of the proposed accessory structure.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 4
Z22-14 Staff Report PB 5.5.2022 Page 5 of 15
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - May 5, 2022
ITEM: 4 - 2 - 5
Z22-14 Staff Report PB 5.5.2022 Page 6 of 15
TRANSPORTATION
• The parcel fronts and has direct access to Carolina Beach Road.
• The site currently shares a driveway with the abutting parcel to the northwest.
• As depicted in the application materials, the parcel will have a right-in, right-out only
access. This proposal will result in an additional driveway to Carolina Beach Road,
separate from the access approved for the adjacent commercial development per existing
conditions and approved within Z21-20.
• 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).
• The development approved is estimated to generate 46 AM peak hour and 73 PM peak
hour trips. If the rezoning for the residential use is approved, it is estimated that the
combined generated trips between both parcels would increase by 1 AM peak hour trip
and 1 PM peak hour trip.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 6
Z22-14 Staff Report PB 5.5.2022 Page 7 of 15
• 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.
• The most recent traffic counts in the area indicate capacity currently exists on the Carolina
Beach Road corridor.
WMPO Average Annual Daily Traffic (AADT)
Intensity Approx. Peak Hour Trips
Anticipated
Development under
Approved (CZD) B-2
Zoning District:
17,000 sf indoor recreation facility
& 5,000 sf of general retail and
animal grooming service
46 AM / 73 PM
Proposed Development: 1 Single-family Dwelling 1 AM / 1 PM
Approved Rezoning
and Proposed
Residential Use:
17,000 sf indoor recreation facility
& 5,000 sf of general retail and
animal grooming service and 1
Single-family Dwelling
47 AM / 74 PM
Road Location Volume Capacity V/C
Carolina Beach
Road
Between Silva Terra Drive and
St. Andrews Drive 37,191 41,368 0.90
Planning Board - May 5, 2022
ITEM: 4 - 2 - 7
Z22-14 Staff Report PB 5.5.2022 Page 8 of 15
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. Project is scheduled after 2029.
• STIP Project U-5790
o Project calls for improvements to the Monkey Junction (Carolina Beach Road, College
Road, and Piner Road) intersection. Project is scheduled after 2029.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 8
Z22-14 Staff Report PB 5.5.2022 Page 9 of 15
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. Fairfield Park Mixed-
Use Development • 276 multi-family housing units • Approved May 6, 2019
• Full build out 2021
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Provide one ingress and one egress lane, provide stop control for the egress movement,
and provide 100’ internal protected stem at four intersections within the development.
• Extend the northbound left turn lane to provide 500 feet of storage, 50 feet of full width
deceleration, and 100 feet of taper at US 421 (Carolina Beach Road) at McCarley
Boulevard/Orchid Drive.
Nearby Proposed Developments included within the TIA:
• None.
Development Status: Development and improvements are currently under construction.
ENVIRONMENTAL
• No portion of the parcel is located within an AE Flood-zone and AE Floodway.
• The entire site is located within the Barnards Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (moderate limitation). However, water and sewer are available
through CFPUA.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 9
Z22-14 Staff Report PB 5.5.2022 Page 10 of 15
OTHER CONSIDERATIONS
SCHOOLS
• Students living in the proposed development would be assigned to Williams Elementary,
Myrtle Grove Middle, and Ashley High Schools. Students may apply to attend public
magnet, year-round elementary, or specialty high schools.
• As the site is vacant, the parcel does not generate any students.
• Based on the current general student generation rate*, this proposal would not have an
effect on the local school system.
• 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 Vacant Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Proposed (CZD) R-5
Zoning 1 Residential Unit Approximate** Total: 0
(0 elementary, 0 middle, 0 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 - May 5, 2022
ITEM: 4 - 2 - 10
Z22-14 Staff Report PB 5.5.2022 Page 11 of 15
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 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% Williams 412 412 100% None
Middle 108% Myrtle Grove 740 738 100% None
High 100% Ashley 1,990 1,896 105% None
Planning Board - May 5, 2022
ITEM: 4 - 2 - 11
Z22-14 Staff Report PB 5.5.2022 Page 12 of 15
EXISTING SITE
Existing Site of Proposed Development:
Looking North
Looking Northeast
Planning Board - May 5, 2022
ITEM: 4 - 2 - 12
Z22-14 Staff Report PB 5.5.2022 Page 13 of 15
Context and Compatibility
• The subject property is located at 4631 Carolina Beach Road and is only accessible by Carolina
Beach Road.
• The site abuts the vacant parcel tied to Z21-20 on the western and northern boundaries and is
bordered to the east by a multi-family development that is located within the City of
Wilmington’s municipal limits. Located across the street from the parcels are office and civic
uses.
• There are a mix of commercial and residential uses within the area.
• The proposal is located between the Monkey Junction intersection and the proposed Fairfield
Park mixed-use development where transitional service uses would be more appropriate than
a single-family dwelling.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 13
Z22-14 Staff Report PB 5.5.2022 Page 14 of 15
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and visitors.
Types of appropriate uses include office, retail, mixed use, recreational,
commercial, institutional, and multi-family and single-family residential.
Analysis
The subject property is located along a major roadway corridor, Carolina
Beach Road, and is surrounded by a vacant parcel with an approved
commercial use to the north and west and a multi-family development to the
south and east that is located within the City of Wilmington’s municipal limits.
The Comprehensive Plan classifies the property as Commercial Mixed Use,
which allows for low to moderate intensity retail and services that can
support nearby neighborhoods. The Community Mixed Use place type
designation encourages a mix of uses, including single- and multi-family
residential, commercial, civic, mixed-use, and recreational uses. Typical
zoning associated with this place type includes moderate density
residential, commercial, office and institutional, and mixed-use.
The proposed (CZD) R-5 rezoning is less consistent with the uses and intensity
recommended in the Comprehensive Plan than the development allowed
within the existing (CZD) B-2 zoning district.
Consistency
Recommendation
The proposed (CZD) R-5 rezoning is generally INCONSISTENT with the
2016 Comprehensive Plan because the proposed use is less in line with those
recommended for Community Mixed Use place types, the district is located
within a transitional area, and the uses around the subject site are a mix of
commercial, multi-family residential, and institutional.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 14
Z22-14 Staff Report PB 5.5.2022 Page 15 of 15
STAFF RECOMMENDATION
The area of the subject site is located in is between one of the County’s three identified commercial
nodes and an approved mixed-use development within the City of Wilmington. A mixture of uses
and higher intensities can be found between these two areas. The proposal is not similar in form
and density to other nearby projects. As the proposal is a low-density, single-family dwelling, may
affect the development of the approved commercial land use on the adjacent property, and is
located along a heavily traveled corridor between two developing nodes, the proposal has been
determined to not be in line with the Comprehensive Plan recommendations for this area. As such,
Staff recommends denial of this application and suggests the following motion with the applicant’s
proposed conditions:
I move to recommend DENIAL of the proposed rezoning to a (CZD) R-5 district. I find
it to be INCONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides a type of use not recommended in the Community Mixed
Use place type and the residential densities are not in-line with those recommended
for the place type. I also find recommending DENIAL of the rezoning request is
reasonable and in the public interest because the proposal is located within an area
that possesses a mixture of uses and higher intensities. The proposal is not similar in
form and density to other nearby projects and would not serve as a benefit as it does
not provide an appropriate transition between adjacent land uses.
Alternative Motion for Approval
I move to recommend APPROVAL of the proposed rezoning to a (CZD) R-5 district.
While I find it to be INCONSISTENT 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 APPROVAL of the rezoning
request is reasonable and in the public interest because the proposal allows for the use
of an existing residential structure and is low-intensity.
Planning Board - May 5, 2022
ITEM: 4 - 2 - 15
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CITY OF
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CZD O&I
R-15
CZD R-7
CZD B-1
CZD R-10
CZD B-2
R-10
CITY
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 PDCZD B-24631
Carolina Beach Rd
Z22-14
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 Feet
SITEB-2
Planning Board - May 5, 2022
ITEM: 4 - 3 - 1
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General
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Community
Mixed Use
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CITY OF
WILMINGTON
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CZD PDCZD B-24631
Carolina Beach Rd
Z22-14
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 Feet
SITE
Planning Board - May 5, 2022
ITEM: 4 - 4 - 1
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New Hanover County, NCNeighboring Parcels
CZD PDCZD B-24631
Carolina Beach Rd
Z22-14
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500125 Feet
SITE
Planning Board - May 5, 2022
ITEM: 4 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 5, 2022
ITEM: 4 - 6 - 1
Planning Board - May 5, 2022
ITEM: 4 - 7 - 1
Page 1 of 6
Conditional Zoning District Application – Updated 12-2020
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
CONDITIONAL 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
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
ABA Self Storage, L.L.C.
6635 Gordon Road
Wilmington, NC 28411
910-612-9409 (Contact: Bill Ambrose)
waambrose1962@yahoo.com
Planning Board - May 5, 2022
ITEM: 4 - 7 - 2
Page 2 of 6
Conditional Zoning District Application – Updated 12-2020
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
Community Mixed-Use
Reference the attached "Concept Plan" for site layout, proposed improvements and details.
4631 Carolina Beach Road 312520.90.8152
(CZD) B-2
(CZD) R-5 0.17 ac. +/-
The Owner desires to renovate the current residential structure & add an accessory building.
9,985 s.f. (0.23 ac. +/-)
Planning Board - May 5, 2022
ITEM: 4 - 7 - 3
Page 3 of 6
Conditional Zoning District Application – Updated 12-2020
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of
the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for
all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this
application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for
use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive
conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and
the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional
Zoning district meets the following criteria.
1.How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
210 / Single-family Home
Based on 1 Dwelling Unit
1 1
The policies for growth and development encourage continued efforts to provide safe &
affordable housing to all citizens. The parcel is extremely small and unusable for anything
other than a residence without adding additonal land to it. Although it fronts on a the
busy Carolina Beach Road commercial corridor, as a residence it is located conveniently
to a welath of business activities and services, Sustainability of the County depends on
sensible in-fill and maximizing land use.
Planning Board - May 5, 2022
ITEM: 4 - 7 - 4
Page 4 of 6
Conditional Zoning District Application – Updated 12-2020
2.How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
The tract is identified in the Comprehensive Land Use Plan as a "Community Mixed-Use" place-type.The plan suggests that smaller housing lots are acceptable uses, and an acceptable transitionalong the busy road corridor.
The subject property was approved as a conditional zoning district based on it being combined with an adjacent tract of land. That development proposal unfortunately fell through. The currentrestriction on use is for the property to be used solely for parking. Rezoning this lot back to aresidential district, so that the existing house can be renovated, will allow reasonable use of theproperty, and promotes the County's efforts for adaptive reuse of structures.
Planning Board - May 5, 2022
ITEM: 4 - 7 - 5
Page 5 of 6
Conditional Zoning District Application – Updated 12-2020
Staff will use the following checklist to determine the completeness of your application. Please verify all of the
listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as
“N/A”. Applications determined to be incomplete must be corrected in order to be processed for further review;
Staff will confirm if an application is complete within five business days of submittal.
Application Checklist Applicant Initial
This application form, completed and signed
Application fee:
x $600 for 5 acres or less
x $700 for more than 5 acres
x $300 in addition to base fee for applications requiring TRC review
Community meeting written summary
Traffic impact analysis (if applicable)
Legal description (by metes and bounds) or recorded survey Map Book and Page
Reference of the property requested for rezoning
Conceptual Plan including the following minimum elements:
Tract boundaries and total area, location of adjoining parcels and roads
x Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type
of units; area to be occupied by the structures; and/or proposed
subdivision boundaries.
o For non-residential uses, include the maximum square footage and
height of each structure, an outline of the area structures will
occupy, and the specific purposes for which the structures will be
used.
x Proposed transportation and parking improvements; including proposed
rights-of-way and roadways; proposed access to and from the subject site;
arrangement and access provisions for parking areas.
x All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
x The location of Special Flood Hazard Areas.
x A narrative of the existing vegetation on the subject site including the
approximate location, species, and size (DBH) of regulated trees. For site
less than 5 acres, the exact location, species, and sized (DBH) of specimen
trees must be included.
x Approximate location and type of stormwater management facilities
intended to serve the site.
x Approximate location of regulated wetlands.
x Any additional conditions and requirements that represent greater
restrictions on development and use of the tract than the corresponding
general use district regulations or additional limitations on land that may be
regulated by state law or local ordinance
One (1) hard copy of ALL documents and site plan. Additional hard copies may be
required by staff depending on the size of the document/site plan.
One (1) digital PDF copy of ALL documents AND plans
CW
CW
CW
CW
CW
CW
CW
N/A
Planning Board - May 5, 2022
ITEM: 4 - 7 - 6
Planning Board - May 5, 2022
ITEM: 4 - 7 - 7
Legal Description for
Conditional Zoning District Petition
At 4631 Carolina Beach Road
Beginning at a point in the northeastern boundary of Carolina Beach Road (U.S. Hwy. 421), a
160’ public right‐of‐way; said point being located approximately 385.39 feet, southeastwardly
along the right‐of‐way from its intersection with the southeastern boundary of St. Andrews
Drive, a 100’ public right‐of‐way; and running thence from said point of beginning:
North 50031’08” East, 199.95 feet to a point; thence
South 39040’40” East, 49.84 feet to a point; thence
South 50028’22” West, 200.09 feet to a point in the northeastern boundary of Carolina Beach
Road; thence with that right‐of‐way,
North 39030’56” West, 50.00 feet to the point and place of beginning, containing 9,985
square feet, or 0.23 acres, more or less.
Planning Board - May 5, 2022
ITEM: 4 - 7 - 8
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: 4631 Carolina Beach Road
Proposed Zoning: (CZD) B-2 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
March 18, 2022 . A copy of that written notice and site layout are also attached.
The meeting was held at the following time and place: Thursday, March 31, 2022
6:00 p.m.; at the offices of Design Solutions, 107 Stokley Drive, Unit 104.
The persons in attendance at the meeting were: Reference attached sign-in list
The following issues were discussed at the meeting: No one attended.
As a result of the meeting, the following changes were made to the petition: None
Date: March 31, 2022
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - May 5, 2022
ITEM: 4 - 7 - 9
Community Information Meeting
Kunselman Residence / 4631 Carolina Beach Rd Date: March 31, 2022
Name Address Email (Optional)
Cindee Wolf Project Planner cwolf@lobodemar.biz
Planning Board - May 5, 2022
ITEM: 4 - 7 - 10
Planning Board - May 5, 2022
ITEM: 4 - 7 - 11
ADJACENT PROPERTY OWNERS WITHIN 500' OF 4631 CAROLINA BEACH ROAD:
OWNER MAILING ADDRESS CITY / STATE / ZIP PROPERTY LOCATION
4624 CAROLINA BEACH RD COA 123 CRAWFORD RD HILLSBOROUGH, NC 27278 5 SILVA TERRA DR WILMINGTON
ABA SELF STORAGE LLC 6635 GORDON RD WILMINGTON, NC 28411 4631 CAROLINA BEACH RD WILMINGTON
GARCIA SALVADOR O ETAL 6 SILVA TERRA DR WILMINGTON, NC 28412 6 SILVA TERRA DR WILMINGTON
JUST FOR BUYERS INVESTMENTS LLC 5 SILVA TERRA DR SUITE 140 WILMINGTON, NC 28412 5 SILVA TERRA DR WILMINGTON
JUST FOR BUYERS INVESTMENTS LLC 5 SILVA TERRA DR SUITE 140 WILMINGTON, NC 28412 4624 CAROLINA BEACH RD WILMINGTON
LOPEZ GRAJALES ANTONIO ETAL 9 SILVA TERRA DR WILMINGTON, NC 28412 9 SILVA TERRA DR WILMINGTON
NOELLE HOLDINGS LLC 5231 MASONBORO HARBOR DR WILMINGTON, NC 28409 4624 CAROLINA BEACH RD WILMINGTON
NOELLE HOLDINGS LLC ETAL 5231 MASONBORO HARBOUR DR WILMINGTON, NC 28409 2 SILVA TERRA DR WILMINGTON
SCHAFFER MILTON T III 1833 LIVE OAK PKWY S WILMINGTON, NC 28403 4629 CAROLINA BEACH RD WILMINGTON
SMITH HILDA STANLEY HEIRS 1310 ROBINHOOD RD WILMINGTON, NC 28401 4620 CAROLINA BEACH RD WILMINGTON
T2 PROPERTY MANAGEMENT CO LLC 369 CARRIE ST S COATS, NC 27521 4624 CAROLINA BEACH RD WILMINGTON
T2 PROPERTY MGMT CO LLC 369 CARRIE ST S COATS, NC 27521 4624 CAROLINA BEACH RD WILMINGTON
TRIANGLE BELLE MEADE LLC 165 YORK ST S GASTONIA, NC 28053 1109 MATTEO DR WILMINGTON
WILMINGTON LODGE #343 LOYAL 4610 CAROLINA BEACH RD WILMINGTON, NC 28412 4616 CAROLINA BEACH RD WILMINGTON
WILMINGTON LODGE #343 LOYAL 4610 CAROLINA BEACH RD WILMINGTON, NC 28412 4610 CAROLINA BEACH RD WILMINGTON
Planning Board - May 5, 2022
ITEM: 4 - 7 - 12
March 18, 2022
To: Adjacent Property Owners
From: Cindee Wolf
Re: 4631 Carolina Beach Road
The Owner of the lot at 4631 Carolina Beach Road would like to renovate the existing old home
and expand it with a large garage. The land is currently zoned for business use only, and a
residence is not permitted. We require a Conditional Zoning District Modification 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, March 31st, 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 - May 5, 2022
ITEM: 4 - 7 - 13
Planning Board - May 5, 2022
ITEM: 4 - 7 - 14
Concept Plan
Planning Board - May 5, 2022
ITEM: 4 - 8 - 1
Planning Board - May 5, 2022
ITEM: 4 - 9 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/5/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-15) - Request submi3ed by Cindee Wolf with Design Solu9ons, applicant, on behalf of
Oceanside Property Management, LLC, property owner, to rezone approximately 0.55 acres of land located at 49
Lennon Drive from R-15, Residen9al to R-5, Residen9al.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 0.55 acres from R-15, Residen*al to R-5, Residen*al Moderate-
High Density.
Because this is a straight rezoning, a conceptual plan is not included within the applica*on. The subject site would be
required to meet all the Unified Development Ordinance (UDO) requirements for development within the R-5 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 that *me, water and sewer
services have become available to the surrounding area allowing 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 purpose of the R-5,
Residen*al District is to provide lands that accommodate moderate to high density single-family detached and single-
family a;ached development.
Currently, the subject site contains one single-family dwelling which is es*mated to generate about 1 peak AM trip and
1 peak PM trip.
If developed with the conven*onal standards of the proposed zoning district, a maximum of six residen*al units could
be constructed in the form of 3 duplex structures, es*mated to generate 3 trips during the AM peak hour and 3 trips
during the PM peak hour. If developed with the performance standards of the proposed zoning district, a maximum of
4 residen*al units could be constructed at 8 du/acre, which is es*mated to generate 4 AM peak hour trips and 5 PM
peak hour trips.
Based on the current general student genera*on rate, the increase in homes would result in approximately 1 addi*onal
student than the number of students who are es*mated to be already generated under the exis*ng development.
The Comprehensive Plan classifies the property as General Residen*al, which promotes development of lower density
residen*al developments. The site is located within a dense and developed por*on of the County, surrounded
alongside another R-15 zoned parcel by a variety of denser and more intense uses that are located within the City of
Wilmington. The subject site is located between exis*ng commercial and ins*tu*onal services, and a variety of
residen*al uses.
In addi*on to being generally in line with the goals in the County’s Comprehensive Plan, the City of Wilmington’s
Planning Board - May 5, 2022
ITEM: 5
Comprehensive Plan designated the area between New Centre Drive and N College Road as a Higher Intensity Area of
Opportunity. This designa*on represents those parts of the city that have the greatest poten*al to accommodate
future growth, infill, and new development. Furthermore, the area is also iden*fied as a Mixed-use Center where
higher-density development pa;erns close to transit centers are appropriate.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi*es in the unincorporated
countyEnsure NHC has appropriate housing to support business growth
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Because of the level of development within this por*on of the County, the consistency with the City of Wilmington’s
Comprehensive Plan, the types of development recommended within the General Residen*al place type, and how a
residen*al development possible within the proposed zoning district could serve as an appropriate transi*on between
the adjacent land uses, staff recommends approval of this applica*on 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 General Residen*al areas than the exis*ng zoning and the poten*al development
pa;erns and density are consistent with the surrounding neighborhoods. I also find APPROVAL of the
rezoning request is reasonable and in the public interest because the proposal would benefit the
community by providing diverse housing op*ons, is an appropriate applica*on of infill development due to
its proximity to major roadways, a transit hub, commercial services, and other exis*ng mul*-family
developments and zoning.
Alterna9ve Mo9on 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 General Residen*al areas than the exis*ng zoning, I find 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 R-5 zoning district could have on the adjacent land uses and
infrastructure.
ATTACHMENTS:
Descrip*on
Z22-15 PB Script
Z22-15 PB Staff Report
Z22-15 Zoning
Z22-15 FLUM
Z22-15 Mailout
Z22-15 Initial Application Cover Sheet
Z22-15 49 Lennon Drive Rezone Submittal Documents
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 5, 2022
ITEM: 5
Planning Board - May 5, 2022
ITEM: 5
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-15)
Request by Cindee Wolf, applicant, on behalf of the property owner, Oceanside Property Management,
LLC, to rezone approximately 0.55 acres of land located at 49 Lennon Drive from R-15, Residential, to
R-5, Residential Moderate-High Density.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. 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 R-5 district. 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 General Residential areas than the
existing zoning and the potential development patterns and density are consistent with the
surrounding neighborhoods. I also find APPROVAL of the rezoning request is reasonable and
in the public interest because the proposal would benefit the community by providing diverse
housing options, is an appropriate application of infill development due to its proximity to
major roadways, a transit hub, commercial services, and other existing multi-family
developments and zoning.
Example Motion for Denial
I move to recommend DENIAL of the proposed rezoning to an R-5 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 General Residential 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
R-5 zoning district could have on the adjacent land uses and infrastructure.
Planning Board - May 5, 2022
ITEM: 5 - 1 - 1
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to an 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 - May 5, 2022
ITEM: 5 - 1 - 2
Z22-15 Staff Report PB 5.5.2022 Page 1 of 16
STAFF REPORT FOR Z22-15
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z22-15
Request:
Rezoning to an R-5 district
Applicant: Property Owner(s):
Cindee Wolf Oceanside Property Management, L.L.C.
Location: Acreage:
49 Lennon Drive 0.55
PID(s): Comp Plan Place Type:
R04912-001-005-000 General Residential
Existing Land Use: Proposed Land Use:
Single-family Dwelling The property would be allowed to be
developed in accordance with the R-5 district
Current Zoning: Proposed Zoning:
R-15, Residential R-5, Residential Moderate-High Density
SURROUNDING AREA
LAND USE ZONING
North Single-family Dwelling R-15
East Post Office O & I (City of Wilmington)
South Multi-Family Residential MD-17 (City of Wilmington)
West Undeveloped MD-17 (City of Wilmington)
Planning Board - May 5, 2022
ITEM: 5 - 2 - 1
Z22-15 Staff Report PB 5.5.2022 Page 2 of 16
ZONING HISTORY
July 1, 1971 Initially zoned R-15
COMMUNITY SERVICES
Water/Sewer CFPUA water and sewer are available
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Murrayville Station
Schools College Park Elementary, Noble Middle, New Hanover High Schools
Recreation Kings Grant Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 5, 2022
ITEM: 5 - 2 - 2
Z22-15 Staff Report PB 5.5.2022 Page 3 of 16
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone approximately 0.55 acres from R-15, Residential to
R-5, Residential Moderate-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 has 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.
• The R-5 district was established to accommodate lands for moderate to high density
residential development on smaller lots with compact and walkable development patterns.
The district also serves as a transition between nonresidential development and low to
moderate density residential development.
• Currently, the subject site contains one single-family dwelling.
• The maximum density of the parcel under the current zoning is one-single family dwelling,
whether developed conventionally or through a performance development.
• If developed with conventional standards of the proposed R-5 district, the parcel could
accommodate a maximum development of three duplexes equating to six residential units.
If developed as a performance development, the maximum density possible is four dwelling
units, at 8 du/acre.
• 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 - May 5, 2022
ITEM: 5 - 2 - 3
Z22-15 Staff Report PB 5.5.2022 Page 4 of 16
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - May 5, 2022
ITEM: 5 - 2 - 4
Z22-15 Staff Report PB 5.5.2022 Page 5 of 16
TRANSPORTATION
• Currently, access is provided to the subject property by a driveway connected to Lennon
Drive, which is classified by NCDOT as a local road.
• As currently developed, it is estimated the site generates about 1 peak AM trip and 1 peak
PM trip.
• If developed with the conventional standards of the proposed zoning district, a maximum
of six residential units could be constructed in the form of 3 duplex structures. This would be
estimated to generate 3 trips during the AM peak hour and 3 trips during the PM peak
hour.
• If developed with the performance standards of the proposed zoning district, a maximum
of 4 residential units could be constructed at 8 du/acre, which is estimated to generate 4
AM peak hour trips and 5 PM peak hour trips.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 5
Z22-15 Staff Report PB 5.5.2022 Page 6 of 16
• 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.
WMPO Annual Daily Traffic (ADT) – 12/31/2018
Road Location Volume Capacity V/C
Lennon Drive North of Market Street 7,634 10,979 .695
• The LOS of this portion of Lennon Drive is rated as ‘B’.
Intensity Approx. Peak Hour Trips
Existing Development: 1 Single-Family Dwelling 1 AM / 1 PM
Typical Development
under Proposed Zoning: 4 Single-Family Dwellings 4 AM / 5 PM
Maximum Development
under Proposed Zoning:
3 Duplex Structures
(6 Dwelling Units) 3 AM / 3 PM
Planning Board - May 5, 2022
ITEM: 5 - 2 - 6
Z22-15 Staff Report PB 5.5.2022 Page 7 of 16
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-3338B
o Project encompasses creating an interchange at the intersection of N. Kerr Avenue
and US 74 (MLK, Jr. Parkway).
o Right-of-Way is in progress; Construction is scheduled after 2029.
• STIP Project U-4902B
o Project encompasses access management improvements on US 17 Business between
CSX Railroad to Cinema Drive and Jacksonville Street to north of US 117/NC 132
(College Road).
o Right-of-Way is in progress.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 7
Z22-15 Staff Report PB 5.5.2022 Page 8 of 16
• STIP Project U-4902C
o Project encompasses access management improvements on US 17 Business from US
117/NC 132 (College Road) to Station Road.
o Right-of-Way is in progress.
• STIP Project U-5702A
o Project to improve access management and travel times. Planning and design is
currently in progress.
• STIP Project U-5881
o Project encompasses upgrading NC 132 (College Road) from Gordon Road to New
Center Drive.
o Project includes converting at-grade intersection of College Road and MLK, Jr.
Parkway to interchange.
o Project scheduled for after FY 2029.
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 Smith Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class II (moderate limitation); however, the property is currently
connected to water and sewer provided by CFPUA
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to College Park Elementary
School, Noble Middle School, and New Hanover High School. Students may apply to attend
public magnet, year-round elementary, or specialty high schools.
• 1 Single-family dwelling unit is currently located on the property and 3 duplex units could
potentially be developed under the proposed zoning for an increase of 5 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 1 additional student than the number of students who
are estimated to be already generated under the existing development.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 8
Z22-15 Staff Report PB 5.5.2022 Page 9 of 16
• 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 1 Residential Unit Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Maximum Density under
Proposed Zoning
3 Duplexes
(6 Residential Units)
Approximate** Total: 1
(1 elementary, 0 middle, 0 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.
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% College Park 477 492 97% None
Middle 108% Noble 717 664 108% None
High 100% New Hanover 1584 1648 96% None
Planning Board - May 5, 2022
ITEM: 5 - 2 - 9
Z22-15 Staff Report PB 5.5.2022 Page 10 of 16
Existing Development
Current Conditions:
Looking south Looking west
Looking west Looking north
Planning Board - May 5, 2022
ITEM: 5 - 2 - 10
Z22-15 Staff Report PB 5.5.2022 Page 11 of 16
Representative Developments
Representative Developments of R-15:
Clay Crossing
Page’s Corner
Planning Board - May 5, 2022
ITEM: 5 - 2 - 11
Z22-15 Staff Report PB 5.5.2022 Page 12 of 16
Representative Developments of R-5:
Wrightsville Place
Leeward Village
Planning Board - May 5, 2022
ITEM: 5 - 2 - 12
Z22-15 Staff Report PB 5.5.2022 Page 13 of 16
Context and Compatibility
• The property is located within the central portion of the County and accessed by Lennon
Drive.
• While the area was zoned for lower density residential development in the early 1970s
and 2016 Comprehensive Plan recommends a general residential development pattern, the
subject site is surrounded on three sides by the City of Wilmington. The adjacent land uses,
governed by the City of Wilmington, include office and institutional, a multi-family
development, and densities of R-5 levels. This proposal is also generally consistent with the
City of Wilmington’s Comprehensive Plan.
• Given the surrounding development and zoning districts governed by the City of
Wilmington, the site is less likely to be appropriate for low density, single-family
development than when the R-15 zoning was originally applied.
• Staff with the City of Wilmington find the request to be generally consistent with the City’s
Comprehensive Plan and with the surrounding area.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 13
Z22-15 Staff Report PB 5.5.2022 Page 14 of 16
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type General Residential
Place Type
Description
Focuses on small-scale, lower density housing, associated civic and limited
commercial services development that enhances neighborhood character.
Types of appropriate uses include single-family residential, low-density
multi-family residential, light commercial, civic, and recreational projects.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 14
Z22-15 Staff Report PB 5.5.2022 Page 15 of 16
Analysis
The Comprehensive Plan classifies the property as General Residential,
which promotes lower density residential developments. The site is located
within a dense and developed portion of the County, surrounded alongside
another R-15 zoned parcel by a variety of more dense and more intense
uses that are located within the City of Wilmington. The subject site is
located between existing civic services, and a variety of residential uses.
As there are single-family dwellings to the north of the subject site and multi-
family residences to the south, the proposal would provide a transition
between these residential developments. 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 General
Residential place type, which envisions residential development in the range
of 1-3 stories at a low to moderate density. If approved, the parcel could
be built out to a maximum of 3 duplex residential structures, if constructed
to the R-5 conventional standards.
In addition to being generally in line with the goals in the County’s
Comprehensive Plan, the City of Wilmington’s Comprehensive Plan
designated the area between New Centre Drive and N College Road as a
Higher Intensity Area of Opportunity. This designation represents those
parts of the city that have the greatest potential to accommodate future
growth, infill, and new development. Furthermore, the area is also identified
as a Mixed-use Center where higher-density development patterns close to
transit centers are appropriate.
Consistency
Recommendation
The proposed R-5 zoning is generally CONSISTENT with the 2016
Comprehensive Plan because the district is more in line with the densities
recommended for General Residential areas than the existing zoning.
Additionally, the densities and range of housing types allowed in the
proposed zoning district would support existing and future community-level
nodes.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 15
Z22-15 Staff Report PB 5.5.2022 Page 16 of 16
STAFF RECOMMENDATION
Because of the level of development within this portion of the County, the consistency with the City
of Wilmington’s Comprehensive Plan, the types of development recommended within the General
Residential place type, and how a residential development possible within the proposed zoning
district could serve as an appropriate transition between the adjacent land uses, staff recommends
approval of this application 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 General Residential
areas than the existing zoning and the potential development patterns and density are
consistent with the surrounding neighborhoods. I also find APPROVAL of the rezoning
request is reasonable and in the public interest because the proposal would benefit the
community by providing diverse housing options, is an appropriate application of infill
development due to its proximity to major roadways, a transit hub, commercial services,
and other existing multi-family developments and zoning.
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 General Residential
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 R-5 zoning district could have on the adjacent land uses
and infrastructure.
Planning Board - May 5, 2022
ITEM: 5 - 2 - 16
Hunt
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R i n g o D r
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R-15
CITY
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
R-5R-1549 Lennon DriveZ22-15
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 17085 Feet
CASE SITE
Planning Board - May 5, 2022
ITEM: 5 - 3 - 1
HuntersTrl
L
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n
o
n
D
r
Ringo Dr
General
Residential
CITY OF
WILMINGTON
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
R-5R-1549 Lennon DriveZ22-15
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 200100 Feet
SITE
Planning Board - May 5, 2022
ITEM: 5 - 4 - 1
Hu
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5014 405
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5210
407
409
404
321
5220
318
314
422
320
36
32
403
5213
51
5222
49
5211
5205
5208
5204
5214
5318
5258
5212
5206
5221
5219
5202
5203
411
406 420
New Hanover County, NCNeighboring Parcels
R-5R-1549 Lennon DriveZ22-15
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500250 Feet
SITE
Planning Board - May 5, 2022
ITEM: 5 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 5, 2022
ITEM: 5 - 6 - 1
Planning Board - May 5, 2022
ITEM: 5 - 7 - 1
Page 1 of 5
Zoning Map Amendment Application – Updated 12-2020
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
ZONING MAP AMENDMENT APPLICATION
This application form must be completed as part of a zoning map amendment 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 10.3.2 of the Unified Development Ordinance.
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Public Hearing Procedures
(Optional)
Pre-Application
Conference
(Optional)
Community
Information
Meeting
1
Application
Submittal & Acceptance
2
Planning
Director Review & Staff Report
3
Public Hearing
Scheduling &Notification
4
Planning Board
Hearing & Recom-mendation
5
Board of
CommissionersHearing & Decision
6
Post-Decision
Limitations and Actions
Cindee Wolf Oceanside Property Management, L.L.C.
Design Solutions
P.O. Box 7221 7920 Champlain Drive
Wilmington, NC 28406 Wilmington NC 28412
910-620-2374 910-515-2315
cwolf@lobodemar.biz adam.hashem7@gmail.com
Planning Board - May 5, 2022
ITEM: 5 - 7 - 2
Page 2 of 5
Zoning Map Amendment Application – Updated 12-2020
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Proposed Zoning
District(s)
Future Land Use
Classification
3. Zoning Map Amendment Considerations
Requests for general rezonings do not consider a particular land use but rather all of the uses permitted in the
requested zoning district for the subject property. Rezoning requests must be consistent with the New Hanover
County 2016 Comprehensive Plan and the Unified Development Ordinance. Zoning Map amendments reclassify
the land that is subject of the application to the requested zoning district classification(s) and subjects it to the
development regulations applicable to the district(s).
The applicant must explain, with reference to attached plans (where applicable), how the proposed Zoning Map
amendment meets the following criteria. (attach additional pages if necessary)
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.?
2.How would the requested zoning change be consistent with the property’s classification on the 2016
Comprehensive Plan’s Future Land Use Map?
49 Lennon Drive 313816.93.4726 / R04912-001-005-000
0.55 ac. (24,000 s.f.)R-5 General Residential
Policies for growth & development encourage safe and affordable housing to be available to everycitizen. Aging, empty-nester, and single-person households will dominate America's future housingmarkets. It seems unlikely that thier housing preferences will conform to the large-lot zoning templatethat has dominated our suburbs for several generations. Rezoning the subject parcel to R-5 will allowadditional residences to be constructed, providing for the well-established housing deficit in ourcommunity.
Although this parcel, and the one adjacent to it, are governed by New Hanover County, they are anisland within the City of Wilmington municipal limits. The Comp Plan classifies them as being withinthe "general residential" place-type. That designation is intended for opportunities to provide housingto the community, with higher densities being acceptable. Rezoning would be consistent with theconcept of sensible in-fill where public services are already available.
R-15 / Residential
Planning Board - May 5, 2022
ITEM: 5 - 7 - 3
Page 3 of 5
Zoning Map Amendment Application – Updated 12-2020
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?
4.How will this zoning change serve the public interest?
The surrounding City zoning includes multi-family housing, the post office, and an R-5 neigborhood.Traffic past this property has increased exponentially with the development of the multi-familycomplexes along Hunters Trail. The lot has become less appropriate for a single-family home.
The housing shortage in our area has been well-documented recently. Rezoning thesubject parcel would allow it to be subdivided into additional lots, and aid in providingfor increased housing. In-fill on an under-utilized tract of land fosters a prosperous &thriving community. Location-efficient housing should be promoted. This location offers a multitude of shopping and eating establishments within walking distance, and is near the WAVE bus depot with easy access to points throughout the community.
Planning Board - May 5, 2022
ITEM: 5 - 7 - 4
Page 4 of 5
Zoning Map Amendment Application – Updated 12-2020
Staff will use the following checklist to determine the completeness of your application. Please verify all of the
listed items are included and confirm by initialing under “Applicant Initial”. Applications determined to be
incomplete must be corrected in order to be processed for further review.
Application Checklist Applicant Initial
This application form, completed and signed
Application fee:
x $500 for 5 acres or less
x $600 for more than 5 acres
Legal description (by metes and bounds) or recorded survey Map Book
and Page Reference of the property requested for rezoning
One (1) hard copy of ALL documents
Acknowledgment and Signatures Form (if applicable)
One (1) digital PDF copy of ALL documents AND plans
CAW
CAW
CAW
CAW
CAW
CAW
Planning Board - May 5, 2022
ITEM: 5 - 7 - 5
Planning Board - May 5, 2022
ITEM: 5 - 7 - 6
Planning Board - May 5, 2022
ITEM: 5 - 7 - 7
Legal Description for
Rezoning of 49 Lennon Drive
Beginning at a point in the western boundary of Lennon Drive, a 60’ public right‐of‐way; said
point being located North 09057’ West, 230.00 feet, and thence South 80003’ West, 30.00 feet
from the intersection of the Lennon Drive centerline with the centerline of Ringo Drive, a 60’
public right‐of‐way; and running thence from the point of beginning:
South 80003’00” West, 240.00 feet to a point; thence
North 09057’00” West, 100.00 feet to a point; thence
North 80003’00” East, 240.00 feet to a point in the western boundary of Lennon Drive; thence
with that right‐of‐way,
South 09057’00” East, 100.00 feet to the point and place of
beginning, containing 24,000 square feet, or 0.55 acres, more or less.
Planning Board - May 5, 2022
ITEM: 5 - 7 - 8
Planning Board - May 5, 2022
ITEM: 5 - 7 - 9