HomeMy WebLinkAbout2022-11 PB AGENDA PACKET NEW HANOVER COUNTY
PLANNING BOARD AGENDA
Assembly Room, New Hanover County Historic Courthouse
24 North Third Street, Room 301 Wilmington, NC 28401
Members of the Board
Donna Girardot, Chair | Jeffrey Petroff, Vice-Chair
Colin J. Tarrant | Hansen Matthews | Peter Avery | Clark Hipp
Rebekah Roth, Director| Ken Vafier, Planning Manager
NOVEMBER 3, 2022 6:00 PM
Call to Order
Pledge of Allegiance
Approval of Minutes
Adoption of 2023 Planning Board Meeting Calendar
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 (Z22-20) – Request by Cindee Wolf with Design Solutions, applicant, on behalf of
Lora Gabrio, property owner, to rezone approximately 0.36 acres of land located at 7100 Carolina
Beach Road from R-10, Residential to (CZD) O&I, Office and Institutional.
2 Preliminary Forum
Special Use Permit Request (S22-03) - Request by Thomas Johnson with Skyway Towers, applicant, on
behalf of Kenneth and Eloise Parker, property owners, for a Special Use Permit for a Wireless
Communication Facility to be located on an approximately 4.28 acre parcel east of the intersection of
Plantation Road and Military Cutoff Extension which is currently zoned R-15, Residential.
Tuesday, January 3, 2023 3:00 PM Thursday, January 5, 2023 6:00 PM
Tuesday, January 31 3:00 PM Thursday, February 2 6:00 PM
Tuesday, February 28 3:00 PM Thursday, March 2 6:00 PM
Tuesday, March 28 3:00 PM Thursday, March 30*6:00 PM
Tuesday, May 2 3:00 PM Thursday, May 4 6:00 PM
Tuesday, May 30 3:00 PM Thursday, June 1 6:00 PM
Friday, June 30 3:00 PM Thursday, July 6 6:00 PM
Tuesday, August 1 3:00 PM Thursday, August 3 6:00 PM
Friday, September 1 3:00 PM Thursday, September 7 6:00 PM
Tuesday, October 3 3:00 PM Thursday, October 5 6:00 PM
Tuesday, October 31 3:00 PM Thursday, November 2 6:00 PM
Tuesday, December 5 3:00 PM Thursday, December 7 6:00 PM
Tuesday, January 2, 2024 3:00 PM Thursday, January 4, 2024 6:00 PM
*Please note the change in regular meeting day
NEW HANOVER COUNTY PLANNING BOARD
Location: NHC Government Center
Planning & Land Use Conference Room
Location: NHC Historic Courthouse, Assembly Room
301, 24 North 3rd Street
2023 Agenda Review and Regular Meeting Schedule
AGENDA REVIEW
MEETING DATE MEETING TIME REGULAR MEETING DATE MEETING TIME
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 11/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z22-20) – Request by Cindee Wolf with Design Solu8ons, applicant, on behalf of Lora Gabrio,
property owner, to rezone approximately 0.36 acres of land located at 7100 Carolina Beach Road from R-10,
Residen8al to (CZD) O&I, Office and Ins8tu8onal.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 0.36 acres at 7100 Carolina Beach Road from R-10, Residen-al to
(CZD) O&I, Condi-onal Office and Ins-tu-onal. The proposed development consists of the renova-on of an exis-ng
single-family dwelling and adding approximately 200 square feet of addi-onal floor area for business offices.
The R-10 district in this area was established in 1974, reflec-ng the pre-exis-ng housing pa;ern. Currently, the site is a
single-family residen-al use. The O&I district was established to provide lands that accommodate ins-tu-onal,
professional office, and other compa-ble uses. O&I districts are intended for areas with more intense uses and higher
density development pa;erns to support economic clusters in appropriate loca-ons.
The conceptual plan indicates that the exis-ng 1,261 square foot residen-al structure and a proposed addi-on of 200
square feet would be used as a business office. The applicant requests to limit future uses to offices for Private
Business and Professional Ac-vi-es, Instruc-onal Services & Studios, Personal Services (General), and Single-Family
Residen-al as a proposed condi-on of the rezoning. The submi;ed concept plan shows that the exis-ng driveway from
Carolina Beach Road will be abandoned, and the subject site will be accessed by a new driveway from Lehigh Road.
T he applicant has also proposed condi-ons on ligh-ng so that spillage and glare will not be directed at adjacent
property, neighboring areas, or motorists. Any free-standing sign(s) on the site are condi-oned to monument-style with
landscaping around the base of the sign.
Since its original zoning designa-on, this por-on of the county has experienced a transi-on with mixed zoning districts
of higher intensi-es from Ashley High School to the Monkey Junc-on area to the north, and some commercially zoned
parcels fron-ng Carolina Beach Road to the north and south of the subject site.
The O&I district requires a 25-foot side interior setback, 30-foot rear setback, and Type A opaque buffer from adjacent
single-family development and residen-ally zoned proper-es for commercial development. Type A opaque buffers may
be constructed of vegeta-on, or a combina-on of fencing or berms with landscaping.
The parcel fronts and currently has direct access to Carolina Beach Road, a state-maintained primary arterial roadway.
The proposal is to remove the driveway access to Carolina Beach Road and provide a new access onto Lehigh Drive, a
state-maintained local street to the north.
T he 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). T he exis-ng site accommodates a single-family dwelling, which is
es-mated to generate approximately 1 AM peak hour and 1 PM peak hour trip. If approved, the es-mated trip
Planning Board - November 3, 2022
ITEM: 1
genera-on would increase by 1 AM peak hour trip and 1 PM peak hour trip.
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 proposed (CZD) O&I rezoning for Offices for Private
Business and Professional Ac-vi-es; Instruc-onal Services and Studios; Personal Services, General; Single-Family
Residen-al is generally CONSISTENT with the types of uses encouraged in the Community Mixed Use place type.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
The subject site fronts Carolina Beach Road, a major arterial roadway where a mixture of uses and higher intensi-es
are envisioned. The proposal is expected to have a minimal impact on the adjacent residen-al proper-es and could
serve as an appropriate transi-on between the established neighborhood and the heavily traveled roadway.
Furthermore, the proposal seeks to remove the access onto Carolina Beach Road, reducing poten-al traffic conflict
points, and the development is es-mated to generate a minimal increase in trips. As such, Staff recommends approval
of this applica-on and suggests the following mo-on with the applicant’s proposed condi-ons:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) O&I district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for
the types of uses recommended in the Community Mixed Use place type. I also find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because the proposal allows
service-oriented uses that could serve as an appropriate transi-on between the exis-ng neighborhood and
the heavily traveled roadway, the proposed use types allow for services that are rela-vely low traffic
generators, and the possibility of the parcel returning to a residen-al use is retained, with the following
condi-ons:
1. Restric-ng the uses allowed within the district to allow for Offices for Private Business and
Professional Ac-vi-es, Instruc-onal Services and Studios, Personal Services, General, and
Dwelling, Single-Family Detached.
2. The exis-ng access to Carolina Beach Road will be removed and abandoned and a new
driveway will be permi;ed to Lehigh Road, con-ngent on NCDOT approval.
3. Streetyard landscaping will be installed along Carolina Beach Road to meet current landscape
requirements.
4. Any free-standing sign(s) on the site shall be monument style with landscaping around the base
of the sign. No pole signs shall be permi;ed.
5. Exterior ligh-ng, including luminaries and security lights, shall be arranged or shielded so as not
to cast illumina-on in an upward direc-on above an imaginary line extended from the light
sources parallel to the ground. Fixtures shall be numbered in such that adequate levels of ligh-ng
are maintained, but that light spillage and glare are not directed at adjacent property, neighboring
areas, or motorists. Light posts shall be no taller than twelve (12) feet.
Alterna8ve Mo8on for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) O&I district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for
the type of uses recommended in the Community Mixed Use place type, I find recommending DENIAL of
the rezoning request is reasonable and in the public interest because the proposal is not similar in use and
Planning Board - November 3, 2022
ITEM: 1
intensity to other nearby uses and would not serve as a benefit as it does not provide an appropriate
transi-on between adjacent land uses.
ATTACHMENTS:
Descrip-on
Z22-20 PB Script
Z22-20 PB Staff Report
Z22-20 Zoning Map
Z22-20 FLUM
Z22-20 Mailout
Initial Application Cover Sheet
Z22-20 Submittal Documents
Concept Plan Cover Sheet
Z22-20 Concept Plan
Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - November 3, 2022
ITEM: 1
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-20)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Lora Gabrio, property owner,
to rezone approximately 0.36 acres of land located at 7100 Carolina Beach Road from R-10,
Residential to (CZD) O&I, Office and Institutional.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
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) O&I district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project
provides for the types of uses recommended in the Community Mixed Use place type. I also
find recommending APPROVAL of the rezoning request is reasonable and in the public interest
because the proposal allows service-oriented uses that could serve as an appropriate transition
between the existing neighborhood and the heavily traveled roadway, the proposed use types
allow for services that are relatively low traffic generators, and the possibility of the parcel
returning to a residential use is retained, with the following conditions:
1. Restricting the uses allowed within the district to allow for Offices for Private Business
and Professional Activities, Instructional Services and Studios, Personal Services,
General, and Dwelling, Single-Family Detached
2. The existing access to Carolina Beach Road will be removed and abandoned and a
new driveway will be permitted to Lehigh Road, contingent on NCDOT approval.
3. Streetyard landscaping will be installed along Carolina Beach Road to meet current
landscape requirements.
Planning Board - November 3, 2022
ITEM: 1 - 1 - 1
4. Any free-standing sign(s) on the site shall be monument style with landscaping around
the base of the sign. No pole signs shall be permitted.
5. Exterior lighting, including luminaries and security lights, shall be arranged or shielded
so as not to cast illumination in an upward direction above an imaginary line extended
from the light sources parallel to the ground. Fixtures shall be numbered in such
that adequate levels of lighting are maintained, but that light spillage and glare are
not directed at adjacent property, neighboring areas, or motorists. Light posts shall
be no taller than twelve (12) feet.
Example Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) O&I district. While I find
it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the
project provides for the type of uses recommended in the Community Mixed Use place type, I
find recommending DENIAL of the rezoning request is reasonable and in the public interest
because the proposal is not similar in use and intensity to other nearby uses and would not
serve as a benefit as it does not provide an appropriate transition between adjacent land
uses.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional RMF-M
district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the
Comprehensive Plan because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in
the public interest because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Planning Board - November 3, 2022
ITEM: 1 - 1 - 2
Z22-20 Staff Report PB 11.3.2022 Page 1 of 16
STAFF REPORT FOR Z22-20
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-20
Request:
Rezone 0.36 acres to (CZD) O&I, Conditional Office & Institutional District
Applicant: Property Owner(s):
Cindee Wolf Lora A. Gabrio
Location: Acreage:
7100 Carolina Beach Road 0.36
PID(s): Comp Plan Place Type:
R08218-003-003-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Single-Family Dwelling
Offices for Private Business and Professional
Activities; Instructional Services and Studios;
Personal Services, General; Dwelling, Single-
Family Detached
Current Zoning: Proposed Zoning:
R-10, Residential (CZD) O&I, Conditional Office & Institutional
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-10
East Carolina Beach Road Right-of-Way & Single-
Family Residential R-15
South Single-Family Residential R-10
West Single-Family Residential R-10
Planning Board - November 3, 2022
ITEM: 1 - 2 - 1
Z22-20 Staff Report PB 11.3.2022 Page 2 of 16
ZONING HISTORY
April 7, 1971 Initially zoned R-10 (Area 4)
COMMUNITY SERVICES
Water/Sewer Well and septic exist on site. However, connection to water is available
through CFPUA. CFPUA sewer is not available.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Federal Point Station
Schools Anderson Elementary, Myrtle Grove Middle, and Ashley High Schools
Recreation Veterans Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - November 3, 2022
ITEM: 1 - 2 - 2
Z22-20 Staff Report PB 11.3.2022 Page 3 of 16
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Proposed Site Plan with Staff Markups
• The applicant is proposing to rezone approximately 0.36 acres at 7100 Carolina Beach
Road from R-10, Residential to (CZD) O&I, Conditional Office and Institutional. The
proposed development consists of the renovation of an existing single-family dwelling and
adding approximately 200 square feet of additional floor area for business offices.
• The applicant requests to limit future uses to Offices for Private Business and Professional
Activities, Instructional Services & Studios, Personal Services (General), and Single-Family
Residential.
• The submitted concept plan shows that the existing driveway from Carolina Beach Road will
be abandoned, and the subject site will be accessed by a new driveway from Lehigh Road.
• The applicant has also proposed conditions on lighting so that spillage and glare will not
be directed at adjacent property, neighboring areas, or motorists.
• Any free-standing sign(s) on the site are conditioned to monument-style with landscaping
around the base of the sign.
200’ SF Addition
New Driveway Access
Old Driveway Access to be Abandoned
Planning Board - November 3, 2022
ITEM: 1 - 2 - 3
Z22-20 Staff Report PB 11.3.2022 Page 4 of 16
ZONING CONSIDERATIONS
• The R-10 district in this area was established in 1974, reflecting the pre-existing housing
pattern in the area.
• Since its original zoning designation, this portion of the county has experienced a transition
with mixed zoning districts of higher intensities from Ashley High School to the Monkey
Junction area to the north, and some commercially zoned parcels fronting Carolina Beach
Road to the north and south of the subject site.
• The O&I district was established to provide lands that accommodate institutional,
professional office, and other compatible uses. O&I districts are intended for areas with
more intense uses and higher density development patterns to support economic clusters in
appropriate locations.
• The O&I district allows a variety of both residential and commercial development.
• The O&I district requires a 25-foot side interior setback, 30-foot rear setback, and Type A
opaque buffer from adjacent single-family development and residentially zoned properties
for commercial development. Type A opaque buffers may be constructed of vegetation, or
a combination of fencing or berms with landscaping.
• If approved, any future development 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 - November 3, 2022
ITEM: 1 - 2 - 4
Z22-20 Staff Report PB 11.3.2022 Page 5 of 16
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - November 3, 2022
ITEM: 1 - 2 - 5
Z22-20 Staff Report PB 11.3.2022 Page 6 of 16
TRANSPORTATION
• The parcel fronts and currently has direct access to Carolina Beach Road, a state-maintained
primary arterial roadway. The proposal is to remove the driveway access to Carolina Beach
Road and provide a new access onto Lehigh Drive, a state-maintained local street to the
north.
• As depicted in the application materials, the applicant proposes to abandon the driveway
onto Carolina Beach Road. The proposed development would be accessed by a new
driveway from Lehigh Drive.
• The proposed driveway access will be reviewed by NCDOT and will require approval
through the driveway permitting process.
• 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).
Planning Board - November 3, 2022
ITEM: 1 - 2 - 6
Z22-20 Staff Report PB 11.3.2022 Page 7 of 16
• The existing site accommodates a single-family dwelling, which is estimated to generate
approximately 1 AM peak hour and 1 PM peak hour trip. If approved, the estimated trip
generation would increase by 1 AM peak hour trip and 1 PM peak hour trip.
• Because a TIA is not required to analyze transportation impacts, 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 2021)
Intensity Approx. Peak Hour Trips
Existing Use
(Residential) 1 Single-family Dwelling 1 AM / 1 PM
Proposed Development: General Office (1,500 square feet) 2 AM / 2 PM
Possible Future Uses:
Health & Fitness Club
Hair Salon
2 AM / 5 PM
2 AM / 2 PM
Road Location Volume Capacity V/C
Carolina Beach
Road
Between Myrtle Grove Road and
Chimney Lane (North of Lehigh
Road)
37,654 41,368 0.91
Planning Board - November 3, 2022
ITEM: 1 - 2 - 7
Z22-20 Staff Report PB 11.3.2022 Page 8 of 16
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - November 3, 2022
ITEM: 1 - 2 - 8
Z22-20 Staff Report PB 11.3.2022 Page 9 of 16
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. Masonboro Golf
Club
• 141 single-family detached
housing units
• Approved August 16, 2018
• Full build out 2020
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Provide a southbound, left-turn lane on River Road with 50 feet of storage, 50 feet of full-
width deceleration and appropriate taper on River Road at The Cape Boulevard.
Nearby Proposed Developments included within the TIA:
• None.
Development Status: Development and improvements are currently under construction.
Proposed Development Land Use/Intensity TIA Status
2. River Oaks • 108 single-family detached
housing units
• Approved July 24, 2020
• Full build out 2021
The TIA required an analysis to be completed at certain intersections in the area. The TIA
recommended no improvements at any of the intersections.
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 a Special Flood Hazard Area.
• The entire site is within the ICW 11 watershed, which drains directly into the Intracoastal
Waterway.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (suitable/slight limitation).
• Water is available through CFPUA, but sewer is unavailable.
• There is an existing septic system on the subject site. Per Environmental Health, the new
development will be required to submit a septic and well reuse/existing system application.
Planning Board - November 3, 2022
ITEM: 1 - 2 - 9
Z22-20 Staff Report PB 11.3.2022 Page 10 of 16
OTHER CONSIDERATIONS
EXISTING SITE
Existing Site of Proposed Development:
Looking South at the subject parcel along Carolina Beach Road
Looking West along Lehigh Road
Planning Board - November 3, 2022
ITEM: 1 - 2 - 10
Z22-20 Staff Report PB 11.3.2022 Page 11 of 16
EXISTING SITE
Existing Site of Proposed Development:
Looking North along Carolina Beach Road
Looking South from Lehigh Road onto subject site
Planning Board - November 3, 2022
ITEM: 1 - 2 - 11
Z22-20 Staff Report PB 11.3.2022 Page 12 of 16
REPRESENTATIVE PHOTOS
Examples of Residential Structures converted into Businesses:
Converted residential structure along Oleander Drive
Converted residential structure along Wrightsville Avenue
Planning Board - November 3, 2022
ITEM: 1 - 2 - 12
Z22-20 Staff Report PB 11.3.2022 Page 13 of 16
Context and Compatibility
• The subject property is located at 7100 Carolina Beach Road at the corner of Lehigh Road and
Carolina Beach Road.
• The subject site is accessed by Carolina Beach Road.
• There are a mix of commercial and single-family residential uses within the area.
• The site abuts a residential parcel to the south and a residential neighborhood to the west. The
development could serve as a transition between Carolina Beach Road, a heavily traveled
arterial road, and the residential uses to the west.
• The proposal is located between the Monkey Junction intersection and the Town of Carolina
Beach along a heavily traveled corridor where transitional service uses would be more
appropriate than a single-family dwelling.
• The proposal provides flexibility between residential and commercial uses, and preserves the
ability for property to be used as a single-family residence in the future. • Commercial uses exist two parcels north of the subject site.
• The proposed O&I district would require a Type A opaque buffer to be placed between the
commercial development and the adjacent single-family uses. The buffer may be constructed of
vegetation, or a combination of fencing or berms with landscaping.
Planning Board - November 3, 2022
ITEM: 1 - 2 - 13
Z22-20 Staff Report PB 11.3.2022 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 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 single-family dwellings on each side.
Within the general vicinity exists commercial uses, both north and south of
the subject site, on parcels fronting Carolina Beach Road.
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 site is located between Carolina Beach Road, a major arterial, and an
established single-family neighborhood where transitional commercial uses
could be appropriate. The place type is consistent with the anticipated
gradual conversion of residential properties into commercial and mixed-use
projects along the heavily traveled corridor. However, the proposal allows
the flexibility of the use of the parcel to be converted back into a residential
use.
The proposed (CZD) O&I rezoning is more consistent with the uses and
intensity recommended in the Comprehensive Plan than the development
allowed within the existing R-10 zoning district.
Planning Board - November 3, 2022
ITEM: 1 - 2 - 14
Z22-20 Staff Report PB 11.3.2022 Page 15 of 16
Consistency
Recommendation
The proposed (CZD) O&I rezoning for Offices for Private Business and
Professional Activities; Instructional Services and Studios; Personal Services,
General; Dwelling, Single-Family Detached is generally CONSISTENT with
the types of uses encouraged in the Community Mixed Use place type.
STAFF RECOMMENDATION
The subject site fronts Carolina Beach Road, a major arterial roadway where a mixture of uses and
higher intensities are envisioned. The proposal is expected to have a minimal impact on the adjacent
residential properties and could serve as an appropriate transition between the established
neighborhood and the heavily traveled roadway. Furthermore, the proposal seeks to remove the
access onto Carolina Beach Road, reducing potential traffic conflict points, and the development is
estimated to generate a minimal increase in trips. As such, Staff recommends approval of this
application and suggests the following motion with the applicant’s proposed conditions:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) O&I district. I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides for the types of uses recommended in the Community
Mixed Use place type. I also find recommending APPROVAL of the rezoning request
is reasonable and in the public interest because the proposal allows service-oriented
uses that could serve as an appropriate transition between the existing neighborhood
and the heavily traveled roadway, the proposed use types allow for services that are
relatively low traffic generators, and the possibility of the parcel returning to a
residential use is retained, with the following conditions:
1. Restricting the uses allowed within the district to allow for Offices for Private
Business and Professional Activities, Instructional Services and Studios, Personal
Services, General, and Dwelling, Single-Family Detached.
2. The existing access to Carolina Beach Road will be removed and abandoned
and a new driveway will be permitted to Lehigh Road, contingent on NCDOT
approval.
3. Streetyard landscaping will be installed along Carolina Beach Road to meet
current landscape requirements.
4. Any free-standing sign(s) on the site shall be monument style with landscaping
around the base of the sign. No pole signs shall be permitted.
5. Exterior lighting, including luminaries and security lights, shall be arranged or
shielded so as not to cast illumination in an upward direction above an
imaginary line extended from the light sources parallel to the ground. Fixtures
shall be numbered in such that adequate levels of lighting are maintained, but
that light spillage and glare are not directed at adjacent property, neighboring
areas, or motorists. Light posts shall be no taller than twelve (12) feet.
Planning Board - November 3, 2022
ITEM: 1 - 2 - 15
Z22-20 Staff Report PB 11.3.2022 Page 16 of 16
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) O&I district. While
I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides for the type of uses recommended in the Community
Mixed Use place type, I find recommending DENIAL of the rezoning request is
reasonable and in the public interest because the proposal is not similar in use and
intensity to other nearby uses and would not serve as a benefit as it does not provide
an appropriate transition between adjacent land uses.
Planning Board - November 3, 2022
ITEM: 1 - 2 - 16
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LehighRd
Mcquillan Dr
Isle Of Palms Way
SouthernCharmDr
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Salient Pt
Bozeman Rd
Hill Valley Walk
Inlet Acres Dr
CZD O&I
R-15
B-1
R-10
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 O&IR-107100 Carolina Beach RdZ22-20
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500250 Feet
SITE
Planning Board - November 3, 2022
ITEM: 1 - 3 - 1
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LehighRd
Isle Of PalmsW
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SummerTreeLn
Southern CharmDr
Mcquillan Dr
Lea Landing Dr
Radnor Rd
Salient Pt
Bozeman Rd
Hill Valley Walk
C h i m n e y L n
Inlet Acres Dr
Little Pony Trl
General
Residential
Community
Mixed UseGeneral
Residential
Conservation
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
CZD O&IR-107100 Carolina Beach RdZ22-20
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500250 Feet
SITE
Planning Board - November 3, 2022
ITEM: 1 - 4 - 1
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LehighRd
Isle Of Palms Way
Summer TreeLn
Southern CharmDr
Mcquillan Dr
Lea Landing Dr
Radnor Rd
Salient Pt
Bozeman Rd
Hill Valley Walk
C h i m n ey Ln
Inlet Acres Dr
Little Pony TrlNeighboring Parcels (500 feet)
CZD O&IR-107100 Carolina Beach RdZ22-20
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500250 Feet
SITE
Planning Board - November 3, 2022
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - November 3, 2022
ITEM: 1 - 6 - 1
Planning Board - November 3, 2022
ITEM: 1 - 7 - 1
Page 1 of 6
Conditional Zoning District Application – Updated 02-2022
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 Lora A. Gabrio
Design Solutions
P.O. Box 7221 7100 Carolina Beach Road
Wilmington, NC 28406 Wilmington, NC 28412
910-620-2374 910-742-0554 (Contact: Matthew Kane)
cwolf@lobodemar.biz matthew@tidalrealtypartners.com
Planning Board - November 3, 2022
ITEM: 1 - 7 - 2
Page 2 of 6
Conditional Zoning District Application – Updated 02-2022
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.
7100 Carolina Beach Road 313214.42.4808 [R08218-003-003-000]
15,753 s.f. (0.36 ac.+/-)R-10 Community Mixed-Use
The existing access to Carolina Beach Road will be removed and abandoned. A new drivewaywill be permitted to Lehigh Road, for access to a parking area screened behind the building.
Streetyard landscaping will be installed along Caroina Beach Road to meet current landscaperequirements.
Any free-standing sign(s) on the site shall be monument-style with landscaping around the baseof the sign. No pole signs shall be permitted.
Exterior lighting, including luminaries and security lights, shall be arranged or shielded so asnot to cast illumination in an upward direction above an imaginary line extended form the lightsources parallel to the ground. Fixtures shall be numbered surch that adequate levels oflighting are maintained, but that light spillage and glare are not directed at adjacent property,neighboring areas, or motorists. Light posts shall be no taller than twelve (12) feet.
The petition is for a rezoning of the subject parcel from Residential (R-10) to Conditional Zoning District - Office & Institutional (CZD/O&I). The proposed project is to renovate the existing structure, addingapproximately 200 square feet of additional floor area, for business offices. Possible future useswould include Instructional Services & Studios, and Personal Services (General),
0.36 ac.+/-
Planning Board - November 3, 2022
ITEM: 1 - 7 - 3
Page 3 of 6
Conditional Zoning District Application – Updated 02-2022
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.
General Office (710)
1500 s.f.+/- (GFA)
2 2
Policies for growth and development encourage continued efforts to attract and maintainbusinesses. The petitioner operates a successful real estate enterprise here in New HanoverCounty and wishes to operate out of an office in this location. The property is along a majorcommercial corridor where there is good visibility and business activities are common. Sustainability of the County depends on sensible in-fill and maximizing land use.
Planning Board - November 3, 2022
ITEM: 1 - 7 - 4
Page 4 of 6
Conditional Zoning District Application – Updated 02-2022
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 parcel is within an area of the County identified by the Comprehensive Land Use Plan as a"Community Mixed-Use" place-type. That criteria suggests more intensive uses to support thesurrounding community. The proposed project is adaptive reuse of an existing structure and the useis an acceptable transition between the busy highway corridor and the more established single-familyhousing beyond.
Carolina Beach Road is a major thoroughfare, and has become extremely busy over the years. Theseparcels along the highway are no longer attractive for the classic single-family home.
Planning Board - November 3, 2022
ITEM: 1 - 7 - 5
Page 5 of 6
Conditional Zoning District Application – Updated 02-2022
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)
• The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided.
• The official TIA approval letter is required prior to this item being placed on
the Board of Commissioners meeting agenda.
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
N/A
CAW
CAW
CAW
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Planning Board - November 3, 2022
ITEM: 1 - 7 - 6
Planning Board - November 3, 2022
ITEM: 1 - 7 - 7
Planning Board - November 3, 2022
ITEM: 1 - 7 - 8
Planning Board - November 3, 2022
ITEM: 1 - 7 - 9
Legal Description for
Conditional Zoning District at
7100 Carolina Beach Road
Beginning at a point at the intersection of the western boundary of Carolina Beach Road (U.S.
Hwy. 421), a 160’ public right‐of‐way, and the southern boundary of Lehigh Road (S.R. 1258), a
60’ public right‐of‐way; and running thence with the Carolina Beach Road right‐of‐way,
South 03045’00” East, 99.83 feet to a point; thence
North 87040’26” West, 65.28 feet to a point; thence
South 02019’34” West, 2.07 feet to a point; thence
North 83020’01” West, 120.24 feet to a point; thence
North 07032’47” East, 78.80 feet to a point in the southern boundary of Lehigh Road; thence
with that right‐of‐way,
Along a curve to the left, having a Radius of 1064.76 feet and Length of 111.70 feet, a Chord of
North 88038’05” East. 111.65 feet to a point; thence
North 85037’45” East, 56.40 feet to the point and place of beginning; containing 15,753 square
feet, or 0.36 acres, more or less.
Planning Board - November 3, 2022
ITEM: 1 - 7 - 10
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Tidal Realty Partners (7100 Carolina Beach Road)
Proposed Zoning: R-10 to CZD / O&I (0.36)
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
September 14, 2022 . A copy of that written notice and site layout are also attached.
The meeting was held at the following time and place: Tuesday, September 27th,
6:00 p.m.; at the Veteran’s Park Picnic Shelter #2, 355 Halyburton Memorial Parkway.
The persons in attendance at the meeting were: Reference attached sign-in list
The following issues were discussed at the meeting: A brief presentation was given on the
intent of the petitioner to renovate the existing structure for a business office, and the specifics
of a conditional zoning district. The plan for a new driveway onto Leigh Road, and parking in
the rear yard was shown and potential uses, if approved, were explained.
Questions and concerns were voiced about adequate signage to prevent clients from by-
passing the driveway and turning around in private drives. Removal of trees was also an
issue, as they provide some sound blocking of the highway noise.
Overall, the consensus appeared to be support, feeling that it would be an upgrade of the
subject property value and neighborhood aesthetics.
Date: September 29, 2022
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - November 3, 2022
ITEM: 1 - 7 - 11
Planning Board - November 3, 2022
ITEM: 1 - 7 - 12
Planning Board - November 3, 2022
ITEM: 1 - 7 - 13
Planning Board - November 3, 2022
ITEM: 1 - 7 - 14
ADJACENT PROPERTIES WITHIN A 500' PERIMETER OF 7100 CAROLINA BEACH ROAD:
ADJCENT OWNER NAME MAILING ADDRESS CITY / STATE /ZIP PROPERTY ADDRESS
ADAMS LEON C DELORES 17212 133RD AVE APT 9A JAMAICA, NY 11434 129 LEHIGH RD WILMINGTON
BERNARD IREACA 1129 MATTEO DR APT 110 WILMINGTON, NC 28412 7106 CAROLINA BEACH RD WILMINGTON
BLANTON ROBERT 121 LEHIGH RD WILMINGTON, NC 28412 121 LEHIGH RD WILMINGTON
BOZEMAN MARY M HEIRS 823 BOZEMAN RD WILMINGTON, NC 28412
BRADFORD EARTHLYN SIMMONS 3018 EVENING RD CASTLE HAYNE, NC 28429 7142 CAROLINA BEACH RD WILMINGTON
BRYANT BESSIE M HRS 6820 WILDWOOD CT INDIANAPOLIS, IN 46268 7025 CAROLINA BEACH RD WILMINGTON
BRYANT CHARLES ETAL 1008 11TH ST S WILMINGTON, NC 28401
CLINTON RICHARD ETAL 8006 SWEETGRASS CT WILMINGTON, NC 28412 8006 SWEETGRASS CT WILMINGTON
CORAL RIDGE OWNERS ASSN 1202 LAKE PARK BLVD N STE A CAROLINA BEACH, NC 28428 7148 CAROLINA BEACH RD WILMINGTON
CULLEN EVANS P 119 LEHIGH RD WILMINGTON, NC 28412 119 LEHIGH RD WILMINGTON
EKSTROM BRETT T KELLIE B 124 LEHIGH RD WILMINGTON, NC 28412 124 LEHIGH RD WILMINGTON
FERRER DAWN 104 CORMORANT WAY WILMINGTON, NC 28412 8010 SWEETGRASS CT WILMINGTON
FLOYD ALEXIS 45 BROLA RD MIDDLETOWN, NY 10940 809 BOZEMAN RD WILMINGTON
FULWOOD SHERRY B 813 BOZEMAN RD WILMINGTON, NC 28412 813 BOZEMAN RD WILMINGTON
GABRIO LORA A 7100 CAROLINA BEACH RD WILMINGTON, NC 28412 7100 CAROLINA BEACH RD WILMINGTON
HARPER JOSHUA I JAIME 133 LEHIGH RD WILMINGTON, NC 28412 133 LEHIGH RD WILMINGTON
HAUSE JONATHAN 8001 SWEETGRASS CT WILMINGTON, NC 28412 8001 SWEETGRASS CT WILMINGTON
IRVING SHIRLEY YVONNE WADE ETAL 6318 STANDSBERRY LN WILMINGTON, NC 28412 7161 CAROLINA BEACH RD WILMINGTON
JONES JAMES T SR HEIRS 158 REDBUD DR CLAYTON, NC 27520 121 MCQUILLAN DR WILMINGTON
LOVEJOY RICHARD SARAH 120 LEHIGH RD WILMINGTON, NC 28412 120 LEHIGH RD WILMINGTON
MCQUILLAN LENORA 5553 LOCKRIDGE RD FAYETTEVILLE, NC 28311 7059 CAROLINA BEACH RD WILMINGTON
MEDEIROS BRIAN PATRICK ETAL 116 LEHIGH RD WILMINGTON, NC 28412 116 LEHIGH RD WILMINGTON
MITCHELL VALLARIE C 7016 CAROLINA BEACH RD WILMINGTON, NC 28412 7016 CAROLINA BEACH RD WILMINGTON
MORRIS LAURA O 8005 SWEETGRASS CT WILMINGTON, NC 28412 8005 SWEETGRASS CT WILMINGTON
MULDROW MATHERINE D 132 LEHIGH RD WILMINGTON, NC 28412 132 LEHIGH RD WILMINGTON
NEWITT ZANE ETAL 8009 SWEETGRASS CT WILMINGTON, NC 28412 8009 SWEETGRASS CT WILMINGTON
REGISTER JIMMY D JUDY 576 WHITE MEMORIAL CHURCH RD WILLOW SPRING, NC 27592 7108 CAROLINA BEACH RD WILMINGTON
RICKERT HARRIET J 3705 COLLEGE RD S WILMINGTON, NC 28412 8002 SWEETGRASS CT WILMINGTON
ROSS LILLIAN T 117 MCQUILLAN DR WILMINGTON, NC 28412 117 MCQUILLAN DR WILMINGTON
SIMMONS GLADYS 7169 CAROLINA BEACH RD WILMINGTON, NC 28412 7169 CAROLINA BEACH RD WILMINGTON
SIMMONS MARY B HRS ETAL 7161 CAROLINA BEACH RD WILMINGTON, NC 28412 7130 CAROLINA BEACH RD WILMINGTON
SIMMONS TERUE HRS 2208 LEALAND PLACE LN LAWRENCEVILLE, GA 30044 7142 CAROLINA BEACH RD WILMINGTON
SUNSET COVE ENTERPRISES LLC ETAL PO BOX 1430 CORNELIUS, NC 28031 7127 CAROLINA BEACH RD WILMINGTON
SUNSET COVE ENTERPRISES LLC ETAL PO BOX 1430 CORNELIUS, NC 28031 7129 CAROLINA BEACH RD WILMINGTON
TAYLOR MELISSA P HRS 6200 LYDDEN RD WILMINGTON, NC 28409 6965 CAROLINA BEACH RD WILMINGTON
THEODORAKIS JOHN AMBER 1124 RIVAGE PROMENADE WILMINGTON, NC 28412 7000 CAROLINA BEACH RD WILMINGTON
WILLIS RUSSELL 128 LEHIGH RD WILMINGTON, NC 28412 128 LEHIGH RD WILMINGTON
WILSON JACKIE L LONICE R 7023 CAROLINA BEACH RD WILMINGTON, NC 28412 7001 CAROLINA BEACH RD WILMINGTON
Planning Board - November 3, 2022
ITEM: 1 - 7 - 15
September 14, 2022
To: Adjacent Property Owners
From: Cindee Wolf
Re: Tidal Realty Partners Office
7100 Carolina Beach Road
My Client is interested in using the existing structure at this address for a professional office. Your property is located
within the proximity of the proposed project.
This proposal would require a Conditional Zoning District approval from New Hanover County. A Conditional Zoning
District allows particular uses to be established only in accordance with specific standards and conditions pertaining to
each individual development project. Essentially, this means that only a specific set of uses, in this case the existing
structure and proposed property improvements of an approved proposal can be developed.
The County requires that the developer hold a meeting for all property owners within 500 feet of the tract boundary,
and any and all other interested parties. This provides neighbors with an opportunity for explanation of the proposal
and for questions to be answered concerning project improvements, benefits and impacts.
A meeting will be held on Tuesday, September 27th, 6:00 p.m., at the Veteran’s Park Picnic Shelter #2. The location is off
the parking lot north of the tennis courts, 355 Halyburton Memorial Parkway.
If you cannot attend, you are also welcome to contact me at telephone # 910‐620‐2374, or email cwolf@lobodemar.biz
with comments and/or questions.
We appreciate your interest in the project, and look forward to being a good neighbor and an asset to the community.
Planning Board - November 3, 2022
ITEM: 1 - 7 - 16
Planning Board - November 3, 2022
ITEM: 1 - 7 - 17
Concept Plan
Planning Board - November 3, 2022
ITEM: 1 - 8 - 1
Planning Board - November 3, 2022
ITEM: 1 - 9 - 1
Public Comments
In Support X
Neutral X
In Opposition X
Planning Board - November 3, 2022
ITEM: 1 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 11/3/2022
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Senior Planner
CONTACT(S): Robert Farrell; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Preliminary Forum
Special Use Permit Request (S22-03) - Request by Thomas Johnson with Skyway Towers, applicant, on behalf of
Kenneth and Eloise Parker, property owners, for a Special Use Permit for a Wireless Communica9on Facility to be
located on an approximately 4.28 acre parcel east of the intersec9on of Planta9on Road and Military Cutoff
Extension which is currently zoned R-15, Residen9al.
BRIEF SUMMARY:
The applicant is reques ng a special use permit to construct and operate a 195' tall wireless support structure on an
approximately 4.28-acre parcel located along Planta on Road east of the intersec on of Planta on Road and Military
Cutoff Extension currently under construc on. The property is currently undeveloped and is zoned R-15, which allows
wireless support structures with a special use permit.
The wireless support structure, which is designed as a monopole antenna wireless communica on facility, will have a
total overall height of 199 feet when including a 4-foot lightning rod. It will be designed to accommodate four (4)
wireless carriers. Cellular antennae will be placed at heights of 160’, 170’, 180’ and 193’. The tower will be situated
within a 50’ x 50’ (2,500 sf) fenced-in equipment compound within a 100’ x 100’ (1,000 sf) lease area with required
buffers and landscaping mee ng the requirements of the Unified Development Ordinance (UDO). Tower illumina on
is not required.
Access to the tower site will be provided through a new 25’ wide, 390’ long gated gravel access and u lity easement
from Planta on Road. Maintenance at the proposed tower is es mated to generate fewer than five trips per month,
having virtually no impact on traffic on the nearby road network.
The applica on includes photographic simula ons from various vantage points in the immediate vicinity that show the
tower’s an cipated visual impact, an affidavit cer fying that radio frequency emissions will comply with Federal
Communica ons Commission (FCC) standards, a determina on from the Federal Avia on Administra on (FAA) that
the facility will not be a hazard to air naviga on, and an impact analysis conducted by a North Carolina cer fied
general real estate appraiser.
The UDO requires wireless towers within general residen al districts to u lize faux tree stealthing unless the
requirement is exempted by the Board of Commissioners as a condi on of approval. The applicant has requested the
board to permit the tower without faux tree stealthing.
The 2016 Comprehensive Land Use Plan classifies the subject property as Community Mixed Use. The intent of this
place type focuses on small-scale, compact, mixed use development paCerns that serve all modes of travel and act as
an aCractor for county residents and visitors. Types of appropriate uses include office, retail, mixed use, recrea onal,
commercial, ins tu onal, and mul -family and single-family residen al. While wireless support structures and other
infrastructure are common in contemporary land development paCerns, the Comprehensive Plan does not specifically
address their loca on. However, the Comprehensive Plan’s implementa on guidelines do aim to support business
Planning Board - November 3, 2022
ITEM: 2
success, workforce development, and economic prosperity, and telecommunica ons infrastructure, when placed to
best serve the needs of surrounding residents, business, and ins tu onal uses, can help to advance those goals.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi es in the unincorporated
countyIncrease connec vity of residents to each other and their investment to New Hanover County
RECOMMENDED MOTION AND REQUESTED ACTIONS:
As a preliminary forum the Planning Board does not make a decision or recommenda on on special use permits. The
board is requested to hear the presenta ons of staff, the applicant, and the public to facilitate an open and transparent
discussion of the special use permit applica on.
ATTACHMENTS:
Descrip on
Planning Board Script
Zoning Map
Future Land Use Map
Mailout Map
Applicant Materials Cover Sheet
Application Materials
Balloon Test Simulated Imagery
Impact Study
Concept Site Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - November 3, 2022
ITEM: 2
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S22-03)
Request by Thomas Johnson with Skyway Towers, applicant, on behalf of Kenneth and Eloise Parker,
property owners, for a Special Use Permit for a Wireless Communications Facility to be located on an
approximately 4.28-acre parcel east of the intersection of Plantation Road and Military Cutoff
Extension which is currently zoned R-15, Residential.
1. This is a Preliminary Forum. The purpose of this forum is to facilitate an open and transparent discussion of
the special use permit application and to provide an opportunity for public comments and questions. Please
note per state law, the Planning Board will not be making a decision or recommendation this evening. Instead,
the decision on the application will be made during the Board of Commissioners’ quasi-judicial hearing,
where public participation will be limited to parties with standing and witnesses providing evidence through
sworn testimony. Anyone interested in speaking in support or opposition of the project should sign in and
speak tonight at this meeting, regardless of standing in the matter.
2. Staff will introduce the application. Then the applicant will be allowed 15 minutes for their presentation.
Following the applicant’s presentation, we will have 20 minutes for public questions and comments, and then
allow the applicant time to address them. The Board members will then provide their comments and ask
questions of the applicant. At the end, Staff will give an overview of next steps in the special use permit
process. We will then close the forum.
3. Conduct forum as follows:
a. Staff introduction
b. Applicant’ s presentation (up to 15 minutes)
c. Public comments and questions (up to 20 minutes – total supporters and opponents)
d. Applicant response to public comments and questions.
e. Planning Board questions and comments.
f. Staff overview of next steps.
4. Close the Preliminary Forum.
Planning Board - November 3, 2022
ITEM: 2 - 1 - 1
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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-15Plantation Road near
Military Cutoff Extension
S22-03
Existing Zoning/Use:Site Address:Case:
0 1,000500 Feet
Military Cutoff
Extension
SITE
Planning Board - November 3, 2022
ITEM: 2 - 2 - 1
FlushingDr
Go l d e n g r o v eLnCovey
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East b o u r n e D r
SetterLn
Pointer
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Plantation Rd
Wild Mag
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I-140
General
Residential
Conservation
Community Mixed Use
Community
Mixed Use
New Hanover County, NCCONSERVATION
RURAL RESIDENTIAL
COMMUNITY MIXED USE
URBAN MIXED USE
GENERAL RESIDENTIAL
EMPLOYMENT CENTER
COMMERCE ZONE
Place Types
R-15Plantation Road near
Military Cutoff Extension
S22-03
Existing Zoning/Use:Site Address:Case:
0 1,000500 Feet
Military Cutoff
Extension
SITE
Planning Board - November 3, 2022
ITEM: 2 - 3 - 1
Cr
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P
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SetterLn
PointerLn
Plantation Rd
Neighboring Parcels (500 feet)
R-15Plantation Road near
Military Cutoff Extension
S22-03
Existing Zoning/Use:Site Address:Case:
0 1,000500 Feet
Military Cutoff
Extension
SITE
Planning Board - November 3, 2022
ITEM: 2 - 4 - 1
APPLICANT
MATERIALS
Planning Board - November 3, 2022
ITEM: 2 - 5 - 1
Planning Board - November 3, 2022
ITEM: 2 - 5 - 2
Page 1 of 8
Special Use Permit Application Updated 02-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
SPECIAL USE PERMIT APPLICATION
This application form must be completed as part of a special use permit application submitted through the countys
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.5 of the Unified Development Ordinance.
*If the proposed use is classified as intensive industry, the applicant shall conduct a community information meeting in accordance with Section
10.2.3, Community Information Meeting.
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Public Hearing Procedures
(Optional)
Pre-Application
Conference
1*
Community Information Meeting
2
Application Submittal & Acceptance
3
Planning Director Review & Staff Report (TRC Optional)
4
Public Hearing Scheduling & Notification
5
Planning Board Preliminary Forum
6
Board of Commissioners Hearing & Decision
7
Post-Decision Limitations and Actions
Planning Board - November 3, 2022
ITEM: 2 - 6 - 1
Page 2 of 8
Special Use Permit Application Updated 02-2022
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
4. Proposed Condition(s)
Please note: Within a special use permit proposal, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding zoning district regulations may be
added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding
community. Please list any conditions proposed to be included with this special use permit application below. Staff,
the Planning Board, and Board of Commissioners may propose additional conditions during the review process that
meet or exceed the minimum requirements of the Unified Development Ordinance.
Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a
project narrative (attach additional pages if necessary).
Planning Board - November 3, 2022
ITEM: 2 - 6 - 2
Page 3 of 8
Special Use Permit Application Updated 02-2022
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version
of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be
completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be
included with this application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Criteria Required for Approval of a Special Use Permit
A use designated as a special use in a particular zoning district is a use that may be appropriate in the district, but
because of its nature, extent, and external impacts, requires special consideration of its location, design, and methods
of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose is
to establish a uniform mechanism for the review of special uses to ensure they are appropriate for the location and
zoning district where they are proposed.
For each of the four required conclusions listed below, include or attach a statement that explains how any existing
conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners to
reach the required conclusion, and attach any additional documents or materials that provide supporting factual
evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant
understand what may be considered in determining whether a required conclusion can be met. Any additional
considerations potentially raised by the proposed use or development should be addressed.
1. The use will not materially endanger the public health or safety if located where proposed and approved.
Considerations:
Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and
sight lines at street intersections with curb cuts;
Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection;
Soil erosion and sedimentation;
Protection of public, community, or private water supplies, including possible adverse effects on surface waters
or groundwater; or
Anticipated air discharges, including possible adverse effects on air quality.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 3
Page 4 of 8
Special Use Permit Application Updated 02-2022
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
Considerations:
The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
Whether the proposed development is so necessary to the public health, safety, and general welfare of the
community or County as a whole as to justify it regardless of its impact on the value of adjoining property.
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 4
Page 5 of 8
Special Use Permit Application Updated 02-2022
4. The location and character of the use if developed according to the plan as submitted and approved will be in
harmony with the area in which it is to be located and in general conformity with the New Hanover County
Comprehensive Land Use Plan.
Considerations:
The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
Consistency with the Comprehensive Plans goals, objectives for the various planning areas, its definitions of
the various land use classifications and activity centers, and its locational standards.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 5
Page 6 of 8
Special Use Permit Application Updated 02-2022
Staff will use the following checklist to determine the completeness of your application. Please verify all of the
listed items are included and confirm by initialing under Applicant Initial. If an item is not applicable, mark as
N/A. Applications determined to be incomplete must be corrected in order to be processed for further review;
Staff will confirm if an application is complete within five business days of submittal.
Application Checklist
Applicant
Initial
This application form, completed and signed
Application fee:
$500; $250 if application pertains to a residential use (i.e., mobile home,
duplex, family child care home).
Traffic Impact Analysis (if applicable)
The official TIA approval letter is recommended prior to this item being placed on the
Planning Board meeting agenda.
The official TIA approval letter is required prior to this item being placed on the Board
of Commissioners meeting agenda.
Conceptual Site Plan including the following minimum elements:
Tract boundaries and total area, location of adjoining parcels and roads
Proposed use of land, structures and other improvements
o For residential uses, this shall include number, height, and type of units;
area to be occupied by each structure; and/or subdivided boundaries.
o For non-residential uses, this shall include approximate square footage
and height of each structure, an outline of the area it will occupy, and the
specific purposes for which it will be used.
Proposed transportation and parking improvements; including proposed rights-of-
way and roadways; proposed access to and from the subject site; arrangement
and access provisions for parking areas.
All existing and proposed easements, required setbacks, rights-of-way, and
buffering.
The location of Special Flood Hazard Areas.
The approximate location of regulated wetlands.
A narrative of the existing vegetation on the subject site including the approximate
location, species, and size (DBH) of regulated trees. For site less than 5 acres, the
exact location, species, and sized (DBH) of specimen trees must be included.
Any additional conditions and requirements that represent greater restrictions on
development and use of the tract than the corresponding general use district
regulations or additional limitations on land that may be regulated by Federal or
State law or local ordinance.
Any other information that will facilitate review of the proposed special use permit
(Ref. Section 10.3.5, as applicable)
Applications for uses in the intensive industry category must also submit:
Community meeting written summary
A list of any local, state, or federal permits required for use
One (1) hard copy of ALL documents and site plan. Additional hard copies may be
required by staff depending on the size of the document/site plan.
One (1) digital PDF copy of ALL documents AND plans
For wireless support structures or substantial modifications, the elements listed on the
attached checklist
Planning Board - November 3, 2022
ITEM: 2 - 6 - 6
Planning Board - November 3, 2022
ITEM: 2 - 6 - 7
Page 7 of 8
Special Use Permit Application Updated 02-2022
7. Acknowledgement and Signatures
By my signature below, I understand and accept all of the conditions, limitations, and obligations of the special use
permit for which I am applying. I understand that the existing Official Zoning Map is presumed to be correct. I
understand that I have the burden of proving that the proposal meets the four required conclusions. I certify that
this application is complete and that all information presented in this application is accurate to the best of my
knowledge, information, and belief.
If applicable, I also appoint the applicant/agent as listed on this application to represent me and make decisions
on my behalf regarding this application during the review process. The applicant/agent is hereby authorized on
my behalf to:
1. Submit an application including all required supplemental information and materials;
2. Appear at public hearings to give representation and comments;
3. Act on my behalf without limitations with regard to any and all things directly or indirectly connected with
or arising out of this application; and
4. Provide written consent to any and all conditions of approval.
Signature of Property Owner(s) Print Name(s)
Signature of Applicant/Agent Print Name
Note: This form must be signed by the owner(s) of record. If there are multiple property owners, a signature is
required for each owner of record.
The landowner or their attorney must be present for the application at the preliminary forum and public
hearing.
If an applicant requests delay of consideration from the Planning Board or Board of County Commissioners before notice
has been sent to the newspaper, the item will be calendared for the next meeting and no fee will be required. If delay is
requested after notice has been sent to the newspaper, the Board will act on the request at the scheduled meeting and are
under no obligation to grant the continuance. If the continuance is granted, a fee in accordance with the adopted fee schedule
as published on the New Hanover County Planning website will be required.
Thomas H. Johnson, Jr. atty for Applicant
Planning Board - November 3, 2022
ITEM: 2 - 6 - 8
Page 8 of 8
Special Use Permit Application Updated 02-2022
Telecommunications Requirements Checklist
Requirements for Wireless Support Structures & Substantial Modifications Applicant
Initial
Affidavit certifying the construction and placement of wireless facilities meets the provisions of the Federal
Communications Act, 47 U.S.C. § 332, as amended, section 6409 of the Middle Class Tax Relief and Job
Creation Act of 2012, 47 U.S.C. § 1455 (a), in accordance with the rules promulgated by the Federal
Communications Commission (FCC), and all other applicable federal, state, and local laws.
Simulated photographic evidence of the proposed appearance of the wireless support structure and
wireless facilities from at least four (4) vantage points and a statement as to the potential visual and
aesthetic impacts on all adjacent residential zoning district.
Determination of No Hazard to Air Navigation, or other applicable determination by the Federal
Aviation Administration (FAA) upon review of FAA Form 7460.
For New Wireless Support Structures: Information or materials providing evidence that collocating
new antennae and equipment on an existing wireless support structure or structures within the applicants
search ring is not reasonably feasible. Per NCGS 160D-933, collocation on an existing wireless support
structure is not reasonably feasible if the collocation is technically or commercially impractical or the owner
of the existing wireless support structure is unwilling to enter into a contract for such use at fair market value.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 9
Planning Board - November 3, 2022
ITEM: 2 - 6 - 10
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 1 of 7
Below are the applicants statements (bold text) describing how the proposed wireless
communication facility (monopole) complies with the use-specific standards contained in UDO
Section 4.3.3(C) Communication and Information Facilities (shown in italics below).
C. Communication and Information Facilities
[09-08-2020] [03-21-2022]
1. General Requirements for All Communication and Information Facilities.
The following standards shall apply to all communications and information facilities:
a. Setbacks
The following setback requirements shall apply to all communication and information
facilities except for Amateur radio antenna below 90 feet in height, which are exempt from
these requirements in accordance with NCGS 160D-905.
1. Residential Districts
The minimum setback for wireless facilities located in general residential districts (RA,
AR, R-20, R-20S, R-15, R-10, R-7, or R- 5), multi-family districts, and residentially
designated portions of master planned developments shall be a distance equal to the
height of the wireless facility, as measured from the base of the wireless facility to the
tallest point, including lightning rods or similar appurtenances.
As shown on the plans included as part of the application the proposed tower is 199 tall,
inclusive of a 4 -tall lightning rod. The setbacks for the proposed tower depicted on Sheet
Z-1 range from 212.0 to 270.0 , which exceed the minimum requirement.
2. All Other Districts
The minimum setback for wireless facilities located in all other districts shall be equal
to each facilitys engineered fall zone, as established by a letter sealed by a licensed
professional engineer certifying that the wireless facility will not exceed the distance
specified in the letter should the wireless facility fail. Where an engineered fall zone
certification is not submitted, wireless facilities shall be set back a distance equal
to the height of the wireless facility, as measured from the base of the wireless facility
to the tallest point, including lightning rods or similar appurtenances.
This requirement is not applicable since the proposed tower is located in the R-15 district.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 11
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 2 of 7
b. Certification Required
All applicants seeking approval shall also submit a written affidavit from a qualified person
or persons, including evidence of their qualifications, certifying that the construction or
placement of such structures meets the provisions of the Federal Communications Act,
47 U.S.C. § 332, as amended, section 6409 of the Middle Class Tax Relief and Job
Creation Act of 2012, 47 U.S.C. § 1455 (a), in accordance with the rules promulgated by
the Federal Communications Commission (FCC), and all other applicable federal, state,
and local laws. The statement must certify that radio frequency emissions from the
antenna array(s) comply with the FCC standards. The statement shall also certify that
both individually and cumulatively the proposed facilities located on or adjacent to the
proposed facility will comply with current FCC standards. In accordance with NCGS
160D-932, the county cannot base its permitting decision on public safety implications of
radio frequency emissions of wireless facilities.
The applicant has submitted the required certification, attached to the special use permit
application as Exhibit B.
c. Expert Review
Outside experts and disputes are subject to the following provisions:
1. Siting of telecommunications facilities may involve complex technical issues that
require review and input by outside experts. Staff may require the applicant to pay
the reasonable costs of a third-party technical study or a proposed facility. Selection
of expert(s) to review the proposal shall be at the sole discretion of the decision-
making body.
2. If the applicant for a telecommunications facility claims that one or more standards of
this ordinance are inconsistent with federal law as applied to a particular property, or
would prohibit the effective provision of wireless communications within the relevant
market area, the decision-making body may require that the applications be reviewed
by a qualified engineer for a determination of the accuracy of such claims. Any costs
shall be charged to the applicant.
The applicant acknowledges these provisions.
d. Signage
Signage shall comply with the following standards:
1. Attaching commercial messages for off-site or on-site advertising shall be prohibited.
2. The only signage that is permitted upon an antenna, wireless support structure,
equipment cabinet, or fence shall be information and for the purpose of identifying:
i. The antenna support structure (such as ASR registration number);
Planning Board - November 3, 2022
ITEM: 2 - 6 - 12
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 3 of 7
ii. The party responsible for the operation and maintenance of the facility;
iii. Its current address and telephone number;
iv. Security or safety signs;
v. Property manager signs for the tower (if applicable); and
vi. Signage appropriate to warn the general public as to the use of the facility for
radiofrequency transmissions.
The applicant acknowledges these standards; details pertaining to signage required to
be posted on the tower site in compliance with these standards is depicted on Sheet S-1
of the plans.
2. Amateur Radio Antenna
Except for in the I-1 and I-2 districts, Amateur Radio Antenna 90 feet in height or taller, in
addition to the standards set forth in Subsection 4.3.3.C.1 above, shall require a
Special Use Permit and are subject to the standards of 4.3.3.C.6 below.
This requirement is not applicable since the proposed tower will not be used as an amateur
radio antenna.
3. Antenna & Towers Ancillary to the Principal Use
Except for in the I-1 and I-2 districts, Antenna & Towers 70 feet in height or taller, in addition
to the standards set forth in Subsection 4.3.3.C.1 above, shall require a Special Use Permit
and are subject to the standards of 4.3.3.C.6 below.
Since the subject property is currently vacant, the proposed tower is not ancillary to a
principal use; according to UDO Table 4.2-1, a special use permit is required for the
proposed tower since it is located in the R-15 zoning district and complies, as described in
this narrative, with the applicable standards of UDO Sections 4.3.3.C.1 and 4.3.3.C.6.
4. Collocations (sub-sections a c).
As shown on the plans included with the special use permit application, the request is for
approval to construct a monopole tower with a single carrier installation at this time. The
applicant acknowledges the standards and requirements of this sub-Section 4.3.3(C)(4)(a)
(c) and these may apply to future requests for colocation of equipment on this tower.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 13
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 4 of 7
5. Non-Substantial Modification
a. The applicant is encouraged to provide simulated photographic evidence of the proposed
appearance of non-substantial modification and a statement as to the potential visual and
aesthetic impacts on all adjacent residential zoning districts. The simulation should
include overall height; configuration; physical location; mass and scale; material and color
(including proposals for steel structures); and illumination.
The applicant acknowledges this criteria may apply to future requests associated with this
tower that are considered a non-substantial modification.
b. Concealed (stealth) or camouflaged facilities are encouraged when the method of
concealment is appropriate to the proposed location. Stealth facilities may include but are
not limited to: painted antenna and feed lines to match the color of a building or structure,
faux windows, dormers, or other architectural features that blend with an existing or
proposed building or structure. Freestanding stealth facilities typically have a secondary,
obvious function such as a church steeple, windmill, silo, light standard, flagpole,
bell/clock tower, water tower, or tree.
This criteria is not applicable since the proposed tower is a monopole design.
6. Other Wireless Communication Facilities including New Wireless Support Structures &
Substantial Modifications
a. Standards for All New Wireless Support Structures and Substantial Modifications
The following standards shall apply to all wireless support structures and substantial
modifications:
1. A landscaped buffer with a base width not less than 25 feet and providing 100 percent
opacity shall be required within the wireless support structure site to screen the exterior
of protective fencing or walls. The base station and equipment compound of the
wireless support structure and each guy wire anchor must be surrounded by a fence
or wall not less than eight feet in height.
Sheet L-1 of the plans included with the special use permit application depict a landscape
buffer of width and opacity planting standards that comply with this requirement.
2. All wireless support structures shall be constructed to accommodate collocation.
Structures over 150 feet in height shall be engineered to accommodate at a minimum
two additional providers. Structures 150 feet or less in height shall be engineered to
accommodate at a minimum one additional provider.
The proposed tower is greater than 150 in height; Sheet C-2 of the plans included with
the special use permit application depict space on the tower for three (3) additional
providers.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 14
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 5 of 7
3. Equipment compounds shall comply with the following standards:
i. Shall not be used for the storage of any equipment or hazardous waste (e.g.,
discarded batteries) or materials not needed for the operation. No outdoor storage
yards shall be allowed in a tower equipment compound.
ii. Shall not be used as a habitable space.
The applicant acknowledges these standards; the tower equipment compound will be
maintained in accordance with all applicable requirements and regulations.
4. The applicant shall submit Form 7460 to the Federal Aviation Administration (FAA) to
assure compliance with all FAA standards and to resolve issues of concern, including
required lighting, possible transmission interference or other conflicts when the
proposed wireless support structure site is located within 10,000 feet of an airport or
within any runway approach zone.
The applicant has submitted the required certification, attached to the special use permit
application as Exhibit C.
b. Additional Standards for New Wireless Support Structures and Substantial Modifications
Allowed By-Right
The following standards shall apply to wireless support structures and substantial
modifications allowed by-right:
1. Except in the I-1 and I-2 districts, wireless support structures shall be monopole or
unipole construction; guyed or lattice-type towers are prohibited.
2. Except in the I-1 and I-2 districts, all wireless equipment, including any feed lines,
antennas, and accessory equipment, must be enclosed in the tower cannister,
camouflaged, screened, obscured, mounted flush, or otherwise not readily apparent
to a casual observer.
The proposed tower complies with the above standards/requirements; it is located within
the R-15 district and is a monopole design.
c. Additional Standards for New Wireless Support Structures and Substantial Modifications
Requiring Special Use Permits
Where Special Use Permits are required, all of the following standards shall be applied,
and all requirements must be met. Additional conditions may be determined to mitigate
negative impacts, and the permit should be approved only if all negative impacts can be
mitigated.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 15
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 6 of 7
1. The applicant shall provide evidence that collocating new antennae and equipment
on an existing wireless support structure or structures within the applicants search
ring is not reasonably feasible. For the purposes of this section, collocation on an
existing wireless support structure is not reasonably feasible if the collocation is
technically or commercially impractical or the owner of the existing wireless support
structure is unwilling to enter into a contract for such use at fair market value.
The applicant has submitted evidence (signed affidavit) attached to the special use permit
application as Exhibit D as evidence regarding the applicants search ring for the subject
site.
2. The applicant shall conduct a balloon test prior to the submittal of simulated
photographic evidence of the proposed appearance of the wireless support structure
and wireless facilities. The applicant shall arrange to raise a colored balloon no less
than three (3) feet in diameter at the maximum height of the proposed wireless
support structure. The balloon test shall provide the basis for simulated photographic
evidence from four vantage points and a statement as to the potential visual and
aesthetic impacts on all adjacent residential zoning districts. The simulation shall
include overall height; configuration; physical location; mass and scale; materials and
color (including proposals for stealth structures); and illumination.
The applicant retained a contractor to conduct the required balloon test to complete
photo simulations to be submitted as part of the special use permit application. Due to
unfavorable weather conditions that precluded test results needed to prepare the
required photographic evidence, the applicant was unable to include the photo
simulations at the time of submitting the special use permit application. The applicant
will submit simulations once weather conditions permit the contractor to conduct the test
in favorable environment to facilitate accurate results.
3. Wireless support structures shall be monopole or unipole construction; guyed or
lattice-type towers are prohibited.
As shown on the plans included with the special use permit application, the proposed
tower is a monopole design.
4. All wireless equipment, including any feed lines, antennas, and accessory equipment,
must be enclosed in the tower cannister, camouflaged, screened, obscured,
mounted flush, or otherwise not readily apparent to a casual observer.
The proposed tower and associated ground compound will comply with this requirement.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 16
EXHIBIT A: APPLICANTS NARRATIVE (COMPLIANCE WITH UDO SECTION 4.3.3)
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Page 7 of 7
5. Wireless support structures located within general residential districts (RA, AR, R-20,
R-20S, R-15, R-10, R-7, or R-5) shall be required to utilize faux tree stealthing except
where a structure is proposed in an area containing such dense existing tree clusters
that the structure is not visible from existing single-family or duplex residential uses
and/or platted lots located within a general residential district. Faux structures shall
be designed to match a species of tree located within the existing cluster of trees in
which a structure is proposed.
i. A wireless support structure may be exempted from this requirement only by the
Board of Commissioners as a condition of approval on the special use permit.
As part of consideration of the special use permit, the applicant requests the Board of
Commissioners permit, as provided under this subsection, the proposed monopole
design as shown on the plans included with the special use permit application in place
of the faux tree stealthing requirement. As described in the applicants responses to the
review criteria on the special use permit application, the monopole design's appearance
with respect to the color and overall mass of the tower/antennas in combination will
minimize visual impact on the surrounding area in comparison to a faux tree design,
and be less visually contrasting against the background/sky with respect to the color
and overall mass of the tower/antennas in combination. Also, the proposed tower is
located at an interchange where tall structures such as area lights for road lighting are
located.
d. Standards for Nonconforming Wireless Support Structures (sub-sections 1 2).
The requested special use permit is for a new tower on the property that complies with the
applicable standards and requirements of the UDO in effect at the time of application
submittal.
Planning Board - November 3, 2022
ITEM: 2 - 6 - 17
Planning Board - November 3, 2022
ITEM: 2 - 6 - 18
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
EXHIBIT C:
FAA DETERMINATION OF NO HAZARD TO AIR NAVIGATION
9/26/22, (4 Pages)
Planning Board - November 3, 2022
ITEM: 2 - 6 - 19
Mail Processing Center
Federal Aviation Administration
Southwest Regional Office
Obstruction Evaluation Group
10101 Hillwood Parkway
Fort Worth, TX 76177
Aeronautical Study No.
2022-ASO-7222-OE
Page 1 of 4
Issued Date: 09/26/2022
Operations
Skyway Towers, LLC
3637 Madaca Lane
Tampa, FL 33618
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C.,
Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning:
Structure: Antenna Tower NC-08899 Murraysville - TWR - NON C-BAND
Location: Wilmington, NC
Latitude: 34-18-11.66N NAD 83
Longitude: 77-49-27.09W
Heights: 42 feet site elevation (SE)
199 feet above ground level (AGL)
241 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a
hazard to air navigation provided the following condition(s), if any, is(are) met:
Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/
lighting are accomplished on a voluntary basis, we recommend it be installed in accordance with FAA Advisory
circular 70/7460-1 M.
This determination expires on 03/26/2024 unless:
(a) the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual
Construction or Alteration, is received by this office.
(b) extended, revised, or terminated by the issuing office.
(c) the construction is subject to the licensing authority of the Federal Communications Commission
(FCC) and an application for a construction permit has been filed, as required by the FCC, within
6 months of the date of this determination. In such case, the determination expires on the date
prescribed by the FCC for completion of construction, or the date the FCC denies the application.
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST
BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION
OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO
Planning Board - November 3, 2022
ITEM: 2 - 6 - 20
Page 2 of 4
SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE
ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD.
This determination is based, in part, on the foregoing description which includes specific coordinates, heights,
frequency(ies) and power. Any changes in coordinates, heights, and frequencies or use of greater power, except
those frequencies specified in the Colo Void Clause Coalition; Antenna System Co-Location; Voluntary Best
Practices, effective 21 Nov 2007, will void this determination. Any future construction or alteration, including
increase to heights, power, or the addition of other transmitters, requires separate notice to the FAA.This
determination includes all previously filed frequencies and power for this structure.
If construction or alteration is dismantled or destroyed, you must submit notice to the FAA within 5 days after
the construction or alteration is dismantled or destroyed.
This determination does include temporary construction equipment such as cranes, derricks, etc., which may be
used during actual construction of the structure. However, this equipment shall not exceed the overall heights as
indicated above. Equipment which has a height greater than the studied structure requires separate notice to the
FAA.
This determination concerns the effect of this structure on the safe and efficient use of navigable airspace
by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or
regulation of any Federal, State, or local government body.
A copy of this determination will be forwarded to the Federal Communications Commission (FCC) because the
structure is subject to their licensing authority.
If we can be of further assistance, please contact our office at (404) 305-6504, or dale.kimmel@faa.gov. On any
future correspondence concerning this matter, please refer to Aeronautical Study Number 2022-ASO-7222-OE.
Signature Control No: 513784749-554868478 ( DNE )
Dale Kimmel
Specialist
Attachment(s)
Frequency Data
Map(s)
cc: FCC
Planning Board - November 3, 2022
ITEM: 2 - 6 - 21
Page 3 of 4
Frequency Data for ASN 2022-ASO-7222-OE
LOW
FREQUENCY
HIGH
FREQUENCY
FREQUENCY
UNIT ERP
ERP
UNIT
6 7 GHz 55 dBW
6 7 GHz 42 dBW
10 11.7 GHz 55 dBW
10 11.7 GHz 42 dBW
17.7 19.7 GHz 55 dBW
17.7 19.7 GHz 42 dBW
21.2 23.6 GHz 55 dBW
21.2 23.6 GHz 42 dBW
614 698 MHz 1000 W
614 698 MHz 2000 W
698 806 MHz 1000 W
806 901 MHz 500 W
806 824 MHz 500 W
824 849 MHz 500 W
851 866 MHz 500 W
869 894 MHz 500 W
896 901 MHz 500 W
901 902 MHz 7 W
929 932 MHz 3500 W
930 931 MHz 3500 W
931 932 MHz 3500 W
932 932.5 MHz 17 dBW
935 940 MHz 1000 W
940 941 MHz 3500 W
1670 1675 MHz 500 W
1710 1755 MHz 500 W
1850 1910 MHz 1640 W
1850 1990 MHz 1640 W
1930 1990 MHz 1640 W
1990 2025 MHz 500 W
2110 2200 MHz 500 W
2305 2360 MHz 2000 W
2305 2310 MHz 2000 W
2345 2360 MHz 2000 W
2496 2690 MHz 500 W
Planning Board - November 3, 2022
ITEM: 2 - 6 - 22
Page 4 of 4
Sectional Map for ASN 2022-ASO-7222-OE
Planning Board - November 3, 2022
ITEM: 2 - 6 - 23
Planning Board - November 3, 2022
ITEM: 2 - 6 - 24
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
EXHIBIT E:
COVERAGE ANALYSIS
8/9/22, (4 Pages)
Planning Board - November 3, 2022
ITEM: 2 - 6 - 25
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Planning Board - November 3, 2022
ITEM: 2 - 6 - 29
BALLOON PHOTO PRESENTATION
Skyway Towers LLC
Wireless Communications Facility Balloon Tether Documentation
On October 6, 2022, Tower Engineering Professionals, Inc. (TEP), on behalf of Skyway Towers, LLC, completed a Balloon Test for a proposed 195-ft AGL (199-ft overall with appurtenances) monopole communications tower to be
located south of a portion of Plantation Road, in Wilmington, NC at latitude: N 34° 18’ 11.6634”, longitude: W 77° 49’
27.0943” (NAD 83). The site elevation is approximately 42.0 ft AMSL. On Thursday, October 6, 2022, TEP deployed
an orange, approximately 5-ft diameter, CloudbusterTM balloon at 195-ft above ground level (to top of balloon) from
approximately 1:00 p.m. to 2:30 p.m. EDT. The weather at the time of the balloon flight was clear skies, with good visibility, and approximately 79 degrees Fahrenheit with calm winds & intermittent 3 to 6 mph gusts. Photographs
were taken by Tucker Pridgen of TEP with a Nikon D3200 digital camera. Photographs were taken from numerous
public-accessible locations within a 2/3-mile radius of the proposed tower site in an attempt to depict the visibility of
the proposed tower from nearby areas.
The tower as simulated is at One Hundred and Ninety-Five Feet (195 feet in height/altitude) plus a 4 foot lightning
rod at the top. The overall height above ground at the centerline of the proposed tower facility is One Hundred and
Ninety-Nine Feet (199 feet in height/altitude).
The satellite imagery is from May, 2022.
Where the tower is not visible, a colored outline of the tower is shown to indicate the size and position of the proposed
tower.
Michael P. SaMPair’S Technical GraPhicS ServiceS
PROVIDING PROFESSIONAL SPECIALTY SERVICES TO THE TELECOMMUNICATIONS INDUSTRY
Indicates Tower
Not Visible
Shows Tower
at full specification
Page 1 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 1
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
Page 2 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 2
½ MILE
TOWER
1NV
2NV
3NV4
5
6
7
NV
NV - Not Visible
1 - Not Visible. Looking south by southwest towards site from HWY 140 (John Jay Burney Jr Fwy). (2,872 ft, 0.54 mi)
2 - Not Visible. Looking west by southwest towards site from Plantation Rd just west of Old Plantation Rd. (1,448 ft, 0.27 mi)
3 - Not Visible. Looking west by northwest from Yvonne Rd in front of Greeks Farm gate.. (3,906 ft, 0.74 mi)
4 - Looking north by northeast towards site just east of Murrayville Rd. (2,190 ft, 0.42 mi)
5 - Looking east towards site from Flushing Dr at Cameron Trace Dr. (4,072 ft, 0.77 mi)
6 - Looking southeast towards site from HWY 140 (John Jay Burney Jr Fwy) looking across Wild Magnolia Rd. (4,519 ft, 0.86 mi)
7 - Looking south by southeast towards site from Plantation Rd just east of Crooked Pine Rd. (367 ft, 0.07 mi)
NV = Not Visible
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
Page 3 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 3
½ MILE
TOWER
1NV
2NV
3NV4
5
6
7
NV
NV - Not Visible
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
Page 4 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 4
TOWER
1NV
NV-Not Visible
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 1
Page 5 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 5
TOWER
2NV
NV-Not Visible
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 2
Page 6 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 6
TOWER
3NV
NV-Not Visible
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 3
Page 7 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 7
TOWER
4
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 4
Page 8 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 8
TOWER
4
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
SIMULAtEd VIEW FRoM LoCAtIoN 4
Page 9 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 9
TOWER5
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 5
Page 10 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 10
TOWER5
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
SIMULAtEd VIEW FRoM LoCAtIoN 5
Page 11 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 11
TOWER
6 N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 6
Page 12 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 12
TOWER
6 N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
SIMULAtEd VIEW FRoM LoCAtIoN 6
Page 13 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 13
TOWER 7
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
VIEW FRoM LoCAtIoN 7
Page 14 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 14
TOWER 7
N
NC-08899, MURRAYVILLE
PLANtAtIoN RoAd
WILMINgtoN, NC
toWER SIMULAtIoNS
SIMULAtEd VIEW FRoM LoCAtIoN 7
Page 15 of 15 • revision 20221010-1748Planning Board - November 3, 2022
ITEM: 2 - 7 - 15
(NH-003)
IMPACT STUDY
Impact Study - Cell Tower
Plantation Road
Murrayville, New Hanover
County, North Carolina 28409
Type Report: Impact Study
Effective Date
October 9, 2022
Planning Board - November 3, 2022
ITEM: 2 - 8 - 1
(NH-003)
Real Prope rty Appraise rs an d Consul tants
1100 Sund ance D rive, Concord, North Carolina 28027
Telephone: 704-605-0595
October 18, 2022
Mr. Thomas H. Johnson
Attorney
Williams Mullen
301 Fayetteville Street
Suite 1700
Raleigh, NC 27601
RE: Impact Study for Proposed Telecommunications Facility located on Plantation Road,
Murrayville, New Hanover County, North Carolina.
Dear Mr. Johnson:
I have completed a study of the proposed tower. The scope of the assignment is to provide an
analysis and conclusions addressing items within my field of expertise associated with the issuance
of a special use permit for the proposed development. A special use permit includes four findings
of fact, of which two are addressed in this analysis. Details of these items are contained within this
report.
The location of the proposed tower is on a property owned by Kenneth and Eloise Parker, Sr.
according to the New Hanover County GIS. The site consists of 4.28 acres and is currently vacant.
The site is zone R15, Residential consistent with surrounding properties. The surrounding land
uses are low-density residential and agricultural. The most pertinent factor to the conclusions of
the study is the US 17 Hampstead Bypass infrastructure project that is currently under construction.
We provide details of this project in the attached study.
The impact study is intended to conform to the Uniform Standards of Professional Appraisal
Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal
Practice of the Appraisal Institute. The impact study is not an appraisal for several reasons
including but not necessarily limited to the scope of work of the study that does not include a
quantification of the impact if any in accordance with the New Hanover County criteria for the
special use permit. The impact study does employ appraisal methodologies in determining the
impact id any on adjacent or abutting properties.
The conclusions of this study are supported by the data and reasoning set forth in the attached
narrative. Your attention is invited to the Assumptions and Limiting Conditions section of this
report. The analysts certify that we have no present or contemplated future interest in the proposed
development, and that our fee for this assignment is in no way contingent upon the conclusions of
this study.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 2
Tom Johnson
October 18, 2022
Page 2
(NH-003)
EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS:
It is an extraordinary assumption of this report that the improvements as described within this
report are compliant with the appropriate ordinance including but not necessarily limited to
setbacks, landscaping, access, and other items outside our field of expertise for this assignment.
These items will be addressed as part of the application by others with expertise within the
respective fields.
It is an extraordinary assumption of this report that the proposed development will be constructed
as detailed in the report. Further, it is an assumption of the study that the proposed access will be
in accordance with all local and state regulations. Maintenance will occur through a non-exclusive
easement that we assume is a legal access. Given access will be required for the development, we
consider the assumption reasonable for the purpose and intended use of this report.
The content and conclusions of this report are intended for our client and for the specified intended
uses only. They are also subject to the assumptions and limiting conditions as well as the specific
extraordinary assumption set forth in this report.
It is our opinion that the proposed development will not substantially injure the values of adjacent
or abutting properties and that the proposed development is in harmony with the area in which it
is to be located.
Thank you for the opportunity to be of service. If you have any questions or comments, please
contact our office.
Sincerely yours,
MICHAEL P. BERKOWITZ
MPB REAL ESTATE, LLC
Planning Board - November 3, 2022
ITEM: 2 - 8 - 3
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 5 of 41
(NH-003) MPB REAL ESTATE, LLC
TABLE OF CONTENTS
SCOPE OF THE ASSIGNMENT ....................................................................................................................... 6
PREMISES OF THE STUDY ............................................................................................................................. 7
Identification of Subject..................................................................................................................................... 7
Client, Purpose, and Intended Use and Intended Users ..................................................................................... 7
Analyst ............................................................................................................................................................... 7
Property Inspection ............................................................................................................................................ 7
Extraordinary Assumptions of Report ............................................................................................................... 7
Effective Date of Study...................................................................................................................................... 8
Date of Report.................................................................................................................................................... 8
Type Report ....................................................................................................................................................... 8
Study Development and Reporting Process ....................................................................................................... 8
PROPOSED FACILITY ...................................................................................................................................... 9
Tower ................................................................................................................................................................. 9
Site Improvements ............................................................................................................................................. 9
Access .............................................................................................................................................................. 10
Location ........................................................................................................................................................... 12
SURROUNDING LAND USES ......................................................................................................................... 12
NEW HANOVER UDO ..................................................................................................................................... 13
MARKET RESEARCH ..................................................................................................................................... 16
Qualitative Analysis ......................................................................................................................................... 28
ADDENDA .......................................................................................................................................................... 31
Certification ..................................................................................................................................................... 32
Qualifications of the Analyst ........................................................................................................................... 40
Planning Board - November 3, 2022
ITEM: 2 - 8 - 4
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 6 of 41
(NH-003) MPB REAL ESTATE, LLC
SCOPE OF THE
ASSIGNMENT
In accordance with our agreement with the client, this impact
study is specific to the needs of our client as part of an
application for a special use permit to be considered by New
Hanover County Officials. Our study and the reporting of our
study is in agreement with our client as follows:
The proposed development requires a Special Use Permit. The
report is intended to address items relevant to the issuance of
a special use permit. The following ‘Findings of Fact” was
extracted from the New Hanover County Unified
Development Ordinance (UDO).
The scope of the assignment includes research of existing
towers in New Hanover County. The neighborhoods and their
surrounding developments are researched to determine
whether the proposed development, referred to as the “The
Murrayville Site”, is consistent with the location of other
towers in the area and their impact, if any, on neighborhood
development patterns and property values.
The impact study provides an analysis of the surrounding
properties. The analysis includes existing improvements,
zoning designations and likely development patterns. The
existing uses as of the effective date of this report in concert
with the market data provided are contributing factors to the
conclusions of this study.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 5
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 7 of 41
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PREMISES OF THE STUDY
Identification of Subject The Murrayville Site
Plantation Road
Murrayville, New Hanover County, NC 28409
New Hanover County Tax Parcel: R02800-004-012-001
Client, Purpose, and
Intended Use and Intended
Users
Mr. Thomas H. Johnson
Attorney
Williams Mullen
301 Fayetteville Street
Suite 1700
Raleigh, NC 27601
The client and intended user are Mr. Tom Johnson. The
intended use is as an aid to assist New Hanover County
officials in rendering a decision regarding the issuance of a
special use permit for the proposed development. The study
is not intended for any other use or users.
Analyst Michael P. Berkowitz
MPB Real Estate, LLC
1100 Sundance Drive
Concord, NC 28027
Property Inspection Michael Berkowitz inspected the property and neighborhood
surrounding the proposed development. Details of
surrounding land uses, and observations are provided
throughout the report. I also performed off site visual
inspections of several towers located in New Hanover County.
I consider the observations in the context of the market data.
They are a contributing factor to the conclusions. Photographs
of the property were taken during Mr. Berkowitz’s inspection.
Extraordinary
Assumptions of Report
It is an extraordinary assumption of this report that the
improvements as described within this report are compliant
with the appropriate ordinance including but not necessarily
limited to setbacks, landscaping, access, and other items
outside our field of expertise for this assignment. These items
Planning Board - November 3, 2022
ITEM: 2 - 8 - 6
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will be addressed as part of the application by others with
expertise within the respective fields.
It is an extraordinary assumption of this report that the
proposed development will be constructed as detailed in the
report. Further, it is an assumption of the study that the
proposed access will be in accordance with all local and state
regulations. Maintenance will occur through a non-exclusive
easement that we assume is a legal access. Given access will
be required for the development, we consider the assumption
reasonable for the purpose and intended use of this report.
These items will be addressed as part of the application by
others with expertise within the respective fields.
Should the extraordinary assumptions not exist, we reserve the
right to amend this study.
Effective Date of Study October 9, 2022
Date of Report October 18, 2022
Type Report Impact Study Report
Study Development and
Reporting Process
In preparing this study, the analyst:
Analyzes physical affects, if any, of the proposed
construction on properties in the immediate area as well as
the neighborhood;
Reviews plans for the proposed development to determine
whether it is in compliance with the New Hanover County
UDO with respect to items within my field of expertise;
Reviews site plan provided by our client with respect to
the physical characteristics of the proposed development;
Researches market data around existing cell towers in
New Hanover County to determine whether the proposed
development is consistent with other developments in the
area.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 7
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 9 of 41
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PROPOSED FACILITY
Tower Based on information provided to the analyst, the proposed
tower will consist of a 195-foot “monopole” communications
tower. The survey appears to show that access to the tower
will be provided by a proposed driveway for the property. The
following site plan shows the proposed site.
SITE PLAN
Site Improvements The site improvements include a seven-foot chain link fence
with three strands of barbed wire. The site improvements will
include a 25-foot-wide landscaping buffer. Based on our
review of the New Hanover UDO, the site improvements meet
the requirements for the development.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 8
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LANDSCAPING PLAN
Access According to the site plan, the access to the site will be via a
25-foot-wide utility/access easement extending from
Planning Board - November 3, 2022
ITEM: 2 - 8 - 9
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 11 of 41
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Plantation Road, which runs along the northern boundary of
the subject. The access road will be twelve feet wide and run
along the eastern boundary and turn into the center of the site
which will be the location of the tower. The following exhibit
was extracted from the site plan. Plantation Road is a gravel
Road that will likely be improved with the construction of the
bypass, which is under construction as of the effective date of
this study.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 10
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Location The tower will be located close to the center of the site.
According to the plans, a significant portion of the site is
identified as wetlands. We assume the proposed development
will adhere to any restrictions associat4ed with this
designation. Along the western boundary of the subject is a
proposed off ramp from the bypass, which is under
construction. The proximity of the new highway is a factor in
the conclusions of this study.
The subject has a zoning designation of R-15, Residential
District. In the New Hanover UDO, we found that this
designation is intended to insure for orderly residential
development in areas without access to municipal water and
sanitary sewer service. The majority of the properties in the
immediate area including all of the adjacent or abutting
properties have the same designation.
SURROUNDING LAND USES
The proposed development is on a 4.28-acre tract of vacant
land that is encumbered with wetlands. The location adjacent
to the off ramp for the bypass will influence future
development patterns along the corridor. Based on
information from the Hanover County GIS, all the adjacent or
abutting properties are vacant land. The absence of access to
a paved road in conjunction with the presence of wetlands are
likely the two most significant factors influencing the absence
of development in the immediate area.
As we will discuss in the following section, the scope of the
assignment is to determine whether the proposed development
is in accordance with the New Hanover County UDO
regarding the issuance of a special use permit and the
development of wireless telecommunications facilities. The
items within our field of expertise are detailed in the following
section.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 11
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 13 of 41
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NEW HANOVER UDO
As part of the assignment, I reviewed Article VI Section 63.5
of the New Hanover UDO regarding the development of
Telecommunication Facilities. I also reviewed Article VII of
the UDO regarding the findings of fact associated with the
approval or denial of a special use permit. The following was
extracted from the ordinance Section 70-7.
Item 1 – This item is outside my field of expertise.
Item 2 – It is our understanding, this will be performed and
reviewed by local officials in concert with our client.
Item 3 – The development, if completed as proposed, will not
substantially injure the value of abutting land. This is the focal
point of the remainder of the study.
Item 4 – The development, if completed as proposed, from an
appraiser’s perspective is in harmony with the area in which
it is to be located. This item is addressed in concert with the
analysis from Item 3.
Based on our review of the ordinance, the remainder of the
study focuses on adjoining or abutting properties and
potentially injurious effect of the special use on value. The
land uses for the area include vacant land. The following
analysis is based on the potential visual impact of the
proposed development on the respective abutting properties.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 12
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 14 of 41
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The following aerial provides and overview of the immediate
area.
As shown on the aerial, the adjacent or abutting properties are
vacant land. Some of the properties are heavily wooded, while
the subject and the property immediately to the east are mostly
cleared. To the southwest of the subject are a residential
development with some dwellings constructed over the past
few years.
The development of the Hampstead Bypass is in two phases
and poses the most significant influence on development
patterns in the immediate area. The project was awarded for
construction in January 2022. The interchange of the bypass
and I-140 to the north of the subject is the largest interchange
of the proposed corridor. The off ramp to I-140 from the
bypass will run along the western boundary of the subject. A
knowledgeable buyer of any property would be aware of the
infrastructure project and consider the increase in
transportation linkage in the purchase price of any property.
The following map was extracted from the NCDOT website.
Planning Board - November 3, 2022
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We will discuss property values later in the report. We
acknowledge that the proposed 195-foot tower will be visible
from the surrounding properties. The landscaping buffer will
to the extent possible screen the base of the tower from all o f
the surrounding properties.
Summary The items within our field of expertise focus on the aesthetic
impact of the proposed development. This is based on the
surrounding development patterns as detailed earlier in the
study. The limited utility of the subject and the highway under
construction are factors in the analysis.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 14
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 16 of 41
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MARKET RESEARCH
A potential issue associated with the impact of the proposed
development is on property values in the immediate vicinity
and the neighborhood. We researched towers in Wilmington
and the surrounding area and identify the development
patterns around these towers. After analyzing the market data,
we compare this information to the proposed site and the
physical characteristics and development patterns
surrounding the proposed development.
New Hanover County
Towers
During our research, we observed several towers in New
Hanover County. Most of the towers found were in
established commercial or industrial areas. Towers are
classified as comparable for a variety of reasons including but
not necessarily limited to:
Location – The proposed location is in a rural area of
the county with the most of the land being vacant.
Surrounding Developments – The surrounding
developments include vacant land with some low
density residential in the immediate area.
Construction Type/Height – The proposed tower is a
monopole tower with a proposed height of 195 feet.
For the research of towers, we rely on information from
antennasearch.com, which we consider a reliable source of
information. Our search revealed 49 towers within a three-
mile radius of Plantation Road. We excluded towers listed that
were part of electrical transmission lines, which is
inconsistent with the proposed tower. Some of the towers
were not visible during our tour of the area. We also excluded
the towers over 250 feet which require lighting. We have also
included towers researched for a previous study in
Wilmington. The following chart provides a summary of the
towers studied in the area.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 15
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 17 of 41
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After researching the towers in the area, several of the towers
are located on commercial or industrial properties. This
limited the number of towers for comparison. The towers
located in rural areas of the county did not provide adequate
quality or quantity of data to develop a credible quantitative
analysis. We did find one tower in a residential area that
provided data that can isolate the impact of an adjacent tower.
The most relevant local data is from a subdivision located off
Carolina Beach Road called Cypress Village. This
subdivision is in the construction phase. The following
provides an aerial and a PLAT of this development. The
tower, which was constructed in 1999 is located on the
adjacent property.
Tower Type Location Year Built Address Height (Feet)
Monopole Commercial 1995 4502 Park Avenue 95
Registered Institutional 2016 3310 South College Road 150
Monopole Commercial 2002 5515 Carolina Beach Road 160
Lattice Commercial/Industrial 2004 434 Raleigh Street 180
Monopole Industrial 2003 5501 Greenville Loop Road 156
Registered Institutional 2015 5591 Marvin K Mosss Lane 195
Registered Institutional NA Halyburton Memorial Parkway 140
Monopole Industrial NA River Road 199
Monopole Commercial/Residential NA Off Willowick Park Drive 170
Monopole Commercial/Industrial NA Pickard Road & Shipyard Blvd. 115
Monopole Residential/Vacant Land NA Behind Deer Hill Drive 147
Monopole Electrical NA Pine Grove Dr. & Beasley Rd. 108
Monopole Residential/Vacant Land NA Antietam Dr. & Appomattox Dr. 199
Lattice Commercial/Industrial NA Raleigh St. & Carolina Beach Dr. 200
Monopole Residential 1999 Behind Cypress Village Place 195
Slick Stick Mini-Storage NA 202 North Dow Road 150
Monopole Residential/Vacant Land 2012 225 Mabee Way 89
Monopole Residential 2016 Off Murrayville Road 170
Monopole Industrial 2006 7654 Market Street 150
Monopole Industrial 1995 8524 Market Street 180
Monopole Institutional/Residential 2013 6115 Gordon Road 163
Monopole Industrial 2019 2020 Corporate Drive 192
Monopole Industrial 1997 6819 Gordon Road 177
New Hanover County Tower Summary
Planning Board - November 3, 2022
ITEM: 2 - 8 - 16
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The following chart provides a summary of the sales in the
subdivision. The two sales highlighted in yellow are the two
lots adjacent to the tower.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 17
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 19 of 41
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The sales have been arranged by date to reflect the higher
construction costs due to supply chain issues stemming from
the pandemic. The first three sales in the subdivision included
one of the lots adjacent to the tower. Despite its proximity to
the tower, the sale was the highest in price point and price per
square foot. Based on the analysis of the market date within
Address Sale Date Sales Price SF $/SF
773 Cypress Village Place 3/1/21 285,500$ 1,982 144.05$
777 Cypress Village Place 3/1/21 261,500$ 1,692 154.55$
781 Cypress Village Place 3/1/21 291,500$ 1,827 159.55$
712 Cypress Village Place 4/15/21 295,000$ 1,982 148.84$
715 Cypress Village Place 4/21/21 289,000$ 1,834 157.58$
708 Cypress Village Place 4/27/21 296,500$ 1,982 149.60$
732 Cypress Village Place 4/29/21 259,000$ 1,310 197.71$
736 Cypress Village Place 5/4/21 269,500$ 1,703 158.25$
707 Cypress Village Place 5/21/21 323,000$ 2,379 135.77$
733 Cypress Village Place 6/11/21 327,000$ 2,379 137.45$
728 Cypress Village Place 6/17/21 298,500$ 1,982 150.61$
780 Cypress Village Place 6/24/21 257,500$ 1,284 200.55$
760 Cypress Village Place 6/30/21 293,500$ 1,982 148.08$
725 Cypress Village Place 7/2/21 315,000$ 1,923 163.81$
711 Cypress Village Place 7/23/21 305,500$ 2,048 149.17$
765 Cypress Village Place 9/3/21 290,000$ 1,863 155.66$
748 Cypress Village Place 9/9/21 289,000$ 1,982 145.81$
749 Cypress Village Place 10/7/21 288,500$ 2,002 144.11$
753 Cypress Village Place 10/7/21 286,500$ 2,062 138.94$
724 Cypress Village Place 10/25/21 329,500$ 2,366 139.26$
752 Cypress Village Place 12/3/21 291,500$ 1,680 173.51$
764 Cypress Village Place 12/29/21 270,500$ 1,358 199.19$
772 Cypress Village Place 1/7/22 262,500$ 1,345 195.17$
768 Cypress Village Place 1/12/22 278,500$ 1,358 205.08$
720 Cypress Village Place 1/14/22 298,500$ 1,886 158.27$
769 Cypress Village Place 3/15/22 278,000$ 1,692 164.30$
756 Cypress Village Place 3/17/22 301,000$ 1,850 162.70$
744 Cypress Village Place 3/31/22 299,000$ 1,702 175.68$
757 Cypress Village Place 4/26/22 292,000$ 1,692 172.58$
716 Cypress Village Place 4/29/22 298,000$ 1,886 158.01$
745 Cypress Village Place 5/5/22 348,500$ 2,240 155.58$
761 Cypress Village Place 5/20/22 304,500$ 1,982 153.63$
776 Cypress Village Place 5/26/22 268,000$ 1,345 199.26$
Cypress Village Sales Summary
Planning Board - November 3, 2022
ITEM: 2 - 8 - 18
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this subdivision, the tower does not substantially injure the
value of adjacent properties.
Given the limited data for the local towers, we provide
additional examples from studies performed in North
Carolina. These examples are provided in support of the
limited data from the local market. Given the residential
zoning of the surrounding properties, we provide examples of
residential developments with visual impact from a tower.
Other Market Data The first example is located on Woodpark Drive in High
Point, North Carolina. The monopole tower is similar to the
proposed tower. The surrounding developments are
townhomes that provide adequate quantity of data to develop
an opinion of whether this tower influences value. The
townhomes in the development have varying levels of visual
influence from the tower. The sales highlighted in yellow have
the highest level of visual influence from the tower as the
tower is located in view of their front door.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 19
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 21 of 41
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We have included this example because higher density
residential developments are prevalent along major
transportation corridors. The sales directly across the street
from the tower, shown in yellow, do not show any influence
from the tower. In fact, one sale across the street is the highest
priced sale found within the past several years. This data
provides evidence that the visual influence from the tower has
no influence on prices paid.
The second example is from a subdivision in Cornelius, North
Carolina. Victoria Bay is a waterfront community on Lake
Norman and has similar improvements. This subdivision
includes some homes with frontage on the water. We have
excluded these sales to assist in isolating the influence of the
tower if any on residential properties. The following chart
provides a summary of the sales. The sales highlighted in
yellow have visual influence from the tower. The sales
highlighted in green are for a resale of the same property.
ID Address Size SF Bedrooms Bathrooms Sale Price Price/Sq. Ft. Sale Date Deed Book Page
196643 7836 WOODPARK DR 1,264 3 2 $100,000 $79.11 7/5/2018 8065-0590
196633 7820 WOODPARK DR 1,266 3 2 $137,000 $108.21 7/27/2016 7837-2933
196634 7822 WOODPARK DR 1,266 3 2 $122,000 $96.37 5/28/2015 7704-3038
196637 7828 WOODPARK DR 1,266 3 2 $114,000 $90.05 8/22/2014 7626-0825
196644 7846 WOODPARK DR 1,264 3 2 $135,000 $106.80 10/5/2017 7982-1602
196645 7844 WOODPARK DR 1,152 2 2 $98,000 $85.07 7/23/2014 7617-0256
196645 7844 WOODPARK DR 1,152 2 2 $104,500 $90.71 8/12/2016 7844-0746
196652 7871 WOODPARK DR 1,264 3 2 $115,000 $90.98 10/14/2014 7641-1701
196656 7859 WOODPARK DR 1,264 3 2 $125,000 $98.89 4/13/2017 7923-1098
196658 7855 WOODPARK DR 1,264 3 2 $106,000 $83.86 5/14/2015 7700-2575
Castle Pines at Hickswood Townhomes
Planning Board - November 3, 2022
ITEM: 2 - 8 - 20
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The sales shown have an average price per square foot of
$132.11. Three of the four sales with visual influence from the
tower are above the average. Six of the sales in the data set
were of the same model. Three of the sales have visual
influence from the tower. The prices paid per square foot are
comparable. The indication from the market is that the visual
Parcel # Street Address Sales Date Size (SF) $/SF Sales Price
003-381-44 19911 Marina Village Dr. April 13, 2018 1,620 138.27$ 224,000$
003-381-40 18505 Victoria Bay Dr. November 13, 2018 1,620 155.86$ 252,500$
003-381-30 18526 Victoria Bay Dr. July 1, 2020 2,219 145.11$ 322,000$
003-381-62 18611 Victoria Bay Dr. November 16, 2018 1,620 146.91$ 238,000$
003-381-65 18623 Victoria Bay Dr. February 28, 2018 1,620 139.51$ 226,000$
003-381-66 18627 Victoria Bay Dr. October 18, 2018 1,620 151.23$ 245,000$
003-381-25 18624 Victoria Bay Dr. November 20, 2018 2,052 119.40$ 245,000$
003-381-14 20030 Coral Cove Ct. January 11, 2018 1,620 134.57$ 218,000$
003-382-02 18122 Bluff Inlet Rd. June 19, 2020 2,071 153.31$ 317,500$
003-195-09 18111 Bluff Inlet Rd. May 18, 2018 2,052 121.83$ 250,000$
003-195-06 18021 Bluff Inlet Rd. July 16, 2018 2,012 136.68$ 275,000$
003-195-01 18001 Bluff Inlet Rd. April 17, 2020 1,645 151.98$ 250,000$
003-196-23 20815 Brinkley St. June 17, 2020 2,610 128.35$ 335,000$
003-196-12 18208 Harbor Mist Rd. February 23, 2018 2,709 108.90$ 295,000$
003-196-12 18208 Harbor Mist Rd. August 3, 2018 2,709 124.03$ 336,000$
003-196-36 20933 Brinkley St. September 7, 2018 2,528 128.56$ 325,000$
003-194-57 20102 Beard St. August 21, 2020 2,386 155.07$ 370,000$
003-195-59 20115 Beard St. September 4, 2018 2,263 124.61$ 282,000$
003-194-51 20914 Brinkley St. December 27, 2018 2,609 109.62$ 286,000$
003-194-25 18307 Victoria Bay Dr. February 21, 2018 2,332 125.21$ 292,000$
003-194-26 18311 Victoria Bay Dr. September 21, 2018 2,582 114.25$ 295,000$
003-194-25 18327 Victoria Bay Dr. January 24, 2018 2,609 105.40$ 275,000$
003-194-34 18409 Victoria Bay Dr. August 13, 2018 2,655 119.77$ 318,000$
Victoria Bay
Planning Board - November 3, 2022
ITEM: 2 - 8 - 21
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impact from the tower does not adversely impact property
values in Victoria Bay.
The next tower with adequate data is a lattice tower located at
2517 Providence Road in Weddington, North Carolina.
Typically, we would not include this tower because of its
construction type and taller size. This tower as shown on the
photograph poses a significantly higher visual impact on the
subdivision to the north, Inverness at Providence Road. The
following chart provides a summary of market data for homes
in the subdivision. The sales highlighted in yellow have
significant visual impact from the tower. The sales
highlighted in green are resales of the same property to reflect
the appreciating market.
Parcel Number Book & Page Acreage Address Sale Amount Sale Date Year Built SF $/SF Parcel Number Book & Page Acreage Address Sale Amount Sale Date Year Built SF $/SF
6159379 7154 747 0.32 104 SOMERLED WAY 508,500$ 5/11/2018 2018 3,479 146.16$ 6159445 7736 0391 0.36 309 SOMERLED WAY 525,000$ 7/15/2020 2016 3,893 134.86$ 6159380 7145 188 0.37 108 SOMERLED WAY 471,000$ 4/27/2018 2017 3,859 122.05$ 6159446 6781 278 0.38 313 SOMERLED WAY 557,000$ 9/28/2016 2016 4,339 128.37$
6159381 7146 402 0.4 112 SOMERLED WAY 438,500$ 4/30/2018 2017 3,248 135.01$ 6159447 7120 362 0.32 317 SOMERLED WAY 534,500$ 3/19/2018 2017 4,291 124.56$
6159382 7172 333 0.4 113 SOMERLED WAY 559,000$ 6/8/2018 2015 3,921 142.57$ 6159448 7225 798 0.25 321 SOMERLED WAY 490,000$ 8/29/2018 2018 3,788 129.36$
6159383 7219 178 0.24 117 SOMERLED WAY 520,000$ 8/20/2018 2015 3,243 160.35$ 6159449 7244 446 0.25 325 SOMERLED WAY 472,500$ 10/1/2018 2018 4,225 111.83$ 6159384 7244 560 0.24 121 SOMERLED WAY 514,000$ 10/1/2018 2018 4,354 118.05$ 6159450 7536 0594 0.25 329 SOMERLED WAY 542,500$ 12/10/2019 2016 3,824 141.87$
6159385 7942 0230 0.24 125 SOMERLED WAY 550,000$ 1/4/2021 2018 3,248 169.33$ 6159451 6967 230 0.25 333 SOMERLED WAY 540,000$ 7/5/2017 2016 4,556 118.53$
6159386 6719 319 0.26 129 SOMERLED WAY 503,500$ 7/12/2016 2015 3,921 128.41$ 6159452 7219 017 0.27 337 SOMERLED WAY 455,000$ 8/17/2018 2018 3,248 140.09$
6159387 6546 130 0.27 201 SOMERLED WAY 486,000$ 10/12/2015 2015 3,942 123.29$ 6159453 7147 488 0.32 341 SOMERLED WAY 483,000$ 5/1/2018 2017 3,892 124.10$
6159388 6699 852 0.25 205 SOMERLED WAY 453,000$ 6/16/2016 2016 3,245 139.60$ 6159454 7144 410 0.33 345 SOMERLED WAY 491,500$ 4/26/2018 2017 3,248 151.32$ 6159389 6822 104 0.25 209 SOMERLED WAY 491,000$ 11/18/2016 2015 3,900 125.90$ 6159455 7684 0116 0.32 349 SOMERLED WAY 525,000$ 5/29/2020 2016 3,415 153.73$
6159390 6825 072 0.25 213 SOMERLED WAY 471,000$ 11/22/2016 2015 3,756 125.40$ 6159458 6885 265 0.353 105 BARCLAY DR 467,000$ 3/1/2017 2016 3,646 128.09$
6159391 6633 228 0.3 217 SOMERLED WAY 478,000$ 3/16/2016 2015 3,868 123.58$ 6159459 6880 725 0.342 109 BARCLAY DR 528,500$ 2/22/2017 2016 3,173 166.56$
6159392 6950 743 0.242 317 BARCLAY DR 668,500$ 6/12/2017 2016 6,507 102.74$ 6159460 6940 081 0.317 113 BARCLAY DR 518,000$ 5/26/2017 2017 4,291 120.72$
6159393 6851 790 0.27 321 BARCLAY DR 502,500$ 12/29/2016 2016 3,897 128.95$ 6159461 7047 708 0.358 117 BARCLAY DR 417,500$ 11/3/2017 2017 3,160 132.12$ 6159394 6645 149 0.35 325 BARCLAY DR 495,500$ 4/1/2016 2015 3,892 127.31$ 6159462 6920 777 0.305 121 BARCLAY DR 571,000$ 4/27/2017 2017 4,775 119.58$
6159396 6670 745 0.23 333 BARCLAY DR 491,500$ 5/9/2016 2016 3,892 126.28$ 6159463 7429 307 0.25 125 BARCLAY DR 588,000$ 7/31/2019 2018 3,892 151.08$
6159397 6712 081 0.23 337 BARCLAY DR 391,500$ 6/30/2016 2016 3,180 123.11$ 6159463 7224 607 0.25 125 BARCLAY DR 572,000$ 8/28/2018 2018 3,892 146.97$
6159398 6823 029 0.28 341 BARCLAY DR 458,500$ 11/18/2016 2016 3,186 143.91$ 6159464 7122 746 0.271 129 BARCLAY DR 526,500$ 3/22/2018 2017 5,874 89.63$
6159399 7086 853 0.29 2905 MERRYVALE WAY 545,000$ 1/12/2018 2016 4,222 129.09$ 6159466 7488 0001 0.274 137 BARCLAY DR 570,000$ 10/11/2019 2017 4,560 125.00$
6159400 6846 365 0.29 2909 MERRYVALE WAY 538,000$ 12/21/2016 2016 4,434 121.34$ 6159467 6921 598 0.274 141 BARCLAY DR 452,000$ 4/28/2017 2017 3,426 131.93$
6159401 6659 509 0.31 2913 MERRYVALE WAY 459,000$ 4/25/2016 2016 3,245 141.45$ 6159468 7397 0704 0.25 145 BARCLAY DR 521,000$ 6/21/2019 2017 3,763 138.45$ 6159402 6655 785 0.38 2917 MERRYVALE WAY 507,000$ 4/19/2016 2015 3,868 131.08$ 6159469 7032 212 0.25 149 BARCLAY DR 458,000$ 10/11/2017 2017 3,167 144.62$
6159403 6782 657 0.39 2920 MERRYVALE WAY 553,500$ 9/29/2016 2016 4,339 127.56$ 6159470 7223 321 0.25 153 BARCLAY DR 486,500$ 8/24/2018 2018 4,260 114.20$
6159404 6853 642 0.36 2916 MERRYVALE WAY 545,000$ 12/30/2016 2016 4,516 120.68$ 6159471 7244 507 0.25 157 BARCLAY DR 545,500$ 10/1/2018 2018 4,310 126.57$
6159405 6640 381 0.28 2912 MERRYVALE WAY 452,000$ 3/28/2016 2015 3,884 116.37$ 6159472 7243 553 0.25 161 BARCLAY DR 469,500$ 9/28/2018 2018 3,666 128.07$
6159406 6590 757 0.29 2908 MERRYVALE WAY 452,500$ 12/28/2015 2015 3,909 115.76$ 6159473 7237 611 0.25 165 BARCLAY DR 468,000$ 9/20/2018 2018 3,889 120.34$ 6159407 6591 307 0.29 2904 MERRYVALE WAY 448,000$ 12/28/2015 2015 3,892 115.11$ 6159474 7177 736 0.25 169 BARCLAY DR 511,500$ 6/18/2018 2018 3,822 133.83$
6159408 6591 474 0.33 2900 MERRYVALE WAY 451,000$ 12/29/2015 2015 3,868 116.60$ 6159475 7237 408 0.25 173 BARCLAY DR 480,000$ 9/20/2018 2018 3,892 123.33$
6159409 6690 738 0.29 2808 MERRYVALE WAY 419,000$ 6/3/2016 2016 3,245 129.12$ 6159476 7778 110 0.25 177 BARCLAY DR 530,000$ 8/19/2020 2018 3,559 148.92$ 6159410 6643 595 0.32 2804 MERRYVALE WAY 513,000$ 3/31/2016 2015 3,756 136.58$ 6159476 7235 595 0.25 177 BARCLAY DR 489,000$ 9/18/2018 2018 3,559 137.40$
6159411 7150 630 0.25 120 SOMERLED WAY 456,000$ 5/4/2018 2017 3,559 128.13$ 6159477 7775 473 0.298 181 BARCLAY DR 585,000$ 8/17/2020 2018 3,788 154.44$
6159412 6688 409 0.24 124 SOMERLED WAY 432,000$ 6/1/2016 2015 3,106 139.09$ 6159477 7227 402 0.298 181 BARCLAY DR 529,500$ 8/31/2018 2018 3,788 139.78$
6159413 7273 540 0.29 128 SOMERLED WAY 505,000$ 11/26/2018 2015 3,892 129.75$ 6159478 7243 069 0.287 185 BARCLAY DR 430,000$ 9/28/2018 2018 3,248 132.39$
6159414 6959 391 0.28 200 SOMERLED WAY 459,000$ 6/26/2017 2017 3,701 124.02$ 6159479 7202 403 0.287 189 BARCLAY DR 534,000$ 7/24/2018 2018 3,274 163.10$
6159415 6608 661 0.25 204 SOMERLED WAY 419,000$ 2/1/2016 2015 3,868 108.32$ 6159480 7437 393 0.287 193 BARCLAY DR 549,000$ 8/12/2019 2017 3,592 152.84$ 6159416 6731 757 0.25 208 SOMERLED WAY 467,500$ 7/28/2016 2016 3,890 120.18$ 6159480 7110 539 0.287 193 BARCLAY DR 520,000$ 2/28/2018 2017 3,592 144.77$
6159417 6757 188 0.25 212 SOMERLED WAY 456,500$ 8/30/2016 2016 3,881 117.62$ 6159481 7077 103 0.287 197 BARCLAY DR 621,500$ 12/22/2017 2017 6,158 100.93$
6159419 7045 313 0.3 220 SOMERLED WAY 460,000$ 10/31/2017 2016 3,173 144.97$ 6159482 7917 0532 0.295 201 BARCLAY DR 530,000$ 12/11/2020 2017 3,260 162.58$
6159420 6868 158 0.27 328 BARCLAY DR 529,500$ 1/31/2017 2016 4,340 122.00$ 6159483 7040 873 0.29 205 BARCLAY DR 462,000$ 10/25/2017 2017 3,900 118.46$ 6159421 6971 136 0.25 332 BARCLAY DR 466,000$ 7/12/2017 2017 3,833 121.58$ 6159484 7079 604 0.267 209 BARCLAY DR 521,000$ 12/29/2017 2017 3,806 136.89$
6159422 7204 509 0.25 336 BARCLAY DR 530,000$ 7/27/2018 2016 4,339 122.15$ 6159485 7042 866 0.283 213 BARCLAY DR 430,500$ 10/27/2017 2017 3,173 135.68$
6159423 6725 875 0.42 340 BARCLAY DR 533,000$ 7/21/2016 2016 3,892 136.95$ 6159486 7003 282 0.371 200 BARCLAY DR 558,500$ 8/28/2017 2017 4,531 123.26$
6159424 7242 439 0.33 301 SOMERLED WAY 500,000$ 9/27/2018 2016 4,310 116.01$ 6159487 6959 514 0.324 188 BARCLAY DR 488,500$ 6/26/2017 2017 3,911 124.90$
6159425 6842 058 0.32 305 SOMERLED WAY 433,500$ 12/16/2016 2016 3,173 136.62$ 6159488 6985 188 0.333 180 BARCLAY DR 552,000$ 7/31/2017 2017 4,541 121.56$ 6159433 7224 094 0.3 301 BARCLAY DR 455,500$ 8/27/2018 2018 3,479 130.93$ 6159489 7091 878 0.254 172 BARCLAY DR 495,500$ 1/24/2018 2017 3,274 151.34$
6159434 6825 757 0.27 305 BARCLAY DR 644,500$ 11/22/2016 2016 5,830 110.55$ 6159490 7205 416 0.25 168 BARCLAY DR 503,500$ 7/30/2018 2018 4,310 116.82$
6159435 6825 096 0.28 309 BARCLAY DR 632,000$ 11/22/2016 2016 5,954 106.15$ 6159491 7066 746 0.25 164 BARCLAY DR 482,000$ 12/7/2017 2017 4,211 114.46$
6159436 6744 188 0.33 313 BARCLAY DR 534,500$ 8/15/2016 2016 3,868 138.19$ 6159492 7073 062 0.25 160 BARCLAY DR 477,500$ 12/18/2017 2017 3,912 122.06$
6159437 7147 247 0.28 308 SOMERLED WAY 464,500$ 4/30/2018 2016 3,879 119.75$ 6159493 7546 349 0.25 156 BARCLAY DR 521,000$ 12/20/2019 2017 3,248 160.41$ 6159438 6660 854 0.25 316 SOMERLED WAY 465,500$ 4/26/2016 2016 3,890 119.67$ 6159493 7140 614 0.25 156 BARCLAY DR 514,500$ 4/20/2018 2017 3,248 158.41$
6159439 6693 863 0.24 320 SOMERLED WAY 448,000$ 6/8/2016 2016 3,868 115.82$ 6159494 6982 514 0.25 152 BARCLAY DR 506,000$ 7/27/2017 2017 4,566 110.82$
6159440 7232 454 0.24 324 SOMERLED WAY 533,000$ 9/10/2018 2016 3,756 141.91$ 6159495 7139 083 0.25 148 BARCLAY DR 470,000$ 4/18/2018 2017 3,883 121.04$
6159441 6693 353 0.24 328 SOMERLED WAY 495,000$ 6/8/2016 2016 3,408 145.25$ 6159496 7067 001 0.25 144 BARCLAY DR 500,000$ 12/7/2017 2017 4,311 115.98$ 6159442 6653 116 0.24 332 SOMERLED WAY 452,500$ 4/14/2016 2015 3,890 116.32$ 6159497 6885 172 0.307 140 BARCLAY DR 473,000$ 2/28/2017 2016 3,918 120.72$ 6159443 6712 158 0.29 340 SOMERLED WAY 456,500$ 7/1/2016 2016 3,245 140.68$ 6159498 7078 310 0.304 132 BARCLAY DR 429,500$ 12/27/2017 2017 3,164 135.75$
6159444 7833 0099 0.27 348 SOMERLED WAY 595,000$ 10/2/2020 2016 3,196 186.17$ 6159499 6867 900 0.25 124 BARCLAY DR 439,500$ 1/30/2017 2016 3,866 113.68$
6159500 6931 427 0.458 116 BARCLAY DR 581,000$ 5/12/2017 2017 4,331 134.15$
Inverness Subdivision Sales
Planning Board - November 3, 2022
ITEM: 2 - 8 - 22
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 24 of 41
(NH-003) MPB REAL ESTATE, LLC
The most significant factor in the analysis of the data is the
date of sale. The housing shortage has shown a spike in prices
paid. The price point for these homes averages approximately
$500,000. The sales prices for the houses with visual
influence from the tower range from $448,000 to $553,500
which is consistent with the sales of homes without a visual
influence despite their older sale date. The price per square
foot for the impacted houses ranges from $115.11 to $141.45
per square foot. Again, the rates bookend the median and
averages for the neighborhood. The indication from the
analysis is that the presence of a cell tower posing a higher
level of visual impact with a light did not significantly impact
the value of properties.
The Vickery subdivision located in Waxhaw, North Carolina
has a cell tower just north of the lots at the terminus of Vickery
Drive. This tower has a comparable distance to adjacent
improvements. The vegetative buffer is comparable to the
proposed tower. The analysis for those properties closest to
the tower are compared to those within the remainder of the
subdivision. The following chart provides sales within the
Size Sale Price $/SF
Minimum 3,106 391,500$ 89.63$
Maximum 6,507 668,500$ 186.17$
Average 3,894 501,287$ 130.65$
Median 3,879 495,500$ 128.09$
Inverness Summary
Planning Board - November 3, 2022
ITEM: 2 - 8 - 23
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 25 of 41
(NH-003) MPB REAL ESTATE, LLC
subdivision with the properties closest to the tower
highlighted in yellow.
Parcel Number
Book &
Page Acreage Address Sale Amount Size SFD (SF) Price/SF Sale Date
Assessed
Value
% of
Assessed
Value Year Built
7075300 6775 248 0.474 1209 VICKERY DR 474,000$ 4,032 117.56$ 9/21/2016 387,500$ 122% 2016
7075301 6775 389 0.584 1215 VICKERY DR 467,000$ 4,224 110.56$ 9/21/2016 398,200$ 117% 2016
7075299 6778 636 0.481 1205 VICKERY DR 447,000$ 3,453 129.45$ 9/26/2016 358,100$ 125% 2016
7075302 6781 324 0.472 1305 VICKERY DR 429,900$ 3,011 142.78$ 9/28/2016 366,300$ 117% 2016
7075308 6782 602 0.486 1416 VICKERY DR 404,000$ 3,427 117.89$ 9/29/2016 344,300$ 117% 2016
7075305 6785 056 0.46 1415 VICKERY DR 438,000$ 3,789 115.60$ 9/30/2016 380,200$ 115% 2016
7075304 6786 509 0.501 1407 VICKERY DR 390,000$ 2,922 133.47$ 10/4/2016 316,900$ 123% 2016
7075315 6800 627 0.608 1300 VICKERY DR 436,500$ 3,073 142.04$ 10/21/2016 340,200$ 128% 2016
7075310 6802 034 0.565 1408 VICKERY DR 495,500$ 4,032 122.89$ 10/24/2016 387,300$ 128% 2016
7075309 6807 378 0.53 1412 VICKERY DR 508,815$ 3,865 131.65$ 10/28/2016 406,700$ 125% 2016
7075303 6807 603 0.466 1401 VICKERY DR 435,000$ 3,571 121.81$ 10/31/2016 362,400$ 120% 2016
7075298 6835 577 0.514 1201 VICKERY DR 480,705$ 3,956 121.51$ 12/7/2016 388,200$ 124% 2016
7075314 6843 242 0.498 1304 VICKERY DR 464,900$ 3,850 120.75$ 12/16/2016 375,900$ 124% 2016
7075307 6843 367 0.466 1423 VICKERY DR 470,000$ 3,672 128.00$ 12/19/2016 362,500$ 130% 2016
7075326 6844 281 0.463 2023 DONOVAN DR 450,500$ 2,922 154.18$ 12/19/2016 324,100$ 139% 2016
7075330 6847 478 0.529 2028 DONOVAN DR 438,500$ 3,642 120.40$ 12/22/2016 355,500$ 123% 2016
7075335 6848 787 0.504 2011 CHALET LN 475,207$ 3,672 129.41$ 12/27/2016 363,700$ 131% 2016
7075331 6848 807 0.473 2024 DONOVAN DR 492,000$ 4,832 101.82$ 12/27/2016 420,500$ 117% 2016
7075332 6851 725 0.461 2018 DONOVAN DR 454,348$ 3,594 126.42$ 12/29/2016 358,800$ 127% 2016
7075312 6851 804 0.542 1402 VICKERY DR 417,000$ 3,037 137.31$ 12/29/2016 338,500$ 123% 2016
7075325 6859 111 0.463 2019 DONOVAN DR 462,500$ 3,037 152.29$ 1/13/2017 338,900$ 136% 2016
7075317 6862 313 0.496 1110 VICKERY DR 448,836$ 3,644 123.17$ 1/19/2017 376,500$ 119% 2016
7075313 6880 472 0.497 1308 VICKERY DR 476,853$ 4,102 116.25$ 2/22/2017 395,100$ 121% 2016
7075350 6882 808 0.483 1004 KARA CT 459,050$ 3,430 133.83$ 2/24/2017 344,000$ 133% 2016
7075311 6883 380 0.513 1406 VICKERY DR 499,900$ 4,240 117.90$ 2/27/2017 406,500$ 123% 2016
7075338 6886 457 0.537 3021 CHALET LN 506,000$ 3,803 133.05$ 3/2/2017 369,800$ 137% 2016
7075337 6891 603 0.531 3015 CHALET LN 442,890$ 3,036 145.88$ 3/10/2017 323,500$ 137% 2016
7075333 6892 523 0.473 2012 DONOVAN DR 494,990$ 3,777 131.05$ 3/13/2017 382,500$ 129% 2016
7075345 6894 492 0.534 3000 CHALET LN 432,000$ 3,109 138.95$ 3/16/2017 336,300$ 128% 2016
7075306 6896 071 0.462 1419 VICKERY DR 455,800$ 3,488 130.68$ 3/20/2017 366,600$ 124% 2016
7075334 6903 497 0.567 2002 DONOVAN DR 469,900$ 3,430 137.00$ 3/30/2017 359,100$ 131% 2016
7075336 6928 229 0.521 3003 CHALET LN 558,582$ 4,258 131.18$ 5/9/2017 403,700$ 138% 2017
7075343 6934 030 0.544 3012 CHALET LN 502,000$ 3,646 137.69$ 5/18/2017 366,500$ 137% 2017
7075348 6943 103 0.473 1016 KARA CT 498,677$ 3,609 138.18$ 5/31/2017 366,200$ 136% 2017
7075344 6948 415 0.56 3008 CHALET LN 512,900$ 4,059 126.36$ 6/8/2017 408,800$ 125% 2016
7075322 6954 471 0.516 2005 DONOVAN DR 512,000$ 3,910 130.95$ 6/16/2017 388,900$ 132% 2017
7075341 6955 571 0.53 3024 CHALET LN 499,900$ 4,085 122.37$ 6/19/2017 395,600$ 126% 2017
7075340 6957 267 0.482 3030 CHALET LN 465,335$ 3,462 134.41$ 6/21/2017 353,700$ 132% 2017
7075349 6961 836 0.492 1010 KARA CT 493,500$ 4,102 120.31$ 6/28/2017 395,100$ 125% 2017
7075297 6961 627 0.509 1109 VICKERY DR 470,049$ 3,413 137.72$ 6/28/2017 358,800$ 131% 2017
7075347 6962 872 0.579 1020 KARA CT 507,500$ 3,885 130.63$ 6/29/2017 371,900$ 136% 2017
7075351 6964 408 0.476 1002 KARA CT 440,000$ 3,528 124.72$ 6/30/2017 353,200$ 125% 2016
7075316 6965 130 0.568 1210 VICKERY DR 449,900$ 3,528 127.52$ 6/30/2017 353,400$ 127% 2016
7075346 6978 225 0.567 1005 KARA CT 528,250$ 3,913 135.00$ 7/21/2017 390,200$ 135% 2017
7075329 7020 463 0.541 2032 DONOVAN DR 457,400$ 3,000 152.47$ 9/22/2017 341,200$ 134% 2017
7075323 7029 563 0.505 2009 DONOVAN DR 469,500$ 3,074 152.73$ 10/6/2017 342,000$ 137% 2017
7075328 7043 656 0.613 2027 DONOVAN DR 513,500$ 3,963 129.57$ 10/30/2017 391,400$ 131% 2017
7075339 7043 673 0.548 3031 CHALET LN 443,000$ 3,074 144.11$ 10/30/2017 333,800$ 133% 2017
7075324 7064 691 0.512 2015 DONOVAN DR 471,085$ 3,609 130.53$ 12/4/2017 353,900$ 133% 2017
7075342 7072 416 0.525 3018 CHALET LN 495,000$ 3,777 131.06$ 12/15/2017 382,300$ 129% 2017
7075327 7133 380 0.467 2025 DONOVAN DR 509,000$ 3,735 136.28$ 4/9/2018 362,500$ 140% 2016
Planning Board - November 3, 2022
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IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 26 of 41
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For the analysis, we used several units of comparison. The
price point for the properties closest to the tower are within
the range of the rest of the subdivision. While one sale is on
the lower end of the range another is on the upper end of the
range indicating that the proximity to the cell tower does not
influence the price point. We also looked at the price per
square foot. Again, the sales in proximity to the tower were
consistent with nominal variances with other properties in the
subdivision. We also compared the sales prices to the assessed
values of the properties. Again, this comparison yielded the
same results that the market and prices paid for properties in
proximity to the tower were not impacted by the tower.
The next tower found is located southeast of the Prestwick
subdivision in Charlotte, North Carolina. The following aerial
shows the tower to the southeast of the subdivision.
Planning Board - November 3, 2022
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IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 27 of 41
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The tower is a monopole tower with some trees between the
tower and the residential properties within Prestwick. The
following chart provides a summary of sales within the
subdivision with the properties highlighted in yellow having
some level of visual influence from the tower.
Despite consideration of adjustments to the data set for a
variety of physical and market variances, the single-family
dwelling with the highest level of visual impact from the
tower lies within the range of the data set presented. This
analysis indicates that the visual impact of this tower does not
substantially impact property values of residential properties.
Other potential impacts to the surrounding area include noise,
traffic, and lighting. The operation of a cell tower is
essentially silent and would not influence the surrounding
Parcel Number Book & Page Acreage Address Sale Amount Size SFD (SF) Price/SF Sale Date Assessed Value
% of
Assessed
Value Year Built
7135197 6730 543 0.16 5810 PARKSTONE DR $247,000 3,288 $75.12 7/26/2016 $246,000 100% 2006
7135211 7011 590 0.15 5807 PARKSTONE DR $260,000 2,844 $91.42 9/8/2017 $224,100 116% 2006
7135214 6918 096 0.14 5801 PARKSTONE DR $245,000 2,744 $89.29 4/24/2017 $217,400 113% 2006
7135218 6991 886 0.16 5717 PARKSTONE DR $271,000 2,732 $99.19 8/10/2017 $218,500 124% 2006
7135221 6636 021 0.17 5707 PARKSTONE DR $250,000 2,744 $91.11 3/21/2016 $220,300 113% 2006
7135228 6728 324 0.17 5706 PARKSTONE DR $242,000 2,652 $91.25 7/25/2016 $212,300 114% 2006
7135238 6756 020 0.18 3107 ROYAL TROON LN $260,000 2,744 $94.75 8/29/2016 $217,500 120% 2006
7135243 7228 074 0.14 3005 ROYAL TROON LN $235,000 1,956 $120.14 8/31/2018 $179,400 131% 2006
7135190 7192 422 0.14 5704 FALKIRK LN $274,000 2,856 $95.94 7/10/2018 $223,600 123% 2006
7135193 7228 475 0.15 5800 PARKSTONE DR $287,500 3,026 $95.01 8/31/2018 $233,600 123% 2006
7135196 7154 843 0.16 5808 PARKSTONE DR $256,000 2,744 $93.29 5/11/2018 $219,900 116% 2006
7135198 6903 572 0.16 5812 PARKSTONE DR $262,000 2,744 $95.48 3/30/2017 $217,500 120% 2006
7135213 7199 856 0.14 5803 PARKSTONE DR $277,000 2,732 $101.39 7/20/2018 $218,700 127% 2006
7135215 6985 085 0.14 5723 PARKSTONE DR $245,000 3,268 $74.97 7/31/2017 $244,300 100% 2006
7135232 6890 100 0.17 5714 PARKSTONE DR $238,000 1,794 $132.66 3/8/2017 $176,700 135% 2006
7135239 6820 854 0.18 3105 ROYAL TROON DR $260,000 2,732 $95.17 11/16/2016 $225,700 115% 2006
7135279 7257 886 0.14 5911 PARKSTONE DR $211,000 2,654 $79.50 10/25/2018 $213,200 99% 2007
7135284 7231 065 0.16 5901 PARKSTONE DR $278,000 2,983 $93.19 9/6/2018 $231,100 120% 2007
7135201 7002 308 0.18 5818 PARKSTONE DR $260,000 2,837 $91.65 8/25/2017 $224,700 116% 2007
7135256 6773 258 0.14 5708 FALKIRK LN $232,500 2,104 $110.50 9/19/2016 $192,700 121% 2007
7135273 7232 509 0.15 5910 PARKSTONE DR $273,000 3,075 $88.78 9/10/2018 $235,100 116% 2007
7135283 6943 153 0.16 5903 PARKSTONE DR $255,000 2,654 $96.08 5/31/2017 $212,500 120% 2007
Planning Board - November 3, 2022
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IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 28 of 41
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developments. The additional traffic caused by the proposed
development includes two to three trips a month for routine
maintenance. Any increases in traffic are considered nominal
and does not impact the abutting properties. One of the
examples includes a lit tower with lattice construction posing
a significantly higher visual impact than the proposed tower.
Conclusions The market activity around cell towers indicates that the
visual impact of the proposed tower is not reflected in the
prices paid. In other words, if I were to appraise any of the
abutting properties of the proposed development, the market
data does not support any adjustments for the visual impact of
the tower. Therefore, I conclude that the proposed
development of a wireless telecommunications facility will
not substantially injure the value of abutting properties.
Qualitative Analysis In addition to the market activity for existing towers, we also
consider the surrounding developments for the subject. The
question posed for this study is “would the development of the
wireless facility warrant a downward adjustment to
neighborhood properties?” The information from the previous
analysis indicates that there is no empirical evidence to
support a quantitative adjustment. The following analysis is
intended to determine whether a qualitative adjustment is
warranted.
Subject Neighborhood When considering qualitative adjustments in an appraisal, the
appraiser must consider all factors that could contribute to an
adjustment. The aesthetics and location of the proposed
development as well as the existing developments are a factor
in developing our opinion. The factors considered in
developing our opinion include but are not necessarily limited
to:
The market has not shown a detrimental impact on
development patterns in areas with visual influence
from a wireless facility.
Planning Board - November 3, 2022
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(NH-003) MPB REAL ESTATE, LLC
The tower will be adjacent to the new bypass currently
under construction. The bypass represents a higher
level of impact than the proposed tower.
Many of the properties in the area are classified as
wetlands that limits the development possibilities.
All these factors would contribute to the aesthetic appeal and
a hypothetical valuation of properties in the neighborhood.
The multitude of factors indicates that multicollinearity for
aesthetics exists. Multicollinearity arises when multiple items
correlate with each other. The multiple factors can cause a
distortion of the impact of any of the factors individually
without consideration for all the factors that contribute to the
common issue. The external influence of the bypass is an
external influence that supersedes the impact of the tower.
The following provides a summary of our conclusions
regarding the items for a special use permit. We reiterate these
items for reference purposes.
Item 3 Cell towers are essentially silent and would not interfere with
the use and enjoyment of properties in the area. The existing
traffic for Plantation Road would increase nominally because
of the proposed tower. The influence of the bypass is
significantly larger than the proposed tower. Based on the
market data presented and the siting of the proposed tower
adjacent to the bypass, we conclude that the proposed tower
will not substantially injure the value of adjacent or abutting
properties.
Planning Board - November 3, 2022
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Item 4 We conclude that the proposed development will be in
harmony with the area. Throughout New Hanover County and
North Carolina, the presence of cell towers along major
transportation routes is common. The transformation of the
corridor will occur with increased transportation linkage.
While the area is mostly vacant and includes wetlands, the
development patterns of the area are likely to include
residential development. As shown throughout this study, the
development of a cell tower is common and harmonious with
this likely future development pattern.
Therefore, it is our opinion that the proposed development in
accordance with the proposed conditions will not substantially
injure the value of adjacent or abutting properties. The
external influence of the bypass is significantly higher than
the proposed tower. It is my opinion that the proposed
development will not substantially detract from the aesthetics
or character of the neighborhood because of its location
adjacent to the highway.
Michael P. Berkowitz
Planning Board - November 3, 2022
ITEM: 2 - 8 - 29
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ADDENDA
Planning Board - November 3, 2022
ITEM: 2 - 8 - 30
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 32 of 41
(NH-003) MPB REAL ESTATE, LLC
Certification
Planning Board - November 3, 2022
ITEM: 2 - 8 - 31
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 33 of 41
(NH-003) MPB REAL ESTATE, LLC
CERTIFICATION OF THE ANALYST
I, Michael P. Berkowitz, certify that, to the best of my knowledge and belief,
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions and are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report and no
personal interest with respect to the parties involved.
4. I have performed no services, as an appraiser or in any other capacity, regarding the property
that is the subject of this report within the three-year period immediately preceding acceptance
of this assignment.
5. I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
6. My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
7. My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this study.
8. The reported analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
9. The use of this report is subject to the requirements of the Appraisal Institute relating to review
by its duly authorized representatives.
10. I have made a personal inspection of the property that is the subject of this report.
11. No one provided significant real property appraisal assistance to the person(s) signing this
certification other than those individuals having signed the attached report.
Michael P. Berkowitz
(NC State Certified General Real Estate Appraiser #A6169)
(SC State Certified General Real Estate Appraiser #CG6277)
October 18, 2022
Date
(Rev: 06/18/12)
Planning Board - November 3, 2022
ITEM: 2 - 8 - 32
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 34 of 41
(NH-003) MPB REAL ESTATE, LLC
ASSUMPTIONS AND LIMITING CONDITIONS
Planning Board - November 3, 2022
ITEM: 2 - 8 - 33
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 35 of 41
(NH-003) MPB REAL ESTATE, LLC
ASSUMPTIONS AND LIMITING CONDITIONS
Limit of Liability
The liability of MPB REAL ESTATE, LLC and employees is limited to the client only and to the
fee actually received by our firm. Further, there is no accountability, obligation, or liability to any
third party. If this report is placed in the hands of anyone other than client, the client shall make
such party aware of all limiting conditions and assumptions of the assignment and related
discussions. Further, client will forever indemnify and hold MPB REAL ESTATE, LLC, its
officers, and employees harmless from any claims by third parties related in any way to the
appraisal or study which is the subject of the report. Third parties shall include limited partners of
client if client is a partnership and stockholders of client if client is a corporation, and all lenders,
tenants, past owners, successors, assigns, transferees, and spouses of client. MPB REAL ESTATE,
LLC will not be responsible for any costs incurred to discover or correct any deficiencies of any
type present in the property, physically, financially, and/or legally.
Copies, Distribution, Use of Report
Possession of this report or any copy of this report does not carry with it the right of publication,
nor may it be used for other than its intended use; the physical report remains the property of MPB
REAL ESTATE, LLC for the use of the client, the fee being for the analytical services only.
The bylaws and regulations of the Appraisal Institute require each member and candidate to control
the use and distribution of each report signed by such member or candidate; except, however, the
client may distribute copies of this report in its entirety to such third parties as he may select;
however, selected portions of this report shall not be given to third parties without the prior written
consent of the signatories of this report. Neither all nor any part of this report shall be disseminated
to the general public by the use of advertising media, public relations, news, sales or other media
for public communication without the prior written consent of MPB REAL ESTATE, LLC.
Confidentiality
This report is to be used only in its entirety and no part is to be used without the whole report. All
conclusions and opinions concerning the analysis as set forth in the report were prepared by MPB
REAL ESTATE, LLC whose signatures appear on the report. No change of any item in the report
shall be made by anyone other than MPB REAL ESTATE, LLC. MPB REAL ESTATE, LLC shall
have no responsibility if any such unauthorized change is made.
MPB REAL ESTATE, LLC may not divulge the material contents of the report, analytical findings
or conclusions, or give a copy of the report to anyone other than the client or his designee as
specified in writing except as may be required by the Appraisal Institute as they may request in
confidence for ethics enforcement, or by a court of law or body with the power of subpoena.
Trade Secrets
This report was obtained from MPB REAL ESTATE, LLC and consists of “trade secrets and
commercial or financial information” which is privileged and confidential and exempted from
disclosure under 5 U.S.C. 552 (b) (4) of the Uniform Commercial Code. MPB REAL ESTATE,
LLC shall be notified of any request to reproduce this report in whole or in part.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 34
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 36 of 41
(NH-003) MPB REAL ESTATE, LLC
Information Used
No responsibility is assumed for accuracy of information furnished by or work of others, the client,
his designee, or public records. We are not liable for such information or the work of
subcontractors. The comparable data relied upon in this report has been confirmed with one or
more parties familiar with the transaction or from affidavit or other sources thought reasonable; all
are considered appropriate for inclusion to the best of our factual judgment and knowledge. An
impractical and uneconomic expenditure of time would be required in attempting to furnish
unimpeachable verification in all instances, particularly as to engineering and market-related
information. It is suggested that the client consider independent verification as a prerequisite to
any transaction involving sale, lease, or other significant commitment of funds for the subject
property.
Financial Information
Our value opinion(s) have been based on unaudited financials, and other data provided to us by
management and/or owners. If these reports are found to be inaccurate, we reserve the right to
revise our value opinion(s). It is noted we are depending on these accounting statements as being
accurate and our interpretation of these statements as being accurate as well. If these assumptions
later prove to be false, we reserve the right to amend our opinions of value.
Testimony, Consultation, Completion of Contract for Report Services
The contract for report, consultation, or analytical service is fulfilled and the total fee payable upon
completion of the report, unless otherwise specified. MPB REAL ESTATE, LLC or those assisting
in preparation of the report will not be asked or required to give testimony in court or hearing
because of having made the report, in full or in part, nor engage in post report consultation with
client or third parties except under separate and special arrangement and at an additional fee. If
testimony or deposition is required because of any subpoena, the client shall be responsible for
any additional time, fees, and charges, regardless of issuing party.
Exhibits
The illustrations and maps in this report are included to assist the reader in visualizing the property
and are not necessarily to scale. Various photographs, if any, are included for the same purpose as
of the date of the photographs. Site plans are not surveys unless so designated.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil
No responsibility is assumed for matters legal in character or nature, nor matters of survey, nor of
any architectural, structural, mechanical, or engineering nature. No opinion is rendered as to the
title, which is presumed to be good and marketable. The property is appraised as if free and clear,
unless otherwise stated in particular parts of the report. The legal description is assumed to be
correct as used in this report as furnished by the client, his designee, or as derived by MPB REAL
ESTATE, LLC.
MPB REAL ESTATE, LLC has inspected as far as possible, by observation, the land and the
improvements; however, it was not possible to personally observe conditions beneath the soil, or
hidden structural, mechanical or other components, and MPB REAL ESTATE, LLC shall not be
responsible for defects in the property which may be related.
The report is based on there being no hidden, unapparent, or apparent conditions of the property
site, subsoil or structures or toxic materials which would render it more or less valuable. No
Planning Board - November 3, 2022
ITEM: 2 - 8 - 35
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 37 of 41
(NH-003) MPB REAL ESTATE, LLC
responsibility is assumed for any such conditions or for any expertise or engineering to discover
them. All mechanical components are assumed to be in operable condition and status standard for
properties of the subject type. Conditions of heating, cooling, ventilation, electrical, and plumbing
equipment are considered to be commensurate with the condition of the balance of the
improvements unless otherwise stated. We are not experts in this area, and it is recommended, if
appropriate, the client obtain an inspection of this equipment by a qualified professional.
If MPB REAL ESTATE, LLC has not been supplied with a termite inspection, survey or
occupancy permit, no responsibility or representation is assumed or made for any costs associated
with obtaining same or for any deficiencies discovered before or after they are obtained. No
representation or warranties are made concerning obtaining the above mentioned items.
MPB REAL ESTATE, LLC assumes no responsibility for any costs or consequences arising due
to the need, or the lack of need, for flood hazard insurance. An agent for The Federal Flood
Insurance Program should be contacted to determine the actual need for Flood Hazard Insurance.
Legality of Use
The report is based on the premise that there is full compliance with all applicable federal, state
and local environmental regulations and laws unless otherwise stated in the report; further, that all
applicable zoning, building and use regulations, and restrictions of all types have been complied
with unless otherwise stated in the report. Further, it is assumed that all required licenses, consents,
permits, or other legislative or administrative authority, local, state, federal and/or private entity
or organization have been or may be obtained or renewed for any use considered in the value
estimate.
Component Values
The distribution of the total valuation in this report between land and improvements applies only
under the existing program of utilization. The separate valuations for land and building must not
be used in conjunction with any other report and are invalid if so used.
Auxiliary and Related Studies
No environmental or impact studies, special market study or analysis, highest and best use analysis,
study or feasibility study has been required or made unless otherwise specified in an agreement
for services or in the report.
Dollar Values, Purchasing Power
The market value estimated and the costs used are as of the date of the estimate of value, unless
otherwise indicated. All dollar amounts are based on the purchasing power and price of the dollar
as of the date of the value estimate.
Inclusions
Furnishings and equipment or personal property or business operations, except as specifically
indicated and typically considered as a part of real estate, have been disregarded with only the real
estate being considered in the value estimate, unless otherwise stated. In some property types,
business and real estate interests and values are combined.
Planning Board - November 3, 2022
ITEM: 2 - 8 - 36
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 38 of 41
(NH-003) MPB REAL ESTATE, LLC
Proposed Improvements, Special Value
Improvements proposed, if any, onsite or offsite, as well as any repairs required, are considered
for purposes of this report to be completed in a timely, good and workmanlike manner, according
to information submitted and/or considered by MPB REAL ESTATE, LLC. In cases of proposed
construction, the report is subject to change upon inspection of property after construction is
completed.
Value Change, Dynamic Market, Influences, Alteration of Estimate
The estimated value, which is defined in the report, is subject to change with market changes over
time. Value is highly related to exposure, time, promotional effort, terms, motivation, and
conditions surrounding the offering. The value estimate considers the productivity and relative
attractiveness of the property physically and economically in the marketplace.
In cases of reports involving the capitalization of income benefits, the estimate of market value or
investment value or value in use is a reflection of such benefits and MPB REAL ESTATE, LLC'
interpretation of income and yields and other factors derived from general and specific client and
market information. Such estimates are as of the date of the estimate of value; thus, they are subject
to change as the market and value is naturally dynamic.
The “estimate of market value” in the report is not based in whole or in part upon the race, color,
or national origin of the present owners or occupants of the properties in the vicinity of the property
appraised.
Report and Value Estimate
Report and value estimate are subject to change if physical or legal entity or financing differ from
that envisioned in this report.
Management of the Property
It is assumed that the property which is the subject of this report will be under prudent and
competent ownership and management.
Hazardous Materials
Unless otherwise stated in this report, the existence of hazardous substances, including without
limitation, asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals,
which may or may not be present on the property, or other environmental conditions, were not
called to the attention of nor did MPB REAL ESTATE, LLC become aware of such during their
inspection. MPB REAL ESTATE, LLC had no knowledge of the existence of such materials on
or in the property unless otherwise stated. MPB REAL ESTATE, LLC, however, is not qualified
to test such substances or conditions. If the presence of such substances such as asbestos, urea
formaldehyde foam insulation, or other hazardous substances or environmental conditions, may
affect the value of the property, the value estimate is predicated on the assumption that there is no
such condition on or in the property or in the proximity that it would cause a loss in value. No
responsibility is assumed for any such conditions, nor for any expertise or engineering knowledge
required to discover them.
Soil and Subsoil Conditions
Unless otherwise stated in this report, MPB REAL ESTATE, LLC does not warrant the soil or
subsoil conditions for toxic or hazardous waste materials. Where any suspected materials might
Planning Board - November 3, 2022
ITEM: 2 - 8 - 37
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 39 of 41
(NH-003) MPB REAL ESTATE, LLC
be present, we have indicated in the report; however, MPB REAL ESTATE, LLC are not experts
in this field and recommend appropriate engineering studies to monitor the presence or absence of
these materials.
Americans with Disabilities Act (ADA)
“MPB REAL ESTATE, LLC has not made a specific compliance survey and analysis of this
property to determine whether or not it is in conformity with the various detailed requirements of
the Americans with Disabilities Act (ADA), which became effective January 26, 1992. It is
possible that a compliance survey of the property together with a detailed analysis of the
requirements of the ADA could reveal that the property is not in compliance with one or more of
the requirements of the Act. If so, this fact could have a negative effect upon the value of the
property. Since MPB REAL ESTATE, LLC has no direct evidence relating to this issue, we did
not consider possible non-compliance with the requirements of ADA in estimating the value of the
property.”
Planning Board - November 3, 2022
ITEM: 2 - 8 - 38
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 40 of 41
(NH-003) MPB REAL ESTATE, LLC
Qualifications of the Analyst
Planning Board - November 3, 2022
ITEM: 2 - 8 - 39
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 41 of 41
(NH-003) MPB REAL ESTATE, LLC
QUALIFICATIONS OF THE ANALYST
Michael P. Berkowitz
MPB Real Estate, LLC, Inc.
1100 Sundance Drive
Concord, North Carolina 28027
(704) 605-0595
EDUCATION AND CREDENTIALS
Duke University
Major: Economics 1985-1989
Central Piedmont Community College
R-1 - Introduction to Real Estate Appraisal, 2002
R-2 - Valuation Principles and Procedures, 2002
R-3 - Applied Residential Property Valuation, 2002
G-1 - Introduction to Income Property Appraisal, 2003
Bob Ipock and Associates
G-2 - Advanced Income Capitalization Procedures, 2003
G-3 - Applied Property Income Valuation 2004
Appraisal Institute
520 Highest and Best Use and Market Analysis, 2004
Seminar Rates, Multipliers and Ratios 2005
530 Advanced Sales Comparison and Cost Approaches 2006
Seminar Apartment Appraisal, Concepts & Applications 2009
Seminar Appraising Distresses Commercial Real Estate 2009
Seminar Appraising Convenience Stores 2011
Seminar Analyzing Operating Expenses 2011
AFFILIATIONS AND ACTIVITIES
Association Memberships
North Carolina State Certified General Real Estate Appraiser, October 2006, Certificate No.
A6169
RELATED EXPERIENCE
Provided real estate consulting services for a variety of clients including real estate brokers,
property owners and financial planners
Performed financial feasibility studies for multiple property types including golf communities,
and renovation projects.
Developed plan for self-contained communities.
Race Track expertise
Planning Board - November 3, 2022
ITEM: 2 - 8 - 40
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 42 of 41
(NH-003) MPB REAL ESTATE, LLC
APPRAISAL EXPERIENCE
A partial list of types of properties appraised include:
Retail Properties, Single and Multi-Tenant, Proposed and Existing
Office Single and Multi-Tenant Proposed and Existing
Mixed-Use Properties, Proposed and Existing
Industrial Properties, Warehouse, Flex and Manufacturing
Vacant Land
Condemnation
C-Stores
Race Tracks
CLIENTELE
Bank of America
Transylvania County
Cabarrus County
Mecklenburg County
City of Statesville
NC Department of Transportation
Henry County, GA
Town of Loudon, NH
First Citizens Bank
City of Charlotte
City of Concord
Union County
BB & T
Aegon USA Realty Advisors
Sun Trust Bank
First Charter Bank
Regions Bank
Charlotte Housing Authority
Alliance Bank and Trust
Broadway Bank
Duke Energy Corporation
Jim R. Funderburk, PLLC
Hamilton, Fay, Moon, Stephens, Steele & Martin
Senator Marshall A. Rauch
Perry, Bundy, Plyler & Long, LLP
Robinson, Bradshaw & Hinson
CSX Real Property
Baucom, Clayton, Burton, Morgan & Wood, PA
City of Mount Holly
Our Towns Habitat for Humanity
Parker, Poe, Adams & Bernstein, LLP
Central Carolina Bank
Southern Community Bank and Trust
Planning Board - November 3, 2022
ITEM: 2 - 8 - 41
EXHIBIT F: CONCEPTUAL SITE PLAN
APPLICATION FOR SPECIAL USE PERMIT
PLANTATION ROAD (Parcel ID: R02800-004-012-001)
SKYWAY TOWERS (Applicant)
Exhibit F consists of this page and the following twenty-three (23) plan sheets comprising the
conceptual site plan for the subject property depicting the proposed telecommunications facility
that is the subject of this special use permit application:
Plan Title: Skyway Site ID: NC-08899
Skyway Site Name: Murrayville
Plantation Road
Wilmington, NC 28409
New Hanover County
Plan Date: 9/30/22; Sheets EE-1 and EE-2 dated 3/03/22.
Prepared by: Network Building + Consulting
Plan Sheets:
Planning Board - November 3, 2022
ITEM: 2 - 9 - 1
T-1
TITLE SHEET
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
SITE
VICINITY MAP
DIRECTIONS
APPLICANT:
PROJECT MANAGEMENT FIRM:
ENGINEERING FIRM:
SKYWAY TOWERS
3637 MADACA LANE
TAMPA, FL 33618
(813) 960-6200
SKYWAY TOWERS
3637 MADACA LANE
TAMPA, FL 33618
(813) 960-6200
TKK ENGINEERING SERVICES, LLC
6095 MARSHALEE DR, SUITE 300
ELKRIDGE, MD 21075
(410) 712-7092
PROJECT TEAM
SITE INFORMATION
SITE ADDRESS:
TOWER CENTER
LATITUDE (NAD 83):
LONGITUDE (NAD 83):
GROUND ELEVATION:
JURISDICTION:
ZONING:
PARCEL ID:
PARCEL AREA:
CURRENT USE:
PROPOSED DISTURBED AREA:
PROPOSED IMPERVIOUS AREA:
PARCEL OWNER:
TOWER OWNER:
STRUCTURE TYPE:
STRUCTURE HEIGHT:
CLASSIFICATION GROUP:
CONSTRUCTION TYPE:
POWER SUPPLIER:
(911 ADDRESS TBD)
PLANTATION ROAD
WILMINGTON, NC 28409
34° 18' 11.6634" N
77° 49' 27.0943" W
42.0' AMSL
NEW HANOVER COUNTY
R-15 RESIDENTIAL DISTRICT
R02800-004-012-001
4.28 ACRES
VACANT
14,700 SQ.FT.
7,600 SQ.FT.
PARKER KENNETH R SR ELOISE T
WILMINGTON, NC 28409
SKYWAY TOWERS
3637 MADACA LANE
TAMPA, FL 33618
MONOPOLE
195'-0" (AGL) (TOP OF TOWER)
199'-0" (AGL) (HIGHEST POINT)
U
2B
DUKE ENERGY PROGRESS
CONTACT: TBD
PHONE: TBD
WORK ORDER # TBD
THESE DRAWINGS ARE FORMATTED TO BE FULL-SIZE AT 24"X36". CONTRACTOR SHALL
VERIFY ALL PLANS AND EXISTING DIMENSIONS AND CONDITIONS ON THE JOB SITE AND
SHALL IMMEDIATELY NOTIFY THE DESIGNER / ENGINEER IN WRITING OF ANYDISCREPANCIES BEFORE PROCEEDING WITH THE WORK OR MATERIAL ORDERS OR BE
RESPONSIBLE FOR THE SAME. CONTRACTOR SHALL USE BEST MANAGEMENT
PRACTICE TO PREVENT STORM WATER POLLUTION DURING CONSTRUCTION.
DRAWING INDEX
DO NOT SCALE DRAWINGS
PROJECT NARRATIVE
SKYWAY TOWERS PLANS TO BUILD A NEW WIRELESS TELECOMMUNICATIONS FACILITY
WHICH WILL INCLUDE A NEW MONOPOLE TOWER AND FENCED COMPOUND AS DEFINED
ON THIS PLAN SET. THE TOWER WILL BE DESIGNED WITH AVAILABLE SPACE ON THE
TOWER AND GROUND FOR (4) TENANTS /COLLOCATORS.
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ES-5
ES-6
TITLE SHEET
SURVEY DOCUMENT
SURVEY DOCUMENT
OVERALL SITE PLAN
SITE PLAN
AERIAL PLAN
COMPOUND PLAN
TOWER ELEVATION
LANDSCAPING PLAN
FENCE & SITE SIGNAGE DETAILS
ACCESS DRIVE GATE DETAILS
CONSTRUCTION DETAILS & NOTES
OVERALL ELECTRICAL PLAN
COMPOUND ELECTRICAL PLAN
ELECTRICAL DETAILS
GROUNDING PLAN & NOTES
GROUNDING DETAILS
GRADING, EROSION & SEDIMENT CONTROL PLAN
COMPOUND GRADING PROFILE
ACCESS DRIVE GRADING PROFILE
EROSION & SEDIMENT CONTROL NOTES
EROSION & SEDIMENT CONTROL DETAILS
EROSION & SEDIMENT CONTROL DETAILS
CODE COMPLIANCE
ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN ACCORDANCE WITH THE CURRENT EDITIONS
OF THE FOLLOWING CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE PLANS IS TO
BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THE LATEST EDITIONS OF THE FOLLOWING CODES.
·ANSI/TIA-222-G
·TIA 607
·INSTITUTE FOR ELECTRICAL & ELECTRONICS ENGINEER 81
·IEEE C2 NATIONAL ELECTRIC SAFETY CODE LATEST ED.
·TELECORDIA GR-1275
·ANSI/T 311
·2018 NORTH CAROLINA BUILDING CODE
·2017 NATIONAL ELECTRICAL CODE
·2015 NFPA 101, LIFE SAFETY CODE
·2018 NC FIRE PREVENTION CODE
·AMERICAN CONCRETE INSTITUTE
·AMERICAN INSTITUTE OF STEEL CONSTRUCTION
·MANUAL OF STEEL CONSTRUCTION 13TH EDITION
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
Know what's below. Call before you dig.
R
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
FROM WILMINGTON, NC: GET ON I-40 W (SIGNS FOR I-140/NC-140/RALEIGH/JACKSONVILLE), TAKE EXIT 420B TO
MERGE ONTO NC-132 N/US-117 N/N COLLEGE RD, TURN RIGHT ONTO MURRAYVILLE RD, TURN RIGHT ONTO
PLANTATION RD, DESTINATION WILL BE ON THE RIGHT.
Planning Board - November 3, 2022
ITEM: 2 - 9 - 2
Planning Board - November 3, 2022
ITEM: 2 - 9 - 3
Planning Board - November 3, 2022
ITEM: 2 - 9 - 4
OE
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NOTES:1) ALL SETBACKS SHOWN ARE FROM EXISTING TOWER CENTER TO EXISTING PROPERTY LINES.
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
ZONING MAP
SITE
PROPERTY LINE - ABUTTERS
PROPERTY LINE - SUBJECT PARCEL
EXISTING WETLANDS
EXISTING ROAD
EXISTING EASEMENT
LEGEND
JURISDICTION:
DIMENSION
FRONT YARD SETBACK:
SIDE YARD SETBACK:
(ALL MEASUREMENTS ARE IN FEET ± UNLESS OTHERWISE NOTED)
REQUIRED ±
199.0'±
199.0'±
NEW HANOVER COUNTY
ZONING: R-15 _ RESIDENTIAL DISTRICT
LOT AREA: 4.28 ± ACRES
ZONING INFORMATION
REAR YARD SETBACK:199.0'±
NEAREST RESIDENTIAL STRUCTURE:-
EXISTING TREE LINE
PROPOSED ±
270.0'±
212.0'± & 213.0'±
250.8'±
870.0'±
GRAPHIC SCALE
050 25 50 100 200
1 INCH = 50 FEET (22X34)
1 INCH = 100 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 50' (22X34)SCALE: 1" = 100' (11X17)
1
Z-1
OVERALL SITE PLAN
X X X X
PROPOSED EASEMENT
PROPOSED LEASE AREA
PROPOSED CHAIN-LINK FENCE
(SEE NOTE 5 BELOW)
(SETBACK INFORMATION BELOW IS BASED ON UDO SECTION 4.3.3(C)(1)(a)(1),
SETBACKS FOR COMMUNICATION AND INFORMATION FACILITIES IN
RESIDENTIAL DISTRICTS)
(PER UDO SECTION 4.3.3(C)(1)(a)(1), MINIMUM
SETBACK IN R-15 SHALL BE DISTANCE EQUAL
TO HEIGHT OF THE WIRELESS FACILITY)
Planning Board - November 3, 2022
ITEM: 2 - 9 - 5
OE
OE
OE
OE
OE
OE
OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE
XX
X
X
X X
PLANTATION ROAD
HI
G
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A
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A
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P
(U
N
D
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C
O
N
S
T
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U
C
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I
O
N
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LOD
LOD
LOD
LOD
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
L
O
D
LO
D
LODLOD
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
LOD
LOD
LOD
L
O
D
L
O
D
LODLODLODLOD
LO
D
LO
D
LO
D
LO
D
LOD LOD LOD LOD
LOD
LOD
Z-2
SITE PLAN
Know what's below. Call before you dig.
R
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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DESCRIPTIONDATEREV BY
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
030 15 30 60 120
1 INCH = 30 FEET (22X34)
1 INCH = 60 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 30' (22X34)SCALE: 1" = 60' (11X17)
1
Z-2
SITE PLAN
PROPERTY LINE - ABUTTERS
PROPERTY LINE - SUBJECT PARCEL
EXISTING WETLANDS
EXISTING ROAD
EXISTING EASEMENT
LEGEND
EXISTING TREE LINE
X X X
PROPOSED EASEMENT
PROPOSED LEASE AREA
PROPOSED CHAIN-LINK FENCE
PROPOSED DISTURBED WETLANDSLO
D
LODLODLODLOD
LO
D
LOD LOD LOD LOD
Planning Board - November 3, 2022
ITEM: 2 - 9 - 6
OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE
OE
OE
OE
OE
OE
OE
XX
X
X
X X
PLANTATION ROAD
HI
G
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A
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(U
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D
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C
O
N
S
T
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I
O
N
)
LOD
LOD
LOD
LOD
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
L
O
D
LO
D
LODLOD
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
LOD
LOD
LOD
L
O
D
L
O
D
LODLODLODLOD
LO
D
LO
D
LO
D
LO
D
LOD LOD LOD LOD
LOD
LOD
Z-3
AERIAL PLAN
Know what's below. Call before you dig.
R
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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DESCRIPTIONDATEREV BY
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
030 15 30 60 120
1 INCH = 30 FEET (22X34)
1 INCH = 60 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 30' (22X34)SCALE: 1" = 60' (11X17)
1
Z-3
AERIAL PLAN
PROPERTY LINE - ABUTTERS
PROPERTY LINE - SUBJECT PARCEL
EXISTING WETLANDS
EXISTING ROAD
EXISTING EASEMENT
LEGEND
EXISTING TREE LINE
X X X
PROPOSED EASEMENT
PROPOSED LEASE AREA
PROPOSED CHAIN-LINK FENCE
PROPOSED DISTURBED WETLANDSLO
D
LODLODLODLOD
LO
D
LOD LOD LOD LOD
Planning Board - November 3, 2022
ITEM: 2 - 9 - 7
X
X
X
X
X
X
X
XXXXXXXXXXXXXXX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X X X X
X
X
X
X
X
C-1
COMPOUND PLAN
Know what's below. Call before you dig.
R
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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PR
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SIT
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
05 2.5 5 10 20
1 INCH = 5 FEET (22X34)
1 INCH = 10 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 5' (22X34)SCALE: 1" = 10' (11X17)
1
C-1
COMPOUND PLAN
Planning Board - November 3, 2022
ITEM: 2 - 9 - 8
C-2
TOWER
ELEVATION
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Know what's below. Call before you dig.
R
·
·
·
GRAPHIC SCALE
012 6 12 24 48
1 INCH = 12 FEET (22X34)
1 INCH = 24 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 12' (22X34)SCALE: 1" = 24' (11X17)
1
C-2
TOWER ELEVATION
Planning Board - November 3, 2022
ITEM: 2 - 9 - 9
X
X
XXXXXXX
X
X
X
X
X
X
X
X X X X X X X
X
X
TREE PLANTING AND GUYING DETAIL
NTS
2
L-1
L-1
LANDSCAPING
PLAN
Know what's below. Call before you dig.
R
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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SIT
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REVISIONS
DESCRIPTIONDATEREV BY
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
05 2.5 5 10 20
1 INCH = 5 FEET (22X34)
1 INCH = 10 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 5' (22X34)SCALE: 1" = 10' (11X17)
1
L-1
LANDSCAPING PLAN
PLANTING SCHEDULE
BETULA NIGRA - RIVER BIRCH
QUANTITY BOTANICAL - COMMON NAME PLANTINGHEIGHT
6'
LANDSCAPE NOTES:
23
MATUREHEIGHT
40'
ILEX VERTICILLATA - COMMON WINTERBERRY 2'32 5'
Planning Board - November 3, 2022
ITEM: 2 - 9 - 10
TYPICAL SIGNS AND SPECIFICATIONS
NTS
5
S-1
SKYWAY - SITE ID SIGN
NOTICE
NOTICE-RFE SIGN
24"HIGHx24" WIDE
(OPERATIONS PROVIDED)
SKYWAY SITE NAME: MURRAYVILLE
SKYWAY SITE #: NC-08899
PLANTATION ROADWILMINGTON, NC 28409
FOR LEASE INFORMATION
CALL: 1-813-960-6211
24 HOUR EMERGENCY SERVICE
CALL: 1-813-960-6211
FCC#: XXXXXXX
12"HIGHx18" WIDE
(OPERATIONS PROVIDED)
1 2
MUSHROOM STOP DETAIL
NTS
3
S-1
GATE KEEPER DETAIL
NTS
4
S-1
TYPICAL FENCE AND GATE DETAIL
NTS
1
S-1
OUTSI
D
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O
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COMP
O
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N
D
S-1
FENCE & SITE
SIGNAGE DETAILS
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
MULTI-LOCK DETAIL
NTS
2
S-1
Planning Board - November 3, 2022
ITEM: 2 - 9 - 11
ACCESS DRIVE GATE DETAIL
NTS
1
S-2
GATE KEEPER DETAIL
NTS
2
S-2
PL
A
N
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A
D
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Know what's below. Call before you dig.
R GRAPHIC SCALE
010 5 10 20 40
1 INCH = 10 FEET (22X34)
1 INCH = 20 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 10' (22X34)SCALE: 1" = 20' (11X17)
3
S-2
ACCESS DRIVE ENTRANCE PLAN S-2
ACCESS DRIVE
GATE DETAILS
Planning Board - November 3, 2022
ITEM: 2 - 9 - 12
X
X
GRAVEL COMPOUND DETAIL
NTS
3
S-3
PROPOSED GRAVEL DRIVEWAY TYPICAL SECTION
NTS
2
S-3
HANDHOLE DETAIL
NTS
1
S-3
S-3
CONSTRUCTION
DETAILS
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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DESCRIPTIONDATEREV BY
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Planning Board - November 3, 2022
ITEM: 2 - 9 - 13
PLANTATION ROAD
HI
G
H
W
A
Y
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A
M
P
(U
N
D
E
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C
O
N
S
T
R
U
C
T
I
O
N
)
UE UE UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UT UT UT UT
UT
UT
UT
UT
UT
UT
UT
UT
UT UT UT UT
UT
UT
UT
UT
UT
UT
UT
UT
OE
E-1
OVERALL
ELECTRICAL PLAN
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
030 15 30 60 120
1 INCH = 30 FEET (22X34)
1 INCH = 60 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 30' (22X34)SCALE: 1" = 60' (11X17)
1
E-1
OVERALL ELECTRICAL PLAN
Know what's below. Call before you dig.
R
Planning Board - November 3, 2022
ITEM: 2 - 9 - 14
UTUT
UE
UE
UE
UE
E-2
COMPOUND
ELECTRICAL PLAN
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
010 5 10 20 40
1 INCH = 10 FEET (22X34)
1 INCH = 20 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 10' (22X34)SCALE: 1" = 20' (11X17)
1
E-2
OVERALL ELECTRICAL PLAN
Know what's below. Call before you dig.
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Know what's below. Call before you dig.
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Planning Board - November 3, 2022
ITEM: 2 - 9 - 15
UTILITY H-FRAME FRONT VIEW
NTS
1
E-3
UTILITY H-FRAME REAR VIEW
NTS
2
E-3
TYPICAL TRENCH DETAIL
NTS
3
E-3
PROPOSED STUB-UP DETAIL
NTS
4
E-3 E-3
ELECTRICAL
DETAILS
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Planning Board - November 3, 2022
ITEM: 2 - 9 - 16
G-1
GROUNDING PLAN
& NOTES
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
05 2.5 5 10 20
1 INCH = 5 FEET (22X34)
1 INCH = 10 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 5' (22X34)SCALE: 1" = 10' (11X17)
1
G-1
COMPOUND GROUNDING PLAN
Know what's below. Call before you dig.
R
GROUNDING LEGEND
Planning Board - November 3, 2022
ITEM: 2 - 9 - 17
GROUNDING RISER DIAGRAM
NTS
1
G-2
INSPECTION WELL DETAIL
NTS
5
G-2
GROUND BAR DETAIL
NTS
3
G-2
CADWELD GROUNDING CONNECTION DETAILS
NTS
6
G-2
TYPICAL GROUND BAR CONN DETAIL
NTS
2
G-2
TYPICAL GROUND ROD DETAIL
NTS
4
G-2
G-2
GROUNDING
DETAILS
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Planning Board - November 3, 2022
ITEM: 2 - 9 - 18
PLANTATION ROAD
HI
G
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W
A
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(U
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Mu
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LOD
LOD
LOD
LOD
LO
D
LO
D
LO
D
LO
D
LO
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LO
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LO
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LODLOD
LO
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LO
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LOD LOD LOD LOD
LOD
LOD
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SF
SF
SF
SF
SF
SF
SF
SF
SF
SFS
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SFSFSFSFSF
SF
SF
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SF SF SF SF SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
ES-1
EROSION &
SEDIMENT
CONTROL PLAN
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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0 09/30/22 CONSTRUCTION DRAWINGS OP
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
GRAPHIC SCALE
030 15 30 60 120
1 INCH = 30 FEET (22X34)
1 INCH = 60 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 30' (22X34)SCALE: 1" = 60' (11X17)
1
ES-1
EROSION & SEDIMENT CONTROL PLAN
VICINITY MAP
SITE
Know what's below. Call before you dig.
R
LEGEND
EXISTING CONTOUR LINE
PROPERTY LINE - SUBJECT PARCEL
LOD LOD PROPOSED LIMITS OF DISTURBANCE
PROPOSED CONTOUR LINE
SF SF PROPOSED SILT FENCE
X X X PROPOSED FENCE
PROPOSED LEASE AREA
EXISTING SOIL BOUNDARY
·
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·
·
·
·
·
·
·
·
·
·
PROPOSED ACCESS EASEMENT
PROPOSED CONSTRUCTION ENTRANCE
EXISTING WETLANDS
Planning Board - November 3, 2022
ITEM: 2 - 9 - 19
ES-2
COMPOUND
GRADING PROFILE
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
CUT(YD³) FILL(YD³)NET
0
0
44.5 44.5(FILL)
0 136.5 136.5(FILL)
AREA
0 76.5 76.5(FILL)
0 120.0 120.0(FILL)
CUT(YD³) FILL(YD³)NET
ROAD
COMPOUND
OVERALL SITE CUT AND FILL
ROAD
COMPOUND
MATERIAL
SURFACECOARSEBASE
COARSE
SOIL
SURFACE
COARSE
SOIL
WETLAND SITE CUT AND FILL
44.5 44.5(FILL)
SURFACECOARSE
SURFACE
COARSE
BASE
COARSE
SOIL
SOIL
AREA
0
0
0
0
84.4 84.4(FILL)
30.0 251.6 251.6(FILL)
84.4 84.4(FILL)
76.5 76.5(FILL)
120.0 120.0(FILL)
2,718 0.062
AREA
COMPOUND 2,704 0.062
ROAD GRAVEL
PERMANENT WETLAND DISTURBED AREA
(FT²) (ACRES)
GROUND
COVER
(FT²) (ACRES)
GROUNDCOVER
GRAVEL
GRADED/
SEEDED
ALL
12,975
17,325
0.298
0.398
TEMPORARY WETLAND DISTURBED AREA
STAGING
AREA
TOTAL
AREA
GRAPHIC SCALE
05 2.5 5 10 20
1 INCH = 5 FEET (22X34)
1 INCH = 10 FEET (11X17)
GRAPHIC SCALE
SCALE: 1" = 5' (22X34)SCALE: 1" = 10' (11X17)
1
ES-2
COMPOUND GRADING PROFILE
·
·
·
·
GRAVEL 4,350 0.100COMBINED
AREA
Planning Board - November 3, 2022
ITEM: 2 - 9 - 20
ES-3
ACCESS ROAD
PROFILE
ACCESS ROAD PROFILE 1
ES-3
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
³³
³³
OVERALL SITE CUT AND FILL
WETLAND SITE CUT AND FILL PERMANENT WETLAND DISTURBED AREA
TEMPORARY WETLAND DISTURBED AREA
·
·
·
·
Planning Board - November 3, 2022
ITEM: 2 - 9 - 21
ES-4
EROSION &
SEDIMENT
CONTROL NOTES
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Planning Board - November 3, 2022
ITEM: 2 - 9 - 22
TOPSOIL STOCKPILE AND MAINTENANCE
NTS
3
ES-5
SF SUPER SILT FILTER FABRIC FENCE
NTS
1
ES-5
PROPOSED TEMPORARY SEEDING
(NCESCH 6.10.1) RECOMMENDATIONS FOR FALL
7
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PROPOSED TEMPORARY SEEDING
(NCESCH 6.10.1) RECOMMENDATIONS FOR LATE WINTER TO EARLY SPRING
5
ES-5
PROPOSED TEMPORARY SEEDING
(NCESCH 6.10.1) RECOMMENDATIONS FOR SUMMER
6
ES-5
CONCRETE WASHDOWN AREA DETAIL
NTS
2
ES-5
TREE PROTECTION FENCE
NTS
4
ES-5
TP
ES-5
EROSION &
SEDIMENT
CONTROL DETAILS
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
EN
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Planning Board - November 3, 2022
ITEM: 2 - 9 - 23
ROCK CONSTRUCTION ENTRANCE
NTS
1
ES-6
PROPOSED PERMANANT SEEDING
(NCESCH 6.11.1)
2
ES-6
ES-6
EROSION &
SEDIMENT
CONTROL DETAILS
SKYWAY SITE ID: NC-08899
SKYWAY SITE NAME: MURRAYVILLE
PLANTATION ROAD
WILMINGTON, NC 28409
NEW HANOVER COUNTY
3637 MACADALA LANE
TAMPA, FL 33618
(813) 960-6200
6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
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6095 MARSHALEE DRIVE, SUITE 300ELKRIDGE, MD 21075(410) 712-7092
TKK ENGINEERING P.C.LICENCE NO. C-4682
BRADLEY R. NEWMAN, P.E.
NC PROFESSIONAL ENGINEER LIC. #38681
Planning Board - November 3, 2022
ITEM: 2 - 9 - 24