HomeMy WebLinkAbout2023-02 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 B. Petroff, Vice-Chair
Colin J. Tarrant | Hansen Matthews | Clark Hipp | Walter “Pete” Avery | Kevin Hine
Rebekah Roth, Director| Ken Vafier, Planning Manager
FEBRUARY 2, 2023, 5:00 PM
Call to Order
Pledge of Allegiance
Approval of Minutes
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substantial changes in these petitions as a result of objections,
debate, and discussion at the meeting, including rezoning to other classifications.
1 Public Hearing
Rezoning Request (Z22-23) – Request by Cindee Wolf with Design Solutions, applicant, on
behalf of 6844 Bayat Land, LLC, property owner, to rezone two parcels totaling approximately
3.83 acres of land located at 6830 and 6844 Carolina Beach Road from R-15, Residential to
2.00 acres of (CZD) B-1, Neighborhood Business for a convenience store and 1.83 acres to
(CZD) R-5, Moderate-High Density Residential for 12 single-family attached dwellings.
2 Public Hearing
Rezoning Request (Z23-02) - Request by Samuel Franck with Ward and Smith P.A., applicant,
on behalf of Swartville, LLC, property owners, to rezone two unaddressed parcels (Parcel IDs
R02500-002-030-000 and R02500-002-006-000) totaling approximately 104 acres of land
located between Castle Hayne Road and Blue Clay Road south of I-140 from R-20, Residential
to R-7, Residential Moderate Density.
3 Public Hearing
Rezoning Request (Z23-03) – Request by James Yopp with River Road Construction, LLC and
Hoosier Daddy, LLC, applicant and property owner, to rezone 29 parcels totaling
approximately 42.10 acres of land, including 5741 Carolina Beach Road and 18 unaddressed
parcels on Shiloh Drive north of Manassas Drive, from R-15, Residential to (CZD) R-5,
Residential Moderate High Density for 10 single-family residential lots and 327 residential
townhomes with associated open space and amenity center.
4 Public Hearing
Rezoning Request (Z23-04) – Request by James Yopp with River Road Construction, LLC,
applicant and property owner, to rezone two parcels totaling approximately 13.94 acres of
land located at 6900 Carolina Beach Road from R-15, Residential and CZD O&I, Office and
Institutional to CZD RMF-L, Residential Multi-Family – Low Density and CZD B-2, Regional
Business for a storage facility and 126 multi-family units.
5 Public Hearing
Rezoning Request (Z23-05) – Request by Frank Chapman with Davie Construction Co.,
applicant, on behalf of Milton Turner Schaeffer, I I I, property owner, to rezone the
approximately 1.7-acre parcel located at 4629 Carolina Beach Road from (CZD) B-2, Regional
Business to a new (CZD) B-2 district to convert an existing single-family home for office and
veterinary services.
OTHER ITEMS
1 Staff Presentation - Unified Development Ordinance (UDO) Amendment Concepts
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/2/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Current Planner
CONTACT(S): Zach Dickerson; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
(Z22-23) – Request by Cindee Wolf with Design Solu6ons, applicant, on behalf of 6844 Bayat Land, LLC, property
owner, to rezone two parcels totaling approximately 3.83 acres of land located at 6830 and 6844 Carolina Beach
Road from R-15, Residen6al to 2.00 acres of (CZD) B-1, Neighborhood Business for a convenience store and 1.83
acres to (CZD) R-5, Moderate-High Density Residen6al for 12 single-family aCached dwellings.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 3.83 acres from R-15, Residen)al to (CZD) B-1, Neighborhood
Business, and (CZD) R-5, Residen)al Moderate-High Density in order to construct a 6,000 square foot convenience
store with a 16-pump fueling sta)on. The proposal also includes the construc)on of 12 single-family homes (four
triplexes) to the rear of the convenience store and fuel sta)on. This item was con)nued at the January 5, 2022
Planning Board mee)ng per staff's recommenda)on so ques)ons regarding driveway access and stormwater could be
answered. Based on conversa)ons with NCDOT, the WMPO, and New Hanover County Engineering, ques)ons
regarding site access and stormwater have been addressed and proposed site features appear to comply with review
agencies' regula)ons.
The subject site consists of two parcels, both zoned R-15. The por)on of the site that fronts Carolina Beach Road is
proposed for rezoning to (CZD) B-1, transi)oning to the proposed (CZD) R-5 in the rear.
The R-15 district in this area was established in 1971. At the )me, the purpose of the R-15 district was to ensure that
housing served by private sep)c and wells would be developed at low densi)es. While public water and sewer has not
reached this area, AQUA has provided a leAer of commitment for water and sewer for this site.
The applicant's concept plan includes the proposed convenience store and fueling sta)on, single-family homes along
with a bufferyard along the southern boundary that will consist of an eight-foot high screening fence with a pedestrian
gate and sidewalk connec)on from the terminus of the Southern Exposure roadway to the convenience store. A
landscaped streetyard will be required for the por)on of the site that fronts Carolina Beach Road. There is an exis)ng
billboard on site. The applicant has proposed a condi)on that would require them to cancel the contract and remove
the billboard prior to issuance of a Cer)ficate of Occupancy.
The subject parcels are bounded by Carolina Beach Road to the east and the Old Cape Cod neighborhood to the
south. Access is proposed to to the subject property from Carolina Beach Road, an NCDOT-maintained Urban
Principal Arterial highway. Access will be limited to a right-in/right-out movement on Carolina Beach Road with a 200'
right turn land on southbound Carolina Beach Road, prescribed by the Traffic Impact Analysis.
The applicant has agreed to extend the southbound right-turn lane to the access road south of the property, which the
NCDOT has stated could be adequate for site access; however, a driveway permit would be required for full
engineering analysis.
Planning Board - February 2, 2023
ITEM: 1
The proposed single-family development in the R-5 por)on of the project includes 12 aAached dwelling units on 1.83
acres, at a density of 6.5 du/acre. The R-5 district allows a maximum density of 8 du/acre under performance
residen)al standards.
It is es)mated that the convenience store and fuel sta)on por)on of the site will generate 506 AM and 430 PM peak
hour trips, while the single-family aAached por)on will generate 6 AM and 7 PM peak hour trips. A Traffic Impact
Analysis (TIA) was completed for this project and was approved January 12, 2023.
The TIA requires two notable roadway improvements. At the intersec)on of Carolina Beach Road and Myrtle Grove
Road, the northbound U-turn lane is to be extended from 100 feet of storage to 200 feet of storage. At the
intersec)on of Carolina Beach Road to Site Access 1, a southbound right turn lane on Carolina Beach Road with 200
feet of storage and appropriate decelera)on and taper will be installed.
Students living in the proposed development would be assigned to Anderson Elementary, Murray Middle and Ashley
High Schools. Based on a generalized historic genera)on rate, staff would es)mate the increase in homes would result
in an increase of approximately 1 more student than the es)mated number of students generated under exis)ng
zoning.
The subject property is one of several undeveloped tracts along Carolina Beach Road and acts as a buffer between the
highway and lower density single-family development to the west. The UDO requires a Type A: Opaque Buffer
between the proposed development and exis)ng single-family residen)al uses.
The Comprehensive Plan classifies the site as Community Mixed Use, which promotes a mix of retail, office, and
residen)al development at moderate densi)es. It also recommends higher-intensity mixed use around areas that
transi)on from lower density housing to higher intensity development.
The proposed rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because it provides for the types
of uses and residen)al densi)es recommended for a Community Mixed Use place. The project will provide housing
and commercial services to those along the Carolina Beach Road corridor and nearby residents.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff originally recommended a con)nuance of this proposal to allow for addi)onal clarifica)on of site access and
stormwater. Based on conversa)ons with NCDOT, the WMPO, and New Hanover County Engineering, ques)ons
regarding site access and stormwater have been addressed and proposed site features appear to comply with review
agencies' regula)on.
Staff finds that the proposal is consistent with the recommended uses for the Community Mixed Use place type and
with the 2016 Comprehensive Plan. The commercial use fron)ng Carolina Beach Road would serve as a buffer and
transi)on between the highway corridor and the residen)al uses.
As a result, Staff recommends approval of the proposal and suggests the following mo)on:
I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with the purposes and
Planning Board - February 2, 2023
ITEM: 1
intent of the Comprehensive Plan because it provides for the types of uses and the residen)al densi)es recommended
for a Community Mixed Use place. I also find recommending APPROVAL of the rezoning request is reasonable and in
the public interest because the project will provide housing and commercial services to those along the Carolina Beach
Road corridor and nearby residents.
Proposed Condi6ons:
1. A private access easement will be dedicated to establish permanent access for the three proper)es to the rear
of the development.
2. The bufferyard along the southern boundary will include an eight-foot-high screening fence with a pedestrian
gate and sidewalk connec)on from the terminus of Southern Exposure roadway to the convenience store.
3. The owner will cancel the contract for the exis)ng billboard on the site. The billboard will be removed prior to
issuance of Cer)ficate of Occupancy.
4. 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 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 twenty feet.
Alterna6ve Mo6on for Denial
I move to recommend DENIAL of the proposed rezoning. While I find it to be CONSISTENT with the purposes and
intent of the Comprehensive Plan because it provides for the types of uses and the residen)al densi)es for a
Community Mixed Use place type, I find recommending DENIAL of the rezoning request is reasonable and in the
public interest because it is not consistent with the desired character of the surrounding community and will adversely
impact the adjacent neighborhood.
ATTACHMENTS:
Descrip)on
Z22-23 Planning Board Script
Z22-23 Planning Board Staff Report
Z22-23 Zoning Map
Z22-23 Future Land Use Map
Z22-23 Mail Out Map
Application Cover Sheet
Z22-23 Application
Z22-23 Community Meeting Information
Concept Plan Cover Sheet
Z22-23 Initial Concept Plan
Z22-23 Revised Concept Plan
Traffic Impact Analysis Cover Sheet
Z22-23 TIA Executive Summary
Z22-23 TIA Approval Letter
Public Comments Cover Sheet
Public Comments in Opposition
Supplementary Applicant Materials Cover Sheet
Tree Certification- Arborist
Planning Board - February 2, 2023
ITEM: 1
Soil Infiltration Report
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 2, 2023
ITEM: 1
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z22-23)
Item 1: Rezoning Request (Z22-23) – Request by Cindee Wolf with Design Solutions, applicant, on behalf
of 6844 Bayat Land, LLC, property owner, to rezone two parcels totaling approximately 3.83 acres of
land located at 6830 and 6844 Carolina Beach Road from R-15, Residential to 2.00 acres of (CZD) B-1,
Neighborhood Business for a convenience store and 1.83 acres to (CZD) R-5, Residential for 12 single-
family attached dwellings.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning to a (CZD) B-1, Neighborhood
Business District and (CZD) R-5, Residential Moderate-High Density District. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it provides for
the types of uses and the residential densities recommended for a Community Mixed Use place.
I also find RECOMMENDING APPROVAL of the rezoning request is reasonable and in the
public interest because the project will provide housing and commercial services to those along
the Carolina Beach Road corridor and nearby residents.
Proposed Conditions:
1. A private access easement will be dedicated to establish permanent access for the three
properties to the rear of the development.
2. The bufferyard along the southern boundary will include an eight-foot-high screening fence
with a pedestrian gate and sidewalk connection from the terminus of Southern Exposure
roadway to the convenience store.
Planning Board - February 2, 2023
ITEM: 1 - 1 - 1
3. The owner will cancel the contract for the existing billboard on the site. The billboard will
be removed prior to issuance of Certificate of Occupancy.
4. 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 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
twenty feet.
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to a (CZD) B-1, Neighborhood
Business District and (CZD) R-5, Residential Moderate-High Density District. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it provides for
the types of uses and the residential densities for a Community Mixed Use place, I find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest
because it is not consistent with the desired character of the surrounding community and will
adversely impact the adjacent neighborhood.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) B-1
Neighborhood Business & (CZD) R-5, Residential Moderate-High Density 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 - February 2, 2023
ITEM: 1 - 1 - 2
Z22-23 Staff Report PB 2.2.2023 Page 1 of 19
STAFF REPORT FOR Z22-23
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z22-23
Request:
Rezoning to a Conditional B-1, Neighborhood Business District, and Conditional R-5, Residential
Moderate-High Density District
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Bayat Land LLC
Location: Acreage:
6830 & 6844 Carolina Beach Rd 3.83
PID(s): Comp Plan Place Type:
R08200-001-018-000 & R08200-001-014-
000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped
Convenience Store with Fuel Station and
Single Family Attached Residences
Current Zoning: Proposed Zoning:
R-15, Residential District
(CZD) B-1, Neighborhood Business District &
(CZD) R-5, Residential Moderate-High
Density District
SURROUNDING AREA
LAND USE ZONING
North Single Family Residences R-15
East Single Family Residences, Fuel Station to the
Northeast R-15
South Single Family Residences (Old Cape Cod) R-15
West Single Family Residences R-15
Planning Board - February 2, 2023
ITEM: 1 - 2 - 1
Z22-23 Staff Report PB 2.2.2023 Page 2 of 19
ZONING HISTORY
April 7, 1971 Initially zoned R-15
COMMUNITY SERVICES
Water/Sewer
Water and sewer services are not available through CFPUA. These
properties can be serviced by a private well and septic system approved
and permitted by the NHC Health Department. AQUA has provided a letter
of commitment for water and wastewater utility service at this location
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 - February 2, 2023
ITEM: 1 - 2 - 2
Z22-23 Staff Report PB 2.2.2023 Page 3 of 19
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
• The applicant is proposing to construct a 6,000 sq ft convenience store with a 16-pump
fueling station.
• The applicant is also proposing to construct 12 single-family attached residential units to the
rear of the convenience store and fuel station.
• The applicant’s proposed conceptual plan includes a bufferyard along the southern
boundary that will consist of an eight-foot high screening fence with a pedestrian gate and
sidewalk connection from the terminus of the Southern Exposure roadway to the convenience
store.
• The applicant has proposed a dedicated private access easement for permanent access to
the three residential parcels to the rear of the subject property.
• The applicant’s proposed lighting condition, limiting posts to no taller than 20’ is more
restrictive than the UDO’s lighting standards which limit post height to 25’.
12 Single-Family
Dwellings (Triplex) Convenience Store
16 Pump Fuel Station
Fenced Buffer
Site Access with
extended turn lane
Planning Board - February 2, 2023
ITEM: 1 - 2 - 3
Z22-23 Staff Report PB 2.2.2023 Page 4 of 19
• When the rezoning application was first reviewed, staff received comments indicating
concern from NCDOT and the WMPO about the proximity of the site access to the utility
road to the south. The revised concept plan depicts an extended right turn lane beyond the
site access to the utility access road to the south, a feature which was not on the original site
plan. This extension was added in order to improve site access and traffic flow to and from
the Old Cape Cod neighborhood to the south. Per conversations with the WMPO and
NCDOT, this site access and turn lane extension are acceptable.
• An under-pavement stormwater system is proposed for this development in order to save
the trees where the stormwater ponds were on the community meeting plan. The applicant
had a soil analysis performed on the site to determine feasibility of this system, which has
been reviewed by New Hanover County Stormwater Engineering. Per discussions with NHC
Engineering, this system is feasible for the site.
• The applicant has noted several trees on the site plan. A certified arborist has confirmed
that there are no specimen trees on the site and that several of the trees on the site have
root rot.
• New Hanover County Environmental Health has stated that underground storage tanks must
remain 100’ from any wells surrounding this property. If the existing wells on the site are
properly abandoned, then the setbacks to the underground storage tanks will comply with
this regulation.
• There is an existing billboard on the northeastern portion of the site. The applicant has
proposed a condition that would require them to cancel the contract and remove the
billboard prior to issuance of a Certificate of Occupancy.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities. AQUA has provided a letter of commitment for water and sewer service.
• While the site is zoned R-15, the Carolina Beach Road corridor has seen increased interest
in higher density residential and commercial development. This trend is expected to continue.
• As currently zoned, the subject site would be allowed a maximum of 9 dwelling units under
a performance residential development, at a density of 2.5 du/acre.
• The purpose of the B-1 district is to provide lands that accommodate a range of small-scale,
low-intensity, neighborhood-serving commercial development that provide goods and
services to residents of adjacent neighborhoods. District regulations are intended to ensure
uses, development intensities, and a development form that is consistent with a pedestrian-
friendly walkable and neighborhood scale.
• The purpose of the R-5, Residential District is to provide lands that accommodate moderate
to high density single-family detached and single-family attached development.
• The proposed single family development in the R-5 places 12 attached dwelling units on
1.83 acres, at a density of 6.5 du/acre. The R-5 district allows a maximum density of 8
du/acre under a performance residential development.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 4
Z22-23 Staff Report PB 2.2.2023 Page 5 of 19
• The UDO prescribes a Type A: Opaque Buffer between the single-family residential uses
and commercial development.
• The applicant has proposed to extend the southbound right-turn lane to the access road
south of the property, which the NCDOT has stated could be adequate for site access;
however, a driveway permit would be required for full engineering analysis.
• If approved, the project would be subject to Technical Review Committee and Zoning
Compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - February 2, 2023
ITEM: 1 - 2 - 5
Z22-23 Staff Report PB 2.2.2023 Page 6 of 19
TRANSPORTATION
• Access is proposed to the subject property from Carolina Beach Road, an NCDOT-
maintained Urban Principal Arterial highway.
• Access will be limited to a right-in/right-out movement on Carolina Beach Road with a 200’
right turn lane on southbound Carolina Beach road, prescribed by the Traffic Impact
Analysis.
• The applicant has proposed extending the right turn lane to the access road to the south of
the site.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 6
Z22-23 Staff Report PB 2.2.2023 Page 7 of 19
• As currently zoned, it is estimated the site would generate about 6 AM / 8 PM trips during
the peak hours if developed at the permitted density. The proposed convenience store and
single-family attached development would increase the estimated number of peak hour
trips by approximately 506 AM / 429 PM trips.
• Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvement required by the TIA.
Traffic Impact Analysis
• New developments that are anticipated to generate more than 100 trips during any peak
hour period are required to submit a traffic impact analysis (TIA) as part of their rezoning
application.
• The TIA was approved on January 12, 2023. It analyzed the development of a 6,000 sq
ft convenience store with 16 fuel pumps and 18 single-family attached dwelling units. The
proposed rezoning reduces the number of single-family attached dwelling units to 12.
• The TIA analyzed the Level of Service (LOS) in vehicle delay per second at notable
intersections in the area, summarized below:
o US 421 (Carolina Beach Road) at SR 1492 (Myrtle Grove Road) (signalized);
o US 421 (Carolina Beach Road) at SR 2364 (Southern Charm Drive) / Hill Valley
Walk (RCI – unsignalized);
o US 421 (Carolina Beach Road) at Site Access (future right-in/right-out);
• The TIA approval requires the following notable roadway improvements:
o Intersection: Carolina Beach Road at Myrtle Grove Road:
▪ Extend the northbound U-turn lane from 100 feet of storage to 200 feet of
storage.
o Carolina Beach Road at Hill Valley Walk:
▪ No improvements are recommended
o Carolina Beach Road at Southern Charm Drive:
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning:
9 single family
dwellings 6 AM / 8 PM
Proposed Development:
6,000 square foot
Convenience Store w/
16 pumps
12 single-family
attached dwelling units
506 AM / 430 PM
6 AM / 7 PM
Planning Board - February 2, 2023
ITEM: 1 - 2 - 7
Z22-23 Staff Report PB 2.2.2023 Page 8 of 19
▪ No improvements are recommended
o Carolina Beach Road/Site Access 1:
▪ Install a southbound right turn lane on Carolina Beach Road with 200 feet of
storage and appropriate deceleration and taper. As noted on the concept
plan, the applicant has proposed the extension of this right turn lane to the
access road to the south.
NOTABLE TIA IMPROVEMENTS
Install a southbound right turn lane on
Carolina Beach Road
Extend the northbound U-turn
lane from 100 feet of
storage to 200 feet of
storage
Planning Board - February 2, 2023
ITEM: 1 - 2 - 8
Z22-23 Staff Report PB 2.2.2023 Page 9 of 19
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Planning Board - February 2, 2023
ITEM: 1 - 2 - 9
Z22-23 Staff Report PB 2.2.2023 Page 10 of 19
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed
by the build out date established within the TIA.
Proposed Development Land Use/Intensity TIA Status
1. River Oaks • 108 Single-Family
detached housing units
• TIA approved July 24, 2020
• 2021 build-out year
The TIA required no improvements at any of the intersections.
Nearby Proposed Developments included within the TIA:
• None
Development Status: Development currently under construction
Proposed Development Land Use/Intensity TIA Status
2. Masonboro Golf
Club
• 141 Single-Family
detached housing units
• TIA approved August 16,
2018
• 2020 build-out year
The TIA required the following improvements made at SR 1576 (River Road) at The Cape Blvd
• Provide a southbound, left-turn lane on River Road with 50 feet of storage, 50 feet of
full-width deceleration and appropriate taper.
Nearby Proposed Developments included within the TIA:
• None
Development Status: Built out
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Lord’s Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class 1 suitable soils. The project is proposed to be served by Aqua.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 10
Z22-23 Staff Report PB 2.2.2023 Page 11 of 19
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to Anderson Elementary
School, Murray Middle School, and Ashley High School. Students may apply to attend
public magnet, year-round elementary, or specialty high schools.
• A maximum of 9 dwelling units would be permitted under the current R-15 zoning base
density, and 12 units could potentially be developed under the proposed zoning for an
increase of 3 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 1 additional student than would be generated under
current zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and
2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential
units were permitted across the county. In addition, the student population is anticipated to
only grow by approximately 1,300 students over the next 10 years based on the most
recent New Hanover County Schools Facility Needs Study.
Development Type Intensity Estimated Student Yield
(current general student generation rate) *
Existing Development Undeveloped Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development Under
Current Zoning 9 residential units Approximate** Total: 2
(1 elementary, 0 middle, 1 high)
Proposed Zoning 12 residential units Approximate** Total: 3
(1 elementary, 1 middle, 1 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school student
enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an
average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
• Since the residential components associated with the proposed rezoning are likely to have
a build-out date within 5 years per the Traffic Impact Analysis, staff has outlined existing
school capacity to provide a general idea of the potential impact on public schools.
• Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 11
Z22-23 Staff Report PB 2.2.2023 Page 12 of 19
School Enrollment* and Capacity** (2022-2023 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year.
**Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools
to the Board of Education in January 2021. This information does not take into account flexible scheduling that may
be available in high school settings, which can reduce the portion of the student body on campus at any one time.
• The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity data,
planned facility upgrades, combined with changes to student enrollment patterns, will result
in adequate capacity district wide over the next ten years if facility upgrades are funded.
NEW HANOVER COUNTY STRATEGIC PLAN
• One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to
encourage the development of complete communities in the unincorporated county by
increasing housing diversity and access to basic goods and services.
• The predominant housing type in the area is single family detached at 72%. Due to the
number of proposed units under the proposed R-5 district there would be no change to the
percentage of housing type in this community area.
• The subject property is located in the Veterans Park community area, where 84% of
residents currently live within one mile of a community facility (public park, school, museum
etc.). Due to the number of units proposed, the percentage of housing units within one mile
of a community facility would not change.
Level
Total
NHC
Capacity
School
Enrollment of
Assigned
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned
School
Funded or
Planned
Capacity
Upgrades
Elementary 91% Anderson 624 560 111% None
Middle 92% Murray 882 889 99% None
High 98.5% Ashley 1983 1990 99.6% None
Planning Board - February 2, 2023
ITEM: 1 - 2 - 12
Z22-23 Staff Report PB 2.2.2023 Page 13 of 19
Representative Developments
Representative Developments of R-15 (Existing Zoning):
Cottage Grove
Pages Corner
Planning Board - February 2, 2023
ITEM: 1 - 2 - 13
Z22-23 Staff Report PB 2.2.2023 Page 14 of 19
Representative Developments of Convenience Store with Fuel Station (Proposed Development):
Circle K on Airport Road
Representative Developments of R-5 (Proposed Development):
Wrightsville Place
Planning Board - February 2, 2023
ITEM: 1 - 2 - 14
Z22-23 Staff Report PB 2.2.2023 Page 15 of 19
Leeward Village
Planning Board - February 2, 2023
ITEM: 1 - 2 - 15
Z22-23 Staff Report PB 2.2.2023 Page 16 of 19
Context and Compatibility
• The property is located adjacent to Carolina Beach Road with right-in / right-out access to
the highway.
• The property is located south of Veterans Park and the elementary, middle, and high
schools; however, there is no pedestrian infrastructure in place and all traffic must travel to
a U-turn movement on Carolina Beach Road to travel north.
• The subject property is one of several undeveloped tracts along Carolina Beach Road and
acts as a buffer between the highway and lower density single-family development to the
west.
• Most of the surrounding land is either undeveloped or used for single-family development.
• There is a nearby convenience store with fuel stations, however, it is located north of Myrtle
Grove Road and is only accessible to traffic traveling north on Carolina Beach Road.
• The subject property is located adjacent to the Old Cape Cod residential subdivision to the
south.
• Due to the size of the parcel and access onto Carolina Beach Road, the property is less
likely to be developed with lower density detached single family housing.
• In addition to the setback and buffer requirements of the UDO, the applicant has agreed
to additional exterior lighting conditions to reduce the potential impact on neighboring
residential uses.
• The applicant has proposed extending the right turn lane down to the access road used by
the Old Cape Cod Neighborhood.
• While the area was zoned for low density housing in the late 1960s and early 1970s, the
2016 Comprehensive Plan recommends a mixture of commercial uses and residential
densities ranging up to 15 dwelling units per acre.
• A community meeting has been held and a TIA is under consideration for a similar
development to the north, with a convenience store and fuel stations abutting an apartment
complex. This project has not yet been submitted to New Hanover County.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 16
Z22-23 Staff Report PB 2.2.2023 Page 17 of 19
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and
visitors. Types of appropriate uses include office, retail, mixed use,
recreational, commercial, institutional, and multi-family and single-family
residential.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 17
Z22-23 Staff Report PB 2.2.2023 Page 18 of 19
Analysis
The Comprehensive Plan designates this property and the majority of the
Carolina Beach Road corridor as Community Mixed Use, a land use
classification that promotes a mix of retail, office, and residential
development at moderate densities up to 15 units per acre. This
classification is generally applied to areas intended as community-level
service nodes and / or transitions between lower density housing and higher
intensity development.
While this site is located south of the Monkey Junction Growth Node, it is in
close proximity to another fuel station at the corner of Myrtle Grove Road,
only accessible to northbound traffic on Carolina Beach Road.
This proposed mixed-use project would provide a fuel station on southbound
Carolina Beach Road in the B-1 portion, serving as a transition between the
road corridor and the existing single-family housing development to the
south and the proposed higher density single-family housing to the west.
These types of transitional and neighborhood-serving uses are appropriate
for the Community Mixed Use place type. The proposed R-5 zoning would
provide housing in this area, which is also appropriate for the Community
Mixed Use place type.
Consistency
Recommendation
The proposed rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because it provides for the types of uses and
residential densities recommended for a Community Mixed Use place. The
project will provide housing and commercial services to those along the
Carolina Beach Road corridor and nearby residents.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 18
Z22-23 Staff Report PB 2.2.2023 Page 19 of 19
STAFF RECOMMENDATION
Staff originally recommended a continuance of this proposal to allow for additional clarification of
site access and stormwater. Staff finds that the proposal is consistent with the recommended uses
for the Community Mixed Use place type and with the 2016 Comprehensive Plan. The commercial
use fronting Carolina Beach Road would serve as a buffer and transition between the highway
corridor and residential uses. Based on conversations with NCDOT, the WMPO, and New Hanover
County Engineering, questions regarding site access and stormwater have been addressed and
proposed site features appear to comply with review agencies’ regulations.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it
provides for the types of uses and residential densities for a Community Mixed Use
place. I also find recommending APPROVAL of the rezoning request is reasonable and
in the public interest because the project will provide housing and commercial services
to those along the Carolina Beach Road corridor and nearby residents.
Proposed Conditions:
1. A private access easement will be dedicated to establish permanent access for the
three properties to the rear of the development.
2. The bufferyard along the southern boundary will include an eight-foot-high
screening fence with a pedestrian gate and sidewalk connection from the terminus
of Southern Exposure roadway to the convenience store.
3. The owner will cancel the contract for the existing billboard on the site. The
billboard will be removed prior to issuance of Certificate of Occupancy.
4. 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 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 twenty feet.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it
provides for the types of uses and the residential densities recommended for a
Community Mixed Use place, I find recommending DENIAL of the rezoning request is
reasonable and in the public interest because it is not consistent with the desired
character of the surrounding community and will adversely impact the adjacent
neighborhood.
Planning Board - February 2, 2023
ITEM: 1 - 2 - 19
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New Hanover County, NC
CZD B-1 & R-5R-156830 & 6844
Carolina Beach Rd
Z22-23
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US Feet
Site
Z22-23
ZONING
B-1
O&I
I-2
R-10
R-15
CZD
Z22-23
Planning Board - February 2, 2023
ITEM: 1 - 3 - 1
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New Hanover County, NC
CZD B-1 & R-5R-156830 & 6844
Carolina Beach Rd
Z22-23
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US Feet
Site
Z22-23
Future Land Use
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
CONSERVATION
Z22-23
Planning Board - February 2, 2023
ITEM: 1 - 4 - 1
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Neighboring Parcels (500 feet)
CZD B-1 & R-5R-156830 & 6844
Carolina Beach Rd
Z22-23
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US Feet
Site
Z22-23 6844
6830
Planning Board - February 2, 2023
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - February 2, 2023
ITEM: 1 - 6 - 1
Page 1 of 6
Conditional Zoning District Application – Updated 05-2021
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
CONDITIONAL ZONING APPLICATION
This application form must be completed as part of a conditional zoning application submitted through the county’s
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional)
Pre-Application
Conference
1
Community
Information
Meeting
2
Application
Submittal &
Acceptance
3
Planning
Director Review
& Staff Report
(TRC Optional)
4
Public Hearing
Scheduling &
Notification
5
Planning Board
Hearing &
Recom-
mendation
6
Board of
Commissioners
Hearing &
Decision
7
Post-Decision
Limitations and
Actions
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Cindee Wolf
Design Solutions
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
P.O. Box 7221
6844 Bayat Land, L.L.C.
2 Wisteria Lane
Lake Grove, NY 11755
910-599-4450 (Contact: John Izci)
johnny1861@yahoo.com
Planning Board - February 2, 2023
ITEM: 1 - 7 - 1
Page 2 of 6
Conditional Zoning District Application – Updated 05-2021
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
R-15 Community Mixed-Use
6830 & 6844 Carolina Beach Road 313214.34.9634 & 313214.34.9816
3.83 Ac.+/-
(CZD) B-1 & R-5 (See Below)
* Access to the three (3) residential parcels to the rear of the subject property exists but is undocumented. A private access easement will be dedicated to establish permanent right-of-way for those properties.* The bufferyard along the southern boundary will include an eight (8) foot high screening fence with a pedestrian gate and sidewalk connection from the terminus of Southern Exposure roadway to the convenient store.* Exterior lighting, including luminaries and security lights, shall be arranged or shielded so as not to cast illumination in an upward direction above an imaginery line extended from the light sources parallel to the ground. Fixtures shall be numbered 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 twenty (20) feet.
The proposed project is to develop a convenience store with fuel sales along the highway frontageand buffer the commercial use from the single-family residences behind the tract with new residentialtownhomes to act as a transitional buffer.
CZD / B-1 = 2.00 ac.+/- (6000 s.f. Convenience Store)
CZD / R-5 = 1.83 ac.+/- (12 - Single-family Attached Residences)
Planning Board - February 2, 2023
ITEM: 1 - 7 - 2
Page 3 of 6
Conditional Zoning District Application – Updated 05-2021
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of
the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for
all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this
application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for
use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive
conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and
the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional
Zoning district meets the following criteria.
1.How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
The policies for growth and development encourage continued efforts to attract new business.Sustainability of the County depends on sensible in-fill and maximizing use of lands. The proposeddevelopment will provide a location-efficient service to the existing pass-by traffic and extensiveresidential development occuring in this area of the County.
Convenience Market w/ Gas Pumps (945) / Attached SF Residential (215)
per Fueling Station / per dwelling unit
506 + 9 = 515 430 + 10 = 440
6000 s.f.+/- 12+/-
Planning Board - February 2, 2023
ITEM: 1 - 7 - 3
Page 4 of 6
Conditional Zoning District Application – Updated 05-2021
2.How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
3.What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
Carolina Beach Road is an arterial roadway that supports vehicular circulation for this southernportion of the County and all of Pleasure Island. The R-15 district and a low-density of homesare certainly no longer appropriate for this land.
The Comprehensive Land Use Plan identifies the subject tract as being in a "Community Mixed-Use"place-type. A variety of uses, including commercial services, are appropriate. Whereas there aremultiple convenience / fuel opportunities along a the eastern / northbound stretch of Carolina BechRoad, there is not a single one along the western / southbound roadway from Cathay Road untilgetting over the Snows Cut bridge and into the Town of Carolina Beach. Location efficiency of havingservices convenient to travel patterns aids in better traffic circulation while limiting unnecessaryadditonal turning movements.
Planning Board - February 2, 2023
ITEM: 1 - 7 - 4
Page 5 of 6
Conditional Zoning District Application – Updated 05-2021
Staff will use the following checklist to determine the completeness of your application. Please verify all of the
listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as
“N/A”. Applications determined to be incomplete must be corrected in order to be processed for further review;
Staff will confirm if an application is complete within five business days of submittal.
Application Checklist Applicant Initial
This application form, completed and signed
Application fee:
x $600 for 5 acres or less
x $700 for more than 5 acres
x $300 in addition to base fee for applications requiring TRC review
Community meeting written summary
Traffic impact analysis (if applicable)
Legal description (by metes and bounds) or recorded survey Map Book and Page
Reference of the property requested for rezoning
Conceptual Plan including the following minimum elements:
Tract boundaries and total area, location of adjoining parcels and roads
x Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type
of units; area to be occupied by the structures; and/or proposed
subdivision boundaries.
o For non-residential uses, include the maximum square footage and
height of each structure, an outline of the area structures will
occupy, and the specific purposes for which the structures will be
used.
x Proposed transportation and parking improvements; including proposed
rights-of-way and roadways; proposed access to and from the subject site;
arrangement and access provisions for parking areas.
x All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
x The location of Special Flood Hazard Areas.
x A narrative of the existing vegetation on the subject site including the
approximate location, species, and size (DBH) of regulated trees. For site
less than 5 acres, the exact location, species, and sized (DBH) of specimen
trees must be included.
x Approximate location and type of stormwater management facilities
intended to serve the site.
x Approximate location of regulated wetlands.
x Any additional conditions and requirements that represent greater
restrictions on development and use of the tract than the corresponding
general use district regulations or additional limitations on land that may be
regulated by state law or local ordinance
One (1) hard copy of ALL documents and site plan. Additional hard copies may be
required by staff depending on the size of the document/site plan.
One (1) digital PDF copy of ALL documents AND plans
CAW
CAW
CAW
CAW
CAW
CAW
CAW
N/A
$600 for 5 acres or less
Planning Board - February 2, 2023
ITEM: 1 - 7 - 5
Planning Board - February 2, 2023
ITEM: 1 - 7 - 6
Planning Board - February 2, 2023
ITEM: 1 - 7 - 7
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Bayat Mixed-Use (6830 & 6844 Carolina Beach Road)
Proposed Zoning: R-15 to CZD / B-1 (2.00 ac.+/-) & CZD / R-5 (1.83 ac.+/-)
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
April 25, 2022 . A copy of that written notice and site layout are also attached.
The meeting was held at the following time and place: Wednesday, May 11th,
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
Comprehensive Land Use Plan, the absence of a convenience store on the western side of
Carolina Beach Road from those at Cathay Road all the way across the Snows Cut bridge,
and the housing deficit in the County. The layout of the plan was shown and uses explained.
There was conversation concerning the undocumented accesses to the rear residences, and
commitment was made to dedicate an easement. The residents of Old Cape Cod community
were adamant that they did not want the stubbed right-of-way of Southern Exposure Road to
be connected to the project. Questions and concerns were also voiced about environmental
considerations of the underground tanks, lighting, and overall effects of commercial activity.
stormwater management requirements were explained. The proposed plan is intended to
address as many of the issues as possible.
Date: September 1, 2022
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - February 2, 2023
ITEM: 1 - 8 - 1
Planning Board - February 2, 2023
ITEM: 1 - 8 - 2
Planning Board - February 2, 2023
ITEM: 1 - 8 - 3
Planning Board - February 2, 2023
ITEM: 1 - 8 - 4
Planning Board - February 2, 2023
ITEM: 1 - 8 - 5
Planning Board - February 2, 2023
ITEM: 1 - 8 - 6
PROPERTY OWNERS WITHIN 500' PERIMETER OF 6844 CAROLINA BEACH RD:
OWNER ADDRESS CITY / STATE / ZIP PROPERTY ADDRESS
6901 SOUTHERN EXPOSURE LTD 2840 COLLEGE RD S WILMINGTON, NC 28412 6901 SOUTHERN EXPOSURE WILMINGTON
ALFORD JACK A JR 6916 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6916 SOUTHERN EXPOSURE WILMINGTON
ALTOMARE ANTHONY P19 BIRCHWOOD CT BLAUVELT, NY 10913 804 SUMMER TREE LN WILMINGTON
ANDERSON JOHN A PATRICIA E 822 SUMMERTREE LN WILMINGTON, NC 28412 822 SUMMER TREE LN WILMINGTON
BARKER MICHAEL C ETAL 827 SOUTHERN CHARM DR WILMINGTON, NC 28412 827 SOUTHERN CHARM DR WILMINGTON
BARR KIMBERLEE W DWAYNE ETAL 105 STURBRIDGE DR PISCATAWAY, NJ 08854 6814 CAROLINA BEACH RD WILMINGTON
BAUCOM BRIAN M 615 TARBORO AVE CAROLINA BEACH, NC 28428 6906 SOUTHERN EXPOSURE WILMINGTON
BEARDSWORTH RICHARD REV LIV TR ETAL 2431 ALFORD LANDING DR WILMINGTON, NC 28409 6912 SOUTHERN EXPOSURE WILMINGTON
CAROLINA POWER & LIGHT CO PO BOX 1551 RALEIGH, NC 27602 6854 CAROLINA BEACH RD WILMINGTON
CIRCLE K STORES INC PO BOX 52085 DC17 PHOENIX, AZ 85072 6759 CAROLINA BEACH RD WILMINGTON
CLARK PALMA M TRUSTEE ETAL 6921 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6921 SOUTHERN EXPOSURE WILMINGTON
DECKER THOMAS 6919 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6919 SOUTHERN EXPOSURE WILMINGTON
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6828 CAROLINA BEACH RD WILMINGTON
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6820 CAROLINA BEACH RD WILMINGTON
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6818 CAROLINA BEACH RD WILMINGTON
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6824 CAROLINA BEACH RD WILMINGTON
DEWITT LOIS P 6905 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6905 SOUTHERN EXPOSURE WILMINGTON
ELLER KRISTA M 818 SUMMERTREE LN WILMINGTON, NC 28412 818 SUMMER TREE LN WILMINGTON
FENNELL TRUST 24001 MARTINGALE WAY TEHACHAPI, CA 93561 824 SUMMER TREE LN WILMINGTON
FERGUSON CHARLES ERNEST 6902 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6902 SOUTHERN EXPOSURE WILMINGTON
FORTY ELEVEN 02 LLC 221 WILLIAMS RD WILMINGTON, NC 28409 6801 CAROLINA BEACH RD WILMINGTON
FOUST JACQUELINE 817 SOUTHERN CHARM DR WILMINGTON, NC 28412 817 SOUTHERN CHARM DR WILMINGTON
GANN GINA J 819 SOUTHERN CHARM DR WILMINGTON, NC 28412 819 SOUTHERN CHARM DR WILMINGTON
GREEN THOMAS 707 SOUTHERN CHARM DR WILMINGTON, NC 28412 707 SOUTHERN CHARM DR WILMINGTON
GRETES TASO 823 SOUTHERN CHARM DR WILMINGTON, NC 28412 823 SOUTHERN CHARM DR WILMINGTON
HAMILTON RICHARD J SANDRA B 110 CARROUSEL LN CARY, NC 27513 6910 SOUTHERN EXPOSURE WILMINGTON
HANSON JUDITH SAUNDERS 105 CHIMNEY LN WILMINGTON, NC 28409 105 CHIMNEY LN WILMINGTON
HARRIS HOWARD E ETAL 5311 DANDELION DR WILMINGTON, NC 28405 6838 CAROLINA BEACH RD WILMINGTON
HARRIS HOWARD E JR 5311 DANDELION DR WILMINGTON, NC 28405 6840 CAROLINA BEACH RD WILMINGTON
HATCHER BRANDY MAE ETAL 6760 CAROLINA BEACH RD WILMINGTON, NC 28412 6760 CAROLINA BEACH RD WILMINGTON
HORTON GWENDOLYN GENEISE 18 SYRACUSE PL DURHAM, NC 27704 6808 CAROLINA BEACH RD WILMINGTON
JACOBS ALEXANDER E JR 6834 CAROLINA BEACH RD WILMINGTON, NC 28412 6834 CAROLINA BEACH RD WILMINGTON
JESSIE LOGAN M ETAL 802 SUMMERTREE LN WILMINGTON, NC 28412 802 SUMMER TREE LN WILMINGTON
JONES ANDREA 2018 TREECREST PKWY DECATUR, GA 30035 6800 CAROLINA BEACH RD WILMINGTON
LAND LEASE CAROLINA LLC 2004 BALMORAL PL WILMINGTON, NC 28405 6752 CAROLINA BEACH RD WILMINGTON
LESLEY JEFFREY N 1121 MIL CUTOFF RD STE C201 WILMINGTON, NC 28405 808 SUMMER TREE LN WILMINGTON
LOVINGOOD MICHAEL KIRSTEN SOSA 6920 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6920 SOUTHERN EXPOSURE WILMINGTON
LOWE JOHNSIE A 1309 LEWIS CARROLL CT CHARLOTTE, NC 28213 6857 CAROLINA BEACH RD WILMINGTON
MCLAIN KATHERINE T 6915 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6915 SOUTHERN EXPOSURE WILMINGTON
MCNEEL TERESA K 6841 CAROLINA BEACH RD WILMINGTON, NC 28412 6841 CAROLINA BEACH RD WILMINGTON
MEYER MITCHELL D PATRICIA R 1014 CAROLINA BCH AVE N APT B CAROLINA BEACH, NC 28428 814 SUMMER TREE LN WILMINGTON
MEYER MITCHELL D PATRICIA R 1014 CAROLINA BCH AVE N APT B CAROLINA BEACH, NC 28428 806 SUMMER TREE LN WILMINGTON
MILONE PATRICIA L 6918 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6918 SOUTHERN EXPOSURE WILMINGTON
MINNITTE BARBARA D TRUSTEE 814 KING ST RYE BROOK, NY 10573 101 CHIMNEY LN WILMINGTON
MONTGOMERY AARON LUMA ETAL 812 SUMMERTREE LN WILMINGTON, NC 28412 812 SUMMER TREE LN WILMINGTON
NANCE GARY K 801 SOUTHERN CHARM DR WILMINGTON, NC 28412 801 SOUTHERN CHARM DR WILMINGTON
CFPUA 235 GOVERNMENT CENTER DR WILMINGTON, NC 28403
OLD CAPE COD OWNERS ASSOC INC 822 SUMMERTREE LN WILMINGTON, NC 28412 821 SUMMER TREE LN WILMINGTON
OLD CHIMNEY HOMEOWNERS ASSOC PO BOX 1409 WILMINGTON, NC 28402 101 CHIMNEY LN WILMINGTON
PHELPS KIM S 6917 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6917 SOUTHERN EXPOSURE WILMINGTON
PIKE ROBERT JR AMANDA 6904 SOUTHERN EXPOSURE BLV WILMINGTON, NC 28412 6904 SOUTHERN EXPOSURE WILMINGTON
POIRIER PATRICK R J ETAL 6913 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6913 SOUTHERN EXPOSURE WILMINGTON
RADLEY CASEY DAVIS 6903 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6903 SOUTHERN EXPOSURE WILMINGTON
RAILEY KAREN W 4913 CORONADO DR WILMINGTON, NC 28409 821 SUMMER TREE LN WILMINGTON
RECCHIA TARA CARL S 4564 GRAYSTONE DR NAZARETH, PA 18064 709 SOUTHERN CHARM DR WILMINGTON
REYES MARIA CORAZON 6908 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6908 SOUTHERN EXPOSURE WILMINGTON
ROBINSON YOLANDA M 829 SOUTHERN CHARM DR WILMINGTON, NC 28412 829 SOUTHERN CHARM DR WILMINGTON
RUSSELL JOSHUA APRIL 821 SOUTHERN CHARM DR WILMINGTON, NC 28412 821 SOUTHERN CHARM DR WILMINGTON
SCOTT NANCY B REVOCABLE TRUST 226 BLACKBEARD RD E WILMINGTON, NC 28409 6923 SOUTHERN EXPOSURE WILMINGTON
SIMMONS RICKY G ALTA G 6909 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6909 SOUTHERN EXPOSURE WILMINGTON
SMITH JUDSON C 703 SOUTHERN CHARM DR WILMINGTON, NC 28412 703 SOUTHERN CHARM DR WILMINGTON
SPAHN JULIAN E 830 SUMMERTREE LN WILMINGTON, NC 28412 830 SUMMER TREE LN WILMINGTON
STEELE MICHELLE M 810 SUMMERTREE LN WILMINGTON, NC 28412 810 SUMMER TREE LN WILMINGTON
STRICKLAND LAURIE BRIGMAN 816 SUMMERTREE LN WILMINGTON, NC 28412 816 SUMMER TREE LN WILMINGTON
TERHUNE DUSTIN ETAL 701 SOUTHERN CHARM DR WILMINGTON, NC 28412 701 SOUTHERN CHARM DR WILMINGTON
TESZNAR PATRICIA ANN 825 SUMMERTREE LN WILMINGTON, NC 28412 825 SUMMER TREE LN WILMINGTON
TILLER PROPERTIES LLC 1823 HAWTHORNE RD WILMINGTON, NC 28403 828 SUMMER TREE LN WILMINGTON
TILLER PROPERTIES LLC 1823 HAWTHORNE RD WILMINGTON, NC 28403 826 SUMMER TREE LN WILMINGTON
WILEY DANIELLE 705 SOUTHERN CHARM DR WILMINGTON, NC 28412 705 SOUTHERN CHARM DR WILMINGTON
WILLIAMS CHARLES A JR LYNDA T 6110 SHILOH DR WILMINGTON, NC 28409 6907 SOUTHERN EXPOSURE WILMINGTON
WILLIAMS CHARLES A JR LYNDA T 6110 SHILOH DR WILMINGTON, NC 28409 825 SOUTHERN CHARM DR WILMINGTON
WILLIAMS WESTON B ETAL 6900 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6900 SOUTHERN EXPOSURE WILMINGTON
WILSON TANYA C 6911 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6911 SOUTHERN EXPOSURE WILMINGTON
YON MARIA M ROBERTO C 1012 ELSMORE DR MATTHEWS, NC 28104 820 SUMMER TREE LN WILMINGTON
ZAZZALI JOANNA M 815 SOUTHERN CHARM DR WILMINGTON, NC 28412 815 SOUTHERN CHARM DR WILMINGTONPlanning Board - February 2, 2023
ITEM: 1 - 8 - 7
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
April 25, 2022
To: Adjacent Property Owners
From: Cindee Wolf
Re: Myrtle‐South Convenience
The owners of the property at 6844 Carolina Beach Road are interested in developing a convenience
facility for the area, along with a small townhome community. 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 that use, structures and layout 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 Wednesday, May 11th, 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.
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Concept Plan
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Traffic Impact Analysis
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Home Office: Wilmington Regional Office: Serving the Southeast since 2002
119 Brookstown Ave. Suite PH1 5917 Oleander Dr, Suite 206 NC License: NC-2522
Winston-Salem, NC 27101 Wilmington, NC 28403
Main: 336.744.1636; Fax: 336.458.9377 Main: 910.251.8912; Fax: 336.458.9377
Transportation Impact Analysis
Myrtle Grove Mixed-Use Development
Wilmington, NC
Prepared for 6844 Bayat Land, LLC
November 8, 2022
Analysis by: Fatimah Al Alshaik
Drafting/Graphics by: Fatimah Al Alshaik
Reviewed by: R. Steven Epley, P.E.
Erin Govea, P.E.
Sealed by: R. Steve Epley, P.E.
This document, together with the concepts and designs presented herein, is intended only for the specific
purpose and client for which it was prepared. Reuse of, or improper reliance on, this document by others
without written authorization and adaptation by DAVENPORT shall be without liability to DAVENPORT and
shall be a violation of the agreement between DAVENPORT and the client.
SEAL
DocuSign Envelope ID: BD540FE9-3799-46EC-808B-CD15968B1EDF
11/8/2022
Planning Board - February 2, 2023
ITEM: 1 - 13 - 1
11/8/2022 220201 - Myrtle Grove Mixed-Use Development
Myrtle Grove Mixed-Use Development – Transportation Impact Analysis
New Hanover County, NC
Prepared for 6844 Bayat Land, LLC
11/8/2022
EXECUTIVE SUMMARY
Myrtle Grove Mixed-Use development is located on an undeveloped tract of land on the
west side of US 421 (Carolina Beach Road) south of SR 1492 (Myrtle Grove Road) in
Wilmington, NC. It will consist of a 6,000-square-foot convenience store with 16 fueling
positions and 18 single-family attached housing (townhomes). One access point will be
constructed on US 421 (Carolina Beach Road). The expected build-out year for this
development is 2025. Information regarding the property was provided by 6844 Bayat
Land, LLC.
DAVENPORT was retained to determine the potential traffic impacts of this
development and to identify transportation improvements that may be required to
accommodate the impacts of the new development traffic.
The Transportation Impact Analysis (TIA) was performed based on the scope agreed
upon with Wilmington Metropolitan Planning Organization (WMPO) and North Carolina
Department of Transportation (NCDOT). This site has a trip generation potential of 515
trips in the AM peak hour and 435 trips in the PM peak hour.
Based on the capacity analysis, recommendations have been given where necessary to
mitigate the impacts of future traffic. Improvements are summarized in Table A and
Figure A.
In conclusion, this study has determined the potential traffic impacts of this
development. Recommendations have been given to accommodate these impacts. The
analysis indicates that with the recommended improvements in place, the proposed site
is not expected to have a detrimental effect on transportation capacity and mobility in
the study area. The recommendations in Figure A and in Table A should be constructed
to comply with applicable NCDOT Policy on Street and Driveway Access to North
Carolina Highways standards.
DocuSign Envelope ID: BD540FE9-3799-46EC-808B-CD15968B1EDF
Planning Board - February 2, 2023
ITEM: 1 - 13 - 2
11/8/2022 220201 - Myrtle Grove Mixed-Use Development
Table A – Recommended Improvements
INTERSECTION RECOMMENDATIONS
Carolina Beach Road at Myrtle
Grove Road
Extend the northbound U-turn lane from 100
feet of storage to 200 feet of storage
Carolina Beach Road at
Hill Valley Walk No improvements are recommended.
Carolina Beach Road at
Southern Charm Drive No improvements are recommended.
Carolina Beach Road/Site
Access 1
Install a southbound right turn lane on Carolina
Beach Road with 200 feet of storage and
appropriate deceleration and taper.
DocuSign Envelope ID: BD540FE9-3799-46EC-808B-CD15968B1EDF
Planning Board - February 2, 2023
ITEM: 1 - 13 - 3
January 12, 2023
Mr. Steve Epley, PE
DAVENPORT
4600 Marriott Drive, Suite 340
Raleigh, NC 27612
RE: Approval with conditions of the Traffic Impact Analysis (TIA) associated with the proposed
Bayat mixed use development in New Hanover County, NC.
Dear Mr. Epley:
The WMPO, NCDOT, City of Wilmington and New Hanover County staffs have reviewed the Bayat Mixed Use TIA (sealed December 12, 2022) and based on the information provided and conversations held to date, it is our understanding that the proposed development has a build out year of 2025 and will consist of:
o ITE Land Use Code 215 – 18 dwelling units of Single-family homes (attached)
o ITE Land Use Code 945 – 6,000 SF of Convenience Store/Fueling station (16 fueling positions)
The following improvements are required of the developer: US 421 (Carolina Beach Road) and SR 1492 (Myrtle Grove Road) (Signalized intersection)
• Extend the existing northbound U-turn Lane on US 421 to provide 200 feet of storage, 50 feet of full width deceleration and appropriate taper.
• Provide a four (4)-section flashing yellow arrow signal head to the northbound U-turn.
• Modify the signal plan to provide “protected-permitted” movement for the northbound U-turn. US 421 (Carolina Beach Road) and Hill Valley Walk (Unsignalized left-over)
• Install a traffic signal and provide necessary coordination with NC 421 and Myrtle Grove Road intersection. US 421 (Carolina Beach Road) and SR 2364 (Southern Charm Drive) (Unsignalized left-over)
• No improvements are required.
Planning Board - February 2, 2023
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Public Comments
In Support X
Neutral X
In Opposition 13
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Supplementary Applicant
Materials
Planning Board - February 2, 2023
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To Whom it May Concern,
I visited the referenced tract at 6844 Carolina Beach Rd., on Saturday, July 16th 2022 to review
a tree location and identification survey provided by Michael Underwood & Associates. My
assessment of the hardwood trees classified as “significant” were more accurately measured
and are labeled by species and size on the attached exhibit. Pine trees are predominantly
“Loblolly” pines. Only a single Longleaf pine with a DBH of less than 15’’ was identified. No trees
classified as “specimen” were evidenced.
My recommendation would be to have the tract revisited after underbrush is cleared, and during
detailed design and permitting. That would allow additional evaluation of the health of the larger
trees necessary for removal, and for required mitigation calculation.
Please contact me with any further questions or concerns.
Thank you,
Jonathan Osborne, Certified Arborist
Cert ID # SO-10484A
828-476-6188
willoughby2316@gmail.com
Planning Board - February 2, 2023
ITEM: 1 - 18 - 1
Planning Board - February 2, 2023
ITEM: 1 - 18 - 2
January 3, 2023 Ms. Cindee Wolf Design Solutions PO Box 7221 Wilmington, North Carolina 28403 Reference: Report of Seasonal High Water Table Estimation and Infiltration Testing 6844 Carolina Beach Road Wilmington, New Hanover County, North Carolina ECS Project No. 49.19251 Dear Ms. Wolf: ECS Southeast, LLP (ECS) recently conducted a seasonal high water table (SHWT) estimation and infiltration testing within the stormwater control measure (SCM) area(s) at 6844 Carolina Beach Road in Wilmington, New Hanover County, North Carolina. This letter, with attachments, is the report of our testing. Field Testing On December 27, 2022, ECS conducted an exploration of the subsurface soil conditions, in accordance with the NCDEQ Stormwater Design Manual section A-2, at two requested locations shown on the attached Boring Location Plan (Figure 1). ECS used GPS equipment in order to determine the boring locations. The purpose of this exploration was to obtain subsurface information of the in situ soils for the SCM area(s). ECS explored the subsurface soil conditions by advancing one hand auger boring into the existing ground surface at each of the requested boring locations. ECS visually classified the subsurface soils and obtained representative samples of each soil type encountered. ECS also recorded the SHWT elevation observed at the time of the hand auger borings. The attached Infiltration Testing Form provides a summary of the subsurface conditions encountered at the hand auger boring locations. The SHWT elevation was estimated at the boring locations below the existing grade elevation. A summary of the findings are as follows:
Location SHWT
I-1 85 inches
I-2 100 inches
ECS has conducted three infiltration tests utilizing a compact constant head permeameter near the hand auger borings in order to estimate the infiltration rate for the subsurface soils. Infiltration tests are typically conducted at two feet above the SHWT or in the most restrictive soil horizon. Tests in clayey conditions are conducted for durations of up to 30 minutes. If a more precise hydraulic conductivity value is desired for these locations, then ECS recommends collecting samples and performing laboratory permeability testing.
Planning Board - February 2, 2023
ITEM: 1 - 19 - 1
Report of SHWT Estimation and Infiltration Testing
6844 Carolina Beach Road Wilmington, New Hanover County, North Carolina ECS Project No. 49.19251
January 3, 2023
2
Field Test Results Below is a summary of the infiltration test results: Location Description Depth Inches/ hour
I-1 Brown/tan f-m SAND w/ trace silt 16 inches 8.90
I-1A Brown/tan/orange fine SAND w/ clay 29 inches 0.33
I-2 Tan/orange/brown fine SAND w/ clay 37 inches 0.51
I-2A Tan/orange/gray fine SAND 70 inches 7.98
Infiltration rates and SHWT may vary within the proposed site due to changes in elevation, soil classification and subsurface conditions. ECS recommends that a licensed surveyor provide the elevations of the boring locations. Infiltration test I-1A was conducted below the sub-grade in the event pervious pavement was to be designed. Closure ECS’s analysis of the site has been based on our understanding of the site, the project
information provided to us, and the data obtained during our exploration. If the project information provided to us is changed, please contact us so that our recommendations can be reviewed and appropriate revisions provided, if necessary. The discovery of any site or subsurface conditions during construction which deviate from the data outlined in this exploration should be reported to us for our review, analysis and revision of our recommendations, if necessary. The assessment of site environmental conditions for the presence of pollutants in the soil and groundwater of the site is beyond the scope of this geotechnical exploration.
ECS appreciates the opportunity to provide our services to you on this project. If you have any questions concerning this report or this project, please contact us. Respectfully, ECS SOUTHEAST, LLP
K. Brooks Wall W. Brandon Fulton, PSC, PWS, LSS Project Manager Environmental Department Manager bwall@ecslimited.com bfulton@ecslimited.com
910-686-9114 704-525-5152 Attachments: Figure 1 - Boring Location Plan Infiltration Testing Form GBA Document
Planning Board - February 2, 2023
ITEM: 1 - 19 - 2
APPROXIMATE BORING LOCATIONS
SCALE SHOWN ABOVE
6844 Carolina Beach RoadWilmington, New Hanover County, North Carolina
ECS Project # 49.19251December 27, 2022JF
Figure 1–Boring Location Plan
Provided by: Google Earth
I-1
I-2
N
W
S
E
N
W
S
E
Planning Board - February 2, 2023
ITEM: 1 - 19 - 3
Infiltration Testing Form
6844 Carolina Beach Road
Wilmington, New Hanover County, North Carolina
ECS Project No. 49.19251 December 27, 2022
Location Depth USCS Soil Description
I-1 0-18” SM Brown/tan f-m SAND w/ trace silt
18”-42” SM Brown/tan/orange f-m SAND w/ clay 42”-70” SP Tan fine SAND 70”-96” SP White/gray fine SAND Seasonal High Water Table was estimated to be at 85 inches below the
existing grade elevation.
I-1 test was conducted at 16 inches below existing grade elevation
Infiltration Rate: 8.90 inches per hour
I-1A test was conducted at 29 inches below existing grade elevation
Infiltration Rate: 0.33 inches per hour Location Depth USCS Soil Description I-2 0-10” SP Brown/tan fine SAND 10”-26” SM Tan/orange fine SAND w/ trace silt 26”-66” SM Tan/orange/brown fine SAND w/ clay
66”-109” SP Tan/orange/gray fine SAND
Seasonal High Water Table was estimated to be at 100 inches below the
existing grade elevation.
Test I-2 was conducted at 37 inches below existing grade elevation Infiltration Rate: 0.51 inches per hour Test I-2A was conducted at 70 inches below existing grade elevation Infiltration Rate: 7.98 inches per hour
Planning Board - February 2, 2023
ITEM: 1 - 19 - 4
Geotechnical-Engineering Report
Important Information about This
Subsurface problems are a principal cause of construction delays, cost overruns, claims, and disputes.
While you cannot eliminate all such risks, you can manage them. The following information is provided to help.
The Geoprofessional Business Association (GBA) has prepared this advisory to help you – assumedly a client representative – interpret and apply this geotechnical-engineering report as effectively as possible. In that way, clients can benefit from a lowered exposure to the subsurface problems that, for decades, have been a principal cause of construction delays, cost overruns, claims, and disputes. If you have questions or want more information about any of the issues discussed below, contact your GBA-member geotechnical engineer. Active involvement in the Geoprofessional Business Association exposes geotechnical engineers to a wide array of risk-confrontation techniques that can be of genuine benefit for everyone involved with a construction project.
Geotechnical-Engineering Services Are Performed for Specific Purposes, Persons, and ProjectsGeotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical-engineering study conducted for a given civil engineer will not likely meet the needs of a civil-works constructor or even a different civil engineer. Because each geotechnical-engineering study is unique, each geotechnical-engineering report is unique, prepared solely for the client. Those who rely on a geotechnical-engineering report prepared for a different client can be seriously misled. No one except authorized client representatives should rely on this geotechnical-engineering report without first conferring with the geotechnical engineer who prepared it. And no one – not even you – should apply this report for any purpose or project except the one originally contemplated.
Read this Report in FullCostly problems have occurred because those relying on a geotechnical-engineering report did not read it in its entirety. Do not rely on an executive summary. Do not read selected elements only. Read this report in full.
You Need to Inform Your Geotechnical Engineer about ChangeYour geotechnical engineer considered unique, project-specific factors when designing the study behind this report and developing the confirmation-dependent recommendations the report conveys. A few typical factors include: • the client’s goals, objectives, budget, schedule, and risk-management preferences; • the general nature of the structure involved, its size, configuration, and performance criteria; • the structure’s location and orientation on the site; and • other planned or existing site improvements, such as retaining walls, access roads, parking lots, and underground utilities.
Typical changes that could erode the reliability of this report include
those that affect:
• the site’s size or shape;
• the function of the proposed structure, as when it’s
changed from a parking garage to an office building, or
from a light-industrial plant to a refrigerated warehouse;
• the elevation, configuration, location, orientation, or
weight of the proposed structure;
• the composition of the design team; or
• project ownership.
As a general rule, always inform your geotechnical engineer of project
changes – even minor ones – and request an assessment of their
impact. The geotechnical engineer who prepared this report cannot accept responsibility or liability for problems that arise because the geotechnical engineer was not informed about developments the engineer otherwise would have considered.
This Report May Not Be ReliableDo not rely on this report if your geotechnical engineer prepared it:
• for a different client;
• for a different project;
• for a different site (that may or may not include all or a
portion of the original site); or
• before important events occurred at the site or adjacent
to it; e.g., man-made events like construction or
environmental remediation, or natural events like floods,
droughts, earthquakes, or groundwater fluctuations.
Note, too, that it could be unwise to rely on a geotechnical-engineering
report whose reliability may have been affected by the passage of time,
because of factors like changed subsurface conditions; new or modified
codes, standards, or regulations; or new techniques or tools. If your geotechnical engineer has not indicated an “apply-by” date on the report, ask what it should be, and, in general, if you are the least bit uncertain
about the continued reliability of this report, contact your geotechnical
engineer before applying it. A minor amount of additional testing or
analysis – if any is required at all – could prevent major problems.
Most of the “Findings” Related in This Report Are Professional Opinions
Before construction begins, geotechnical engineers explore a site’s
subsurface through various sampling and testing procedures. Geotechnical engineers can observe actual subsurface conditions only at those specific locations where sampling and testing were performed. The
data derived from that sampling and testing were reviewed by your
geotechnical engineer, who then applied professional judgment to
form opinions about subsurface conditions throughout the site. Actual
sitewide-subsurface conditions may differ – maybe significantly – from
those indicated in this report. Confront that risk by retaining your
geotechnical engineer to serve on the design team from project start to
project finish, so the individual can provide informed guidance quickly,
whenever needed.
Planning Board - February 2, 2023
ITEM: 1 - 19 - 5
This Report’s Recommendations Are Confirmation-DependentThe recommendations included in this report – including any options or alternatives – are confirmation-dependent. In other words, they are not final, because the geotechnical engineer who developed them relied heavily on judgment and opinion to do so. Your geotechnical engineer can finalize the recommendations only after observing actual subsurface conditions revealed during construction. If through observation your geotechnical engineer confirms that the conditions assumed to exist actually do exist, the recommendations can be relied upon, assuming no other changes have occurred. The geotechnical engineer who prepared this report cannot assume responsibility or liability for confirmation-dependent recommendations if you fail to retain that engineer to perform construction observation.
This Report Could Be MisinterpretedOther design professionals’ misinterpretation of geotechnical-engineering reports has resulted in costly problems. Confront that risk by having your geotechnical engineer serve as a full-time member of the design team, to: • confer with other design-team members, • help develop specifications, • review pertinent elements of other design professionals’ plans and specifications, and • be on hand quickly whenever geotechnical-engineering guidance is needed. You should also confront the risk of constructors misinterpreting this report. Do so by retaining your geotechnical engineer to participate in prebid and preconstruction conferences and to perform construction observation.
Give Constructors a Complete Report and GuidanceSome owners and design professionals mistakenly believe they can shift unanticipated-subsurface-conditions liability to constructors by limiting the information they provide for bid preparation. To help prevent the costly, contentious problems this practice has caused, include the complete geotechnical-engineering report, along with any attachments or appendices, with your contract documents, but be certain to note conspicuously that you’ve included the material for informational purposes only. To avoid misunderstanding, you may also want to note that “informational purposes” means constructors have no right to rely on the interpretations, opinions, conclusions, or recommendations in the report, but they may rely on the factual data relative to the specific times, locations, and depths/elevations referenced. Be certain that constructors know they may learn about specific project requirements, including options selected from the report, only from the design drawings and specifications. Remind constructors that they may
perform their own studies if they want to, and be sure to allow enough time to permit them to do so. Only then might you be in a position
to give constructors the information available to you, while requiring
them to at least share some of the financial responsibilities stemming
from unanticipated conditions. Conducting prebid and preconstruction
conferences can also be valuable in this respect.
Read Responsibility Provisions Closely
Some client representatives, design professionals, and constructors do
not realize that geotechnical engineering is far less exact than other
engineering disciplines. That lack of understanding has nurtured
unrealistic expectations that have resulted in disappointments, delays,
cost overruns, claims, and disputes. To confront that risk, geotechnical
engineers commonly include explanatory provisions in their reports.
Sometimes labeled “limitations,” many of these provisions indicate
where geotechnical engineers’ responsibilities begin and end, to help
others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should
respond fully and frankly.
Geoenvironmental Concerns Are Not Covered
The personnel, equipment, and techniques used to perform an
environmental study – e.g., a “phase-one” or “phase-two” environmental
site assessment – differ significantly from those used to perform
a geotechnical-engineering study. For that reason, a geotechnical-
engineering report does not usually relate any environmental findings,
conclusions, or recommendations; e.g., about the likelihood of
encountering underground storage tanks or regulated contaminants. Unanticipated subsurface environmental problems have led to project failures. If you have not yet obtained your own environmental
information, ask your geotechnical consultant for risk-management
guidance. As a general rule, do not rely on an environmental report prepared for a different client, site, or project, or that is more than six months old.
Obtain Professional Assistance to Deal with Moisture Infiltration and Mold
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water infiltration, or similar issues in this report, none of the engineer’s
services were designed, conducted, or intended to prevent uncontrolled
migration of moisture – including water vapor – from the soil through
building slabs and walls and into the building interior, where it can
cause mold growth and material-performance deficiencies. Accordingly, proper implementation of the geotechnical engineer’s recommendations will not of itself be sufficient to prevent moisture infiltration. Confront
the risk of moisture infiltration by including building-envelope or mold
specialists on the design team. Geotechnical engineers are not building-envelope or mold specialists.
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Planning Board - February 2, 2023
ITEM: 1 - 19 - 6
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/2/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z23-02) - Request by Samuel Franck with Ward and Smith P.A., applicant, on behalf of
Swartville, LLC, property owners, to rezone two unaddressed parcels (Parcel IDs R02500-002-030-000 and R02500-
002-006-000) totaling approximately 104 acres of land located between Castle Hayne Road and Blue Clay Road
south of I-140 from R-20, ResidenAal to R-7, ResidenAal Moderate Density.
BRIEF SUMMARY:
The applicant is proposing to rezone two parcels totaling approximately 104 acres from R-20, Residen+al district to the
R-7, Residen+al district. Because this is a straight rezoning, a conceptual plan is not included within the applica+on.
The subject site would be required to meet all the Unified Development Ordinance (UDO) requirements for
development within the R-7 district.
According to the applicant, the requested R-7 zoning district is more appropriate for the tracts than the current R-20
zoning as the Comprehensive Plan calls for more housing within the general area, the densi+es and diversity of housing
types allowed within the R-7 are more consistent with what the General Residen+al place type calls for, and higher
density is possible due to the availability of public water and sewer.
The R-20 district in this area was established in 1972. At the +me, the purpose of the R-20 district was to ensure that
housing served by private sep+c and wells would be developed at low densi+es. Since that +me, water and sewer
services have become available to the surrounding area; however, the general area remains primarily zoned for low
density housing. The current R-20 zoning allows for several non-residen+al uses that are not permi9ed within the
proposed R-7 zoning district. Such uses include, but are not limited to, equestrian facili+es, stables, and wholesale
nurseries that are permi9ed by-right.
The purpose of the R-7 district is to accommodate lands for moderate density single family and low-density mul+-
family development of varying types and designs. The intent is that the R-7 district will provide op+ons for alterna+ve
housing types near or in direct rela+onship to single-family detached development with a range of housing op+ons.
Currently, the subject site is undeveloped. If developed at the maximum permi9ed density allowed under the R-20
district, 198 residen+al units could be constructed. If developed at the maximum permi9ed density allowed under the
proposed R-7 district, 624 residen+al units could be constructed for a net increase of 426 residen+al units.
The subject site is located about 1.5 miles from the General Electric facility at the intersec+on of Castle Hayne Road
and I-140, and about 1.8 miles from the Wrightsboro commercial node. Recent developments in the general area have
been a mix of residen+al uses with moderate densi+es and commercial districts, including the River Bluffs planned
development, Boun+ful Village, and the future residen+al development at the end of Rock Hill Road. Commercial
rezoning have occurred closer to the Wrightsboro commercial node to the south and on Hermitage Road to the north.
Planning Board - February 2, 2023
ITEM: 2
The site is currently accessed through a private access easement from Castle Hayne Road. The property is bordered by
I-140 to the north; however, no access is available to I-140. The subject parcel is landlocked from two of the three
sides. A 130-foot-wide CSX railroad right of way borders the eastern property line and I-140 borders to the north. The
site has access to Castle Hayne Road, an NCDOT maintained minor arterial road, through a private access easement.
The site is adjacent to vacant and agricultural property to the east and south.
As currently zoned, it is es+mated that the maximum density of 198 dwelling units is es+mated to generate about 139
AM and 189 PM peak hour trips. The net change from the maximum development possible under current zoning to the
es+mated number of trips generated from the maximum density allowed under the R-7 district is an approximate
increase of 225 AM peak hour trips and an approximate increase of 367 PM peak hour trips.
Traffic impact analyses are not required for straight rezonings as a specific development proposal is required to
thoroughly analyze poten+al trip genera+on.
Based on a generalized historic genera+on rate, staff would es+mate that the increase in homes would result in an
increase of approximately 95 more students than the number of students who are es+mated to be generated under
the exis+ng zoning at the maximum density possible.
The subject property is in the northern por+on of the county, located between the I-140 interchange and the
Wrightsboro commercial node. These areas are connected by Castle Hayne Road, a minor arterial roadway. Zoning
along and directly off of this corridor has progressively changed over the past decade to include a mix of residen+al
uses with moderate densi+es and commercial districts, including the River Bluffs planned development, Boun+ful
Village, and the future residen+al development at the end of Rock Hill Road.
The Comprehensive Plan classifies the property as General Residen+al, which encourages lower to moderate density
residen+al developments, light commercial, ins+tu+onal, and civic uses.
The proposed R-7 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project provides
for the density and range of housing op+ons recommended in the General Residen+al place type.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
T he proposed R-7 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the rezoning
provides for the density and range of housing op+ons recommended within the General Residen+al place type, and the
housing types permi9ed by the proposed rezoning would provide diverse housing op+ons that could support
commercial and industrial developments an+cipated within the nearby Employment Center and Urban Mixed Use
place types.
As a result, staff recommends approval of the proposal and suggests the following mo+on:
I move to RECOMMEND APPROVAL of the proposed rezoning to an R-7 district. I find it to
be CONSISTENT with the 2016 Comprehensive Plan because the project provides for the density and
range of housing op+ons recommended in the General Residen+al place type. I also
find RECOMMENDING APPROVAL of the project is reasonable and in the public interest because the
proposal could accommodate residen+al uses that could support the nearby Employment Center and
Urban Mixed Use place types.
AlternaAve MoAon for Denial
Planning Board - February 2, 2023
ITEM: 2
I move to RECOMMEND DENIAL of the proposed rezoning to an R-7 district. While I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides
for the density and range of housing op+ons recommended in the General Residen+al place type, I
find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest because
the proposal is not consistent with the desired character of the surrounding community and the density
will adversely impact the adjacent areas.
ATTACHMENTS:
Descrip+on
Z23-02 PB Script FINAL
Z23-02 PB Staff Report FINAL
Z23-02 Zoning
Z23-02 Future Land Use Map
Z23-02 PB Staff Report FINAL
Z23-02 Mailout
Initial Application Cover Sheet
Application Package PB
District Profiles Cover Sheet
R-20 Profile Sheet
R-7 Profile Sheet
Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 2, 2023
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-02)
Request by Samuel Franck with Ward and Smith P.A., applicant, on behalf of Swartville, LLC, property
owners, to rezone two parcels totaling approximately 104 acres of land located between Castle Hayne
Road and Blue Clay Road south of Interstate I-140 from R-20, Residential to R-7, Residential Moderate
Density.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning to an R-7 district. I find it to
be CONSISTENT with the 2016 Comprehensive Plan because the project provides for the
density and range of housing options recommended in the General Residential place type. I
also find RECOMMENDING APPROVAL of the project is reasonable and in the public interest
because the proposal could accommodate residential uses that could support the nearby
Employment Center and Urban Mixed Use place types.
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to an R-7 district. While I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the
project provides for the density and range of housing options recommended in the General
Residential place type, I find RECOMMENDING DENIAL of the rezoning request is reasonable
and in the public interest because the proposal is not consistent with the desired character of
the surrounding community and the density will adversely impact the adjacent areas.
Planning Board - February 2, 2023
ITEM: 2 - 1 - 1
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to an R-7 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 - February 2, 2023
ITEM: 2 - 1 - 2
Z23-02 Staff Report PB 2.2.2023 Page 1 of 15
STAFF REPORT FOR Z23-02
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z23-02
Request:
Rezoning to an R-7 district
Applicant: Property Owner(s):
Samuel B. Franck with Ward & Smith, P.A. Swartville, LLC
Location: Acreage:
South of I-140, west of Blue Clay Road, and east
of Castle Hayne Road Approximately 104 acres
PID(s): Comp Plan Place Type:
R02500-002-006-000 and
R02500-002-030-000 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Land The property would be allowed to be
developed in accordance with the R-7 district
Current Zoning: Proposed Zoning:
R-20, Residential R-7, Residential
SURROUNDING AREA
LAND USE ZONING
North Undeveloped Land, I-140 ROW I-1, B-2
East Railroad ROW, Agricultural Land RMF-L
South Undeveloped Land R-10
West Undeveloped Land, Single-family Residential R-10, R-20
Planning Board - February 2, 2023
ITEM: 2 - 2 - 1
Z23-02 Staff Report PB 2.2.2023 Page 2 of 15
ZONING HISTORY
July 7, 1972 Initially zoned R-20
COMMUNITY SERVICES
Water/Sewer Water will require a mainline extension and wastewater services are
available through CFPUA via a pump station that will need to be built.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro
Schools Castle Hayne Elementary, Holly Shelter Middle, Laney High School
Recreation Cape Fear Optimist Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 2, 2023
ITEM: 2 - 2 - 2
Z23-02 Staff Report PB 2.2.2023 Page 3 of 15
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone two parcels totaling approximately 104 acres from R-
20, Residential district to the R-7, Residential district.
• According to the applicant, the requested R-7 zoning district is more appropriate for the
tracts than the current R-20 zoning as the Comprehensive Plan calls for more housing within
the general area, the densities and diversity of housing types allowed within the R-7 are
more consistent with what the General Residential place type calls for, and higher density
is possible due to the availability of public water and sewer.
• This request is for a straight rezoning, any approval would allow for all uses outlined for
the requested district and could not include conditions. Any future development would be
subject to the general development standards for the district outlined in the Unified
Development Ordinance (UDO), including lighting and vegetative buffers.
ZONING CONSIDERATIONS
• The R-20 district in this area was established in 1972. At the time, the purpose of the R-20
district was to ensure that housing served by private septic and wells would be developed
at low densities. Since that time, water and sewer services have become available to the
surrounding area; however, the general area remains primarily zoned for low density
housing.
• The purpose of the R-7 district is to accommodate lands for moderate density single family
and low-density multi-family development of varying types and designs. The intent is that
the R-7 district will provide options for alternative housing types near or in direct relationship
to single-family detached development with a range of housing options.
• The site is located between the I-140 interchange and the Wrightsboro commercial node,
areas connected by Castle Hayne Road. Zoning along and directly off of this corridor has
progressively changed over the past decade to include a mix of residential uses with
moderate densities and commercial districts, including the River Bluffs planned development,
Bountiful Village, and the future residential development at the end of Rock Hill Road.
• Under the current R-20 district, approximately 198 dwelling units at a maximum density of
1.9 dwelling units per acre would be allowed under performance residential standards.
• If developed at the maximum R-7 density of 6 dwelling units per acre, a potential maximum
of 624 dwelling units would be allowed. This would result in 426 more dwelling units than
approved under the current zoning.
• Several uses are allowed by-right within the R-20 zoning district that would not be
permissible within the R-7 zoning district. These include wholesale nurseries, stables,
equestrian facilities, and landfills (demolition and landscape).
• If approved, development on the parcel would be subject to Technical Review Committee
and Zoning Compliance review processes to ensure full compliance with all ordinance
requirements.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 3
Z23-02 Staff Report PB 2.2.2023 Page 4 of 15
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - February 2, 2023
ITEM: 2 - 2 - 4
Z23-02 Staff Report PB 2.2.2023 Page 5 of 15
TRANSPORTATION
• The site is currently accessed through a private access easement from Castle Hayne Road.
The property is bordered by I-140 to the north; however, no access is available to I-140.
• Traffic impact analyses are not required for straight rezonings as a specific development
proposal is required to thoroughly analyze potential trip generation.
• The existing R-20 zoning would permit a maximum of 198 dwelling units, which is estimated
to generate about 139 AM and 189 PM peak hour trips.
• Under the proposed R-7 zoning district, a maximum of 624 dwelling units could potentially
be constructed on the site, which is estimated to generate 394 AM and 556 PM peak hour
trips.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 5
Z23-02 Staff Report PB 2.2.2023 Page 6 of 15
• The net change from the potential trip generation if the site were to be developed under
the existing R-20 district to the proposed R-7 district shows an approximate increase of
about 225 AM peak hour trips and an approximate increase of about 367 PM peak hour
trips.
• As there is not a specific development proposal to analyze traffic impacts for at this time,
staff has provided the volume to capacity ratio for roadways in the vicinity of the subject
site. While volume to capacity ratio, based on average daily trips, can provide a general
idea of the function of adjacent roadways, the delay vehicles take in seconds to pass
through intersections is generally considered a more effective measure when determining
the Level of Service of a roadway.
• The most recent traffic counts in the area indicate capacity currently exists on Castle
Hayne Road.
NCDOT Average Annual Daily Traffic (AADT) – 2021
Road Location (Block) Volume Capacity V/C LOS
Castle Hayne Road
Between Old Mill
Road and Chair
Road
14,500 16,804 0.86 D
• The Level of Service (LOS) of this portion of Castle Hayne Road is rated as ‘D’, per NCDOT.
• The Wilmington MPO also gathers independent traffic counts in the county at various dates
and locations throughout the year. These counts are not adjusted or averages but instead
represents all traffic over a 24-hour interval on the designated date and represent a
specific snapshot in time of traffic for an area.
WMPO ADT – 2022 (8/1/22)
Road Location Volume
Castle Hayne Road Between Rockhill Rd and Oakley Rd 17,995
• Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvement required through the NCDOT driveway permitting process.
Intensity Approx. Peak Hour
Trips
Typical Development under Current
Zoning: 198 Dwelling Units 139 AM / 189 PM
Development under Proposed R-7
Zoning (Single Family Detached) 624 Dwelling Units 394 AM / 556 PM
Potential Net Change under Proposed
Zoning: + 225 AM / + 367 PM
Planning Board - February 2, 2023
ITEM: 2 - 2 - 6
Z23-02 Staff Report PB 2.2.2023 Page 7 of 15
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-5863
o Project to widen Castle Hayne Road from I-140 to Division Drive. This project will
add a center turn lane or median to sections of the road.
o The project is currently scheduled to begin construction after 2029.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 7
Z23-02 Staff Report PB 2.2.2023 Page 8 of 15
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed
by the build out date established within the TIA.
Proposed Development Land Use/Intensity TIA Status
1. Blue Clay
Industrial
• LUC 140 – 891,750 sf
Manufacturing
• In review
• 2027 Phase 1 Build Out Year
• 2032 Phase 2 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• NCDOT will provide the required improvements when the (TIAs) review is complete.
Nearby Proposed Developments included within the TIA:
• Sidbury Farms
• Sidbury Crossing
Development Status: Construction has not started, and development is under review at this
time.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area. The property is not located within a
Special Flood Hazard Area.
• The properties are located within the Smith Creek, Ness Creek, and Prince George
watersheds.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation) & IV (unsuitable) soils. Any future development
will be required to consult with CFPUA on the feasibility of sewer connection.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 8
Z23-02 Staff Report PB 2.2.2023 Page 9 of 15
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to Castle Hayne
Elementary School, Holly Shelter Middle, and Laney High School. Students may apply to
attend public magnet, year-round elementary, or specialty high schools.
• A maximum of 198 dwelling units would be permitted under the current R-20 zoning density,
and 624 units could potentially be developed under the proposed zoning for an increase
of 426 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in an increase of approximately 95 more students than the number of
students who are estimated to be already generated under the existing zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and 2020
(excepting the impacts of the COVID-19 pandemic), while 14,500 new residential units were
permitted across the county. In addition, the student population is anticipated to only grow
by approximately 1,300 students over the next 10 years based on the New Hanover
County Schools Facility Needs Study.
Development Type Intensity Estimated Student Generation
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high
Typical Development
under Current Zoning 198 residential units Total: 42
(18 elementary, 10 middle, 14 high)
Potential Development
under Proposed Zoning
District
624 residential units Total: 137
(56 elementary, 31 middle, 44 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school student
enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an
average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 9
Z23-02 Staff Report PB 2.2.2023 Page 10 of 15
• Developments associated with the proposed rezoning would likely not reach full build-out
for over 5 years. As a result, existing school enrollment and capacity is not likely to be
relevant. New Hanover County Schools staff would include this project if approved in future
facility planning initiatives in order to accommodate any resulting student growth.
• Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
School Enrollment* and Capacity** (2022-2023 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year.
**Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools
to the Board of Education in January 2021. This information does not take into account flexible scheduling that may
be available in high school settings, which can reduce the portion of the student body on campus at any one time.
• The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity data,
planned facility upgrades, combined with changes to student enrollment patterns, will result
in adequate capacity district wide over the next ten years if facility upgrades are funded.
Level
Total
NHC
Capacity
School
Projected
Enrollment
of
Assignment
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned School
Funded or
Planned
Capacity
Upgrades
Elementary 91% Castle
Hayne 422 523 81%
None
Middle 92% Holly
Shelter
851
991
86%
None
High 99% Laney 2214 1941 114% None
Planning Board - February 2, 2023
ITEM: 2 - 2 - 10
Z23-02 Staff Report PB 2.2.2023 Page 11 of 15
Representative Developments
Representative Developments of R-20 (Proposed Zoning/Land Use):
Holland Drive
Long Leaf Drive
Planning Board - February 2, 2023
ITEM: 2 - 2 - 11
Z23-02 Staff Report PB 2.2.2023 Page 12 of 15
Representative Developments
Representative Developments of R-7 (Proposed Zoning/Land Use):
Adam’s Landing
River Lights (City of Wilmington)
Planning Board - February 2, 2023
ITEM: 2 - 2 - 12
Z23-02 Staff Report PB 2.2.2023 Page 13 of 15
Context and Compatibility
• The subject parcel has no direct access on two of the three sides. A 130-foot-wide CSX
railroad right of way borders the eastern property line and I-140 borders to the north.
• The site has access to Castle Hayne Road, an NCDOT maintained minor arterial road,
through a private access easement. The site is adjacent to undeveloped and agricultural
property to the east and south.
• The subject site is located about 1.5 miles from the General Electric facility at the intersection
of Castle Hayne Road and I-140, and about 1.8 miles from the Wrightsboro commercial
node.
• The parcel immediately to the east was recently rezoned within case Z22-19 from a PD
district to a RMF-L district, with a maximum of 237 dwelling units possible.
• Recent developments in the general area have been a mix of residential uses with moderate
densities and commercial districts, including the River Bluffs planned development, Bountiful
Village, and the future residential development at the end of Rock Hill Road. Commercial
rezoning have occurred closer to the Wrightsboro commercial node to the south and on
Hermitage Road to the north.
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 development patterns and should not be interpreted as
being parcel specific.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 13
Z23-02 Staff Report PB 2.2.2023 Page 14 of 15
Future Land Use
Map Place Type General Residential
Place Type
Description
Focuses on small-scale, lower density housing, associated civic and limited
commercial services development that enhances neighborhood character.
Types of appropriate uses include single-family residential, low-density
multi-family residential, light commercial, civic, and recreational projects.
Analysis
The Comprehensive Plan classifies the property as General Residential,
which encourages lower to moderate density residential developments, light
commercial, institutional, and civic uses.
The subject property is in the northern portion of the county, located
between the I-140 interchange and the Wrightsboro commercial node.
These areas are connected by Castle Hayne Road, a minor arterial
roadway. Zoning along and directly off of this corridor has progressively
changed over the past decade to include a mix of residential uses with
moderate densities and commercial districts, including the River Bluffs
planned development, Bountiful Village, and the future residential
development at the end of Rock Hill Road.
The General Residential place type provides opportunities for low to
moderate density housing (approximately 8 units/acre). The proposed R-7
district allows for a maximum of 6 dwelling units/acre, which is generally
consistent with the density range recommended for the General Residential
place type.
Along with the preferred density range, the proposal promotes the uses
recommended within the General Residential place type, and supports the
Comprehensive Plan’s goal to provide for a range of housing types and
opportunities for households of different sizes and income. The subject site
is also in close proximity to the Employment Center and Urban Mixed Use
place types located just north of I-140 at Castle Hayne Road. The future
development could accommodate residential developments that would
support commercial and industrial developments that are anticipated within
these place types.
Consistency
Recommendation
The proposed R-7 rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the density and range
of housing options recommended in the General Residential place type.
Furthermore, the housing types permitted by the proposed rezoning offer
diverse housing options that could support commercial and industrial
developments anticipated within the nearby Employment Center and Urban
Mixed Use place types.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 14
Z23-02 Staff Report PB 2.2.2023 Page 15 of 15
STAFF RECOMMENDATION
The proposed R-7 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because
the rezoning provides for the density and range of housing options recommended within the General
Residential place type, and the housing types permitted by the proposed rezoning would provide
diverse housing options that could support commercial and industrial developments anticipated
within the nearby Employment Center and Urban Mixed Use place types.
As a result, staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed rezoning to an R-7 district. I
find it to be CONSISTENT with the 2016 Comprehensive Plan because the project
provides for the density and range of housing options recommended in the General
Residential place type. I also find RECOMMENDING APPROVAL of the project is
reasonable and in the public interest because the proposal could accommodate
residential uses that could support the nearby Employment Center and Urban Mixed
Use place types.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to an R-7 district. While I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides for the density and range of housing options
recommended in the General Residential place type, I
find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because the proposal is not consistent with the desired character of the
surrounding community and the density will adversely impact the adjacent areas.
Planning Board - February 2, 2023
ITEM: 2 - 2 - 15
Ca
s
t
l
e
H
a
y
n
e
R
d
Blu
e
C
l
a
y
R
d
I-140
I-140
I-140
New Hanover County, NC
Site
Z23-02
R-7R-20Castle Hayne Rd
& I-140
Z23-02
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500 1,000 US Feet
ZONING
B-1
B-2
I-1
I-2
R-10
R-15
R-20
PD
RMF-L
Z23-02Planning Board - February 2, 2023
ITEM: 2 - 3 - 1
Planning Board - February 2, 2023
ITEM: 2 - 4 - 1
Z23-02 Staff Report PB 2.2.2023 Page 1 of 15
STAFF REPORT FOR Z23-02
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z23-02
Request:
Rezoning to an R-7 district
Applicant: Property Owner(s):
Samuel B. Franck with Ward & Smith, P.A. Swartville, LLC
Location: Acreage:
South of I-140, west of Blue Clay Road, and east
of Castle Hayne Road Approximately 104 acres
PID(s): Comp Plan Place Type:
R02500-002-006-000 and
R02500-002-030-000 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped Land The property would be allowed to be
developed in accordance with the R-7 district
Current Zoning: Proposed Zoning:
R-20, Residential R-7, Residential
SURROUNDING AREA
LAND USE ZONING
North Undeveloped Land, I-140 ROW I-1, B-2
East Railroad ROW, Agricultural Land RMF-L
South Undeveloped Land R-10
West Undeveloped Land, Single-family Residential R-10, R-20
Planning Board - February 2, 2023
ITEM: 2 - 5 - 1
Z23-02 Staff Report PB 2.2.2023 Page 2 of 15
ZONING HISTORY
July 7, 1972 Initially zoned R-20
COMMUNITY SERVICES
Water/Sewer Water will require a mainline extension and wastewater services are
available through CFPUA via a pump station that will need to be built.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro
Schools Castle Hayne Elementary, Holly Shelter Middle, Laney High School
Recreation Cape Fear Optimist Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 2, 2023
ITEM: 2 - 5 - 2
Z23-02 Staff Report PB 2.2.2023 Page 3 of 15
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone two parcels totaling approximately 104 acres from R-
20, Residential district to the R-7, Residential district.
• According to the applicant, the requested R-7 zoning district is more appropriate for the
tracts than the current R-20 zoning as the Comprehensive Plan calls for more housing within
the general area, the densities and diversity of housing types allowed within the R-7 are
more consistent with what the General Residential place type calls for, and higher density
is possible due to the availability of public water and sewer.
• This request is for a straight rezoning, any approval would allow for all uses outlined for
the requested district and could not include conditions. Any future development would be
subject to the general development standards for the district outlined in the Unified
Development Ordinance (UDO), including lighting and vegetative buffers.
ZONING CONSIDERATIONS
• The R-20 district in this area was established in 1972. At the time, the purpose of the R-20
district was to ensure that housing served by private septic and wells would be developed
at low densities. Since that time, water and sewer services have become available to the
surrounding area; however, the general area remains primarily zoned for low density
housing.
• The purpose of the R-7 district is to accommodate lands for moderate density single family
and low-density multi-family development of varying types and designs. The intent is that
the R-7 district will provide options for alternative housing types near or in direct relationship
to single-family detached development with a range of housing options.
• The site is located between the I-140 interchange and the Wrightsboro commercial node,
areas connected by Castle Hayne Road. Zoning along and directly off of this corridor has
progressively changed over the past decade to include a mix of residential uses with
moderate densities and commercial districts, including the River Bluffs planned development,
Bountiful Village, and the future residential development at the end of Rock Hill Road.
• Under the current R-20 district, approximately 198 dwelling units at a maximum density of
1.9 dwelling units per acre would be allowed under performance residential standards.
• If developed at the maximum R-7 density of 6 dwelling units per acre, a potential maximum
of 624 dwelling units would be allowed. This would result in 426 more dwelling units than
approved under the current zoning.
• Several uses are allowed by-right within the R-20 zoning district that would not be
permissible within the R-7 zoning district. These include wholesale nurseries, stables,
equestrian facilities, and landfills (demolition and landscape).
• If approved, development on the parcel would be subject to Technical Review Committee
and Zoning Compliance review processes to ensure full compliance with all ordinance
requirements.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 3
Z23-02 Staff Report PB 2.2.2023 Page 4 of 15
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - February 2, 2023
ITEM: 2 - 5 - 4
Z23-02 Staff Report PB 2.2.2023 Page 5 of 15
TRANSPORTATION
• The site is currently accessed through a private access easement from Castle Hayne Road.
The property is bordered by I-140 to the north; however, no access is available to I-140.
• Traffic impact analyses are not required for straight rezonings as a specific development
proposal is required to thoroughly analyze potential trip generation.
• The existing R-20 zoning would permit a maximum of 198 dwelling units, which is estimated
to generate about 139 AM and 189 PM peak hour trips.
• Under the proposed R-7 zoning district, a maximum of 624 dwelling units could potentially
be constructed on the site, which is estimated to generate 394 AM and 556 PM peak hour
trips.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 5
Z23-02 Staff Report PB 2.2.2023 Page 6 of 15
• The net change from the potential trip generation if the site were to be developed under
the existing R-20 district to the proposed R-7 district shows an approximate increase of
about 225 AM peak hour trips and an approximate increase of about 367 PM peak hour
trips.
• As there is not a specific development proposal to analyze traffic impacts for at this time,
staff has provided the volume to capacity ratio for roadways in the vicinity of the subject
site. While volume to capacity ratio, based on average daily trips, can provide a general
idea of the function of adjacent roadways, the delay vehicles take in seconds to pass
through intersections is generally considered a more effective measure when determining
the Level of Service of a roadway.
• The most recent traffic counts in the area indicate capacity currently exists on Castle
Hayne Road.
NCDOT Average Annual Daily Traffic (AADT) – 2021
Road Location (Block) Volume Capacity V/C LOS
Castle Hayne Road
Between Old Mill
Road and Chair
Road
14,500 16,804 0.86 D
• The Level of Service (LOS) of this portion of Castle Hayne Road is rated as ‘D’, per NCDOT.
• The Wilmington MPO also gathers independent traffic counts in the county at various dates
and locations throughout the year. These counts are not adjusted or averages but instead
represents all traffic over a 24-hour interval on the designated date and represent a
specific snapshot in time of traffic for an area.
WMPO ADT – 2022 (8/1/22)
Road Location Volume
Castle Hayne Road Between Rockhill Rd and Oakley Rd 17,995
• Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvement required through the NCDOT driveway permitting process.
Intensity Approx. Peak Hour
Trips
Typical Development under Current
Zoning: 198 Dwelling Units 139 AM / 189 PM
Development under Proposed R-7
Zoning (Single Family Detached) 624 Dwelling Units 394 AM / 556 PM
Potential Net Change under Proposed
Zoning: + 225 AM / + 367 PM
Planning Board - February 2, 2023
ITEM: 2 - 5 - 6
Z23-02 Staff Report PB 2.2.2023 Page 7 of 15
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-5863
o Project to widen Castle Hayne Road from I-140 to Division Drive. This project will
add a center turn lane or median to sections of the road.
o The project is currently scheduled to begin construction after 2029.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 7
Z23-02 Staff Report PB 2.2.2023 Page 8 of 15
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed
by the build out date established within the TIA.
Proposed Development Land Use/Intensity TIA Status
1. Blue Clay
Industrial
• LUC 140 – 891,750 sf
Manufacturing
• In review
• 2027 Phase 1 Build Out Year
• 2032 Phase 2 Build Out Year
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• NCDOT will provide the required improvements when the (TIAs) review is complete.
Nearby Proposed Developments included within the TIA:
• Sidbury Farms
• Sidbury Crossing
Development Status: Construction has not started, and development is under review at this
time.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area. The property is not located within a
Special Flood Hazard Area.
• The properties are located within the Smith Creek, Ness Creek, and Prince George
watersheds.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation) & IV (unsuitable) soils. Any future development
will be required to consult with CFPUA on the feasibility of sewer connection.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 8
Z23-02 Staff Report PB 2.2.2023 Page 9 of 15
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to Castle Hayne
Elementary School, Holly Shelter Middle, and Laney High School. Students may apply to
attend public magnet, year-round elementary, or specialty high schools.
• A maximum of 198 dwelling units would be permitted under the current R-20 zoning density,
and 624 units could potentially be developed under the proposed zoning for an increase
of 426 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in an increase of approximately 95 more students than the number of
students who are estimated to be already generated under the existing zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and 2020
(excepting the impacts of the COVID-19 pandemic), while 14,500 new residential units were
permitted across the county. In addition, the student population is anticipated to only grow
by approximately 1,300 students over the next 10 years based on the New Hanover
County Schools Facility Needs Study.
Development Type Intensity Estimated Student Generation
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high
Typical Development
under Current Zoning 198 residential units Total: 42
(18 elementary, 10 middle, 14 high)
Potential Development
under Proposed Zoning
District
624 residential units Total: 137
(56 elementary, 31 middle, 44 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school student
enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an
average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 9
Z23-02 Staff Report PB 2.2.2023 Page 10 of 15
• Developments associated with the proposed rezoning would likely not reach full build-out
for over 5 years. As a result, existing school enrollment and capacity is not likely to be
relevant. New Hanover County Schools staff would include this project if approved in future
facility planning initiatives in order to accommodate any resulting student growth.
• Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
School Enrollment* and Capacity** (2022-2023 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year.
**Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools
to the Board of Education in January 2021. This information does not take into account flexible scheduling that may
be available in high school settings, which can reduce the portion of the student body on campus at any one time.
• The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity data,
planned facility upgrades, combined with changes to student enrollment patterns, will result
in adequate capacity district wide over the next ten years if facility upgrades are funded.
Level
Total
NHC
Capacity
School
Projected
Enrollment
of
Assignment
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned School
Funded or
Planned
Capacity
Upgrades
Elementary 91% Castle
Hayne 422 523 81%
None
Middle 92% Holly
Shelter
851
991
86%
None
High 99% Laney 2214 1941 114% None
Planning Board - February 2, 2023
ITEM: 2 - 5 - 10
Z23-02 Staff Report PB 2.2.2023 Page 11 of 15
Representative Developments
Representative Developments of R-20 (Proposed Zoning/Land Use):
Holland Drive
Long Leaf Drive
Planning Board - February 2, 2023
ITEM: 2 - 5 - 11
Z23-02 Staff Report PB 2.2.2023 Page 12 of 15
Representative Developments
Representative Developments of R-7 (Proposed Zoning/Land Use):
Adam’s Landing
River Lights (City of Wilmington)
Planning Board - February 2, 2023
ITEM: 2 - 5 - 12
Z23-02 Staff Report PB 2.2.2023 Page 13 of 15
Context and Compatibility
• The subject parcel has no direct access on two of the three sides. A 130-foot-wide CSX
railroad right of way borders the eastern property line and I-140 borders to the north.
• The site has access to Castle Hayne Road, an NCDOT maintained minor arterial road,
through a private access easement. The site is adjacent to undeveloped and agricultural
property to the east and south.
• The subject site is located about 1.5 miles from the General Electric facility at the intersection
of Castle Hayne Road and I-140, and about 1.8 miles from the Wrightsboro commercial
node.
• The parcel immediately to the east was recently rezoned within case Z22-19 from a PD
district to a RMF-L district, with a maximum of 237 dwelling units possible.
• Recent developments in the general area have been a mix of residential uses with moderate
densities and commercial districts, including the River Bluffs planned development, Bountiful
Village, and the future residential development at the end of Rock Hill Road. Commercial
rezoning have occurred closer to the Wrightsboro commercial node to the south and on
Hermitage Road to the north.
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 development patterns and should not be interpreted as
being parcel specific.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 13
Z23-02 Staff Report PB 2.2.2023 Page 14 of 15
Future Land Use
Map Place Type General Residential
Place Type
Description
Focuses on small-scale, lower density housing, associated civic and limited
commercial services development that enhances neighborhood character.
Types of appropriate uses include single-family residential, low-density
multi-family residential, light commercial, civic, and recreational projects.
Analysis
The Comprehensive Plan classifies the property as General Residential,
which encourages lower to moderate density residential developments, light
commercial, institutional, and civic uses.
The subject property is in the northern portion of the county, located
between the I-140 interchange and the Wrightsboro commercial node.
These areas are connected by Castle Hayne Road, a minor arterial
roadway. Zoning along and directly off of this corridor has progressively
changed over the past decade to include a mix of residential uses with
moderate densities and commercial districts, including the River Bluffs
planned development, Bountiful Village, and the future residential
development at the end of Rock Hill Road.
The General Residential place type provides opportunities for low to
moderate density housing (approximately 8 units/acre). The proposed R-7
district allows for a maximum of 6 dwelling units/acre, which is generally
consistent with the density range recommended for the General Residential
place type.
Along with the preferred density range, the proposal promotes the uses
recommended within the General Residential place type, and supports the
Comprehensive Plan’s goal to provide for a range of housing types and
opportunities for households of different sizes and income. The subject site
is also in close proximity to the Employment Center and Urban Mixed Use
place types located just north of I-140 at Castle Hayne Road. The future
development could accommodate residential developments that would
support commercial and industrial developments that are anticipated within
these place types.
Consistency
Recommendation
The proposed R-7 rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the density and range
of housing options recommended in the General Residential place type.
Furthermore, the housing types permitted by the proposed rezoning offer
diverse housing options that could support commercial and industrial
developments anticipated within the nearby Employment Center and Urban
Mixed Use place types.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 14
Z23-02 Staff Report PB 2.2.2023 Page 15 of 15
STAFF RECOMMENDATION
The proposed R-7 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because
the rezoning provides for the density and range of housing options recommended within the General
Residential place type, and the housing types permitted by the proposed rezoning would provide
diverse housing options that could support commercial and industrial developments anticipated
within the nearby Employment Center and Urban Mixed Use place types.
As a result, staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed rezoning to an R-7 district. I
find it to be CONSISTENT with the 2016 Comprehensive Plan because the project
provides for the density and range of housing options recommended in the General
Residential place type. I also find RECOMMENDING APPROVAL of the project is
reasonable and in the public interest because the proposal could accommodate
residential uses that could support the nearby Employment Center and Urban Mixed
Use place types.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to an R-7 district. While I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides for the density and range of housing options
recommended in the General Residential place type, I
find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because the proposal is not consistent with the desired character of the
surrounding community and the density will adversely impact the adjacent areas.
Planning Board - February 2, 2023
ITEM: 2 - 5 - 15
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Initial Application
Documents & Materials
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District Profiles
Planning Board - February 2, 2023
ITEM: 2 - 9 - 1
RESIDENTIAL 20 (R-20) DISTRICT
PURPOSE
The purpose of the Residential-20 (R-20) District is provide lands that accommodate primarily very low density residential development and recreational
uses. District regulations discourage development that substantially interferes with the quiet residential and recreational nature of the district.
DIMENSIONAL STANDARDS
OTHER DISTRICT STANDARDS
1. Maximum Illumination Levels:
• Except for street lighting, all exterior lighting and indoor lighting visible from outside shall be designed and located so that the maximum illumination
measured in foot candles at ground level at a lot line (see Figure 5.5.4.B: Maximum Illumination Levels) shall not exceed the standards in Table
5.5.4.B: Maximum Illumination Levels.
Standard Single Family
Detached Duplex
Lot area, minimum (square feet)* 20,000 35,000
1 Lot width, minimum (feet)* 90 90
2 Front setback (feet)* 30 30
3 Side setback, street (feet)* 22.5 22.5
4 Side setback, interior (feet)* 15 15
5 Rear setback (feet)* 25 25
Density, maximum (dwelling units/acre)** 1.9
Building height, maximum (feet)*** 40
* Does not apply to Performance Residential Developments (see Section 3.1.3.D).
** Applies only to Performance Residential Developments (see Section 3.1.3.D.)
*** Structures elevated on open foundations consisting of piers, posts, columns or piles shall
have a maximum height of 44 feet
Table 5.5.4.B: Maximum Illumination Levels
Type of Use Abutting Lot Line Maximum Illumination Level at Lot Line
(Foot-Candles)
Single family detached, two-family (duplex), triplex, and quadraplex
dwellings, or vacant land in the R-20 zoning district
0.5
4
4
5
5
2
2 3
1
1
Planning Board - February 2, 2023
ITEM: 2 - 10 - 1
PRINCIPAL USES KEY: * = USE-SPECIFIC STANDARDS APPLY (SEE SECTION 4.3 FOR USE-SPECIFIC STANDARDS)
By Right
Agricultural Uses
- Agricultural and Forestry Uses, General
- Stable *
- Wholesale Nursery
Residential Uses
- Dwelling, Dual-Unit Attached *
- Dwelling, Multi-Family *
- Dwelling, Quadraplex *
- Dwelling, Single-Family Detached
- Dwelling, Triplex *
- Dwelling, Row-Style *
- Mobile Home, Doublewide *
- Family Care Home *
- Group Home *
Civic and Institutional
- Family Child Care Home *
- Library
- Religious Assembly
- Amateur Radio Antennas (up to 90 ft.) *
- Antenna & Towers less than 70 ft. in Height & Ancillary to the Principal Use *
- Collocation, Wireless *
- Non-Substantial Modification *
- Elementary and Secondary Schools
- Emergency Services Facility
- Boating Facility, Private Residential *
- Community Garden
- Golf Course
- Park and Recreation Area
- Utility Lines, Structures, and/or Facilities; General *
Commercial Uses
- Equestrian Facility *
Industrial Use
Waste & Salvage
- Landfill, Demolition *
- Landfill, Landscape *
Special Use
Residential Uses
- Dwelling, Two-Family (Duplex)
- Mobile Home
- Mobile Home Subdivision
- Senior Living: Independent Living Retirement Community
- Senior Living: Assisted Living Facility *
- Senior Living: Continuing Care Retirement Community *
Civic and Institutional
- Adult Day Care *
- Child Care Center
- Animal Shelter *
- Community Center
- Lodges, Fraternal, & Social Organizations *
- Other Wireless Communication Facilities including Wireless Support
Structures & Substantial Modifications *
- Colleges, Universities, and Professional Schools
- Vocation or Trade School
- Government Offices and Buildings
- Hospice
- Hospital *
- Nursing and Rehabilitation Center *
- Boating Facility, Community *
- Cemetery *
- Marina, Commercial *
- Marina, Commercial with Floating Structures *
- Electric Substation
Commercial Uses
- Indoor Recreation Establishment *
- Outdoor Recreation Establishment *
- Kennel *
- Bed and Breakfast Inn *
- Campground/Recreational Vehicle (RV) Park *
Industrial Use
Waste & Salvage
- Commercial Recycling Facility, Large Collection *
- Commercial Recycling Facility, Small Collection *
ACCESSORY AND TEMPORARY USES (SEE SECTIONS 4.4.4 & 4.5.4 FOR USE-SPECIFIC STANDARDS)
Accessory Uses
- Accessory Dwelling Unit
- Accessory Structure
- Accessory Use, Customary
- Dry Stack Boat Storage Facility, at a Marina (Special Use Permit Required)
- Electric Vehicle Charging Station
- Farm Stand
- Home Occupation
- Residential Private Pier
- Solar Energy Collection Facility, Accessory
- RV or Travel Trailer Dwelling
- Small Watercraft Storage
- Stormwater Facilities on Contiguous Properties
- Wind Energy Collection Facility, Accessory
Temporary Uses
- Construction Office
- Debris Site
- Farmers’ Market
- Special Fundraising for Non-profit Organizations
- Temporary Emergency Services Facility
- Temporary Family Healthcare Structure
- Temporary Real Estate Office/Model
- Temporary Relocation Housing
Planning Board - February 2, 2023
ITEM: 2 - 10 - 2
RESIDENTIAL 7 (R-7) DISTRICT
PURPOSE
The purpose of the Residential-7 (R-7) District is to provide lands that accommodate moderate density residential development with a range of housing
types (and income levels, including quality affordable housing), that are located walkable distances to jobs, shopping, and entertainment, and where
appropriate, serve as a transition between more intensive and lower density areas. Residential development at the scale allow ed in the district should
support the efficient delivery of public services and increase residents’ accessibility to employment, public transportation, and shopping.
DIMENSIONAL STANDARDS
Standard All Uses
Lot area, minimum (square feet)* 7,000
1 Lot width, minimum (feet)* 50
2 Front setback (feet)* 25
3 Side setback, street (feet)* 12.5
4 Side setback, interior (feet)* 8
5 Rear setback (feet)* 20
Density, maximum (dwelling units/acre)** 6
Building height, maximum (feet)*** 40
* Does not apply to Performance Residential Developments (see Section 3.1.3.D).
** Applies only to Performance Residential Developments (see Section 3.1.3.D).
*** Structures elevated on open foundations consisting of piers, posts, columns or piles shall
have a maximum height of 44 feet.
OTHER DISTRICT STANDARDS
1. Sidewalks, Trails and Bikeways:
• Sidewalks shall be required to be constructed on both sides of the right-of-way of all local streets extending through the property.
P RINCIPAL USES KEY: * = USE-SPECIFIC STANDARDS APPLY (SEE SECTION 4.3 FOR USE-SPECIFIC STANDARDS)
By Right
Agricultural Uses
- Agricultural and Forestry Uses, General
Residential Uses
- Dwelling, Dual-Unit Attached *
-Dwelling, Multi-Family *
- Dwelling, Quadraplex *
- Dwelling, Single-Family Detached
- Dwelling, Triplex *
- Dwelling, Row-Style *
- Dwelling, Two-Family (Duplex)
- Mobile Home
- Mobile Home, Doublewide *
- Group Home *
Civic and Institutional
- Family Child Care Home *
- Religious Assembly*
- Amateur Radio Antennas (up to 90 ft.) *
- Antenna & Towers less than 70 ft. in Height & Ancillary to the Principal Use *
- Collocation, Wireless *
- Non-Substantial Modification *
- Emergency Services Facility
- Boating Facility, Private Residential *
- Community Garden
- Golf Course
- Park and Recreation Area
- Utility Lines, Structures, and/or Facilities; General *
Special Use
Residential Uses
- Mobile Home Park *
- Mobile Home Subdivision
- Family Care Home *
Civic and Institutional
- Adult Day Care *
- Child Care Center
- Community Center
- Library
- Lodges, Fraternal, & Social Organizations *
- Other Wireless Communication Facilities including Wireless Support
Structures & Substantial Modifications *
- Colleges, Universities, and Professional Schools
- Elementary and Secondary Schools
- Vocation or Trade School
- Government Offices and Buildings
- Hospital
- Nursing and Rehabilitation Center *
- Boating Facility, Community *
- Cemetery *
- Marina, Commercial *
- Electric Substation
Commercial Uses
- Indoor Recreation Establishment *
- Outdoor Recreation Establishment *
- Campground/Recreational Vehicle (RV) Park *
- Convenience Store *
Industrial Use
Waste & Salvage
- Commercial Recycling Facility, Small Collection *
ACCESSORY AND TEMPORARY USES (SEE SECTIONS 4.4 .4 & 4.5.4 FOR USE-SPECIFIC STANDARDS)
Accessory Uses
- Accessory Dwelling Unit
- Accessory Structure
- Accessory Use, Customary
- Electronic Vehicle Charging Station
- Home Occupation
- Residential Private Pier
- Solar Energy Collection Facility, Accessory
- RV or Travel Trailer Dwelling
- Small Watercraft Storage
- Wind Energy Collection Facility, Accessory
- Stormwater Facilities on Contiguous Properties
Temporary Uses
- Construction Office
- Debris Site
- Farmers’ Market
- Temporary Emergency Services Facility
- Temporary Family Healthcare Structure
- Temporary Real Estate Office/Model
- Temporary Relocation Housing
1
1 2
2 3
5
5
4
4
Planning Board - February 2, 2023
ITEM: 2 - 11 - 1
Public Comments
In Support X
Neutral X
In Opposition X
Planning Board - February 2, 2023
ITEM: 2 - 12 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/2/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Senior Planner
CONTACT(S): Robert Farrell; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z23-03) – Request by James Yopp with River Road Construc9on, LLC and Hoosier Daddy, LLC,
applicant and property owner, to rezone 29 parcels totaling approximately 42.10 acres of land, including 5741
Carolina Beach Road and 18 unaddressed parcels on Shiloh Drive north of Manassas Drive, from R-15, Residen9al
to (CZD) R-5, Residen9al Moderate High Density for 10 single-family residen9al lots and 327 residen9al
townhomes with associated open space and amenity center.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 42.10 acres from R-15, Residen*al to the (CZD) R-5, Residen*al
Moderate High Density zoning district. The applicant is proposing a residen*al development consis*ng of 10 single-
family residen*al lots and 327 single-family a4ached dwelling units.
The applicants proposed conceptual plan can be broken into two interconnected por*ons.
The southern por*on at Shiloh Drive and Manassas Drive includes 24 quadraplex residen*al units, 2 triplex units, and 1
duplex for a total of 104 dwelling units. The southern por*on of the project will connect with exis*ng road stubs at
Sweet Gum Drive, Sand Ridge Avenue, and Black Ash Run in the exis*ng Tarin Woods Subdivision providing mul*ple
points of ingress and egress through the development to Carolina Beach Road.
Shiloh Drive is also proposed to extend north and connect to an adjoining commercially zoned parcel on Carolina
Beach Road owned by the applicant. While not under considera*on as part of the proposed rezoning, future
commercial services on the adjacent parcel would be accessible by vehicles through the connec*on.
The northern por*on of the project includes 10 single-family residen*al lots transi*oning from Tarin Woods to the
south into 23 quadraplex units, 40 triplexes, and 1 duplex for a total of 224 single-family a4ached residen*al units. The
northern por*on includes a proposed roadway extension north from the exis*ng Ironwood Drive to the eastern end of
Rosa Parks Drive and con*nuing north to a new proposed roadway connec*on onto Carolina Beach Road.
The connec*on to Rosa Parks Drive will not be for ingress and egress as Rosa Parks Drive is a private right-of-way. The
applicant has proposed a condi*on to preserve exis*ng landscaping or establish traffic preven*on measures to restrict
ingress and egress to Rosa Parks Drive from the exis*ng and proposed developments.
The proposed roadway would provide a con*nuous connec*on from Carolina Beach Road, through the proposed
development and the exis*ng Tarin Woods south to Manassas Drive and Carolina Beach Road as well as east to Myrtle
Grove Road.
Access is proposed to the subject property from Carolina Beach Road, an NCDOT-maintained Urban Principal Arterial
Planning Board - February 2, 2023
ITEM: 3
highway, at Manassas Drive, a NCDOT-maintained secondary road and the proposed new, paved access road into the
northern por*on of the site parallel to Rosa Parks Lane.
Access at Manassas Drive is a right-in/right-out with a stoplight on Carolina Beach Road. The new proposed access
northern road will also be right-in/right-out.
The proposed northern access road is currently under review by NCDOT and would provide another point of ingress
and egress for both the exis*ng Tarin Wood and proposed Ironwood development. The access road would also
increase internal circula*on for exis*ng developments and help mi*gate addi*onal traffic on Carolina Beach Road
between The King's Highway and Manassas Drive.
While the site is zoned R-15, the Carolina Beach Road corridor has seen increased interest in higher density residen*al
such as the Towns at Market Place, Winds Ridge, and Myrtle Landing Townhomes residen*al developments.
As currently zoned, the site would be permi4ed up to 105 dwelling units at a density of 2.5 du/ac under the
performance development standards. The proposed 337 units equate to an overall density of 8 du/ac.
As currently zoned, it is es*mated the site would generate about 78 AM and 104 PM trips during the peak hours if
developed at the permi4ed density for performance development. The proposed R-5 development would increase the
es*mated number of peak hour trips by approximately 90 AM and 100 PM trips.
A Traffic Impact Analysis (TIA) was completed for this project on July 27, 2022 and requires the following notable
improvements:
Extend southbound U-turn lane on Carolina Beach Road south of Rosa Parks Lane to provide 500 feet of
storage, 50 feet of full width decelera*on and 100 feet of taper and op*mize single *mings.
Construct the new proposed site access to Carolina Beach Road with an internal protected stem of 175 feet
measured from the right-of-way line with right-in / right-out ingress and egress lanes and stop controls on the
westbound approach. Construct a northbound right turn lane on Carolina Beach Road from the U-turn bulb
south of the proposed access.
Construct a future third access into the site mee*ng NCDOT roadway standards.
Students living in the proposed development would be assigned to Anderson Elementary School and Ashley High
School. Depending on the area of the development students would be assigned to Myrtle Grove Middle School or
Murray Middle School. Based on a generalized historic genera*on rate, staff would es*mate the increase in homes
would result in an increase of approximately 51 more students than the es*mated number of students generated under
exis*ng zoning.
The Comprehensive Plan classifies the property as General Residen*al and Urban Mixed Use. The General Residen*al
land use classifica*on focuses on lower density housing up to 8 dwelling units per acre while the Urban Mixed Use
classifica*on promotes a mix of residen*al, office, and retail uses at higher densi*es.
The proposed rezoning request is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed
density, housing type, and increased interconnec*vity are in line with the recommenda*ons of both the General
Residen*al and Urban Mixed Use place types and the proposed development acts as an appropriate transi*on
between exis*ng commercial and residen*al uses in the area.
STRATEGIC PLAN ALIGNMENT:
Planning Board - February 2, 2023
ITEM: 3
RECOMMENDED MOTION AND REQUESTED ACTIONS:
The Carolina Beach Road corridor has been designated as General Residen*al and Urban Mixed Use within the
Comprehensive Plan. The plan recommends a mix of commercial uses and residen*al housing types that act as a
transi*on between higher intensity and lower intensity development.
The proposed development would act as a buffer between Carolina Beach Road and lower density residen*al
development to the east, providing infill development and increased housing diversity and interconnec*vity in the area.
The applicant has also provided addi*onal condi*ons for the installa*on of roadway improvements and stormwater
maintenance.
As a result, Staff recommends approval of the request and suggests the following mo*on:
I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with the purposes and
intent of the Comprehensive Plan because the proposed density, housing type, and increased interconnec*vity of the
project are in line with the recommenda*ons of both the General Residen*al and Urban Mixed Use place types and
the proposed development acts as an appropriate transi*on between exis*ng commercial and residen*al uses in the
area. I also find recommending APPROVAL of the rezoning request is reasonable and in the public interest because
the project because the project provides interconnec*vity and housing diversity at an appropriate density to act as a
transi*on between exis*ng commercial and residen*al development.
Proposed Condi9ons:
1. A4ached residen*al dwellings on the east side of Shiloh Drive shall be sited perpendicular to neighboring single-
family residen*al lots.
2. The improvements required as part of each phase of the approved 2022 Traffic Impact Analysis must be completed
by the end of the build out year listed in the TIA for each phase. Planning staff is authorized to accept changes to the
*ming provided such changes are approved by NCDOT and the WMPO. While not shown on the proposed
development, the TIA required future third access into the site mee*ng NCDOT roadway standards for Phase 2 must
be completed by the build out year of 2026 unless otherwise approved by NCDOT and the WMPO.
3. Exis*ng trees shall be retained, or another appropriate traffic preven*on measure shall be installed at the eastern
terminus of Rosa Parks Drive to prevent vehicular ingress and egress un*l such *me a wri4en agreement is reached to
provide connec*vity. An access easement shall be recorded on the final plat from the edge of pavement to the
property line with Rosa Parks Drive to ensure the possibility of future access.
4. Any por*on of the proposed development that u*lizes any por*on of the exis*ng stormwater management system
for Tarin Woods Subdivision that is not accepted into the Tarin Woods property owners associa*on must enter into a
stormwater maintenance agreement with the Tarin Woods property owners associa*on.
Alterna9ve Mo9on for DENIAL
I move to recommend DENIAL of the proposed rezoning. I find it to be CONSISTENT with the purposes and
intent of the Comprehensive Plan because the proposed density, housing type, and increased interconnec*vity are
in line with the recommenda*ons of both the General Residen*al and Urban Mixed Use place types and the
proposed development acts as an appropriate transi*on between exis*ng commercial and residen*al uses in the
area. However, I find recommending DENIAL of the rezoning request is reasonable and in the public interest
because the proposal is not consistent with the desired character of the surrounding community and the density
will adversely impact the adjacent neighborhoods.
Planning Board - February 2, 2023
ITEM: 3
ATTACHMENTS:
Descrip*on
Z23-03 Planning Board Script
Z23-03 Staff Report
Z23-03 Zoning Map
Z23-03 FLUM
Application Cover Sheet
Z23-03 Application
Concept Plan Cover Sheet
Z23-03 Concept Plan
Public Comment
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 2, 2023
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-03)
Request by James Yopp with River Road Construction, LLC and Hoosier Daddy, LLC, applicant and
property owner, to rezone 29 parcels totaling approximately 42.10 acres of land, including 5741
Carolina Beach Road and 18 unaddressed parcels on Shiloh Drive north of Manassas Drive, from R-
15, Residential to (CZD) R-5, Residential Moderate High Density for 10 single-family residential lots
and 327 residential townhomes with associated open space and amenity center.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to recommend APPROVAL of the proposed rezoning. I find it to be CONSISTENT with
the purposes and intent of the Comprehensive Plan because the proposed density, housing
type, and increased interconnectivity of the project are in line with the recommendations of
both the General Residential and Urban Mixed Use place types and the proposed
development acts as an appropriate transition between existing commercial and residential
uses in the area. I also find recommending APPROVAL of the rezoning request is reasonable
and in the public interest because the project provides interconnectivity and housing diversity
at an appropriate density to act as a transition between existing commercial and residential
development.
Proposed Conditions:
1. Attached residential dwellings on the east side of Shiloh Drive shall be sited
perpendicular to neighboring single-family residential lots.
2. The improvements required as part of each phase of the approved 2022 Traffic Impact
Analysis must be completed by the end of the build out year listed in the TIA for each
phase. Planning staff is authorized to accept changes to the timing provided such
Planning Board - February 2, 2023
ITEM: 3 - 1 - 1
changes are approved by NCDOT and the WMPO. While not shown on the proposed
development, the TIA required future third access into the site meeting NCDOT
roadway standards for Phase 2 must be completed by the build out year of 2026
unless otherwise approved by NCDOT and the WMPO.
3. Existing trees shall be retained, or another appropriate traffic prevention measure shall
be established at the eastern terminus of Rosa Parks Drive to prevent vehicular ingress
and egress until such time a written agreement is reached to provide connectivity. An
access easement shall be recorded on the final plat from the edge of pavement to the
property line with Rosa Parks Drive to ensure the possibility of future access.
4. Any portion of the proposed development that utilizes any portion of the existing
stormwater management system for Tarin Woods Subdivision that is not accepted into
the Tarin Woods property owners association, must enter into a stormwater
maintenance agreement with the Tarin Woods property owners association.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because the proposed density, housing type,
and increased interconnectivity are in line with the recommendations of both the General
Residential and Urban Mixed Use place types and the proposed development acts as an
appropriate transition between existing commercial and residential uses in the area. However,
I find recommending DENIAL of the rezoning request is reasonable and in the public interest
because the proposal is not consistent with the desired character of the surrounding community
and the density will adversely impact the adjacent neighborhoods.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional RMF-L
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 - February 2, 2023
ITEM: 3 - 1 - 2
Z23-03 Staff Report PB 2.2.2023 Page 1 of 23
STAFF REPORT FOR Z23-03
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-03
Request:
Rezoning to a Conditional R-5 district
Applicant: Property Owner(s):
James Yopp with River Road Construction, LLC Hoosier Daddy, LLC - James Yopp, Manager
Location: Acreage:
5791 Carolina Beach Road 42.10
PID(s): Comp Plan Place Type:
R08200-001-036-000 Urban Mixed Use and General Residential
Existing Land Use: Proposed Land Use:
Partially platted and undeveloped land 10 Single-Family and 327 Multi-Family
Residential Units
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) R-5
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential and Private School R-15
East Single-Family Residential R-15
South Single-Family Residential R-15
West General Office and Retail, Self-Storage, Senior
Living and Single-Family Residential B-2 and R-15
Planning Board - February 2, 2023
ITEM: 3 - 2 - 1
Z23-03 Staff Report PB 2.2.2023 Page 2 of 23
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
COMMUNITY SERVICES
Water/Sewer Water and sanitary sewer services are available through CFPUA by
extension of public utility mains.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station 18
Schools
Ashley High School, Murray Middle School, Myrtle Grove Middle School,
Bellamy Elementary School. There is a dividing line for middle school areas
through the proposed development.
Recreation Myrtle Grove Athletic Complex, the future Hanover Pines Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
Conservation resource maps indicate pocosin wetlands may exist on the
property. Projects containing 5 acres or more of pocosin conservation
resources are required to comply with additional buffer and conservation
standards in Section 5.7 of the Unified Development Ordinance (UDO).
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - February 2, 2023
ITEM: 3 - 2 - 2
Z23-03 Staff Report PB 2.2.2023 Page 3 of 23
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
Single Family
Dwellings
Proposed
Stormwater
Triplexes and
Quadraplexes
Proposed
Stormwater
Proposed
Road Stub
Planning Board - February 2, 2023
ITEM: 3 - 2 - 3
Z23-03 Staff Report PB 2.2.2023 Page 4 of 23
• The concept plan can be broken into two interconnected portions.
• The southern portion at Shiloh Drive and Manassas Drive includes 24 quadraplex residential
units, 2 triplex units, and 1 duplex for a total of 104 dwelling units.
• The southern portion of the project will connect with existing road stubs at Sweet Gum Drive,
Sand Ridge Avenue, and Black Ash Run in the existing Tarin Woods Subdivision providing
multiple points of ingress and egress through the development to Carolina Beach Road.
• Shiloh Drive is also proposed to extend north and connect to an adjoining commercially
zoned parcel on Carolina Beach Road owned by the applicant.
• While not under consideration as part of the proposed rezoning, future commercial services
on the adjacent parcel would be accessible by vehicles through the connection.
• The northern portion of the project includes 10 single-family residential lots transitioning
from Tarin Woods to the south into 23 quadraplex units, 40 triplexes, and 1 duplex for a
total of 224 single-family attached residential units.
• The northern portion includes a connection to the eastern end of Rosa Parks Drive that
continues north to the new proposed roadway connection onto Carolina Beach Road.
• The connection to Rosa Parks Drive will not be for ingress and egress as Rosa Parks Drive is
a private right-of-way. The applicant has proposed a condition to preserve existing
landscaping or installing traffic prevention measures to restrict ingress and egress to Rosa
Parks Drive from the existing and proposed developments.
• The proposed roadway would provide a continuous connection from Carolina Beach Road,
through the proposed development and the existing Tarin Woods south to Manassas Drive
and Carolina Beach Road as well as east to Myrtle Grove Road.
• The applicant’s proposed conceptual plan indicates 8.75 acres of the site will be preserved
as open space, slightly above the 20% open space requirement of the UDO.
• The concept plan also shows the attached single-family units sited perpendicular to the rear
of existing houses to reduce potential visual impacts to existing adjacent properties.
• The proposed single-family lots are adjacent to existing single-family lots and act as a
transition between the existing development and the proposed higher density residences.
• The placement of the proposed attached housing on the Ironwood Drive extension are
designed to reduce the number of individual driveways to ensure the road serves as a
connector through street between Carolina Beach Road and Tarin Woods.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities. Since that time, public and private water and sewer services have become
available to the surrounding area; however, the Carolina Beach corridor remains primarily
zoned for low density housing.
• While the site is zoned R-15, the Carolina Beach Road corridor has seen increased interest
in higher density residential such as the Towns at Market Place across Carolina Beach Road
Planning Board - February 2, 2023
ITEM: 3 - 2 - 4
Z23-03 Staff Report PB 2.2.2023 Page 5 of 23
from Manassas Drive, and the Winds Ridge, and Myrtle Landing Townhomes residential
developments approximately a mile south of the subject site.
• The Myrtle Grove shopping center and Monkey Junction commercial node are immediately
to the north providing services, amenities, and educational and employment opportunities.
• As currently zoned, the site would be permitted up to 105 dwelling units at a density of 2.5
du/ac under the performance development standards. The proposed 337 units equate to
an overall density of 8 du/ac.
• The R-5 district was established to provide lands that accommodate moderate to high
density residential development on smaller lots with a compact and walkable development
pattern. The district allows a range of housing types that can be developed in conjunction
with a non-residential district to create a vertical mixed-use development pattern as well
as serve as a transition between mixed-use or commercial development and low to
moderate density residential development.
• Both the existing R-15 and proposed R-5 zoning districts allow a maximum building height
of 40 feet.
• A Type-A opaque buffer meeting the standards of Table 5.4.3.B.2 is required for attached
housing along all property lines adjoining single-family development.
• If approved, the project would be subject to Technical Review Committee and Zoning
Compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 5
Z23-03 Staff Report PB 2.2.2023 Page 6 of 23
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - February 2, 2023
ITEM: 3 - 2 - 6
Z23-03 Staff Report PB 2.2.2023 Page 7 of 23
TRANSPORTATION
• Access is proposed to the subject property from Carolina Beach Road, a NCDOT-maintained
Urban Principal Arterial highway, at Manassas Drive, a NCDOT-maintained secondary road
and a proposed new, paved access road into the northern portion of the site parallel to
Rosa Parks Lane.
• Access at Manassas Drive is a right-in/right-out with a stoplight on Carolina Beach Road.
The new proposed access to the north of the site will be right-in/right-out.
• The proposed northern access road is currently under review by NCDOT and would provide
another point of ingress and egress for both the existing Tarin Wood and proposed
Ironwood Development. The access road would also increase internal circulation for existing
developments and help mitigate additional traffic on Carolina Beach Road between The
Kinds Highway and Manassas Drive.
Proposed
Internal
Connector
Proposed
Internal
Connector
Proposed
Access
Current Primary Access:
Manassas Drive
Planning Board - February 2, 2023
ITEM: 3 - 2 - 7
Z23-03 Staff Report PB 2.2.2023 Page 8 of 23
• An additional future vehicular access is planned between the proposed residential
development and an adjacent commercially zoned parcel on Carolina Beach Road.
• When developed, vehicles within the existing Tarin Wood and proposed Ironwood
developments would be able access any future commercial services provided by the parcel
without being required to accessing Carolina Beach Road.
• The proposed concept plan includes a paved connection to the commercial parcel shown as
a northern extension of Shiloh Drive.
• Vehicles traveling north from Manassas Drive encounter an opportunity for U-turn movement
approximately 1,500 feet north at the intersection of Sanders Road and Carolina Beach
Road.
• Vehicles traveling north from the new proposed access road will encounter an opportunity
for U-turn movement approximately 1,500 feet north at the dedicated U-turn immediately
south of Monkey Junction.
• Vehicles traveling south on Carolina Beach Road encounter an opportunity for U-turn
movement to access Manassas Drive approximately 800 feet south of the intersection of
Manassas Drive and Carolina Beach Road.
• Vehicles traveling south on Carolina Beach Road encounter an opportunity for U-turn
movement to access the new proposed access road immediately south of the intersection of
Rosa Parks Drive and Carolina Beach Road.
• There is an additional U-turn opportunity for vehicles traveling both north and south located
between Manassas Drive and the new proposed access road. This is anticipated to be
changed to a northbound U-turn opportunity as part of the TIA required improvements for
the planned Village at Motts Landing in 2024.
• While multiple U-turn movements are available for vehicles to travel south, the majority of
local services are located to the north at the Villages at Myrtle Grove shopping center and
Monkey Junction commercial node.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 8
Z23-03 Staff Report PB 2.2.2023 Page 9 of 23
• As currently zoned, it is estimated the site would generate about 78 AM and 104 PM trips
during the peak hours if developed at the permitted density for performance development.
The proposed R-5 development would increase the estimated number of peak hour trips by
approximately 90 AM and 100 PM trips.
Current Primary Access:
Manassas Drive
Proposed
Access U-Turn
North
U-Turn
North
U-Turn
South
U-Turn
North
Planning Board - February 2, 2023
ITEM: 3 - 2 - 9
Z23-03 Staff Report PB 2.2.2023 Page 10 of 23
• Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvements required by the TIA.
Traffic Impact Analysis
• New developments that are anticipated to generate more than 100 trips during any peak
hour period are required to submit a traffic impact analysis (TIA) as part of their rezoning
application. After working with the WMPO and NCDOT, the TIA for this project was
approved on July 27, 2022.
• The finalized TIA analyzed the development for three phases with a proposed 125 single-
family dwellings and 241 townhomes. Based on the unit count proposed in the TIA, the
estimated trip generation resulted in 204 AM and 255 PM peak hour trips.
• The number of units analyzed by the TIA is higher than what is proposed in the current
application.
Intensity Approx. Peak Hour Trips
Existing Development: Undeveloped 0 AM / 0 PM
Typical Development
under Current Zoning:
105 Single-Family
Dwellings –
Performance
Development
78 AM / 104 PM
Proposed Development:
10 Single-Family
Dwellings
and
327 Single Family
Attached Dwellings
7 AM / 9 PM
164 AM / 192 PM
Total Proposed Peak Hour
Trips: - 171 AM / 201 PM
Net Addition: - + 93 AM / + 97 PM
Planning Board - February 2, 2023
ITEM: 3 - 2 - 10
Z23-03 Staff Report PB 2.2.2023 Page 11 of 23
• The proposed development under consideration is less intensive than what was analyzed
for the TIA however the applicant has proposed a condition to make all required and
recommended improvements of the TIA.
• The proposed development will be built over three phases with the following notable
roadway improvements:
o Phase 1A – Build year of 2023 for 125 single-family detached dwelling units.
▪ No improvements required.
o Phase 1B – Build year of 2024 for 125 single-family attached dwelling units.
▪ Extend southbound U-turn lane on Carolina Beach Road south of Rosa Parks
Lane to provide 500 feet of storage, 50 feet of full width deceleration and
100 feet of taper and optimize single timings.
▪ Construct the new proposed site access to Carolina Beach Road with an
internal protected stem of 175 feet measured from the right-of-way line with
right-in / right-out ingress and egress lanes and stop controls on the
westbound approach. Construct a northbound right turn lane on Carolina
Beach Road from the U-turn bulb south of the proposed access.
o Phase 2 – Build year of 2026 for 116 single-family attached dwelling units.
▪ Construct a future third access into the site meeting NCDOT roadway
standards.
▪ Note: While this improvement is not included as part of the conditional
rezoning application the applicant has included a condition requiring the
future construction in accordance with the TIA.
TIA Analysis:
125 Single-Family
Dwellings
and
241 Townhomes
204 AM / 255 PM
Proposed Development
10 Single-Family
Dwellings
and
327 Single-Family
Attached Dwellings
171 AM / 201 PM
Net Reduction: -33 AM / -54 PM
Planning Board - February 2, 2023
ITEM: 3 - 2 - 11
Z23-03 Staff Report PB 2.2.2023 Page 12 of 23
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-5702B
o Project includes access management and travel time improvements along College
Road between Shipyard Boulevard and Carolina Beach Road. Right-of-way
acquisition and utilities is currently scheduled to take place in FY 2025.
• STIP Project U-5790
o Project to widen Carolina Beach Road from College Road to Sanders Road and
includes intersection improvements at Carolina Beach Road and College Road
(Monkey Junction Intersection). Right-of-way acquisition and utilities is currently
scheduled to take place in FY 2029.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 12
Z23-03 Staff Report PB 2.2.2023 Page 13 of 23
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) are completed in accordance with the WMPO and NCDOT standards.
Approved analyses must be re-examined by NCDOT if the proposed development is not completed by
the build out date established within the TIA.
Proposed Development Land Use/Intensity TIA Status
1. Village at Motts
Landing
• 356 Multi-Family Dwellings
• TIA approved January 5,
2022
• 2024 Build Out Year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consist of:
• Extend existing southbound left-turn lane to provide 225 feet of storage, 50 feet of full
width deceleration and 200 feet of taper on Carolina Beach Road at Sanders Road.
• Construct a southbound right-turn lane with 200 feet of storage, 50 feet of full width
deceleration and 200 feet of taper at Carolina Beach Road and Jacob Mott Drive.
• Remove the U-turn markings and replace with left turn only pavement markings within the
north bound left-turn lane at Carolina Beach Road and Jacob Mott Drive.
• Construct a southbound approach with one ingress and one egress lane and an internal
protected stem of 100 feet measured from the right-of-way line and install Stop controls
for the southbound approach for both proposed site access drives at Jacob Mott Drive.
Nearby Proposed Developments included within the TIA:
• 6144 Carolina Beach Road
• Congleton Farms Subdivision
Development Status: Development has not started for this project.
Proposed Development Land Use/Intensity TIA Status
2. Tarin Woods II
Phase 2B(1)
• 219 Single Family
Dwellings
• 398 Multi-Family Dwellings
Phase 2B(2)
• 219 Single Family
Dwellings
• 458 Multi-Family Dwellings
• TIA approved March 26,
2020
• 2019 Build Out Year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consist of:
Planning Board - February 2, 2023
ITEM: 3 - 2 - 13
Z23-03 Staff Report PB 2.2.2023 Page 14 of 23
Phase 2B(1):
• Provide a second westbound right-turn lane with 225 feet of storage, full-width
deceleration and appropriate taper on Carolina Beach Road at Manassas Drive.
• Provide a northbound leftover / U-turn with 250 feet of storage with appropriate
deceleration and taper at the Harris Teeter.
Phase 2B(1):
• Provide a second westbound right-turn lane with 225 feet of storage, full-width
deceleration and appropriate taper on Carolina Beach Road at Manassas Drive.
• Provide a northbound leftover / U-turn with 250 feet of storage with appropriate
deceleration and taper at the Harris Teeter.
• Provide a right-out exit only access road to Carolina Beach Road north of Sanders Road.
Nearby Proposed Developments included within the TIA:
• Beau Rivage Townhomes
Development Status: Tarin Woods II is platted and homes are under construction. All TIA
required improvements have been completed except the right-out exit only access road to
Carolina Beach Road north of Sanders Road. This is the access road requirement for the
proposed Ironwood development. Installation is a condition of the rezoning request and
requirement of NCDOT.
Proposed Development Land Use/Intensity TIA Status
3. Kaylie’s Cove • 110 Single Family
Dwellings
• TIA approved February 20,
2018
• 2019 Build Out Year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consist of:
• Provide an exclusive eastbound right-turn lane on Piner Road with at least 100 feet of
storage and appropriate taper. This was installed with the initial phase of the
development.
• Provide an exclusive westbound left-turn lane on Piner Road by restriping the existing
painted gore area.
Nearby Proposed Developments included within the TIA:
• None
Development Status: Development is fully built out.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 14
Z23-03 Staff Report PB 2.2.2023 Page 15 of 23
Proposed Development Land Use/Intensity TIA Status
4. Habitat Restore
• 20,320 sq ft Discount Store
• 14,830 sq ft Shopping
Center
• TIA approved July 26, 2022
• 2023 Build Out Year
The TIA requires improvements be completed at certain intersections in the area. The notable
improvements consist of:
• Increase the southbound U-turn lane on Carolina Beach Road to provide 325 feet of
storage and 50 feet of full-width deceleration and appropriate taper on Carolina Beach
Road at Cathay Road.
• Right-in / right-out only access on Carolina Beach Road. Access must meet the minimum
100 feet corner clearance from South Ridge Boulevard.
• Provide a southbound right-turn lane on Carolina Beach Road with full-width storage from
the intersection of South Ridge Boulevard to the site access and provide a minimum of
100 feet of driveway stem, with no left-turns off the stem.
• The site access on South Ridge Boulevard shall be located a minimum of 150 feet west
of Carolina Beach Road and provide a minimum of 100 feet of driveway stem with no
left-turns off the stem.
Nearby Proposed Developments included within the TIA:
• Beau Rivage Update
• Beau Rivage Townhomes
Development Status: Development and improvements are currently under construction.
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Mott Creek and Everette Creek watersheds.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (Suitable), Class III (Severe Limitation), and Class IV (Unsuitable)
soils; however, the project is expected to be served by CFPUA water and sewer if
developed.
• Conservation resource maps indicate pocosin wetlands may exist on the property. Projects
containing 5 acres or more of pocosin conservation resources are required to comply with
additional buffer and conservation standards in Section 5.7 of the Unified Development
Ordinance (UDO).
• The existing stormwater management ponds for Tarin Woods are sized to accommodate
the proposed development for the southern portion of the project adjacent to Shiloh Road.
• The development area was included in the original stormwater engineering and permitting
for the Tarin Woods Subdivision.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 15
Z23-03 Staff Report PB 2.2.2023 Page 16 of 23
• The developer has included a condition to address future maintenance of the existing and
any future stormwater management systems requiring portions of the proposed
development obtain approval to join the existing Tarin Woods Property Owners Association
or enter into a maintenance agreement.
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to Anderson Elementary
School and Ashley High School. Depending on the area of the development students would
be assigned to Myrtle Grove Middle School or Murray Middle School. Students may apply
to attend public magnet, year-round elementary, or specialty high schools.
• A maximum of 105 dwelling units would be permitted under the current R-15 zoning base
density, and 337 units could potentially be developed under the proposed zoning for an
increase of 232 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 51 additional students than would be generated under
current zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and
2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential
units were permitted across the county. In addition, the student population is anticipated to
only grow by approximately 1,300 students over the next 10 years based on the recent
New Hanover County Schools Facility Needs Study.
Development Type Intensity Estimated Student Yield
(current general student generation rate) *
Existing Development 18 undeveloped
single-family lots Approximate** Total: 4
(2 elementary, 1 middle, 1 high)
Typical Development Under
Current Zoning 105 residential units Approximate** Total: 21
(9 elementary, 5 middle, 7 high)
Proposed Zoning 337 residential units Approximate** Total: 71
(30 elementary, 17 middle, 24 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school student
enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an
average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 16
Z23-03 Staff Report PB 2.2.2023 Page 17 of 23
• Since the residential components associated with the proposed rezoning are likely to have
a build-out date within 5 years per the Traffic Impact Analysis, staff has outlined existing
school capacity to provide a general idea of the potential impact on public schools.
• Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
School Enrollment* and Capacity** (2022-2023 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year.
**Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools
to the Board of Education in January 2021. This information does not take into account flexible scheduling that may
be available in high school settings, which can reduce the portion of the student body on campus at any one time.
• The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity data,
planned facility upgrades, combined with changes to student enrollment patterns, will result
in adequate capacity district wide over the next ten years if facility upgrades are funded.
New Hanover County Strategic Plan
• One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to encourage
the development of complete communities in the unincorporated county by increasing
housing diversity and access to basic goods and services.
• The proposed (CZD) R-5 zoning district would allow for an increase in housing diversity and
would allow those residents to utilize existing goods and services within one mile of the
subject property.
• The predominant housing type in the area is single-family detached at 79%. Under the
proposed R-5 district the site would allow for single-family attached (townhomes) and
increase housing type diversity by reducing the percentage of single family detached (79%
to 76%) and increasing the percentage of single-family attached units (8% to 11%).
• The subject property is located in the Monkey Junction community area, where 65% of
residents currently live within one mile of a convenience need (grocery store, retail staples,
pharmacies, etc.), a support service (urgent care, primary doctor’s office, child & adult care,
etc.), and a community facility (public park, school, museum etc.). The proposed R-5 district
would increase the number of residences within one mile of goods and services (65% to
66%).
Level
Total
NHC
Capacity
School
Projected
Enrollment of
Assignment
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned
School
Funded or
Planned
Capacity
Upgrades
Elementary 91% Anderson 291 314 93% None
Middle 92% Murray 882 889 99% None
Middle 92% Myrtle Grove 640 747 86% None
High 93% Ashley 1983 1990 99.6% None
Planning Board - February 2, 2023
ITEM: 3 - 2 - 17
Z23-03 Staff Report PB 2.2.2023 Page 18 of 23
Representative Developments
Representative Developments of R-15:
Tarin Woods Subdivision
Page’s Corner in Ogden
Planning Board - February 2, 2023
ITEM: 3 - 2 - 18
Z23-03 Staff Report PB 2.2.2023 Page 19 of 23
Representative Developments of Townhome Developments:
Saylors Watch in Wilmington
Forest Cove in Wilmington
Planning Board - February 2, 2023
ITEM: 3 - 2 - 19
Z23-03 Staff Report PB 2.2.2023 Page 20 of 23
Context and Compatibility
• The property is located between existing properties zoned and used for commercial
purposes along Carolina Beach Road and the existing Tarin Woods Subdivision, a lower
density single-family residential development.
• The proposed attached housing type increases housing type diversity in the area and acts
as an appropriate transition between the commercially zoned Carolina Beach Road corridor
and the existing lower density Tarin Woods Subdivision, which itself acts as a buffer for
even lower density residential development east towards Myrtle Grove Road.
• The property is located south of the Myrtle Grove shopping center and Monkey Junction
commercial node providing services, amenities, and educational and employment
opportunities.
• The new Hanover Pines county park is under construction immediately to the south of the
proposed project.
• Most of the surrounding land is either single-family developments or commercial uses
intended to serve the surrounding homes.
• The proposed concept plan includes a new site access that would serve as an internal
connector road for the existing and proposed residential developments in the area that
would provide more opportunities for vehicles to exit Carolina Beach Road when trying to
reach their destination.
• The development is conditioned to install all roadway improvements required by the TIA
within the approved phasing and build out years unless amended by NCDOT and the
WMPO.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 20
Z23-03 Staff Report PB 2.2.2023 Page 21 of 23
Future Land Use
Map Place Type
General Residential and Urban Mixed Use
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Place Type
Description
General Residential: Focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or duplexes.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Types of uses include single-family residential, low density multi-family
residential, light commercial, civic, and recreational.
Urban Mixed Use: Promotes development of a mix of residential, office,
and retail uses at higher densities. Types of uses encouraged include office,
retail, mixed use, small recreation, commercial, institutional, single-family,
and multi-family residential.
Analysis
The subject parcels are located between existing lower density residential
neighborhoods to the east and the Carolina Beach Road commercial
corridor to the west, which is envisioned for the more intensive Urban Mixed
Use place type.
The proposed attached housing type increases housing diversity in the area
and acts as an appropriate transition between existing commercial and
residential development.
The proposed development is south of the Monkey Junction commercial node
and provides residential infill development that can serve existing
commercial uses.
Roadway additions and improvements proposed as part of the
development increases connectivity and opportunities for vehicles to exit
Carolina Beach Road sooner to reach their destinations.
The proposed 8 dwelling units per acre matches the density recommended
for multi- and single-family residential development in the General
Residential place type. The Urban Mixed Use place type promotes multi-
family and higher density single-family development to provide a range of
housing types, opportunities, and choices. The Urban Mixed Use placed type
does not recommend a maximum density and identifies Monkey Junction as
an appropriate area for higher density development.
Consistency
Recommendation
The proposed rezoning request is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed density, housing type, and
increased interconnectivity are in line with the recommendations of both the
General Residential and Urban Mixed Use place types and the proposed
development acts as an appropriate transition between existing commercial
and residential uses in the area.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 21
Z23-03 Staff Report PB 2.2.2023 Page 22 of 23
STAFF RECOMMENDATION
The Carolina Beach Road corridor has been designated as General Residential and Urban Mixed
Use within the Comprehensive Plan. The plan recommends a mix of commercial uses and residential
housing types that act as a transition between higher intensity and lower intensity development.
The proposed development would act as a buffer between Carolina Beach Road and lower density
residential development to the east, providing infill development and increased housing diversity
and interconnectivity in the area. The applicant has also provided additional conditions for the
installation of roadway improvements and stormwater maintenance.
As a result, Staff recommends approval of the request and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed density, housing type, and increased interconnectivity of the project are in
line with the recommendations of both the General Residential and Urban Mixed Use
place types and the proposed development acts as an appropriate transition between
existing commercial and residential uses in the area. I also find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because
the project provides interconnectivity and housing diversity at an appropriate density
to act as a transition between existing commercial and residential development.
Proposed Conditions:
1. Attached residential dwellings on the east side of Shiloh Drive shall be sited
perpendicular to neighboring single-family residential lots.
2. The improvements required as part of each phase of the approved 2022
Traffic Impact Analysis must be completed by the end of the build out year
listed in the TIA for each phase. Planning staff is authorized to accept changes
to the timing provided such changes are approved by NCDOT and the WMPO.
While not shown on the proposed development, the TIA required future third
access into the site meeting NCDOT roadway standards for Phase 2 must be
completed by the build out year of 2026 unless otherwise approved by
NCDOT and the WMPO.
3. Existing trees shall be retained, or another appropriate traffic prevention
measure shall be established at the eastern terminus of Rosa Parks Drive to
prevent vehicular ingress and egress until such time a written agreement is
reached to provide connectivity. An access easement shall be recorded on the
final plat from the edge of pavement to the property line with Rosa Parks Drive
to ensure the possibility of future access.
4. Any portion of the proposed development that utilizes any portion of the
existing stormwater management system for Tarin Woods Subdivision that is
not accepted into the Tarin Woods property owners association, must enter into
a stormwater maintenance agreement with the Tarin Woods property owners
association.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 22
Z23-03 Staff Report PB 2.2.2023 Page 23 of 23
Alternative Motion for DENIAL
I move to recommend DENIAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposed density,
housing type, and increased interconnectivity are in line with the recommendations of
both the General Residential and Urban Mixed Use place types and the proposed
development acts as an appropriate transition between existing commercial and
residential uses in the area. However, I find recommending DENIAL of the rezoning
request is reasonable and in the public interest because the proposal is not consistent
with the desired character of the surrounding community and the density will adversely
impact the adjacent neighborhoods.
Planning Board - February 2, 2023
ITEM: 3 - 2 - 23
M o tt s F o r e s t R d
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New Hanover County, NC
CZD R-5R-155741 Carolina Beach RdZ23-03
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500 1,000 US Feet
ZONING
B-1
B-2
O&I
R-10
R-15
CZD
Z23-03
Site
Z23-02
Site
Z23-03
Planning Board - February 2, 2023
ITEM: 3 - 3 - 1
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G r a n d Champion Rd
New Hanover County, NC
CZD R-5R-155741 Carolina Beach RdZ23-03
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500 1,000 US Feet
GENERAL RESIDENTIAL
URBAN MIXED USE
CONSERVATION
Z23-03
Site
Z23-02
Site
Z23-03
Planning Board - February 2, 2023
ITEM: 3 - 4 - 1
Initial Application
Documents & Materials
Planning Board - February 2, 2023
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Farrell, Robert
From:James Yopp <james@rockfordpartners.net>
Sent:Wednesday, January 11, 2023 9:54 AM
To:Farrell, Robert; Doss, Amy
Subject:Ironwood/Tarin Woods Townes and McQuillan Pines
Attachments:2022-12-22 Tarin Woods_ Overall.pdf; 2022-12-22 McQuillan Pines.pdf; BASE_R5
_REZONING_REV14.pdf; Rezoning_Exhibit_REV2.pdf
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Robert and Amy,
Above are renderings of the site plan that provides the amenity area and stormwater ponds for Ironwood/Tarin Woods
Townes and McQuillan Pines. I apologize if this was not in the submittal. Also provided are the engineers back and white
exhibits reflecting labeled stormwater ponds, amenity areas for both rezonings and the access easement for the
McQuillan Pines submittal.
1) Ironwood/Tarin Woods Townes: The development area is primarily an open grass field. There are phases
of development that will impact small 6 to 16 inch short leaf pines and scrub brush. Significant trees will be
surveyed and mitigated to the best of the ability for the development while meeting NHC requirements and also
including water and sanitary sewer utilities, stormwater, and road connectivity. Transplanting of trees will be
performed where feasible.
2) McQuillan Pines: The development area is primarily an open grass field. Vegetation on
site includes small 6 to 16 inch short leaf pines, scrub brush, and small laurel oaks. Significant trees will be
surveyed and mitigated to the best of the ability for the development while meeting NHC requirements and also
including water and sanitary sewer utilities, stormwater, and road connectivity. Transplanting of trees will be
performed where feasible.
Please confirm that this information satisfies your email request for updated rezoning applications and we are on
schedule for February 2nd planning board. Let me know a day and time best to meet with you on the projects overall
scope and TIA’s performed for each.
Thank you,
James Yopp
910-443-3060
James@RockfordPartners.net
Planning Board - February 2, 2023
ITEM: 3 - 6 - 28
Concept Plan
Planning Board - February 2, 2023
ITEM: 3 - 7 - 1
Planning Board - February 2, 2023
ITEM: 3 - 8 - 1
Planning Board - February 2, 2023
ITEM: 3 - 8 - 2
Public Comments
In Support 0
Neutral 0
In Opposition 88
Planning Board - February 2, 2023
ITEM: 3 - 9 - 1
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, January 26, 2023 5:09 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1083 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jeremy
Last Name Fitzgerald
Address Taking Woods
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Please, do not construct anymore. The infrastructure cannot
withstand the overpopulation.
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pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 2
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 3
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 7:35 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1080 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Michelle
Last Name Sweeney
Address 429 Seaview Rd E
City Wilmington
State NC
Zip Code 28409
Email michellesweeney@charter.net
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Please work on the infrastructure before adding more
developments. How am I going to leave this area if a level 5
hurricane approaches? I left when Floyd was approaching, and
it was a nightmare. By the time roads are built, they are
outdated. You know we have very little time to plan to leave
under the threat of a hurricane. By the time we know that we
are in danger, it's almost impossible to get out.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 4
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 5
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 10:00 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1056 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name JOHN
Last Name RADECSKY
Address 6001 Appomattox Dr
City Wilmington
State North Carolina
Zip Code 28409
Email jnrmachine@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment We have enough people on our crowded roads today! When
will this STOP! before it's too late.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 6
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 7
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 9:13 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1053 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Deborah
Last Name Wisoff
Address 700 Grey Squirrel Drive
City Wilmington
State NC
Zip Code 28409
Email debbiewisoff@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Inadequate infrastructure to support a project of this size. While
I understand infrastructure always comes after demand, there
has to be a way of accomplishing that. Currently, the roads
along Carolina Beach and College Road weren't designed to
be widened to accommodate additional vehicles, especially at
peak hours. This puts public safety in jeopardy when vehicles
responding to emergency situations aren't able to get to their
destination in a timely manner.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 8
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 9
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 9:06 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1052 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Charlie
Last Name Ohnmacht
Address 2540 Yolanda Lane
City Wilmington
State NC
Zip Code 28409
Email charlieosr@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment From a town where i could leave my front door unlocked and
my car windows down to a town where I have to worry about
Christmas decorations being stolen. Way to go Wilmington.
Advertise to other states, create thousands of apartments and
bring all the crime and mayhem in. Thank you for destroying
Wilmington. Yes I oppose more townhomes and apartments.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 10
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 11
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 9:03 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1051 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jaxon
Last Name Fowler
Address 2542 Yolanda Lane
City Wilmington
State NC
Zip Code 28409
Email jaxon4demo@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment NO MORE TOWN HOMESA. NO MORE APARTMENTS.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 12
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 13
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 9:02 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1050 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jamie
Last Name Fowler
Address 2542 Yolanda Lane
City Wilmington
State NC
Zip Code 28409
Email jamie4demo@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I understand the need to grow. But you have to stop allowing
the apartments and townhomes. Crime is up. Traffic is insane.
The Wilmington that once was that attracted everyone here is a
memory. The future of this town is bleak as is, more
apartments is the icing on the overcrowded cake.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 14
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 15
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 9:00 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1048 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Carolyn
Last Name Ohnmacht
Address 2540 Yolanda Lane
City Wilmington
State NC
Zip Code 28409
Email dogdaze44@aol.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The Roads can't handle anymore apartments or townhomes.
Please stop allowing all of these townhomes and apartments.
YOU ARE DESTROYING Wilmington. It is sickening.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 16
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File 2 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 17
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, January 25, 2023 8:58 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1047 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name valarie
Last Name fowler
Address 2542 Yolanda Lane
City Wilmington
State NC
Zip Code 28409
Email val4demo@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The Roads can't handle anymore apartments or townhomes.
Please stop with the overloading the area. YOU HAVE
DESTROYED Wilmington in the last five years. Horrible.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 18
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 19
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 11:38 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1043 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Erin
Last Name Montgomery
Address 113 Colquitt Dr
City Wilmington
State NC
Zip Code 28412
Email ecswilmington@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I oppose rezoning this tract of land. As a former resident of
Tarin Woods and someone who drives past the Manassas Rd /
CB Rd intersection daily, I can say that we do NOT have the
infrastructure for even 1 more home in that area. Our schools
are already overcrowded. The stretch of road where this will
feed off of, is horribly congested currently AND will add more
risk to the already dangerous Sanders Rd intersection, which is
known to have regular car accidents, some of which have been
very bad. And can we talk about flooding and environmental
Planning Board - February 2, 2023
ITEM: 3 - 9 - 20
impacts? That land WAS wetlands! Digging ditches to drain the
water and change the topography over time doesn’t change the
fact that that area wants to and WILL hold water. Creating
more impermeable surfaces and eliminating vegetation is
adding fuel to the fire and only puts current residents at greater
risk when hurricanes or heavy rainfall hits. Please put the
interests of existing residents first! More homes does not
benefit any of us here and we do not want more construction in
that location.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 21
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 9:07 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1042 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Vivian
Last Name Radecsky
Address 6001 Appomattox Dr
City Wilmington
State NC
Zip Code 28409
Email Vradecsky@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Please do not rezone this area for more density building.
People living here have been dealing with high crowded traffic
areas with increased pollution of exhaust and noise. The
developer for tarin woods has taken all the trees that provided
protection from the pollution and noise and shelter for wildlife. It
has turned into an undesirable place to live. This used to be a
quiet neighborhood and now people are living in an area so
overcrowded they can’t even get out of their driveways half the
time. It’s miserable and now the developer has pushed for
Planning Board - February 2, 2023
ITEM: 3 - 9 - 22
rezoning again for higher density. Is this ever going to stop?
Please say no. People in tarin woods have suggested that the
developer should correct mistakes causing water retention in
yards etc before doing more building.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 23
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 8:25 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1041 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Margaret
Last Name Bloom
Address 760 Liberty Landing Way
City Wilmington
State North Carolina
Zip Code 28409
Email maggiebloom@sbcglobal.net
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I am very concerned about this proposal possibly being
approved. The congestion on Carolina Beach Road has
reached a level that is jeopardizing the safety of residents who
need to travel this route. It is a rare day that I don’t see a traffic
jam due to a serious accident. I have witnessed the
transformation of Wilmington from the days my parents lived
here over 25 years ago to my buying my home 5 years ago.
There seems to be little planning other than stuffing in as many
residential developments at the expense of our rapidly
Planning Board - February 2, 2023
ITEM: 3 - 9 - 24
declining wildlife populations. News of missing pets is
commonplace along with sightings of coyotes. Hope we can
keep some of the charm this city was so richly blessed with
when I moved here.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 25
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 6:59 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1038 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Kim
Last Name Mintz
Address 614 Antietam Drive
City Wilmington
State NC
Zip Code 28409
Email Kjmintz@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Battle Park is inundated with traffic and drivers who don't obey
the speed limit. If additional building occurs, it will create a
bigger issue for residents who exit Shiloh onto Manassas
Drive. Additional add the entrance to the park at the end of
Antietam Drive and that will create more traffic issues. We have
seen an increase in crime, cars broken into and mail being
stolen out of mailboxes. What next?? Please take a moment to
consider the residents of Battle Park who are opposing any
additional building in our neighborhood.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 26
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 27
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 5:37 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1037 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Paul
Last Name Sommers
Address 246 Inlet Point Dr
City Wilmington
State NC
Zip Code 28409-5010
Email sommersguy@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I am writing in opposition to the rezoning for Tarin Woods II
near the zoo just north of Manassas Rd and east of Carolina
Beach Rd. My understanding is that the proposed project
would add more than 300 multi-unit town homes.
I do not live in the Tarin Woods area, but I live a few miles
south of there. I rely on Carolina Beach Rd as an emergency
escape route in the event of a meltdown at the Brunswick
Nuclear Plant or short notice of a dangerous hurricane.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 28
Hurricanes sometimes unexpectedly change direction or
dramatically strengthen, requiring a mass evacuation within a
small time window. The proposed development is in the worst
possible bottleneck location, right beyond the intersection
where Sanders Rd adds escaping residents from the southern
county west of Carolina Beach Rd.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 29
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 4:14 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1031 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Debbie
Last Name Jordan
Address 335 holiday hills dt
City Wilmington
State NC
Zip Code 29409
Email Debbiedaeg@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Enough is enough in building in New Hanover co. No trees, no
schools, no roads to support all this craziness in building on
every piece of existing dirt. What about green space!
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 30
File 1 Field not completed.
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File 3 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 31
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 3:32 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1028 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Adam
Last Name Wylubski
Address 6134 Tarin Rd
City Wilmington
State NC
Zip Code 28409
Email awylubski@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I'm opposing the project in its current form because I feel that
this project (and many others around NHC) should integrate
better with surrounding neighborhoods. I've taken the liberty to
modify the map the developer provided with the rezoning
request to highlight missed opportunities to better connect with
the surrounding neighborhoods. Interconnectivity between
surrounding development should be an important consideration
when reviewing development plans and rezoning requests per
Page 5, Chapter 4 of the NHC Comprehensive Plan.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 32
Understanding that some surrounding roads may be private,
NHC should work with developers and owners of the private
roads to encourage connections where possible.
On the attached map. I've highlighted 4 opportunities to
increase interconnectivity with surrounding development. The
most beneficial of which is a potential connection between the
applicant's property and The Kings Highway which would
provide access to the Home Depot/future Target Plaza and
Coastal Christian High School. Per the NHC GIS, the applicant
does not own property adjacent to the King Highway, but I feel
that NHC should use it's authority to encourage the various
property owners to come to an agreement and secure this
connection. Such a connection would benefit traffic on Carolina
Beach Road, benefit traffic on Myrtle Grove Rd, and benefit the
residents of the connected communities of Tarin Woods,
Congleton Farms, and Covington. If additional connections to
surrounding development the connection to the Home
Depot/future Target Plaza would prove of even more
importance.
It's also important to note the safety aspects to additional
connections. More connections provide more access points for
emergency vehicles. These connections may one day be
crucial to saving a life or stopping a crime in progress one day.
For these reasons, I encourage the Planning Board to deny the
request in it's current form and, if necessary, work with the
developer to increase the interconnectivity as highlighted in the
New Hanover County Comprehensive Plan.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 33
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 12:44 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1015 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Julie
Last Name Kenyon
Address 6225 Appomattox dr
City Wilmington
State Nc
Zip Code 28409
Email Niyabandot@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment We say new Hanover county is “the model of good
governance” if this is true, and if those on the board intend to
uphold this then we can not allow increased development in
Tarin woods. First we must improve the roads to care for
increased traffic. We must build new schools -what happened
to the promised river lights schools? More doctors, better public
transportation. Actual sidewalks would be amazing. Proper
cross walks are desperately needed on Carolina beach road
from monkey junction down to the beach. Start there. Then
Planning Board - February 2, 2023
ITEM: 3 - 9 - 34
deeply consider environmental impacts. Then once those items
are cared for, then maybe consider more building.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 35
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 12:29 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1013 for Public Comment Form
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Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jennifer
Last Name McGee
Address 713 Liberty Landing Way
City wilmington
State NC
Zip Code 28409
Email jenmcgee27@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment This change would cause an influx of traffic to the area and
prohibit emergency vehicles from reaching their destination in a
timely manner. This would cause a threat of life to those
waiting to receive life saving measures.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 36
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 37
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 11:33 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1012 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Margaret
Last Name Carter
Address 1405 snapper lane
City Carolina beach
State Nc
Zip Code 28428
Email Mvanvranken1@gmail.com
Projects available for
comment. PB-Z22-23 - 6830 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment We do not need any more trees clear cut for commercial
purposes on CB road
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 38
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 39
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 11:29 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1008 for Public Comment Form
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Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Danny
Last Name Lamm
Address 1201 Lacewood Ct Wilmington
City Wilmington NC
State NC
Zip Code 28409
Email dlamm@ec.rr.com
Projects available for
comment. PB-Z23-05 - 4629 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our local government needs to figure out how to solve our
infrastructure needs before allowing more building in this area
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 40
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 41
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 11:28 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1007 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Danny
Last Name M Lamm
Address 1201 Lacewood Ct Wilmington
City Wilmington NC
State NC
Zip Code 28409
Email dlamm@ec.rr.com
Projects available for
comment. PB-Z23-04 - 6900 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our local government needs to figure out how to solve our
infrastructure needs before allowing more building in this area.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 42
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 43
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 11:27 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1005 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Danny
Last Name Lamm
Address 1201 Lacewood Ct Wilmington
City Wilmington NC
State NC
Zip Code 28409
Email dlamm@ec.rr.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our local government needs to figure out how to solve our
infrastructure needs before allowing more building in this area.
Upload supporting files
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 44
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 45
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 10:11 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #994 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Michelle
Last Name OBrien
Address 5949 Appomattox Drive
City Wilmington
State NC
Zip Code 28409
Email mobrien79@live.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment New zoning for proposed build is not compatible with the
current communities infrastructure, adding 348 townhomes
(two cars per house X 348= 696 cars) and 10 single family
homes on a very small narrow street and feeding into a well
establishing community of single family homes is impinging on
current residents rights. Current residents invested their hard
earned income with the expectations of a single family
community and now being forced to accept townhomes, which
will in return inevitably lower our property value. I think a more
Planning Board - February 2, 2023
ITEM: 3 - 9 - 46
accommodating solution would be keeping with smaller single
family homes that would be compatible with current community
now.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 47
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 9:51 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #993 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name John
Last Name Webb
Address 8809 Healy Circle
City Wilmington
State Nc
Zip Code 28412
Email Jwebb15931849@gmail.com
Projects available for
comment. PB-Z22-23 - 6830 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Please don’t do this area is not able to absorb any more traffic.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 48
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 49
Farrell, Robert
From:Roth, Rebekah
Sent:Tuesday, January 24, 2023 9:26 AM
To:Farrell, Robert
Cc:Griffee, Julian
Subject:FW: Online Form Submission #950 for Public Comment Form
This is another comment that may have been intended for the Ironwood request—if you can confirm, we would want to
include the comment with the intended rezoning.
Rebekah Roth (she/her/hers)
Planning & Land Use Director
New Hanover County - Planning & Land Use - Planning & Zoning
(910) 798-7465 p | (910) 798-7053 f rroth@nhcgov.com
230 Government Center Drive, Suite 110
Wilmington, NC 28403
www.NHCgov.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Monday, January 23, 2023 4:10 PM
To: May, Katherine <kmay@nhcgov.com>; Roth, Rebekah <rroth@nhcgov.com>; Vafier, Ken <kvafier@nhcgov.com>;
Farrell, Robert <rfarrell@nhcgov.com>; rmeredith@nhcgov.com; Doss, Amy <adoss@nhcgov.com>; Griffee, Julian
<jgriffee@nhcgov.com>; Dickerson, Zachary <zdickerson@nhcgov.com>
Subject: Online Form Submission #950 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Megan
Last Name Hall
Address 1105 Lt. Congleton Rd
City wilmington
State nc
Zip Code 28409
Planning Board - February 2, 2023
ITEM: 3 - 9 - 50
Email meganwiltshire1977@gmail.com
Projects available for
comment. PB-Z23-05 - 4629 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Opposed
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 51
Farrell, Robert
From:Roth, Rebekah
Sent:Tuesday, January 24, 2023 9:25 AM
To:Farrell, Robert
Cc:Dickerson, Zachary
Subject:FW: Online Form Submission #938 for Public Comment Form
You may have already done this, but will you reach out to Mr. McCain? Based on his address, he may have intended to
comment on the Ironwood project instead of this rezoning case. If that can be confirmed by email, we should include
this comment with the intended case, and can note the confirmation in writing with the scanned comment document.
Rebekah Roth (she/her/hers) Planning & Land Use Director
New Hanover County - Planning & Land Use - Planning & Zoning
(910) 798-7465 p | (910) 798-7053 f
rroth@nhcgov.com
230 Government Center Drive, Suite 110
Wilmington, NC 28403 www.NHCgov.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Monday, January 23, 2023 3:28 PM
To: May, Katherine <kmay@nhcgov.com>; Roth, Rebekah <rroth@nhcgov.com>; Vafier, Ken <kvafier@nhcgov.com>;
Farrell, Robert <rfarrell@nhcgov.com>; rmeredith@nhcgov.com; Doss, Amy <adoss@nhcgov.com>; Griffee, Julian
<jgriffee@nhcgov.com>; Dickerson, Zachary <zdickerson@nhcgov.com>
Subject: Online Form Submission #938 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Hugh
Last Name McCain
Address 5921 Appomattox Drive
City Wilmington
State North Carolina
Planning Board - February 2, 2023
ITEM: 3 - 9 - 52
Zip Code 28409
Email hamachi.72651@gmail.com
Projects available for
comment. PB-Z22-23 - 6830 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Congestion and access issues as well as type of housing will
impose negative situations for Tarim Woods and safety of
entering and exiting onto or from Carolina Beach Road
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 53
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 8:51 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #989 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Janis
Last Name Bradish
Address 203 Seventh St N
City Carolina Beach
State North Carolina
Zip Code 28428
Email jjbrad31@hotmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment A project with this level of density cannot be supported by our
infrastructure. The pace of development in New Hanover
County is overwhelming and shocking. We do not have
healthcare, schools, roads, water, sewer or power sufficient to
meet the demands of our current population, much less new
populations.
This is a profit-forward rezoning request that would be a
detriment to our county infrastructure, quality of life and safety.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 54
I would like to see NHC create some boundaries regarding
what re-zoning requests are considered going forward.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 55
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 8:37 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #988 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name R
Last Name Ferro
Address 8116 Mainsail Ln
City Wilmington
State NC
Zip Code 28413
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I support the 10 one family homes but Do Not support the 27
town homes. The schools cannot support the impact, the area
infrastructure cannot support the increased population.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 56
File 1 Field not completed.
File 2 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 57
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 8:05 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #987 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Ryan
Last Name Francis
Address Carolina beach road
City Wilmington
State Nc
Zip Code 28412
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Population of this area is too large. There is already increased
traffic congestion, increased response times for first
responders, negative impacts on surrounding neighborhoods
and environment.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 58
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 59
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 7:53 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #986 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name JACKIE
Last Name CORE
Address 6022, Shiloh Drive
City Wilmington
State NC
Zip Code 28409
Email jackiecore@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I live on Shiloh Drive and the traffic is terrible .
I have grandkids and I can’t even let them enjoy being kids in
my own yard because of the cars flying up and down the road.
It has a 25 mph sign and I mean 1 sign that says that on
Manassas Drive . Terrin woods residents come through there
like it is a speedway to get to the stoplight. We already have a
Hard time being safe on manassas to back out of our
driveways because of the traffic and speeding. We do not need
Planning Board - February 2, 2023
ITEM: 3 - 9 - 60
anymore houses to worsen the safety of our kids much less our
pets.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 61
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 7:08 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #985 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Monica
Last Name Villa
Address 6140 Sugar Pine Dr.
City Wilmington
State NC
Zip Code 28412
Email mvilla2421@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Until the infrastructure is in place to accommodate this many
more homes, I totally oppose this project. The schools are
overcrowded and the road systems are not in place to take on
any more people.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 62
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 63
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, January 24, 2023 12:13 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #983 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Patricia
Last Name Peterson
Address 528 Manassas Drive
City Wilmington
State NC
Zip Code 28409
Email petersonpatricia@charter.net
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Neutral
Public Comment Re:Z23-03 rezoning 5741 Carolina beach road. I live on
Manassas drive, which is the main road into Tarin Woods. So
now they want to add townhomes to their beautiful community
shall we guess what road will be used to get to the already
overcrowded area. Let’s do this, have tarin woods have their
own road in and out of their community. I have nothing against
tarin woods, my concern is what the builder has done to battle
park and our road Manassas Drive. There so many gated
communities here, please have tarin woods put up a private
Planning Board - February 2, 2023
ITEM: 3 - 9 - 64
gate, so they can have their own private road in and out and
build whatever the home owners agree to. So if this newest
projects gets our overwhelmed road off the entrance and exit
for tarin woods I say yes. If this is going to add another 600
commuters to Manassas Drive they I say NO
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 65
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 11:19 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #982 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name linda
Last Name walker
Address 204 new wales parke
City wilmington
State NC
Zip Code 28412
Email llcwalker4@hotmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Stop the madness! There is not enough space in the schools,
enough roads for the traffic, doctors or water to support more
and more and more people. Already, traffic on CB road going L
on CB road at Money Junction is so crowded, cars spill onto
the straight lane and block traffic from moving at the green
light. STOP the building until infrastructure can handle more
humans!!
Planning Board - February 2, 2023
ITEM: 3 - 9 - 66
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 67
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 10:08 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #981 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Lauren
Last Name Morton
Address 1013 Black Ash Run
City Wilmington
State NC
Zip Code 28409
Email Lmorton923@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment This addition will cripple the school systems, add to traffic with
only two lane
Roads and one road in and out of the community, it will cause
a negative effect on the healthcare systems overcrowding the
hospitals and outpatient appointments- at this time it takes
6months-1 year to find a provider accepting new patients. My
child goes to school in a trailer off the actual school because
the building doesn’t have the space to educate the students
that are already there. The current infrastructure and irrigation
Planning Board - February 2, 2023
ITEM: 3 - 9 - 68
system was done quickly, poorly, and the builder promised to
put in drains to assist almost a year ago and that still hasn’t
been completed. They need to fix what is not correct before
building more homes in a hurried fashion and not doing things
properly. This will also cause taxes to increase to support the
development.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 69
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 9:42 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #980 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Rick
Last Name Hoppe
Address 202 Loder Ave
City Wilmington
State NC
Zip Code 28409
Email rickhoppe@charter.net
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I oppose this rezoning attempt. Please understand that we do
not have enough schools to accommodate additional residents
at this time. Murray middle has 30+ students in a class now
with no plans of building another middle school (I was told that
River Lights school project was cancelled bc they don't have
the budget for it anymore since constructions costs increased).
I oppose this rezoning attempt. The local govt needs to figure
Planning Board - February 2, 2023
ITEM: 3 - 9 - 70
out how to solve our infrastructure needs before allowing more
building to happen.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 71
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 9:11 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #978 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name John
Last Name Orlovsky
Address 6012 Culdees Lane
City Wilmington
State NC
Zip Code 28409
Email John.Orlovsky@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I am opposed to this request. The original development had
approximately 100 homes and was easily managed by
cooperative neighbors with the help of the HOA. A second
phase was added called Tarin Woods 2.0. It has at this time
about one hundred additional homes. It is separated by Lt.
Congleton Rd. The amenities at Tarin Woods One were
stretched to the limit as far as the clubhouse, and especially
the community pool. It was barely able to handle all the families
from the first one hundred homes. The filtration system is
Planning Board - February 2, 2023
ITEM: 3 - 9 - 72
constantly under repairs due to overuse. When the developers
added Tarin 2.0 they put no additional amenities other than a
basketball and pickle ball area. There have been numerous
disputes among the neighbors over amenities, traffic, parking,
and pets. The current development is barely manageable now.
It’s hard to imagine how it will be when all the townhomes are
added. Community support for the development is fading fast.
With no one to serve on the committees the development will
deteriorate. Careful planning may be able to save this
community. Please vote against this proposal. Save
Wilmington Now!
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 73
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 8:51 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #976 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Cynthia
Last Name Orlovsky
Address 6012 Culdees Lane
City Wilmington
State NC
Zip Code 28412
Email Orlovskyc@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I am concerned for all the small children that currently reside in
this community of Tarin Woods. It is not gated and there have
been numerous incidents of traffic violations, such as;
speeding, not stopping at traffic signs, illegal use of the
community pool and facilities. It was not originally designed for
this many people and cannot accommodate the traffic and
large number of people.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 74
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 75
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:56 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #974 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Judy
Last Name Swann
Address 6440 Sentry Oaks Drive
City Wilmingron
State NC
Zip Code 28409
Email Judygirl10@charter.net
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I oppose development because since Tarin Woods has been
developed, when we have heavy rain our neighborhood Sentry
Oaks has flooding issues. I have lived at in my home since
1997 and never experienced issues before that development
began.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 76
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 77
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:55 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #973 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Maury
Last Name Finger
Address 5424 Marina Club Drive
City Wilmington
State NC
Zip Code 28409
Email tithing.gristle-0q@icloud.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Need more infrastructure before increasing road and school
load!!!
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 78
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 79
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:48 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #972 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Michael
Last Name Zaccaria
Address 5958 sweet gum Dr
City Wilmington
State Nc
Zip Code 28409
Email Mjzaccaria@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment As a resident of this community, I oppose the project. I don’t
opposse any project but I think to add 300 units +10 additional
family homes is excessive. We already live in a community that
is very highly trafficked and borderline dangerous for our
children. I believe that, adding this many homes will increase
our headcount by more than 1000 people which we cannot
sustain as a community. Our schools are already way over
populated With no room to expand carolina beach road is
extremely busy and this will lead to significant more traffic. I do
Planning Board - February 2, 2023
ITEM: 3 - 9 - 80
believe that our commissioner should turn this down because
this additional community is just a greedy attempt to
overpopulate our space.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 81
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:45 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #971 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Justina
Last Name Anastasi
Address 6014 sweet gum drive
City Wilmington
State Nc
Zip Code 28409
Email Justina.anastas@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our community will be negatively impacted by further
development at this point. It’s over crowded as it is and the
roads are over crowded! The developer has not delivered
community long promised enhancements to date and no
reassurance it will be completed! Our home has so many
drainage issues, as well as many other homes, and they refuse
to take responsible actions to remediate, even in the first year.
They are throwing up houses so quick without quality control
Planning Board - February 2, 2023
ITEM: 3 - 9 - 82
and only for profit. Another example of greed and not taking in
to account all the current residents!
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 83
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:45 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #970 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jessica
Last Name Cremer
Address 6009 TARIN RD
City WILMINGTON
State NC
Zip Code 28409-0006
Email Jesscremer@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment New Hanover, specifically the zone we are opposing CANNOT
handle any more children in the schools! Bellamy has kids in
trailers, NO music room, they are in the cafeteria since they
needed that classroom. We cannot bring 600+ people into this
zone.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 84
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 85
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:14 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #969 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Magali
Last Name Khalkho
Address 5912 sweet gum drive
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z22-23 - 6830 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Opposing this project for multiple reasons:
1- brought my property in Tarin Woods for the peacefulness of
the neighborhood and the landscaped community including the
woods that separate us from Carolina beach road
2- adding townhouses to our community will mean tons of
additional residents/ traffic in a community that has only one
access road : manassas drive and I am pretty sure the
developer is just trying to max out his pockets vs thinking about
Planning Board - February 2, 2023
ITEM: 3 - 9 - 86
the safety and common good of the community. Shame on
them!
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 87
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 7:00 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #968 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Julie
Last Name King
Address 6037 Sand Ridge Avenue
City Wilmington
State NC
Zip Code 28409
Email Julie.m.king88@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I am writing to oppose Z23-03 - CZD Rezoning, 5741 Carolina
Beach Road, CZD R-5. This development will effect traffic in
this area. There is not sufficient infrastructure to support all the
additional cars that these residences will bring. If anything,
keep the single family homes on Shiloh Road and build the
proposed townhomes behind Sweet Gum Drive with a sizable
buffer behind the single family homes there already.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 88
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 89
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 6:56 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #967 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Sally
Last Name Galyean
Address 6141 Sand Ridge Ave
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Opposed
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 90
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 91
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 5:28 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #965 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Benjamin
Last Name Wold
Address 6141 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email Benwold@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The density of adding over 300 homes to an already congested
roadway would cause severe delays to an already crowded
section of CB road near Sanders Rd.. The schools, seemingly
cannot handle existing population of Tarin Wood and have
difficulty in both student pickup and drop off. Busses have to
drop off students, return to school and pickup more for drop off.
Is there a in impact study for the schools classrooms and
school transportation? Traffic impact with adding around 1000
people/500+ vehicles to this location? Turning left from CB to
Planning Board - February 2, 2023
ITEM: 3 - 9 - 92
Manassas is dangerous as is due to traffic. The existing TW
roads in the newer section are substandard and crumbling
within only a few years. Much of the roads are buckling and or
disintegrating. Neighborhood amenities are at over 200%
capacity so the pool has become unusable most days. I’m not
opposed to the project if these can be answered and
addressed but the developer has shown no interest in making
good on correcting issues with the previous project. I’m sure
there is a way to come up with a reasonable compromise but
until that has been solidified, this project cannot be approved
without decreasing existing homeowners quality of life and
home values.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 93
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 5:27 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #964 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Kenneth
Last Name Keast
Address 6013 Culdees Lane
City Wilmington
State NC
Zip Code 28409
Email wopagnie@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Very simply...............rezoning from R-15 to R-5, allowing for
hundreds of townhouses to be developed in a small area will
overwhelm local infrastructure. Schools, roadways/traffic (like
poor little skinny Manassas Drive!), medical services just to
mention a few examples.
Please block this latest attempt at excessive, irresponsible
development
Planning Board - February 2, 2023
ITEM: 3 - 9 - 94
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 95
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 5:22 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #963 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Kim
Last Name Mayo
Address 6112 Tarin Rd
City Wilmington
State NC
Zip Code 28409
Email Wymayo@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment We do not have the infrastructure to support more high density
housing. Traffic, schools, property values will all be negatively
impacted, thus our quality of life will suffer. Please consider the
strong opposition of current homeowners to this project when
making your decision.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 96
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 97
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 5:12 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #961 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Archie
Last Name Wood
Address 6241 Sweet Gum Dr.
City Wilmington
State North Carolina
Zip Code 28409
Email Archie.Weldon.wood@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Overcrowding of schools and roads due to multi family homes.
Storm water and drainage issues.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 98
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 99
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 4:25 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #952 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Susan
Last Name Hunt
Address 813 TARPON DR
City WILMINGTON
State NC - North Carolina
Zip Code 28409-5041
Email shunt@acctelecom.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment As I'm understanding this proposal, (for more than 320
townhomes plus additional single family homes), obviously this
will add well over 600-700 more people and vehicles. Where
are these children going to school ! ? Where is there room on
the roads and parking lots now for additional traffic!? WHY is
the Planning commission even entertaining these developers
who insist on building on all undeveloped land? I greatly
OPPOSE this proposal .
Planning Board - February 2, 2023
ITEM: 3 - 9 - 100
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 101
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 4:08 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #949 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jeremey
Last Name Cremer
Address 6009 Tarin Rd
City WILMINGTON
State NC
Zip Code 28409
Email cremer813@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Tarin woods is conjested enough as is.
Upload supporting files
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 102
File 2 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 103
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 4:07 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #948 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Megan
Last Name Hall
Address 1105 Lt. Congleton Rd
City Wilmington
State NC
Zip Code 28409
Email meganwiltshire1977@gmail.com
Projects available for
comment. PB-Z22-23 - 6830 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment No multiple dwelling units
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 104
File 2 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 105
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 4:06 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #946 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jessica
Last Name Wold
Address 6141 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email Jesslasky@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The current development, Tarin Woods, was promised to be a
neighborhood of single family homes. With the completion of
this current phase of development in addition to Congleton
Farms our current streets/infrastructure can not possibly handle
another 1000 residents.
The local school district is under serious stress and as a PTA
board member, I can assure you the teachers are struggling
with class size in the older grades. There are trailers being
used at all local schools and adding multi unit family housing
Planning Board - February 2, 2023
ITEM: 3 - 9 - 106
would be less than ideal.
As much as we love to see Wilmington flourish, not every area
needs to be developed into housing.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 107
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 4:05 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #945 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jessica
Last Name Hughes
Address 6137 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email Jessicahughes613@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Opposing further building and rezoning for townhomes and
quadplex homes in the area beside Tarin Woods section 2.
Upload supporting files
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 108
File 1 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 109
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:51 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #944 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Molly
Last Name Glenn
Address 1240 Lt Congleton Road
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The area is full now with plenty of people. The schools cannot
handle this many new families in the area.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 110
File 1 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 111
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:45 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #943 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Paula
Last Name Rogers
Address 5601 Garrett Lea Parke
City Wilmington
State NC
Zip Code 28412-7959
Email rogersjpj@aol.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment This project would add to an already horrible traffic issue on
Carolina Beach Road in the area of the proposed development.
I live off Julia Drive and quite often can sit for 8-10 minutes
waiting for an opportunity to pull out onto Carolina Beach Road.
A development of this magnitude would just make this even
worse. Thank you for your time and I trust the commission will
listen, think and make the right decision for all those
concerned.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 112
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 113
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:43 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #942 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Andrey
Last Name Kuznetsov
Address 6145 sweet gum drive
City Wilmington
State Nc
Zip Code 28409
Email Andrew.kuznet@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Strongly oppose the project
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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File 1 Field not completed.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 114
File 2 Field not completed.
File 3 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 115
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:42 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #941 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Lisa
Last Name Smith
Address 1124 Short Leaf Way
City Wilmington
State North Carolina
Zip Code 28409
Email Bruce.l.smith76@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Oppose
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 116
File 2 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 117
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:32 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #940 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Teresa
Last Name Taylor
Address 1121 Lt Congleton Rd
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Area infrastructure including roads, access points, and schools
cannot withstand this project.
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 118
File 1 Field not completed.
File 2 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 119
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:29 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #939 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Lauren
Last Name Rich
Address 817 ovates lane
City Wilmignton
State Nc
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I have lived in Tarin woods since 2014 and also Wilmington
native. The traffic has become a safety concern as well as too
much for our roads that are deteriorating since Tarin II has
been built. Additional traffic from multi unit housing and more
single family homes will impact our safety and our property
values as our neighborhood becomes congested and over
populated for its space and infrastructure.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 120
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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File 3 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 121
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:28 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #938 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Hugh
Last Name McCain
Address 5921 Appomattox Drive
City Wilmington
State North Carolina
Zip Code 28409
Email hamachi.72651@gmail.com
Projects available for
comment. PB-Z22-23 - 6830 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Congestion and access issues as well as type of housing will
impose negative situations for Tarim Woods and safety of
entering and exiting onto or from Carolina Beach Road
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If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 122
File 1 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 123
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:07 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #936 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Carly
Last Name Zaccaria
Address 5958 Sweet Gum Drive
City Wilmington
State NC
Zip Code 28409
Email Carlymichelle278@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment
I am concerned with the number of homes/units proposed in
this project. The traffic on Carolina Beach Road through this
area is already very heavy. I am also concerned with the
number of families and children that this would bring to the
area to schools that are already overfilled.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 124
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 125
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:02 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #935 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Chloe
Last Name Miller
Address 6253 sweet gum drive
City Wilmington
State Nc
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment These streets are already crowded, there are no natural
untouched areas nearby us (trees etc) please don’t make it
worse! On top of that, Bellamy elementary cannot possibly fit
any more children in that already crowded school
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 126
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
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File 3 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 127
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 3:00 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #934 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Lisa
Last Name DiLorenzo
Address 6024 Chancellorsville Dr.
City Wilmington
State NC
Zip Code 28409
Email ldilor4538@aol.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Too much traffic now, not enough new infrastructure to support
it.
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 128
File 1 Field not completed.
File 2 Field not completed.
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File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 129
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:42 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #933 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Makila
Last Name Phipps
Address 1024 Black Ash Run
City Wilmington
State Nc
Zip Code 28409
Email Makila.phipps@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I do not support
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 130
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 131
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:40 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #932 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jaime
Last Name Hunt
Address 6124 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email Jhunt@acctelecom.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I live in Tarin Woods. My yard and all my neighbors’ yards flood
with a simple rain. Imagine adding all that development; our
homes will surely flood. I have included pictures of the flooding.
This flooding was from a rain storm (not a hurricane). Please
see attached. Also, there is the issue of safety egress.
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 132
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 E875A49E-0BBE-4602-BF7D-9C56F4AC5F1E.png
File 2 C3880CB7-6CA4-4717-AF3D-00248D2144C6.png
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 133
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:39 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #931 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jenny
Last Name Corbin
Address 6008 Sweet Gum Dr
City Wilmington
State Nc
Zip Code 28409
Email jenny.corbin@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our neighborhood has so many children and families and I love
it. And I’m not opposed to the neighborhood expanding but am
worried about how many more families will be squeezed into
the remaining space. I’m not opposed to townhomes just the
amount of them. Can our schools handle it? Can our roads
handle it? Bellamy is pretty overflowing with kids. Are we
building new schools? Thank you.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 134
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 135
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:38 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #930 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name James
Last Name Morton
Address 1013 black ash run
City Wilmington
State Nc
Zip Code 28409
Email Jamesmorton34@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment It’s funny how this developing already started putting the the
water main and drainage in with out approval, so he must lined
someone’s pockets with getting this approval. We as a
community need to realize adding this many townhouses it’s
going to drastically change the dynamics of not only the traffic
but the school system for this area. My kids are already
learning in trailers detached from the school, where are going
to put all these extra kids ?
Planning Board - February 2, 2023
ITEM: 3 - 9 - 136
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 137
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:24 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #929 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jeanette
Last Name Huntz
Address 825 Riddick Ct
City Wilmington
State NC
Zip Code 28409
Email Jeanhuntz@comcast.net
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Too many houses for schools
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 138
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 139
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:23 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #928 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Wendy
Last Name Steele
Address 1016 Black Ash Run
City Wilmington
State Nc
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I am concerned about the impact this will have on the traffic
and schools in the area.
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 140
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 141
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 2:01 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #921 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Victoria
Last Name Southworth
Address 6157 Sand Ridge Avenue
City Wilmington
State NC
Zip Code 28409
Email tori_getek@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment We are overcrowded here as it is. There is not enough space in
schools or hospitals! WE ON TARIN WOODS OPPOSE THIS
PROJECT!!!
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 142
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 143
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 1:59 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #920 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Michael
Last Name Grassi
Address 4644 Laver Dr
City Wilmington
State NC
Zip Code 28409
Email Gtrain27@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I’m very concerned about the increased traffic, condition of the
roads, and safety concerns with first responders.
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 144
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 145
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 1:52 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #917 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Isabel
Last Name Bordo
Address 6117 Sweet Gum Drive
City Wilmington
State NC
Zip Code 28409
Email imb1878@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our roads and neighborhood are not even currently equipped
for the families and houses it has now. Adding over 1000k
more residents and cars to the area is careless and based
solely on money. This area already had drainage issues,
accidents galore, and really only 1 school for each type
(elementary, middle, high).
The last thing we need is more construction, especially
townhouses.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 146
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 147
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 1:32 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #913 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Stacey
Last Name Heath
Address 4605 Laver dr
City Wilmington
State Nc
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Overcrowded roads in an area that has a very high accident
statistic
Overcrowded schools
Strain on emergency responders
Upload supporting files
Planning Board - February 2, 2023
ITEM: 3 - 9 - 148
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 149
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 1:29 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #911 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Micah
Last Name Hendrix
Address 6057 Sweet Gum Drive
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Re-zone is out of character with area. Area is dense single
family households and road congestion is already a
documented concern for EMS /Fire/ etc emergency services.
Schools districts in the 28409/28412 as well are already
overcrowded especially in busing capacity due to high growth
rates of last 2 years in this area; some of the highest growth
rates in the nation. This re-zone will do nothing but exacerbate
these legitimate concerns all in the name of profit.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 150
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 151
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 1:25 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #910 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Dominic
Last Name Campese
Address 108 point Reyes Drive
City Wilmington
State Nc
Zip Code 28412
Email Campesedf@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Not enough space for children in schools, unwanted increase in
traffic, deduction of wildlife habitats, electrical grid will not
sustain this many new homes.
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 152
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 153
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 1:05 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #907 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Melissa
Last Name Davis
Address 6041 Sand Ridge Ave
City Wilmington
State NC
Zip Code 28409
Email meldavis2980@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Developer has not accounted for additional traffic, school
resources and available space, or the existing community
amenities impact on the volume of increased residences.
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, pdf, jpg, png.
Planning Board - February 2, 2023
ITEM: 3 - 9 - 154
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 155
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 12:40 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #904 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jaime
Last Name Hunt
Address 6124 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email jaimehunt90@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I oppose the rezoning of 5741 Carolina Beach Rd.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 156
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ITEM: 3 - 9 - 157
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 12:33 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #903 for Public Comment Form
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Public Comment Form
Public Comment Form
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meeting.
First Name Phil
Last Name Hertzog
Address 5945 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email philiphertzog@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I do not believe that this request aligns with the goals of the
County to be “committed to building a sustainable future for
future generations.” If the amount of homes being proposed is
approved it will be a deterrent for building future vibrant,
prosperous, diverse community due to unmanageable amount
of traffic that will result on Carolina Beach Rd between the
College Rd intersection and Manassas drive. There is already
currently issues with congestion within this area and adding the
proposed volume of residents will creating a significant issue,
Planning Board - February 2, 2023
ITEM: 3 - 9 - 158
preventing school busses and parents getting kids to and from
school and activities. Parents are already cutting through the
Beau Rivage plaza parking lot to get kids to Bellamy Elementry
to avoid the impossible backlog of traffic at Sanders Rd. Not to
mention the schools are already at capacity.
The future traffic volume resulting from this plan will also be a
further deterrent for visitors heading south to Carolina Beach,
Kure Beach, and Fort Fisher directly impacting tax revenue and
future growth opportunities for the county and its residents.
It seems very irresponsible for this developer to make this
egregious proposal cramming this number of homes in such a
tiny area, especially when they’re previous proposals for single-
family homes with Tarin Woods have been so successful for
the county.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 159
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 12:08 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #901 for Public Comment Form
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Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Kristin
Last Name Hunt
Address 129 Colquitt Dr
City Wilmington
State NC
Zip Code 28412
Email kristinhnt@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The amount of building in Wilmington is out of control. It seems
no one has stopped to think about what this means for flooding,
hurricanes, schools (over 30 kids in classrooms at Murray
middle this year alone!!!!!), water quality, roads, traffic, and
even the amount of available doctors. Doctors are so
overwhelmed with patients that they are booking 6-9 months in
advance! Please do what you were elected to do, and stop the
builders from taking the little bit of land that Wilmington has left.
Stop the greed and think about the community at large. We
Planning Board - February 2, 2023
ITEM: 3 - 9 - 160
need to put building projects on hold until we have
infrastructure in place to support it.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 161
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, January 23, 2023 9:39 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #885 for Public Comment Form
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Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
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meeting.
First Name Beau
Last Name Thebault
Address 6105 Sweet Gum Dr
City Wilmington
State NC
Zip Code 28409
Email bthebault@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment By all means, if James was developing within zoning
requirements, I would say he has every right to do so.
However, without knowing the specifics, it seems to me a
mistake to change the zoning to allow such a large increase in
population.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 162
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 163
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 5:13 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #875 for Public Comment Form
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The agenda items listed are available for public comment at an upcoming Planning
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meeting.
First Name Laurie
Last Name Littlejohn
Address 785 Liberty Landing Way
City Wilmington
State North Carolina
Zip Code 28409
Email Field not completed.
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Think about improving the infrastructure first. This type of
housing will create more density and traffic than this area can
safely sustain. If it must be developed, at least stick with single-
family homes. Thank you.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 164
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 165
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 4:48 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #874 for Public Comment Form
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Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Nancy
Last Name Brigham
Address 6122 Chancellorsville Drive
City Wilmington
State NC
Zip Code 28409
Email Crancy5@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment This project would create additional traffic issues and
exacerbate the existing issues with congestion in the area, not
to mention the overcrowding of our schools and lack of
available school buses due to driver shortages.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 166
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 167
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 1:35 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #871 for Public Comment Form
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Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
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meeting and will be included as part of the permanent, public record for that
meeting.
First Name Donna
Last Name King
Address 786 liberty landing way
City Wilmington
State NC
Zip Code 28409
Email Donna.mgg@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I live in Covington which is off off of Manasas and we have built
hundreds of houses in this are in the last few years and you
want to build 300 more townhomes?The traffic is terrible and if
you build hundreds more what do you think that will do? More
people, more traffic, roads, schools?
Please stop building it doesn’t make our town better
Thank you,
Planning Board - February 2, 2023
ITEM: 3 - 9 - 168
Donna King
786 Liberty Landing Way
Wilmington, NC
28409
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 169
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 1:25 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #870 for Public Comment Form
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Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Andrew
Last Name DiMaggio
Address 6090 Chancellorsville Drive
City Wilmington
State NC
Zip Code 28409
Email drewdimaggio@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment The fact that anything is being built, or any resources are being
put into anything before the park in this neighborhood is
finished is absurd. That park has been on the books for years.
Aside from that, we are already at a point of congestion and
overcrowding throughout the neighborhood and surrounding
area.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 170
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 171
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 1:19 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #869 for Public Comment Form
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Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by noon the day
before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Heather
Last Name DiMaggio
Address 6090 Chancellorsville Dr
City Wilmington
State NC
Zip Code 20409
Email Heather.inquiries@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment Our neighborhood (roads, bus stops, resources, amenities, etc
etc) is already entirely too crowded. It is unsafe should there be
an emergency or evacuation is needed.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 172
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 173
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 1:14 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #868 for Public Comment Form
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The agenda items listed are available for public comment at an upcoming Planning
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meeting and will be included as part of the permanent, public record for that
meeting.
First Name Jean
Last Name Ritter
Address 802 Liberty Landing Way
City Wilmington
State NC
Zip Code 28409
Email jean.ritter@yahoo.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment
Please stop the growth of Tarin Woods. We cannot take any
more traffic and gridlock south of the Junction. It is absolutely
ridiculous right now. Another 650+ more residents is completely
uncalled for. If we have an emergency back here in Covington,
emergency vehicles will face a nightmare trying to get back to
us.. STOP THE GROWTH, Please!!!
Jean Ritter
Planning Board - February 2, 2023
ITEM: 3 - 9 - 174
802 Liberty Landing Way
Wilmington NC 28409
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 175
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, January 22, 2023 1:08 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #867 for Public Comment Form
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The agenda items listed are available for public comment at an upcoming Planning
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before the applicable meeting will be made available to the Board prior to that
meeting and will be included as part of the permanent, public record for that
meeting.
First Name Barbara
Last Name Garrow
Address 805 Liberty Landing Way
City Wilmington
State North Carolina
Zip Code 28409
Email Bagarrow@gmail.com
Projects available for
comment. PB-Z23-03 - 5741 Carolina Beach Rd
What is the nature of your
comment? Oppose project
Public Comment I travel in and out of my subdivision on Manassas to Carolina
Beach Road most days. The proposed rezoning will greatly
impede safe and reasonable travel access by the increase in
travel trips to this already congested area just south of Monkey
junction. There are already travel problems within the Tarin
community when there is an emergency such as blocking a
street during a fire episode. Please do not approve this
rezoning as it is an unsafe, further degrades the environmental
Planning Board - February 2, 2023
ITEM: 3 - 9 - 176
quality of our region, and puts an unneeded burden on
governmental services.
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Planning Board - February 2, 2023
ITEM: 3 - 9 - 177
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/2/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Current Planner
CONTACT(S): Amy Doss; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z23-04) – Request by James Yopp with River Road Construc:on, LLC, applicant and property
owner, to rezone two parcels totaling approximately 13.94 acres of land located at 6900 Carolina Beach Road from
R-15, Residen:al and CZD O&I, Office and Ins:tu:onal to CZD RMF-L, Residen:al Mul:-Family – Low Density
and CZD B-2, Regional Business for a storage facility and 126 mul:-family units.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 13.94 acres from R-15, Residen*al and (CZD) O&I, Condi*onal
Office and Ins*tu*onal to (CZD) RMF-L, Residen*al Mul*-Family Low Density, and B-2, Regional Business in order to
construct a 6,000 square foot mini storage building and a mul*-family complex consis*ng of 126 units to the rear of
the mini storage.
The R-15 zoning district in this area was established in 1971. At the *me, the purpose of the R-15 district was to
ensure that housing served by private sep*c and wells would be developed at low densi*es. In June 2014, 5.71 acres of
the property was rezoned in 2014 to (CZD) O&I, Office and Ins*tu*onal District, to develop and operate a
Recrea*onal Vehicle and Boat Trailer Storage Facility.
The applicant's concept plan includes the proposed mini storage along Carolina Beach Road with 126 mul*-family units
located within 7 buildings containing 18 units each. Ameni*es associated with the mul*-family housing include a pool,
clubhouse, and walking trails accessed to the rear of the complex. Street yard buffers along Carolina Beach are
required along with buffers between the exis*ng single-family neighboring use and the proposed mul*-family housing
and business uses.
The subject site consists of two parcels zoned R-15 and (CZD) O&I. The por*on of the site that fronts Carolina Beach
Road is proposed for rezoning 1.28 acres to B-2. To the rear of this lies 12.66 acres proposed for rezoning to RMF-
L . The subject 13.94-acre site is currently part of two parent parcels totaling approximately 33.7 acres in area. The
remaining property not included with this proposal will remain zoned R-15.
The subject parcels are bound by Carolina Beach Road to the east, and the Old Cape Cod neighborhood to the
north. The main access proposed to the subject property is from Carolina Beach Road, an NCDOT-maintained Urban
Principal Arterial highway. A secondary access is proposed from Southern Charm Drive, an NCDOT-maintained local
road. The proposed main access will be shiCed south away from Southern Charm Drive and will be limited to a right
in/right out on Carolina Beach Road. The secondary access from Southern Charm Drive is a full movement.
The proposed project of 126 mul*-family low density residen*al units will equate to an overall density of 9.95 du/acre.
The es*mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance
Planning Board - February 2, 2023
ITEM: 4
requirement for a Traffic Impact Analysis (TIA). As currently zoned, it is es*mated the site would generate about 36
trips during the peak hours if developed at the permiEed density. The proposed development would increase the
es*mated number of peak hour trips by approximately 40 trips.
Students living in the proposed development would be assigned to Anderson Elementary, Murray Middle and Ashley
High Schools. Based on a generalized historic genera*on rate, staff would es*mate the increase in homes would result
in an increase of approximately 20 more student than the es*mated number of students generated under exis*ng
zoning.
Sec*on 5.4 of the UDO requires a Type A: Opaque Buffer between the project and the exis*ng single-family
neighboring use.
The Comprehensive Plan designates these two parcels as Community Mixed Use and General Residen*al. The
Community Mixed Use place type encourages a mix of commercial and moderate density residen*al development.
The General Residen*al place type encourages lower density housing and office and retail uses.
The proposed condi*onal B-2 and RMF-L rezoning is generally CONSISTENT with the 2016 Comprehensive Plan
because it is in an area designated as Community Mixed Use and General Residen*al and provides for the types of
uses recommended by these place types. The residen*al densi*es are in line with those recommended within these
place types, and the project will provide housing and commercial services to those along the Carolina Beach Road
corridor and nearby residents.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi*es in the unincorporated
countyEnsure NHC has appropriate housing to support business growth
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff finds that the proposal is consistent with the recommended uses for the General Residen*al and Community
Mixed Use place types, the context and compa*bility are congruent with the evolving residen*al and commercial
development paEerns in the immediate surrounding area and with the 2016 Comprehensive Plan. As a result, Staff
recommends approval of the proposal and suggests the following mo*on:
I move to recommend APPROVAL of the proposed rezoning to (CZD) RMF-L and (CZD) B-2 for mul*-family
development and mini storage. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because it is in an area designated as Community Mixed Use and General Residen*al and provides for the types of
uses recommended by these place types. The residen*al densi*es are in line with those recommended within these
place types, and the project will provide housing and commercial services to those along the Carolina Beach Road
corridor and nearby residents as recommended in the Comprehensive Plan. I also find APPROVAL of the rezoning
request is reasonable and in the public interest because the proposed residen*al and commercial uses are in line with
the density and uses in the surrounding area.
Proposed Condi:ons:
1. Any RV & Boat Storage must be located on the interior of the mini storage and may not be visible from a public
right-of-way.
2. The access easement from Southern Charm to Carolina Beach Road shall have a public access easement.
3. The access easements from both Southern Charm and Carolina Beach shall not be gated.
Planning Board - February 2, 2023
ITEM: 4
4. Mul*-family structures shall be limited to three stories. The mini storage height will be limited to 3 stories or 50
feet.
Alterna:ve Mo:on for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) RMF-L and (CZD) B-2 district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because it is in an area designated as
Community Mixed Use and General Residen*al and provides for the types of uses recommended by these place types.
I also find recommending DENIAL of the rezoning request is reasonable and in the public interest because it is not
consistent with the desired character of the surrounding community and will adversely impact the nearby
neighborhoods.
ATTACHMENTS:
Descrip*on
Z23-04 Script
Z23-04 Staff Report Final
Z23-04 Zoning
Z23-04 FLUM
Z23-04 Mailout Map
Z23-04 Initial App Cover Sheet
Z23-04 Initial Application
Z23-04 Concept Plan Cover Sheet
Z23-04 Concept Plan
Z23-04 Public Comment Cover Sheet
Z23-04 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 2, 2023
ITEM: 4
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-04)
Item 4: Rezoning Request (Z23-04) – Request by James Yopp with River Road Construction, LLC, applicant
and property owner, to rezone two parcels totaling approximately 13.94 acres of land located at 6900
Carolina Beach Road from R-15, Residential and (CZD) O&I, Office and Institutional to (CZD) RMF-L,
Residential Multi-Family – Low Density and (CZD) B-2, Regional Business for a storage facility and 126
multi-family units.
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 for multi-family development
and mini storage. I find it to be CONSISTENT with the purposes and intent of the
Comprehensive Plan because it is in an area designated as Community Mixed Use and General
Residential and provides for the types of uses recommended by these place types. The
residential densities are in line with those recommended within these place types, and the
project will provide housing and commercial services to those along the Carolina Beach Road
corridor and nearby residents as recommended in the Comprehensive Plan. I also find
APPROVAL of the rezoning request is reasonable and in the public interest because the
proposed residential and commercial uses are in line with the density and uses in the
surrounding area.
Planning Board - February 2, 2023
ITEM: 4 - 1 - 1
Proposed Conditions:
1. Any RV and Boat storage must be located on the interior of the mini storage and may not be visible
from a public right-of-way.
2. The access easement from Southern Charm to Carolina Beach Road shall have a public access
easement.
3. The access easements from both Southern Charm Drive and Carolina Beach Road shall not be
gated.
4. Multi-family structures shall be limited to three stories. The mini storage height will be limited to 3
stories or 50 feet.
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to a (CZD) RMF-L and (CZD) B-2
district. I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because it is in an area designated as Community Mixed Use and General Residential and
provides for the types of uses recommended by these place types. I also find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest
because it is not consistent with the desired character of the surrounding community and will
adversely impact the nearby neighborhoods.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) RMF-L and
(CZD) B-2 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 - February 2, 2023
ITEM: 4 - 1 - 2
Z23-04 Staff Report PB 2.2.2023 Page 1 of 17
STAFF REPORT FOR Z23-04
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-04
Request:
Rezoning to Conditional RMF-L and B-2 districts
Applicant: Property Owner(s):
James Yopp with River Road Construction, LLC River Road Construction, LLC
Location: Acreage:
6900 and 6904 Carolina Beach Road 13.94
PID(s): Comp Plan Place Type:
R08200-001-010-000, R08200-001-012-000 Community Mixed Use, General Residential
Existing Land Use: Proposed Land Use:
Single Family Residential, Undeveloped 126 Residential Multi-Family Units and
6,000 SF of Mini Storage
Current Zoning: Proposed Zoning:
R-15, Residential, (CZD) O&I, Conditional Office
and Institutional
(CZD) RMF-L, Residential Multi-Family Low
Density, and B-2, Regional Business
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential, Conservation Land R-15
East Carolina Beach Road, Single Family Residential R-15
South Single Family Residential, Undeveloped Land,
Commercial R-15, B-1
West
Conservation Land R-15
Planning Board - February 2, 2023
ITEM: 4 - 2 - 1
Z23-04 Staff Report PB 2.2.2023 Page 2 of 17
ZONING HISTORY
April 7, 1971 Initially zoned R-15
June 16, 2014 Rezoned to (CZD) O&I for Boat and RV storage with 74 berths permitted
outside. The site has not been developed for this use.
COMMUNITY SERVICES
Water/Sewer Water and public sewer services are not available through CFPUA. The
project will connect to Aqua Utilities by extension of private utility mains.
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 - February 2, 2023
ITEM: 4 - 2 - 2
Z23-04 Staff Report PB 2.2.2023 Page 3 of 17
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
The applicant is proposing to construct a 6,000 SF mini storage building fronting Carolina
Beach Road.
The applicant is also proposing to construct a multi-family complex consisting of 126 units
to the rear of the mini-storage.
The residential units will be located within 7 buildings containing 18 units each. The
buildings are proposed to be a maximum of 3 stories, a limit required by the UDO. This
height maximum is included as a specific condition and would not be allowed to be
increased if the ordinance was amended to allow taller buildings.
The applicant’s proposed conceptual plan indicates that 6.41 of the 12.66 acres in RMF-L
(about 50%) of the site will be reserved as open space at the western end of the project
site. Open space will remain wooded with pedestrian access from adjacent parking areas.
The applicant’s proposed concept plan includes the approximate layout and location of
the 7 residential buildings along with the pool and clubhouse amenity and the location of
the mini storage building.
The existing driveway access will be shifted further south on Carolina Beach Road, away
from the Southern Charm Drive.
Site Access
Site Access Proposed Mini
Storage
Multi-Family
Buildings (7)
Planning Board - February 2, 2023
ITEM: 4 - 2 - 3
Z23-04 Staff Report PB 2.2.2023 Page 4 of 17
ZONING CONSIDERATIONS
The R-15 zoning district in this area was established in 1971. At the time, the purpose of
the R-15 district was to ensure that housing served by private septic and wells would be
developed at low densities.
The subject 13.94-acre site is currently part of two parent parcels totaling approximately
33.7 acres in area. The remaining property not included with this proposal will remain
zoned R-15.
This portion of the county and the Carolina Beach Road corridor have experienced a
gradual shift from the original R-15 zoning to more commercial districts along Carolina
Beach Road and more dense residential uses, either fronting Carolina Beach Road or
behind commercial businesses along Carolina Beach Road, a trend that is expected to
continue.
In June 2014, 5.71 acres of the property was rezoned in 2014 to (CZD) O&I, Office and
Institutional District, to develop and operate a Recreational Vehicle and Boat Trailer
Storage Facility.
Under the current (CZD) O&I approval, the subject site would be allowed to develop and
operate a Recreational Vehicle and Boat Trailer Storage facility with 74 outdoor parking
spaces, an office, and would contain required buffers and landscaping on 5.71 acres.
If developed under current zoning, the site would allow for a total of 26 single-family
dwellings at 2.5 du/acre, while the proposed project of 126 multi-family low density
residential units will equate to an overall density of 9.95 du/acre.
Section 5.4 of the UDO requires a Type A: Opaque Buffer between the project and the
existing single-family neighboring use.
The UDO contains controls on exterior lighting on the site, and the maximum illumination
levels at the common property line with the residential properties to the west shall not
exceed 0.5 foot candles. The UDO does prescribe limitations on the height, wattage,
bulb-type, or fixture type, and these can be further limited with a conditional zoning
request if mutually agreed upon by the applicant.
If approved, the project would be subject to Technical Review Committee and Zoning
Compliance review processes to ensure full compliance with all ordinance requirements
and specific conditions included in the approval. Only minor deviations from the
approved conceptual plan, as defined by the UDO, would be allowed.
Planning Board - February 2, 2023
ITEM: 4 - 2 - 4
Z23-04 Staff Report PB 2.2.2023 Page 5 of 17
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - February 2, 2023
ITEM: 4 - 2 - 5
Z23-04 Staff Report PB 2.2.2023 Page 6 of 17
TRANSPORTATION
Two access points are proposed to the subject property. The main access proposed to the
subject property is from Carolina Beach Road, an NCDOT-maintained Principal Arterial
highway. A secondary access is proposed from Southern Charm Drive, an NCDOT-
maintained local road.
The proposed main access will be shifted south away from Southern Charm Drive and will
be limited to a right in/right out on Carolina Beach Road. The secondary access from
Southern Charm Drive is a full movement.
If the subject property were developed with the current (CZD) O&I plan for Boat/RV
storage, the site would generate approximately 5 AM/16 PM peak hour trips. The
proposed RMF-L and B-2 districts combined would approximately generate an additional
58 AM/60 PM peak hour trips.
Planning Board - February 2, 2023
ITEM: 4 - 2 - 6
Z23-04 Staff Report PB 2.2.2023 Page 7 of 17
The estimated traffic generated from the site is under the 100 peak hour threshold that
triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
Because a TIA is not required to analyze transportation impacts at this time, Staff has
provided the volume to capacity ratio for the adjacent roadway near the subject site.
While volume to capacity ratio, based on average daily trips, can provide a general
idea of the function of adjacent roadways, the delay vehicles take in seconds to pass
through intersections is generally considered a more effective measure when determining
the Level of Service of a roadway. However, the available volume to capacity data
indicates capacity currently exists in this area.
NCDOT Annual Average Daily Traffic (AADT) – 2019, 2021
Road Location Volume Capacity V/C
US 421 (Carolina
Beach Road) 6900 block
35,500
(2019)
36,000
(2021)
41,369
vehicles
.86
.87
NCDOT’s Annual Average Daily Traffic (AADT) is the total volume of vehicle traffic on a
section of a road, in both directions, for a year divided by 365 days. It is intended to
estimate, with as little bias as possible, the mean traffic volume across all days for a year
for a given location.
The Wilmington MPO also gathers independent traffic counts in the county at various
dates and locations throughout the year. These counts are not adjusted or averages but
instead represents all traffic over a 24-hour interval on the designated date and
represent a specific snapshot in time of traffic for an area.
WMPO Traffic Counts – July, 2022
Road Location Traffic Count
US 421 (Carolina
Beach Road) 6900 block 38,756
Intensity Approx. Peak Hour Trips
Existing Development: 1 Single Family
Dwelling 1 AM / 1 PM
Typical Development
under Current Zoning:
74 berths (boat/RV
storage)
21 single-family
dwellings
5 AM / 16 PM
15 AM / 20 PM
Proposed Development:
6,000 Square Foot Mini
Storage
126 multi-family units
1 AM / 1 PM
62 AM / 75 PM
Planning Board - February 2, 2023
ITEM: 4 - 2 - 7
Z23-04 Staff Report PB 2.2.2023 Page 8 of 17
Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvement required through the NCDOT driveway permitting process.
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby Traffic Impact Analyses:
Traffic Impact Analyses (TIAs) are completed in accordance with the WMPO and NCDOT
standards. Approved analyses must be re-examined by NCDOT if the proposed development is
not completed by the build out date established within the TIA.
Planning Board - February 2, 2023
ITEM: 4 - 2 - 8
Z23-04 Staff Report PB 2.2.2023 Page 9 of 17
Proposed Development Land Use/Intensity TIA Status
2. River Oaks 108 Single-Family
detached housing units
TIA approved July 24, 2020
2021 build-out year
The TIA required no improvements at any of the intersections.
Nearby Proposed Developments included within the TIA:
None
Development Status: Development currently under construction
Proposed Development Land Use/Intensity TIA Status
3. Masonboro Golf
Club
141 Single-Family
detached housing units
TIA approved August 16,
2018
2020 build-out year
The TIA required the following improvements made at SR 1576 (River Road) at The Cape Blvd
Provide a southbound, left-turn lane on River Road with 50 feet of storage, 50 feet of
full-width deceleration and appropriate taper.
Nearby Proposed Developments included within the TIA:
None
Development Status: Built out
Proposed Development Land Use/Intensity TIA Status
1. Bayat Mixed-Use
12 Single-Family attached
dwelling units and a 6,000-
sf Convenience Store w/18
pumps
TIA approved January 12,
2023
2025 build-out year
The TIA required the following improvements made at US 421 (Carolina Beach Road) at Myrtle
Grove Road
Extend the northbound U-turn lane from 100 feet of storage to 200 feet of storage.
Nearby Proposed Developments included within the TIA:
None
Development Status: Proposed Rezoning Under Review
Planning Board - February 2, 2023
ITEM: 4 - 2 - 9
Z23-04 Staff Report PB 2.2.2023 Page 10 of 17
ENVIRONMENTAL
The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
The property is within the Lord’s Creek watershed.
Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class III (severe limitations) soils; however, the project is proposed
to be served by private utilities.
OTHER CONSIDERATIONS
Schools
Students living in the proposed development would be assigned to Anderson Elementary
School, Murray Middle School, and Ashley High School. Students may apply to attend
public magnet, year-round elementary, or specialty high schools.
A maximum of 26 dwelling units would be permitted under the current R-15 zoning base
density on the 8 acres of R-15, and 126 units could potentially be developed under the
proposed zoning for an increase of 100 dwelling units.
Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 20 additional students than would be generated
under current zoning.
The general student generation rate provides only an estimate of anticipated student
yield as different forms of housing at different price points yield different numbers of
students. Over the past four years, staff has also seen a decline in the number of students
generated by new development. Student numbers remained relatively stable between
2015 and 2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new
residential units were permitted across the county. In addition, the student population is
anticipated to only grow by approximately 1,300 students over the next 10 years based
on the most recent New Hanover County Schools Facility Needs Study.
Development Type Intensity Estimated Student Yield
(current general student generation rate) *
Existing Development 1 residential unit Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development Under
Current Zoning 26 residential units Approximate** Total: 5
(2 elementary, 1 middle, 2 high)
Proposed Zoning 126 residential units Approximate** Total: 26
(11 elementary, 6 middle, 9 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school
student enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are
an average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
Planning Board - February 2, 2023
ITEM: 4 - 2 - 10
Z23-04 Staff Report PB 2.2.2023 Page 11 of 17
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
Staff has provided information on existing school capacity to provide a general idea of
the potential impact on public schools, but these numbers do not reflect any future
capacity upgrades.
School Enrollment* and Capacity** (2022-2023 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year.
**Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County
Schools to the Board of Education in January 2021. This information does not take into account flexible scheduling
that may be available in high school settings, which can reduce the portion of the student body on campus at any one
time.
The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity
data, planned facility upgrades, combined with changes to student enrollment patterns,
will result in adequate capacity district wide over the next ten years if facility upgrades
are funded.
New Hanover County Strategic Plan
One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to
encourage the development of complete communities in the unincorporated county by
increasing housing diversity and access to basic goods and services.
The proposed (CZD) RMF-L zoning district would allow for an increase in housing diversity.
The predominant housing type in the area is single family detached at 80%. Under the
proposed RMF-L district the site would allow for multi-family attached (apartments) and
increase housing type diversity by reducing the percentage of single family detached
(80% to 76%) and increasing the percentage of multi-family units (0% to 5%).
The subject property is located in the Snows Cut community area, where 18% of residents
currently live within one-mile of a convenience need (grocery store, retail staples,
pharmacies, etc.), a support service (urgent care, primary doctor’s office, child & adult
care, etc.), and a community facility (public park, school, museum etc.). Under the
proposed RMF-L district, there would be no change to the number of residences within
one-mile of goods and services.
Level
Total
NHC
Capacity
School
Enrollment of
Assigned
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned
School
Funded or
Planned
Capacity
Upgrades
Elementary 91% Anderson 624 560 111% None
Middle 92% Murray 882 889 99% None
High 98.5% Ashley 1983 1990 99.6% None
Planning Board - February 2, 2023
ITEM: 4 - 2 - 11
Z23-04 Staff Report PB 2.2.2023 Page 12 of 17
Representative Developments
Representative Developments of R-15 (Existing Zoning):
Cottage Grove
Clay Crossing
Planning Board - February 2, 2023
ITEM: 4 - 2 - 12
Z23-04 Staff Report PB 2.2.2023 Page 13 of 17
Representative Developments of (CZD) O & I for Boat & RV storage (Existing Zoning):
Smith Creek Storage Facility
Representative Developments of RMF-L (Proposed Zoning/Land Use):
Stephens Pointe
Planning Board - February 2, 2023
ITEM: 4 - 2 - 13
Z23-04 Staff Report PB 2.2.2023 Page 14 of 17
All Seasons Storage in Monkey Junction
Context and Compatibility
The property is located on the corner of Carolina Beach Road and Southern Charm Drive.
The proposed access from Carolina Beach Road will be a shared access for both the multi-
family residential and the mini-storage with an additional access from Southern Charm
Drive.
All traffic exiting the site must make a right turn onto Carolina Beach Road and U-turn to
head north. There is no pedestrian infrastructure located on the properties adjacent to the
site.
Adjacent property to the south is single-family residential and to the west is conservation
land, however the general vicinity along Carolina Beach Road has varying densities of R-
15 single-family residential development and B-1 commercial to the south on Carolina
Beach Road.
As currently zoned, a portion of the site is approved for a 74 berth RV & Boat storage lot.
Due to the location and surrounding development patterns, the property is less likely to be
developed with low density housing. The last concept plan approved for the site was for a
boat and RV outdoor storage lot with 74 berths, approved in 2014 and not subject to
current height and screening requirements per the current UDO now required for the mini-
storage.
The proposed concept plan locates a commercial use along Carolina Beach Road, a
developing commercial corridor. Low-density multi-family housing is proposed between
existing R-15 and performance R-15 in the area, providing a transitional type of infill
development. Multi-family units will offer an alternative housing type to the existing
single-family housing in the vicinity. The proposed multi-family housing is more compatible
Planning Board - February 2, 2023
ITEM: 4 - 2 - 14
Z23-04 Staff Report PB 2.2.2023 Page 15 of 17
with the adjacent residential land uses than the approved boat and RV storage. Housing
patterns along the Carolina Beach Road corridor are becoming denser, making this a
more appropriate development pattern for the site.
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, General Residential
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Place Type
Description
Community Mixed Use: Focuses on small-scale, compact, mixed use
development patterns that serve all modes of travel and act as an
attractor for county residents and visitors. Types of appropriate uses
include office, retail, mixed use, recreational, commercial, institutional, and
multi-family and single-family residential.
General Residential: Focuses on lower-density housing and associated
civic and commercial services. Typically, housing is single-family or
duplexes. Commercial uses should be limited to strategically located
office and retail spaces, while recreation and school facilities are
encouraged throughout. Types of uses include single-family residential,
low-density multi-family, residential, light commercial, civic, and
recreational.
Planning Board - February 2, 2023
ITEM: 4 - 2 - 15
Z23-04 Staff Report PB 2.2.2023 Page 16 of 17
Analysis
The Comprehensive Plan designates these two parcels as Community
Mixed Use and General Residential. The Community Mixed Use place
type encourages a mix of commercial and moderate density residential
development. The General Residential place type encourages lower
density housing and office and retail uses.
The Community Mixed Use place type promotes a mix of retail and
residential development at moderate densities of up to 15 units per acre.
General Residential encourages a slightly lower density of 8 dwelling units
per acre.
The Carolina Beach Road corridor is designated as Community Mixed Use,
which encourages higher-intensity mixed use. There are no existing bike
and pedestrian facilities on adjacent properties or in the vicinity.
The proposed mixed-use project would provide a commercial use along a
developing commercial corridor which will serve as a transition between
Carolina Beach Road and low-density multi-family residential in the rear
of the property. The RMF-L proposal would increase land efficiency and
provide a larger variety of housing to the area while serving as a
transition between existing residential neighborhoods, meeting the intent
of the place type.
Consistency
Recommendation
The proposed conditional B-2 and RMF-L rezoning is generally
CONSISTENT with the 2016 Comprehensive Plan because it is in an area
designated as Community Mixed Use and General Residential and
provides for the types of uses recommended by these place types. The
residential densities are in line with those recommended within these place
types, and the project will provide housing and commercial services to
those along the Carolina Beach Road corridor and nearby residents.
Planning Board - February 2, 2023
ITEM: 4 - 2 - 16
Z23-04 Staff Report PB 2.2.2023 Page 17 of 17
STAFF RECOMMENDATION
Staff finds that the proposal is consistent with the recommended uses for the General Residential
and Community Mixed Use place types, the context and compatibility are congruent with the
evolving residential and commercial development patterns in the immediate surrounding area,
and with the 2016 Comprehensive Plan.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning for multi-family
development and mini storage. I find it to be CONSISTENT with the purposes and
intent of the Comprehensive Plan because it is in an area designated as Community
Mixed Use and General Residential and provides for the types of uses recommended
by these place types. The residential densities are in line with those recommended
within these place types, and the project will provide housing and commercial services
to those along the Carolina Beach Road corridor and nearby residents as
recommended in the Comprehensive Plan. I also find APPROVAL of the rezoning
request is reasonable and in the public interest because the proposed residential and
commercial uses are in line with the density and uses in the surrounding area.
Proposed Conditions:
1. Any RV and Boat storage must be located on the interior of the mini storage and
may not be visible from a public right-of-way.
2. The access easement from Southern Charm to Carolina Beach Road shall have a
public access easement.
3. The access easements from both Southern Charm Drive and Carolina Beach Road
shall not be gated.
4. Multi-family structures shall be limited to three stories. The mini storage height will
be limited to 3 stories or 50 feet.
Alternative Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) RMF-L and (CZD)
B-2 district. I find it to be CONSISTENT with the purposes and intent of the
Comprehensive Plan because it is in an area designated as Community Mixed Use
and General Residential and provides for the types of uses recommended by these
place types. I also find recommending DENIAL of the rezoning request is reasonable
and in the public interest because it is not consistent with the desired character of the
surrounding community and will adversely impact the nearby neighborhoods.
Planning Board - February 2, 2023
ITEM: 4 - 2 - 17
Cupo l a D r
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LehighRd
Mcquillan Dr
Summer TreeLn
SouthernCharmDr
Bozeman Rd
Hill Valley Walk
Chimn ey Ln
New Hanover County, NC
Site: Z23-04
(CZD) RMF-L &
B-2
R-15 &
(CZD) O&I
6900 & 6904
Carolina Beach Rd
Z23-04
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500 US Feet
ZONING
B-1
O&I
R-10
R-15
CZD Planning Board - February 2, 2023
ITEM: 4 - 3 - 1
C up o l a D r
Ri
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Gabriel
S
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B o n fi r e D r
C
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B
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c
h
R
d
LehighRd
Mcquillan Dr
SummerTreeLn
Southern CharmDr
Bozeman Rd
HillValle y Walk
Chimney Ln
New Hanover County, NC
Site: Z23-04
(CZD) RMF-L &
B-2
R-15 &
(CZD) O&I
6900 & 6904
Carolina Beach Rd
Z23-04
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 500 US Feet
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
CONSERVATION
Planning Board - February 2, 2023
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Initial Application
Documents & Materials
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Planning Board - February 2, 2023
ITEM: 4 - 7 - 29
Concept Plan
Planning Board - February 2, 2023
ITEM: 4 - 8 - 1
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ITEM: 4 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 2
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ITEM: 4 - 10 - 1
Planning Board - February 2, 2023
ITEM: 4 - 11 - 1
Planning Board - February 2, 2023
ITEM: 4 - 11 - 2
Planning Board - February 2, 2023
ITEM: 4 - 11 - 3
Planning Board - February 2, 2023
ITEM: 4 - 11 - 4
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 2/2/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z23-05) – Request by Frank Chapman with Davie Construc:on Co., applicant, on behalf of
Milton Turner Schaeffer, III, property owner, to rezone the approximately 1.7 acre parcel located at 4629 Carolina
Beach Road from (CZD) B-2, Regional Business to a new (CZD) B-2 district to convert an exis:ng single-family
home for office and veterinary services.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 1.7 acres at 4629 Carolina Beach Road from (CZD) B-2 to (CZD) B-
2. The proposed development consists of the renova2on of a vacant single-family dwelling that exists on the parcel for
a veterinary clinic with associated parking. The proposed development falls under the impervious area threshold
requiring a stormwater control facility.
The subject parcels have been rezoned mul2ple 2mes since R-15 zoning was ini2ally established in 1971. At the 2me,
the purpose of the R-15 district was to ensure that housing served by private sep2c and well would be developed at
low densi2es. Since that 2me, water and sewer services have become more available to the surrounding area.
The subject parcel, zoned (CZD) B-2, and a vacant 0.22 acre parcel to the south and east, zoned (CZD) B-1, were
rezoned to (CZD) B-2 in approved case Z21-20 to allow for the development of a 17,000 square foot indoor
recrea2onal facility and 5,000 square feet of general retail and animal grooming services. The adjacent 0.22-acre
parcel was rezoned in case Z22-14 to (CZD) R-5 to allow for the renova2on of the exis2ng vacant single-family
dwelling on site.
With the condi2onal district approved in Z21-20, the allowed uses were limited to an indoor recrea2onal facili2es,
general retail sales, and animal grooming services. Because the original concept plan adopted in Z21-20 has changed to
provide for a different site layout and for a use that was not allowed within the condi2ons under Z21-20, the subject
parcel is coming back for a new rezoning.
The applicant seeks to add the use of Veterinary Services.
If approved, any future development would be subject to Technical Review Commi=ee and Zoning Compliance review
processes to ensure full compliance with all ordinance requirements and specific condi2ons included in the approval.
Only minor devia2ons from the approved conceptual plan, as defined by the UDO, would be allowed.
The parcel fronts and has direct access to Carolina Beach Road. As depicted in the applica2on materials, the parcel
will have a right-in, right-out only access.
T he es2mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance
requirement for a Traffic Impact Analysis (TIA). The development allowed under the current zoning is es2mated to
Planning Board - February 2, 2023
ITEM: 5
generate 46 AM peak hour and 73 PM peak hour trips. If the rezoning for the veterinary use is approved, it is es2mated
that the generated trips would decrease by 39 AM peak hour trips and 69 PM peak hour trips.
The Comprehensive Plan classifies the property as Community Mixed Use, which allows for low to moderate intensity
retail and services that can support nearby neighborhoods. The Community Mixed Use place type designa2on
encourages a mix of uses, including single- and mul2-family residen2al, commercial, civic, mixed-use, and recrea2onal
uses. The proposed (CZD) B-2 rezoning is consistent with the uses and intensity recommended in the Comprehensive
Plan.
The proposed (CZD) B-2 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed
use is in line with those recommended for Community Mixed Use place types, the district is located within a
transi2onal area, and the uses around the subject site are a mix of commercial, mul2-family residen2al, and
ins2tu2onal.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
The subject parcel is located along a major arterial roadway in an area where a mixture of uses exists. The proposed
uses are in line with the recommenda2ons for the Community Mixed Use place type and include rela2vely low traffic
generators. In addi2on, the subject parcel is located within a transi2onal area and is surrounded by a variety of
commercial, residen2al, and ins2tu2onal uses.
As a result, Staff recommends approval of this applica:on and suggests the following mo2on:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) B-2 district. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides a
type of use 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 is
located within an area that possesses a mixture of uses and higher intensi2es. The proposal is similar in
form and density to other nearby projects and would serve as a benefit as it provides an appropriate
transi2on between adjacent land uses.
Proposed Condi2ons:
1. Permi=ed uses of the site are limited to Veterinary Services, Indoor Recrea2onal Facility, Retail Sales,
General, and Animal Grooming Services.
Alterna:ve Mo:on for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-2 district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the project provides for
the types and mixture of uses recommended in the Community Mixed Use place type and the residen2al
densi2es are in-line with those recommended for the property, I find recommending DENIAL of the
rezoning request is not reasonable and in the public interest because the proposal does not serve as an
appropriate transi2on between the adjacent land uses.
Planning Board - February 2, 2023
ITEM: 5
ATTACHMENTS:
Descrip2on
Z23-05 PB Script
Z23-05 PB Staff Report
Z23-05 - Zoning
Z23-05 - Future Land Use Map
Z23-05 - Mailout
Initial Application Cover Sheet
Application Package PB
Concept Plan Cover Sheet
Sandy Paws Concept Plan
Public Comments Cover Sheet
Public Comments Opposition
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - February 2, 2023
ITEM: 5
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-05)
Request by Frank Chapman with Davie Construction Co., applicant, on behalf of Milton Turner
Schaeffer, III, property owner, to rezone the approximately 1.7-acre parcel located at 4629 Carolina
Beach Road from (CZD) B-2, Regional Business to a new (CZD) B-2 district to convert an existing
single-family home for office and veterinary services.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to recommend APPROVAL of the proposed rezoning to a (CZD) B-2 district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project
provides a type of use 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 is located within an area that possesses a mixture of uses and higher
intensities. The proposal is similar in form and density to other nearby projects and would serve
as a benefit as it provides an appropriate transition between adjacent land uses.
Proposed Condition:
1. Permitted uses of the site are limited to Veterinary Services, Indoor Recreational Facility,
Retail Sales, General, and Animal Grooming Services.
Planning Board - February 2, 2023
ITEM: 5 - 1 - 1
Example Motion for Denial
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-2 district. While I find it
to be CONSISTENT with the purposes and intent of the Comprehensive Plan because the project
provides for the types and mixture of uses recommended in the Community Mixed Use place
type and the residential densities are in-line with those recommended for the property, I find
recommending DENIAL of the rezoning request is not reasonable and in the public interest
because the proposal does not serve as an appropriate transition between the adjacent land
uses.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) B-2 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 - February 2, 2023
ITEM: 5 - 1 - 2
Z23-05 Staff Report PB 2.2.2023 Page 1 of 13
STAFF REPORT FOR Z23-05
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-05
Request:
Rezoning to a Conditional B-2, Regional Business District
Applicant: Property Owner(s):
Frank Chapman, David Construction Co. ABA Self Storage, L.L.C.
Location: Acreage:
4629 Carolina Beach Road 1.7 acres
PID(s): Comp Plan Place Type:
R07000-004-003-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Vacant Single-family Dwelling
Veterinary Clinic, Indoor Recreational Facility,
Retails Sales, General, and Animal Grooming
Services
Current Zoning: Proposed Zoning:
(CZD) B-2, Conditional Regional Business (CZD) B-2, Conditional Regional Business
SURROUNDING AREA
LAND USE ZONING
North Self-storage Facility (CZD) B-2
East Multi-family Housing Development & Single-family
Dwelling
Community Business
(City of Wilmington) &
(CZD) R-5
South Carolina Beach Road Right-of-Way & Undeveloped
Land R-15
West Carolina Beach Road Right-of-Way and Self-storage
Facility (CZD) B-2
Planning Board - February 2, 2023
ITEM: 5 - 2 - 1
Z23-05 Staff Report PB 2.2.2023 Page 2 of 13
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
December 5,
2005
Parcel is rezoned to (CUD) B-1 (Z-821) for a mixed-use development
containing uses allowed within the B-1 zoning district.
December 1,
2008
Parcel is rezoned to (CUD) B-2 (Z-891) for a mixed-use development that
included the use of a movie theater.
September 6,
2016
Adjacent parcel to the north that was part of the original mixed-use
development is rezoned to allow for a mini-warehouse storage use. The
subject parcel was not a part of this rezoning.
May 3, 2021
With the adoption of TA21-01, which incorporated the provisions of
S.L.2019-111, CUD zoning districts were converted automatically to CZD
zoning districts.
February 3, 2022
Subject parcel, zoned (CZD) B-2, and a vacant 0.22 acre parcel to the south
and east, zoned (CZD) B-1, are rezoned to (CZD) B-2 (Z21-20) to allow for
the development of a 17,000 square foot indoor recreational facility and
5,000 square feet of general retail and animal grooming services.
June 6, 2022
The adjacent 0.22 acre parcel is rezoned to (CZD) R-5 (Z22-20) to renovate
the existing vacant single-family dwelling on site and construct accessory
structure. The subject parcel was not a part of this rezoning and remains tied
to the (CZD) B-2 site plan and uses allowed within Z21-20.
COMMUNITY SERVICES
Water/Sewer Capacity available through CFPUA, property is currently connected to
sewer.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station Myrtle Grove
Schools Williams Elementary, Myrtle Grove Middle, and Ashley High schools
Recreation Echo Farms Park, Arrowhead Park, Myrtle Grove Athletic Complex
Planning Board - February 2, 2023
ITEM: 5 - 2 - 2
Z23-05 Staff Report PB 2.2.2023 Page 3 of 13
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation Conservation Resource maps indicate that there are no conservation areas
or wetlands present on site.
Historic No known historic resources
Archaeological No known archaeological resources
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Original Site Plan with Staff Markups
Revised Site Plan with Staff Markups
Vacant Residential Structure
Driveway Access
Vacant Residential Structure
Driveway Access
Planning Board - February 2, 2023
ITEM: 5 - 2 - 3
Z23-05 Staff Report PB 2.2.2023 Page 4 of 13
• The applicant is proposing to rezone approximately 1.7 acres at 4629 Carolina Beach
Road from (CZD) B-2 to (CZD) B-2. The proposed development consists of the renovation of
a vacant single-family dwelling that exists on the parcel for a veterinary clinic with
associated parking.
• The applicant is proposing to remove two existing well houses and one manufactured home
as part of the project.
• The original site plan submitted at application deadline had an amount of impervious
surface coverage that would require a stormwater control device to be placed on the site,
though none was intended. The proposed development was adjusted so it would fall under
the impervious area threshold requiring a stormwater control facility. The applicant has
worked with County Engineering to confirm this and has modified the concept plan slightly
from what was originally submitted and mailed to adjacent property owners. This
adjustment does not impact site layout as depicted on the original site plan.
ZONING CONSIDERATIONS
• Under the conditional district approved in Z21-20, the allowed uses were limited to indoor
recreational facilities, general retail sales, and animal grooming services.
Z21-20, Original Site Plan with Staff Mark-Ups
• Because the original concept plan adopted in Z21-20 has changed to provide for a
different site layout and for a use that was not allowed within the conditions under Z21-
20, the subject parcel is coming back for a new rezoning.
Planning Board - February 2, 2023
ITEM: 5 - 2 - 4
Z23-05 Staff Report PB 2.2.2023 Page 5 of 13
• The applicant seeks to add the use of Veterinary Services to the uses already allowed on
the subject site, as approved in Z21-20.
• Veterinary Service is defined as “A facility for the diagnosis and treatment of domestic
and other animals including, but not limited to, dogs, cats, birds, and horses; and the
incidental grooming, boarding, or breeding of animals may also be provided”.
• 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.
AREA SUBDIVISIONS UNDER DEVELOPMENT
Planning Board - February 2, 2023
ITEM: 5 - 2 - 5
Z23-05 Staff Report PB 2.2.2023 Page 6 of 13
TRANSPORTATION
• The parcel fronts and has direct access to Carolina Beach Road.
• The site currently has a driveway connecting to Carolina Beach Road.
• As depicted in the application materials, the parcel will have a right-in, right-out only
access.
• The development allowed under the current zoning is estimated to generate 46 AM peak
hour and 73 PM peak hour trips. If the rezoning for the veterinary use is approved, it is
estimated that the generated trips would decrease by 39 AM peak hour trips and 69 PM
peak hour trips.
• 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 - February 2, 2023
ITEM: 5 - 2 - 6
Z23-05 Staff Report PB 2.2.2023 Page 7 of 13
• Because a TIA is not required to analyze transportation impacts at this time, Staff has
provided the volume to capacity ratio for the adjacent roadway near the subject site. While
volume to capacity ratio, based on average daily trips, can provide a general idea of the
function of adjacent roadways, the delay vehicles take in seconds to pass through
intersections is generally considered a more effective measure when determining the Level
of Service of a roadway.
• The most recent traffic counts in the area indicate capacity currently exists on the Carolina
Beach Road corridor.
NCDOT Average Annual Daily Traffic (AADT) – 2021
• The Level of Service (LOS) of this portion of Carolina Beach Road is rated as ‘D’.
• The Wilmington MPO also gathers independent traffic counts in the county at various dates
and locations throughout the year. These counts are not adjusted or averages but instead
represents all traffic over a 24-hour interval on the designated date and represent a
specific snapshot in time of traffic for an area.
WMPO ADT – 2022 (8/1/22)
Road Location Volume
Carolina Beach Road Between McCarley Blvd and Fairview Dr 33,121
• Before any development can occur on this site, the Technical Review Committee will review
all plans for compliance with applicable land use regulations, including any recommended
roadway improvement required through the NCDOT driveway permitting process.
Intensity Approx. Peak Hour Trips
Development under
Approved (CZD) B-2
Zoning District:
17,000 sf indoor recreation facility
& 5,000 sf of general retail and
animal grooming service
46 AM / 73 PM
Proposed Development: 2,400 SF Vet Clinic 7 AM / 4 PM
Possible Uses:
2,400 SF Indoor Recreation Facility
2,400 SF Retail Sales, General
2,400 SF Animal Grooming Service
8 AM / 15 PM
6 AM / 16 PM
6 AM / 16 PM
Road Location Volume Capacity V/C LOS
Carolina Beach
Road
Between St. Andrews Drive
and Matteo Drive 33,500 41,369 0.81 D
Planning Board - February 2, 2023
ITEM: 5 - 2 - 7
Z23-05 Staff Report PB 2.2.2023 Page 8 of 13
Nearby Planned Transportation Improvements and Traffic Impact Analyses
Nearby NC STIP Projects:
• STIP Project U-5702B
o Project encompasses access management improvement on College Road from Carolina
Beach Road to Shipyard Boulevard. Project is scheduled after 2029.
• STIP Project U-5790
o Project calls for improvements to the Monkey Junction (Carolina Beach Road, College
Road, and Piner Road) intersection. Project is scheduled after 2029.
Planning Board - February 2, 2023
ITEM: 5 - 2 - 8
Z23-05 Staff Report PB 2.2.2023 Page 9 of 13
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. Whiskey Branch
• 510 multi-family housing units
• 50,000 square feet of general
office
• 122,700 square feet of
shopping center
• Approved June 15, 2020
• Full build out 2024
The TIA required improvements be completed at certain intersections in the area. The notable
improvements consisted of:
• Installation of a new signalized northbound to southbound u-turn lane at S. College Road,
north of Weybridge Lane (at Lansdowne Road)
• Installation of turn lanes and signalized directional cross over at S. College Road and
northern access point
• Signalization of northbound to southbound movement at the existing u-turn lanes on S.
College Road
• Installation of a turn lane at S. College Road and the southern access point
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 any Special Flood Hazard Areas.
• The entire site is located within the Barnards Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (moderate limitation). However, water and sewer are available
through CFPUA.
Planning Board - February 2, 2023
ITEM: 5 - 2 - 9
Z23-05 Staff Report PB 2.2.2023 Page 10 of 13
OTHER CONSIDERATIONS
Representative Developments
Examples of Residential Structures converted into Businesses:
Converted Residential Structure Along Oleander Drive
Converted Residential Structure Along Wrightsville Avenue
Planning Board - February 2, 2023
ITEM: 5 - 2 - 10
Z23-05 Staff Report PB 2.2.2023 Page 11 of 13
Context and Compatibility
• The subject property is located at 4629 Carolina Beach Road and is only accessible by Carolina
Beach Road. Access is expected to be right-in, right-out only.
• The parcel has an approved site plan for a 17,000 square foot indoor recreation facility and
5,000 square feet for general retail and animal grooming services. The proposal seeks to
repurpose the existing vacant residential structure. This proposal reduces the overall square
footage of approximately 19,600 square feet, and the Veterinary Services use is an addition
to the uses approved within Z21-20.
• The site abuts a mini-storage facility to the north and west, and a single-family dwelling and a
multi-family development to the east. The multi-family development is located within the City of
Wilmington’s municipal limits. Located across the street from the parcels are office and civic
uses.
• A Type A opaque buffer would be required between the proposed development and the
adjacent single-family residence to the east.
• There are a mix of commercial and residential uses within the area.
• The proposal is located between the Monkey Junction intersection and the proposed Fairfield
Park mixed-use development where transitional service uses would be more appropriate than
a single-family dwelling.
Planning Board - February 2, 2023
ITEM: 5 - 2 - 11
Z23-05 Staff Report PB 2.2.2023 Page 12 of 13
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type 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 commercial mini-storage use to the north
and west and a single-family dwelling to the south and east. A multi-family
development also exists to the east and is located within the City of
Wilmington’s municipal limits. The proposal could serve as a transitional use
between these developments.
The Comprehensive Plan classifies the property as Commercial Mixed Use,
which allows for low to moderate intensity retail and services that can
support nearby neighborhoods. The Community Mixed Use place type
designation encourages a mix of uses, including single- and multi-family
residential, commercial, civic, mixed-use, and recreational uses. Typical
zoning associated with this place type includes moderate density
residential, commercial, office and institutional, and mixed-use.
The proposed (CZD) B-2 rezoning is consistent with the uses and intensity
recommended in the Comprehensive Plan.
Consistency
Recommendation
The proposed (CZD) B-2 rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed use is in line with those
recommended for Community Mixed Use place types, the district is located
within a transitional area, and the uses around the subject site are a mix of
commercial, multi-family residential, and institutional.
Planning Board - February 2, 2023
ITEM: 5 - 2 - 12
Z23-05 Staff Report PB 2.2.2023 Page 13 of 13
STAFF RECOMMENDATION
The subject parcel is located along a major arterial roadway in an area where a mixture of uses
exists. The proposed uses are in line with the recommendations for the Community Mixed Use place
type and include relatively low traffic generators. In addition, the subject parcel is located within
a transitional area and is surrounded by a variety of commercial, residential, and institutional uses.
As a result, staff recommends approval of this application and suggests the following motion:
I move to recommend APPROVAL of the proposed rezoning to a (CZD) B-2 district. I
find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides a type of use 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 is located within an area
that possesses a mixture of uses and higher intensities. The proposal is similar in form
and density to other nearby projects and would serve as a benefit as it provides an
appropriate transition between adjacent land uses.
Proposed Condition:
1. Permitted uses of the site are limited to Veterinary Services, Indoor Recreational
Facility, Retail Sales, General, and Animal Grooming Services.
Alternative Motion for Approval
I move to recommend DENIAL of the proposed rezoning to a (CZD) B-2 district. While
I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan
because the project provides for the types and mixture of uses recommended in the
Community Mixed Use place type and the residential densities are in-line with those
recommended for the property, I find recommending DENIAL of the rezoning request
is not reasonable and in the public interest because the proposal does not serve as an
appropriate transition between the adjacent land uses.
Planning Board - February 2, 2023
ITEM: 5 - 2 - 13
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Site
Z23-05
CZD B-2CZD B-24629 Carolina Beach RdZ23-05
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 125 250 US Feet
ZONING
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Planning Board - February 2, 2023
ITEM: 5 - 3 - 1
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CZD B-2CZD B-24629 Carolina Beach RdZ23-05
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 125 250 US Feet
Incorporated_Areas
Z23-05
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
CONSERVATION Planning Board - February 2, 2023
ITEM: 5 - 4 - 1
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CZD B-2CZD B-24629 Carolina Beach RdZ23-05
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US FeetPlanning Board - February 2, 2023
ITEM: 5 - 5 - 1
Initial Application
Documents & Materials
Planning Board - February 2, 2023
ITEM: 5 - 6 - 1
Planning Board - February 2, 2023
ITEM: 5 - 7 - 1
Planning Board - February 2, 2023
ITEM: 5 - 7 - 2
Planning Board - February 2, 2023
ITEM: 5 - 7 - 3
Planning Board - February 2, 2023
ITEM: 5 - 7 - 4
Planning Board - February 2, 2023
ITEM: 5 - 7 - 5
Planning Board - February 2, 2023
ITEM: 5 - 7 - 6
Concept Plan
Planning Board - February 2, 2023
ITEM: 5 - 8 - 1
CA
R
O
L
I
N
A
B
E
A
C
H
R
O
A
D
U.
S
.
H
I
G
H
W
A
Y
N
o
.
4
2
1
16
0
'
P
U
B
L
I
C
R
/
W
TOTAL AREA
84,221± Sq. Ft.
PR
E
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
22-056
22-056 - Site Plan.dwg
SITE PLAN
C-200NOVEMBER 2022
DCS TSK
NLK
1" = 30'1 inch = ft.
( IN FEET )
GRAPHIC SCALE
20
THIS PLAN DOES NOT PURPORT TO SHOW ALL EXISTING UTILITIES, LINES, APPURTENANCES, ETC., AND THE
LOCATIONS OF EXISTING UNDERGROUND UTILITIES, PIPES, VALVES, ETC. AS SHOWN ARE IN AN APPROXIMATE
WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE ENGINEER. THE
CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES, LINE, PIPE, ETC. BEFORE
COMMENCING WORK, AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT
RESULT FROM THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL
UNDERGROUND UTILITIES, PIPES AND VALVES. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY
CONFLICTS WITH EXISTING AND PROPOSED FACILITIES TO DETERMINE IF AN ITEM WILL NEED TO BE
RELOCATED.
THE ENGINEER HAS MADE NO EXAMINATION TO DETERMINE WHETHER ANY HAZARDOUS OR TOXIC MATERIALS
ARE PRESENT OR CONTAINED IN, UNDER OR ON THE SUBJECT PROPERTY OR ITS WATERS, OR IF ANY
HAZARDOUS OR TOXIC MATERIALS HAVE CONTAMINATED THIS OR OTHER PROPERTIES OR ITS WATERS IN ANY
WAY WHATSOEVER. NO SUBSURFACE EXAMINATION OF ANY TYPE HAS BEEN MADE BY THE ENGINEER, AND
ACCORDINGLY, NO OPINION IS EXPRESSED OR INFERRED ON ALL SUCH MATTERS. FURTHER, NO OPINION IS
RENDERED AS TO ANY VIOLATION OF ANY ENVIRONMENTAL LAWS OR REGULATIONS, EITHER FEDERAL, STATE,
OR LOCAL RELATED TO THE INFORMATION SHOWN ON THIS PLAN AND THE ENGINEER IS IN NO WAY LIABLE FOR
ANY VIOLATION OF SUCH ENVIRONMENTAL LAWS SHOULD SUCH EXIST.
CHANGES MADE IN FIELD BY CONTRACTOR TO APPROVED CONSTRUCTION DOCUMENTS WITHOUT
NOTIFICATION AND APPROVAL FROM ENGINEER OF RECORD IN WRITING PRIOR TO CONSTRUCTION OF FIELD
CHANGE SHALL RELIEVE ENGINEER OF ANY LIABILITY FOR CONSTRUCTION ISSUES THAT MAY ARISE.
BEFORE YOU DIG!
CALL 811 N.C. ONE-CALL CENTER
IT'S THE LAW!
UND E R G R O UND UTILITYPROTECTIO
NA
C
TALLCONSTRUCTIONMUSTCONFOR
M
T
OT
H
E
N
Planning Board - February 2, 2023
ITEM: 5 - 9 - 1
Public Comments
In Support X
Neutral X
In Opposition 2
Planning Board - February 2, 2023
ITEM: 5 - 10 - 1
Planning Board - February 2, 2023
ITEM: 5 - 11 - 1
Planning Board - February 2, 2023
ITEM: 5 - 11 - 2
Planning Board - February 2, 2023
ITEM: 5 - 11 - 3
Planning Board - February 2, 2023
ITEM: 5 - 11 - 4