HomeMy WebLinkAbout2023-03-30 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
Planning Board - March 30, 2023
MARCH 30, 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 (Z23-06) – Request by Cindee Wolf with Design Solutions, applicant, on behalf of
Giovanni Ippolito and Tanya Vlacancich, property owners, to rezone approximately 4.65 acres of land
located at 6634 Carolina Beach Road from R-15, Residential to (CZD) RMF-M, Residential Multi-Family
– Moderate Density for a maximum 72-unit multi-family development.
2 Public Hearing
Rezoning Request (Z23-09) - Request by Rob Tanner with Impeccable Development, applicant, on
behalf of Andrea Jones, Gwendolyn Horton, Christin Deener, Dwayne Barr, and Kimberlee Barr,
property owners, to rezone seven (7) parcels totaling approximately 11.77 acres of land located at
6800, 6808, 6814, 6818, 6820, 6824, and 6828 Carolina Beach Road from R -15, Residential to 2.37
acres to (CZD) B-1, Neighborhood Business and 8.66 acres to (CZD) RMF-M, Residential Multi-Family –
Moderate Density for a convenience store with fuel stations and a maximum 128 unit multi-family
development.
3 Public Hearing
Rezoning Request (Z23-10) – Request by Jarrod Covington with Hermitage Property Holdings, LLC,
applicant and property owner, to rezone approximately 17.9 acres of land located at 4012 Castle
Hayne Road from R-20, Residential to CS, Commercial Services.
4 Public Hearing
Text Amendment Request (TA23-01) - Request by New Hanover County Planning & Land Use to amend
Section 5.7 Conservation Resources to clarify the applicability of provisions.
5 Preliminary Forum
Special Use Permit Request (S23-01) - Request by Joseph Kass with Graycliff Capital Affordable
Housing, LLC, applicant, on behalf of Thomas Burriss, Sr, Phillip Burriss, and Dannen Properties, LLC,
property owners, for an Additional Dwelling Allowance to increase the allowed density up to 10.2
dwelling units per acre for four (4) parcels totaling approximately 6.24 acres of land located at 633,
635, 641, and 649 Piner Road currently zoned R-15, Residential and O&I, Office & Institutional.
OTHER ITEMS
1 Staff Presentation - Community Information Meeting Text Amendment
2 Staff Presentation - Electric Vehicle Charging Stations Amendment Concepts Update
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 3/30/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Senior Planner
CONTACT(S): Robert Farrell; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z23-06) – Request by Cindee Wolf with Design Solu ons, applicant, on behalf of Giovanni Ippolito and Tanya Vlacancich, property
owners, to rezone approximately 4.65 acres of land located at 6634 Carolina Beach Road from R-15, Residen al to (CZD) RMF-M, Residen al Mul -
Family – Moderate Density for a maximum 72-unit mul -family development.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 4.65 acres from R-15, Residen al to the RMF-M, Residen al Mul -family - Moderate Density zoning
district. The applicant is proposing to construct six three-story, 12-unit mul -family structures totaling a maximum of 72 units. The concept plan includes
an amenity center, recrea on area, and open space.
This item was rescheduled from the March 2 Planning Board mee ng in order for the applicant to hold a new community informa on mee ng. The
applicant held a community informa on mee ng on March 14 mee ng, and a summary of the community mee ng has been included with the
applica on materials.
The applicant's proposed conceptual plan shows the mul -family structures and amenity center in a circular forma on towards the center of the parcel.
The parking area circles the buildings providing an addi onal spa al buffer between the mul -family units and neighboring residen al uses. A sidewalk
is proposed along the interior of the parking area providing an addi onal pedestrian recrea onal amenity.
The site is accessed by Carolina Beach Road, an NCDOT maintained Urban Principal Arterial highway. Access is right-in / right-out with a proposed right-
turn lane to serve the development. The right-turn lane is a voluntary addi on to the development and will be subject to NCDOT requirements and
permi ng.
The applicant has provided an addi onal condi on related to workforce housing to require 10 percent, or eight (8) units, whichever is greater, of the total
units be dedicated for workforce housing for a minimum of 15 years.
The R-15 district in this area was established in 1971. At the me, the purpose of the R-15 district was to ensure that housing served by private sep c
and wells would be developed at low densi es. Since that me, 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.
The RMF-M district was established to provide lands that accommodate moderate density single and mul -family development. The intent of the district is
to func on as a transi onal district between intensive nonresiden al development and higher density residen al areas. The district is designed to provide a
reasonable range of choice, type, and loca on of housing units.
While the site is zoned R-15, the Carolina Beach Road corridor has seen increased interest in higher density residen al and commercial development
such as the Myrtle Landing townhomes to the north and the Coral Ridge Subdivision to the south of the subject site.
As currently zoned, the site would be permi ed up to 12 dwelling units at a density of 2.5 du/ac under the performance development standards. The
proposed 72 units equate to an overall density of 15.7 du/ac. To meet the proposed density the development must connect to public water and sewer at
the nearest connec on to the south at Glenarthur Drive.
It is es mated the site would generate approximately 11 AM and 14 PM trips during the peak hours if developed at the permi ed density for
performance development in the R-15 district. The proposed RMF-M development would result in an es mated 45 AM and 52 PM trips, increasing the
es mated number of peak hour trips by approximately 34 AM and 38 PM trips.
The proposed project is located along a major arterial highway that is currently nearing capacity. The proposed access is located north of the entrance to
the Lord’s Creek community and between two nearby U-turn movements on Carolina Beach Road. Currently there are no State Transporta on
Improvement Projects (STIP) iden fied in the immediate area to address current condi ons. Several other projects are currently under review or
development in the vicinity, and while their traffic impact analyses did not take this proposal into account, all were developed to account for general
traffic growth in the area.
The es mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis
(TIA).
Students living in the proposed development would be assigned to Anderson Elementary School, Murray Middle, and Ashley High School. Based on a
generalized historic genera on rate, staff would es mate the increase in homes would result in an increase of approximately 13 more students than the
es mated number of students generated under exis ng zoning.
The Comprehensive Plan designates this property as Community Mixed Use, a land use classifica on that promotes a mix of retail, office, and residen al
development at moderate densi es up to 15 units per acre. This classifica on is generally applied to areas intended as community-level service nodes and /
or transi ons between lower density housing and higher intensity development.
At 15.7 du/ac, the proposed maximum density for the development is slightly higher than the recommenda on for the place type. The addi onal 0.7
du/ac equals approximately 4 addi onal mul -family units than would be allowed at 15 du/ac. Site features such as landscaping buffers, parking, and
stormwater facili es have been located along the boundaries of the project adjacent to exis ng single-family development to provide a transi on
between the residen al uses.
While at a slightly higher density than generally recommended for Community Mixed Use area, the proposed rezoning request is generally CONSISTENT
with the 2016 Comprehensive Plan’s intent for development to act as a transi on between major roadways and higher intensity uses and exis ng
residen al areas and providing a range of housing types, opportuni es, and choices.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff's recommenda on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera ons, and technical review. The Carolina
Beach Road corridor has been designated as Community 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 and iden fies the scale of the
recommended development as up to 3 stories and 15 du/ac.
The scale of the proposed development conforms with the recommenda ons for the place type and would act as a buffer between Carolina Beach Road and
lower density residen al development to the west. The applicant has provided an addi onal ligh ng condi on to mi gate poten al impacts on adjacent
proper es, addi onal roadway improvements for exis ng and proposed development, and a condi on for workforce housing affordability increasing
housing diversity and rental op ons in the area. 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 generally CONSISTENT with the purposes and intent of the Comprehensive
Plan because while the proposed density of the development slightly exceeds the recommenda on for the Community Mixed Use place type, the
development scale is in line with the plan's recommenda on and would provide addi onal housing diversity in the area. I find recommending
APPROVAL of the rezoning request is reasonable and in the public interest because it provides an alterna ve housing type that acts as a buffer for lower
density residen al contribu ng to the kind of transi onal development desired along highway corridors. An addi onal voluntary condi on by the
applicant also ensures workforce housing affordability for 10 percent of the units, or 8 total units, whichever is greater for a period of 15 years.
Proposed Condi ons:
1. 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 sixteen (16) feet.
2. The proposed right turn lane must be approved and permi ed by NCDOT. Changes to the concept plan to meet NCDOT requirements for the turn lane
may be approved administra vely by county staff.
3. The project will include a minimum 10% of the units or eight (8) total units, whichever is greater, as workforce housing units that will be made
available for a period of no less than 15 years with rental limits based upon HUD HIGH HOME standards. An agreement between the developer and
county will be required before the issuance of any Cer ficate of Occupancy for the project. The agreement shall specify:
-The number of affordable units provided;
-The income limits;
-Rent limits subject to annual change;
-The period of me workforce housing units must remain affordable;
-Any other criteria necessary for compliance and monitoring;
-An established meframe for annual repor ng from the developer or owner of the development to New Hanover County. Annual reports shall
provide the following minimum informa on:
-Unit number
-Bedroom number
-Household size
-Tenant income
-Rent rate
-The developer or owner of the development shall report any mid-year lease changes to workforce housing units to New Hanover County to
ensure lease changes remain compliant with the agreement.
If the total number of workforce housing units falls below the minimum of 10% of the units or eight (8) total units whichever is greater before the
expira on of the minimum 15-year period of affordability the development will be subject to enforcement measures found in Ar cle 12 Viola ons and
Enforcement of the Unified Development Ordinance.
Alterna ve Mo on for Denial (If based on informa on presented at the public hearing or other considera on beyond the scope of staff review, the
board finds denial appropriate.)
I move to recommend DENIAL of the proposed rezoning. I find it to be INCONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed density of the development exceeds the density recommended for the Community Mixed Use place type. I also find recommending DENIAL of the
rezoning request is reasonable and in the public interest because the number of mul -family structures and associated parking reduced the amount of open
space and increases traffic on the roadway network.
ATTACHMENTS:
Descrip on
Z23-06 Planning Board Script
Z23-06 Staff Report
Z23-06 Zoning Map
Z23-06 FLUM
Z23-06 Mailout Map
Application Cover Sheet
Z23-06 Application
Concept Plan Cover Sheet
Z23-06 Concept Plan
Public Comment
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-06)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Giovanni Ippolito and Tanya
Vlacancich, property owners, to rezone approximately 4.56 acres of land located at 6634 Carolina
Beach Road from R-15, Residential to (CZD) RMF-M, Residential Multi-Family – Moderate Density for
a maximum 72-unit multi-family development.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to recommend APPROVAL of the proposed rezoning. I find it to be generally
CONSISTENT with the purposes and intent of the Comprehensive Plan because while the
proposed density of the development slightly exceeds the recommendation for the Community
Mixed Use place type, the development scale is in line with the plan’s recommendation and
would provide additional housing diversity in the area. I find recommending APPROVAL of
the rezoning request is reasonable and in the public interest because it provides an alternative
housing type that acts as a buffer for lower density residential contributing to the kind of
transitional development desired along highway corridors. An additional voluntary condition
by the applicant also ensures workforce housing affordability for 10 percent of the units, or 8
total units, whichever is greater for a period of 15 years.
Planning Board - March 30, 2023
ITEM: 1 - 1 - 1
Proposed Conditions:
1. 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 twelve (12)
feet.
2. The proposed right turn lane must be approved and permitted by NCDOT. Changes to the
concept plan to meet NCDOT requirements for the turn lane may be approved
administratively by county staff.
3. Tree protection fencing shall be installed prior to the onset of land clearing and grading
along a minimum 15-foot offset from the edge of the outer drive. No disturbance of existing
vegetation or grading will be permitted. Prior to the Certificate of Occupancy, a minimum
8-foot-tall solid wood screening fence shall be installed along a 3-foot offset from the
driveway pavement.
4. The project will include a minimum of 10% of the units or eight (8) total units, whichever is
greater, as workforce housing units that will be made available for a period of no less than
15 years with rental limits based upon HUD HIGH HOME standards. An agreement between
the developer and county will be required before the issuance of any Certificate of
Occupancy for the project. The agreement shall specify:
• The number of affordable units provided;
• The income limits;
• Rent limits subject to annual change;
• The period of time workforce housing units must remain affordable;
• Any other criteria necessary for compliance and monitoring;
• An established timeframe for annual reporting from the developer or owner of the
development to New Hanover County. Annual reports shall provide the following
minimum information:
o Unit number
o Bedroom number
o Household size
o Tenant income
o Rent rate
• The developer or owner of the development shall report any mid-year lease changes
to workforce housing units to New Hanover County to ensure lease changes remain
compliant with the agreement.
If the total number of workforce housing units falls below the minimum of 10% of the units
or eight (8) total units whichever is greater before the expiration of the minimum 15-year
period of affordability the development will be subject to enforcement measures found in
Article 12 Violations and Enforcement of the Unified Development Ordinance.
Planning Board - March 30, 2023
ITEM: 1 - 1 - 2
Alternative Motion for Denial (If based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to recommend DENIAL of the proposed rezoning. I find it to be INCONSISTENT with
the purposes and intent of the Comprehensive Plan because the proposed density of the
development exceeds the density recommended for the Community Mixed Use place type. I
also find recommending DENIAL of the rezoning request is reasonable and in the public interest
because the number of multi-family structures and associated parking reduces the amount of
available open space and increases traffic on the roadway network.
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 - March 30, 2023
ITEM: 1 - 1 - 3
Z23-06 Staff Report PB 3.30.2023 Page 1 of 17
STAFF REPORT FOR Z23-06
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-06
Request:
Rezoning to a Conditional RMF-M district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Giovanni Ippolito & Tanya Vlacancich
Location: Acreage:
6634 Carolina Beach Road 4.56
PID(s): Comp Plan Place Type:
R08200-001-036-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped 72 Unit Multi-Family Residential
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) RMF-M
SURROUNDING AREA
LAND USE ZONING
North Religious Institution R-15
East Single-Family Residential R-15
South Single-Family Residential R-15
West Religious Institution and Single-Family Residential R-15
Planning Board - March 30, 2023
ITEM: 1 - 2 - 1
Z23-06 Staff Report PB 3.30.2023 Page 2 of 17
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 Federal Point Station 19
Schools Ashley High School, Murray Middle School, Anderson Elementary School
Recreation Veterans Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation Developer delineated wetlands on the property.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - March 30, 2023
ITEM: 1 - 2 - 2
Z23-06 Staff Report PB 3.30.2023 Page 3 of 17
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
• The applicant is proposing to construct six three-story, 12-unit multi-family structures totaling
a maximum of 72 units. The concept plan includes an amenity center, recreation area, and
open space.
• The proposed maximum building height is 40 feet.
• The applicant’s proposed conceptual plan shows the multi-family structures and amenity
center in a circular formation towards the center of the parcel. The parking area circles the
buildings providing an additional spatial buffer between the multi-family units and
neighboring residential uses.
Proposed Right Turn Lane
Amenity Center
Proposed Stormwater
12 Unit, 3 story Multi-
Family Structures
Planning Board - March 30, 2023
ITEM: 1 - 2 - 3
Z23-06 Staff Report PB 3.30.2023 Page 4 of 17
• A sidewalk is proposed along the interior of the parking area providing an additional
pedestrian recreational amenity.
• The development also proposes a continuous right turn lane off Carolina Beach Road through
to the existing turn lane onto Glenarthur Drive. The proposed turn lane must be reviewed
and permitted by NC Department of Transportation (NCDOT) before construction.
• In addition to required lighting standards listed in Section 5.5 of the UDO, the development
has proposed the following additional condition:
o 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 twelve (12) feet.
• The applicant originally proposed a maximum height of 16 feet for light poles. Following
the community meeting held March 14 the applicant has reduced the maximum height to 12
feet.
• An additional condition related to tree protection and visual screening was added following
the March 14 community meeting: Tree protection fencing shall be installed prior to the onset
of land clearing and grading along a minimum 15-foot offset from the edge of the outer
drive. No disturbance of existing vegetation or grading will be permitted. Prior to the
Certificate of Occupancy, a minimum 8-foot-tall solid wood screening fence shall be
installed along a 3-foot offset from the driveway pavement.
• The applicant’s proposed conceptual plan indicates 1.37 acres, approximately 30% of the
site, will be preserved as open space, exceeding the UDO requirement of 20% open space.
• The applicant has also proposed a condition to reserve 10 percent, or eight (8) total units,
whichever is greater, of the multi-family units for workforce housing. The condition has been
reviewed by the county’s Long Range Planning division and legal department to ensure
there are adequate measures for monitoring and compliance.
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 and commercial development such as the Myrtle Landing
townhomes to the north and the Coral Ridge Subdivision to the south of the subject site.
• As currently zoned, the site would be permitted up to 12 dwelling units at a density of 2.5
du/ac under the performance development standards. The proposed 72 units equate to an
overall density of 15.7 du/ac.
Planning Board - March 30, 2023
ITEM: 1 - 2 - 4
Z23-06 Staff Report PB 3.30.2023 Page 5 of 17
• The RMF-M district was established to provide lands that accommodate moderate density
single and multi-family development. The intent of the district is to function as a transitional
district between intensive nonresidential development and higher density residential areas.
The district is designed to provide a reasonable range of choice, type, and location of
housing units.
• The Unified Development Ordinance (UDO) does not prescribe a specific height per story,
however the maximum height of the proposed development is limited to a maximum building
height of 3 stories and 40 feet.
• The proposed development uses the parking lot as an additional perimeter buffer between
the proposed multi-family structures and the existing residential uses.
• The UDO contains controls on exterior lighting on the site. The maximum illumination levels
at the common property line with the residential properties to the west shall not exceed 0.5-
foot candles and 1.0-foot candles at the northern property line adjacent to the religious
institution.
• A Type-A opaque buffer meeting the standards of Table 5.4.3.B.2 is required along the
property lines adjoining neighboring single-family development.
• To meet the proposed density the development must connect to public water and sewer at
the nearest connection to the south at Glenarthur Drive.
• If approved, the project would be subject to Technical Review Committee (TRC) and zoning
compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
Planning Board - March 30, 2023
ITEM: 1 - 2 - 5
Z23-06 Staff Report PB 3.30.2023 Page 6 of 17
AREA DEVELOPMENTS
Planning Board - March 30, 2023
ITEM: 1 - 2 - 6
Z23-06 Staff Report PB 3.30.2023 Page 7 of 17
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 12 single-family dwelling units.
PROPOSED ACCESS
Primary Access South Carolina Beach Road
Secondary Access N/A
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway South Carolina Beach Road
Type of Roadway NCDOT major arterial
Planning Board - March 30, 2023
ITEM: 1 - 2 - 7
Z23-06 Staff Report PB 3.30.2023 Page 8 of 17
Roadway Planning Capacity
(AADT) 41,368
Latest Traffic Volume (AADT) 35,500
Latest WMPO Point-in-Time
Count (DT) 36,509
Current Level of Congestion Nearing Capacity
Sources
Source of Planning Capacity: WMPO
Source of Latest Traffic Volume: NCDOT (2021)
Source of WMPO Point-in-Time County: WMPO (2022)
NEARBY NCDOT STIP ROADAWAY PROJECTS
No Nearby STIP Projects
TRAFFIC GENERATION
Traffic Generated by
Present Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 11 45 +34
PM Peak Hour Trips 14 52 +38
Assumptions
Typical Development with Existing Conditions – 12 single family
detached dwellings
Proposed Development – 72 unit multi-family development
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed.
TRAFFIC IMPACT ANALYSIS (TIA)
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).
SUMMARY
The proposed project is located along a major arterial highway that is currently nearing capacity.
The proposed access is located north of the entrance to the Lord’s Creek community and between
two nearby U-turn movements on Carolina Beach Road. Currently there are no State Transportation
Improvement Projects (STIP) identified in the immediate area to address current conditions. Several
other projects are currently under review or development in the vicinity, and while their traffic impact
analyses did not take this proposal into account, all were developed to account for general traffic
growth in the area. The proposed project’s peak hour traffic is below the 100 peak hour threshold
requiring a traffic impact analysis, but NCDOT will review the project through the driveway
permitting process.
Z23-06 Staff Report PB 3.30.2023 Page 9 of 17
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Lords Creek and Drains to ICW6 watersheds.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (Suitable), Class II (Moderate Limitation), and Class III (Severe
Limitation) soils; however, the project is expected to be served by CFPUA if developed.
• The proposed concept plan has identified wetlands on the southwestern portion of the site.
The identified wetlands are outside the development area of the project and the applicant
has provided a 25-foot setback from the wetlands.
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 12 dwelling units would be permitted under the current R-15 zoning base
density, and 72 units could potentially be developed under the proposed zoning for an
increase of 60 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 13 additional students than would be generated under
current zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and
2020 (excepting the impacts of the COVID-19 pandemic), while 14,500 new residential
units were permitted across the county. In addition, the student population is anticipated to
only grow by approximately 1,300 students over the next 10 years based on the recent
New Hanover County Schools Facility Needs Study.
Development Type Intensity Estimated Student Yield
(current general student generation rate) *
Existing Development Undeveloped Approximate** Total: 0
(0 elementary, 0 middle, 0 high)
Typical Development Under
Current Zoning 12 residential units Approximate** Total: 3
(1 elementary, 1 middle, 1 high)
Proposed Zoning 72 residential units Approximate** Total: 16
(6 elementary, 3 middle, 5 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 a re an
average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.0 7 for high) generated per
Planning Board - March 30, 2023
ITEM: 1 - 2 - 9
Z23-06 Staff Report PB 3.30.2023 Page 10 of 17
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 resu lts 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, midd le, 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, 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 ac count 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 RMF-M CZD zoning district would allow for an increase in housing diversity.
• The predominant housing type in the area is single family detached at 73%. Under the
proposed RMF-M district the site would allow for multi-family residential (apartments) and
increase housing type diversity by reducing the percentage of single family detached (73%
to 72%) and increase the percentage of multi-family units (10% to 11%).
• The subject property is located in the Veterans Park community area, where 60% of
residents currently live within one mile of a convenience (grocery store, retail staples,
pharmacies, etc.), a support service (urgent care, primary doctor’s office, child & adult care,
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
High 93% Ashley 1983 1990 100% None
Planning Board - March 30, 2023
ITEM: 1 - 2 - 10
Z23-06 Staff Report PB 3.30.2023 Page 11 of 17
etc.), and a community facility (public park, school, museum, etc.). Under the proposed RMF-
M district, there would be no change to the percent of residences within one mile of goods
and services.
Representative Developments
Representative Developments of R-15:
Woods Edge in Monkey Junction
Planning Board - March 30, 2023
ITEM: 1 - 2 - 11
Z23-06 Staff Report PB 3.30.2023 Page 12 of 17
Hidden Valley in Monkey Junction
Representative Developments of Multi-Family Apartments:
Amberleigh Shores in Ogden
Planning Board - March 30, 2023
ITEM: 1 - 2 - 12
Z23-06 Staff Report PB 3.30.2023 Page 13 of 17
Stephens Pointe in Porters Neck
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 south
approximately 1,800 feet 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
and religious institutions.
• The subject property is bordered by the Lord’s Creek Subdivision to the west and a religious
institution to the north.
• 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.
• The proposed concept plan positions a portion of the stormwater facilities closer to the
existing single-family homes to the south of the site. A perimeter parking lot around the
development acts as an additional spatial buffer between the multi-family dwellings and
neighboring homes.
• 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.
Planning Board - March 30, 2023
ITEM: 1 - 2 - 13
Z23-06 Staff Report PB 3.30.2023 Page 14 of 17
• In the county’s work on housing affordability staff has discussed whether the provision of
workforce housing could allow for additional density on a project. While this has not
historically been used to consider consistency or compatibility, the applicant has provided
an additional condition related to workforce housing to require 10 percent, or eight (8)
units, whichever is greater, of the total units be dedicated for workforce housing for a
minimum of 15 years.
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 - March 30, 2023
ITEM: 1 - 2 - 14
Z23-06 Staff Report PB 3.30.2023 Page 15 of 17
Analysis
The Comprehensive Plan designates this property 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.
At 15.7 du/ac, the proposed maximum density for the development is
slightly higher than the recommendation for the place type. The additional
0.7 du/ac equals approximately 4 additional multi-family units than would
be allowed at 15 du/ac. Site features such as landscaping buffers, parking,
and stormwater facilities have been located along the boundaries of the
project adjacent to existing single-family development to provide a
transition between the residential uses. An additional voluntary condition
by the applicant also ensures workforce housing affordability for 10
percent of the units, or 8 total units whichever is greater, for a period of 15
years.
The Community Mixed Use place type specifically identifies the Carolina
Beach Road corridor as appropriate for the place type and recommends
higher-intensity mixed use with first floor retail and office and housing
above, with a building height range of 1 to 3 stories.
The RMF-M district is intended to act as a transitional district between
residential and commercial development. The proposed project would
provide a buffer between the highway and single-family development.
Consistency
Recommendation
While at a higher density than generally recommended for the Community
Mixed Use place type, the proposed rezoning request is generally
CONSISTENT with the 2016 Comprehensive Plan’s intent for development
to act as a transition between major roadways and higher intensity uses and
existing residential areas and providing a range of housing types,
opportunities, and choices. An additional voluntary condition by the
applicant also ensures workforce housing affordability for 10 percent of
the units, or 8 total units whichever is greater, for a period of 15 years.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan,
zoning considerations, and technical review. The Carolina Beach Road corridor has been
designated as Community 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 and identifies the scale of the recommended
development as up to 3 stories and 15 du/ac.
The scale of the proposed development conforms with the recommendations for the place type
and would act as a buffer between Carolina Beach Road and lower density residential
development to the west. The applicant has provided an additional lighting condition to mitigate
potential impacts on adjacent properties, additional roadway improvements for existing and
proposed development, and a condition for workforce housing affordability increasing housing
diversity and rental options in the area.
Planning Board - March 30, 2023
ITEM: 1 - 2 - 15
Z23-06 Staff Report PB 3.30.2023 Page 16 of 17
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 generally
CONSISTENT with the purposes and intent of the Comprehensive Plan because while
the proposed density of the development slightly exceeds the recommendation for the
Community Mixed Use place type, the development scale is in line with the plan’s
recommendation and would provide additional housing diversity in the area. I find
recommending APPROVAL of the rezoning request is reasonable and in the public
interest because it provides an alternative housing type that acts as a buffer for lower
density residential contributing to the kind of transitional development desired along
highway corridors. An additional voluntary condition by the applicant also ensures
workforce housing affordability for 10 percent of the units, or 8 total units, whichever
is greater for a period of 15 years.
Proposed Conditions:
1. 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 twelve (12) feet.
2. The proposed right turn lane must be approved and permitted by NCDOT. Changes
to the concept plan to meet NCDOT requirements for the turn lane may be approved
administratively by county staff.
3. Tree protection fencing shall be installed prior to the onset of land clearing and
grading along a minimum 15-foot offset from the edge of the outer drive. No
disturbance of existing vegetation or grading will be permitted. Prior to the
Certificate of Occupancy, a minimum 8-foot-tall solid wood screening fence shall be
installed along a 3-foot offset from the driveway pavement.
4. The project will include a minimum of 10% of the units or eight (8) total units,
whichever is greater, as workforce housing units that will be made available for a
period of no less than 15 years with rental limits based upon HUD HIGH HOME
standards. An agreement between the developer and county will be required
before the issuance of any Certificate of Occupancy for the project. The agreement
shall specify:
• The number of affordable units provided;
• The income limits;
• Rent limits subject to annual change;
• The period of time workforce housing units must remain affordable;
• Any other criteria necessary for compliance and monitoring;
• An established timeframe for annual reporting from the developer or owner
of the development to New Hanover County. Annual reports shall provide the
following minimum information:
o Unit number
o Bedroom number
Planning Board - March 30, 2023
ITEM: 1 - 2 - 16
Z23-06 Staff Report PB 3.30.2023 Page 17 of 17
o Household size
o Tenant income
o Rent rate
• The developer or owner of the development shall report any mid-year lease
changes to workforce housing units to New Hanover County to ensure lease
changes remain compliant with the agreement.
If the total number of workforce housing units falls below the minimum of 10% of the
units or eight (8) total units whichever is greater before the expiration of the minimum
15-year period of affordability the development will be subject to enforcement
measures found in Article 12 Violations and Enforcement of the Unified Development
Ordinance.
Alternative Motion for Denial (If based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to recommend DENIAL of the proposed rezoning. I find it to be INCONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposed density
of the development exceeds the density recommended for the Community Mixed Use
place type. I also find recommending DENIAL of the rezoning request is reasonable
and in the public interest because the number of multi-family structures and associated
parking reduces the amount of available open space and increases traffic on the
roadway network.
Planning Board - March 30, 2023
ITEM: 1 - 2 - 17
NC CGIA, Maxar
CZD RMF-MR-156634 Carolina Beach RdZ23-06
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Site
0 500250 Feet
Z23-06
B-2
I-2
R-10
R-15 Planning Board - March 30, 2023
ITEM: 1 - 3 - 1
NC CGIA, Maxar, Microsoft
CZD RMF-MR-156634 Carolina Beach RdZ23-06
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Site
0 500250 Feet
Z23-06
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
CONSERVATION Planning Board - March 30, 2023
ITEM: 1 - 4 - 1
Planning Board - March 30, 2023
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - March 30, 2023
ITEM: 1 - 6 - 1
Planning Board - March 30, 2023
ITEM: 1 - 7 - 1
Page 1 of 6
Conditional Zoning District Application – Updated 02-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
CONDITIONAL ZONING APPLICATION
This application form must be completed as part of a conditional zoning application submitted through the county’s
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional)
Pre-Application
Conference
1
Community
Information
Meeting
2
Application
Submittal &
Acceptance
3
Planning
Director Review
& Staff Report
(TRC Optional)
4
Public Hearing
Scheduling &
Notification
5
Planning Board
Hearing &
Recom-
mendation
6
Board of
Commissioners
Hearing &
Decision
7
Post-Decision
Limitations and
Actions
1.Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Beechhurst, NY 11357
154-30 Powells Cove Blvd.
917-881-0932
gianniendo@msn.com
Giovanni Ippolito & wife, Tanya Vlacancich
Planning Board - March 30, 2023
ITEM: 1 - 7 - 2
Page 2 of 6
Conditional Zoning District Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
4. Proposed Condition(s)
6634 Carolina Beach Road 313206.37.2876 [R08200-001-036-000]
4.56 ac. +/-R-15 / Vacant Community Mixed-Use
(CZD) RMF-M 4.56 ac.
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.
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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.
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([WHULRUOLJKWLQJLQFOXGLQJOXPLQDULHVDQGVHFXULW\OLJKWVVKDOOEHDUUDQJHGRUVKLHOGHGVRDVQRWWRFDVW
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Planning Board - March 30, 2023
ITEM: 1 - 7 - 3
Page 3 of 6
Conditional Zoning District Application – Updated 02-2022
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of
the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for
all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this
application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for
use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive
conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and
the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional
Zoning district meets the following criteria.
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
Mid-Rise / Multi-family Housing (ITE 221)
per Dwelling Unit @ 72
22 28
Planning Board - March 30, 2023
ITEM: 1 - 7 - 4
Page 4 of 6
Conditional Zoning District Application – Updated 02-2022
2.How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
3.What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
The Comprehensive Plan was developed to set the general direction for future growth and
re-development across the County, and identifies the corridor along Carolina Beach Road as
a Community Mixed-Use place-type. Higher densities of residential development are
appropriate, based on direct access to a major thoroughfare road, and to serve as transitions
between the busy highway corridor and less dense residential communities beyond.
The limited density allowance for the R-15 zoning district is no longer supported when
considering the housing deficit of the County for the next ten years. A housing needs
assessment was completed, and adopted by the Board, showing that this area was lacking a
renter share of households, in general. Multi-family rental, specifically, is totally lacking. The
closest apartment complex is up on Sanders Road, and there is no other facility in the southern
portion of the County. The study also reported that this area was an older population (55+)
census block. Rental communities, such as the project proposed, provide an alternative
housing product for residents. Aged residents might be attracted to the safety & security of a
managed community with amenities. Pleasure Island service industry workers could
appreciate the closer proximity to their jobs.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 5
Page 5 of 6
Conditional Zoning District Application – Updated 02-2022
Staff will use the following checklist to determine the completeness of your application. Please verify all of the
listed items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as
“N/A”. Applications determined to be incomplete must be corrected in order to be processed for further review;
Staff will confirm if an application is complete within five business days of submittal.
Application Checklist Applicant Initial
This application form, completed and signed
Application fee:
•$600 for 5 acres or less
•$700 for more than 5 acres
•$300 in addition to base fee for applications requiring TRC review
Community meeting written summary
Traffic impact analysis (if applicable)
•The official TIA approval letter is recommended prior to this item being
placed on the Planning Board meeting agenda. The Planning Board may
choose to continue the hearing until the official TIA approval letter is provided.
•The official TIA approval letter is required prior to this item being placed on
the Board of Commissioners meeting agenda.
Legal description (by metes and bounds) or recorded survey Map Book and Page
Reference of the property requested for rezoning
Conceptual Plan including the following minimum elements:
Tract boundaries and total area, location of adjoining parcels and roads
•Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type
of units; area to be occupied by the structures; and/or proposed
subdivision boundaries.
o For non-residential uses, include the maximum square footage and
height of each structure, an outline of the area structures will occupy,
and the specific purposes for which the structures will be used.
•Proposed transportation and parking improvements; including proposed
rights-of-way and roadways; proposed access to and from the subject site;
arrangement and access provisions for parking areas.
•All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
•The location of Special Flood Hazard Areas.
•A narrative of the existing vegetation on the subject site including the
approximate location, species, and size (DBH) of regulated trees. For site
less than 5 acres, the exact location, species, and sized (DBH) of specimen
trees must be included.
•Approximate location and type of stormwater management facilities
intended to serve the site.
•Approximate location of regulated wetlands.
•Any additional conditions and requirements that represent greater restrictions
on development and use of the tract than the corresponding general use
district regulations or additional limitations on land that may be regulated by
state law or local ordinance
One (1) hard copy of ALL documents and site plan. Additional hard copies may be
required by staff depending on the size of the document/site plan.
One (1) digital PDF copy of ALL documents AND plans
CAW
CAW
CAW
CAW
CAW
CAW
CAW
N/A
Planning Board - March 30, 2023
ITEM: 1 - 7 - 6
Planning Board - March 30, 2023
ITEM: 1 - 7 - 7
Planning Board - March 30, 2023
ITEM: 1 - 7 - 8
NOT FOR REAL ESTATENOT FOR REAL ESTATNNNNNOOOTTTTT TT FFOORRR R R RRRRREEREEEEEAAAAAALLLL EEEEEEESSTTTTAAAAATTTTEEEENNNNOOOOTTTTTTTFFFFFFOOOOOOOORRRRRRRRRRRRRRREEEEEAAAAAAAALEEESSSSSSSTTTTTTATATTATAAAATTTT
SALES OR CONVEYANCE
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SSSSS OONNNEEEESSSSOOOOO NNNCCCCCC
Planning Board - March 30, 2023
ITEM: 1 - 7 - 9
Legal Description for
Conditional Zoning District Boundary
At 6634 Carolina Beach Road
Beginning at a point in the western boundary of Carolina Beach Road (U.S. Hwy. 421), a 160’
public right‐of‐way; said point being located northwardly 417.75’ along that western boundary
from its intersection with the centerline of Glenarthur Drive (S.R. 2346), a 50’ public right‐of‐
way shown on a plat entitled Lords Creek Subdivision – Section 1, and recorded among the land
records of the New Hanover County Registry in Map Book 36, at Page 190; and running thence
from the said point of beginning:
South 15044’09” West, 280.71 feet to a point; thence
North 67048’50” West, 414.02 feet to a point; thence
North 18052’49” West, 133.69 feet to a point; thence
North 01013’52” West, 162.27 feet to a point; thence
North 02058’08” West, 67.39 feet to a point; thence
South 89034’15” East, 435.90 feet to a point in the western boundary of Carolina Beach
Road; thence with that right‐of‐way,
South 17010’32” East, 250.07 feet to the point and place of beginning, containing 4.56
acres, more or less.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 10
Planning Board - March 30, 2023
ITEM: 1 - 7 - 11
Contact List from notification Mailing
Palm Grove Apratments / 6634 Carolina Beach Road Date: January 18, 2023
Name Address Email (Optional)
Cindee Wolf Project Planner cwolf@lobodemar.biz
Planning Board - March 30, 2023
ITEM: 1 - 7 - 12
Planning Board - March 30, 2023
ITEM: 1 - 7 - 13
Planning Board - March 30, 2023
ITEM: 1 - 7 - 14
PROPERTY OWNERS WITHIN 500' PERIMETER OF 6634 CAROLINA BEACH ROAD:
PROPERTY OWNER MAILING ADDRESS CITY / STATE / ZIP PROPERTY ADDRESS
BARTLEY STEVE W PAMELA B 6703 CHELWOOD CT WILMINGTON, NC 28412 6703 CHELWOOD CT WILMINGTON
BROWN RONALD P 568 BROADWATER RD ARNOLD, MD 21012 806 TANLAW CT WILMINGTON
BUOL CLARENCE J BEVERLY C 1046 MARSHSIDE WAY LELAND, NC 28451 6707 CHELWOOD CT WILMINGTON
CENATIEMPO RICHARD EILEEN 1123 PARK VIEW DR COVINA, CA 91724 900 GLENARTHUR DR WILMINGTON
COLLINS EUGENE JR 314 TOULON DR WILMINGTON, NC 28405 6681 CAROLINA BEACH RD WILMINGTON
CONNER CASSANDRA S 812 MACKAY CT WILMINGTON, NC 28412 812 MACKAY CT WILMINGTON
CRAIG TRUST 814 MACKAY CT WILMINGTON, NC 28412 814 MACKAY CT WILMINGTON
DERRICK CHARLES A MARGUERITE R 6701 OLIVER CT WILMINGTON, NC 28412 6701 OLIVER CT WILMINGTON
DEWEY MICHAEL L 807 GLENARTHUR DR WILMINGTON, NC 28412 807 GLENARTHUR DR WILMINGTON
DIGBY CHARLES B RHEA M TRUSTEES 820 GLENARTHUR DR WILMINGTON, NC 28412 820 GLENARTHUR DR WILMINGTON
DOUGAN ROBERT D DIANE L 845 SLOOP POINTE LN KURE BEACH, NC 28449 6605 CAROLINA BEACH RD WILMINGTON
DRYE CLARENCE L ABIGAIL G 815 GLENARTHUR DR WILMINGTON, NC 28412 815 GLENARTHUR DR WILMINGTON
ESTABROOKS MARILYN M LIFE ESTATE ETAL 901 GLENARTHUR DR WILMINGTON, NC 28412 901 GLENARTHUR DR WILMINGTON
FENDER DOROTHY 821 GLENARTHUR DR WILMINGTON, NC 28412 821 GLENARTHUR DR WILMINGTON
HANKS CHAPEL AME CHURCH 6562 CAROLINA BEACH RD WILMINGTON, NC 28403 6562 CAROLINA BEACH RD WILMINGTON
HESSE ARTHUR H KATHLEEN 6709 CHELWOOD CT WILMINGTON, NC 28412 6709 CHELWOOD CT WILMINGTON
IMMACULATE CONCEPTION 6650 CAROLINA BEACH RD WILMINGTON, NC 28412 6650 CAROLINA BEACH RD WILMINGTON
JONES VONZELLA SHERWAN MCLEAN 6617 CAROLINA BEACH RD WILMINGTON, NC 28412 6603 CAROLINA BEACH RD WILMINGTON
KOURY MARVEL E 6706 CHELWOOD CT WILMINGTON, NC 28412 6706 CHELWOOD CT WILMINGTON
LASALLA THEODORE PATRICIA REV TRUST 114 WATERSFIELD RD LELAND, NC 28451 6600 OLIVER CT WILMINGTON
LORDS CREEK HOMEOWNERS ASSN PO BOX 2298 CAROLINA BEACH, NC 28428 908 GLENARTHUR DR WILMINGTON
MCCLUNEY YOLANDA R TONY M 606 RYE RIDGE RD CARY, NC 27519 6621 CAROLINA BEACH RD WILMINGTON
MCIRNEY KIMBERLY ROBERT 802 TANLAW CT WILMINGTON, NC 28412 802 TANLAW CT WILMINGTON
MCNEIL HENRY PORTER JR 6647 CAROLINA BEACH RD WILMINGTON, NC 28412 6647 CAROLINA BEACH RD WILMINGTON
MCNEIL RICHARD E SHIRLEY A 7121 LIPSCOMB DR WILMINGTON, NC 28412 6675 CAROLINA BEACH RD WILMINGTON
METERKO TIMOTHY A KAREN J 809 GLENARTHUR DR WILMINGTON, NC 28412 809 GLENARTHUR DR WILMINGTON
MEYERSON KATHLEEN C ETAL 6702 CHELWOOD CT WILMINGTON, NC 28412 6702 CHELWOOD CT WILMINGTON
MITCHELL AMOS DWIGHT ETAL 4014 TROTTER RIDGE RD DURHAM, NC 27707 6673 CAROLINA BEACH RD WILMINGTON
MURCH STEVEN GEORGE DIANNA MARIE 810 MACKAY CT WILMINGTON, NC 28412 810 MACKAY CT WILMINGTON
MYRTLE GROVE COMMUNITY CENTER 6608 CAROLINA BEACH RD WILMINGTON, NC 28403 6604 CAROLINA BEACH RD WILMINGTON
MYRTLE GROVE COMMUNITY CENTER 6608 CAROLINA BEACH RD WILMINGTON, NC 28403 6608 CAROLINA BEACH RD WILMINGTON
MYRTLE GROVE HOLINESS 6601 CAROLINA BEACH RD WILMINGTON, NC 28403 6601 CAROLINA BEACH RD WILMINGTON
CFPUA 235 GOV CENTER DR WILMINGTON, NC 28403 914 GLENARTHUR DR WILMINGTON
OAK GROVE CEMETERY INC 6602 CAROLINA BEACH RD WILMINGTON, NC 28403 6602 CAROLINA BEACH RD WILMINGTON
PACE MONICA B 904 GLENARTHUR DR WILMINGTON, NC 28412 904 GLENARTHUR DR WILMINGTON
PALADINO MARISSA J GLENN C TRANCHON ETAL 6704 CHELWOOD CT WILMINGTON, NC 28412 6704 CHELWOOD CT WILMINGTON
POPPE MICHELE H HEIRS 805 GLENARTHUR DR WILMINGTON, NC 28412 805 GLENARTHUR DR WILMINGTON
RESTRICTED 123 ANYROAD DR WILMINGTON, NC 28409 6708 CHELWOOD CT WILMINGTON
RHOADS PETE D E MALLERNEE III TRUSTEES 808 TANLAW CT WILMINGTON, NC 28412 808 TANLAW CT WILMINGTON
RICK LEO J 819 GLENARTHUR DR WILMINGTON, NC 28412 819 GLENARTHUR DR WILMINGTON
SANCTUARY CHURCH OF WILM PO BOX 2374 CAROLINA BEACH, NC 28428 6685 CAROLINA BEACH RD WILMINGTON
SANCTUARY CHURCH OF WILM PO BOX 2374 CAROLINA BEACH, NC 28428 6687 CAROLINA BEACH RD WILMINGTON
STEELE NANCY S 816 MACKAY CT WILMINGTON, NC 28412 816 MACKAY CT WILMINGTON
STEWART WILLIAM M MARTHA J 813 GLENARTHUR DR WILMINGTON, NC 28412 813 GLENARTHUR DR WILMINGTON
SUNDERLAND PRESTON J 804 TANLAW CT WILMINGTON, NC 28412 804 TANLAW CT WILMINGTON
SURFSIDE PROPERTIES LLC PO BOX 16470 WILMINGTON, NC 28409 6600 CAROLINA BEACH RD WILMINGTON
TICE JAMES N ETAL 817 GLENARTHUR DR WILMINGTON, NC 28412 817 GLENARTHUR DR WILMINGTON
TOBY THOMAS MARI K 6605 OLIVER CT WILMINGTON, NC 28412 6605 OLIVER CT WILMINGTON
TRACEY EILEEN 6705 CHELWOOD CT WILMINGTON, NC 28412 6705 CHELWOOD CT WILMINGTON
TRIPP CHRIS D 905 GLENARTHUR DR WILMINGTON, NC 28412 905 GLENARTHUR DR WILMINGTON
UNDENOMINATIONAL PENTECOSTAL 6622 CAROLINA BEACH RD WILMINGTON, NC 28403 6622 CAROLINA BEACH RD WILMINGTON
WALKER J DOUGLAS SUSAN J 6602 OLIVER CT WILMINGTON, NC 28412 6602 OLIVER CT WILMINGTON
WHISPERING PINES BAPTIST 6547 CAROLINA BEACH RD WILMINGTON, NC 28412 6547 CAROLINA BEACH RD
WRIGHT ARMOND ETAL 1220 6TH ST S WILMINGTON, NC 28401 6646 CAROLINA BEACH RD WILMINGTON
Planning Board - March 30, 2023
ITEM: 1 - 7 - 15
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Community Information
January 18, 2023
To: Adjacent Property Owners & Other Interested Parties
From: Cindee Wolf
Re: Palm Grove Apartments / 6634 Carolina Beach Road
A community meeting was held back in August to introduce a multi‐family development project at
the referenced address. That proposal was submitted to the County, and proceeded through the
rezoning process to a public hearing by the Planning Board. The petition was eventually withdrawn
before hearing by the Commissioners.
In addition to the common questions about traffic & stormwater impacts – both of which are
governed by extensive regulations and permitting – surrounding residents were averse to the
increased housing density. Comments offered by the Board included issues with the overall scale
and height of the proposed building.
In response to that input, the site plan has been revised for a more conventional multi‐family
community. The density has been reduced, albeit slightly, but proposed to be spread out among
smaller buildings. There are 12 units within each 3‐story structure, for a total of 72 rental homes.
An exhibit of the current project layout is attached.
The Owner is re‐submitting for a Conditional Zoning District, a zoning designation that allows only a
particular use, density, layout, etc. to be established pertaining to each individual development.
Since the general premise of the project has not changed, we are providing everyone with this new
layout, and rather than scheduling a subsequent meeting, we would welcome you to contact me at
telephone # 910‐620‐2374, or email cwolf@lobodemar.biz with comments and/or questions. I
would also be happy to meet with anyone who asks. The County will advertise for the next Planning
Board hearing, which we hope to be scheduled for Thursday, March 2nd.
We appreciate your interest in the project and continue to believe that this new community will
provide a housing alternative missing in the southern portion of the County, be good neighbor and
be an asset to the community.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 16
Planning Board - March 30, 2023
ITEM: 1 - 7 - 17
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Palm Grove Apartments – Carolina (6634 Carolina Beach Road)
Proposed Zoning: R-15 to (CZD) RMF-M (Previously petitioned as Z22-18)
A meeting was held concerning the original petition, Z-22-18, on Tuesday, August 2, 2022, 6:00
p.m.; at the Best Western Plus – Wilmington, 5600 Carolina Beach Road. The plan presented at
that time was a single, 4-story building with 78 units, and parking on the ground floor of the
structure.
The persons in attendance at the meeting are on the attached sign-in list. Attendees were
primarily from the Lords Creek community. A brief presentation was given on the housing deficit in
the County, and the recommendations of the Comprehensive Land Use Plan for higher density of
development along busy highway corridors like Carolina Beach Road. The layout of the plan was
shown to address how the building height would be mitigated by extended setbacks, fences &
vegetated buffer yards. Stormwater management requirements were explained, and a pond
shown.
The group as a whole voiced their adamant opposition to development of this tract with anything
other than single-family housing. Most residents also commented that they did not want any
density of multi-family housing in the southern portion of the County.
A rezoning submittal was subsequently made with a plan that was substantially the same as what
was discussed, except that the setback was increased. The petition was processed by staff, and
brought to public hearing by the Planning Board at their December meeting. Several members of
the public spoke in opposition to the rezoning, specifically addressed no added density and no
multi-family housing. The Board recommended denial. The petition was ultimately withdrawn
before public hearing by the Board of Commissioners.
Project Name: Palm Grove Apartments – Carolina (6634 Carolina Beach Road)
Proposed Zoning: R-15 to (CZD) RMF-M (Submitted February 1, 2023)
The property owner has opted to re-submit for a Conditional District, but with a slightly reduced
density, and a substantially different site plan. The proposed plan includes six (6), 3-story, 12-unit
buildings surrounding a courtyard, for a total of 72 units. Parking surrounds the buildings, which
provides for the expanded setback from adjacent properties of over seventy (70) feet. Stormwater
management continues to be proposed by a pond.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 18
2
A written notice of the new project proposal with the intent of a new rezoning petition and an exhibit
of the new plan 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 January
18, 2023. A copy of that written notice and site layout are attached.
The mailing and County posting provided the community with updated information about the
modified project, and means & opportunity were proffered to share comments and concerns,
resolve conflicts or outstanding issues – where possible.
No responses were received nor contacts made between the project information mailing /
County posting and the February 1st submittal.
It is the developer’s belief that a subsequent in-person meeting was not necessary. The current
proposal continues to be for an (CZD) RMF-M zoning district, and based on comments of
opposition during both the original community information meeting and at the public hearing, it is
unlikely that the dialogue would change.
As stated in the letter, I was and remain open to addressing any comments or questions
should interested parties reach out, but there have been none.
The layout has been modified in response to both staff review and the comments and
recommendations of the Planning Board concerning building height and mass. The density has
been decreased, but the few extra units beyond the Comp Plan guideline are based on project
symmetry and economy of construction.
Date: January 31, 2023
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - March 30, 2023
ITEM: 1 - 7 - 19
REPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORIDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: Palm Grove Apartments – Carolina (6634 Carolina Beach Road)
Proposed Zoning: R-15 to CZD/RMF-M
The undersigned hereby certifies that written notice of a project proposal and intent of a rezoning
petition was given to the adjacent property owners set forth on the attached list by
first class mail, and provided to the Planning Department for notice of the Sunshine List on
March 3, 2023. A copy of that written notice and site layout are also attached.
A meeting was held at the following time and place: Tuesday, March 14th,
6:00 p.m.; at the Best Western Plus – Wilmington, 5600 Carolina Beach Road.
The persons in attendance at the meeting were: Reference attached sign-in list
The following issues were discussed at the original meeting: Attendees were primarily from
the Lords Creek community and the communities to the West. The consistent concern was
the density of the development and impact to current traffic on Carolina Beach Road. The
proposed buffering was explained, along with stormwater management requirements. Some
of the attendees asked what “Plan C” would be if the petition failed, and that I would ask the
Owner if he would consider a less dense project with townhomes instead of garden-style
apartments.
As a result of the meeting, the following changes were made to the petition: The Owner
continues to believe that this style of housing is what is needed in this location and that the
petition, as submitted, is consistent with the strategies and recommendations of the
Comprehensive Land Use Plan.
However, he proposed to reduce the maximum height of the outdoor light standards to twelve
(12) feet. Also, tree protection fencing will be installed prior to the onset of clearing & grading
along a minimum fifteen-foot (15’) offset from the edge of the outer drive. No disturbance of
existing vegetation or grading will be permitted. Prior to certificate of occupancy, an 8’ high
solid wood screening fence will be installed along a 3’ offset from the driveway pavement.
Date: March 14, 2023
Applicant: Design Solutions
By: Cindee Wolf
Planning Board - March 30, 2023
ITEM: 1 - 7 - 20
Planning Board - March 30, 2023
ITEM: 1 - 7 - 21
Planning Board - March 30, 2023
ITEM: 1 - 7 - 22
From:cwolf@lobodemar.biz
To:"Joseph Leiteritz"; "Bob Leiteritz"; "Denise Mehrtens Arriaga"
Subject:RE: Palm Grove Apartments
Date:Tuesday, March 7, 2023 2:20:00 PM
Attachments:2022 Fair Market Rents.JPG
My apologies for the email delivery error. I have received your questions.
The intention is for the other 90% of the units to be at a market-rate for rental. However, this
is not proposed for government subsidized rent. The “work-force” provision has been
developed by both the City and County in accordance with HUD standards. It states that:
Housing, workforce
Housing provided solely for the residential use of one a residential use of a household with
income at or below 80 percent of the WIlmington area median income (AMI) as determined
annually by the U.S. Department of Housing and Urban Development, adjusted for
household size. For the purpose of increasing density in certain districts with the provision of
workforce housing, HUD’s high HOME rents at 65% AMI shall be used.
For 2022 those rates are shown on the attached file. They will be adjusted for 2023 –
probably around May.
There is no age designation associated with this project. Not sure where you picked that up?
A project of this size generally does not support an on-site manager, but there will absolutely
be a management entity – probably with daily office hours, and available on-call 24-hours.
That management would definitely include maintenance of buildings and site.
Similar development is occurring throughout the City & County to address the housing deficit that
has been well-published over the past couple years. Over 5000 units – of all housing types will be
needed locally over the next 5-8 years. 15.8 units per acre is not considered particularly dense –
when located along very busy road corridors. The RMF-M zoning district, with up to 17 units per
acre, is defined as “medium density” for multi-family development and you can find similar
complexes along most of the major arterial streets in our community. They act as a logical
transition.
Please do not hesitate to reach out if you have additional questions. Thank you.
Cindee
From: Joseph Leiteritz <leiteritzj@yahoo.com>
Sent: Tuesday, March 7, 2023 11:50 AM
To: cwolf@lobodemar.biz; Bob Leiteritz <bleiteritz1@yahoo.com>; Denise Mehrtens Arriaga
<joeys.girl.denise@gmail.com>; Joseph Leiteritz <leiteritzj@yahoo.com>
Subject: Re: Palm Grove Apartments
Planning Board - March 30, 2023
ITEM: 1 - 7 - 23
On Tuesday, March 7, 2023 at 08:47:35 AM PST, Joseph Leiteritz <leiteritzj@yahoo.com> wrote:
Ms. Wolf,
While you state that you will set aside 10% for Low Income Housing, you seem to have stated no
maximum for Low Income Housing allowed ? - Is it your intention to have the other 90% apartments rent
at Wilmington Market Rate ?
Additionally, you state that low income housing over 55 years old will be set aside. Will that be part of the
10% ?- very commendable, if so - some clarification is definitely needed on what percentage of rents
outside of this 10% will be fully paid by the renters and/or funded by some other government entities/HUD
?
Will you have a live-in Manager onsite ? - will you have custodial on-site full time that is responsible for
grounds/parking/maintenance ?
That you can do so much intense development adjacent to residential neighborhoods is irresponsible,
and if they were to be successful in doing it, there’s not a neighborhood in the entire City of Wilmington
that will be stable anymore,
thank you - Joseph Leiteritz - Lords Creek Resident
Planning Board - March 30, 2023
ITEM: 1 - 7 - 24
From:Denise Mehrtens Leiteritz
To:cwolf@lobodemar.biz
Subject:Issues for Lords Creek Community meeting
Date:Tuesday, March 14, 2023 5:31:51 PM
Attachments:Submit to NHC Board.pdf
Untitled attachment 00003.htm
Only500informed.pdf
Untitled attachment 00006.htm
Ms. Wolf,
I intended to be at the community meeting this evening; however, we have workmen still here
at my home trying to fix an urgent water problem and it does not look like I will make it. I am
also aware that out yearly Lords creek HOA meeting is also tonight at 6:00 pm and was afraid
many issues may go unasked. So, I am attaching some of my questions/issues that I would
like to hear addressed.
As an overall, I am not opposed to multi-family residential housing in the area, but the density
is too much for that small a plot of land , R7 zoning may be more sensible for a 4.6 acre plot,
but then, there is still the issue of the additional entrance/exit on Carolina Beach Road, which
is dangerously too close to GlenArthur on that stretch of road.
See attached for more detailed thoughts.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 25
I would like to express my my great disappointment that the rules of proposals have
the loophole of allowing this revised renamed and re-numbered proposal to move
forward to the March 2nd meeting without holding a community meeting.
I have thanked Mr. Farrell for his explanation as to why Ms Wolf could do this,
(Thank you for your explanation as to why the applicant did not need to hold a
community meeting because she has sent actual letters by mail to those people within
500 feet of the property. )
Not only am I disappointed, but I feel completely overlooked and discounted by the
County that is supposed to be protecting my interests as a citizen, a land owner, a
constituent……it just feels wrong. MANY of us who will be effected by this proposed
apartment do no live within 500 ft of the proposed apartment compound, but we
drive the same strip of Carolina Beach Road, and traverse the same traffic chaos
of turning into and out of Lords Creek from GlenArther; however, we live a bit
farther back into Lords Creek.
We who live further than 500 ft from the proposed apartments also live within the
same Lords Creek Watershed and share in the run off from rain and heavy showers
within and beyond our subdivision. So maybe there would have been many people
further than 500 ft that would have responded to an informative letter to ask for a
community meeting besides the very small group that was informed. It would have
only cost Ms. Ward less than $500 to go to Kinko’s and have another 1500+ letters
copied, stuffed in envelopes and she could have blanketed the whole area. And I’m
quite sure in the big picture $500 is a rounding error I her budget, so there must be
another obstacle to informing all.
Informing ALL residents that may be effected by your proposal might go
a long way in building “good will” within the community of which you
wish to be a part.
As a process comment: I am not sure where the 500 ft rule came from.
It feels like a copy and paste from another type of project proposal. It seems that a
500 ft standard may work when looking at putting up one retail building in a retail
zoned area. It surely misses the mark when you are proposing anything that will
effect a larger population of residential area. That’s just my opinion, I was a
Marketing Research Director for many Fortune 100 Companies in my Career, and I
am very aware of “forcing of the statistic that is wanted” rather than correctly
sampling to get the true answer to a question……as one of many unsound practices.
Sampling the wrong population, Sampling only a small portion of a population, even
making it hard for populations to be aware of a question being asked……these are
just some ways to bend results to fit a predetermined narrative.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 26
Now the Traffic Evaluation
Sampling at a non-representative time or place is another (like the DOT data) is
collected. Any study looking to ensure maximum safety would sample traffic volume
and flow patterns at peak vacation/tourist season while school is still in session. A
robust study would seek to evaluate at the worst case scenario.
Because, if you can work to mitigate worst case scenario, then at any time that the
traffic may be slightly lower, the safety of the community, and the decreased collisions
should be covered.
FYI- It should never be done the opposite (evaluating at low traffic and mitigating to
cover low traffic times only ensures that any time the traffic is higher there will be
issues with safety and backup and collisions) And statistically, if you evaluate at an
average time……34-50% of the time the traffic will be higher volume than your
evaluated point, so 34-50% of the time that roadway will be less safe, more crowded,
and have mor collisions than your model will have predicted.
Same for Water management, it should be evaluated at a peak rainfall evens timing.
If mitigation works when the rainfall is 20 inches in 3 days, then there will be no
problems when there is 12 inches in 3 days. I think you get the idea. This type of
evaluation is different than just checking temperatures for Wilmington NC. But to
Illustrate; Just imagine if in our “Tourism brochures” and our “Move to Wilmington”
brochures we advertised the great weather here all year round. And in our brochure
we say that the average temperature in Wilmington is 75 daytime and 60 evening.
And that’s all we say. Why? Because we sampled the temperatures…..for the month
around the Azalea festival. So that’s our temp. Now imagine the people who come
to vacation in January, with their shorts and swimsuits because evening temps are 60
degrees……we know that is not tru. We who live here know that we must show low
and high temps by months to have an accurate picture.
In Conclusion
The same is true for traffic and water management and school overcrowding and
infrastructure gaps. The people who live in the area know what it is like all year
round. Taking a few readings that don’t represent the true picture would only be
distorting the true picture.
I seems you would want the evaluations to reflect the true living
environment of the Southern Carolina Beach Road Communities. And
these things should be known and addressed BEFORE building anything that has the
potential to Effect the current real life situation, positively OR negatively.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 27
Z33-06
Opposition to Proposed Apartment Compound at Entrance to Lords Creek
Subdivision ( and annoyance that we were not afforded the courtesy of a
community meeting before they put this back in front of the County Planning
Board)
It appears as if Ms. Cynthia Wolf, the representative of the land owner, is trying to slide
this by under the radar by just doing a quick little note and saying it went from 4 story to
3 story, and 78 to 72 units. Those appear to be what she thinks are the only barriers
based on the 2016 County Comprehensive Plan for Carolina Beach Road Corridor (I.e.
no more than 3 stories and density no more than 15 units per acre).
She just blew off all of the other issues that were voiced by the community as items that
would be regulated by agencies and laws……However; in her submission, on the
checklist the Planning Committee required her to fill out, she did not initial, but marked
the need for a traffic study to be done as N/A??? She also initialed many things on the
checklist that were required to be submitted, that should be carefully scrutinized, as
there are several places within her narrative that she makes statements contradictory to
the initialed checklist items.
With that said, here is a list of items that might be taken into consideration as you
review this proposal. ( this is not intended to be an exhaustive list, but will cover many
that are top of mind)
TRAFFIC……traffic safety, traffic congestion? there is so much more to it than just
safety and congestion, and more weight that should be put on this concern. Traffic
should fairly be evaluated in a May-June timeframe and on a Thursday-Friday timing to
get an honest look at what really happens in this part of the county. This is something
that ONLY a resident of the community (Lords Creek, Sago Bay, Woodlake) would
know, as the day and season effect not only the quantity of traffic, but the speed, the
back-up, the huge volume increase thru the “subdivisions shortcut”, the number of
accidents in south of the county; as well as the safety of all of the residents, school
children, snow birds and tourists that we welcome and make our living and reputations
from. WOW!, How terrible would it be, for one person’s little 4.65 acre project to
negatively affect the tourism industry of the entire southern part of the County
and lead to negative reviews in travel guides for years to come? What a shame
that would be.
Related……And I haven’t begun to mention the additional wear and tear on our
roadways and infrastructure that is already in need of upgrades………
Related……And there is a HUGE Safety Issue with Adding that Entrance/Exit to the
Proposed apartment compound. It is a logistical issue with the Roadway and Entrance
to this proposed project.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 28
Currently, It is extremely difficult and dangerous to turn into the entrance to Lords
Creek ( GlenArthur) off of Southbound Carolina Beach Road at almost any time of the
day. The traffic on Carolina Beach Road runs very fast even when it is at speed limit of
55mph (which in reality are cars and trucks going 55, 65, even 75)……and the very
small right turn lane does not allow for much slowing down at all to turn. The proposal
includes adding yet ANOTHER entrance for the apartments right on top of the area that
is already congested with cars trying to turn into Lords creek……as well as your
proposed apartment entrance being right smack in the middle of the Northbound
Carolina Beach Road turnaround to be able to enter Lords Creek on GlenArthur.
There is already a sufficiently dangerous 600 foot stretch of S. Carolina Beach Road
between the turnaround and the right turn lane to enter Lords Creek……..adding
another entrance/exit within that small area where those who drive Carolina Beach
Road excessively fast, not paying attention, dreaming of the beach, or getting
home …… adding an additional entrance/exit would not only increase the danger of
that part of the roadway exponentially, but would be negligent in protecting the
community and commuters in this area.
There is News Press Following this Proposal Now, I’ve seem articles both in print
and in several electronic distributions. I don’t know New Hanover politics well enough to
know whether that press will shine a positive or negative light on the side of the money
motivated developers who will attract an unknown 70+ units group of possible voter or
NON-voters to that 4.65 acres..??..OR…. will that press shine a positive or negative
light on the current constituents in the 3+ subdivisions group of current VOTER$/non-
voters who are motivated by having their current, tax paying, voting, continued lives for
themselves and their families …… and although they may not be currently perfectly
peaceful and free of traffic or completely safe driving on the Speedway that Carolina
Beach Road south of Monkey Junction has become; there is definitely no need for more
turn lanes and turnarounds that will decrease safety for them. And I cannot stress this
enough: Vacation/tourist traffic time, while school is still in session, that is when this
proposal should be evaluated by the NC Department of Transportation to get a true
picture of what chaos that may await, and NOT the N/A response from Ms. Wolf who I
am sure will not be living in those apartments or having to dodge the traffic chaos
created by them.
NATURE…..Water and natural wetland and tree management? All the issues about
water, water management, the proposed encroaching on water control area for
subdivision, flooding and run off overload, etc, etc…. and…. ALL the other valid issues
brought up that would effect not just one subdivision, but 3+ subdivisions as water runs
south and doesn’t just stop at the edge of Lords Creek because the name changes to
Sago Bay or Woodlake. We have many homes in Lords creek that have 10-30 foot
easements in their yards for the water management district. I saw absolutely no
easements anywhere on the plat map for this proposal…..and I find it hard to believe
that there is a street of 6 single family homes in Lords Creek, that back up to a
protected stand of Pines trees and those 18-20 people , share a 30’x600’ water
Planning Board - March 30, 2023
ITEM: 1 - 7 - 29
management easement as well as 10’x100’ easement for other utilities……..and yet on
this proposed site, 72 apartments, housing approximately 172 people in 4.65 acres do
not have any easements for water management, not to mention additional easement for
utilities. And has the water management assessed the effect that clearing most all of
that 4.65 acres of trees and natural vegetation that provide a natural water management
effect, what will that do to the 3 subdivisions south of this property? As it stands now,
when there is a drenching rain, which happens periodically thru the Spring and thru the
Hurricane Season. If the rain total in one event is significant, there is already spillage of
the runoff from that part of the landscape that runs down toward the pump station on the
South side of GlenArthur and and there are many times that pump cannot handle all the
water already,. The Entrance of Lords Creek, onto Glendale, is flooded and water
continues to run south and west flooding many streets in Lords Creek already, then the
water moves into the Creek and into Sago Bay and Woodlake and depending on how
much rain, they also back up…..and so it is currently a very delicate balancing act that
the Water Management Department already struggles with within our area.
There is so much more to be considered than those two issues. Some of which
address outright misinformation posed by Ms. Wolf. She says the closest multi family
housing to this site is up on Sanders Road. However, there is already very large
apartment community less than 1 mile from this site on Halliburton Parkway built
in 2003, Veteran’s Parkway Commons, which has many apartments, much open
space for residents, is quite walkable to many businesses and park areas. It has a park
like setting with large acreage of picnic sites for residents, as well as a dog park, and
electric car charging stations. It has a fishing pond, river fishing, a swimming pool,
playgrounds, and tv/boat parking.
Is she really unaware of the Veteran’s Commons Apartments, or was she afraid the
comparison of the 4.65 acre, crowded compound she is proposing would start to hint at
the true purpose of her proposed compound.
She says a minimum of 10% would be committed to “work force” housing as per HUD
standards. That minimum of 10% does not indicate a maximum, and the HUD is
subsidized housing. So it seems that while the very desirable 20+ acre Veteran’s
Parkway Commons Apartment complex, just 1 mile away, is filled with space and
amenities and sidewalks and access to public transportation sources, THIS
PROPOSED Palm Grove Apartments, with 72 apartments crowded into 4.65 acres
with a tiny pool, no space, no way to walk outside the compound( Carolina Beach Road
has no sidewalks and is quite dangerous even if you have a car)….. This Proposed
Palm Groves would be filled with the HUD applicants, not by their want, but because it
will accommodate their need by HUD income standards. They will be crammed/housed
in such a small area, with nowhere to stretch, only able to leave if they happen to have
a car…..it will become a very sad HUD Palm Grove……probably without a palm.
Also…speaking of trees…. PROTECTED TREES: Are any of the trees on the 4.65
acres protected? Lord’s Creek has several stands of Longleaf Pine Trees which are on
the protected trees species in Wilmington, New Hanover County, and North Carolina.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 30
Those of us who are home owners in Lords Creek or any of the subdivisions must
protect them and are not allowed to clear or cut any of them. I would assume this would
apply to the 4.65 acres in this proposal also, but saw nothing about it anywhere.
Next: Schools and Services
The current capacity and coverage of our currently stretched school district. Current
class size is already bursting. Has this increase been discussed with the school district.
Elementary, Middle and High school are all on Halliburton. I believe they had to move
the 5th grade out of Elementary into Middle school because of current overcrowding.
How much more can our Fire and Police Services cover. Again, there has already been
discussion about need to expand both to cover current population, has anyone enquirer
about what effect this will have on those services?
QUESTION: Would some of these decisions be regulated by North Carolina
Department of Transportation, New Hanover County School District, New Hanover
County Fire District, New Hanover County Police District? Or should they at least be
consulted?
In Summary
Besides the TRAFFIC SAFETY ISSUES, WATER MANAGEMENT FLOODING
ISSUES, INFRASTRUCTURE LAGGING BEHIND GROWTH OF AREA, SCHOOL
CROWDING, FIRE AND POLICE AVAILABILITY………..
And besides the obvious aesthetic mismatch of the beautifully open winding roads of
the single family homes of Lords Creek with the Austere feel of the blocky compound
crammed into a very small footprint right on top of welcoming entrance to Lords
Creek……….will this Palm Grove be destines by its lack of amenities, lack of walkability,
lack of space, lack of access to stores and businesses, lack of well……just about
everything…… Will Palm Grove become a neglected, HUD complex, destined
to just check off a HUD box for someone?
Planning Board - March 30, 2023
ITEM: 1 - 7 - 31
Planning Board - March 30, 2023
ITEM: 1 - 7 - 32
Planning Board - March 30, 2023
ITEM: 1 - 7 - 33
PROPERTIES WITHIN A 500' PERIMETER OF 6634 CAROLINA BEACH ROAD:
ADJACENT PROPERTY OWNER MAILING ADDRESS CITY / STATE / ZIP PROPERTY ADDRESS
BARTLEY STEVE W PAMELA B 6703 CHELWOOD CT WILMINGTON, NC 28412 6703 CHELWOOD CT WILMINGTON
BROWN RONALD P 568 BROADWATER RD ARNOLD, MD 21012 806 TANLAW CT WILMINGTON
BUOL CLARENCE J BEVERLY C 1046 MARSHSIDE WAY LELAND, NC 28451 6707 CHELWOOD CT WILMINGTON
CENATIEMPO RICHARD EILEEN 1123 PARK VIEW DR COVINA, CA 91724 900 GLENARTHUR DR WILMINGTON
COLLINS EUGENE JR 314 TOULON DR WILMINGTON, NC 28405 6681 CAROLINA BEACH RD WILMINGTON
CONNER CASSANDRA S 812 MACKAY CT WILMINGTON, NC 28412 812 MACKAY CT WILMINGTON
CRAIG TRUST 814 MACKAY CT WILMINGTON, NC 28412 814 MACKAY CT WILMINGTON
DERRICK CHARLES A MARGUERITE R 6701 OLIVER CT WILMINGTON, NC 28412 6701 OLIVER CT WILMINGTON
DEWEY MICHAEL L 807 GLENARTHUR DR WILMINGTON, NC 28412 807 GLENARTHUR DR WILMINGTON
DIGBY CHARLES B RHEA M TRUSTEES 820 GLENARTHUR DR WILMINGTON, NC 28412 820 GLENARTHUR DR WILMINGTON
DRYE CLARENCE L ABIGAIL G 815 GLENARTHUR DR WILMINGTON, NC 28412 815 GLENARTHUR DR WILMINGTON
ESTABROOKS MARILYN M LIFE ESTATE ETAL 901 GLENARTHUR DR WILMINGTON, NC 28412 901 GLENARTHUR DR WILMINGTON
FENDER DOROTHY 821 GLENARTHUR DR WILMINGTON, NC 28412 821 GLENARTHUR DR WILMINGTON
HANKS CHAPEL AME CHURCH 6562 CAROLINA BEACH RD WILMINGTON, NC 28403 6562 CAROLINA BEACH RD WILMINGTON
HESSE ARTHUR H KATHLEEN 6709 CHELWOOD CT WILMINGTON, NC 28412 6709 CHELWOOD CT WILMINGTON
IMMACULATE CONCEPTION CATHOLIC PARISH 6650 CAROLINA BEACH RD WILMINGTON, NC 28412 6650 CAROLINA BEACH RD WILMINGTON
IPPOLITO GIOVANNI ET UX 15430 POWELLS COVE BLVD FLUSHING, NY 11357 6634 CAROLINA BEACH RD WILMINGTON
KOURY MARVEL E 6706 CHELWOOD CT WILMINGTON, NC 28412 6706 CHELWOOD CT WILMINGTON
LASALLA THEODORE PATRICIA REV TRUST 114 WATERSFIELD RD LELAND, NC 28451 6600 OLIVER CT WILMINGTON
LORDS CREEK HOA INC PO BOX 2298 CAROLINA BEACH, NC 28428 6626 CAROLINA BEACH RD WILMINGTON
LORDS CREEK HOMEOWNERS ASSN PO BOX 2298 CAROLINA BEACH, NC 28428 908 GLENARTHUR DR WILMINGTON
MCCLUNEY YOLANDA R TONY M 606 RYE RIDGE RD CARY, NC 27519 6621 CAROLINA BEACH RD WILMINGTON
MCIRNEY KIMBERLY ROBERT 802 TANLAW CT WILMINGTON, NC 28412 802 TANLAW CT WILMINGTON
MCNEIL HENRY PORTER JR 6647 CAROLINA BEACH RD WILMINGTON, NC 28412 6647 CAROLINA BEACH RD WILMINGTON
MCQUILLAN WILLIAM SR CAROLYN 6402 BOYER ST PHILADELPHIA, PA 19119 7130 CAROLINA BEACH RD WILMINGTON
METERKO TIMOTHY A KAREN J 809 GLENARTHUR DR WILMINGTON, NC 28412 809 GLENARTHUR DR WILMINGTON
MEYERSON KATHLEEN C ETAL 6702 CHELWOOD CT WILMINGTON, NC 28412 6702 CHELWOOD CT WILMINGTON
MITCHELL AMOS DWIGHT ETAL 4014 TROTTER RIDGE RD DURHAM, NC 27707 6673 CAROLINA BEACH RD WILMINGTON
MURCH STEVEN GEORGE DIANNA MARIE 810 MACKAY CT WILMINGTON, NC 28412 810 MACKAY CT WILMINGTON
MYRTLE GROVE COMMUNITY CENTER 6608 CAROLINA BEACH RD WILMINGTON, NC 28403 6608 CAROLINA BEACH RD WILMINGTON
MYRTLE GROVE COMMUNITY CENTER 6608 CAROLINA BEACH RD WILMINGTON, NC 28403 6604 CAROLINA BEACH RD WILMINGTON
MYRTLE GROVE HOLINESS 6601 CAROLINA BEACH RD WILMINGTON, NC 28403 6601 CAROLINA BEACH RD WILMINGTON
NEW HANOVER COUNTY WATER /SEWER AUTH 320 CHESTNUT ST WILMINGTON, NC 28401 914 GLENARTHUR DR WILMINGTON
OAK GROVE CEMETERY INC 6602 CAROLINA BEACH RD WILMINGTON, NC 28403 6602 CAROLINA BEACH RD WILMINGTON
PACE MONICA B 904 GLENARTHUR DR WILMINGTON, NC 28412 904 GLENARTHUR DR WILMINGTON
PALADINO MARISSA J GLENN C TRANCHON ETAL 6704 CHELWOOD CT WILMINGTON, NC 28412 6704 CHELWOOD CT WILMINGTON
POPPE MICHELE H HEIRS 805 GLENARTHUR DR WILMINGTON, NC 28412 805 GLENARTHUR DR WILMINGTON
QUARLES SANDRA S 803 GLENARTHUR DR WILMINGTON, NC 28412 803 GLENARTHUR DR WILMINGTON
RESTRICTED 123 ANYROAD DR WILMINGTON, NC 28409 6708 CHELWOOD CT WILMINGTON
RHOADS PETE D E MALLERNEE III TRUSTEES 808 TANLAW CT WILMINGTON, NC 28412 808 TANLAW CT WILMINGTON
RICK LEO J 819 GLENARTHUR DR WILMINGTON, NC 28412 819 GLENARTHUR DR WILMINGTON
SANCTUARY CHURCH OF WILM PO BOX 2374 CAROLINA BEACH, NC 28428 6685 CAROLINA BEACH RD WILMINGTON
SANCTUARY CHURCH OF WILMINGTON THE PO BOX 2374 CAROLINA BEACH, NC 28428 6687 CAROLINA BEACH RD WILMINGTON
STEELE NANCY S 816 MACKAY CT WILMINGTON, NC 28412 816 MACKAY CT WILMINGTON
STEWART WILLIAM M MARTHA J 813 GLENARTHUR DR WILMINGTON, NC 28412 813 GLENARTHUR DR WILMINGTON
SUNDERLAND PRESTON J 804 TANLAW CT WILMINGTON, NC 28412 804 TANLAW CT WILMINGTON
SURFSIDE PROPERTIES LLC PO BOX 16470 WILMINGTON, NC 28409 6600 CAROLINA BEACH RD WILMINGTON
TAYLOR DANNIE LEE DORETHA L 227 GABRIEL ST WILMINGTON, NC 28412 6556 CAROLINA BEACH RD WILMINGTON
TICE JAMES N ETAL 817 GLENARTHUR DR WILMINGTON, NC 28412 817 GLENARTHUR DR WILMINGTON
TOBY THOMAS MARI K 6605 OLIVER CT WILMINGTON, NC 28412 6605 OLIVER CT WILMINGTON
TRACEY EILEEN 6705 CHELWOOD CT WILMINGTON, NC 28412 6705 CHELWOOD CT WILMINGTON
TRIPP CHRIS D 905 GLENARTHUR DR WILMINGTON, NC 28412 905 GLENARTHUR DR WILMINGTON
UNDENOMINATIONAL PENTECOSTAL 6622 CAROLINA BEACH RD WILMINGTON, NC 28403 6622 CAROLINA BEACH RD WILMINGTON
WALKER J DOUGLAS SUSAN J 6602 OLIVER CT WILMINGTON, NC 28412 6602 OLIVER CT WILMINGTON
WHISPERING PINES BAPTIST CHURCH 6547 CAROLINA BEACH RD WILMINGTON, NC 28412 6547 CAROLINA BEACH RD WILMINGTON
WRIGHT ARMOND ETAL 1220 6TH ST S WILMINGTON, NC 28401 6646 CAROLINA BEACH RD WILMINGTON
ADDITIONAL CONTACTS FROM APPEAL LETTER:
BURGIN BETH 821 GLENARTHUR DR WILMINGTON, NC 28412
MEYERS MICHELLE 6701 OLIVER CT WILMINGTON, NC 28412
COX HARLAN 709 BURROUGHS DR WILMINGTON, NC 28412
GAVIN ERIN 707 BURROUGHS DR WILMINGTON, NC 28412
ELLER JEREMY 128 MCQUILLAN DR WILMINGTON, NC 28412
RAYNOR CHAD 604 BURROUGHS DR WILMINGTON, NC 28412
DAVIDSON JOANN 6622 DORRINGTON DR WILMINGTON, NC 28412
GEORGE CAROLYN 505 BURROUGHS DR WILMINGTON, NC 28412
COTE CHRISTINE 612 BURROUGHS DR WILMINGTON, NC 28412
STUBBS DEAN SHEILA 707 GLENARTHUR DR WILMINGTON, NC 28412
VINES TOBY 715 GLENARTHUR DR WILMINGTON, NC 28412
BELL STEPHANIE 6702 DORRINTON DR WILMINGTON, NC 28412
CALLAHAN ALISSA 711 GLENARTHUR DR WILMINGTON, NC 28412
KINITIGH JACKIE 613 GLENARTHUR DR WILMINGTON, NC 28412
ECHEVARRIA ANGEL 603 BURROUGHS DR WILMINGTON, NC 28412
YOUNG ROBERT 608 BURROUGHS DR WILMINGTON, NC 28412
JEFFERY EMILY 606 BURROUGHS DR WILMINGTON, NC 28412
ROSELAND CHERYL 700 BURROUGHS DR WILMINGTON, NC 28412
HOLLERMAN CHRISTIANA 702 BURROUGHS DR WILMINGTON, NC 28412
TRACEY EILEEN 6705 CHELWOOD CT WILMINGTON, NC 28412
DOWNEY BETTY 712 GLENARTHUR DR WILMINGTON, NC 28412
CRUMBLY TYLER 6713 DORRINGTON DR WILMINGTON, NC 28412
REYNOLDS JAMES 6810 HAILSHAM DR WILMINGTON, NC 28412
LANE CLAIRE 6707 CHELWOOD CT WILMINGTON, NC 28412
Planning Board - March 30, 2023
ITEM: 1 - 7 - 34
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Community Information
March 3, 2023
To: Adjacent Property Owners & Other Interested Parties
From: Cindee Wolf
Re: Palm Grove Apartments / 6634 Carolina Beach Road
The attached plan has been submitted to the County for approval of a Conditional District, a zoning
designation that allows only a particular use, density, layout, etc. to be established pertaining to
each individual development.
The plan is for a multi-family residential complex. There are twelve (12) units within each 3-story
structure, for a total of seventy-two (72) rental homes. An exhibit of the project layout is attached.
A mix of housing types in a community helps create a broader range of residents to support our
vibrant County.
A meeting will be held on Tuesday, March 14th, 6:00 p.m., at the Best Western Plus – Wilmington,
5600 Carolina Beach Road. If you cannot attend, I welcome you 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 continue to believe that this new community will
provide a housing alternative missing in the southern portion of the County, be good neighbor and
be an asset to the community.
Planning Board - March 30, 2023
ITEM: 1 - 7 - 35
Planning Board - March 30, 2023
ITEM: 1 - 7 - 36
Concept Plan
Planning Board - March 30, 2023
ITEM: 1 - 8 - 1
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Wetlands
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DROP INLET
TOP 22.41
INV 17.49
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CURB INLET
GRATE 18.32
CURB INLET
GRATE 18.54
INV 14.54
INV 14.65
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Federal Point Township / New Hanover County / North Carolina
(No Scale)
Vicinity Map
6030150
Graphic Scale
102030
Project No.:
Property Address: 6634 Carolina Beach Road
Tanya Vlacancich
154-30 Powells Cove Blvd.
Owner / Developer:
Utility Notes:
currently available to the site from Cape Fear
1. Existing water and sanitary sewer services are
2. All utility services, such as electric power, CATV,
gas & telephone shall be installed underground.
4. Solid waste disposal will be by private contracted
Public Utility Authority public mains.
Development Notes:
the New Hanover County Zoning Ordinance.
1. All development shall be in accordance with
& New Hanover County regulations.
2. Project shall comply with all Federal, State
3. All water & sewer utilities to be installed per
CFPUA Technical Specifications & Standards.
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
Tel. 910-620-2374
Scale:
Date:
Revisons:
22-03
1'' = 30'
01/30/23
Concept Plan
S
N
W E
dumpster pickup.
A Multi-family Residential Rental Community
Gross Site Area = 4.56 ac.±
Preliminary Development Data:
Parking -
72 Units @ 2 sp./unit = 144 spaces req'd.
** Total 144 Spaces prov'd. **
Total Impervious Surfaces:
Rooftops -
Pavement -
27,960 s.f.±
56,510 s.f.±
Walks - 8,200 s.f.±
Total -92,670 s.f.± (46.6%)
2. This property is not impacted by any AEC.
3. A "swamp forest" Conservation Overlay
boundary has been buffered.
4. This site is not impacted by any recognized
historic or archeological significance.
5. No cemeteries were evidenced on the site.
6. Regulated trees have been located, and are generally
comprised of regulated hardwoods and Loblolly Pines.
7. Jurisdictional wetlands along the outer boundary
8. There is no evidence of endangered species or
habitat issues on the site.
Site Inventory Notes:
9. This tract is not impacted by any Special Flood Hazard
Area as evidenced on N.C. Flood Map 37203132000K,
10. The site runoff will flow into the Lords Creek Watershed.
& Be (Baymeade fine sand).
1. Soils: Le (Leon sand); Kr (Kureb sand)
Tree protection details and mitigation requirements
will be completed during detailed design & permitting.
** Note - All security and decorative lighting
shall be located so as not to shine or reflect
directly onto any adjacent residential property.
Tree Preservation Notes:
to clearing & land disturbance.
1. Tree Preservation / Removal Permit is required prior
2. Prior to any clearing, grading or construction activity, tree
groves of trees and no construction workers, tools, materials,
protection fencing will be installed around protected trees or
3. Protective fencing is to be maintained throughout the duration
shall receive adequate instruction on tree protection
of the project. Land clearing and construction contractors
requirements and methods.
or vehicles are permitted within the tree protection fencing.
4. Label protective fencing with signs to be placed every 50
& Spanish "Tree Protection Area: Do Not Enter."
linear feet, or at least two (2) per area, in both English
Fire & Life Safety Notes:
10. Landscaping or parking can not block or impede the
FDC or fire hydrants. A 3-foot (3') clear space
of hydrants and FDC.
2. Hydrants must be located within 8' of the curb.
1. New hydrants must be available for use prior to
construction of the buildings within any development.
4. Contractor shall maintain an all weather
access for emergency vehicles at all times
3. Temporary street signs shall be installed at
each street intersection when construction of
new roadways allows passage by vehicles.
shall be maintained around the circumference
7. Construction Type - 5B
8. Buildings will be sprinkled.
during construction.
9. The FDC must be within 150' of a fire hydrant &
within 40' of fire apparatus placement.
6. Underground fire line & private water mains must be
permitted & inspected by the Fire Dept.
from the public right-of-way to the building.
5. A minimum of 5' shall separate underground fire lines or
private water mains from other underground utilities.
11. Installation of security gates across a fire apparatus
road of parking lot shall be approved by the fire
department.
greater than one (1) acre. A New Hanover Co.
1. Stormwater management will meet County & State
requirements. Total limits of disturbance are
Grading / Erosion Control Permit will be req'd.
Stormwater Management Notes:
N
E
S
W
Site
Dated August 28, 2018.
Zoning DistrictGiovanni Ippolito &
3. Existing Zoning District: R-15
2. Total Rezoning Tract Area: 4.56 ac.
1. New Hanover County Parcel Nos.:
General Notes:
Proposed Zoning District: (CZD) RMF-M
313206.37.2876
[R08200-001-036-000]
4. Comprehensive Land Plan Place-type:
Community Mixed-use
Tripp
D.B. 6022-1085
Land Use: Residential
Zoning: R-15
n/f
Chris D
RMF-M Development
@ 17 units per acre =
max. 78 units.
** 72 Units Proposed **
Building Height - (3) Three-story / max. 40'
Beechhurst, NY 11357
Conditional Palm Grove - Carolina
CFPUA
PUMP
STATION
Case No.:
of the tract have been delineated, but are
not being impacted.
SAGO BAY DR
SA
G
O
P
A
L
M
D
R
MY
R
T
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E
G
R
O
V
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R
D
N
S
E
A
V
I
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W
R
D
BURTON LN
W SEAVIEW RD
C
A
R
O
L
I
N
A
B
E
A
C
H
R
D
G
L
E
N
A
R
T
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U
R
CHELWOOD
CT
OLIVER
CT
MACKAY
CT
TANILAW
CT
CHORLEY
RD
DR
Richardson
D.B. 6106-913
Land Use: Residential
Zoning: R-15
n/f
Penni
Fender
D.B. 4897-2658
Land Use: Residential
Zoning: R-15
n/f
Dorothy
Rick
D.B. 3074-127
Land Use: Residential
Zoning: R-15
n/f
Leo J
Tice etal
D.B. 6157-1685
Land Use: Residential
Zoning: R-15
n/f
James N
Abigail G Drye
D.B. 4208-448
Land Use: Residential
Zoning: R-15
n/f
Clarence L &
Martha Stewart
D.B. 6243-708
Land Use: Residential
Zoning: R-15
n/f
William M &
Marguerite R Derrick
D.B. 3226-826
Land Use: Residential
Zoning: R-15
n/f
Charles A &
Pentacostal
D.B. 1344-1340
Land Use: Church
Zoning: R-15
n/f
Undenominational
HOA
D.B. 2251-670
Land Use: Vacant
Zoning: R-15
n/f
Lords Creek
Common Area
30'
P
u
b
l
i
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D
r
a
i
n
a
g
e
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s
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t
.
Wright etal
D.B. 4005-241
Land Use: Vacant
Zoning: R-15
n/f
Armond
30
'
P
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D
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a
i
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a
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.
(50' Public R/W)
HOA
D.B. 2251-670
n/f
Lords Creek
Land Use: Vacant
Common Area
30' Public Drainage
Easement to be
Dedicated for
Traverse of Off-site
Drainage Flow
Ex.
Bldg.
Ex.
Bldg.
Open Space
4.56 ac. @ 20% = 39,726 s.f. Req'd.
** 59,720 s.f.± (30.1%) Prov'd. **
3-Story /
12-Units
3-Story /
12-Units
3-Story /
12-Units
3-Story /
12-Units3-Story /
12-Units
3-Story /
12-Units
X
X
Planning Board - March 30, 2023
ITEM: 1 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 102
Planning Board - March 30, 2023
ITEM: 1 - 10 - 1
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, March 22, 2023 1:21 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2331 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 8 AM the day of
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 Dorothy
Last Name Fender
Address 821 Glenarthur Dr.
City Wilmington
State NC
Zip Code 28412
Email dbfender@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment Three things I’d like to add, perhaps something here hasn’t
been said over and over;
1) That combined deceleration for Lord’s Creek and
acceleration lane For Palm Grove is going to be a doozy.
Especially for us “aged” folk who still drive. Like I said in my
last comments, I sure wouldn’t want to see one of my friends
get killed while they’re trying to go home from visiting my
house. That’d be pretty traumatic indeed. Maybe we should
even reduce that speed limit on Carolina Beach to 45. Slower
Planning Board - March 30, 2023
ITEM: 1 - 10 - 2
speeds = less accidents = less fatalities.
2) Is there a program wherein we might exchange/reduce the
rent for housing needs of the workforce with those elders living
alone who have extra room and perhaps need help around the
house? Maybe call it “Adopt a teacher” or “Adopt a firefighter.”
Surely we could find 10-15 homes in the surrounding
neighborhoods who would sign up for that. Homes that already
exist versus needing to be built. Maybe we have a solution right
under our noses. I’d sign up for that sort of program if I didn’t
already have my daughter here with me. Seems that’d be a
win-win for all concerned. Multi-generational living used to be
the norm rather than the exception. Perhaps our current
“housing crisis” isn’t really such a crisis after all.
3) Our precious resources; of course someone is looking at the
increase in population and concurrent water use and quality.
Specifically salt water intrusion and our ongoing drought
situation. Since this end of New Hanover County is serviced by
Monterey Heights, which draws water from the Castle Hayne
and surficial aquifers rather than the Cape Fear River, surely
we aren’t overlooking this vitally important resource in our
haste to approve housing. Will we have enough water for
everyone including the influx of summertime visitors? Has our
maxed out situation from 2019 been fixed, capacity expanded?
Kind regards,
Dorothy Fender
821 Glenarthur Dr
910-392-0296
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 3
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 11:36 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2330 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 8 AM the day of
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 Beth
Last Name Burgin
Address 821 Glenarthur Dr
City Wilmington
State NC
Zip Code 28412
Email rolferbeth@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment Robert Farrell and Planning Dept Staff and Board Members;
I get it. We all get it. We need housing of all types, for all sorts
of people from all walks of life. Not only inside Wilmington but
also in the unincorporated areas because let’s face it, it’s
starting to blur pretty fiercely these days and buildable land is
getting scare. In said unincorporated areas, might in not be in
the best interest of all of us, both those who drive and those
who don’t want to, to situate medium & high density multi-
family residential complexes on walk/bike paths, closer to
Planning Board - March 30, 2023
ITEM: 1 - 10 - 4
mixed use centers?
This location isn’t within one of the 2016 Comp Plan Growth
Nodes is it? Have I missed something? Do we have walk/bike
paths planned for Southend NHC? Bring it please. We need
them, safe ones. Is there even a future plan for sidewalks to
extend down from 17th to Monkey Junction? Until then I guess
we’re married to our cars, and gas and traffic and everyone
traveling to our southern beaches has to live with same.
Climate change be damned. Governor Cooper’s January 2022
Executive Order #246 for net-zero greenhouse emissions be
damed. See link;
https://governor.nc.gov/news/press-
releases/2022/01/07/governor-cooper-signs-executive-order-
detailing-next-steps-path-clean-energy-and-equitable-economy
Can we at least wait for accurate TIA numbers from the
WMPO, numbers that weren’t taken during Covid? I
understand that’s forthcoming right? The aggregate numbers of
proposed and approved medium-high density apartment units
along this stretch of Carolina Beach Road is not a sustainable
long-game for New Hanover County. When does it stop or
slow? Because we can't say no to one that fits the 2016 Comp
plan we have to say yes to all? According to the 2018-2023
Strategic Measures Report our goal of Complete Communities
has stalled in part due to “…the increase in residential units
constructed outside of existing service areas. This has resulted
in a plateauing of our completeness measure that ensures
residents have the facilities and services they need near their
homes and will need to be monitored…” See link;
https://nc-newhanovercounty.civicplus.com/500/Strategic-
Measure-Reports
There is no quaint beach-town character to save from this
proposed project. We’re already living in the land of too many
people and too many cars. This proposed project would be
situated along one of the scariest, least pedestrian friendly
corridors in New Hanover County. Have you driven by it? Who
is the demographic this developer/owner is going for? My
sense from each of the community meetings is they don’t
know. Is it Pleasure Island “service workers?” Is it families? Is it
retirees or aged as they refer to them? It seems they don’t
know and they don’t care. They have little interest in being a
“good neighbor.” As long as they get the max dwelling units all
is swell. These units won’t be close to competitive with others
in the area due to location, lack of access and lack of
amenities. The developer representative was adamant they
would not go lower than 72 units even though the majority
Planning Board - March 30, 2023
ITEM: 1 - 10 - 5
attending the community meeting agreed R-5 to R-7 rezoning
would be agreeable to most.
It’s obvious that very few if anyone in the surrounding
communities wants this high a density. We live, work, play,
drive, pay taxes and vote here. We are the true stakeholders in
this community. We know an increase in density is inevitable
but this is overkill. Bending over backwards for what, 8 WFH
units out of 72? R-15 to CZD-RMF-M is too drastic an increase.
We'd like to see more “Missing Middle” infill. Less dense
performance residential can easily be built in this location. See
link; https://missingmiddlehousing.com
I do want to say thank you for removing the pickle-ball court
and thank you for holding a second public community meeting,
and your time and consideration.
Warm regards,
Beth Fender Burgin
821 Glenarthur Drive
910-392-0296
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 6
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 10:32 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2328 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 8 AM the day of
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 Tracy
Last Name Braddon
Address 636 Spencer Ct
City Wilmington
State NC
Zip Code 28412
Email tnbraddon@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment The proposed project density is too high for the area. The
roads, emergency services and other local services can not
support the density. The lack of public transportation, biking
and walking trails make this density extremely problematic
adding a large influx of local traffic. Additionally, the project
does not have sufficient buffer spaces, overflow parking or
amenities like walking and biking trails.
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 7
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 8:59 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2325 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 8 AM the day of
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 Charles
Last Name Winstead
Address 6611 Danton St
City Wilmington
State NC
Zip Code 28412
Email yyz3333@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment I am vehemently opposed to an apartment building. We need
to preserve nature.
If there are apartment buildings there it will mean more traffic.
Coming out of Lord's Creek is already dangerous enough.
Sincerely
Charles M Winstead
Planning Board - March 30, 2023
ITEM: 1 - 10 - 8
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 8:08 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2323 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 8 AM the day of
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 Stephanie
Last Name Chernoff
Address 208 Watauga Rd
City Wilmington
State NC
Zip Code 28412
Email schernoff66@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment I am strongly opposed to the Palm Grove Apartments project.
This project will add an estimated 100+ cars in the area, and
most of their drivers are most likely going to head north toward
the city for work, while this project is on the southbound side of
Carolina Beach Road. The existing traffic volumes and speeds
already make it difficult to access the U-turn lane on Carolina
Beach Road when leaving Lords Creek. That many additional
cars at that intersection are far more likely to use Lords Creek,
Woodlake, and Ocean Forest Lakes as a cut through to River
Road than to fight their way across Carolina Beach Road.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 9
The roads in Ocean Forest Lakes are private. The county
provides no assistance as far as maintenance or traffic control.
We already have issues with speeding and failure to observe
stop signs, which the sheriff's department refuses to enforce.
Adding an additional 100 cars a day in each direction will just
make this problem worse.
With the location of this project, anyone who wishes to drive
their children to one of the schools on Halyburton Memorial
Parkway would have to make the same U-turn, or follow the
same cut through to River Road. There are already issues with
people parking on the roads in Ocean Forest Lakes to avoid
the school drop-off and pickup lines on Halyburton - issues
including property damage and blocking the driveways of
residents, resulting in flaring tempers. It's only a matter of time
before a child is hurt trying to walk or bike between home and
school. I've reached out to the school district to see what can
be done about this with current volumes, with no response.
Again, additional volumes are not going to help this situation.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 10
Farrell, Robert
From:Peggy Derrick <ppderrick@charter.net>
Sent:Tuesday, March 21, 2023 8:00 PM
To:Farrell, Robert
Subject:Rezoning R23-06
** External Email: Do not click links, open aƩachments, or reply unƟl you know it is safe **
Hello Mr Farrell. This is meant to b a public comment. Thank you to you and the Planning and Use Board for requiring
Cindee Wolfe to hold a Public Community MeeƟng in regard to the rezoning of the property at 6634 Carolina Beach Road
(R23-06). The Public Community meeƟng was held on March 14 and approximately 30 property owners were in
aƩendance. A lot of discussion but not a lot of answers and no resoluƟons. We have repeatedly offered to the Owners
and developer a compromise of paƟo homes, two story townhomes, single family homes. However apparently the
owners and developer are not willing to compromise. Apartments do not fit the single family atmosphere in this sec Ɵon
of New Hanover Co and we feel we have a perfect right to contest the rezoning of this property. We have been fighƟng
this since July 2022 and we are at an impasse. We are a desirable neighborhood for median single family homes. We
have a lot to offer the county. We pay our taxes, we are a safe neighborhood, we vote. Also There are at least 7
apartment projects in our zip code that have affordable readily available apartments. There is not a need for apartments
here. You have already heard all of our objecƟons. We respecƞully request the rezoning of this property be denied.
Otherwise we will not give in and we will conƟnue to fight.
Sent from my iPhone
Planning Board - March 30, 2023
ITEM: 1 - 10 - 11
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 6:30 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2322 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 8 AM the day of
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 Steele
Address 816 Mackay Court
City Wilmington
State NC
Zip Code 28412
Email nancysteele1@comcast.net
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment Please consider the following information discussed at the
Community Meeting and reject the re-zoning for 6634 Carolina
Beach Rd, Z23-06 based on the following factors:
1. Project Density exceeds the definition of Community Mixed
use as per New Hanover County’s published definition for the
future use of this location.
a. Based on other apartment communities in the immediate
area and even those that have been recently re-zoned for this
type of housing, this development far exceeds them in
Planning Board - March 30, 2023
ITEM: 1 - 10 - 12
comparison. Others in the area are approximately 10 dwelling
units per acre.
b. The owner states that there is a shortage of apartments in
this area, however, the application inaccurately states the
closest apartments are “up on Sanders” Road. Below is a list of
apartments, both planned and already existing, in the
immediate vicinity, and all with more open green space and
lower density or dwelling units (du) per acre;
i. McQuillan Pines - ~1/2 mi south, 126 apartments at 9.95 du
per acre. 7 acres available for open green space.
ii. Veteran Park Apartments – 230 apartments with many
amenities, and sidewalk connectivity which allows for
walkability to shopping, and recreation.
iii. Proposed Tarin Woods II-5741 Carolina Beach Rd. 327
attached townhomes at 8 du per acre.
iv. Bayat Landing 12 attached townhomes 6.5 du/acre with
adjoining convenience mart.
v. Myrtle Landing – townhomes for rent - ~145 units on 34
acres. Many amenities, such as, basketball court, swimming
pool, and clubhouse, community veggie garden. Ample open
green space.
vi. Proposed re-zoning Z23-09 at 6800 Carolina Beach Rd. 128
apartments plus another gas station. 11 acres, 11.6 du per
acre as proposed.
vii. Pierson Point Townhomes at 6221-6229 Carolina Beach
Rd. 48 townhome units at 8 du per acre, 6.13 acres. Just south
of Manassas Dr. WFH for ownership. Re-zoned to R-5
viii.Many apartment as mentioned in the owners’s application
“up on Sanders Rd.”
c. I visited two apartment complexes this week and found that
at each complex they had multiple two-bedroom apartments
that I could lease and move in 2 weeks. If anything, apartment
housing is over built in the area south of Monkey Junction.
2. Traffic and Infrastructure Concerns-The traffic Impact studies
presented to the Planning department follow NCDOT
algorithms but data is collected at low volume times of the year
such as January and December. Also, they include faulty
assumptions based on growth rates that are extrapolated
based on periods of time during the Pandemic. In aggregate,
the amount of current traffic plus new traffic from the current
planned new construction will aggravate already excessive
congestion.
a. What about Hurricane Evacuation Routes – Even if all traffic
is directed North, the number of lanes on Carolina Beach Rd
will be inadequate especially if there is a fast moving storm with
an erratic path that causes sudden evacuation order with little
lead time.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 13
b. Traffic Infrastructure is already inadequate during summer
when schools are still in session, and visitors traveling to beach
rentals are traveling south on Carolina Beach Rd. Due to
bottlenecks, traffic is already backing up sometimes as far
north as Lord’s Creek entrance causing traffic to use Lord’s
Creek and private roads in Ocean Forest and Woodlake to cut
through to River Rd to find an alternate north/south route.
c. The proposed turning lane for Lord’s Creek entrance on
south-bound Carolina Beach Rd. will be lengthened all the way
north to above the Shining Lighthouse Church. This lane will
cause drivers to be both accelerating and decelerating in the
same lane. Traffic is already moving at excessive speeds on
Carolina Beach Rd, and this can only lead to accidents,
possibly fatalities. Also, drivers who are tourists and not familiar
with Carolina Beach Rd, may mistake the extra right lane for a
lane of travel, especially at night or under poor visibility
conditions. As per New Hanover County’s standards for new
development, safety is a key consideration.
d. Schools are already overcrowded and the continued re-
zoning for high density housing will only aggravate conditions
at our schools.
3. Work Force Housing
a. Not a suitable location for WFH – should be close to major
employers, hospitals, colleges, industrial, manufacturing, etc.
b. Residents who need assistance with their housing costs,
may also be challenged to afford a car. This location will
prevent safe travel on foot to stores for food or other essentials.
There are no sidewalks or bike paths with connectivity to
commercial or recreational areas.
c. The developer’s original application states 10% of units will
be dedicated to WFH. But the new application states minimum
of 10% dedicated to WFH. The NHC Planning department has
admitted that as the percentage of WFH residents increases,
the apartment complex will decay.
d. In effect, the WFH program as proposed by NHC planning
department caps rents at a l
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File 1 Public Comments on Z23-06 21Mar2023.docx
File 2 public comment to NHC Planning Mar 2 2023 updated on
21Mar23.docx
Planning Board - March 30, 2023
ITEM: 1 - 10 - 14
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 5:23 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2320 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 8 AM the day of
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 Camille & John
Last Name Daniels
Address 405 Okeechobee Road
City Wilmington
State NC
Zip Code 28412
Email 405daniels@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment This project will impact my community and my life. The corner I
live on is utilized by children walking home from school. The
traffic now poses a danger to children and pedestrians This
project will definitely increase traffic and increase the odds of
eight dangerous accident. This project will also affect the value
of my home and the community. Also of greatest concern is the
runoff from the development into my community. There will be
an increase of storm water flowing towards the river to our
community. The odds of my home being flooded are greatly
increased with this project. This project is a danger to the
Planning Board - March 30, 2023
ITEM: 1 - 10 - 15
environment and people in the area. We. It’s good en strongly
oppose this project.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 16
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 2:31 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2316 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
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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 Penny
Last Name Willmering
Address 707 Bancroft Drive
City Wilmington
State NC
Zip Code 28412
Email ppwillme@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment As a former teacher married to a former paramedic and nurse, I
have no issue with WorkForce Development Housing. This is
not an instance of Not In My Backyard thinking. My opposition
stems from many areas including traffic, safety issues, lack of
infrastructure to support continued development in this area,
issues with flooding that already exists along Glenarthur drive,
and a change in zoning that would significantly increase the
density of the population next to the Lord's Creek
neighborhood. The developer's statement that there are not
enough apartments in the area is simply not true. It might be
Planning Board - March 30, 2023
ITEM: 1 - 10 - 17
that people don't want to move to those apartments or the
owner's have exceedingly high rents, but the housing is there.
My husband and I spent 9 months living in apartments in the
area, and had NO trouble finding available rentals. Here is the
list of apartments close to Lord's Creek:
- McQuillan Pines - ~1/2 mi south, 126 apartments at 9.95 du
per acre. 7 acres available for open green space.
- Veteran Park Apartments – 230 apartments with many
amenities, and sidewalk connectivity which allows for
walkability to shopping, and recreation.
- Proposed Tarin Woods II-5741 Carolina Beach Rd. 327
attached townhomes at 8 du per acre.
- Bayat Landing 12 attached townhomes 6.5 du/acre with
adjoining convenience mart.
- Myrtle Landing – townhomes for rent - ~145 units on 34
acres. Many amenities, such as, basketball court, swimming
pool, and clubhouse, community veggie garden. Ample open
green space.
The developer claims the proposed development meets the
need for affordable WorkForce housing. Rather than approve
this project which is rife with multiple issues, why not approach
the above existing apartments and work with them to develop
affordable housing plans?
It is time to be strategic about growth, and consider more than
just dollars. The approval of this project would pose so many
issues for Sago Bay, WoodLake, Ocean Lakes and Lord's
Creek neighborhoods. The "payoff" is not worth it. Please
consider other ways to meet housing needs.
Thank you.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 18
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 2:12 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2315 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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will be included as part of the permanent, public record for that meeting.
First Name Bob
Last Name Young
Address 608 Burroughs Drive
City Wilmington
State NC
Zip Code 28412
Email young1050@mindspring.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment I cannot understand why a traffic impact study has not been
done. From our subdivison {Lords Creek} with the present
traffic
count growing we ae having longer wait times to get on
Carolina Beach Road {south bound}. These times will increase
when the tourist come to the beaches. This project is adding at
least another 100 cars that will have to enter CBR southbound
and then if needed to go north bound make the u-turn. Most
times you have to wait for traffic to clear to enter CBR
northbound. The project has only one way in and out. This
Planning Board - March 30, 2023
ITEM: 1 - 10 - 19
where a traffic impact study would at least give you more
information. This study needs to include the extra volume of
traffic during the summer season. The speed limit is 55 mph.
Entering on to CBR from a dead stop is dangerous enough
now with most cars doing the speed limit. Adding another at
least another 100 cars is even more dangerous. Thank you for
your consideration this matter. Bob Young
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 20
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 11:59 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2311 for Public Comment Form
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First Name Ken
Last Name Marshall
Address 6617 Wedderburn Dr
City Wilmington
State North Carolina
Zip Code 28412
Email kjmarshall17@outlook.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment Traffic is already a hazard here. During summer months, traffic
is backed up on Carolina Beach rd., making it difficult to exit
our subdivision. I have to turn around and use River Rd. River
rd. is becoming a problem, all the new houses and apartments
being built without any widening of the road or turn lanes added
is asinine. On certain days, people heading north on Carolina
Beach rd. use the U turn and then cut over to the right lane to
enter church. Anymore construction without regards for traffic
safety is reckless and will lead to certain fatalities. Not to
mention the insanity with everyone trying to evacuate for a
Planning Board - March 30, 2023
ITEM: 1 - 10 - 21
storm. Hire a professional company that deals with large traffic
flows for guidance, feels like someone is blindly letting all the
new construction happen.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 22
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 11:00 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2309 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 8 AM the day of
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 Jerome
Last Name Willmering
Address 707 Bancroft Drive
City Wilmington
State NC
Zip Code 28412
Email jjwillmering@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment As a former Paramedic, and later as a critical care R.N., I have
very serious concerns regarding traffic, and the inevitable
accidents and injuries at the proposed Palm Grove complex.
Unsubstantiated projections for daily traffic are seventy
vehicles, but two and three bedroom units imply families.
Ideally, dad works, and mom may drive the children to school.
In reality, both parents need to work, which implies two cars in
use, plus several school busses added to the mix. Bottom line:
One hundred vehicles trying to exit from ONE, SINGLE LANE
CHOKE POINT every morning. These vehicles must then
Planning Board - March 30, 2023
ITEM: 1 - 10 - 23
accelerate to highway speed from a dead stop and attempt to
safely merge while other vehicles are simultaneously slowing
and merging into the SAME LANE to exit into Lords Creek at
Glenarthur..This is a recipe for disaster. If the apartment
complex residents successfully merge, they must then move
over yet another lane within the next 1,000 feet to make the U-
turn lane to go North into the city for their jobs. If there is a
backup at the U-turn lane, the last in line will be stopped out in
the left lane with sixty mph traffic bearing down on them. This is
in ADDITION to all the residents of Lords Creek and Wood
Lake who already have delays while exiting from Glenarthur.
Ladies and gentlemen: This development must be stopped. It is
too much for this location. As Wilmington develops, it will only
get worse. Stop this project. Stop it NOW!
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 24
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 10:21 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2307 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 8 AM the day of
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 Marianne
Last Name Eisenhauer-Wall
Address 509 Okeechobee Rd
City Wilmington
State NC
Zip Code 28412
Email marianne.eisenhauerwall@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment I oppose this project for the following reasons:
- increased flooding with development
- increased maintenance to the roads in Ocean Forest Lakes
which are private & maintained by the HOA , NOT tax dollars
- increased safety issues resulting from increased traffic. This
planned development will increase traffic as our neighborhood
roads (HOA funded) connect to River Road and also run
adjacent to the 3 schools which outsiders use as school drop-
off/pick-up points
- the Ocean Forest Lakes HOA would have to consider shutting
Planning Board - March 30, 2023
ITEM: 1 - 10 - 25
off traffic pass through since the county would be making a
change to the initial agreement with permitted traffic by
expanding neighborhoods. This would require legal action.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 26
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 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 #2306 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 8 AM the day of
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 Grace
Last Name Seyfried
Address 7523 Champlain drive
City Wilmington
State nc
Zip Code 28412
Email islanders4@att.net
Projects available for
comment.
PB Meeting - Z23-06 - Palm Grove Apts(6634 Carolina Beach
Rd)
What is the nature of your
comment?
Oppose project
Public Comment a. What about Hurricane Evacuation Routes – Even if all traffic
is directed North, the
number of lanes on Carolina Beach Rd will be inadequate
especially if there is a fast
3
moving storm with an erratic path that causes sudden
evacuation order with little lead
time.
b. Traffic Infrastructure is already inadequate during summer
when schools are still in
Planning Board - March 30, 2023
ITEM: 1 - 10 - 27
session, and visitors traveling to beach rentals are traveling
south on Carolina Beach
Rd. Due to bottlenecks, traffic is already backing up sometimes
as far north as Lord’s
Creek entrance causing traffic to use Lord’s Creek and private
roads in Ocean Forest and
Woodlake to cut through to River Rd to find an alternate
north/south route.
c. The proposed turning lane for Lord’s Creek entrance on
south-bound Carolina Beach
Rd. will be lengthened all the way north to above the Shining
Lighthouse Church. This
lane will cause drivers to be both accelerating and decelerating
in the same lane. Traffic
is already moving at excessive speeds on Carolina Beach Rd,
and this can only lead to
accidents, possibly fatalities. Also, drivers who are tourists and
not familiar with
Carolina Beach Rd, may mistake the extra right lane for a lane
of travel, especially at
night or under poor visibility conditions. As per New Hanover
County’s standards for
new development, safety is a key consideration.
d. Schools are already overcrowded and the continued re-
zoning for high density housing
will only aggravate conditions at our schools.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 28
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 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 #2304 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 8 AM the day of
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 Timothy
Last Name Steele
Address 7413 Champlain Drive
City Wilmington
State NC
Zip Code 28412
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment This is a community of single homes not an area designed for
large multiple family apartments. This will increase traffic flow
through our neighborhoods which is unacceptable. If this
development goes through, the passage through Ocean Forest
Lakes will be reconsidered since my HOA roads are privately
owned, and an arrangement for new developments using my
roads has not been approved. If need be, we will consider
closing roads through Ocean Forest Lakes since the county
has changed the initial agreement for the usage of our roads.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 29
Again, this is a single housing not suited for apartments or
condominiums.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 30
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 8:56 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2303 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 8 AM the day of
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 Emily
Last Name Tisdial
Address 622 Burroughs Dr
City Wilmington
State NC
Zip Code 28412
Email Etisdial32@live.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment This project should not be allowed to proceed. It will make
traffic worse than it already is. It will cause major issues on an
already very busy road.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 31
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 8:35 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2302 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 8 AM the day of
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 Kaczynski
Address 6611 Danton St
City Wilmington
State North Carolina
Zip Code 28412
Email Scajigas@aol.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment We do NOT need an apartment complex at this location. The
traffic is bad enough there now especially when school is in
session (3 campuses in one location). That area does not have
the infrastructure to handle more traffic. WFH housing has
been proven to lower the value of surrounding houses. A house
is a huge investment for anyone & no one wants their property
to devalue after all the hard work & money that was invested.
SAY NO!!
Planning Board - March 30, 2023
ITEM: 1 - 10 - 32
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 8:29 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2301 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 8 AM the day of
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 Alexis
Last Name Steele
Address 7413 Champlain Dr
City Wilmington
State NC
Zip Code 28412
Email alexiscsteele@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment I have lived in Lords Creek for 8 years and moved to Ocean
Forest Lakes for 5 years. The traffic has increased
tremendously over the past 10 years and significant drainage
problems have developed because of it. You may know that
Ocean Forest lakes are private roads meaning we personally
are responsible for any repairs and maintenance. I’m
concerned that with additional development, Ocean Forest
Lakes would take on the impacts of flooding, increased
maintenance of the roads that are not supported through taxes
& the increased traffic would pose a safety concern. Despite
Planning Board - March 30, 2023
ITEM: 1 - 10 - 33
installing speed bumps, traffic is fast and can be unsafe. For all
the reasons listed above I oppose this development.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 34
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, March 21, 2023 6:54 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2300 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 8 AM the day of
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 Breana
Last Name Hebert
Address 6717 Hailsham Dr
City Wilmington
State NC
Zip Code 28412
Email Bre.renee08@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment I’m concerned that building housing on this small parcel of land
will jeopardize the safety of traffic in this area as it is already
dangerous with congested and slowed traffic around Veterans
Park and Ashley High School, as well as the slowing of traffic
at the seafood and farmers market, Mike’s Mulch, Sago Bay
and the churches. Adding a long turning lane would allow
drivers to increase speed and potentially cause accidents in an
area that is already dangerous with drivers speeding above 60
and others driving at 45.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 35
Also, the Project Density exceeds the definition of Community
Mixed use as per New Hanover County’s published definition
for the future use of this location. This is a very small parcel of
land and I’m worried that building a 72-unit development is not
safe for those future tenants. Plus, there are no bike lanes or
side walks on Carolina Beach Rd that are available to stores or
parks.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 36
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 11:30 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2299 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 8 AM the day of
the applicable meeting will be made available to the Board prior to that meeting and
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First Name Abigail
Last Name Gripshover
Address 6613 Dorrington Drive
City Wilmington
State North Carolina
Zip Code 28412
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment Please reconsider adding the multi-family complex outside
Glenarthur Dr. Already traffic patterns are dangerous in that
stretch of Carolina Beach Rd. This is especially true when
beach traffic combines with traffic from Immaculate Conception
Catholic Church or school busses each day. There are many
housing options already within a few minutes of the intended
apartment site, with more being added every few months up
River Rd. Many of the houses within Lord's Creek, etc. are
rentals as well. There is no need for this housing, it will make
Planning Board - March 30, 2023
ITEM: 1 - 10 - 37
traffic patterns more dangerous, and it is just one more
complex Wilmington does not need.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 38
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 9:26 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2298 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 8 AM the day of
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 Janet
Last Name Heid
Address 6602 Wedderburn Drive
City Wilmington
State NC
Zip Code 28412
Email welikethebeach@outlook.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment I have many reasons for being opposed to the new Apartment
complex proposed development. #1 Traffic safety issues - It's
already difficult to pull out of the Lord's Creek neighborhood
because any vehicle in the exit ramp from CB Road into LC
blocks the view and visibility of the right southbound lane.
Extending this off ramp lane with the proposed development
and probably extending it further into the Lighthouse Church
entrance and exit area and will further complicate an already
hazardous situation. I can forsee many accidents waiting to
happen. Tourists speeding south to the beach will multiply the
Planning Board - March 30, 2023
ITEM: 1 - 10 - 39
dangers especially in high tourist season! Also besides
residents vehicles in the proposed development their would be
increased emergency vehicles garbage vehicles delivery
vehicles school buses and probably city buses etc will be
adding to the traffic congestion . Traffic Cut Through to get to
River Road will increase in all nearby neighborhoods. #2
Project Density Proposal exceeds the definition of Community
Mixed Use Dwelling Units per Acre. #3 Changing the
application to Minimum of Ten percent Dedicated Work Force
Housing! Rent capping and Government subsidized
neighborhoods will destroy itself and other neighborhoods
nearby as the NHC Planning Dept. has admitted. This is not
the appropriate location for this type of housing! It's not close
enough to the city where public transportation and bike paths
are available to residents who need subsidized housing and
may not be able to afford their own personal vehicle. #4 The
agreement between NHC and the property owner regarding
WFH provision does not adequately provide Audit requirements
to assure nearby neighborhoods that the property owner will
comply . #5 The property owner is not a Wilmington or NC
resident and has not been vetted and has no concern for how
this proposed development will affect others and lower property
values.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 40
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 6:38 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2296 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 8 AM the day of
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 gary
Last Name stream
Address 6612 Stoddard Rd
City Wilmington
State NC
Zip Code 28412
Email streamg@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment Our infer structure is already overloaded. Water, sewer, power.
Our streets in Lords Creek are falling apart due to construction
trucks cutting thru to River Rd. The county will at some point
have to repair and repave out streets. Speeding is a problem
here and people ignore stop signs at the end of all streets. In
the summer due to traffic coming to and from Pleasure Island it
is difficult to pull out onto 421, 72 units means at least another
125 vehicles coming and going each day. Also the building site
is a wet land that helps control flooding through out the year.
Lords Creek flows into Cape fear river. More pollution from run
Planning Board - March 30, 2023
ITEM: 1 - 10 - 41
off due to construction and not to mention tree removal. We are
in trouble with global warming already. How much fill dirt will be
hauled in to bring this land to street level and a retention pond
to catch run off which will over flow during a hurricane. I am a
retired police officer from Carolina Beach and have seen what
these storms can due to our area. We need to stop building
and think about our beautiful area we live in . Our children and
grandchildren will thank you.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 42
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 6:01 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2295 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 8 AM the day of
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 Amy
Last Name MacPherson
Address 700 Glenarthur Dr
City Wilmington
State NC
Zip Code 28412
Email avalonave2001@duck.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment I have been a homeowner in Lords Creek since April 15, 2015
& rented this home for a year prior to buying. This
neighborhood has always been a safe, clean and quiet
neighborhood which is desirable because I live alone and
appreciate the added security of this type of surrounding. I love
our peaceful area and being able to be away from the stress
and over crowding of midtown.
But, that safety and peacefulness is being threatened by this
proposed multi-unit monstrosity squished into a tight spot
Planning Board - March 30, 2023
ITEM: 1 - 10 - 43
between older neighborhoods. The safety and peacefulness of
Myrtle Grove will never be the same. It's bad enough the entire
Wilmington area is already looking more like my hometown that
I no longer recognize or want to be in ever again because of
OVER-BUILD. Wilmington is being ruined by the MASSIVE
approvals to build in this town! For what? More revenue? Look
at the insanity of the River Lights debacle, it's just as offensive.
but too many apartment buildings, adding too many new
residents to dump too many cars on our failing roads, is far
more than we need or want.
This proposal to plop a 72 unit apt complex in the area of town
that has the least amount of businesses and public places
makes absolutely no sense! This is greed going amuck in
Wilmington. Where are those 72 apt residents going to get jobs
or go to school? There's little in this area - and little that pay
even close to 2023 payroll rates across the country. The more
builds just equals the more run down homes & buildings we'll
be looking at in years to come.
We've already doubled the housing in this town since I moved
here - and I'm no longer feeling that small town charm I loved
so much when I moved here from greedy Northern VA. It's too
much. This will not end well and eventually make our town less
desirable to current residents who will move out, and much less
desirable to our summer visitors & bring more crime.
Please DO NOT APPROVE THE Z23-06 REZONING OFF
SOUTH CAROLINA BEACH ROAD!!!!
Thank you for your time & consideration for denial of this
project now and forever (even if they reduce the unit number to
2, this is wrong!!!!
I requested an email copy of my prior post here in opposition to
this horrible idea of plopping a mutli-unit monstrosity amongst
single family homes in the area near my home. However, since
I did not receive the email, allow me to AGAIN stress how
disgusting this town is becoming by the greed for more homes
continues for more revenue.
This kind of blind leadership greed is killing this town and towns
across the country. There are plenty of far less densely
populated towns outside of Wilmington proper to allow future
builds!
Since my arrival in Wilmington Feb 2014, I've watched too
much building going on. The disgusting RiverLights project
proves this and shows how greed is taking over. In those 8
years, I hardly recognize this town outside of downtown and on
south Carolina Beach Rd. Please let those of us who chose to
be out of the fray of mid-town keep the BS where there are far
more places for multi-unit properties. And, side note, if this
town keeps building multi-unit props on 2-lane roads, you're
Planning Board - March 30, 2023
ITEM: 1 - 10 - 44
fools.
And, sadly Wilmington's started to look less like the cool
vacation destination it's been, and more like the disgusting
suburbs of Northern VA where I'm from. You'll start losing
vacationers who like the smaller town feel of more open
spaces. Take it north where there's actually room. Not to
mention, the possible increase in home crimes due to bored
younger residents needing a thrill but they only have
surrounding neighborhoods and school yards to wander in.
STOP THE MADNESS NOW!!!! Leave at least some of the
beach town & small town in Wilmington. Our permitting should
not allow this at all. NO MULTI-UNITS!
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 45
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 5:34 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2294 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 8 AM the day of
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 Shannon
Last Name Miles
Address 609 Burroughs Drive
City Wilmington
State NC
Zip Code 28412
Email miles4nc@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment I adamantly oppose this project.
1) There is already more than enough housing in the area and
the traffic routes and current population do not support the
infrastructure for another housing development at this location.
2) The entrance/exit into Lords Creek is already congested
during peak times and more traffic at the entrance way is only
going to compound the issue.
3) There is an issue with the lack of background information on
Planning Board - March 30, 2023
ITEM: 1 - 10 - 46
the owner of this development and what type of history he has
with his prior areas he has developed.
There is no need for this type of housing to be built at the
entrance way where the current landscape is providing trees
and a natural habitat. It should be left as is!
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 47
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 5:06 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2293 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 8 AM the day of
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 Stephanie
Last Name johnson
Address 6606 Dorrington Dr.,
City Wilmington
State NC
Zip Code 28412
Email steph.johnson720@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment This is not in the best interest of our communities.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 48
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 4:37 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2292 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 8 AM the day of
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 Sandra
Last Name Janke
Address 706 Bancroft drive
City Wilmington
State NC
Zip Code 28412
Email sjanke6831@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment I feel 72 units in that amount of land is over the limit of housing
as per planning board rules.This complex will bring many
dangerous circumstances to that part of 421 south. Right now
in winter ..slow time supposedly..it can take up to 10-to15 min.
To safety exit from Lord's Creek to the highway..they need to
check traffic status in the summer months when vacationers
are here to see how bad it gets.There is no recreational
area..shoppinghow the are..nearby to get to walking..you have
to have a vehicle.Also I feel we should have more information
on this developer's previous complexes....how they have
Planning Board - March 30, 2023
ITEM: 1 - 10 - 49
faired..how those area feel about them now...If he's reputable
he should have no problem interducing this information..Why
isn't the builder himself at these meetings ??That concerns me
too. There just is not an adequate amount of land to put that
many apartments in that area...I feel this plan will lead to many
dangerous situations ..
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 50
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, March 20, 2023 4:19 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2291 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 8 AM the day of
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 Cowan-Mallon
Address 702 Glenarthur Drive
City Wilmington
State NC
Zip Code 28412
Email scowan0324@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment Please do not go through with the project regarding a proposed
re-zoning in order to build a 72-unit apartment complex at 6634
Carolina Beach Rd. We believe this project in its present
configuration is not in the best interest of the Lord’s Creek,
Woodlake, and Ocean Forest subdivisions. This project will put
an additional burden on the traffic/roads that are already
overcrowded. It will put undue pressure on the schools by
overcrowding, etc. It will seriously disrupt the current lifestyles
of all who live in the area. This area is over populated as it is
due to all the construction in the recent years. It is taking away
Planning Board - March 30, 2023
ITEM: 1 - 10 - 51
from the charm and peaceful enjoyment of those who have
chosen this area to live in. Thank you.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 52
Farrell, Robert
From:noreply@civicplus.com
Sent:Saturday, March 18, 2023 3:15 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #2263 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 8 AM the day of
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 Smith
Address 1575 Grove Ln.
City Wilmington
State NC
Zip Code 28409
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (6634 Carolina Beach Rd)
What is the nature of your
comment?
Oppose project
Public Comment The surface street infrastructure and CFPUA resources will not
be able to support the addition of the proposed housing units.
Manassas Rd. is the only East-West connection, along with Lt.
Congleton Dr., between Myrtle Grove Rd. and Carolina Beach
Rd., between Piner and Golden. The traffic now is already
probelmatic on Myrtle Grove Rd. and Carolina Beach Rd. The
planned improvements to those routes won't take place for at
least ten years. Emergency services will not be able to respond
properly to the proposed neighborhood.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 53
The water issues of supply and runoff control are already
stretched to their limits, as evidenced by the frequent work on
those resources.
School busing through those neighborhoods will be problematic
at rush hour, due to the existing traffic.
This development, at this time, is not in the best interests of the
existing residents, or businesses.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 54
Farrell, Robert
From:Jean Graff <jean_s_graff@charter.net>
Sent:Saturday, March 4, 2023 12:00 PM
To:Farrell, Robert
Subject:Z23-06
Follow Up Flag:Follow up
Flag Status:Completed
** External Email: Do not click links, open aƩachments, or reply unƟl you know it is safe **
Opposed to development proposed Z23-06
Unchecked residenƟal density, traffic congesƟon is steadily increasing, and destrucƟon of environmental features that
absorb storm waters and winds. These all are factors that negaƟvely affect this area.
Please deny this development.
Respecƞully
Jean Graff
910 Cobia Lane
Planning Board - March 30, 2023
ITEM: 1 - 10 - 55
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, February 22, 2023 3:17 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1675 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 Cristine
Last Name Cote
Address 612 Burroughs Dr
City Wilmington
State NC
Zip Code 28412
Email Criscote@charter.net
Projects available for
comment.
PB Meeting - Z23-06
What is the nature of your
comment?
Oppose project
Public Comment There are many reasons for this project to not be approved.
They were brought to light again and again in the past.
The traffic is horrendous in this part of the county in the winter
months not to mention in the summer. One just waits and waits
to exit the Lords Creek development onto Carolina Beach
Road. The turning lanes spill over blocking a lane on Carolina
Beach Rd. This is not only during the week but on weekends
also. This problems is for hours mornings and afternoons.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 56
The density has changed very little and hardly conforms to
what is presently in the area.
Can we sustain this growth with our schools, infrastructure,
emergency services, etc.?
Thank you
Cristine Cote
Lords Creek Subdivision
9102645527
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 57
Farrell, Robert
From:Beth Burgin <rolferbeth@gmail.com>
Sent:Wednesday, February 22, 2023 3:16 PM
To:Farrell, Robert
Subject:Re: Z23-06 petition for public community meeting
Attachments:February 23, 2023.pdf
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Good afternoon Mr. Farrell,
Attached is a copy of a letter posted this afternoon via USPS certified delivery to you and to Ms. Wolf.
One of our neighbors in Lord’s Creek has taken the time to garner these verifiable signatures to request a public
community meeting wherein our questions and concerns will be addressed as a whole, publicly, instead of individually
with the developer as she suggested in her letter to us dated January 18th, 2023.
To our knowledge, even if we did contact her there is no public record of our concerns or how she responds. We’d
prefer a transparent and public accounting of any and all communications with Ms Wolf regarding this rezoning.
In her REPORT OF COMMUNITY MEETING REQUIRED she misrepresents our opposition to this rezoning saying, as a
group, we were adamant about allowing nothing but single-family housing and that we don’t want ANY density of multi-
family housing. She is wrong. We are adamantly opposed to the density she is proposing. We understand the need for
increased density but this high a density, in this location is simply not warranted nor in the public‘s best interest.
She also states in her REPORT, that her re-submitted plan is “a substantially different site plan.” We agree, and
respectfully request she hold a new public community meeting so that the surrounding neighborhoods be able to hear
details of and have input on this new site plan, as a group.
Kindest regards,
Beth Burgin
704-301-5174
Planning Board - March 30, 2023
ITEM: 1 - 10 - 58
Planning Board - March 30, 2023
ITEM: 1 - 10 - 59
Planning Board - March 30, 2023
ITEM: 1 - 10 - 60
Planning Board - March 30, 2023
ITEM: 1 - 10 - 61
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, February 22, 2023 7:32 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1689 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 camille
Last Name Daniels
Address 405 Okeechobee Road
City Wilmington
State NC
Zip Code 28412
Email 405daniels@gmail.com
Projects available for
comment.
PB Meeting - Z23-06
What is the nature of your
comment?
Oppose project
Public Comment As a resident of Ocean Forest Lakes I am very concerned
about the traffic that will come past my home. The road past
my home is a quick route to the school. This will result in
excessive increase in traffic and break down of our private
roads.
My next greatest concern is storm water runoff. Ocean Forest
Lakes will be in the direct path of additional runoff from these
apartments. Many homes will be subject to flooding that
Planning Board - March 30, 2023
ITEM: 1 - 10 - 62
previous had no flooding. Please do not grant the zoning for
apartments. This area is single family homes.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 63
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, February 22, 2023 7:34 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1690 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 Daniels
Address 405 Okeechobee Road
City Wilmington
State NC
Zip Code 28412
Email Dorrancepahome@gmail.com
Projects available for
comment.
PB Meeting - Z23-06
What is the nature of your
comment?
Oppose project
Public Comment As a resident of Ocean Forest Lakes I am very concerned
about the traffic that will come past my home. The road past
my home is a quick route to the school. This will result in
excessive increase in traffic and break down of our private
roads.
My next greatest concern is storm water runoff. Ocean Forest
Lakes will be in the direct path of additional runoff from these
apartments. Many homes will be subject to flooding that
Planning Board - March 30, 2023
ITEM: 1 - 10 - 64
previous had no flooding. Please do not grant the zoning for
apartments. This area is single family homes.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 65
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, February 22, 2023 9:02 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1691 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 Lori
Last Name Vincent
Address 319 Okeechobee Rd
City Wilmington gton
State NC
Zip Code 28412
Email V8_sally@yahoo.com
Projects available for
comment.
PB Meeting - Z23-03
What is the nature of your
comment?
Oppose project
Public Comment This complex will present to us traffic problems, wear and tear
of our roads and potential storm water issues if it is built.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 66
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, February 22, 2023 10:53 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1694 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 McCullough
Address 204 Watauga Rd
City Wilmington
State North Carolina
Zip Code 28412
Email texmacs2@gmail.com
Projects available for
comment.
PB Meeting - Z23-06
What is the nature of your
comment?
Oppose project
Public Comment Concerning the rezoning for apartment building complex in
front of Lords Creed. This complex will present to us traffic
problems as people pass through Ocean Forest Lakes private
roads to access River Road, wear and tear of our roads and
potential storm water issues if it is built. Please do not approve
this rezoning.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 67
Farrell, Robert
From:Nancy Steele <NancySteele1@comcast.net>
Sent:Thursday, February 23, 2023 7:40 AM
To:Farrell, Robert
Cc:nancysteele1@comcast.net
Subject:Z23-06 - Request for Public Community Meeting
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Dear Mr. Farrell:
I wanted to take a moment to respond to Cindee Wolfe’s Report of Community Meeting which was recently posted on
the New Hanover County Planning Web site. She makes a few statements that are not accurate, and I think it is
important for the Planning Department to hear from others that attended the meeting.
I do not think anyone from the community expressed any adamant desire that only single family homes be built. She
asked us what would be our desire for the plan, and we did offer that homeownership would be the most desirable, but
I think it is a mischaracterization to say that we were adamant or demanding that option. We really were so new to the
process and her plan that we had many more questions than conclusions. I do recall we questioned the height of the
building and the number of planned dwelling units. It was Ms. Wolfe who was adamant that this was the only option
and that the neighbors had little influence over the outcome.
Despite our concerns, she did not alter her plan in any meaningful way to address our concerns and submitted that for
the Planning Board’s approval.
Whether for rent or for sale, there could be any number of other things that could be built on this property that would
be more desirable, such as, townhouses, patio homes, even tiny homes, or some combination. Single Family homes
with accessory dwelling units. Small lots with little landscaping or exterior maintenance. Or perhaps a professional
building – certainly a business that is not open at night would be acceptable.
We still have a lot of questions as her new plan has several changes – some of which are positive changes such as the
height of the buildings, but also we still believe the density is excessive for what is needed in this location. We would
appreciate the opportunity to meet with her in a public meeting so that everyone in attendance can hear her answers.
We appreciate all the work you have done on the re-zoning request and we look forward to a good outcome for all
stakeholders.
Kind regards,
Nancy Steele
816 Mackay Ct
Wilmington, NC 28412
804-240-9425
Planning Board - March 30, 2023
ITEM: 1 - 10 - 68
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 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 #1701 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 Stephanie
Last Name Chernoff
Address 208 Watauga Rd
City Wilmington
State North Carolina
Zip Code 28412
Email schernoff66@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I am strongly opposed to the Palm Grove apartment project. I
live in Ocean Forest Lakes. Our roads are private, and privately
maintained. We do not get county assistance with repairs or
traffic control. There are already significant issues with drivers
speeding through the neighborhood and ignoring stop signs, to
the point that it is unsafe for me to back out of my own
driveway. We already have residents complaining of parents
blocking their driveways and parking on their lawns while
waiting for their children to get out of school. Adding another
Planning Board - March 30, 2023
ITEM: 1 - 10 - 69
potential100 cars a day using Lords Creek, Woodlake, and
Ocean Forest Lakes to cut through between River Road and
Carolina Beach Road for school drop-offs and pick-ups on
Halyburton or just to head north toward downtown would be a
significant burden to the community, and a danger to those
who live here and use those roads for walking and biking.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 70
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 12:42 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1709 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 Charles
Last Name Yeager
Address 7525 Champlain Dr.
City Wilmington
State NC
Zip Code 28412
Email yeagercharles21@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I am opposed to this zoning change due to the effect it will
have on the safety of our community and the excessive
maintanence created by the increase of traffic. The excess
traffic generated by this will negativly effect our road system
and the general safety of these communities due to the
extreme increase of traffic on Carolina Beach Road, River
Road and the roads within our community that conect these
two main thorofares.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 71
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 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 #1720 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 Jess
Last Name Anderson
Address 6918 Ontario Rd
City Wilmington
State NC
Zip Code 28412
Email Anderwild14@gmail.com
Projects available for
comment.
PB Meeting - Z23-06
What is the nature of your
comment?
Oppose project
Public Comment Like so many others, I oppose this project. There can be a
better plan made by this developer that would not negatively
impact many homes in the Lords Creek neighborhood . There
has to be A better plan That would not create an additional
traffic issue. Traffic backs up in the summer time 2 miles
sometimes. Lords Creek gets blocked by all of this traffic.
Leaving the neighborhood can be a nightmare some days.
During school days, traffic backs up turning on to halyburton a
mile on some days.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 72
There has to be a better plan that would not over crowd our
schools even more.There needs to be better planning in our
area. We first and fore most need another school somewhere .
A lot of the high school classes are over 30 students. My kid is
one of those 30. That’s too much for one teacher. My kids
lower elementary class went from 19-25 in 3 years
. There are several townhome/ apartment developments
already planned and more trying to rezone property . Our kids
need to be thought of first . They are the ones who suffer from
over crowding. Schools became a hot mess over Covid and
they are struggling to get back where they need to be. Adding
more kids does not help.
We the residents love our area and don’t want to see it turned
into Ogden . Keep it beautiful.
This developer could build small homes and give more of the ,”
workforce”, an opportunity to own and invest in themselves.
$1300 monthly for an1 bedroom is just insane . This helps in no
way helps lower income families.
Let me add, the road study was conducted over covid times
and is in no way accurate. Have another study conducted over
the summer months now and see what the out come is.
Please vote No against this project. Thanks- Jess
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 73
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:35 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1726 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 Joyce
Last Name Bressack
Address 708 Glenarthur Drive
City Wilmington
State NC
Zip Code 28413
Email rejoyce923@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment As a new homeowner in the area I strongly oppose the
development of this area and especially with a multi unit
apartment building. When I purchased this home, it was for the
residential feel and I did not see any necessity for such a large
amount of homes in this area. There are many other places
that would suit this type of development. It will encourage upon
our green space as well as the traffic and resources in the
area.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 74
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:38 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1727 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 Shannon
Last Name Miles
Address 609 Burroughs Drive
City Wilmington
State NC
Zip Code 28412
Email miles4nc@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I strongly oppose the addition of this housing development to
the front of the the Lord's creek development. With three
developments already in this area the capacity is already high
for traffic with entering and exiting Carolina Beach road. The
addition of more housing to the front of this development will
cause even more congestion for those current residents trying
to leave the development.
There is already a mass amount of construction in the area.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 75
Natural habits are being destroyed and what little land
remaining should be preserved. There is no need for this
housing to be built at the front of this current development.
There are no major employers in the direct area, there is
already other major neighborhoods in the area going up. We
need to preserve the quality of life and our community.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 76
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:41 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1728 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 Batman
Address 619 Burroughs Dr
City Wilmington
State Nc
Zip Code 28412
Email Jbpalaminos@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment We don’t need another apartment or housing development in
this are of Carolina Beach rd.Traffic is hard enough with church
traffic, , holiday traffic and seasonal traffic to get out of Lord
Creek development.And sometimes traffic is backed up in Lord
creek just trying to exit my development.
And if their is an accident on lord creek side of road going
towards Carolina Beach makes traffic worse to get out of lord
creek.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 77
And try to get over in second lane to make left turn at turn
around or red light nearly impossible.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 78
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:42 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1729 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 Denise
Last Name Arriaga-Leiteritz
Address 6704 Dorrington Drive
City Wilmington
State NC
Zip Code 28412
Email denisemehrtens@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment My comments are longer than 5,000 characters so I am
attaching as a PDF file.
Thank you,
Denise
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 79
I would like to express my my great disappointment that the rules of proposals have
the loophole of allowing this revised renamed and re-numbered proposal to move
forward to the March 2nd meeting without holding a community meeting.
I have thanked Mr. Farrell for his explanation as to why Ms Wolf could do this,
(Thank you for your explanation as to why the applicant did not need to hold a
community meeting because she has sent actual letters by mail to those people within
500 feet of the property. )
Not only am I disappointed, but I feel completely overlooked and discounted by the
County that is supposed to be protecting my interests as a citizen, a land owner, a
constituent……it just feels wrong. MANY of us who will be effected by this proposed
apartment do no live within 500 ft of the proposed apartment compound, but we
drive the same strip of Carolina Beach Road, and traverse the same traffic chaos
of turning into and out of Lords Creek from GlenArther; however, we live a bit
farther back into Lords Creek.
We who live further than 500 ft from the proposed apartments also live within the
same Lords Creek Watershed and share in the run off from rain and heavy showers
within and beyond our subdivision. So maybe there would have been many people
further than 500 ft that would have responded to an informative letter to ask for a
community meeting besides the very small group that was informed. It would have
only cost Ms. Ward less than $500 to go to Kinko’s and have another 1500+ letters
copied, stuffed in envelopes and she could have blanketed the whole area. And I’m
quite sure in the big picture $500 is a rounding error I her budget, so there must be
another obstacle to informing all.
Informing ALL residents that may be effected by your proposal might go
a long way in building “good will” within the community of which you
wish to be a part.
As a process comment: I am not sure where the 500 ft rule came from.
It feels like a copy and paste from another type of project proposal. It seems that a
500 ft standard may work when looking at putting up one retail building in a retail
zoned area. It surely misses the mark when you are proposing anything that will
effect a larger population of residential area. That’s just my opinion, I was a
Marketing Research Director for many Fortune 100 Companies in my Career, and I
am very aware of “forcing of the statistic that is wanted” rather than correctly
sampling to get the true answer to a question……as one of many unsound practices.
Sampling the wrong population, Sampling only a small portion of a population, even
making it hard for populations to be aware of a question being asked……these are
just some ways to bend results to fit a predetermined narrative.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 80
Now the Traffic Evaluation
Sampling at a non-representative time or place is another (like the DOT data) is
collected. Any study looking to ensure maximum safety would sample traffic volume
and flow patterns at peak vacation/tourist season while school is still in session. A
robust study would seek to evaluate at the worst case scenario.
Because, if you can work to mitigate worst case scenario, then at any time that the
traffic may be slightly lower, the safety of the community, and the decreased collisions
should be covered.
FYI- It should never be done the opposite (evaluating at low traffic and mitigating to
cover low traffic times only ensures that any time the traffic is higher there will be
issues with safety and backup and collisions) And statistically, if you evaluate at an
average time……34-50% of the time the traffic will be higher volume than your
evaluated point, so 34-50% of the time that roadway will be less safe, more crowded,
and have mor collisions than your model will have predicted.
Same for Water management, it should be evaluated at a peak rainfall evens timing.
If mitigation works when the rainfall is 20 inches in 3 days, then there will be no
problems when there is 12 inches in 3 days. I think you get the idea. This type of
evaluation is different than just checking temperatures for Wilmington NC. But to
Illustrate; Just imagine if in our “Tourism brochures” and our “Move to Wilmington”
brochures we advertised the great weather here all year round. And in our brochure
we say that the average temperature in Wilmington is 75 daytime and 60 evening.
And that’s all we say. Why? Because we sampled the temperatures…..for the month
around the Azalea festival. So that’s our temp. Now imagine the people who come
to vacation in January, with their shorts and swimsuits because evening temps are 60
degrees……we know that is not tru. We who live here know that we must show low
and high temps by months to have an accurate picture.
In Conclusion
The same is true for traffic and water management and school overcrowding and
infrastructure gaps. The people who live in the area know what it is like all year
round. Taking a few readings that don’t represent the true picture would only be
distorting the true picture.
I seems you would want the evaluations to reflect the true living
environment of the Southern Carolina Beach Road Communities. And
these things should be known and addressed BEFORE building anything that has the
potential to Effect the current real life situation, positively OR negatively.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 81
Z33-06
Opposition to Proposed Apartment Compound at Entrance to Lords Creek
Subdivision ( and annoyance that we were not afforded the courtesy of a
community meeting before they put this back in front of the County Planning
Board)
It appears as if Ms. Cynthia Wolf, the representative of the land owner, is trying to slide
this by under the radar by just doing a quick little note and saying it went from 4 story to
3 story, and 78 to 72 units. Those appear to be what she thinks are the only barriers
based on the 2016 County Comprehensive Plan for Carolina Beach Road Corridor (I.e.
no more than 3 stories and density no more than 15 units per acre).
She just blew off all of the other issues that were voiced by the community as items that
would be regulated by agencies and laws……However; in her submission, on the
checklist the Planning Committee required her to fill out, she did not initial, but marked
the need for a traffic study to be done as N/A??? She also initialed many things on the
checklist that were required to be submitted, that should be carefully scrutinized, as
there are several places within her narrative that she makes statements contradictory to
the initialed checklist items.
With that said, here is a list of items that might be taken into consideration as you
review this proposal. ( this is not intended to be an exhaustive list, but will cover many
that are top of mind)
TRAFFIC……traffic safety, traffic congestion? there is so much more to it than just
safety and congestion, and more weight that should be put on this concern. Traffic
should fairly be evaluated in a May-June timeframe and on a Thursday-Friday timing to
get an honest look at what really happens in this part of the county. This is something
that ONLY a resident of the community (Lords Creek, Sago Bay, Woodlake) would
know, as the day and season effect not only the quantity of traffic, but the speed, the
back-up, the huge volume increase thru the “subdivisions shortcut”, the number of
accidents in south of the county; as well as the safety of all of the residents, school
children, snow birds and tourists that we welcome and make our living and reputations
from. WOW!, How terrible would it be, for one person’s little 4.65 acre project to
negatively affect the tourism industry of the entire southern part of the County
and lead to negative reviews in travel guides for years to come? What a shame
that would be.
Related……And I haven’t begun to mention the additional wear and tear on our
roadways and infrastructure that is already in need of upgrades………
Related……And there is a HUGE Safety Issue with Adding that Entrance/Exit to the
Proposed apartment compound. It is a logistical issue with the Roadway and Entrance
to this proposed project.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 82
Currently, It is extremely difficult and dangerous to turn into the entrance to Lords
Creek ( GlenArthur) off of Southbound Carolina Beach Road at almost any time of the
day. The traffic on Carolina Beach Road runs very fast even when it is at speed limit of
55mph (which in reality are cars and trucks going 55, 65, even 75)……and the very
small right turn lane does not allow for much slowing down at all to turn. The proposal
includes adding yet ANOTHER entrance for the apartments right on top of the area that
is already congested with cars trying to turn into Lords creek……as well as your
proposed apartment entrance being right smack in the middle of the Northbound
Carolina Beach Road turnaround to be able to enter Lords Creek on GlenArthur.
There is already a sufficiently dangerous 600 foot stretch of S. Carolina Beach Road
between the turnaround and the right turn lane to enter Lords Creek……..adding
another entrance/exit within that small area where those who drive Carolina Beach
Road excessively fast, not paying attention, dreaming of the beach, or getting
home …… adding an additional entrance/exit would not only increase the danger of
that part of the roadway exponentially, but would be negligent in protecting the
community and commuters in this area.
There is News Press Following this Proposal Now, I’ve seem articles both in print
and in several electronic distributions. I don’t know New Hanover politics well enough to
know whether that press will shine a positive or negative light on the side of the money
motivated developers who will attract an unknown 70+ units group of possible voter or
NON-voters to that 4.65 acres..??..OR…. will that press shine a positive or negative
light on the current constituents in the 3+ subdivisions group of current VOTER$/non-
voters who are motivated by having their current, tax paying, voting, continued lives for
themselves and their families …… and although they may not be currently perfectly
peaceful and free of traffic or completely safe driving on the Speedway that Carolina
Beach Road south of Monkey Junction has become; there is definitely no need for more
turn lanes and turnarounds that will decrease safety for them. And I cannot stress this
enough: Vacation/tourist traffic time, while school is still in session, that is when this
proposal should be evaluated by the NC Department of Transportation to get a true
picture of what chaos that may await, and NOT the N/A response from Ms. Wolf who I
am sure will not be living in those apartments or having to dodge the traffic chaos
created by them.
NATURE…..Water and natural wetland and tree management? All the issues about
water, water management, the proposed encroaching on water control area for
subdivision, flooding and run off overload, etc, etc…. and…. ALL the other valid issues
brought up that would effect not just one subdivision, but 3+ subdivisions as water runs
south and doesn’t just stop at the edge of Lords Creek because the name changes to
Sago Bay or Woodlake. We have many homes in Lords creek that have 10-30 foot
easements in their yards for the water management district. I saw absolutely no
easements anywhere on the plat map for this proposal…..and I find it hard to believe
that there is a street of 6 single family homes in Lords Creek, that back up to a
protected stand of Pines trees and those 18-20 people , share a 30’x600’ water
Planning Board - March 30, 2023
ITEM: 1 - 10 - 83
management easement as well as 10’x100’ easement for other utilities……..and yet on
this proposed site, 72 apartments, housing approximately 172 people in 4.65 acres do
not have any easements for water management, not to mention additional easement for
utilities. And has the water management assessed the effect that clearing most all of
that 4.65 acres of trees and natural vegetation that provide a natural water management
effect, what will that do to the 3 subdivisions south of this property? As it stands now,
when there is a drenching rain, which happens periodically thru the Spring and thru the
Hurricane Season. If the rain total in one event is significant, there is already spillage of
the runoff from that part of the landscape that runs down toward the pump station on the
South side of GlenArthur and and there are many times that pump cannot handle all the
water already,. The Entrance of Lords Creek, onto Glendale, is flooded and water
continues to run south and west flooding many streets in Lords Creek already, then the
water moves into the Creek and into Sago Bay and Woodlake and depending on how
much rain, they also back up…..and so it is currently a very delicate balancing act that
the Water Management Department already struggles with within our area.
There is so much more to be considered than those two issues. Some of which
address outright misinformation posed by Ms. Wolf. She says the closest multi family
housing to this site is up on Sanders Road. However, there is already very large
apartment community less than 1 mile from this site on Halliburton Parkway built
in 2003, Veteran’s Parkway Commons, which has many apartments, much open
space for residents, is quite walkable to many businesses and park areas. It has a park
like setting with large acreage of picnic sites for residents, as well as a dog park, and
electric car charging stations. It has a fishing pond, river fishing, a swimming pool,
playgrounds, and tv/boat parking.
Is she really unaware of the Veteran’s Commons Apartments, or was she afraid the
comparison of the 4.65 acre, crowded compound she is proposing would start to hint at
the true purpose of her proposed compound.
She says a minimum of 10% would be committed to “work force” housing as per HUD
standards. That minimum of 10% does not indicate a maximum, and the HUD is
subsidized housing. So it seems that while the very desirable 20+ acre Veteran’s
Parkway Commons Apartment complex, just 1 mile away, is filled with space and
amenities and sidewalks and access to public transportation sources, THIS
PROPOSED Palm Grove Apartments, with 72 apartments crowded into 4.65 acres
with a tiny pool, no space, no way to walk outside the compound( Carolina Beach Road
has no sidewalks and is quite dangerous even if you have a car)….. This Proposed
Palm Groves would be filled with the HUD applicants, not by their want, but because it
will accommodate their need by HUD income standards. They will be crammed/housed
in such a small area, with nowhere to stretch, only able to leave if they happen to have
a car…..it will become a very sad HUD Palm Grove……probably without a palm.
Also…speaking of trees…. PROTECTED TREES: Are any of the trees on the 4.65
acres protected? Lord’s Creek has several stands of Longleaf Pine Trees which are on
the protected trees species in Wilmington, New Hanover County, and North Carolina.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 84
Those of us who are home owners in Lords Creek or any of the subdivisions must
protect them and are not allowed to clear or cut any of them. I would assume this would
apply to the 4.65 acres in this proposal also, but saw nothing about it anywhere.
Next: Schools and Services
The current capacity and coverage of our currently stretched school district. Current
class size is already bursting. Has this increase been discussed with the school district.
Elementary, Middle and High school are all on Halliburton. I believe they had to move
the 5th grade out of Elementary into Middle school because of current overcrowding.
How much more can our Fire and Police Services cover. Again, there has already been
discussion about need to expand both to cover current population, has anyone enquirer
about what effect this will have on those services?
QUESTION: Would some of these decisions be regulated by North Carolina
Department of Transportation, New Hanover County School District, New Hanover
County Fire District, New Hanover County Police District? Or should they at least be
consulted?
In Summary
Besides the TRAFFIC SAFETY ISSUES, WATER MANAGEMENT FLOODING
ISSUES, INFRASTRUCTURE LAGGING BEHIND GROWTH OF AREA, SCHOOL
CROWDING, FIRE AND POLICE AVAILABILITY………..
And besides the obvious aesthetic mismatch of the beautifully open winding roads of
the single family homes of Lords Creek with the Austere feel of the blocky compound
crammed into a very small footprint right on top of welcoming entrance to Lords
Creek……….will this Palm Grove be destines by its lack of amenities, lack of walkability,
lack of space, lack of access to stores and businesses, lack of well……just about
everything…… Will Palm Grove become a neglected, HUD complex, destined
to just check off a HUD box for someone?
Planning Board - March 30, 2023
ITEM: 1 - 10 - 85
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:43 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1730 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
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meeting and will be included as part of the permanent, public record for that
meeting.
First Name Kendra
Last Name Grannan-Craig
Address 814 Mackay Ct
City Wilmington
State NC
Zip Code 28412
Email Kcraig05@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Strongly oppose this development of this apartment complex in
an area of single family homes. Traffic is already overwhelming
and drainage runoff will most certainly be a problem.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 86
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:45 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1731 for Public Comment Form
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First Name Eric
Last Name Rubendall
Address 7014 Ontario Road
City Wilmington
State NC
Zip Code 28412
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comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Do not approve. Strongly oppose
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 87
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 4:49 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1733 for Public Comment Form
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First Name Andrew
Last Name Callahan
Address 711 Glenarthur dr
City Wilmington
State North Carolina
Zip Code 28412
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Not a good area. Already very congested. There are a lot of
areas towards north east Wilmington that could use these
types of projects. Souther Carolina beach road does not need
this development. I would not allow building of apartment
building. This will mess with HOA rules in surrounding areas
and cause a HUGE issue with local residents. Not a single
person wants these unites that lives within lords creek. That’s
enough people in my eyes. Please do not allow this project to
move forward you will avoid have complaint calls daily.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 88
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 5:04 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1734 for Public Comment Form
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meeting.
First Name Sandra
Last Name Janke
Address 706 Bancroft dr
City Wilmington
State NC
Zip Code 28512
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I own a house in Lord's Creek development..I feel an apartment
complex I on the 4.65 acres just before our entrance will cause
an endangerment to us..especially the many elderly persons
that reside here..trying to get out the entrance to get on
Carolina Beach rd 421s is now almost impossible..sometimes
waiting 10 to 15 minutes to finally get space enough to jet
out..with cars entering with nearly no distance from us it will
cause even more potential for car accidents..this is not a good
spot to have an apartment complex..no walkways..no
Planning Board - March 30, 2023
ITEM: 1 - 10 - 89
businesses to support income without traveling a ways..just
does not fit in this area..please don't let this re zoning
happen..than you
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 90
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 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 #1735 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 Penny
Last Name Willmering
Address 707 Bancroft Drive
City Wilmington
State NC
Zip Code 28412
Email ppwillme@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment RE: Z23-06 Palm Grove Apartments
We recently purchased a home in the Lord's Creek subdivision
and did so because we love the neighborhood and the area.
We are opposed to the Palm Grove Project for the following
reasons:
1). It is already difficult to turn on to Carolina Beach Road when
leaving our subdivision. This development would compound the
issues that already exist.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 91
2). It appears that there are no major employers seeking
development in this area of town, and therefore this multi-family
development is not needed.
3) The infrastructure in this area is already strained. Why add
more traffic, more wear and tear on roads, and more wear on
sewer and electrical systems? Have you thought about the
effect that this increased infrastructure wear and tear will have
on tourism?
4). The current zoning is for single family homes. As
homeowners and tax payers, we vehemently oppose this
development and its' corresponding effects on our property
values.
Penny and Jerome Willmering
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 92
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 5:55 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1736 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 and will be included as part of the permanent, public record for that
meeting.
First Name Amy
Last Name Mac
Address 700 Glenarthur Drive
City Wilmington
State NC
Zip Code 28412
Email avalonave2001@duck.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Good evening,
I have been a homeowner in Lords Creek since April 15, 2015
& rented this home for a year prior to buying. This
neighborhood has always been a safe, clean and quiet
neighborhood which is desirable because I live alone and
appreciate the added security of this type of surrounding. I love
our peaceful area and being able to be away from the stress
and over crowding of midtown.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 93
But, that safety and peacefulness is being threatened by this
proposed multi-unit monstrosity squished into a tight spot
between older neighborhoods. The safety and peacefulness of
Myrtle Grove will never be the same. It's bad enough the entire
Wilmington area is already looking more like my hometown that
I no longer recognize or want to be in ever again because of
OVER-BUILD. Wilmington is being ruined by the MASSIVE
approvals to build in this town! For what? More revenue? Look
at the insanity of the River Lights debacle, it's just as offensive.
but too many apartment buildings, adding too many new
residents to dump too many cars on our failing roads, is far
more than we need or want.
This proposal to plop a 72 unit apt complex in the area of town
that has the least amount of businesses and public places
makes absolutely no sense! This is greed going amuck in
Wilmington. Where are those 72 apt residents going to get jobs
or go to school? There's little in this area - and little that pay
even close to 2023 payroll rates across the country. The more
builds just equals the more run down homes & buildings we'll
be looking at in years to come.
We've already doubled the housing in this town since I moved
here - and I'm no longer feeling that small town charm I loved
so much when I moved here from greedy Northern VA. It's too
much. This will not end well and eventually make our town less
desirable to current residents who will move out, and much less
desirable to our summer visitors & bring more crime.
Please DO NOT APPROVE THE Z23-06 REZONING OFF
SOUTH CAROLINA BEACH ROAD!!!!
Thank you for your time & consideration for denial of this
project now and forever (even if they reduce the unit number to
4!)
Amy Mac
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 94
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 5:59 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1737 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 Suzanne
Last Name Graham
Address 6600 Dorrington dr
City Wilmington
State Nc
Zip Code 28412
Email garden28412@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment The traffic on the 2 lane CB road and uturns in front of the
proposed apartment complex make for a very congested
section of road. I strongly oppose this unnecessary addition as
there are other areas in Wilmington where the roads can
handle the traffic this will add. There are no major businesses
nor shopping attractions on this side of town where additional
apartments are necessary.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 95
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 6:18 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1740 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 Nick
Last Name Monroe
Address 6817 Teviot Rd
City Wilmington
State NC
Zip Code 28412
Email Nicholasmonroe@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I oppose
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 96
Farrell, Robert
From:dmagness2@aol.com
Sent:Thursday, February 23, 2023 6:39 PM
To:Farrell, Robert
Subject:Z23-06
** External Email: Do not click links, open attachments, or reply until you know it is safe **
I am against this project, as I was the first time it was brought forward to the planning board.
The reduction of 4 units does not alleviate the increased traffic onto Carolina Beach road in an area that is already
seriously congested. Other than an extended turn off lane, the proposal does not provide any traffic control solutions and
will only aggravate the situation for the already existing single family home neighborhoods. This will adversely affect
quality of life, as well as property values.
The developer admits that opinion against the project will not diminish. It is absurd that they express the opinion that the
project is being built for altruistic reasons to enhance the county plan, as opposed to strictly making a profit.
Please rule against this project as proposed. The parcel should remain single family, or possible duplex, but not high
volume apartments.
David Magness
Planning Board - March 30, 2023
ITEM: 1 - 10 - 97
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 7:11 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1741 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 Chad
Last Name Raynor
Address 604 Burroughs Drive
City Wilmington
State NC
Zip Code 28412
Email raynor.chad@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment We believe the density proposed is not necessary based on
growth in the area around Lord’s Creek. We have no major
employers locating to the immediate area. There are many
other areas of New Hanover County, such as the city of
Wilmington or the Gordon Rd area or Castle Hayne area rather
than south of Monkey Junction where this density would better
serve the surrounding area.
We believe there is an excess of apartment units being
Planning Board - March 30, 2023
ITEM: 1 - 10 - 98
developed in NHC and we just do not need one more in this
location. The need is for more affordable single family homes.
When taken in its totality, the hundreds of units that will be
added in the next 18 months to the area south of Monkey
Junction to Pleasure Island will create a huge traffic issue on
Carolina Beach Rd. We are already experiencing difficulty
getting out onto Carolina Beach Rd. And we are seeing
increased cut through traffic along Glenarthur Dr. then through
Woodlake and Ocean Forest neighborhoods in order to find an
alternative north- south route on River Rd. This is especially
apparent when traffic backs up on Carolina Beach Rd. on
Thursdays and Fridays when vacationers are traveling to
Pleasure Island rentals.
We believe the developer’s design could be changed so that a
20 to 25 foot buffer of current mature vegetation should remain
as a privacy shield to homeowners that abut the planned
parking lot. Parking spaces could be underneath the building
with two stories of living space above – something like Cypress
Village. This would decrease hardscape and preserve more of
the natural landscape, preserve storm drainage.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 99
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 8:29 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1742 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 Steve
Last Name Bartley
Address 6703 chelwood ct.
City wilmington
State NC
Zip Code 28412
Email steve.w.bartley@store.lowes.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Very congested currently will be worse with apartments.gettong
out on Carolina beach road hard in early morning.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 100
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 101
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 10:50 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1743 for Public Comment Form
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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.
First Name Sarah
Last Name Burgess
Address 6609 Wedderburn dr
City Wilmington
State Nc
Zip Code 28412
Email Burgesssarah50@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment This area should be for single family homes only! This will
cause issues with flooding. It would cause traffic problems with
the community! There could be more accidents on the road.
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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 - March 30, 2023
ITEM: 1 - 10 - 102
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 10:57 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1744 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 Cody
Last Name Faircloth
Address 6609 wedderburn dr
City Wilmington
State North Carolina
Zip Code 28412
Email Codyfair335@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Apartments are not conducive to single family homes in this
area.infrastructure and flood concerns are very high due to the
development.not to even start on traffic concerns and. This is a
wonderful neighborhood/area LEAVE IT ALONE
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 103
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, February 23, 2023 11:09 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1745 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 Joseph
Last Name Leiteritz
Address 6704 Dorrington Drive
City Wilmington
State North Carolina
Zip Code 28412
Email leiteritzj@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Planning and Development Committee against a permit on
Z23-06: 6634 Carolina Beach Road – Palm Grove Apartments
– Conditional RMF-M Rezoning - 6634 Carolina Beach Road -
you seemed to have an omission.
While you state that you will set aside 10% for Low Income
Housing, you seem to have stated no maximum for Low
Income Housing allowed ? - Is it your intention to have the
other 90% apartments rent at Wilmington Market Rate ?
Planning Board - March 30, 2023
ITEM: 1 - 10 - 104
Additionally, you state that low income housing over 55 years
old will be set aside. Will that be part of the 10% ?- very
commendable, if so - some clarification is definitely needed on
what percentage of rents outside of this 10% will be fully paid
by the renters and/or funded by some other government
entities/HUD ?
Will you have a live-in Manager onsite ? - will you have
custodial on-site full time that is responsible for
grounds/parking/maintenance ?
That you can do so much intense development adjacent to
residential neighborhoods is irresponsible, and if they were to
be successful in doing it, there’s not a neighborhood in the
entire City of Wilmington that will be stable anymore,
The Density of this plan per square foot per person is insane !!.
I invite the Board AND the Residents of our lovely adjacent
communities to drive down the 1000 - 1200 of Wellington Ave.
to see what type of buildings will be built and what the gateway
to the tourism and tax capital of Pleasure Island will look like if
this " project " is allowed.
Respectfully - Joseph Leiteritz - Lords Creek Resident
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 105
Farrell, Robert
From:noreply@civicplus.com
Sent:Friday, February 24, 2023 7:43 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1747 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 Amy
Last Name Wingrove
Address 6602 Dorrington Drive
City Wilmington
State NC
Zip Code 28412
Email Amymwingrove@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I believe with traffic concerns already, removal of natural
vegetation and the influx of properties with no employment
south of monkey junction that there is no need or reason to add
another apartment complex here.
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 106
Farrell, Robert
From:noreply@civicplus.com
Sent:Friday, February 24, 2023 10:37 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1754 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 shain
Last Name powell
Address 615 glenarthur dr
City wilmington
State nc
Zip Code 28412
Email shainm.powell@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment The availability of empoyment in the surrounding area does not
support the need for housing of this size or nature.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 107
Farrell, Robert
From:Alan Mercer <wellthereitis@gmail.com>
Sent:Friday, February 24, 2023 12:09 PM
To:Farrell, Robert
Subject:BOC Meeting March 2nd 2023 Z23-06: 6634 Carolina Beach Road - Palm Grove
Apartments - Conditional RMF-M Rezoning
** External Email: Do not click links, open attachments, or reply until you know it is safe **
The "improved access lane" appears to be too short to allow adequate deceleration on a 50 MPH road to allow safe
entry and the egress would use the Glenarthur access lane which would cause greater difficulties in entering Lord's
Creek. This would put increased pedestrian traffic at risk on Carolina Beach Rd. The location and addition of traffic
would also put a strain on both U-Turns surrounding Glen Arthur potentially increasing traffic delays and accidents.
The topology of the site currently drains into the Lords Creek wetland area and cutting the green space in half will only
increase runoff into the adjacent properties, particularly Lots 1, 5, and 6 of Section 1 map book 36 page 190 with
potential impacts on lots 4 and 7. The potential to overwhelm the existing drainage and resultant flooding of adjacent
properties and road is of great concern.
The proposed plan shows little to no separation between the single family homes and the parking lots with little to no
separation proposed in the form of trees and shrubs to reduce noise and provide visual aesthetics and separation. The
noise increases are not only likely due to the high population density of the apartments, but the near total removal of
existing vegetation and the proximity to the highly trafficked Carolina Beach Rd. The surrounding community of Lords
Creek will suffer the greatest impacts of noise and flooding, particularly those on the north side of the Glenarthur
entrance Rd and Oliver Ct.
As has been frequently noted, the area schools are already overcrowded and other public facilities such as the new fire
station have yet to be built to accommodate this growth.
Unlike City of Wilmington, there are no walkable shopping centers and a lack of public transportation that may be
needed by workforce housing or an aging population that would be likely to require lower maintenance and lower cost
housing.
As stated in the Unified Development Ordinance the existing R-15 zoning “is established to provide lands that
accommodate very low to low density residential development that can serve as a transition between very low density
residential development patterns and smaller lot, more dense residential areas
of the County. District regulations discourage development that substantially interferes with the quiet residential and
recreational nature of the district.” The prior denial of rezoning to (CZD) RMF-M zoning agreed with this view, that the
proposal was a higher and denser than what is recommended for the area. A less than 8 percent decrease in density
under the revised plan is not significant enough to meet the recommendations for the area.
In short, the existing R-15 single family housing zoning for this plot of land is more suitable for the area infrastructure
than the proposed change to dense population development.
Alan Mercer
7621 Vancouver Ct.
Wilmington, NC 28412
Planning Board - March 30, 2023
ITEM: 1 - 10 - 108
Farrell, Robert
From:noreply@civicplus.com
Sent:Friday, February 24, 2023 5:23 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1770 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 Amy
Last Name Mac
Address 700 Glenarthur Drive
City Wilmington
State NC
Zip Code 28412
Email avalonave2001@duck.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Good evening
I requested an email copy of my prior post here in opposition to
this horrible idea of plopping a mutli-unit monstrosity amongst
single family homes in the area near my home. However, since
I did not receive the email, allow me to AGAIN stress how
disgusting this town is becoming by the greed for more homes
continues for more revenue.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 109
This kind of blind leadership greed is killing this town and towns
across the country. There are plenty of far less densely
populated towns outside of Wilmington proper to allow future
builds!
Since my arrival in Wilmington Feb 2014, I've watched too
much building going on. The disgusting RiverLights project
proves this and shows how greed is taking over. In those 8
years, I hardly recognize this town outside of downtown and on
south Carolina Beach Rd. Please let those of us who chose to
be out of the fray of mid-town keep the BS where there are far
more places for multi-unit properties. And, side note, if this
town keeps building multi-unit props on 2-lane roads, you're
fools.
And, sadly Wilmington's started to look less like the cool
vacation destination it's been, and more like the disgusting
suburbs of Northern VA where I'm from. You'll start losing
vacationers who like the smaller town feel of more open
spaces. Take it north where there's actually room. Not to
mention, the possible increase in home crimes due to bored
younger residents needing a thrill but they only have
surrounding neighborhoods and school yards to wander in.
STOP THE MADNESS NOW!!!! Leave at least some of the
beach town & small town in Wilmington. Our permitting should
not allow this at all. NO MULTI-UNITS!
Thank you.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 110
Farrell, Robert
From:noreply@civicplus.com
Sent:Friday, February 24, 2023 8:59 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1771 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 Rhodes
Address 304 Okeechobee Rd.
City Wilmington
State NC
Zip Code 28412
Email michaelwrhodes1@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment There are too many people already living in this area. Every
morning it I have to wait on multiple cars to pass on our private
roads before I can turn out of my own driveway. The
neighborhoods adjacent to us use these roads and it causes
severe wear and tear on the roads that we must pay for. I
almost get hit daily on my own road by people driving from
neighboring communities through our roads. An extra influx of
people in this area will cause severe issues for everyone.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 111
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, February 26, 2023 2:31 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1791 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 Chivonne
Last Name John
Address 504 Burroughs Drive
City Wilmington
State NC
Zip Code 28412
Email Chivonnej24@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Wilmington needs more affordable housing not rental
apartments. Also will cause more traffic and storm drainage
issues.
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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 - March 30, 2023
ITEM: 1 - 10 - 112
Farrell, Robert
From:noreply@civicplus.com
Sent:Sunday, February 26, 2023 5:54 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1795 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 Andrea
Last Name Zowalki
Address 623 Burroughs Drive
City WILMINGTON
State NC
Zip Code 28412
Email naebrodie@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Too close to Lords Creek neighborhood.
Bought in the Lords Creek neighborhood because of the
wooded areas surrounding the houses/neighborhood.
Want area to keep its somewhat country feel. Seeing a group
of large buildings will take that away.
Traffic in that area will increase. Competing with additional
drivers while getting in and out of Lords Creek.
Noise level will increase. More people. More cars. More noise.
Possible storm water run off from complex.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 113
Rather see single family houses instead of apartment buildings.
Conducive to the area of Lords Creek.
Property values will probably come down in Lords Creek.
Possible that crime may be a factor.
Why wasn't there a public meeting before hand with the
residents of Lords Creek and Sago Bay?
I also want you to think about this. This complex will probably
not affect you since you probably do not live in Lords Creek.
Take into consideration how it will affect us living in our nice
quiet neighborhood. We don't want to see this complex next
door to us. Having it in our back yards.
I'm afraid that my privacy will be disrupted because of an
increase of transient people that are not home owners.
I have lived around apartment complexes in the past and it was
horrible. Increased noise. Police presence because of domestic
disputes. Kids running around my neighborhood causing
problems.
Please take into consideration what this will do to our
neighborhood.. I like it here and want to stay here and not be
forced out because of a bad decision. Help us out here.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 114
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 6:23 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1797 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 Nancy
Last Name Steele
Address 816 Mackay Ct
City Wilmington
State NC
Zip Code 28412
Email nancysteele1@comcast.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Mr. Robert Farrell
New Hanover County Planner
x7164
RE: Public Comment - Rezoning request for 6634 Carolina
Beach Rd
Dear Mr. Farrell:
Planning Board - March 30, 2023
ITEM: 1 - 10 - 115
I am aware you have recommended approval of the above
rezoning application, however, I would like my comments made
available for consideration before the Board reviews on
Thursday, March 2, 2023.
I ask that the Board reject this proposal and request that the
developer submit a new plan based on the following:
The proposed development fails to meet the intent and
definition of the Community Mixed Use designation as per
Future Land Use Plan. As per New Hanover County’s
definition, Community Mixed Use is to serve multi-modal travel
and act as an attractor for county residents and visitors:
• A six (6) building apartment complex is not a destination or an
attractor for anyone but the tenants. If you were to say that it is
an attractor or destination, then any dwelling in New Hanover
County would meet that definition.
• There is no multi-modal travel at the location. The only mode
of travel will be via car. There are no bike paths; there are no
sidewalks on Carolina Beach Rd. The overgrowth of vegetation
on the shoulders makes it unsafe and not something you would
want to promote as meeting any desirability for future residents
of this development.
• The required infrastructure improvements to meet NHC
Future Land Use Community Mixed Use are not in any plan I
have seen Carolina Beach Rd south of Halyburton Memorial
Pkwy. Property owners would have to bear the financial burden
of these improvements. One of the reasons this development
does not improve the residential communities in the area.
• These areas should include a combination of retail with office
and housing above. Don’t see any of this in this proposed
development.
• Should be for Civic uses, particularly Recreation and Public
Gathering places. This development does not meet these
criteria.
• For housing, Moderate Density is 12 – 15 du per acre, and
this development exceeds that density. Current proposed
density exceeds the area – even the apartment complexes. It is
inconsistent with other very recent approvals for apartment
complexes and exceeds those densities. So this density
exceeds the current area and even the future development!!
• No mass transit on Carolina Beach – again only one mode of
travel- a car, which will be necessary to travel to any
recreational areas, shopping, or other entertainment. If the goal
is to provide affordable housing for people who have certain
(not clearly defined for this project) income then how will they
be able to afford a car? Are you putting people in a situation
where they must walk to go to the grocery store and therefore
Planning Board - March 30, 2023
ITEM: 1 - 10 - 116
put them in danger as a pedestrian on this section of Carolina
Beach Rd? Or even put drivers along Carolina Beach in peril?
• Community Mixed Use should provide pedestrian amenities,
such as a grid street pattern or radial pattern. Don’t see that
with this plan. A circular side walk in front of the buildings in not
a recreational pedestrian amenity. It is a necessity. I doubt the
future tenants are going to come across this property and say
“Oh Wow, this one has a circular sidewalk! What a great
amenity!”
• Community Mixed Use should have shade trees. Has the
developer told us what trees will be part of the landscaping? If
she proposes palm trees, that is not a shade tree.
The Starway Village development is a much better example of
Community Mixed Use incorporating Work Force Housing. In
comparison, the proposed development at 6634 Carolina is a
poor example. What will happen in the future when vacancies
increase at 6634 Carolina Beach Rd because this development
is not competitive with other apartment in the area? Will this
development go downhill?
The Community Mixed Use designation is to serve as a
transition between the denser residential communities and the
busy corridors (Urban Mixed Use). It is a stretch to consider
this location as a “transition zone to less dense residential
communities beyond”. This portion of Carolina Beach Rd is the
“beyond area”. A transition zone as it exists would be much
farther north. All the immediate areas surrounding this lot are
less dense residential areas.
Density:
• The proposed density does not conform with other recently
rezoned apartment properties or future development, such as:
o McQuillan Pines – 126 apartments at 9.95 dwelling units per
acre (Z23-04)
o Z23-03 – 5741 Carolina Beach Rd. 327 attached T at 8 du
per acre -Triplexes, Duplexes and Quadraplexes
o Z22-23 – 6830 & 6844 Carolina Beach Rd. 12 attached
townhomes – 6.5 du per acre.
The proposed development does not increase housing diversity
of type or availability in the area. There are already ample
apartments and rentals available or will be available soon in the
immediate vicinity:
• Veterans Park Apartments – 230 apartments with walkability
to shopping and recreational areas.
• Proposed McQuillan Pines – 126 a
Planning Board - March 30, 2023
ITEM: 1 - 10 - 117
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 7:03 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1798 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 Kevin
Last Name Reiss
Address 822 sago bay dr
City Wilmington
State NC
Zip Code 28412
Email ReissConstructionNC@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Z23-06: 6634 Carolina Beach Road
The land would be great for a couple of houses. Adding
apartments this close to the already drug run trailer park is only
going to bring more problems to surrounding communities.
There is no access for walking/biking to and from this area. The
woods behind my house have been beautiful and I hope that
this does not pass. I do think adding a couple homes would
bring great value, but not apartments. I know the projected
project for Heathcliff rd. The amount of added traffic on carolina
Planning Board - March 30, 2023
ITEM: 1 - 10 - 118
beach rd would be in the morning would be outrageous. Please
deny the request for adding apartments 6634 carolina beach.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 119
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 8:03 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1799 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 Denise
Last Name Arriaga-Leiteritz
Address 6704 Dorrington Dr
City Wilmington
State NC
Zip Code 28412
Email denisemehrtens@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I have another pdf to attach to my comment file. If you need to
put as second attachment to my other comment, that’s fine, or
it can be here as an additional comment.
Thank you.
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 120
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 - March 30, 2023
ITEM: 1 - 10 - 121
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 8:36 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1801 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 Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I oppose the development of multi unit housing at this location.
This location cannot support the additional traffic that will ensue
from such a development. Creating safe egress to and from
this location would require extensive infrastructure to the
existing road, the cost and time associated with that is NOT
acceptable. As a neighbor in the area, we do not want this
development and it has zero benefit to those of us who have
lived here for years. Such a development will only put more
stress on our infrastructure. The traffic, overcrowding schools,
Planning Board - March 30, 2023
ITEM: 1 - 10 - 122
outdated and over utilized water and sewer lines,
environmental impacts of more impervious surfaces in a
location prone to flooding and hurricanes. This project does
NOT benefit our citizens. Please be a voice for us and deny
this project/ rezoning.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 123
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 9:42 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1803 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 Anne
Last Name Drake
Address 6614 Dorrington
City Wilmington
State Nc
Zip Code 28428
Email Mattanne@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I believe the developer’s design could be changed so that a 20
to 25 foot buffer of current mature vegetation should remain as
a privacy shield to homeowners that abut the planned parking
lot. Parking spaces could be underneath the building with two
stories of living space above – something like Cypress Village.
This would decrease hardscape and preserve more of the
natural landscape, preserve storm drainage
Planning Board - March 30, 2023
ITEM: 1 - 10 - 124
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 10:03 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1805 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 Erica
Last Name Soto
Address 7629 champlain dr
City Wilmington
State Nc
Zip Code 28412
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment We do not need any more apartment buildings
This is going to create more traffic on the unnecessary housing
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 - March 30, 2023
ITEM: 1 - 10 - 125
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 10:39 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1808 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 Wisner
Address 6803 Hailsham Drive
City Wilmington
State NC
Zip Code 28412
Email jwisner3@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment This project will increase the amount of traffic on Carolina
Beach Road.
Traffic leaving this new development will decrease the safety of
traffic movement from the Lord's Creek Subdivision, turning
onto Carolina Beach Road. Today, increased traffic on Carolina
Beach Road delays vehicles from Lord's Creek Subdivision to
safely turn onto Carolina Beach Road.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 126
Two challenges currently exist, 1) during the months from May
through September, traffic volume increases due to the
summer season. 2) No traffic control devices at Glenarthur
Drive to help vehicles safely leave the subdivision, which
requires vehicles to wait until both roadway lanes are clear
before safely exiting the subdivision to head West on Carolina
Beach Road.
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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 - March 30, 2023
ITEM: 1 - 10 - 127
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 11:04 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1810 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 Julia
Last Name LeBer
Address 7207, Grouper Ct
City Wilmington
State NC
Zip Code 28409
Email juliamickey@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment It is too congested as it is. Everyone will need a car to go
anywhere.
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 - March 30, 2023
ITEM: 1 - 10 - 128
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 11:09 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1811 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 Jones
Last Name Smith
Address 218 BURBANK RD WILMINGTON ,NC
City WILMINGTON
State NC
Zip Code 28412
Email jones.winoca@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I live in the south of Myrtle Grove junction area and what
makes this area of the county great is that it is mostly single-
family homes. We already have a lot of traffic coming in and
out on Carolina Beach road and there's already plenty of traffic
jams and accidents. In my opinion this area the county should
stay zoned for single family homes. Keep the Apartments
closer to the town center where there's more bike friendly
options and walkability. We do not have an infrastructure for
these large multiple family housing projects. In my opinion
Planning Board - March 30, 2023
ITEM: 1 - 10 - 129
zoning should be not changed for any of these large apartment
type constructions. Thank you.
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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 - March 30, 2023
ITEM: 1 - 10 - 130
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 11:30 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1812 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 Bobi
Last Name Alper
Address Teviot Dr
City Wilmington
State NC
Zip Code 28412
Email Balpervt@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment This project is housing that is much too dense. It will infringe on
the Lords Creek development. It will really increase traffic on
the southern part 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.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 131
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 2:35 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1822 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 Valerie
Last Name Mustamaa
Address 6602 Stoddard Rd
City Wilmington
State NC
Zip Code 28412
Email Field not completed.
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Current infrastructure and schools do not support high density
housing in this area. There should be a larger amount of buffer
between and apartment complex and single family homes.
There is serious traffic issues already with U turns on this
section of Carolina Beach Rd and many accidents. Access to
Carolina Beach Road North needs to be addressed.
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 132
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 12:58 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1817 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 Nancy
Last Name Steele
Address 816 Mackay Ct
City Wilmington
State NC
Zip Code 28412
Email nancysteele1@comcast.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment see attached file
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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File 1 public comment to NHC Planning Mar 2 2023.docx
Planning Board - March 30, 2023
ITEM: 1 - 10 - 133
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 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 #1823 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 Alan
Last Name Mullinix
Address 7018 Ontario Road
City Wilmington
State NC
Zip Code 28412
Email mullalan@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I live in Woodlake subdivision and it is already difficult to exit
the subdivision via CB Road. Turning into our subdivision is
difficult as well as we have little exit ramp to slow from 55 to
turn. I am afraid this will cause more people to exit via River
Road thereby putting more traffic on our roads which I might
add are private, as well as Ocean Forest Lakes. At present
only Lord's Creek has DOT maintained roads. So then you
must be planning to extend the exit lane to past the church?
Not only that I understand this might be low income housing
Planning Board - March 30, 2023
ITEM: 1 - 10 - 134
which in itself might be troublesome and have a negative
impact on our relatively safe neighborhood and our property
values. Finally Duke Energy had a notice back during a cold
snap that they could not keep up with demand and might need
to implement rolling cutbacks and outages. I fear our
infrastructure cannot handle much more contruction.
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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 - March 30, 2023
ITEM: 1 - 10 - 135
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 5:30 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1830 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 Jody
Last Name Dilley
Address 7633 Champlain Rd
City Wilmington
State NC
Zip Code 28412
Email scribbles123@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment This is way too many apartments in a small amount of space
with no walkable accessibility to anything w/out a car. NHC has
been flooded with multi unit housing and is causing excessive
traffic that our roads can’t handle. We don’t need any more
high rise apartment buildings or storage units.
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 136
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 7:41 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1832 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 Shannon
Last Name Blackmon
Address 213 Royal Oak Dr.
City Wilmington
State NC
Zip Code 28409
Email Sblackmon@aol.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment PLEASE! No more high density housing in this area!!!! Our
roads, schools, and environment can’t handle it!! With
additional subsidized housing there will be additional crime!
Just like Carolina Beach Rd West of Monkey Junction!
Shootings! Homelessness! Murder! There is nothing
advantageous to lower income people in that area ……. No
shopping, no groceries, etc within walking distance!
Planning Board - March 30, 2023
ITEM: 1 - 10 - 137
Farrell, Robert
From:noreply@civicplus.com
Sent:Monday, February 27, 2023 10:29 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1834 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
City Wilmington
State US/AL
Zip Code 28409
Email michellesweeney@charter.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment As stated in my previous comment regarding this project, until
NHC improves the infrastructure with efficient evacuation
routes in the case of a major hurricane, I oppose anything that
increases traffic.
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 138
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 5:22 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1835 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 Barbara
Last Name Williams
Address 105 Summer Salt Ln
City Carolina Beach
State NC
Zip Code 28438
Email williamsb3@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment The name says it all. Palms are not even native to this area
and yet developers continue to rip down our native pines and
oaks to make way for something that does not belong.
Everyone knows that "workforce" housing is just a buzz word
used to justify density. New Hanover County is being destroyed
by the overbuilding and it is disgusting to watch the boards
simply continue to appease their unabashed greed. How about
making them prove that the "workforce" will actually be able to
Planning Board - March 30, 2023
ITEM: 1 - 10 - 139
afford these units before destroying ever other living thing to
make way for another ugly soulless structure?
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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 - March 30, 2023
ITEM: 1 - 10 - 140
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 6:01 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1836 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 Morales
Address 207 Atlanta Ave
City Carolina Beach
State NC
Zip Code 28428
Email gg_Morales@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment This will be a disaster!!!! The traffic for one. Carolina Beach
road can not handle more traffic.
Think! Maybe 2 or 3 cars per unit on the road. Think of the
schools they would attend and the traffic to and from let alone
over crowding.
Will there be a possibility of water pressure change?
How about All the vehicles up and down Carolina Beach Rd …
would a emergency vehicle be able to get past in a tomely
manner
Planning Board - March 30, 2023
ITEM: 1 - 10 - 141
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 8:48 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1838 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 Rich
Last Name Strathy
Address 521 Rivage Promenade
City Wilmington
State NC
Zip Code 28412
Email Strathyr@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment We can hardly exit our neighborhood (Beau Rivage) onto
Carolina Beach Road anymore. Sometimes the cars waiting to
pull out are six-ten deep. This road is already a disaster and
cannot handle traffic as it is. This summer will be one big
cluster and people are fed up. Improve the roads before any
more developments are passed!
Upload supporting files
Planning Board - March 30, 2023
ITEM: 1 - 10 - 142
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 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 #1840 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 Rachel
Last Name Berg
Address 702 5th St S.
City Carolina Beach
State NC
Zip Code 28428
Email rkberg15@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment In addition to the oobvious loss of habitat for wildlife, the
removal of trees/ vegetation leads to increased soil erosion and
flooding. Increased ares of impervious surfaces leads to
flooding and issues with storm water management. The
Increased density of housing, in a non-walkable neighborhood,
will lead to increases traffic on a road that already carries more
traffic than it was designed for, creating more accidents,
congestion, and dissatisfied commuters. This situation will be
worse during tourist season, possibly leading to fewer visitors,
Planning Board - March 30, 2023
ITEM: 1 - 10 - 143
resulting in decreased profits for our businesses and revenue
for our towns
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 - March 30, 2023
ITEM: 1 - 10 - 144
Farrell, Robert
From:Gloria Redmond <gredmond@cinci.rr.com>
Sent:Tuesday, February 28, 2023 10:26 AM
To:Farrell, Robert
Subject:Opposition against Reference Z23-06
** External Email: Do not click links, open aƩachments, or reply unƟl you know it is safe **
Mr Farrell,
Regarding Z23-06, I live in the Woodlake community which is behind this proposed apartment construc Ɵon. I oppose this
development on these concerns:
1. AddiƟonal traffic on Carolina Beach Road will create excessive traffic issues.
2. Infrastructure and storm water systems in place are inadequate to support addiƟonal development.
I appreciate you taking Ɵme to consider my opposiƟons before approving this development, Gloria Redmond Sent from
my iPhone
Planning Board - March 30, 2023
ITEM: 1 - 10 - 145
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 10:49 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1843 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 Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Too much traffic to be added to CBR
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 - March 30, 2023
ITEM: 1 - 10 - 146
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 10:54 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1845 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 Robin
Last Name Buckalew
Address 101 Redwood Ct
City WILMINGTON
State NC
Zip Code 28412
Email rrbuckalew@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Stop building on CBR PERIOD!!! Not every space in
Wilmington needs to have a building on it. Try fixing traffic
issues and untimely road work of no importance instead
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 147
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 11:25 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1849 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 Brown
Address 4617 Laver Drive
City WIlmington
State NC
Zip Code 28409
Email brown.lisa121@gmail.com
Projects available
for comment.
PB Meeting - Z23-03 (Ironwood)
What is the nature
of your comment?
Oppose project
Public Comment
Impact of Significantly Increased Density on Evacuation Times in the
Event of Hurricane/Nuclear Emergency (in context of 5831 Carolina
Beach Road; 5982 Appomattox Drive)
I respectfully submit these comments in opposition to the rezoning
request at this time.
During the February 2, 2023, New Hanover County Planning Board
Planning Board - March 30, 2023
ITEM: 1 - 10 - 148
Meeting a concern was raised by Chairperson Donna Girardot,
regarding the impact of significant growth in the population of the area
and the effect of increased population density on evacuation times.
One Route Out
In the event of an evacuation residents of Fort Fisher, Kure Beach,
Carolina Beach and into the Monkey Junction area - have only one
route out. See the NHC Evacuation Map, attached. That makes it
critical to clearly understand how much lead time County leaders must
provide so all residents and seasonal visitors can evacuate from the
area given current population and infrastructure.
Inadequate Information
I requested Hurricane Evacuation Study clearance times for the area.
County staff provided data from 2014, indicating a clearance time as
long as 52 hours. HES data looks at storm surge evacuations only.
Clearance times that include wind and other flooding impacts, like
South Carolina provides below, would be expected to be much higher
than 52 hours for a significant storm. Monkey Junction and Carolina
Beach have been some of the fastest growing areas in New Hanover
County since 2014 and this data pre-dates the existence of Tarin
Woods and Congleton Farms, among other subdivisions.
According to the NC Coastal Region Evacuation Plan, in a Category 3
or stronger hurricane the County should decide 32 hours prior to
expected landfall to give public notice of evacuation and within 18 hours
of expected landfall begin mandatory evacuations. Obviously, if
clearance times are in excess of 52 hours there is not enough time to
meet the CRES plan and which puts County leaders in the position of
having to order evacuations days in advance of any potential hurricane,
when it may not be necessary to evacuate, or not make any evacuation
orders because it would not by physically possible for people to
evacuate in the time.
Consequences of Inadequate Infrastructure in an Evacuation
Lee County Florida’s experience with Hurricane Ian in 2022 was a
deadly example of long clearance times due to high population density
and inadequate infrastructure, along with storm uncertainty put
leadership in the position of either “over-evacuating” days early or
waiting too long to order evacuation. Lee County officials, looking at up
to 89 hour clearance times, chose to wait. 55 people lost their lives in
Lee County due to Hurricane Ian. https://abcnews.go.com/US/officials-
people-evacuate-hurricane-ian/story?id=90931063
https://www.ncdps.gov/our-organization/emergency-
Planning Board - March 30, 2023
ITEM: 1 - 10 - 149
management/emergency-preparedness/know-your-zone
New Hanover County Emergency Operations Plan (EOP) is available
online:
https://engineering.nhcgov.com/DocumentCenter/View/254/Emergency-
Operations-Plan-PDF
Does not provide clearance times.
SC Plan: https://www.scemd.org/media/1332/annex-c-evacuation-
zones-and-clearance-timing.pdf
NC Plan: https://www.ncdps.gov/media/4221/open The 2019 NC CRES
Plan does not provide clearance times.
Brunswick Nuclear Power Plant Emergency Planning
Information:https://desitecore10prod-cd.azureedge.net/-
/media/pdfs/safety/nuclear/epz-booklets/ep-booklet-
brunswick.pdf?rev=f9590a03ad3a4c399036372a5d43437d
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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 - March 30, 2023
ITEM: 1 - 10 - 150
Impact of Significantly Increased Density on Evacuation Times in the Event of
Hurricane/Nuclear Emergency (in context of 5831 Carolina Beach Road; 5982
Appomattox Drive)
I respectfully submit these comments in opposition to the rezoning request at this time.
During the February 2, 2023, New Hanover County Planning Board Meeting a concern was
raised by Chairperson Donna Girardot, regarding the impact of significant growth in the
population of the area and the effect of increased population density on evacuation times.
One Route Out
In the event of an evacuation residents of Fort Fisher, Kure Beach, Carolina Beach and into the
Monkey Junction area -have only one route out.See the NHC Evacuation Map, attached.
That makes it critical to clearly understand how much lead time County leaders must provide so
all residents and seasonal visitors can evacuate from the area given current population and
infrastructure.
Inadequate Information
I requested Hurricane Evacuation Study clearance times for the area. County staff provided
data from 2014, indicating a clearance time as long as 52 hours. HES data looks at storm
surge evacuations only. Clearance times that include wind and other flooding impacts, like
South Carolina provides below, would be expected to be much higher than 52 hours for a
significant storm. Monkey Junction and Carolina Beach have been some of the fastest growing
areas in New Hanover County since 2014 and this data pre-dates the existence of Tarin Woods
and Congleton Farms, among other subdivisions.
According to the NC Coastal Region Evacuation Plan, in a Category 3 or stronger hurricane the
County should decide 32 hours prior to expected landfall to give public notice of evacuation and
within 18 hours of expected landfall begin mandatory evacuations. Obviously, if clearance times
are in excess of 52 hours there is not enough time to meet the CRES plan and which puts
County leaders in the position of having to order evacuations days in advance of any potential
hurricane, when it may not be necessary to evacuate, or not make any evacuation orders
because it would not by physically possible for people to evacuate in the time.
Consequences of Inadequate Infrastructure in an Evacuation
Lee County Florida’s experience with Hurricane Ian in 2022 was a deadly example of long
clearance times due to high population density and inadequate infrastructure, along with storm
uncertainty put leadership in the position of either “over-evacuating” days early or waiting too
long to order evacuation. Lee County officials, looking at up to 89 hour clearance times, chose
to wait. 55 people lost their lives in Lee County due to Hurricane Ian.
https://abcnews.go.com/US/officials-people-evacuate-hurricane-ian/story?id=90931063
Planning Board - March 30, 2023
ITEM: 1 - 10 - 151
https://www.ncdps.gov/our-organization/emergency-management/emergency-preparedness/kno
w-your-zone
New Hanover County Emergency Operations Plan (EOP) is available online:
https://engineering.nhcgov.com/DocumentCenter/View/254/Emergency-Operations-Plan-PDF
Does not provide clearance times.
SC Plan:
https://www.scemd.org/media/1332/annex-c-evacuation-zones-and-clearance-timing.pdf
NC Plan:https://www.ncdps.gov/media/4221/open The 2019 NC CRES Plan does not provide
clearance times.
Brunswick Nuclear Power Plant Emergency Planning
Information:https://desitecore10prod-cd.azureedge.net/-/media/pdfs/safety/nuclear/epz-booklets
/ep-booklet-brunswick.pdf?rev=f9590a03ad3a4c399036372a5d43437d
Planning Board - March 30, 2023
ITEM: 1 - 10 - 152
Planning Board - March 30, 2023
ITEM: 1 - 10 - 153
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 4:04 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1865 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 Barbara
Last Name Gagliardo
Address 617 Glenarthur Drive
City Wilmington
State NC
Zip Code 28412
Email bpgagliardo@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment We vigorously oppose the addition already excessive housing
in the immediate area of Lord's Creek. When do we, as a city,
decide that enough over-density is enough. We already face
problems with water and waste runoff, traffic congestion, and
loss of green space. Our streets alternate between congestion
and dangerous speeding.
Our Increased taxes pay for infrastructure to benefit
developers.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 154
Uncontrolled expansion of housing decreases local quality of
life while increasing living costs.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 155
Farrell, Robert
From:Peggy Derrick <ppderrick@charter.net>
Sent:Tuesday, February 28, 2023 2:45 PM
To:Farrell, Robert
Subject:Rex one Z23-06
** External Email: Do not click links, open aƩachments, or reply unƟl you know it is safe **
Hello Mr Farrell. By now I’m sure u have received our request to require Cindee Wolfe to conduct a Pulic Community
MeeƟng to discuss pros and cons for the rezoning at 6634 Carolina Beach Road. We know that something will b built on
that property but we are sƟll not in favor of apts for all the reasons we have expressed to you in the past. Who knows if
there is a public MeeƟng and quesƟons answered Mayb there would b a more posiƟve outlook. A one on one meeƟng
with her did not work for us. We are not in favor of a developer making decisions that will impact our property values
and may not b environmentalLu conducive to our neighborhood. We again respecƞully ask you to vote in our favor.
Thank you for your Ɵme. Peggy Derrick
Sent from my iPhone
Planning Board - March 30, 2023
ITEM: 1 - 10 - 156
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, February 28, 2023 6:21 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1868 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 Marlene
Last Name Barney
Address 8508 Lakeview Drive
City Wilmington
State NC
Zip Code 28412
Email msmwb1@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment County Commisssioners: I oppose proposed development Z23-
06, Palm Grove Apartments. SE Carolina Beach Rd. and River
Road are being overdeveloped at an alarming rate with no
improvement or expansion to our roads and other
infrastructure. I understand that a percentage of these
apartments are to be designated "workforce housing," and
hopefully any workforce housing will be rented at affordable
rates consistent with this designation. I support workforce
housing. We certainly need more affordable housing in the
Planning Board - March 30, 2023
ITEM: 1 - 10 - 157
Wilmington and New Hanover County areas. That being said,
our existing infrastructure will not comfortably accommodate
additional residential housing. More development will cause
traffic gridlock. Please look to what happened in the Charlotte
area or in the Washington Metropolitan area (northern VA and
MD) as examples. Please avoid the same mess and invest in
our infrastructure first!
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 158
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, March 1, 2023 12:00 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1870 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 Karen
Last Name Gilley
Address 705 Bancroft Drive
City Wilmington
State NC
Zip Code 28449
Email tobilover@hotmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment There is no obvious necessity for an apartment complex in this
area. It doesn't make sense to sit an apartment complex at the
entrance of a single family home neighborhood, in the
backyards of their residents, when there has been no major
change in the area that would suggest the need for apartment
housing. This apartment complex will back up to many of the
residences of Lord's Creek neighborhood, which will infringe
upon their privacy and the green space they have enjoyed for
many years. Also, it is becoming increasingly difficult to exit the
Planning Board - March 30, 2023
ITEM: 1 - 10 - 159
Lord's Creek neighborhood due to increased traffic on Carolina
Beach Road. It is next to impossible in the summer months.
Due to the increased traffic, Lord's Creek, and the nearby
neighborhoods, has also become a major thoroughfare for
people trying to find a cut through to River Road. Building an
apartment complex at the entrance to our neighborhood will
only exacerbate these issues. Finally, there has been a
tremendous amount of building and development in our area
recently. It is hard to find an area of untouched green space in
New Hanover County anymore. Please think of the residents
that call this area home and leave this small area undeveloped.
Thank you.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 160
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, March 1, 2023 8:10 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1872 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 Charles
Last Name Harrill
Address 7821 Champlain Dr
City Wilmington
State NC
Zip Code 28412
Email chuckharrill@yahoo.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Please STOP this nonsense! Do any of you actually drive in
Wilmington, at any point in the day? This community needs a
break in housing, and more effort put into infrastructure.
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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 - March 30, 2023
ITEM: 1 - 10 - 161
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, March 1, 2023 9:07 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1876 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 Eddie
Last Name Filsell
Address 6801 Teviot Dr
City Wilmington
State NC
Zip Code 28412
Email efilsell@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I strongly oppose this project as a resident of Lords Creek and
southern NH County. Reasons for opposition:
- Traffic. The amount of traffic in our area is already at a very
high level and this project will only increase the amount of
vehicles preventing us from traveling in a safe and timely
manner on CB Rd along with exiting Lords Creek.
- Schools. Our schools at Veterans Park are already
Planning Board - March 30, 2023
ITEM: 1 - 10 - 162
overcrowded and this project would add to the overcrowding.
Also, this would cause residents to use Lords Creek as a drop
off point for students.
- Medical Care. There is already a significant wait to gain
access to a doctor or urgent care in our area. This project
would only exacerbate this issue.
- Environment. We do not need to clear cut anymore trees for
development in our part of the county. Also, this raises risk for
flooding during storms.
- Appearance. Most residents chose this are for the types of
communities that it is currently zoned for. There are apartments
in Veterans Park and plenty just a few miles north for residents
looking for this type of housing.
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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 - March 30, 2023
ITEM: 1 - 10 - 163
Farrell, Robert
From:linda blyskal <lindably9@gmail.com>
Sent:Wednesday, March 1, 2023 1:05 PM
To:Farrell, Robert
Subject:Z23-06 opposition
** External Email: Do not click links, open aƩachments, or reply unƟl you know it is safe **
Reference Z23-06
AƩ: Robert Farrell. NHC PLANNING BOARD
I am opposing Z23-06 reasons: excessive traffic from apartment building. All single family homes in area. Heavy traffic
and accidents as is. Infrastructure needs to be looked at.
Linda Blyskal
7629 Vancouver Ct,
Sent from my iPhone
Planning Board - March 30, 2023
ITEM: 1 - 10 - 164
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, March 1, 2023 4:44 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1888 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 Percell
Address 1103 Linkway Ln, Wilmingtom NC 28409
City Wilmington
State North Carolina
Zip Code 28409
Email kspercell23@mail.cfcc.edu
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I am opposed to the expansion of this project. There is already
enough population density in this area. We do NOT need more
people. Please keep this part of New Hanover County nice.
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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 - March 30, 2023
ITEM: 1 - 10 - 165
Farrell, Robert
From:Valerie McCollum <valeriemccollum@hotmail.com>
Sent:Wednesday, March 1, 2023 8:19 PM
To:Farrell, Robert
Subject:Z23-06
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Hello Mr. Farrell,
I am writing to voice my opposition to the rezoning of land adjacent to Glenarthur Drive. The reference number is Z23-
06. This county already has a serious traffic problem and an apartment complex at that location will only add an
additional burden to our overcrowded roads. There is no walk ability at that location and the surrounding homes are
single family. An apartment complex at that location would not be appropriate. It is an unsafe location for a large
volume of cars to be entering Carolina Beach Road.
I trust you’ll do your best to prevent this rezoning change.
Thank you,
Valerie McCollum
Valerie
Planning Board - March 30, 2023
ITEM: 1 - 10 - 166
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, March 1, 2023 9:21 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1898 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 Bethany
Last Name Arnold
Address 520 Okeechobee Road
City Wilmington
State NC
Zip Code 28412
Email bld072382@aol.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment I oppose this new development due to the already heavy traffic
on Carolina Beach Road, River Road, and throughout the
Lord's Creek, Woodlake and Ocean Forest Lakes
neighborhoods. Trying to exit Lord's Creek neighborhood onto
Carolina Beach Road or exiting Ocean Forest Lakes
neighborhood onto River Road is often treacherous and
unsafe. We are also concerned about increased traffic through
the neighborhoods as more people will be using the roads as a
cut through to the elementary school, middle school, and high
Planning Board - March 30, 2023
ITEM: 1 - 10 - 167
school. We already have traffic congestion in the back of
Ocean Forest Lakes during school drop off and pick up hours
and fear this will only worsen.
Another major concern we have is regarding flooding. Some
areas in Ocean Forest Lakes experienced heavy flooding
during Hurricane Florence and some of the roads have not
been the same since especially after the development of
Woodlake. Portions of the streets and driveways in Ocean
Forest Lakes are under water after a regular rainy day, so
taking away more green space and building on it is only going
to increase flooding risks.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 168
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, March 2, 2023 2:54 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1901 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 Beth
Last Name Burgin
Address 821 Glenarthur Drive
City Wilmington
State NC
Zip Code 28412
Email rolferbeth@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Dear dedicated and hard-working Peoples,
I oppose this rezoning, and request a new Public Community
Meeting.
Attached please see letter dated February 23rd sent certified
mail both to Design Solutions and Robert Farrell requesting a
new public community meeting be held by the developer. Our
petition is signed by a group of 35 of our neighbors within the
Planning Board - March 30, 2023
ITEM: 1 - 10 - 169
Lord’s Creek subdivision.
As a group we’d prefer a transparent and public accounting of
any and all communications with Ms Wolf regarding this
rezoning rather than the one-on-one phone calls or meeting
she suggested in her letter dated 18 January 2023.
Ms. Wolf in her REPORT OF COMMUNITY MEETING
REQUIRED misrepresents our opposition to this rezoning
saying, as a group, we were adamant about allowing nothing
but single-family housing and that we don’t want ANY density
of multi-family housing. She is wrong. We are adamantly
opposed to the density SHE is proposing. We understand the
need for increased density and diversity of housing but this
high a density, specifically in this location along a high speed
corridor that lacks sidewalks or bike paths, under already
saturated traffic conditions, is not in the public's best interest.
There are plenty of other options outside 72 apartment units.
Since you don't live here you might not know this but one is
forced to own a vehicle in order to go anywhere or do anything
along in this stretch of CB Road. There's no public transit
except the scheduled Microrides. I’m challenged to see how
this can be considered smart or sustainable in-fill for long-term
planning benefit of all residents of New Hanover County. It'll
become a total bottleneck of traffic down here by the time this,
along with all the other developments already slated with a vote
of approval, are built out.
Ms Wolf also states in her REPORT that her re-submitted plan
is “a substantially different site plan.” Yes it is and we request
she hold a new public community meeting so that the
surrounding neighborhoods, not just individuals on a one-on-
one basis, are able to hear details of and have input on this
new site plan, as a group.
Here are further specific concerns for your consideration;
No multi-modal transportation~
72 units of 2-3 bedroom apartments w zero sidewalks, bike
paths to access amenities, schools and necessities without use
of car. Isn’t that a large consideration of locating higher density
within a community mixed-use zone, proximity to a mixed use
center?
New Hanover County + City of Wilmington rank in top ten
statewide for bicycle and pedestrian crashes between 2008-
2012 (University of North Carolina Highway Safety Research
Center).
There are no plans for southend NHC bike paths and sidewalks
to necessities, recreation or schools etc. Perhaps that might
Planning Board - March 30, 2023
ITEM: 1 - 10 - 170
happen if the NHC is promised a share of the spoils on the
backend? Pirates.
Workforce Housing~
Can Planning staff, Board or adjacent neighborhoods be on
board without knowing specifics of this proposed plan?
Minimum number of units is stated, how about maximum?
Is availability of funding to finance/build this project contingent
upon number of units and vice versa?
More clarity and 100% transparency needed, please.
Flooding~
Stormwater detention pond is larger to accommodate
significant increase in impervious surfaces, backs right up to
adjacent properties.
NCDOT needs to check drainage infrastructure under all of
Glenarthur Drive as it may have been affected by flooding
during hurricane Florence. Neighbors reported it was looked at
but not addressed by NCDOT.
Traffic~
275 homes in Lord’s Creek plus connecting neighborhoods of
Woodlake and Ocean Forest Lakes use the CB Road entrance
of Lords’ Creek. Peak hours exiting and making a u-turn in this
area will be a nightmare and their will be accidents. Plenty of
them.
Propose new traffic light at U-turn in front of proposed
development and reduce speed limit to 45 for all of CB Road
from Monkey Junction to Snow’s Cut.
New traffic studies will soon up-date the WMPO numbers. The
last study was done during the pandemic correct? Let’s see
what picture the new numbers paint before we allow this level
of density in this location. Seriously, let's plan smarter than this.
Loss of biodiversity of Nature~
Once this parcel is cleared, over 70% of the wooded areas are
gone for good either because of impervious surfaces or a
stormwater pond. This sits at the top of Lord's Creek
watershed. Where are the environmental studies? Let's see
what's in those wetlands and if we're demolishing woodpecker
habitats, disturbing those funny little snails or Venus flytraps.
Density Ugh~
R-15 to (CZD) RMF-M. 72 units is still WAY TOO dense for the
area. Please reduce. Duplexes, triplexes, quadraplexes, tiny
homes, how about some granny flats or mother-daughter type
units with workspaces below, live above? Diversity of housing
right?
Planning Board - March 30, 2023
ITEM: 1 - 10 - 171
Respectfully,
Beth Burgin
821 Glenarthur Drive
704-301-5174
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 172
Planning Board - March 30, 2023
ITEM: 1 - 10 - 173
Planning Board - March 30, 2023
ITEM: 1 - 10 - 174
Planning Board - March 30, 2023
ITEM: 1 - 10 - 175
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, March 2, 2023 7:49 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1903 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 Dorothy
Last Name Fender
Address 821 Glenarthur Dr.
City Wilmington
State NC
Zip Code 28412
Email dbfender@bellsouth.net
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment There's certainly not anything left to say that hasn't already
been said by others about this proposed rezoning request so I'll
keep it short. I OPPOSE this rezoning request due to excess
density per acre and lack of easy access to essentials without
the use of an automobile. If you're going to put an urban
building and density in this location perhaps it would better
serve the citizens of this county if they at least had sidewalks
and bike paths. If not walkable access then at least put in an
extra traffic signal and reduce the speed limit. This area has
Planning Board - March 30, 2023
ITEM: 1 - 10 - 176
plenty of aged people still enjoying their driving privileges. We
wouldn't want one of our friends dead because of Planning
Board or Board of Commissioners lack of caring and foresight
now would we?
Also, there's an error on this website that's somewhat
confusing. I noticed it last time I commented. Surprised it's still
not fixed. Under Projects Available for comment, you have two
sections for Board of Commissioners and none for Planning
Board. At least the check boxes are accurate.
Warm regards to all,
Dorothy Fender
821 Glenarthur Drive
Wilmington NC 28412
910-392-0296
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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.
File 1 Screen Shot 2023-03-02 at 7.27.04 AM.png
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
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Planning Board - March 30, 2023
ITEM: 1 - 10 - 177
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, March 2, 2023 7:42 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; rmeredith@nhcgov.com;
Doss, Amy; Griffee, Julian; Dickerson, Zachary
Subject:Online Form Submission #1902 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 Dell
Last Name Connor
Address 6039 Willow Glen Drive
City Wilmington
State NC
Zip Code 284112
Email dell.connor@gmail.com
Projects available for
comment.
PB Meeting - Z23-06 (Palm Grove Apartments)
What is the nature of your
comment?
Oppose project
Public Comment Carolina Beach Road cannot handle additional traffic flow. Z23-
06 is a high density project that will add no value to this part of
the lower New Hanover section and these types of
developments present a huge problem to the long term growth
and sustainability in New Hanover. There are plenty of other
areas that need and want this type of development but not in
this area. I oppose this rezoning. This property should be
reserved for residential single homes only.
Planning Board - March 30, 2023
ITEM: 1 - 10 - 178
N E W H A N OV E R C O U N T Y P L A N N I N G B OA R D
R EQ U E S T F O R B OA R D A C T I O N
M E E T I N G DAT E : 3/30/2023
Regular
D E PA R T M E N T: Planning P R E S E N T E R (S ): Robert Farrell, Senio r Planner
C O N TA C T (S ): Robert Farrell; Rebekah Ro th, Pla nning & L and U se D irector
S U B J EC T:
P ublic Hearing
Rezoning Request (Z 23-09) - Request by Rob Tanner with I m peccable Development, applic ant, on behalf of A ndrea
J ones, Gwendolyn Horton, C hris;n Deener, Dwayne B arr, and K imberlee Barr, property owners, to rezone sev en
(7) parcels totaling approximately 11.77 acres of land loc ated at 6800, 6808, 6814, 6818, 6820, 6824, and 6828
C arolina Beach Road from R -15, Residen;al to 2.37 ac res to (C Z D) B -1, N eighborhood B usiness and 8.66 acres to
(C Z D) R M F-M , Residen;al M ul;-Family – M od erate Density for a conv enienc e store with fuel sta;ons and a
maximum 128 unit mul;-family development.
B R I E F S U M M A RY:
T he applicant is pro posing to rezone seven parcels totaling approxima tely 11.77 acres from the R -15, Residen)al
zo ning district to approximately 2.37 acres to the (C Z D ) B -1, N eighborhood B usiness a nd approximately 8.66 acres to
the (C Z D ) R M F -M, Residen)al Modera te Family - Moderate Density districts f o r convenienc e sto re with f uel pumps
and a mul)-f amily develo pment.
T he co ncept pla n can be bro ken into two interconnected por)ons: T he convenience store with f uel pumps to the east
bo rdering C arolina B each Road, and the mul)-family po r)o n to the west.
T he eastern por)on o f the projec t co nsists of a maximum 6,000 square foot convenience store and 16 pump fueling
sta)on with associated parking. T he concept pla n iden)fies an exis)ng L ive O ak specimen tree that will be preserved
alo ng C arolina B each Road. A condi)on has been included preserving the tree.
Sto rmwater is pro posed to be managed by a sha red sto rmwater management system on the mul)-f amily po r)o n o f
the project. A co ndi)o n has been included requiring a sto rmwa ter maintenance agreement between the co nvenience
sto re and the mul)-family development.
T he site is accessed at the intersec)o n of C arolina B each Road, a n N C D OT maintained U rban Principal Arterial
highway, and Myrtle Gro ve Road, an N C D OT maintained Minor Arterial ro ad. T he intersec)on is signalized and the
concept plan pro poses an access ro ad extended f ro m the intersec)on o f C aro lina B each Ro ad and Myrtle Grove Ro ad
west into the interior of the site for access to the convenience sto re and propo sed mul)-f amily develo pment. T he site
includes a second right-in / right-out driveway ac c ess onto C a ro lina B each Ro ad south of the intersec)on.
T he R -15 district in this area was established in 1971. At the )me, the purpo se o f the R -15 district was to ensure that
ho using served by private sep)c and wells wo uld be developed at low densi)es. Since that )me, public and private
water and sewer services have beco me available to the surrounding a rea ; ho wever, the C arolina B each corrido r
remains primarily zo ned for low density housing.
W hile the site is zo ned R -15, the C aro lina B each Ro ad co rridor has seen increased interest in higher density residen)al
Planning Board - March 30, 2023
ITEM: 2
such as the B ayat Mixed U se convenience sto re and triplex development a nd the McQuillan Pines mixed use
apartment and sto rage facility project to the south of the site.
As c urrently zo ned, the site wo uld be permiBed up to 29 dwelling units at a density of 2.5 du/ac under the performance
develo pment standards. T he proposed 128 units equate to an o vera ll density o f 14 du/ac.
I t is es)mated the site would generate approximately 24 A M and 31 P M peak hour trips if develo ped at the permiBed
density for perf o rmanc e develo pment in the R -15 district. T he proposed B -1 and R M F-M development wo uld result in
an es)mated 513 A M a nd 439 PM trips, increasing the es)mated number o f trips by approximately 489 A M and 408
P M trips.
T he propo sed project is located along a major a rteria l highway tha t is currently nearing capacity. T he C arolina B each
Road – Myrtle Grove Ro ad intersec)on is an impo rtant signalized intersec)o n in the C aro lina B each Ro ad co rridor.
Propo sed impro vements listed in the T I A currently under review have not been veBed and approved by N C D OT o r the
W M P O. Without a n approved set of impro vements for the area sta ff is unable to verify the informa )o n provided in
the T I A o r provide any addi)onal analysis regarding impa c ts to roa dway inf rastructure related to this request.
Students living in the pro posed develo pment would be assigned to Anderso n E lementary School, Murray Middle
School and Ashley High Scho o l. B ased on a generalized student genera)on ra te, staff would es)mate the increase in
dwelling units would result in an increase of appro ximately 22 mo re students than es)mated under current zoning.
T he propo sed rezo ning request is generally C O N S I S T E N T with the 2016 C omprehensive Pla n because the pro posed
density, housing type, and increased interconnec)vity are in line with the recommenda)ons of both the General
Residen)al and U rban Mixed U se place types and the pro posed develo pment acts as an a ppro pria te transi)on
between exis)ng co mmercial and residen)al uses in the a rea .
S T R AT EGI C P L A N A L I G N M E N T:
R EC O M M E N D E D M OT I O N A N D R EQU E S T E D A C T I O N S :
Staff ’s reco mmenda)o n is based on the policy guidance of the 2016 C o mprehensive Plan, zo ning co nsidera)ons, and
technical review.
Due to the uncertainty surro unding po ten)al impa c ts to the C aro lina B each Road and Myrtle Grove Roa d intersec)on
and improvements tha t will be required a s part of the T I A, staff recommends this item be con;n ued to the M ay
P lanning B oard mee;n g in order for the details reg arding site access and infrastruc ture improv em ents to be
finalized.
I f the board determines at the public hearing tha t sufficient informa)o n is available to suppo rt a recommenda)on,
staff would reco mmend approval with the following mo )o n a nd co ndi)o ns:
P roposed C ondi;ons:
1. An opaque fence shall be pro vided a lo ng the pro perty line adjo ining any exis)ng residen)a l development. T he fence
loca)o n may be adjusted by Planning staff to acc o mmo da te a ny u)li)es, easements, or saved / protected trees.
2. T he two (2) specimen trees shown on the co ncept pla n alo ng C arolina B each Ro ad shall be reta ined and preserved
on site.
Planning Board - March 30, 2023
ITEM: 2
3. E xis)ng trees onsite will be preserved that do not impact required land grading or o ther impro vements and future
ameni)es as iden)fied in the required Tree Remo val Permit.
4. T he so uthernmo st mul)-family structure as sho wn o n the concept plan shall be limited to two-sto ries in height.
5. E xterior ligh)ng will be designed and installed to maintain adequate ligh)ng levels on the pro posed site while
assuring that excessive light spillage and glare are not directed a t adjacent pro perty, neighboring areas, o r mo to rists.
6. A sidewalk or mul)-use path shall be installed along C aro lina B each Ro ad extending from the no rthern pro perty line
to the southern pro perty line with stubs for connec)o n to exis)ng or future pedestrian facili)es on adjacent parcels.
Pedestrian crossing labeling mee)ng N C D OT minimum requirements for pedestrian safety sha ll be installed at both
driveway entrances. T he pedestrian fa c ility along C arolina B each Road shall be within a dedicated public access
easement.
7. A sto rmwa ter maintenance agreement shall be made between the c o nvenience store with fuel pumps and the mul)-
family development if they are on separate parcels o r under sepa rate o wnership.
A lterna;ve M o;on for D E N I A L (I f based on inf o rma)on presented at the public hea ring or o ther co nsidera)on
beyond the sco pe o f staff review, the board finds denial a ppro pria te.)
I move to reco mmend D E N I A L of the pro posed rezoning. I find it to be C O N S I S T E N T with the purpo ses a nd intent o f
the C omprehensive Plan because the propo sed density, housing type, a nd inc rea sed interco nnec)vity are in line with
the recommenda)ons o f bo th the C ommunity Mixed U se place type and the propo sed development a c ts as an
appro priate transi)on between exis)ng co mmercial and residen)al uses in the area. H o wever, I find reco mmending
D E N I A L of the rezoning request is reasonable and in the public interest because the proximity of exis)ng and appro ved
similar uses wo uld not advance the vision for this a rea o f C a ro lina B each Ro ad.
AT TA C H M E N T S :
Descrip)on
Z23-09 Planning Board Script
Z23-09 Staff Report
Z23-09 Zoning Map
Z23-09 FLUM
Z23-09 Mailout Map
Application Cover Sheet
Z23-09 Application
Concept Plan Cover Sheet
Z23-09 Concept Plan
Public Comment
C O U N T Y M A N AG E R'S C O M M E N T S A N D R EC O M M E N DAT I O N S : (only M anag er)
Planning Board - March 30, 2023
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-09)
Request by Rob Tanner with Impeccable Development, applicant, on behalf of Andrea Jones,
Gwendolyn Horton, Christin Deener, Dwayne Barr, and Kimberlee Barr, property owners, to rezone
seven (7) parcels totaling approximately 11.77 acres of land located at 6800, 6808, 6814, 6818, 6820,
6824, and 6828 Carolina Beach Road from R-15, Residential to 2.37 acres to (CZD) B-1, Neighborhood
Business and 8.66 acres to (CZD) RMF-M, Residential Multi-Family – Moderate Density for a
convenience store with fuel stations and a maximum 128 unit multi-family development.
1. The public hearing for this item was closed at the February meeting. We will reopen the public
hearing in order to hear any new information related to the request. We will first 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 and housing
type is within the recommendations of the Community Mixed Use place type and the commercial
development acts as an appropriate transition between the highway corridor and residential
development. 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. An opaque fence shall be provided along the property line adjoining any existing
residential development. The fence location may be adjusted by Planning staff to
accommodate any utilities, easements, or saved / protected trees.
Planning Board - March 30, 2023
ITEM: 2 - 1 - 1
2. The two (2) specimen trees shown on the concept plan along Carolina Beach Road shall
be retained and preserved on site.
3. Existing trees onsite will be preserved that do not impact required land grading or
other improvements and future amenities as identified in the required Tree Removal
Permit.
4. The southernmost multi-family structure as shown on the concept plan shall be limited to
two-stories in height.
5. Exterior lighting will be designed and installed to maintain adequate lighting levels on
the proposed site while assuring that excessive light spillage and glare are not directed
at adjacent property, neighboring areas, or motorists.
6. A sidewalk or multi-use path shall be installed along Carolina Beach Road extending
from the northern property line to the southern property line with stubs for connection
to existing or future pedestrian facilities on adjacent parcels. Pedestrian crossing
labeling meeting NCDOT minimum requirements for pedestrian safety shall be installed
at both driveway entrances. The pedestrian facility along Carolina Beach Road shall
be within a dedicated public access easement.
7. A stormwater maintenance agreement shall be made between the convenience store
with fuel pumps and the multi-family development if they are on separate parcels or
under separate ownership.
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 Community
Mixed Use place type 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 proximity
of existing and approved similar uses would not advance the vision for this area of Carolina
Beach Road.
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 - March 30, 2023
ITEM: 2 - 1 - 2
Z23-09 Staff Report PB 3.30.2023 Page 1 of 17
STAFF REPORT FOR Z23-09
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-09
Request:
Rezoning to a Conditional B-1 and Conditional RMF-M district
Applicant: Property Owner(s):
Rob Tanner with Impeccable Development Andrea Jones, Gwendolyn Horton, Christin
Deener, Dwayne Barr, and Kimberlee Barr
Location: Acreage:
6800, 6808, 6814, 6818, 6820, 6824, and
6828 Carolina Beach Road 11.77
PID(s): Comp Plan Place Type:
R08200-001-015-000, R08200-001-016-000,
R08200-001-021-000, R08200-001-023-000,
R08200-001-024-000, R08200-001-025-000,
R08200-001-026-000
Community Mixed Use
Existing Land Use: Proposed Land Use:
Single-Family Residential Convenience Store with Fuel Station and
Multi-Family Dwelling Units
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) B-1 and (CZD) RMF-M
SURROUNDING AREA
LAND USE ZONING
North Manufactured Home Park R-15
East Convenience Store and Single-Family Residential R-15
South
Single-Family Residential, Electrical Substation, and
an approved rezoning for a Convenience Store with
fuel pumps and 4 triplex dwellings
R-15, CZD B-1 and CZD
R-5
West Conservation Land R-15
Planning Board - March 30, 2023
ITEM: 2 - 2 - 1
Z23-09 Staff Report PB 3.30.2023 Page 2 of 17
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
COMMUNITY SERVICES
Water/Sewer
Water and sanitary sewer services are not available through CFPUA.
Private water and sewer utilities will be required through an agreement with
a private utility provider or permitting for well(s) and septic system(s)
through Environmental Health.
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
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 - March 30, 2023
ITEM: 2 - 2 - 2
Z23-09 Staff Report PB 3.30.2023 Page 3 of 17
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
• The concept plan consists of an extension of a private access road west of the intersection
of Carolina Beach Road and Myrtle Grove Road with a maximum 6,000 square foot
convenience store with 16 fuel pumps on Carolina Beach Road and a maximum of 128 multi-
family units split among 6 multi-family structures. The plan also includes areas for parking
stormwater and future amenities.
• A fenced and vegetated buffer is proposed around the perimeter of the project area with
a vegetated buffer between the proposed commercial and residential areas.
• The concept plan can be broken into two interconnected portions: The convenience store with
fuel pumps to the east bordering Carolina Beach Road, and the multi-family portion to the
west.
Proposed Access Road
Convenience
Store Amenity
Area
Stormwater
Multi-
Family
Units
Planning Board - March 30, 2023
ITEM: 2 - 2 - 3
Z23-09 Staff Report PB 3.30.2023 Page 4 of 17
Convenience Store with Fuel Pumps
Includes Staff Markups
• The eastern portion of the project consists of a maximum 6,000 square foot convenience
store and 16 pump fueling station with associated parking.
• The concept plan identifies an existing Live Oak specimen tree that will be preserved along
Carolina Beach Road. A condition has been included preserving the tree.
• An access road extends from the intersection of Carolina Beach Road and Myrtle Grove
Road west into the interior of the site for access to the convenience store and proposed
multi-family development.
• The site includes a second right-in / right-out driveway access onto Carolina Beach Road
south of the intersection.
• Stormwater is proposed to be managed by a shared stormwater management system on
the multi-family portion of the project. A condition has been included requiring a stormwater
maintenance agreement between the convenience store and the multi-family development.
2nd Driveway
Convenience Store
Planning Board - March 30, 2023
ITEM: 2 - 2 - 4
Z23-09 Staff Report PB 3.30.2023 Page 5 of 17
Multi-Family Development
Includes Staff Markups
• The western portion of the project consists of six (6) multi-family apartment structures with a
maximum total of 128 units between them with an area for future amenities, open space,
stormwater management, and perimeter parking circling five (5) of the multi-family
structures.
• The multi-family structures are three (3) stories with the exception of a two (2) story structure
at the southern end of the project. The structure is proposed at two stories in order to reduce
potential visual impacts to neighboring single-family residential uses.
Amenity
Area
Stormwater
Open
Space
Perimeter
Parking
2-Story
Multi-
Family
3-Story
Multi-
Family
Fenced and Vegetated Buffer
Planning Board - March 30, 2023
ITEM: 2 - 2 - 5
Z23-09 Staff Report PB 3.30.2023 Page 6 of 17
• The 2-story limitation for the southernmost multi-family structure has been included as a
condition of approval.
• The open space area has been designated as a tree-save area, a condition has been
included that all trees within the tree-save area shall be retained.
• The future amenity area acts as a transition and buffer between the convenience store and
multi-family structures.
• No plans have been proposed for the type or scale of the future amenity. Potential
amenities could include a clubhouse or recreation center, indoor and outdoor athletic fields
and facilities, a swimming pool, or other similar features. If approved, any future amenity
would be subject to Technical Review Committee (TRC) and zoning compliance review, as
applicable, to ensure compliance with state and local development requirements.
• A landscaped buffer is proposed around the outside perimeter of the project providing
additional visual buffers from adjoining residential uses.
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 Bayat Mixed Use convenience store and triplex
development and the McQuillan Pines mixed use apartment and storage facility project to
the south of the site.
• As currently zoned, the site would be permitted up to 29 dwelling units at a density of 2.5
du/ac under the performance development standards. The proposed 128 units equate to
an overall density of 14 du/ac.
• The RMF-M district was established to provide lands that accommodate moderate density
single and multi-family development. The intent of the district is to function as a transitional
district between intensive non-residential development and higher density residential areas.
The district is designed to provide a reasonable range of choice, type, and location of
housing units.
• The B-1 district was established to provide lands that accommodate a range of small-scale,
low-intensity, neighborhood-serving commercial development that provide goods and
services to residents of adjacent neighborhoods. Convenience stores with fuel stations are
permitted within the B-1 district.
• 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. A transitional buffer
is not required between the proposed commercial and multi-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 - March 30, 2023
ITEM: 2 - 2 - 6
Z23-09 Staff Report PB 3.30.2023 Page 7 of 17
AREA DEVELOPMENTS
Planning Board - March 30, 2023
ITEM: 2 - 2 - 7
Z23-09 Staff Report PB 3.30.2023 Page 8 of 17
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 29 single-family dwelling units.
PROPOSED ACCESS
Primary Access Carolina Beach Road at the intersection of Carolina Beach Road
and Myrtle Grove Road.
Secondary Access Second driveway access onto Carolina Beach Road for the
convenience store south of the primary access.
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Carolina Beach Road, Myrtle Grove Road
Type of Roadway NCDOT major arterial and minor arterial
Planning Board - March 30, 2023
ITEM: 2 - 2 - 8
Z23-09 Staff Report PB 3.30.2023 Page 9 of 17
Roadway Planning Capacity
(AADT) 41,369
Latest Traffic Volume (AADT) 36,000
Latest WMPO Point-in-Time
Count (DT) 38,756
Current Level of Congestion Nearing Capacity
Sources
Source of Planning Capacity: WMPO
Source of Latest Traffic Volume: NCDOT (2021)
Source of WMPO Point-in-Time County: WMPO (2022)
NEARBY NCDOT STIP ROADAWAY PROJECTS
No Nearby STIP Projects
TRAFFIC GENERATION
Traffic Generated by
Present Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 24 513* +489*
PM Peak Hour Trips 31 439* +408*
Assumptions
Typical Development with Existing Zoning – 29 single family detached
dwellings.
Proposed Development – 6,000 sq ft convenience store with fuel pumps
and 128 multi-family dwellings.
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed.
TRAFFIC IMPACT ANALYSIS (TIA)
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. A
team of NCDOT, WMPO, and County planning staff work with an applicant’s traffic engineers to
develop the scope for the TIA, including the study area, the traffic data which must be collected, trip
distribution, and the developments and background traffic growth that must be analyzed. This
document is used to identify off-site transportation improvements required to mitigate the impacts of
the development and must be approved by the WMPO and NCDOT.
Approval Date Currently Under Review by the WMPO and NCDOT
Development Proposal
Analyzed
6,000 sq ft convenience store with 16 fuel stations and 128 multi-
family dwellings.
* These counts are not reduced for capture of pass-by traffic.
Planning Board - March 30, 2023
ITEM: 2 - 2 - 9
Z23-09 Staff Report PB 3.30.2023 Page 10 of 17
Study Intersections
- US 421 (Carolina Beach Road) and SR 1492 (Myrtle
Grove Road)
- US 421 (Carolina Beach Road) and Southern Charm Drive
/ Hill Valley Walk
- US 421 (Carolina Beach Road) and Median Crossover
(north of Myrtle Grove Road)
Trip Generation
- 569 AM peak hour trips
- 506 PM peak hour trips
- 6,428 average daily trips
Traffic Data Collection
- November 29, 2022 (Carolina Beach Road and Myrtle
Grove Road)
- November 29, 2022 (Carolina Beach Road and Southern
Charm Drive / Hill Valley Walk)
- November 29, 2022 (Carolina Beach Road and Median
Crossover)
Trip Distribution and
Assignment
- 60% to / from the north via Carolina Beach Road
- 30% to / from the south via Carolina Beach Road
- 10% to / from the east via Myrtle Grove Road
Approved Developments &
Background Growth
- Full Build – 2024
- Growth Rate – 1.5% per year
Required Improvements
- Because the TIA is not approved by the WMPO and
NCDOT staff has not analyzed the improvements
proposed in the applicant’s TIA as they may be subject to
change pending approval.
SUMMARY
The proposed project is located along a major arterial highway that is currently nearing capacity.
The Carolina Beach Road – Myrtle Grove Road intersection is an important signalized intersection in
the Carolina Beach Road corridor. Proposed improvements listed in the TIA currently under review
have not been vetted and approved by NCDOT or the WMPO. Without an approved set of
improvements for the area staff is unable to verify the information provided in the TIA or provide
any additional analysis regarding impacts to roadway infrastructure related to this request.
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.
Planning Board - March 30, 2023
ITEM: 2 - 2 - 10
Z23-09 Staff Report PB 3.30.2023 Page 11 of 17
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (Suitable) and Class III (Severe Limitation) soils. Public water is
available and public sewer is available through a mainline extension.
• 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) however less than 5 acres of pocosin wetlands have been identified on
the parcels.
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 29 dwelling units would be permitted under the current R-15 zoning base
density, and 128 units could potentially be developed under the proposed zoning for an
increase of 99 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in approximately 22 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 6 single-family
dwellings
Approximate** Total: 1
(1 elementary, 0 middle, 0 high)
Typical Development Under
Current Zoning 29 residential units Approximate** Total: 6
(3 elementary, 1 middle, 2 high)
Proposed Zoning 128 residential units Approximate** Total: 27
(12 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 t han 0.5 are
Planning Board - March 30, 2023
ITEM: 2 - 2 - 11
Z23-09 Staff Report PB 3.30.2023 Page 12 of 17
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.
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 RMF-M conditional zoning district (CZD) would allow for an increase in housing
diversity.
• The predominant housing type in the area is single family detached at 73%. Under the
proposed RMF-M district the site would allow for multi-family attached (apartments) and
increase housing type diversity by reducing the percentage of single-family detached (73%
to 71%) and increasing the percentage of multi-family units (10% to 12%).
• The subject property is located in the Veterans Park community area, where 64% of
residents currently live within one mile of a convenience need (grocery store, retail staples,
pharmacies, etc.), a support service (urgent care, primary doctor’s office, child & adult care,
etc.), there would be no change to the number of residences within one mile of goods and
services.
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
High 93% Ashley 1983 1990 99.6% None
Planning Board - March 30, 2023
ITEM: 2 - 2 - 12
Z23-09 Staff Report PB 3.30.2023 Page 13 of 17
Representative Developments
Representative Developments of R-15:
Tarin Woods Subdivision
Page’s Corner in Ogden
Planning Board - March 30, 2023
ITEM: 2 - 2 - 13
Z23-09 Staff Report PB 3.30.2023 Page 14 of 17
Representative Developments of Multi-Family Developments:
Amberleigh Shores in Ogden
Stephens Pointe in Porters Neck
Z23-09 Staff Report PB 3.30.2023 Page 15 of 17
Context and Compatibility
• The property is located at the intersection of Carolina Beach Road and Myrtle Grove, an
area experiencing a mix of commercial and higher density residential growth.
• The proposed concept plan includes commercial development at the intersection intended to
serve the surrounding community and vehicles traveling on Carolina Beach Road. The
commercial development acts as an appropriate transition to the proposed higher density
residential.
• There is an existing convenience store with fuel stations across Carolina Beach Road, and
another similarly sized convenience store with fuel stations recently approved by the Board
of Commissioners in March 2023 immediately adjacent to the subject site to the south.
• The proposed attached housing type increases housing type diversity in the area and acts
as a further transition between the Carolina Beach Road corridor to the east, an area
dedicated for conservation to the west, and different housing types to the north and south.
• The proposed density of 14 du / ac is below the maximum allowed for the RMF-M zoning
district and slightly less than the maximum recommended for the Community Mixed Use
place type.
• Additional conditions related to tree retention and pedestrian infrastructure along Carolina
Beach Road increase walkability for the immediate area with opportunities for future
extensions.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Planning Board - March 30, 2023
ITEM: 2 - 2 - 15
Z23-09 Staff Report PB 3.30.2023 Page 16 of 17
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 proposed development is at the Carolina Beach Road and Myrtle Grove
intersection, an area experiencing a mix of commercial and higher density
residential growth.
The proposed concept plan includes commercial development at the
intersection intended to serve the surrounding community and travelers on
Carolina Beach Road. The commercial development acts as an appropriate
transition to higher density residential.
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 density of 14 du / ac is below the maximum allowed for the
RMF-M zoning district and slightly less than the maximum recommended for
the Community Mixed Use place type.
Additional conditions related to tree retention and pedestrian infrastructure
along Carolina Beach Road increase walkability for the immediate area
with opportunities for future extensions.
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.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. Due to the uncertainty surrounding potential impacts to the
Carolina Beach Road and Myrtle Grove Road intersection and improvements that will be required
as part of the TIA, staff recommends this item be continued to the May Planning Board meeting
in order for the details regarding site access and infrastructure improvements are finalized.
If the board determines at the public hearing that sufficient information is available to support a
recommendation, staff would recommend approval with the following motion and conditions:
I move to recommend APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed density and housing type is within the recommendations of the Community
Mixed Use place type and the commercial development acts as an appropriate
transition between the highway corridor and residential development. I also find
Planning Board - March 30, 2023
ITEM: 2 - 2 - 16
Z23-09 Staff Report PB 3.30.2023 Page 17 of 17
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. An opaque fence shall be provided along the property line adjoining any
existing residential development. The fence location may be adjusted by
Planning staff to accommodate any utilities, easements, or saved / protected
trees.
2. The two (2) specimen trees shown on the concept plan along Carolina Beach
Road shall be retained and preserved on site.
3. Existing trees onsite will be preserved that do not impact required land grading
or other improvements and future amenities as identified in the required Tree
Removal Permit.
4. The southernmost multi-family structure as shown on the concept plan shall be
limited to two-stories in height.
5. Exterior lighting will be designed and installed to maintain adequate lighting
levels on the proposed site while assuring that excessive light spillage and glare
are not directed at adjacent property, neighboring areas, or motorists.
6. A sidewalk or multi-use path shall be installed along Carolina Beach Road
extending from the northern property line to the southern property line with
stubs for connection to existing or future pedestrian facilities on adjacent
parcels. Pedestrian crossing labeling meeting NCDOT minimum requirements for
pedestrian safety shall be installed at both driveway entrances. The pedestrian
facility along Carolina Beach Road shall be within a dedicated public access
easement.
7. A stormwater maintenance agreement shall be made between the convenience
store with fuel pumps and the multi-family development if they are on separate
parcels or under separate ownership.
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
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 Community Mixed Use place type 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 proximity of existing and approved similar uses would
not advance the vision for this area of Carolina Beach Road.
Planning Board - March 30, 2023
ITEM: 2 - 2 - 17
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New Hanover County, NC
Z23-09
CZD B-1R-156800 Carolina Beach RdZ23-09
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US Feet
ZONING
B-1
B-2
I-2
R-5
R-10
R-15
RMF-L
CZD
Z23-09
Planning Board - March 30, 2023
ITEM: 2 - 3 - 1
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ITEM: 2 - 4 - 1
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Neighboring Parcels (500 feet)
CZD B-1R-156800 Carolina Beach RdZ23-09
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US FeetPlanning Board - March 30, 2023
ITEM: 2 - 5 - 1
Initial Application
Documents & Materials
Planning Board - March 30, 2023
ITEM: 2 - 6 - 1
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ITEM: 2 - 7 - 1
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ITEM: 2 - 7 - 8
5.Traffic lmpad
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: Multifamily/Conv. Store w/ Gas Station (6KSF)
Trip Generation Use and Variable (grou floor area, dwelling units, etc.) 300 Units/16 FP (*Dwelling Units now I�
AM Peak Hour Trips: 622 I PM Peak Hour Trips: 580
6.Conditional Zoning Distrid Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 201 6 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 distrid meets the following criteria.
1. How would the requested change be consistent with the County's policies for growth and development, asdescribed in the 2016 Comprehensive Plan, applicable small area plans, etc.
See attached.
Page 3 of 6
Conditional Zoning District Application -Updated 02-2022
8)
(*now 572)(*now 505)
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ITEM: 2 - 7 - 24
Property Owner’s Property Addresses and Parcel IDs:
6800 Carolina Beach Road: R08200-001-026-000
Andrea Jones 2018 Treecrest Pkwy
Decatur, GA 30035-3542
6808 Carolina Beach Road: R08200-001-023-000
Gwendolyn Geneise Horton 18 Syracuse Pl
Durham, NC 27704-5250
6814 Carolina Beach Road: R08200-001-024-000
Kimberlee & Dwayne Barr
105 Sturbridge Dr
Piscataway, NJ 08854-5138
6818 Carolina Beach Road: R08200-001-025-000
Christin Deener
7110 Holland Ln
Franktown, VA 23354-2401
6820 Carolina Beach Road: R08200-001-015-000
Christin Deener
7110 Holland Ln
Franktown, VA 23354-2401
6824 Carolina Beach Road: R08200-001-021-000
Christin Deener
7110 Holland Ln
Franktown, VA 23354-2401
6828 Carolina Beach Road: R08200-001-016-000
Christin Deener 7110 Holland Ln
Franktown, VA 23354-2401
Planning Board - March 30, 2023
ITEM: 2 - 7 - 25
Zoning Map Amendment Application for
6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina Beach Road
(R08200-001-026-000, R08200-001-023-000, R08200-001-024-000, R08200-001-025-000,
R082000-001-015-000, R08200-001-021-000, & R08200-001-016-000)
3. Proposed Zoning, Use(s), & Narrative
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.
Impeccable Development is requesting the property, including parcels R08200-001-015-000,
R08200-001-016-000, R08200-001-021-000, R08200-001-023-000, R08200-001-024-000,
R08200-001-025-000, and R08200-001-026-000, be rezoned from Residential 15 District (R-15)
to Residential Multi-Family – Moderate Density (RMF-M) and Neighborhood Business (B-1) for a
one hundred and twenty eight (128) unit multi-family use project to provide a necessary missing
middle housing opportunity and a neighborhood-serving convenience store with fuel sales. The
RMF-M district accommodates moderate density single-family and multi-family development
with a density of 17 units/acre. The RMF-M district is intended to function as a transition between
intensive nonresidential development and higher density residential development, as well as
providing a reasonable range of choice, type, and location of housing units. The B-1 district allows
for a range of small-scale, low-intensity, neighborhood-serving commercial development that
provide goods and services to residents of adjacent neighborhoods. B -1 district regulations are
intended to ensure uses, development intensities, and a development form that is consistent
with a pedestrian-friendly, walkable, and neighborhood scale. Mixed use development is allowed
that is consistent with district character. The project is proposed on 11.77 acres consisting of
seven tracts directly off of Carolina Beach Road.
The Future Land Use Map identifies this site as Community Mixed Use. Community Mixed Use
focuses on promoting a mix of retail, office, and residential at medium densities up to 15 units
per acre which aligns with the properties’ classifications on the 2016 Comprehensive Plan’s
Future Land Use Map (“FLUM”). This proposed project is limiting the residential units to 15 units
per acre in accordance with the FLUM designation of Community Mixed Use while providing a
neighborhood convenience store with fuel sales to serve the local area.
Planning Board - March 30, 2023
ITEM: 2 - 7 - 26
Zoning Map Amendment Application for
6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina Beach Road
(R08200-001-026-000, R08200-001-023-000, R08200-001-024-000, R08200-001-025-000,
R082000-001-015-000, R08200-001-021-000, & R08200-001-016-000)
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.
To mitigate the impact on the surrounding community the proposed project will provide a fenced
buffer between the established residences and the proposed new residences, and a two-story
building will be placed along the adjoining property line as shown on the submitted site plan. The
exterior lighting will be designed and installed to maintain adequate lighting levels on the
proposed site while assuring that excessive light spillage and glare are not directed at ad jacent
property, neighboring areas, or motorists.
1. How would the requested change be consistent with the County’s policies for growth and
development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc.?
This proposed zoning change from R-15 to Residential Multi-Family – Moderate Density (RMF-M)
and Neighborhood Business (B-1) would be consistent with multiple goals and policies on the
2016 Comprehensive Plan including but not limited to Goal III by helping to revitalize commercial
corridors and blighted areas through infill development that is compatible with surrounding
neighborhoods and creating density that can support future growth, Goal IX by promoting
environmentally friendly growth by clustering development and providing housing opportunities
close to employment and services that accommodates population growth while minimizing
impacts on natural resources, and Goal XV of providing a range of housing types, opportunities,
and choices while assisting with the County’s Strategic Plan Objective of enhancing the self-
sufficiency of individuals and families. The property is accessed directly off Carolina Beach Road,
a state maintained Urban Principal Highway . This project will provide a safe and conveniently
located community and provides another housing type .
Neighborhood Business (B-1) would be consistent with the 2016 Comprehensive Plan’s Goal III
by encouraging mixed-use development that is compatible with the surrounding neighborhoods,
Goal IX by promoting a mixture of uses minimizing impacts on natural resources, and Goal XV by
providing choices to the community and motorists with a neighborhood-serving commercial
development.
Planning Board - March 30, 2023
ITEM: 2 - 7 - 27
Zoning Map Amendment Application for
6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina Beach Road
(R08200-001-026-000, R08200-001-023-000, R08200-001-024-000, R08200-001-025-000,
R082000-001-015-000, R08200-001-021-000, & R08200-001-016-000)
This zoning change would provide for a mix of housing types and mix of uses within the
Community Mixed Use Center as contemplated by the 2016 Comprehensive Plan. The proposed
change would also allow for a more modern development pattern of the area as any future
development would have to comply with all of New Hanover County’s land use and planning
regulations.
The proposed project would also provide another convenience store with fuel sales along the
only evacuation route off Pleasure Island. The CDC and other hurricane preparedness experts
urge people to fill up their gas thanks before a hurricane. Even if not needed for evacuation, filling
up a car’s fuel tank is important in case of supply issues. Having another available convenience
store with fuel sales on the evacuation route, and in close proximity to residents, could also help
prevent lines and price gouging.
The proposed project will create a mixed-use hub at an existing signalized intersection and
provided needed housing options within New Hanover County to help close the housing gap as
shown by the Housing Needs Assessment.
Planning Board - March 30, 2023
ITEM: 2 - 7 - 28
Zoning Map Amendment Application for
6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina Beach Road
(R08200-001-026-000, R08200-001-023-000, R08200-001-024-000, R08200-001-025-000,
R082000-001-015-000, R08200-001-021-000, & R08200-001-016-000)
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?
The property is classified as Community Mixed Use on the Future Land Use Map and is
surrounded by Conservation and General Residential. The Community Mixed Use place type is
intended to promote a mix of retail, office, and residential at medium densities up to 15 units per
acre. While mixed uses are encouraged on the same parcel, they can be adjacent or separated
by lower traffic roads. The rezoning request for RMF-M and B-1 would allow desired moderate
density residential at 15 units/acre to be placed adjacent or in close proximity to retail and office
uses, creating a mixed-use area within the growth node. The project also includes a convenience
store with fuel sales.
Planning Board - March 30, 2023
ITEM: 2 - 7 - 29
Zoning Map Amendment Application for
6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina Beach Road
(R08200-001-026-000, R08200-001-023-000, R08200-001-024-000, R08200-001-025-000,
R082000-001-015-000, R08200-001-021-000, & R08200-001-016-000)
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?
While the property is zoned R-15, with a maximum of 2.5 units/acre, Carolina Beach Road has
seen increased residential density which is needed to help close the housing gap. Adjacent
properties are currently zoned residential; however, much of the adjacent property is vacant
property owned by Cape Fear Community College and a convenience store with fuel sales is
located directly across Carolina Beach Road. B-1 on the front of the project and RMF-M to the
rear of this property would serve as an appropriate transition between the zoning districts as well
as comply with the Future Land Use Map classification of Community Mixed Use.
The purpose of the R-15 district at the time it was established 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 .
Planning Board - March 30, 2023
ITEM: 2 - 7 - 30
Community Meeting Summary
for Conditional Rezoning Request by Impeccable Development
Meeting Date & Time: Tuesday, November 29, 2022
Meeting Location: Best Western Plus, 5600 Carolina Beach Road
Representatives from Impeccable Development, G3 Engineering, and Lee Kaess, PLLC
(collectively, “Development Team”) hosted a meeting to introduce the proposed development
including parcels R08200-001-015-000, R08200-001-016-000, R08200-001-021-000, R08200-
001-023-000, R08200-001-024-000, R08200-001-025-000, R08200-001-026-000, which is
proposed to be rezoned to from R-15 to B-1 for a Convenience Store and Fuel Station and RFM-
M for approximately 300 multi-family units. Property owners within 500 ft. of the property, as
required by New Hanover County, were notified of the community meeting by mail on November
15, 2022.
The meeting allowed people to view a context aerial for general site location purposes and
a concept of the overall proposed conditional rezoning. The Development Team also provided a
brief overview of the public hearing process and technical review process for development projects
in New Hanover County.
The community asked the Development Team questions about the plans, and many of the same
questions were discussed repeatedly during the meeting. The following is a synopsis of the
comments heard at the meeting.
• Attendees were most concerned about the gas station and traffic improvements which
would be required on Carolina Beach Road. The Development Team explained a Traffic
Impact Analysis (“TIA”) is in process and would be reviewed by NCDOT and the WMPO.
The project must comply with any required traffic mitigation improvements.
• Concerns were raised over the potential for the project to lower the property value of the
adjacent neighborhoods. The Development Team explained this was not an consideration
of zoning but we could ask an appraiser to review that concern.
• Neighbors asked if the project would seek government assistance or subsidies. The
Development Team said no but there would be an offer of workforce housing units at HUD
High Home rents.
• Neighbors expressed concern over the visibility of the structures from their properties and
the ability of residents to see in their backyards. The Development Team is going to work
on potential elevations of the proposed project as well as an exhibit showing sightlines.
The Development Team also discussed the required buffers and landscaping.
• A question was asked if the project would be fenced. The Development Team agreed to use
a fenced buffer option.
• A question was asked regarding the on-site trees. The Development team said the tree
survey is not complete at this time but is in process.
• Neighbors expressed concerns over the lighting for the project. The Development Team
explained that the county has specific lighting requirements but that the designers would
look into enhanced light protection for the neighboring homes.
Planning Board - March 30, 2023
ITEM: 2 - 7 - 31
Community Meeting Summary
for Conditional Rezoning Request by Impeccable Development
Meeting Date & Time: Tuesday, November 29, 2022
Meeting Location: Best Western Plus, 5600 Carolina Beach Road
In response to the community meeting as well as other feedback on the project, the Applicant
proposes to fence the multifamily project adjacent to the Old Cape Cod neighborhood; decreased
the proposed number of residential units; and placed a two-story building adjacent to Old Cape
Cod as shown on the site plan submitted with the application.
The Development Team established a separate email account for this proposed project,
impeccable.cbroad@gmail.com, and offered to meet with property owners on site if requested.
Attached, please find the sign-up sheet.
Planning Board - March 30, 2023
ITEM: 2 - 7 - 32
1200 N Federal Hwy ste 200 • Boca Raton, FL 33432 • Tel: (717) 891-5168 •
November 15, 2022
RE: Community Meeting for Conditional Rezoning Request by Impeccable
Development for property at 6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina
Beach Road
We invite you to join us for a community meeting for the proposed conditional rezoning
of property located at 6800, 6808, 6814, 6818, 6820, 6824, & 6828 Carolina Beach Road,
Wilmington, North Carolina and identified as New Hanover County Parcels: R08200-001-015-000, R08200-001-016-000, R08200-001-021-000, R08200-001-023-000,
R08200-001-024-000, R08200-001-025-000, R08200-001-026-000. You are receiving this
invitation because New Hanover County GIS records indicate you own property near or adjacent
to the proposed conditional rezoning property.
We welcome the opportunity to discuss the proposed project with you at the community
meeting where we will give a brief presentation and answer any questions. The community
meeting will be held on November 29, 2022 from 5:30-6:30 pm at the Best Western Plus located
at 5600 Carolina Beach Road, Wilmington, North Carolina, 28412. Please reference the attached
illustration of the site plan for the property proposed for rezoning.
We look forward to seeing you at 5:30 p.m. on November 29, 2022 at:
Best Western Plus
5600 Carolina Beach Road
Wilmington, NC 28412
Planning Board - March 30, 2023
ITEM: 2 - 7 - 33
Planning Board - March 30, 2023
ITEM: 2 - 7 - 34
Planning Board - March 30, 2023
ITEM: 2 - 7 - 35
Planning Board - March 30, 2023
ITEM: 2 - 7 - 36
FORTY ELEVEN 02 LLC 221 WILLIAMS RD WILMINGTON, NC 28409 6801 CAROLINA BEACH RD WILMINGTON R08200-005-003-000
STRICKLAND EDNA COLEMAN RE TRUST5001 ILEX DR WILMINGTON, NC 28412 7900 MYRTLE GROVE RD WILMINGTON R08200-002-041-000
WARD JOHN A ETAL 7906 MYRTLE GROVE RD WILMINGTON, NC 28409 7906 MYRTLE GROVE RD WILMINGTON R08200-002-042-001
CIRCLE K STORES INC PO BOX 52085 DC17 PHOENIX, AZ 85072 6759 CAROLINA BEACH RD WILMINGTON R08200-002-042-000
LAND LEASE CAROLINA LLC 2004 BALMORAL PL WILMINGTON, NC 28405 6752 CAROLINA BEACH RD WILMINGTON R08200-001-029-000
LAND LEASE CAROLINA LLC 2004 BALMORAL PL WILMINGTON, NC 28405 6748 CAROLINA BEACH RD WILMINGTON R08200-001-055-000
HATCHER BRANDY MAE ETAL 6760 CAROLINA BEACH RD WILMINGTON, NC 28412 6760 CAROLINA BEACH RD WILMINGTON R08200-001-027-000
JONES ANDREA 2018 TREECREST PKWY DECATUR, GA 30035 6800 CAROLINA BEACH RD WILMINGTON R08200-001-026-000
MCNEEL TERESA K 6841 CAROLINA BEACH RD WILMINGTON, NC 28412 6841 CAROLINA BEACH RD WILMINGTON R08200-005-008-000
HARRIS HOWARD E JR 49 GREAT EAGLE TER BOLIVIA, NC 28422 6840 CAROLINA BEACH RD WILMINGTON R08200-001-017-000
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6828 CAROLINA BEACH RD WILMINGTON R08200-001-016-000
6844 BAYAT LAND LLC 2 WISTERIA LN LAKE GROVE, NY 11755 6830 CAROLINA BEACH RD WILMINGTON R08200-001-018-000
6844 BAYAT LAND LLC 2 WISTERIA LN LAKE GROVE, NY 11755 6844 CAROLINA BEACH RD WILMINGTON R08200-001-014-000
HARRIS HOWARD E ETAL 5311 DANDELION DR WILMINGTON, NC 28405 6838 CAROLINA BEACH RD WILMINGTON R08200-001-020-000
JACOBS ALEXANDER E JR 6834 CAROLINA BEACH RD WILMINGTON, NC 28412 6834 CAROLINA BEACH RD WILMINGTON R08200-001-019-000
HORTON GWENDOLYN GENEISE 18 SYRACUSE PL DURHAM, NC 27704 6808 CAROLINA BEACH RD WILMINGTON R08200-001-023-000
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6820 CAROLINA BEACH RD WILMINGTON R08200-001-015-000
BARR KIMBERLEE W DWAYNE ETAL105 STURBRIDGE DR PISCATAWAY, NJ 08854 6814 CAROLINA BEACH RD WILMINGTON R08200-001-024-000
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6824 CAROLINA BEACH RD WILMINGTON R08200-001-021-000
DEENER CHRISTIN 7110 HOLLAND LN FRANKTOWN, VA 23354 6818 CAROLINA BEACH RD WILMINGTON R08200-001-025-000
6901 SOUTHERN EXPOSURE LTD 2840 COLLEGE RD S UNDEV AC 319 WILMINGTON, NC 28412 6901 SOUTHERN EXPOSURE WILMINGTON R08214-005-001-000
DEWITT LOIS P 6905 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6905 SOUTHERN EXPOSURE WILMINGTON R08214-005-003-000
RADLEY CASEY DAVIS 6903 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6903 SOUTHERN EXPOSURE WILMINGTON R08214-005-002-000
WILLIAMS WESTON B ETAL 6900 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6900 SOUTHERN EXPOSURE WILMINGTON R08214-006-001-000
FERGUSON CHARLES ERNEST 6902 SOUTHERN EXPOSURE WILMINGTON, NC 28412 6902 SOUTHERN EXPOSURE WILMINGTON R08214-006-002-000
Planning Board - March 30, 2023
ITEM: 2 - 7 - 37
1
CAROLINA POWER & LIGHT CO PO BOX 1551 RALEIGH, NC 27602 6854 CAROLINA BEACH RD WILMINGTON R08200-001-013-001
LAND LEASE CAROLINA LLC 2004 BALMORAL PL WILMINGTON, NC 28405 6752 CAROLINA BEACH RD WILMINGTON R08200-001-029-000
RAFFERTY CREIGHTON MARY 3909 SINGLETREE RD MINT HILL, NC 28227 710 SOUTHERN CHARM DR WILMINGTON R08214-007-060-000
RAILEY KAREN W 4913 CORONADO DR WILMINGTON, NC 28409 821 SUMMER TREE LN WILMINGTON R08214-007-012-000
GANN GINA J 819 SOUTHERN CHARM DR WILMINGTON, NC 28412 819 SOUTHERN CHARM DR WILMINGTON R08214-007-011-000
GINTER KARA 807 SOUTHERN CHARM DR WILMINGTON, NC 28412 807 SOUTHERN CHARM DR WILMINGTON R08214-007-052-000
RUSSELL JOSHUA APRIL 821 SOUTHERN CHARM DR WILMINGTON, NC 28412 821 SOUTHERN CHARM DR WILMINGTON R08214-007-012-000
BARKER MICHAEL R ETAL 813 SOUTHERN CHARM DR WILMINGTON, NC 28412 813 SOUTHERN CHARM DR WILMINGTON R08214-007-008-000
HERMAN RANDOLPH CHARLES WENDY LEE 1729 OWLS NEST RD SANFORD, NC 27330 702 SOUTHERN CHARM DR WILMINGTON R08214-007-064-000
STRICKLAND LAURIE BRIGMAN 816 SUMMERTREE LN WILMINGTON, NC 28412 816 SUMMER TREE LN WILMINGTON R08214-007-041-000
ANDERSON JOHN A PATRICIA E 822 SUMMERTREE LN WILMINGTON, NC 28412 822 SUMMER TREE LN WILMINGTON R08214-007-038-000
OLD CAPE COD OWNERS ASSN INC 6846 CAROLINA BEACH RD WILMINGTON, NC 28412
FLEMING KIMBERLY A 2652 TRALEE DR GASTONIA, NC 28056 804 SOUTHERN CHARM DR WILMINGTON R08214-007-058-000
DEE REBECCA D 809 SOUTHERN CHARM DR WILMINGTON, NC 28412 809 SOUTHERN CHARM DR WILMINGTON R08214-007-053-000
MONTGOMERY AARON LUMA ETAL 812 SUMMERTREE LN WILMINGTON, NC 28412 812 SUMMER TREE LN WILMINGTON R08214-007-043-000
MEYER MITCHELL D PATRICIA R 1014 CAROLINA BEACH AVE N APT B-1014 CAROLINA BEACH, NC 28428 806 SUMMER TREE LN WILMINGTON R08214-007-046-000
ELLER KRISTA M 818 SUMMERTREE LN WILMINGTON, NC 28412 818 SUMMER TREE LN WILMINGTON R08214-007-040-000
YON MARIA M ROBERTO C 1012 ELSMORE DR MATTHEWS, NC 28104 820 SUMMER TREE LN WILMINGTON R08214-007-039-000
JESSIE LOGAN M ETAL 802 SUMMERTREE LN WILMINGTON, NC 28412 802 SUMMER TREE LN WILMINGTON R08214-007-048-000
SMITH JUDSON C 703 SOUTHERN CHARM DR WILMINGTON, NC 28412 703 SOUTHERN CHARM DR WILMINGTON R08214-007-067-000
RECCHIA TARA CARL S 4564 GRAYSTONE DR NAZARETH, PA 18064 709 SOUTHERN CHARM DR WILMINGTON R08214-007-070-000
BAKER VIRGINIA A 704 SOUTHERN CHARM DR WILMINGTON, NC 28412 704 SOUTHERN CHARM DR WILMINGTON R08214-007-063-000
GRETES TASO 823 SOUTHERN CHARM DR WILMINGTON, NC 28412 823 SOUTHERN CHARM DR WILMINGTON R08214-007-013-000
SOGGIE DANIEL S 706 SOUTHERN CHARM DR WILMINGTON, NC 28412 706 SOUTHERN CHARM DR WILMINGTON R08214-007-062-000
ALTOMARE ANTHONY P 19 BIRCHWOOD CT BLAUVELT, NY 10913 804 SUMMER TREE LN WILMINGTON R08214-007-047-000
OLD CAPE COD OWNERS ASSOC INC 822 SUMMERTREE LN WILMINGTON, NC 28412 821 SUMMER TREE LN WILMINGTON R08214-007-012-000
NORTHWAY JASON ERIC 700 SOUTHERN CHARM DR WILMINGTON, NC 28412 700 SOUTHERN CHARM DR WILMINGTON R08214-007-065-000
MEYER MITCHELL D PATRICIA R 1014 CAROLINA BEACH AVE N APT B CAROLINA BEACH, NC 28428 814 SUMMER TREE LN WILMINGTON R08214-007-042-000
PIKE ROBERT JR AMANDA 6904 SOUTHERN EXPOSURE BLV WILMINGTON, NC 28412 6904 SOUTHERN EXPOSURE WILMINGTON R08214-006-003-000
LESLEY JEFFREY N 1121 MILITARY CUTOFF RD SUITE C201 WILMINGTON, NC 28405 808 SUMMER TREE LN WILMINGTON R08214-007-045-000
WILEY DANIELLE 705 SOUTHERN CHARM DR WILMINGTON, NC 28412 705 SOUTHERN CHARM DR WILMINGTON R08214-007-068-000
FOUST JACQUELINE 817 SOUTHERN CHARM DR WILMINGTON, NC 28412 817 SOUTHERN CHARM DR WILMINGTON R08214-007-010-000
FCHARLIE LLC 712 SOUTHERN CHARM DR WILMINGTON, NC 28412 712 SOUTHERN CHARM DR WILMINGTON R08214-007-059-000
GREEN THOMAS 707 SOUTHERN CHARM DR WILMINGTON, NC 28412 707 SOUTHERN CHARM DR WILMINGTON R08214-007-069-000
TERHUNE DUSTIN ETAL 701 SOUTHERN CHARM DR WILMINGTON, NC 28412 701 SOUTHERN CHARM DR WILMINGTON R08214-007-066-000
JUSKIN MELISSA LEE 805 SOUTHERN CHARM DR WILMINGTON, NC 28412 805 SOUTHERN CHARM DR WILMINGTON R08214-007-051-000
FISHER TYLOR J 708 SOUTHERN CHARM DR WILMINGTON, NC 28412 708 SOUTHERN CHARM DR WILMINGTON R08214-007-061-000
ZAZZALI JOANNA M 815 SOUTHERN CHARM DR WILMINGTON, NC 28412 815 SOUTHERN CHARM DR WILMINGTON R08214-007-009-000
STEELE MICHELLE M 810 SUMMERTREE LN WILMINGTON, NC 28412 810 SUMMER TREE LN WILMINGTON R08214-007-044-000
NANCE GARY K 801 SOUTHERN CHARM DR WILMINGTON, NC 28412 801 SOUTHERN CHARM DR WILMINGTON R08214-007-050-000
Property Owner Data-2
Planning Board - March 30, 2023
ITEM: 2 - 7 - 38
Planning Board - March 30, 2023
ITEM: 2 - 7 - 39
Planning Board - March 30, 2023
ITEM: 2 - 7 - 40
Planning Board - March 30, 2023
ITEM: 2 - 7 - 41
NEW PARCEL 1
BEGINNING AT A POINT ON THE NORTH WESTERN CORNER OF THE SUBJECT PARCEL AND POINT BEING
MARKED BY HAVING ¾” IRON PIPE FOUND AND HAVING NC STATE PLANE COORDINATES OF N
125,361.87 E 2,333,004.66 THENCE A LINE BOUNDED TO THE NORTH BY LANDS NOW OR FORMERLY
OWNED BY LAND LEASE CAROLINA, LLC AND BOUNDED TO THE SOUTH THE FOLLOWING BEARING AND
DISTANCE:
S 87° 47’ 38” E 503.27’ TO ¾” IRON PIPE FOUND
THENCE A LINE BOUNDED TO THE EAST BY LANDS NOW OR FORMERLY OWNED BY BRANDY MAE
HATCHER AND BOUNDED TO THE WEST BY THE SUBJECT PARCEL THE FOLLOWING BEARING AND
DISTANCE:
S 09° 06’ 51” E 74.98’ TO ¾” IRON PIPE FOUND
THENCE A LINE BOUNDED TO THE NORTH BY LANDS NOW OR FORMERLY OWNED BY BRANDY MAE
HATCHER AND BOUNDED TO THE SOUTH BY THE SUBJECT PARCEL THE FOLLOWING BEARINGS AND
DISTANCES:
S 89° 21’ 16” E 207.01’ TO ANGLE IRON FOUND
S 89° 00’ 47” E 26.71’ TO 5/8” IRON REBAR SET
S 89° 56’ 09” E 4.31’ TO 1” IRON PIPE FOUND (L6)
S 89° 56’ 09” E 309.02’ TO ¾” IRON PIPE FOUND
THENCE A LINE BOUNDED TO THE EAST BY CAROLINA BEACH ROAD U.S. HWY NO. 421 AND BOUNDED
TO THE WEST BY THE SUBJECT TRACT THE FOLLOWING BEARINGS AND DISTANCES:
S 11° 05’ 40” E 78.65’ TO 5/8” IRON REBAR SET
THENCE A LINE BOUNDED TO THE SOUTH BY LANDS NOW OR FORMERLY OWNED BY ______ AND
BOUNDED TO THE NORTH BY THE SUBJECT TRACT THE FOLLOWING BEARINGS AND DISTANCES:
N 79° 46’ 20” W 26.84’ TO 5/8” IRON REBAR SET
N 75° 22’ 08” W 139.28’ TO 5/8” IRON REBAR SET
N 89° 32’ 00” W 96.12’ TO 5/8” IRON REBAR SET
N 86° 31’ 48” 44.91’ TO 5/8” IRON REBAR SET
N 88° 15’ 47” W 44.93’ TO 5/8” IRON REBAR SET
THENCE A LINE BOUNDED TO THE EAST BY LANDS NOW OR FORMERLY OWNED BY _____ AND
BOUNDED TO THE WEST BY THE SUBJECT TRACT THE FOLLOWING BEARING AND DISTANCE:
S 02° 28’ 20” W 227.27’ TO 5/8” IRON REBAR SET
Planning Board - March 30, 2023
ITEM: 2 - 7 - 42
THENCE A LINE BOUNDED TO THE SOUTH BY LANDS NOW OR FORMERLY OWNED BY 6844 BAYAT LAND,
LLC AND ALEXANDER E JACOBS AND BOUNDED TO THE NORTH BY THE SUBJECT TRACT THE FOLLOWING
BEARINGS AND DISTANCES:
N 87° 30’ 39” W 21.24’ TO ANGLE IRON FOUND
N 87° 31’ 38” W 218.07 TO 1” IRON PIPE FOUND
THENCE A LINE BOUNDED TO THE EAST BY LANDS NOW OR FORMERLY OWNED BY ALEXANDER E
JACOBS, AND HOWARD HARRIS AND BOUNDED TO THE WEST BY THE SUBJECT TRACT THE FOLLOWING
BEARINGS AND DISTANCES:
S 01° 55’ 41” E 109.51’ TO 5/8” IRON REBAR SET
S 01° 55’ 41” E 124.18’ TO 1” IRON PIPE FOUND
S 00° 20’ 20” W 36.34’ TO ¾” IRON PIPE FOUND
S 00° 16’ 47” E 108.80’ TO ½” IRON PIPE FOUND
THENCE A LINE BOUNDED OT THE SOUTH BY AN APPARENT PROPERTY GAP AND LANDS NOW OR
FORMERLY OWNED BY CAROLINA POWER AND LIGHT CO, DUSTIN TERHUNE, AND JASON NORTHWAY
AND BOUNDED TO THE NORTH BY THE SUBJECT PARCEL THE FOLLOWING BEARING AND DISTANCE:
N 88° 50’ 09” W 418.60’ TO 1” IRON PIPE FOUND
THENCE A LINE BOUNDED TO THE WEST BY CAPE FEAR COMMUNITY COLLEGE AND BOUNDED TO THE
EAST BY THE SUBJECT TRACT THE FOLLOWING BEARINGS AND DISTANCES:
N 05° 52’ 57” W 146.40’ TO ¾” IRON PIPE FOUND
N 05° 32’ 13” W 124.93’ TO 1” IRON PIPE FOUND
N 05ׄ 39’ 46” W 122.82’ TO ¾” IRON PIPE FOUND
N 05° 28’ 57” W 89.65’ TO 1” IRON PIPE FOUND
N 05° 47’ 27” W 104.71’ TO ½” IRON PIPE FOUND
N 05° 25’ 58” W 130.82’ TO ¾” IRON PIPE FOUND
THENCE BACK TO SAID POINT OF BEGINNING. TRACT CONTAINS 398,856 SQ. FT. / 9.16 ACRES
NEW PARCEL 2
BEGINNING AT A POINT ON THE SOUTH EASTERN CORNER OF THE SUBJECT PARCEL AND POINT BEING
MARKED BY HAVING ¾” IRON PIPE FOUND AND HAVING NC STATE PLANE COORDINATES OF N
124,989.08 E 2,334,119.15 THENCE A LINE BOUNDED TO THE SOUTH BY LANDS NOW OR FORMERLY
OWNED BY 6844 BAYAT LAND, LLC AND BOUNDED TO THE NORTH °BY THE SUBJECT TRACT THE
FOLLOWING BEARINGS AND DISTANCES:
N 87° 36’ 49” W 183.63’ TO 5/8” IRON REBAR FOUND
N 87° 30’ 39” 232.34’ TO 5/8” IRON REBAR SET
Planning Board - March 30, 2023
ITEM: 2 - 7 - 43
THENCE A LINE BOUNDED TO THE WEST BY LANDS NOW OR FORMERLY OWNED BY _____ AND
BOUNDED TO THE EAST BY THE SUBJECT TRACT THE FOLLOWING BEARING AND DISTANCE:
N 02° 28’ 20” E 227.27’ TO 5/8” IRON REBAR SET
THENCE A LINE BOUNDED TO THE NORTH BY LANDS NOW OR FORMERLY OWNED BY _____ AND
BOUNDED TO THE SOUTH BY THE SUBJECT TRACT THE FOLLOWING BEARINGS AND DISTANCES:
S 88° 15’ 47” E 44.93’ TO 5/8” IRON REBAR SET
S 86° 31’ 48” E 44.91’ TO 5/8” IRON REBAR SET
S 89° 32’ 00” E 96.12’ TO 5/8” IRON REBAR SET
S 75° 22’ 08” E 139.28’ TO 5/8” IRON REBAR SET
S 79° 46’ 20” E 26.84’ TO 5/8” IRON REBAR SET
THENCE A LINE BOUNDED TO THE EAST BY THE SOUTH BOUND LANE OF CAROLINA BEACH ROAD AND
BOUNDED TO THE WEST BY THE SUBJECT TRACT THE FOLLOWING BEARINGS AND DISTANCES:
S 11° 05’ 40” E 65.76’ TO ½” IRON PIPE FOUND
S 10° 18’ 19” E 121.78’ TO ¾” IRON PIPE FOUND
S 11° 53” 42” E 15.04’ TO ¾” IRON PIPE FOUND
THENCE BACK TO SAID POINT OF BEGINNING TRACT CONTAINS 81,655 SQ. FT. / 1.87 ACRES
Planning Board - March 30, 2023
ITEM: 2 - 7 - 44
5.0'
MIN.
5.0'
MIN.
5.0'
MIN.
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING F
BUILDING E
BUILDING G
MYR
T
L
E
G
R
O
V
E
R
D
C
A
R
O
L
I
N
A
B
E
A
C
H
R
D
MULTIFAMILY
AMENITY AREA
SCM POND
25.0' SIDE SETBACK
25.0' SIDE SETBACK
25.0' FRONT SETBACK
30.0' REAR SETBACK
30.0' SIDE SETBACK
30.0' SIDE SETBACK
30.0' SIDE SETBACK
35.0' FRONT SETBACK
18.0'
TYP.
22.0'
TYP.
18.0'
TYP.
2
2
.
0
'
30
.
0
'
10.0'
20
.
0
'
20
.
0
'
SITE DATA TABLE
11.04 ACRESTOTAL SITE AREA
DEVELOPMENT DATA:
TAX PARCEL IDS
ZONING DATA:
R-15EXISTING ZONING DISTRICT:
15 UNITS/ACREMAXIMUM DENSITY
128 (MULTIFAMILY)MAXIMUM # PROPOSED UNITS
45'MAXIMUM BUILDING HEIGHT
PROPOSED USE:COMMERCIAL
MULTIFAMILY
PROPOSED MULTIFAMILY SITE DATA:
PROPOSED COMMERCIAL SITE DATA:
188 SPACESPROPOSED PARKING
25'MAXIMUM BUILDING HEIGHT
50 SPACESPROPOSED PARKING
9.16 ACRESAREA
1.87 ACRESAREA
UNSHADED ZONE XFEMA FLOOD ZONE CLASSIFICATION
SITE LEGEND
PROPOSED PROPERTY BOUNDARY LINE
6' TALL WOODEN FENCE
26'MAXIMUM FUEL CANOPY HEIGHT
EXISTING VEGETATION - REFER TO SURVEY FOR TREE INFO
SITE NOTES
R08200-001-015-000, R08200-001-016-000,
R08200-001-021-000, R08200-001-023-000,
R08200-001-024-000, R08200-001-025-000,
R08200-001-026-000
THE FOLLOWING ARE CONCEPT APPROXIMATIONS AND
MAY ADJUST THROUGH SITE DESIGN:
-BUILDING AREAS
-BUILDING CONFIGUATION/LAYOUT
-PROPOSED PARKING SPACES PROVIDED
-PARKIND AND DRIVE AISLE CONFIGURATION
-STORMWATER DETENTION POND SIZE AND
LOCATION
-SIDEWALK CONFIGURATION/LAYOUT
THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY KIMLEY-HORN AND ASSOCIATES, INC. SHALL BE WITHOUT LIABILITY TO KIMLEY-HORN AND ASSOCIATES, INC.
NC LICENSE #F-0102
200 SOUTH TRYON STREET, SUITE 200
CHARLOTTE, NORTH CAROLINA 28202
PHONE 704-333-5131
C 2023
SHEET 1 of 1
THIS PLAN IS CONCEPTUAL IN NATURE AND HAS BEEN PRODUCED WITHOUT THE BENEFIT OF A SURVEY, CODE RESEARCH, OR CONTACT WITH THE CITY, COUNTY, ETC.
01/23/2023
NORTH
REZONING OVERALL SITE CONCEPT
Planning Board - March 30, 2023
ITEM: 2 - 7 - 45
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING F
BUILDING E
BUILDING G
MULTIFAMILY
AMENITY AREA
TREE REMOVAL LEGEND AND CALULATIONS
EXISTING REGULATED HARDWOOD TREES TO BE REMOVED FOR
ESSENTIAL SITE IMPROVEMENTS (±2)
EXISTING REGULATED PINE TREES TO BE REMOVED FOR
ESSENTIAL SITE IMPROVEMENTS (±9)
EXISTING SIGNIFICANT TREES TO BE REMOVED FOR ESSENTIAL
SITE IMPROVEMENTS (±45)
EXISTING REGULATED PINE TREES TO BE RETAINED (±8)
EXISTING SIGNIFICANT TREES TO BE RETAINED (±16)
EXISTING REGULATED HARDWOOD TREES TO BE RETAINED (±0)
±44 EXISTING SIGNIFICANT TREES TO BE REMOVED WITH ±947" TOTAL
CALIPER X 2 = 1,894" TOTAL MITIGATION REQUIRED
**NOTE: THESE ARE PRELIMINARY PRESERVATION ESTIMATES AND
ONLY INCLUDED TREES EQUAL TO OR GREATER THAN REGULATED
BY CODE. TREE NUMBERS AND INFORMATION CORRESPONDS WITH
THE TREE REPORT PREPARED BY JOSHUA TREE ON 1/18/2023.
TREE PRESERVATION NOTES
1.TREE PRESERVATION / REMOVAL PERMIT IS REQUIRED PRIOR TO
CLEARING AND LAND DISTURBANCE.
2.PRIOR TO ANY CLEARING, GRADING, OR CONSTRUCTION ACTIVITY,
TREE PROTECTION FENCING WLL BE INSTALLED AROUND
PROTECTED TREES, OR GROVES OF TREES AND NO
CONSTRUCTION WORKERS, TOOLS, MATERIALS, OR VEHICLES ARE
PERMITTED WITHIN THE TREE PROTECTION FENCE.
3.PROTECTIVE FENCING IS TO BE MAINTAINED THROUGHOUT THE
DURATION OF THE PROJECT. LAND CLEARING AND CONSTRUCTION
CONTRACTORS SHALL RECEIVE ADEQUATE INSTRUCTION ON TREE
PROTECTION REQUIREMENTS AND METHODS.
4.LABEL PROTECTIVE FENCING WITH SIGNS TO BE PLACED EVERY 50
LF, OR AT LEAST TWO (2) PER AREA, IN ENGLISH AND SPANISH
"TREE PROTECTION AREA: DO NOT ENTER".
THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY KIMLEY-HORN AND ASSOCIATES, INC. SHALL BE WITHOUT LIABILITY TO KIMLEY-HORN AND ASSOCIATES, INC.
NC LICENSE #F-0102
200 SOUTH TRYON STREET, SUITE 200
CHARLOTTE, NORTH CAROLINA 28202
PHONE 704-333-5131
C 2023
SHEET 1 of 1
THIS PLAN IS CONCEPTUAL IN NATURE AND HAS BEEN PRODUCED WITHOUT THE BENEFIT OF A SURVEY, CODE RESEARCH, OR CONTACT WITH THE CITY, COUNTY, ETC.
01/23/2023
NORTH
REZONING OVERALL TREE CONCEPT
Planning Board - March 30, 2023
ITEM: 2 - 7 - 46
Planning Board - March 30, 2023
ITEM: 2 - 7 - 47
235 Government Center Drive, Wilmington, NC 28403
t: 910-332-6560 f: 910-332-6353 www.cfpua.org
March 17, 2023
Kimley-Horn
Attn: Alex Kimbrell
Fort Mill, SC
Re: Water & Sewer Availability
Address: 6800 Carolina Beach Road, Wilmington, NC
Parcel ID Number(s): R08200-001-026-000
To Whom It May Concern:
This letter is to verify that Cape Fear Public Utility Authority (CFPUA) water and sewer
would require a mainline extension to serve the above referenced property. At this time,
capacity is available.
Sewer capacity is allocated on a first come, first serve basis when capacity is available,
the plans meet CFPUA’s requirements, and the NCDWQ FTA/FTSE forms are signed
by the Authority.
If you have any further questions, please feel free to contact me.
Sincerely,
Bernice S. Johnson, Senior Project Manager
Cape Fear Public Utility Authority
Engineering Department
Development Services Division
910-332-6620
Planning Board - March 30, 2023
ITEM: 2 - 7 - 48
Concept Plan
Planning Board - March 30, 2023
ITEM: 2 - 8 - 1
BUILDING A
BUILDING B
BUILDING C
BUILDING D
BUILDING F
BUILDING E
BUILDING G
MULTIFAMILY
AMENITY AREA
APPROXIMATE CRITICAL ROOT ZONE
(CRZ) FOR SPECIMEN TREE # 86/87
APPROXIMATE CRITICAL ROOT ZONE
(CRZ) FOR SPECIMEN TREE # 149
SCM POND
TREE REMOVAL LEGEND AND CALULATIONS
EXISTING REGULATED HARDWOOD TREES TO BE REMOVED FOR
ESSENTIAL SITE IMPROVEMENTS (±2)
EXISTING REGULATED PINE TREES TO BE REMOVED FOR
ESSENTIAL SITE IMPROVEMENTS (±10)
EXISTING SIGNIFICANT TREES TO BE REMOVED FOR ESSENTIAL
SITE IMPROVEMENTS (±44)
EXISTING REGULATED PINE TREES TO BE RETAINED (±7)
EXISTING SIGNIFICANT TREES TO BE RETAINED (±17)
EXISTING REGULATED HARDWOOD TREES TO BE RETAINED (±0)
±44 EXISTING SIGNIFICANT TREES TO BE REMOVED WITH ±905" TOTAL
CALIPER X 2 = 1,810" TOTAL MITIGATION REQUIRED
**NOTE: THESE ARE PRELIMINARY PRESERVATION ESTIMATES AND
ONLY INCLUDED TREES EQUAL TO OR GREATER THAN REGULATED
BY CODE. TREE NUMBERS AND INFORMATION CORRESPONDS WITH
THE TREE REPORT PREPARED BY JOSHUA TREE ON 1/18/2023.
TREE PRESERVATION NOTES
1.TREE PRESERVATION / REMOVAL PERMIT IS REQUIRED PRIOR TO
CLEARING AND LAND DISTURBANCE.
2.PRIOR TO ANY CLEARING, GRADING, OR CONSTRUCTION ACTIVITY,
TREE PROTECTION FENCING WLL BE INSTALLED AROUND
PROTECTED TREES, OR GROVES OF TREES AND NO
CONSTRUCTION WORKERS, TOOLS, MATERIALS, OR VEHICLES ARE
PERMITTED WITHIN THE TREE PROTECTION FENCE.
3.PROTECTIVE FENCING IS TO BE MAINTAINED THROUGHOUT THE
DURATION OF THE PROJECT. LAND CLEARING AND CONSTRUCTION
CONTRACTORS SHALL RECEIVE ADEQUATE INSTRUCTION ON TREE
PROTECTION REQUIREMENTS AND METHODS.
4.LABEL PROTECTIVE FENCING WITH SIGNS TO BE PLACED EVERY 50
LF, OR AT LEAST TWO (2) PER AREA, IN ENGLISH AND SPANISH
"TREE PROTECTION AREA: DO NOT ENTER".
THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY KIMLEY-HORN AND ASSOCIATES, INC. SHALL BE WITHOUT LIABILITY TO KIMLEY-HORN AND ASSOCIATES, INC.
NC LICENSE #F-0102
200 SOUTH TRYON STREET, SUITE 200
CHARLOTTE, NORTH CAROLINA 28202
PHONE 704-333-5131
C 2023
SHEET 1 of 1
THIS PLAN IS CONCEPTUAL IN NATURE AND HAS BEEN PRODUCED WITHOUT THE BENEFIT OF A SURVEY, CODE RESEARCH, OR CONTACT WITH THE CITY, COUNTY, ETC.
02/17/2023
NORTH
REZONING OVERALL TREE CONCEPT
Planning Board - March 30, 2023
ITEM: 2 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 1
Planning Board - March 30, 2023
ITEM: 2 - 10 - 1
Farrell, Robert
From:Frank Stanton <fstanton77@gmail.com>
Sent:Saturday, March 18, 2023 5:20 AM
To:Farrell, Robert
Subject:6800 Carolina Beach Rd - Business and Multi-family residential
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Dear Mr. Farrell,
South of Monkey Junction along Carolina Beach Road my opinion is to keep the R15 zoning (8 families per acre) in place
and not change the zoning to accommodate multi family rental facilities.
I would also like to speak briefly at the March 30th 5 pm meeting at 3rd Street and Princess.
Thank you for your time.
Regards,
Frank Stanton
7637 Vancouver Ct.
Wilmington, NC 28412
910-465-1646 mobile
fstanton77@gmail.com
fstanton@icloud.com
PLEASE NOTE: This communication, including any documents, files or previous e-mail messages attached to it,
may include information that is privileged, confidential and/or exempt from disclosure. If you are not the intended
recipient, please note that any dissemination, distribution, copying or use of this communication, or any of the
information contained in or attached to it, is strictly prohibited and may be unlawful. If you are not the intended
recipient, please notify the sender by immediately replying to this message or notifying the sender by telephone and
then delete this communication and its attachments from your system without reading or saving in any manner.
Thank you.
Planning Board - March 30, 2023
ITEM: 2 - 10 - 2
N E W H A N OV E R C O U N T Y P L A N N I N G B OA R D
R EQ U E S T F O R B OA R D A C T I O N
M E E T I N G DAT E : 3/30/2023
Regular
D E PA R T M E N T: Planning P R E S E N T E R(S ): Zach D ickerson, C urrent Planner
C O N TA C T (S ): Zach Dickerson; Robert Fa rrell, S enio r Planner; Rebekah Ro th, Planning & L and U se D irector
S U B J EC T:
P ublic Hearing
Rezoning Request (Z 23-10) – Request by Jarrod C oving ton with Hermitage P roperty Holding s, L LC , applic ant and
property owner, to rezone approximately 17.9 ac res of land located at 4012 C astle Hay ne Road from R -20,
ResidenAal to C S , C ommercial S ervices.
B R I E F S U M M A RY:
T he applica nt is proposing to rezone approximately 17.9 acres from R -20, Residen,al to the C S, C o mmercial Services
zo ning district.
T he R -20 district in this area was established in 1985. At the ,me, the purpo se o f the R -20 district was to ensure that
ho using served by private sep,c and wells would be developed at low densi,es. Since that ,me, so me water and sewer
services have beco me available to the surrounding a rea .
W hile the site is zoned R -20, zoning along and directly o ff of this co rridor has pro gressively changed over the past
decade to include a mix o f residen,al uses with moderate densi,es and commercial districts, including a C o ndi,o nal
C S district approximately 0.5 miles to the southeast alo ng Hermitage Road (Z22-06). I n a ddi,o n, the site is in clo se
pro ximity to the C a stle H ayne Roa d a nd I -140 interchange; the surrounding area is expected to transi,on to a service
no de in the coming years.
As currently zoned, the subject site's to tal acreage would a llo w 34 dwelling units at a maximum density of 1.9 dwelling
units per acre under perfo rmance residen,al standards.
T he purpose of the C S district is to acco mmo date a mixture of light manufac turing, who lesale, sto rage, co mmercial
service and repair, and distribu,ve business type uses. I t func,ons as a support district to nearby intensive industrial
and commercial uses. T he district is designed to act as a transi,onal land use between intensive industrial and
commercial develo pment and less intensive commerc ial, offi c e, a nd ins,tu,onal uses.
T he C S Zoning D istrict D imensio nal Standards prescribe a minimum lot size o f 7,500 square feet with a 65' lo t width
minimum. D evelo pments in a C S district are required to have a 35' front setback, 7' side setbacks, and 15' rear
setbacks, extending to 35' rea r setbacks where the lots abut residen,a lly zo ned land. T he U D O required a Type A:
O paque B uff er where commercial uses abut residen,al uses. T he maximum building height in a C S district is 40'.
T he pro perty has frontage o n bo th C astle Hayne Ro ad and Hermitage Ro ad. B ecause this is a straight rezo ning, access
to the site wo uld be based on future subdivision o f proper,es.
I t is es,mated the site would generate approximately 28 A M and 36 P M peak hour trips if develo ped at the permiCed
density for development in the R -20 district. T here are a wide variety o f commerc ial land uses allowed by-right in the
Planning Board - March 30, 2023
ITEM: 3
C S district and the es,mated number of trips will depend o n the scope and scale o f future develo pment. For example,
it is es,mated trips could range f ro m 31 A M and 34 P M peak hour trips f o r a typical warehouse use at a verage build-
out, to 188 A M and 196 P M trips for a business park. D ue to the size o f the property, range o f poten,al land uses, and
likeliho o d o f develo pment with a co mbina,on of uses, the W M P O ha s stated a T I A is an,cipa ted for future
develo pment.
Traffi c I mpact Ana lyses are no t required f o r straight rezonings as a specifi c develo pment proposal is required to
tho ro ughly analyze po ten,al trip genera,on.
W hile capacity exists on C astle Hayne Ro ad, this ro ad is nearing capacity. O ver the next decade, N C D OT plans to
widen C astle Hayne Ro ad south of the I -140 interchange to serve the gro wth an,cipated in this area.
T he site is across C astle Ha yne Ro ad from the GE C ampus; the pro posed zoning district wo uld permit some uses
compa,ble with surrounding and future developments. Zo ning a lo ng and directly off of this corrido r has pro gressively
changed o ver the past decade to include a mix of residen,al uses with mo derate densi,es and commercial districts.
Recent rezo nings in this area have indicated a further interest in commercial and retail development.
T he H ermitage Ro ad corridor is mo re developed for heavy commercial and light industrial, whereas the C astle Hayne
Road corrido r in this area is largely residen,al with so me co mmercial development. T he parcels surrounding the
subject site remain zoned fo r low-density residen,a l; most o f them that f ro nt C astle Hayne Ro ad are used as such. T he
C S district permits a wide variety of uses, some of which are less compa,ble with the surrounding residen,al uses.
T he C omprehensive Plan designates this site as C ommunity Mixed U se and E mplo yment C enter. B ecause of the
general nature of place type borders, sites located in pro ximity to the bo undaries between place types could be
appro priately develo ped with either place type, allo wing site-specific features and evolving development paCerns in
the surrounding area to be considered.
B o th the C ommunity Mixed U se and E mployment C enter place types encourage light commercial development
paCerns. T hese two place types oHen serve a s transi,ons to o ne another. T he E mployment C enter place type is oHen
appro priate for development that is permiCed by-right in the C S district, including office and light
industrial/commercial uses. T he site's proximity to I -140, the GE campus and nearby higher density residen,al
develo pment is co nducive to these types of commercia l development.
T he C S zoning district is generally compa,ble with this area. Ho wever, while many of the uses in the C S district align
with those encouraged in the E mployment C enter place type, the area surro unding this site remains zoned f o r low-
density residen,al a nd is largely used as such. T he large size of this parcel and the wide variety of uses permiCed by-
right in the C S district may allow for develo pments less co mpa,ble with the abuJng residen,al uses. W hile it is staff ’s
understanding that the applicant does not intend to develop this site as light industria l, the C S district permits some
light industrial and manufacturing uses by-right.
W hile the propo sed C S rezoning is generally C O N S I S T E N T with the 2016 C o mprehensive Plan because the project
pro vides for the types of uses reco mmended in both the C o mmunity Mixed U se and E mplo yment C enter place types,
the straight rezoning to the propo sed C S district, which permits a wide variety of uses, may allo w developments and
uses that wo uld not be compa,ble with the surro unding lo w-density residen,al uses.
S T R AT EGI C P L A N A L I G N M E N T:
Planning Board - March 30, 2023
ITEM: 3
R EC O M M E N D E D M OT I O N A N D R EQU E S T E D A C T I O N S :
Staff ’s reco mmenda,o n is based on the policy guidance of the 2016 C o mprehensive Plan, zo ning co nsidera,ons, and
technical review.
T he propo sed C S rezoning is generally C O N S I S T E N T with the 2016 C o mprehensive Plan because the rezo ning
pro vides for the types of uses reco mmended in both the C ommunity Mixed U se and E mployment C enter place types;
ho wever, the straight rezo ning to the propo sed C S district and its wide variety of by-right develo pment permiCed, may
allo w develo pments and uses that would not be compa,ble with the surro unding lo w-density residen,al uses. Staff
wo uld pref er a co ndi,o nal rezoning or a more limited a pplic a,on o f the C S zoning for this site.
A s a result, staff recommends denial of the prop osal and suggests the f o llo wing mo ,o n:
I mo ve to R EC O M M E N D D E N I A L o f the propo sed rezo ning to an C S distric t. While I find it to
be C O N S I S T E N T with the 2016 C omprehensive Plan because the rezo ning provides f o r the types of uses
recommended in bo th the C o mmunity Mixed U se and E mployment C enter place types. I also
fi n d R EC O M M E N D I N G D E N I A L o f the pro ject is reasonable and in the public interest because the
straight rezo ning to the proposed C S district and its wide variety of by-right develo pment permiCed, may
allow develo pments and uses that wo uld no t be compa,ble with the surrounding low-density residen,al
uses.
A lternaAve M oAon for A pproval (I f, based on informa ,o n pro vided at the public hearing or other
co nsidera,on beyo nd the scope of staff review, the B oa rd finds approval appropriate)
I mo ve to R EC O M M E N D A P P R OVA L o f the proposed rezoning to an C S district. I find it to
be C O N S I S T E N T with the purposes a nd intent of the C o mprehensive Plan bec ause the rezo ning pro vides
f o r the types o f uses recommended in both the C ommunity Mixed use and E mplo yment C enter place
types. I find R EC O M M E N D I N G A P P R OVA L o f the rezo ning request is reaso nable and in the public
interest because the propo sal wo uld acco mmo date commerc ial uses that would be co mpa,ble with
development in the area along the C astle Ha yne Ro ad and Hermitage Ro ad co rridors.
AT TA C H M E N T S :
Descrip,on
Z23-10 Script Planning Board
Z23-10 Staff Report Planning Board
Z23-10 Zoning
Z23-10 Future Land Use Map
Z23-10 Mail Out Map
Initial Application Cover Sheet
Z23-10 Initial Application
District Profiles Cover Sheet
R-20 Profile Sheet
Commercial Services Profile Sheet
C O U N T Y M A N AG E R'S C O M M E N T S A N D R EC O M M E N DAT I O N S : (only M anag er)
Planning Board - March 30, 2023
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-10)
Rezoning Request (Z23-10) – Request by Jarrod Covington with Hermitage Property Holdings, LLC,
applicant and property owner, to rezone approximately 17.9 acres of land located at 4012 Castle Hayne
Road from R-20, Residential to CS, Commercial 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)
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to an CS district. While I find it to
be CONSISTENT with the 2016 Comprehensive Plan because the rezoning provides for the
types of uses recommended in both the Community Mixed Use and Employment Center place
types. I also find RECOMMENDING DENIAL of the project is reasonable and in the public
interest because the straight rezoning to the proposed CS district and its wide variety of by-
right development permitted, may allow developments and uses that would not be compatible
with the surrounding low-density residential uses.
Alternative Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning to an CS district. I find it to
be CONSISTENT with the purposes and intent of the Comprehensive Plan because the rezoning
provides for the types of uses recommended in both the Community Mixed use and Employment
Center place types. I find RECOMMENDING APPROVAL of the rezoning request is
reasonable and in the public interest because the proposal would accommodate commercial
uses that would be compatible with development in the area along the Castle Hayne Road
and Hermitage Road corridors.
Planning Board - March 30, 2023
ITEM: 3 - 1 - 1
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a conditional RMF-M
district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the
Comprehensive Plan because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in
the public interest because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Planning Board - March 30, 2023
ITEM: 3 - 1 - 2
Z23-10 Staff Report PB 3.30.2023 Page 1 of 13
STAFF REPORT FOR Z23-10
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z23-10
Request:
Rezoning to a CS – Commercial Services District
Applicant: Property Owner(s):
Hermitage Property Holdings, LLC Hermitage Property Holdings, LLC
Location: Acreage:
North of I-140, west of Blue Clay Road, and east
of Castle Hayne Road Approximately 17.9 acres
PID(s): Comp Plan Place Type:
R01719-001-003-001
Community Mixed Use and Employment
Center
Existing Land Use: Proposed Land Use:
Undeveloped Land The property would be allowed to be
developed in accordance with the CS district
Current Zoning: Proposed Zoning:
R-20, Residential CS, Commercial Services
SURROUNDING AREA
LAND USE ZONING
North Residential R-20, RA
East Residential, some Commercial R-20, CZD CS, I-1
South Residential R-20
West GE Campus I-2
Planning Board - March 30, 2023
ITEM: 3 - 2 - 1
Z23-10 Staff Report PB 3.30.2023 Page 2 of 13
ZONING HISTORY
July 1, 1985 Initially zoned R-20 (Castle Hayne)
COMMUNITY SERVICES
Water/Sewer
Public water is available through CFPUA. There is no public sewer available.
Development will be required to connect to private septic systems permitted
by New Hanover County Environmental Health.
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 - March 30, 2023
ITEM: 3 - 2 - 2
Z23-10 Staff Report PB 3.30.2023 Page 3 of 13
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone one parcel totaling approximately 17.9 acres from R-
20, Residential district to the CS, Commercial Services district.
• According to the applicant, the requested CS zoning district is more appropriate for the
tracts than the current R-20 zoning as the Comprehensive Plan calls for higher intensity future
land uses within the general area. Per the applicant, the subject property is ideally located
for a Commercial Services District commercial use that will encourage and support future
economic growth in the various nearby place types.
• This request is for a straight rezoning, so 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 1985. 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.
• The purpose of the CS district is to accommodate a mixture of light manufacturing,
wholesale, storage, commercial service and repair, and distributive business type uses. It
functions as a support district to nearby intensive industrial and commercial uses.
• The CS district was added to the UDO in 2019 to serve as an alternative zoning designation
for B-2 uses that are less desirable for high visibility corridors.
• The CS district allows a large variety of uses including contractor yards, equipment storage,
retail uses, auto sales and service, warehousing, restaurants and food markets. It also allows
for some light industrial uses such as machinery and electrical equipment manufacturing, and
some waste and salvage uses.
• The site has frontage along Hermitage Road, which has some heavy commercial and light
industrial uses further to the east.
• The site is located north of 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 34 dwelling units at a maximum density of
1.9 dwelling units per acre would be allowed under performance residential standards.
• The CS Zoning District Dimensional Standards prescribe a minimum lot size of 7,500 square
feet with the 65’ lot width minimum. Developments in a CS district are required to have a
35’ front setback, 7’ side setbacks, and 15’ rear setbacks, extending to 35’ rear setbacks
where the lots abut residentially zoned land.
• The UDO prescribes a Type A: Opaque Buffer where commercial uses abut residential uses.
Planning Board - March 30, 2023
ITEM: 3 - 2 - 3
Z23-10 Staff Report PB 3.30.2023 Page 4 of 13
• The maximum building height in a CS district is 40’.
• 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.
AREA DEVELOPMENTS
Planning Board - March 30, 2023
ITEM: 3 - 2 - 4
Z23-10 Staff Report PB 3.30.2023 Page 5 of 13
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 34 single-family dwelling units.
PROPOSED ACCESS
Access
This site has access on both Castle Hayne Road and Hermitage Road.
Because this is a straight rezoning, access to the site would be based
on future subdivision of properties.
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Castle Hayne Road Hermitage Road
Type of Roadway NCDOT minor arterial NCDOT secondary road
Roadway Planning Capacity
(AADT) 15,549 Not Available
Latest Traffic Volume (AADT) 12,500 Not Available
Latest WMPO Point-in-Time
County (8/1/2022)
Castle Hayne Road Between
Sondey Rd and Crowatan Rd-
11,998
Not Available
Current Level of Congestion Capacity Exists Not Available
Sources Source of Planning Capacity: WMPO
Source of Latest Traffic Volumes: NCDOT (2021)
Planning Board - March 30, 2023
ITEM: 3 - 2 - 5
Z23-10 Staff Report PB 3.30.2023 Page 6 of 13
NEARBY NCDOT STIP ROADWAY PROJECTS
U-5863 – Castle Hayne Road
Improvements
(post-2029 Completion)
- Widen castle Hayne Road into multi-lanes from I-140 to
Division Drive. Right-of-Way acquisition and utilities is
currently scheduled to take place in FY 2025, with
construction beginning after 2029.
- The roadway project is currently proposed as a divided
facility with a median, but this has not been finalized. If the
finalized project has a median, the site access will be right-
in/right-out only.
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Potential By-
Right
Development
under
Proposed
Zoning:
Business Park1
Potential By-
Right
Development
under
Proposed
Zoning:
Warehousing2
Potential By-
Right
Development
under Proposed
Zoning: Auto
Parts and
Service Center3
AM Peak Hour Trips 28 188 31 55
PM Peak Hour Trips 36 196 34 52
Assumptions
1 Using 140,000 sq ft, the typical build out of a building at 18% of the
total site area- ITE code 770.
2 Using 65,000 sq ft of warehousing, based on site proportions from Z22-
06 CZD CS Rezoning on Hermitage Road, site was 30 acres and had
103,000 sq ft of warehousing- ITE code 150.
3 Using 20,000 sq ft area, large vehicle service station- ITE code 943.
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th edition
TRAFFIC IMPACT ANALYSIS (TIA)
Traffic Impact Analyses are not required for straight rezonings as a specific development proposal is
required to thoroughly analyze potential trip generation. Per the WMPO, with this large plot of land and
several different land uses available to be devel oped under CS zoning, a TIA will more than likely be
required, especially if the site is developed with a combination of multiple land uses.
SUMMARY
The proposed project is located along a minor arterial highway that currently has capacity. NCDOT STIP
project U-5863 plans to widen Castle Hayne Road south of the I-140 interchange in the next several
years. The site has frontage on both Castle Hayne Road and Hermitage Road, which can both be used to
access the site. Because this is a straight rezoning, future primary access will be determined by subdivision
of the site and development activity. Traffic Impact Analyses are not required for straight rezonings, but
with the acreage of the parcel and the variety of by-right development permitted in the CS district, a TIA
will likely be required, especially if the site is developed with multiple uses.
Planning Board - March 30, 2023
ITEM: 3 - 2 - 6
Z23-10 Staff Report PB 3.30.2023 Page 7 of 13
ENVIRONMENTAL
• The property is not within a Natural Heritage Area. The property is not located within a
Special Flood Hazard Area.
• The property is located in the Prince George Creek Watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (moderate limitation) & III (severe limitation).
Planning Board - March 30, 2023
ITEM: 3 - 2 - 7
Z23-10 Staff Report PB 3.30.2023 Page 8 of 13
Representative Developments
Representative Developments of R-20 (Existing Zoning):
Holland Drive
Long Leaf Drive
Planning Board - March 30, 2023
ITEM: 3 - 2 - 8
Z23-10 Staff Report PB 3.30.2023 Page 9 of 13
Representative Developments
Representative Developments of CS Districts within the City of Wilmington:
Planning Board - March 30, 2023
ITEM: 3 - 2 - 9
Z23-10 Staff Report PB 3.30.2023 Page 10 of 13
Context and Compatibility
• The subject parcel has frontage along both Castle Hayne and Hermitage Roads, and is just
north of the I-140 interchange.
• Due to its proximity to the I-140 interchange, this general area is likely to transition to a
service node in the coming years, making new single-family residential development along
the Castle Hayne Road corridor less likely.
• The site is across Castle Hayne Road from the GE Campus, an I-2 (Heavy Industrial) zoned
district.
• There is a proposed retail use under consideration for rezoning to the South of the I-140
interchange, scheduled to be heard by the Board of Commissioners at their April 3rd
meeting.
• A large, 30 acre parcel on Hermitage Road approximately 0.5 miles to the southeast was
rezoned in 2022 for a Conditional CS zoning district for flex office space and warehousing
(Z22-06).
• Development in this area has centered along the Castle Hayne corridor and in light industrial
areas along Hermitage Road and Crowatan Road.
• The Hermitage Road corridor is more developed for heavy commercial and light industrial,
whereas the Castle Hayne Road corridor in this area is largely residential with some
commercial development.
• The parcels surrounding the subject site remain zoned for low-density residential; most of
them that front Castle Hayne Road are used as such.
Planning Board - March 30, 2023
ITEM: 3 - 2 - 10
Z23-10 Staff Report PB 3.30.2023 Page 11 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 development patterns and should not be interpreted as
being parcel specific.
Future Land Use
Map Place Type
Community Mixed Use & Employment Center
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.
Employment Center: Serves as an employment and production hub where
office and light industrial uses predominate. It can also include residential,
civic, and recreational uses, but should be clearly delineated from rural and
conservation areas. Commercial uses designed to serve the needs of the
employment center are appropriate.
Planning Board - March 30, 2023
ITEM: 3 - 2 - 11
Z23-10 Staff Report PB 3.30.2023 Page 12 of 13
Analysis
The subject property is in the northern portion of the county, located north
of 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. Recent rezonings in this area have indicated a
further interest in commercial and retail development. The Hermitage Road
corridor to the South and East is developed for heavy commercial and light
industrial uses.
The Comprehensive Plan classifies the western portion of the property
fronting Castle Hayne Road as Community Mixed Use- a common
classification along the Castle Hayne Road corridor. The eastern portion of
the property is listed as Employment Center, which is more common along
the Hermitage Road corridor.
The CS zoning district is generally compatible with this area. However, while
many of the uses in the CS district align with those encouraged in the
Employment Center place type, the area surrounding this site remains zoned
for low-density residential and is largely used as such. The large size of this
parcel and the wide variety of uses permitted by-right in the CS district may
allow for developments less compatible with the abutting residential uses.
While it is staff’s understanding that the applicant does not intend to
develop this site as light industrial, the CS district permits some light
industrial and manufacturing uses by-right.
Consistency
Recommendation
While the proposed CS rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the types of uses
recommended in both the Community Mixed Use and Employment Center
place types, the straight rezoning to the proposed CS district, which permits
a wide variety of uses, may allow developments and uses that would not be
compatible with the surrounding low-density residential uses.
Planning Board - March 30, 2023
ITEM: 3 - 2 - 12
Z23-10 Staff Report PB 3.30.2023 Page 13 of 13
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review.
The proposed CS rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because
the rezoning provides for the types of uses recommended in both the Community Mixed Use and
Employment Center place types; however, the straight rezoning to the proposed CS district and its
wide variety of by-right development permitted, may allow developments and uses that would not
be compatible with the surrounding low-density residential uses. Staff would prefer a conditional
rezoning or a more limited application of the CS zoning for this site.
As a result, staff recommends denial of the proposal and suggests the following motion:
I move to RECOMMEND DENIAL of the proposed rezoning to an CS district. While I
find it to be CONSISTENT with the 2016 Comprehensive Plan because the rezoning
provides for the types of uses recommended in both the Community Mixed Use and
Employment Center place types. I also find RECOMMENDING DENIAL of the project
is reasonable and in the public interest because the straight rezoning to the proposed
CS district and its wide variety of by-right development permitted, may allow
developments and uses that would not be compatible with the surrounding low-density
residential uses.
Alternative Motion for Approval (If, based on information provided at the public
hearing or other consideration beyond the scope of staff review, the Board finds
approval appropriate)
I move to RECOMMEND APPROVAL of the proposed rezoning to an CS district. I find
it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because
the rezoning provides for the types of uses recommended in both the Community Mixed
use and Employment Center place types. I find RECOMMENDING APPROVAL of the
rezoning request is reasonable and in the public interest because the proposal would
accommodate commercial uses that would be compatible with development in the area
along the Castle Hayne Road and Hermitage Road corridors.
Planning Board - March 30, 2023
ITEM: 3 - 2 - 13
Planning Board - March 30, 2023
ITEM: 3 - 3 - 1
Planning Board - March 30, 2023
ITEM: 3 - 4 - 1
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Z23-10
Neighboring Parcels (500 feet)
CSR-204012 Castle Hayne RdZ23-10
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US FeetPlanning Board - March 30, 2023
ITEM: 3 - 5 - 1
Initial Application
Documents & Materials
Planning Board - March 30, 2023
ITEM: 3 - 6 - 1
Planning Board - March 30, 2023
ITEM: 3 - 7 - 1
Planning Board - March 30, 2023
ITEM: 3 - 7 - 2
Planning Board - March 30, 2023
ITEM: 3 - 7 - 3
Planning Board - March 30, 2023
ITEM: 3 - 7 - 4
Planning Board - March 30, 2023
ITEM: 3 - 7 - 5
Planning Board - March 30, 2023
ITEM: 3 - 7 - 6
Planning Board - March 30, 2023
ITEM: 3 - 7 - 7
Planning Board - March 30, 2023
ITEM: 3 - 7 - 8
Planning Board - March 30, 2023
ITEM: 3 - 7 - 9
Planning Board - March 30, 2023
ITEM: 3 - 7 - 10
Planning Board - March 30, 2023
ITEM: 3 - 7 - 11
District Profiles
Planning Board - March 30, 2023
ITEM: 3 - 8 - 1
RESIDENT I A L 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 - March 30, 2023
ITEM: 3 - 9 - 1
P RINCIPAL USES KEY: * = USE -SPE CIFIC 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 - March 30, 2023
ITEM: 3 - 9 - 2
COMMERCIAL SERVICES (CS ) DISTRICT
PURPOSE
The Commercial Services (CS) district is established to accommodate a mixture of light manufacturing, wholesale, storage, commercial service and repair,
and distributive business type uses. It functions as a support district to nearby intensive industrial and commercial uses. The district is designed to act as a
transitional land use between intensive industrial and commercial development and less intensive commercial, office, and institutional uses.
DIMENSIONAL STANDARDS
OTHER DISTRICT STANDARDS
1. Lighting:
• All new construction where exterior site lighting is provided shall observe the following limitations as to height:
a. Unrestricted lighting: 10 feet
b. Ninety-degree cutoff lighting: 15 feet
In no case shall lighting for new construction be located or installed so as to shine directly onto residential premises.
PRINCIPAL USES KEY: * = USE -SPECIFIC STANDARDS APPLY (SEE SECTION 4.3 FOR USE -SPECIFIC STANDAR D
By Right
Agricultural Uses
- Agricultural and Forestry Uses, General
- Wholesale Nursery
Residential Uses
- Live/Work or Caretaker Unit *
Civic and Institutional
- Animal Shelter
- Community Center
- Lodges, Fraternal, & Social Organizations
- Religious Assembly *
- Amateur Radio Antennas (up to 90 ft.) *
- Antenna & Towers less than 70 ft. in Height & Ancillary to the Principal Use*
- Cellular & PCS Antennas *
- Colleges, Universities, and Professional Schools
- Vocation or Trade School
- Government Offices and Buildings
- Post Office
- Medical and Dental Office and Clinic
- Park and Recreation Area
- Bus and Taxi Terminal
- Marina, Commercial
- Railroad Freight Depot
- Railroad Passenger Terminal
- Water Transportation Facility
- Electric Substation
- Utility Lines, Structures, and/or Facilities; General *
Commercial Uses
- Bar/Nightclub
- Electronic Gaming Operation *
- Indoor Recreation Establishment
- Outdoor Recreation Establishment
- Kennel
- Veterinary Service
- Bank and/or Financial Institution
- Business Service Center
- Commercial Parking Lot or Facility
- Funeral Services
- Mini-Warehouse/Self-Storage
- Repair Shop
- Restaurant
- Hotel or Motel
- Contractor Office *
- Offices for Private Business and Professional Activities
- Dry Cleaning/Laundry Plant
- Personal Services, General
- Convenience Store
- Food Market
- Grocery Store
Commercial Uses continued
- Pharmacy
- Retail Nursery
- Retail Sales, Building and Construction Supplies
- Retail Sales, General
- Boat Dealer
- Car Wash
- Equipment Rental and Leasing
- Farm Implement Sales
- Fuel Sales *
- Mobile Home and Prefab Building Sales
- Vehicle Rentals
- Vehicle Sales
- Vehicle Service Station, Large Vehicles
- Vehicle Service Station, Minor
- Vehicle Service Station, Major
- Vehicle Towing Service and Storage Yard
Industrial Uses
Design & Technology Services
- Broadcasting and Production Studio
- Research and Development Facility
Industry & Manufacturing
- Artisan Manufacturing
- Sugar and Confectionary Product Manufacturing (NAICS 3113)
- Apparel Accessories and Other Apparel Manufacturing (NAICS 3159)
- Cut and Sew Apparel Manufacturing (NAICS 3152)
- Footwear Manufacturing (NAICS 3162)
- Other Leather and Allied Product Manufacturing (NAICS 3169)
- Commercial and Service Industry Machinery Manufacturing (NAICS 3333)
- Engine, Turbine, & Power Transmission Equipment Manufacturing
(NAICS 3336)
- Industrial Machinery Manufacturing (NAICS 3332)
- Other General Purpose Machinery Manufacturing (NAICS 3339)
- Navigational, Measuring, Electromedical, and Control Instruments
Manufacturing (NAICS 3345)
- Electric Lighting Equipment Manufacturing (NAICS 3351)
- Other Electrical Equipment & Component Manufacturing (NAICS 3359)
- Medical Equipment and Supplies Manufacturing (NAICS 3391)
- Other Miscellaneous Manufacturing (NAICS 3399)
Warehousing, Storage, & Wholesale Sales and Distribution
- Dry Stack Boat Storage Facility, Stand-Alone
- Motor Freight Transportation Warehousing
- Recreational Vehicle and Boat Trailer Storage Lot *
- Warehousing *
- Wholesaling *
Waste & Salvage
- Commercial Recycling Facility, Large Collection
- Commercial Recycling Facility, Small Collection
Standard All Uses
Lot area, minimum (square feet) 7,500
1 Lot width, minimum (feet) 65
2 Front setback (feet) 35
3 Side setback, street (feet) 25 Along highways & major thoroughfares
17.5 Along all other public highways or streets
4 Side setback, interior (feet) 7 *
5 Rear, generally (feet) 15 **
Building height, maximum (feet) 40 ***
* The interior side setback is 30 feet from abutting residentially zoned land.
** The rear setback is 35 feet from abutting residentially zoned land.
*** Buildings over 35 feet are subject to additional setbacks and bufferyards of 4 additional feet.
1
1
2
1
4
5
5
4
2
1
Planning Board - March 30, 2023
ITEM: 3 - 10 - 1
Special Use
Residential Uses
- Group Home *
Civic and Institutional
- Other Communications Facilities including Towers *
Industrial Uses
- Animal Food Manufacturing (NAICS 3111)
- Bakeries and Tortilla Manufacturing (NAICS 3118)
- Dairy Product Manufacturing (NAICS 3115)
- Fruit and Vegetable Preserving and Specialty Food Manufacturing (NAICS 3114)
- Grain and Oilseed Manufacturing (NAICS 3112)
- Other Food Manufacturing (NAICS 3119)
- Seafood Product Preparation & Packaging (NAICS 3117)
- Beverage Manufacturing (NAICS 3121)
- Other Textile Product Mills (NAICS 3149)
- Textile Furnishings Mill (NAICS 3141)
- Apparel Knitting Mills (NAICS 3151)
- Other Wood Product Manufacturing (NAICS 3219)
- Sawmills and Wood Preservation (NAICS 3211)
- Veneer, Plywood, and Engineered Wood Product Manufacturing (NAICS 3212)
- Printing and Related Support Activities (NAICS 3231)
- Cutlery and Handtool Manufacturing (NAICS 3322)
- Hardware Manufacturing (NAICS 3325)
- Other Fabricated Metal Product Manufacturing (NAICS 3329)
Industrial Uses continued
- Spring and Wire Product Manufacturing (NAICS 3326)
- Agriculture, Construction, and Mining Machinery Manufacturing (NAICS 3331)
- Metalworking Machinery Manufacturing (NAICS 3335)
- Ventilation, Heating, Air-Conditioning, and Commercial Refrigeration
Equipment Manufacturing (NAICS 3334)
- Audio and Video Equipment Manufacturing (NAICS 3343)
- Communications Equipment Manufacturing (NAICS 3342)
- Computer and Peripheral Equipment Manufacturing (NAICS 3341)
- Manufacturing and Reproducing Magnetic and Optical Media (NAICS 3346)
- Semiconductor and Other Electronic Component Manufacturing (NAICS 3344)
- Electrical Equipment Manufacturing (NAICS 3353)
- Household Appliance Manufacturing (NAICS 3352)
- Household and Institutional Furniture and Kitchen Cabinet Manufacturing
(NAICS 3371)
- Office Furniture (including Fixtures) Manufacturing (NAICS 3372)
- Other Furniture Related Product Manufacturing (NAICS 3379)
Waste & Salvage
- Commercial Recycling Facility, Processing
- Commercial Recycling Facility, Processing and Collection
ACCESSORY AND TEMPORARY USES (SEE SECTIONS 4.4.4 & 4.5.4 FOR USE -SPECIFIC STANDARDS)
Accessory Uses
- Accessory Structure
- Accessory Use, Customary
- Dry Stack Boat Storage Facility, at a Marina
- Stormwater Facilities on Contiguous Properties
Temporary Uses
- Circuses, Carnivals, and Fairs
- Construction Office
- Seasonal Sales
- Special Fundraising for Non-profit Organizations
- Temporary Real Estate Office/Model
- Temporary Relocation Housing
Planning Board - March 30, 2023
ITEM: 3 - 10 - 2
N E W H A N OV E R C O U N T Y P L A N N I N G B OA R D
R EQ U E S T F O R B OA R D A C T I O N
M E E T I N G DAT E : 3/30/2023
Regular
D E PA R T M E N T: Planning P R E S E N T E R(S ): Rebeka h Roth, Planning & L and U se Directo r
C O N TA C T (S ): Rebekah Roth
S U B J EC T:
P ublic Hearing
Text A mendment Request (TA 23-01) - Request by N ew Hanover C ounty P lanning & L and U se to amend S ec7on
5.7 C onserv a7on Resources to clarify the applicab ility of prov isions.
B R I E F S U M M A RY:
T he key intent o f this amendment is to clarify tha t the C o unty's c o nserva o n resource standards apply to development
on all parcels, excluding spec ifi c excep ons f o r parcels of reco rd on December 1, 1984, the o riginal eff ec ve date o f
the provisions. T hese sta ndards were applied to the develo pment and improvement of property, including the
subdivisio n of land, o n all proper es located wholly or par a lly within a designated conserva on o verlay district.
T his o rdinance did exclude par cular uses, which a subsequent August 4, 2008 amendment clarifi ed only applied to
parcels that existed prior to the original D ec ember 1, 1984 eff ec ve da te, as the conserva on reso urce standards
wo uld have been applied to any subdivision or pro perty a/er that date.
L anguage regarding the applicability of these standards was revised in 2019 with the develo pment of the U nifi ed
Development O rdina nce do cument. T he intent of the amendment was to reorganize provisions and no t to change the
regula o ns that apply to pro per es. Recent ques ons, however, have indic ated tha t the revised applicability language
is less clear than the previo us text.
T he pro posed amendment clearly states that the standards apply to all developments and improvements, including the
division o f land, and specifies that they apply to all parcels created since the D ec ember 1, 1984 eff ec ve date. T he
only exemp ons for lots o f record prior to December 1, 1984 include:
T he develo pment of one single f amily ho me detached structure, one residen al duplex, or the loca o n of two
or fewer mo bile homes on a parcel of reco rd a s of D ec ember 1, 1984.
C o mmercial, industrial, office or ins tu onal develo pment on lo ts of reco rd as of December 1, 1984 that involve
a land disturbance o f less than one acre in area.
T he development o r divisio n of a parcel o f record as of December 1, 1984 that meets bo th of the f o llo wing
condi ons:
N o part of the develo pment o r divisio n shall be located within a dista nce equal to or less than the setback
distance specified in Sec on 5.7.4., Addi onal Performa nce C o ntrols, o f any c o nserva o n resource o r
space exis ng o n the parcel or on a con guous parcel o f record.
N o part of the develo pment or divisio n shall be lo cated o n any por on of the pa rcel that is pa rt of the
upper drainage basin f o r any conserva on resource or space on the parcel or within the specified setback
Planning Board - March 30, 2023
ITEM: 4
on a con guous parcel of record.
S T R AT EGI C P L A N A L I G N M E N T:
R EC O M M E N D E D M OT I O N A N D R EQU E S T E D A C T I O N S :
Staff recommends appro val of the requested amendment a nd suggests the following mo on:
I move to R EC O M M E N D A P P R OVA L of the pro posed amendment to the N ew Hanover C ounty U nified Development
O rdinance to clarif y that the C ounty's conserva on reso urce sta ndards apply to development o n all proper es,
excluding specifi c excep ons for parcels of record o n D ec ember 1, 1984, the o riginal eff ec ve date of the pro visions. I
find it to be C O N S I S T E N T with the purpose and intent of the 2016 C o mprehensive Plan because it con nues eff o rts
to conserve and enhance o ur unique sense of pla c e, pro mo te environmentally respo nsible gro wth, and conserve
environmentally sensi ve areas. I also find R EC O M M E N D I N G A P P R OVA L of the pro posed amendment reasonable
and in the public interest because it clarifies current conserva on reso urce standards applicability f o r stakeholders and
code users.
AT TA C H M E N T S :
Descrip on
TA23-01 Script - PB
TA23-01 Staff Report - PB
TA23-01 Text Amendment Draft
C O U N T Y M A N AG E R'S C O M M E N T S A N D R EC O M M E N DAT I O N S : (only M anag er)
Planning Board - March 30, 2023
ITEM: 4
SCRIPT for Unified Development Ordinance Text Amendment (TA23-01)
Request by New Hanover County Planning & Land Use to amend Section 5.7 Conservation Resources
to clarify the applicability of provisions.
1. This is a public hearing. We will hear a presentation from staff. Then any supporters and
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. Supporters’ presentation (up to 15 minutes)
c. Opponents’ presentation (up to 15 minutes)
d. Supporters’ rebuttal (up to 5 minutes)
e. Opponents’ rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. Vote on amendment. The motion should include a statement saying how the change is, or is not,
consistent with the land use plan and why approval or denial of the rezoning request is reasonable
and in the public interest.
Example Motion of Approval
I move to RECOMMEND APPROVAL of the proposed amendment to the New Hanover County Unified
Development Ordinance to clarify that the County’s conservation resource standards apply to
development on all properties, excluding specific exceptions for parcels of record on December 1, 1984,
the original effective date of the provisions. I find it to be CONSISTENT with the purpose and intent of
the 2016 Comprehensive Plan because it continues efforts to conserve and enhance our unique sense of
place, promote environmentally responsible growth, and conserve environmentally sensitive areas. I also
find RECOMMENDING APPROVAL of the proposed amendment reasonable and in the public interest
because it clarifies current conservation resource standards applicability for stakeholders and code users.
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed amendment to the New Hanover County Unified Development
Ordinance to establish the Riverfront Urban Mixed-Use Zoning (RUMXZ) district. I find it to be
[Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan because [insert reasons]
__________________________________________________________________________________
__________________________________________________________________________________
I also find [Approval/Denial] of the proposed amendment is reasonable and in the public interest because
[insert reasons]
__________________________________________________________________________________
__________________________________________________________________________________
Planning Board - March 30, 2023
ITEM: 4 - 1 - 1
STAFF REPORT FOR TA23-01
TEXT AMENDMENT REQUEST
REQUEST SUMMARY
Case Number: TA23-01
Request:
To amend Section 5.7 Conservation Resources to clarify the applicability of provisions.
Applicant: Subject Ordinances:
New Hanover County Unified Development Ordinance (UDO)
Purpose & Intent
The key intent of this amendment is to clarify that the County’s conservation resource standards
apply to development on all parcels, excluding specific exceptions for parcels of record on
December 1, 1984, the original effective date of the provisions.
BACKGROUND
On October 1, 1984, the New Hanover County Board of Commissioners adopted standards for
identified conservation resources, such as swamp forests, marshes, and archaeological resources
that became effective on December 1, 1984. These standards were applied to the development
and improvement of property, including the subdivision of land, on all properties located wholly or
partially within a designated conservation overlay district.
This ordinance did exclude particular uses, which a subsequent August 4, 2008 amendment clarified
only applied to parcels that existed prior to the original December 1, 1984 effective date (as the
conservation resource standards would have been applied to any subdivision or property after that
date).
In January 2020, the Board of Commissioners approved the Unified Development Ordinance, which
consolidated all the County’s development regulations into one document. Some regulations,
including the conservation resource standards were reorganized as part of this consolidation, and
the overlay district was converted to general development standards. As outlined in the summary
sheet provided to the Commissioners with that amendment, this change sought to “clarify how these
provisions apply to particular properties, [so] the conservation standards have been moved to
Article 5: General Development Standards and will no longer be treated as a zoning overlay. The
standards will apply to whenever the natural resource is present on a property.”
This was not intended to modify the application of the conservation resource standards, as the
approval ordinance of the UDO consolidation specifically stated that “the reorganized unified
document will update provisions to reflect current practice and laws and clarify current practices”
and “the reorganization is not intended to change the regulations that apply to properties.” This
reorganization was scoped narrowly to avoid policy changes.
Planning Board - March 30, 2023
ITEM: 4 - 2 - 1
During this reorganization, the clarifications made in the 2008 amendment were removed as, with
the original standards, it was clear to staff that they would have been applied to all parcels with
conservation resources created after the 1984 effective date. This had been the way they had
been interpreted and applied since 1984. Recent questions, however, have indicated that the
revised applicability language is less clear than the previous text.
PROPOSED AMENDMENT
The proposed text amendment is attached, with red italics indicating new language and
strikethrough indicated text that is to be removed.
The proposed amendment clearly states that the standards apply to all developments and
improvements, including the division of land, and specifies that they apply to all parcels created
since the December 1, 1984 effective date. The only exemptions for lots of record prior to
December 1, 1984 include:
The development of one single family home detached structure, one residential duplex, or
the location of two or fewer mobile homes on a parcel of record as of December 1, 1984,
the effective date of these provisions.
Commercial, industrial, office or institutional development on lots of record as of December
1, 1984 that involve a land disturbance of less than one acre in area.
The development or division of a parcel of record as of December 1, 1984 that meets both
of the following conditions:
o No part of the development or division shall be located within a distance equal to
or less than the setback distance specified in Section 5.7.4, Additional Performance
Controls, of any conservation resource or space existing on the parcel or on a
contiguous parcel of record.
o No part of the development or division shall be located on any portion of the parcel
that is part of the upper drainage basin for any conservation resource or space on
the parcel or within the specified setback on a contiguous parcel of record.
STAFF RECOMMENDATION
Staff recommends approval of the requested amendment and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed amendment to the New Hanover
County Unified Development Ordinance to clarify that the County’s conservation resource
standards apply to development on all properties, excluding specific exceptions for parcels
of record on December 1, 1984, the original effective date of the provisions. I find it to be
CONSISTENT with the purpose and intent of the 2016 Comprehensive Plan because it
continues efforts to conserve and enhance our unique sense of place, promote
environmentally responsible growth, and conserve environmentally sensitive areas. I also
find RECOMMENDING APPROVAL of the proposed amendment reasonable and in the
public interest because it clarifies current conservation resource standards applicability for
stakeholders and code users.
Planning Board - March 30, 2023
ITEM: 4 - 2 - 2
Subject Articles and Sections
Section 5.7. Conservation Resources
o 5.7.2. Applicability
Planning Board - March 30, 2023
ITEM: 4 - 2 - 3
Section 5.7. Conservation Resources
5.7.2. APPLICABILITY
A. Unless exempted by subsection C below, the development and improvement of a parcel of
record existing on December 1, 1984, including the division of land, shall be subject to these
performance controls, The development, improvement, and division of land of any parcel of
record shall be subject to these performance controls if the parcel is associated with any
conservation resources identified in Table 5.7.2.A: Minimum Distinct Area of Conservation
Resources, having a corresponding minimum distinct area identified in Table 5.7.2.A. A parcel is
considered to be associated with a conservation resource if either the resource is contained
partially or wholly on the parcel or if the resource is located next to a parcel such that the
resource setback specified in Section 5.7.4, Additional Performance Controls, extends into the
parcel.
B. The most recent officially adopted maps of, and information concerning, resources identified in
subsection A above are available for review at the County Planning and Land Use Department.
These maps serve as an initial resource to determine if a parcel is associated with conservation
resources identified in subsection A above, but all conservation resources outlined above shall
be identified on all required site plans, regardless of whether they are identified on County
maps. [05-03-2021]
C. The effective date of the provisions found in Section 5.7 was December 1, 1984, and they apply
to all subsequently created parcels and the development of those parcels. Development on
parcels of record in existence prior to December 1, 1984 are subject to the requirements of this
section unless they meet one of the following criteria are exempt from the requirements of this
article.
1. The development of one single family home detached structure, one residential duplex,
or the location of two or fewer mobile homes on a parcel of record created prior to
December 1, 1984.
Planning Board - March 30, 2023
ITEM: 4 - 3 - 1
2. Commercial, industrial, office or institutional development on lots of record created
prior to December 1, 1984 that involve involving a land disturbance of less than one acre
in area.
3. The development or division of a parcel of record created prior to December 1, 1984 that
meets both of the following conditions:
a. No part of the development or division shall be located within a distance
equal to or less than the setback distance specified in Section 5.7.4, Additional
Performance Controls, of any conservation resource or space existing on the
parcel or on a contiguous parcel of record.
b. No part of the development or division shall be located on any portion of the
parcel that is part of the upper drainage basin for any conservation resource
or space on the parcel or within the specified setback on a contiguous parcel
of record.
Planning Board - March 30, 2023
ITEM: 4 - 3 - 2
N E W H A N OV E R C O U N T Y P L A N N I N G B OA R D
R EQ U E S T F O R B OA R D A C T I O N
M E E T I N G DAT E : 3/30/2023
Regular
D E PA R T M E N T: Planning P R E S E N T E R (S ): Amy Doss, C urrent Planner
C O N TA C T (S ): Amy Doss; Robert Farrell, S enio r Planner; Rebekah Ro th, Planning & L and U se D irector
S U B J EC T:
P reliminary Forum
S pec ial U se Permit Request (S 23-01) - Request by J oseph Kass with Graycliff C apital A ffordable Housing, L LC ,
applic ant, on behalf of T homas B urriss, S r, P hillip B urriss, and Dannen P roper:es, L LC , property owners, for an
A ddi:onal Dwelling A llowance to increase the allowed density up to 10.2 dwelling units per acre for four (4) parcels
totaling approximately 6.24 acres of land located at 633, 635, 641, and 649 P iner Road currently zoned R -15,
Residen:al and O &I , Office & I ns:tu:onal.
B R I E F S U M M A RY:
T he applicant is reques#ng a special use permit f o r an addi#o nal dwelling allowance to construc t an apartment
complex consis#ng o f 54 mul#-family dwelling units and associated ameni#es o n an approximately 6.24-acre parcel
located along Piner Road east o f the intersec#on o f C ollege Road and C arolina B each Road. T he pro per#es are
currently zoned R -15 and O &I with two single-family dwellings, o n the pro per#es.
T he proposed mul#f amily development consists of two 3-sto ry buildings with 22 and 24 units respec#vely, one 2-sto ry
building with 8 units, alo ng with associated parking a nd ameni#es including a clubhouse and playground.
T he exis#ng R -15 and O &I districts bo th allow mul#-f amily residen#al structures by-right at a density o f no more than
2.5 du/ac fo r a maximum o f 16 dwelling units. T he U nified Development O rdinance requires a special use permit
appro ved by the B oard o f C o mmissio ners to allo w an addi#o nal dwelling allowance up to 10.2 units per acre, which
wo uld permit up to 64 dwelling units. T he applicant is reques#ng a maximum density of up to 9.6 units per a c re f o r a
maximum total of 60 units. C urrently 54 units a re shown o n the plan and the applica nt has requested the ability to add
the remaining 6 units at a later date with the addi#o n of a third story on the two-sto ry structure.
Full access to the site will be from Piner Road, a N C D OT maintained minor arterial road. T he es#mated traffi c
generated from the site is under the 100 peak hour thresho ld that triggers the ordinance requirement f o r a Traffi c
I mpact Analysis (T I A). As currently zoned, it is es#mated the site would generate a bout 28 A M and 27 P M trips during
the peak hours, if developed at the permi?ed density. T he pro posed develo pment would result in an es#mated 41 A M
and 46 P M trips, increasing the es#ma ted number of peak hour trips by appro ximately 13 AM and 19 P M peak hour
trips.
T he 2016 C o mprehensive L and U se Plan classifi es the subject property as U rban Mixed U se. T he intent of this place
type f o c uses o n a mix o f residen#al, offi ce, and retail uses at higher densi#es. Types o f uses encouraged include o ffice,
retail, mixed use, small recrea#o n, commercial, ins#tu#o na l, single-family, and mul#-f amily residen#al. T his type and
density o f residen#al mul#fa mily development is specifi cally enco uraged in this C omprehensive Pla n place type.
Further, the C omprehensive Plan’s implementa#on guidelines aim to suppo rt a diversity of ho using, suppor#ng
eco nomic pro sperity, when placed to best serve the needs of surro unding residents, business, a nd ins#tu#onal uses,
can help to advance tho se goals.
Planning Board - March 30, 2023
ITEM: 5
S T R AT EGI C P L A N A L I G N M E N T:
R EC O M M E N D E D M OT I O N A N D R EQU E S T E D A C T I O N S :
As a preliminary f o rum the Planning B oard does not ma ke a decisio n or reco mmenda#o n on special use permits. T he
bo ard is requested to hear the presenta#ons of sta ff, the applica nt, a nd the public to facilitate an o pen and transparent
discussio n of the special use permit applica#on.
AT TA C H M E N T S :
Descrip#on
S23-01 Planning Board Script
S23-01 Zoning Map
S23-01 Future Land Use Map
S23-01 Mailout Map
S23-01 Application Materials Cover Sheet
S23-01 Application Materials
S23-01 Community Meeting
S23-01 Trip Generation Memo
S23-01 Concept Site Plan
C O U N T Y M A N AG E R'S C O M M E N T S A N D R EC O M M E N DAT I O N S : (only M anag er)
Planning Board - March 30, 2023
ITEM: 5
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S23-01)
Request by Joseph Kass with Graycliff Capital Affordable Housing, LLC, applicant, on behalf of
Thomas Burriss, Sr, Phillip Burriss, and Dannen Properties, LLC, property owners, for an Additional
Dwelling Allowance to increase the allowed density up to 10.2 dwelling units per acre for four (4)
parcels totaling approximately 6.24 acres of land located at 633, 635, 641, and 649 Piner Road
currently zoned R-15, Residential and O&I, Office & Institutional.
1. This is a Preliminary Forum. The purpose of this forum is to facilitate an open and transparent discussion of
the special use permit application and to provide an opportunity for public comments and questions. Please
note per state law, the Planning Board will not be making a decision or recommendation this evening. Instead,
the decision on the application will be made during the Board of Commissioners’ quasi-judicial hearing,
where public participation will be limited to parties with standing and witnesses providing evidence through
sworn testimony. Anyone interested in speaking in support or opposition of the project should sign in and
speak tonight at this meeting, regardless of standing in the matter.
2. Staff will introduce the application. Then the applicant will be allowed 15 minutes for their presentation.
Following the applicant’s presentation, we will have 20 minutes for public questions and comments, and then
allow the applicant time to address them. The Board members will then provide their comments and ask
questions of the applicant. At the end, Staff will give an overview of next steps in the special use permit
process. We will then close the forum.
3. Conduct forum as follows:
a. Staff introduction
b. Applicant’ s presentation (up to 15 minutes)
c. Public comments and questions (up to 20 minutes – total supporters and opponents)
d. Applicant response to public comments and questions.
e. Planning Board questions and comments.
f. Staff overview of next steps.
4. Close the Preliminary Forum.
Planning Board - March 30, 2023
ITEM: 5 - 1 - 1
Planning Board - March 30, 2023
ITEM: 5 - 2 - 1
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New Hanover County, NC
S23-01
Additional Dwelling Allowance
for Multi-Family
Single Family
Residential
633 - 649 Piner RoadS23-01
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
0 250 500 US Feet
Future Land Use
GENERAL RESIDENTIAL
URBAN MIXED USE
Planning Board - March 30, 2023
ITEM: 5 - 3 - 1
Planning Board - March 30, 2023
ITEM: 5 - 4 - 1
APPLICANT
MATERIALS
Planning Board - March 30, 2023
ITEM: 5 - 5 - 1
Page 1 of 8
Special Use Permit Application Updated 02-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com
SPECIAL USE PERMIT APPLICATION
This application form must be completed as part of a special use permit application submitted through the countys
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.5 of the Unified Development Ordinance.
*If the proposed use is classified as intensive industry, the applicant shall conduct a community information meeting in accordance with Section
10.2.3, Community Information Meeting.
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Public Hearing Procedures
(Optional)
Pre-Application
Conference
1*
Community
Information
Meeting
2
Application
Submittal &
Acceptance
3
Planning
Director Review
& Staff Report
(TRC Optional)
4
Public Hearing
Scheduling &
Notification
5
Planning Board
Preliminary
Forum
6
Board of
Commissioners
Hearing &
Decision
7
Post-Decision
Limitations and
Actions
Joseph Kass Thomas Newton Burriss Sr; Phillip Grafton Burriss
Graycliff Capital Affordable Housing LLC Dannen Properties LLC
200 E. Broad Street, Suite 220
114 Foxwood Ln, Wilmington NC 28409
Greenville SC 29601
641 Piner Road, Wilmington NC 28409
864-417-5013
jkass@nhe-inc.com
614 Market St, Wilmington NC 28401
Planning Board - March 30, 2023
ITEM: 5 - 6 - 1
Page 2 of 8
Special Use Permit Application Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a
project narrative (attach additional pages if necessary).
4. Proposed Condition(s)
Please note: Within a special use permit proposal, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding zoning district regulations may be
added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding
community. Please list any conditions proposed to be included with this special use permit application below. Staff,
the Planning Board, and Board of Commissioners may propose additional conditions during the review process that
meet or exceed the minimum requirements of the Unified Development Ordinance.
633, 635, 641, and 649 Piner Rd, Wilmington NC
R07600-002-011-001, R07600-002-011-002, R07600-002-011-000
6.245 acres R-15 and O&I, single family Urban Mixed Use
The applicant is requesting a Special Use Permit pursuant to UDO section 3.1.3.E (Additional Dwelling Allowance) for a proposed
residential multi-family apartment development on a 6.245 acre assemblage of parcels located at 633-649 Piner Rd. The proposed
site plan calls for 54 apartment units, with a mixture of 2 story and 3 story garden style buildings and surface parking. The site plan
includes a clubhouse, amenities, and a large amount of tree save area. The site entrance will be located at approximately 649
Piner Rd.
The applicant has applied to the North Carolina Housing Finance Agency for LIHTC housing tax credits to build affordable
workforce housing. All of the units will be income restricted and affordable to a range of household incomes at 30%, 50%, 60%
and 70% of area median income.
The proposed site consists of 4 assembled parcels. 3 of the 4 assembled parcels are zoned R-15 which allows Multi-family
dwellings. And 1 of the 4 assembled parcels is zoned O&I which also allows Multi-family dwellings. The purpose of the special use
permit is to utilize the site capacity for an additional dwelling allowance under Table 3.1.3.E.1.c which allows up to 10.2 units per
acre in both R-15 and O&I zoning districts.
The applicant has conducted significant due diligence and studies to ensure project feasibility including boundary survey, tree
survey, wetlands survey, rental market study, land appraisal, preliminary architectural drawings, and site plan. Although it was not
required, the development team conducted a community meeting to introduce the proposed development to neighbors. In
addition, although a traffic trip generation memo concluded that a traffic impact analysis would not be required, the development
team commissioned a report memo which included collecting real traffic data and a narrative of any traffic impact.
Condition #1: Density not to exceed 60 total units (9.6 units per acre). Current conceptual site plan shows 54 total residential units
at 8.7 units per acre. Site plan shows a mixture of 3 story and 2 story buildings. If additional 6 units are added to the shown 54
units, the 2 story building portions would be raised to 3 stories without altering building footprints.
Condition #2: Proposed development must be awarded LIHTC housing tax credits through the North Carolina Housing Finance
Agency.
Condition #3: Restricted to residential uses only, no commercial uses.
Condition #4: Buildings not to exceed 3 stories in height.
Condition #5: Site plan to retain undisturbed tree save area within the area labeled as 50' Buffer Easement in NE corner of
property adjacent to single family homeowners.
R07600-002-012-000
Planning Board - March 30, 2023
ITEM: 5 - 6 - 2
Page 3 of 8
Special Use Permit Application Updated 02-2022
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version
of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be
completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be
included with this application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Criteria Required for Approval of a Special Use Permit
A use designated as a special use in a particular zoning district is a use that may be appropriate in the district, but
because of its nature, extent, and external impacts, requires special consideration of its location, design, and methods
of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose is
to establish a uniform mechanism for the review of special uses to ensure they are appropriate for the location and
zoning district where they are proposed.
For each of the four required conclusions listed below, include or attach a statement that explains how any existing
conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners to
reach the required conclusion, and attach any additional documents or materials that provide supporting factual
evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant
understand what may be considered in determining whether a required conclusion can be met. Any additional
considerations potentially raised by the proposed use or development should be addressed.
1. The use will not materially endanger the public health or safety if located where proposed and approved.
Considerations:
Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and
sight lines at street intersections with curb cuts;
Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection;
Soil erosion and sedimentation;
Protection of public, community, or private water supplies, including possible adverse effects on surface waters
or groundwater; or
Anticipated air discharges, including possible adverse effects on air quality.
54 Dwelling Units
32 34
The proposed residential use at this location will not materially endanger public health or safety. There will be no
anticipated air discharges or any industrial uses, no commercial uses are proposed. The proposed plan includes
appropriate storm water controls, and will have grass sod, grass seed, extensive landscaping and tree save areas to
prevent erosion. The multi-family apartment buildings will include fire sprinklers and a central garbage collection
location.
A portion of the proposed site is zoned O&I which allows for a wide variety of office and industrial uses. The
proposed Special Use Permit will limit the use of the site to residential, which is consistent with and complementary
to the surrounding residential and retail uses.
223 Affordable Housing (Income Limits)
Planning Board - March 30, 2023
ITEM: 5 - 6 - 3
Page 4 of 8
Special Use Permit Application Updated 02-2022
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public
necessity.
Considerations:
The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
Whether the proposed development is so necessary to the public health, safety, and general welfare of the
community or County as a whole as to justify it regardless of its impact on the value of adjoining property.
Per the attached site plan, the proposed multi-family residential use meets all required conditions and specifications
of the UDO. As illustrated in the proposed site plan, the project is comprehensively designed to account for buffering,
setbacks, and storm water management. The proposed density is within the allowed site capacity for an additional
dwelling allowance under Table 3.1.3.E.1.c which allows up to 10.2 units per acre for both R-15 and O&I. The plan is
cohesively designed with a common architectural theme and generous tree save areas. This affordable workforce
apartment community will contribute to the further development of the surrounding community.
The development team hired a third party real estate appraisal and consulting firm to look at recent comparable
developments and sales records (see attached letter from J.C. Morgan Company). That research indicates that the
proposed multi-family project will not substantially injure the value of adjoining or abutting property.
The proposed development is a residential multi-family apartment community. New Hanover County is experiencing
population growth and strong demand for housing. New construction residential housing is greatly needed in New
Hanover County.
Planning Board - March 30, 2023
ITEM: 5 - 6 - 4
Page 5 of 8
Special Use Permit Application Updated 02-2022
4. The location and character of the use if developed according to the plan as submitted and approved will be in
harmony with the area in which it is to be located and in general conformity with the New Hanover County
Comprehensive Land Use Plan.
Considerations:
The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
Consistency with the Comprehensive Plans goals, objectives for the various planning areas, its definitions of
the various land use classifications and activity centers, and its locational standards.
The surrounding area character is a mixture of retail shopping and restaurants to the west and south, as well as 2
schools, and single family housing to the east and north. This proposed multifamily residential apartment
development will serve as an excellent transition in use and density from the multiple shopping centers and big box
stores to the single family neighborhoods. In addition, there is an existing recently completed multifamily apartment
development immediately to the east, which further establishes context and continuity with the proposed
development.
The 2016 Comprehensive Plan labels this area as within an identified Growth Node on the Future Land Use Map.
Within this Growth Node, these parcels are identified for future use under the Urban Mixed Use Place Type. The
2016 Comprehensive Plan describes the Urban Mixed Use Place Type as promoting "a mix of residential, office, and
retail at higher densities. Multifamily residential uses are preferred." Infill and redevelopment are encouraged in this
Urban Mixed Use place type. As noted in the NHC description of this specific Growth Node: "redevelopment with
taller buildings and a more urban-design style [is] appropriate". Following the Comprehensive Plan will help achieve
its stated goal of managing anticipated population growth in a thoughtful and responsible way to manage the county's
infrastructure and natural resources. As noted in the description of NHC Planning Growth Nodes: "Clustering growth
in this way also promotes the the conservation of natural resources and rural areas. The development nodes can
provide the housing and jobs our population will need, limiting the necessity to develop green space." The vision of
the Comprehensive Plan "reflects the need for a change in development patterns and includes switching from
traditional sprawling development patterns to a denser, mixed-use style of land use. This will allow New Hanover
County to achieve higher levels of density where appropriate,... mixed-use development will create more
opportunities for citizens in terms of housing, jobs, and shopping choices..."
Residential Multi-family Housing is an allowable use for the base zoning types, and the proposed SUP is consistent
with the Comprehensive Plan. The proposed development will contribute much needed affordable workforce housing
in New Hanover County.
Planning Board - March 30, 2023
ITEM: 5 - 6 - 5
Planning Board - March 30, 2023
ITEM: 5 - 6 - 6
Planning Board - March 30, 2023
ITEM: 5 - 6 - 7
Planning Board - March 30, 2023
ITEM: 5 - 6 - 8
Planning Board - March 30, 2023
ITEM: 5 - 6 - 9
Home Office: Wilmington Regional Office: Serving the Southeast since 2002
119 Brookstown Ave. Suite PH1 5917 Oleander Drive, Suite 206 NC License C-2522
Winston-Salem, NC 27101 Wilmington, NC 28403
Main: 336.744.1636; Fax: 336.458.9377 Main: 910.251.8912; Fax: 336.458.9377
The Woods at Masonboro
Wilmington, NC
Prepared for Graycliff Capital Affordable Housing, LLC
DAVENPORT Project Number 220289
February 28, 2023
RE: The proposed Woods at Masonboro development is located between the two easternmost Home
Depot Driveways north of Piner Road in Wilmington, NC. The proposed development will contain 54
affordable housing (income based) dwelling units. The trip generation potential of this site was projected
based on the 11th Edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual and
guidance from NCDOT Congestion Management on the selection of appropriate variables. This site has
a trip generation potential of 341 daily trips, 32 trips in the AM peak hour, and 34 trips in the PM peak
hour. Table 1 presents the results.
As shown above, this proposed affordable housing development is estimated to generate fewer than 100
trips in both the AM and PM peak hour.
Thank you,
______________________
AJ Anastopoulo, P.E.
aanastopoulo@davenportworld.com
910-338-0743
24-Hour
Two-Way
Land Use ITE Land
Use Code Data Source Volume Enter Exit Total Enter Exit Total
Affordable Housing
(Income Limits)223 54
Dwelling
Units
Adjacent-
Equation 341 9 23 32 20 14 34
341 9 23 32 20 14 34
Table 1 - ITE 11th Edition Trip Generation
Average Weekday Driveway Volumes AM Peak Hour
Total Primary Trips
PM Peak Hour
Size
Planning Board - March 30, 2023
ITEM: 5 - 6 - 10
Lumina Station
1904 Eastwood Road · Suite 305 · Wilmington, NC · 28403
PO Box 481 · Wrightsville Beach, NC · 28480
Tel: 910-256-2920
www.jcmorganco.com
Planning Board - March 30, 2023
ITEM: 5 - 6 - 11
Planning Board - March 30, 2023
ITEM: 5 - 6 - 12
Planning Board - March 30, 2023
ITEM: 5 - 6 - 13
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 14
COMMUNITY MEETING REPORT
The Woods at Masonboro
Graycliff Capital Affordable Housing
A community meeting was not required for this Special Use Permit, but the development team felt that
it would be in the interest of being a good neighbor to introduce the proposed development to the
community to gather their concerns and reactions.
PERSONS AND ORGANIZATIONS CONTACTED WITH DATE AND EXPLANATION OF HOW CONTACTED:
A representative of Graycliff Capital Affordable Housing mailed a written notice of the date, time, and
location of the Community Meeting to the individuals and organizations on list provided by NHC staff by
depositing such notice in the U.S. mail on February 2nd, 2023. A copy of the written notice that was
mailed is attached as well.
DATE, TIME AND LOCATION OF MEETING:
The Community Meeting was held on Tuesday, February 21st at 6:30pm in the conference room at the
Best Western Hotel, located at 5600 Carolina Beach Rd, Wilmington NC 28412, which is approximately
3/4 of a mile from the proposed development site.
PERSONS IN ATTENDANCE AT MEETING (see attached copy of sign-in sheet):
The Community Meeting was attended by those individuals identified on the sign-in sheet attached.
There were approximately 20-25 people in attendance, some did not sign in or had a family member
sign in on behalf of multiple attendees.
SUMMARY OF PRESENTATION/DISCUSSION:
The representative of Graycliff Capital Affordable Housing, Mr. Kass, had a slide show prepared,
(attached for reference). The presentation and Q&A lasted from 6:30pm to 7:15pm.
The main concern from the community was the impact to traffic. Several area residents noted that the
two existing schools create additional traffic on Piner Rd beyond the residents that live there. It was also
pointed out that many drivers entering and leaving the Home Depot parking lot add a lot of traffic to
Piner Rd. Area residents were concerned with the vehicular interaction between Home Depot traffic and
the future residents of the proposed apartment community. The development representative, Mr. Kass,
informed the attendees that the development team commissioned a traffic study which projected low
trip generation from the proposed apartments and little impact to existing traffic patterns.
Other discussion topics and concerns related to the amount of proposed tree save and buffers.
Neighbors generally reacted well to the amount of tree save proposed on the site plan and the amount
Planning Board - March 30, 2023
ITEM: 5 - 6 - 15
of screening it would provide. Area residents voiced their concern that the previous apartment
development next door did not respect the 50 buffer. Neighbors feel strongly that they would like as
much undisturbed tree save buffer as possible, especially near the single family homes to the north of
the proposed site.
There were short discussions of stormwater and sanitary sewer connections, with no further questions.
Mr. Kass stayed to speak with several neighbors and further discuss their concerns. The last attendees
generally left around 7:45pm.
Noted February 21, 2023
Planning Board - March 30, 2023
ITEM: 5 - 6 - 16
Planning Board - March 30, 2023
ITEM: 5 - 6 - 17
Planning Board - March 30, 2023
ITEM: 5 - 6 - 18
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 19
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 20
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 21
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 22
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ITEM: 5 - 6 - 23
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ITEM: 5 - 6 - 24
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 25
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ITEM: 5 - 6 - 26
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Planning Board - March 30, 2023
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ITEM: 5 - 6 - 28
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 31
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Planning Board - March 30, 2023
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 33
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 34
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Planning Board - March 30, 2023
ITEM: 5 - 6 - 35
Planning Board - March 30, 2023
ITEM: 5 - 6 - 36
Planning Board - March 30, 2023
ITEM: 5 - 6 - 37
Planning Board - March 30, 2023
ITEM: 5 - 6 - 38
Planning Board - March 30, 2023
ITEM: 5 - 6 - 39
Planning Board - March 30, 2023
ITEM: 5 - 6 - 40
Planning Board - March 30, 2023
ITEM: 5 - 6 - 41
Planning Board - March 30, 2023
ITEM: 5 - 6 - 42
Planning Board - March 30, 2023
ITEM: 5 - 6 - 43
Planning Board - March 30, 2023
ITEM: 5 - 6 - 44
Planning Board - March 30, 2023
ITEM: 5 - 6 - 45
Planning Board - March 30, 2023
ITEM: 5 - 6 - 46
NAME
AUSSEM DIANE CUNNINGHAM 700 CROWS NEST CT WILMINGTON, NC 28409
BENDER NELLIE C LIFE ESTATE 102 RIESLING PL CARY, NC 27511
BENNETT VILLAGE APARTMENTS LLC PO BOX 15025 WILMINGTON, NC 28408
BERRY BRUCE D ETAL 708 CROWS NEST CT WILMINGTON, NC 28409
BURRIS PHILLIP GRAFTON 641 PINER RD WILMINGTON, NC 28409
BURRISS PHILLIP G ETAL 641 PINER RD WILMINGTON, NC 28409
BURRISS THOMAS NEWTON 114 FOXWOOD LN WILMINGTON, NC 28409
CRANFORD JARED M STEPHANIE L 704 CROWS NEST CT WILMINGTON, NC 28409
DAHL GUSTAV S CHRISTINE M 708 DUCK DOWNE CT WILMINGTON, NC 28409
DANNEN PROPERTIES LLC 614 MARKET ST WILMINGTON, NC 28401
FEDERAL POINT PENTECOSTAL 629 PINER RD WILMINGTON, NC 28403
FONVILLE GORDON L SADONNA W 5816 WOOD DUCK CIR WILMINGTON, NC 28409
GL & SM LTD PTNRP 1406 CASTLE HAYNE RD WILMINGTON, NC 28401
HARMEYER GEORGE W A TRACY KAY 709 DUCK DOWNE CT WILMINGTON, NC 28409
HOFFMAN JOANNE S 701 CROWS NEST CT WILMINGTON, NC 28409
HOME DEPOT USA INC PO BOX 15842 ATLANTA, GA 30348
HOWELL CHRISTOPHER E LAURIE D 705 DUCK DOWNE CT WILMINGTON, NC 28409
HUFFINES SUE LEAMING 8571 87TH ST SW OCALA, FL 34481
JORDAN GREGORY WILLARD 6809 TEVIOT DR WILMINGTON, NC 28412
LANDGREEN DAVID J ETAL 5800 WOOD DUCK CIR WILMINGTON, NC 28409
LUTHERAN HOME WILMINGTON PROPERTY INC PO BOX 947 SALISBURY, NC 28145
MCLAMB KATHRYN CHASON 325 COOL SPRING ST N FAYETTEVILLE, NC 28301
MERKLING JAKE S SHANNON 5724 WOOD DUCK CIR WILMINGTON, NC 28409
MOORING CHRISTOPHER A 5812 WOODDUCK CIR WILMINGTON, NC 28409
MURPHY MARY A 704 DUCK DOWNE CT WILMINGTON, NC 28409
OVERSTREET LAURA B 237 CHEROKEE TRL WILMINGTON, NC 28409
ROBERTSON GRETA 701 DUCK DOWNE CT WILMINGTON, NC 28409
ROCHOM MATTHEW 5808 WOOD DUCK CIR WILMINGTON, NC 28409
SAYLER CHRISTOPHER W 712 CROWS NEST CT WILMINGTON, NC 28409
SCARBOROUGH DELIA D THOMAS C 705 CROWS NEST CT WILMINGTON, NC 28409
WOLFE MICHAEL C ETAL 713 DUCK DOWNE CT WILMINGTON, NC 28409
WOLFF MATTHEW BOBBIE 5728 WOODDUCK CIR WILMINGTON, NC 28409
MAILING ADDRESSS
Planning Board - March 30, 2023
ITEM: 5 - 6 - 47
Planning Board - March 30, 2023
ITEM: 5 - 6 - 48
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ITEM: 5 - 6 - 49
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ITEM: 5 - 6 - 50
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ITEM: 5 - 6 - 51
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ITEM: 5 - 6 - 52
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ITEM: 5 - 6 - 53
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ITEM: 5 - 6 - 54
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ITEM: 5 - 6 - 55
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ITEM: 5 - 6 - 56
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ITEM: 5 - 6 - 57
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ITEM: 5 - 6 - 58
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ITEM: 5 - 6 - 59
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ITEM: 5 - 6 - 60
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ITEM: 5 - 6 - 61
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ITEM: 5 - 6 - 62
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ITEM: 5 - 6 - 63
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ITEM: 5 - 6 - 64
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ITEM: 5 - 6 - 65
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ITEM: 5 - 6 - 66
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ITEM: 5 - 6 - 67
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ITEM: 5 - 6 - 68
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ITEM: 5 - 6 - 69
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ITEM: 5 - 6 - 70
Planning Board - March 30, 2023
ITEM: 5 - 6 - 71
Planning Board - March 30, 2023
ITEM: 5 - 6 - 72
COMMUNITY MEETING REPORT
The Woods at Masonboro
Graycliff Capital Affordable Housing
A community meeting was not required for this Special Use Permit, but the development team felt that
it would be in the interest of being a good neighbor to introduce the proposed development to the
community to gather their concerns and reactions.
PERSONS AND ORGANIZATIONS CONTACTED WITH DATE AND EXPLANATION OF HOW CONTACTED:
A representative of Graycliff Capital Affordable Housing mailed a written notice of the date, time, and
location of the Community Meeting to the individuals and organizations on list provided by NHC staff by
depositing such notice in the U.S. mail on February 2nd, 2023. A copy of the written notice that was
mailed is attached as well.
DATE, TIME AND LOCATION OF MEETING :
The Community Meeting was held on Tuesday, February 21st at 6:30pm in the conference room at the
Best Western Hotel, located at 5600 Carolina Beach Rd, Wilmington NC 28412, which is approximately
3/4 of a mile from the proposed development site.
PERSONS IN ATTENDANCE AT MEETING (see attached copy of sign-in sheet):
The Community Meeting was attended by those individuals identified on the sign-in sheet attached.
There were approximately 20-25 people in attendance, some did not sign in or had a family member
sign in on behalf of multiple attendees.
SUMMARY OF PRESENTATION/DISCUSSION:
The representative of Graycliff Capital Affordable Housing, Mr. Kass, had a slide show prepared,
(attached for reference). The presentation and Q&A lasted from 6:30pm to 7:15pm.
The main concern from the community was the impact to traffic. Several area residents noted that the
two existing schools create additional traffic on Piner Rd beyond the residents that live there. It was also
pointed out that many drivers entering and leaving the Home Depot parking lot add a lot of traffic to
Piner Rd. Area residents were concerned with the vehicular interaction between Home Depot traffic and
the future residents of the proposed apartment community. The development representative, Mr. Kass,
informed the attendees that the development team commissioned a traffic study which projected low
trip generation from the proposed apartments and little impact to existing traffic patterns.
Other discussion topics and concerns related to the amount of proposed tree save and buffers.
Neighbors generally reacted well to the amount of tree save proposed on the site plan and the amount
Planning Board - March 30, 2023
ITEM: 5 - 7 - 1
of screening it would provide. Area residents voiced their concern that the previous apartment
development next door did not respect the 50 buffer. Neighbors feel strongly that they would like as
much undisturbed tree save buffer as possible, especially near the single family homes to the north of
the proposed site.
There were short discussions of stormwater and sanitary sewer connections, with no further questions.
Mr. Kass stayed to speak with several neighbors and further discuss their concerns. The last attendees
generally left around 7:45pm.
Noted February 21, 2023
Planning Board - March 30, 2023
ITEM: 5 - 7 - 2
Planning Board - March 30, 2023
ITEM: 5 - 7 - 3
Planning Board - March 30, 2023
ITEM: 5 - 7 - 4
The Woods at Masonboro
Wilmington, NC
Planning Board - March 30, 2023
ITEM: 5 - 7 - 5
Site Location
2Planning Board - March 30, 2023
ITEM: 5 - 7 - 6
Site Location
3Planning Board - March 30, 2023
ITEM: 5 - 7 - 7
Site Plan
4Planning Board - March 30, 2023
ITEM: 5 - 7 - 8
Site Plan
5Planning Board - March 30, 2023
ITEM: 5 - 7 - 9
Rendering
6Planning Board - March 30, 2023
ITEM: 5 - 7 - 10
Similar Completed Senior Property: Parkside at Bethel, Clover SC
7Planning Board - March 30, 2023
ITEM: 5 - 7 - 11
Similar Completed Senior Property: Parkside at Bethel, Clover SC
8Planning Board - March 30, 2023
ITEM: 5 - 7 - 12
Similar Completed Property: Parkside at Main, Simpsonville SC
9Planning Board - March 30, 2023
ITEM: 5 - 7 - 13
Property Details
10
54 Unit Project
•10 – 1 Bedroom/1 Bath – 736 square feet
•26 – 2 Bedroom/2 Bath – 970 square feet
•18 – 3 Bedroom/2 Bath - 1,157 squarefeet
Amenities
•Onsite Leasing Office
•ResidentComputerLab
•CommunityRoomwithkitchenettefor events
•Eachunitwith washer& dryer hookups,plusLaundryFacility
•EnergyStarAppliances
Planning Board - March 30, 2023
ITEM: 5 - 7 - 14
Zoning O & I
11Planning Board - March 30, 2023
ITEM: 5 - 7 - 15
Zoning R-15
12Planning Board - March 30, 2023
ITEM: 5 - 7 - 16
Zoning
13
Zoning:
•O&IandR-15
•Both zoning classifications allow multifamily
apartments by right.
•Both zoning types allow 10.2 units per acre
under a Special Use Permit(SUP).
•Development Team will be applying to New
Hanover County for Special Use Permit which
includes the requested density of 8.6 units per
acre, and general siteplan.
Planning Board - March 30, 2023
ITEM: 5 - 7 - 17
Affordability
14
54 Unit Project
•10 – 1 Bedroom/1 Bath – 736 square feet
•26 – 2 Bedroom/2 Bath – 970 square feet
•18 – 3 Bedroom/2 Bath - 1,157 squarefeet
Projected Rents
•$1,000 per monthaveragerent
•Rentswillrange from approximately$400 to $1,435 permonth
•Mixturesofincomelevelsand affordability
•Residentsmust earn 2.5x monthlyrent
Planning Board - March 30, 2023
ITEM: 5 - 7 - 18
Background
15
Addressing CommonQuestions
•Development Team will also own the property long term, 18-20 years or longer
•Development Team controls property management company; direct control over property
•Highly motivated to maintain quality and performance of multi-million dollar investment/asset
•Development willserve a mix of incomelevels: approx. $20,000 - $60,000in household income
•Rents will be approx. $400 - $1,435residents must earn 2.5x monthly rent
•Workforce housing, teachers, police, fire, retail, restaurant, etc. Retirees on fixed income
•Long term increase of tax base for New Hanover County.
Planning Board - March 30, 2023
ITEM: 5 - 7 - 19
Open Discussion
16
Q & A
Planning Board - March 30, 2023
ITEM: 5 - 7 - 20
Contact
17
Contact:
Joseph Kass, Development Manager, NHE,Inc.
864-417-5013
jkass@nhe-inc.com
www.nhe-inc.com
Planning Board - March 30, 2023
ITEM: 5 - 7 - 21
NAME
AUSSEM DIANE CUNNINGHAM 700 CROWS NEST CT WILMINGTON, NC 28409
BENDER NELLIE C LIFE ESTATE 102 RIESLING PL CARY, NC 27511
BENNETT VILLAGE APARTMENTS LLC PO BOX 15025 WILMINGTON, NC 28408
BERRY BRUCE D ETAL 708 CROWS NEST CT WILMINGTON, NC 28409
BURRIS PHILLIP GRAFTON 641 PINER RD WILMINGTON, NC 28409
BURRISS PHILLIP G ETAL 641 PINER RD WILMINGTON, NC 28409
BURRISS THOMAS NEWTON 114 FOXWOOD LN WILMINGTON, NC 28409
CRANFORD JARED M STEPHANIE L 704 CROWS NEST CT WILMINGTON, NC 28409
DAHL GUSTAV S CHRISTINE M 708 DUCK DOWNE CT WILMINGTON, NC 28409
DANNEN PROPERTIES LLC 614 MARKET ST WILMINGTON, NC 28401
FEDERAL POINT PENTECOSTAL 629 PINER RD WILMINGTON, NC 28403
FONVILLE GORDON L SADONNA W 5816 WOOD DUCK CIR WILMINGTON, NC 28409
GL & SM LTD PTNRP 1406 CASTLE HAYNE RD WILMINGTON, NC 28401
HARMEYER GEORGE W A TRACY KAY 709 DUCK DOWNE CT WILMINGTON, NC 28409
HOFFMAN JOANNE S 701 CROWS NEST CT WILMINGTON, NC 28409
HOME DEPOT USA INC PO BOX 15842 ATLANTA, GA 30348
HOWELL CHRISTOPHER E LAURIE D 705 DUCK DOWNE CT WILMINGTON, NC 28409
HUFFINES SUE LEAMING 8571 87TH ST SW OCALA, FL 34481
JORDAN GREGORY WILLARD 6809 TEVIOT DR WILMINGTON, NC 28412
LANDGREEN DAVID J ETAL 5800 WOOD DUCK CIR WILMINGTON, NC 28409
LUTHERAN HOME WILMINGTON PROPERTY INC PO BOX 947 SALISBURY, NC 28145
MCLAMB KATHRYN CHASON 325 COOL SPRING ST N FAYETTEVILLE, NC 28301
MERKLING JAKE S SHANNON 5724 WOOD DUCK CIR WILMINGTON, NC 28409
MOORING CHRISTOPHER A 5812 WOODDUCK CIR WILMINGTON, NC 28409
MURPHY MARY A 704 DUCK DOWNE CT WILMINGTON, NC 28409
OVERSTREET LAURA B 237 CHEROKEE TRL WILMINGTON, NC 28409
ROBERTSON GRETA 701 DUCK DOWNE CT WILMINGTON, NC 28409
ROCHOM MATTHEW 5808 WOOD DUCK CIR WILMINGTON, NC 28409
SAYLER CHRISTOPHER W 712 CROWS NEST CT WILMINGTON, NC 28409
SCARBOROUGH DELIA D THOMAS C 705 CROWS NEST CT WILMINGTON, NC 28409
WOLFE MICHAEL C ETAL 713 DUCK DOWNE CT WILMINGTON, NC 28409
WOLFF MATTHEW BOBBIE 5728 WOODDUCK CIR WILMINGTON, NC 28409
MAILING ADDRESSS
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Planning Board - March 30, 2023
ITEM: 5 - 7 - 22
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ITEM: 5 - 7 - 23
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ITEM: 5 - 7 - 24
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ITEM: 5 - 7 - 25
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ITEM: 5 - 7 - 26
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ITEM: 5 - 7 - 27
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ITEM: 5 - 7 - 28
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ITEM: 5 - 7 - 29
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ITEM: 5 - 7 - 30
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ITEM: 5 - 7 - 31
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ITEM: 5 - 7 - 32
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ITEM: 5 - 7 - 33
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ITEM: 5 - 7 - 34
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ITEM: 5 - 7 - 35
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ITEM: 5 - 7 - 36
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ITEM: 5 - 7 - 37
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ITEM: 5 - 7 - 38
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ITEM: 5 - 7 - 39
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ITEM: 5 - 7 - 40
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ITEM: 5 - 7 - 41
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ITEM: 5 - 7 - 42
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ITEM: 5 - 7 - 43
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ITEM: 5 - 7 - 44
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ITEM: 5 - 7 - 45
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ITEM: 5 - 7 - 46
Planning Board - March 30, 2023
ITEM: 5 - 7 - 47
Home Office: Wilmington Regional Office: Serving the Southeast since 2002
119 Brookstown Ave. Suite PH1 5917 Oleander Drive, Suite 206 NC License C-2522
Winston-Salem, NC 27101 Wilmington, NC 28403
Main: 336.744.1636; Fax: 336.458.9377 Main: 910.251.8912; Fax: 336.458.9377
The Woods at Masonboro
Wilmington, NC
Prepared for Graycliff Capital Affordable Housing, LLC
DAVENPORT Project Number 220289
February 28, 2023
RE: The proposed Woods at Masonboro development is located between the two easternmost Home
Depot Driveways north of Piner Road in Wilmington, NC. The proposed development will contain 54
affordable housing (income based) dwelling units. The trip generation potential of this site was projected
based on the 11th Edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual and
guidance from NCDOT Congestion Management on the selection of appropriate variables. This site has
a trip generation potential of 341 daily trips, 32 trips in the AM peak hour, and 34 trips in the PM peak
hour. Table 1 presents the results.
As shown above, this proposed affordable housing development is estimated to generate fewer than 100
trips in both the AM and PM peak hour.
Thank you,
______________________
AJ Anastopoulo, P.E.
aanastopoulo@davenportworld.com
910-338-0743
24-Hour
Two-Way
Land Use ITE Land
Use Code Data Source Volume Enter Exit Total Enter Exit Total
Affordable Housing
(Income Limits)223 54
Dwelling
Units
Adjacent-
Equation 341 9 23 32 20 14 34
341 9 23 32 20 14 34
Table 1 - ITE 11th Edition Trip Generation
Average Weekday Driveway Volumes AM Peak Hour
Total Primary Trips
PM Peak Hour
Size
Planning Board - March 30, 2023
ITEM: 5 - 8 - 1
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Planning Board - March 30, 2023
ITEM: 5 - 9 - 1
N E W H A N OV E R C O U N T Y P L A N N I N G B OA R D
R EQ U E S T F O R B OA R D A C T I O N
M E E T I N G DAT E : 3/30/2023
O ther B usiness
D E PA R T M E N T: Planning P R E S E N T E R(S ): Rebeka h Roth, Planning & L and U se Directo r
C O N TA C T (S ): Rebekah Roth
S U B J EC T:
S taff P resenta'on - C ommunity I nforma'on M ee'ng Text A m endm ent
B R I E F S U M M A RY:
Staff will provide an overview o f dra! amendment language that updates the expecta$o ns f o r community inf o rma$on
mee$ngs required before applica$ons are submi'ed for c o ndi$o na l rezonings, planned develo pments, or intensive
industry special use permits.
Following the mee$ng, staff will inco rporated bo ard feedback and publish the dra!s for public co mment in an$cipa$on
of a May 4, 2023 public hearing.
S T R AT EGI C P L A N A L I G N M E N T:
R EC O M M E N D E D M OT I O N A N D R EQU E S T E D A C T I O N S :
Hear presenta$on and pro vide feedback.
C O U N T Y M A N AG E R'S C O M M E N T S A N D R EC O M M E N DAT I O N S : (only M anag er)
Planning Board - March 30, 2023
ITEM: 6