2023-06-01 PB AGENDA PACKET
NEW HANOVER COUNTY
PLANNING BOARD AGENDA
Assembly Room, New Hanover County Historic Courthouse
24 North Third Street, Room 301 Wilmington, NC 28401
Members of the Board
Jeffrey P Petroff, Chair |Donna Girardot, Vice-Chair
Paul Boney|Hansen Ma'hews |Jeffrey Stokley Jr. | H. Allen Pope |Colin J. Tarrant
Rebekah Roth, Director| Ken Vafier, Planning Manager
JUNE 1, 2023 6:00 PM
Call to Order
Pledge of Allegiance
Approval of Minutes
REGULAR ITEMS OF BUSINESS
The Planning Board may consider substanal changes in these peons as a result of objecons, debate,
and discussion at the meeng, including rezoning to other classificaons.
1 Public Hearing
Text Amendment Request (TA23-04) – Request by Michael Faulkner with Castle Hayne Farm Park,
LLC, applicant, to amend the Unified Development Ordinance requirements pertaining to
Campground / Recrea?onal Vehicle (RV) Parks.
2 Rezoning Request (Z23-11) – Request by Allison Engebretson with Paramounte Engineering,
applicant, on behalf of Jarrod Covington with Hermitage Property Holdings, LLC, property owner,
to rezone approximately 17.9 acres of land located at 4012 Castle Hayne Road from R-20,
Residen?al to (CZD) CS, Commercial Services for a commercial business park consis?ng of
95,500 maximum square feet of industrial flex space, offices, business services and other limited
uses.
3 Rezoning Request (Z23-12) – Request by Allison Engebretson with Paramounte Engineering and
William Block with Olympus Holding Company Castle Hayne, LLC, applicant, on behalf of Patricia
Roseman with Blue Tank, LLC and Holly Tank, LLC, property owners, to rezone approximately
23.01 acres zoned I-1, Light Industrial and approximately 49.38 acres zoned I-1 and R-15,
Residen?al located at 5210 Holly Shelter Road and 5735 Blue Clay Road to (CZD) RMF-L,
Residen?al Mul?-Family – Low Density for a maximum of 521 residen?al units consis?ng of
mul?-family, aHached, and detached residen?al dwelling units.
4 Preliminary Forum
Special Use Permit Request (S23-03) - Request by Chris Baker, applicant, on behalf of the
Sanctuary Church of Wilmington, property owner, for the use of Child Care Center at the
approximately 7.47-acre parcel located at 6687 Carolina Beach Road, zoned R-15, Residen?al.
Planning Board - June 1, 2023
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/1/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Current Planner
CONTACT(S): Zach Dickerson; Robert Farrell, Senior Planner; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Text Amendment Request (TA23-04) – Request by Michael Faulkner with Castle Hayne Farm Park, LLC, applicant,
to amend the Unified Development Ordinance requirements pertaining to Campground / Recrea>onal Vehicle
(RV) Parks.
BRIEF SUMMARY:
Applicant Michael Faulkner has submi"ed a request for a text amendment to the Unified Development Ordinance
(UDO) to change the use-specific standards for Campground/Recrea-onal Vehicle Parks. The applicant stated a desire
to amend the ordinance to fit with developing trends in technology, culture, employment and the market. Specific
needs outlined in the applica-on include community needs for traveling nurses and smaller RV types such as Mercedes
Sprinters.
The applicant is proposing that the minimum number of spaces is reduced to 8, with a minimum area per space of
1,200 square feet. This would allow RV Park operators more flexibility in site design, and would allow smaller sites to
be used for RV Park developments.
The New Hanover County Unified Development Ordinance defines Campgrounds/RV Parks as, “any parcel or tract of
land upon which campsites are occupied or intended to be occupied by tent for overnight camping or upon which
recrea-onal vehicles are occupied for sleeping purposes, regardless of whether or not a charge is made for such
purposes.” The UDO currently requires minimum development standards of RV parks, including a minimum of 25
spaces and that each space will consist of a minimum area of 2,000 square feet. In addi-on, the UDO requires certain
other minimum standards such as open space requirements, bathroom facili-es, access and parking.
The current ordinance standards are geared towards larger scale campgrounds for i-nerant use, where users bring
their own RV, park it during their stay, and leave with the RV a>er. RV Parks are only permi"ed by-right in the B-2 and
PD districts, in all other districts they are permi"ed with a Special Use Permit (SUP). In all districts, they are subject to
addi-onal development standards.
Staff have researched other jurisdic-ons’ regula-ons for RV Parks, finding some regulate the maximum number of lots
per acre rather than a minimum number of required lots. While most jurisdic-ons researched by staff have minimum
lot size requirements, the sizes vary within a range of 1,250 to 2,250 square feet. Other jurisdic-ons prescribe setbacks
between the RVs/travel trailers and minimum requirements for open space. The open space requirements of other
jurisdic-ons are based on acreage of the total site or the number of RV spaces. Research indicates that while RV parks
and campgrounds are commonly regulated across jurisdic-ons, those regula-ons vary widely.
RV Parks and campgrounds are not specifically addressed in the 2016 Comprehensive Plan. However, these uses are
Planning Board - June 1, 2023
ITEM: 1
common in many communi-es along the North Carolina coast, including New Hanover County, and can support
tourism and public access to water and natural resources. The 2016 Comprehensive Plan recommends suppor-ng
business success and promo-ng place-based economic development. Increasing flexibility in site design allows for
diversity and variety in areas where RV parks and campgrounds could be developed.
The request to allow a lower number of minimum spaces and smaller space requirements would increase the
opportunity for tourist-oriented businesses to operate on smaller sites. Staff were concerned about the impacts this
increased flexibility in site size and design would have on residen-al areas. This led staff to ask for a con-nuance at the
May 4, 2023 Planning Board mee-ng in order to allow -me to research how the poten-al for smaller RV parks would
impact residen-al areas.
Staff’s discussion since that mee-ng has led to suggested changes intended to mi-gate the impact of these
developments on residen-al areas. Staff have proposed adding a separate defini-on to the UDO to include
“Campgrounds, RV Parks, Small” which encompasses the RV parks with a minimum of 8 spaces. Staff have proposed a
new line in the use table which outlines that “Campgrounds/RV Parks, Small” are permi"ed only with a condi-onal
rezoning in the R-20 and RA (Rural Agricultural) districts.
When the current standards were originally adopted, SUPs were intended to func-on as a “maybe,” depending on the
specific site and project proposed. The safeguards of that review process have changed over -me. Subsequent court
decisions have rendered this SUP process as a de facto “yes” unless evidence is provided that a proposed project will
not meet a required finding based on its impacts on adjacent proper-es. As a result, staff recommends allowing the
smaller-scale RV parks only in the R-20 and RA districts and only with approval of a condi-onal rezoning in those
districts. The County s-ll requires that RV Parks with 25+ spaces go through the Special Use Permit in other residen-al
districts, which will ensure addi-onal review of site design and compliance with public health and safety requirements.
In all districts, an RV Park would be required to go through the Technical Review Commi"ee process, ensuring
minimum standards are met.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
While what the applicant is proposing is not out of line with other jurisdic-ons and the intent of the New Hanover
County Unified Development Ordinance, the proposed amendment could allow for more RV/Campground
developments in residen-al areas where they are currently not possible. Because land use regula-ons are specific to
meet the needs of each jurisdic-on, the full long-term impacts specific to New Hanover County cannot be fully
iden-fied un-l a>er implementa-on. The staff proposed requirement that RV Parks/Campgrounds, Small only be
allowed as part of a condi-onal rezoning request is intended to mi-gate this.
As the Comprehensive Plan does not provide specific policy direc-on for this type of use, staff’s recommenda-on is
based on an assessment of the poten-al implica-ons of the proposal. The staff recommended amendment is intended
to balance the property owner’s ability to ask for a par-cular use with safeguards related to the impact or proposals
on the nearby community. If the Board is support of the applicant’s request, staff recommends the following mo-on:
I move to RECOMMEND APPROVAL of the staff recommended amendment to the New Hanover County
Unified Development Ordinance to modify the language in Sec-on 2.3, Table 4.2.1 and Sec-on 4.3.4.E.2, I find
it to be CONSISTENT with the goals of the 2016 Comprehensive Plan to support business success and
promote place-based economic development. I also find RECOMMENDING APPROVAL of the proposed
amendment reasonable and in the public interest because it allows for flexibility in site design and
accommoda-ons for a changing market and demand.
Planning Board - June 1, 2023
ITEM: 1
Alternate 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 staff recommended amendment to the New Hanover County Unified
Development Ordinance to modify the language in Sec-on 2.3, Table 4.2.1 and Sec-on 4.3.4.E.2. I find it to be
INCONSISTENT with the goals of the 2016 Comprehensive Plan because the type of infill growth encouraged
by the amendment does not encourage sustainable development or strengthen exis-ng residen-al areas. I find
recommending DENIAL of the amendment request is reasonable and in the public interest because the
amendment significantly increases where RV parks would be allowed and could generate addi-onal impacts to
neighboring residen-al areas.
ATTACHMENTS:
Descrip-on
TA23-04 Script Planning Board
TA23-04 Staff Report PB
Initial Application Cover Sheet
TA23-04 Initial Application
TA23-04 Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 1, 2023
ITEM: 1
SCRIPT for Unified Development Ordinance Text Amendment (TA23-04)
Request by Michael Faulkner with Castle Hayne Farm Park, LLC, applicant, to amend the Unified
Development Ordinance requirements pertaining to Campground / Recreational Vehicle (RV) Parks.
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 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 for Approval:
I move to RECOMMEND APPROVAL of the staff recommended amendment to the New Hanover
County Unified Development Ordinance to modify the language in Section 2.3, Table 4.2.1 and
Section 4.3.4.E.2, I find it to be CONSISTENT with the goals of the 2016 Comprehensive Plan to
support business success and promote place-based economic development. I also find
RECOMMENDING APPROVAL of the proposed amendment reasonable and in the public interest
because it allows for flexibility in site design and accommodations for a changing market and
demand.
Example Motion for Denial:
I move to RECOMMEND DENIAL of the staff recommended amendment to the New Hanover County
Unified Development Ordinance to modify the language in Section 2.3, Table 4.2.1 and Section
4.3.4.E.2. I find it to be INCONSISTENT with the goals of the 2016 Comprehensive Plan because
the type of infill growth encouraged by the amendment does not encourage sustainable
development or strengthen existing residential areas. I find RECOMMENDING DENIAL of the
amendment request is reasonable and in the public interest because the amendment significantly
increases where RV parks would be allowed and could generate additional impacts to neighboring
residential areas.
Planning Board - June 1, 2023
ITEM: 1 - 1 - 1
Alternative Motion for Approval/Denial:
I move to [Approve/Deny] the proposed amendment to the New Hanover County Unified Development
Ordinance to modify the language in Section 2.3, Table 4.2.1 and Section 4.3.4.E.2. 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 - June 1, 2023
ITEM: 1 - 1 - 2
TA23-04 Staff Report PB 6.1.2023 Page 1 of 7
STAFF REPORT OF TA23-04
TEXT AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: TA23-04
Request:
To amend Articles 2 and 4 of the Unified Development Ordinance to change the use-specific
standards for Campground/Recreational Vehicle (RV) Parks to reduce the minimum number of
spaces required and the minimum space size in the campground. The applicant has also proposed
to clarify the language regarding the amenity area in the campground.
Applicant: Subject Ordinance:
Michael Faulkner Unified Development Ordinance
(UDO)
Subject Article(s) and Section(s):
• Article 2: Measurements and Definitions
o Section 2.3 Definitions and Terms
• Table 4.2.1: Principal Use Table
• Article 4: Uses and Use-Specific Standards
o Section 4.3.4.E.2.A
o Section 4.3.4.E.2.C
o Section 4.3.4.E.2.L
BACKGROUND
Applicant Michael Faulkner has submitted a request for a text amendment to the Unified
Development Ordinance (UDO) to change the use-specific standards for Campground/Recreational
Vehicle Parks. The applicant stated a desire to amend the ordinance to fit with developing trends
in technology, culture, employment and the market. Specific needs outlined in the application include
community needs for traveling nurses and smaller RV types such as Mercedes Sprinters.
The applicant is proposing the minimum number of required spaces be reduced from 25 to 8 (E.2.A),
with a minimum area per space of 1,200 square feet (E.2.C). This would allow RV Park operators
more flexibility in site design, and would allow smaller sites to be used for RV Park developments.
The applicant’s goal is a more tailored, boutique RV park experience in contrast to the larger, more
common campground-style RV parks. The applicant has also proposed language to update and
clarify the minimum requirements for bathroom facilities and the central structure for laundry,
vending machines and the retail sales counter.
Staff have received calls expressing interest in permanent or temporary RV use on individual
parcels; however the County only permits RVs to be used in an approved campground/RV park.
There are several campgrounds in the County mostly concentrated in and around Carolina Beach
Planning Board - June 1, 2023
ITEM: 1 - 2 - 1
TA23-04 Staff Report PB 6.1.2023 Page 2 of 7
and Ogden. While mobile home parks are common in the northern part of the County, there are no
campgrounds or RV parks in the Wrightsboro, Hightsville or Castle Hayne area.
The New Hanover County Unified Development Ordinance defines Campgrounds/RV Parks as:
“Any parcel or tract of land upon which campsites are occupied or intended to be occupied by tent
for overnight camping or upon which recreational vehicles are occupied for sleeping purposes,
regardless of whether or not a charge is made for such purposes.”
The UDO currently requires minimum development standards of RV parks, including a minimum of
25 spaces and that each space will consist of a minimum area of 2,000 square feet. In addition,
the UDO requires certain other minimum standards such as open space requirements, bathroom
facilities, access and parking.
The current ordinance standards are geared towards larger scale campgrounds for itinerant use,
where users bring their own RV, park it during their stay, and leave with the RV after. RV Parks are
only permitted by-right in the B-2 and PD districts, in all other districts they are permitted with a
Special Use Permit (SUP). In all districts, they are subject to additional development standards.
Staff researched other jurisdictions’ regulations for RV Parks, finding some regulate the maximum
number of lots per acre rather than a minimum number of required lots. While most jurisdictions
researched by staff have minimum lot size requirements, the sizes vary within a range of 1,250 to
2,250 square feet as shown in the table below:
Jurisdiction Minimum Lot Size Lot Density Per Acre Minimum Lot Number
Leland, NC 1,250 sq ft 7 -
Dare County, NC 1,500 sq ft - -
Myrtle Beach, SC 2,250 sq ft - -
Surf City, NC 1,800 sq ft 20 -
Holly Ridge, NC 1,500 sq ft - 15
Brunswick County, NC 1,920 sq ft - -
Other jurisdictions prescribe setbacks between the RVs/travel trailers and minimum requirements
for open space. The open space requirements of other jurisdictions are based on acreage of the
total site or the number of RV spaces. Brunswick County requires a minimum of 3 acres for an RV
park to operate.
Research indicates that while RV parks and campgrounds are commonly regulated across
jurisdictions, those regulations vary widely.
Planning Board - June 1, 2023
ITEM: 1 - 2 - 2
TA23-04 Staff Report PB 6.1.2023 Page 3 of 7
STAFF ANALYSIS
RV Parks and campgrounds are not specifically addressed in the 2016 Comprehensive Plan.
However, these uses are common in many communities along the North Carolina coast, including
New Hanover County, and can support tourism and public access to water and natural resources.
The 2016 Comprehensive Plan recommends supporting business success and promoting place-based
economic development. Increasing flexibility in site design allows for diversity and variety in areas
where RV parks and campgrounds could be developed.
While the current regulations are similar to other jurisdictions, New Hanover County’s minimum lot
size for RVs in RV parks is larger than others. The applicant’s request is more in line with other
communities, which have smaller minimum space requirements. The New Hanover County UDO still
has controls over other aspects of RV parks, including parking, setbacks from rights-of-way, and
access. The applicant’s request to update and clarify the language in to allow for flexibility in
restroom facility design is in line with the minimum requirements for development standards for RV
Parks; however, staff recommend keeping the language for “structure” rather than the applicant’s
proposed “area.”
The minimum number of spaces required does not appear commonly as a regulation in other
jurisdictions. Reducing the number from 25 to 8 would allow for smaller-scale RV parks, which is
something that is already allowed in other jurisdictions. The reduction in minimum space size would
allow RV park operators more flexibility in site design. Tourism is a large part of the economy in
New Hanover County; during the summer, the demand for temporary lodging increases and the
supply decreases. The request to allow a lower number of minimum spaces and smaller space
requirements would increase the opportunity for tourist-oriented businesses to operate on smaller
sites. Staff was concerned about the impacts this increased flexibility in site size and design would
have on residential areas. This led staff to ask for a continuance at the May 4, 2023 Planning
Board meeting in order to allow time to research how the potential for smaller RV parks would
impact residential areas.
Staff’s discussion since that meeting has led to suggested changes intended to mitigate the impact
of these developments on residential areas. Staff has proposed adding a separate definition to
the UDO to include “Campgrounds, RV Parks, Small” which encompasses the RV parks with a
minimum of 8 spaces. Staff has proposed a new line in the use table which outlines that
“Campgrounds/RV Parks, Small” are permitted only with a conditional rezoning in the R-20 and
RA (Rural Agricultural) districts.
When the current standards were originally adopted, SUPs were intended to function as a “maybe,”
depending on the specific site and project proposed. The safeguards of that review process have
changed over time. Subsequent court decisions have rendered this SUP process as a de facto “yes”
unless evidence is provided that a proposed project will not meet a required finding based on its
impacts on adjacent properties. As a result, staff recommends allowing the smaller-scale RV parks
only in the R-20 and RA districts and only with approval of a conditional rezoning in those districts.
The County still requires that RV Parks with 25+ spaces go through the Special Use Permit in other
residential districts, which will ensure additional review of site design and compliance with public
health and safety requirements. In all districts, an RV Park would be required to go through the
Technical Review Committee process, ensuring minimum standards are met.
Planning Board - June 1, 2023
ITEM: 1 - 2 - 3
TA23-04 Staff Report PB 6.1.2023 Page 4 of 7
PROPOSED AMENDMENT
The application and proposed text amendment is below, with red italics indicating new language
and strikethrough indicating provisions that are removed.
Subsection 4.3.4.E.2.A:
a. Every recreational vehicle park shall contain at least 25 8 spaces.
Subsection 4.3.4.E.2.C:
c. Every space shall consist of a minimum area of 2,000 1,200 square feet. Each space shall
be designated on the ground by permanent markers or monuments.
Subsection 4.3.4.E.2.L
l. Each park shall have a central structure or structures area that will provide separate toilet
facilities for both sexes, and/or a minimum of 2 private unisex toilet rooms. This structure The
location of this area may also contain a retail sales counter and/or coin operated machine
for the park residents’ use only, vending and laundry machines for the park visitors’ use only,
provided there is no exterior advertising. Vending machines also may be permitted in a
sheltered area.
STAFF RECOMMENDED AMENDMENT
To supplement the applicant’s proposed amendment to ensure conformity with the intent and
regulation of the ordinance, staff have proposed the following additions and edits to Article 2,
Definitions, Subsection 2.3, Definitions and Terms, Table 4.2.1, Principle Use Table and Article 4,
Uses and Use-Specific Standards:
Subsection 2.3 Definitions and Terms
CAMPGROUND/RECREATIONAL VEHICLE (RV) PARK, SMALL
Any parcel or tract of land upon which fewer than 25 campsites are occupied or intended to be occupied
by tents for overnight camping or upon which recreational vehicles are occupied for sleeping purposes,
regardless of whether or not a charge is made for such purposes.
Planning Board - June 1, 2023
ITEM: 1 - 2 - 4
TA23-04 Staff Report PB 6.1.2023 Page 5 of 7
Table 4.2.1: Principal Use Table
Key: P = Permitted by Right S = Special Use Permit Required CD = Conditional District Required *= Specific Use Standards Apply in District
blank cell = not allowed
Use
Zoning Districts
RA
AR
R-20
S
R-20
R-15
R-10
R-7
R-5
RM
F
-L
RM
F
-M
RM
F
-MH
RM
F
-H
PD
UM
X
Z
B-1
CB
B-2
O&
I
SC
CS
AC
I-1
I-2
Us
e
St
a
n
d
a
r
d
s
Lodging
Bed and Breakfast Inn S* S* S* S* S* P 4.3.4
Campground/Recreational (RV) Park S* S* S* S* S* S* P* P* 4.3.4
Campground/Recreational (RV) Park,
Small
CD* CD* 4.3.4
Hotel or Motel P P P P P P
Planning Board - June 1, 2023
ITEM: 1 - 2 - 5
TA23-04 Staff Report PB 6.1.2023 Page 6 of 7
STAFF RECOMMENDED AMENDMENT, CONTINUED
E. Lodging
2. RV Park/Campground
Subsection 4.3.4.E.2.L
l. Each park shall have a central structure or structures that will provide separate toilet
facilities for both sexes, and/or a minimum of 2 private unisex toilet rooms. This structure The
location of these structure or structures may also contain a retail sales counter and/or coin
operated machine for the park residents’ use only, vending and laundry machines for the
park visitors’ use only, provided there is no exterior advertising. Vending machines also may
be permitted in a sheltered area.
3. Recreational Vehicle Park, Small
Subsection 4.3.4.E.3.A:
a. Every Recreational Vehicle Park, Small shall meet all standards of Subsection 4.3.4.E.2, except
for the following:
Subsection 4.3.4.E.3.B:
b. Every Recreational Vehicle Park, Small shall contain at least 8 spaces.
Subsection 4.3.4.E.3.C:
c. Every space in a Recreational Vehicle Park, Small shall consist of a minimum area of 1,200
square feet. Each space shall be designated on the ground by permanent markers or monuments.
Subsection 4.3.4.E.2.D
d. Campground/Recreational Vehicle (RV) Park, Small, may only be permitted in a Conditional
(CZD) RA or (CZD) R-20 district.
Planning Board - June 1, 2023
ITEM: 1 - 2 - 6
TA23-04 Staff Report PB 6.1.2023 Page 7 of 7
STAFF RECOMMENDATION
While what the applicant is proposing is not out of line with other jurisdictions and the intent of the
New Hanover County Unified Development Ordinance, the proposed amendment could allow for
more RV/Campground developments in residential areas where they are currently not possible.
Because land use regulations are specific to meet the needs of each jurisdiction, the full long-term
impacts specific to New Hanover County cannot be fully identified until after implementation. The
staff proposed requirement that RV Parks/Campgrounds, Small only be allowed as part of a
conditional rezoning request is intended to mitigate this.
As the Comprehensive Plan does not provide specific policy direction for this type of use, staff’s
recommendation is based on an assessment of the potential implications of the proposal. The staff
recommended amendment is intended to balance the property owner’s ability to ask for a
particular use with safeguards related to the impact or proposals on the nearby community. If the
Board is support of the applicant’s request, staff recommends the following motion:
I move to RECOMMEND APPROVAL of the staff recommended amendment to the New
Hanover County Unified Development Ordinance to modify the language in Section 2.3,
Table 4.2.1 and Section 4.3.4.E.2, I find it to be CONSISTENT with the goals of the 2016
Comprehensive Plan to support business success and promote place-based economic
development. I also find RECOMMENDING APPROVAL of the proposed amendment
reasonable and in the public interest because it allows for flexibility in site design and
accommodations for a changing market and demand.
Example Motion for Denial:
I move to RECOMMEND DENIAL of the staff recommended amendment to the New Hanover
County Unified Development Ordinance to modify the language in Section 2.3, Table 4.2.1
and Section 4.3.4.E.2. I find it to be INCONSISTENT with the goals of the 2016
Comprehensive Plan because the type of infill growth encouraged by the amendment does
not encourage sustainable development or strengthen existing residential areas. I find
RECOMMENDING DENIAL of the amendment request is reasonable and in the public
interest because the amendment significantly increases where RV parks would be allowed
and could generate additional impacts to neighboring residential areas.
Planning Board - June 1, 2023
ITEM: 1 - 2 - 7
Initial Application
Documents & Materials
Planning Board - June 1, 2023
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ITEM: 1 - 4 - 1
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Planning Board - June 1, 2023
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Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - June 1, 2023
ITEM: 1 - 5 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/1/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Current Planner
CONTACT(S): Zach Dickerson; Robert Farrell, Senior Planner; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Rezoning Request (Z23-11) – Request by Allison Engebretson with Paramounte Engineering, applicant, on behalf
of Jarrod Covington with Hermitage Property Holdings, LLC, property owner, to rezone approximately 17.9 acres
of land located at 4012 Castle Hayne Road from R-20, ResidenBal to (CZD) CS, Commercial Services for a
commercial business park consisBng of 95,500 maximum square feet of industrial flex space, offices, business
services and other limited uses.
BRIEF SUMMARY:
The applicant is proposing to rezone approximately 17.9 acres from R-20, Residen,al to a (CZD) CS, Condi,onal
Commercial Services zoning district.
The applicant's proposed concept plan includes a maximum of 90,500 square feet of industrial flex space and a
maximum of 5,000 square feet of business services space shared across 10 proposed commercial structures. The
square footage of the development on this site is capped and is included as a condi,on. A 50' buffer is provided along
the boundary of adjacent residen,al lots, which includes both vegeta,on and a 6-10' wooden fence.
The R-20 district in this area was established in 1985. At the ,me, the purpose of the R-20 district was to ensure that
housing served by private sep,c and wells would be developed at low densi,es.
While the site is zoned R-20, zoning along and directly off of this corridor has progressively changed over the past
decade to include a mix of residen,al uses with moderate densi,es and commercial districts, including a Condi,onal
CS district approximately 0.5 miles to the southeast along Hermitage Road (Z22-06). In addi,on, the site is in close
proximity to the Castle Hayne Road and I-140 interchange; the surrounding area is expected to transi,on to a service
node in the coming years.
The purpose of the CS district is to accommodate a mixture of light manufacturing, wholesale, storage, commercial
service and repair, and distribu,ve business type uses. It func,ons as a support district to nearby intensive industrial
and commercial uses. The district is designed to act as a transi,onal land use between intensive industrial and
commercial development and less intensive commercial, office, and ins,tu,onal uses. The applicant has proposed
prohibi,ng uses such as restaurants, tex,le mills and fuel sales within the CS district to ensure the project reduces
traffic impacts and will remain a commercial business park.
As currently zoned, the subject site's total acreage would allow 34 dwelling units at a maximum density of 1.9 dwelling
units per acre under performance residen,al standards.
It is es,mated the site would generate approximately 28 AM and 36 PM peak hour trips if developed at the permiAed
density for development in the R-20 district. The WMPO has provided trip genera,on numbers for three of the more
intensive uses permiAed in the proposed condi,onal district with es,mated square footage of the use on the site,
totaling 91 AM and 93 PM peak hour trips. The proposed project would result in an increase of approximately 61 AM
Planning Board - June 1, 2023
ITEM: 2
and 57 PM peak hour trips. The traffic generated from the site is under the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA).
The proposed project is located along a minor arterial highway that currently has capacity. The site has frontage on
both Castle Hayne Road and Hermitage Road, which can both be used to access the site. The applicant has indicated
that primary site access will be on Hermitage Road. The site access on Castle Hayne Road is in a curve in the road,
which is a concern for traffic. The WMPO and NCDOT have stated that any road improvements needed in that curve
will be addressed during the driveway permit process.
The site is across Castle Hayne Road from the GE Campus; the proposed condi,onal CS district would permit some
uses compa,ble with surrounding and future developments. Zoning along and directly off of this corridor has
progressively changed over the past decade to include a mix of residen,al uses with moderate densi,es and
commercial districts. Recent rezonings in this area have indicated a further interest in commercial and retail
development.
The Hermitage Road corridor is more developed for heavy commercial and light industrial, whereas the Castle Hayne
Road corridor in this area is largely residen,al with some commercial development. The parcels surrounding the
subject site remain zoned for low-density residen,al; most of them that front Castle Hayne Road are used as such. The
CS district permits a wide variety of uses, some of which are less compa,ble with the surrounding residen,al uses.
The Comprehensive Plan designates this site as Community Mixed Use and 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 paAerns in
the surrounding area to be considered.
The proposed condi,onal 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 applica,on limits uses to those which are more appropriate for the area and addi,onal condi,ons reduce
impacts on adjacent residen,al areas.
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,
technical review and the proposal includes warehousing uses, general light industrial and general office building uses,
which are consistent and appropriate for an area an,cipated to transi,on into a node. The applica,on limits uses to
those which are more compa,ble with this corridor and prohibits some of the more intensive uses that would impact
adjacent residen,al areas, and includes buffers which exceed the minimums required by the UDO to further limit
impact to residen,al areas.
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,
and the applica,on limits uses to those which are more appropriate for the area and addi,onal condi,ons reduce
impact on adjacent residen,al areas.
As a result, staff recommends approval of the proposal and suggests the following mo,on:
Planning Board - June 1, 2023
ITEM: 2
I move to RECOMMEND APPROVAL of the proposed rezoning to a Condi,onal CS district. While I find it to
b e 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
APPROVAL of the project is reasonable and in the public interest because the applica,on limits uses to those which
are more appropriate for the area and addi,onal condi,ons reduce impact on adjacent residen,al areas.
PROPOSED CONDITIONS
1. A 50’ rear buffer yard shall be provided along the rear property line of the abuJng residen,al lots located on
Castle Hayne Road south of the Castle Hayne Road access point. The buffer shall include both vegeta,on and a 6-10’
solid wood fence.
2. A 30’ buffer yard shall be provided along the rear property line of the abuJng residen,al lot located on Castle
Hayne Road north of the Castle Hayne Road access point. This area already proposes buildings and vehicular use areas
far away from the site due to the loca,on of the on-site sep,c system.
3. No more than 95,500 square feet of building area shall be allowed on the site, of which no more than 20,000
square feet shall be allowed for general office use.
4. The applicant shall not place any impervious area or stormwater ouKall within the 50’ natural vegeta,on buffer on
either side of the stream.
5. All uses permiAed in the CS district in UDO Table 4.2.1 are allowed with the excep,on of the prohibited uses in the
Table of Prohibited uses included with this applica,on.
AlternaBve MoBon 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 to a Condi,onal CS district. While 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 DENIAL of the rezoning request is reasonable and in the public interest because the proposal
is not consistent with the desired character of the surrounding community and will adversely impact the adjacent
residen,al areas.
ATTACHMENTS:
Descrip,on
Z23-11 Script PB
Z23-11 Staff Report PB
Z23-11 Zoning Map
Z23-11 Future Land Use Map
Z23-11 Mail Out Map
Initial Application Cover Sheet
Z23-11 Initial Application
Z23-11 Community Meeting Report
Concept Plan Cover Sheet
Z23-11 Concept Plan
Z23-11 Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 1, 2023
ITEM: 2
Planning Board - June 1, 2023
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-11)
Rezoning Request (Z23-11) – Request by Allison Engebretson with Paramounte Engineering,
applicant, on behalf of Jarrod Covington with Hermitage Property Holdings, LLC, property owner, to
rezone approximately 17.9 acres of land located at 4012 Castle Hayne Road from R-20, Residential
to (CZD) CS, Commercial Services for a commercial business park consisting of 95,500 maximum
square feet of industrial flex space, offices, business services and other limited uses.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning to a Conditional 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 APPROVAL of the project is
reasonable and in the public interest because the application limits uses to those which are
more appropriate for the area and additional conditions reduce impact on adjacent residential
areas.
PROPOSED CONDITIONS
1. A 50’ rear buffer yard shall be provided along the rear property line of the abutting residential
lots located on Castle Hayne Road south of the Castle Hayne Road access point. The buffer shall
include both vegetation and a 6-10’ solid wood fence.
2. A 30’ buffer yard shall be provided along the rear property line of the abutting residential lot
located on Castle Hayne Road north of the Castle Hayne Road access point. This area already
Planning Board - June 1, 2023
ITEM: 2 - 1 - 1
proposes buildings and vehicular use areas far away from the site due to the location of the on-
site septic system.
3. No more than 95,500 square feet of building area shall be allowed on the site, of which no more
than 20,000 square feet shall be allowed for general office use.
4. The applicant shall not place any impervious area or stormwater outfall within the 50’ natural
vegetation buffer on either side of the stream.
5. All uses permitted in the CS district in UDO Table 4.2.1 are allowed with the exception of the
prohibited uses in the Table of Prohibited uses included with this application.
Table of Prohibited Uses:
Wholesale Nursery Live/Work Caretaker Unit
Group Home Animal Shelter
Community Center Food Pantry
Religious Assembly Colleges, Universities & Professional Schools
Vocation or Trade School Emergency Services Facility
Government Offices and Buildings Post Office
Medical and Dental Office and Clinic Urgent Care Facility
Community Garden Park and Recreation Area
Bus and Taxi Terminal Marina, Commercial
Railroad Freight Depot Railroad Passenger Terminal
Water Transportation Facilities Electric Substation
Electronic Gaming Operation Bar/Nightclub
Outdoor Recreation Establishment Event Center
Veterinary Service Kennel
Commercial Parking Lot or Facility Bank or Financial Institution
Microbrewery/Microdistillery Commercial Kitchen, Catering
Dry Cleaning/Laundry Plant Restaurant
Food Market Convenience Store
Pharmacy Grocery Store
Retail Sales, Building and Construction Supplies Retail Nursery
Car Wash Boat Dealer
Mobile Home and Prefab Building Sales Fuel Sales
Vehicle Sales Vehicle Rentals
Vehicle Service Station, Minor Vehicle Service Station, Large Vehicles
Vehicle Towing Service and Storage Yard Vehicle Service Station, Major
Beverage Manufacturing All Food Manufacturing (Use Code 311)
Sawmills and Wood Preservation All Textile Product Mills (Use Code 314)
Commercial and Service Industry Machinery
Manufacturing
Agricultural, Construction and Mining Machinery
Manufacturing
Industrial Machinery Manufacturing Engine, Turbine and Power Transmission Equipment
Manufacturing
Other Miscellaneous Manufacturing Medical Equipment and Supplies Manufacturing
Commercial Recycling Facility, Large Collection Dry Stack Boat Storage Facility, Stand-Alone
Commercial Recycling Facility, Processing and
Collection
Commercial Recycling Facility, Processing
Commercial Recycling Facility, Small Collection
Example Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning to a Conditional CS district. While
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 DENIAL of the rezoning request is
reasonable and in the public interest because the proposal is not consistent with the desired
character of the surrounding community and will adversely impact the adjacent residential
areas.
Planning Board - June 1, 2023
ITEM: 2 - 1 - 2
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 - June 1, 2023
ITEM: 2 - 1 - 3
Z23-11 Staff Report PB 6.1.2023 Page 1 of 14
STAFF REPORT FOR Z23-11
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-11
Request:
Rezoning to a Conditional Commercial Services (CS) District
Applicant: Property Owner(s):
Jarrod Covington, Hermitage Property Holdings,
LLC Hermitage Property Holdings, LLC
Location: Acreage:
North of I-140, abutting Hermitage 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 Warehousing, Limited Light Industrial,
General Office/Flex Space
Current Zoning: Proposed Zoning:
R-20, Residential (CZD) CS, Commercial Services
SURROUNDING AREA
LAND USE ZONING
North Residential R-20, RA
East Residential, some Heavy Commercial R-20, CZD CS, I-1
South Residential R-20
West GE Campus I-2
Planning Board - June 1, 2023
ITEM: 2 - 2 - 1
Z23-11 Staff Report PB 6.1.2023 Page 2 of 14
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 - June 1, 2023
ITEM: 2 - 2 - 2
Z23-11 Staff Report PB 6.1.2023 Page 3 of 14
APPLICANT’S PROPOSED CONCEPTUAL PLAN
• The applicant’s proposed conceptual plan includes a maximum 90,500 square feet of
industrial flex space and a maximum 5,000 square feet of business services space shared
across 10 proposed commercial structures.
• The square footage of the development on this site is capped and is included as a condition.
• Any accessory outdoor storage areas beyond those identified on the concept plan will not
be located inside required parking areas if necessary for future tenants. Minimum parking
requirements for individual uses would be determined during the Technical Review
Committee (TRC) process.
• A 50’ buffer is provided along the boundary of adjacent residential lots. The buffer will
include both vegetation and a 6-10’ solid wood fence. This buffer changes to 30’ north of
the Castle Hayne Road access point, which is the minimum requirement for the CS district.
• The applicant has proposed prohibiting uses such as restaurants, textile mills and fuel sales
within the CS district to ensure the project reduces traffic impacts and will remain a
commercial business park. A list of the uses that will remain permitted in the proposed CS
district is attached.
Commercial
Structures
Wetlands
N
Buffers
Septic Area
Planning Board - June 1, 2023
ITEM: 2 - 2 - 3
Z23-11 Staff Report PB 6.1.2023 Page 4 of 14
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. The applicant has proposed limiting some of these light
industrial uses to be more compatible with the surrounding area.
• The site has frontage along Hermitage Road, which has some heavy commercial and light
industrial uses further to the east.
• The Hermitage Road corridor and this part of Castle Hayne Road have seen a number of
light industrial and commercial rezonings since zoning was first established; however,
development has been constrained due to lack of sewer access. CFPUA has recently
extended water service to this area.
• 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 an opaque buffer where commercial uses abut residential uses.
• 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.
Planning Board - June 1, 2023
ITEM: 2 - 2 - 4
Z23-11 Staff Report PB 6.1.2023 Page 5 of 14
AREA DEVELOPMENTS
Planning Board - June 1, 2023
ITEM: 2 - 2 - 5
Z23-11 Staff Report PB 6.1.2023 Page 6 of 14
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.
The site’s primary access is proposed from Hermitage Road.
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 - June 1, 2023
ITEM: 2 - 2 - 6
Z23-11 Staff Report PB 6.1.2023 Page 7 of 14
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
ITE 150
Warehouse
(50,500 sq
ft)
ITE 110
General
Light
Industrial
(25,000 sq
ft)
ITE 710
General
Office
Building
(20,000
sq ft)
Total
AM Peak Hour Trips 28 30 19 42 91
PM Peak Hour Trips 36 33 16 44 93
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th edition
TRAFFIC IMPACT ANALYSIS (TIA)
The 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 minor arterial highway that currently has capacity. The site has
frontage on both Castle Hayne Road and Hermitage Road, which can both be used to access the site. The
applicant has indicated that primary site access will be on Hermitage Road. The site access on Castle
Hayne Road is in a curve in the road, which is a concern for traffic. The WMPO and NCDOT have stated
that any road improvements needed in that curve will be addressed during the driveway permit process.
Per the WMPO and NCDOT, this development is under the 100 peak hour trip threshold that would
require a TIA.
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).
• There are 4 acres of wetlands on the site which are delineated on the site plan.
Planning Board - June 1, 2023
ITEM: 2 - 2 - 7
Z23-11 Staff Report PB 6.1.2023 Page 8 of 14
• There is a stream on the site. The applicant has included a 50’ buffer required by the
Department of Environmental Quality where no impervious surface is allowed to be placed.
The applicant will leave the existing vegetation within this buffer.
Representative Developments
Representative Developments of R-20 (Existing Zoning):
Holland Drive
Long Leaf Drive
Planning Board - June 1, 2023
ITEM: 2 - 2 - 8
Z23-11 Staff Report PB 6.1.2023 Page 9 of 14
Representative Developments
Representative Developments of CS Districts within the City of Wilmington:
Planning Board - June 1, 2023
ITEM: 2 - 2 - 9
Z23-11 Staff Report PB 6.1.2023 Page 10 of 14
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.
• 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. There are two R-20 parcels adjacent
to the site to the south and east that are vacant.
• There are two parcels adjacent to the site and that front Castle Hayne Road that are owned
by General Electric. General Electric also owns approximately 10 acres of land on the south
side of Hermitage Road, adjacent to the approximately 58 acres of land owned by North
Carolina State University which is used for agricultural research.
Planning Board - June 1, 2023
ITEM: 2 - 2 - 10
Z23-11 Staff Report PB 6.1.2023 Page 11 of 14
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for 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 - June 1, 2023
ITEM: 2 - 2 - 11
Z23-11 Staff Report PB 6.1.2023 Page 12 of 14
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, including a future business park and flex space development
approved in rezoning case Z22-06.
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. The applicant’s
proposal includes warehousing uses, general light industrial and general
office building uses, which are consistent and appropriate for this area. The
application limits uses to those which are more compatible with this corridor
and prohibits some of the more intensive uses that would impact adjacent
residential areas, and includes buffers which exceed the minimums required
by the UDO to further limit impact to residential areas.
Consistency
Recommendation
The proposed conditional 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 application limits uses to those which are more
appropriate for the area and additional conditions reduce impacts on
adjacent residential areas.
Planning Board - June 1, 2023
ITEM: 2 - 2 - 12
Z23-11 Staff Report PB 6.1.2023 Page 13 of 14
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, technical review and the proposal includes warehousing uses, general light industrial
and general office building uses, which are consistent and appropriate for an area anticipated to
transition into a node. The application limits uses to those which are more compatible with this
corridor and prohibits some of the more intensive uses that would impact adjacent residential areas,
and includes buffers which exceed the minimums required by the UDO to further limit impact to
residential areas.
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, and the application limits uses to those which are more appropriate
for the area and additional conditions reduce impact on adjacent residential areas.
As a result, staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed rezoning to a Conditional 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 APPROVAL of
the project is reasonable and in the public interest because the application limits uses
to those which are more appropriate for the area and additional conditions reduce
impact on adjacent residential areas.
PROPOSED CONDITIONS
1. A 50’ rear buffer yard shall be provided along the rear property line of the abutting
residential lots located on Castle Hayne Road south of the Castle Hayne Road access point.
The buffer shall include both vegetation and a 6-10’ solid wood fence.
2. A 30’ buffer yard shall be provided along the rear property line of the abutting residential
lot located on Castle Hayne Road north of the Castle Hayne Road access point. This area
already proposes buildings and vehicular use areas far away from the site due to the
location of the on-site septic system.
3. No more than 95,500 square feet of building area shall be allowed on the site, of which
no more than 20,000 square feet shall be allowed for general office use.
4. The applicant shall not place any impervious area or stormwater outfall within the 50’
natural vegetation buffer on either side of the stream.
5. All uses permitted in the CS district in UDO Table 4.2.1 are allowed with the exception of
the prohibited uses in the Table of Prohibited uses included with this application.
Table of Prohibited Uses:
Wholesale Nursery Live/Work Caretaker Unit
Group Home Animal Shelter
Community Center Food Pantry
Religious Assembly Colleges, Universities & Professional
Schools
Vocation or Trade School Emergency Services Facility
Government Offices and Buildings Post Office
Planning Board - June 1, 2023
ITEM: 2 - 2 - 13
Z23-11 Staff Report PB 6.1.2023 Page 14 of 14
Medical and Dental Office and Clinic Urgent Care Facility
Community Garden Park and Recreation Area
Bus and Taxi Terminal Marina, Commercial
Railroad Freight Depot Railroad Passenger Terminal
Water Transportation Facilities Electric Substation
Electronic Gaming Operation Bar/Nightclub
Outdoor Recreation Establishment Event Center
Veterinary Service Kennel
Commercial Parking Lot or Facility Bank or Financial Institution
Microbrewery/Microdistillery Commercial Kitchen, Catering
Dry Cleaning/Laundry Plant Restaurant
Food Market Convenience Store
Pharmacy Grocery Store
Retail Sales, Building and Construction
Supplies
Retail Nursery
Car Wash Boat Dealer
Mobile Home and Prefab Building Sales Fuel Sales
Vehicle Sales Vehicle Rentals
Vehicle Service Station, Minor Vehicle Service Station, Large Vehicles
Vehicle Towing Service and Storage Yard Vehicle Service Station, Major
Beverage Manufacturing All Food Manufacturing (Use Code 311)
Sawmills and Wood Preservation All Textile Product Mills (Use Code 314)
Commercial and Service Industry Machinery
Manufacturing
Agricultural, Construction and Mining
Machinery Manufacturing
Industrial Machinery Manufacturing Engine, Turbine and Power Transmission
Equipment Manufacturing
Other Miscellaneous Manufacturing Medical Equipment and Supplies
Manufacturing
Commercial Recycling Facility, Large
Collection
Dry Stack Boat Storage Facility, Stand-
Alone
Commercial Recycling Facility, Processing
and Collection
Commercial Recycling Facility, Processing
Commercial Recycling Facility, Small
Collection
Alternative Motion for Denial (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 DENIAL of the proposed rezoning to a Conditional CS
district. While 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 DENIAL of the rezoning request is reasonable and in the public
interest because the proposal is not consistent with the desired character of the
surrounding community and will adversely impact the adjacent residential areas.
Planning Board - June 1, 2023
ITEM: 2 - 2 - 14
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New Hanover County, NC
(CZD) CSR-204012 Castle Hayne RoadZ23-11
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
ZONING
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Planning Board - June 1, 2023
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Residential
Commerce Zone
Rural
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Employment
Center
Community
Mixed Use
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Residential
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Mixed Use
Urban
Mixed Use
New Hanover County, NC
(CZD) CSR-204012 Castle Hayne RoadZ23-11
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Future Land Use
COMMERCE ZONE
EMPLOYMENT CENTER
GENERAL RESIDENTIAL
URBAN MIXED USE
COMMUNITY MIXED USE
RURAL RESIDENTIAL
Z23-11 Planning Board - June 1, 2023
ITEM: 2 - 4 - 1
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New Hanover County, NC
(CZD) CSR-204012 Castle Hayne RoadZ23-11
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
US Feet
Z23-11
Parcels within 500 feet Planning Board - June 1, 2023
ITEM: 2 - 5 - 1
Initial Application
Documents & Materials
Planning Board - June 1, 2023
ITEM: 2 - 6 - 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
Planning Board - June 1, 2023
ITEM: 2 - 7 - 1
Page 2 of 6
Conditional Zoning District Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
Planning Board - June 1, 2023
ITEM: 2 - 7 - 2
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.
Planning Board - June 1, 2023
ITEM: 2 - 7 - 3
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?
Planning Board - June 1, 2023
ITEM: 2 - 7 - 4
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
Planning Board - June 1, 2023
ITEM: 2 - 7 - 5
Page 6 of 6
Conditional Zoning District Application – Updated 02-2022
7. Acknowledgement and Signatures
By my signature below, I understand and accept all of the conditions, limitations, and obligations of the
Conditional Zoning District zoning for which I am applying. I understand that the existing Official Zoning Map is
presumed to be correct. I certify that this application is complete and that all information presented in this
application is accurate to the best of my knowledge, information, and belief.
If applicable, I also appoint the applicant/agent as listed on this application to represent me and make decisions on my behalf regarding this application during the review process. The applicant/agent is hereby authorized on my behalf to:
1. Submit an application including all required supplemental information and materials;
2. Appear at public hearings to give representation and comments;
3. Act on my behalf without limitations with regard to any and all things directly or indirectly connected with
or arising out of this application; and
4. Provide written consent to any and all conditions of approval.
Signature of Property Owner(s) Print Name(s)
Signature of Applicant/Agent Print Name
Note: This form must be signed by the owner(s) of record. If there are multiple property owners, a signature is
required for each owner of record.
If an applicant requests delay of consideration from the Planning Board or Board of County Commissioners before notice
has been sent to the newspaper, the item will be calendared for the next meeting and no fee will be required. If delay is
requested after notice has been sent to the newspaper, the Board will act on the request at the scheduled meeting and are
under no obligation to grant the continuance. If the continuance is granted, a fee in accordance with the adopted fee
schedule as published on the New Hanover County Planning website will be required.
Planning Board - June 1, 2023
ITEM: 2 - 7 - 6
1 2 2 C I N E M A D R I V E , W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
Supplemental Application Information
Proposed Conditional Rezoning by Jarrod Covington
New Hanover County Parcels R01719-001-003-001
(Approx. 17.94 acres located near the intersection of Hermitage Rd and Castle Hayne Rd)
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.
The proposed conditional zoning would allow the subject parcel to be developed as a
business park consisting of a mixture of industrial flex space, warehousing, small office
space, and related uses. The goal is to promote small businesses, especially those with
need for “maker” space or warehouse storage with small offices. The applicant sees
this as a business incubator for new businesses as well as catering to smaller and
medium sized businesses needing to be close to highways, the northern portion of the
county or downtown. Service industry or warehouse dependent businesses often have a
difficult time finding a location inside the city limits, but the Castle Hayne corridor is
located just outside the city and has excellent access to I-40 & I-140. The location is
also already located in a key existing industrial and service industry hub making the
proposed project a good fit for the area.
The purpose of the proposed conditional district is to provide a business park aimed at
companies needing flex office/warehouse space providing options for some of our
area’s most requested, but hard to find space such as 2,400sf small office/warehouse
combined space, 12,000sf shells for small office and large warehouse to the spaces
that can be rented in modular units within a shell allowing a business to effortlessly
grow or shrink. The plan identifies a range of sizes and orientations that work with the
existing site. While the very nature of industrial flex space requires a certain ability to
build-to-suit the end-users, there are constants we know. The business park will consist
of several buildings varying in size, with a total maximum square footage of 95,500sf.
The development will be built in phases with the first phase consisting of one building
adjacent to Hermitage Road. The subsequent phases will be constructed in conjunction
with market demands, but all in accordance with the New Hanover County Unified
Development Ordinance and the County’s and State’s site-specific planning reviews
and permitting procedures.
The reason for the request of CS conditional rezoning is to alleviate concerns and
address the uncertainty heard at the recent straight rezoning Planning Board hearing.
To specifically address concerns over what will and will not be allowed, the applicant
offers conditions to be placed on the project related to the uses excluded from site.
The CS district is ideal for an array of uses making it an attractive zoning for business
with difficulty finding a proper home elsewhere. The benefit of a group of businesses
Planning Board - June 1, 2023
ITEM: 2 - 7 - 7
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in a business park is shared overhead and infrastructure as well as building on
proximity of like or related businesses. Due to the wide variety of allowable
businesses in the CS district, the applicant understands the desire to focus the project
and limit more intensive uses. The aim of this development is to allow people space to
create their products or offer versatile space that can grow or shrink as a business does
the same. Artisan manufacturing, an allowable CS use, is in line with the development
objective and end-users the project hopes to attract. However, CS also allows more
intense manufacturing uses that are not appropriate for this site. Some small-scale
manufacturing may be suitable, but the uses and space available on the site are limited
by the site itself in manufacturing and all uses. The business park will operate on an
on-site septic system meaning most manufacturing, residential, or event gathering
businesses demanding heavy water/sewer use, are not appropriate for this site. This
also means that the majority of space allotted for the development will develop as
warehouse or a similar user with low sewer/septic needs. As such, there are many of
the CS uses that will not be accommodated in this project. To further outline the
conditions the applicant is proposing for the project, we submit the following:
We propose all uses permitted within the CS district would be allowed within the
proposed conditional district, with the exception of the following uses:
CS District Uses Prohibited within the Proposed Conditional District:
Wholesale Nursery Live/work or caretaker unit
Group home Animal Shelter
Community Center Food Pantry
Religious Assembly Colleges, Universities & Professional
Schools
Vocation or Trade School Emergency Services Facility
Government Offices and Buildings Post Office
Medical and Dental Office and Clinic Urgent Care Facility
Community Garden Park and Recreation Area
Bus and Taxi Terminal Marina, Commercial
Railroad Freight Depot Railroad Passenger terminal
Water Transportation Facilities Electric Substation
Electronic Gaming Operation Bar/Nightclub
Outdoor Recreation Establishment Event Center
Veterinary Service Kennel
Commercial Parking Lot or Facility Bank or Financial Institution
Microbrewery/Microdistillery Commercial Kitchen, Catering
Dry Cleaning/Laundry Plant Restaurant
Food Market Convenience Store
Pharmacy Grocery Store
Retail Sales, Building and Construction
Supplies
Retail Nursery
Car Wash Boat Dealer
Mobile Home and Prefab Building Sales Fuel Sales
Vehicle Sales Vehicle Rentals
Vehicle Service Station, Minor Vehicle Service Station, Large
Planning Board - June 1, 2023
ITEM: 2 - 7 - 8
1 2 2 C I N E M A D R I V E , W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
Vehicle Towning Service and Storage
Yard
Vehicle Service Station, Major
Beverage Manufacturing All Food Manufacturing (Use Code
311)
Sawmills and Wood Preservation All Textile Product Mills ( Use Code
314)
Commercial and Service Industry
Machinery Manufacturing
Agricultural, Construction, and Mining
Machinery Manufacturing
Industrial Machinery Manufacturing Engine, Turbine, and Power
Transmission Equipment Manufacturing
Other Miscellaneous Manufacturing Medical Equipment and Supplies
Manufacturing
Commercial Recycling Facility, Large
Collection
Dry Stack Boat Storage Facility, Stand-
Alone
Commercial Recycling Facility, Processing
and Collection
Commercial Recycling Facility,
Processing
Commercial Recycling Facility, Small
Collection
4. Proposed Condition(s)
Beyond the prohibited uses in the list above, we also met with concerned neighbors and
understand additional buffering for the homes closest to the subject property is
desired. The additional conditions is proposed as follows:
1. A 50’ buffer yard shall be provided along the rear property line of the abutting
residential lots located on Castle Hayne Road south of the Castle Hayne access point.
The buffer shall include both vegetation and a 6-10’ solid wood fence.
2. A 30’ buffer yard shall be provided along the rear property line of the abutting
residential lot located on Castle Hayne Road north of the Castle Hayne access point.
This area already proposes buildings and vehicular use areas far away from the site
due to the location of the on-site septic system.
5. Traffic Impact
Use Intensity (1000 GFA) AM Trips PM Trips
Warehousing (150) 50.5 15 16
Light Industrial (110) 25 23 24
General Office Building (710) 20 31 30
Total: 95.5 69 70
Planning Board - June 1, 2023
ITEM: 2 - 7 - 9
1 2 2 C I N E M A D R I V E , W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
6. Conditional Zoning District Considerations
1. How would the requested change be consistent with the County’s policies for growth and
development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc.
The 2016 Comprehensive Plan contains many policies that promote attracting and
retaining businesses in order to help provide a strong diverse economy and
employment opportunities. The proposed conditional zoning district would provide an
area for new and existing businesses to locate within New Hanover County, and will
help provide for services and employment to the County’s growing population.
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 subject site is classified as Employment Center and Community Mixed Use on the
Future Land Use Map. The Community Mixed Use area is located along Castle Hayne
Road and includes the existing residential housing located on the road.
The purpose of the Employment Center classification is to identify “areas to serve as
employment and production hubs, where office and light industrial uses are
predominate.” The types of uses appropriate in these areas include office, industrial,
single and multi-family residential, commercial/retail establishments, and recreation
uses. The Community Mixed Use classification promotes a combination of retail, office,
and housing.
Overall, the proposed development will provide for the office/employment and
production opportunities promoted in this area. Furthermore, it will provide opportunity
of a range of businesses and has potential to further anchor this area of the County as
a business hub.
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 proposed CS district is more aligned with the goals and land uses envisioned within
the Employment Center and Community Mixed Use place types, which were adopted
as part of the 2016 Comprehensive Plan.
In addition, I-140 was constructed in the early 2000s and is approximately 0.5 miles
from the subject site – allowing easy access to the highway system and Wilmington
metro area.
Planning Board - June 1, 2023
ITEM: 2 - 7 - 10
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Community Meeting Report
Proposed Conditional Rezoning by Jarrod Covington
New Hanover County Parcel R01719-001-003-001
(Approx. 17.9 acres located near intersection of Castle Hayne Rd and Hermitage Rd)
Notice of the meeting was mailed to all property owners within 500 feet of the subject parcels
as listed on the New Hanover County tax records. The meeting was held on Thursday, April
27th from 6:30pm-8:00pm at the Northern Regional Park, 4700 Old Avenue Castle Hayne, NC
28429.
The following items are attached:
1. A list of the adjacent property owners to whom written notice was mailed;
2. A copy of the written notice; and
3. A list of attendees.
On behalf of the applicant, Jarrod Covington and representatives from Paramounte
Engineering, Inc. were in attendance.
As a result of the meeting, the following changes were made to the plan:
1. Increased the width of the buffers along existing homes on Castle Hayne Road. In
addition, a fence will be installed within the buffer abutting the lots located south of
the project’s Castle Hayne access point. Conditions regarding the buffers are also
proposed as part of the application.
2. Moved the driveway on Hermitage Road farther away from Castle Hayne Road.
The following issues were discussed at the meeting:
• Project Overview
o The applicants gave an overview of the proposed project. The proposal is for
a business park aimed at industrial office/warehouse flex space with units
providing space for hard to accommodate light industrial, warehouse, or other
flex space. Popular unit sizes range from about 2,400sf to 12,000sf, but the
plan is set up to accommodate flexibility for the end user.
o The project’s conditional rezoning identifies the maximum space planned, a
total of 95,500sf.
o Targeted businesses for the proposal would include contractors which need a
small office and warehousing to store equipment, home services (like pest
control office/warehouse or other residential and commercial service call
companies). Customer traffic is generally low for these types of businesses.
o The project will be phased, with the first phase being located near Heritage
Road.
Planning Board - June 1, 2023
ITEM: 2 - 8 - 1
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o Access would be provided from both Castle Hayne Road and Hermitage Road.
Two points of access for the development would be required for emergency
services.
• Conditional Zoning
o The applicants explained the differences between the proposed conditional
rezoning request and the previous general/straight rezoning application.
o The conditions/concept plan approved as part of a conditional rezoning would
run with the land, so if the property is sold in the future, the new owner would
still have to comply with the approved district standards.
o Any future modifications to the plan must be reviewed by the County and any
major changes would require consideration by the Planning Board and Board
of Commissioners through the rezoning process.
• Traffic/Accidents/Roadway Improvements
o The neighbors noted concerns of accidents taking place on the adjacent portion
of Castle Hayne Road, where motorists fail to notice folks stopping to take a
left turn due to the curvature of road resulting in rear end accidents and people
running into the roadside ditches.
o The neighbors noted concerns with the proposed driveway on Castle Hayne
Road aligning with Sledge Road due to the proximity of McDougald Drive.
o Many neighbors noted this was their main concern over the development.
o The applicant will meet with the WMPO and NCDOT to determine the required
driveway design and locations. The proposed development will have to comply
with NCDOT’s standards and obtain a driveway permit.
o The neighbors noted that Castle Hayne Road and Hermitage Road experience
congestion during the peak hours.
o A TIA was completed for another industrial flex space development proposed
on Hermitage Road. That TIA requires that a new right-turn lane be installed
on Hermitage Road at Castle Hayne Road.
o The neighbors noted concerns that the school buses will start picking up students
on Castle Hayne Road instead of within the subdivision.
o NCDOT has a future plan to widen a portion of Castle Hayne Road from 23rd
street to I-140.
• Buffers
o The development will be required to comply with the buffer requirements of the
UDO. At minimum, a 20’ opaque buffer is required along the abutting
residential lots.
o The plan is designed to have a minimum of a 31’ buffer which widens to 70’ in
certain areas.
o The neighbors living along Castle Hayne Rd. suggested that the buffer be
increased to 50’ and that a fence be included within the buffer.
• Stormwater
o The development will be designed to comply with State and County stormwater
requirements.
Planning Board - June 1, 2023
ITEM: 2 - 8 - 2
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o The stormwater generated by the site will be directed to a new stormwater
pond.
o Drainage ways must be cleaned out and maintained. Any new culverts must be
appropriately sized for the expected water flow.
• Utilities
o The development will be served by CFPUA for water service and by private
septic.
o The neighboring property owners are interested in connecting into the CFPUA
water system. The applicant will look into how the water extension to the site
will be designed to see if it can better accommodate the future connection of
the adjacent residential lots.
Planning Board - June 1, 2023
ITEM: 2 - 8 - 3
April 14, 2023
RE: Community Meeting for a Conditional Rezoning Request for a Business Park on Hermitage
Road
Paramounte Engineering, Inc. and Jarrod Covington, developer, invite you to a neighborhood
meeting to discuss our plans for a proposed business park located near the intersection of Hermitage
Road and Castle Hayne Road. We will share project details with you in a meeting on Thursday, April
27, 2023, from 6:30-7:30 PM at Northern Regional Park, Picnic Shelter 1.
We are preparing plans for a conditional rezoning request on the + 17.94 acre property located at
4012 Castle Hayne Road and otherwise identified as New Hanover County PIN R01719-001-003-001.
As part of that process, we are holding a community meeting to introduce neighbors to the project
and share our vision for the site. Some of you may already be familiar with the developer’s recent
request for a rezoning from R-20 to CS (Commercial Services) zoning district. During the Planning
Board meeting, some neighbors and board members requested additional information about the
proposed development or expressed concerns that could be better addressed by showing a plan and
explaining the proposed development in more detail. As a result, we developed the enclosed site
plan to clarify the developer’s intent and address questions and comments received to date. By
developing this plan, we can now take the project through the review process as a conditional
rezoning in which decisions about the rezoning are tied to the plan. This conditional rezoning
request identifies maximum building area, shows general vehicular circulation through the site, and
delineates buffers as well as identifies other zoning related items specific to this project.
A conditional rezoning requires a different review and public notification process than the straight
rezoning. As such, you are receiving this invitation by mail because New Hanover County GIS records
indicate you own property within 500’ of the proposed project, and the County requires us to
provide notice of the community meeting by mail to property owners within 500’ of our subject
boundary. To learn more about the project, please join us at the meeting to see full-size plans and
speak with our development team to answer your questions. We look forward to sharing the project
with you.
Community Meeting Date, Time, and Location:
Meeting Time: 6:30-7:30 pm on Thursday, April 27th
Meeting Location: Picnic Shelter 1 near the playground at Northern Regional Park
(4700 Old Avenue Castle Hayne , NC 28429)*
*see enclosed map for directions to shelter
If you need additional information about the meeting, please contact either:
Paramounte Engineering (Planning Consultant) or Jarrod Covington (Developer).
Paramounte Engineering, Inc.
122 Cinema Drive
Wilmington, NC 28403
PH: (910) 791-6707
Jarrod Covington
Jarrodccovington@gmail.com
252-622-9699
Planning Board - June 1, 2023
ITEM: 2 - 8 - 4
Planning Board - June 1, 2023
ITEM: 2 - 8 - 5
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SCALE: 1"=60'
60'120'180'
VICINITY MAP
NORTH
NOT TO SCALE
SITE INFORMATION
PROJECT NAME:CASTLE HAYNE BUSINESS PARK
PROJECT ADDRESSES:4012 CASTLE HAYNE RD
CASTLE HAYNE, NC 28429
PROPERTY OWNER:HERMITAGE PROPERTY HOLDINGS, LLC
PO BOX 571
WRIGHTSVILLE BEACH, NC 28480
PARCEL PIN: R01719-001-003-001
PROJECT SITE AREA:± 17.94 ACRES (± 781,401.95 SF)
CURRENT ZONING:R-20 (RESIDENTIAL)
PROPOSED ZONING:CS (COMMERCIAL SERVICES)
EXISTING USE:VACANT LAND
PROPOSED USE:INDUSTRIAL FLEX, STORAGE, AND OFFICES
FUTURE LAND USE CLASSIFICATION:COMMUNITY MIXED USE & EMPLOYMENT CENTER
CS DIMENSIONAL DATA:
REQUIRED:PROVIDED:
MIN. LOT AREA:± 7,500 SF ± 781,401.95 SF
MIN. LOT WIDTH:65'± 211' MIN.
FRONT SETBACK 35'35' MIN.
SIDE SETBACK (STREET):25' OR 17.5'17.5' MIN.
SIDE SETBACK (INTERIOR):7'; 30 AGAINST RESIDENTIAL 30' MIN.
REAR SETBACK:15; 35 AGAINST RESIDENTIAL 35' MIN.
BUILDING HEIGHT MAXIMUM:40'*40' MAX.
*BUILDINGS HAVING A HEIGHT OVER 35 FEET ARE SUBJECT TO ADDITIONAL SETBACKS
AND BUFFERYARDS OF 4 ADDITIONAL FEET.
STREET YARD NOTES:
1.25 SQUARE FEET FOR EVERY LINEAR FOOT OF STREET YARD FOOTAGE.
2.MINIMUM WIDTH OF 12.5' AND MAXIMUM WIDTH OF 37.5'.
3.FOR EVERY 600 SQUARE FEET OF STREET YARD AREA ON AVERAGE, PLANTINGS SHALL CONSIST OF 3 UNDERSTORY
TREES AND 6 SHRUBS, 12" IN HEIGHT AT TIME OF PLANTING.
4.WHERE AMPLE VEGETATION EXISTS WITHIN STREET YARD, NO PLANTINGS WILL BE INSTALLED. WHERE EXISTING
VEGETATION DOES NOT MEET CODE; ADDITIONAL PLANTINGS WILL BE INSTALLED AS SHOWN.
5.FOR SITES WITH TWO OR MORE STREET FRONTAGES, ONLY THE PRIMARY STREET FRONTAGE SHALL BE REQUIRED
TO CONTAIN THE FULL AMOUNT OF STREET YARD AS DETERMINED IN TABLE5.4.6.AB: STREET YARD AREA STANDARDS.
SECONDARY STREET FRONTAGES ARE REQUIRED TO CONTAIN 50 PERCENT OF THE REQUIRED STREET YARD AREA.
FLOOD NOTE:
THE SUBJECT PARCEL IS LOCATED IN ZONE X – MINIMAL FLOOD RISK – AS SHOWN BY
FEMA MAP NUMBER 3720322100K BEARING AN EFFECTIVE DATE OF AUGUST 18, 2018.
WETLAND NOTE:
SITE HAS APPROVED WETLAND JURISDICTIONAL DELINEATION DATED
SEPTEMBER 2, 2021 PROVIDED BY HEADWATER ENVIRONMENTAL, INC.
WETLAND ACREAGE = ± 3.88 AC
LEGEND
SUBJECT PROPERTY LINE
WETWETWET
WET WET WET
WETLANDS
PROPOSED PHASE LINE
EXISTING STREAM
PROPOSED BUILDINGS
PROPOSED SIDEWALKS
PROPOSED BUFFER / STREET YARD LINE
PROPOSED SETBACK LINE
PROPOSED POND OUTLINE
ON-SITE SEPTIC AREA;
CONSTRUCTED
WITH PHASE 1
TRUCK
TURNAROUND
PROPOSED STORMWATER POND,
CONSTRUCTED WITH PHASE 1
TRUCK
TURNAROUND
PROPOSED INDUSTRIAL FLEX SPACE IN BUILDINGS 1-9;
FINAL DESIGN WILL VARY DEPENDING
ON END-USER REQUIREMENTS
PROPOSED MAIN ENTRANCE
TO PROJECT FROM HERMITAGE RD
PROPOSED STREET YARD BUFFER AREA;
PLANTINGS WILL BE CONSISTENT WITH THE
OVERHEAD POWERLINES REQUIREMENTS
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04
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1"
=
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'
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HERMITAGE RD
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BUFFERS (SECTION 5.4)
A TYPE A OPAQUE BUFFER IS REQUIRED FOR A COMMERCIAL USE ADJACENT TO SINGLE-FAMILY
DETACHED OR TWO-FAMILY (DUPLEX) DWELLING UNITS;
UNDEVELOPED LAND IN RA, AR, R-20S, R-20, R-15, R-10, R-7, OR R-5 ZONING DISTRICTS.
OPTION 1: VEGETATION ONLY
20' WIDE, MINIMUM 3 ROWS PLANTED MATERIALS, AND FULLY OPAQUE WITHIN A YEAR
OPTION 2: COMBINATION FENCING AND VEGETATION
50% OF SETBACK FOR WIDTH, 6-10' HIGH FENCE, AND MINIMUM 2 ROWS PLANTED MATERIALS
PROPOSED BUFFER: 35' MINIMUM; WIDTH VARIES
UTILITIES AND STORMWATER NOTES
1.UTILITIES SHOWN ON PLAN ARE PRELIMINARY AND WILL BE FULLY ENGINEERED DURING SITE DESIGN DEVELOPMENT.
2.CFPUA WILL SUPPLY WATER TO SITE.
3.WATER FLOW SHALL BE PROVIDED TO MEET NC FIRE PREVENTION CODE.
4.BUILDINGS WILL BE DESIGNED IN COMPLIANCE WITH NC BUILDING CODE AND LOCAL FIRE REQUIREMENTS.
5.SEPTIC SYSTEMS WILL PROVIDE WASTEWATER TREATMENT FOR SITE.
6.WASTEWATER COLLECTION SYSTEM WILL ROUTE FROM BUILDINGS TO DESIGNATED SEPTIC AREAS DESIGNED AND
SIZED SPECIFIC TO BUILDING SIZE/FLOW AMOUNTS.
7.APPLIED RESOURCE MANAGEMENT (ARM) CONDUCTED A SOIL SUITABILITY ANALYSIS TO DETERMINE SUITABLE SEPTIC
AREAS AS SHOWN ON PLAN. ARM WILL WORK WITH DEVELOPER TO LOCATE AND DESIGN SYSTEMS APPROPRIATELY.
8.STORMWATER SHOWN ON SITE WILL BE FULLY ENGINEERED DURING DESIGN DEVELOPMENT TO MEET LOCAL AND
STATE REQUIREMENTS.
STREETLIGHT NOTES
1.STREETLIGHT LOCATIONS SHOWN ON PLAN ARE PRELIMINARY. FINAL DESIGN, LOCATIONS,
AND CALCULATIONS WILL BE PROVIDED AND SHALL NOT BE LOCATED OR INSTALLED SO AS
TO SHINE DIRECTLY ONTO RESIDENTIAL PREMISES.
SITE SIGNAGE
ALL STREET AND BUILDING SIGNAGE TO BE PERMITTED BY OWNER WITH NEW HANOVER COUNTY.
PROPOSED SECONDARY PROJECT ENTRANCE FROM CASTLE HAYNE RD;
ALIGNED WITH DIRT ROAD ACROSS CASTLE HAYNE RD
PROPOSED STREET YARD BUFFER AREA;
PLANTINGS WILL BE CONSISTENT WITH THE
OVERHEAD POWERLINE REQUIREMENTS
50' BUFFER
FROM STREAM
BUILDING & SITE DESIGN INFORMATION
WHEN DESIGNED, FLEX SPACE BUILDINGS MAY SHIFT BUILDING AREA
WITHIN THE BUILDINGS OR PROVIDE A VARIETY OF BUILDING SIZES (NOT
TO EXCEED THE TOTAL AMOUNT OF BUILDING AREA LISTED ON THIS PLAN).
FOR THE PURPOSE OF THIS CONDITIONAL REZONING, WE SHOW THE
MAXIMUM AMOUNT OF BUILDING AREA CONTEMPLATED FOR THIS
PROJECT. REGULATORY OR MARKET CONDITIONS MAY DICTATE BUILDING
AN ALTERED CONFIGURATION THAN SHOWN THIS PLAN. IF FUTURE PLANS
EXCEED THE SQUARE FOOTAGE PRESENTED ON THIS PLAN, IT WILL
REQUIRE BOARD APPROVALS.
BUILDING AND SITE DESIGN INFORMATION
BUILDING NUMBER USE AREA (MAXIMUM)
BUILDING 1:INDUSTRIAL FLEX ± 15,500 SF
BUILDING 2:INDUSTRIAL FLEX ± 30,000 SF
BUILDING 3:INDUSTRIAL FLEX ± 3,500 SF
BUILDING 4:INDUSTRIAL FLEX ± 10,000 SF
BUILDING 5:INDUSTRIAL FLEX ± 12,000 SF
BUILDING 6:INDUSTRIAL FLEX ± 7,000 SF
BUILDING 7:INDUSTRIAL FLEX ± 6,000 SF
BUILDING 8:INDUSTRIAL FLEX ± 4,000 SF
BUILDING 9:INDUSTRIAL FLEX ± 2,000 SF
BUILDING 10:OFFICE / BUSINESS SERVICES ± 5,500 SF
± 95,500 SF TOTAL
PARKING DATA NOTE: PARKING AREAS ON PLAN WILL COMPLY WITH THE
NEW HANOVER COUNTY UDO BASED ON THE USE OF THE BUILDINGS.
ST
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PROJECT SCREENING
SCREENING FOR ALL LOADING/UNLOADING AREAS, HVAC UNITS, DUMPSTERS, AND
OUTSIDE STORAGE AREAS WILL BE CONSISTENT WITH SECTION 5.4.4 OF THE UDO.
FENCED
STORAGE
Planning Board - June 1, 2023
ITEM: 2 - 8 - 6
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Planning Board - June 1, 2023
ITEM: 2 - 8 - 7
Planning Board - June 1, 2023
ITEM: 2 - 8 - 8
Planning Board - June 1, 2023
ITEM: 2 - 8 - 9
Concept Plan
Planning Board - June 1, 2023
ITEM: 2 - 9 - 1
COVER SHEET
EXISTING CONDITIONS
MAY 2023
APPLICANT:
CASTLE HAYNE BUSINESS PARK
HERMITAGE PROPERTY HOLDINGS, LLC
PO BOX 571
WRIGHTSVILLE, NC 28480
CONDITIONAL ZONING
NEW HANOVER COUNTY, NORTH CAROLINA
4012 CASTLE HAYNE ROAD
PROPERTY OWNER:
STOUT OPERATING FIRM, LLC
4 PERCY STREET
CHARLESTON, SC 29403
NOTICE REQUIRED
ALL EXISTING UNDERGROUND UTILITIES SHALL BE PHYSICALLY LOCATED PRIOR TO THE BEGINNING OF ANY
CONSTRUCTION IN THE VICINITY OF SAID UTILITIES.
CONTRACTORS SHALL NOTIFY OPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OF PROPOSED
EXCAVATION AT LEAST TWO WORKING DAYS, BUT NOT MORE THAN TEN WORKING DAYS PRIOR TO COMMENCEMENT
OF EXCAVATION OR DEMOLITION.
CONTRACTORS SHALL CONTACT OVERHEAD ELECTRIC PROVIDER TO COMPLY WITH FEDERAL OSHA 1910.333 MINIMUM
APPROACH DISTANCE TO ENERGIZED POWERLINES AND OSH 29 CFR 1926.1407-1411 MUST BE FOLLOWED.
Know what's below.
before you dig.Call
R
CONTACT THESE UTILITIES
NEW HANOVER COUNTY PLANNING DEPARTMENT
PH: 910-798-7165
PIEDMONT NATURAL GAS
ATTN: CARL PAQUET
PH: 910-350-2242
EMERGENCY DIAL 911
POLICE - FIRE - RESCUE
CFPUA (WATER)
PH: 910-332-6550
DUKE ENERGY PROGRESS
GENERAL PH: 1-800-452-2777
AT&T
ATTN: STEVE DAYVAULT
PH: 910-341-7664
SPECTRUM
GENERAL PH: 800-892-4357
PREPARED BY:
PROJECT # 22225.PE
PR
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N
122 Cinema Drive Wilmington, North Carolina 28403
(910) 791-6707 (O) (910) 791-6760 (F)
NC License #: C-2846
CASTLE HAYNE BUSINESS PARK
SHEET NUMBER SHEET TITLE
PROJECT CONSULTANTS
SHEET INDEX
MAY 1, 2023
SURVEYOR
PARAMOUNTE ENGINEERING, INC.
122 CINEMA DRIVE
WILMINGTON, NC 28403
JOSH TAYLOR, PLS (910-791-6707)
ENGINEER/ LAND PLANNER/ LANDSCAPE ARCHITECT
PARAMOUNTE ENGINEERING, INC.
122 CINEMA DRIVE
WILMINGTON, NC 28403
CIVIL: ROB BALLAND, PE (910-791-6707)
LANDSCAPE ARCHITECT: ALLISON ENGEBRETSON, RLA (910-791-6707)
CONDITIONAL REZONING SITE PLAN
APPLICANT:
CONDITIONAL REZONING SITE PLANCRZ -1
NIXON ASSOCIATES , LLC
7049 RUTH AVENUE
WILMINGTON, NC 28411
EX - 1
C-0.0
VICINITY MAP
NORTH
NOT TO SCALE
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Planning Board - June 1, 2023
ITEM: 2 - 10 - 1
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7
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0
0
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20
3
.
2
2
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N 30°48'50" E
93.96'
N 37°21'42"
E
186.69'
N 43°3
6
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2
8
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186.67
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S 3
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N 00°2
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E
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N 11°23'1
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E
93.48'
N 11°25'4
5
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E
94.89'
N 17°54'12" E
94.38'
N 17°56'00" E
94.29'
N 24°25'30" E
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N 21°54'59" E
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N 33°01'15" E
106.26'
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0 60 120 180
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VICINITY MAP
NORTH
NOT TO SCALE
SITE INFORMATION
PROJECT NAME:CASTLE HAYNE BUSINESS PARK
PROJECT ADDRESSES:4012 CASTLE HAYNE RD
CASTLE HAYNE, NC 28429
PROPERTY OWNER:HERMITAGE PROPERTY HOLDINGS, LLC
PO BOX 571
WRIGHTSVILLE BEACH, NC 28480
PARCEL PIN: R01719-001-003-001
CURRENT ZONING:R-20 (RESIDENTIAL)
EXISTING USE:UNDEVELOPED LAND
PROJECT SITE AREA:± 17.94 ACRES (± 781,401.95 SF)
FLOOD NOTE:
THE SUBJECT PARCEL IS LOCATED IN ZONE X – MINIMAL FLOOD RISK – AS SHOWN BY
FEMA MAP NUMBER 3720322100K BEARING AN EFFECTIVE DATE OF AUGUST 18, 2018.
WETLAND NOTE:
SITE HAS APPROVED WETLAND JURISDICTIONAL DELINEATION DATED
SEPTEMBER 2, 2021 PROVIDED BY HEADWATER ENVIRONMENTAL, INC.
WETLAND ACREAGE = ± 3.88 AC
POTENTIAL WETLAND / STREAM IMPACTS = ± 1,259.98 SF / ± 0.0289 AC
SITE
HE
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CASTLE HAYNE RD
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DITCH
DITCH
CUL
V
E
R
T
SURVEY NOTES:
1. BOUNDARY AND TREE SURVEY PROVIDED BY
PARAMOUNTE ENGINEERING DATE: 04/26/23.
2. TOPOGRAPHIC INFORMATION PROVIDED BY NHC GIS.
SURVEY PENDING.
SL
E
D
G
E
R
D
O
F
F
-
S
I
T
E
D
I
T
C
H
EXISTING ASPHALT, TYP.
EXISTING ADJACENT
PROPERTY DRIVEWAY, TYP.
EXISTING TREE FOUND ON SITE, TYP.
EXISTING ROAD STRIPING, TYP.
EXISTING OVERHEAD
POWERLINES, TYP.
EXISTING CONTOURS, TYP.
O
F
F
-
S
I
T
E
D
I
T
C
H
O
F
F
-
S
I
T
E
D
I
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C
H
Planning Board - June 1, 2023
ITEM: 2 - 10 - 2
O
H
E
O
H
E
O
H
E
S 5
9
°
1
7
'
0
0
"
E
20
3
.
2
2
'
N 30°48'50" E
93.96'
N 37°21'42" E
186.69'
N 43°36'
2
8
"
E
186.67'
S 36
°
1
1
'
4
6
"
E
901
.
4
2
'
S
8
9
°
3
1
'
3
0
"
W
34
9
.
3
5
'
S 00°3
1
'
1
7
"
E
429.49
'
S
8
9
°
2
9
'
0
7
"
W
15
0
.
5
2
'
S
8
9
°
2
5
'
2
6
"
W
7
4
.
8
8
'
S
8
9
°
3
3
'
5
6
"
W
74
.
9
0
'
S
8
9
°
3
7
'
5
0
"
W
75
.
2
0
'
S
8
9
°
3
0
'
4
0
"
W
75
.
0
1
'
S 00°2
3
'
1
7
"
E
199.71
'
S
8
9
°
2
6
'
1
6
"
W
2
5
9
.
8
5
'
N 00°27
'
3
7
"
W
200.13
'
N 00°2
8
'
5
5
"
W
100.07
'
N 08°33'
0
1
"
E
85.68'
N 11°23'11
"
E
93.48'
N 11°25'45"
E
94.89'
N 17°54'12" E
94.38'
N 17°56'00" E
94.29'
N 24°25'30" E
94.05'
N
6
5
°
3
0
'
5
7
"
W
20
2
.
6
8
'
N 21°54'59" E
105.19'
N 33°01'15" E
106.26'
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
IP
F
W
E
T
WE
T
WE
T
WET
W
E
T
W
E
T
WET
WET WE
T
WE
T
WE
T
WET WET WET
W
E
T
WE
T
WE
T
W
E
T
OHEOHEOHE
26
'
2
6
'
2
6
'
2
6
'
2
6
'
2
6
'
2
6
'
26
'
2
6
'
2
6
'
2
6
'
26
'
28
'
26
'
22
'
28
'
26
'
2
6
'
26
'
2
6
'
28
'
28
'
28
'
2
8
'
28
'
22
'
2
8
'
2
8
'
2
8
'
2
8
'
28
'
2
8
'
2
8
'
2
4
'
2
6
'
2
2
'
2
2
'
2
2
'
2
6
'
2
8
'
2
8
'
2
8
'
2
8
'
28
'
WETLANDS
± 4.07 AC
GENER
A
L
E
L
E
C
T
R
I
C
C
O
PIN: R
0
1
7
1
9
-
0
0
1
-
0
1
0
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
V
A
C
A
N
T
L
A
N
D
RAMIR
E
Z
L
O
P
E
Z
ALBER
T
O
R
E
T
U
X
PIN: R
0
1
7
1
9
-
0
0
1
-
0
0
9
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
R
E
S
I
D
E
N
T
I
A
L
GENERAL
E
L
E
C
T
R
I
C
C
O
PIN: R017
1
9
-
0
0
1
-
0
0
8
-
0
0
0
ZONING:
R
-
2
0
LAND U
S
E
:
V
A
C
A
N
T
L
A
N
D
KINNAMO
N
M
E
E
K
E
R
CAROLYN
H
R
S
PIN: R017
1
9
-
0
0
1
-
0
0
7
-
0
0
0
ZONING:
R
-
2
0
LAND US
E
:
R
E
S
I
D
E
N
T
I
A
L
WATKINS MELV
I
N
L
E
E
J
R
PIN: R01719-00
1
-
0
0
6
-
0
0
0
ZONING: R-20
LAND USE: R
E
S
I
D
E
N
T
I
A
L
MEADOWS
P
A
U
L
E
R
I
C
D
E
A
N
N
E
PIN: R01719-
0
0
1
-
0
0
2
-
0
0
0
ZONING: R-
2
0LAND USE: R
E
S
I
D
E
N
T
I
A
L
LEW
I
S
L
E
S
L
I
E
PIN
:
R
0
1
7
0
0
-
0
0
4
-
0
3
4
-
0
0
0
ZO
N
I
N
G
:
R
-
2
0
LAN
D
U
S
E
:
V
A
C
A
N
T
L
A
N
D
VA
N
N
R
A
C
H
E
L
S
PI
N
:
R
0
1
7
1
9
-
0
0
1
-
0
1
0
-
0
0
1
Z
O
N
I
N
G
:
R
-
2
0
LA
N
D
U
S
E
:
R
E
S
I
D
E
N
T
I
A
L
WATKINS ANDREW J III
HEIRS
PIN: R01719-001-004-000
ZONING: R-20
LAND USE: RESIDENTIAL
DAUGHTREY R
O
W
E
N
A
L
PIN: R01719-0
0
1
-
0
0
5
-
0
0
0
ZONING: R-20
LAND USE: RE
S
I
D
E
N
T
I
A
L
RAMIR
E
Z
F
R
A
N
C
I
S
C
O
J
PIN: R0
1
7
1
9
-
0
0
1
-
0
0
1
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
R
E
S
I
D
E
N
T
I
A
L
CONC
R
E
T
E
S
E
R
V
C
O
O
F
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A
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K
V
L
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PIN: R
0
1
7
1
9
-
0
0
1
-
0
0
3
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
V
A
C
A
N
T
L
A
N
D
VANN
E
R
I
C
L
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E
PIN: R
0
1
7
1
9
-
0
0
1
-
0
1
2
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
R
E
S
I
D
E
N
T
I
A
L
VANN
E
R
I
C
L
E
E
PIN: R
0
1
7
1
9
-
0
0
1
-
0
1
1
-
0
0
1
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
R
E
S
I
D
E
N
T
I
A
L
CHINN
L
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O
N
A
R
D
D
J
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C
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A
R
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V
L
I
V
T
R
PIN: R
0
1
7
1
9
-
0
0
1
-
0
1
1
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
R
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S
I
D
E
N
T
I
A
L
NASH
W
I
N
D
Y
PIN: R
0
1
7
1
9
-
0
0
1
-
0
1
3
-
0
0
0
ZONIN
G
:
R
-
2
0
LAND
U
S
E
:
V
A
C
A
N
T
L
A
N
D
WETLANDS
± 4.07 AC
BUILD
I
N
G
2
± 30,0
0
0
S
F
M
A
X
BUILD
I
N
G
3
± 4,50
0
S
F
M
A
X
BUILD
I
N
G
4
± 10,0
0
0
S
F
M
A
X
BUILDING 6
± 7,000 SF MA
X
BUILDING 7
± 6,000 SF MAX
BUIL
D
I
N
G
8
± 4,0
0
0
S
F
M
A
X
BUIL
D
I
N
G
9
± 2,0
0
0
S
F
MAX
X
XX
X
X
X
X
X
X
X X
X
X
X
X
BU
I
L
D
I
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G
5
± 1
2
,
0
0
0
S
F
M
A
X
BLDG 10
OFFICE & BUSINESS
SERVICES
± 5,000 SF MAX
BUILD
I
N
G
1
± 15,0
0
0
S
F
M
A
X
STORMWATER POND
20
'
B
U
F
F
E
R
20'
B
U
F
F
E
R
2
0
'
B
U
F
F
E
R
20' BU
F
F
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R
50' BUFF
E
R
20
'
B
U
F
F
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R
RE
Q
'
D
M
I
N
.
:
3
0
'
S
I
D
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S
E
T
B
A
C
K
25' STREET HWY SIDE
S
E
T
B
A
C
K
REQ'D
M
I
N
.
:
3
0
'
S
I
D
E
S
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T
B
A
C
K
20' BU
F
F
E
R
2
0
'
B
U
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F
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R
R
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Q
'
D
M
I
N
.
:
3
0
'
S
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S
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B
A
C
K
R
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Q
'
D
M
I
N
.
:
3
5
'
F
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B
A
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K
1
2
.
5
'
-
3
7
.
5
'
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T
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B
U
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F
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RE
Q
'
D
M
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.
:
3
0
'
S
I
D
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S
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T
B
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K
12.5'-25' STREETYAR
D
B
U
F
F
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R
REQ'D
M
I
N
.
:
3
0
'
S
I
D
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S
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T
B
A
C
K
R
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Q
'
D
M
I
N
.
:
3
0
'
S
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D
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S
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T
B
A
C
K
RE
Q
'
D
M
I
N
.
:
3
5
'
R
E
A
R
S
E
T
B
A
C
K
REQ'D MIN.:
3
0
'
S
I
D
E
S
E
T
B
A
C
K
PROVIDED
:
3
0
'
B
U
F
F
E
R
PROVIDE
D
.
:
5
0
'
S
I
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S
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T
B
A
C
K
P
H
A
S
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1
P
H
A
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3
PHAS
E
1
PHAS
E
3
P
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A
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1
P
H
A
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2
P
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A
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2
P
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A
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3
PH
A
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3
PH
A
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4
PHASE 4
PHASE 6
PHAS
E
4
PHAS
E
5
MC
D
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A
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D
D
R
I
V
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SL
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R
O
A
D
5
1
'
5
2
'
5
1
'
5
1
'
60
'
21
'
42
'
93
'
50' BUFFER
EACH SIDE
OF STREAM
H
E
R
M
I
T
A
G
E
R
O
A
D
6
0
'
P
U
B
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/
W
U.S. HWY. NO. 1
1
7
-
C
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PUBLIC R/W VA
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:
SC
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:
DE
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:
DR
A
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:
CH
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:
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CO
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:
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:
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SEAL
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:
12
2
C
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e
m
a
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Wi
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i
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o
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,
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r
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C
a
r
o
l
i
n
a
2
8
4
0
3
(9
1
0
)
7
9
1
-
6
7
0
7
(
O
)
(
9
1
0
)
7
9
1
-
6
7
6
0
(
F
)
NC
L
i
c
e
n
s
e
#
:
C
-
2
8
4
6
PR
E
L
I
M
I
N
A
R
Y
D
E
S
I
G
N
-
N
O
T
R
E
L
E
A
S
E
D
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
N O R T H
0'
SCALE: 1"=100'
100'200'300'
SITE DATA
PROJECT NAME:CASTLE HAYNE BUSINESS PARK
PROJECT ADDRESSES:4012 CASTLE HAYNE RD
CASTLE HAYNE, NC 28429
PROPERTY OWNER:HERMITAGE PROPERTY HOLDINGS, LLC
PO BOX 571
WRIGHTSVILLE BEACH, NC 28480
PARCEL PIN: R01719-001-003-001
PROJECT SITE AREA:± 17.94 ACRES (± 781,401.95 SF)
CURRENT ZONING:R-20 (RESIDENTIAL)
PROPOSED ZONING:CS (COMMERCIAL SERVICES)
EXISTING USE:UNDEVELOPED LAND
PROPOSED USE:BUSINESS PARK
FUTURE LAND USE CLASSIFICATION:COMMUNITY MIXED USE & EMPLOYMENT CENTER
CS DIMENSIONAL DATA:
REQUIRED:PROVIDED:
MIN. LOT AREA:± 7,500 SF ± 781,401.95 SF
MIN. LOT WIDTH:65'± 211' MIN.
FRONT SETBACK 35'35' MIN.
SIDE SETBACK (STREET):25' HWY OR 17.5'25' MIN.
SIDE SETBACK (INTERIOR):7'; 30 AGAINST RESIDENTIAL 30' MIN.
REAR SETBACK:15; 35 AGAINST RESIDENTIAL 35' MIN.
BUILDING HEIGHT MAXIMUM:40'*40' MAX.
*BUILDINGS HAVING A HEIGHT OVER 35 FEET ARE SUBJECT TO ADDITIONAL SETBACKS AND BUFFERYARDS OF
4 ADDITIONAL FEET.
LEGEND
SUBJECT PROPERTY LINE
WETWETWET
WET WET WET
WETLANDS
PROPOSED PHASE LINE
EXISTING STREAM
PROPOSED BUILDINGS
PROPOSED SIDEWALKS
PROPOSED BUFFER / STREET YARD LINE
PROPOSED SETBACK LINE
PROPOSED POND OUTLINE
ON-SITE SEPTIC AREA;
CONSTRUCTED
WITH PHASE 1
TRUCK
TURNAROUND
PROPOSED STORMWATER POND,
CONSTRUCTED WITH PHASE 1
TRUCK
TURNAROUND
PROPOSED INDUSTRIAL FLEX/BUSINESS PARK BUILDING SPACE IN
BUILDINGS 1-9 WILL VARY PENDING FINAL DESIGN AND END-USER REQUIREMENTS;
SITE SPECIFIC PLANS WILL REQUIRE TRC AND PERMITTING REVIEW PRIOR TO CONSTRUCTION
PROPOSED STREET YARD BUFFER AREA;
PLANTINGS WILL BE CONSISTENT WITH THE
OVERHEAD POWERLINES REQUIREMENTS
SI
T
E
P
L
A
N
CO
N
D
I
T
I
O
N
A
L
R
E
Z
O
N
I
N
G
CRZ-1
04
/
2
8
/
2
3
1"
=
1
0
0
'
AR
A
AH
E
AH
E
BUFFERS (SECTION 5.4)
A TYPE A OPAQUE BUFFER IS REQUIRED FOR A COMMERCIAL USE ADJACENT TO SINGLE-FAMILY
DETACHED OR TWO-FAMILY (DUPLEX) DWELLING UNITS;
UNDEVELOPED LAND IN RA, AR, R-20S, R-20, R-15, R-10, R-7, OR R-5 ZONING DISTRICTS.
OPTION 1: VEGETATION ONLY
20' WIDE, MINIMUM 3 ROWS PLANTED MATERIALS, AND FULLY OPAQUE WITHIN A YEAR
OPTION 2: COMBINATION FENCING AND VEGETATION
50% OF SETBACK FOR WIDTH, 6-10' HIGH FENCE, AND MINIMUM 2 ROWS PLANTED MATERIALS
PROPOSED BUFFER: WIDTH VARIES, EXCEEDS 20' MINIMUM IN ALL LOCATIONS
PROPOSED SECONDARY PROJECT ACCESS AT CASTLE HAYNE RD
ALIGNED WITH DIRT ROAD ACROSS CASTLE HAYNE RD;
PENDING NCDOT/WMPO REVIEW
PROPOSED STREET YARD BUFFER AREA;
PLANTINGS WILL BE CONSISTENT WITH THE
OVERHEAD POWERLINE REQUIREMENTS
BUILDING AND SITE DESIGN INFORMATION
BUILDING NUMBER USE AREA (MAXIMUM)
BUILDING 1:INDUSTRIAL FLEX ± 15,000 SF
BUILDING 2:INDUSTRIAL FLEX ± 30,000 SF
BUILDING 3:INDUSTRIAL FLEX ± 4,500 SF
BUILDING 4:INDUSTRIAL FLEX ± 10,000 SF
BUILDING 5:INDUSTRIAL FLEX ± 12,000 SF
BUILDING 6:INDUSTRIAL FLEX ± 7,000 SF
BUILDING 7:INDUSTRIAL FLEX ± 6,000 SF
BUILDING 8:INDUSTRIAL FLEX ± 4,000 SF
BUILDING 9:INDUSTRIAL FLEX ± 2,000 SF
BUILDING 10:OFFICE / BUSINESS SERVICES ± 5,000 SF
± 95,500 SF TOTAL
PARKING DATA NOTE: PARKING AREAS SHALL COMPLY WITH THE
NEW HANOVER COUNTY UDO BASED ON THE USE OF THE BUILDINGS WITHIN PROPOSED BUSINESS PARK.
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PROPOSED MAIN ACCESS FROM HERMITAGE RD WITH LARGE
RADII TO ACCOMMODATE TRUCK ACCESS THIS LOCATION
CONDITIONAL REZONING NOTE
ALL DESIGN ELEMENTS SHOWN ON THIS PLAN CONVEY THE GENERAL INTENTION OF THE PROPOSED DESIGN
AND MAXIMUM TOTAL BUILDING AREA ANTICIPATED; DESIGN MAY REQUIRE MINOR DEVIATIONS DURING DESIGN
DEVELOPMENT, BUT ALL DESIGN WILL COMPLY WITH THE TERMS OF APPROVAL FOR THE CONDITIONAL ZONING
PLAN AND WITH NEW HANOVER COUNTY'S UDO. UDO SECTION 10.3.3.C.7.b FURTHER IDENTIFIES EXTENT OF
CHANGE ALLOWED BEFORE REQUIRING ADDITIONAL BOARD REVIEW. PLANS WILL BE REVIEWED BY TRC AND
REGULATORY AUTHORITIES TO ENSURE COMPLIANCE WITH APPLICABLE ZONING REGULATIONS AND LOCAL
AND STATE REGULATIONS.
SITE DEVELOPMENT NOTES:
PHASING
1.THE PROJECT WILL BE COMPLETED IN MULTIPLE PHASES, 6 ANTICIPATED
LANDSCAPING & BUFFERING NOTES
1.STREETYARDS SHALL BE PROVIDED ALONG HERMITAGE ROAD AND CASTLE HAYNE ROAD IN
ACCORDANCE WITH SECTION 5.4.6 OF THE NEW HANOVER COUNTY UDO
2.SCREENING FOR ALL LOADING/UNLOADING AREAS, HVAC UNITS, DUMPSTERS, AND OUTSIDE STORAGE
AREAS WILL BE CONSISTENT WITH SECTION 5.4.4 OF THE UDO.
3.ALL OTHER REQUIRED LANDSCAPE AND SCREENING SHALL COMPLY WITH THE UDO.
4.BUFFERYARDS SHALL BE PROVIDED ABUTTING RESIDENTIAL LAND USES. AUGMENT VEGETATION
WHERE EXISTING VEGETATION IS INSUFFICIENT TO SATISFY THE REQUIREMENTS OF SECTION 5.4.3 OF
THE NEW HANOVER COUNTY UDO
5.BUFFER BETWEEN ADJACENT HOMES FRONTING CASTLE HAYNE ROAD SHALL BE WIDER THAN
REQUIRED, AS NOTED ON PLAN AND SHALL USE THE TYPE A FENCE AND VEGETATION OPTION.
EXISTING CONDITIONS/ ENVIRONMENTAL NOTES:
FLOOD INFORMATION:THE SUBJECT PARCEL IS LOCATED IN ZONE X – MINIMAL FLOOD RISK – AS
SHOWN BY FEMA MAP NUMBER 3720322100K BEARING AN EFFECTIVE
DATE OF AUGUST 18, 2018.
WETLAND: INFORMATION:SITE HAS APPROVED WETLAND JURISDICTIONAL DELINEATION DATED
SEPTEMBER 2, 2021 PROVIDED BY HEADWATER ENVIRONMENTAL, INC.
WETLAND ACREAGE = ± 4.07 AC
SPECIMEN TREES:NO SPECIMEN TREES FOUND ON SITE.
SIDEWALKS
1.SIDEWALKS SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 6.3.3.J.f OF THE NEW HANOVER COUNTY
UDO
STREETLIGHT NOTES
1.STREETLIGHT LOCATIONS SHOWN ON PLAN ARE PRELIMINARY. FINAL DESIGN, LOCATIONS, AND
CALCULATIONS WILL BE PROVIDED AND SHALL NOT BE LOCATED OR INSTALLED SO AS TO SHINE DIRECTLY
ONTO RESIDENTIAL PREMISES.
SITE SIGNAGE
1.ALL STREET AND BUILDING SIGNAGE TO BE PERMITTED BY OWNER WITH NEW HANOVER COUNTY.
STORMWATER & UTILITIES
1.STORM WATER SHALL BE DESIGNED IN ACCORDANCE WITH ALL NEW HANOVER COUNTY AND STATE
REQUIREMENTS. PONDS SHOWN IN GENERAL LOCATION AT THIS TIME, BUT DESIGN WILL ALTER AS
ENGINEERING DESIGN PROGRESSES.
2.UNLESS OTHERWISE AVAILABLE, PUBLIC WATER WILL BE EXTENDED BY THE DEVELOPER TO THE SITE. ALL
DESIGN AND PERMITTING SHALL BE COORDINATED WITH CFPUA, NEW HANOVER COUNTY, AND STATE
REGULATORS AS REQUIRED.
3.ON-SITE SEPTIC WILL BE DESIGNED TO SERVE ENTIRE BUSINESS PARK.
EXISTING ADJACENT NEIGHBOR'S DRIVEWAY, TYP.
PER NEIGHBORS' REQUEST, 50' WIDE BUFFER MIN. PROVIDED
INCLUDING 6' - 10' HT. OPAQUE FENCE AND VEGETATION
LOADING
EXISTING CULVERT TO BE EVALUATED DURING
DESIGN FOR EXPANSION OR REPLACEMENT
PROPOSED INDUSTRIAL
FLEX/ BUSINESS PARK
BUILDING, TYP.
EXISTING STREAM TO REMAIN; STREAM CROSSINGS AND ANY IMPACT
PERMITTING TO BE ADDRESSED DURING FULL ENGINEERING DESIGN
40
VICINITY MAP
NORTH
NOT TO SCALE
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Planning Board - June 1, 2023
ITEM: 2 - 10 - 3
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - June 1, 2023
ITEM: 2 - 11 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/1/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Julian Griffee, Current Planner
CONTACT(S): Julian Griffee; Robert Farrell, Senior Planner; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Rezoning Request (Z23-12) – Request by Allison Engebretson with Paramounte Engineering and William Block with
Olympus Holding Company Castle Hayne, LLC, applicant, on behalf of Patricia Roseman with Blue Tank, LLC and
Holly Tank, LLC, property owners, to rezone approximately 23.01 acres zoned I-1, Light Industrial and
approximately 49.38 acres zoned I-1 and R-15, ResidenCal located at 5210 Holly Shelter Road and 5735 Blue Clay
Road to (CZD) RMF-L, ResidenCal MulC-Family – Low Density for a maximum of 521 residenCal units consisCng of
mulC-family, aEached, and detached residenCal dwelling units.
BRIEF SUMMARY:
The proposed concept plan is for a maximum 521 dwelling units consis)ng of mul)-family, single-family a,ached and
single-family detached units. It is currently an)cipated that the proposal will be developed over four phases. The mul)-
family phase will be located at the corner of Holly Shelter and Blue Clay Road and total a maximum of 243 units, and
three phases of mixed single-family a,ached and detached dwellings on the southern parcel totaling 278 units.
Access for the mul)-family component of the development is proposed from Blue Clay and Holly Shelter while the
remaining single-family units would be accessed from Blue Clay Road. There is not vehicular connec)vity between the
mul)-family and single-family developments; however, a condi)on has been provided guaranteeing bicycle and
pedestrian interconnec)vity.
Both the mul)-family and single-family por)ons of the project include stormwater, open space, and designated
ameni)es.
The R-15 and I-1 zoning districts in this area were 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. The I-1 zoning
designa)on for this property reflected the industrial uses already in existence at the )me this area of the county was
ini)ally zoned.
Por)ons of both of the parcels were rezoned from the original R-15 and I-1 zoning to the current zoning in 2000 in
rezoning case Z-708. With that approval, a 75’ foot wide strip of R-15 was le? to serve as a buffer between the I-1
district and the single-family residen)al across the Blue Clay Road right-of-way.
The purpose of the RMF-L district is to accommodate lands for moderate density single family and low-density mul)-
family development of varying types and designs. The intent is that the RMF-L district will provide op)ons for
alterna)ve housing types near or in direct rela)onship to single-family detached development with a range of housing
op)ons.
The proposal has an overall density of 7.19 dwelling units per acre. The maximum allowed density in the RMF-L district
is 10 units per acre.
Planning Board - June 1, 2023
ITEM: 3
Performance residen)al developments are subject to specific setback standards. Buildings within a Performance
Residen)al Development require a minimum setback of 20 feet from an adjoining property line. The applicant has
provided a condi)on restric)ng the maximum height of structures on the parcel to not exceed 45’ and no taller than 3
stories. Mul)-family and nonresiden)al structures of this height within an RMF district are subject to a 30-foot
required setback when abuCng general residen)al zoned lots.
Transi)onal buffers also serve as a mi)ga)on method to limit impacts on adjacent uses. Opaque buffers are required
between more intense residen)al uses when adjacent to parcels accommoda)ng single-family detached and/or duplex
dwelling units.
For this type of development, set-aside dedicated open space must amount to at least 20 percent of the site. The site
plans indicate that the dedicated open space exceeds this required amount.
The site is accessed at the intersec)on of Holly Shelter Road, an NCDOT major collector road, and Blue Clay Road, an
NCDOT major collector road.
Currently, the site is undeveloped. If developed at the typical build out, the property could support 545,000 square feet
of General Industrial, the typical build out of a building at 18% of the total site area within the I-1 zoning district, and 7
single-family dwellings, the typical development allowed within the R-15 zoning district. It is es)mated that a 545,000
square foot development of General Industrial and 7 single-family dwellings would generate approximately 408 AM
peak hour trips and 361 PM peak hour trips. It is es)mated that the proposed development of 521 total residen)al
units of which 243 are mul)-family units, and 278 mixed single-family a,ached and detached dwelling units, would
generate approximately 237 AM peak hour trips and 288 PM peak hour trips. This is a reduc)on in the es)mated
generated trips by 171 AM peak hour trips and 73 PM peak hour trips.
New developments that are an)cipated 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 applica)on. 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 distribu)on, and the developments and background traffic growth that must
be analyzed. This document is used to iden)fy off-site transporta)on improvements required to mi)gate the impacts
of the development and must be approved by the WMPO and NCDOT.
The proposed project is located along two NCDOT maintained roads, both of which are under capacity. The applicant
has had a TIA approved by the NCDOT and WMPO requiring several roadway improvements, including signaliza)on of
a nearby intersec)on, the addi)on of new turning lanes, and the lengthening of tapers and storage lanes. The subject
site is in close proximity to the I-40 – Holly Shelter Road interchange and the future Holly Shelter Business Park, which
are expected to generate more commercial traffic once developed. The approved TIA can be viewed here.
Students living in the proposed development would be assigned to Castle Hayne Elementary School, Holly Shelter
Middle, and Laney High School. A maximum of 7 dwelling units would be permi,ed under the current R-15 zoning
density, and 521 units could poten)ally be developed under the proposed zoning for an increase of 514 dwelling units.
Based on a generalized historic genera)on rate, staff would es)mate that the increase in homes would result in an
increase of approximately 113 more students than the number of students who are es)mated to be already generated
under the exis)ng zoning.
I-1 Light Industrial, I-2 Heavy Industrial, and R-15 Residen)al zoning surround the immediate site, and B-2 zoning exists
at the I-40 and Holly Shelter Road interchange.
The subject site is located adjacent to exis)ng industrial uses, with heavy industrial located across Blue Clay Road and
Holly Shelter Road. Other heavy industrial uses exist to the east and u)lize Holly Shelter Road as their access point.
The proposal is located within one-mile of a County invested business development, the future Holly Shelter Business
Park. This development is expected to generate an increase in industrial and commercial traffic along the Holly Shelter
Planning Board - June 1, 2023
ITEM: 3
Road corridor.
The development could serve as a transi)on between the industrial zoning to the north and west from the single-family
residen)al parcels to the south and east.
The subject site is located just east of the I-40 – Holly Shelter Road interchange, an area that is primarily zoned for
commercial development. This proposal could provide for housing that could support future commercial and industrial
development within the area.
The General Residen)al place type focuses on small-scale, lower density housing, associated civic and limited
commercial services development that enhances neighborhood character. Types of appropriate uses include single-
family residen)al, low-density mul)-family residen)al, light commercial, civic, and recrea)onal.
The proposed RMF-L rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the project
provides for the density and range of housing op)ons recommended in the General Residen)al place type.
Furthermore, the housing types permi,ed by the proposed rezoning offer diverse housing op)ons that could support
commercial and industrial developments an)cipated within the nearby Employment Center and Commerce Zone place
types.
STRATEGIC PLAN ALIGNMENT:
Intelligent Growth & Economic DevelopmentEncourage development of complete communi)es in the unincorporated
countyEnsure NHC has appropriate housing to support business growth
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda)on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera)ons, and
technical review.
The proposal promotes the uses recommended within the General Residen)al place type, and supports the
Comprehensive Plan’s goal to provide for a range of housing types and opportuni)es for households of different sizes
and income. The proposal could accommodate residen)al developments that would support commercial and industrial
developments that are an)cipated within the area.
While the Comprehensive Plan recommenda)on for this site was established prior to plans for the Holly Shelter
Business Park, the proposed RMF-L rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because
the rezoning provides for the density and range of housing op)ons recommended within the General Residen)al place
type, and the housing types permi,ed by the proposed rezoning would provide diverse housing op)ons that could
support commercial and industrial developments an)cipated within the nearby Employment Center and Commerce
Zone place types.
As a result, staff recommends approval of the proposal and suggests the following mo)on and an addi)onal
recommended condi)on intended to mi)gate poten)al concerns related to addi)onal residen)al development along a
primarily industrial corridor:
I move to RECOMMEND APPROVAL of the proposed rezoning to an RMF-L district. I find it to be CONSISTENT
with the 2016 Comprehensive Plan because the project provides for the density and range of housing op)ons
recommended in the General Residen)al place type. The project could also serve as a transi)on between adjacent
industrial zoning and adjacent low-density, single-family residen)al uses. I also find RECOMMENDING APPROVAL of
the project is reasonable and in the public interest because the proposal could accommodate residen)al uses that
could support the nearby Employment Center and Commerce Zone place types, with the following condi)ons:
Planning Board - June 1, 2023
ITEM: 3
Applicant CondiCons:
1. The applicant provide bicycle and pedestrian connec)vity between the mul)-family phase development and the
single-family phased development.
2. No structure on the parcel shall exceed 45’ in height and a maximum of 3 stories.
AddiConal Recommended CondiCon:
1. A declara)on statement indica)ng the proximity to industrial and business park developments shall be included in a
covenant for the subject property.
AlternaCve MoCon 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 the proposed rezoning to Condi)onal RMF-L, district. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the proposed density is in line with
the residen)al housing densi)es outlined for General Residen)al areas, I find RECOMMENDING DENIAL of the
rezoning request is reasonable and in the public interest because the proposal will adversely impact the adjacent
neighborhoods. The rezoning request would allow dense residen)al development in close proximity to heavy industrial
uses and would also result in the loss of industrially zoned land.
ATTACHMENTS:
Descrip)on
Z23-12 PB Script
Z23-12 PB Staff Report
Z23-12 Zoning Map
Z23-12 Future Land Use Map
Z23-12 Mailout Map
Initial Application Cover Sheet
Application Package PB
The Oasis Rezoning Plans
TIA Approval Letter
TIA Executive Summary
Concept Plan Cover Sheet
The Oasis Concept Plan
Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 1, 2023
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-12)
Request by Allison Engebretson with Paramounte Engineering and William Block with Olympus
Holding Company Castle Hayne, LLC, applicant, on behalf of Patricia Roseman with Blue Tank, LLC
and Holly Tank, LLC, property owners, to rezone approximately 23.01 acres zoned I-1, Light Industrial
and approximately 49.38 acres zoned I-1 and R-15, Residential located at 5210 Holly Shelter Road
and 5735 Blue Clay Road to (CZD) RMFL, Residential Multi-Family – Low Density for a maximum of
521 residential units consisting of multi-family, attached, and detached residential dwelling units.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with the vote, I would like to invite the applicant to the podium. Based on
the Board discussion and items presented during the public hearing, would you like withdraw
your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is, or
is not, consistent with the land use plan and why approval or denial of the rezoning request is
reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning to an RMF-L district. I find it
to be CONSISTENT with the 2016 Comprehensive Plan because the project provides for the
density and range of housing options recommended in the General Residential place type. The
project could also serve as a transition between adjacent industrial zoning and adjacent low-
density, single-family residential uses. I also find RECOMMENDING APPROVAL of the project
is reasonable and in the public interest because the proposal could accommodate residential
uses that could support the nearby Employment Center and Commerce Zone place types, with
the following conditions.
Applicant Conditions:
1. The applicant provide bicycle and pedestrian connectivity between the multi-family
phase development and the single-family phased development.
2. No structure on the parcel shall exceed 45’ in height and a maximum of 3 stories.
Planning Board - June 1, 2023
ITEM: 3 - 1 - 1
Additional Recommended Condition:
1. A declaration statement indicating the proximity to industrial and business park
developments shall be included in a covenant for the subject property.
Example Motion for Denial
I move to RECOMMEND DENIAL the proposed rezoning to Conditional RMF-L, district. While
I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because
the proposed density is in line with the residential housing densities outlined for General
Residential areas, I find RECOMMENDING DENIAL of the rezoning request is reasonable and
in the public interest because the proposal will adversely impact the adjacent neighborhoods.
The rezoning request would allow dense residential development in close proximity to heavy
industrial uses and would also result in the loss of industrially zoned land.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) 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 - June 1, 2023
ITEM: 3 - 1 - 2
Z23-12 Staff Report PB 6.1.2023 Page 1 of 20
STAFF REPORT FOR Z23-12
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-12
Request:
Rezoning to a Conditional RMF-L, Residential Multi-family Low Density District
Applicant: Property Owner(s):
William Block, Olympus Holding Company Castle
Hayne LLC Blue Tank LLC and Holly Tank LLC
Location: Acreage:
5210 Holly Shelter Road and 5735 Blue Clay
Road 72.39
PID(s): Comp Plan Place Type:
R01100-008-011-002 & R01100-008-010-
000 General Residential
Existing Land Use: Proposed Land Use:
Vacant Land
521 residential units comprised of multi-
family, single-family attached and detached
units
Current Zoning: Proposed Zoning:
I-1, Light Industrial District and R-15, Residential
District
(CZD) RMF-L, Conditional Residential Multi-
Family Low Density District
SURROUNDING AREA
LAND USE ZONING
North Heavy Industrial and undeveloped land I-2
East Heavy Industrial, Single-Family Residential I-2, R-15
South Single-Family Residential R-15
West FAA Navigational Tower I-1
Planning Board - June 1, 2023
ITEM: 3 - 2 - 1
Z23-12 Staff Report PB 6.1.2023 Page 2 of 20
ZONING HISTORY
July 7, 1972 Initially zoned I-1 and R-15 (Area 8A)
August 7, 2000 Portions of both parcels rezoned from R-15 to I-1 in Z-708
COMMUNITY SERVICES
Water/Sewer
Water is available through CFPUA. CFPUA would require an on-site sewer
pump station with a force main. CFPUA and NHC are partnering on a
proposed force main extension capital project along Holly Shelter Road
from I-40 eastward to the future Holly Shelter business park.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Castle Hayne Station
Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Northern Regional Park, Riverside Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - June 1, 2023
ITEM: 3 - 2 - 2
Z23-12 Staff Report PB 6.1.2023 Page 3 of 20
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Includes Staff Markups
• The proposed concept plan is for a maximum 521 dwelling units consisting of multi-family,
single-family attached and single-family detached units. It is currently anticipated that the
proposal will be developed over four phases. The multi-family phase will be located at the
corner of Holly Shelter and Blue Clay Road and total a maximum of 243 units, and three
phases of mixed single-family attached and detached dwellings on the southern parcel
totaling 278 units.
• Access for the multi-family component of the development is proposed from Blue Clay and
Holly Shelter while the remaining single-family units would be accessed from Blue Clay
Road. There is not vehicular connectivity between the multi-family and single-family
developments however a condition has been provided guaranteeing bicycle and pedestrian
interconnectivity.
• Both the multi-family and single-family portions of the project include stormwater, open
space, and designated amenities.
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Blue Clay Road Access Points
Multi-Family Phase 1
Amenity Spaces
Single-Family Attached and
Detached Dwellings Phases
2, 3 & 4
Planning Board - June 1, 2023
ITEM: 3 - 2 - 3
Z23-12 Staff Report PB 6.1.2023 Page 4 of 20
ZONING CONSIDERATIONS
• The R-15 and I-1 zoning districts in this area were established in 1971. At the time, the
purpose of the R-15 district was to ensure that housing served by private septic and wells
would be developed at low densities. The I-1 zoning designation for this property reflected
the industrial uses already in existence at the time this area of the county was initially zoned.
• Portions of both of the parcels were rezoned from the original R-15 and I-1 zoning to the
current zoning in 2000 in rezoning case Z-708. With that approval, a 75’ foot wide strip
of R-15 was left to serve as a buffer between the I-1 district and the single-family
residential across the Blue Clay Road right-of-way.
• There has been a trend of parcels transitioning to denser residential districts in this portion
of the county, including parcels rezoned to R-5, Moderate-High Density and RMF-L districts
along Blue Clay Road, Dairy Farm Road, and Sidbury Road to the south.
• The purpose of the RMF-L district is to accommodate lands for moderate density single
family and low-density multi-family development of varying types and designs. The intent
is that the RMF-L district will provide options for alternative housing types near or in direct
relationship to single-family detached development with a range of housing options.
• The proposal has an overall density of 7.19 dwelling units per acre. The maximum allowed
density in the RMF-L district is 10 units per acre.
• Performance residential developments are subject to specific setback standards. Buildings
within a Performance Residential Development require a minimum setback of 20 feet from
an adjoining property line.
• The applicant has provided a condition restricting the maximum height of structures on the
parcel to not exceed 45’ and no taller than 3 stories. Multi-family and nonresidential
structures of this height within an RMF district are subject to a 30-foot required setback when
abutting general residential zoned lots.
• Transitional buffers also serve as a mitigation method to limit impacts on adjacent uses.
Opaque buffers are required between more intense residential uses when adjacent to
parcels accommodating single-family detached and/or duplex dwelling units.
• For this type of development, set-aside dedicated open space must amount to at least 20
percent of the site. The site plans indicate that the dedicated open space exceeds this
required amount.
• 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 - June 1, 2023
ITEM: 3 - 2 - 4
Z23-12 Staff Report PB 6.1.2023 Page 5 of 20
AREA DEVELOPMENT ACTIVITY
Oasis RMF-L
Planning Board - June 1, 2023
ITEM: 3 - 2 - 5
Z23-12 Staff Report PB 6.1.2023 Page 6 of 20
TRANSPORTATION
CURRENT CONDITIONS
Possible Intensity of
Current Zoning
69.46 acres of I-1 Zoning
(ITE Code 110)
545,000 sq ft
the typical build out of a building
at 18% of the total site area
2.94 acres of R-15 Zoning
(ITE Code 210)
7 Single-family Dwellings
PROPOSED ACCESS Multi-family Phase Single-family Phase
Primary Access Holly Shelter Road Blue Clay Road
Secondary Access Blue Clay Road -
Planning Board - June 1, 2023
ITEM: 3 - 2 - 6
Z23-12 Staff Report PB 6.1.2023 Page 7 of 20
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway(s) Holly Shelter Road and Blue Clay Road
Type of Roadway(s) Holly Shelter Road – Major collector road
Blue Clay Road – Major collector road
Roadway Planning
Capacity (AADT)
Holly Shelter Road – 13,895
Blue Clay Road – 13,895
Latest Traffic Volume
(AADT)
Holly Shelter Road – 6,800 (2021)
Blue Clay Road – 2,100 (2021)
Latest WMPO Point-in-Time
County (DT) Not available near subject parcel
Current Level of
Congestion Under Capacity
Sources Source of Planning Capacity: WMPO
Source of Latest Traffic Volumes: NCDOT (2021)
TRAFFIC GENERATION
Potential Traffic
Generation at Current
Potential Build Out
Traffic Generated
by Proposed
Designation
Potential Impact
of Proposed
Designation
AM Peak Hour Trips 408 237 -171
PM Peak Hour Trips 361 288 -73
Assumptions
Potential Current Zoning Build Out – 545,000 square feet of
General Industrial, the typical build out of a building at 18% of
the total site area within the I-1 zoning district, and 7 single-
family dwellings, the typical development allowed within the R-
15 zoning district.
Proposed Development – 521 total residential units of which
243 are multi-family units, and 278 mixed single-family
attached and detached dwelling units.
Sources WMPO & approved TIA
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 April 12, 2023
Planning Board - June 1, 2023
ITEM: 3 - 2 - 7
Z23-12 Staff Report PB 6.1.2023 Page 8 of 20
Development Proposal
Analyzed
57 single family detached dwellings, 231 single-family attached
dwellings, and 240 multi-family housing (Mid-rise) units.
Study Intersections
- Holly Shelter Road at I-40 EB Ramps
- Holly Shelter Road at I-40 WB Ramps
- Holly Shelter Road at Blue Clay Road
- Sidbury Road at Dairy Farm Road
- Holly Shelter Road at Site Access #1
- Blue Clay Road at Site Access #2/Concrete Plant
- Blue Clay Road at Site Access #3/Kerry Drive
- Blue Clay Road at Site Access #4
Trip Generation
- 253 AM peak hour trips
- 288 PM peak hour trips
- 3,410 average daily trips
Traffic Data Collection
October 25, 2022
- I-40 Michael Jordan Fwy On/Off-Ramp and Holly
Shelter Road
- Blue Clay Road at Holly Shelter Road
- Dairy Farm Road and Sidbury Road
Trip Distribution and
Assignment
- 5% to/from the North via I-40
- 30% to/from the South via I-40
- 10% to/from the East via Holly Shelter Road
- 10% to/from the East via Sidbury Road
- 20% to/from the West via Holly Shelter Road
- 25% to/from the West via Sidbury Road
Approved Developments &
Background Growth - Growth Rate – 2% per year
Required Improvements
- Signalize the intersection at I-40 Eastbound Ramp at SR
1002 (Holly Shelter Road)
- At I-40 Westbound Ramp and SR 1002 (Holly Shelter
Road), either signalize the intersection and provide
necessary coordination (recommended) or construct an
exclusive northbound right turn lane on I-40 westbound
ramps, with 400 feet of storage, appropriate
deceleration, and taper.
- At the intersection of SR 1002 (Holly Shelter Road) and
SR 2181 (Blue Clay Road), construct an eastbound right
turn lane on SR 1002 (Holly Shelter Road) with 100 feet
of storage, appropriate deceleration and taper and
construct an exclusive northbound right turn lane on SR
2181 (Blue Clay Road) with 100 feet of storage,
appropriate deceleration and taper.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 8
Z23-12 Staff Report PB 6.1.2023 Page 9 of 20
- At SR 1002 (Holly Shelter Road) and Site Access #1,
construct an eastbound right turn eastbound right turn
taper of 200 feet on SR 1002 (Holly Shelter Road),
construct site access (northbound approach) with an
internal protected stem of 50 feet, measured from the
right-of-way and with one ingress lane and one egress
lane, and provide stop controls for northbound
approach.
- At SR 2181 (Blue Clay Road) and Concrete Plant
Driveway/Site Access #2, construct site access
(eastbound approach) with an internal protected stem of
50 feet measured from the right-of-way, and with one
ingress lane and one egress lane, and provide stop
controls for eastbound approach.
- At SR 2181 (Blue Clay Road) and Concrete Plant
Driveway/Site Access #3, construct site access
(eastbound approach) with an internal protected stem of
50 feet measured from the right-of-way, and with one
ingress lane and one egress lane, and provide stop
controls for eastbound approach.
- At SR 2181 (Blue Clay Road) and Concrete Plant
Driveway/Site Access #4, construct site access
(eastbound approach) with an internal protected stem of
75 feet measured from the right-of-way, and with one
ingress lane and one egress lane, and provide stop
controls for eastbound approach.
SUMMARY
The proposed project is located along two NCDOT maintained roads, both of which are under
capacity. The applicant has had a TIA approved by the NCDOT and WMPO requiring several
roadway improvements, including signalization of a nearby intersection, the addition of new
turning lanes, and the lengthening of tapers and storage lanes. The subject site is in close proximity
to the I-40 – Holly Shelter Road interchange and the future Holly Shelter Business Park, which are
expected to generate more commercial traffic once developed.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 9
Z23-12 Staff Report PB 6.1.2023 Page 10 of 20
ENVIRONMENTAL
• The parcel is not located within a Special Flood Hazard Area.
• The entire site is within the Holly Shelter Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (moderate limitations), Class III (severe limitations), and Class IV
(unsuitable) soils.
• CFPUA water is available and sewer service will require an on-site pump station with a
force main. Well and septic services are possible with permitting through the New Hanover
County Public Health Department.
OTHER CONSIDERATIONS
Schools
• Students living in the proposed development would be assigned to Castle Hayne
Elementary School, Holly Shelter Middle, and Laney High School. Students may apply to
attend public magnet, year-round elementary, or specialty high schools.
• A maximum of 7 dwelling units would be permitted under the current R-15 zoning density,
and 521 units could potentially be developed under the proposed zoning for an increase
of 514 dwelling units.
• Based on a generalized historic generation rate*, staff would estimate that the increase in
homes would result in an increase of approximately 113 more students than the number of
students who are estimated to be already generated under the existing zoning.
• The general student generation rate provides only an estimate of anticipated student yield
as different forms of housing at different price points yield different numbers of students.
Over the past four years, staff has also seen a decline in the number of students generated
by new development. Student numbers remained relatively stable between 2015 and 2020
(excepting the impacts of the COVID-19 pandemic), while 14,500 new residential units were
permitted across the county. In addition, the student population is anticipated to only grow
by approximately 1,300 students over the next 10 years based on the New Hanover
County Schools Facility Needs Study.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 10
Z23-12 Staff Report PB 6.1.2023 Page 11 of 20
Development Type Intensity Estimated Student Generation
Existing Development Undeveloped Total: 0
(0 elementary, 0 middle, 0 high
Typical Development
under Current Zoning 7 residential units Total: 2
(1 elementary, 0 middle, 0 high)
Potential Development
under Proposed Zoning
District
521 residential units Total: 115
(47 elementary, 26 middle, 36 high)
*The current general student generation rate was calculated by dividing the New Hanover County public school student
enrollment for the 2022-2023 school year by the number of dwelling units in the county. Currently, there are an
average of 0.22 public school students (0.09 for elementary, 0.05 for middle, and 0.07 for high) generated per
dwelling unit across New Hanover County. These numbers are updated annually and include students attending out-
of-district specialty schools, such as year-round elementary schools, Isaac Bear, and SeaTech.
**Because the student generation rate often results in fractional numbers, all approximate student generation yields
with a fraction of 0.5 or higher are rounded up to a whole number and yields with a fraction of less than 0.5 are
rounded down. This may result in student numbers at the elementary, middle, and high school levels not equaling the
approximate total.
• Staff has provided information on existing school capacity to provide a general idea of the
potential impact on public schools, but these numbers do not reflect any future capacity
upgrades.
School Enrollment* and Capacity** (2022-2023 School Year)
*Enrollment is based on the New Hanover County Schools student numbers for the 2022-2023 school year.
**Capacity calculations were determined based on the capacities for the 2022-2023 school year, and funded or
planned capacity upgrades were those included in the Facility Needs Study presented by New Hanover County Schools
to the Board of Education in January 2021. This information does not take into account flexible scheduling that may
be available in high school settings, which can reduce the portion of the student body on campus at any one time.
• The 2021 facility needs survey prepared by Schools staff indicates that, based on NC
Department of Public Instruction (DPI) student growth projections and school capacity data,
planned facility upgrades, combined with changes to student enrollment patterns, will result
in adequate capacity district wide over the next ten years if facility upgrades are funded.
Level
Total
NHC
Capacity
School
Projected
Enrollment
of
Assignment
School
Capacity of
Assigned
School
w/Portables
Capacity of
Assigned School
Funded or
Planned
Capacity
Upgrades
Elementary 91% Castle
Hayne 422 523 81%
None
Middle 92% Holly
Shelter
851
991
86%
None
High 99% Laney 2214 1941 114% None
Planning Board - June 1, 2023
ITEM: 3 - 2 - 11
Z23-12 Staff Report PB 6.1.2023 Page 12 of 20
NEW HANOVER COUNTY STRATEGIC PLAN
• One of the goals of the New Hanover County Strategic Plan for 2018-2023 is to encourage
the development of complete communities in the unincorporated county by increasing
housing diversity and access to basic goods and services.
• The proposed RMF-L conditional zoning district (CZD) would allow for an increase in housing
diversity.
• The predominant housing type in the area is single family detached at 76%. Under the
proposed RMF-L district the site would allow for multi-family attached (apartments), and
single family attached (townhomes) and increase housing type diversity by reducing the
percentage of single family detached (76% to 60%) and increasing the percentage of
multi-family units (0% to 10%) and single family attached units (9% to 18%).
• The subject property is located in the Castle Hayne community area, where 29% of residents
currently live within one-mile of a convenience need (grocery store, retail staples,
pharmacies, etc.), a support service (urgent care, primary doctor’s office, child & adult care,
etc.), and a community facility (public park, school, museum etc.). Under the proposed RMF-
L district and because the number of proposed units would be beyond one-mile of current
basic goods and services, the number of residences within one-mile of goods and services
would decrease to 26%.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 12
Z23-12 Staff Report PB 6.1.2023 Page 13 of 20
Existing Conditions
Holly Shelter Road looking east Holly Shelter Road looking west
Subject site from Blue Clay Road Concrete plant across Blue Clay Road
Planning Board - June 1, 2023
ITEM: 3 - 2 - 13
Z23-12 Staff Report PB 6.1.2023 Page 14 of 20
Representative Developments
Representative Developments of I-1 (Existing Zoning/Land Use):
Light Industrial within Dutch Square
Light Industrial within the N Kerr Business Park
Planning Board - June 1, 2023
ITEM: 3 - 2 - 14
Z23-12 Staff Report PB 6.1.2023 Page 15 of 20
Representative Developments
Representative Development of R-15 (Existing Zoning/Land Use):
Clay Crossing
Planning Board - June 1, 2023
ITEM: 3 - 2 - 15
Z23-12 Staff Report PB 6.1.2023 Page 16 of 20
Representative Developments
Representative Developments of Single-family Attached & Multi-family Developments (Proposed
Land Use):
Woodlands of Echo Farms (City of Wilmington)
Stephen’s Pointe
Planning Board - June 1, 2023
ITEM: 3 - 2 - 16
Z23-12 Staff Report PB 6.1.2023 Page 17 of 20
Context and Compatibility
• The subject property is located at 5210 Holly Shelter Road and 5735 Blue Clay Road. Both
roadways are NCDOT maintained major collector roads.
• I-1 Light Industrial, I-2 Heavy Industrial, and R-15 Residential zoning surround the immediate
site, and B-2 zoning exists at the I-40 and Holly Shelter Road interchange.
• The subject site is located adjacent to existing industrial uses, with heavy industrial located
across Blue Clay Road and Holly Shelter Road. Other heavy industrial uses exist to the east
and utilize Holly Shelter Road as their access point.
• The proposal is located within one-mile of a County invested business development, the
future Holly Shelter Business Park. This development is expected to generate an increase in
industrial and commercial traffic along the Holly Shelter Road corridor.
• The development could serve as a transition between the industrial zoning to the north and
west from the single-family residential parcels to the south and east.
• The subject site is located just east of the I-40 – Holly Shelter Road interchange, an area
that is primarily zoned for commercial development. This proposal could provide for housing
that could support future commercial and industrial development within the area.
• The applicant has designated buffering between the proposal and the existing single-family
dwellings to the east and south.
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 - June 1, 2023
ITEM: 3 - 2 - 17
Z23-12 Staff Report PB 6.1.2023 Page 18 of 20
Future Land Use
Map Place Type General Residential
Place Type
Description
Focuses on small-scale, lower density housing, associated civic and limited
commercial services development that enhances neighborhood character.
Types of appropriate uses include single-family residential, low-density
multi-family residential, light commercial, civic, and recreational projects.
Analysis
The subject property is in the northern portion of the county, located along
Holly Shelter Road between the I-40 access ramps and Blue Clay Road.
Zoning along and directly off of this corridor includes a mix of residential
uses, commercial zoning, and industrial zoning. Residential development
patterns within the general area have progressively changed with more
moderate densities.
The General Residential place type provides opportunities for low to
moderate density housing. While the proposed RMF-L district allows for a
maximum of 10 dwelling units/acre, which is higher than the density range
recommended for the General Residential place type (approximately 8
units/acre), the proposed development has a density of 7.19 dwellings
units/acre. This density is generally consistent with the density range of the
place type.
The General Residential place type provides for a range of housing types
and opportunities for households of different sizes and income. Development
within this place type accommodates residential developments that can
support commercial and industrial developments that are associated and
promoted within other place types, such as the Employment Center and
Commerce Zone place types.
Along with the preferred density range, the proposal promotes the uses
recommended within the General Residential place type, and supports the
Comprehensive Plan’s goal to provide for a range of housing types and
opportunities for households of different sizes and income. The subject site
is located between areas designated as Employment Center and Commerce
Zone place types. The proposed rezoning would accommodate residential
developments that could support commercial and industrial developments
that are anticipated within these place types and is in line with the existing
residential development on nearby parcels.
Consistency
Recommendation
The proposed RMF-L rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project provides for the density and range
of housing options recommended in the General Residential place type.
Furthermore, the housing types permitted by the proposed rezoning offer
diverse housing options that could support commercial and industrial
developments anticipated within the nearby Employment Center and
Commerce Zone place types.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 18
Z23-12 Staff Report PB 6.1.2023 Page 19 of 20
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review.
The proposal promotes the uses recommended within the General Residential place type, and
supports the Comprehensive Plan’s goal to provide for a range of housing types and opportunities
for households of different sizes and income. The proposal could accommodate residential
developments that would support commercial and industrial developments that are anticipated
within the area.
While the Comprehensive Plan recommendation for this site was established prior to plans for the
Holly Shelter Business Park, the proposed RMF-L rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the rezoning provides for the density and range of housing options
recommended within the General Residential place type, and the housing types permitted by the
proposed rezoning would provide diverse housing options that could support commercial and
industrial developments anticipated within the nearby Employment Center and Commerce Zone
place types.
As a result, staff recommends approval of the proposal and suggests the following motion and
an additional recommended condition intended to mitigate potential concerns related to additional
residential development along a primarily industrial corridor:
I move to RECOMMEND APPROVAL of the proposed rezoning to an RMF-L district. I
find it to be CONSISTENT with the 2016 Comprehensive Plan because the project
provides for the density and range of housing options recommended in the General
Residential place type. The project could also serve as a transition between adjacent
industrial zoning and adjacent low-density, single-family residential uses. I also find
RECOMMENDING APPROVAL of the project is reasonable and in the public interest
because the proposal could accommodate residential uses that could support the
nearby Employment Center and Commerce Zone place types, with the following
conditions:
Applicant Conditions:
1. The applicant provide bicycle and pedestrian connectivity between the multi-
family phase development and the single-family phased development.
2. No structure on the parcel shall exceed 45’ in height and a maximum of 3
stories.
Additional Recommended Condition:
1. A declaration statement indicating the proximity to industrial and business park
developments shall be included in a covenant for the subject property.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 19
Z23-12 Staff Report PB 6.1.2023 Page 20 of 20
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 the proposed rezoning to Conditional RMF-L, district.
While I find it to be CONSISTENT with the purposes and intent of the Comprehensive
Plan because the proposed density is in line with the residential housing densities
outlined for General Residential areas, I find RECOMMENDING DENIAL of the
rezoning request is reasonable and in the public interest because the proposal will
adversely impact the adjacent neighborhoods. The rezoning request would allow dense
residential development in close proximity to heavy industrial uses and would also result
in the loss of industrially zoned land.
Planning Board - June 1, 2023
ITEM: 3 - 2 - 20
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New Hanover County, NC
RMF-LR-15 & I-15210 Holly Shelter Rd &
5735 Blue Clay Road
Z23-12
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
ZONING
B-2
I-1
I-2
R-10
R-15
Z23-12 Planning Board - June 1, 2023
ITEM: 3 - 3 - 1
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New Hanover County, NC
RMF-LR-15 & I-15210 Holly Shelter Rd &
5735 Blue Clay Road
Z23-12
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Future Land Use
COMMERCE ZONE
EMPLOYMENT CENTER
GENERAL RESIDENTIAL
COMMUNITY MIXED USE
CONSERVATION
Z23-12
Planning Board - June 1, 2023
ITEM: 3 - 4 - 1
XING HOLLY SHELTE
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New Hanover County, NC
RMF-LR-15 & I-15210 Holly Shelter Rd &
5735 Blue Clay Road
Z23-12
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
Z23-12
Parcels within 500 feet Planning Board - June 1, 2023
ITEM: 3 - 5 - 1
Initial Application
Documents & Materials
Planning Board - June 1, 2023
ITEM: 3 - 6 - 1
Planning Board - June 1, 2023
ITEM: 3 - 7 - 1
Page 2 of 6
Conditional Zoning District Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
5210 Holly Shelter Rd; 5735 Blue Clay RdCastle Hayne, NC 28429
± 23.03 ac± 49.41 ac
R01100-008-011-002R01100-008-010-000
I-2 & R-15; Vacant Land General Residential
RMF-L ± 72.44 ac
See Attached
See Attached
DocuSign Envelope ID: 2E91EC8E-A76E-40DF-AE90-F2DF3641AD0A
23.01 ac49.38 ac I-1
72.39 ac
Planning Board - June 1, 2023
ITEM: 3 - 7 - 2
Planning Board - June 1, 2023
ITEM: 3 - 7 - 3
Planning Board - June 1, 2023
ITEM: 3 - 7 - 4
Planning Board - June 1, 2023
ITEM: 3 - 7 - 5
Planning Board - June 1, 2023
ITEM: 3 - 7 - 6
Planning Board - June 1, 2023
ITEM: 3 - 7 - 7
Page 2 of 6
Conditional Zoning District Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
5210 Holly Shelter Rd; 5735 Blue Clay RdCastle Hayne, NC 28429
± 23.03 ac± 49.41 ac
R01100-008-011-002R01100-008-010-000
I-2 & R-15; Vacant Land General Residential
RMF-L ± 72.44 ac
See Attached
See Attached
DocuSign Envelope ID: 2E91EC8E-A76E-40DF-AE90-F2DF3641AD0A
23.01 ac49.38 ac I-1
72.39 ac
Planning Board - June 1, 2023
ITEM: 3 - 7 - 8
Planning Board - June 1, 2023
ITEM: 3 - 7 - 9
Planning Board - June 1, 2023
ITEM: 3 - 7 - 10
Planning Board - June 1, 2023
ITEM: 3 - 7 - 11
Planning Board - June 1, 2023
ITEM: 3 - 7 - 12
Planning Board - June 1, 2023
ITEM: 3 - 7 - 13
Page 2 of 6
Conditional Zoning District Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Please list the uses that will be allowed within the proposed Conditional Zoning District, the purpose of the
district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted in the
corresponding General Use District are eligible for consideration within a Conditional Zoning District.
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
5210 Holly Shelter Rd; 5735 Blue Clay RdCastle Hayne, NC 28429
± 23.03 ac± 49.41 ac
R01100-008-011-002R01100-008-010-000
I-2 & R-15; Vacant Land General Residential
RMF-L ± 72.44 ac
See Attached
See Attached
DocuSign Envelope ID: 2E91EC8E-A76E-40DF-AE90-F2DF3641AD0A
23.01 ac49.38 ac I-1
72.39 ac
Planning Board - June 1, 2023
ITEM: 3 - 7 - 14
Planning Board - June 1, 2023
ITEM: 3 - 7 - 15
Planning Board - June 1, 2023
ITEM: 3 - 7 - 16
Planning Board - June 1, 2023
ITEM: 3 - 7 - 17
Planning Board - June 1, 2023
ITEM: 3 - 7 - 18
DocuSign Envelope ID: E76E5BF8-47F9-47A3-BAC4-68DBFB566D2B
4/26/2023
Planning Board - June 1, 2023
ITEM: 3 - 7 - 19
DocuSign Envelope ID: E76E5BF8-47F9-47A3-BAC4-68DBFB566D2B
4/26/2023
Planning Board - June 1, 2023
ITEM: 3 - 7 - 20
1 2 2 C I N E M A D R I V E , W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
Supplemental Application Information
Proposed Conditional Rezoning by Olympus Holding Company Castle Hayne, LLC
New Hanover County Parcels R01100-008-011-002 & R01100-008-010-000
(Approx. 72.4 acres located at the intersection of Holly Shelter Road and Blue Clay Road)
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.
The proposed conditional zoning would allow the subject parcel to be developed with
a mixture of townhomes and multi-family units consisting of a maximum of 521 units.
The existing zoning is split between I-1 Industrial and small portion R-15 residential
along Blue Clay Road. 243 multi-family units are proposed near to the corner of
Holly Shelter Road and Blue Clay Road with a primary site access located on Holly
Shelter away from the intersection of Blue Clay Road. A proposed secondary
apartment access is located at Blue Clay Road across from the S&W Ready Mix site.
while the townhomes are located further south on Blue Clay Road closer to existing
housing.
The conditional rezoning plan depicts townhomes with four or more attached units, and
current market conditions indicate this is how the project will remain. However, the
applicant requests the ability to mix the residential types outside of the apartments.
RMF-L allows multiple residential product types including single family, duplex, triplex
and quadraplex as well as townhomes/rowhouses. We request the ability to provide
a mixture of units for the 278 units proposed outside of the apartment area in
accordance with the residential types allowed in RMF-L. The applicant understands
that any change in unit mix will require review by New Hanover County Planning staff
to assure compliance with the rezoning plan and by NCDOT/WMPO to assure the
proposed project is still compliant with the Traffic Impact Analysis as approved or
revised as needed. Major changes to the plan will require a new submittal to New
Hanover County Planning
The site is currently zoned for industrial use and a small portion along Blue Clay Road
is zoned R15 for residential use. The proposed mixed residential zoning would be
more compatible with existing homes on Blue Clay Road and would also be aligned
with the General Residential place type applied to this area by the Comprehensive
Plan. The Holly Shelter corridor near the site currently has a mixture of uses including
industrial and more intensive uses before stepping down to the less intense business and
residential uses along Blue Clay Road. Keeping with the existing development pattern,
we propose clustering the apartments along Holly Shelter thereby creating a transition
from the more intense zoning use along Holly Shelter to the less intense residential
portion of our project along Blue Clay Road.
Planning Board - June 1, 2023
ITEM: 3 - 7 - 21
1 2 2 C I N E M A D R I V E , W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0
A TIA was completed for the proposed development and approved by the WMPO
and NCDOT. The notable required roadway improvements include signalizing Holly
Shelter Road at the I-40 interchange and installing new turn lanes at the Holly Shelter
Road and Blue Clay Road intersection.
4. Proposed Condition(s)
The development will be built in accordance with the conditional rezoning plan, the
UDO, and any approved modifications to the plan.
5. Traffic Impact
*See provided Traffic Impact Analysis
6. Conditional Zoning District Considerations
1. How would the requested change be consistent with the County’s policies for growth and
development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc.
The proposal will help provide and increase the range of housing options in northern
New Hanover County, consistent with the policies of the Comprehensive Plan. The
subject site is also accessed by major collector roadways and is in close proximity to
Castle Hayne, I-40, and educational facilities (Castle Hayne Elementary, Holly Shelter
Middle, and CFCC). The proposed density is consistent with the recommendations of
the General Residential place type. Lastly, the design of the development would
concentrate the density in multi-family structures adjacent Holly Shelter Road closer to
areas classified as Community Mixed Use on the Future Land Use Map. The proposed
townhomes are closer to the existing residential homes on Blue Clay Road.
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 subject site is classified as General Residential on the Future Land Use Map. This
classification promotes lower density residential (less than 8 du/ac) and associated civic
and commercial services. The proposed conditional RMF-L (Residential Multi-Family
Low Density) district would be limited to a maximum of 521 units (7.2 du/ac) and thus
consistent with the density recommendation of the General Residential place type. The
proposed multi-family structures are located along Holly Shelter Road, closer to areas
classified as Community Mixed Use.
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?
With the adoption of the 2016 Comprehensive Plan, the subject site was classified as
General Residential which promotes residential development not to exceed 8 du/ac. In
addition, New Hanover County has approved plans to extend utility services down
Holly Shelter Road in order to support future development of the corridor.
Planning Board - June 1, 2023
ITEM: 3 - 7 - 22
COVER SHEET
EXISTING CONDITIONS
MAY 2023
APPLICANT:
THE OASIS
OLYMPUS HOLDING COMPANY CASTLE HAYNE, LLC
4 PERCY STREET
CHARLESTON, SC 29403
CONDITIONAL REZONING SITE PLAN
NEW HANOVER COUNTY, NORTH CAROLINA
HOLLY SHELTER ROAD AND BLUE CLAY ROAD
PROPERTY OWNER:
BLUE TANK, LLC
HOLLY TANK, LLC
24 BACKFIN POINT
WILMINGTON, NC 28411
NOTICE REQUIRED
ALL EXISTING UNDERGROUND UTILITIES SHALL BE PHYSICALLY LOCATED PRIOR TO THE BEGINNING OF ANY
CONSTRUCTION IN THE VICINITY OF SAID UTILITIES.
CONTRACTORS SHALL NOTIFY OPERATORS WHO MAINTAIN UNDERGROUND UTILITY LINES IN THE AREA OF PROPOSED
EXCAVATION AT LEAST TWO WORKING DAYS, BUT NOT MORE THAN TEN WORKING DAYS PRIOR TO COMMENCEMENT
OF EXCAVATION OR DEMOLITION.
CONTRACTORS SHALL CONTACT OVERHEAD ELECTRIC PROVIDER TO COMPLY WITH FEDERAL OSHA 1910.333 MINIMUM
APPROACH DISTANCE TO ENERGIZED POWERLINES AND OSH 29 CFR 1926.1407-1411 MUST BE FOLLOWED.
Know what's below.
before you dig.Call
R
CONTACT THESE UTILITIES
NEW HANOVER COUNTY PLANNING DEPARTMENT
PH: 910-798-7165
PIEDMONT NATURAL GAS
ATTN: CARL PAQUET
PH: 910-350-2242
EMERGENCY DIAL 911
POLICE - FIRE - RESCUE
CFPUA (WATER & SEWER)
PH: 910-332-6550
DUKE ENERGY PROGRESS
GENERAL PH: 1-800-452-2777
AT&T
ATTN: STEVE DAYVAULT
PH: 910-341-7664
SPECTRUM
GENERAL PH: 800-892-4357
PREPARED BY:
PROJECT # 22208.PE
PR
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122 Cinema Drive Wilmington, North Carolina 28403
(910) 791-6707 (O) (910) 791-6760 (F)
NC License #: C-2846
THE OASIS
SHEET NUMBER SHEET TITLE
PROJECT CONSULTANTS
SHEET INDEX
MAY 1, 2023
SURVEYOR
PARAMOUNTE ENGINEERING, INC.
122 CINEMA DRIVE
WILMINGTON, NC 28403
JOSH TAYLOR, PLS (910-791-6707)
ENGINEER/ LAND PLANNER/ LANDSCAPE ARCHITECT
PARAMOUNTE ENGINEERING, INC.
122 CINEMA DRIVE
WILMINGTON, NC 28403
CIVIL: ROB BALLAND, PE (910-791-6707)
LANDSCAPE ARCHITECT: ALLISON ENGEBRETSON, RLA (910-791-6707)
CONDITIONAL REZONING SITE PLAN
APPLICANT:
CONDITIONAL REZONING SITE PLANCRZ-1
OLYMPUS HOLDING COMPANY
CASTLE HAYNE, LLC
4 PERCY STREET
CHARLESTON, SC 29403
EX-1
C-0.0
VICINITY MAP
NOT TO SCALE
NORTH
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Planning Board - June 1, 2023
ITEM: 3 - 8 - 1
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PID: R01116-001-004-000
ZONING: R-15
LAND USE: RESIDENTIALAX
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S & W READY MIX CONCRETE COMPANY LLC
PID: R01200-002-002-001
ZONING: I-2
LAND USE: CHEMICAL PLANT
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HOLLY TANK LLC
PARID: R01100-008-011-002
D.B. 6225, PG. 1482
1,002,179 S.F. ±
23.01 AC. ±
BLUE TANK LLC
PARID: R01100-008-010-000
D.B. 6225, PG. 1478
2,151,009 S.F. ±
49.38 AC. ±
EXISTING
WETLANDS
± 0.12 AC
28 28
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EXISTING
WETLANDS
± 2.79 AC
>>
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>>
EXISTING VEGETATION:
4" - 7" SWEETGUM, WATER OAKS, &
LOBLOLLY PINE;
SPORADIC 2"-6" RED MAPLE & WATER OAKS
W/ THICK UNDERSTORY OF WAX MYRTLE & 1"
-3" PINES & OAKS
EXISTING VEGETATION:
4" - 7" SWEETGUM & LOBLOLLY PINE;
SPORADIC 2"-8" WATER OAKS
OCCASIONAL 10-12" LOBLOLLY PINE
W/ UNDERSTORY OF WAX MYRTLE & 1" -3"
SWEET BAY MAGNOLIA
EXISTING VEGETATION:
8" - 12" LOBLOLLY PINE;
SPORADIC 3" -8" SWEETGUM & RED MAPLE
CLUSTERS
OCCASIONAL 10-12" LOBLOLLY PINE
W/ UNDERSTORY OF WAX MYRTLE &
SPORADIC 1" -3" SWEET BAY MAGNOLIA
EXISTING VEGETATION:
5" - 16" LOBLOLLY & POND PINE;
SPORADIC 2" -5" SWEETGUM & SOUTHERN
MAGNOLIAS
OCCASIONAL LARGE 20"-23" LOBLOLLY PINE ALONG
BLUE CLAY ROAD ROW
W/ THICK UNDERSTORY OF WAX MYRTLE &
SPORADIC 1" -3" SWEET BAY MAGNOLIA
EXISTING VEGETATION:
5" - 16" LOBLOLLY & POND PINE;
SPORADIC 2" -12" WATER OAKS, SWEETGUMS &
SOUTHERN MAGNOLIAS
OCCASIONAL LARGE 20"-23" LOBLOLLY PINE
ALONG BLUE CLAY ROAD ROW
W/ THICK UNDERSTORY OF WAX MYRTLE & 1" -3"
SOUTHERN MAGNOLIA
EXISTING VEGETATION:
WAX MYRTLE AND INKBERRY THICKET WITH MIX OF 1" - 16"
LOBLOLLY & POND PINE;
EXISTING VEGETATION:
THICK UNDERSTORY OF WAX MYRTLE , WATER
OAK, SWEETBAY MAGNOLIA & MIX OF MIX OF 1" - 4"
RED MAPLES
WITH SPORADIC 8" -16" LOBLOLLY & POND PINE
EXISTING VEGETATION:
WAX MYRTLE AND INKBERRY UNDERSTORY, PRIMARILY
OPEN ABOVE 6' HT. WITH SPORADIC 10" -14" LOBLOLLY
PINES;
DI
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DITCH
ROADSIDE DITCH ROADSIDE DITCH BLUE CLAY ROAD - S.R. 1318
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MAGNOLIAS
W/ THICK UNDERSTORY OF WAX MYRTLE &
SPORADIC 1" -3" SWEET BAY MAGNOLIA
EXISTING VEGETATION:
5" - 16" LOBLOLLY & POND PINE;
SPORADIC 2" -5" SWEETGUM, SOUTHERN
MAGNOLIAS & RED MAPLES
W/ THICK UNDERSTORY OF WAX MYRTLE &
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NOT TO SCALE
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SITE T
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WETWETWET
WET WET WET
SITE INFORMATION
PROJECT ADDRESSES:5210 HOLLY SHELTER RD;
5735 BLUE CLAY RD
CASTLE HAYNE, NC 28429
PROPERTY OWNER:HOLLY TANK, LLC; BLUE TANK LLC
24 BACKFIN PT
WILMINGTON, NC 28411
PARCEL PINS: R01100-008-011-002 (± 23.01 AC)
R01100-008-010-000 (± 49.38 AC)
TOTAL PROJECT SITE AREA:± 72.39 ACRES
CURRENT ZONING:I-1 (±69.45 AC) & R-15 (±2.94 AC)
CURRENT USE:UNUSED LAND
FLOOD INFORMATION:THE SUBJECT PARCELS ARE LOCATED IN ZONE X – MINIMAL
FLOOD RISK – AS SHOWN BY FEMA MAP NUMBER 3720324200K
BEARING AN EFFECTIVE DATE OF FEBRUARY 16, 2007.
WETLAND INFORMATION:A PJD WETLAND DELINEATION PREPARED BY SEGI ENGINEERING
RECEIVED APPROVED BY THE USACE ON MARCH 17, 2022
SUBJECT PROPERTY LINE
ADJOINING PARCEL BOUNDARY LINE
RIGHT OF WAY
CONTOUR
POTENTIAL NON-WETLAND WATERS OF THE US LINE
404 WETLAND
30
EXISTING CONDITIONS NOTES
1.THE SITE IS HEAVILY WOODED WITH A MIXTURE OF VEGETATION AS NOTED THIS SHEET, BUT NO
SPECIMEN TREES FOUND ON SITE IN SITE REVIEW PERFORMED 4/28/23.
2.2' CONTOURS SOURCED FROM NEW HANOVER COUNTY GIS DATA; FULL PROPERTY TREE &
TOPOGRAPHIC SURVEY UNDERWAY.
3.THIS LOT IS SUBJECT TO ALL UTILITY EASEMENTS, RESTRICTIONS, OR COVENANTS OF RECORD
EXISTING TREELINE, TYP.
EXISTING PROPERTY LINE
NAD83
0 50 100 200 300 400
SCALE: 1"=100'
LEGEND
1,670' RADIUS LIMIT OF FAA HEIGHT
RESTRICTION FOR STRUCTURES
LOCATED ADJACENT TO EXISTING
FAA'S VOR TOWER; STRUCTURE
HEIGHT ALLOWED: 55' MAX.; FAA
APPROVAL REQUIRED FOR
STRUCTURES PRIOR TO
CONSTRUCTION
Planning Board - June 1, 2023
ITEM: 3 - 8 - 2
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1
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:
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:
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0
1
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:
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:
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3
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:
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:
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DEAL MARK A
PID: R01116-001-004-000
ZONING: R-15
LAND USE: RESIDENTIAL
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N
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:
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0
1
2
1
3
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0
0
3
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0
0
8
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0
0
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ZO
N
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:
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1
5
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:
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0
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1
3
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3
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0
0
9
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0
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0
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N
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:
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1
5
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:
R
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PID
:
R
0
1
2
1
3
-
0
0
4
-
0
0
2
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0
0
0
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:
R
-
1
5
LAN
D
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:
R
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A
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RUI
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L
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PID
:
R
0
1
2
1
3
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0
0
4
-
0
0
3
-
0
0
0
ZON
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:
R
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1
5
LAN
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:
R
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RUI
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PID
:
R
0
1
2
1
3
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0
0
4
-
0
0
4
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0
0
0
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N
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:
R
-
1
5
LAN
D
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S
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:
R
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S
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D
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N
T
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A
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JEN
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R
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PID
:
R
0
1
2
1
7
-
0
0
1
-
0
0
1
-
0
0
0
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I
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:
R
-
1
5
LAN
D
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:
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AM
C
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A
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C
P
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P
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R
T
I
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S
L
L
C
PID
:
R
0
1
2
1
3
-
0
0
3
-
0
0
6
-
0
0
0
ZO
N
I
N
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:
R
-
1
5
LA
N
D
U
S
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:
V
A
C
A
N
T
L
A
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CR
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N
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A
J
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A
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PI
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:
R
0
1
2
1
3
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0
0
3
-
0
0
5
-
0
0
0
ZO
N
I
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:
R
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1
5
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N
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:
R
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PID: R01200-002-002-001
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CONCRETE SIDEWALK, TYP.
AMENITY / LEASING OFFICE AND POOL
3-STORY, 27-UNIT APARTMENT BUILDING, TYP.
OPEN SPACE
OPEN SPACE
APARTMENT
CLUBHOUSE,
AMENITY &
LEASING OFFICE
OPEN
SPACE
OPEN
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OPEN
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OPEN
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OPEN
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10'x70' SIGHT TRIANGLE, TYP.
N O R T H
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SCALE: 1"=100'
100'200'300'
MAIL
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OPEN
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OPEN
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VICINITY MAP
NOT TO SCALE
NORTH
40
SITE T
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RMF-L PERFORMANCE DIMENSIONAL DATA
MULTI-FAMILY APARTMENTS REQUIRED PROVIDED
MIN. LOT AREA:20,000 SF ± 1,059,379 SF
MIN. LOT WIDTH:100'EXCEEDS 100'
FRONT SETBACK 35'50' MIN.
SIDE SETBACK (STREET):30'60' MIN.
SIDE SETBACK (INTERIOR):25' (3 STORIES)40' MIN.
REAR SETBACK:30' (3 STORIES)35' MIN.
BUILDING HEIGHT MAXIMUM:3 STORIES (W/O ADD REGS.)3 STORIES MAX.
BUILDING SEPARATION 20'20' MIN.
OTHER MIXED RESIDENTIAL REQUIRED PROVIDED*
MIN. LOT AREA:5,000-17,500 SF ± 2,094,800 SF
MIN. LOT WIDTH:50'EXCEEDS 50'
FRONT SETBACK 20'20' MIN.
SIDE SETBACK (STREET):10'10' MIN.
SIDE SETBACK (INTERIOR):5'5' MIN.
REAR SETBACK:15'15' MIN.
BUILDING HEIGHT MAXIMUM:3 STORIES MAX 2 STORIES FOR MAJORITY
W/ POTENTIAL FOR 3 STORIES MIXED IN
AWAY FROM BLUE CLAY RD.
BUILDING SEPARATION 20'20' MIN.
*NOTE: SETBACKS LISTED AS MINIMUMS APPLY IF ANY LOTS ARE CREATED DURING PLATTING; AS DRAWN THIS PLAN,
ALL BUILDINGS FAR EXCEED MINIMUM SETBACKS BECAUSE NO LOTS ARE SHOWN.
OPEN
SPACE
OPEN
SPACE
TRASH
COMPACTOR
PUMP
STATION
EXISTING DITCH; POTENTIAL
NON-WETLAND WATERS OF
THE US, TYP.
24'
1/4" PER FT1/4" PER FT
6" STONE
UNDER CURBING
PAVING NOTE: ALL PAVING THICKNESS WILL BE DETERMINED BASED ON SOILS
DATA. NO TESTING HAS BEEN COMPLETED AT THIS TIME, SO A MINIMUM PAVING
SECTION HAS BEEN PROVIDED AND WILL BE FURTHER EVALUATED WITH THE
AVAILABILITY OF SOILS DATA.
6"- ABC BASE
2"-S9.5B SURFACE
VARIES
CONCRETE SIDEWALK
SLOPE
18'
1.80% SLOPE
TRAVELWAY PARKING STALL
SLOPE
24'
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1'
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1/4" PER FT
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VARIES 1'
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TOWNHOME
VARIES
DRIVEWAY
TOWNHOME
18' MIN.18' MIN.
1'
1'
MODIFIED VALLEY SPILL CURB
5'
1'
1'
5' WIDTH - SEE PLAN
FOR LOCATION
CONCRETE SIDEWALK
SITE DEVELOPMENT NOTES:
PHASING
1.THE PROJECT WILL BE COMPLETED IN MULTIPLE PHASES, 4 ANTICIPATED
LANDSCAPING & BUFFERING NOTES
1.STREETYARDS SHALL BE PROVIDED ALONG HOLLY SHELTER ROAD AND BLUE CLAY ROAD IN
ACCORDANCE WITH SECTION 5.4.6 OF THE NEW HANOVER COUNTY UDO
2.BUFFERYARDS SHALL BE PROVIDED ABUTTING RESIDENTIAL LAND USES (SOUTHERN & EASTERN
PROPERTY LINE) WHERE EXISTING VEGETATION IS INSUFFICIENT TO SATISFY THE REQUIREMENTS
OF SECTION 5.4.3 OF THE NEW HANOVER COUNTY UDO
3.ALL REQUIRED LANDSCAPE AND SCREENING SHALL COMPLY WITH THE UDO.
SIDEWALKS
1.SIDEWALKS SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 6.3.3.J.f OF THE NEW HANOVER
COUNTY UDO
STORMWATER & UTILITIES
1.STORM WATER SHALL BE DESIGNED IN ACCORDANCE WITH ALL NEW HANOVER COUNTY AND
STATE REQUIREMENTS. PONDS SHOWN IN GENERAL LOCATION AT THIS TIME, BUT DESIGN WILL
ALTER AS ENGINEERING DESIGN PROGRESSES.
2.PUBLIC WATER AND SEWER WILL BE EXTENDED BY THE DEVELOPER TO THE SITE. ALL DESIGN
AND PERMITTING SHALL BE COORDINATED WITH CFPUA, NEW HANOVER COUNTY, AND STATE
REGULATORS AS REQUIRED.
LEGEND
SUBJECT PROPERTY LINE
WETWETWET
WET WET WET
WETLANDS
PROPOSED PHASE LINE
POTENTIAL NON-WETLAND
WATERS OF THE US LINE
PROPOSED BUILDINGS
PROPOSED SIDEWALKS
SS PROPOSED SANITARY SEWER
W PROPOSED WATER LINE
FM PROPOSED FORCEMAIN
ZONING DIVISION LINE
SITE DATA
PROJECT ADDRESSES:5210 HOLLY SHELTER RD;
5735 BLUE CLAY RD
CASTLE HAYNE, NC 28429
PROPERTY OWNER:HOLLY TANK, LLC; BLUE TANK LLC
24 BACKFIN PT
WILMINGTON, NC 28411
PARCEL PINS: R01100-008-011-002 (± 23.01 AC)
R01100-008-010-000 (± 49.38 AC)
PROPOSED USE:MIXED RESIDENTIAL
FUTURE LAND USE CLASSIFICATION:GENERAL RESIDENTIAL
TOTAL PROJECT SITE AREA:± 72.39 ACRES
MULTI-FAMILY RESIDENTIAL:± 24.32 ACRES
TOWNHOMES / SF / DUPLEX/ TRI/QUADRAPLEX:± 48.09 ACRES
CURRENT ZONING: I-1 (±69.45 AC) & R-15 (±2.94 AC)
PROPOSED ZONING:RMF-L
MAX DENSITY ALLOWED IN RMF-L:10 DU / AC (724 UNITS)
MAX PROJECT DENSITY PROPOSED:7.20 DU / AC
TOTAL PROPOSED UNITS:521 UNITS
MULTI-FAMILY APARTMENTS:243 UNITS
TOWNHOMES / SF / DUPLEX/ TRI/QUADRAPLEX:278 UNITS
MA
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VOR 1,670' RADIUS;
55' HEIGHT LIMITATION FOR
BUILDINGS WITHIN THIS AREA;
FAA APPROVAL REQUIRED
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ALONG BLUE CLAY RD.
VARIABLE WIDTH BUFFER /
STREET YARD, TYP.
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PAVING NOTE: ALL PAVING THICKNESS WILL BE DETERMINED BASED ON SOILS
DATA. NO TESTING HAS BEEN COMPLETED AT THIS TIME, SO A MINIMUM PAVING
SECTION HAS BEEN PROVIDED AND WILL BE FURTHER EVALUATED WITH THE
AVAILABILITY OF SOILS DATA.
SLOPES= 3:1
24" VERTICAL CURB
6"-ABC BASE
2"-S9.5C SURFACE
1.5'
0.5'
18'
1/4" PER FT
6.5' SIDEWALK
VARIES -SEE PLAN
PARKING SPACE DRIVE AISLE
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1.5'
18'
1/4" PER FT
6.5' SIDEWALK
VARIES - SEE PLAN
PARKING SPACE
UTILITY AND ACCESS EASMENT
0.5'
TOWNHOUSE BLDG, TYP.
EXISTING CONDITIONS/ ENVIRONMENTAL NOTES:
FLOOD INFORMATION:THE SUBJECT PARCELS ARE LOCATED IN ZONE X
– MINIMAL FLOOD RISK – AS SHOWN BY FEMA
MAP NUMBER 3720324200K BEARING AN
EFFECTIVE DATE OF FEBRUARY 16, 2007.
WETLAND: INFORMATION:A PJD WETLAND DELINEATION AS PREPARED BY
SEGI ENGINEERING WAS APPROVED BY THE
USACE ON MARCH 17, 2022
SPECIMEN TREES:NO SPECIMEN TREES FOUND ON SITE.
TREE LINE REPRESENTS AREA INTENDED TO PRESERVE &
AUGMENT, WHEN NEEDED, EXISTING VEGETATION AS BUFFER, TYP.
MAIN APARTMENT ACCESS
SECONDARY APARTMENT ACCESS
OPEN SPACE
MULTI-FAMILY APARTMENTS:
REQUIRED OPEN SPACE:± 4.86 AC (20% OF GROSS AREA)
PROVIDED OPEN SPACE:± 10.40 AC
REMAINING MIXED RESIDENTIAL:
REQUIRED OPEN SPACE:± 9.62 AC (20% OF GROSS AREA)
PROVIDED OPEN SPACE:± 20.43 AC
OPEN SPACE INCLUDES AMENITIES, WETLANDS, BUFFERS, STREETYARDS, PONDS & EASEMENTS
CONDITIONAL REZONING NOTE
ALL DESIGN ELEMENTS SHOWN ON THIS PLAN CONVEY THE GENERAL INTENTION OF
THE PROPOSED DESIGN AND MAXIMUM DENSITY ANTICIPATED; DESIGN MAY REQUIRE
MINOR DEVIATIONS DURING DESIGN DEVELOPMENT, BUT ALL DESIGN WILL COMPLY
WITH THE TERMS OF APPROVAL FOR THE CONDITIONAL ZONING PLAN AND WITH NEW
HANOVER COUNTY'S UDO. UDO SECTION 10.3.3.C.7.b FURTHER IDENTIFIES EXTENT OF
CHANGE ALLOWED BEFORE REQUIRING ADDITIONAL BOARD REVIEW. PLANS WILL BE
REVIEWED BY TRC AND REGULATORY AUTHORITIES TO ENSURE COMPLIANCE WITH
APPLICABLE ZONING REGULATIONS AND LOCAL AND STATE REGULATIONS.
Planning Board - June 1, 2023
ITEM: 3 - 8 - 3
April 12, 2023
Mr. Jonathan Guy, PE, PTOE, AICP
Kimley Horn Associates
115 Fairchild Street, Suite 250
Charleston, SC 29492
RE: Approval with conditions of the Traffic Impact Analysis (TIA) associated with the proposed
Castle Hayne Residential development located in New Hanover County, NC.
Dear Mr. Guy:
The WMPO, NCDOT and New Hanover County staffs have reviewed the Blue Clay Residential TIA (sealed February 16, 2023) and based on the information provided and conversations held to date, it is our understanding that the proposed development has a build out year of 2026 and will consist of:
o ITE Land Use Code 210 – Single Family detached housing 57 DU
o ITE Land Use Code 215 – Single Family attached housing (duplexes) 231 DU
o ITE Land Use Code 221 – Multi-family (mid-rise) housing 240 DU
Based upon the review of the analysis provided, the following improvements are required of this development:
I-40 Eastbound Ramp and SR 1002 (Holly Shelter Road) (Stop-controlled intersection)
• Signalize the intersection. I-40 Westbound Ramp and SR 1002 (Holly Shelter Road) (Stop-controlled intersection) Option 1 (Recommended) Signalize the intersection and provide necessary coordination. Option 2 Construct an exclusive northbound right turn lane on I-40 westbound ramps, with 400 feet of storage, appropriate deceleration, and taper.
Planning Board - June 1, 2023
ITEM: 3 - 9 - 1
Approval with conditions of the Castle Hayne Residential (New Hanover County) Traffic Impact Analysis
Page 2 of 3
SR 1002 (Holly Shelter Road) and SR 2181 (Blue Clay Road) (Stop-controlled intersection)
• Construct an eastbound right turn lane on SR 1002 (Holly Shelter Road) with 100 feet of storage, appropriate deceleration and taper.
• Construct an exclusive northbound right turn lane on SR 2181 (Blue Clay Road) with 100 feet of storage, appropriate deceleration and taper. SR 2181 (Dairy Farm Road) and SR 1336 (Sidbury Road) (Stop-controlled intersection)
• No improvements are required. SR 1002 (Holly Shelter Road) and Site Access 1 (Proposed stop-controlled intersection)
• Construct an eastbound right turn taper of 200 feet on SR 1002 (Holly Shelter Road).
• Construct site access (northbound approach) with an internal protected stem of 50 feet, measured from the right-of-way and with one ingress lane and one egress lane.
• Provide stop controls for northbound approach. SR 2181 (Blue Clay Road) and Concrete Plant Driveway/Site Access 2 (Stop-controlled intersection)
• Construct site access (eastbound approach) with an internal protected stem of 50 feet measured from the right-of-way, and with one ingress lane and one egress lane.
• Provide stop controls for eastbound approach. SR 2181 (Blue Clay Road) and Kerry Drive/Site Access 3 (Stop-controlled intersection)
• Construct site access (eastbound approach) with an internal protected stem of 50 feet measured from
the right-of-way, and with one ingress lane and one egress lane.
• Provide stop controls for eastbound approach.
SR 2181 (Blue Clay Road) and Site Access 4 (Proposed stop-controlled intersection)
• Construct site access (eastbound approach) with an internal protected stem of 75 feet measured from the right-of-way, and with one ingress lane and one egress lane.
• Provide stop controls for eastbound approach.
If changes are made to the proposed site driveways and/or land uses, the current trip distribution may need to be modified and would require a revised Traffic Impact Analysis to be submitted for review by the NCDOT, WMPO, and New Hanover County, in which instance this approval would become null and void. The applicant is required to obtain all applicable New Hanover County and NCDOT permits for access to the road network. A copy of this TIA approval shall be included with any NCDOT driveway permit application. All applicable NCDOT and New Hanover County technical standards and policies shall apply.
Planning Board - June 1, 2023
ITEM: 3 - 9 - 2
Planning Board - June 1, 2023
ITEM: 3 - 9 - 3
Castle Hayne Residential Development
Traffic Impact Analysis
Page iii February 2023
Executive Summary
The proposed Castle Hayne Residential Development is located in Castle Hayne, NC along Holly
Shelter Road and Blue Clay Road within a currently vacant parcel of land. This parcel of land is
bound by Holly Shelter Road to the north, single-family residences to the south, Blue Clay Road
to the east, and vacant land to the west. Based on the current site plan, the proposed development
is anticipated to consist of approximately 57 detached houses, 231 duplexes, and 240 apartment
units to be constructed and occupied by the end of 2026. New trips generated by the development
are expected to utilize one driveway along Holly Shelter Road and three driveways along Blue
Clay Road for access to the surrounding roadway network.
This traffic impact analysis (TIA) evaluates traffic operations under 2022 Existing, 2026 No-Build,
and 2026 Build conditions during the AM and PM peak hours at the following study intersections:
1. Holly Shelter Road at I-40 EB Ramps
2. Holly Shelter Road at I-40 WB Ramps
3. Holly Shelter Road at Blue Clay Road
4. Sidbury Road at Dairy Farm Road
5. Holly Shelter Road at Site Access #1
6. Blue Clay Road at Site Access #2/Concrete Plant
7. Blue Clay at Site Access #3/Kerry Drive
8. Blue Clay Road at Site Access #4
The TIA scoping document associated with this project was initially reviewed and approved by
the Wilmington Urban Metropolitan Planning Organization (WMPO) on October 26, 2022 and
revised on January 12, 2023. The revised TIA scoping document is included in Appendix B for
reference.
Kimley-Horn was retained to determine the potential traffic impacts of this development and
identify transportation improvements that may be required to accommodate these impacts in
accordance with the guidelines set forth in the North Carolina Department of Transportation
(NCDOT) Congestion Management Capacity Analysis Guidelines, NCDOT Policy on Street and
Driveway Access to North Carolina Highways, and WMPO Traffic Impact Analysis Supplemental
Guidelines. Based on capacity analysis results, the following recommendations are offered:
Holly Shelter Road at I-40 EB Ramps
Place the intersection under traffic signal control.
Operate the westbound left-turn movement with protected/permissive phasing.
Operate the eastbound right-turn movement with permitted-overlap phasing to run
concurrently with the I-40 EB off-ramp approach.
Holly Shelter Road at I-40 WB Ramps
Construct a northbound left-turn lane with a storage of 400 feet and appropriate taper
length.
Planning Board - June 1, 2023
ITEM: 3 - 10 - 1
Castle Hayne Residential Development
Traffic Impact Analysis
Page iv February 2023
Holly Shelter Road at Blue Clay Road
Construct an eastbound right-turn lane with a minimum storage of 100 feet and
appropriate taper length.
Holly Shelter Road at Site Access #1
Construct Site Access #1 as shown on the conceptual site plan to include one ingress
lane and one egress lane.
Blue Clay Road at Site Access #2/Concrete Plant
Construct Site Access #2 as shown on the conceptual site plan to include one ingress
lane and one egress lane.
Blue Clay Road at Site Access #3/Kerry Drive
Construct Site Access #3 as shown on the conceptual site plan to include one ingress
lane and one egress lane.
Blue Clay Road at Site Access #4
Construct Site Access #4 as shown on the conceptual site plan to include one ingress
lane and one egress lane.
Recommended improvements are summarized in Figure ES-1.
Planning Board - June 1, 2023
ITEM: 3 - 10 - 2
Concept Plan
Planning Board - June 1, 2023
ITEM: 3 - 11 - 1
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PID: R01116-001-004-000
ZONING: R-15
LAND USE: RESIDENTIAL
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POND
STORMWATER
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PID: R01200-002-002-001
ZONING: I-2
LAND USE: CHEMICAL PLANT
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CONCRETE SIDEWALK, TYP.
AMENITY / LEASING OFFICE AND POOL
3-STORY, 27-UNIT APARTMENT BUILDING, TYP.
OPEN SPACE
OPEN SPACE
APARTMENT
CLUBHOUSE,
AMENITY &
LEASING OFFICE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
10'x70' SIGHT TRIANGLE, TYP.
N O R T H
0
SCALE: 1"=100'
100'200'300'
MAIL
KIOSK
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
VICINITY MAP
NOT TO SCALE
NORTH
40
SITE T
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DAIRY
FARM
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RMF-L PERFORMANCE DIMENSIONAL DATA
MULTI-FAMILY APARTMENTS REQUIRED PROVIDED
MIN. LOT AREA:20,000 SF ± 1,059,379 SF
MIN. LOT WIDTH:100'EXCEEDS 100'
FRONT SETBACK 35'50' MIN.
SIDE SETBACK (STREET):30'60' MIN.
SIDE SETBACK (INTERIOR):25' (3 STORIES)40' MIN.
REAR SETBACK:30' (3 STORIES)35' MIN.
BUILDING HEIGHT MAXIMUM:3 STORIES (W/O ADD REGS.)3 STORIES MAX.
BUILDING SEPARATION 20'20' MIN.
OTHER MIXED RESIDENTIAL REQUIRED PROVIDED*
MIN. LOT AREA:5,000-17,500 SF ± 2,094,800 SF
MIN. LOT WIDTH:50'EXCEEDS 50'
FRONT SETBACK 20'20' MIN.
SIDE SETBACK (STREET):10'10' MIN.
SIDE SETBACK (INTERIOR):5'5' MIN.
REAR SETBACK:15'15' MIN.
BUILDING HEIGHT MAXIMUM:3 STORIES MAX 2 STORIES FOR MAJORITY
W/ POTENTIAL FOR 3 STORIES MIXED IN
AWAY FROM BLUE CLAY RD.
BUILDING SEPARATION 20'20' MIN.
*NOTE: SETBACKS LISTED AS MINIMUMS APPLY IF ANY LOTS ARE CREATED DURING PLATTING; AS DRAWN THIS PLAN,
ALL BUILDINGS FAR EXCEED MINIMUM SETBACKS BECAUSE NO LOTS ARE SHOWN.
OPEN
SPACE
OPEN
SPACE
TRASH
COMPACTOR
PUMP
STATION
EXISTING DITCH; POTENTIAL
NON-WETLAND WATERS OF
THE US, TYP.
24'
1/4" PER FT1/4" PER FT
6" STONE
UNDER CURBING
PAVING NOTE: ALL PAVING THICKNESS WILL BE DETERMINED BASED ON SOILS
DATA. NO TESTING HAS BEEN COMPLETED AT THIS TIME, SO A MINIMUM PAVING
SECTION HAS BEEN PROVIDED AND WILL BE FURTHER EVALUATED WITH THE
AVAILABILITY OF SOILS DATA.
6"- ABC BASE
2"-S9.5B SURFACE
VARIES
CONCRETE SIDEWALK
SLOPE
18'
1.80% SLOPE
TRAVELWAY PARKING STALL
SLOPE
24'
1/4" PER FT
MODIFIED VALLEY SPILL CURB
SLOPES= 3:1
1'
6"-B25.0B BASE
1/4" PER FT
6" STONE UNDER CURBING
1.5"-SF9.5A SURFACE
VARIES 1'
1'1'
SLOPES= 3:1
5'DRIVEWAY
TOWNHOME
VARIES
DRIVEWAY
TOWNHOME
18' MIN.18' MIN.
1'
1'
MODIFIED VALLEY SPILL CURB
5'
1'
1'
5' WIDTH - SEE PLAN
FOR LOCATION
CONCRETE SIDEWALK
SITE DEVELOPMENT NOTES:
PHASING
1.THE PROJECT WILL BE COMPLETED IN MULTIPLE PHASES, 4 ANTICIPATED
LANDSCAPING & BUFFERING NOTES
1.STREETYARDS SHALL BE PROVIDED ALONG HOLLY SHELTER ROAD AND BLUE CLAY ROAD IN
ACCORDANCE WITH SECTION 5.4.6 OF THE NEW HANOVER COUNTY UDO
2.BUFFERYARDS SHALL BE PROVIDED ABUTTING RESIDENTIAL LAND USES (SOUTHERN & EASTERN
PROPERTY LINE) WHERE EXISTING VEGETATION IS INSUFFICIENT TO SATISFY THE REQUIREMENTS
OF SECTION 5.4.3 OF THE NEW HANOVER COUNTY UDO
3.ALL REQUIRED LANDSCAPE AND SCREENING SHALL COMPLY WITH THE UDO.
SIDEWALKS
1.SIDEWALKS SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 6.3.3.J.f OF THE NEW HANOVER
COUNTY UDO
STORMWATER & UTILITIES
1.STORM WATER SHALL BE DESIGNED IN ACCORDANCE WITH ALL NEW HANOVER COUNTY AND
STATE REQUIREMENTS. PONDS SHOWN IN GENERAL LOCATION AT THIS TIME, BUT DESIGN WILL
ALTER AS ENGINEERING DESIGN PROGRESSES.
2.PUBLIC WATER AND SEWER WILL BE EXTENDED BY THE DEVELOPER TO THE SITE. ALL DESIGN
AND PERMITTING SHALL BE COORDINATED WITH CFPUA, NEW HANOVER COUNTY, AND STATE
REGULATORS AS REQUIRED.
LEGEND
SUBJECT PROPERTY LINE
WETWETWET
WET WET WET
WETLANDS
PROPOSED PHASE LINE
POTENTIAL NON-WETLAND
WATERS OF THE US LINE
PROPOSED BUILDINGS
PROPOSED SIDEWALKS
SS PROPOSED SANITARY SEWER
W PROPOSED WATER LINE
FM PROPOSED FORCEMAIN
ZONING DIVISION LINE
SITE DATA
PROJECT ADDRESSES:5210 HOLLY SHELTER RD;
5735 BLUE CLAY RD
CASTLE HAYNE, NC 28429
PROPERTY OWNER:HOLLY TANK, LLC; BLUE TANK LLC
24 BACKFIN PT
WILMINGTON, NC 28411
PARCEL PINS: R01100-008-011-002 (± 23.01 AC)
R01100-008-010-000 (± 49.38 AC)
PROPOSED USE:MIXED RESIDENTIAL
FUTURE LAND USE CLASSIFICATION:GENERAL RESIDENTIAL
TOTAL PROJECT SITE AREA:± 72.39 ACRES
MULTI-FAMILY RESIDENTIAL:± 24.32 ACRES
TOWNHOMES / SF / DUPLEX/ TRI/QUADRAPLEX:± 48.09 ACRES
CURRENT ZONING: I-1 (±69.45 AC) & R-15 (±2.94 AC)
PROPOSED ZONING:RMF-L
MAX DENSITY ALLOWED IN RMF-L:10 DU / AC (724 UNITS)
MAX PROJECT DENSITY PROPOSED:7.20 DU / AC
TOTAL PROPOSED UNITS:521 UNITS
MULTI-FAMILY APARTMENTS:243 UNITS
TOWNHOMES / SF / DUPLEX/ TRI/QUADRAPLEX:278 UNITS
MA
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KI
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S
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VOR 1,670' RADIUS;
55' HEIGHT LIMITATION FOR
BUILDINGS WITHIN THIS AREA;
FAA APPROVAL REQUIRED
TR
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EXISTING R-15 CORRIDOR ALONG BLUE CLAY ROAD;
NO BUILDINGS PROPOSED WITHIN R-15 AREA TO
PROVIDE ADDITIONAL BUFFER TO EXISTING HOMES
ALONG BLUE CLAY RD.
VARIABLE WIDTH BUFFER /
STREET YARD, TYP.
VA
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24'
1/4" PER FT1/4" PER FT
6" ABC UNDER CURBING
PAVING NOTE: ALL PAVING THICKNESS WILL BE DETERMINED BASED ON SOILS
DATA. NO TESTING HAS BEEN COMPLETED AT THIS TIME, SO A MINIMUM PAVING
SECTION HAS BEEN PROVIDED AND WILL BE FURTHER EVALUATED WITH THE
AVAILABILITY OF SOILS DATA.
SLOPES= 3:1
24" VERTICAL CURB
6"-ABC BASE
2"-S9.5C SURFACE
1.5'
0.5'
18'
1/4" PER FT
6.5' SIDEWALK
VARIES -SEE PLAN
PARKING SPACE DRIVE AISLE
SLOPES= 3:1
1.5'
18'
1/4" PER FT
6.5' SIDEWALK
VARIES - SEE PLAN
PARKING SPACE
UTILITY AND ACCESS EASMENT
0.5'
TOWNHOUSE BLDG, TYP.
EXISTING CONDITIONS/ ENVIRONMENTAL NOTES:
FLOOD INFORMATION:THE SUBJECT PARCELS ARE LOCATED IN ZONE X
– MINIMAL FLOOD RISK – AS SHOWN BY FEMA
MAP NUMBER 3720324200K BEARING AN
EFFECTIVE DATE OF FEBRUARY 16, 2007.
WETLAND: INFORMATION:A PJD WETLAND DELINEATION AS PREPARED BY
SEGI ENGINEERING WAS APPROVED BY THE
USACE ON MARCH 17, 2022
SPECIMEN TREES:NO SPECIMEN TREES FOUND ON SITE.
TREE LINE REPRESENTS AREA INTENDED TO PRESERVE &
AUGMENT, WHEN NEEDED, EXISTING VEGETATION AS BUFFER, TYP.
MAIN APARTMENT ACCESS
SECONDARY APARTMENT ACCESS
OPEN SPACE
MULTI-FAMILY APARTMENTS:
REQUIRED OPEN SPACE:± 4.86 AC (20% OF GROSS AREA)
PROVIDED OPEN SPACE:± 10.40 AC
REMAINING MIXED RESIDENTIAL:
REQUIRED OPEN SPACE:± 9.62 AC (20% OF GROSS AREA)
PROVIDED OPEN SPACE:± 20.43 AC
OPEN SPACE INCLUDES AMENITIES, WETLANDS, BUFFERS, STREETYARDS, PONDS & EASEMENTS
CONDITIONAL REZONING NOTE
ALL DESIGN ELEMENTS SHOWN ON THIS PLAN CONVEY THE GENERAL INTENTION OF
THE PROPOSED DESIGN AND MAXIMUM DENSITY ANTICIPATED; DESIGN MAY REQUIRE
MINOR DEVIATIONS DURING DESIGN DEVELOPMENT, BUT ALL DESIGN WILL COMPLY
WITH THE TERMS OF APPROVAL FOR THE CONDITIONAL ZONING PLAN AND WITH NEW
HANOVER COUNTY'S UDO. UDO SECTION 10.3.3.C.7.b FURTHER IDENTIFIES EXTENT OF
CHANGE ALLOWED BEFORE REQUIRING ADDITIONAL BOARD REVIEW. PLANS WILL BE
REVIEWED BY TRC AND REGULATORY AUTHORITIES TO ENSURE COMPLIANCE WITH
APPLICABLE ZONING REGULATIONS AND LOCAL AND STATE REGULATIONS.
Planning Board - June 1, 2023
ITEM: 3 - 12 - 1
Public Comments
In Support X
Neutral X
In Opposition X
Planning Board - June 1, 2023
ITEM: 3 - 13 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/1/2023
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Current Planner
CONTACT(S): Amy Doss; Robert Farrell, Senior Planner; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Preliminary Forum
Special Use Permit Request (S23-03) - Request by Chris Baker, applicant, on behalf of the Sanctuary Church of
Wilmington, property owner, for the use of Child Care Center at the approximately 7.47-acre parcel located at 6687
Carolina Beach Road, zoned R-15, ResidenAal.
BRIEF SUMMARY:
The applicant is reques#ng a special use permit for a child care center in an exis#ng building on an approximately 7.47-
acre parcel located on Carolina Beach Road. The property is currently zoned R-15 with an exis#ng religious ins#tu#on
on site.
The proposed childcare center would accommodate up to 60 children ages 0-12 years. The exis#ng building would
con#nue to operate as a church with the addi#on of the child care center for child care needs outside of tradi#onal,
ancillary care provided during church services and func#ons. No changes are proposed to the exis#ng building or site.
The Unified Development Ordinance allows child care centers by-right in most commercial zoning districts. Special use
permits are required in residen#al and industrial districts in order to evaluate site specific condi#ons of a project.
The property currently has right-in / right-out access onto Carolina Beach Road, an NCDOT maintained principle
arterial road. As currently zoned, it is es#mated the site would generate about 6 AM and 10 PM trips during the peak
hours. The proposed use would result in an es#mated 47 AM and 47 PM trips, increasing the es#mated number of
peak hour trips by approximately 41 AM and 37 PM peak hour trips. 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).
The 2016 Comprehensive Land Use Plan classifies the subject property as Community Mixed Use and General
Residen#al. The Community Mixed Use place type focuses on small-scale, compact, mixed use development pa?erns
that serve all modes of travel and act as an a?ractor for county residents and visitors. Types of appropriate uses
include office, retail, mixed use, recrea#onal, commercial, ins#tu#onal, and mul#-family and single-family residen#al.
The General Residen#al place type focuses on lower-density housing and associated civic and commercial services.
Typically, housing is single-family or duplexes. Commercial uses should be limited to strategically located office and
retail spaces, while recrea#on and school facili#es are encouraged throughout. Types of uses include single-family
residen#al, low density mul#-family residen#al, light commercial, civic, and recrea#onal.
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
pa?erns in the surrounding area to be considered.
Planning Board - June 1, 2023
ITEM: 4
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
As this is a preliminary forum the Planning Board does not make a decision or recommenda#on on special use permits.
The board is requested to hear the presenta#ons of staff, the applicant, and the public to facilitate an open and
transparent discussion of the special use permit applica#on. Ques#ons and comments related to the following topics
are encouraged:
Components of the proposal that are not clear or where addi#onal informa#on is needed in order to
understand the project,
Advice to the applicant on the presenta#on they will be making at the Board of Commissioners mee#ng,
Advice to the par#es speaking in opposi#on on what they may want to consider when preparing for the Board
of Commissioners mee#ng, and
Advice for both par#es on poten#al issues that should be addressed prior to the public hearing.
ATTACHMENTS:
Descrip#on
S23-03 PB Script
S23-03 Zoning Map
S23-03 Future Land Use Map
S23-03 Mailout Map
Application Materials Cover Sheet
S23-03 Application
S23-03 Concept Site Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 1, 2023
ITEM: 4
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S23-03)
Request by Chris Baker, applicant, on behalf of the Sanctuary Church of Wilmington, property owner,
for the use of Child Care Center at the approximately 7.47-acre parcel located at 6687 Carolina Beach
Road, zoned R-15, Residential.
1. This is a Preliminary Forum. The purpose of this forum is to facilitate an open and transparent
discussion of the special use permit application and to provide an opportunity for public comments
and questions. Please note per state law, the Planning Board will not be making a decision or
recommendation this evening. Instead, the decision on the application will be made during the Board
of Commissioners’ quasi-judicial hearing, where public participation will be limited to parties with
standing and witnesses providing evidence through sworn testimony. Anyone interested in speaking
in support or opposition of the project should sign in and speak tonight at this meeting, regardless
of standing in the matter.
2. Staff will introduce the application. Then the applicant will be allowed 15 minutes for their
presentation. Following the applicant’s presentation, we will have 20 minutes for public questions
and comments, and then allow the applicant time to address them. The Board members will then
provide their comments and ask questions of the applicant. At the end, Staff will give an overview
of next steps in the special use permit process. We will then close the forum.
3. Conduct forum as follows:
a. Staff introduction
b. Applicant’ s presentation (up to 15 minutes)
c. Public comments and questions (up to 20 minutes – total supporters and opponents)
d. Applicant response to public comments and questions.
e. Planning Board questions and comments regarding the following items:
i. Components of the proposal that are not clear or where additional information is
needed in order to understand the project,
ii. Advice to the applicant on the presentation they will be making at the Board of
Commissioners meeting,
iii. Advice to parties speaking in opposition on what they may want to consider when
preparing for the Board of Commissioners meeting, and
iv. Advice for both parties on potential issues that should be addressed prior to the
public hearing.
f. Staff overview of next steps and the procedures for the Board of Commissioners meeting.
4. Close the Preliminary Forum.
Planning Board - June 1, 2023
ITEM: 4 - 1 - 1
Planning Board - June 1, 2023
ITEM: 4 - 2 - 1
Planning Board - June 1, 2023
ITEM: 4 - 3 - 1
C
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Seaview Rd
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Edgewater Mhp Rd
Joey Ct
New Hanover County, NC
Subject Site
Childcare CenterR-156687 Carolina Beach RoadS23-03
Proposed Zoning/Use:Existing Zoning/Use:Site Address:Case:
US Feet
S23-03
Parcels within 510 feet Planning Board - June 1, 2023
ITEM: 4 - 4 - 1
APPLICANT
MATERIALS
Planning Board - June 1, 2023
ITEM: 4 - 5 - 1
Planning Board - June 1, 2023
ITEM: 4 - 6 - 1
Planning Board - June 1, 2023
ITEM: 4 - 6 - 2
Planning Board - June 1, 2023
ITEM: 4 - 6 - 3
Planning Board - June 1, 2023
ITEM: 4 - 6 - 4
Planning Board - June 1, 2023
ITEM: 4 - 6 - 5
Planning Board - June 1, 2023
ITEM: 4 - 6 - 6
Planning Board - June 1, 2023
ITEM: 4 - 6 - 7
Planning Board - June 1, 2023
ITEM: 4 - 6 - 8
Planning Board - June 1, 2023
ITEM: 4 - 7 - 1