Community Information Meeting ReportREPORT OF COMMUNITY MEETING REQUIRED BY
NEW HANOVER COUNTY ZONING ORDINANCE
FOR CONDITIONAL DISTRICT REZONINGS
Project Name: 7641 & 7647 CAROLINA BEACH RD., WILMINGTON, NC
SB COTTAGES INVESTMENTS, Inc.
Proposed Rezoning: _____CZ-R-5___________________________________
The undersigned hereby certifies that written notice of a community meeting on the
above zooning application was given to the adjacent property owners set forth on the
attached list by first class mail, and provided to the Planning Department for notice on
the Sunshine List on May1, 2023. A copy of that written notice and site layout are also
attached.
The meeting was held at the following time and place:
The Community Meeting was held on May 11, 2023 at 5:30pm at Shelter #1, Veterans
Park at 835 Halyburton Memorial Parkway, Wilmington, NC 28401The persons in
attendance at the meeting were: Reference attached attendee sign-in sheet
The following issues were discussed at the meeting: See Attached.
Date: 5/31/23
Applicant: SB Cottages Investment, LLC
By: Wes Reynolds – Managing
Member
ND:4867-9665-7254, v. 1
2
7641 & 7647 CAROLINA BEACH RD., WILMINGTON, NC
SB COTTAGES INVESTMENTS, Inc.
CONDITIONAL REZONING FROM R-15 TO R-5
Community Meeting Report
Attendees:
Wes Reynolds – Owner/Developer
Tracy Lowe & Luke Menius – Stroud Engineering, PA
Madeline Lipe – Ward and Smith, P.A.
One required community meeting was held on Thursday, May 11, 2023 from
5:30 pm to 7:30 pm at the Veterans Park at 835 Halyburton Memorial Parkway
in New Hanover County, North Carolina. This meeting was organized by Stroud
Engineering, PA & the owner, Wes Reynolds to provide adjoining residents an
opportunity to review the proposed plan, ask questions, and voice concerns
regarding the proposed conditional use rezoning. The residents were notified
by mail of the meeting concerning the proposed rezoning.
Our client is interested in building 14 Townhomes (56 Units) on 7.37 AC.
Located off U.S. 421 Carolina beach Rd., (address: 7641 Carolina Beach Road).
This proposal would require a Conditional Zoning District approval from New
Hanover County. Proposed development will be owner occupied, not rental.
Out of 60 adjoining property owners, 31 people attended. 19 were adjacent
land owners within the 500’ radius, along with an additional 12 other land
owners outside the 500’ radius. Stroud Engineering, P.A. represented two
employees to address questions, obtain notes of the meeting and a required
sign-in sheet, along with one representative with Ward and Smith P.A.
Introduction :
Introduction from Developer & Stroud Engineering, PA
Developer/Owner offered info and answered questions most of the meeting
All attendees were asked to sign-in, see attachment
24”x36” proposed plan & County’s Future Land Use plan presented for viewing
Concept plans for unit design were available for attendees to view & discuss
TRAFFIC:
Few attendees focused on traffic. Concern with existing access into and out of
the site is limited. Traffic accident increase from service road to Sea Breeze Rd.
onto Carolina Beach Road. Owner offered that the davenport group has
already completed preliminary studies for traffic impacts.
o R-15 – generates approximately 240 trips per day
o R-5 - would only add approximately 136 trips per day
DRAINAGE/WETLANDS/STORMWATER/WATER & SEWER AVABILITY:
Concerns were also expressed regarding drainage in the area and on existing
site. Attendees made comment that the existing infrastructure is inadequate to
support the proposed increase in density & population. Concerns were also
focused on the existing problem of water that accumulates in the lower right
corner of the site. Where will the displacement flow to various surrounding
properties. Concerns regarding water flowing to ditches and ICW.
Owner explained that all wetlands were reviewed by SEGI and noted that 1.5
acres of the site are unregulated wetlands and theses areas are defined as
“non-regulated wetlands”. The Owner also acknowledged & explained they are
responsible for controlling the water on site via engineering & design. The
water will be redirected to slow down the flow. Owner also noted that the ditch
on the North side near Sea Breeze Road is the main ditch outfall, & that this
project will have a series of small basins & common area. NOAA updated
rainfall predictions within last 6 months and this is what the county follows.
AQUA: Owner will likely tie into AQUA system but also has other options
considering creating own WELL depending on continued discussions with the
County & Aqua. Owner also noted there are performance issues with the
existing pump in the area (Aqua) & noted that constructing 21 units would
likely not provide adequate proceeds to cover the cost of improvements and
upgrades to the water/sewer system.
BUFFERS/SETBACKS/R-15/VALUES/BENEFITS & DESIGN:
Concerns and comments regarding R-15 to R-5, proposed rezoning
incompatible with surrounding zoning. Wishes to remain at a lower density.
The new proposal will change the characteristics of the neighborhood. Some
attendees worried about the decreasing property value. Rear property owners
requesting a 10-foot fence for extra buffer along the rear of the property. Why
is there only a 7-foot setback? Request for different layout. What is the
proposed height of the building?
Owner noted that the current proposal includes 56 units and the price point at
this time is approximately $400-$500k, not determined at this time. Why
townhomes over single family? Owner noted that single family was not desired
for this area due to noise & visibility of Carolina Beach Road. The owner
explained that the setbacks shown are for R-5 and they plan to include
additional buffers in accordance with County’s requirements. The owner
provided and explained the 3-story units with a garage on the lower level with
approximately 3,500 SF per unit. Regarding the layout of the buildings on the
plan, the owner may consider a revised layout but will maintain the original
desire to preserve the existing large Live Oaks.
BENEFITS:
Attendees expressed concern how the project will benefit the community?
Owner replied:
Higher density allows for buffer between Carolina Beach Road
The development will manage the current status to the water
Old Live Oaks will be preserved & that a tree survey has been conducted
to obtain an inventory of all trees on site
Community Meeting Report By:
Stroud Engineering, P.A
102-D Cinema Dr.
Wilmington, NC 28409
And
Ward and Smith, P.A.
127 Racine Dr.
Wilmington, NC 28406
For: Ken Vafier, Planning Manager - NHC Planning
Re: Community Meeting – Conditional Rezoning of 7641 & 7647
Carolina Beach Rd. - SB Cottages Investments, Inc.
MADELINE C. LIPE, Attorney at Law
127 Racine Drive University Corporate Center (28403) Post Office Box 7068 Wilmington, NC 28406-7068
P: 910.794.4819 F: 910.794.4877 mclipe@wardandsmith.com
ASHEVILLE GREENVILLE NEW BERN RALEIGH WILMINGTON www.wardandsmith.com
May 15, 2023
Community Meeting Summary
Conditional Rezoning of 7641 & 7647 Carolina Beach Road
SB Cottages Investment, Inc.
Date, Time, and Location of Meeting: The Community Meeting was held on May 11, 2023 at 5:30pm at Shelter #1, Veterans Park at 835 Halyburton Memorial Parkway, Wilmington, NC 28401
Attendees: Wes Reynolds – Developer Tracy Lowe – Engineer at Stroud Engineering Luke Menius – Engineer at Stroud Engineering Madeline Lipe – Ward and Smith, P.A.
Introduction: - Introduction of developer and Stroud Engineering
- All attendees at the meeting were asked to sign-in
- Proposed development is not a rental product – owner occupied
- By right uses discussed
- Presentation of large blow-ups of proposed site plan and excerpts from the County's
Future Land Use Map
- Concept plans for the unit design were also shared with attendees
- Provided a brief description of the proposed 56 unit townhome development from R-15
to R-5, as well as an overview of the purpose of the meeting, the review process for
conditional rezoning, and the potential for changes to the development proposal
throughout the review process.
- Developer encouraged interested parties to contact the Developer for more information
as the rezoning review process continues.
May 15, 2023 Page 2
Summary of reoccurring themes:
1. A number of attendees expressed concern regarding stormwater drainage and water
displacement from the site onto surrounding property
2. Several attendees provided input regarding the County's infrastructure and made
comments that the existing infrastructure is inadequate to support the proposed
increase in density and population
3. Several attendees requested additional buffers between the neighboring residential
community to the south and the proposed site
4. At least one attendee expressed concerns regarding increased traffic and potential
for more accidents
Comments/Concerns from Attendees and Responses from Developer and Design
Team:
*responses from the Developer and/or design team (the "Applicant") are noted below in
blue
- A least one attendee commented that they bought into R-15 and expected this
property to remain R-15
- One attendee remarked that the proposed rezoning to R-5 is incompatible with
surrounding zoning of R-15
- Several attendees expressed a desire for this area to remain at a lower density.
- A number of attendees expressed concerns regarding the existing problem of water
and drainage accumulating in the bottom right corner of site. These same attendees
explained that they are worried about water displacement onto surrounding property.
- One attendee commented that the back side of the site was designed by Army Corp.
- The Applicant explained that all wetlands were reviewed by SEGI. The Applicant also
noted that 1.5 acres of the site are unregulated wetlands and these areas are defined
as "non-regulated wetlands".
- The Applicant acknowledged and explained that it will be responsible for controlling
the water on the site and that this is addressed via engineering and design. Applicant
also responded that stormwater will be engineered and will direct water and slow it
down.
May 15, 2023 Page 3 - The Applicant noted that the current proposal includes 56 units total.
o Applicant explained that under an R-15 plan the site could hold approximately 21
units.
- Developer noted that there are performance issues with the existing pump in the area
(Aqua). The Applicant also noted that constructing 21 units would likely not provide
adequate proceeds to cover the cost of improvements and upgrades to the water/sewer
system.
- At least one attendee commented that the proposal would change the characteristic of
the neighborhood in a negative way.
- At least one attendee noted that the existing access into and out of the site is limited.
- Applicant explained that it may consider creating own well depending on continued
discussions with the County and/or Aqua.
- Applicant Changing zoning from R-15 to R-5
o R-15 allows for 8-10 units per acre – developer proposing 7 units per acre
- The Applicant offered that the Davenport group has already completed preliminary
studies for traffic impacts
o R-15 – generate approximately 240 trips per day
o R-5 – would only add approximately 136 trips per day
- At least one attendee expressed concerns regarding this project resulting in an
increase in traffic accidents.
- At least one attendee worried about decreasing property values
- When asked, the Applicant offered that the potential price point for the units will be
approximately + $400-500k, although that has not been decided definitively.
o The Applicant agreed with comments from the attendees that future residents in
these townhomes will hear and see Carolina Beach Road and that for this reason
single family dwelling units were not as desirable in that location.
- Several attendees expressed concerns regarding water going into drainage ditches and
intracoastal waterway.
May 15, 2023 Page 4
o The Applicant noted that the ditch on North side near Seabreeze is the main ditch
outfall, and that this project will likely have series of small basins and common
area. NOAA updated rainfall predictions within last six months and is what the
County follows.
o One attendee asked whether the Applicant will be providing water and sewer.
Applicant responded that it would likely tie into Aqua system.
o One attended asked how the project would benefit them. The Applicant responded
by explaining the below benefits:
Higher density allows for buffer between Carolina Beach road
This development will manage water better that the current status
Gorgeous large Oak Trees on the site which the Applicant considered while
preparing the site layout. The Applicant also explained that a tree survey has
already been conducted to obtain an inventory of all the trees on site.
- One attendee (Snows Cut Landing HOA President Chris Mays) requested a 10' fence
as a buffer between the site and the adjacent property to the south.
- One attendee inquired why the setback requirement was 7'.
o Applicant explained that these setbacks listed on the site plan are the setbacks for
R-5 district. Applicant also explained that it will include additional buffers in
accordance with the County's requirements.
General Discussion following the open Q&A portion
- Several attendees asked about the height and dimension of buildings.
o The Applicant provided an image of the draft concept plan for the units, with 3
stories with garage on bottom floor and approximately 3,500 square foot per unit.
- One attendee expressed appreciation that the proposed use is not for apartments.
- At least one attendee asked what has the Developer built before. The Applicant
explained that he was from Raleigh and described some of his company's previous
work product.
May 15, 2023 Page 5 - At least one attendee asked if the Applicant had considered a different layout.
o The Applicant responded that it may consider a revised layout of the units and
buildings, but that the current site plan was designed around preservation of the
existing large oak trees.
ND:4871-5965-0660, v. 2