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HomeMy WebLinkAboutZ24-18 9-5-24 Additional Public Comments in Opposition Public Comments In Support 0 Neutral 0 In Opposition 4 Katherine Tylee 1056 Seabreeze Road South Wilmington RE: Z24-18 Seabreeze Contractor Office, 1132 S. Seabreeze Rd OPPOSED I stand in STRONG OPPOSITION to this request to rezone from R-7 to back to B-2. Just six months ago, I stood in support for the rezone of this SAME EXACT parcel from B-2 to R-7! I do not believe the intent of zoning is to allow it to change at each individual’s whim. The intent of zoning is to guide development in an area to the best use for that area, to enhance property values, to increase health and safety of residents, and ensuring that use of land is compatible with the surrounding area. B-2 properties have sat here vacant for 40 years plus. Negligible business growth has occurred in that time (we have two actual businesses located here) whereas RESIDENTIAL has grown exponentially throughout this part of Seabreeze. RESIDENTIAL is the best zoning decision for this part of Seabreeze. For much too long, this little spot in Seabreeze has been a hodge podge of “anything goes.” The residents NOW living here since 2014 forward, increasing in number year after year, are not open to the “anything goes” “dump your garbage on the street”, “park your abandoned tractor trailer and your dumpsters here” “build whatever you want” attitude. We are working to encourage a thriving residential community, in spite of what we have to deal with in regard to unfortunate mis-labeling and outdated zoning in this area. This area of Seabreeze is RESIDENTIAL in nature, increasingly more and more residential as the years pass and that is exactly what the community here wants. Zoning: Sure this proposed 3-story, 9,000 square foot office works in a B-2 zone. If you pick up on my point, the area is not thriving with B-2. Seabreeze B-2 as business is history! Seabreeze waterfront is not compatible with B-2 business. Homes are being built on B-2 properties and with each new homeowner there is less interest in business as a neighbor. This is the right move for this particular area. Place Type: The erroneously assigned Place Type is back to haunt us again. Two legitimate businesses does NOT make a Mixed Use Community. The red shading on the Future Land Use Map was done with the best intentions but it is wrong. There are so many attributes of Community Mixed Use that this section of Seabreeze cannot possibly satisfy. It is tough to try to take an old community with no infrastructure and make it fit a new model of development. I am waiting the much needed conversation and review of this Place Type for Seabreeze. Commercial use along the CB Road corridor is one thing, but allowing a 3-story, 9,000 square foot building to be erected in between two homes on the waterfront is quite another. This subject parcel is NOT B-2. Let’s remember that this parcel being reviewed today is zoned R-7 and approved for one or two single-family dwellings. I was happy to support it. I also stood in support of the special use permit for a home on another B-2 property. I will stand in support of any residential proposal when the density is not a threat to the AE/VE flood zones (they are important too.) I thank the County for making it doable when someone wants to put a home on an adequate size parcel and I hope that kind of encouragement continues. PLEASE DENY THE APPLICATION TO REZONE. I HOPE THAT THE BOARD WILL DECIDE THAT ALLOWING THE PROPERTY TO REMAIN AS THE CONDITIONAL R-7 THAT IT IS, IS THE RIGHT DECISION AND THE BEST POSSIBLE USE FOR THIS AREA. Thank you for the opportunity to share my opinion on this matter. 1 Dickerson, Zachary From:noreply@civicplus.com Sent:Thursday, September 5, 2024 7:14 AM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; wbiddle@nhcgov.com; Doss, Amy; Dickerson, Zachary; lott@nhcgov.com Subject:Online Form Submission #14089 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Alice Last Name Hsu Address 7601 Scout Camp Hatila Road City Wilmington State North Carolina Zip Code 28409 Email alicehsu09@gmail.com Please select the case for comment. PB Meeting - Z24-18 - Seabreeze Contractor Office What is the nature of your comment? Oppose project Public Comment Good morning Mr. Dickerson, Hope you’re doing well. A neighbor informed me that there is a hearing scheduled for today regarding continued development within Seabreeze (case number Z2418). Just wanted to send a letter voicing disagreement for continued development, as we believe much more infrastructure is needed prior to further development and loss of groundwater 2 recapture. Please let me know if you have any trouble with the file. I appreciate your sharing our letter and concerns during your meeting with the planning board. Thanks for your time! Sincerely, Alice Hsu Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Seabreeze Rezoning Opposition.pdf File 2 Field not completed. File 3 Field not completed. File 4 Field not completed. Email not displaying correctly? View it in your browser. September 5, 2024 Dear NHC Planning Board, We were recently made aware of a proposal to rezone a parcel of land within Seabreeze sitting along the intracoastal waterway, to be rezoned from R-7 to commercial uses (CB). The property was very recently rezoned to R-7 from prior commercial use due to determination from the board that it would be in the best interests of the community for this parcel to be limited to residential uses. Our main issue with continued development of the Seabreeze neighborhood stems from the pronounced drainage concerns in this area. The recent rezoning of a large ~7.3 acre parcel of land along Carolina Beach Road (from R-15 to CB) is estimated to bring 28000 feet of additional commercial space, as well as associated parking and driveways. This eliminates a large and critical area of natural, pervious surface immediately upland of the AE and VE flood zones in which most Seabreeze homes are located. Flood risks will be exacerbated by removing this critical area of groundwater recapture, instead diverting this water into a stormwater pond, for which the developer has acknowledged that the “anticipated outfall… would be the waterway”. This portion of waterway is a primary nursery area (see blue hatching in above diagram), within which dolphins (see photo to the right, from waterway in immediate area of stormwater outlet) can be regularly seen feeding in this same area. Due diligence warrants some knowledge of the specific location and flow rates of planned outlets, to determine the true impact of this outfall into the local community and waterway. A need for better and/or more consistent management of the swails in this area discharging into the waterway has already been identified, as illustrated by the heavily fouled water and accumulated trash noted previously. Again, this community exists in a floodplain that has been demonstrated throughout history to be severely, (and in some cases, irrevocably) challenged by drainage issues following standard high tides, much less severe storms. At this time, Seabreeze lacks the basic infrastructure (public or community water and sewer service to all of its residents) to support further development. Soil classes across Seabreeze are mostly inadequate to unsuitable for septic systems, and this area also happens to be in AE/VE flood zones . Little to no attempt has been made to ensure that the needed water/sewer infrastructure will be attainable for residents throughout Seabreeze who will be affected by the increased traffic and strain on drainage and associated natural resources. Our hope is that the planning board recognize that continued commercial development within Seabreeze MUST be accompanied by the necessary MATERIAL INVESTMENT in the Seabreeze community at large. This investment must be tangible, in a way that will maximize environmental sustainability, positive change, and encourage continual re-investment. Residents of Seabreeze were mislead to believe that this community was slated for receipt of wastewater infrastructure in the 1990s (see 1988 Seabreeze Community Plan published by NHC Planning Board). However, this infrastructure was never provided by the county, and as a result Seabreeze consists of homes that are (almost?) exclusively serviced by individual septic systems and well water. Furthermore, the majority of soils across this area have been known to be poor or inadequate for septic systems even back in 1988 (see diagram). Stormwater runoff from inundated septic systems flowing into the waterway would create an environmental disaster that currently is mitigated only by the mandatory housing density and development limitations imposed by residential zoning. The currently proposed project estimates this development would add an additional ~117 daily trips to the road farthest east from Carolina Beach Road. This is in addition to the recent rezoning of the large ~7.3 acre parcel of land fronting Carolina Beach Road and estimated to bring a 563-fold increase in traffic along the narrow loop of Seabreeze (from 13-17 trips, to 7323 trips per day), which currently accommodates only a signal lane in either direction. These traffic counts are also based on traffic counts from March 2023 that do not even come close to peak travel season for this area . The already approved rezoning of the 7.3+ acre parcel compounds effects of additional rezoning of neighboring parcels of land from R-15 to R-5, bringing ~50 additional townhomes into this isolated traffic loop of Seabreeze (along the service road having only a single means of egress, onto an already dangerous intersection between S. Seabreeze and Carolina Beach Road). Lastly, the most recent rezoning of 802 S Seabreeze for additional planned retail, is yet another addition of commercial space to this already over-burdened intersection. This parcel of land also exemplifies the drainage concerns affecting Seabreeze, as the entire parcel has turned into an ecological disaster following haphazard and incomplete removal of a large number of trees (leaving 2-5 ft. “stumps” of previously healthy trees protruding across the property, see photo above showing trees amputated and surrounded by standing water). This property became a string of swampy lakes following Tropical Storm Debby, and as of yesterday (9/4, one month later), the property has still failed to dry out – instead, it continues to be a boggy breeding ground for mosquitos and other pests. In summary, we hope the BOC will agree that the cost of blindly increasing the tax base of this area is too great, and that all parties should approach all further requests for development and/or rezoning of this sensitive area with greater time, consideration, and environmental stewardship. We hope that the legacy forged by BOC’s decisions today will be of a team working together to ensure the most positive changes possible for our shared community and environment. Without this forethought, there is a real concern that septic system inundation from Seabreeze homes never provided basic infrastructure will be the cause of many future beach closures and warnings due to excess fecal counts identified in the ocean and waterway. Approval of the Developer’s application in its current form could well be the regrettable turning point that Carolina Beach residents and tourists alike can point to, when future warnings have to be issued about keeping families and children out of the ocean because fecal counts are too high. Thank you so much for your time and careful consideration. Sincerely, The Robinson Family @ 7601 Scout Camp Hatila Road 1 Dickerson, Zachary From:noreply@civicplus.com Sent:Wednesday, September 4, 2024 8:57 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; wbiddle@nhcgov.com; Doss, Amy; Dickerson, Zachary; lott@nhcgov.com Subject:Online Form Submission #14088 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Cate Last Name Scanlon Address 1068 S Seabreeze Rd City Wilmington State NC Zip Code 28409 Email bycate@gmail.com Please select the case for comment. PB Meeting - Z24-18 - Seabreeze Contractor Office What is the nature of your comment? Oppose project Public Comment Dear Planning Board – the following are the primary main reasons I’m opposed to the rezone of 1132 S Seabreeze Road from R-7 to B-2. 1) The applicant has not sufficiently demonstrated what has “changed” in the area to justify a rezone. I would assume that the Board does not make changes solely based on what an owner would like and especially when the zoning decision was only 7 months ago. While the owners may have changed during this time, the rational for the change to R-7 seven 2 months ago has not – this area of Seabreeze is a growing residential area and the rezone to R-7 fits the area. 2) The applicant states the rezone fits the “community mixed- use designation” of Seabreeze. If the rezone is successful, the proposed office building would be the only commercial building built in Seabreeze in over 50 years. The likelihood of additional commercial building is minimal due to the facts 1) there is very little B-2 property that is in of itself, large enough to build anything on (72% of the vacant land has a lot size of less than 6,000 sq ft) 2) for most small businesses, the cost of building in the flood plain and cost associated hooking into water/sewer is prohibitive AND this has likely contributed to businesses not being built and 3) only 5% of the land (1.4 acres) in Lower Seabreeze currently has active businesses generating only 12% of the tax value which says that the land USE future is residential. Seabreeze is a residential community with a few current businesses (2 of which are seasonal) that have no roots. I highly doubt using the land as storage for boats, trucks, trailers and dumpsters is what anyone had in mind for either the original B-2 zoning of the 2016 designation. 3) The proposed building is just under 9,000 which is 3 times the size of the average home in Seabreeze and will require 25 parking spaces across multiple lots which is about 10x the number of cars of an average home. Not only would this building be the only new commercial building, it would be the largest and tallest building by far. And, it will be built between the homes of two long-term Seabreeze families. 4) It’s been over 50 years of B-2 zoning in Lower Seabreeze which has not been successful. It’s time to move on from the default zoning to support business in Lower Seabreeze – 50+ years is enough time. 1132 S Seabreeze has only been zoned R-7 for seven months - I think a little more time as R-7 is warranted. Thank you for your time and consideration in this matter. Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Field not completed. File 2 Field not completed. File 3 Field not completed. 1 Dickerson, Zachary From:noreply@civicplus.com Sent:Tuesday, September 3, 2024 3:31 PM To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; wbiddle@nhcgov.com; Doss, Amy; Dickerson, Zachary; lott@nhcgov.com Subject:Online Form Submission #14051 for Public Comment Form ** External Email: Do not click links, open attachments, or reply until you know it is safe ** Public Comment Form Public Comment Form The agenda items listed are available for public comment at an upcoming Planning Board or Board of Commissioners meeting. Comments received by 8 AM the day of the applicable meeting will be made available to the Board prior to that meeting and will be included as part of the permanent, public record for that meeting. First Name Steven Last Name Tylee Address 1056 S Seabreeze Rd City Wilmington State North Carolina Zip Code 28409 Email stev530@gmail.com Please select the case for comment. PB Meeting - Z24-18 - Seabreeze Contractor Office What is the nature of your comment? Oppose project Public Comment I am opposed to this rezone request for the following reasons: 1.) The B-2 zoning came in many years ago (maybe at the beginning of "zoning") as an attempt to provide residents/property owners of that time the possibility of re- creating the area as they knew it when it was little businesses, some with apartments above, and experiencing some success. Unfortunately for them, that just did not happen. Facing bankruptcy, the owners of the larges 5+ acre parcel rezoned to 2 R-15 and sold. Not a single new business took up residence at Seabreeze since then or even before. However the area has seen a large increase in residential use and that seems the most fitting use for this property. 2.) The parcel in question is currently zoned R-7 and will allow one or two single family dwellings. 3.) The parcel sits fully in a VE Flood Zone. 4.) Will the specimen Oaks that the applicant talks about and the County so wants to save survive the pilings required for this construction? 5.) Seabreeze presently already has four properties that are used for parking vehicles/trailers. We do not need two more. These five points above speak to the fact that keeping the current zoning of Residential and the addition of one or two homes to the Seabreeze waterfront would represent the best use of the parcel and the most satisfactory result for the neighboring residents. Thank you for your consideration. Photo 1: Seabreeze Waterfront Photo 2 Seabreeze Waterfront showing view of this parcel between homes. Photo 4: Applicants rendering of proposed building per Contracting Solutions FB page Photo 5: Applicants rendering Upload supporting files If you need to support your comment with documentation, upload the files here. No more than 20MB in size total for all files. File types accepted are: doc, docx, ppt, pptx, txt, pdf, jpg, png. File 1 Seabreeze waterfront 1.jpg File 2 seabreezewater6.jpg File 3 20240831_082513.jpg File 4 Screenshot_20240830_114403_Facebook (2).jpg Email not displaying correctly? View it in your browser.