HomeMy WebLinkAbout1-9-25 PB Agenda PacketNEW 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
JANUARY 9, 2025 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 Preliminary Forum
Special Use Permit (S24-04) - Mul<-Family in B-2 - Request by Bayshore Townhomes, LLC,
applicant, on behalf of Bee Safe Porters Neck, LLC, property owners, for a special use permit for a
62 unit mul<-family development with 1,800 square feet of of commercial space in a B-2,
Regional Business district on a 3.21-acre parcel of land located at 8138 Market Street.
Special Use Permit (S24-05) - Addi<onal Dwelling Allowance - Request by Bayshore Townhomes,
LLC, applicant, on behalf of Herbert Parham, property owner, for a special use permit for an
Addi<onal Dwelling Allowance for 242 row-style dwelling units in an R-15, Residen<al district on
a 30.22-acre parcel of land located at the 8100 block of Market Street.
Planning Board - January 9, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 1/9/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Development Review Supervisor
CONTACT(S): Robert Farrell; Rebekah Roth, Planning and Land Use Director
SUBJECT:
Preliminary Forum
Special Use Permit (S24-04) - Mul2-Family in B-2 - Request by Bayshore Townhomes, LLC, applicant, on behalf of
Bee Safe Porters Neck, LLC, property owners, for a special use permit for a 62 unit mul2-family development with
1,800 square feet of of commercial space in a B-2, Regional Business district on a 3.21-acre parcel of land located at
8138 Market Street.
Special Use Permit (S24-05) - Addi2onal Dwelling Allowance - Request by Bayshore Townhomes, LLC, applicant,
on behalf of Herbert Parham, property owner, for a special use permit for an Addi2onal Dwelling Allowance for
242 row-style dwelling units in an R-15, Residen2al district on a 30.22-acre parcel of land located at the 8100 block
of Market Street.
BRIEF SUMMARY:
The applicant has submi ed two special use permits for a mixed use development that encompasses a combined 304
residen&al units and 1,800 square feet of commercial space over five parcels in the Porters Neck area. For the B-2
por&on of the property (3.21 acres), they request an SUP for mul&-family dwellings, proposing 62 units and 1,800
square feet of commercial space. The plan includes a mixed-use building fron&ng Market Street, combining
commercial space on the ground floor with residen&al units above, as well as a second building solely for residen&al
use. Residen&al development in the B-2 district requires a mixed-use component with pedestrian infrastructure and
other requirements.
For the R-15 por&on (30.22 acres), the applicants seek an SUP for an Addi&onal Dwelling Allowance to increase the
residen&al density to 8.37 units per acre, enabling 242 row-style dwellings. The site plan features an amenity center
and residen&al blocks with two-story end units having driveways and no garages, and three-story middle units with
ground-floor garages. Requirements for Addi&onal Dwelling Allowances include density maximums, open space,
stormwater, access, and proximity to higher-density areas.
Due to the interdependence of the two proposals, the applicants have condi&oned the development on the approval
of both SUPs. Staff consolidated the projects into one report, with supplemental appendices containing dra; Findings
of Fact for each case to be presented to the Board of Commissioners ahead of their February 3 mee&ng.
In December 2023 and January 2024, the Board of Commissioners held public hearings regarding rezoning request Z23-
21, which sought to rezone 33.54 acres at 8138 Market Street from B-2 and R-15 to (CZD) RMF-M for the
development of 348 row-style dwellings. The applicants withdrew the rezoning request during the January 8 mee&ng,
leaving the exis&ng B-2 and R-15 zoning in place. These zoning designa&ons allow various uses by right or with special
use permits, avoiding the need for rezoning.
Under the current B-2 and R-15 zoning, the site is es&mated to generate approximately 106 AM and 219 PM peak hour
Planning Board - January 9, 2025
ITEM: 1
trips. Combined, the sites are es&mated to generate approximately 124 AM and 174 PM peak hour trips resul&ng in an
increase of 71 AM trips and decrease in 45 PM trips compared to current zoning. The site is over 100 peak hour
threshold that requires a Traffic Impact Analysis (TIA). The full TIA can be viewed online here.
The 2016 Comprehensive Plan designates the B-2 por&on of the property as Urban Mixed Use and the R-15 por&on as
General Residen&al. 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. Urban Mixed Use encourages a blend of
residen&al, office, and retail uses at higher densi&es, suppor&ng diverse development such as mixed-use buildings,
small-scale commercial, ins&tu&onal, and mul&-family or single-family housing. In contrast, the General Residen&al
classifica&on emphasizes lower-density housing, primarily single-family homes or duplexes, with limited commercial
uses focused on strategically placed office and retail spaces. It also promotes recrea&onal and school facili&es as
integral components of these neighborhoods
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Planning staff and the Planning Board do not make recommenda&ons special use permit requests. As this is a
preliminary forum the Planning Board is required to hear the presenta&on 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 applica&on on the presenta&on they will be making to the Board of Commissioners,
-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 before the public hearing.
ATTACHMENTS:
Descrip&on
S24-04 & 05 PB Script
S24-04 & 05 PB Staff Summary
S24-04 & 05 Zoning Map
S24-04 & 05 Future Land Use Map
S24-04 & 05 Mailout Map
S24-04 & 05 Application Cover Sheet
S24-04 & 05 Application
S24-04 & 05 SUP Narrative
S24-04 & 05 Building Elevations
S24-04 & 05 TIA Executive Summary
S24-04 & 05 TIA Approval Letter
Planning Board - January 9, 2025
ITEM: 1
S24-04 & 05 Wetland Determination
S24-04 & 05 Site Plan Cover Sheet
S24-04 & 05 Site Plans
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - January 9, 2025
ITEM: 1
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S24-04 & 05)
Special Use Permit (S24-04 – Bayshore Townhomes Multi-Family in B-2) – Request by Bayshore Townhomes,
LLC, applicant, on behalf of Bee Safe Porters Neck, LLC, property owners, for a special use permit for a 62 unit
multi-family development with 1,800 square feet of commercial space in a B-2, Regional Business district on a
3.21-acre parcel of land located at 8138 Market Street.
Special Use Permit (S24-05 – Bayshore Townhomes Additional Dwelling Allowance) – Request by Bayshore
Townhomes, LLC, applicant, on behalf of Herbert Parham, property owner, for a special use permit for an
Additional Dwelling Allowance for 242 row-style dwelling units in a R-15, Residential district on a 30.22-acre
parcel of land located at the 8100 block of Market Street.
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 - January 9, 2025
ITEM: 1 - 1 - 1
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 1 of 21
STAFF SUMMARY FOR S24-04 & S24-05
SPECIAL USE PERMIT APPLICATIONS
APPLICATION SUMMARY
Case Numbers: S24-04 and S24-05
Requests:
S24-04 – Multi-Family in a B-2 District
S24-05 – R-15 Additional Dwelling Allowance
Applicant: Property Owner(s):
Bayshore Townhomes, LLC Bee Safe Porters Neck, LLC and Herbert
Parham
Location: Acreage:
8138 Market Street and the 8100 block of
Market Street
3.21 acres zoned B-2
30.22 acres zoned R-15
33.43 total combined acres
PID(s): Comp Plan Place Type:
R03600-005-006-002, R03600-005-007-000,
R03700-004-147-000, R03700-004-148-000,
R03700-004-189-000
Urban Mixed Use and General Residential
Existing Land Use: Proposed Land Uses:
Vacant Office, Undeveloped Commercial Land,
and Forestry
Maximum 1,800 square feet of Commercial
Maximum 62 Multi-Family Dwelling Units
Maximum 242 Row-Style Dwelling Units
Current Zoning:
B-2, Regional Business and R-15, Residential
Planning Board - January 9, 2025
ITEM: 1 - 2 - 1
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 2 of 21
SURROUNDING AREA
LAND USE ZONING
North Self-Storage, the Harris Teeter Shopping Center, and
Porters Pointe Subdivision Open Space B-1, B-2, and R-15
East Single-Family Residential R-15
South Single-Family Residential R-15
West
Offices and Light Industrial directly adjacent. Porters
Neck Shopping Center (Walmart) and Medical Offices
across Market Street
I-1 and B-2
ZONING HISTORY
June 6, 1971 Initially zoned R-15 (Area 5).
December 2,
1985
B-2 portion rezoned for compatibility with an auto parts store in operation
at the time (Z-249).
January 8, 2024
- Withdrawn
In December 2023 and January 2024, the Board of Commissioners held
public hearings for rezoning request Z23-21 to rezone 33.54 acres located
at 8138 Market Street from B-2 and R-15 to (CZD) RMF-M, Residential
Multi-Family – Moderate Density for 348 row-style dwellings.
Following board discussion, the applicants withdrew their rezoning request
at the January 8, 2024, meeting.
Since no action was taken by the board, the existing B-2 and R-15 zoning
remained in place. Both districts allow a variety of uses by-right or with
approval of a special use permit without the need to change zoning districts.
Planning Board - January 9, 2025
ITEM: 1 - 2 - 2
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 3 of 21
COMMUNITY SERVICES
Water/Sewer Public water available through CFPUA. Public sewer available through
connection to an existing force main.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Porters Neck Station
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Pages Creek Park Reserve and Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The conservation resource map indicates a natural pond in the easternmost
corner of the project area. The pond is below the size required to trigger
additional requirements listed in Section 5.7 Conservation Resources.
Historic No known historic resources
Archaeological No known archaeological resources
APPLICANT’S PROPOSED PLANS
Combined Site Plans with Staff Markup
Multi-Family
in B-2
N
Additional Dwelling
Allowance
Planning Board - January 9, 2025
ITEM: 1 - 2 - 3
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 4 of 21
• After withdrawing their rezoning request the applicants revised their previous plan. They
have submitted two Special Use Permit applications for different development types
allowed under the current zoning designations of the parcels:
o The section outlined in Red (left) on the combined plans above is currently zoned
B-2. The B-2 district allows residential dwelling units as part of a mixed-used
development with approval of a special use permit.
o The section outlined in Blue (right) is currently zoned R-15. The R-15 district allows
increases to the base density of the district up to 10.2 dwelling units per acre
for Additional Dwelling Allowances with approval of a special use permit.
• The ordinance requirements for each type of special use permit are different, which requires
the two separate special use permit applications. The applicant has proposed conditions
that neither project could be developed without approval of both special use permits.
• Due to the relationship between the two projects, staff have included both within one staff
report. Separate supplemental appendices containing the draft Findings of Fact for each
case will be provided to the Board of Commissioners ahead of their February 3 meeting.
• Combined, the projects include a total of 1,800 square feet of commercial space and 304
dwelling units consisting of 62 multi-family units and 242 row-style dwellings.
• Below is a chart outlining the proposed density of each special use permit and the overall
density of the combined project:
Project Acres Unit Count Density
Multi-Family in a B-2 District 3.21 62 19.3
Additional Dwelling Allowance 30.22 242 8.37
Combined 33.43 304 9.5
Planning Board - January 9, 2025
ITEM: 1 - 2 - 4
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 5 of 21
S24-04 – Multi-Family in a B-2 District Special Use Permit
Multi-Family in a B-2 District Site Plan with Staff Markup
• For the B-2 portion of the project the applicant is requesting a special use permit for the
use of Mult-Family Dwellings in a B-2 District on 3.21 acres.
• Section 4.3.2.A.2.B.1 of the Unified Development Ordinance (UDO) states multi-family
dwellings in the B-2 district must be part of a mixed-use development established to provide
innovative opportunities for an integration of diverse but compatible uses into a single
development that is unified by distinguishable design features with amenities and walkways
to increase pedestrian activity.
• The applicant’s site plan includes 62 multi-family units and 1,800 square feet of commercial
space. The building fronting Market Street is proposed as a mixed-use building with
commercial space facing Market Street and multi-family dwellings above. The second
building is proposed as multi-family units.
• The density of the B-2 portion of the project is 19.3 dwelling units per acre. The UDO does
not set a prescribed or maximum residential density for mixed-use developments.
• The applicant’s project narrative caps the total unit count at 62 but would allow the site to
be reconfigured with three buildings instead of two. If approved as part of the special use
permit, that change would be allowed administratively by staff.
• Multi-family developments in the B-2 district are required to include a mixed-use component
that is limited to only uses permitted in the B-1 district. While the TIA analyzed the project
as a retail use, other land uses in the B-1 district would be allowed.
• Parking is provided throughout the site and is proposed as shared parking between the
multi-family dwellings and commercial use. The concept plan also includes the proposed
location of exterior light poles.
N Multi-Family
Multi-Family
Access
to R-15
Commercial
Specimen Trees
Planning Board - January 9, 2025
ITEM: 1 - 2 - 5
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 6 of 21
• Sidewalks are provided around the perimeter of both buildings shown on the plan with a
sidewalk along the road to access the proposed row-style dwellings on the R-15 portion of
the project.
• Most of the B-2 project area is within the Special Highway Overlay District (SHOD), which
includes a 100-foot setback from the right-of-way and 25-foot side setbacks.
Section 4.3.2.A.2.b.8 requires requests for dwellings in the B-2 district provide conceptual
elevations showing the proposed architectural style of the buildings which are included
below:
Mixed-Use Retail and Multi-Family Elevation
Planning Board - January 9, 2025
ITEM: 1 - 2 - 6
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 7 of 21
Multi-Family Elevation
S24-05 – R-15 Additional Dwelling Allowance Special Use Permit
Additional Dwelling Allowance Site Plan with Staff Markup
N
Access
to B-2
Gated Emergency Only Access to Brays Drive
Natural
Pond
Amenity
Center
Stormwater and
Open Space
Stormwater and
Open Space
Planning Board - January 9, 2025
ITEM: 1 - 2 - 7
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 8 of 21
• For the R-15 portion of the project the applicant is requesting a special use permit for an
Additional Dwelling Allowance to increase the allowed residential density from 2.5 dwelling
units per acre to 8.37 dwelling units per acre for 242 row-style dwelling units on 30.22
acres.
• The site plan includes an amenity center and rows of residential units arranged in blocks in
the center of the site. The end unit of each row of homes is proposed as two stories with a
driveway and no garage. The middle units are three stories with a garage on the ground
floor.
• The R-15 district establishes a maximum building height of 40 feet but does not restrict the
number of stories allowed. The applicant has included a condition restricting the homes to a
maximum of three stories, not to exceed 40 feet tall.
• The rows of units closest to single-family homes are placed near the existing common areas
of the Porters Pointe Subdivision.
• The ordinance requires a minimum 35-foot setback around the perimeter of the site. The
applicant has included a condition that retains a minimum 35-foot landscape buffer of
existing vegetation around the site as a visual buffer.
• A road stub is provided to Brays Drive that will be gated for emergency access only. A
condition has been included guaranteeing a bicycle and pedestrian connection to Brays
Drive.
• Additional Dwelling Allowances require a minimum 35% open space and maximum
impervious surface limit of 40% of the project acreage. The applicant’s site plan meets those
minimum and maximum criteria.
• The applicant has included a condition to provide an overland relief path, such as a
drainage ditch or swale within a public drainage easement from the natural pond to the
stormwater outfall.
While not required for Additional Dwelling Allowances, the applicants have included a
conceptual elevation of the proposed attached row-style units.
Planning Board - January 9, 2025
ITEM: 1 - 2 - 8
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 9 of 21
ZONING CONSIDERATIONS
• Multi-Family Dwellings are permitted in the B-2 district with approval of a Special Use
Permit and are subject to the requirements in Section 4.3.2.A.2 of the UDO. These standards
generally address requirements for mixed-use development, pedestrian infrastructure, use
restrictions, shared parking, common areas, and a requirement for building elevations.
• Additional Dwelling Allowances are permitted in the R-15 district with approval of a Special
Use Permit and are subject to the requirements in Section 3.1.3.E of the UDO. These
standards generally address density, open space, utility and stormwater improvements,
proximity to higher density place types listed in the Comprehensive Land Use Plan, access,
and impervious surface limitations.
• As proposed, the Multi-Family in the B-2 portion meets the specifications of Section 4.3.2.A.2
and the Additional Dwelling Allowance for the R-15 portion meets the specifications of
Section 3.1.3.E.
• 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 - January 9, 2025
ITEM: 1 - 2 - 9
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 10 of 21
AREA DEVELOPMENT
Planning Board - January 9, 2025
ITEM: 1 - 2 - 10
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 11 of 21
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning
Typical development under current zoning would allow a
maximum of 75 single-family dwelling units and approximately
22,500 square feet of retail.
PROPOSED ACCESS
Primary Access Right-in, Right-out access onto Market Street
Secondary Access Gated emergency access only onto Brays Drive
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Market Street
Type of Roadway Principal Arterial
Roadway Planning Capacity
(AADT) 41,369
Planning Board - January 9, 2025
ITEM: 1 - 2 - 11
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 12 of 21
Latest Traffic Volume (AADT) -
2023 43,000
Latest WMPO Point-in-Time
County (DT) 33,524
Current Level of Congestion Above Capacity
Sources
Source of Planning Capacity: WMPO
Source of Latest Traffic Volume: 2023
Source of WMPO Point-in-Time Count: October 2024
NEARBY NCDOT STIP ROADWAY PROJECTS
U-4902D – Market Street
Improvements
(Per NCDOT the Market Street
improvements are approximately
77% complete with an estimated
completion date of Fall 2025)
- Access management improvements from N. College
Road to Station Road and from Middle Sound Loop
Road to the Mendenhall Drive/Marsh Oaks Drive
intersection.
- Installation of a center median and pedestrian
accessways along Market Street from Middle Sound
Loop Road to Marsh Oaks Drive. The pedestrian
accessways will consist of a 10-foot-wide multi-use
path on the eastern side of the street and a 5-foot
wide sidewalk on the western side of the street.
- With the widening of Market Street there will be a
signalized U-turn with a bulb-out just south of the
proposed entrance.
TRAFFIC GENERATION
Traffic
Generation
by Present
Designation
(R-15, 75
du)
Traffic
Generated by
Present
Designation
(B-2, 22,500
sq ft retail)
Traffic
Generated
by
Combined
Projects
Potential
Impact of
Proposed
Combined
Projects
AM Peak Hour Trips 53 53 124 +71
PM Peak Hour Trips 71 148 174 -45
Assumptions
Typical Development with Existing Zoning – 22,500 square feet of
retail and 75 single family dwelling units.
Proposed Development – 1,800 square feet of commercial and 304
dwelling units.
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th ed
TRAFFIC IMPACT ANALYSIS (TIA)
The estimated traffic generated from the site is above the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA). A TIA was previously approved in 2023
for a more intensive development on the site. The applicant’s traffic engineers provided a technical
memorandum to the TIA with an updated set of land uses. A team of NCDOT, WMPO, and County
planning staff work with an applicant’s traffic engineers to develop the scope for the TIA, including
Planning Board - January 9, 2025
ITEM: 1 - 2 - 12
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 13 of 21
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
January 31, 2023
Revised approval December 4, 2024
Development Proposal
Analyzed
1,800 square feet of strip retail and 304 multi-family dwelling
units.
Study Intersections
- Market Street and Site Access
- Market Street and Cypress Pond Way
- Market Street and Hays Lane
- Market Street and Porters Neck Road
- Porters Neck Road and Brays Drive
Trip Generation
- 124 AM peak hour trips
- 174 PM peak hour trips
- 2,330 average daily trips
Traffic Data Collection
- September 13, 2022 – Market Street at Hays Lane /
Commercial Driveway
- September 13, 2022 – Market Street at Cypress Pond
Way
- September 13, 2022 – Market Street at Porters Neck
Road
- September 13, 2022 – Porters Neck Road at Brays
Drive
Trip Distribution and
Assignment
- 60% to and from the south on Market Street
- 40% to and from the north on Market Street
Planning Board - January 9, 2025
ITEM: 1 - 2 - 13
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 14 of 21
Approved Developments &
Background Growth
- Marsh Oaks Commercial
- Primrose School of Mayfaire
- Full Build – 2027
- Growth Rate – 1% per year
Required Improvements
Market Street and Site Access
- Construct a continuous northbound thru-right turn lane
on Market Street from the ABC store driveway
continuing up to the thru-right lane at the intersection of
Market Street and Porters Neck Road.
- Construct site access (westbound approach) with one
ingress lane and one egress lane, and an internal
protected stem of 150 feet, measured from the right-
of-way line.
- Provide stop control for westbound approach.
Market Street and Cypress Pond Way
- Install a traffic signal and provide necessary
coordination.
Market Street and Hays Lane
- No improvements required.
Market Street and Porters Neck Road
- No improvements required.
Porters Neck Road and Brays Drive
- No improvements required.
SUMMARY
The project is located along a principal arterial highway that is currently over capacity; however,
the Military Cutoff Extension opened in 2024 and is anticipated to reduce traffic congestion in the
Porters Neck area. The applicant’s revised TIA includes several roadway improvements including a
new right-turn lane on Market Street on a northbound approach to the site and a new traffic signal
at Cypress Pond Way. The approved TIA analyzed both full access and gated access onto Brays
Drive. The applicants are proposing gated emergency access only onto Brays Drive.
Planning Board - January 9, 2025
ITEM: 1 - 2 - 14
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 15 of 21
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Pages Creek watershed.
• The conservation resource map indicates a natural pond in the easternmost corner of the
project area. The pond is below the size required to trigger additional requirements listed
in Section 5.7 Conservation Resources.
• New Hanover County Engineering has identified historic flooding concerns for areas
adjacent to the pond including the end of Lantana Lane. The applicant has included a
condition to provide an overland relief path, such as a drainage ditch or swale within a
public drainage easement from the natural pond to the stormwater outfall.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (Moderate), Class III (Severe) and Class IV (Unsuitable) soils;
however, the project will be served by CFPUA public water and sewer.
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Porters Neck Elementary
2024-2025 Capacity 114%
Middle School Holly Shelter Middle
2024-2025 Capacity 81%
High School Laney High
2024-2025 Capacity 117%
STUDENT GENERATION RATES (SGRs)
Overall SGR (24-25) 0.19 public school students per residential unit
Elementary School SGR (24-25) 0.08 public school students per residential unit
Middle School SGR (24-25) 0.04 public school students per residential unit
High School SGR (24-25) 0.07 public school students per residential unit
Local Elementary SGR (24-25) 0.09 - Higher than the County-Wide Generation Rate
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per
residential unit
Planning Board - January 9, 2025
ITEM: 1 - 2 - 15
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 16 of 21
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Typical Development under current zoning would
allow a maximum of 75 residential units.
Proposed Development: 304 residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 6 24 +18
Middle School 3 12 +9
High School 5 21 +16
TOTAL 14 57 +43
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
The proposed project is expected to be completed within five years. Although the public
elementary and high schools serving the area are currently over capacity, the development is
projected to have minimal impact on school enrollment due to its low student generation rate.
Other approved residential developments in the area have either been factored into the student
yield analysis or are age-restricted, further limiting additional impact on local schools
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ITEM: 1 - 2 - 16
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 17 of 21
Context and Compatibility
• The projects are located in one of the county’s more densely developed corridors and
partially within the Porters Neck growth node as identified in the Comprehensive Plan.
• The property can only be accessed along Market Street via a right-in/right-out driveway.
The Brays Drive connection is proposed for emergency access only.
• While the eastern part of the property was zoned for lower density residential development
in the early 1970s, both public water and sewer services are now available, which makes
this area less likely to be developed for low-density residential.
• The site plan places a mixed-use structure closer to Market Street, a largely commercial
corridor. This serves as a transition from that corridor to the higher density multi-family
building and lower density row-style homes.
• Required setbacks and transitional buffers provide additional mitigation for aesthetic
effects along the property boundaries. Multi-family residential developments require
transitional buffers where the site abuts single-family residential, consisting of vegetation,
berms, or fences with vegetation.
• The site plan does take into consideration the preservation of large live oak trees on the
site, most of which are considered specimen trees. The site plan also does not place
development close to the existing pond on site.
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type
General Residential and Urban Mixed Use
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
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S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 18 of 21
Place Type
Description
General Residential: Focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or duplexes.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Types of uses include single-family residential, low density multi-family
residential, light commercial, civic, and recreational.
Urban Mixed Use: Promotes development of a mix of residential, office,
and retail uses at higher densities. Types of uses encouraged include office,
retail, mixed use, small recreation, commercial, institutional, single-family,
and multi-family residential.
Analysis
The proposed special use permits are located along the Market Street
corridor in the Porters Neck area, which is identified as a high growth node
in the Comprehensive Plan.
Generally, the Comprehensive Plan designates areas along major
roadways for higher densities of residential and commercial development.
The Urban Mixed Use place type is closer to Market Street, transitioning to
General Residential as the property moved away from the higher intensity
road corridor. Place type borders are not fixed; however, the intent is for
that transitional development pattern between different levels of intensity.
In the past, where projects were in more than one place type, densities that
are in the range between those two place types have been seen as
consistent as long as the development tries to transition or buffer into lower
density areas.
The Comprehensive Plan classifies the B-2 portion of the site as Urban Mixed
Use which promotes multi-family, mixed-use, and higher density single-
family development to provide a range of housing types, opportunities and
choices. The Urban Mixed Use place type does not recommend a maximum
density.
R-15 portion of the site is classified as the General Residential place type
which focuses on lower-density housing and associated civic and commercial
services with a maximum recommended density of 8 dwelling units per acre.
The requirements for an Additional Dwelling Allowance require a project to
be totally or primarily in, contiguous to, or within 250 feet of, the boundary
of areas classified as Employment Center, Urban Mixed Use, or Community
Mixed Use place types in the Comprehensive Plan.
Additional conditions have been proposed including a requirement that
neither project can be completed unless both special use permits are
approved, common ownership, buffers, drainage, pedestrian access to
Brays Drive, a gated emergency vehicle only access to Brays Drive, tree
retention, and building height.
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S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 19 of 21
Proposed Conditions
Applicant Proposed Conditions: (additional conditions may be added that will bring the
proposal in line with the required conclusions)
Multi-Family Dwellings in B-2 Conditions:
1. Any Special Use Permit (“SUP”) pertaining to the subject site (area zoned B-2) shall not be
effective without the approval of the separate SUP pertaining to the portion of the overall
project currently zoned R-15.
2. Any property currently zoned I-1 is not part of the SUP requests, but the SUP pertaining to
the subject site shall not be valid without use of the land zoned I-1 for vehicular,
pedestrian, and utility / infrastructure connectivity to the portion of the overall site zoned
R-15.
3. The property comprising of the overall project will be combined under common ownership,
and the project thereafter will be master planned and developed as such pursuant to the
provisions of the subject SUPs. The combined property shall be subjected to the provisions
of covenants and restrictions consistent with the conditions imposed by either SUP within the
land’s respective zoning.
4. Prior to construction, plans for the project shall clearly identify all access, utility, and
stormwater easements between the subject site and through those portions of the property
currently zoned I-1 and R-15.
5. Areas of buffer and open space outside of essential site improvements and easements will
preserve existing trees that are not dead, dying, or otherwise hazardous.
6. Buildings will be a maximum of three stories and a maximum of 50 feet in height in the B-
2 parcels.
Additional Dwelling Allowance in R-15 Conditions:
1. Any Special Use Permit (“SUP”) pertaining to the subject site (area zoned R-15) shall not be
effective without the approval of the separate SUP pertaining to the portion of the overall
project currently zoned B-2.
2. Any property currently zoned I-1 is not part of the SUP requests, but the SUP pertaining to
the subject site shall not be valid without the use of the land zoned I-1 for vehicular,
pedestrian, and utility / infrastructure connectivity to the portion of the overall project
currently zoned B-2.
3. The property comprising of the overall project will be combined under common ownership,
and the project thereafter will be master planned and developed as such pursuant to the
provisions of the subject SUPs. The combined property shall be subjected to the provisions
of covenants and restrictions consistent with the conditions imposed by either SUP within the
land’s respective zoning.
4. Prior to construction, plans for the project shall clearly identify all access, utility, and
stormwater easements between the subject site and through those portions of the property
currently zoned I-1 and B-2.
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ITEM: 1 - 2 - 19
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 20 of 21
5. Areas of buffer and open space outside of essential site improvements and easements will
preserve existing trees that are not dead, dying, or otherwise hazardous.
6. Buildings will be a maximum of three stories and will not exceed 40 feet in height.
7. Access to and from Brays Drive shall be gated and restricted to emergency vehicles only.
8. Buffers between the project and adjacent residential neighborhoods shall exceed minimum
requirements. Buffers vary in width.
9. Bicycle and pedestrian infrastructure shall be installed up to the property line where the
project road connects to Brays Drive.
10. An overland relief path (swale) within a public drainage easement will be provided from
the existing pond to the proposed outfall. Coordination with New Hanover County
Engineering will be conducted during the stormwater permitting process for the project in
order to determine the specific design of the relief path and easement.
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ITEM: 1 - 2 - 20
S24-04 and S24-05 Staff Summary – Planning Board 1.9.2025 Page 21 of 21
PRELIMINARY FORUM
The Planning Board does not make a decision or recommendation on special use permits. The board
is requested to hear the presentation of staff, the applicant, and the public to facilitate an open
and transparent discussion of the special use permit application. Questions and comments related
to the following topics are encouraged:
• Components of the proposal that are not clear or where additional information is needed
to understand the project,
• Advice to the applicant on the presentation they will be giving to the Board of
Commissioners,
• Advice to the parties speaking in opposition on what they may want to consider when
preparing for the Board of Commissioners meeting, and
• Advice to both parties on potential issues that should be addressed before the public
hearing.
Following the Preliminary Forum the special use permits will be scheduled for the February 3 Board
of Commissioners meeting for a quasi-judicial hearing. There are four principal conclusions the
Board of Commissioners must make when considering a special use permit request based on clear,
substantial evidence presented at the hearing. Each special use permit is a distinct request and will
require a separate motion from the board:
• Conclusion 1: The Board must find that the use will not materially endanger the public
health or safety where proposed and developed according to the plan as submitted and
approved.
• Conclusion 2: The Board must find that the use meets all required conditions and
specifications of the Unified Development Ordinance.
• Conclusion 3: The Board must find that the use will not substantially injure the value of
adjoining or abutting property or that the use is a public necessity.
• Conclusion 4: The Board must find that the location and character of the use if developed
according to the plan as submitted and approved will be in harmony with the area in which
it is to be located and in general conformity with the Comprehensive Land Use Plan for New
Hanover County.
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Initial Application
Documents & Materials
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RCC
RCC
RCC
RCC
RCC
RCC
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Page 1 of 8
Special Use Permit Application – Updated 02-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com SPECIAL USE PERMIT APPLICATION
This application form must be completed as part of a special use permit application submitted through the 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 10.3.5 of the Unified Development Ordinance.
*If the proposed use is classified as intensive industry, the applicant shall conduct a community information meeting in accordance with Section 10.2.3, Community Information Meeting.
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Public Hearing Procedures
(Optional)
Pre-Application Conference
1*
Community Information Meeting
2
Application Submittal & Acceptance
3
Planning Director Review & Staff Report (TRC Optional)
4
Public Hearing Scheduling & Notification
5
Planning Board Preliminary Forum
6
Board of Commissioners Hearing & Decision
7
Post-Decision Limitations and Actions
Bayshore Townhomes, LLC
201 N. Elm Street, Suite 201
Greensboro, NC 27401
910-791-6707 (rep)
aengebretson@paramounte-eng.com (rep)
Herbert E Parham
8304 Bald Eagle Lane
Wilmington, NC 28411
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ITEM: 1 - 7 - 8
Page 2 of 8
Special Use Permit Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a project narrative (attach additional pages if necessary).
4. Proposed Condition(s)
Please note: Within a special use permit proposal, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding zoning district regulations may be
added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding
community. Please list any conditions proposed to be included with this special use permit application below. Staff,
the Planning Board, and Board of Commissioners may propose additional conditions during the review process that
meet or exceed the minimum requirements of the Unified Development Ordinance.
R03700-004-147-000;R03700-004-148-000; R03700-004-189-000
+/- 30.22 Acres R-15; Farm General Residential /
Porters Neck Growth Node
8100 Block of Market Street
*See Attached
*See Attached
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Page 3 of 8
Special Use Permit Application – Updated 02-2022
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version
of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be
completed for all proposed developments that generate more than 100 peak hour trips, and the TIA must be
included with this application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
6. Criteria Required for Approval of a Special Use Permit
A use designated as a special use in a particular zoning district is a use that may be appropriate in the district, but
because of its nature, extent, and external impacts, requires special consideration of its location, design, and methods
of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose is
to establish a uniform mechanism for the review of special uses to ensure they are appropriate for the location and
zoning district where they are proposed.
For each of the four required conclusions listed below, include or attach a statement that explains how any existing
conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners to
reach the required conclusion, and attach any additional documents or materials that provide supporting factual
evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant
understand what may be considered in determining whether a required conclusion can be met. Any additional
considerations potentially raised by the proposed use or development should be addressed.
1. The use will not materially endanger the public health or safety if located where proposed and approved.
Considerations:
• Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and
sight lines at street intersections with curb cuts;
• Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection;
• Soil erosion and sedimentation;
• Protection of public, community, or private water supplies, including possible adverse effects on surface waters
or groundwater; or
• Anticipated air discharges, including possible adverse effects on air quality.
129101
LUC 220
252 apartments
*See Attached
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Page 4 of 8
Special Use Permit Application – Updated 02-2022
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity.
Considerations:
• The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
• Whether the proposed development is so necessary to the public health, safety, and general welfare of the
community or County as a whole as to justify it regardless of its impact on the value of adjoining property.
*See Attached
*See Attached
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Page 5 of 8
Special Use Permit Application – Updated 02-2022
4. The location and character of the use if developed according to the plan as submitted and approved will be in
harmony with the area in which it is to be located and in general conformity with the New Hanover County
Comprehensive Land Use Plan.
Considerations:
• The relationship of the proposed use and the character of development to surrounding uses and development,
including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of
operation, etc.).
• Consistency with the Comprehensive Plan’s goals, objectives for the various planning areas, its definitions of the various land use classifications and activity centers, and its locational standards.
*See Attached
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Page 6 of 8
Special Use Permit 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:
• $500; $250 if application pertains to a residential use (i.e., mobile home,
duplex, family child care home).
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 official TIA approval letter is required prior to this item being placed on the Board
of Commissioners meeting agenda.
Conceptual Site Plan including the following minimum elements:
• Tract boundaries and total area, location of adjoining parcels and roads
• Proposed use of land, structures and other improvements
o For residential uses, this shall include number, height, and type of units;
area to be occupied by each structure; and/or subdivided boundaries.
o For non-residential uses, this shall include approximate square footage and height of each structure, an outline of the area it will occupy, and the specific purposes for which it 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
buffering.
• The location of Special Flood Hazard Areas.
• The approximate location of regulated wetlands.
• 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.
• 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 Federal or
State law or local ordinance.
• Any other information that will facilitate review of the proposed special use permit
(Ref. Section 10.3.5, as applicable)
Applications for uses in the intensive industry category must also submit:
• Community meeting written summary
• A list of any local, state, or federal permits required for use
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
For wireless support structures or substantial modifications, the elements listed on the
attached checklist
P
P
P
P
P
P
(Approved TIA Provided,
Modification to include to
decrease residential units &
add commercial uses in
progress at time of
application submittal)
N/A
N/A
RCC
RCC
RCC
RCC
RCC
RCC
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Bayshore Townhomes
8100 Block of Market Street
SUP Narrative & Supplemental Information
Ownership
B-2 Parcels: R03600-005-006-002 (± 0.39 AC)
R03600-005-007-000 (± 2.82 AC)
Owner: Bee Safe Porters Neck LLC
201 North Elm Street, Suite 201
Greensboro, NC 27401
R-15 Parcels: R03700-004-147-000 (± 20.31 AC)
R03700-004-148-000 (± 2.12 AC)
R03700-004-189-000 (± 7.79 AC)
Owner: Herbert E Parham
8304 Bald Eagle Lane
Wilmington, NC 28411
Applicant Information
Bayshore Townhomes, LLC
201 North Elm Street, Suite 201
Greensboro, NC 27401
Agent Information
Shipman & Wright, LLP
Gary K. Shipman
575 Military Cutoff Rd, Suire 106
Wilmington, NC 28405
gshipman@shipmanlaw.com
910-762-6752
Paramounte Engineering, Inc.
122 Cinema Drive
Wilmington, NC 28403
aengebretson@paramounte-eng.com
910-791-6707
Proposed Zoning, Use(s), & Narrative
Please list the proposed use(s) of the subject property and provide the purpose of the special use permit and
a project narrative.
The Applicant is proposing to construct the “Bayshore Townhomes” project, a development consisting of 304
residential units and up to 1,800 square feet (sf) of commercial space. Located in the 8100 block of Market
Steet in Porters Neck, the subject property consists of approximately 33.43 acres (ac) and was previously
used as a landscape contracting business and farm/tree nursery.
The property is split zoned with the +3.21 ac property area fronting Market Street being zoned B-2 and the
remaining +30.22 ac area being zoned R-15. There is approximately 1000 sf of I-1 zoned property (a
portion of Parcel R03600-006-082-000) located between the B-2 and R-15 parcels that the applicant is
under contract to purchase pending approval of the requested SUPs. This I-1 parcel provides vehicular,
Planning Board - January 9, 2025
ITEM: 1 - 8 - 1
pedestrian, and utility/stormwater conveyance between the B-2 and R-15 properties. The I-1 property is not
seeking any SUP approval. The I-1 parcel may be allowed access to this project, but no plans are provided
herein.
Since the zoning regulations applicable to the project vary depending on the subject zoning district, two
separate Special Use Permits (SUP) are required. One SUP is required to allow for residential units in the B-2
zoning district, while the second SUP is requested for additional dwelling allowance in the +30.22 ac R-15
zoned property. While two SUPs are required to develop the proposed project, the entire +30.43 ac.
property is master planned as a cohesive mixed-use project. Conditions proposed by the applicant within
this application request ensure that both SUPs depend on the other to be approved or the project will not
move forward as proposed. The entire project will be combined under common ownership and subjected to
covenants and restrictions consistent with the conditions imposed by the SUP.
In an effort to better explain the project and reduce redundancy, this narrative provides an overview of the
master planned development while also providing proposed conditions and criteria responses for each of the
specific SUP requests.
Zoning Map
Project History and Plan Revisions
Since the applicant’s previous conditional rezoning development proposal was withdrawn for the subject site
in December 2023, we worked with local professionals to refine plans based on the feedback received
during the conditional rezoning process. The overall residential units have been reduced by 44 units from
348 units to 304 units. The developer is pursuing a mixed-use SUP on the +3.21 acre B-2 portion of the
property to provide a mixture of uses and cluster more of the project density closer to Market Street within
the Comprehensive Plan’s Porters Neck Growth Node. This mixed-use development includes no more than
1,800 square feet of commercial and apartments, up to 62 apartment units. In other words, 9% of the site
area is now proposed to house 20% of the proposed homes and provides a housing product diversity not
previously included in the project. Because the B-2 area apartment units are clustered in fewer buildings
than previously proposed, the project now has more usable open space within the B-2 area allowing a fully
integrated multi-modal connection to recreation and green space within the B-2 parcels as well as to the
more extensive R-15 recreation and open space areas.
The remaining +30.43 acre R-15 parcels contain the remainder of the 242 units as rowhouse-style
townhomes. The proposed development pattern creates a transition of land uses from the more intense
commercial and apartment uses near Market Street to the residential townhomes in the residentially zoned
Planning Board - January 9, 2025
ITEM: 1 - 8 - 2
rear portion of the subject property. Wider than required vegetated buffers provide additional protection
of views from and to adjacent properties. Additional amenities and stormwater facilities are now better
defined and designed. A clubhouse with property management office, community resort-style pool, cabanas,
summer kitchen, fitness area, club lounge, and coffee bar provide a central hub for recreation in the
community. The interconnected sidewalks down tree-lined streets and wooded nature trails provide
pedestrian access from all units to the club amenities as well as other recreation areas, including pickleball
courts and an enclosed dog park. As the design of this property progressed, we now have refined
engineering design for stormwater facilities and utilities. Building on the comments received during the
conditional rezoning meetings and hearings, we now have designed for the drainage swale to allow existing
off-site stormwater from neighboring properties to move through the subject site unimpeded and with a more
defined outfall. This will promote better drainage of the now affected surrounding properties. Drainage
and utility plans illustrating the engineering design elements are included with this application.
Current Plans
The current SUP proposals create a master planned neighborhood of mixed housing types, amenities, and
commercial space. Of the 304 residential units, a maximum of 62 apartments will be constructed in at least
two buildings located within the B-2 zoning along Market Street. Because of site’s topography in the location
of the commercial use, final design may show a separation of the commercial and residential portions of
Building 1. This means the B-2 area would still be mixed use, and would have a maximum of 3 buildings with
no change to proposed area/unit caps for either use. The building fronting Market Street is mixed-use and
contains no more than 1,800 sf and no less than 1,700 sf of commercial space. The commercial space spans
the portion of the building facing Market Street with residential units on the second and third floor of this
mixed-use building. All residential-only buildings are proposed with 3 floors of residential units. (The B-2
district allows 3 stories or 50’ height and the R-15 district allows a maximum of 40’ height. All project roads
will be privately maintained. The applicant will comply with height and story limits in the respective districts).
The mixed-use B-2 development is completely encompassed by sidewalks promoting pedestrian access to
and from units to the open spaces under existing specimen live oaks. Seating and multi-use recreation areas
as well as landscaping are integrated into the site design promoting views of landscaped greenspace from
all units.
The remaining 242 residential units located in the R-15 property are two and three story townhomes
promoting walking and interaction with neighbors while limiting vehicular /pedestrian conflict through design.
We pulled the homes close to the wide, tree-lined sidewalks to create a walkable neighborhood. The rear
accessed motor court with surface parking primarily for residents and access to the in-unit garages creates a
protected core to each townhome block reducing the pedestrian/vehicular conflicts that occur in most
neighborhoods in which homes garages and driveways are front loaded. The curated streetscape links all
the units to the central clubhouse and recreation hub of the community as well as the pickleball courts, dog
park, playground, wooded trails, and other open space amenities. Parallel parking along the streets
provides overflow parking and visitor parking in close proximity to the townhomes. The design provides
parking that meets or exceeds the minimum parking requirements as well as the open space requirements.
The wide variety of amenities mix passive and active recreation opportunities to encourage a healthy and
active community within the neighborhood. In fact, every unit is less than ¼ mile away from multiple open
space areas and recreation opportunities.
The site is comprised of a mixture of open grassed & wooded areas. Wetlands along the creek are
vegetated and will remain undisturbed outside of any wetland impacts permitted for construction of the
development’s essential site improvements. Thick wooded areas are both deciduous and evergreen trees
and shrubs and exist primarily around the property boundaries and wetlands. Internal portions of the site
feature sporadic trees with a managed understory of mowed grassed land. The site design works to
wooded areas along property boundaries to the extent possible, but specifically within the R-15 land. The
project has wide buffers around the project periphery leaving or augmenting the existing wooded vegetated
edge at the property lines. The buffers vary in width, but all exceed the minimum requirement. In addition,
the proposed buildings far exceed required setbacks, and increased buffers have been provided along the
Planning Board - January 9, 2025
ITEM: 1 - 8 - 3
perimeter of the project to help reduce impacts to adjacent homes. Both the widened buffers and increased
setbacks pull the units away from the neighboring properties to protect views.
The site design also offers well thought-out infrastructure, including stormwater management both for the
proposed neighborhood and for the existing drainage coming onto the site from surrounding properties.
During previous planning efforts and community outreach, we heard a variety of concerns about the
surrounding lands not draining well. In coordination with NHC Engineering and with additional survey of the
property, we propose a drainage swale running from the existing pond on site to the natural outfall, the
creek on the southeast of the site. This allows water to better drain, unimpeded, from surrounding properties
through this site and to the natural outfall. The existing 404 wetlands will be preserved, outside of a road
crossing to access the R-15 land on a road compliant with NHC standards. Proposed stormwater ponds to
handle the proposed development are designed to exceed the NHC minimum stormwater requirements,
providing additional flood control and promoting responsible development practices for this project and
surrounding neighborhoods.
The project proposes access from Market Street and to keep through traffic out of adjacent neighborhoods.
While there are two existing road stubs to the project, the Porters Crossing road connection on the eastern
property boundary stubs into a NHC conservation overlay district (COD). As such, this project leaves the
COD intact and avoids making this road connection. The adjacent Porters Pointe neighborhood has a road
stub on the northern property boundary at the Brays Drive connection. A secondary access is proposed at
this location for emergency-only access. It will have a siren activated, Knox Box, or Knox Lock gate to
prevent non-emergency vehicles from traveling through Porters Pointe to Porters Neck Road. The road
connection has been previously discussed with New Hanover County Fire Marshal’s office and the design will
be further defined and submitted for New Hanover County Planning and Fire Marshal review and approval
as part of design development documents for this project.
A Traffic Impact Analysis (TIA) was previously approved in 2023 for 348 units on the R-15 portion of the
site. The TIA approval letter recommended two major improvements to Market Street: a signalized left
turn/U-turn at Cypress Pond Way adjacent to Food Lion, and an extension to the existing right turn lane
leading to Porters Neck Road. These improvements exceed those identified by the TIA and not only mitigate
project impacts but improve overall performance of the system. The signal will allow enhanced traffic
circulation for cars making the left to the Food Lion shopping center or a U-turn to access the Medac or other
commercial businesses and professional offices in the area. The extended right turn lane will not only
provide right turn lanes for the existing uses between the ABC Store and Porters Neck Road but also a means
for vehicles accessing Porters Neck Road to bypass vehicles destined for Hampstead which are waiting for
the signal to proceed northward. The TIA modification to reflect the lessened unit count and added
commercial retail use is in the process of being reviewed. The modification confirms that the previously
required improvements are still appropriate for the revised unit count and commercial space for the overall
project.
The project offers much needed housing close to goods and services and increases housing stock to lessen our
documented housing shortage. Per the City of Wilmington & New Hanover County’s 2022 Housing Needs
Assessment Update: “There is an estimated overall housing gap of 12,147 rental units (up from 10,776 units in
2020) and a gap of 16,875 for-sale units (up from 13,017 units in 2020) within the county over the next 10
years. These both represent increases in housing gaps since the 2020 study, with the rental housing gap
increasing by 1,371 (12.7%) and the for-sale housing gap increasing by 3,858 (29.6%) over the past two
years.”
Planning Board - January 9, 2025
ITEM: 1 - 8 - 4
This project has been diligently designed to enhance New Hanover County’s housing offerings while also
adding traffic improvements to the Market Street corridor. The design, craftsmanship, materials, and finishes
will all be commensurate with New Hanover County’s finest communities and in keeping with the standards
the applicant sets as a company.
About the Applicant
The Applicant is a multifamily development division of The Carroll Companies, and will follow the visions and
directives of its President and CEO, Roy E. Carroll, whose achievements and national recognition are directly
attributable to the care and attention that he and his companies provide to each project they undertake. The
Carroll Companies has developed and continues to develop prestigious properties throughout the Carolinas,
and also operates in Tennessee, Texas, Florida, and Montana. The Applicant and The Carroll Companies are
looking forward to expanding their presence in New Hanover County, one of North Carolina’s most vibrant
areas, as amplified by The Carroll Companies’ “The Avenue” project located on Military Cutoff. The
Applicant and The Carroll Companies are sensitive to the concerns regarding the proper development of
remaining acreage in New Hanover County, and have designed this project with those concerns in mind. As
with all of our projects, quality and protection of the surrounding environment are a cornerstone of this
proposed project.
B-2 SUP – Residential Units in the B-2 District
The following proposed conditions and criteria response relate to the area of the project zoned B-2.
Proposed Conditions (B-2)
1. Any Special Use Permit (“SUP”) pertaining to the subject site (area zoned B-2) shall not be effective
without the approval of the separate SUP pertaining to the portion of the overall project currently zoned
R-15.
2. Any property currently zoned I-1 is not part of the SUP requests, but the SUP pertaining to the subject
site shall not be valid without use of the land zoned I-1 for vehicular, pedestrian, and utility/infrastructure
connectivity to the portion of the overall project currently zoned R-15.
3. The property comprising of the overall project will be combined under common ownership, and the
project thereafter will be master planned and developed as such pursuant to the provisions of the subject
Planning Board - January 9, 2025
ITEM: 1 - 8 - 5
SUPs. The combined properties shall be subjected to the provisions of covenants and restrictions
consistent with the conditions imposed by either SUP within the land’s respective zoning.
2. Prior to construction, plans for the project shall clearly identify all access, utility, and stormwater
easements between the subject site and through those portions of the property currently zoned I-1 and R-
15.
3. Areas of buffer and open space outside of essential site improvements and easements will preserve
existing trees that are not dead, dying, or otherwise hazardous.
4. Buildings will be a maximum of three stories and a maximum of 50’ height in the B-2 parcels.
Criteria Required for Approval of a Special Use Permit (B-2)
1. The use will not materially endanger the public health or safety if located where proposed and
approved.
a. The proposal will not materially endanger the public health or safety. The traffic infrastructure
required by the approved TIA will be completed prior to project completion and will enhance the
safety of this portion of Market Street.
b. The stormwater infrastructure that will be installed with development of this project will aid the
flow of stormwater through this site, and therefore, away from adjoining properties.
c. The proposed development will comply with all local, State, and Federal regulations.
d. A Traffic Impact Analysis will be completed for the overall project, and the required roadway
improvements will be constructed in accordance with NCDOT standards, and will enhance the
safety of this portion of Market Street for traffic going in both directions.
e. The project will be served by CFPUA for both water and sewer services.
f. Stormwater facilities will be installed in accordance with New Hanover County and State
standards.
g. The proposed mixed-use commercial and multi-family residential housing is less intense than what
could be developed by-right in the B-2 zoning district (gas stations, auto repair, commercial
shopping centers, etc.) under the Unified Development Ordinance.
h. Soil and erosion control will be designed and permitted in accordance with state and local
requirements. The implementation of the design will be monitored by the applicant, applicant’s
site contractors, and by regulators to assure compliance with the permit thereby protecting the
water supply as well as surface waters. Since this site drains to SA/HWQ waters, erosion control
measures will be designed for the 25-year storm event to further protect sensitive waters,
additional measures may be employed to assure compliance with the permit.
i. The Applicant and Contractor will obtain and comply with all necessary permits and monitor
construction activities to avoid possible adverse effects on air quality.
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
a. The proposed use will comply with all conditions and specifications of the Unified Development
Ordinance, including the specific use standards listed in Section 4.3.2.A.2.b of the code:
i. The proposed project will include a mixture of uses that are unified into a single
development.
ii. The proposed development shall be under single ownership or unified control by the
applicant/ a property owners association/ a property management group.
iii. The proposed uses within the development shall be restricted to residential uses and
commercial uses allowed in the B-1 district. These are less intense uses than the current B-2
zoning allows by-right.
iv. Sidewalks will be provided throughout the project and connect to the rear R-15 portion of
the master planned project to promote use of project amenities and open space.
v. The provided parking shall be shared. All B-2 area uses will provide parking to support
the uses on within the B-2 parcels.
Planning Board - January 9, 2025
ITEM: 1 - 8 - 6
vi. Community facilities and/or common area will be provided.
vii. A mixture of uses with commercial and residential apartments is proposed along Market
Street. The proposed commercial space will be located closest to Market Street.
viii. Conceptual building elevations have been provided. Exterior lighting shall comply with
the standards of the Unified Development Ordinance.
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a
public necessity.
a. The proposal will not substantially injure the value of adjoining or abutting property. The
applicant will provide an appraiser’s report from a well respected and local MAI appraiser, Brad
White, that confirms this. Traffic associated with this use will not travel through any of the
adjacent residential subdivisions, and only emergency vehicles will be able to access the adjacent
Porters Pointe subdivision through a gate. Great attention has been paid by the applicant to
maintain existing vegetative buffers between the project area and the adjacent residential
subdivisions. The drainage infrastructure associated with this proposed project will allow water to
better drain, unimpeded, from surrounding properties through this site and to the natural outfall.
The existing 404 wetlands will be preserved, outside of a road crossing to access the R-15 land
on a road compliant with NHC standards. Proposed stormwater ponds to handle the proposed
development are designed to exceed the NHC minimum stormwater requirements, providing
additional flood control and promoting responsible development practices for this project and
surrounding neighborhoods
b. The adjacent portion of the Market Street corridor has been developed as a commercial node
containing many big box retailers, restaurants, and medical offices. This proposed plan offers a
transition of uses from the commercial corridor to multi-family apartments.
c. The proposed residential housing is less intense than what could be developed by-right in the B-2
zoning district (gas stations, auto repair, commercial shopping centers, etc.).
4. The location and character of the use if developed according to the plan as submitted and approved
will be in harmony with the area in which it is to be located and in general conformity with the New
Hanover County Comprehensive Plan.
a. The proposal will be in harmony with the area and in general conformity with the New Hanover
County Comprehensive Plan.
b. The subject site is classified as Urban Mixed Use on the Future Land Use Map included in the
2016 Comprehensive Plan. In addition, the property falls within the Porters Neck Growth Node.
c. The Urban Mixed Use classification promotes a mixture of residential, office, and commercial uses
at higher densities and intensities. Mixed uses are encouraged on the same parcel in this
classification, but they can also be adjacent to each other and separated by roadways in a
horizontal pattern. For residential uses, multi-family housing is encouraged, though higher density
single-family housing, such as rowhouse/townhouse development, is not prohibited. Urban Mixed
Use areas promote the highest densities in the County and are where multi-family housing
consistent with the RMF-H zoning district requirements, which allows up to 36 dwellings units per
acre, would be most appropriate. The applicant’s proposed B-2 development with a density of
19.31 du/ac is far below the highest allowable densities in Urban Mixed Use areas.
d. Growth nodes are areas of concentrated development, having higher intensities and densities
than the surrounding area. High-density development is promoted in these areas that will
promote pedestrian activity and alternative transportation options.
Planning Board - January 9, 2025
ITEM: 1 - 8 - 7
R-15 SUP – Additional Density Allowance
The following proposed conditions and criteria response relate to the area of the project zoned R-15.
Proposed Conditions (R-15)
1. Any Special Use Permit (“SUP”) pertaining to the subject site (area zoned R-15) shall not be effective
without the approval of the separate SUP pertaining to the portion of the overall project currently zoned
B-2.
2. Any property currently zoned I-1 is not part of the SUP requests, but the SUP pertaining to the subject
site shall not be valid without use of the land zoned I-1 for vehicular, pedestrian, and utility/infrastructure
connectivity to the portion of the overall project currently zoned B-2.
3. The property comprising of the overall project will be combined under common ownership, and the
project thereafter will be master planned and developed as such pursuant to the provisions of the subject
SUPs. The combined properties shall be subjected to the provisions of covenants and restrictions
consistent with the conditions imposed by either SUP within the land’s respective zoning.
4. Prior to construction, plans for the project shall clearly identify all access, utility, and stormwater
easements between the subject site and through those portions of the property currently zoned I-1 and B-
2.
5. Areas of buffer and open space outside of essential site improvements and easements will preserve
existing trees that are not dead, dying, or otherwise hazardous.
6. Buildings will be a maximum of three stories and will not exceed 40’ height
7. Access to and from Brays Drive shall be gated and restricted to emergency vehicles only.
8. Buffers between the project and adjacent residential neighborhoods shall exceed minimum requirements.
Buffers vary in width.
9. Bicycle and pedestrian infrastructure shall be installed up to the property line where the project road
connects to Brays Drive.
10. An overland relief path (swale) within a public drainage easement will be provided from the existing
pond to the proposed outfall. Coordination with NHC Engineering will be conducted during the
stormwater permitting process for the project in order to determine the specific design of the relief path
and easement.
Criteria Required for Approval of a Special Use Permit (R-15)
1. The use will not materially endanger the public health or safety if located where proposed and
approved.
a. The proposal will not materially endanger the public health or safety. The traffic infrastructure
that will be completed will enhance the safety of this portion of Market Street. Approved Traffic
Impact Analysis will dictate the improvements required for the developer to install and they will
be installed prior to completion of construction.
b. The stormwater infrastructure that will be installed will aid the flow of stormwater through this site,
and therefore, away from adjoining properties.
c. The proposed development will comply with all local, State, and Federal regulations.
d. The project will be served by CFPUA for both water and sewer services.
e. Stormwater facilities will be installed in accordance with New Hanover County and State
standards.
f. A overland relief path within a public drainage easement will be provided from the existing pond
to the proposed outfall.
g. Soil and erosion control will be designed and permitted in accordance with state and local
requirements. The implementation of the design will be monitored by the applicant, applicant’s
site contractors, and by regulators to assure compliance with the permit thereby protecting the
water supply as well as surface waters. Since this site drains to SA/HWQ waters, erosion control
measures will be designed for the 25-year storm event to further protect sensitive waters,
additional measures may be employed to assure compliance with the permit.
Planning Board - January 9, 2025
ITEM: 1 - 8 - 8
h. The Applicant and Contractor will obtain and comply with all necessary permits and monitor
construction activities to avoid possible adverse effects on air quality.
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
a. The proposed use will comply with all conditions and specifications of the Unified Development
Ordinance, including the specific use standards listed in Section 3.1.3.E of the code. Per this UDO
section:
i. The proposed use complies with the maximum density standard of 10.2 du/ac permitted
with the Additional Dwelling Allowance in the R-15 zoning district.
ii. No AE or VE floodplain impacts will occur with this project since it is located in Zone X.
iii. The subject site is contiguous to a Urban Mixed Use Place Type. The site is also part of
the Land Use Plan’s Identified Growth Node for Porters Neck. The proposed use has direct
access to and from an existing major arterial street (Market Street)The proposed use
provides a minimum of 35% open space and includes constructed recreation amenities
throughout the proposed development.
iv. The proposed use will connect to public water and sewer and comply with all regulatory
standards of the UDO and state and local permits
v. The proposed use will not exceed a maximum of 40% impervious surfaces on the
property.
vi. The proposed use shall comply with all applicable setback, parking, and landscaping
requirements. No structure will exceed 40’ height, the maximum dictated for the R-15
district by the UDO.
3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a
public necessity.
a. The proposal will not substantially injure the value of adjoining or abutting property. The
applicant will provide an Affidavit from a well-respected and local MAI appraiser that confirms
this. Traffic associated with this use will not travel through any of the adjacent residential
subdivisions, and only emergency vehicles will be able to access the adjacent Porters Pointe
subdivision through a gate. Great attention has been paid by the applicant to maintain existing
vegetative buffers between the project area and the adjacent residential subdivisions. The
drainage infrastructure associated with this proposed project will allow water to better drain,
unimpeded, from surrounding properties through this site and to the natural outfall. The existing
404 wetlands will be preserved, outside of a road crossing to access the R-15 land on a road
compliant with NHC standards. Proposed stormwater ponds to handle the proposed development
are designed to exceed the NHC minimum stormwater requirements, providing additional flood
control and promoting responsible development practices for this project and surrounding
neighborhoods
b. The adjacent portion of the Market Street corridor has been developed as a commercial node
containing many big box retailers, restaurants, and medical offices.
c. Buffers beyond minimum requirement in width and vegetation density will be provided along
adjacent residential homes. The location of existing site features such as existing ditches and pond
help assure additional setback of structures, protect views for adjacent properties, and promote
clustering the housing farther from the property line than is required.
d. The proposed plan transitions uses from commercial along Market Street to multi-family
apartments to townhomes.
e. Because proposed uses are similar to those of surrounding properties, hours of operations and
activities are compatible.
f. Housing in all product types is a documented need according to the City/New Hanover County
joint housing study. This project promotes complementary commercial and residential uses located
next to each other all while offering a diversity of housing types near the goods and services of
the Porters Neck Growth Node.
Planning Board - January 9, 2025
ITEM: 1 - 8 - 9
g. Access will be provided only from Market Street and not through adjacent neighborhoods (except
for emergency vehicles on Brays Drive).
4. The location and character of the use if developed according to the plan as submitted and approved
will be in harmony with the area in which it is to be located and in general conformity with the New
Hanover County Comprehensive Plan.
a. The proposal will be in harmony with the area and in general conformity with the New Hanover
County Comprehensive Plan.
b. The proposed development offers a transition of residential housing types between Market Street
and existing R-15 development. Townhomes are appropriate in the General Residential
classifications and help achieve Goal XV of the Comprehensive Plan that encourages the
development of a range and diversity of housing types.
c. The proposed density of 8.37 du/ac excluding the conservation overlay district and density of
8.0 du/ac including the conservation overlay district in the density calculation reflects compliance
with both the UDO and County’s Comprehensive Plan. The project offers an appropriate blend of
the recommendations of the General Residential place type and the Porters Neck Growth Node.
d. The subject site is classified as Urban Mixed Use on the Future Land Use Map included in the
2016 Comprehensive Plan. In addition, the property falls within the Porters Neck Growth Node.
e. The Comprehensive Plan supports increased density in Growth Nodes (Goal III)
f. Growth nodes are areas of concentrated development, having higher intensities and densities
than the surrounding area. High-density development is promoted in these areas that will
promote pedestrian activity and alternative transportation options.
g. By transitioning the uses within the project from commercial along the Market Street commercial
corridor to multi-family apartments to townhomes to open space and stormwater adjacent to the
surrounding residential neighborhoods, this project steps down proposed land use intensities.
Contrary to the development patterns of traditional single-family neighborhoods found throughout
the County in which land is allowed to be cleared to the property line with little to no buffers
required, this proposed in-fill project carefully balances the clustering of density away from
property lines and exceeds minimum County requirements to provide and enhance the existing
vegetated buffers to protect the character and development pattern surrounding the site.
Planning Board - January 9, 2025
ITEM: 1 - 8 - 10
Planning Board - January 9, 2025
ITEM: 1 - 9 - 1
Planning Board - January 9, 2025
ITEM: 1 - 9 - 2
Planning Board - January 9, 2025
ITEM: 1 - 9 - 3
TR
A
N
S
P
O
R
T
A
T
I
O
N
PROJECT #
Celebr atin gCelebrating
Market Street Townhomes
Wilmington, NC
PREPARED FOR: CIP Construction Company
December 2, 2022
220248
Planning Board - January 9, 2025
ITEM: 1 - 10 - 1
Planning Board - January 9, 2025
ITEM: 1 - 10 - 2
12/2/2022 220248 Market Street Townhomes i
EXECUTIVE SUMMARY
The proposed residential development is located east of Market Street and south of the
intersection of Brays Drive and Shackleford Drive in Wilmington, NC. The proposed development
is planned to consist of up to 348 townhomes. The expected build-out year for this development
is 2024. Information regarding this property was provided by CIP Construction Company.
Two scenarios were analyzed for this Transportation Impact Analysis (TIA). Scenario A analyzed
two access points for the development. The first access point, which is right-in/right-out (RIRO),
will be located along Market Street approximately 325 feet south of Cypress Pond Way. The
second access point will be a new connection extending Brays Drive. In Scenario B, only the first
access point along Market Street will be used, while the access point to Brays Drive will be used
for emergency access only.
DAVENPORT was retained to determine the potential traffic impacts of this development and to
identify transportation improvements that may be required to accommodate the impacts of the
new development traffic.
The TIA was performed based on the scope agreed upon with the Wilmington Metropolitan
Planning Organization (WMPO) and the North Carolina Department of Transportation (NCDOT).
This site has a trip generation potential of 2,306 daily trips, 131 trips in the AM peak hour, and
170 trips in the PM peak hour.
Based on the capacity analysis, recommendations have been given where necessary to mitigate
the impacts of future traffic. Improvements are summarized in Table A and Figure A.
In conclusion, this study has determined the potential traffic impacts of this development.
Recommendations have been given to accommodate these impacts. The analysis indicates that
with the recommended improvements in place, the proposed site is not expected to have a
detrimental effect on transportation capacity and mobility in the study area. The recommendations
in Figure A and in Table A should be constructed to comply with applicable NCDOT Policy on
Street and Driveway Access to North Carolina Highways and local standards.
Planning Board - January 9, 2025
ITEM: 1 - 10 - 3
12/2/2022 220248 Market Street Townhomes ii
Table 6.1 Summary of Recommended Improvements
INTERSECTION
SCENARIO A
RECOMMENDATIONS
(2 Access Points)
SCENARIO B
RECOMMENDATIONS
(1 Access Point)
Market Street and
Hays Lane/
Commercial
Driveway
No improvements
recommended
No improvements
recommended
Market Street and
Cypress Pond
Way
Extend northbound left turn
lane storage by 50 feet to 300
feet with appropriate taper.
Extend northbound left turn
lane storage by 50 feet to 300
feet with appropriate taper.
Market Street and
Porters Neck
Road
No improvements
recommended
No improvements
recommended
Porters Neck and
Brays Drive
(Site Access 2)
No improvements
recommended
No improvements
recommended
Market Street and
Site Access 1
Install northbound right turn
lane with 150 feet of storage
and appropriate deceleration
and taper
Design site drive according to
applicable NCDOT and local
standards.
Install northbound right turn
lane with 200 feet of storage
and appropriate deceleration
and taper
Design site drive according to
applicable NCDOT and local
standards.
Planning Board - January 9, 2025
ITEM: 1 - 10 - 4
Planning Board - January 9, 2025
ITEM: 1 - 10 - 5
Page 2 11/18/2024
Market Street Townhomes DAVENPORT Project No. 220248
2
Table 1- ITE Trip Generation: Updated Land Use
Average Weekday Driveway Volumes Daily AM Peak Hour PM Peak Hour
Land Use
ITE
Land
Code
Size Data
Source Total Enter Exit Total Enter Exit Total
Multifamily
Housing (Low-
Rise)
220 304
Dwelling
Units
Adjacent -
Equation 2,024 28 89 117 95 56 151
Strip Retail 822 1.8 KSF
Adjacent -
Equation 306 6 3 9 12 11 23
Total Unadjusted Trips 2,330 34 92 126 107 67 174
Internal Capture Reduction**
Internal Capture %- 1.6%0.0%
LUC 822 - -1 0 -1 0 0 0
LUC 220 - 0 -1 -1 0 0 0
Total Internal Capture Trips --1 -1 -2 0 0 0
Total Adjusted Trips 2,330 33 91 124 107 67 174
Table 2- ITE Trip Generation- Approved TIA
Average Weekday Driveway Volumes Daily AM Peak Hour PM Peak Hour
Land Use
ITE
Land
Code
Size Data
Source Total Enter Exit Total Enter Exit Total
Multifamily
Housing (Low-
Rise)
220 348
Dwelling
Units
Adjacent -
Equation 2,306 31 100 131 107 63 170
Total Trips in Approved TIA 2,306 31 100 131 107 63 170
Table 3- ITE Trip Generation Comparison Table
Average Weekday Driveway
Volumes
Daily AM Peak Hour PM Peak Hour
Total Enter Exit Total Enter Exit Total
Updated Proposed Land Use
(Adjusted Trips)2,330 33 91 124 107 67 174
Approved TIA Total Trips 2,306 31 100 131 107 63 170
Difference (Updated Minus
Previous)24 2 -9 -7 0 4 4
5.0 Market Street Traffic Volumes
Turning movement counts utilized in the approved TIA were collected by Quality Counts when
schools were in session. Table 4 contains the location, dates, and times these counts were
conducted. Traffic count data are provided in the Appendix. In conducting the future no build and
future build analysis, a 1% growth rate was applied to these volumes.
Planning Board - January 9, 2025
ITEM: 1 - 10 - 6
Page 3 11/18/2024
Market Street Townhomes DAVENPORT Project No. 220248
3
Table 4 - Traffic Volume Data
Count Location Date Taken Hours
Market Street at Hays Lane / Commercial Driveway 9/13/2022 Quality Counts
Market Street at Cypress Pond Way 9/13/2022 Quality Counts
Market Street at Porters Neck Road 9/13/2022 Quality Counts
Porters Neck Road at Brays Drive 9/13/2022 Quality Counts
The North Carolina Department of Transportation completed the Military Cutoff Road extension
project in September 2023. The Military Cutoff Road extension provides a bypass to Market
Street for vehicles traveling to/from locations north of the I-140 ramp on Market Street to south
of Military Cutoff Road. As the study intersections above are located within the portion of Market
Street encompassed by this bypass, data indicates volumes along Market Street dropped since
the initial counts taken in 2022. While new counts have not been collected at the study
intersections above, DAVENPORT has counts on file for a nearby project at the intersection of
Market Street and Wendover Lane, south of this proposed development. Counts at Market
Street and Wendover Lane were collected in September 2021 (pre–Military Cutoff Extension
opening) and December 2023 (post Military Cutoff Extension opening). Figures 1A and 1B
provide the through volumes on Market Street north of Wendover Lane for the two collection
dates.
The volumes above equate to a 36% and 21% reduction in through volumes on Market Street in
the AM and PM peak hours, respectively. As mentioned above, traffic counts utilized in the TIA
were taken prior to the opening of the Military Cutoff Extension and a 1% growth rate was
applied to these volumes in the TIA. The data supporting that there has been a drop in volumes
on Market Street since the opening of the Military Cutoff Extension makes the analysis in the
approved TIA inherently conservative.
Figure 1A: 2021 Peak Hour Volumes Figure 1B: 2023 Peak Hour Volumes
Planning Board - January 9, 2025
ITEM: 1 - 10 - 7
Page 4 11/18/2024
Market Street Townhomes DAVENPORT Project No. 220248
4
6.0 Site Access Scenarios
As previously mentioned, the TIA presented two access scenarios: One with a single right-in right-
out access located on Market Street and a second scenario with the right-in right-out on Market
Street and a secondary access as a proposed extension to Brays Drive. The updated site plan
proposes to have the secondary Brays Drive gated emergency only access, all site traffic will
utilize the Market Street access. The analysis in the TIA indicated there is a minimal impact to
delay and queues between the two different access scenarios. Based upon the NCDOT turn lane
nomograph, there was a difference (150 feet vs 200 feet) in right-turn lane length recommended
at the proposed Market Street site access in the TIA. The TIA approval letter required right turn
lane mitigation beyond what was recommended in the TIA. Due to the negligible differential in
performance, mitigation above the requirement for both scenarios and commentary from the
Bray’s Drive residents who maintain the private roadway, DAVENPORT recommends that Bray’s
Drive be provided as emergency only access.
7.0 Conclusion
In conclusion, this memorandum compares the updated land use trip generation with the trip
generation utilized in the January 2023 approved TIA. It has determined that there is an increase
of twenty-four (24) daily trips, a decrease in seven (7) AM peak hour trips, and an increase in four
(4) PM peak hour trips. The increase as a function of the updated land use is not significant.
Additionally, the approved TIA analysis is conservative considering there has been a reduction in
traffic volumes on Market Street from what was analyzed in the approved TIA. Considering this
information, we respectfully request an extension to the TIA approval letter dated January 31,
2023 to an anticipated 2027 build year and a definitive recommendation for which access scenario
is required. The improvements outlined in the TIA approval letter are acknowledged and accepted
with no modifications requested.
Please let us know if you need additional information.
Planning Board - January 9, 2025
ITEM: 1 - 10 - 8
December 4, 2024 Mr. A. J. Anastopoulo, P.E DAVENPORT 5917 Oleander Drive, Suite 206 Wilmington, NC 28403 RE: REVISED Approval with conditions of the Traffic Impact Analysis (TIA) for the proposed Market Street Townhome Apartments development in New Hanover County, NC Dear Mr. Anastopoulo: The WMPO, NCDOT, and New Hanover County staffs have reviewed the Market Street Townhome Apartments TIA (sealed December 2, 2022) and Trip Comparison Memorandum (prepared by Davenport and sealed November 18, 2024). Based on the information provided and conversations held to date, it is our understanding that the proposed development has a build out year of 2027 2024 and will consist of:
o ITE Land Use Code 220 – 304 DU up to 348 DU Multi-family (low-rise) residential
o ITE Land Use Code 822 – 1,800 SF Strip Retail Plaza (<40 KSF)
Two access scenarios were evaluated. Both Scenario A and Scenario B are viable access options as evaluated in the Transportation Impact Analysis (TIA).
o Scenario A provides two access points: one at US 17 Business (Market Street) and one extending Brays Drive as a full-access connection. This configuration offers additional system-wide operational benefits by integrating the new development with the existing roadway network, facilitating connectivity with another neighborhood, and improving access to other system roadways.
o Scenario B limits access to a single point at US 17 Business (Market Street), with Brays Drive serving as emergency access only. While this approach meets access and safety requirements, it lacks the broader connectivity and operational advantages of Scenario A. Based on the TIA, either scenario is acceptable from a traffic operations standpoint, and both satisfy the requirements for mitigating the development’s traffic impacts. However, the additional connectivity and operational benefits offered by Scenario A make it the preferred option for optimizing long-term network performance.
Planning Board - January 9, 2025
ITEM: 1 - 11 - 1
Revised approval with conditions of Market Street Townhome Apartments (TIA)
Page 2 of 3
The following improvements are required of the developer: US 17 (Market Street) and Hays Lane/Commercial Driveway (Signalized intersection)
• No improvements are required. US 17 (Market Street) and Cypress Pond Way (Unsignalized left over)
• Install a traffic signal and provide necessary coordination. US 17 (Market Street) and SR 1402 (Porters Neck Road) (Signalized intersection)
• No improvements are required. SR 1402 (Porters Neck Road) and Brays Drive/Site Access 2 (Stop-controlled intersection)
• No improvements are required. US 17 (Market Street) and Site Access 1 (Stop-controlled right-in/right-out intersection)
• Construct a continuous northbound thru-right turn lane on US 17 (Market Street) from ABC store driveway continuing up to the thru-right lane at the intersection of US 17 (Market Street) and Porters Neck Road.
• Construct site access (westbound approach) with one ingress lane and one egress lane, and an internal protected stem of 150 feet, measured from the right-of-way line.
• Provide stop control for westbound 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. Please contact me at (910) 341-7890 if you have any questions regarding this approval. Sincerely,
Abby Lorenzo, MPA
Deputy Director
Wilmington Urban Area MPO
Ec: Ben Hughes, PE, District Engineer, NCDOT
Jon Roan, Deputy District Engineer, NCDOT
Frank Mike, Assistant District Engineer, NCDOT
Stonewall Mathis, PE, Division Traffic Engineer, NCDOT
Planning Board - January 9, 2025
ITEM: 1 - 11 - 2
Revised approval with conditions of Market Street Townhome Apartments (TIA)
Page 3 of 3
Bryce Cox, Senior Assistant Traffic Engineer, NCDOT
Madi Lee, PE, Development Review Engineer, NCDOT
Ken Vafier, Planning Manager, New Hanover County
Robert Farrell, Senior Planner, New Hanover County
Planning Board - January 9, 2025
ITEM: 1 - 11 - 3
DEPARTMENT OF THE ARMY
U.S. ARMY CORPS OF ENGINEERS, WILMINGTON DISTRICT WILMINGTON REGULATORY OFFICE
69 DARLINGTON AVENUE
WILMINGTON NORTH CAROLINA 28403
August 26, 2024
Regulatory Program/Division
Sent Via Email: rcarroll@thecarrollcompanies.com
Roy Carroll
Bee Safe Portersneck LLC
PO Box 9846
Greensboro, NC 27429
Dear Mr. Carroll:
This letter is in response to your request to the Wilmington District, Wilmington
Regulatory Field Office for an approved jurisdictional determination. The project/review
area is located at Latitude 34.294690 and Longitude -77.789260; in Porters Neck, New
Hanover County, North Carolina. The review area for this determination is limited to an
approximately 33.7 acre(s) which is illustrated on the enclosed site maps. This request
has been assigned the file number SAW-2024-01415 (Market Street Townhomes). This
file number should be referenced in all correspondence concerning this project.
Based on our review of the information you furnished, a site inspection conducted on
August 15, 2024, and other information available to our office, we have determined the
above-referenced area contains 1.3 acre(s) of wetland waters of the United States
(U.S.) and 2,405 linear feet of Non-wetland Waters of the U.S. under U.S. Army Corps
of Engineers (Corps) regulatory jurisdiction. The site also contains 1.3 acers of excluded
non jurisdictional open water pond area. These waters are identified in the enclosed site
maps and Post USACE Sketch dated August 15, 2024. This determination was made in
accordance with the Corps regulatory authority pursuant to Section 404 of the Clean
Water Act, and based upon criteria contained in the 1987 Corps of Engineers Wetland
Delineation Manual and the Atlantic and Gulf Coastal Plain regional supplement. This
determination is valid for a period of five years from the date of the letter, unless new
information warrants revision of the determination before the expiration date or a District
Engineer has identified, after public notice and comment, that specific geographic areas
with rapidly changing environmental conditions merit re-verification on a more frequent
basis.
This letter contains an approved jurisdictional determination for your subject site. If
you object to this determination, you may request an administrative appeal under Corps
regulations at 33 CFR Part 331. Enclosed you will find a Notification of Appeal Process
(NAP) fact sheet and request for appeal (RFA) form. If you request to appeal this
determination you must submit a completed RFA form to the Division Appeals Officer at
Planning Board - January 9, 2025
ITEM: 1 - 12 - 1
the address listed on the RFA form. In order for an RFA to be accepted by the Corps,
the Corps must determine that it is complete, that it meets the criteria for appeal under
33 CFR part 331.5, and that it has been received by the Division Office within 60 days
of the date of the NAP. Should you decide to submit an RFA form, it must be received
by the Corps by October 20, 2024. It is not necessary to submit an RFA form to the
Division Office if you do not object to the determination in this correspondence.
Section 404 of the Clean Water Act requires a Department of the Army (DA) permit
be obtained prior to the discharge of dredged or fill material into waters of the United
States, including wetlands. Section 10 of the Rivers and Harbors Act of 1899 requires a
DA permit be obtained for any work in, on, over or under navigable waters of the United
States.
This determination has been conducted to identify the limits of Corps’ Clean Water
Act jurisdiction for the review area identified in this request. The determination may not
be valid for the wetland conservation provisions of the Food Security Act of 1985. If you
or your tenant are USDA Program participants, or anticipate participation in USDA
programs, you should request a certified wetland determination from the local office of
the Natural Resources Conservation Service, prior to starting work.
You are cautioned that work performed below the mean high-water line or ordinary
high water line in waters of the United States; and/or, the discharge of dredged or fill
material into any areas identified on the enclosed information as within Federal
jurisdiction, without a Department of the Army permit could subject you to enforcement
action. Receipt of a permit from a state or local municipality does not obviate the
requirement for obtaining a Department of the Army permit.
If you have any questions concerning this correspondence, please contact Brad
Shaver, Project Manager of the Wilmington Regulatory Field Office at 910-251-4611, by
mail at the above address, or by email at brad.e.shaver@usace.army.mil. Please take a
moment to complete our customer satisfaction survey located at
https://regulatory.ops.usace.army.mil/customer-service-survey/.
Sincerely,
Brad Shaver
Project Manager
Enclosures
cc: Mark Westendorff, Davey Resource Group (via mark.westendorff@davey.com)
Herbert Parham (my hep@yahoo.com)
Kim Williams, DRG
Brad
Shaver
Digitally signed by
Brad Shaver
Date: 2024.08.26
09:54:07 -04'00'
Planning Board - January 9, 2025
ITEM: 1 - 12 - 2
R R
RR
b10
a20
a10
DP2 Up
DP1 Up
DP2 Wet
DP1 Wet
c1 tt pl
b1 tt pl
a1 tt pl
c10 tt pl
b25 tt pl
a31 tt pl
T2
T1
T3
W2
W1
ExP1
NOTE: This is not a survey. All boundaries and distances are considered
approximate. This represents a preliminary sketch prepared from field notes.A survey of delineated areas and review and approval by the U.S. Army
Corps of Engineers is recommended prior to specific site planning.
3805 Wrightsville AvenueWilmington, NC 28403(910) 452-0001
Post USACE OnsiteSection 404/401Preliminary WetlandDelineation Sketch
L:\WETLANDS\2024 WETLANDS FILES\P.ENV0002402 --- 24 - Market St Townhomes, CIP\MAPSBoundaries are approximate and not meant to be absolute.
Map Source: 2020 NC OneMap Scale applies to 11X17" print.
Market St. TownhomesNew Hanover County, NC
Map Date: Updated August 15, 2024
P.ENV0002402
0 250 500125Feet¯
Legend
Project Area ~33.7 Acres
Uplands ~31.1 Acres (92%)
Wetland Waters of the US ~1.3 Acres (4%)
Non-Jurisdictional Pond (Excluded) ~1.3 Acres (4%)
Non-wetland Waters of the US (Tributary) ~2,405 lf
R Data Points
Planning Board - January 9, 2025
ITEM: 1 - 12 - 3
-1-
NOTIFICATION OF ADMINISTRATIVE APPEAL OPTIONS AND PROCESS AND
REQUEST FOR APPEAL
Applicant: Roy Carroll, Bee Safe Portersneck LLC File Number: SAW-2024-01415 Date: 8/26/2024
Attached is: See Section below
܆ INITIAL PROFFERED PERMIT (Standard Permit or Letter of permission) A
܆ PROFFERED PERMIT (Standard Permit or Letter of permission) B
܆ PERMIT DENIAL WITHOUT PREJUDICE C
܆ PERMIT DENIAL WITH PREJUDICE D
܈ APPROVED JURISDICTIONAL DETERMINATION E
܆ PRELIMINARY JURISDICTIONAL DETERMINATION F
SECTION I
The following identifies your rights and options regarding an administrative appeal of the above decision.
Additional information may be found at https://www.usace.army.mil/Missions/Civil-Works/Regulatory-
Program-and-Permits/appeals/ or Corps regulations at 33 CFR Part 331.
A: INITIAL PROFFERED PERMIT: You may accept or object to the permit
x ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the
district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the
LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP
means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its
terms and conditions, and approved jurisdictional determinations associated with the permit.
x OBJECT: If you object to the permit (Standard or LOP) because of certain terms and conditions therein,
you may request that the permit be modified accordingly. You must complete Section II of this form and
return the form to the district engineer. Upon receipt of your letter, the district engineer will evaluate your
objections and may: (a) modify the permit to address all of your concerns, (b) modify the permit to
address some of your objections, or (c) not modify the permit having determined that the permit should
be issued as previously written. After evaluating your objections, the district engineer will send you a
proffered permit for your reconsideration, as indicated in Section B below.
B: PROFFERED PERMIT: You may accept or appeal the permit
x ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the
district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the
LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP
means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its
terms and conditions, and approved jurisdictional determinations associated with the permit.
x APPEAL: If you choose to decline the proffered permit (Standard or LOP) because of certain terms and
conditions therein, you may appeal the declined permit under the Corps of Engineers Administrative
Appeal Process by completing Section II of this form and sending the form to the division engineer. This
form must be received by the division engineer within 60 days of the date of this notice.
Planning Board - January 9, 2025
ITEM: 1 - 12 - 4
-2-
C. PERMIT DENIAL WITHOUT PREJUDICE: Not appealable
You received a permit denial without prejudice because a required Federal, state, and/or local authorization
and/or certification has been denied for activities which also require a Department of the Army permit before
final action has been taken on the Army permit application. The permit denial without prejudice is not
appealable. There is no prejudice to the right of the applicant to reinstate processing of the Army permit
application if subsequent approval is received from the appropriate Federal, state, and/or local agency on a
previously denied authorization and/or certification.
D: PERMIT DENIAL WITH PREJUDICE: You may appeal the permit denial
You may appeal the denial of a permit under the Corps of Engineers Administrative Appeal Process by
completing Section II of this form and sending the form to the division engineer. This form must be received
by the division engineer within 60 days of the date of this notice.
E: APPROVED JURISDICTIONAL DETERMINATION: You may accept or appeal the approved JD or
provide new information for reconsideration
x ACCEPT: You do not need to notify the Corps to accept an approved JD. Failure to notify the Corps
within 60 days of the date of this notice means that you accept the approved JD in its entirety and waive
all rights to appeal the approved JD.
x APPEAL: If you disagree with the approved JD, you may appeal the approved JD under the Corps of
Engineers Administrative Appeal Process by completing Section II of this form and sending the form to
the division engineer. This form must be received by the division engineer within 60 days of the date of
this notice.
x RECONSIDERATION: You may request that the district engineer reconsider the approved JD by
submitting new information or data to the district engineer within 60 days of the date of this notice. The
district will determine whether the information submitted qualifies as new information or data that justifies
reconsideration of the approved JD. A reconsideration request does not initiate the appeal process. You
may submit a request for appeal to the division engineer to preserve your appeal rights while the district
is determining whether the submitted information qualifies for a reconsideration.
F: PRELIMINARY JURISDICTIONAL DETERMINATION: Not appealable
You do not need to respond to the Corps regarding the preliminary JD. The Preliminary JD is not
appealable. If you wish, you may request an approved JD (which may be appealed), by contacting the
Corps district for further instruction. Also, you may provide new information for further consideration by the
Corps to reevaluate the JD.
POINT OF CONTACT FOR QUESTIONS OR INFORMATION:
If you have questions regarding this decision you
may contact:
District Engineer, Wilmington Regulatory Division
Attn: Brad Shaver
Wilmington District U.S. Army Corps of Engineers
69 Darlington Ave
Wilmington, NC 28403
If you have questions regarding the appeal process, or
to submit your request for appeal, you may contact:
Krista Sabin
Regulatory Administrative Appeal Review Officer
U.S. Army Corps of Engineers
South Atlantic
60 Forsyth Street Room M9
Atlanta, Georgia 30303-8801
Phone: 904-314-9631
Email: Krista.D.Sabin@usace.army.mil
SECTION II – REQUEST FOR APPEAL or OBJECTIONS TO AN INITIAL PROFFERED PERMIT
Planning Board - January 9, 2025
ITEM: 1 - 12 - 5
-3-
REASONS FOR APPEAL OR OBJECTIONS: (Describe your reasons for appealing the decision or your
objections to an initial proffered permit in clear concise statements. Use additional pages as necessary. You
may attach additional information to this form to clarify where your reasons or objections are addressed in
the administrative record.)
ADDITIONAL INFORMATION: The appeal is limited to a review of the administrative record, the Corps
memorandum for the record of the appeal conference or meeting, and any supplemental information that the
review officer has determined is needed to clarify the administrative record. Neither the appellant nor the
Corps may add new information or analyses to the record. However, you may provide additional information
to clarify the location of information that is already in the administrative record.
RIGHT OF ENTRY: Your signature below grants the right of entry to Corps of Engineers personnel, and any
government consultants, to conduct investigations of the project site during the course of the appeal
process. You will be provided a 15-day notice of any site investigation and will have the opportunity to
participate in all site investigations.
_______________________________
Signature of appellant or agent.
Date:
Email address of appellant and/or agent: Telephone number:
Planning Board - January 9, 2025
ITEM: 1 - 12 - 6
DEPARTMENT OF THE ARMY
U.S. ARMY CORPS OF ENGINEERS, WILMINGTON DISTRICT
69 DARLING AVENUE
WILMINGTON, NORTH CAROLINA 28403
[CESAW-RG-L] [21 August 2024]
MEMORANDUM FOR RECORD
SUBJECT: US Army Corps of Engineers (Corps) Approved Jurisdictional Determination
in accordance with the “Revised Definition of ‘Waters of the United States’”; (88 FR
3004 (January 18, 2023) as amended by the “Revised Definition of ‘Waters of the
United States’; Conforming” (8 September 2023) ,1 [SAW-2024-01415] [MFR 1 of 1]2
BACKGROUND. An Approved Jurisdictional Determination (AJD) is a Corps document
stating the presence or absence of waters of the United States on a parcel or a written
statement and map identifying the limits of waters of the United States on a parcel.
AJDs are clearly designated appealable actions and will include a basis of JD with the
document.3 AJDs are case-specific and are typically made in response to a request.
AJDs are valid for a period of five years unless new information warrants revision of the
determination before the expiration date or a District Engineer has identified, after public
notice and comment, that specific geographic areas with rapidly changing
environmental conditions merit re-verification on a more frequent basis.4
On January 18, 2023, the Environmental Protection Agency (EPA) and the Department
of the Army (“the agencies”) published the “Revised Definition of ‘Waters of the United
States,’” 88 FR 3004 (January 18, 2023) (“2023 Rule”). On September 8, 2023, the
agencies published the “Revised Definition of ‘Waters of the United States’;
Conforming”, which amended the 2023 Rule to conform to the 2023 Supreme Court
decision in Sackett v. EPA, 598 U.S., 143 S. Ct. 1322 (2023) (“Sackett”).
This Memorandum for Record (MFR) constitutes the basis of jurisdiction for a Corps
AJD as defined in 33 CFR §331.2. For the purposes of this AJD, we have relied on
Section 10 of the Rivers and Harbors Act of 1899 (RHA),5 the 2023 Rule as amended,
1 While the Revised Definition of “Waters of the United States”; Conforming had no effect on some
categories of waters covered under the CWA, and no effect on any waters covered under RHA, all
categories are included in this Memorandum for Record for efficiency.
2 When documenting aquatic resources within the review area that are jurisdictional under the Clean
Water Act (CWA), use an additional MFR and group the aquatic resources on each MFR based on the
TNW, the territorial seas, or interstate water that they are connected to. Be sure to provide an identifier to
indicate when there are multiple MFRs associated with a single AJD request (i.e., number them 1, 2, 3,
etc.).
3 33 CFR 331.2.
4 Regulatory Guidance Letter 05-02.
5 USACE has authority under both Section 9 and Section 10 of the Rivers and Harbors Act of 1899 but for
convenience, in this MFR, jurisdiction under RHA will be referred to as Section 10.
Planning Board - January 9, 2025
ITEM: 1 - 12 - 7
[CESAW-RG-L]
SUBJECT: 2023 Rule, as amended, Approved Jurisdictional Determination in Light of
Sackett v. EPA, 143 S. Ct. 1322 (2023), [SAW-2024-01415]
2
as well as other applicable guidance, relevant case law, and longstanding practice in
evaluating jurisdiction.
1. SUMMARY OF CONCLUSIONS.
a. Provide a list of each individual feature within the review area and the
jurisdictional status of each one (i.e., identify whether each feature is/is not a
water of the United States and/or a navigable water of the United States).
i.
Name of Aquatic Resource JD or Non-JD Section 404/Section 10
W1 JD Section 404
W2 JD Section 404
T1 JD Section 404
T2 JD Section 404
T3 JD Section 404
Excluded Pond Non-JD N/A
2. REFERENCES.
a. “Revised Definition of ‘Waters of the United States,’” 88 FR 3004 (January 18,
2023) (“2023 Rule”)
b. “Revised Definition of ‘Waters of the United States’; Conforming” 88 FR 61964
(September 8, 2023))
c. Sackett v. EPA, 598 U.S. _, 143 S. Ct. 1322 (2023)
3. REVIEW AREA.
A. Project Are Size (in acres): 33.7
B. Center Coordinates of the Project Site (in decimal degrees)
Latitude: 34.294687 Longitude: -77.78926
C. Nearest City or Town: Wilmington
D. County: New Hanover
E. State: North Carolina
F. Other associated Jurisdictional Determinations (including outcomes): N/A
G. Any additional, relevant site-specific information: The site was visited a few days
after a major rain even that dropped almost 12” of rain.
Planning Board - January 9, 2025
ITEM: 1 - 12 - 8
[CESAW-RG-L]
SUBJECT: 2023 Rule, as amended, Approved Jurisdictional Determination in Light of
Sackett v. EPA, 143 S. Ct. 1322 (2023), [SAW-2024-01415]
3
4. NEAREST TRADITIONAL NAVIGABLE WATER (TNW), THE TERRITORIAL SEAS,
OR INTERSTATE WATER TO WHICH THE AQUATIC RESOURCE IS
CONNECTED.
A. Name of nearest downstream TNW, Territorial Sea or interstate water: The site
drains toward Pages Creek which becomes tidal before it enters into the
Intracoastal Waterway.
B. Determination based on: This determination was made based on a review of
desktop data resources listed in Section 9 of this memorandum and a field visit
conducted on 8/15/2024, a review of the SAW Section 10 list, and documented
(include in AR) occurrences of boating traffic on the identified water.
5. FLOWPATH FROM THE SUBJECT AQUATIC RESOURCES TO A TNW, THE
TERRITORIAL SEAS, OR INTERSTATE WATER.
The tributaries (T1, T2, and T3) are relatively permanent waters (RPWs) and are an
unnamed tributaries to Pages Creek (located approximately 5,000 feet to the south
where it becomes tidally influenced), a traditionally navigable water (TNW). The
Ordinary High-Water Mark (OHWM) of the unnamed tributaries were indicated by
the following physical characteristics: natural line impressed on the bank, shelving,
absence of vegetation, scour, and bed and banks.
The wetlands (W1 and W2) meet the hydrophytic vegetation, wetland hydrology, and
hydric soil criteria of the 1987 Corps of Engineers Wetland Delineation Manual and
the Atlantic and Gulf Coastal Plain Regional Supplement and are contiguous with
the unnamed tributaries.
6. SECTION 10 JURISDICTIONAL WATERS6: Describe aquatic resources or other
features within the review area determined to be jurisdictional in accordance with
Section 10 of the Rivers and Harbors Act of 1899. Include the size of each aquatic
resource or other feature within the review area and how it was determined to be
jurisdictional in accordance with Section 10.7 [N/A]
6 33 CFR 329.9(a) A waterbody which was navigable in its natural or improved state, or which was
susceptible of reasonable improvement (as discussed in § 329.8(b) of this part) retains its character as
“navigable in law” even though it is not presently used for commerce, or is presently incapable of such
use because of changed conditions or the presence of obstructions.
7 This MFR is not to be used to make a report of findings to support a determination that the water is a
navigable water of the United States. The district must follow the procedures outlined in 33 CFR part
329.14 to make a determination that water is a navigable water of the United States subject to Section 10
of the RHA.
Planning Board - January 9, 2025
ITEM: 1 - 12 - 9
[CESAW-RG-L]
SUBJECT: 2023 Rule, as amended, Approved Jurisdictional Determination in Light of
Sackett v. EPA, 143 S. Ct. 1322 (2023), [SAW-2024-01415]
4
7. SECTION 404 JURISDICTIONAL WATERS: Describe the aquatic resources within
the review area that were found to meet the definition of waters of the United States
in accordance with the 2023 Rule as amended, consistent with the Supreme Court’s
decision in Sackett. List each aquatic resource separately, by name, consistent with
the naming convention used in section 1, above. Include a rationale for each aquatic
resource, supporting that the aquatic resource meets the relevant category of
“waters of the United States” in the 2023 Rule as amended. The rationale should
also include a written description of, or reference to a map in the administrative
record that shows, the lateral limits of jurisdiction for each aquatic resource,
including how that limit was determined, and incorporate relevant references used.
Include the size of each aquatic resource in acres or linear feet and attach and
reference related figures as needed.
a. Traditional Navigable Waters (TNWs) (a)(1)(i): [N/A.]
b. The Territorial Seas (a)(1)(ii): [N/A]
c. Interstate Waters (a)(1)(iii): [N/A.]
d. Impoundments (a)(2): [N/A.]
e. Tributaries (a)(3):
Name of
Aquatic
Resource
Size (in
linear
feet)
Flow Regime and additional description of the tributary Method for
determining flow
regime
T1 675 See attached delineation map Observed flow during
site visit during site
visit.
T2 1,620 See attached delineation map Observed flow during
site visit during site
visit.
T3 110 See attached delineation map Observed flow during
site visit during site
visit.
f. Adjacent Wetlands (a)(4):
Name of Aquatic
Resource
Size (in
acres)
Contiguous with or
abutting? If so, list
water
Describe continuous surface connection
W1 0.1 Yes, T2 The wetland boundary is connecting and contiguous
with stream T2, an RPW.
W2 1.2 Yes, T2 The wetland boundary is connecting and contiguous
with stream T2, an RPW.
g. Additional Waters (a)(5): [N/A]
Planning Board - January 9, 2025
ITEM: 1 - 12 - 10
[CESAW-RG-L]
SUBJECT: 2023 Rule, as amended, Approved Jurisdictional Determination in Light of
Sackett v. EPA, 143 S. Ct. 1322 (2023), [SAW-2024-01415]
5
8. NON-JURISDICTIONAL AQUATIC RESOURCES AND FEATURES
a. Describe aquatic resources and other features within the review area identified in
the 2023 Rule as amended as not “waters of the United States” even where they
otherwise meet the terms of paragraphs (a)(2) through (5). Include the type of
excluded aquatic resource or feature, the size of the aquatic resource or feature
within the review area and describe how it was determined to meet one of the
exclusions listed in 33 CFR 328.3(b).8
Name of excluded feature Size (in
acres)
Specific exclusion (b)(1) - (b)(8)
ExP1 1.3 (b)(5) Artificial lakes or ponds created by excavating or diking
dry land to collect and retain water and which are used
exclusively for such purposes as stock watering, irrigation,
settling basins, or rice growing.
b. Describe aquatic resources and features within the review area that were
determined to be non-jurisdictional because they do not meet one or more
categories of waters of the United States under the 2023 Rule as amended (e.g.,
tributaries that are non-relatively permanent waters; non-tidal wetlands that do
not have a continuous surface connection to a jurisdictional water).
[N/A]
9. DATA SOURCES. List sources of data/information used in making determination.
Include titles and dates of sources used and ensure that information referenced is
available in the administrative record.
a. 1. Date of Office (desktop review):8/21/2024
2. Date(s) of Field Review (if applicable):8/15/2024
b. Data sources used to support this determination (included in the administrative
record).
☒ Aquatic Resources delineation submitted by, or on behalf of, the requestor:
Title and Date AJD package from Davey Resource Group
☐ Aquatic Resources delineation prepared by the USACE: Title and Date
☐ Wetland field data sheets prepared by the Corps: Title and Date
☐ OHWM data sheets prepared by the USACE: Title and Date
☐ Previous JDs (AJD or PJD) addressing the same (or portions of the same)
review area: ORM Numbers and Dates
☐ Photographs: Source, Title, and Dates
☒ Aerial Imagery: Sources, Title, and Dates 2020 NC One Map
☒ LIDAR: Sources, Title, and Dates 2014 QL2 Lidar
8 88 FR 3004 (January 18, 2023)
Planning Board - January 9, 2025
ITEM: 1 - 12 - 11
[CESAW-RG-L]
SUBJECT: 2023 Rule, as amended, Approved Jurisdictional Determination in Light of
Sackett v. EPA, 143 S. Ct. 1322 (2023), [SAW-2024-01415]
6
☒ USDA NRCS Soil Survey: Title and Dates GIS Data New Hanover County
☐ USFWS NWI maps: Title and Dates
☒ USGS topographic maps: Title and Dates 7.5 minute Topo Scotts Hill
☐ USGS NHD data/maps: Title and Dates
☐ Section 10 resources used: Title and Dates
☐ NCDWR stream identification forms
☐ North Carolina Stream Assessment Method (NCSAM) forms
☐ North Carolina Wetland Assessment Method (NCWAM) forms
☒ Antecedent Precipitation Tool Analysis: List Date(s) 4/12-5/12 2024
☐ Other sources of Information: List
10. OTHER SUPPORTING INFORMATION. [N/A]
11. NOTE: The structure and format of this MFR were developed in coordination with
the EPA and Department of the Army. The MFR’s structure and format may be
subject to future modification or may be rescinded as needed to implement
additional guidance from the agencies; however, the approved jurisdictional
determination described herein is a final agency action.
Planning Board - January 9, 2025
ITEM: 1 - 12 - 12
Concept Plan
Planning Board - January 9, 2025
ITEM: 1 - 13 - 1
US 1
7
N
O
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T
H
-
M
A
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K
E
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S
T
R
E
E
T
H
A
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S
L
A
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P
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E
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A
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US 1
7
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-
M
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Ly
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DECEMBER 2024
FOR
WILMINGTON, NORTH CAROLINA
BAYSHORE TOWNHOMES, LLC
201 NORTH ELM STREET
GREENSBORO, NC 27401
MIXED USE AND ADDITIONAL DWELLING ALLOWANCE SUP
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.
CONTACT THESE UTILITIES
NEW HANOVER COUNTY
PLANNING
PH: 910-798-7165
ENGINEERING
PH: 910-798-7139
PIEDMONT NATURAL GAS
ATTN: PAUL GONKA
PH: 910-251-2810
EMERGENCY DIAL 911
POLICE - FIRE - RESCUE
CAPE FEAR PUBLIC UTILITY AUTHORITY (WATER & SEWER)
ENGINEERING/INSPECTIONS
PH: 910-332-6560
OPERATIONS/MAINTENANCE
PH: 910-322-6550
DUKE ENERGY PROGRESS
DISTRIBUTION CONSTRUCTION SERVICE
PH: 910-256-7258
DEP CSC PH: 1-800-452-2777
AT&T/BELL SOUTH
ATTN: CHRISSY COSTON
PH: 910-341-7664
TIME WARNER CABLE
PH: 910-763-4638
NEW HANOVER COUNTY
DEC. 2, 2024
C-0.0 COVER SHEET
APPROVALS:
LANDSCAPE ARCHITECT:
WILMINGTON, NORTH CAROLINA
BAYSHORE TOWNHOMES, LLC
201 NORTH ELM STREET
GREENSBORO, NC 27401
PARAMOUNTE ENGINEERING, INC.
122 CINEMA DRIVE
WILMINGTON, NORTH CAROLINA 28403
P: (910) 791-6707
ATTN: ROB BALLAND, PE (CIVIL ENGINEERING)
ATTN: ALLISON ENGEBRETSON (LANDSCAPE
ARCHITECT/ LAND PLANNER)
PARAMOUNTE ENGINEERING, INC.
122 CINEMA DRIVE
WILMINGTON, NORTH CAROLINA 28403
P: (910) 791-6707
ATTN: JOSH TAYLOR, PLS
PROJECT # 24237.PE
APPLICANT:
ENGINEER / LAND PLANNER/
SURVEYOR :
PREPARED BY:
PR
E
L
I
M
I
N
A
R
Y
D
E
I
S
G
N
;
N
O
T
R
E
L
E
A
S
E
D
F
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C
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N
S
T
R
U
C
T
I
O
N
122 Cinema Drive Wilmington, North Carolina 28403
(910) 791-6707 (O) (910) 791-6760 (F)
NC License #: C-2846
BAYSHORE TOWNHOMES SUPs
SHEET NUMBER SHEET TITLE
SUP- B-2 ZONING SITE PLANC-2.1
VICINITY MAP
SCALE: 1" = 1,000'
SITE
BAYSHORE TOWNHOMES
SUP-OVERALL MASTER PLANC-2.0
C-3.1
C-3.2
C-4.1
SOILS MAP
SCALE: 1" = 1,000'
SITE
EXISTING CONDITIONS SURVEYEX-1
SUP- R-15 ZONING SITE PLANC-2.2
C-4.2
SUP- B-2 ZONING DRAINAGE PLAN
SUP- R-15 ZONING DRAINAGE PLAN
SUP- B-2 ZONING UTILITY PLAN
SUP- R-15 ZONING UTILITY PLAN
Planning Board - January 9, 2025
ITEM: 1 - 14 - 1
TR
19P
N
W
E
T
W
E
T
W
E
T
W
E
T
WETWETWET
WETWET
WE
T
W
E
T
W
E
T
WETWET
W
E
T
WET
WET
W
E
T
WET
WE
T
W
E
T
WE
T
WE
T
IPF
IPF
IRF
IPF PKF
IPF
IPF
IPFIPF
CMF
IPF
IRF
IRF
INV: 23.14
12" CPP
INV: DAMAGED
N
0
5
°
1
2
'
0
1
"
E
5
3
8
.
0
4
'
S 36°02'
1
6
"
E
116.92'
N
3
9
°
3
9
'
4
1
"
E
33
0
.
6
1
'
S 50°28'07" E
115.22'
N
3
9
°
3
9
'
0
6
"
E
16
0
.
3
1
'
S 50°19'17" E
150.03'
L1 L2 S 48°16'45" E
506.30'
L3
S 47°46'24" E
121.53'
S 48°24'53" E
581.39'
S
4
1
°
2
5
'
4
8
"
W
31
0
.
4
8
'
N 48°34'06" W
121.43'
S
4
2
°
5
5
'
4
8
"
W
75
0
.
7
0
'
L4
L5L6
L7L8L9N 47°17'46" W
107.98'
L10L11L12
L13
L1
4
L1
5
L1
6
L17
L
1
8
L
1
9
L20
L
2
1
L
2
2
L
2
3
N 64°11'4
9
"
W
421.13'
S
4
1
°
3
4
'
5
0
"
W
21
0
.
0
0
'
LOT 142
R03600-006-012-000
RICHARD MOBURG
ELIZABETH MOBURG
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 143
R03600-006-013-000
NORA E. BENEVENTI
REVOCABLE TRUST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL LOT 144
R03600-006-014-000
DAVID M. RENQUIST
MARY E. RENQUIST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL LOT 147
R03600-006-017-000
PRUDENTIAL
RELOCATION INC.
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 148
R03600-006-018-000
BRADLEY J. ERBES
TAMI L. ERBES
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 149
R03600-006-024-000
ERNEST W. OLDS
DAWN M. OLDS
D.B. 6056, PG. 182
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 150
R03600-006-025-000
RICHARD MIMMS
SUPATRA MIMMS
D.B. 6221, PG. 2760
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 151
R03600-006-026-000
MADISON M.
NEWSOME
BUNJONG P.
NEWSOME
D.B. 4655, PG. 304
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
ICV
40' DRAINAGE AND PUBLIC
UTILITY EASEMENT
D.B. 5053, PG.1637
R0
3
7
0
0
-
0
0
4
-
2
9
3
-
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3
4
0
18' PRIVATE ALLEY
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
R03700-004-294-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE:
RESIDENTIAL
AMENITY
R03705-006-007-000
KATHRYN WOLFE &
LARRY STEVEN
MORGAN
D.B. 6025, PG. 1493
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
R03705-006-012-000
JOANN M. WAINIO
D.B. 5694, PG. 1838
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
30' SANITARY SEWER EASEMENT
M.B. 46, PG. 25
L
O
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4
8
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0
3
7
0
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0
0
4
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2
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2
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24.2'
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R0
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4
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N
I
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Y
R03700-004-301-000
DEREK REEVES
D.B. 5625, PG. 1573
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-300-000
STEVE LINDNER
D.B. 6031, PG. 2140
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-299-000
EDWARD
SOUTHERLAND
D.B. 5571, PG. 1535
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-298-000
ANNA ROVETTO
D.B. 6636, PG. 1714
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-297-000
ROCHELLE KREINER
D.B. 6406, PG. 1314
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-296-000
CAMERON DANIEL
D.B. 6290, PG. 242
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-295-000
RICHARD WILSON
D.B. 5545, PG. 2050
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-011-000
PORTERS CROSSING
HOA INC
D.B. 6102, PG. 2894
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL AMENITY
15
'
D
R
A
I
N
A
G
E
A
N
D
P
U
B
L
I
C
UT
I
L
I
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Y
E
A
S
E
M
E
N
T
M.
B
.
5
1
,
P
G
.
1
5
4
20' UTILITY EASEMENT
M.B. 49, PG. 102
R03700-004-214-000
LARRY J. & ALICE W.
MATTHEWS
D.B. 6489, PG. 1689
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-215-000
AVERY & JOLIN BEVIN
CRAIG & NANCY
GIBSON
D.B. 6647, PG. 715
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-216-000
JESUS G. & ROSELINE
H. DIZA-QUIROZ
D.B. 5440, PG. 2569
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-217-000
XIAODAN DONG &
QIYONG WENG
D.B. 6221, PG. 569
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
30
'
D
R
A
I
N
A
G
E
&
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
M.
B
.
4
9
,
P
G
.
1
0
2
30' PUBLIC UTILITY
E
A
S
E
M
E
N
T
M.B. 51, PG. 154
20' DRAINAGE AND PUBLIC
UTILITY EASEMENT
M.B. 51, PG. 154
8GM
BR
A
Y
S
D
R
I
V
E
MIDSTREAM DRIVE
50' PUBLIC R/W
SS SS S
S
S
S
S
S
S
S
SS SS SS SS SS
SS SS SS
SS SS SS
SS
SS
SS
S
S
S
S
S
S
SS SS SS SS SS SS SS SS
S
S
S
S
SS
SS
SS
8" PVC
8" PVC
8
"
P
V
C
8" PVC
8
"
P
V
C
8" PV
C
8" PVC
8"
P
V
C
8" PVC
8" PVC
TV
TRSS
SMH
RIM = 30.20
INV = 15.14
SMH
RIM =29.38
INV = 14.71
SMH
RIM =30.67
INV = 12.96
SMH
RIM =17.54
INV =11.05
SMH
RIM = 17.61
UNABLE TO OPEN
SMH
RIM =17.62
INV = 10.45
SMH
RIM =16.43
INV = 10.02
SMH
RIM =16.62
INV =9.21
SMH
RIM =16.94
INV =8.46
SMH
RIM =18.18
INV =8.12
SMH
RIM =18.45
INV = 11.25
S
W
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W
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R
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F
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52' PUBL
I
C
R
/
W
PID: R03700-004-147-000 (20.31 AC. ±)
PID: R03700-004-148-000 (2.12 AC. ±)
D.B. 5007, PG. 2900
PID: R03700-004-189-000 (7.79 AC. ±)
D.B. 5102, PG. 1227
1,316,276 SQ. FT. ±
30.22 AC. ±
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
EXISTING POND
W
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X X X X X X X X X
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RETAINING WALL
CHAINLINK FENCE
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CHAINLINK FENCE
IRF
IPF
IPF
IPF
AXLEIPF
IPF
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B
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D
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S 36°02'
1
6
"
E
116.92'
N
4
2
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2
4
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0
1
"
E
21
0
.
1
4
'
S 50°36'43" E
665.40'
S
4
1
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3
4
'
5
0
"
W
21
0
.
0
0
'
N 50°36'43" W
668.41'
BO
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.
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TR
A
C
T
3
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
BEE SAFE
PORTERS
NECK, LLC
PID:
R03600-005-007-000
D.B. 4967, PG.
1104
M.B. 21, PG. 49
122,819 SQ.
FT. ±
2.82 AC. ±
BEE SAFE
PORTERS NECK,
LLC
PID:
R03600-005-006-002
DB 4967 PG 1108
M.B. 21, PG. 49
17,129 SQ. FT. ±
0.39 AC. ±
BFP
R03600-005-008-000
ZONING: B-2
LAND USE: COMMERCIAL
STORAGE
24P
N
4SY
14P
A
12PN
11O
K
12P
N
8GM
9OK
PN 24
PN 24
MA 10
LO 21 MA 12
MA 16
MA 12MA 10 MA 17 PN 24
LO 10 MA 10
LO 14
LO 16LO 60
LO 26 LO 14
MA 8
SY 14
4SY
24P
N
GM 9
WO 10
MA 11
MA 13MA 12
MA 9
MA 13
GM 12
GM 14
PN 24
MA 48
PN 24
MG 8MA 12
MA 16
LO 16
PN 23
LO12
LO 24LO 21
PN 26 LO 17
LO 14SY 26
WO 17
WO 42
WIO 12
WO 8LO 24LO 8
WO 20WO 10
SY 17WO 14WO 9
WO 9
WO 27WO 14WO 20WO 20
WO 24
MA 24
MAR
K
E
T
S
T
R
E
E
T
-
U
S
1
7
P
O
R
T
E
R
S
N
E
C
K
R
D
BRA
Y
S
D
R
N
A
D
8
3
0 30 60 120 180 240
SCALE: 1"=60'
NOTES
1.AREA CALCULATED BY COORDINATE METHOD.
2.HORIZONTAL (NAD 83-2011) AND VERTICAL (NAVD 88)
DATA WERE ESTABLISHED UTILIZING A TOPCON HIPER-V
GPS RECEIVER OPERATING IN VRS MODE WITH REPEAT
OBSERVATIONS.
3.THIS PARCEL IS LOCATED IN ZONE X – NOT A SPECIAL
FLOOD HAZARD AREA – AS SHOWN ON FEMA FLOOD MAP
NO. 3720326000K AND 3720316900K BEARING AN
EFFECTIVE DATE OF 08/28/2018.
4.UTILITIES AS SHOWN ARE PLOTTED FROM INFORMATION
VISIBLE IN THE FIELD AND FROM INFORMATION PROVIDED
BY UTILITY COMPANIES. ADDITIONAL UTILITIES NOT
SHOWN MAY EXIST. THE APPROPRIATE UTILITY
COMPANIES SHOULD BE CONTACTED PRIOR TO LAND
DISTURBING ACTIVITIES.
5.THIS LOT IS SUBJECT TO ALL UTILITY EASEMENTS,
RESTRICTIONS, OR COVENANTS OF RECORD.
6.CONTOUR INTERVAL =1'.
VICINITY MAP
(NOT TO SCALE)
SITE
DA
T
E
:
SC
A
L
E
:
DE
S
I
G
N
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D
:
DR
A
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N
:
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:
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CO
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:
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24237.PE
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LEGEND:
IPF
IRF
IRS
PKF
PKS
CMF
CP
BOUNDARY LINE
ADJOINING BOUNDARY LINE
RIGHT OF WAY
EASEMENT LINE
SETBACK LINE
100-YR FLOOD LINE
EXISTING CONTOUR
WETLAND LINE
WATER LINE - STREAM
IRON PIPE FOUND
IRON ROD FOUND
IRON ROD SET
PK NAIL FOUND
PK NAIL SET
CONCRETE MONUMENT FOUND
BENCH MARK
COMPUTED POINT
BACK FLOW PREVENTER
TRANSFORMER
GUY ANCHOR
IRRIGATION CONTROL VALVE
TELECOMMUNICATION UTILITY
WATER METER
WATER VALVE
FIRE HYDRANT
CLEAN-OUT
SANITARY SEWER MANHOLE
STORM DRAINAGE MANHOLE
STORM DROP INLET
STORM CURB INLET
TREE
ELECTRIC METER
TR
100-YR
BM
15
WET
MA
T
C
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L
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N
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MA
T
C
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BFP
ICV
AP
P
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N
:
Planning Board - January 9, 2025
ITEM: 1 - 14 - 2
N
0
5
°
1
2
'
0
1
"
E
5
3
8
.
0
4
'
S 36°02'
1
6
"
E
116.92'
N
3
9
°
3
9
'
4
1
"
E
33
0
.
6
1
'
S 50°28'07" E
115.22'
N
3
9
°
3
9
'
0
6
"
E
16
0
.
3
1
'
S 50°19'17" E
150.03'
L1 L2 S 48°16'45" E
506.30'L3
S 47°46'24" E
121.53'S 48°24'53" E
581.39'
S 4
1
°
2
5
'
4
8
"
W
31
0
.
4
8
'
N 48°34'06" W
121.43'
S 4
2
°
5
5
'
4
8
"
W
75
0
.
7
0
'
L4
L5L6
L7L8L9N 47°17'46" W
107.98'
L10L11L12
L13
L14
L1
5
L1
6
L17
L
1
8
L1
9
L20
L2
1
L
2
2
L2
3
N 64°11'49"
W
421.13'
N 4
2
°
2
4
'
0
1
"
E
21
0
.
1
4
'
S 50°36'43" E
665.40'
S 4
1
°
3
4
'
5
0
"
W
21
0
.
0
0
'
N 50°36'43" W
668.41'
LOT 142R03600-006-012-000
RICHARD MOBURG
ELIZABETH MOBURG
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 143
R03600-006-013-000
NORA E. BENEVENTI
REVOCABLE TRUST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 144
R03600-006-014-000
DAVID M. RENQUIST
MARY E. RENQUIST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 147
R03600-006-017-000
PRUDENTIAL
RELOCATION INC.
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 148R03600-006-018-000
BRADLEY J. ERBES
TAMI L. ERBES
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 149
R03600-006-024-000
ERNEST W. OLDS
DAWN M. OLDS
D.B. 6056, PG. 182
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 150R03600-006-025-000
RICHARD MIMMS
SUPATRA MIMMS
D.B. 6221, PG. 2760
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 151
R03600-006-026-000
MADISON M.
NEWSOME
BUNJONG P.
NEWSOMED.B. 4655, PG. 304
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 152
R03600-006-027-000
DEWAIN H. RAHE
JOYCE W. RAHE
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
R0
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18' PRIVATE ALLEY
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
R03700-004-294-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE:
RESIDENTIAL
AMENITY
R03600-005-008-000
GREGORY POOLE
EQUIPMENT COMPANY
D.B. 6645, PG. 1746
ZONING: B-2
LAND USE: COMMERCIAL
R03600-005-005-000
SANDERS FAMILY
STORAGE, LLC
D.B. 6001, PG. 1677
ZONING: B-2LAND USE: COMMERCIAL
STORAGE
R03705-006-007-000
KATHRYN WOLFE &
LARRY STEVEN
MORGAN
D.B. 6025, PG. 1493
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
R03705-006-012-000
JOANN M. WAINIO
D.B. 5694, PG. 1838
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIALL
O
T
4
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7
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R03700-004-301-000
DEREK REEVES
D.B. 5625, PG. 1573
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-300-000
STEVE LINDNER
D.B. 6031, PG. 2140
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-299-000
EDWARD
SOUTHERLAND
D.B. 5571, PG. 1535
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-298-000
ANNA ROVETTO
D.B. 6636, PG. 1714
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-297-000
ROCHELLE KREINER
D.B. 6406, PG. 1314
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-296-000
CAMERON DANIEL
D.B. 6290, PG. 242
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-295-000
RICHARD WILSON
D.B. 5545, PG. 2050
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-011-000
PORTERS CROSSING
HOA INC
D.B. 6102, PG. 2894
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL AMENITY
R03700-004-214-000
LARRY J. & ALICE W.
MATTHEWS
D.B. 6489, PG. 1689
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-215-000
AVERY & JOLIN BEVIN
CRAIG & NANCY
GIBSON
D.B. 6647, PG. 715
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-216-000
JESUS G. & ROSELINE
H. DIZA-QUIROZ
D.B. 5440, PG. 2569
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-217-000
XIAODAN DONG &
QIYONG WENG
D.B. 6221, PG. 569
M.B. 49, PG. 102
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
WETWETWET
W
E
T
W
E
T
WET
W
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W
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WE
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W
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SS
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SS
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SS SS SS SS SS SS
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2
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1"
=
1
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0
'
AH
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AH
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RP
B
VICINITY MAP
NOT TO SCALE
NORTH
140
SITE
LEGEND
SUBJECT PROPERTY LINE
WETWETWET
WET WET WET
WETLANDS
PROPOSED BUILDINGS
MAR
K
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B
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D
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0 50 100 200 400
SCALE: 1"=100'
GRAPHIC SCALEGRAPHIC SCALE
PROPOSED POND
BA
Y
S
H
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SITE DEVELOPMENT NOTES:
B-2 MIXED-USE APARTMENTS / RETAIL SUP DESIGN REQUIREMENTS
OPEN SPACE REQUIRED:20%
OPEN SPACE PROVIDED:MEET OR EXCEED 20% MINIMUM
B-2 PARKING REQUIREMENTS
1.5 SPACES REQUIRED PER 1 BEDROOM UNIT, 2 SPACES PER 2+ BEDROOM UNIT
PARKING REQUIRED:(52) 1BD X 1.5 = 78 APARTMENT SPACES
(10) 2 OR 3 BD (MAX.) X 2 = 20 APARTMENT SPACES
TOTAL APARTMENT SPACES: 98 SPACES
1,800 SF (2.5 / 1000 SF) = 5 COMMERCIAL SPACES
104 TOTAL SPACES REQUIRED
PARKING PROVIDED:107 SPACES, MINIMUM, PROVIDED, PARKING WILL BE
ADJUSTED PER UDO IF UNIT TYPE CHANGES
BUILDING DIMENSIONAL REQUIREMENTS:
BUILDING HEIGHT: 3 STORIES OR 50' MAX HT
BUILDING SETBACK: EXCEEDS 100' SHOD SETBACK, 25'
MINIMUM SIDE AND REAR SETBACKS
PARKING SETBACK: MEETS SHOD 25' MINIMUM SETBACK
SITE DATA
PROJECT ADDRESSES:
PROPERTY OWNERS:BEE SAFE PORTERS NECK, LLC,
HERBERT E PARHAM, AND
B-2 PARCEL PINS: R03600-005-007-000 (± 2.82 AC)
R03600-005-006-002 (± 0.39 AC)
R-15 PARCEL PINS:
R03700-004-147-000 (± 20.41 AC)
R03700-004-148-000 (± 2.12 AC)
R03700-004-189-000 (± 7.79 AC)
ROAD CONNECTION PARCEL (NOT INCLUDED IN SUP REQUESTS):
PROPERTY OWNER: ROBERT L YUNASKA
R03600-006-082-000 (I-1 ZONING, ±0.02 AC)
PROPOSED USE:MIXED-USE COMMERCIAL/RETAIL & RESIDENTIAL MULTI-FAMILY,
TOWNHOME (ROWHOUSE) RESIDENTIAL
FUTURE LAND USE CLASSIFICATION:URBAN MIXED USE, GENERAL RESIDENTIAL, GROWTH NODE
TOTAL PROJECT SITE AREA:± 33.43 AC
CURRENT ZONING: B-2 (±3.21 AC) & R-15 (±30.22 AC INCLUDING ± 1.30 AC IN COD)
PROPOSED ZONING: SUP - B-2 MIXED USE &
SUP- R-15 ADDITIONAL DWELLING ALLOWANCE
DENSITY:SUP - B-2 MIXED USE B-2 DENSITY
DENSITY ALLOWED: NO MAX. OR MIN. IDENTIFIED IN UDO
DENSITY PROPOSED:B-2 DENSITY: 19.31 DU/AC
SUP- R-15 ADDITIONAL DWELLING ALLOWANCE HIGH DENSITY
RESIDENTIAL
DENSITY ALLOWED:10.2 DU/AC
PROPOSED DENSITY: 8.37 DU/AC EXCLUDING COD AREA
8.0 DU/AC INCLUDING COD AREA
MAXIMUM TOTAL PROPOSED UNITS:304 TOTAL UNITS + RETAIL SPACE
242 TOWNHOMES (R-15)
62 APARTMENT UNITS (B-2)
1,800 SF RETAIL MAX. (B-2)
EXISTING CONDITIONS/ ENVIRONMENTAL NOTES:
FLOOD INFORMATION:THE SUBJECT PARCELS ARE LOCATED IN ZONE X – MINIMAL FLOOD RISK – AS SHOWN BY FEMA
MAP NUMBER 3720316900K & 3720326000K BEARING AN EFFECTIVE DATE OF AUGUST 28, 2018.
WETLAND INFORMATION:A PRELIMINARY WETLAND DELINEATION WAS PREPARED BY DAVEY RESOURCE GROUP AND
REVIEWED ON-SITE BY THE USACE 8/15/24. WETLAND IMPACT PERMITS WILL BE SUBMITTED
AND APPROVED PRIOR TO CONSTRUCTION OF THE PROPOSED DEVELOPMENT.
SPECIMEN TREES:SPECIMEN TREES HAVE BEEN FOUND ON SITE & ARE BEING PRESERVED. ALL TREE REMOVAL
& MITIGATION PLANS AND PERMIT REQUESTS WILL BE SUBMITTED TO NHC FOR REVIEW AND
APPROVAL PRIOR TO TREE REMOVAL ON-SITE.
EXISTING VEGETATION:THE SITE IS COMPRISED OF A MIXTURE OF OPEN GRASSED AREAS & WOODED AREAS.
WETLANDS ALONG EXISTING CREEK ARE VEGETATED AND WILL REMAIN UNDISTURBED
OUTSIDE OF ANY WETLAND IMPACTS PERMITTED FOR CONSTRUCTION OF THE ESSENTIAL SITE
IMPROVEMENTS FOR THE PROPOSED DEVELOPMENT.
CONSERVATION OVERLAY
DISTRICT (COD): THE EXISTING POND LOCATED IN THE NORTHEASTERN SIDE OF THE SITE IS IDENTIFIED BY
NHC'S UDO & ONLINE GIS AS A "NATURAL POND" COD. THIS COD WILL BE PRESERVED AND THE
REQUIRED 50' HAS A 50' BUFFER AROUND THE COD WILL BE SELECTIVELY REVEGETATED IN
ACCORDANCE WITH THE UDO.
GENERAL NOTES:
1.THE PROPOSED DEVELOPMENT SHALL MEET OR EXCEED ALL NEW HANOVER COUNTY (NHC) ORDINANCE AND PERMIT
REQUIREMENTS.
2.IF THE SUP IS GRANTED, THE B-2 AND R-15 PORTIONS OF THE SITE WILL BE CONSTRUCTED AS A COHESIVELY
DESIGNED. PERMITTED, CONSTRUCTED, AND MAINTAINED.
3.THE HATCHED I-1 ZONED PROPERTY LOCATED BETWEEN THE B-2 AND R-15 SITE SHALL PROVIDE VEHICULAR,
PEDESTRIAN, AND UTILITY ACCESS FOR ALL PARCELS WITHIN THE DEVELOPMENT BOUNDARY.
4.THE DEVELOPMENT SHALL HAVE A HOA / POA IF / AS APPLICABLE.
5.STORM WATER SHALL BE DESIGNED AND PERMITTED IN ACCORDANCE WITH ALL NEW HANOVER COUNTY AND STATE
REQUIREMENTS.
6.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.
7.ALL LANDSCAPE & BUFFER MATERIALS AND INSTALLATION SHALL MEET OR EXCEED NHC UDO REQUIREMENTS.
8.LOCATIONS OF ALL AMENITY AND RECREATION AREAS MAY CHANGE PENDING FINAL DESIGN
9.EXISTING TREES PROPOSED FOR PRESERVATION, BUT WILL BE FURTHER EVALUATED WITH FINAL DESIGN; TREE
MITIGATION WILL BE REVIEWED WITH PART OF TREE REMOVAL PERMIT.
3
4
7
21
21
25
27
28
32
31
54
36
37
42
44
45
46
47
US
H
W
Y
.
1
7
-
M
A
R
K
E
T
S
T
R
E
E
T
10
0
'
P
U
B
L
I
C
R
/
W
R-15 SUP DESIGN REQUIREMENTS:
IMPERVIOUS SURFACE ALLOWED: 40% MAX.
IMPERVIOUS SURFACE PROVIDED:40% MAX.
OPEN SPACE REQUIRED:35%
OPEN SPACE PROVIDED:MEET OR EXCEED 35% MINIMUM
PARKING REQUIREMENTS - R-15 DWELLING, ROW-STYLE (TOWNHOMES)
2 SPACES REQUIRED PER DWELLING UNIT
TOWNHOME PARKING REQUIRED:484 SPACES
TOWNHOME PARKING PROVIDED:484 SPACES MINIMUM; VISITOR SPACES PROVIDED IN
PARALLEL PARKING SPACES
BUILDING DIMENSIONAL REQUIREMENTS:
BUILDING HEIGHT: 40' MAX HT
BUILDING SETBACK: EXCEEDS 20' SINGLE FAMILY AND 30'
MULTI-FAMILY SETBACKS
BR
A
Y
S
D
R
I
V
E
52
'
P
U
B
L
I
C
R
/
W
SH
A
C
K
L
E
F
O
R
D
D
R
I
V
E
52'
P
U
B
L
I
C
R
/
W
8
5
9
26
51
34
34
34
35
35
55
53
34
43
43
49 50
48
2
57
30
61
1B
1A
2
43A
38
65
64
38 66
7
9
8
23
24 22
11
48
15
16
17
19
52 44
38
33
23
22
24
58
67
6820
57
60
63
62
56
59
30
EXISTING TREE
PROPOSED TREE
KEY LEGEND:
STORM PIPE
(SEE GRADING & DRAINAGE PLAN)
STORM STRUCTURE
(SEE GRADING & DRAINAGE PLAN)
STORMWATER POND
STORMWATER OUTFALL
LEVEL SPREADER
EMERGENCY STORMWATER OUTFALL
EXISTING NON-WETLAND WATERS OF THE US
WETLAND IMPACTED FOR ROAD CROSSING
WETLANDS
PER APPROVED USACE AJD WETLAND
DELINEATION DATED 08/26/2024
EXISTING POND
IDENTIFIED AS "NATURAL POND"
CONSERVATION AREA IN NHC UDO. POND TO
REMAIN AND HAVE COD BUFFER
SWALE
PROVIDING OUTFALL DRAINAGE FOR
EXISTING POND
ADA LOADING SPACE (TYP)
ADA PARKING SPACE SIGNAGE (TYP)
WATER MAIN
(SEE UTILITY PLAN)
WATER SERVICE (DOMESTIC)
(SEE UTILITY PLAN)
WATER SERVICE (FIRE)
(SEE UTILITY PLAN)
WATER METER
(SEE UTILITY PLAN)
FIRE HYDRANT
(SEE UTILITY PLAN)
SANITARY SEWER MAIN
(SEE UTILITY PLAN)
SANITARY SEWER SERVICE
(SEE UTILITY PLAN)
SEWER CLEANOUT
(SEE UTILITY PLAN)
1A HEAVY DUTY ASPHALT PAVING, TYP.
(SEE DETAILS)
LIGHT DUTY ASPHALT PAVING, TYP.
(SEE DETAILS)
CURB AND GUTTER
VERTICAL CURB
CONCRETE SIDEWALK
INTERCONNECTED SIDEWALK,TRAIL SYSTEM
THROUGHOUT PROJECT
ADA CURB RAMP WITH TRUNCATED DOMES
WARNING MAT
SPECIMEN LIVE OAK CLUSTER PRESERVED
PEDESTRIAN CROSSING LOCATION
PARKING LOT STRIPING
ADA PARKING SPACE (TYP)
2
4
5
6
7
8
10
11
12
13
14
15
16
17
18
20
21
22
23
24
25
26
27
28
29
1B
9 3019 20' WIDE DRAINAGE EASEMENT IN I-1 PARCEL
ROAD CONNECTION BETWEEN B-2 AND R-15 PARCELS
ALL NECESSARY UTILITY AND STORMWATER EASEMENTS
CONVEYED BETWEEN B-2 AND R-15 PARCELS LOCATED ALONG
ROAD
I-1 PARCEL ROAD CONNECTION BETWEEN B-2 AND R-15 PARCELS
MAINTENANCE BUILDING
MINIMUM R-15 REQUIRED BUILDING SETBACK TO ADJACENT
RESIDENTIAL
25' MINIMUM REQUIRED BUILDING SETBACK IN B-2 DISTRICT
BUILDING SETBACKS EXCEED MINIMUM REQUIREMENT IN ALL
LOCATIONS
CLUBHOUSE / PROPERTY MANAGEMENT OFFICE / FITNESS /
RECREATION CENTER
FENCED POOL W/ SUMMER KITCHEN AND CABANA(S)
BUILDING LANDSCAPE AREA
FOUNDATION PLANTINGS AROUND ALL BUILDINGS, TYP.
SEGMENTAL RETAINING WALL
32
33
34
36
38
31
3
4" HIGH CONCRETE WHEELSTOP
STREET LIGHT, TYP.
NATURE TRAIL
EXISTING VEGETATION / LANDSCAPE BUFFER
COMBINATION OF EXISTING & PLANTED
VEGETATION CREATING BUFFER TO
ADJACENT PROPERTIES; BUFFERS EXCEED
MINIMUM BUFFER REQUIRED
MINIMUM BUFFER LINE
PROPOSED LANDSCAPE
STREET TREES ALONG ALL PROJECT ROADS
AND IN LANDSCAPE ISLANDS
TRASH & RECYCLING COMPACTOR W/ SCREEN
MONUMENT SIGN
EMERGENCY-ONLY GATED ACCESS
GATED ACCESS FOR EMERGENCY VEHICLES
EQUIPPED WITH KNOX BOX/LOCK. ALIGN
PAVING WITH BRAYS DRIVE
40
41
42
43
44
45
46
50
51
EXISTING TREE, TYP.
PICKLEBALL COURTS
SEE GENERAL NOTES
OPEN SPACE, TYP.
DOG PARK
SEE GENERAL NOTES
MOTOR COURT, TYP.
RESIDENTS' PARKING AT CORE OF EACH
BLOCK BEHIND UNITS. GARAGE ACCESS
PROVIDED IN MOTOR COURT
STREETYARD
25' MINIMUM REQUIRED
50' MAXIMUM SHOD PARKING SETBACK
100' MAXIMUM SHOD BUILDING SETBACK
EXISTING 40' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 30' DUKE ENERGY PROGRESS,
LLC EASEMENT
TO BE RELOCATED, PENDING DUKE
APPROVAL
37
39
47
35
48
49
52
53
54
55
57
58
56
60
61
59
EXISTING 30' PUBLIC UTILITY EASEMENT
EXISTING 15' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 30' SANITARY SEWER EASEMENT
EXISTING 30' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 20' UTILITY EASEMENT
EXISTING 20' DRAINAGE & UTILITY EASEMENT
COMMERCIAL SPACE
BETWEEN 1700 SF AND 1800 SF
MIXED USE BUILDING
MULTI-FAMILY BUILDING
ALL RESIDENTIAL APARTMENTS
3-STORY ROW STYLE TOWNHOME WITH
IN-UNIT GARAGE, TYP.
2-STORY END-UNIT ROW STYLE TOWNHOME,
NO GARAGE, TYP.
63
62
43A
64
65
66
67
68
MIDSTREAM DRIVE
50' PUBLIC R/W
Planning Board - January 9, 2025
ITEM: 1 - 14 - 3
S 36°02'
1
6
"
E
116.92'
N
4
2
°
2
4
'
0
1
"
E
21
0
.
1
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S 50°36'43" E
665.40'
S
4
1
°
3
4
'
5
0
"
W
21
0
.
0
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'
N 50°36'43" W
668.41'
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
R03600-005-008-000
GREGORY POOLE
EQUIPMENT COMPANY
D.B. 6645, PG. 1746
ZONING: B-2
LAND USE: COMMERCIAL
R03600-005-005-000
SANDERS FAMILY
STORAGE, LLC
D.B. 6001, PG. 1677
ZONING: B-2
LAND USE: COMMERCIAL
STORAGE
20
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'
P
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I
C
R
/
W
SITE DATA
PROJECT ADDRESSES:
PROPERTY OWNERS:BEE SAFE PORTERS NECK, LLC,
HERBERT E PARHAM, AND
B-2 PARCEL PINS: R03600-005-007-000 (± 2.82 AC)
R03600-005-006-002 (± 0.39 AC)
R-15 PARCEL PINS:
R03700-004-147-000 (± 20.41 AC)
R03700-004-148-000 (± 2.12 AC)
R03700-004-189-000 (± 7.79 AC)
ROAD CONNECTION PARCEL (NOT INCLUDED IN SUP REQUESTS):
PROPERTY OWNER: ROBERT L YUNASKA
R03600-006-082-000 (I-1 ZONING, ±0.02 AC)
PROPOSED USE:MIXED-USE COMMERCIAL/RETAIL & RESIDENTIAL MULTI-FAMILY,
TOWNHOME (ROWHOUSE) RESIDENTIAL
FUTURE LAND USE CLASSIFICATION:URBAN MIXED USE, GENERAL RESIDENTIAL, GROWTH NODE
TOTAL PROJECT SITE AREA:± 33.43 AC
CURRENT ZONING: B-2 (±3.21 AC) & R-15 (±30.22 AC INCLUDING ± 1.30 AC IN COD)
PROPOSED ZONING: SUP - B-2 MIXED USE &
SUP- R-15 ADDITIONAL DWELLING ALLOWANCE
DENSITY:SUP - B-2 MIXED USE B-2 DENSITY
DENSITY ALLOWED: NO MAX. OR MIN. IDENTIFIED IN UDO
DENSITY PROPOSED:B-2 DENSITY: 19.31 DU/AC
SUP- R-15 ADDITIONAL DWELLING ALLOWANCE HIGH DENSITY
RESIDENTIAL
DENSITY ALLOWED:10.2 DU/AC
PROPOSED DENSITY: 8.37 DU/AC EXCLUDING COD AREA
8.0 DU/AC INCLUDING COD AREA
MAXIMUM TOTAL PROPOSED UNITS:304 TOTAL UNITS + RETAIL SPACE
242 TOWNHOMES (R-15)
62 APARTMENT UNITS (B-2)
1,800 SF RETAIL MAX. (B-2)
SITE DEVELOPMENT NOTES:
B-2 MIXED-USE APARTMENTS / RETAIL SUP DESIGN REQUIREMENTS
OPEN SPACE REQUIRED:20%
OPEN SPACE PROVIDED:MEET OR EXCEED 20% MINIMUM
B-2 PARKING REQUIREMENTS
1.5 SPACES REQUIRED PER 1 BEDROOM UNIT, 2 SPACES PER 2+ BEDROOM UNIT
PARKING REQUIRED:(52) 1BD X 1.5 = 78 APARTMENT SPACES
(10)2 OR 3 BD (MAX.) X 2 = 20 APARTMENT SPACES
TOTAL APARTMENT SPACES: 98 SPACES
1,800 SF (2.5 / 1000 SF) = 5 COMMERCIAL SPACES
103 TOTAL SPACES REQUIRED
PARKING PROVIDED:107 SPACES, MINIMUM, PROVIDED, PARKING WILL BE
ADJUSTED PER UDO IF UNIT TYPE CHANGES
BUILDING DIMENSIONAL REQUIREMENTS:
BUILDING HEIGHT: 3 STORIES OR 50' MAX HT
BUILDING SETBACK: EXCEEDS 100' SHOD SETBACK, 25'
MINIMUM SIDE AND REAR SETBACKS
PARKING SETBACK: MEETS SHOD 25' MINIMUM SETBACK
GENERAL NOTES:
1.THE PROPOSED DEVELOPMENT SHALL MEET OR EXCEED ALL NEW HANOVER COUNTY (NHC)
ORDINANCE AND PERMIT REQUIREMENTS.
2.IF THE SUP IS GRANTED, THE B-2 AND R-15 PORTIONS OF THE SITE WILL BE CONSTRUCTED AS A
COHESIVELY DESIGNED. PERMITTED, CONSTRUCTED, AND MAINTAINED.
3.THE HATCHED I-1 ZONED PROPERTY LOCATED BETWEEN THE B-2 AND R-15 SITE SHALL PROVIDE
VEHICULAR, PEDESTRIAN, AND UTILITY ACCESS FOR ALL PARCELS WITHIN THE DEVELOPMENT
BOUNDARY.
4.THE DEVELOPMENT SHALL HAVE A HOA / POA IF / AS APPLICABLE.
5.STORM WATER SHALL BE DESIGNED AND PERMITTED IN ACCORDANCE WITH ALL NEW HANOVER
COUNTY AND STATE REQUIREMENTS.
6.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.
7.ALL LANDSCAPE & BUFFER MATERIALS AND INSTALLATION SHALL MEET OR EXCEED NHC UDO
REQUIREMENTS.
8.LOCATIONS OF ALL AMENITY AND RECREATION AREAS MAY CHANGE PENDING FINAL DESIGN
9.EXISTING TREES PROPOSED FOR PRESERVATION, BUT WILL BE FURTHER EVALUATED WITH FINAL
DESIGN; TREE MITIGATION WILL BE REVIEWED WITH PART OF TREE REMOVAL PERMIT.
EXISTING CONDITIONS/ ENVIRONMENTAL NOTES:
FLOOD INFORMATION:THE SUBJECT PARCELS ARE LOCATED IN ZONE X – MINIMAL FLOOD RISK – AS
SHOWN BY FEMA MAP NUMBER 3720316900K & 3720326000K BEARING AN
EFFECTIVE DATE OF AUGUST 28, 2018.
WETLAND INFORMATION:A PRELIMINARY WETLAND DELINEATION WAS PREPARED BY DAVEY
RESOURCE GROUP AND REVIEWED ON-SITE BY THE USACE 8/15/24.
WETLAND IMPACT PERMITS WILL BE SUBMITTED AND APPROVED PRIOR TO
CONSTRUCTION OF THE PROPOSED DEVELOPMENT.
SPECIMEN TREES:SPECIMEN TREES HAVE BEEN FOUND ON SITE & ARE BEING PRESERVED. ALL
TREE REMOVAL & MITIGATION PLANS AND PERMIT REQUESTS WILL BE
SUBMITTED TO NHC FOR REVIEW AND APPROVAL PRIOR TO TREE REMOVAL
ON-SITE.
EXISTING VEGETATION:THE SITE IS COMPRISED OF A MIXTURE OF OPEN GRASSED AREAS &
WOODED AREAS. WETLANDS ALONG EXISTING CREEK ARE VEGETATED AND
WILL REMAIN UNDISTURBED OUTSIDE OF ANY WETLAND IMPACTS PERMITTED
FOR CONSTRUCTION OF THE ESSENTIAL SITE IMPROVEMENTS FOR THE
PROPOSED DEVELOPMENT.
CONSERVATION OVERLAY
DISTRICT (COD): THE EXISTING POND LOCATED IN THE NORTHEASTERN SIDE OF THE SITE IS
IDENTIFIED BY NHC'S UDO & ONLINE GIS AS A "NATURAL POND" COD. THIS
COD WILL BE PRESERVED AND THE REQUIRED 50' HAS A 50' BUFFER AROUND
THE COD WILL BE SELECTIVELY REVEGETATED IN ACCORDANCE WITH THE
UDO.
35
35
1B
40
57
64
65 66
35
KEY LEGEND:
STORM PIPE
(SEE GRADING & DRAINAGE PLAN)
STORM STRUCTURE
(SEE GRADING & DRAINAGE PLAN)
STORMWATER POND
STORMWATER OUTFALL
LEVEL SPREADER
EMERGENCY STORMWATER OUTFALL
EXISTING NON-WETLAND WATERS OF THE US
WETLAND IMPACTED FOR ROAD CROSSING
WETLANDS
PER APPROVED USACE AJD WETLAND
DELINEATION DATED 08/26/2024
EXISTING POND
IDENTIFIED AS "NATURAL POND"
CONSERVATION AREA IN NHC UDO. POND TO
REMAIN AND HAVE COD BUFFER
SWALE
PROVIDING OUTFALL DRAINAGE FOR
EXISTING POND
ADA LOADING SPACE (TYP)
ADA PARKING SPACE SIGNAGE (TYP)
WATER MAIN
(SEE UTILITY PLAN)
WATER SERVICE (DOMESTIC)
(SEE UTILITY PLAN)
WATER SERVICE (FIRE)
(SEE UTILITY PLAN)
WATER METER
(SEE UTILITY PLAN)
FIRE HYDRANT
(SEE UTILITY PLAN)
SANITARY SEWER MAIN
(SEE UTILITY PLAN)
SANITARY SEWER SERVICE
(SEE UTILITY PLAN)
SEWER CLEANOUT
(SEE UTILITY PLAN)
1A HEAVY DUTY ASPHALT PAVING, TYP.
(SEE DETAILS)
LIGHT DUTY ASPHALT PAVING, TYP.
(SEE DETAILS)
CURB AND GUTTER
VERTICAL CURB
CONCRETE SIDEWALK
INTERCONNECTED SIDEWALK,TRAIL SYSTEM
THROUGHOUT PROJECT
ADA CURB RAMP WITH TRUNCATED DOMES
WARNING MAT
SPECIMEN LIVE OAK CLUSTER PRESERVED
PEDESTRIAN CROSSING LOCATION
PARKING LOT STRIPING
ADA PARKING SPACE (TYP)
2
4
5
6
7
8
10
11
12
13
14
15
16
17
18
20
21
22
23
24
25
26
27
28
29
1B
9 3019 20' WIDE DRAINAGE EASEMENT IN I-1 PARCEL
ROAD CONNECTION BETWEEN B-2 AND R-15 PARCELS
ALL NECESSARY UTILITY AND STORMWATER EASEMENTS
CONVEYED BETWEEN B-2 AND R-15 PARCELS LOCATED ALONG
ROAD
I-1 PARCEL ROAD CONNECTION BETWEEN B-2 AND R-15 PARCELS
MAINTENANCE BUILDING
MINIMUM R-15 REQUIRED BUILDING SETBACK TO ADJACENT
RESIDENTIAL
25' MINIMUM REQUIRED BUILDING SETBACK IN B-2 DISTRICT
BUILDING SETBACKS EXCEED MINIMUM REQUIREMENT IN ALL
LOCATIONS
CLUBHOUSE / PROPERTY MANAGEMENT OFFICE / FITNESS /
RECREATION CENTER
FENCED POOL W/ SUMMER KITCHEN AND CABANA(S)
BUILDING LANDSCAPE AREA
FOUNDATION PLANTINGS AROUND ALL BUILDINGS, TYP.
SEGMENTAL RETAINING WALL
32
33
34
36
38
31
3
4" HIGH CONCRETE WHEELSTOP
STREET LIGHT, TYP.
NATURE TRAIL
EXISTING VEGETATION / LANDSCAPE BUFFER
COMBINATION OF EXISTING & PLANTED
VEGETATION CREATING BUFFER TO
ADJACENT PROPERTIES; BUFFERS EXCEED
MINIMUM BUFFER REQUIRED
MINIMUM BUFFER LINE
PROPOSED LANDSCAPE
STREET TREES ALONG ALL PROJECT ROADS
AND IN LANDSCAPE ISLANDS
TRASH & RECYCLING COMPACTOR W/ SCREEN
MONUMENT SIGN
EMERGENCY-ONLY GATED ACCESS
GATED ACCESS FOR EMERGENCY VEHICLES
EQUIPPED WITH KNOX BOX/LOCK. ALIGN
PAVING WITH BRAYS DRIVE
40
41
42
43
44
45
46
50
51
EXISTING TREE, TYP.
PICKLEBALL COURTS
SEE GENERAL NOTES
OPEN SPACE, TYP.
DOG PARK
SEE GENERAL NOTES
MOTOR COURT, TYP.
RESIDENTS' PARKING AT CORE OF EACH
BLOCK BEHIND UNITS. GARAGE ACCESS
PROVIDED IN MOTOR COURT
STREETYARD
25' MINIMUM REQUIRED
50' MAXIMUM SHOD PARKING SETBACK
100' MAXIMUM SHOD BUILDING SETBACK
EXISTING 40' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 30' DUKE ENERGY PROGRESS,
LLC EASEMENT
TO BE RELOCATED, PENDING DUKE
APPROVAL
37
39
47
35
48
49
52
53
54
55
57
58
56
60
61
59
EXISTING 30' PUBLIC UTILITY EASEMENT
EXISTING 15' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 30' SANITARY SEWER EASEMENT
EXISTING 30' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 20' UTILITY EASEMENT
EXISTING 20' DRAINAGE & UTILITY EASEMENT
COMMERCIAL SPACE
BETWEEN 1700 SF AND 1800 SF
MIXED USE BUILDING
MULTI-FAMILY BUILDING
ALL RESIDENTIAL APARTMENTS
3-STORY ROW STYLE TOWNHOME WITH
IN-UNIT GARAGE, TYP.
2-STORY END-UNIT ROW STYLE TOWNHOME,
NO GARAGE, TYP.
63
62
43A
64
65
66
67
68
20
16
19
17 1115
30
35
35
Planning Board - January 9, 2025
ITEM: 1 - 14 - 4
N
0
5
°
1
2
'
0
1
"
E
5
3
8
.
0
4
'
S 36°02'
1
6
"
E
116.92'
N
3
9
°
3
9
'
4
1
"
E
33
0
.
6
1
'
S 50°28'07" E
115.22'
N
3
9
°
3
9
'
0
6
"
E
16
0
.
3
1
'
S 50°19'17" E
150.03'
L1 L2
S 48°16'45" E
506.30'L3
S 47°46'24" E
121.53'S 48°24'53" E
581.39'
S
4
1
°
2
5
'
4
8
"
W
31
0
.
4
8
'
N 48°34'06" W
121.43'
S
4
2
°
5
5
'
4
8
"
W
75
0
.
7
0
'
L4
L5L6
L7L8L9N 47°17'46" W
107.98'
L10L11L12
L13
L1
4
L1
5
L1
6
L17
L
1
8
L
1
9
L20
L
2
1
L
2
2
L
2
3
N 64°11'49
"
W
421.13'
S
4
1
°
3
4
'
5
0
"
W
21
0
.
0
0
'
LOT 142
R03600-006-012-000
RICHARD MOBURG
ELIZABETH MOBURG
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 143
R03600-006-013-000
NORA E. BENEVENTI
REVOCABLE TRUST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 144
R03600-006-014-000
DAVID M. RENQUIST
MARY E. RENQUIST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 147
R03600-006-017-000
PRUDENTIAL
RELOCATION INC.
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 148
R03600-006-018-000
BRADLEY J. ERBES
TAMI L. ERBES
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 149
R03600-006-024-000
ERNEST W. OLDS
DAWN M. OLDS
D.B. 6056, PG. 182
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 150
R03600-006-025-000
RICHARD MIMMS
SUPATRA MIMMS
D.B. 6221, PG. 2760
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 151
R03600-006-026-000
MADISON M.
NEWSOME
BUNJONG P.
NEWSOME
D.B. 4655, PG. 304
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
R0
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18' PRIVATE ALLEY
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
R03700-004-294-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE:
RESIDENTIAL
AMENITY
R03705-006-007-000
KATHRYN WOLFE &
LARRY STEVEN
MORGAN
D.B. 6025, PG. 1493
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
R03705-006-012-000
JOANN M. WAINIO
D.B. 5694, PG. 1838
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
L
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4
8
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R03700-004-301-000
DEREK REEVES
D.B. 5625, PG. 1573
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-300-000
STEVE LINDNER
D.B. 6031, PG. 2140
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-299-000
EDWARD
SOUTHERLAND
D.B. 5571, PG. 1535
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-298-000
ANNA ROVETTO
D.B. 6636, PG. 1714
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-297-000
ROCHELLE KREINER
D.B. 6406, PG. 1314
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-296-000
CAMERON DANIEL
D.B. 6290, PG. 242
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-295-000
RICHARD WILSON
D.B. 5545, PG. 2050
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-011-000
PORTERS CROSSING
HOA INC
D.B. 6102, PG. 2894
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL AMENITY
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
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WET
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NOT TO SCALE
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1A
38
36
45
1B
3
21
21
22
23
24
25
26
28
29
31
32
33
34
34
37
39
39
41
42
44
47
50
49
52
52
52
52
23
22
24
SITE DATA
PROJECT ADDRESSES:
PROPERTY OWNERS:BEE SAFE PORTERS NECK, LLC,
HERBERT E PARHAM, AND
B-2 PARCEL PINS: R03600-005-007-000 (± 2.82 AC)
R03600-005-006-002 (± 0.39 AC)
R-15 PARCEL PINS:
R03700-004-147-000 (± 20.41 AC)
R03700-004-148-000 (± 2.12 AC)
R03700-004-189-000 (± 7.79 AC)
ROAD CONNECTION PARCEL (NOT INCLUDED IN SUP REQUESTS):
PROPERTY OWNER: ROBERT L
YUNASKA
R03600-006-082-000 (I-1 ZONING,
±0.02 AC)
PROPOSED USE:MIXED-USE COMMERCIAL/RETAIL
& RESIDENTIAL MULTI-FAMILY,
TOWNHOME (ROWHOUSE)
RESIDENTIAL
FUTURE LAND USE CLASSIFICATION:URBAN MIXED USE, GENERAL
RESIDENTIAL, GROWTH NODE
TOTAL PROJECT SITE AREA:± 33.43 AC
CURRENT ZONING: B-2 (±3.21 AC) & R-15 (±30.22 AC
INCLUDING ± 1.30 AC IN COD)
PROPOSED ZONING: SUP - B-2 MIXED USE &
SUP- R-15 ADDITIONAL DWELLING
ALLOWANCE
DENSITY:SUP - B-2 MIXED USE B-2 DENSITY
DENSITY ALLOWED: NO MAX. OR
MIN. IDENTIFIED IN UDO
DENSITY PROPOSED:B-2
DENSITY: 19.31 DU/AC
SUP- R-15 ADDITIONAL DWELLING
ALLOWANCE HIGH DENSITY
RESIDENTIAL
DENSITY ALLOWED:10.2 DU/AC
PROPOSED DENSITY: 8.37 DU/AC
EXCLUDING
COD AREA
8.0 DU/AC
INCLUDING
COD AREA
MAXIMUM TOTAL PROPOSED UNITS:304 TOTAL UNITS + RETAIL
SPACE
242 TOWNHOMES (R-15)
62 APARTMENT UNITS (B-2)
1,800 SF RETAIL MAX. (B-2)
SITE DEVELOPMENT NOTES:
R-15 SUP DESIGN REQUIREMENTS:
IMPERVIOUS SURFACE ALLOWED: 40% MAX.
IMPERVIOUS SURFACE PROVIDED:40% MAX.
OPEN SPACE REQUIRED:35%
OPEN SPACE PROVIDED:MEET OR EXCEED 35% MINIMUM
PARKING REQUIREMENTS - R-15 DWELLING, ROW-STYLE (TOWNHOMES)
2 SPACES REQUIRED PER DWELLING UNIT
TOWNHOME PARKING REQUIRED:484 SPACES MINIMUM
TOWNHOME PARKING PROVIDED:484 SPACES MINIMUM
BUILDING DIMENSIONAL REQUIREMENTS
BUILDING HEIGHT: 40' MAX HT
BUILDING SETBACK: EXCEEDS 20' SINGLE FAMILY AND 30'
MULTI-FAMILY SETBACKS
GENERAL NOTES:
1.THE PROPOSED DEVELOPMENT SHALL MEET OR EXCEED ALL NEW HANOVER COUNTY (NHC)
ORDINANCE AND PERMIT REQUIREMENTS.
2.IF THE SUP IS GRANTED, THE B-2 AND R-15 PORTIONS OF THE SITE WILL BE CONSTRUCTED AS A
COHESIVELY DESIGNED. PERMITTED, CONSTRUCTED, AND MAINTAINED.
3.THE HATCHED I-1 ZONED PROPERTY LOCATED BETWEEN THE B-2 AND R-15 SITE SHALL PROVIDE
VEHICULAR, PEDESTRIAN, AND UTILITY ACCESS FOR ALL PARCELS WITHIN THE DEVELOPMENT
BOUNDARY.
4.THE DEVELOPMENT SHALL HAVE A HOA / POA IF / AS APPLICABLE.
5.STORM WATER SHALL BE DESIGNED AND PERMITTED IN ACCORDANCE WITH ALL NEW HANOVER
COUNTY AND STATE REQUIREMENTS.
6.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.
7.ALL LANDSCAPE & BUFFER MATERIALS AND INSTALLATION SHALL MEET OR EXCEED NHC UDO
REQUIREMENTS.
8.LOCATIONS OF ALL AMENITY AND RECREATION AREAS MAY CHANGE PENDING FINAL DESIGN
9.EXISTING TREES PROPOSED FOR PRESERVATION, BUT WILL BE FURTHER EVALUATED WITH FINAL
DESIGN; TREE MITIGATION WILL BE REVIEWED WITH PART OF TREE REMOVAL PERMIT.
BR
A
Y
S
D
R
I
V
E
52
'
P
U
B
L
I
C
R
/
W
SHAC
K
L
E
F
O
R
D
D
R
I
V
E
52' PU
B
L
I
C
R
/
W
51
43A
3
41
4
35
34
34
34
43
48
52
30
56
58
59
60
63
SANITARY SEWER SERVICE
(SEE UTILITY PLAN)
SEWER CLEANOUT
(SEE UTILITY PLAN)
STORM PIPE
(SEE GRADING & DRAINAGE PLAN)
STORM STRUCTURE
(SEE GRADING & DRAINAGE PLAN)
STORMWATER POND
STORMWATER OUTFALL
LEVEL SPREADER
EMERGENCY STORMWATER OUTFALL
EXISTING NON-WETLAND WATERS OF THE US
WETLAND IMPACTED FOR ROAD CROSSING
WETLANDS
PER APPROVED USACE AJD WETLAND
DELINEATION DATED 08/26/2024
EXISTING POND
IDENTIFIED AS "NATURAL POND" CONSERVATION
AREA IN NHC UDO. POND TO REMAIN AND HAVE
COD BUFFER
SWALE
PROVIDING OUTFALL DRAINAGE FOR EXISTING
POND
20' WIDE DRAINAGE EASEMENT IN I-1 PARCEL
ROAD CONNECTION BETWEEN B-2 AND R-15
PARCELS
ALL NECESSARY UTILITY AND STORMWATER
EASEMENTS CONVEYED BETWEEN B-2 AND R-15
PARCELS LOCATED ALONG ROAD
I-1 PARCEL ROAD CONNECTION BETWEEN B-2
AND R-15 PARCELS
MAINTENANCE BUILDING
16
17
18
20
21
22
23
24
25
26
27
28
29
30
19
MINIMUM R-15 REQUIRED BUILDING SETBACK TO ADJACENT
RESIDENTIAL
25' MINIMUM REQUIRED BUILDING SETBACK IN B-2 DISTRICT
BUILDING SETBACKS EXCEED MINIMUM REQUIREMENT IN ALL
LOCATIONS
CLUBHOUSE / PROPERTY MANAGEMENT OFFICE / FITNESS /
RECREATION CENTER
FENCED POOL W/ SUMMER KITCHEN AND CABANA(S)
BUILDING LANDSCAPE AREA
FOUNDATION PLANTINGS AROUND ALL BUILDINGS, TYP.
SEGMENTAL RETAINING WALL
4" HIGH CONCRETE WHEELSTOP
STREET LIGHT, TYP.
NATURE TRAIL
EXISTING VEGETATION / LANDSCAPE BUFFER
COMBINATION OF EXISTING & PLANTED VEGETATION CREATING
BUFFER TO ADJACENT PROPERTIES; BUFFERS EXCEED
MINIMUM BUFFER REQUIRED
MINIMUM BUFFER LINE
PROPOSED LANDSCAPE
STREET TREES ALONG ALL PROJECT ROADS AND IN
LANDSCAPE ISLANDS
32
33
34
3536
38
31
TRASH & RECYCLING COMPACTOR
W/ SCREEN
MONUMENT SIGN
EMERGENCY-ONLY GATED ACCESS
GATED ACCESS FOR EMERGENCY
VEHICLES EQUIPPED WITH KNOX
BOX/LOCK. ALIGN PAVING WITH
BRAYS DRIVE
41
45
46
50
51
37
39
4735
48
40
49
52
EXISTING 30' DUKE ENERGY PROGRESS,
LLC EASEMENT
TO BE RELOCATED, PENDING DUKE
APPROVAL
EXISTING 30' PUBLIC UTILITY EASEMENT
EXISTING 15' DRAINAGE & PUBLIC UTILITY
EASEMENT
EXISTING 30' SANITARY SEWER
EASEMENT
EXISTING 30' DRAINAGE & PUBLIC UTILITY
EASEMENT
54
55
53
KEY LEGEND:
1A HEAVY DUTY ASPHALT PAVING, TYP.
(SEE DETAILS)
LIGHT DUTY ASPHALT PAVING, TYP.
(SEE DETAILS)
CURB AND GUTTER
VERTICAL CURB
CONCRETE SIDEWALK
INTERCONNECTED SIDEWALK,TRAIL SYSTEM
THROUGHOUT PROJECT
ADA CURB RAMP WITH TRUNCATED DOMES
WARNING MAT
SPECIMEN LIVE OAK CLUSTER PRESERVED
PEDESTRIAN CROSSING LOCATION
PARKING LOT STRIPING
ADA PARKING SPACE (TYP)
2
4
5
6
7
8
1B
3
10
11
12
9
13
14
15
ADA LOADING SPACE (TYP)
ADA PARKING SPACE SIGNAGE (TYP)
WATER MAIN
(SEE UTILITY PLAN)
WATER SERVICE (DOMESTIC)
(SEE UTILITY PLAN)
WATER SERVICE (FIRE)
(SEE UTILITY PLAN)
WATER METER
(SEE UTILITY PLAN)
FIRE HYDRANT
(SEE UTILITY PLAN)
SANITARY SEWER MAIN
(SEE UTILITY PLAN)
57
58
56
60
61
59
EXISTING 20' UTILITY EASEMENT
EXISTING 20' DRAINAGE & UTILITY
EASEMENT
COMMERCIAL SPACE
BETWEEN 1700 SF AND 1800 SF
MIXED USE BUILDING
63
EXISTING TREE, TYP.
PICKLEBALL COURTS
SEE GENERAL NOTES
OPEN SPACE, TYP.
DOG PARK
SEE GENERAL NOTES
MOTOR COURT, TYP.
RESIDENTS' PARKING AT CORE OF EACH
BLOCK BEHIND UNITS. GARAGE ACCESS
PROVIDED IN MOTOR COURT
STREETYARD
25' MINIMUM REQUIRED
50' MAXIMUM SHOD PARKING SETBACK
100' MAXIMUM SHOD BUILDING SETBACK
EXISTING 40' DRAINAGE & PUBLIC UTILITY
EASEMENT
MULTI-FAMILY BUILDING
ALL RESIDENTIAL APARTMENTS
3-STORY ROW STYLE TOWNHOME WITH IN-UNIT
GARAGE, TYP.
2-STORY END-UNIT ROW STYLE TOWNHOME, NO
GARAGE, TYP.
42
43
44
43A
64
65
66
67
68
62
27
43
67
68
43
20
20
17
16
15
6867
4443
43A
43A
56
1B
44
43A
34
33
Planning Board - January 9, 2025
ITEM: 1 - 14 - 5
SU
P
-
B
-
2
Z
O
N
I
N
G
D
R
A
I
N
A
G
E
P
L
A
N
C-3.1
12
.
0
2
.
2
4
1"
=
5
0
'
RP
B
RP
B
RP
B
VICINITY MAP
NOT TO SCALE
NORTH
140
SITE
MAR
K
E
T
S
T
MA
R
S
H
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C
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C
R
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K
R
D
B
A
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F
I
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L
D
D
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0 25 50 100 200
SCALE: 1"=50'
GRAPHIC SCALEGRAPHIC SCALE
BA
Y
S
H
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N
H
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W
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4
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1
DA
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:
SC
A
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DE
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D
:
DR
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:
CH
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:
PEI JOB#:
CO
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:
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:
DR
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AP
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:
12
2
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a
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m
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h
C
a
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2
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3
(9
1
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)
7
9
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-
6
7
0
7
(
O
)
(
9
1
0
)
7
9
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6
7
6
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(
F
)
NC
L
i
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n
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e
#
:
C
-
2
8
4
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PR
E
L
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D
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S
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N
-
N
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.
1
7
-
M
A
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10
0
'
P
U
B
L
I
C
R
/
W
PROPOSED SEGMENTAL
RETAINING WALL
PROPOSED DROP
INLET
PROPOSED STORM
SEWER COLLECTION
SYSTEM
LEGEND:
EXISTING CONTOUR
PROPOSED CONTOUR
EXISTING SPOT ELEVATION
PROPOSED EDGE OF PAVEMENT
PROPOSED SIDEWALK ELEVATION
PROPOSED GRADE
PROPOSED TOP OF WALL
PROPOSED TOP OF CONCRETE
16
EG 25.05
EP 25.05
SW 25.05
LOD
PG 25.05
TW 25.05
TC 17.15
16
STORMWATER NOTES:
1.ALL ON-SITE PROPOSED IMPERVIOUS SURFACES WILL DRAIN TO ONE OF THE TWO (2) PROPOSED
STORMWATER WET PONDS. THESE PONDS ARE DESIGNED IN ACCORDANCE WITH NCDEQ AND NHC
STORMWATER ORDINANCE. ALL RUNOFF WILL BE COLLECTED AND CONVEYED BY A CLOSED CONDUIT
SYSTEM TO THE WET DETENTION BASINS.
BUILDING PAD NOTE:
1.SITE CONTRACTOR SHALL STRIP TOPSOIL AND ANY UNSUITALBE MATERIAL AND PROVIDE CUT/FILL
OPERATIONS TO PROVIDE A COMPACTED CONTROLLED BUILDING PAD, IN ACCORDANCE WITH SUBSURFACE
GEOTECHNICAL EXPLORATION AND/OR TECHNICAL SPECIFICATIONS.
ASPHALT AREA NOTE:
1.SITE CONTRACTOR SHALL STRIP TOPSOIL AND ANY UNSUITALBE MATERIAL AND PROVIDE CUT/FILL
OPERATIONS TO PROVIDE A COMPACTED CONTROLLED SUBGRADE, IN ACCORDANCE WITH THE SUBSURFACE
GEOTECHNICAL EXPLORATION AND/OR TECHNICAL SPECIFICATIONS.
GENERAL NOTES:
1.ALL CONSTRUCTION TO BE IN ACCORDANCE WITH ALL STATE OF NC, NEW HANOVER COUNTY, AND CFPUA
STANDARDS AND SPECIFICATIONS.
2.THE CONTRACTOR SHALL PLACE INLET PROTECTION AROUND ALL STORM DRAIN INLETS TO PROTECT THE
SYSTEM FROM COLLECTING SEDIMENTATION DURING CONSTRUCTION. INLET PROTECTION SHALL REMAIN IN
PLACE UNTIL THE ROADS ARE PAVED.
3.CONTRACTOR SHALL ADJUST ALL FRAMES OF EX. UTILITY INFRASTRUCTURE WITHIN ASPHALT OVERLAY, NEW
ASPHALT AREAS, AND SIDEWALKS TO MATCH PROPOSED GRADES.
4.ALL PROPOSED SPOT ELEVATIONS SHOWN ARE PROPOSED EDGE OF PAVEMENT UNLESS NOTED OTHERWISE.
5.CONNECT ROOF DRAINS AS SHOWN. IF THERE ARE ANY DRAINAGE QUESTIONS, PLEASE NOTIFY OWNER AND
ENGINEER PRIOR TO MAKING CONNECTIONS.
6.ALL SIDEWALK CROSS SLOPES HAVE BEEN GRADED TO MEET ADA REGULATIONS. CONTRACTOR SHALL
CONFIRM GRADES BEFORE PLACING PAVEMENT OR SIDEWALKS AND REPORT ANY DISCREPANCIES TO OWNER
AND/OR ENGINEER.
7.CONTRACTOR SHALL REFER TO THE GEOTECHNICAL ENGINEERING REPORT FOR SITE CONSTRUCTION
RECOMMENDATIONS.
8.CONTRACTOR SHALL STAKE SILT FENCE ALONG LIMITS OF DISTURBANCE LINE. THE SILT FENCE LINE TYPE IS
OFFSET ON THE DRAWING FOR CLARITY.
9.THE CONTRACTOR SHALL USE EITHER RCP (CL. III) OR ADS HP STORM PIPE FOR THE STORM DRAINAGE
SYSTEM. IF THE CONTRACTOR CHOOSES TO USE HP STORM PIPE, IT SHALL BE ADS N-12 WT STORM PIPE OR
APPROVED EQUAL AND SHALL BE INSTALLED TO MANUFACTURER SPECIFICATIONS. IN ADDITION, THE
CONTRACTOR SHALL BE SURE TO PROVIDE CONCRETE COLLARS AROUND EACH F.E.S. TO PREVENT
FLOATATION IF HP STORM PIPE IS CHOSEN. IF HP STORM PIPE IS CHOSEN, ALL PIPING WITHIN THE PUBLIC
RIGHT OF WAY MUST BE DUAL WALL HP-PIPE (GRAY)
NOTATION:
CI =CURB INLET
DI =DROP INLET
CO =CLEANOUT
DDI =DOUBLE DROP INLET
MH =STORM DRAIN MANHOLE
RD =ROOF DRAIN CLEANOUT
FFE =FINISHED FLOOR ELEVATION
BPE =BUILDING PAD ELEVATION
DS =DOWNSPOUT
LIMITS OF DISTURBANCE
SILT FENCE
TREE PROTECTION FENCING
DRAINAGE FLOW PATH
DRAINAGE INLET LABEL
INLET PROTECTION
EXISTING REGULATED TREE
BY NHC
AS-BUILT STORMWATER NOTE [15A NCAC 02H.1044]:
1.)THE CONTRACTOR WILL EMPLOY A LAND SURVEYOR LICENSED IN THE STATE OF NORTH CAROLINA TO
PROVIDE ACCURATE REPRODUCIBLE AS-BUILT DRAWINGS OF NEWLY INSTALLED COLLECTION SYSTEM, AND
IMPERVIOUS AREA ON THE SITE TO THE ENGINEER & OWNER UPON COMPLETION OF CONSTRUCTION. UPON
CERTIFICATION BY THE ENGINEER AND VERIFICATION FROM THE OWNER ANY DISCREPANCIES WILL BE
INDICATED, THEN THESE PLANS SHALL BE RETURNED TO THE CONTRACTOR FOR CORRECTION PRIOR TO
FINAL PAYMENT AND FINAL INSPECTION.
CO-1
SPECIAL USE PERMIT GENERAL NOTES:
1.THE PROPOSED DEVELOPMENT SHALL MEET OR EXCEED ALL NEW HANOVER COUNTY (NHC) ORDINANCE
AND PERMIT REQUIREMENTS.
2.STORM WATER SHALL BE DESIGNED AND PERMITTED IN ACCORDANCE WITH ALL NEW HANOVER COUNTY
AND STATE REQUIREMENTS.
3.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.
4.ALL LANDSCAPE & BUFFER MATERIALS AND INSTALLATION SHALL MEET OR EXCEED NHC UDO
REQUIREMENTS.
5.ACCESS EASEMENTS WILL BE GRANTED FROM A PUBLIC ROAD TO EACH BMP FOR NHC ACCESS.
PROPOSED LIMITS OF
DISTURBANCE (TYP.)
PROPOSED SILT
FENCE (TYP.)
PROPOSED LIMITS OF
DISTURBANCE (TYP.)
PROPOSED SILT
FENCE (TYP.)
PROPOSED TREE
PROTECTION
FENCING (TYP.)
BRA
Y
S
D
R
I
V
E
PROPOSED INLET
PROTECTION (TYP.)
PROPOSED
STORMWATER
WET POND
DU
K
E
E
N
E
R
G
Y
P
R
O
G
R
E
S
S
,
L
L
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M
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T
DB
6
0
9
6
,
P
G
1
2
8
8
CA
R
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L
I
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&
L
I
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C
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DB
6
7
2
P
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1
7
7
50
'
F
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S
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B
A
C
K
LOT 142
R03600-006-012-000
RICHARD MOBURG
ELIZABETH MOBURG
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
R03600-005-008-000
GREGORY POOLE
EQUIPMENT COMPANY
D.B. 6645, PG. 1746
ZONING: B-2
LAND USE: COMMERCIAL
R03600-005-005-000
SANDERS FAMILY
STORAGE, LLC
D.B. 6001, PG. 1677
ZONING: B-2
LAND USE: COMMERCIAL
STORAGE
SW
E
E
T
W
A
T
E
R
B
R
A
N
C
H
46
46
45
45
45
45
44
4
4
44
43
43
43
42
4
2
42
41
41
40
39 38 37 36
35 34 33
33
32
32
32
32
31
31
31
31
30
30
30
30
29
29
29
29
29
29 28
28
28
28
27
27
27
27
27
27 27
27
27
27
27
27
26
26
26
26
20
'
SS SS SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS SS SS SS SS
SS
SS
SS
SS
SS
W W
W
W
W W W W W W W W W W W W W W W W W W
W
W
W
W W W W W
W
W
W
W
W
W
W
W
W
SSSSSSSSSSSS
WWWWWWWW
W
W
W
W
W
W
41
40
3539383736 35
34
33 33
424344
20
22 23
24
25
21
26
27
27
28
191817161514
13
12
112727262524232221
20
19
18
17
16
15
14 13
27 26
TC 39.93
EP 39.39
TC 33.44
EP 32.90
TC 33.72
EP 33.18
TC 26.84
EP 26.30
FFE=28.20
FF
E
=
2
8
.
6
0
FF
E
=
2
8
.
9
2
FFE=28.67
DI 26.38
PG 26.63
DI 26.75PG 27.85
PG 27.85
PG 27.80
PG 27.85
PG 27.85
PG 27.85
PG 27.85
DI 25.92
SW 27.70SW 27.61
SW 27.42
PG 27.13
SW 27.53
PG 26.13
PG 26.33
PG 26.63
PG 26.98 DI 25.98DI 26.59PG 27.09DI 26.59PG 27.59
DI 27.78
DI 26.76PG 28.10
DI 27.44
PG 27.91
DI 27.56
PG 28.80
PG 28.30
PG 28.08
PG 28.80
PG 28.08
PG 28.55
DI 25.75PG 26.42DI 25.57
PG 27.51DI 29.27
PG 32.03
DI 31.24
DI 31.92 PG 32.78
PG 34.08
DI 33.28
PG 34.47
DI 36.88
DI 32.43 PG 33.29PG 34.08
PG 31.39
PG 31.60
PG 32.32
TC 32.80
EP 32.26
TC 34.77
EP 34.23
TC 31.92
EP 31.38
FFE=34.00
FFE=36.00
DI 40.03
PG 38.35PG 39.19
PG 36.42DI 38.53
PG 40.31
DI 41.19
EG 46.33 PG 44.06
PG 34.71
PG 42.20
PG 41.71 FF
E
=
4
2
.
5
0
PG 34.19
FFE=35.25
TW 44.75
PG 44.00
TW 44.00
PG 38.25
TW 40.75
PG 35.25
TW 37.50
PG 35.00
TW 37.00
PG 33.75
TW 35.00
PG 34.75
FF
E
=
2
7
.
8
7
LO
D
LO
D
LO
D
LO
D
LO
D
LOD
LOD
LODLODLODLODLODLODLODLODLODLODLODLODLODLODLODLOD
LO
D
LO
D
LO
D
LO
D
LO
D
LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD
LO
D
LO
D
LO
D
LO
D
L
O
D
LO
D
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LODLOD
LOD
LODLODLODLOD
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
LOD LOD LOD
LO
D
LO
D
LO
D
L
O
D
LOD LOD
LOD
LOD LOD
LO
D
N
O
N
-
W
E
T
L
A
N
D
W
A
T
E
R
S
O
F
T
H
E
U
S
TR
I
B
U
T
A
R
Y
Planning Board - January 9, 2025
ITEM: 1 - 14 - 6
RIP
RIP
22O
K
13O
K
13O
K
18PO
12PN13PN
22PN
22PN
22PN
12O
K
15OK
18O
K
27O
K
15O
K
23O
K
17O
K
16PO
14PO
12PO
16O
K
26P
N
14O
K
15OK
22P
N
25P
N
13PN
13O
K
16O
K 13O
K
17O
K
28PO
13O
K
12O
K
17O
K
15PN
18P
N
12O
K
18PN
24PN
12O
K
14PN
17G
M
10SY
9OK
12PN
15P
N
20OK
12O
K
12HI
18O
K
11OK14P
N
12PN
12G
M
15O
K
16P
N
20P
N
8OK
13HI
23PN
10HI
10H
I
13O
K
11H
I
12P
N
4HI
19PN
18P
N
8HI
11O
K
24P
N
20P
N
9OK
8GM
12G
M
23P
N
11OK
10O
K
15PN
20PN
26P
N
23PN
9GM
23P
N
11O
K
14O
K
15O
K
8OK9OK
8OK
13O
K
8OK
10O
K
13O
K
12G
M
10G
M 23G
M 8OK
14P
N
10O
K
13O
K 12O
K
21O
K
13O
K 12O
K 13O
K
8GM
24OK
12O
K
9GM 24O
K
12O
K
12G
M
8GM
26O
K
21PN
23G
M
13O
K
8GM
13GM 22PN
22P
N
30P
N 16P
N
15O
K
8GM
16OK
11O
K
8OK
17PN
13O
K
8OK
12OK
12OK
19O
K
13G
M
12PN
12O
K
14O
K
15O
K
12GM
13OK
12O
K
14PN
14PN
13O
K
10O
K
54G
M
19PN
20PN
16PN
16P
N
12PN
19P
N
12P
N
13PN
17P
N
14P
N
20PN
18PN
16P
N
12PN
17PN12PN
17PN
15PN
17PN
8GM
14G
M
6MG
11O
K
5AH
16PO
14O
K 15O
K
14P
O
13O
K
16OK
12GM
12PN
12O
K
12CH
4MM
5CT
4CT
8CT
4CT
4CT4CT
12C
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9CT
13CT
8CT
4MM4MM
4MM4MM
CEMETERY
LOT 142
R03600-006-012-000
RICHARD MOBURG
ELIZABETH MOBURG
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 143
R03600-006-013-000
NORA E. BENEVENTI
REVOCABLE TRUST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 144
R03600-006-014-000
DAVID M. RENQUIST
MARY E. RENQUIST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 147
R03600-006-017-000
PRUDENTIAL
RELOCATION INC.
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 148
R03600-006-018-000
BRADLEY J. ERBES
TAMI L. ERBES
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 149
R03600-006-024-000
ERNEST W. OLDS
DAWN M. OLDS
D.B. 6056, PG. 182
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 150
R03600-006-025-000
RICHARD MIMMS
SUPATRA MIMMS
D.B. 6221, PG. 2760
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 151
R03600-006-026-000
MADISON M.
NEWSOME
BUNJONG P.
NEWSOME
D.B. 4655, PG. 304
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
40' DRAINAGE AND PUBLIC
UTILITY EASEMENT
D.B. 5053, PG.1637
R0
3
7
0
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0
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4
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9
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18' PRIVATE ALLEY
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
R03700-004-294-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE:
RESIDENTIAL
AMENITY
R03705-006-007-000
KATHRYN WOLFE &
LARRY STEVEN
MORGAN
D.B. 6025, PG. 1493
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
R03705-006-012-000
JOANN M. WAINIO
D.B. 5694, PG. 1838
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
30' SANITARY SEWER EASEMENT
M.B. 46, PG. 25
L
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R03700-004-301-000
DEREK REEVES
D.B. 5625, PG. 1573
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-300-000
STEVE LINDNER
D.B. 6031, PG. 2140
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-299-000
EDWARD
SOUTHERLAND
D.B. 5571, PG. 1535
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-298-000
ANNA ROVETTO
D.B. 6636, PG. 1714
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-297-000
ROCHELLE KREINER
D.B. 6406, PG. 1314
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-296-000
CAMERON DANIEL
D.B. 6290, PG. 242
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-295-000
RICHARD WILSON
D.B. 5545, PG. 2050
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-011-000
PORTERS CROSSING
HOA INC
D.B. 6102, PG. 2894
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL AMENITY
15
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I
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Y
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A
S
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M
E
N
T
M.B. 51, PG. 15
4
20' DRAINAGE AND PUBLIC
UTILITY EASEMENT
M.B. 51, PG. 154
10O
K
19PN
18O
K
19O
K
11OK
11O
K
12O
K
10O
K 12P
N
10O
K
12O
K
24PN
17O
K
11O
K
10O
K
18PN
20PN
20PN
12OK
17P
N
19PN
12PN21P
N
14P
N
14PN
14P
N
12PN
13P
N18PN
19PN
15O
K
13P
N
16O
K
15P
N
18PN
18P
N
20PN
18P
N
15PN
8HI 17PN
18PN16P
N
19PN
19PN
13O
K
15O
K15O
K8OK
12O
K
18PN
19P
N
17P
N
18P
N
16PN 14PN
16P
N
12PN
15P
N
13PN
12P
N
15P
N
13PN
14PN
20PN
20O
K
14P
N
15P
N
15P
N
13P
N
12OK
8OK
8OK
4CM
9OK
6MG
5MG
13G
M
13PN 11O
K
15O
K
18PN
9OK
17PN
8OK
8OK
12OK
15P
N
9OK
15PN
9OK
8OK
9OK
12P
N
15P
N
11O
K
8DW
18PN
14P
N
12O
K
13PN
8OK
13P
N12PN
8MA
16P
N
5AH9OK18P
N
9OK
9OK
15P
N
12PN
5MG
13P
N
5MG
8GM
16P
N
9GM
14PN
12PN
8OK
8GM
8GM
14PN
22PN
8OK
10O
K
10GM
8OK
8OK
18P
N
13PN 9GM
13P
N 14PN
8OK
14PN
14P
N
17P
N
10G
M
8OK
13PN 12PN 7CM
22OK
9GM
21PN
28P
N9OK
19PN
11OK
4MG
13O
K
17PN 10O
K
15P
N
16P
N
16PN
16P
N
13PN
9OK
18PN
18O
K
14OK
13O
K
23O
K
13O
K
15O
K
15O
K
15OK
14O
K
15O
K
12O
K
21O
K
28O
K
30PN
19O
K
18P
N
24PN
21PN
26PN
12O
K
15O
K
25O
K
15O
K
15O
K
15O
K
22OK
19P
N
14O
K
12O
K
17P
N
13PN
15P
N
14PN 17O
K
14OK
23O
K
23P
N
19PN
15OK8DW
9OK
14O
K
23PN
31PN
28P
N
35PN
19P
N
15P
N
17O
K
16PN
14PN
12CH
15PN
8OK
8OK
14O
K
19O
K
24PN
22P
N
12O
K
13OK
13OK
12O
K
14PN
15P
N
15PN
21PN
21PN
14OK8OK
14PN
18O
K
24PN
18O
K
18O
K
17PN
16PN
25O
K
8DW
15O
K
18O
K
7DW
7DW
7DW
7MG
11O
K
18O
K
11O
K
9DW
7DW 15O
K
13O
K
19PN
19PN
20O
K
18PN
13P
N 14PN
23P
N
15P
N
13OK
21PN
27PN
30PN
12M
A
19P
N
14PN
20PN
12P
N
10PA
10PA
14PA
15P
A
10PA
10P
A 8PA
8PA
15PN17PN
16P
N
12O
K
17O
K
12O
K 13O
K
16P
N
12PN
15PN
18PN
18PN
24PN
19P
N
20P
N
24PN
21P
N
15O
K
21PN
15OK
18O
K
12O
K
14O
K
13PN
25PN12PN
24PN
20PN
14P
N
12PN
14P
N
9OK
13P
N
24PN
14PN
10O
K
12PN
4AH
15PN
23PN
18O
K
22O
K
15OK
13O
K
12O
K
9OK
14O
K
18O
K
8PA
10G
M
10G
M
10G
M
12PO12P
O
8PO
11G
M 13G
M8GM
12PN
10O
K
14O
K
13O
K
8OK
18O
K
27O
K
12O
K
13G
M
8PO
12PO
12P
O
10G
M
18O
K
10G
M
17O
K
14GM
10O
K
14O
K 8GM
12OK
13G
M
10G
M
13O
K
8OK 10G
M
18P
N
15PN
15PN
13O
K
23P
N
12C
H
14P
N
12PN
8OK
8OK
20PN
19P
N
9GM
22P
N
19PN
13P
N
18PN
18P
N
12PN
8OK19P
N
8OK
8OK
5CT
14P
N
20O
K
10O
K
16O
K
16O
K
18P
N
8OK
18PN
10O
K
17P
N
14PN
17P
N
14PN
17P
N
17O
K
20PN
17C
E12PN
13PN
24PN 18O
K
21PN
4CM4CM
22O
K
15PN
12PN
21PN
10G
M
13PN 12PN
14PN
12P
N
14PN
17PN
12PN
14P
N
14P
N
12P
N
21O
K
20O
K21O
K
18OK
23O
K
15O
K
15O
K
24O
K
29OK
24PN
20PN
30O
K
22P
N
17O
K
13O
K
19PN
25O
K
28P
N
15O
K
20O
K
19PN
25P
N
35O
K
35O
K25O
K
32O
K
39PN
20P
N
8PA
12P
N
30PN
24P
N
4SY
19P
N
8OK
14P
N
14PN
9GM
11G
M 8GM
11G
M12PN
17PN
12PN
13O
K
13OK
13OK
18P
N
17P
N
9PN
15PN
19P
N
15PN
14PN
18P
N
14P
N
15P
N
8OK9OK
15PN
10O
K
5DW
20PN
11O
K
20PN
20PO
24O
K
24PN
15O
K
19OK
18O
K
8MG
6MG
13O
K
8MG
11O
K
15P
N13O
K
15O
K
14OK
19O
K
15O
K
16O
K
15O
K
24P
N
15P
N
12O
K
26O
K
13O
K
18P
N 14O
K
14G
M
23PN
15O
K
24P
N
7MG
8OK
21O
K
12O
K
16O
K
24O
K
28O
K
14PA
10PA
10PA
4PA
10PA
5MM
9OK
11G
M
14P
N
17P
N
36O
K
24O
K
22OK
9OK
12P
N 12P
N
4PR 4PR
18OK 23P
N
20P
N
26OK
19O
K 23O
K
19O
K
18O
K
12O
K
15P
N
17P
N
15P
N
18P
N
17PN
15G
M
20P
N
24PN
4EL
24O
K 7MG10O
K
8OK 9OK
12G
M
14PN
13PN
12P
N
17PN 21P
N
18O
K
10O
K
21PN
20PN8OK4MG
6MG
14O
K10O
K
10OK
18P
N
12OK
11O
K
16PN
15PN
8OK17PN16PN
23PN
20PN
18P
N
15PN
18P
N
16PN
4CE
16P
N
15PN
13P
N
13PN
8OK
12PN
13OK
14PN
8OK
12PN
10O
K
12O
K
18OK
24PN
14P
N
9OK
18O
K
27PN
14P
N
18PN
17P
N
14P
N
10G
M
13PN
14O
K
19PN
12P
N 14P
N
15P
N
12PN
8OK
17O
K
17OK12PN
15PN
15PN
12O
K
16G
M
17O
K
4CM
21PN
10GM
22PN
22PN
13O
K
21P
N
11O
K
12O
K
9OK
15PN
18PN 12PN
12PN
13P
N
19PN
12PN
13P
N
4MG
12P
N
8OK8MA
15O
K
10O
K
8OK
17O
K
18O
K
27O
K
20O
K
17O
K
18O
K
21P
N
27P
N
24O
K
15O
K 18O
K
17O
K
28O
K
19O
K
27O
K 19O
K
35OK
20PN
24PN
9OK
6DW
5DW
10P
N
10O
K
14O
K
20O
K
19PN
23O
K
24O
K
35O
K
17PN
24PN
19PN
22P
N
29PN
8PR
10P
A
9PA
16PA
23PN
25PN
18PN 18P
N
36PN
14PN
17PN
15PN
16PN
14PN
18P
N
17PN
20P
N
22PN
24PN
16O
K
17O
K
26G
M
17PN
13PN15PN
12P
N
13P
N
13P
N16P
N
21PN
13PN
23PN
17PN 13PN
14P
N
20PN
13PN
15G
M15G
M
15PN
18PN
14PN
12P
N
20P
N
5SY
12PN
11O
K
12PN
15P
N
13P
N
8GM
11O
K
10O
K
8GM
9OK
13O
K
13PN
19PN
14PN
18PN
14PN
8MG
18P
N
15PN
13P
N
20PN
9OK 13G
M
8OK
8GM
13G
M
11O
K
12PN
15PN
10O
K
18PN
15PN
12P
N
18PN
10O
K
18O
K
10O
K
9OK 6SY
4MG
15P
N
8OK 13G
M
8OK
8OK
20PN
15P
N
20PN
12PN
10O
K
30PN
16O
K
10OK
10O
K
18O
K
12O
K
10O
K
9PO
26O
K
20O
K
9OK
15O
K
14O
K
15G
M
14O
K
12O
K 14O
K 30OK
10O
K
8GM
30O
K
8MA
4AH
7MG 13O
K
8PO
11G
M
13G
M9HI
8OK
13O
K
24PN
5MG
14O
K
18P
O
9GM
10HI
11H
I
8OK
26P
N
18O
K
18PN
11G
M
19PN
13P
N 19PN
8GM
12M
A
19PN
20PN20P
N23P
O
21P
N
20P
N
20PN
10SY
13PN
5,4C
M
(
C
L
U
S
T
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)
21PN
13PN
13OK11G
M
23P
N
15PA 14P
A 15PA
8CH
6MM
10GM
24O
K
20PN
12G
M
15O
K
16O
K
14O
K
15O
K
15O
K
15O
K
10G
M
15O
K
22PN 16O
K
19P
N
16O
K
24O
K
14PN
12P
N 14O
K
16PN
8GM
14GM
10G
M
9GM
30PN
27P
N
17O
K
36PN23PN
12P
N
25PN
12O
K
18P
N
12G
M14GM
11G
M
12O
K
14O
K
13O
K
19O
K
16PN
17PN
18PN
13PN
18PN
18P
N
17P
N
10G
M
20PN
27PN
9OK
9GM 10O
K
14G
M
12O
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K
12OK
6AH
14O
K
29PO
10G
M
6AH
17PO
13O
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12O
K
13O
K
15G
M
10O
K
12P
N
12PN
10G
M
13G
M
19P
N
12G
M
14P
N
19P
N
19P
N
15O
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10G
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18P
N 21PN
20P
N
12G
M
5MG
9GM
5MM
18PN
8GM
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9OK
8MA 8GM
8GM
10GM
14GM
8MM
8GM
10G
M
10G
M
11M
A
14PN
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R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
24
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PG 25.62 PG 25.18 PG 24.68PG 25.18 PG 24.68 PG 25.18PG 24.68 PG 24.68
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DI 25.75PG 26.42DI 25.57
PG 27.51
PG 31.60
PG 15.00
PG 12.00
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DI 25.13
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W
EXISTING
POND
PROPOSED DRAINAGE
SWALE FOR EXISTING POND
PROPOSED STORM
WATER COLLECTION
SYSTEM (TYP.)
PROPOSED
STORMWATER
WET POND
PROPOSED
STORMWATER
WET POND
PROPOSED
STORMWATER
OUTLET STRUCTURE
PROPOSED
STORMWATER
LEVEL SPREADER
PROPOSED
STORMWATER
OUTLET STRUCTURE
PROPOSED
STORMWATER
LEVEL SPREADER
PROPOSED DROP
INLET (TYP.)
PROPOSED STORM
MANHOLE (TYP.)
PROPOSED STORM
WATER COLLECTION
SYSTEM (TYP.)
60'
60' PUBLIC
DRAINAGE
EASEMENT
STORMWATER NOTES:
1.ALL ON-SITE PROPOSED IMPERVIOUS SURFACES WILL DRAIN TO ONE OF THE TWO (2)
PROPOSED STORMWATER WET PONDS. THESE PONDS ARE DESIGNED IN ACCORDANCE
WITH NCDEQ AND NHC STORMWATER ORDINANCE. ALL RUNOFF WILL BE COLLECTED AND
CONVEYED BY A CLOSED CONDUIT SYSTEM TO THE WET DETENTION BASINS.
BUILDING PAD NOTE:
1.SITE CONTRACTOR SHALL STRIP TOPSOIL AND ANY UNSUITALBE MATERIAL AND PROVIDE
CUT/FILL OPERATIONS TO PROVIDE A COMPACTED CONTROLLED BUILDING PAD, IN
ACCORDANCE WITH SUBSURFACE GEOTECHNICAL EXPLORATION AND/OR TECHNICAL
SPECIFICATIONS.
ASPHALT AREA NOTE:
1.SITE CONTRACTOR SHALL STRIP TOPSOIL AND ANY UNSUITALBE MATERIAL AND PROVIDE
CUT/FILL OPERATIONS TO PROVIDE A COMPACTED CONTROLLED SUBGRADE, IN
ACCORDANCE WITH THE SUBSURFACE GEOTECHNICAL EXPLORATION AND/OR TECHNICAL
SPECIFICATIONS.
GENERAL NOTES:
1.ALL CONSTRUCTION TO BE IN ACCORDANCE WITH ALL
STATE
OF NC, NEW HANOVER COUNTY, AND CFPUA STANDARDS
AND SPECIFICATIONS.
2.THE CONTRACTOR SHALL PLACE INLET PROTECTION
AROUND ALL STORM DRAIN INLETS TO PROTECT THE
SYSTEM FROM COLLECTING SEDIMENTATION DURING
CONSTRUCTION. INLET PROTECTION SHALL REMAIN IN
PLACE UNTIL THE ROADS ARE PAVED.
3.CONTRACTOR SHALL ADJUST ALL FRAMES OF EX. UTILITY
INFRASTRUCTURE WITHIN ASPHALT OVERLAY, NEW
ASPHALT AREAS, AND SIDEWALKS TO MATCH PROPOSED
GRADES.
4.ALL PROPOSED SPOT ELEVATIONS SHOWN ARE
PROPOSED EDGE OF PAVEMENT UNLESS NOTED
OTHERWISE.
5.CONNECT ROOF DRAINS AS SHOWN. IF THERE ARE ANY
DRAINAGE QUESTIONS, PLEASE NOTIFY OWNER AND
ENGINEER PRIOR TO MAKING CONNECTIONS.
6.ALL SIDEWALK CROSS SLOPES HAVE BEEN GRADED TO
MEET ADA REGULATIONS. CONTRACTOR SHALL
CONFIRM GRADES BEFORE PLACING PAVEMENT OR
SIDEWALKS AND REPORT ANY DISCREPANCIES TO
OWNER AND/OR ENGINEER.
7.CONTRACTOR SHALL REFER TO THE GEOTECHNICAL
ENGINEERING REPORT FOR SITE CONSTRUCTION
RECOMMENDATIONS.
8.CONTRACTOR SHALL STAKE SILT FENCE ALONG LIMITS
OF DISTURBANCE LINE. THE SILT FENCE LINE TYPE IS
OFFSET ON THE DRAWING FOR CLARITY.
9.THE CONTRACTOR SHALL USE EITHER RCP (CL. III) OR
ADS HP STORM PIPE FOR THE STORM DRAINAGE
SYSTEM. IF THE CONTRACTOR CHOOSES TO USE HP
STORM PIPE, IT SHALL BE ADS N-12 WT STORM PIPE OR
APPROVED EQUAL AND SHALL BE INSTALLED TO
MANUFACTURER SPECIFICATIONS. IN ADDITION, THE
CONTRACTOR SHALL BE SURE TO PROVIDE CONCRETE
COLLARS AROUND EACH F.E.S. TO PREVENT FLOATATION
IF HP STORM PIPE IS CHOSEN. IF HP STORM PIPE IS
CHOSEN, ALL PIPING WITHIN THE PUBLIC RIGHT OF WAY
MUST BE DUAL WALL HP-PIPE (GRAY)
AS-BUILT STORMWATER NOTE [15A NCAC 02H.1044]:
1.)THE CONTRACTOR WILL EMPLOY A LAND SURVEYOR LICENSED IN THE STATE OF NORTH
CAROLINA TO PROVIDE ACCURATE REPRODUCIBLE AS-BUILT DRAWINGS OF NEWLY
INSTALLED COLLECTION SYSTEM, AND IMPERVIOUS AREA ON THE SITE TO THE
ENGINEER & OWNER UPON COMPLETION OF CONSTRUCTION. UPON CERTIFICATION BY
THE ENGINEER AND VERIFICATION FROM THE OWNER ANY DISCREPANCIES WILL BE
INDICATED, THEN THESE PLANS SHALL BE RETURNED TO THE CONTRACTOR FOR
CORRECTION PRIOR TO FINAL PAYMENT AND FINAL INSPECTION.
SPECIAL USE PERMIT GENERAL NOTES:
1.THE PROPOSED DEVELOPMENT SHALL MEET OR EXCEED ALL NEW
HANOVER COUNTY (NHC) ORDINANCE AND PERMIT
REQUIREMENTS.
2.STORM WATER SHALL BE DESIGNED AND PERMITTED IN
ACCORDANCE WITH ALL NEW HANOVER COUNTY AND STATE
REQUIREMENTS.
3.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.
4.ALL LANDSCAPE & BUFFER MATERIALS AND INSTALLATION
SHALL MEET OR EXCEED NHC UDO REQUIREMENTS.
5.ACCESS EASEMENTS WILL BE GRANTED FROM A PUBLIC
ROAD TO EACH BMP FOR NHC ACCESS.
LIMITS OF
WETLANDS
PROPOSED LIMITS OF
DISTURBANCE (TYP.)
PROPOSED SILT
FENCE (TYP.)
PROPOSED LIMITS OF
DISTURBANCE (TYP.)
PROPOSED SILT
FENCE (TYP.)
BRA
Y
S
D
R
I
V
E
PROPOSED INLET
PROTECTION (TYP.)
LEGEND:
EXISTING CONTOUR
PROPOSED CONTOUR
EXISTING SPOT ELEVATION
PROPOSED EDGE OF PAVEMENT
PROPOSED SIDEWALK ELEVATION
PROPOSED GRADE
PROPOSED TOP OF WALL
PROPOSED TOP OF CONCRETE
16
EG 25.05
EP 25.05
SW 25.05
LOD
PG 25.05
TW 25.05
TC 17.15
16
NOTATION:
CI =CURB INLET
DI =DROP INLET
CO =CLEANOUT
DDI =DOUBLE DROP INLET
MH =STORM DRAIN MANHOLE
RD =ROOF DRAIN CLEANOUT
FFE =FINISHED FLOOR ELEVATION
BPE =BUILDING PAD ELEVATION
DS =DOWNSPOUT
LIMITS OF DISTURBANCE
SILT FENCE
TREE PROTECTION FENCING
DRAINAGE FLOW PATH
DRAINAGE INLET LABEL
INLET PROTECTION
EXISTING REGULATED TREE
BY NHC
CO-1
Planning Board - January 9, 2025
ITEM: 1 - 14 - 7
W
E
T
W
E
T
X X X X X X X X X X X
X X X
SIGN
SS
SMH
RIM = 47.29
INV = 27.53
TOP OF INTERIOR PIPE = 38.63
SMH
RIM = 47.33
INV = 26.08
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
RETAINING WALL
CHAINLINK FENCE
X
CHAINLINK FENCE
IRF
IPF
IPF
IPF
AXLEIPF
IPF
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R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
BFP
R03600-005-008-000
GREGORY POOLE
EQUIPMENT COMPANY
D.B. 6645, PG. 1746
ZONING: B-2
LAND USE: COMMERCIAL
R03600-005-005-000
SANDERS FAMILY
STORAGE, LLC
D.B. 6001, PG. 1677
ZONING: B-2
LAND USE: COMMERCIAL
STORAGE
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SSMH-14 SSMH-13
SSMH-12
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
CONNECTION TO
EXISTING WATER LINE.
EXISTING 8" WATER
LINE
8" C-900 (DR-18) PVC
WATER MAIN
8" C-900 (DR-18)
GRAVITY SEWER
EXISTING SEWER LINE
CAPE FEAR PUBLIC UTILTIY ATHORITY STANDARD NOTES:
1.ALL PROPOSED ADDITIONS TO THE CAPE FEAR PUBLIC UTILITY
AUTHORITY (CFPUA) WATER DISTRIBUTION AND SANITARY SEWER
COLLECTION SYSTEMS, AS SHOWN AND SPECIFIED HEREIN, SHALL
BE DESIGNED AND CONSTRUCTED TO CONFORM TO STATE RULES
AND THE CFPUA'S MINIMUM TECHNICAL STANDARDS ARE
CONTAINED IN THE CURRENT DESIGN GUIDANCE MANUAL, MATERIAL
SPECIFICATION MANUAL, TECHNICAL SPECIFICATIONS FOR
CONSTRUCTION, AND STANDARD DRAWING DETAILS.
2.SEWER MANHOLE INSERTS REQUIRED AT ALL MANHOLES.
STAINLESS STEEL MANHOLE INSERTS REQUIRED AT MANHOLES
LOCATED IN TRAFFIC AREAS.
3.WATER AND SEWER SERVICES SHALL BE PERPENDICULAR TO MAIN
AND TERMINATE 18" INSIDE THE RIGHT-OF-WAY LINE. SEWER
SERVICES IN CUL-DE-SACS ARE REQUIRED TO BE PERPENDICULAR,
OR MUST ORIGINATE IN END OF LINE MANHOLE AND TERMINATE 18"
INSIDE RIGHT-OF-WAY LINE.
4.ALL SEWER SERVICES CONNECTING INTO DUCTILE IRON MAINS
SHALL ALSO BE CONSTRUCTED OF DIP.
5.MINIMUM 10' UTILITIES EASEMENT PROVIDED ALONG THE FRONTAGE
OF ALL LOTS AND AS SHOWN FOR NEW DEVELOPMENTS.
6.NO FLEXIBLE COUPLINGS SHALL BE USED.
7.ALL STAINLESS STEEL FASTENERS SHALL BE TYPE 316.
8.CLEANOUTS SHALL BE LOCATED A MINIMUM OF 6 FEET FROM ALL
PROPERTY CORNERS.
9.WATER METER BOXES ARE TO BE A MINIMUM OF 5 FEET FROM THE
PROPERTY CORNER.
10.UNUSED SERVICES SHALL BE ABANDONED, ABANDONED WATER
SERVICES SHALL BE DISCONNECTED FROM MAIN.
11.A MINIMUM 10' OF MAIN LINE, 5' UPSTREAM AND 5' DOWNSTREAM
SHALL BE REPLACED FOR NEW SEWER SERVICE CONNECTION TO
EXISTING CLAY GRAVITY SEWER MAINS.
12.A MINIMUM OF 20' OF MAIN LINE, 10' UPSTREAM AND 10'
DOWNSTREAM SHALL BE REPLACED FOR NEW CUT IN MANHOLES ON
EXISTING CLAY GRAVITY SEWER MAINS.
13.PROVIDED A MINIMUM DISTANCE OF SIX(6) INCHES BETWEEN EDGES
OF CORE HOLES. CORING THE MANHOLE CONE IS NOT PERMITTED.
14.WATER MAIN AND FORCE MAIN PIPE INSTALLED BY OPEN CUT SHALL
BE BURIED AT A MINIMUM OF THREE (3) FEET AND A MAXIMUM OF
FIVE (5) FEET BELOW FINISHED GRADE. DEPTHS GREATER THAN
FIVE (5) FEET MUST BE APPROVED BY CFPUA.
15.ALL MANHOLE MAIN LINE AND SERVICE PIPING TO BE INSTALLED AT
A MINIMUM OF CROWN TO CROWN OF THE LARGEST DIAMETER PIPE.
FIRE & LIFE SAFETY NOTES:
1.NEW HYDRANTS MUST BE AVAILABLE FOR USE PRIOR TO CONSTRUCTION OF THE
BUILDINGS WITHIN ANY DEVELOPMENT.
2.HYDRANTS MUST BE LOCATED WITHIN 8' OF THE CURB.
3.CONTRACTOR SHALL MAINTAIN AN ALL WEATHER ACCESS FOR EMERGENCY
VEHICLES AT ALL TIMES DURING CONSTRUCTION.
4.A MINIMUM OF 4' SHALL SEPARATE UNDERGROUND FIRE LINES OR PRIVATE WATER
MAINS FROM OTHER UNDERGROUND UTILITIES.
5.LANDSCAPING OR PARKING CANNOT BLOCK OR IMPEDE THE FDC OR FIRE HYDRANTS
OR ACCESS TO THESE APPARATUSES. A 3-FOOT (3') CLEAR SPACE SHALL BE
MAINTAINED AROUND THE CIRCUMFERENCE OF HYDRANTS AND FDC.
6.HYDRANTS SHOULD BE 18 INCHES FROM THE CENTERLINE OF THE STEAMER
CONNECTION TO FINISH GRADE, THIS INCLUDES LANDSCAPING. STEAMER
CONNECTIONS SHALL FACE THE STREET.
7.FIRE HYDRANTS SHOULD NOT BE BLOCKED BY PARKING SPACES OR UTILITIES.
8.THE GATE AT THE ACCESS TO BRAYS DRIVE IS FOR EMERGENCY ACCESS ONLY AND
SHALL BE SIREN ACTIVATED OR A KNOW BOX PROVIDED.
UTILITY INFORMATION
CONTRACTOR SHALL INSTALL WATER AND SEWER SERVICES IN
ACCORDANCE WITH CFPUA STANDARD DETAILS AND SPECIFICATIONS.
SANITARY SEWER
THIS PROJECT IS PROPOSING 8" SANITARY SEWER MAINS THROUGHOUT
DEVELOPMENT WITH INDIVIDUAL SERVICES TO EACH UNIT. THE
PROPOSED COLLECTION SYSTEM WILL CONNECT TO AN EXISTING
CFPUA GRAVITY SEWER SYSTEM LOCATED ON-SITE. ALL SANITARY
SEWER ALLOCATION PROVIDED BY CFPUA.
CONTRACTOR TO COORDINATE SANITARY TIE-IN TO EXISTING
FACILITIES WITH CFPUA. CFPUA INSPECTOR TO BE ON-SITE DURING
TAPPING OF EX. SEWER FACILITIES. SANITARY IN-LINE PLUGS ARE
REQUIRED AT ALL CONNECTION POINTS TO EX. SEWER FACILITIES AND
MUST REMAIN IN PLACE UNTIL CONSTRUCTION IS COMPLETE AND
CFPUA HAS COMPLETED ITS INSPECTION.
WATER
THIS PROJECT IS PROPOSING 6-INCH AND 8-INCH PUBLIC WATER MAINS
LOCATED THROUGHOUT THE DEVELOPMENT WITH CONNECTIONS TO
THE EXISTING WATER SYSTEM IN THREE (3) DIFFERENT LOCATIONS.
INDIVIDUAL SERVICES WILL BE PROVIDED FOR EACH UNIT. ALL
DOMESTIC WATER ALLOCATION PROVIDED BY CFPUA.
CONTRACTOR TO COORDINATE WATER TIE-IN TO EXISTING FACILITIES
WITH CFPUA. CFPUA INSPECTORS ARE REQUIRED TO BE ON-SITE
DURING TAPPING OF THE EX. UTILITIES.
UTILITY NOTES: (NCAC 15A.02T.0305 / T15A.18C.0906)
1.PER RULE .0904, WATER MAINS MUST BE BURIED TO A DEPTH BELOW
THE FROST LINE OR TO A DEPTH SUFICIENT TO PROVIDE A MINIMUM
OF 30 INCHES, WHICHEVER IS GREATER.
2.LATERAL SEPARATION OF SEWERS AND WATER MAINS. WATER MAINS
SHALL BE LAID AT LEAST 10 FEET LATERALLY FROM EXISTING OR
PROPOSED SEWERS, UNLESS LOCAL CONDITIONS OR BARRIERS
PREVENT A 10-FOOT LATERAL SEPARATION, IN WHICH CASE:
(1) THE THE WATER MAIN IS SHALL BE LAID IN A
SEPARATE TRENCH, WITH THE ELEVATION OF THE
BOTTOM OF THE WATER MAIN AT LEAST 18 INCHES ABOVE THE
TOP OF THE SEWER; OR
(2) THE WATER MAIN IS SHALL BE LAID IN THE SAME TRENCH AS
THE SEWER, WITH THE WATER MAIN LOCATED AT ONE SIDE ON A
BENCH OF UNDISTURBED EARTH, AND WITH THE ELEVATION OF
THE BOTTOM OF THE WATER MAIN AT LEAST 18 INCHES ABOVE THE
TOP OF THE SEWER.
3.A WATER MAIN THAT CROSSES A SEWER SHALL BE LAID A MINIMUM
VERTICAL DISTANCE OF 18 INCHES FROM THE OUTSIDE OF THE
WATER MAIN AND THE OUTSIDE OF THE SEWER, EITHER ABOVE OR
BELOW THE SEWER BUT, IF PRACTICABLE, THE WATER MAIN SHALL BE
LOCATED ABOVE THE SEWER. ONE FULL LENGTH OF WATER PIPE
SHALL BE LOCATED SO THAT BOTH JOINTS WILL BE AS FAR FROM THE
SEWER AS POSSIBLE.
4.TO ALLOW FOR CONSTRUCTION AND REPAIR, A MINIMUM DISTANCE OF
12 INCHES SHALL BE MAINTAINED BETWEEN THE OUTSIDE OF THE
WATER MAIN AND THE OUTSIDE OF OTHER UTILITIES.
5.WATER MAINS AND RECLAIMED WATER DISTRIBUTION LINES. WATER
LINES SHALL BE LOCATED AT LEAST 10 FEET HORIZONTALLY FROM OR
AT LEAST 18 INCHES ABOVE WATER PIPES CARRYING TREATED AND
DISINFECTED WASTEWATER IN RECLAIMED WATER DISTRIBUTION
LINES. CROSSINGS SHALL BE MADE IN ACCORDANCE WITH NUMBER 2
ABOVE.
FIRE LINE NOTE:
SITE CONTRACTOR SHALL COORDINATE WITH
FIRE SUPPRESSION DESIGN BUILD TO
CONFIRM FIRE SERVICE SIZE PRIOR TO
ORDERING ANY MATERIAL OR INSTALLATION.
SITE CONTRACTOR SHALL INSTALL FIRE LINE
INSIDE RISER ROOM AND TERMINATE 12" AFF.
EX. SERVICES NOTE:
ANY EXISTING SERVICES NOT USED WILL
NEED TO BE PROPERLY ABANDONED AT THE
MAIN IN ACCORDANCE WITH CFPUA
STANDARDS AND SPECIFICATIONS
FIRE HYDRANT
ASSEMBLY, TYP.
PROPOSED
BUILDING #1 PROPOSED
BUILDING #2
EXISTING, REGULATE
TREE PER NHC, TYP.
Planning Board - January 9, 2025
ITEM: 1 - 14 - 8
RIP
RIP
22O
K
W
E
T
W
E
T
W
E
T
W
E
T
WETWETWET
WETWET
WE
T
W
E
T
W
E
T
WETWET
W
E
T
WET
WET
W
E
T
WET
WE
T
W
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T
WE
T
WE
T
IPF
IPF
IRF
IPF PKF
IPF
IPF
IPFIPF
CMF
IPF
IRF
IRF
INV: 23.14
12" CPP
INV: DAMAGED
N
0
5
°
1
2
'
0
1
"
E
5
3
8
.
0
4
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S 36°02'
1
6
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E
116.92'
N
3
9
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3
9
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4
1
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E
33
0
.
6
1
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S 50°28'07" E
115.22'
N
3
9
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3
9
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0
6
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E
16
0
.
3
1
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S 50°19'17" E
150.03'
L1 L2 S 48°16'45" E
506.30'L3
S 47°46'24" E
121.53'S 48°24'53" E
581.39'
S
4
1
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2
5
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4
8
"
W
31
0
.
4
8
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N 48°34'06" W
121.43'
S
4
2
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5
5
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4
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W
75
0
.
7
0
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L4
L5L6
L7L8L9N 47°17'46" W
107.98'
L10L11L12
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5
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6
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L
1
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N 64°11'4
9
"
W
421.13'
S
4
1
°
3
4
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5
0
"
W
21
0
.
0
0
'
LOT 142
R03600-006-012-000
RICHARD MOBURG
ELIZABETH MOBURG
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 143
R03600-006-013-000
NORA E. BENEVENTI
REVOCABLE TRUST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 144
R03600-006-014-000
DAVID M. RENQUIST
MARY E. RENQUIST
D.B. 5020, PG. 2264
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 147
R03600-006-017-000
PRUDENTIAL
RELOCATION INC.
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 148
R03600-006-018-000
BRADLEY J. ERBES
TAMI L. ERBES
D.B. 5238, PG. 722
M.B. 43, PG. 372
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 149
R03600-006-024-000
ERNEST W. OLDS
DAWN M. OLDS
D.B. 6056, PG. 182
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 150
R03600-006-025-000
RICHARD MIMMS
SUPATRA MIMMS
D.B. 6221, PG. 2760
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
LOT 151
R03600-006-026-000
MADISON M.
NEWSOME
BUNJONG P.
NEWSOME
D.B. 4655, PG. 304
M.B. 44, PG. 307
ZONING: R-15
LAND USE:
RESIDENTIAL
R03600-006-082-000
ROBERT L. YUNASKA
D.B. 4626, PG. 912
M.B. 43, PG. 372
ZONING: I-1
LAND USE:
VACANT INDUSTRIAL
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R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
R03700-004-294-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE:
RESIDENTIAL
AMENITY
R03705-006-007-000
KATHRYN WOLFE &
LARRY STEVEN
MORGAN
D.B. 6025, PG. 1493
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
R03705-006-012-000
JOANN M. WAINIO
D.B. 5694, PG. 1838
M.B. 46, PG. 25
ZONING: R-15
LAND USE:
RESIDENTIAL
L
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R03700-004-301-000
DEREK REEVES
D.B. 5625, PG. 1573
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-300-000
STEVE LINDNER
D.B. 6031, PG. 2140
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-299-000
EDWARD
SOUTHERLAND
D.B. 5571, PG. 1535
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-298-000
ANNA ROVETTO
D.B. 6636, PG. 1714
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-297-000
ROCHELLE KREINER
D.B. 6406, PG. 1314
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-296-000
CAMERON DANIEL
D.B. 6290, PG. 242
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-295-000
RICHARD WILSON
D.B. 5545, PG. 2050
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL
R03700-004-011-000
PORTERS CROSSING
HOA INC
D.B. 6102, PG. 2894
M.B. 51, PG. 154
ZONING: R-15
LAND USE:
RESIDENTIAL AMENITY
15PN
17PN
15PN
18PN
17P
N
15G
M
20PN
24P
N
4EL
24O
K
7MG10O
K
8OK 9OK
14P
N
13P
N
12PN
17PN 21PN
18O
K
10O
K
21P
N
20P
N8OK
6MG
14O
K10O
K
10O
K
18PN
12O
K
11O
K
16PN
15P
N
8OK17P
N16P
N
23P
N
20PN
18PN
15PN
16P
N
4CE
15P
N
13P
N
8OK
12P
N
13O
K
14P
N
8OK
12P
N
10O
K
12OK
18O
K
24PN
14PN
9OK
18OK
27P
N
14PN
18P
N
17PN
14PN
10G
M
13P
N
14O
K
19P
N
12PN 14PN
15PN
12PN
8OK
17O
K
17O
K12P
N
15P
N
12O
K
16G
M
17O
K
4CM
21P
N
10G
M
22PN
22P
N
13O
K
21PN 12O
K
15P
N
18P
N 12P
N
12P
N
13PN
19P
N
12P
N
13PN
4MG
12PN
8OK8MA
15O
K
10OK
8OK
17O
K
18OK
27O
K
17O
K
18O
K
27PN
15OK 18O
K17O
K
28O
K
19O
K
27O
K 19O
K
35O
K
20P
N
24P
N
9OK
6DW
5DW
10OK
14O
K
20O
K
23O
K
24O
K
35O
K
24P
N
19PN
22PN
29P
N
8PR
10PA
16P
A
23P
N
25P
N
18PN 18PN
36P
N
14PN
17P
N
15P
N
16P
N
14P
N
17P
N
20PN
22P
N
24P
N
26G
M
17P
N
15PN
12PN
13PN
13PN16PN
21P
N
13PN
23P
N
17P
N 13P
N
14PN
20PN
13P
N
15GM15GM
15P
N
18PN
14P
N
12PN
20PN
5SY
12PN
11O
K
12P
N
15PN
13P
N
8GM
11OK
10O
K
9OK
13OK
13P
N
14PN
18P
N
14P
N
8MG
18PN
15P
N
20PN
9OK 13G
M
8OK
8GM
13G
M
11O
K
12P
N
15PN
10OK
18P
N
15P
N
12PN
18PN
10O
K
18O
K
10O
K
9OK 6SY
4MG
15PN
8OK 13G
M
8OK
20P
N
15PN
10O
K
30P
N
16O
K
10O
K
9PO
26O
K
20O
K
15O
K
14O
K 30O
K
10O
K
8GM
7MG 13O
K
8PO
11G
M
9HI
8OK
13O
K
24P
N
18PO
10H
I
11HI
8OK
26PN
18O
K
18P
N
11GM
19P
N
13PN 19P
N
12M
A
19PN
20P
N20PN23PO
21PN
20PN
20PN
10SY
13P
N
5,4C
M
(
C
L
U
S
T
E
R
)
21P
N
13P
N
13O
K11G
M
23PN
14PA
8CH
6MM
15OK
27PN
17O
K
36P
N23P
N
12PN
13O
K
12O
K12O
K
29PO
13O
K
12PN
12PN
10G
M
14PN
19PN
15O
K
10G
M
18PN 21P
N
20PN12G
M
5MG
9GM
5MM
18PN
8GM
10O
K
9OK
8MA 8GM
8GM
10G
M
14G
M
8MM
8GM
10G
M
10GM
11M
A
14P
N
9OK
12P
N
6PO
20PO
20P
O
8OK
15PN
8MA
12M
A 9MM
17G
M
10O
K
15PO
20O
K
12PN
24O
K
6CT
6CT
8CT
6CT
10O
K18PN
12OK
SS SS
S
S
S
S
S
S
S
S
SS SS SS SS SS
SS SS SS
SS
SS
SS
SS
S
S
S
S
S
S
SS SS SS SS SS SS SS SS
S
S
S
S
SS
SS
SS
TV
SS
SMH
RIM = 30.20
INV = 15.14
SMH
RIM =29.38
INV = 14.71
SMH
RIM =30.67
INV = 12.96
SMH
RIM =17.54
INV =11.05
SMH
RIM = 17.61
UNABLE TO OPEN
SMH
RIM =17.62
INV = 10.45
SMH
RIM =16.43
INV = 10.02
SMH
RIM =16.62
INV =9.21
SMH
RIM =16.94
INV =8.46
SMH
RIM =18.45
INV = 11.25
SW
E
E
T
W
A
T
E
R
B
R
A
N
C
H
R03700-004-293-000
PORTER'S POINTE
HOMEOWNERS
ASSOCIATION, INC
D.B. 5790, PG. 35
M.B. 55, PG. 340
ZONING: R-15
LAND USE: RESIDENTIAL
COMMUNITY OPEN SPACE
24
23
23
2322
22
22
22
21
21
21
21
21
21
20
20
20
20
20
20
20
20
19
19
19
19
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15
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15
15
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14
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14
13
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13
13
43 42 41
40
40
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2929
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28 28
28
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27
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27
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27
27
2
7
27
27
27
27
27
27
26
26
26
26
26
26
26
26
26
2
6
26
2
6
26
26
26
26
26
26
26
25
25
25
25
25
25
25
25
25
25
25
25
25
25
24
2
4
24
24
24
2
4
2424
24
24
23
23
23
23
23
23
2323
23
23
22
22
22
22
22
22
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22
21
2
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21
19
21
21
21
21
21
2
0
20
20
20
20
20
20
20
19
19
19
19
18
18
18
17
17
24
21 20 19 18
22
21
222324 26
24
25
26
23
22
21
20
21
22
23
24
25
20
18
18
19
19
26
25
24
23
22
21
24
25
26
23
22
21
20
18
17
16
19
15
14
13
12
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24 25
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23 22 21 20
12 13 14
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1
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1
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19181716
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12 13 14
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1516171819
EXISTING POND
NHC
EASEMENT
WETWETWET
WETWET
WE
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W
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WE
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WE
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20
'
40' DRAINAGE & PUBLIC UTILITIES
EASEMENT
W
W
W
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20
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24
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26
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191817161514
13 12
112727262524232221
20
19
18
17
16
15
14 13
27 26
25
24
2
4
23
PROPOSED
STORMWATER
POND
PROPOSED
STORMWATER
POND
21
20
21
20
19
40
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RP
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VICINITY MAP
NOT TO SCALE
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SCALE: 1"=60'
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CAPE FEAR PUBLIC UTILTIY ATHORITY STANDARD NOTES:
1.ALL PROPOSED ADDITIONS TO THE CAPE FEAR PUBLIC UTILITY
AUTHORITY (CFPUA) WATER DISTRIBUTION AND SANITARY SEWER
COLLECTION SYSTEMS, AS SHOWN AND SPECIFIED HEREIN, SHALL
BE DESIGNED AND CONSTRUCTED TO CONFORM TO STATE RULES
AND THE CFPUA'S MINIMUM TECHNICAL STANDARDS ARE
CONTAINED IN THE CURRENT DESIGN GUIDANCE MANUAL, MATERIAL
SPECIFICATION MANUAL, TECHNICAL SPECIFICATIONS FOR
CONSTRUCTION, AND STANDARD DRAWING DETAILS.
2.SEWER MANHOLE INSERTS REQUIRED AT ALL MANHOLES.
STAINLESS STEEL MANHOLE INSERTS REQUIRED AT MANHOLES
LOCATED IN TRAFFIC AREAS.
3.WATER AND SEWER SERVICES SHALL BE PERPENDICULAR TO MAIN
AND TERMINATE 18" INSIDE THE RIGHT-OF-WAY LINE. SEWER
SERVICES IN CUL-DE-SACS ARE REQUIRED TO BE PERPENDICULAR,
OR MUST ORIGINATE IN END OF LINE MANHOLE AND TERMINATE 18"
INSIDE RIGHT-OF-WAY LINE.
4.ALL SEWER SERVICES CONNECTING INTO DUCTILE IRON MAINS
SHALL ALSO BE CONSTRUCTED OF DIP.
5.MINIMUM 10' UTILITIES EASEMENT PROVIDED ALONG THE FRONTAGE
OF ALL LOTS AND AS SHOWN FOR NEW DEVELOPMENTS.
6.NO FLEXIBLE COUPLINGS SHALL BE USED.
7.ALL STAINLESS STEEL FASTENERS SHALL BE TYPE 316.
8.CLEANOUTS SHALL BE LOCATED A MINIMUM OF 6 FEET FROM ALL
PROPERTY CORNERS.
9.WATER METER BOXES ARE TO BE A MINIMUM OF 5 FEET FROM THE
PROPERTY CORNER.
10.UNUSED SERVICES SHALL BE ABANDONED, ABANDONED WATER
SERVICES SHALL BE DISCONNECTED FROM MAIN.
11.A MINIMUM 10' OF MAIN LINE, 5' UPSTREAM AND 5' DOWNSTREAM
SHALL BE REPLACED FOR NEW SEWER SERVICE CONNECTION TO
EXISTING CLAY GRAVITY SEWER MAINS.
12.A MINIMUM OF 20' OF MAIN LINE, 10' UPSTREAM AND 10'
DOWNSTREAM SHALL BE REPLACED FOR NEW CUT IN MANHOLES ON
EXISTING CLAY GRAVITY SEWER MAINS.
13.PROVIDED A MINIMUM DISTANCE OF SIX(6) INCHES BETWEEN EDGES
OF CORE HOLES. CORING THE MANHOLE CONE IS NOT PERMITTED.
14.WATER MAIN AND FORCE MAIN PIPE INSTALLED BY OPEN CUT SHALL
BE BURIED AT A MINIMUM OF THREE (3) FEET AND A MAXIMUM OF
FIVE (5) FEET BELOW FINISHED GRADE. DEPTHS GREATER THAN
FIVE (5) FEET MUST BE APPROVED BY CFPUA.
15.ALL MANHOLE MAIN LINE AND SERVICE PIPING TO BE INSTALLED AT
A MINIMUM OF CROWN TO CROWN OF THE LARGEST DIAMETER PIPE.
FIRE HYDRANT
ASSEMBLY, TYP.
8" C-900 (DR-18) PVC
WATER MAIN
8" C-900 (DR-18)
GRAVITY SEWER
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
FIRE HYDRANT
ASSEMBLY, TYP.
SSMH-X1
SSMH-X2
SSMH-01
SSMH-02
SSMH-03SSMH-04SSMH-06
SSMH-05
SSMH-07SSMH-08
SSMH-09
SSMH-10SSMH-11
SSMH-12
SSMH-13
SSMH-14SSMH-15
SSMH-17
SSMH-16
SSMH-18
SSMH-19
8" C-900 (DR-18) PVC
WATER MAIN
8" C-900 (DR-18)
GRAVITY SEWER
FIRE & LIFE SAFETY NOTES:
1.NEW HYDRANTS MUST BE AVAILABLE FOR USE PRIOR TO CONSTRUCTION OF THE
BUILDINGS WITHIN ANY DEVELOPMENT.
2.HYDRANTS MUST BE LOCATED WITHIN 8' OF THE CURB.
3.CONTRACTOR SHALL MAINTAIN AN ALL WEATHER ACCESS FOR EMERGENCY
VEHICLES AT ALL TIMES DURING CONSTRUCTION.
4.A MINIMUM OF 4' SHALL SEPARATE UNDERGROUND FIRE LINES OR PRIVATE WATER
MAINS FROM OTHER UNDERGROUND UTILITIES.
5.LANDSCAPING OR PARKING CANNOT BLOCK OR IMPEDE THE FDC OR FIRE HYDRANTS
OR ACCESS TO THESE APPARATUSES. A 3-FOOT (3') CLEAR SPACE SHALL BE
MAINTAINED AROUND THE CIRCUMFERENCE OF HYDRANTS AND FDC.
6.HYDRANTS SHOULD BE 18 INCHES FROM THE CENTERLINE OF THE STEAMER
CONNECTION TO FINISH GRADE, THIS INCLUDES LANDSCAPING. STEAMER
CONNECTIONS SHALL FACE THE STREET.
7.FIRE HYDRANTS SHOULD NOT BE BLOCKED BY PARKING SPACES OR UTILITIES.
8.THE GATE AT THE ACCESS TO BRAYS DRIVE IS FOR EMERGENCY ACCESS ONLY AND
SHALL BE SIREN ACTIVATED OR A KNOW BOX PROVIDED.
UTILITY INFORMATION
CONTRACTOR SHALL INSTALL WATER AND SEWER SERVICES IN
ACCORDANCE WITH CFPUA STANDARD DETAILS AND
SPECIFICATIONS.
SANITARY SEWER
THIS PROJECT IS PROPOSING 8" SANITARY SEWER MAINS
THROUGHOUT DEVELOPMENT WITH INDIVIDUAL SERVICES TO
EACH UNIT. THE PROPOSED COLLECTION SYSTEM WILL
CONNECT TO AN EXISTING CFPUA GRAVITY SEWER SYSTEM
LOCATED ON-SITE. ALL SANITARY SEWER ALLOCATION
PROVIDED BY CFPUA.
CONTRACTOR TO COORDINATE SANITARY TIE-IN TO EXISTING
FACILITIES WITH CFPUA. CFPUA INSPECTOR TO BE ON-SITE
DURING TAPPING OF EX. SEWER FACILITIES. SANITARY IN-LINE
PLUGS ARE REQUIRED AT ALL CONNECTION POINTS TO EX.
SEWER FACILITIES AND MUST REMAIN IN PLACE UNTIL
CONSTRUCTION IS COMPLETE AND CFPUA HAS COMPLETED ITS
INSPECTION.
WATER
THIS PROJECT IS PROPOSING 6-INCH AND 8-INCH PUBLIC
WATER MAINS LOCATED THROUGHOUT THE DEVELOPMENT
WITH CONNECTIONS TO THE EXISTING WATER SYSTEM IN
THREE (3) DIFFERENT LOCATIONS. INDIVIDUAL SERVICES WILL
BE PROVIDED FOR EACH UNIT. ALL DOMESTIC WATER
ALLOCATION PROVIDED BY CFPUA.
CONTRACTOR TO COORDINATE WATER TIE-IN TO EXISTING
FACILITIES WITH CFPUA. CFPUA INSPECTORS ARE REQUIRED
TO BE ON-SITE DURING TAPPING OF THE EX. UTILITIES.
UTILITY NOTES: (NCAC 15A.02T.0305 / T15A.18C.0906)
1.PER RULE .0904, WATER MAINS MUST BE BURIED TO A DEPTH
BELOW THE FROST LINE OR TO A DEPTH SUFICIENT TO
PROVIDE A MINIMUM OF 30 INCHES, WHICHEVER IS GREATER.
2.LATERAL SEPARATION OF SEWERS AND WATER MAINS.
WATER MAINS SHALL BE LAID AT LEAST 10 FEET LATERALLY
FROM EXISTING OR PROPOSED SEWERS, UNLESS LOCAL
CONDITIONS OR BARRIERS PREVENT A 10-FOOT LATERAL
SEPARATION, IN WHICH CASE:
(1) THE THE WATER MAIN IS SHALL BE LAID IN A
SEPARATE TRENCH, WITH THE ELEVATION OF THE
BOTTOM OF THE WATER MAIN AT LEAST 18 INCHES ABOVE
THE TOP OF THE SEWER; OR
(2) THE WATER MAIN IS SHALL BE LAID IN THE SAME
TRENCH AS THE SEWER, WITH THE WATER MAIN LOCATED
AT ONE SIDE ON A BENCH OF UNDISTURBED EARTH, AND
WITH THE ELEVATION OF THE BOTTOM OF THE WATER
MAIN AT LEAST 18 INCHES ABOVE THE TOP OF THE
SEWER.
3.A WATER MAIN THAT CROSSES A SEWER SHALL BE LAID A
MINIMUM VERTICAL DISTANCE OF 18 INCHES FROM THE
OUTSIDE OF THE WATER MAIN AND THE OUTSIDE OF THE
SEWER, EITHER ABOVE OR BELOW THE SEWER BUT, IF
PRACTICABLE, THE WATER MAIN SHALL BE LOCATED ABOVE
THE SEWER. ONE FULL LENGTH OF WATER PIPE SHALL BE
LOCATED SO THAT BOTH JOINTS WILL BE AS FAR FROM THE
SEWER AS POSSIBLE.
4.TO ALLOW FOR CONSTRUCTION AND REPAIR, A MINIMUM
DISTANCE OF 12 INCHES SHALL BE MAINTAINED BETWEEN
THE OUTSIDE OF THE WATER MAIN AND THE OUTSIDE OF
OTHER UTILITIES.
5.WATER MAINS AND RECLAIMED WATER DISTRIBUTION LINES.
WATER LINES SHALL BE LOCATED AT LEAST 10 FEET
HORIZONTALLY FROM OR AT LEAST 18 INCHES ABOVE WATER
PIPES CARRYING TREATED AND DISINFECTED WASTEWATER
IN RECLAIMED WATER DISTRIBUTION LINES. CROSSINGS
SHALL BE MADE IN ACCORDANCE WITH NUMBER 2 ABOVE.
FIRE LINE NOTE:
SITE CONTRACTOR SHALL COORDINATE WITH
FIRE SUPPRESSION DESIGN BUILD TO
CONFIRM FIRE SERVICE SIZE PRIOR TO
ORDERING ANY MATERIAL OR INSTALLATION.
SITE CONTRACTOR SHALL INSTALL FIRE LINE
INSIDE RISER ROOM AND TERMINATE 12" AFF.
EX. SERVICES NOTE:
ANY EXISTING SERVICES NOT USED WILL
NEED TO BE PROPERLY ABANDONED AT THE
MAIN IN ACCORDANCE WITH CFPUA
STANDARDS AND SPECIFICATIONS
Planning Board - January 9, 2025
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