HomeMy WebLinkAbout4-3-25 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
APRIL 3, 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 Public Hearing
Text Amendment Request (TA25-01) - Request by Tammi Pi9s, applicant, on behalf of Wilmington
Lodge #343, Loyal Order of Moose, INC, property owner, to amend Sec;on 4.4.4 Standards for
Specified Accessory Uses and Structures to allow RV and boat storage and RV camping as
permi9ed accessory uses to Lodges, Fraternal, & Social Organiza;ons with restric;ons. This item
was tabled from the March 6, 2025 regular meeng.
2 Public Hearing
Rezoning Request (Z25-04) - Request by Cindee Wolf with Design Solu;ons, applicant, on behalf
of Terry Dean, Rita English, Jus;n Slack, and Mar;n Pollack, property owners, to rezone two
parcels totaling approximately 1.94 acres located at 1609 and 1617 Middle Sound Loop Road
from the R-20S, Residen;al district to a general use R-20, Residen;al district.
3 Public Hearing
Rezoning Request (Z25-05) – Request by Cindee Wolf with Design Solu;ons, applicant, on behalf
of Har-Ste Investments, LLC, property owner, to rezone approximately 19.32 acres from the
(CZD) R-7, Residen;al and R-20, Residen;al districts to a (CZD) R-5, Residen;al Moderate-High
Density district for an 82 unit Senior Living: Independent Living Re;rement Community
consis;ng of a mix of detached and a9ached single-family dwellings.
4 Public Hearing
Text Amendment Request (TA25-03) - Request by New Hanover County to amend Ar;cles 3 and 4
of the New Hanover County Unified Development Ordinance to change the approval process for
Addi;onal Dwelling Allowances from quasi-judicial to legisla;ve.
5 Preliminary Forum
Special Use Permit - S25-01 Request by Carillon Assisted Living, LLC, applicant, on behalf of Sylvia
and Michael Lewis and Karen and Charles Cobb, property owners, for a special use permit for a
Planning Board - April 3, 2025
Senior Living: Assisted Living Facility in a R-15, Residen;al district on approximately 10.61 acres
located at the 7200 block of Planta;on Road.
Planning Board - April 3, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 4/3/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Senior Planner
CONTACT(S): Zach Dickerson; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning &
Land Use Director
SUBJECT:
Public Hearing
Text Amendment Request (TA25-01) - Request by Tammi Pi5s, applicant, on behalf of Wilmington Lodge #343,
Loyal Order of Moose, INC, property owner, to amend Sec=on 4.4.4 Standards for Specified Accessory Uses and
Structures to allow RV and boat storage and RV camping as permi5ed accessory uses to Lodges, Fraternal, &
Social Organiza=ons with restric=ons. This item was tabled from the March 6, 2025 regular meeng.
BRIEF SUMMARY:
The Wilmington Moose Lodge has submi$ed a text amendment request to add a new accessory use of Recrea)onal
Vehicle (RV)/Travel Trailer Dwelling at a Lodge to the primary use of Lodges, Fraternal & Social Organiza)ons. The
applicant stated a desire to amend the ordinance to fit with a service provided by the Moose Lodge since the 1980's.
Under the proposed amendment, the RVs would be allowable for private fraternal and benevolent non-profit lodges to
use their property for overnight dwelling with specific standards. Those applicant-proposed standards are outlined in
the staff report.
This request is )ed to a zoning viola)on, in which the Moose Lodge was cited for hos)ng RVs overnight and for storage
of RVs on the property. Under current zoning regula)ons, this is not permi$ed on the site. Since that )me, the
applicant has come into compliance, but they wish to resume their previous ac)vi)es legally.
Staff has conducted research on other jurisdic)ons' ordinances where the applicant provided loca)ons of other Moose
Lodges that offer RV Camping in North Carolina. While regula)ons vary, some currently exis)ng RV camping and
storage uses at lodges would not be allowed under today's regula)ons in these jurisdic)ons. Staff also looked into
similar social lodge uses in the City of Wilmington and New Hanover County which do not offer camping and storage
on their property. Lastly, staff's research coordinated with the New Hanover County Environmental Health
Department in regard to waste disposal for camping on-site, a major concern for this type of use.
Staff generally supports mixed-use developments that serve the surrounding community, but the mix of uses included in
the requested text amendment provide fewer direct benefits to nearby residents and business owners. While social
lodges primarily benefit local residents, campground uses are more likely to provide benefits to visitors, and RV storage
is generally allowed only in commercial or industrial districts in the UDO, unlike the residen)al areas where social
lodges are permi$ed.
In case the Planning Board deemed the requested uses were appropriate, staff had prepared a version of the
amendment with language that could integrate these uses into the exis)ng ordinance framework, which the Planning
Board considered at their March 6 mee)ng. The Board indicated they were generally suppor)ve of some kind of RV
Planning Board - April 3, 2025
ITEM: 1
camping with lodges but were not suppor)ve of RV storage for lodge uses. The Board voted to table the request to a
future mee)ng to allow staff to work on the language with the applicant to refine the proposed ordinance for limited
RV camping as an accessory to lodges, but removing the storage component of the language.
Since that )me, staff has communicated with the applicant about the changes requested by the Planning Board and
made adjustments to the ordinance language accordingly. The changes are reflected in the alterna)ve amendment in
the a$ached staff report.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Lodges, Social and Fraternal Organiza)ons are allowed in several loca)ons throughout the unincorporated County,
both by-right and through a Special Use Permit. This is a civic use, which typically serves nearby residents.
Campgrounds are typically relegated to commercial zoning districts, and serve visitors; these two types of uses
func)on differently from a land use perspec)ve. While staff is not opposed to these types of uses in general, staff has
serious concerns about the compa)bility of this combina)on of uses on any one site and the poten)al impact to
nearby areas, par)cularly residen)al uses. While the addi)onal revisions reduce the likelihood that this use would be
possible in highly residen)al areas, staff s)ll has reserva)ons about allowing this type of small-scale RV campground
use in residen)al zoning districts given previous policy direc)on.
As a result, staff recommends a denial of the request.
Per the recommenda=on of the Planning Board at the last mee=ng and through communica=on with the
applicant, staff has refined the amendment to remove language permiDng RV storage and incorporate the
applicant's requests made at the hearing. If the Board feels that sufficient informa=on is presented at the hearing
to allow for them to make a recommenda=on of approval, they may elect to proceed with an alterna=ve mo=on.
Recommended mo)on language can be found in the a$ached Script.
ATTACHMENTS:
Descrip)on
TA25-01 PB Script
TA25-01 PB Staff Report
TA25-01 Initial Application Cover Sheet
TA25-01 Application
TA25-01 Public Comments Cover Sheet
Supplemental Map - By-Right Lodges
Supplemental Map - SUP Lodges
Supplemental Map - All Zoning Districts for Lodges
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - April 3, 2025
ITEM: 1
PLANNING BOARD SCRIPT
for Unified Development Ordinance Text Amendment Application (Z25-01)
Request by Tammi Pitts, applicant, on behalf of Wilmington Lodge #343, Loyal Order of Moose, INC,
property owner, to amend Section 4.4.4 Standards for Specified Accessory Uses and Structures to
allow RV and boat storage and RV camping as permitted accessory uses to Lodges, Fraternal, & Social
Organizations with restrictions.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s and supporters’ presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s and supporters’ rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with a motion and vote, I would like to invite the applicant to the podium.
Based on the Board discussion and items presented during the public hearing, would you
like withdraw your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is,
or is not, consistent with the land use plan and why approval or denial of the rezoning
request is reasonable and in the public interest.
Suggested Motion for Denial
I move to RECOMMEND DENIAL of the proposed amendment to the New Hanover County
Unified Development Ordinance to add language to Section 4.4.4. I find it to be
INCONSISTENT with the goals of the 2016 Comprehensive Plan to support business success
because it provides services that could compete with private businesses. I find
RECOMMENDING DENIAL of the amendment request is reasonable and in the public
interest because the amendment allows for too many mixes of uses on generally low-
intensity sites.
Planning Board - April 3, 2025
ITEM: 1 - 1 - 1
Alternate Motion for Approval:
I move to RECOMMEND APPROVAL of the staff-prepared amendment to the New Hanover
County Unified Development Ordinance to add language to Section 4.3.4. I find it to be
CONSISTENT with the goals of the 2016 Comprehensive Plan to encourage a mix of uses
and promote place-based economic development. I also find RECOMMENDING APPROVAL
of the proposed amendment reasonable and in the public interest because it allows lodges
and social organizations to provide customary services for their members, and the
proposed amendment is designed to mitigate potential impacts on adjacent properties.
Planning Board - April 3, 2025
ITEM: 1 - 1 - 2
TA25-01 Staff Report PB 4.3.2025 Page 1 of 8
STAFF REPORT FOR TA25-01
TEXT AMENDMENT REQUEST
REQUEST SUMMARY
Case Number: TA25-01
Request:
Request by Tammi Pitts, applicant, on behalf of Wilmington Lodge #343, Loyal Order of Moose,
INC, property owner, to amend Section 4.4.4 Standards for Specified Accessory Uses and
Structures to allow RV and boat storage and RV camping as permitted accessory uses to Lodges,
Fraternal, & Social Organizations with restrictions.
Applicant: Subject Ordinances:
Tammi Pitts, Wilmington Lodge #343, Loyal
Order of Moose INC Unified Development Ordinance (UDO)
Purpose & Intent
The applicant’s key intent for this amendment is to allow RV and boat storage and limited RV
camping as a by-right accessory activity to the use of Lodges, Fraternal, & Social Organizations.
BACKGROUND & APPLICANT’S ASK
Background & Context
Tammi Pitts, Administrator for the Wilmington Moose Lodge has submitted a request for a text
amendment to the Unified Development Ordinance (UDO) to add a new accessory use of
Recreational Vehicle (RV)/Travel Trailer Dwelling at a Lodge to the primary use of Lodges,
Fraternal, & Social Organizations. The applicant stated a desire to amend the ordinance to fit with
a service provided by the Moose Lodge since the 1980’s.
This request is tied to a zoning violation. In May 2024 the Planning Department received an inquiry
about the Wilmington Moose Lodge (4601 Carolina Beach Road) allowing RV and boat trailer
storage and RV camping on site.
The Moose Lodge site is zoned R-15, Residential and received a Special Use Permit in 1980 (S-
146) to permit the lodge. After receiving the complaint in 2024, Planning staff investigated and
determined the property was storing RVs and boats and was allowing lodge members to camp in
RVs on site.
That activity was determined to be in violation of the UDO because the use of RV and Boat Trailer
Storage was not permitted in the R-15 zoning district, and while the use of Campground was
allowed in the R-15 district with a special use permit, the lodge had not received approval for a
Campground use.
Through communication with staff through June-September 2024, The Moose Lodge came into
compliance with the ordinance by ceasing all RV and boat storage and RV camping on site by
October of 2024. The Moose Lodge would like to resume the RV and boat storage and RV camping
operation and have submitted a request to amend the UDO to allow the activities as an accessory
use inherent to the typical functioning of their lodge.
Planning Board - April 3, 2025
ITEM: 1 - 2 - 1
TA25-01 Staff Report PB 4.3.2025 Page 2 of 8
Applicant’s Ask
Under the proposed amendment, the RVs would be allowable for private fraternal and benevolent
non-profit lodges to use their property for overnight dwelling with specific standards. Those
standards are as follows:
a. Use is for members only.
b. Limited to 14 consecutive days.
c. Sanitation must be disposes of in a lawful manner by bringing to an approved sanitation
station.
d. Maximum of 6 sites.
e. Every site shall consist of a minimum of 1,000 sq. ft. to accommodate one camping vehicle.
f. Property must have ample parking space for one motor vehicle per campsite.
g. Record must be kept of all occupants of the campsites including name and address, member
number, dates of occupation, and make, model and license plate of camping vehicle.
The request also includes allowing for RV & Boat Trailer Storage for members only, including all
standards required for that use in UDO Section 4.3.5.D.1, including one additional standard as
outlined below:
a. Limited to 30 vehicles.
Current Ordinance Language
The UDO defines the use of Lodges, Fraternal, & Social Organizations as:
“An incorporated or unincorporated association for civic, social, cultural, religious, fraternal,
literary, political, recreational or like activities, operated on a nonprofit basis for the
benefits of its members, and certified as a non-profit organization by the Secretary of State
of the State of North Carolina.”
This type of use is allowed by right in most commercial districts and requires a special use permit in
some residential districts:
Allowed By-Right Special Use Permit Required
B-1, Neighborhood Business RA, Rural Agricultural
B-2, Regional Business AR, Airport Residential
CB, Community Business R-20, Residential
CS, Commercial Services R-20S, Residential
O&I, Office & Institutional R-15, Residential
PD, Planned Development R-10, Residential
UMXZ, Urban Mixed Use Zoning R-7, Residential
Planning Board - April 3, 2025
ITEM: 1 - 2 - 2
TA25-01 Staff Report PB 4.3.2025 Page 3 of 8
The use of Campground which includes RV camping requires a special use permit in 6 residential
districts and is only allowed by-right in the PD and B-2 zoning districts. The UDO also contains
several additional development standards for the use.
The use of RV and Boat Trailer Storage is currently only allowed in higher intensity commercial and
industrial districts such as the B-2, I-1, and I-2 districts.
STAFF RESEARCH & ANALYSIS
Permissions for Camping and Storage for Lodge in Other Jurisdictions
The applicant provided staff with a list of other Moose Lodges in the surrounding area which provide
RV camping and storage, including in the City of Wilmington, Pender County, and Onslow County.
Staff contacted the Planning Departments in those jurisdictions to determine how RV camping and
storage was regulated for lodges.
Jurisdiction Camping and Storage? Regulations
City of Wilmington, NC
(Elks Lodge)
Yes - The site included RV camping
and storage before annexation into
the city in 1999. City planning staff
stated the camping and storage is
considered a legal non-conformity.
Staff could find no record of the
initial approvals for those uses.
RV camping and storage are
not permitted for lodges
under the current city zoning
regulations.
Pender County, NC
(Moose Lodge)
Yes – The site allows RV Camping and
storage.
RV camping and storage is
permitted under a historic
Special Use Permit. These
uses would not be allowed
under current ordinance.
Onslow County, NC
(Moose Lodge)
No – Onslow County Planning Staff
stated this location did not have
camping or storage to their
knowledge.
RV camping and storage are
not permitted for lodges
under current regulations.
Oak Island, NC
(Moose Lodge)
No – Oak Island Staff confirmed
there is no camping or storage at this
location.
RV camping and storage are
not permitted for lodges
under current regulations.
McDowell County, NC
(Moose Lodge)
McDowell County staff could not
confirm whether there is RV camping
or storage at this location.
Per McDowell County
Planning staff, this part of the
County does not have zoning,
so this would be unregulated.
Based on staff research, regulations vary, and it appears that some currently existing RV camping
and storage uses at lodges would not be allowed under today’s regulations.
Planning Board - April 3, 2025
ITEM: 1 - 2 - 3
TA25-01 Staff Report PB 4.3.2025 Page 4 of 8
Lodges in the City of Wilmington and New Hanover County
Staff also researched locations of currently existing lodges in the unincorporated County. This
includes, but is not limited to Elks Lodges, Shrine Clubs, Masonic Lodges, American Legion, and
Veterans of Foreign Wars (VFW).
Research on similar uses in the surrounding area indicates that other similar lodges in New Hanover
County do not offer camping and storage of RVs on their property.
Lodge Camping and
Storage?
Notes
American Legion No Located at 702 Pine Grove Drive, inside City of
Wilmington.
Wilmington Mason
Lodges (College Dr &
Oriole Drive)
No Both are located in City Limits.
Wilmington Shrine Club No Located in the unincorporated County.
Additional Considerations for Research
The UDO also regulates waste disposal for campgrounds/RV parks. Currently, the requirement is
that each park provide at least one sewage dumping station approved by the New Hanover County
Health Department. The applicant’s proposed language is that sewage shall be disposed of at an
approved disposal location, but does not specify whether that would be located on or off-site. The
New Hanover County Environmental Health Department indicated that the safest method of waste
disposal would be on-site.
Staff Analysis
The UDO considers RV camping in the same land use category as motels and bed and breakfasts,
which are regulated differently from civic uses. Campgrounds and Lodges require a Special Use
Permit in residential districts, but campgrounds generally need much larger parcels (10-15 acres)
compared to lodges (minimum of 2 acres). Despite some regulatory similarities, campgrounds and
lodges function differently in terms of land use.
Staff previously analyzed a similar request in 2023, which sought to allow small-scale campgrounds
in residential areas. Based on previous research, staff recommended requiring a Conditional
Rezoning for the small-scale campgrounds- allowing them only within Conditional Rural Agricultural
or Conditional R-20 districts. The intent was to enable a level of Board review and public input with
safeguards related to the impact of the proposal to the nearby community. The Board of
Commissioners denied this text amendment request.
Additionally, the applicant requests 30 RV storage spaces for lodge sites. Under the UDO, RV and
Boat Trailer Storage is only allowed in PD, B-1, B-2, CS, AC, and I-2 districts, typically in conjunction
with self-storage or industrial uses. These facilities have specific regulations, including buffering,
access controls, and a prohibition on covered storage.
Staff generally supports mixed-use developments when they serve the surrounding community, such
as retail, medical, or civic uses. While social lodges primarily benefit local residents, campgrounds
Planning Board - April 3, 2025
ITEM: 1 - 2 - 4
TA25-01 Staff Report PB 4.3.2025 Page 5 of 8
cater to visitors, making them less compatible. RV storage, though potentially useful for lodge
members, does not align with the lodge’s primary function.
Ultimately, the combination of a lodge, campground, and RV storage raises concerns about
compatibility with residential areas. Staff’s alternative amendment requires sites with this use to be
located only along major arterial roads which are largely commercial, intending to reduce the
impact to neighborhood roads and residential uses. While staff is not entirely opposed to such
developments, this particular mix of uses is problematic due to the large numbers of locations the
uses could potentially be allowed outside commercial locations. However, if the Board deems them
appropriate, staff has drafted language that could integrate these uses into the existing ordinance
framework.
If the Board wishes to adopt the below alternative amendment, the applicant and any other lodges
wanting to include RV camping or storage uses on-site would have to update their sites to comply
with these standards. Applicants for this use would be required to design the site to fit these
standards and obtain site plan approval. This includes either Technical Review Committee approval
or Special Use Permit and then Technical Review Committee approval.
Staff has prepared maps, included in the packet, that show where in the County lodge uses are
allowed by-right and by Special Use Permit. Based on the applicant’s proposed language, RV
Camping and storage would be allowed in several places in the County. Staff’s narrower language
would limit this to only places along major arterial roads, including but not limited to College Road,
Castle Hayne Road and Carolina Beach Road.
PLANNING BOARD ACTION
The Planning Board considered this item at their March 6 meeting. The Board discussed the different
requirements for RV Storage and RV Camping, stating they were generally supportive of some kind
of RV camping with lodges but were not supportive of RV storage for lodge uses. The Board
indicated it wanted staff to work with the applicant to refine the proposed ordinance language for
limited RV camping as an accessory to lodges. The Planning Board voted to table the request to a
future meeting to allow staff to work on the language with the applicant.
Since that time, staff has communicated with the applicant about the changes suggested by the
Planning Board. The applicant indicated at the March Planning Board meeting that they would be
willing to limit the stays on site to 7 days instead of 14. The amendment language has been adjusted
to limit the stay to 7 days per the applicant’s request. In addition, the applicant stated that they
already have outdoor restroom facilities onsite for the campers to use. Originally, staff’s alternative
amendment restricted sites to only having indoor restroom facilities inside the lodge. That
requirement has also been removed.
Planning Board - April 3, 2025
ITEM: 1 - 2 - 5
TA25-01 Staff Report PB 4.3.2025 Page 6 of 8
STAFF ALTERNATIVE AMENDMENT
The staff alternative text amendment is below, with red italics indicating proposed new language
and blue strikethrough indicating language which has been removed.
Article 4: Uses and Use-Specific Standards
Section 4.3.3.B.3 Lodges, Fraternal, and Social Organizations
Lodges, Fraternal, and Social Organizations in all residential districts shall comply with the
following standards:
a. All new sites shall be a minimum of two acres in size.
b. Structures shall have side and rear setbacks of 50 feet and front yard of at least
25 feet greater than that required for single family residences within the district
located.
c. Provisions for food, refreshments, and entertainment for club members and their
guests may be allowed in conjunction with such use if the Board of County
Commissioners determines that said provisions will not constitute a nuisance.
d. RV Camping and RV Storage Generally: The following apply to both RV camping and
RV storage at a lodge:
i. The property must be a minimum of 5 acres in size.
ii. RV camping and / or RV storage is only permitted on the same parcel as the
primary lodge facility.
iii. Existing lodges that want to add RV camping or RV storage as an accessory
use must go through the required zoning approval process for the use of
Lodges, Fraternal, and Social Organizations required by the property’s
underlying zoning district.
iv. Lodges with both RV camping and RV storage must clearly designate
separate areas for each accessory use. No RV camping is permitted in areas
designated for RV storage.
v. RV camping and / or RV storage is only allowed as a secondary use to a
non-residential structure.
vi. The property must have direct access to a major arterial road, as classified
by the WMPO Roadway Classification.
vii. No camping or storage is allowed within a designated flood zone.
viii. Vehicles and RVs cannot be parked overnight in spaces required for lodge
parking.
ix. All RV camping and storage must be located behind the primary building
and cannot be in the front or side yard.
Planning Board - April 3, 2025
ITEM: 1 - 2 - 6
TA25-01 Staff Report PB 4.3.2025 Page 7 of 8
x. RV camping and storage areas next to properties zoned or used residentially
must comply with the setback requirements for B-2 uses, as outlined in Table
3.1.3.C.1.
xi. The RV camping and storage areas must be screened from adjacent
properties zoned or used residentially with a Type A: Opaque Buffer.
xii. Outdoor lighting must not exceed 12 feet in height, and illumination at the
property line cannot be greater than 0.5 foot-candles.
e. RV Camping
i. The length of stay shall be no more than 14 7 consecutive days.
ii. A maximum of six RV camping sites are permitted on the property.
iii. Each RV camping space must be at least 1,200 square feet, clearly marked with
permanent markers or monuments, and provide a parking space for one non-RV
motor vehicle.
iv. Restroom and shower facilities can only be located inside the primary lodge
building; no separate facilities are allowed.
v. RV camping areas must have at least one approved sewage dumping station.
vi. If a sewage dumping station is not available through a local Utility Authority
(such as CFPUA or AQUA), then approval for a sewage dumping station must
be granted by New Hanover County Health and Human Services, New Hanover
County Environmental Health, an Authorized On-Site Wastewater Evaluator, a
Professional Engineer licensed under Chapter 89C, or through DEQ.
vii. No sewage disposal system can be installed, altered, or used without approval
from the New Hanover County Health Department.
viii. The lodge operator is responsible for maintaining an accurate register of all
campers. This register must be available for inspection by law enforcement,
public health officials, and other authorized personnel. The register must include:
1. Names and addresses of all occupants.
2. Dates of arrival and departure.
3. License plate numbers (including state of issuance), vehicle make, and
type for each vehicle on-site.
f. RV Storage
i. A maximum of 20 RV storage spaces are allowed on the site.
ii. The storage area must be open-air and at ground level. No enclosed structures
or overhead covers are allowed.
iii. Repair, maintenance, or habitation of any RV in storage on the site is strictly
prohibited.
Planning Board - April 3, 2025
ITEM: 1 - 2 - 7
TA25-01 Staff Report PB 4.3.2025 Page 8 of 8
STAFF RECOMMENDATION
Lodges, Social and Fraternal Organizations are allowed in several locations throughout the
unincorporated County, both by-right and through a Special Use Permit. This is a civic use, which
typically serves nearby residents. Campgrounds are typically relegated to commercial zoning
districts and serve visitors; these two types of uses function differently from a land use
perspective. While staff is not opposed to these types of uses in general, staff has serious
concerns about the compatibility of this combination of uses on any one site and the potential
impact to nearby areas, particularly residential uses. While the additional revisions reduce the
likelihood that this use would be possible in highly residential areas, staff still has reservations
about allowing this type of small-scale RV campground use in residential zoning districts given
previous policy direction.
As a result, Staff recommends denial of the request and suggests the following motion:
I move to RECOMMEND DENIAL of the proposed amendment to the New Hanover
County Unified Development Ordinance to add language to Section 4.4.4. I find it to
be INCONSISTENT with the goals of the 2016 Comprehensive Plan to support business
success because it provides services that could compete with private businesses. I find
RECOMMENDING DENIAL of the amendment request is reasonable and in the public
interest because the amendment allows for too many mixes of uses on generally low-
intensity sites.
However, staff has prepared an amendment that would allow this combination of uses to
function within specific parameters. If the Board feels that sufficient information is presented
at the hearing to allow for them to make a recommendation of approval, they may elect to
proceed with an alternative motion:
Alternate Motion for Approval:
I move to RECOMMEND APPROVAL of the staff-prepared amendment to the New
Hanover County Unified Development Ordinance to add language to Section 4.3.4. I
find it to be CONSISTENT with the goals of the 2016 Comprehensive Plan to
encourage a mix of uses and promote place-based economic development. I also find
RECOMMENDING APPROVAL of the proposed amendment reasonable and in the
public interest because it allows lodges and social organizations to provide customary
services for their members, and the proposed amendment is designed to mitigate
potential impacts on adjacent properties.
Planning Board - April 3, 2025
ITEM: 1 - 2 - 8
Initial Application
Documents & Materials
Planning Board - April 3, 2025
ITEM: 1 - 3 - 1
NEW HANOVER, COUNTY
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DEPARTMENT OF PIANNING & LAND USE
230 Government Contcr Drivo, Suilo I I O
Wilmington, Norrh Corolino 28403
Telephone 191 Ol 798-7 I 65
rAx pto) 798-7053
plon ningdcvolopmcnt.nhcgoy.com
UDO TEXT ATENDMENT APPLICATION
This oppllcolion form mrst be €ornpleted os port of o texl omendmant oppli<ntion submitted thro4h tfie cornrty's online
COAST portol. Thc moin procedurol steps in lhs srbmilrol ond review of opplicofiort ore outlincd in rhe flowchorr
betow. More speciftc s.bmitiol ond review requirements, os well os lfio stordords fo be opplied in reviewing lhe
opplkction, ore set ori in Sccrion 10.3.1 of the thified Developnrent Ordinonce.
Public Hering Ptoccdutcs
IE
(Optional)
PrcrAppllcation
Confo/.nco
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Text Amendmcrl Applicolion - Updoted l2-2O20
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Planning Board - April 3, 2025
ITEM: 1 - 4 - 1
2. Proposed Amendment
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Pogc 2 of 3
Tcxt Amcndmcnt Appllcotion - Updotcd l2-2O2OPlanning Board - April 3, 2025
ITEM: 1 - 4 - 2
Stoff will use lhe following ch€cklirt to determine the completeness of your opplicotion. Pleose verify oll of rhe
listed items ore ircludcd ond confirm by initiollng under'Applicont lnitiol". Applicclions determined to be
irromplete must be corrected in order to be processed for further review.
Atrlfcrlrkn Cficcllbr
E nis opplicoiion form, completed qnd signcd
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tr One copy of ALL doomcnrs" Addirionol hord copies moy be required by stoff
dcpcnding on lhc size of fte document
3. Acknowledgement ond Signolures
By my signoture below, I understond ond occept oll of the condilions, limholions ond obligolions of lhe text omendmerrt
for whidr I om opplying. I cerrify rhot rhis opplicotion is complete ond thot oll informotion prcented in rhis opplicorion
is ocqrrole to the best of my knowlcdge,
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informotio,n, ond bclief.
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Signoturo of Appliccnr(s)Prinl Nome(s)
lf on opplianl reguesls delay of considerotlbn from llr' Plonning Eool,.d or Eoord of Counly Commissioners before nofi:ce hos
been senl lo lfie newspoper , lle ilem will b colendored for tln next neci'ng ond no f* will be regur'red. lf &lay rs regnested
sffrer notice hos been senl lo ffie newspoper, the Eoord will od on ffie reqrrcsl of fhe scheduled meeling otrd ore undq no
obft:gotrbn fro gronl the contr'nuonc,e. lf llp confinuonc,e is gronied, o fee ln occordonce with tfre odopled fee schedule os
pubn'shed on lfie New Honover Counly Plonning website will be rquired.
Pogc 3 of 3
Text Amendment Applkotion - Updorcd 12-2020
?ils
Planning Board - April 3, 2025
ITEM: 1 - 4 - 3
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - April 3, 2025
ITEM: 1 - 5 - 1
Planning Board - April 3, 2025
ITEM: 1 - 6 - 1
Planning Board - April 3, 2025
ITEM: 1 - 7 - 1
Planning Board - April 3, 2025
ITEM: 1 - 8 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 4/3/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Ryan Beil, Development Review Planner
CONTACT(S): Ryan Beil; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning & Land
Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z25-04) - Request by Cindee Wolf with Design Solu8ons, applicant, on behalf of Terry Dean,
Rita English, Jus8n Slack, and Mar8n Pollack, property owners, to rezone two parcels totaling approximately 1.94
acres located at 1609 and 1617 Middle Sound Loop Road from the R-20S, Residen8al district to a general use R-20,
Residen8al district.
BRIEF SUMMARY:
The applicant is proposing to rezone two parcels totaling approximately 1.94 acres from R-20S Residen-al district to
R-20 Residen-al. According to the applicant, the requested R-20 zoning district is more appropriate for the applicants
as opposed to the current R-20S zoning district, because the R-20 zoning district allows for the construc-on of
Addi-onal Dwelling Units (ADUs). The proper-es were ini-ally zoned R-20 in 1970 and were rezoned as part of the
crea-on of the R-20S district in 1988. At the -me, the purpose of the R-20S district was to provide lands to
accommodate primarily low-density single-family development.
The differences between the two districts are that the R-20S district does not allow for ADUs, performance residen-al
developments, or mobile homes. Because performance development is not allowed, the ordinance does not prescribe
a maximum density for residen-al development. The county adopted provisions to allow ADUs in 2022, within Text
Amendment (TA) 22-02 which amended Ar-cles 2 and 4 of the UDO allowing ADUs in all residen-al zoning districts
except AR and R-20S, as these districts were specifically designed to reduce density and impervious surfaces to assist
in limi-ng environmental impacts.
The proposed project is located along a minor collector road, Middle Sound Loop, that currently has available
capacity. It is es-mated the site would generate approximately 4 am and 5 pm peak hour trips if developed under
current zoning. The proposed R-20 zoning is es-mated to generate 7 am and 9 pm peak hour trips, increasing the
number of peak hour trips by approximately 3 am and 4 pm. The project is a straight rezoning and is thus a TIA is not
required.
This area is classified as General Residen-al by the 2016 Comprehensive Plan. This place type focuses on lower-density
housing and associated civic and commercial services with a recommended density up to 8 dwelling units per acre.
Under conven-onal subdivision standards the proper-es would not be subject to density maximums. The maximum
number of units that would be allowed, including ADUs, is 8, which is within the recommenda-ons of the
Comprehensive Plan. Given the adjacent R-15 zoning which also allows ADUs, the proposed rezoning would provide a
transi-on between R-20S and R-15 districts.
STRATEGIC PLAN ALIGNMENT:
Planning Board - April 3, 2025
ITEM: 2
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda-on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera-ons, and
technical review. The property is located on Middle Sound loop, an area of the County that has seen increased interest
and growth due to the desirable loca-on while also increasing access to public water and sewer. The surrounding area
is predominantly residen-al and is classified as General Residen-al by the 2016 Comprehensive Plan, which focuses on
lower-density housing and associated civic and commercial services. Rezoning to R-20 would also provide a transi-on
between the R-20S and the R-15 residen-al districts while con-nuing to provide uses and densi-es in line with the
General Residen-al place type
The proposed straight rezoning to R-20 is generally CONSISTENT with the Comprehensive Plan because the rezoning
would provide uses and densi-es in line with the General Residen-al place type .
As a result, Staff recommends APPROVAL of the proposal.
Please refer to the Script for suggested and alterna8ve mo8on language.
ATTACHMENTS:
Descrip-on
Z25-04 PB Script
Z25-04 Staff Report
Z25-04 Zoning Map
Z25-04 Future Land Use Map
Z25-04 Mailout Map
Z25-04 Application Cover Sheet
Z25-04 Application
Z25-04 Public Comments
Z25-04 R-20 District Cutsheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - April 3, 2025
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-04)
Rezoning Request – (Z25-04 – Middle Sound Loop Straight Rezoning) – Request by Cindee Wolf with
Design Solutions, applicant, on behalf of Terry Dean, Rita English, Justin Slack, and Martin Pollack,
property owners, to rezone two parcels totaling approximately 1.94 acres located at 1609 and 1617
Middle Sound Loop Road from the R-20S, Residential district to a general use R-20, Residential district.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s and supporters’ presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s and supporters’ rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with a motion and vote, I would like to invite the applicant to the podium.
Based on the Board discussion and items presented during the public hearing, would you
like withdraw your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is,
or is not, consistent with the land use plan and why approval or denial of the rezoning
request is reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the R-20 Residential zoning
district would provide uses and densities in line with the General Residential place type. I
also find RECOMMENDING APPROVAL of the rezoning request is reasonable and in the
public interest because the proposed district would allow an increased diversity of housing
options in an area outside of a flood hazard area.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the R-20 Residential zoning
district would provide uses and densities in line with the General Residential place type. I
Planning Board - April 3, 2025
ITEM: 2 - 1 - 1
find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because the rezoning would potentially impact the single-family residential
character of the area by allowing an increase in potential density.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a R-20 district. I find
it to be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive Plan
because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in
the public interest because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
Planning Board - April 3, 2025
ITEM: 2 - 1 - 2
Z24-07 Staff Report PB 5.2.2024 Page 1 of 15
STAFF REPORT FOR Z25-04
ZONING MAP AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: Z25-04
Request:
Straight Rezoning to an R-20 district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Terry Dean & Rita P English, and Justin Adam
Slack
Location: Acreage:
1609 and 1617 Middle Sound Loop Road 1.94 acres
PID(s): Comp Plan Place Type:
R04509-007-010-000, R04509-007-011-000 General Residential
Existing Land Use: Proposed Land Use:
Single Family Residential
The property would be allowed to be
developed in accordance with the R-20
district.
Current Zoning: Proposed Zoning:
R-20S, Residential R-20, Residential
SURROUNDING AREA
LAND USE ZONING
North Single Family Residential R-15
East Single Family Residential R-20S
South Single Family Residential R-15
West Single Family Residential R-15
Planning Board - April 3, 2025
ITEM: 2 - 2 - 1
Z24-07 Staff Report PB 5.2.2024 Page 2 of 15
ZONING HISTORY
May 18, 1970 Originally zoned R-20 (Area 3)
January 4, 1988 Rezoned to R-20S at the request of Middle Sound Loop residents to limit
residential density.
COMMUNITY SERVICES
Water/Sewer Private water through Carolina Water Systems, and public sewer through
CFPUA are present in this area.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover Ogden Station
Schools Ogden Elementary, Noble Middle, and Laney High Schools
Recreation Pages Creek Park Reserve
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - April 3, 2025
ITEM: 2 - 2 - 2
Z24-07 Staff Report PB 5.2.2024 Page 3 of 15
APPLICANT’S PROPOSAL
• The applicant is proposing to rezone two parcels totaling approximately 1.94 acres from
R-20S Residential district to R-20 Residential.
• According to the applicant, the requested R-20 zoning district is more appropriate for the
applicants as opposed to the current R-20S zoning district, because the R-20 zoning district
allows for the construction of Additional Dwelling Units (ADUs).
• This request is for a straight rezoning, so any approval would allow for all uses outlined for
the requested district and could not include conditions. Any future development would be
subject to the general development standards for the district outlined in the Unified
Development Ordinance (UDO).
ZONING CONSIDERATIONS
• The properties were initially zoned R-20 in 1970 and were rezoned as part of the creation
of the R-20S district in 1988.
• At the time, the purpose of the R-20S district was to provide lands to accommodate primarily
low-density single-family development. The intent of the R-20S district regulations are to
allow development that is compatible with the preservation of the districts’ very low-density
single-family character, while accommodating residential opportunities for those who desire
an exurban, low-density lifestyle.
• The purpose of the R-20 district is to provide lands that accommodate primarily very low-
density residential development and recreational uses. District regulations discourage
development that substantially interferes with the quiet residential and recreational nature
of the district.
• The R-20 and R-20S districts are similar, having the same dimensional standards in the UDO:
Zoning District R-20S R-20
Front setback 30 feet 30 feet
Rear setback 25 feet 25 feet
Interior side setback 15 feet 15 feet
Street side setback 22.5 feet 22.5 feet
Minimum lot size 20,000 square feet 20,000 square feet
Maximum building
height 40 feet 40 feet
• The differences between the two districts are that the R-20S district does not allow for ADUs,
performance residential developments, or mobile homes. Because performance
development is not allowed, the ordinance does not prescribe a maximum density for
residential development.
• The R-20 district allows ADUs and has a maximum residential density of 1.9 dwelling units
per acre for performance residential development.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 3
Z24-07 Staff Report PB 5.2.2024 Page 4 of 15
• The county adopted provisions to allow ADUs in 2022, within Text Amendment (TA) 22-02
which amended Articles 2 and 4 of the UDO allowing ADUs in all residential zoning districts
except AR and R-20S, as these districts were specifically designed to reduce density and
impervious surfaces to assist in limiting environmental impacts.
• Because performance residential development is not permitted in the R-20S district, the
maximum conventional buildout would be four 20,000 square foot lots. Each lot would be
allowed one detached single-family home for a maximum total of four dwelling units.
• The proposed R-20 district could be developed under either the conventional or the
performance residential standards:
o Conventional residential development could allow up to four detached single-family
homes and four ADUs.
▪ 1.94 acres = 84,506.4 square feet
▪ 84,506.4 square feet / 20,000 square foot minimum lot size for R-20 = 4.2
lots.
▪ Fractional numbers below 0.5 are rounded down to the nearest whole
number.
▪ Each of the four lots would be permitted an ADU.
o Performance Residential Development could also allow up to four detached single-
family dwellings and four ADUs:
▪ 1.94 acres x 1.9 maximum density for the R-20 district = 3.68 units
▪ Fractional numbers above 0.5 are rounded up to the nearest whole number.
▪ If developed as detached single-family residential units, at maximum build
out each lot would also be allowed a one-bedroom ADU.
• ADUs are limited to a maximum of 1,200 square feet. The primary difference between
ADUs in conventional and performance residential development is Section 4.4.4.A sets a
cap of one bedroom for ADUs in performance residential development when development
is at the maximum density allowed in the zoning district.
• ADUs in conventional subdivisions do not have a limitation on the number of bedrooms.
• Additional considerations regarding paved access and stormwater may be required under
maximum build out depending on lot design and the amount of impervious surface.
• If approved, the project would be subject to the Technical Review Committee and zoning
compliance review processes to ensure full compliance with all ordinance requirements.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 4
Z24-07 Staff Report PB 5.2.2024 Page 5 of 15
AREA DEVELOPMENTS
Planning Board - April 3, 2025
ITEM: 2 - 2 - 5
Z24-07 Staff Report PB 5.2.2024 Page 6 of 15
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a
maximum of four single-family dwelling units.
PROPOSED ACCESS
Primary Access
This site has direct full access on Middle Sound Loop. Because
this is a straight rezoning, future site access would be
reviewed by the County’s TRC and NCDOT.
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Middle Sound Loop
Type of Roadway NCDOT minor collector
Planning Board - April 3, 2025
ITEM: 2 - 2 - 6
Z24-07 Staff Report PB 5.2.2024 Page 7 of 15
Roadway Planning Capacity
(AADT) 10,978*
Latest Traffic Volume (AADT) 7, 100 **
Latest WMPO Point-in-Time
Count (DT) 13,423 (8/1/2024) ***
Current Level of Congestion Available Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
EB 6027; Middle Sound Loop
Multi-Use Trail
(2024 Start Date)
Construction of multi-use path south of Market Street
from Red Cedar Road to existing trail at corner of
Market Street and Middle Sound Loop Road.
U4902D
(08/2025 Projected Completion
Date)
SR 1403 (Middle Sound Loop Road) TO SR 2290
(Mendenhall Drive)/ SR 2734 (Marsh Oaks Drive).
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Potential By-
Right
Development
under
Current
Zoning
Potential By-Right
Development under
Proposed Zoning
AM Peak Hour Trips 1 4 7
PM Peak Hour Trips 1 5 9
Assumptions
1 Max build out of four single family dwelling units
2Max build out of four single family dwelling units with four
ADUs for a total of eight dwelling units
TRAFFIC IMPACT ANALYSIS (TIA)
Traffic Impact Analyses are not required for straight rezonings as a specific development
proposal is required to thoroughly analyze potential trip generation.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 7
Z24-07 Staff Report PB 5.2.2024 Page 8 of 15
SUMMARY
The proposed project is located along a minor collector road that currently has available capacity.
The sites can be accessed directly from Middle Sound Loop.
Traffic Impact Analyses are not required for straight rezonings. While the WMPO's point in time
traffic count is above the planning capacity for Middle Sound Loop Road, it is only representative
of a section of the road closer to Market Street. Concerns about increased traffic have been
expressed by the public in the past, however, the proposed rezoning's additional traffic is a small
increase and comparable with potential traffic impacts from the neighboring R-15 zoned
neighborhoods.
There is the planned construction of a multi-use path south of Market Street from Red Cedar Road
to an existing trail at the corner of Market Street and Middle Sound Loop Road that may provide
an opportunity to use alternative means of transportation.
*For capacity, the only portion of Middle Sound Loop that has been modeled is between Market St and Red
Cedar rd. The capacity for this portion is 10,978.25.
**Per the WMPO, no data is available at the parcels in question, however, the WMPO does have data for
Middle Sound Loop Road from the roundabout to the intersection at West Bedford Road, this is reflected in
the 7,100 number above.
***The only WMPO traffic count location along Middle Sound Loop is located behind the Publix, which is the
13,423 number above.
ENVIRONMENTAL
• This site is not within a Natural Heritage Area.
• No known Conservation resources are present
• Properties are not in a designated Flood Hazard Area.
• The property is within the Pages Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation) soils.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 8
Z24-07 Staff Report PB 5.2.2024 Page 9 of 15
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Ogden
2024-2025 Capacity 106%
Middle School Noble
2024-2025 Capacity 94%
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) 0.15 - 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 - April 3, 2025
ITEM: 2 - 2 - 9
Z24-07 Staff Report PB 5.2.2024 Page 10 of 15
New Hanover County Strategic Plan
On July 17, 2023 the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-
2028. This plan focuses on three core areas: workforce and economic development, community
safety and well-being, and sustainable land use and environmental stewardship.
Strategic Plan Outcomes Relevant to
Proposal Analysis
Through planned growth and development,
residents have access to their basic needs.
The proposed project would allow for the
construction of ADUs which could help meet our
target of increasing the housing supply to a level
of one residential unit per two residents.
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Development under current zoning would allow a
maximum of four residential units.
Maximum Intensity of Proposed
Zoning:
Eight residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 0 1 1
Middle School 0 0 0
High School 0 1 1
TOTAL 0 2 2
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
Both the public elementary school and the high school that serve this area are over capacity.
The students generated by the proposed development are minimal, however, and the project
should have a limited impact on the area’s public schools. While the student generation rate
for the Ogden Elementary catchment area is higher than the overall county student generation
rate, it would not impact the number of students anticipated to be yielded by the proposed
project.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 10
Z24-07 Staff Report PB 5.2.2024 Page 11 of 15
Representative Developments
Existing R-20S Development:
1609 Middle Sound Loop
1617 Middle Sound Loop
Planning Board - April 3, 2025
ITEM: 2 - 2 - 11
Z24-07 Staff Report PB 5.2.2024 Page 12 of 15
Representative Development of R-20S:
Representative development of R-20:
Planning Board - April 3, 2025
ITEM: 2 - 2 - 12
Z24-07 Staff Report PB 5.2.2024 Page 13 of 15
Context and Compatibility
• This project has direct, full access to Middle Sound Loop and is in proximity to two other
residential projects: Loblolly Landing, which is a Performance Subdivision containing eight
lots that was conditionally rezoned to R-20 in July of 2018, and Mason Harbour Yacht Club,
which has 26 lots and was conditionally rezoned to R-15 in May of 2006.
• R-20S was designed to keep density low to protect environmentally sensitive areas, which
was more necessary when all residences were on wells and septic. The accessibility of public
water and sewer in the Middle Sound Loop corridor allows for an increase in development
density while still mitigating environmental impacts in sensitive areas.
• At full build out these parcels would be able to house eight single-family dwelling units,
consisting of four single-family dwelling units and four Accessory Dwelling Units
• Currently the nearest community services such as personal, retail, and grocery stores are
approximately two miles to the west at Ogden Market Place.
• This rezoning could allow for a transition of development from R-15 to R-20S in an area
where there is already a mix of R-15, R-20, and R-20S. Density in R-15 is 2.5 units per
acre; in comparison, density in R-20 is 1.9 units per acre, while R-20S does not have a
stated maximum density because performance residential is not allowed.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 13
Z24-07 Staff Report PB 5.2.2024 Page 14 of 15
Future Land Use
Map Place Type General Residential
Place Type
Description
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.
Analysis
The parcels are located on Middle Sound Loop, an area of the County that
is primarily zoned R-20S and R-15. While the R-20S district does not allow
performance residential development, the R-15 district allows residential
density up to 2.5 dwelling units per acre.
This area is classified as General Residential by the 2016 Comprehensive
Plan. This place type focuses on lower-density housing and associated civic
and commercial services with a recommended density up to 8 dwelling units
per acre.
Under conventional subdivision standards the properties would not be
subject to density maximums. The maximum number of units that would be
allowed, including ADUs, is 8, which is within the recommendations of the
Comprehensive Plan. Given the adjacent R-15 zoning which also allows
ADUs, the proposed rezoning would provide a transition between R-20S
and R-15 districts.
Consistency
Recommendation
The proposed straight rezoning to R-20 is generally CONSISTENT with the
2016 Comprehensive Plan because the proposed district would still align
with the desired density of up to eight dwelling units per acre while
accommodating for the continued growth of New Hanover County and
reducing the restrictions on the current property owners.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 14
Z24-07 Staff Report PB 5.2.2024 Page 15 of 15
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The property is located on Middle Sound loop, an area of the
County that has seen increased interest and growth due to the desirable location while also
increasing access to public water and sewer. The surrounding area is predominantly residential and
is classified as General Residential by the 2016 Comprehensive Plan, which focuses on lower-
density housing and associated civic and commercial services.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the R-
20 Residential zoning district would provide uses and densities in line with the General
Residential place type. I also find RECOMMENDING APPROVAL of the rezoning
request is reasonable and in the public interest because the proposed district would
allow an increased diversity of housing options in an area outside of a flood hazard
area.
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the Board finds denial appropriate.)
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the R-
20 Residential zoning district would provide uses and densities in line with the General
Residential place type. I find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because the rezoning would potentially impact
the single-family residential character of the area by allowing an increase in potential
density.
Planning Board - April 3, 2025
ITEM: 2 - 2 - 15
Planning Board - April 3, 2025
ITEM: 2 - 3 - 1
Planning Board - April 3, 2025
ITEM: 2 - 4 - 1
Planning Board - April 3, 2025
ITEM: 2 - 5 - 1
Initial Application
Documents & Materials
Planning Board - April 3, 2025
ITEM: 2 - 6 - 1
Page 1 of 5
Zoning Map Amendment Application – Updated 12-2020
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
ZONING MAP AMENDMENT APPLICATION
This application form must be completed as part of a zoning map amendment 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 10.3.2 of the Unified Development Ordinance.
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
(Optional)
Community
Information
Meeting
1
Application
Submittal & Acceptance
2
Planning
Director Review & Staff Report
3
Public Hearing
Scheduling & Notification
4
Planning Board
Hearing & Recom-mendation
5
Board of
Commissioners Hearing & Decision
6
Post-Decision
Limitations and Actions
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Wilmington, NC 28411
(See attached Owners' List)
(See attached Owners' List)
(See attached Owners' List)
(See attached Owners' List)
(See attached Owners' List)
Planning Board - April 3, 2025
ITEM: 2 - 7 - 1
Included Parcels:
Parcel ID No.Tax Map No.Site Address Owner
316920.80.5470 R04509-007-101-000 1609 Middle Sound Loop Road Terry Dean & Rita P. English
1604 Middle Sound Loop Road
Wilmington, NC 28411
Tel. 910-284-3414
Email: luvrmm1962@gmail.com
316920.80.6343 R04509-007-011-000 1617 Middle Sound Loop Road Justin Adam Slack
1804 Register Lane
Wilmington, NC 28411
Tel. 910-444-1621
Email: adam.slack@ccm.com
& as Tenants-in-Common
Martin Landrum Pollack
745 Lucky Fish Lane
Wilmington, NC 28411
Tel. 910-409-4863
Email: martin.pollack@twomen.com
Planning Board - April 3, 2025
ITEM: 2 - 7 - 2
Page 2 of 5
Zoning Map Amendment Application – Updated 12-2020
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Proposed Zoning
District(s)
Future Land Use
Classification
3. Zoning Map Amendment Considerations
Requests for general rezonings do not consider a particular land use but rather all of the uses permitted in the
requested zoning district for the subject property. Rezoning requests must be consistent with the New Hanover
County 2016 Comprehensive Plan and the Unified Development Ordinance. Zoning Map amendments reclassify
the land that is subject of the application to the requested zoning district classification(s) and subjects it to the
development regulations applicable to the district(s).
The applicant must explain, with reference to attached plans (where applicable), how the proposed Zoning Map
amendment meets the following criteria. (attach additional pages if necessary)
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.?
2. How would the requested zoning change be consistent with the property’s classification on the 2016
Comprehensive Plan’s Future Land Use Map?
(See attached Owners' List) (See attached Owners' List)
R-20S / Vacant & SF R-20 General Residential1.94 ac.+/-
Planning Board - April 3, 2025
ITEM: 2 - 7 - 3
Page 3 of 5
Zoning Map Amendment Application – Updated 12-2020
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
4. How will this zoning change serve the public interest?
Planning Board - April 3, 2025
ITEM: 2 - 7 - 4
Page 4 of 5
Zoning Map Amendment Application – Updated 12-2020
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”. Applications determined to be
incomplete must be corrected in order to be processed for further review.
Application Checklist Applicant Initial
This application form, completed and signed
Application fee:
$500 for 5 acres or less
$600 for more than 5 acres
Legal description (by metes and bounds) or recorded survey Map Book
and Page Reference of the property requested for rezoning
One (1) hard copy of ALL documents
Acknowledgment and Signatures Form (if applicable)
One (1) digital PDF copy of ALL documents AND plans
CAW
CAW
CAW
CAW
CAW
N/A
Planning Board - April 3, 2025
ITEM: 2 - 7 - 5
Page 5 of 5
Zoning Map Amendment Application – Updated 12-2020
4. Acknowledgement and Signatures
I hereby certify that I am the applicant or authorized agent of the applicant, and the information included in this
application is accurate to the best of my knowledge, information, and belief. I also certify that I have submitted all
of the information and documentation required for this application. Further, I acknowledge that no site work can
commence until all applicable approvals and permits are obtained, and that any modifications to approved or
proposed plans must be reviewed by the County and may require the submittal of a new application.
Signature of Applicant Print Name
Signature of Applicant Print Name
Note: This form must be signed by the owner(s) of record, contract purchaser(s), or other persons(s) having a
recognized property interest; or by a person authorized to submit the application on their behalf.
If an applicant requests delay of consideration from the Planning Board or Board of County Commissioners before
notice has been sent to the newspaper, the item will be calendared for the next meeting and no fee will be required. If
delay is requested after notice has been sent to the newspaper, the Board will act on the request at the scheduled
meeting and are under no obligation to grant the continuance. If the continuance is granted, a fee in accordance with
the adopted fee schedule as published on the New Hanover County Planning website will be required.
Cynthia Wolf - Design Solutions
Planning Board - April 3, 2025
ITEM: 2 - 7 - 6
AUTHORITY FOR APPOINTMENT OF AGENT
The undersigned owner, Justin Adam Slack do(es) hereby
appoint Cindee Wolf / Design Solutions for the purpose of petitioning New
Hanover County for a Zoning Map Amendment, as applicable to the property
described in the attached petition.
The owner does hereby covenant and agree with New Hanover County that
said attorney has the authority to do the following acts on behalf of the owner:
(1) To submit a proper petition and the required
supplemental materials;
(2) To appear at public meetings to give representation
on behalf of the owner; and
This agency agreement shall continue in effect until final disposition of the
petition submitted in conjunction with this appointment.
Date:
Agent's Name, Address & Telephone: Signature of Owner:
Cindee Wolf / Design Solutions
P.O. Box 7221
Wilmington, NC 28406
Tel. 910-620-2374
Docusign Envelope ID: 06EABA84-A7B2-406A-BCB2-D79CD6DA0CDC
2/24/2025
Planning Board - April 3, 2025
ITEM: 2 - 7 - 7
AUTHORITY FOR APPOINTMENT OF AGENT
The undersigned owner, Martin Landrum Pollack do(es) hereby
appoint Cindee Wolf / Design Solutions for the purpose of petitioning New
Hanover County for a Zoning Map Amendment, as applicable to the property
described in the attached petition.
The owner does hereby covenant and agree with New Hanover County that
said attorney has the authority to do the following acts on behalf of the owner:
(1) To submit a proper petition and the required
supplemental materials;
(2) To appear at public meetings to give representation
on behalf of the owner; and
This agency agreement shall continue in effect until final disposition of the
petition submitted in conjunction with this appointment.
Date:
Agent's Name, Address & Telephone: Signature of Owner:
Cindee Wolf / Design Solutions
P.O. Box 7221
Wilmington, NC 28406
Tel. 910-620-2374
Docusign Envelope ID: 06EABA84-A7B2-406A-BCB2-D79CD6DA0CDC
2/26/2025
Planning Board - April 3, 2025
ITEM: 2 - 7 - 8
AUTHORITY FOR APPOINTMENT OF AGENT
The undersigned owner, Terry Dean & Rita P. English do(es) hereby
appoint Cindee Wolf / Design Solutions for the purpose of petitioning New
Hanover County for a Zoning Map Amendment, as applicable to the property
described in the attached petition.
The owner does hereby covenant and agree with New Hanover County that
said attorney has the authority to do the following acts on behalf of the owner:
(1) To submit a proper petition and the required
supplemental materials;
(2) To appear at public meetings to give representation
on behalf of the owner; and
This agency agreement shall continue in effect until final disposition of the
petition submitted in conjunction with this appointment.
Date:
Agent's Name, Address & Telephone: Signature of Owner:
Cindee Wolf / Design Solutions
P.O. Box 7221
Wilmington, NC 28406
Tel. 910-620-2374
Docusign Envelope ID: 06EABA84-A7B2-406A-BCB2-D79CD6DA0CDC
2/27/2025
Planning Board - April 3, 2025
ITEM: 2 - 7 - 9
Planning Board - April 3, 2025
ITEM: 2 - 7 - 10
Planning Board - April 3, 2025
ITEM: 2 - 7 - 11
Planning Board - April 3, 2025
ITEM: 2 - 7 - 12
Legal DescripƟon for
Zoning Map Amendment to ProperƟes at
1609 & 1617 Middle Sound Loop Road
Beginning at a point on the northeastern boundary of Middle Sound Loop Road (S.R. 1403), a
60’ public right-of-way; said point being located North 48028’49” West, 135.54 feet from its
intersecƟon with the northwestern boundary of Mason Landing Road (S.R. 1404), a 60’ public
right-of-way; and running thence from the point of beginning with the Middle Sound Loop Road
right-of-way,
North 48059’30” West, 106.07 feet to a point; thence
North 48010’02” West, 105.15 feet to a point, the southernmost corner of Lot 41, on a plat
recorded among the land records of the New Hanover County Registry, enƟtled Treasure
Cove, in Map Book 15, at Page 33; thence with that subdivision,
North 44024’20” East, 399.07 feet to a point; thence
South 47054’28” East, 107.75 feet to a point; thence
South 50006’23” East, 105.25 feet to a point in the northern line of the Middle Sound Advent
Church, shown on a plat recorded in Map Book 47, at Page 353; thence
South 43006’34” West, 94.33 feet to a point; thence with that property,
South 44033’43” West, 306.26 feet to the point and place of beginning, containing 84,315
square feet, or 1.94 acres, more or less.
Planning Board - April 3, 2025
ITEM: 2 - 7 - 13
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - April 3, 2025
ITEM: 2 - 8 - 1
RESIDENTIAL 20 (R-20) DISTRICT
PURPOSE
The purpose of the Residential-20 (R-20) District is provide lands that accommodate primarily very low density residential development and recreational
uses. District regulations discourage development that substantially interferes with the quiet residential and recreational nature of the district.
DIMENSIONAL STANDARDS
OTHER DISTRICT STANDARDS
1. Maximum Illumination Levels:
• Except for street lighting, all exterior lighting and indoor lighting visible from outside shall be designed and located so that the maximum illumination
measured in foot candles at ground level at a lot line (see Figure 5.5.4.B: Maximum Illumination Levels) shall not exceed the standards in Table
5.5.4.B: Maximum Illumination Levels.
Standard Single Family
Detached Duplex
Lot area, minimum (square feet)* 20,000 35,000
1 Lot width, minimum (feet)* 90 90
2 Front setback (feet)* 30 30
3 Side setback, street (feet)* 22.5 22.5
4 Side setback, interior (feet)* 15 15
5 Rear setback (feet)* 25 25
Density, maximum (dwelling units/acre)** 1.9
Building height, maximum (feet)*** 40
* Does not apply to Performance Residential Developments (see Section 3.1.3.D).
** Applies only to Performance Residential Developments (see Section 3.1.3.D.)
*** Structures elevated on open foundations consisting of piers, posts, columns or piles shall
have a maximum height of 44 feet
Table 5.5.4.B: Maximum Illumination Levels
Type of Use Abutting Lot Line Maximum Illumination Level at Lot Line
(Foot-Candles)
Single family detached, two-family (duplex), triplex, and quadraplex
dwellings, or vacant land in the R-20 zoning district
0.5
4
4
5
5
2
2 3
1
1
Planning Board - April 3, 2025
ITEM: 2 - 9 - 1
PRINCIPAL USES KEY: * = USE-SPECIFIC STANDARDS APPLY (SEE SECTION 4.3 FOR USE-SPECIFIC STANDARDS)
By Right
Agricultural Uses
- Agricultural and Forestry Uses, General
- Stable *
- Wholesale Nursery
Residential Uses
- Dwelling, Dual-Unit Attached *
- Dwelling, Multi-Family *
- Dwelling, Quadraplex *
- Dwelling, Single-Family Detached
- Dwelling, Triplex *
- Dwelling, Row-Style *
- Mobile Home, Doublewide *
- Family Care Home *
- Group Home *
Civic and Institutional
- Family Child Care Home *
- Library
- Religious Assembly
- Amateur Radio Antennas (up to 90 ft.) *
- Antenna & Towers less than 70 ft. in Height & Ancillary to the Principal Use *
- Collocation, Wireless *
- Non-Substantial Modification *
- Elementary and Secondary Schools
- Emergency Services Facility
- Boating Facility, Private Residential *
- Community Garden
- Golf Course
- Park and Recreation Area
- Utility Lines, Structures, and/or Facilities; General *
Commercial Uses
- Equestrian Facility *
Industrial Use
Waste & Salvage
- Landfill, Demolition *
- Landfill, Landscape *
Special Use
Residential Uses
- Dwelling, Two-Family (Duplex)
- Mobile Home
- Mobile Home Subdivision
- Senior Living: Independent Living Retirement Community
- Senior Living: Assisted Living Facility *
- Senior Living: Continuing Care Retirement Community *
Civic and Institutional
- Adult Day Care *
- Child Care Center
- Animal Shelter *
- Community Center
- Lodges, Fraternal, & Social Organizations *
- Other Wireless Communication Facilities including Wireless Support
Structures & Substantial Modifications *
- Colleges, Universities, and Professional Schools
- Vocation or Trade School
- Government Offices and Buildings
- Hospice
- Hospital *
- Nursing and Rehabilitation Center *
- Boating Facility, Community *
- Cemetery *
- Marina, Commercial *
- Marina, Commercial with Floating Structures *
- Electric Substation
Commercial Uses
- Indoor Recreation Establishment *
- Outdoor Recreation Establishment *
- Kennel *
- Bed and Breakfast Inn *
- Campground/Recreational Vehicle (RV) Park *
Industrial Use
Waste & Salvage
- Commercial Recycling Facility, Large Collection *
- Commercial Recycling Facility, Small Collection *
ACCESSORY AND TEMPORARY USES (SEE SECTIONS 4.4.4 & 4.5.4 FOR USE-SPECIFIC STANDARDS)
Accessory Uses
- Accessory Dwelling Unit
- Accessory Structure
- Accessory Use, Customary
- Dry Stack Boat Storage Facility, at a Marina (Special Use Permit Required)
- Electric Vehicle Charging Station
- Farm Stand
- Home Occupation
- Residential Private Pier
- Solar Energy Collection Facility, Accessory
- RV or Travel Trailer Dwelling
- Small Watercraft Storage
- Stormwater Facilities on Contiguous Properties
- Wind Energy Collection Facility, Accessory
Temporary Uses
- Construction Office
- Debris Site
- Farmers’ Market
- Special Fundraising for Non-profit Organizations
- Temporary Emergency Services Facility
- Temporary Family Healthcare Structure
- Temporary Real Estate Office/Model
- Temporary Relocation Housing
Planning Board - April 3, 2025
ITEM: 2 - 9 - 2
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 4/3/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Associate Planner - Development Review
CONTACT(S): Amy Doss; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning & Land
Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z25-05) – Request by Cindee Wolf with Design Solu9ons, applicant, on behalf of Har-Ste
Investments, LLC, property owner, to rezone approximately 19.32 acres from the (CZD) R-7, Residen9al and R-20,
Residen9al districts to a (CZD) R-5, Residen9al Moderate-High Density district for an 82 unit Senior Living:
Independent Living Re9rement Community consis9ng of a mix of detached and aDached single-family dwellings.
BRIEF SUMMARY:
The applicant is reques%ng to rezone approximately 19.32 acres from R-20, Residen%al and (CZD) R-7 Residen%al to a
(CZD) R-5, Residen%al District for the use of an age-restricted community of 44 townhomes and 38 single-family
homes. The plan includes sidewalks, an amenity center with a pool and clubhouse, and designated open space. The site
will have two access points, one off of Edgewater Club Road and the other from Winding Creek Circle.
The original R-20 district was established in 1971. At the %me, the purpose of the R-20 district was to ensure housing
served by private sep%c and wells would be developed at low densi%es. The southern por%on was rezoned in 2022 to a
CZD R-7 district for the development of 44 single-family a:ached townhomes with an amenity center with age-
restricted housing. The purpose of the R-5 district is for moderate to high density residen%al development on smaller
lots with a walkable neighborhood. This district allows a range of housing types and can serve as a transi%on between
developments. While the maximum density of the proposed project is approximately 4.2 units per acre, an R-5 zoning
designa%on is being proposed due to the requested use of age-restricted housing, which is only permi:ed in this district
and will therefore bring the property into compliance with the County’s Permi:ed Use Table.
It is es%mated the site would generate approximately 36 AM and 46 PM peak hour trips if developed under current
zoning. The proposed (CZD) R-5 development is es%mated to generate 48 AM and 62 PM peak hour trips, increasing
the number of peak hour trips by approximately 12 AM and 16 PM. The proposed project is located along a local road
that is currently under capacity. The project is below the peak hour threshold required for a TIA, but NCDOT will
review the project through the driveway permiBng process.
The Comprehensive Plan classifies this property as General Residen%al. This place type encourages lower density
housing, typically single-family residen%al and low-density mul%-family residen%al. The proposed (CZD) R-5 rezoning
is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed uses are generally in line with
those recommended for the General Residen%al place type, and the development will provide a variety of housing
op%ons for senior ci%zens, and serve as a transi%on between nearby residen%al uses.
STRATEGIC PLAN ALIGNMENT:
Planning Board - April 3, 2025
ITEM: 3
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda%on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera%ons,
technical review. The proposed uses are in line with the recommenda%ons for the General Residen%al place type,
provide a variety of housing op%ons for senior ci%zens, and serve as a transi%on between nearby residen%al uses.
The proposed (CZD) R-5 rezoning is generally CONSISTENT with the Comprehensive Plan because the rezoning would
provide for efficient land use and a variety of housing types for an age restricted community.
As a result, Staff recommends APPROVAL of the proposal.
Please refer to the Script for suggested and alterna9ve mo9on language.
ATTACHMENTS:
Descrip%on
Z25-05 PB Script
Z25-05 PB Staff Report
Z25-01 Zoning Map
Z25-05 Future Land Use Map
Z25-05 Mailout Map
Initial Application Cover Sheet
Z25-05 Initial Application
Concept Plan Cover Sheet
Z25-05 Concept Plan
Public Comments Cover Sheet
Public Comment In Opposition
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - April 3, 2025
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-05)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Har-Ste Investments, LLC,
property owner, to rezone approximately 19.32 acres from the (CZD) R-7, Residential and R-20,
Residential districts to a (CZD) R-5, Residential Moderate-High Density district for an 82 unit Senior
Living: Independent Living Retirement Community consisting of a mix of detached and attached single-
family dwellings.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s and supporters’ presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s and supporters’ rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with a motion and vote, I would like to invite the applicant to the podium.
Based on the Board discussion and items presented during the public hearing, would you
like withdraw your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change is,
or is not, consistent with the land use plan and why approval or denial of the rezoning
request is reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposed uses are in
line with the place type recommendations. I also find RECOMMENDING APPROVAL of the
rezoning request is reasonable and in the public interest because the proposed district would
provide for efficient land use and a variety of housing types for an age restricted community.
Existing Conditions to Remain in Effect with the 44 single-family townhome parcel:
1. The project will be age-restricted based on state and federal Fair Housing requirements
for projects for individuals aged 55 and above.
Planning Board - April 3, 2025
ITEM: 3 - 1 - 1
2. An additional sidewalk will be provided between the project and Porter's Neck
Elementary School.
3. The storm water management system will be designed for a 100-year storm event.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposed uses are in
line with the place type recommendations, I find RECOMMENDING DENIAL of the rezoning
request is not reasonable and in the public interest because the land use will adversely impact
the adjacent residential areas.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) R-5 district.
I find it to be [Consistent/Inconsistent] with the purposes and intent of the Comprehensive
Plan because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable and in
the public interest because [insert reasons]
__________________________________________________________________________
__________________________________________________________________________
Planning Board - April 3, 2025
ITEM: 3 - 1 - 2
Z25-05 Staff Report PB 4.3.2025 Page 1 of 15
STAFF REPORT FOR Z25-05
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-05
Request:
Rezoning to a Conditional R-5 district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Har-Ste Investments, L.L.C.
Location: Acreage:
226 Edgewater Club Road 19.32
PID(s): Comp Plan Place Type:
R03700-004-441-000, R03700-004-009-003 General Residential
Existing Land Use: Proposed Land Use:
Undeveloped
Senior Living: Independent Living Retirement
Community consisting of 44 Attached Single
Family Townhomes and 38 Detached Single
Family Dwelling Units
Current Zoning: Proposed Zoning:
R-20, Residential & (CZD) R-7, Residential (CZD) R-5, Residential
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-20
East Single-Family Residential R-20
South Single-Family Residential, Porters Neck Elementary
School R-20
West Single-Family Residential R-20
Planning Board - April 3, 2025
ITEM: 3 - 2 - 1
Z25-05 Staff Report PB 4.3.2025 Page 2 of 15
ZONING HISTORY
July 6, 1971 Initially zoned R-20 (Area 3)
April 18, 2022 Southern 7.32-acre parcel rezoned to (CZD) R-7
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available through CFPUA. Specific design
will be determined during site plan review.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Pages Creek, Ogden Park, Smith Creek Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources.
Archaeological No known archaeological resources.
Planning Board - April 3, 2025
ITEM: 3 - 2 - 2
Z25-05 Staff Report PB 4.3.2025 Page 3 of 15
EDGEWATER VILLAS APPROVED CONCEPTUAL PLAN
· In 2022, the applicant rezoned the 7-acre southern parcel from R-20 to (CZD) R-7 in
order to develop 44 single-family 2 ½-story attached townhomes under the County’s
performance residential standards at a density of 6 dwelling units per acre.
· The townhomes are oriented inward, toward the center of the development, while the
amenity center is located near the adjacent single-family parcels fronting Edgewater
Club Road.
· The stormwater pond is placed in the center with a pedestrian sidewalk circling the pond,
providing a recreational amenity and visual appeal.
· Waterstone Drive and Edgewater Club Road provide two ingress/egress points.
· Edgewater Villas was originally approved in May 2022 with three conditions:
1. The project will be age-restricted based on state and federal Fair Housing
requirements for projects for individuals aged 55 and above.
2. An additional sidewalk will be provided between the project and Porter's Neck
Elementary School.
Stormwater
Pond
Amenity
Center
Planning Board - April 3, 2025
ITEM: 3 - 2 - 3
Z25-05 Staff Report PB 4.3.2025 Page 4 of 15
3. The storm water management system will be designed for a 100-year storm
event.
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
· The applicant is proposing to rezone approximately 19.32 acres from R-20 and (CZD)
R-7 in order to develop 44 single-family 2 ½-story attached townhomes and 38 single-
family homes under the County’s performance residential standards.
P
Stormwater
Pond
Detached Single
Family
Amenity
Center
Attached
Single Family
Stormwater
Pond
Emergency
Access
Planning Board - April 3, 2025
ITEM: 3 - 2 - 4
Z25-05 Staff Report PB 4.3.2025 Page 5 of 15
· The proposed concept plan positions the townhomes closer to the southern end of the site,
across the street from the school. Single family homes are proposed near existing residential
areas of similar lot size and density.
· The single-family portion of the CZD R-5 district has a proposed density of 3.2 dwelling
units per acre while the attached townhome portion has a density of 6 dwelling units per
acre, for an overall density of 4.2 dwelling units per acre.
· Under the proposed CZD R-5 zoning district, the development will be limited to age-
restricted housing for those aged 55 and up.
· The applicant has indicated that the subject property will be subdivided into a total of
82 lots, and the area outside of the lots will be dedicated common area in which a
Homeowners Association will assume responsibility for maintenance of the open space,
pool amenity, and other common areas within the development.
· The townhome units will be arranged in rows of 4, each unit having garage space for 1-
2 vehicles plus a parking pad to allow for 2 additional vehicles. Guest parking illustrated
at this time is conceptual, the specific number of guest parking spaces will be determined
during the TRC approval process. All proposed parking will be required to meet
Ordinance requirements.
· The applicant’s proposed conceptual plan includes a fenced buffer yard on all sides,
which meets the ordinance requirements.
· The townhome portion, as approved, includes the amenity center, which has now been
moved to the single-family residential portion of the development. Rezoning to the CZD
R-5 district with age restricted housing will be in line with the County’s UDO Permitted
Use Table.
· Modification of the CZD R-7 district also limits access to the connection to Waterstone Drive
to emergency-only.
ZONING CONSIDERATIONS
· The R-20 district in this area was established in 1971. At the time, the purpose of the R-
20 district was to provide for low density residential use. There was no water and sewer
available and no stormwater standards were in place at the time.
· The southern portion was rezoned in 2022 to a CZD R-7 district for the development of
44 single-family attached townhomes with an amenity center with age-restricted housing.
· As currently zoned the site would be permitted 22 single-family dwelling units and 44
single-family attached townhomes.
· The purpose of the Residential Moderate-High Density (R-5) District is to provide lands
that accommodate moderate to high density residential development on smaller lots with
a compact and walkable development pattern. The R-5 district allows a range of housing
types and can be developed in conjunction with a non-residential district to create a
vertical mixed-use development pattern as well as serve as a transition between mixed-
use or commercial and low to moderate density residential development.
Planning Board - April 3, 2025
ITEM: 3 - 2 - 5
Z25-05 Staff Report PB 4.3.2025 Page 6 of 15
· While the maximum density of the proposed project is approximately 4.2 units per acre,
an R-5 zoning designation is being proposed due to the requested use of age-restricted
housing, which is only permitted in this district. The current approved plan is conditioned
for age-restricted housing in a R-7 district. If approved, the property will be brought into
compliance with the County’s Permitted Use Table.
· A portion of the site and surrounding land are zoned R-20, the majority of which has
been developed for residential purposes. To the south is an elementary school.
· Four townhomes will face an adjacent owner’s backyard, which is a modification of the
current approved plan.
· Substantially similar to the approved plan, street lighting would not impact nearby areas
any differently from what is being proposed. Nearby adjacent homes could still be
impacted. Maximum Illumination Levels are required to be 0.05 foot-candles at lot lines
adjacent to single family detached or vacant R-20 parcels. The UDO specifies that all
exterior luminaries for nonresidential adjacent to single-family residential subdivisions shall
be full cut-off features that are directed downward. The UDO does not prescribe limitations
on the height, wattage, bulb-type, or fixture type. These design features may need
additional consideration to ensure compatibility.
· This area of the County has experienced a shift toward higher density single-family
residential dwellings with the majority of surrounding land being developed under
performance residential standards.
· The UDO requires a Type A: opaque buffer where single-family attached townhomes abut
single family detached residential uses. If approved, a Type A buffer would be required
on all property boundaries with the exception of where the site abuts the R-20 district.
· 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 - April 3, 2025
ITEM: 3 - 2 - 6
Z25-05 Staff Report PB 4.3.2025 Page 7 of 15
AREA DEVELOPMENTS
Planning Board - April 3, 2025
ITEM: 3 - 2 - 7
Z25-05 Staff Report PB 4.3.2025 Page 8 of 15
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning
Typical development under current zoning would allow a maximum
of 44 attached single-family townhomes and 22 single-family
dwelling units.
PROPOSED ACCESS
Primary Access Edgewater Club Road
Secondary Access Winding Creek Circle
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Edgewater Club Road
Type of Roadway NCDOT local road
Planning Board - April 3, 2025
ITEM: 3 - 2 - 8
Z25-05 Staff Report PB 4.3.2025 Page 9 of 15
ENVIRONMENTAL
· The property is not within a Natural Heritage Area or Special Flood Hazard Area.
· The property is within the Pages Creek watershed.
· Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on
the property consist of Class l (suitable/slight limitation), and Class III (severe limitation)
soils; however, the site is expected to be served by CFPUA when developed.
Roadway Planning Capacity
(AADT) 10,978
Latest Traffic Volume (AADT) 6,200 (AADT 2023)
Latest WMPO Point-in-Time
Count (DT) Not available
Current Level of Congestion Available Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
No Nearby STIP Projects
TRAFFIC GENERATION
Traffic Generated by
Present Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 36 48 +12
PM Peak Hour Trips 46 62 +16
Assumptions
Typical Development with Existing Conditions – 22 single family
detached dwellings and 44 single-family townhomes
Proposed Development – 38 single-family detached dwellings and 44
single-family townhomes
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed.
TRAFFIC IMPACT ANALYSIS (TIA)
The estimated traffic generated from the site is under the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA).
SUMMARY
The proposed project is located along a local road that is currently under capacity. The proposed
access is located south of the roundabout at Porters Neck/Edgewater Club Road/Shiraz Way.
Waterstone Drive, located along the southern boundary of the site, is proposed as an emergency
access only point due to concerns over school traffic. The proposed project’s peak hour traffic is
below the 100 peak hour threshold requiring a traffic impact analysis, but NCDOT will review the
project through the driveway permitting process.
Planning Board - April 3, 2025
ITEM: 3 - 2 - 9
Z25-05 Staff Report PB 4.3.2025 Page 10 of 15
OTHER CONSIDERATIONS
New Hanover County Strategic Plan
On July 17, 2023 the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-
2028. This plan focuses on three core areas: workforce and economic development, community
safety and well-being, and sustainable land use and environmental stewardship.
Strategic Plan Outcomes Relevant to
Proposal Analysis
Through planned growth and development,
residents have access to their basic needs.
The strategic objective to achieve this desired
outcome includes the provision of a variety of
housing options. The proposed CZD R-5 rezoning
will provide new attached single-family
townhomes and single-family homes in an area of
the county that is largely single-family, detached
and can aid in achieving the target of increasing
the housing supply to a level of one residential unit
per every two residents.
Planning Board - April 3, 2025
ITEM: 3 - 2 - 10
Z25-05 Staff Report PB 4.3.2025 Page 11 of 15
Representative Developments
Representative Developments of nearby (performance) R-20:
Waterstone Drive
Waterstone Drive
Planning Board - April 3, 2025
ITEM: 3 - 2 - 11
Z25-05 Staff Report PB 4.3.2025 Page 12 of 15
Representative Developments of attached single-family homes:
Plantation Village
Jumpin Run
Planning Board - April 3, 2025
ITEM: 3 - 2 - 12
Z25-05 Staff Report PB 4.3.2025 Page 13 of 15
Context and Compatibility
· The property is located off of Edgewater Club Rd, an NCDOT classified local road that
connects to Porters Neck and Market Street. Two driveway entrances provide access to
Edgewater Club Road and Winding Creek Circle.
· The site is one of few undeveloped tracts located adjacent to a single-family residential
neighborhood, single family homes, and across the street from Porters Neck Elementary
School.
· The townhome portion of the development is designed like a traditional attached single-
family neighborhood with parking pads and one- or two-car garages, while the single-
family portion of the development is traditional in nature with front loading driveways.
· The age-restricted housing development proposal would increase housing diversity in the
area for senior citizens, which supports of the goals and strategies identified in the
county’s Master Aging Plan.
· Goal 4 of the Master Aging Plan is to ensure a variety of affordable, quality housing options
are located in areas that are easily accessible to necessary resources and services for daily
living. Objective 4.2 is to increase the variety and number of affordable housing options.
· The proposed mix and housing density aligns with the existing nearby development pattern.
· Due to the location and surrounding development patterns, the property is less likely to be
developed with low density housing.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Planning Board - April 3, 2025
ITEM: 3 - 2 - 13
Z25-05 Staff Report PB 4.3.2025 Page 14 of 15
Future Land Use
Map Place Type General Residential
Place Type
Description
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.
Analysis
The subject property is located east of Edgewater Road and north of
Waterstone Drive, between the Waterstone neighborhood to the west,
single family residential to the east, and an elementary school to the south.
The Comprehensive Plan classifies the subject parcel as General Residential
and indicates low-density residential (including the type of single-family
detached and single-family attached townhomes that are proposed) as
appropriate for this place type.
This project is designed to serve as an appropriate transition between the
school and adjacent R-20 Residential district. The overall project density of
4.2 dwelling units per acre for the proposed R-5 development is within the
preferred density range for the General Residential place type (0-8 units
per acre). The proposed townhome portion clusters dwelling units together,
while the single-family detached portion serves as a transition and
connection to an existing neighborhood, providing open space for the
community and increased land efficiency. Moderate density residential
development in this location will provide residents with walkability to
adjacent neighborhoods and serve as a transition between the school and
less dense residential development.
The application of the proposed zoning district supports the intent of the
General Residential place type and is appropriate for this parcel given the
surrounding land use and housing density.
Consistency
Recommendation
The proposed CZD R-5 rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the project’s density is in line with the density
recommendations for General Residential areas and with the County’s goals
of providing for efficient land use.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The proposed uses are in line with the recommendations for
the General Residential place type, provide a variety of housing options for senior citizens, and
serve as a transition between nearby residential uses.
As a result, Staff recommends approval of the proposal and suggests the following motion:
Planning Board - April 3, 2025
ITEM: 3 - 2 - 14
Z25-05 Staff Report PB 4.3.2025 Page 15 of 15
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed uses are in line with the place type recommendations. I also find
RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public
interest because the proposed district would provide for efficient land use and a
variety of housing types for an age restricted community.
Existing Conditions to Remain in Effect with the 44 single-family townhome parcel:
1. The project will be age-restricted based on state and federal Fair Housing
requirements for projects for individuals aged 55 and above.
2. An additional sidewalk will be provided between the project and Porter's Neck
Elementary School.
3. The storm water management system will be designed for a 100-year storm event.
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed uses are in line with the place type recommendations, I find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because the land use will adversely impact the adjacent residential areas.
Planning Board - April 3, 2025
ITEM: 3 - 2 - 15
Planning Board - April 3, 2025
ITEM: 3 - 3 - 1
Planning Board - April 3, 2025
ITEM: 3 - 4 - 1
Planning Board - April 3, 2025
ITEM: 3 - 5 - 1
Initial Application
Documents & Materials
Planning Board - April 3, 2025
ITEM: 3 - 6 - 1
Page 1 of 7
Conditional Zoning District Application – Updated 06-2023
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
nhcgov.com/528/Planning-Land-Use
CONDITIONAL ZONING APPLICATION
This application form must be completed as part of a conditional zoning application submitted through the county’s
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional)
Pre-Application Conference
1
Community Information Meeting
2
Application Submittal & Acceptance
3
Planning Director Review & Staff Report (TRC Optional)
4
Public Hearing Scheduling & Notification
5
Planning Board Hearing & Recom-mendation
6
Board of Commissioners Hearing & Decision
7
Post-Decision Limitations and Actions
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Har-Ste Investments, L.L.C.
2922 Orville Wright Way, Suite 110
Wilmington, NC 28405
910-794-8699
dean@hardisonbuilding.com
Planning Board - April 3, 2025
ITEM: 3 - 7 - 1
Page 2 of 7
Conditional Zoning District Application – Updated 06-2023
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if
applicable)
Please list all of the specific uses that will be allowed within the proposed Conditional Zoning District, the
purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted
in the corresponding General Use District are eligible for consideration within a Conditional Zoning District.
226 Edgewater Club Road 316908.98.2577 & 316908.98.7284
19.32 ac. R-20 & (CZD) R-7 / Vacant General Residential
19.32 ac.
N/A
(CZD) R-5
38 SF Lots & 44 TownhomesTotal = 82 Units
Planning Board - April 3, 2025
ITEM: 3 - 7 - 2
Page 3 of 7
Conditional Zoning District Application – Updated 06-2023
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
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.
Note: It is recommended that traffic generation numbers be reviewed by the WMPO prior to application to ensure
that the most appropriate ITE land use code is identified and most recent generation rates have been applied. If
numbers are verified, please attach a copy of the verification. If numbers have not been verified and the submitted
generation numbers must be adjusted, this may result in the application being ineligible to move forward to the intended
Planning Board agenda.
ITE Land Use(s):
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
Single-family Homes (210) & Attached SF Townhomes (230)
38 SF / 44 TH Units
38 / 23 = 6129 / 19 = 48
Planning Board - April 3, 2025
ITEM: 3 - 7 - 3
Page 4 of 7
Conditional Zoning District Application – Updated 06-2023
6. Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district meets the following criteria.
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
2. How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
Planning Board - April 3, 2025
ITEM: 3 - 7 - 4
Page 5 of 7
Conditional Zoning District Application – Updated 06-2023
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
Planning Board - April 3, 2025
ITEM: 3 - 7 - 5
Page 6 of 7
Conditional Zoning District Application – Updated 06-2023
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 (all property owners must sign signatory
page)
Application fee:
• $600 for 5 acres or less
• $700 for more than 5 acres
• $300 in addition to base fee for applications requiring TRC review
Community Information Meeting Report (complete and signed by agent or all property
owners)
Traffic Impact Analysis if applicable (use of attached report document is recommended)
• The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided.
• The official TIA approval letter is required prior to this item being placed on the
Board of Commissioners meeting agenda.
Legal description (by metes and bounds) or recorded survey Map Book and Page Reference
of the property requested for rezoning
Conceptual Plan including the following minimum elements [Note: If elements beyond the
minimum requirements are shown on the concept plan they may be considered conditions of
approval if not eligible for approval as minor deviations]:
Tract boundaries and total area, location of adjoining parcels and roads
• Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type of
units; area to be occupied by the structures; and/or proposed subdivision
boundaries.
o For non-residential uses, include the maximum square footage and height
of each structure, an outline of the area structures will occupy, and the
specific purposes for which the structures will be used.
• Proposed transportation and parking improvements; including proposed rights-of-
way and roadways; proposed access to and from the subject site; arrangement
and access provisions for parking areas.
• All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
• The location of Special Flood Hazard Areas.
• A narrative of the existing vegetation on the subject site including the approximate
location, species, and size (DBH) of regulated trees. For site less than 5 acres, the
exact location, species, and sized (DBH) of specimen trees must be included.
• Approximate location and type of stormwater management facilities intended to
serve the site.
• Approximate location of regulated wetlands.
• Any additional conditions and requirements that represent greater restrictions on
development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance
CAW
CAW
CAW
N/A
CAW
CAW
Planning Board - April 3, 2025
ITEM: 3 - 7 - 6
Planning Board - April 3, 2025
ITEM: 3 - 7 - 7
Planning Board - April 3, 2025
ITEM: 3 - 7 - 8
Planning Board - April 3, 2025
ITEM: 3 - 7 - 9
Planning Board - April 3, 2025
ITEM: 3 - 7 - 10
Legal Description for
Conditional Zoning at
226 & 300 Edgewater Club Road
Beginning at a point in the southwestern boundary of Edgewater Club Road, a 60’ public right-
of-way; said point being located North 19036’25” West, 383.08 feet from its intersection with
the northern boundary of the southern loop of Waterstone Drive, a 50’ public right-of-way; and
running thence:
South 70023’35” West, 205.00 feet to a point; thence
South 19036’25” East, 318.55 feet to a point; thence
South 46033’07” West, 318.89 feet to a point; thence
South 67030’18” West, 265.07 feet to a point; thence
North 67059’35” West, 269.41 feet to a point; thence
North 07006’24” West, 475.81 feet to a point; thence
South 81039’53” West, 195.74 feet to a point; thence
North 23032’44” West, 271.15 feet to a point; thence
North 87003’26” East, 265.22 feet to a point; thence
North 15004’52” West, 52.83 feet to a point; thence
North 61025’29” East, 517.94 feet to a point; thence
North 28022’26” West, 140.35 feet to a point; thence
North 64054’29” East, 297.40 feet to a point in the southwestern boundary of Edgewater
Club Road; thence with that right-of-way,
South 25012’47” East, 291.09 feet to a point; thence
South 19016’36” East, 426.13 feet to the point and place of beginning, containing 19.32
acres, more or less.
The described boundary is shown on a plat recorded among the land records of the New
Hanover County Registry, in Map Book 69, at Page 95 & .
Planning Board - April 3, 2025
ITEM: 3 - 7 - 11
Page 1 of 2
Community Information Meeting Report – Approved 06-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165 Nhcgov.com/528/Planning-Land-Use
COMMUNITY INFORMATION MEETING REPORT
This Community Information Meeting Report must be submitted with the application for a conditional rezoning, planned
development, or intensive industry special use permit in order for the application to be deemed complete.
Address/Location Parcel Identification Number(s)
Meeting Date and Time
Format (Virtual, In-Person, Hybrid) Location if In-Person or Hybrid
Selection Criteria for Location
Meeting Summary
Issues and Concerns Discussed at Meeting
226 Edgewater Club Road 316908.98.2577 & 316908.98.7284
Tuesday, February 25th, 6:00 p.m.
In-person w/ info provided for alternativecontact if not able to attend Holiday-Inn Express / Porter's Neck
Proximity to the subject project site
Planning Board - April 3, 2025
ITEM: 3 - 7 - 12
Page 2 of 2
Community Information Meeting Report – Approved 06-2022
List of Changes and Modifications Made to the Proposal in Response to Issues and Concerns (if no modifications
were made, please explain why)
Report Attachments
All of the following items must be submitted as part of the required community information meeting report in addition
to this form.
Checklist Applicant Initial
A list of names and addresses of attendees
A list of the names and addresses of invitees and copies of any returned mailings received to date
A copy of the mailed notice with all attachments
A copy of all materials distributed or presented at the meeting
Acknowledgement and Signatures
By my signature below, I hereby certify that written notice of the community information meeting as described above was mailed and/or personal delivery to property owners withing 500 feet of the subject site as set forth on the attached list, by first class mail on [DATE] _____________________________. A copy of the written notice is also attached. I also herby certify that the meeting summary and list of attendees is accurate and representative of the proceedings at the community information meeting.
Signature of Applicant or Applicant’s Agent Print Name
Date
CAW
CAW
CAW
CAW
Cynthia Wolf - Design Solutions
February 28, 2025
Planning Board - April 3, 2025
ITEM: 3 - 7 - 13
Planning Board - April 3, 2025
ITEM: 3 - 7 - 14
Planning Board - April 3, 2025
ITEM: 3 - 7 - 15
Planning Board - April 3, 2025
ITEM: 3 - 7 - 16
PROPERTIES WITHIN A 500' PERIMETER OF 226 EDGEWATER CLUB ROAD:
SUBJECT PROPERTY OWNER MAILING ADDRESS CITY / STATE / ZIP
HAR-STE INVESTMENTS LLC 2922 ORVILLE WRIGHT WAY #110 WILMINGTON NC 28405
ADJACENT PROPERTY OWNERS
ANGE DAVID S 836 WATERSTONE DR WILMINGTON NC 28411
BELL CHARLES R 8213 MOSS BRIDGE CT WILMINGTON NC 28411
BENTON KAREN H MICHAEL T 827 WATERSTONE DR WILMINGTON NC 28411
BOURGAULT CHAS CYNTHIA TRUSTEES 112 KEDLETON CT WILMINGTON NC 28411
BRADLEY LUZZETTA G 217 EDGEWATER CLUB RD WILMINGTON NC 28405
BRICE JOHN R IV 1005 CRANFORD DR WILMINGTON NC 28411
BURK GRIFFITH W NICOLE L 749 WATERSTONE DR WILMINGTON NC 28411
CASLER CORRINE TRUSTEE 1017 CRANFORD DR WILMINGTON NC 28411
CHEATHAM JOHN S KIMBERLY O 201 EDGEWATER CLUB RD WILMINGTON NC 28411
DALE ELEANOR B JEFFREY L 1013 CRANFORD DR WILMINGTON NC 28411
DAVENPORT SHANE F 2000 MACCUMBER LN WILMINGTON NC 28403
DUNCAN TYLER CASSANDRA 748 WATERSTONE DR WILMINGTON NC 28411
DURHAM DAVID ANNE MARIE 120 KEDLETON CT WILMINGTON NC 28411
DWC GST EXEMPT TRUST 1016 CRANFORD DR WILMINGTON NC 28411
FARISS JENNA L ET VIR 729 WATERSTONE DR WILMINGTON NC 28411
FISHBAIN JASON ET AL 8143 KEMPER CT WILMINGTON NC 28411
FOLLAND PATRICK J ERICA L 309 EDGEWATER CLUB RD WILMINGTON NC 28411
FOREST CREEK HOA INC PO BOX 381 WRIGHTSVILLE BEACH NC 28480
GARRETT ZACHARY D DALLAS K 8205 MOSS BRIDGE CT WILMINGTON NC 28411
GIBSON CHARLES E TRUSTEE 756 WATERSTONE DR WILMINGTON NC 28411
GOODWIN ROBERT E JR AMANDA 8221 MOSS BRIDGE CT WILMINGTON NC 28411
GREULING JOHN A KIMBERLY D 5013 PRESERVATION POINTE KENNESAW GA 30152
GRIGGS DAVID J BROOKE 840 WATERSTONE DR WILMINGTON NC 28411
HARDISON BUILDING INC PO BOX 809 WRIGHTSVILLE BEACH NC 28480
HARRIS MIKE A III NIKI 8220 MOSS BRIDGE CT WILMINGTON NC 28411
HAWKINS JEFFERY L MARY H 1021 CRANFORD DR WILMINGTON NC 28411
HPLEL RD LLC PO BOX 12729 WILMINGTON NC 28405
JOHNSON IVEY LEWIS SR 221 EDGEWATER CLUB RD WILMINGTON NC 28405
JONES WILLIAM B CAROLYN L 8225 SAGE VALLEY DR WILMINGTON NC 28411
JUNGERS MARK H 202 EDGEWATER CLUB RD WILMINGTON NC 28411
KHARBAT GHASSAN 209 EDGEWATER CLUB RD WILMINGTON NC 28411
KHARBAT GHASSAN MONA KHATEEP 209 EDGEWATER CLUB RD WILMINGTON NC 28405
KING KEVIN MABEL L 113 KEDLETON CT WILMINGTON NC 28411
KORTEMEYER JAY ARLENE MANY 316 GRAYHAWK CIR WILMINGTON NC 28411
LANZI JOHN A ALLYSON E 741 WATERSTONE DR WILMINGTON NC 28411
LEONG BRYAN M SARAH 1025 CRANFORD DR WILMINGTON NC 28411
LIBERTY JAMES S ET UX 736 WATERSTONE DR WILMINGTON NC 28411
LICH RICHARD T JODI M 740 WATERSTONE DR WILMINGTON NC 28411
LICURSI ROBERT KAREN TRUSTEES 304 GRAYHAWK CIR WILMINGTON NC 28411
LLOYD ROBERT P ETAL 8201 SAGE VALLEY DR WILMINGTON NC 28411
LOTZ BROOKE B 8205 SAGE VALLEY DR WILMINGTON NC 28411
LYONS MARY JANE MARK 8212 MOSS BRIDGE CT WILMINGTON NC 28411
MARACON LLC PO BOX 1528 WRIGHTSVILLE BEACH NC 28480
MAUS WILLIAM C III SHANNON C 308 GRAYHAWK CIR WILMINGTON NC 28411
MCCLAMMY FARMS LLC 2922 ORVILLE WRIGHT WAY #110 WILMINGTON NC 28405
MCCRARY HELEN MCCLAMMY 112 EDGEWATER CLUB RD WILMINGTON NC 28411
MICHAEL CHRISTIAN HOMES LLC 2922 ORVILLE WRIGHT WAY #110 WILMINGTON NC 28405
Planning Board - April 3, 2025
ITEM: 3 - 7 - 17
MILLER WILLIAM B ANNE G 312 GRAYHAWK CIR WILMINGTON NC 28411
NAEDER DAVID JAMIE 752 WATERSTONE DR WILMINGTON NC 28411
NEAL EDWIN M ANDREA R 8208 MOSS BRIDGE CT WILMINGTON NC 28411
NEIGEL BRADLEY AMY 744 WATERSTONE DR WILMINGTON NC 28411
NHCO BOARD OF EDUCATION 6410 CAROLINA BEACH RD WILMINGTON NC 28412
NORTHRUP SUSAN A 8217 MOSS BRIDGE CT WILMINGTON NC 28411
OCONNOR BRIAN D ET UX 737 WATERSTONE DR WILMINGTON NC 28411
ONEIL GORDON L LIVING TRUST 8795 LOW POND DR WARRENTON VA 20187
PARKER JULIE ANN DUNGAN B 760 WATERSTONE DR WILMINGTON NC 28411
QUINLAN KEVIN KATHRYN 1129 BALDWIN PARK DR WILMINGTON NC 28411
RAYNOR MARIE V 4918 SHELLEY DR WILMINGTON NC 28405
RILEY CYNTHIA M TRUSTEE 121 KEDLETON CT WILMINGTON NC 28411
ROLQUIN JAMES MONICA TRUSTEES 8205 WINDING CREEK CIR WILMINGTON NC 28411
ROSEN JAY I 8221 SAGE VALLEY DR WILMINGTON NC 28411
RUFFIN MICHAEL D JOYCE M 405 EDGEWATER CLUB RD WILMINGTON NC 28405
SANTHA VIJAY A KIRSTEN L PROBST 8209 MOSS BRIDGE CT WILMINGTON NC 28411
SCHILD WILLIAM T HEATHER S 116 KEDLETON CT WILMINGTON NC 28411
SCHLIPP MICHAEL B KATHERIN M 833 WATERSTONE DR WILMINGTON NC 28411
SCHROEDER ADAM ETAL TRUSTEES 320 GRAYHAWK CIR WILMINGTON NC 28411
SIDDLE TAKAYO L 1012 CRANFORD DR WILMINGTON NC 28411
SINGER JEFFREY L SHARON A 745 WATERSTONE DR WILMINGTON NC 28411
SKARET MICHAEL M REBECCA L 117 KEDLETON CT WILMINGTON NC 28411
SLOAN ALEXANDER III SANDRA 105 EDGEWATER CLUB RD WILMINGTON NC 28405
SLOAN WILBUR T LILLIAN W 5848 BERNHOWE MANOR LN SUFFOLK VA 23435
SMITH ANDREW J PATRICIA L 723 WATERSTONE DR WILMINGTON NC 28411
SMITH JAMES E YVONNE G PO BOX 3432 WILMINGTON NC 28406
SMITH JOSHUA L KATHERINE A 8216 MOSS BRIDGE CT WILMINGTON NC 28411
SMOOT CHARLES S DOROTHY J 105 KEDLETON CT WILMINGTON NC 28411
STEELE JAMES A III KATHLEEN D 53530 FIRESTONE PL LEESBURG VA 20176
STITH ALICE W 1009 CRANFORD DR WILMINGTON NC 28411
SUMMERS MATTHEW SARAH M 815 WATERSTONE DR WILMINGTON NC 28411
SWAN SONG PROPERTIES LLC 221 SIMMONS DR WILMINGTON NC 28411
THOMAS JOHN B 8217 SAGE VALLEY DR WILMINGTON NC 28411
TRUONG KHA V ETAL 4782 TUPELO DR WILMINGTON NC 28411
VAMVAKIAS ANDREW J JESSICA Z 8209 SAGE VALLEY DR WILMINGTON NC 28411
VAUGHN JACQUELINE T ERIC M 832 WATERSTONE DR WILMINGTON NC 28411
WALKER JAMES B ELIZABETH A 108 KEDLETON CT WILMINGTON NC 28411
WILLIAMS ELIJAH R 8204 MOSS BRIDGE CT WILMINGTON NC 28411
WILLIAMS JOHN PAUL PHYLLIS E 317 EDGEWATER CLUB RD WILMINGTON NC 28405
WILLIAMS VIRGINIA D 301 EDGEWATER CLUB RD WILMINGTON NC 28405
YOUNG KERESA A DELTON E 753 WATERSTONE DR WILMINGTON NC 28411
Planning Board - April 3, 2025
ITEM: 3 - 7 - 18
February 14, 2025
To: Adjacent Property Owners
This is a notice for a community information meeting. An upcoming rezoning petition will be
made on behalf of Har-Ste Investments, L.L.C., owner of the approximately 12 acres at 226
Edgewater Club Road.
The proposal is to develop a 38-lot, single-family home, age-restricted, residential community
for Seniors (55+). An exhibit of the subdivision layout is attached. The neighborhood would
include sidewalks, an amenity center and required stormwater management facilities.
The rezoning petition would be requested as a Conditional Zoning District in New Hanover
County. A “CZD” allows particular uses to be established only in accordance with specific
standards and conditions pertaining to each individual development project. Essentially, this
means that only the specific use and the proposed site improvements of an approved petition
can be developed.
Your property is located in the proximity, within a 500’ perimeter of the outer boundary of the
project area. The meeting is an opportunity for further explanation of the proposal, and for
questions to be answered concerning project improvements, benefits and impacts.
A meeting will be held on Tuesday, February 25th, 6:00 p.m., at the Holiday Inn Express –
Porters Neck, 168 Porters Neck Road.
If you cannot attend, you are welcome to contact Cindee Wolf at telephone # 910-620-2374, or
email cwolf@lobodemar.biz with comments and/or questions.
We look forward to your interest, continuing being a good neighbor, and being an asset to the
community.
Planning Board - April 3, 2025
ITEM: 3 - 7 - 19
Planning Board - April 3, 2025
ITEM: 3 - 7 - 20
Planning Board - April 3, 2025
ITEM: 3 - 7 - 21
Concept Plan
Planning Board - April 3, 2025
ITEM: 3 - 8 - 1
Planning Board - April 3, 2025
ITEM: 3 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 1
Planning Board - April 3, 2025
ITEM: 3 - 10 - 1
1
Doss, Amy
From:noreply@civicplus.com
Sent:Thursday, March 27, 2025 11:32 AM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #22030 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by 8 AM the day of
the applicable meeting will be made available to the Board prior to that meeting and
will be included as part of the permanent, public record for that meeting.
First Name Kevin
Last Name Foley
Address 7913 Bonaventure Drive
City Wilmington
State NC
Zip Code 28411
Email kevinpatrickfoley@gmail.com
Please select the case
for comment.
PB Meeting - Z25-05 - Edgewater Club Senior Living
What is the nature of
your comment?
Oppose project
Public Comment At first glance I thought this would be fine, because as a 55+
community it wouldn't have any affect on Porters Neck
Elementary which is currently way over capacity. However, in
their application, they state that they expect this development
to generate 7 students. So clearly, the 55+ restriction is very
loose.
It should speak for itself that this application sites school
numbers from 2021-2022 school year when current numbers
Planning Board - April 3, 2025
ITEM: 3 - 11 - 1
2
are publicly available.
PNES is currently one of the most crowded schools in the
county and it's only 5 years old. They have 2 portable units last
year and are requesting 2 more for next year. This school was
built for 549 students and currently sits at 679.That's bigger
than most middle schools. There are more kids coming too.
Other large developments have been approved and haven't
finished construction yet, such as the Middle Sound West
apartments and possibly the Bayshore townhomes. Not to
mention, all the single family homes being bought by families
that we have no control over and will send kids here.
Don't forget that NHCS had a budget cut last year and had to
cut hundreds of staff and teachers. With the DoE being
eliminated, they'll likely be losing 8% of the budget they get
from the federal government as well.
This will continue to be overcapacity until we are able to add
more schools, according to Superintendent Dr Barnes. He has
said we will need to request a bond, which can be voted on in
Nov 2026. If that passes, then it will be years of planning and
rezoning until we see the results. That's a lot of "ifs" and a long
time to wait. Until then, we shouldn't be rezoning anything to
allow greater density in this school district.
It's also worth adding that because of the lack of funding for
buses and drivers, of which there are only four for 679 kids,
there is a normal line of 375 cars every morning from 645 to
745 which is completely stopped in front of this proposed site.
Principal Slovik and the NHCSO have worked together on
solutions but there is little they can do but count the cars. The
same issue happens for the 230pm pickup line as well. Adding
higher density at this site is going to be awful for traffic.
Please deny this and any other requests to rezone to a higher
density until we at least have a bond and a plan on what to do
about school capacity,
Upload supporting files
If you need to support your comment with documentation, upload the files here. No
more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, csv, xls, xlsx, pdf, jpg, png, mp3, mp4, mov.
File 1 Field not completed.
Planning Board - April 3, 2025
ITEM: 3 - 11 - 2
3
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Planning Board - April 3, 2025
ITEM: 3 - 11 - 3
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 4/3/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Rebekah Roth, Director of Planning & Land Use
CONTACT(S): Rebekah Roth
SUBJECT:
Public Hearing
Text Amendment Request (TA25-03) - Request by New Hanover County to amend Ar7cles 3 and 4 of the New
Hanover County Unified Development Ordinance to change the approval process for Addi7onal Dwelling
Allowances from quasi-judicial to legisla7ve.
BRIEF SUMMARY:
This request is in response to Board of Commissioner concerns regarding the adequacy of the current approval process
for Addi#onal Dwelling Allowances to address community concerns about the impact of poten#al development
projects on community infrastructure and services.
During Addi#onal Dwelling Allowance special use processes in recent years, residents have raised ques#ons about
infrastructure capacity, public services, community development pa'erns, connec#vity, and project design. While
these considera#ons fall within the County's authority, they are not explicitly addressed by the current special use
permit standards.
The proposed amendment would shi+ the approval process to the legisla#ve condi#onal zoning process, allowing for
more considera#on of these poten#al impacts. Since North Carolina authorized condi#onal zoning districts in 2005,
this process has become a common and familiar tool.
This amendment would not affect exis#ng developments approved under the current special use permit process, which
would remain conforming uses.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff recommends approval of the proposed amendment, and recommended mo#on language can be found in the
a'ached Script.
ATTACHMENTS:
Descrip#on
TA25-03 Planning Board Script
TA25-03 Staff Report - Planning Board
TA25-03 Amendment Summary
Planning Board - April 3, 2025
ITEM: 4
TA25-03 Proposed Amendment
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - April 3, 2025
ITEM: 4
SCRIPT for Unified Development Ordinance Text Amendment (TA25-02)
Request by New Hanover County to amend Articles 3 and 4 of the New Hanover County Unified
Development Ordinance to change the approval process for Additional Dwelling Allowances from
quasi-judicial to legislative.
1. This is a public hearing. We will hear a presentation from staff. Then any supporters and
opponents will each be allowed 15 minutes for their presentation and an additional 5 minutes
for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Supporters’ presentation (up to 15 minutes)
c. Opponents’ presentation (up to 15 minutes)
d. Staff rebuttal (up to 5 minutes)
e. Opponents’ rebuttal (up to 5 minutes)
3. Close the public hearing
4. Board discussion
5. Vote on amendment. The motion should include a statement saying how the change is, or is not,
consistent with the land use plan and why approval or denial of the rezoning request is reasonable
and in the public interest.
Example Motion of Approval
I move to RECOMMEND APPROVAL of the proposed amendment to modify the decision-making process
for Additional Dwelling Allowance developments. I find it to be consistent with the purposes and intent
of the 2016 Comprehensive Plan because it retains a tool to increase the County’s housing supply while
ensuring that project density, design, and community impacts can be fully considered. I find
RECOMMENDING APPROVAL to be reasonable and in the public interest because the revised process
reduces barriers of participation to impacted residents and better ensures that projects are aligned with
Commissioner policy direction.
Alternative Motion for Approval/Denial:
I move to recommend [Approval/Denial] of the proposed amendment to the New Hanover County Unified
Development Ordinance. I find it to be [Consistent/Inconsistent] with the purposes and intent of the
Comprehensive Plan because [insert reasons]
__________________________________________________________________________________
__________________________________________________________________________________
I also find [Approval/Denial] of the proposed amendment is reasonable and in the public interest because
[insert reasons]
__________________________________________________________________________________
__________________________________________________________________________________
Planning Board - April 3, 2025
ITEM: 4 - 1 - 1
TA25-03 Staff Report PB 2.6.2025 Page 1 of 4
STAFF REPORT OF TA25-03
TEXT AMENDMENT APPLICATION
APPLICATION SUMMARY
Case Number: TA25-03
Request:
To amend Articles 3 and 4 of the Unified Development Ordinance to change the approval
process for Additional Dwelling Allowances from quasi-judicial to legislative
Applicant: Subject Ordinance:
New Hanover County Unified Development Ordinance (UDO)
Subject Article(s) and Section(s):
• Article 3: Zoning Districts o Section 3.1.3: Superseding Dimensional Standards
• Article 4: Uses and Use Specific Standards o Section 4.2: Allocation of Principal Uses
BACKGROUND & STAFF ANALYSIS
Over the past several years, the Board of Commissioners have expressed concerns regarding the
adequacy of the current approval process for Additional Dwelling Allowances to address
community concerns regarding the impact of potential development projects on community
infrastructure and services. This development type, known prior to 2019 as a High Density
Development, was established in 1982 to replace a previous special use permit allowance for
specifically multi-family development projects. At the time, County zoning districts did not allow
densities beyond roughly 3.3 units per acre, so the High Density Development provision allowed
additional levels of density for a variety of residential dwelling types to be considered by the
Board as part of a special use permit quasi-judicial process. Since that time, changes to the County’s
zoning regulations and to the legal parameters for quasi-judicial approvals have reduced the
effectiveness of this tool in achieving its original goals.
During the Unified Development Ordinance Project (2018-2020), changes were made to the
County’s zoning regulations that reduced the need for an additional dwelling allowance special use
permit to meet housing supply demand as new tools were created. In 2019, several new zoning
districts were added to the ordinance to allow the full spectrum of residential densities outlined in
the Comprehensive Plan. As shown on the graphic below, the new districts’ proposed densities
provided for the same levels of residential densities only allowed previously with special use permit
approval.
Planning Board - April 3, 2025
ITEM: 4 - 2 - 1
TA25-03 Staff Report PB 2.6.2025 Page 2 of 4
At the time, the decision was made to not remove the High Density Development tool from the
ordinance in case it was still useful to meet the community’s development goals. In 2019, however,
its name was revised to Additional Dwelling Allowance in recognition that most of the densities
possible through the tool were not considered “high density” under the density range outlined in the
2016 Comprehensive Plan.
Since that time, most applications for densities higher than allowed by the current zoning district
have been through a rezoning process to one of the residential districts adopted in 2019. During
that time 4 special use permit applications for higher densities have been submitted, compared with
65 rezoning requests for residential projects with densities higher than previously allowed. These
experiences have highlighted the differences in the two processes for supporting the community’s
planning goals regarding housing supply, impacts on infrastructure and public services, and project
design.
When first established as part of zoning regulations, the special use permit process was intended
to apply in situations where a particular use or development type might be appropriate in a specific
area but needed additional consideration. At the time, zoning districts often allowed a broad
variety of uses and were applied by the government to parcels with differing site characteristics,
infrastructure, and access availability.
In the mid twentieth century, jurisdictions identified that in addition to permitted uses and prohibited
uses, there could be a need for a “maybe.” The special use permit would serve as this “maybe,”
though some ordinances may have used different names for it. As former UNC School of
Government professor David Owens explains in a 2012 blog, “the idea was to add some flexibility
to zoning ordinances while retaining oversight of individual projects…[when a] use would not be
Planning Board - April 3, 2025
ITEM: 4 - 2 - 2
TA25-03 Staff Report PB 2.6.2025 Page 3 of 4
suitable for every location in the district, but with a case-by-case review it could be allowed in some
locations within the district” (https://canons.sog.unc.edu/2012/11/a-conditional-what-clarifying-
some-confusing-zoning-terminology/).
Because these “maybes” were determined based on pre-identified standards or criteria for
approval, the courts determined that their consideration should be subject to quasi-judicial decision-
making processes, which involves a number of requirements related to the presentation of evidence
and the types of information that can be considered during decision-making. These requirements
are intended to ensure both that the community’s ordinance standards are met and that decisions
are based on factual information, which is why special use permit processes are often used for land
uses like congregate living facilities or landfills that may be necessary for a community but that
citizens may have fears about or biases against. They also, however, are less familiar to residents,
and may make it harder for the zoning layperson to participate effectively in the process.
Since conditional zoning districts were authorized by the NC General Assembly in 2005, this
legislative decision-making process for considering specific development proposals’
appropriateness in particular locations has become increasingly popular with governing boards
and familiar to general residents. Jurisdictions across the state, including the City of Wilmington,
have worked in recent years to reduce the number of special use permits and instead rely on the
conditional rezoning process when making “maybe” decisions. While New Hanover County did not
decide to include a reconsideration of special use permits as part of the UDO Project, discussions
have continued regarding the most appropriate decision-making process for some of the uses in the
ordinances.
The Additional Dwelling Allowance special use permit has been one of the primary special uses that
has been discussed, leading to the Board’s current interest in considering a modification to the
process. Concerns regarding impacts to infrastructure and public services, community development
patterns and connectivity, and project design have been raised during Additional Dwelling
Allowance special use permit processes in recent years that are part of the County’s responsibility
and purview but are not directly addressed by special use permit standards.
Due to the recent passage of S 382 by the General Assembly, the Additional Dwelling Allowance
cannot be removed from the ordinance without the permission of all impacted property owners.
The proposed amendment does not remove the use or the possibility of the use from the ordinance,
but it does modify the process for obtaining approval for this type of development. Existing
developments with Additional Dwelling Allowance special use permits would not be impacted by
the proposed development and would remain conforming uses.
PROPOSED AMENDMENT
The proposed text amendment is attached, with red italics indicating new language and
strikethrough indicating provisions that are removed.
STAFF RECOMMENDATION
Staff recommends approval of the proposed amendment and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed amendment to modify the decision-
making process for Additional Dwelling Allowance developments. I find it to be consistent
with the purposes and intent of the 2016 Comprehensive Plan because it retains a tool to
Planning Board - April 3, 2025
ITEM: 4 - 2 - 3
TA25-03 Staff Report PB 2.6.2025 Page 4 of 4
increase the County’s housing supply while ensuring that project density, design, and
community impacts can be full considered. I find RECOMMENDING APPROVAL to be
reasonable and in the public interest because the revised process reduces barriers of
participation to impact residents and better ensures that projects are aligned with
Commissioner policy direction.
Planning Board - April 3, 2025
ITEM: 4 - 2 - 4
Additional Dwelling Allowance Approval Process Amendment
Code Sections Affected
Section 3.1.3:
Superseding
Dimensional
Standards
Section 4.2:
Allocation of
Principal Uses
Key Intent
• Change the approval process for Additional Dwelling Allowances from quasi-
judicial to legislative in response to Board of Commissioner concerns about the
adequacy of the current approval process to address the impact of potential
development projects on community infrastructure and services.
Changes
• Additional Dwelling Allowances allow developments to exceed the
maximum residential density that would otherwise be allowed for a
particular zoning district. Currently, permissions and provisions are
outlined in Section 3.1.3: Superseding Dimension Standards, but
this development option is not listed on the table that outlines
Principal Use Permissions in Section 4.2: Allocation of Principal
Uses. This amendment would add this use to that table, but no
changes were made in the districts where an Additional Dwelling
Allowance would be permitted.
• The amendment does specify that Additional Dwelling Allowances
would be allowed in those districts as part of a conditional zoning
district (CZD), as opposed to the special use permit approval that is
currently required. This change would modify the approval process
for an Additional Dwelling Allowance from quasi-judicial (approved
as long as certain ordinance standards are met) to legislative
(approved if a majority of the Commissioners determines the
request is reasonable and in the public interest).
• Changes were made to Section 3.1.3: Superseding Dimensional
Standards to reference the change in approval process.
Planning Board - April 3, 2025
ITEM: 4 - 3 - 1
3.1.3.E Additional Dwelling Allowance
Development is permitted up to the maximum densities set forth in Section 3.1.3.E.1, Site
Capacity, subject to approval of a special use permit conditional zoning district in the R-20, R-15, R-10, and O&I districts, and in a Planned Development (PD) District in accordance with the applicable MPD Master Plan and MPD Terms and Conditions
document, provided the development complies with the standards in this section (3.1.3.E).
1.Site Capacity
a.Site capacity for any proposed additional dwelling allowance is equal to thebase site area multiplied by the density factor outlined below. The purpose of thissection is to determine the extent to which a site may be used given its locationand physical characteristics.
b.Base site area shall be determined by subtracting the acreage of thefollowing features from the gross site area as determined by an actual on-sitesurvey of the parcel:
1.Water bodies and other areas below mean high water line, if tidallyinfluenced, or below mean water line, if non-tidally influenced;
2.Land used as open space in prior residential development(s); and
3.Land used for commercial, office and institutional, and light industrial
purposes in a PD district.
c.The maximum number of dwelling units that may be built shall bedetermined by multiplying the base site area by the appropriate density factor in
Table
Table 3.1.3.E.1.c: Density Factor by Zoning District
District Density Factor
R-20 4.25 units/acre
R-15 10.2 units/acre
R-10 17 units/acre
PD 4.25 units/acre
OI 10.2 units/acre
d.Residential units shall not be clustered at a density greater than 2.5 unitsper base site acre in the AE or VE special flood hazard areas or CAMA EstuarineAreas of Environmental Concern.
2.Location and Access
a.Developments allowed an additional dwelling allowance shall be locatedon a parcel of land that is either totally or primarily in, contiguous to, or within 250feet of, the boundary of areas classified as Employment Center, Urban Mixed Use,
or Community Mixed Use place types in the Comprehensive Plan.
b.The development shall have direct access to and from an existing major orminor arterial as indicated on the most recent officially adopted Wilmington MPO
Functional Classification Map. This direct access requirement will be satisfied if:
Planning Board - April 3, 2025
ITEM: 4 - 4 - 1
1. One or more property boundary lines is contiguous with and utilizes access to and from an existing major or minor arterial; or
2. The development accesses an existing major or minor arterial roadway by a NCDOT-maintained public street, or by a private street designed and constructed in accordance with the County’s minimum standards for a collector
road. [05-03-2021]
c. All interior drives shall be designed so as to provide adequate access for emergency service vehicles.
3. Required Open Space and Improved Recreational Land
[11-16-2020]
a. Minimum Requirements
1. Table 3.1.3.E.3.a.1: Required Minimum Open Space, establishes the minimum amounts of the gross site area that shall be set aside as open in accordance with the standards of Section 5.8, Open Space Requirements.
Table 3.1.3.E.3.a.1: Minimum Open Space for Projects with an Additional Dwelling Unit Special Use Permit Approval
District Minimum Open Space [1]
R-20 50%
R-15 35%
R-10 20%
GPD 35%
O&I 35%
NOTES:
[1] As a percentage of the base site area.
[11-16-2020]
2. If the development shall consist of detached single family units on subdivided lots no less than 6,000 square feet, however, the above minimum amounts for open space or improved recreational land may be reduced by one-
half.
4. District Improvement Requirements
Minimum improvements set forth in Table 3.1.3.E.4: Required Minimum District Improvements, shall be required to be constructed in accordance with the standards set by the county or appropriate local or state agency.
Planning Board - April 3, 2025
ITEM: 4 - 4 - 2
Table 3.1.3.E.4: Required Minimum District Improvements
District Public or Community Sewer
Public or Community Water
Underground Storm Drainage
Curb and Gutter Maximum Impervious Surface Ratio for Gross Site Area
R-20 Yes Yes No No .30
R-15, O&I Yes Yes Yes No .40
R-10 Yes Yes Yes Yes .50
GPD Yes Yes No No .40
5. Setbacks
a. The required minimum setback for developments with an Additional Dwelling Allowance shall not be less than 25 feet.
b. When such projects are located and adjacent to any existing detached residential development (not including Mobile Home Parks, other developments
with an Additional Dwelling Allowance or High Density Development special use permit or conditional zoning district approval, or General Planned Development districts), structures over 25 feet in height shall be setback a distance equal to the
height of the structure.
c. Multi-family dwelling units shall be spaced a minimum of 20 feet from any part of another dwelling unit. All other dwelling units shall be spaced a minimum of
10 feet from each other. [11-16-2020]
6. Other Development Standards
a. Buffer strips shall be required in accordance with Section 5.4, Landscaping and Buffering.
b. Parking shall be provided in accordance with Section 5.1, Parking and Loading.
c. Signs shall be in accordance with Section 5.6, Signs.
d. Sewage disposal facilities shall be in accordance with the requirements for utility lines and facilities outlined in Section 4.3.3.I, Utilities.
7. Homeowners Association
A homeowners association meeting the following requirements shall be established:
a. When a plat or map is to be recorded, the maps or plat shall contain a Certificate indicating the book and page number of the homeowners association covenants, conditions and restrictions;
b. Responsibilities for maintenance of private streets, open space, recreation facilities, and other common areas shall be specified;
c. Responsibilities for exterior maintenance of attached dwelling units shall be specified; and
d. The Association shall be authorized to rebuild damaged or destroyed
portions of structures containing attached dwelling units when the individual owner fails to do so.
Planning Board - April 3, 2025
ITEM: 4 - 4 - 3
8. Submittal and Review Requirements
a. When a development proposal is submitted under this section, it shall be
reviewed in accordance with the same standards as established in this ordinance for subdivisions even if the project does not involve the subdivision of land. The Technical Review Committee shall review such plans in addition to board approval
of the special use permit.
b. A site plan conforming to the requirements of Section 10.3.6, Site Plan, shall be submitted and shall include the approximate delineation of Corps of Engineers Section 404 and Section 10 wetlands.
c. A drainage plan pursuant to Article 6: Subdivision Design & Improvements and the County’s Stormwater Management Ordinance shall be submitted.
d. Revisions for development plans with an Additional Dwelling Allowance shall be reviewed the same as an original submittal in accordance with the site plan requirements. Such revisions shall be limited to those areas still owned by the developer. Density calculations shall not include land areas already platted and/or sold.
Planning Board - April 3, 2025
ITEM: 4 - 4 - 4
Table 4.2.1: Principal Use Table
Key: P = Permitted by Right S = Special Use Permit Required CZD = Conditional District Required *= Specific Use Standards Apply in District
blank cell = not allowed
Use
Zoning Districts
RA
AR
R-20
S
R-20
R-15
R-10
R-7
R-5
RM
F
-L
RM
F
-M
RM
F
-MH
RM
F
-H
PD
UM
X
Z
B-1
CB
B-2
O&
I
SC
CS
AC
I-1
I-2
Us
e
St
a
n
d
a
r
d
s
Household Living
Additional Dwelling Allowance CZD* CZD* CZD* CZD* 3.1.3.E
Planning Board - April 3, 2025
ITEM: 4 - 4 - 5
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 4/3/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Senior Planner
CONTACT(S): Zach Dickerson, Senior Planner; Robert Farrell, Development Review Supervisor; Rebekah
Roth, Planning and Land Use Director
SUBJECT:
Preliminary Forum
Special Use Permit - S25-01 Request by Carillon Assisted Living, LLC, applicant, on behalf of Sylvia and Michael
Lewis and Karen and Charles Cobb, property owners, for a special use permit for a Senior Living: Assisted Living
Facility in a R-15, Residen<al district on approximately 10.61 acres located at the 7200 block of Planta<on Road.
BRIEF SUMMARY:
The applicant has submi!ed a Special Use Permit applica"on for a Senior Living: Assisted Living Facility. The subject
site is located on a service road off the Military Cutoff Extension, south of Planta"on Road. The facility is intended to
serve approximately 89 residents, and includes a courtyard amenity and sidewalks throughout the site.
The site is currently zoned R-15 and consists of two parcels, totaling 10.61 acres. There is currently no CFPUA sewer
or water service to the site, but the Last Fron"er project, funded by New Hanover County, is scheduled to bring public
sewer service to this site by the end of 2025. There is a plan to bring public water to this site, but it is not yet funded.
There are wetlands on this site, noted on the concept plan. The applicant is working with the Army Corps of Engineers
on a permit for the impacts to the on-site wetlands.
This use would generate approximately 18 AM and 23 PM peak hour trips, resul"ng in an increase of 18 AM and 23 PM
peak hour trips from the currently undeveloped site.
The 2016 Comprehensive Plan designates this property as Community Mixed Use. The intent of this Place Type is to
provide community-level services and/or transi"ons between lower density housing and higher intensity development,
especially along major roadway corridors. While the surrounding area remains largely undeveloped, the build-out
Military Cutoff Extension and Murrayville Road indicate the possibility of future development. While assisted living
facili"es are o<en large structures, they are residen"al uses that are generally compa"ble with surrounding residen"al
uses. They are low traffic generators. The proposed use would provide an addi"onal community level service to nearby
residen"al areas at a site that may, in the future, act as a transi"on from the highway corridor to residen"al parcels to
the east.
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
Planning Board - April 3, 2025
ITEM: 5
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
S25-01 Planning Board Script
S25-01 Planning Board Staff Summary
S25-01 Zoning Map
S25-01 Future Land Use Map
S25-01 Mailout Map
Initial Application Cover Sheet
S25-01 Application
Concept Plan Cover Sheet
S25-01 Concept Plan
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - April 3, 2025
ITEM: 5
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S25-01)
Special Use Permit - S25-01 Request by Carillon Assisted Living, LLC, applicant, on behalf of Sylvia and Michael
Lewis and Karen and Charles Cobb, property owners, for a special use permit for a Senior Living: Assisted Living
Facility in a R-15, Residential district on approximately 10.61 acres located at the 7200 block of Plantation Road.
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 - April 3, 2025
ITEM: 5 - 1 - 1
S25-01 Staff Report PB 4.3.2025 Page 1 of 10
STAFF REPORT FOR S25-01
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Number: S25-01
Request:
Special Use Permit for a Senior Living: Assisted Living Facility
Applicant: Property Owner(s):
Carillon Assisted Living Sylvia Whaley Lewis, Michael Lewis, Karen
Whaley Cobb, and Charles Cobb
Location: Acreage:
Plantation Road - PT Ranch 118 & 119, Sec 2
of Greenview Ranches 10.61
PID(s): Comp Plan Place Type:
R02800-004-011-000 & R02800-004-012-
000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Vacant Senior Living: Assisted Living Facility
Current Zoning:
R-15 Residential
SURROUNDING AREA
LAND USE ZONING
North Vacant- S22-03 was approved in 2023 for a Wireless
Support Tower R-15
East Undeveloped R-15
South
Military Cutoff Extension; Mixed-Use Development
approved as part of the Hanover Reserve Planned
Development
PD
West Military Cutoff Extension Road, but approved as part of
the Hanover Reserve Planned Development. N/A
Planning Board - April 3, 2025
ITEM: 5 - 2 - 1
S25-01 Staff Report PB 4.3.2025 Page 2 of 10
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8b)
COMMUNITY SERVICES
Water/Sewer
Water and Sewer is not currently available through CFPUA. New Hanover
County is funding construction of a sewer force main that would serve this
property that is scheduled for completion at the end of 2025. CFPUA is
considering a project that would bring water to this parcel, but no funds
have been approved yet.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Porters Neck Station
Schools Murrayville Elementary, Trask Middle, and Laney High Schools
Recreation Smith Creek Park and Laney High School Tennis Courts
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The County’s Conservation Resources Map indicates that pocosin
conservation area is present on the site. The Arms Corps of Engineers expects
wetlands impacts on this site. The applicant is working through the permitting
process with the Corps.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - April 3, 2025
ITEM: 5 - 2 - 2
S25-01 Staff Report PB 4.3.2025 Page 3 of 10
APPLICANT’S PROPOSED PLAN
Applicant’s Site Plan for Assisted Living Facility
• The applicant is requesting a special use permit for a 48,535 sf Senior Living: Assisted Living
Facility.
• The applicant has stated that this facility will serve up to 89 residents.
• The UDO Defines Senior Living: Assisted Living Facility as: Any group housing and servies
program for two or more unrelated adults that makes available, at a minimum, one meal a
day and housekeeping services and provides personal care services directly or through a
formal written agreement with one or more licensed home care or hospice agencies, in
accordance with NCGS §131D-2.1.
• The site features an internal courtyard and a perimeter drive around the site with sidewalks.
• The site plan shows a dumpster and an on-site CFPUA pump station.
• The subject site is located on approximately 10.61 acres located adjacent to a ramp serving
the Military Cutoff Extension.
• The property is currently zoned R-15 and is undeveloped.
• While the density maximum for developments in the R-15 zoning district is 2.5 dwelling units
per acre, the UDO does not set a maximum residential density for assisted living facilities.
• The site plan shows the location of the building, driveway, and parking area. There are
existing wetlands on site, some of which will be disturbed and others that will remain
undisturbed.
Mi
l
i
t
a
r
y
C
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f
S
e
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v
i
c
e
R
o
a
d
Stormwater
Pond
Wetlands on Non-
Developed Portion
of Site
Assisted Living
Facility
CFPUA pump
station
N
Planning Board - April 3, 2025
ITEM: 5 - 2 - 3
S25-01 Staff Report PB 4.3.2025 Page 4 of 10
• Site access is proposed through a full access driveway from the service road.
ZONING CONSIDERATIONS
• Assisted living facilities are permitted in the R-15 district with the approval of a Special Use
Permit and are subject to supplemental standards in Section 4.3.2.B.4. These standards
generally address minimum lot size, height, utilities and impervious area.
• The Ordinance also requires frontage on an arterial or collector roadway.
• Senior Living: Assisted Living Facilities are required to obtain all other state and federal
authorizations.
• 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 - April 3, 2025
ITEM: 5 - 2 - 4
S25-01 Staff Report PB 4.3.2025 Page 5 of 10
AREA DEVELOPMENT
Planning Board - April 3, 2025
ITEM: 5 - 2 - 5
S25-01 Staff Report PB 4.3.2025 Page 6 of 10
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Undeveloped
PROPOSED ACCESS
Primary Access Military Cutoff Extension Service Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Military Cutoff Extension Plantation Road
Type of Roadway NCDOT Principal Arterial
Road Local Road
Roadway Planning Capacity (AADT) N/A* N/A**
Latest Traffic Volume (AADT) N/A* N/A**
Planning Board - April 3, 2025
ITEM: 5 - 2 - 6
S25-01 Staff Report PB 4.3.2025 Page 7 of 10
Latest WMPO Point-in-Time County (DT) N/A* N/A**
Current Level of Congestion N/A* N/A**
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Traffic Generated
by Proposed Use
Potential
Impact of
Proposed Use
AM Peak Hour Trips 0 18 +18
PM Peak Hour Trips 0 23 +23
TRAFFIC IMPACT ANALYSIS (TIA)
The estimated traffic generated from the site is under the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA).
SUMMARY
The proposed project is located along a service road adjacent to an NCDOT principal arterial road
opened in 2024. This road was constructed to relieve traffic in the area and provide a connection to
I-140- because it is new, there are no current traffic counts. While there is little information at this
time about traffic in the area and daily volume of vehicles on these roads, NCDOT is anticipated to
take measurements in the future. This project has a relatively low traffic impact.
*The WMPO does not have a permanent traffic count collection on Military Cutoff Extension, and
counts are not available at this time. NCDOT has not published any traffic volumes for the Extension
to date, though this is likely to change in the future.
**No traffic information is available for Plantation Road, as it is not an NCDOT maintained road.
Plantation Road is a publicly dedicated right-of-way but it is privately maintained by the residents
in the area.
ENVIRONMENTAL
• The subject property is not within any Special Flood Hazard Areas.
• The property is not within a Natural Heritage Area.
• The subject property is located within the Smith Creek Watershed.
• The New Hanover County Conservation Resources Map indicate that pocosin wetlands may
be present on site. However, because there are no Class IV soils on the site, the Conservation
Resource Standards do not apply.
• The applicant has delineated wetlands on the concept plan, some of which will be disturbed
for this project and others which will remain undisturbed. The Army Corps of Engineers stated
the applicant is in the process of obtaining permits for disturbing wetlands.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation); however, the applicant has indicated that
they will extend CFPUA utilities to the site.
Planning Board - April 3, 2025
ITEM: 5 - 2 - 7
S25-01 Staff Report PB 4.3.2025 Page 8 of 10
OTHER CONSIDERATIONS
Context and Compatibility
• The area to the west of the site is the Hanover Reserve Planned Development. Hanover
Reserve was approved in August 2021 and includes a mix of residential and commercial
development along Military Cutoff with an extension of Murrayville Road that will be
installed by the developer. The Hanover Reserve Planned Development, approved in August
2021, will include a mix of residential and commercial development along the Military
Cutoff Extension. It will also extend Murrayville Road to the Military Cutoff Extension.
• Assisted living facilities are generally low-impact uses that are compatible with nearby
residential uses.
Master Aging Plan
• The New Hanover County Master Aging Plan is a five-year plan which contains broad
goals and objectives with corresponding implementation strategies to address resources
and services for older adults who have a wide range of needs.
• Through the Master Aging Plan, the County intends to create an “Aging-friendly”
community, which is a community that provides affordable, accessible housing, multiple
modes of transportation, access to community services, and opportunities for engagement
for all residents, regardless of age or ability.
• Goal 4 of the Plan is to ensure a variety of affordable, quality housing options are
located in areas where necessary resources and services are easily accessible.
Planning Board - April 3, 2025
ITEM: 5 - 2 - 8
S25-01 Staff Report PB 4.3.2025 Page 9 of 10
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 Community Mixed Use
Place Type
Description
The community mixed use place type focuses on small-scale, compact, mixed
use development patterns that serve all modes of travel and act as an
attractor for county residents and visitors. Types of appropriate uses include
office, retail, mixed use, recreational, commercial, institutional, and multi-
family and single-family residential.
Analysis
The intent of the Community Mixed Use place type is to provide community-
level services and/or transitions between lower density housing and higher
intensity development, specifically along major roadway corridors.
While the surrounding area remains largely undeveloped, the build-out of
Military Cutoff Extension and Murrayville Road indicate the possibility of
future development. New Hanover County County and CFPUA partnered on
extending utilities to this area as well, with sewer construction underway and
scheduled for completion in late 2025. Public water construction is under
consideration but not yet funded.
While assisted living facilities are often large structures, they are residential
uses that are generally compatible with surrounding residential uses. They
are low traffic generators.
The proposed use would provide an additional community level service to
nearby residential areas at a site that may, in the future, act as a transition
from the highway corridor to residential parcels to the east.
Planning Board - April 3, 2025
ITEM: 5 - 2 - 9
S25-01 Staff Report PB 4.3.2025 Page 10 of 10
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.
Planning Board - April 3, 2025
ITEM: 5 - 2 - 10
Planning Board - April 3, 2025
ITEM: 5 - 3 - 1
Planning Board - April 3, 2025
ITEM: 5 - 4 - 1
Planning Board - April 3, 2025
ITEM: 5 - 5 - 1
Initial Application
Documents & Materials
Planning Board - April 3, 2025
ITEM: 5 - 6 - 1
Planning Board - April 3, 2025
ITEM: 5 - 7 - 1
Page 2 of 8
Special Use Permit Application – Updated 02-2022
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a
project narrative (attach additional pages if necessary).
4. Proposed Condition(s)
Please note: Within a special use permit proposal, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding zoning district regulations may be
added. These conditions may assist in mitigating the impacts the proposed development may have on the surrounding
community. Please list any conditions proposed to be included with this special use permit application below. Staff,
the Planning Board, and Board of Commissioners may propose additional conditions during the review process that
meet or exceed the minimum requirements of the Unified Development Ordinance.
R02800-004-011-000 and R02800-004-012-000
PT RANCH 118 & PT RANCH 119
SEC 2 GREENVIEW RANCHES
10.61 acres R-15, vacant Community Mixed Use
Please see attached Exhibit A.
Please see attached Exhibit A.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 2
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Planning Board - April 3, 2025
ITEM: 5 - 7 - 12
Exhibit A
to
Special Use Permit Application
(Carillon Assisted Living, LLC)
The Applicant, Carillon Assisted Living, LLC (“Carillon”), is proposing a 65-room
licensed Assisted Living and Memory Care facility to serve the needs of New Hanover
County residents and their family members. Carillon is a local North Carolina company
headquartered in Raleigh. Carillon has extensive experience owning and operating
similar communities across the State. As an owner-operator, Carillon takes great pride in
maintaining a long-term presence in the communities it serves. The subject property,
which is an ideal location for the proposed new assisted living facility, is located in
northern New Hanover County and is generally shown below:
1. The use will not materially endanger the public health or safety if located where proposed and approved.
The proposed assisted living facility with memory care component will not endanger public health or safety. To the contrary, the proposed facility is designed and intended to help address the healthcare and housing needs of New Hanover County residents. Under the New Hanover County Unified Development Ordinance (UDO), the
proposed use is categorized as Senior Living: Assisted Living Facility. The proposed
facility will be licensed through the State of North Carolina, Division of Health Service Regulation Adult Care Licensure Section, and the proposed facility is subject to compliance with all applicable rules, regulations, inspections and permitting. The proposed use is a benefit to public health and community housing needs, and particularly
with regard to the aging population, as it will contribute to the number of assisted living
beds in New Hanover County.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 13
2
Carillon is very experienced in operating similar facilities throughout State, having opened the doors to its first assisted living community in 1997. There is a significant need
for licensed assisted living and memory care beds in New Hanover County. In fact, there
are no licensed assisted living care facilities within a 2.5-mile radius of the proposed site. There is only one licensed assisted living facility in a 5-mile radius. The need for licensed assisted living is in high demand in this area of New Hanover County and thus this use would improve the public health.
2. The use meets all required conditions and specifications of the Unified Development Ordinance.
The proposed use will comply with all applicable provisions of the UDO, including
Section 4.3.2.B.4, Senior Living: Assisted Living Facilities, which include the following:
Senior Living: Assisted Living Facility Developments in this category that are not part of a continuing care retirement community shall comply with the following
standards:
a. The minimum lot size is five acres.
The proposed site is 10.61 acres.
b. Maximum height shall be limited to 35 feet when buildings are placed within
50 feet of single-family residential lots or parcels. All proposed structures will adhere to the maximum height requirements.
c. Except as otherwise required by subsection c above, the height of
buildings may be increased to no more than 50 feet when setbacks are
increased to equal the proposed height of the building.
All proposed structures will adhere to the maximum height requirements.
d. The site must be served by public water and sewer.
Public water and sewer are available. The Applicant will extend public water
and sewer to the subject property.
e. Maximum impervious area shall not exceed 50 percent of the net
acreage. In areas where coastal stormwater rules apply, those limits will supersede this provision.
The use will conform to all requirements. Please see the proposed Special Use Permit site plan.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 14
3
f. Open space and improved recreation space shall be provided at a rate of 20 percent of net acreage. Vegetative buffers of not less than 20
feet are required for all proposals.
The proposed use will conform to all requirements. Please see the proposed Special Use Permit site plan.
g. Frontage on an arterial or collector roadway is required.
The proposed location satisfies this requirement. Military Cutoff Extension is a principal arterial according to the WMPO Roadway Functional Classification Map as seen below.
h. All other local state or federal permits or authorizations are required.
The proposed facility will be licensed by the State of North Carolina through the Division of Health Service Regulation Adult Care
Licensure Section. The proposed facility will be subject to all
applicable rules, regulations, inspections and permitting for an assisted living facility with memory care component. All other applicable Federal, State and local permits and authorizations will be obtained.
3. The use will not substantially injure the value of adjoining or abutting
property, or that the use is a public necessity.
The proposed Assisted Living and Memory Care facility will not substantially injure
the value of adjoining or abutting property. Assisted Living and Memory Care, which
General
location of site.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 15
4
classified as a residential use under the NHC UDO, is a low-impact use that will be an
asset to the community and provide much needed healthcare and housing options for
New Hanover County residents and their family members.
Given the population growth of New Hanover County over the last decade and the
projections for future growth, the proposed facility can also be viewed as a public
necessity, as there is a demand for additional licensed assisted living and memory care
facilities in New Hanover County.
It should be noted also that the proposed site is located in what is essentially an
undeveloped portion of the County and surrounded almost entirely by vacant land, as
seen on the excerpt below from the NHC GIS:
Carillon intends to build a very high-quality, attractive and extensively landscaped,
well-designed facility that will be an asset to the community and enhance the surrounding
area.
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.
In addition to the foregoing, the NHC Comprehensive Plan states that our
community has experienced a significant increase in the senior population (see Comp.
Plan Public Engagement Plan p. 3). Providing alternative housing options to serve the
growing senior population is consistent with the goals of the Comprehensive Plan, as
stated in Goal XV and Guideline XV.A.3 as follows:
Goal XV: Provide for a range of housing types, opportunities, and choices.
Implementation
Planning Board - April 3, 2025
ITEM: 5 - 7 - 16
5
Guideline XV.A.3 Review zoning regulations where appropriate to
accommodate populations with special needs such as the elderly and
disabled.
This is consistent with both the population and housing needs trends seen in New
Hanover County in recent years. For instance, the U.S. Census Bureau estimated in July
of 2023 that persons 65 years and older make up 19.6 percent of the County’s population
(which is greater than the national percentage of 17.7%).
Source: U.S. Census Bureau website.
Also, the Bowen National Research Housing Needs Assessment Update 2022
similarly provides:
Projections for 2027 indicate that the greatest growth of household heads
by age will occur among those 75 and older with an increase of 3,072
households (24.6% increase) within the CSA.
The Bowen report further states:
The projected significant increase in senior households age 65 and older
(3,972 Table 10 BOWEN NATIONAL RESEARCH IV-7 households)
indicates a likely increase in demand for senior-oriented housing of
both independent and assisted-living types, while the expected growth
in households between the ages of 35 and 54 (1,665 households) will likely
contribute to demand for family-oriented housing.
Bowen National Research Housing Needs Assessment Update 2022 pages IV6 - IV7
(emphasis added).
Page II-3 of the Bowen report, Figure 12, further illustrates the projected increase
in senior-led households, particularly in the 75+ category.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 17
6
Bowen National Research Housing Needs Assessment Update 2022 page II-3.
Accordingly, this Special Use Permit request is a benefit to the community by filling
a demonstrated need for housing options and alternatives for the elderly population. Also,
the proposed project is located within the Community Mixed Use placetype. This
placetype is suitable for a mixture of uses, including the type of moderate density
residential that would be comparable to an assisted living facility:
The proposed project is a good example of the land use compatibility of permitted
residential uses within the R-15 zoning district and the more intense Community Mixed
Use placetype. By combining residential and healthcare services into a low-impact use,
the proposed assisted living and memory care facility is compatible with both the
residential zoning district and the Community Mixed Use placetype.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 18
7
The proposed project will also create skilled jobs for County residents, support
future economic growth in the County and increase the County’s tax base.
In conclusion, the proposed Assisted Living and Memory Care facility meets all of
the requirements for the issuance of a Special Use Permit, provides much needed
healthcare and housing options for County residents and their family members, and will
be a significant benefit to the community.
Planning Board - April 3, 2025
ITEM: 5 - 7 - 19
Concept Plan
Planning Board - April 3, 2025
ITEM: 5 - 8 - 1
PLANTATION ROAD
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PARID: R02800-004-012-001
KENNETH RAY PARKER, SR.
ELOISE T. PARKER
D.B. 5004, PG. 1418
D.B. 5947, PG. 2128
M.B. 8, PG. 88
PARID: R02800-004-011-001
KENNETH RAY PARKER, SR.
ELOISE T. PARKER
D.B. 5004, PG. 1418
M.B. 8, PG. 88
PARID: R02800-004-010-000
ALBERT RAY KING, JR.
VIOLA DELORIS KING
D.B. 1194, PG. 536
M.B. 8, PG. 88
PARID: R02800-004-031-000
TDR-HL, LLC
D.B. 6230, PG. 1312
M.B. 59, PG. 360
PARID: R02800-004-015-000
GARY L. DOETSCH
D.B. 5338, PG. 440
M.B. 8, PG. 88
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SITE
VICINITY MAP
SCALE: 1" = 1,000'
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SITE DATA TABULATION
PROJECT ADDRESS:MILITARY CUTOFF ROAD
PROPERTY OWNER:LEWIS SYLVIA W ETAL
5018 MARATHON LANDING CT
CASTLE HAYNE, NC 28429
PARCEL ID: R02800-004-011-000
R02800-004-012-000
DEED BOOK / PAGE:9908 / 2421
CURRENT ZONING:R-15 (RESIDENTIAL)
TOTAL SITE AREA:±10.61 ACRES OR 462,139 SF
PROPOSED USE:SENIOR LIVING: ASSISTED LIVING FACILITY
FLOOD INFORMATION:THIS SITE IS NOT LOCATED IN A SPECIAL FLOOD
HAZARD AREA AS DETERMINED BY FEMA
FLOOD PANEL 3720325000J, DATED APRIL 3, 2006
BUILDING DATA
NUMBER OF BUILDINGS:1
BUILDING GROSS FLOOR AREA:48,245 SF
PROPOSED BUILDING HEIGHT:35' MAX
NUMBER OF STORIES:1
NUMBER OF BEDS:89
DIMENSIONAL REQUIREMENTS R-15
FRONT SETBACK:25'
SIDE SETBACK, INTERIOR:10'
REAR SETBACK:20'
MAX BUILDING HEIGHT:35' (50' WITH INCREASED SETBACK)*
*PER SECTION 4.3.2.B.4 OF THE UDO. BUILDINGS MAY BE INCREASED TO NO MORE THAN
50' IN HEIGHT WHEN SETBACKS ARE INCREASED TO EQUAL THE PROPOSED BUILDING
HEIGHT.
PARKING STANDARDS
STANDARD:1 SPACE PER 3 BEDS
REQUIRED:30 SPACES (89 / 3)
PROVIDED:61 SPACES
OPEN SPACE
REQUIRED:2.1 AC (20% OF SITE)
PROVIDED:2.2 AC (INCLUDING COURTYARD AMENTIY)
IMPERVIOUS AREA
PROPOSED IMPERVIOUS AREA:
BUILDINGS:51,000 SF
PARKING / DRIVEWAYS:50,000 SF
SIDEWALKS:9,100 SF
AMENITY:10,000 SF
TOTAL 120,100 SF (26.0% OF THE SITE)
GENERAL NOTES
1.ALL EXTERIOR SIGNS TO BE PERMITTED SEPARATELY AND SHALL COMPLY WITH
SECTION 5.6 OF THE UDO.
2.TRIP GENERATION IS LESS THAN 100 PEAK HOUR TRIPS. A TRAFFIC IMPACT
ANALYSIS IS NOT REQUIRED.
WASTE DISPOSAL
WASTE DISPOSAL WILL BE PROVIDED WITH A CENTRAL DUMPSTER LOCATION. THIS
LOCATION HAS BEEN NOTED ON THE PLAN. ALL TRASH AND RELATED EQUIPMENT SHALL
BE SCREENED FROM VIEW FROM THE PUBLIC RIGHT-OF-WAY.
UTILITY INFORMATION
CONTRACTOR SHALL INSTALL WATER AND SEWER SERVICES IN ACCORDANCE WITH
CFPUA STANDARD DETAILS AND SPECIFICATIONS.
EXTERIOR LIGHTING
EXTERIOR LIGHTING SHALL COMPLY WITH SECTION 5.5 OF THE UDO.
AREA FOR GENERATOR
AND TRANSFORMER
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BW
S
BW
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DELIVERIES / SERVICE AREA
ADA
PARKING, TYP.
0 20 40 80 160
SCALE: 1"=40'
GRAPHIC SCALEGRAPHIC SCALE
NA
D
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3
(
2
0
1
1
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PROPOSED DUMPSTER
ENCLOSURE
22
'
LEGEND
SITE BOUNDARY
ADJACENT PROPERTY BOUNDARY
OPEN SPACE
WETLANDS
EXISTING VEGETATION
1.THE SITE SITE IS WOODED AND CONTAINS MOSTLY A MIXTURE OF
LOBLOLLY AND POND PINES RANGING FROM 6"-13" DBH. UNDERSTORY
VEGETATION CONSISTS OF A MIXTURE OF RED BAY, INKBERRY, AND WAX
MYRTLES APPROXIMATELY 3" DBH. A SMALL AMOUNT OF LONG LEAF PINES
(LESS THAN 10) RANGING FROM 9-16" DBH ARE LOCATED NEAR THE
NORTHWEST CORNER OF THE SITE.
2.PRIOR TO CONSTRUCTION ACTIVITIES, APPLICABLE TREE REMOVAL
PERMITS SHALL BE OBTAIN FROM NEW HANOVER COUNTY.
WETLANDS
PRELIMINARY JURISDICTIONAL DETERMINATION ISSUED 01/23/25 BY THE US
ARMY CORPS OF ENGINEERS. APPLICABLE PERMITS TO BE OBTAINED PRIOR
TO CONSTRUCTION ACTIVITIES.
WETLANDS TO BE IMPACTED: ±4.30 AC / 187,158 SF
WETLANDS TO REMAIN:±4.32 AC / 187,965 SF
N O R T H C AROLIN
A
PR O FESSION
ENGIN E E R
SEAL
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THY G. C L I N K S C ALES0 2 8 8 4 7
2/20/25
WETLAND
BOUNDARY
11
4
'
20'
16'
24'18'
9'
18
'
9'
9'
22'
133'
EXISTING PROPERTY LINE
TO BE ABANDONED
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EXISTING EASEMENT TO BE
ABANDONED OR RELOCATED
WETWET
WE
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WET WET
15
11
10
9 9 7
24
'
Planning Board - April 3, 2025
ITEM: 5 - 9 - 1