HomeMy WebLinkAbout5-1-2025 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
MAY 1, 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
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 located at 226
Edgewater Club Road and the 900 block of Waterstone Drive 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
aBached single-family dwellings.
2 Public Hearing
Rezoning Request (Z25-06) - Request by Craig Johnson with Heron Cove Development, LLC,
applicant, on behalf of Canh Nguyen and Ngoc Nguyen, property owners, to rezone
approximately 10.8 acres located at 6425 and 6437 Gordon Road and 1927 Gordon Acres Drive
from R-15, Residen<al to a (CZD) R-5, Residen<al Moderate High District for an 81-lot residen<al
subdivision.
3 Public Hearing
Rezoning Request (Z25-07) - Request by James Fentress with Stroud Engineering, applicant, on
behalf of Dallas Harris, property owner, to rezone approximately 1.15 acres located at 7495
Market Street from a (CZD) CB, Community Business district to a new (CZD) CB district for two
commercial buildings for the use of General Retail and other limited uses.
4 Public Hearing
Rezoning Request – (Z25-08) – Request by Cindee Wolf with Design Solu<ons, applicant, on
behalf of 626 Retail Development, LLC, contract purchaser from Black Knight 24, LLC, property
owner, to rezone approximately 1.24 acres located at the 100 block of Greenview Drive from
(CZD) B-1, Neighborhood Business to a new (CZD) B-1 district for the use of general retail, offices
for professional businesses, and other limited uses.
5 Public Hearing
Rezoning Request (Z25-09) – Request by Cindee Wolf with Design Solu<ons, applicant, on behalf of
Planning Board - May 1, 2025
LiBlebird Proper<es, LLC, property owner, to rezone approximately 1.77 acres located at the 3100
block of Castle Hayne Road from an R-10, Residen<al district to a (CZD) B-2, Regional Business district
for commercial flex space for the use of retail sales, offices for private business and professional
ac<vi<es, restaurant, and other limited uses.
6 Public Hearing
Rezoning Request (Z25-10) - Request by Terry Henry with Paws4People, INC, applicant and
property owner to rezone approximately 11.91 acres located at 5101 Transforma<on Lane from
a R-15, Residen<al and B-2, Regional Business districts to a PD, Planned Development district for
a dog training center for uses including kennels, indoor and outdoor training areas, offices, and
lodging for trainees and employees.
7 Preliminary Forum
Special Use Permit (S25-02) - Request by Samuel PoBer with Equitas Law Partners, LLP, applicant,
on behalf of Hoosier Daddy, LLC, property owner, for a special use permit for an Addi<onal
Dwelling Allowance for addi<onal density up to 10.2 dwelling units per acre in a R-15, Residen<al
district on approximately 43.50 acres located at 5741 Carolina Beach Road.
Planning Board - May 1, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Development Review Planner
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 Solu8ons, applicant, on behalf of Har-Ste
Investments, LLC, property owner, to rezone approximately 19.32 acres located at 226 Edgewater Club Road and
the 900 block of Waterstone Drive from the (CZD) R-7, Residen8al and R-20, Residen8al districts to a (CZD) R-5,
Residen8al Moderate-High Density district for an 82 unit Senior Living: Independent Living Re8rement
Community consis8ng of a mix of detached and aEached 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 Moderate-High Density 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$mated to generate 48 AM and 62 PM peak hour trips, increasing
the number of peak hour trips by approximately 12 AM and 16 PM. The proposed project is located along a local road
that is currently under capacity. The project is below the peak hour threshold required for a TIA, but NCDOT will
review the project through the driveway permiCng process.
The Comprehensive Plan classifies this property as General Residen$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.
Planning Board - May 1, 2025
ITEM: 1
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda$on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera$ons,
technical review. 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 alterna8ve mo8on language.
ATTACHMENTS:
Descrip$on
Z25-05 Planning Board Script
Z25-05 Planning Board 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
Z25-05 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 1
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 located at 226 Edgewater Club Road and the 900
block of Waterstone Drive 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.
Proposed Conditions:
1. An additional sidewalk will be provided between the project and Porter's Neck
Elementary School.
2. The storm water management system will be designed for a 100-year storm event.
Planning Board - May 1, 2025
ITEM: 1 - 1 - 1
3. Both the detached and attached single-family portions project will be age-restricted
based on state and federal Fair Housing requirements for projects for individuals
aged 55 and above.
4. A 20-foot-wide public access easement with ADA accessible sidewalk will be installed
along the project fronting Edgewater Club Road. The sidewalk must be installed or
bonded as part of the construction of the subdivision and the public access easement
must be platted and dedicated with the recordation of the first plat associated with
the development.
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 - May 1, 2025
ITEM: 1 - 1 - 2
Z25-05 Staff Report PB 5.1.2025 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 - May 1, 2025
ITEM: 1 - 2 - 1
Z25-05 Staff Report PB 5.1.2025 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 - May 1, 2025
ITEM: 1 - 2 - 2
Z25-05 Staff Report PB 5.1.2025 Page 3 of 15
EXISTING ZONING
• 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
r
y
Planning Board - May 1, 2025
ITEM: 1 - 2 - 3
Z25-05 Staff Report PB 5.1.2025 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 two parcels totaling 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
r
y
Attached
Single Family
Stormwater
Pond
Emergency
Access
Planning Board - May 1, 2025
ITEM: 1 - 2 - 4
Z25-05 Staff Report PB 5.1.2025 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 zoning district, the development will be limited to age-restricted
housing for those aged 55 and up.
• The area outside of the lots will be dedicated common open space maintained by a
Homeowners Association.
• Townhomes are shown conceptually in groupings of four (4). Parking ordinance
requirements for the townhomes will be determined during the TRC process.
• Staff is also proposing a condition to require a public access easement and sidewalk
along the project frontage with Edgewater Club Road.
• 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.
• 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
Planning Board - May 1, 2025
ITEM: 1 - 2 - 5
Z25-05 Staff Report PB 5.1.2025 Page 6 of 15
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 most of the surrounding land being developed under
performance residential standards.
• The UDO requires a Type A: opaque buffer where single-family attached townhomes abut
the adjacent single family detached residential units, but a buffer would not be required
between the two components of the proposed project.
• 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 - May 1, 2025
ITEM: 1 - 2 - 6
Z25-05 Staff Report PB 5.1.2025 Page 7 of 15
AREA DEVELOPMENTS
Planning Board - May 1, 2025
ITEM: 1 - 2 - 7
Z25-05 Staff Report PB 5.1.2025 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 - May 1, 2025
ITEM: 1 - 2 - 8
Z25-05 Staff Report PB 5.1.2025 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 - May 1, 2025
ITEM: 1 - 2 - 9
Z25-05 Staff Report PB 5.1.2025 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 - May 1, 2025
ITEM: 1 - 2 - 10
Z25-05 Staff Report PB 5.1.2025 Page 11 of 15
Representative Developments
Representative Developments of nearby (performance) R-20:
Waterstone Drive
Waterstone Drive
Planning Board - May 1, 2025
ITEM: 1 - 2 - 11
Z25-05 Staff Report PB 5.1.2025 Page 12 of 15
Representative Developments of attached single-family homes:
Plantation Village
Jumpin Run
Planning Board - May 1, 2025
ITEM: 1 - 2 - 12
Z25-05 Staff Report PB 5.1.2025 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 - May 1, 2025
ITEM: 1 - 2 - 13
Z25-05 Staff Report PB 5.1.2025 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.
Planning Board - May 1, 2025
ITEM: 1 - 2 - 14
Z25-05 Staff Report PB 5.1.2025 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 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:
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.
Proposed Conditions:
1. An additional sidewalk will be provided between the project and Porter's Neck
Elementary School.
2. The storm water management system will be designed for a 100-year storm event.
3. Both the detached and attached single-family portions project will be age-
restricted based on state and federal Fair Housing requirements for projects for
individuals aged 55 and above.
4. A 20-foot-wide public access easement with ADA accessible sidewalk will be
installed along the project fronting Edgewater Club Road. The sidewalk must be
installed or bonded as part of the construction of the subdivision and the public
access easement must be platted and dedicated with the recordation of the first
plat associated with the development.
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 - May 1, 2025
ITEM: 1 - 2 - 15
Planning Board - May 1, 2025
ITEM: 1 - 3 - 1
Planning Board - May 1, 2025
ITEM: 1 - 4 - 1
Planning Board - May 1, 2025
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 7 - 6
Planning Board - May 1, 2025
ITEM: 1 - 7 - 7
Planning Board - May 1, 2025
ITEM: 1 - 7 - 8
Planning Board - May 1, 2025
ITEM: 1 - 7 - 9
Planning Board - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 7 - 13
Planning Board - May 1, 2025
ITEM: 1 - 7 - 14
Planning Board - May 1, 2025
ITEM: 1 - 7 - 15
Planning Board - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 7 - 19
Planning Board - May 1, 2025
ITEM: 1 - 7 - 20
Planning Board - May 1, 2025
ITEM: 1 - 7 - 21
Concept Plan
Planning Board - May 1, 2025
ITEM: 1 - 8 - 1
Planning Board - May 1, 2025
ITEM: 1 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 2
Planning Board - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 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 - May 1, 2025
ITEM: 1 - 11 - 2
1
Doss, Amy
From:noreply@civicplus.com
Sent:Thursday, March 27, 2025 12:50 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #22040 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 Erika
Last Name Lynch
Address 726 Everetts Creek Drive
City Wilmington
State North Carolina
Zip Code 28411
Email erikayf@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 I am concerned about how this development will affect traffic in
the area and in/out of porter's neck elementary area. I think this
part of New Hanover county is being developed rapidly and
preservation of open space needs to be considered before
everything is built up. This area would be a great place for a
park especially as it is right next to a school. Once the land is
built, we can't easily get it back. What is the potential impact to
traffic? Are there any plans to expand this already overcrowded
elementary school? Thank you for your consideration.
Planning Board - May 1, 2025
ITEM: 1 - 11 - 3
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
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
Rezoning Request (Z25-06) - Request by Craig Johnson with Heron Cove Development, LLC, applicant, on behalf of
Canh Nguyen and Ngoc Nguyen, property owners, to rezone approximately 10.8 acres located at 6425 and 6437
Gordon Road and 1927 Gordon Acres Drive from R-15, ResidenCal to a (CZD) R-5, ResidenCal Moderate High
District for an 81-lot residenCal subdivision.
BRIEF SUMMARY:
The applicant is reques#ng to rezone approximately 10.8 acres on Gordon Road from an R-15 Residen#al District to a
(CZD) R-5, Residen#al Moderate High Density District for an 81 single-family home residen#al development. The
concept plan includes the road, stormwater management and a planned amenity area. The site plan also depicts a stub
road with emergency access to Daniel Boone Trail.
The R-15 district in this area was established in 1982. At the #me, the purpose of the R-15 district was to ensure that
housing served by private sep#c and wells would be developed at low densi#es. Since that #me, public water and
sewer have become available to the surrounding area. The R-5 district was established to provide lands that
accommodate moderate to high density residen#al development on smaller lots with a compact and walkable
development pa8ern. The R-5 district allows a range of housing types and can serve as a transi#on between low to
moderate density residen#al development.
It is es#mated the site would generate approximately 20 AM and 27 PM peak hour trips if developed under current
zoning. The proposed (CZD) R-5 development is es#mated to generate 61 AM and 82 PM peak hour trips, increasing
the number of peak hour trips by approximately 41 AM and 55 PM. The proposed project is located along a minor
arterial road that is currently nearing capacity. NCDOT is working on the Gordon Road widening project, which is
an#cipated to begin later in 2025.
Students living in this development would be zoned for Blair Elementary, Trask Middle, and Laney High Schools. This
development is es#mated to generate approximately 10 more students than would be generated under current zoning.
The Comprehensive Plan classifies this property as Community Mixed Use. This place type encourages this type and
density of residen#al use. The proposed (CZD) R-5 rezoning is generally CONSISTENT with the 2016 Comprehensive
Plan because it fits into a largely residen#al area and is within the recommended density of the General Residen#al
Place Type.
STRATEGIC PLAN ALIGNMENT:
Planning Board - May 1, 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. This por#on of the Gordon Road corridor is residen#al in nature, and this development would provide
a project consistent with the character of the area. While it is denser than the immediate surroundings, there are other
dense project nearby, including mul#-family projects. This proposal is consistent with the Comprehensive Plan's
recommenda#ons for the General Residen#al Place Type.
As a result, staff recommends approval of the proposal.
Please refer to the Script for suggested and alternaCve moCon language.
ATTACHMENTS:
Descrip#on
Z25-06 PB Script
Z25-06 PB Staff Report
Z25-06 Zoning Map
Z25-06 Future Land Use Map
Z25-06 Mailout Map
Initial Application Cover Sheet
Z25-06 Application
Concept Plan Cover Sheet
Z25-06 Concept Plan
Public Comments Cover Sheet
Z25-06 Public Comment in Opposition
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-06)
Rezoning Request – (Z25-06 – Heron Cove Subdivision) – Request by Craig Johnson with Heron Cove
Development, LLC, applicant, on behalf of Canh Nguyen and Ngoc Nguyen, property owners, to rezone
approximately 10.8 acres located at 6425 and 6437 Gordon Road and 1927 Gordon Acres Drive from R-
15, Residential to a (CZD) R-5, Residential Moderate High District for an 81-lot residential subdivision.
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 it fits into a largely
residential area and is within the recommended density of the General Residential Place
Type. I also find RECOMMENDING APPROVAL of the rezoning request is reasonable and in
the public interest because the project is consistent with the character of the surrounding
area, which varies in density but remains residential
Proposed Conditions:
1. The project will include emergency only access to Daniel Boone Trail.
2. The project will include a minimum one-car garage with each home and ability to park one
car in the driveway of each home.
Planning Board - May 1, 2025
ITEM: 2 - 1 - 1
3. The project will provide a six-foot fence at the rear of each lot of the development.
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 it fits into a largely
residential area and is within the recommended density of the General Residential Place
Type, I find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because while similar, the proposed density is not consistent with the character of
neighboring lower-density residential development.
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 - May 1, 2025
ITEM: 2 - 1 - 2
Z25-06 Staff Report PB 5.1.2025 Page 1 of 14
STAFF REPORT FOR Z25-06
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-06
Request:
Rezoning to a Conditional R-5 district
Applicant: Property Owner(s):
Craig Johnson, Heron Cove Development LLC Canh Nguyen & Ngoc Nguyen
Location: Acreage:
6425 & 6437 Gordon Rd, 1927 Gordon Acres
Dr 10.8
PID(s): Comp Plan Place Type:
R04300-003-025-000, R04300-003-057-000
& R04300-003-026-010 General Residential
Existing Land Use: Proposed Land Use:
Residential and some Vacant Single-Family Residential
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) R-5, Residential Moderate-High
Density
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential- Meadowbrook and Sun
Coast Village R-15
East Single-Family Residential R-15
South Single-Family Residential & Mobile Home Park R-15
West Single-Family Residential- Blendin Meadows R-15
Planning Board - May 1, 2025
ITEM: 2 - 2 - 1
Z25-06 Staff Report PB 5.1.2025 Page 2 of 14
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8B)
COMMUNITY SERVICES
Water/Sewer Water services are available through CFPUA through a mainline extension.
Sanitary sewer is available through CFPUA with a mainline extension.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Ogden Station
Schools Blair Elementary, Trask Middle, and Laney High Schools
Recreation 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 - May 1, 2025
ITEM: 2 - 2 - 2
Z25-06 Staff Report PB 5.1.2025 Page 3 of 14
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
• The applicant is proposing to construct a single-family residential neighborhood with 81
homes.
• The applicant’s concept plan intends for this to be a performance residential subdivision,
which does not require minimum lot sizes but does require a 20’ periphery setback around
the development.
• The new lots will be accessed through a new private drive off Gordon Road.
• The applicant’s proposed conceptual plan includes the stormwater management ponds,
dedicated open space, and a proposed recreational area.
• The applicant’s proposed conceptual plan indicates that 3.19 acres (about 29%) of the site
will be reserved as open space, exceeding the UDO requirement of providing 20% open
space.
Go
r
d
o
n
R
d
Proposed
Stormwater
Proposed
Recreation Area
Stormwater
and Open Space
Wetlands
Stub Road for
Emergency Access
Ma
t
c
h
l
i
n
e
Ma
t
c
h
l
i
n
e
Open Space to
break up block
length
Planning Board - May 1, 2025
ITEM: 2 - 2 - 3
Z25-06 Staff Report PB 5.1.2025 Page 4 of 14
• The applicant’s proposed concept plan also denotes wetlands on the site which the proposed
road will cross. However, no homes are proposed in that area of the site.
• The applicant has proposed a condition that there will be a stub road out to Daniel Boone
trail for emergency access only.
• The applicant has proposed a condition that there will be a 6’ privacy fence at the rear of
each lot in the development.
• Under the proposed R-5 zoning district, buildings have a maximum height of 40 feet.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1972. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities. Since that time, public water and sewer have become available to the
surrounding area.
• While the site is zoned R-15, there are some higher density projects along the Gordon Road
corridor, including Cape Harbor Apartments and Smith Creek Apartments which received a
Special Use Permit to exceed the maximum density of the R-15 zoning district. Additionally,
the Ellington Farms apartments to the southeast were annexed into the City of Wilmington
to accommodate their density request.
• As currently zoned, the subject site would be allowed 27 single-family units in a performance
residential subdivision.
• The R-5 district was established 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 development and low to
moderate density residential development.
• Transitional buffers are not required for single-family residential developments.
• The UDO prescribes a maximum block length of 1,000 feet. The applicant has broken up
the blocks with open space in order to adhere to this requirement.
• 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 - May 1, 2025
ITEM: 2 - 2 - 4
Z25-06 Staff Report PB 5.1.2025 Page 5 of 14
AREA DEVELOPMENTS
Planning Board - May 1, 2025
ITEM: 2 - 2 - 5
Z25-06 Staff Report PB 5.1.2025 Page 6 of 14
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 27 single-family dwelling units.
PROPOSED ACCESS
Primary Access Gordon Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Gordon Road
Type of Roadway NCDOT minor arterial
Roadway Planning Capacity
(AADT) 15,459
Stub Road Proposed
for Emergency Access
Only
Planning Board - May 1, 2025
ITEM: 2 - 2 - 6
Z25-06 Staff Report PB 5.1.2025 Page 7 of 14
Latest Traffic Volume (AADT) 20,500 (2023)
Latest WMPO Point-in-Time
Count (DT) 27,412 (January 1, 2024)
Current Level of Congestion Over Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
• U-6202- Gordon Road Widening from US-17 (Market Street) to I-40 is currently set
to begin construction in 2025.
• U-4751- Military Cutoff Extension – opened in 2024.
TRAFFIC GENERATION
Traffic Generated by
Present Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 20 61 +41
PM Peak Hour Trips 27 82 +55
Assumptions
Typical Development with Existing Conditions – 27 single family
detached dwellings
Proposed Development – 81-unit single-family development
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 minor arterial road that is currently over capacity. NCDOT
is working on the Gordon Road Widening project which will impact the stretch of Gordon Road.
Construction is anticipated to begin later in 2025. This project is also less than 1.5 miles from Gordon
Road’s intersection with I-40. 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 - May 1, 2025
ITEM: 2 - 2 - 7
Z25-06 Staff Report PB 5.1.2025 Page 8 of 14
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or a Special Flood Hazard Area.
• The property is within the Smith Creek watershed.
• The New Hanover County Conservation Resource Map does not indicate any Conservation
Resources on this property.
• The Army Corps of Engineers has identified some tributary features on the site. The applicant
has delineated wetlands on the site plan, which will need to be reviewed by the Corps. The
concept plan depicts the road and stormwater management around the wetlands on-site.
There will be no houses built in the wetland area per the concept plan.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (Moderate Limitation), III (Severe Limitation), and IV (Unsuitable)
soils. However, the project is anticipated to connect to CFPUA sewer once developed.
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Blair Elementary*
2024-2025 Capacity 81%
Middle School Trask Middle
2024-2025 Capacity 87%
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) 0.06 – Lower than the County-Wide Generation Rate
Planning Board - May 1, 2025
ITEM: 2 - 2 - 8
Z25-06 Staff Report PB 5.1.2025 Page 9 of 14
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per
residential unit
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Typical Development under current zoning would
allow a maximum of 27 residential units.
Proposed Development: 81 residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 2 6 +4
Middle School 1 3 +2
High School 2 6 +4
TOTAL 5 15 +10
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
The proposed project is anticipated to be built out within five years, and while the high school
that serves this area is over capacity, the elementary student generation rate is below the county
average. In addition, the students generated by the proposed development is minimal and is
anticipated to have a limited impact on area schools.
*Note: Though Eaton Elementary School is very close to this site, it is a year round lottery school
which requires an application. Students in this development are school-zoned for Blair
Elementary School.
Planning Board - May 1, 2025
ITEM: 2 - 2 - 9
Z25-06 Staff Report PB 5.1.2025 Page 10 of 14
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 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.
Natural areas and critical environmental features
are enhanced and protected.
The concept plan shows wetlands which will be
slightly impacted for stormwater and road
infrastructure, but the plan does not show any
homes in the wetlands.
Planning Board - May 1, 2025
ITEM: 2 - 2 - 10
Z25-06 Staff Report PB 5.1.2025 Page 11 of 14
Representative Developments
Representative Developments of R-15 (Existing Zoning):
Daniel Boone Trail (adjacent neighborhood)
Representative Developments of R-5:
Smith Creek Village
Planning Board - May 1, 2025
ITEM: 2 - 2 - 11
Z25-06 Staff Report PB 5.1.2025 Page 12 of 14
Context and Compatibility
• The subject property is located on Gordon Road, approximately halfway between Gordon
Road’s intersections with Market Street and I-40.
• Gordon Road is in the process of being widened through an NCDOT project scheduled to
start later this year. The roadway widening project is intended to increase capacity. on the
Gordon Road corridor.
• The surrounding area on Gordon Road is largely residential, with some higher density
projects in the vicinity, including Gordon Road Townhomes and the Landing at Lewis Creek
developments.
• Two nearby residential developments have obtained a Special Use Permit to exceed the
maximum density of the base residential zoning district and include multi-family housing,
and one was annexed into the City of Wilmington to accommodate its requested density.
• New Hanover County has a planned Fire Department at 5000 Gordon Road,
approximately one-half mile from the subject site, to serve the residences in this area. This
project has received TRC approval and is going through the permit process.
• The development will be in between two other single-family neighborhoods, and while
denser, the single-family dwelling style will remain uniform between the three
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 - May 1, 2025
ITEM: 2 - 2 - 12
Z25-06 Staff Report PB 5.1.2025 Page 13 of 14
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 project is located on Gordon Road, a minor arterial road which is
currently over capacity. The NCDOT Gordon Road widening project,
anticipated to start construction later in 2025, aims to increase capacity of
this road and lessen congestion. The surrounding area is largely residential,
with some commercial uses towards the Gordon Road/Market Street
intersection. There are some higher density developments in the area, two
of which acquired a Special Use Permit to exceed the maximum density of
their zoning districts.
This area of the County is largely classified as General Residential, with
some Urban Mixed Use near the I-40 interchange. There is a mix of R-15,
R-10 and low-intensity commercial uses in this area. This particular site is in
between two established residential neighborhoods, that while lower in
density than the proposed project, would remain consistent in their single-
family character. This parcel is narrow which limits development of low-
density single-family lots.
This site is located approximately halfway between Gordon Road’s
intersections with both I-40 and Market St. The proximity of this area to two
major roadway corridors lends itself to future growth. The R-5 zoning allows
for a higher-density project while remaining largely consistent with the
density of the corridor and within the density recommendations of the place
type.
Consistency
Recommendation
The proposed (CZD) R-5 project is generally CONSISTENT with the
2016 Comprehensive Plan because it fits into a largely residential area
and is within the recommended density of the General Residential Place
Type.
Planning Board - May 1, 2025
ITEM: 2 - 2 - 13
Z25-06 Staff Report PB 5.1.2025 Page 14 of 14
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. This portion of the Gordon Road corridor is residential in
nature, and this development would provide a project consistent with the character of the area.
While it is denser than the immediate surroundings, there are other dense projects nearby, including
multi-family projects. This proposal is consistent with the Comprehensive Plan’s recommendations for
the General Residential Place Type.
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 it fits
into a largely residential area and is within the recommended density of the General
Residential Place Type. I also find RECOMMENDING APPROVAL of the rezoning
request is reasonable and in the public interest because the project is consistent with
the character of the surrounding area, which varies in density but remains residential
Proposed Conditions:
1. The project will include emergency only access to Daniel Boone Trail.
2. The project will include a minimum one-car garage with each home and ability to park one
car in the driveway of each home.
3. The project will provide a six-foot fence at the rear of each lot of the development.
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 it fits
into a largely residential area and is within the recommended density of the General
Residential Place Type, I find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because while similar, the proposed density is not
consistent with the character of neighboring lower-density residential development.
Planning Board - May 1, 2025
ITEM: 2 - 2 - 14
Planning Board - May 1, 2025
ITEM: 2 - 3 - 1
Planning Board - May 1, 2025
ITEM: 2 - 4 - 1
Planning Board - May 1, 2025
ITEM: 2 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 2 - 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
Craig Johnson
PO Box 538
Wrightsville Beach, NC 28480
910-442-7500
craig@herringtonclassichomes.com
Canh Nguyen
824 Bluestone Rd.
Durham, NC 27713
Ngoc NguyenHeron Cove Development, LLC
Planning Board - May 1, 2025
ITEM: 2 - 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 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.
6425, 6437 Gordon Rd. & 1927 Gordon Acres Dr.
R04300-003-025-000,
R04300-003-057-000, and R04300-003-026-010
10.8 acres Existing Zoning and Use(s) R-15 -Vacant and Residential
8 units/acre
See Attached.
10.8 acres
General Residential
R-5
Planning Board - May 1, 2025
ITEM: 2 - 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:
See Attached.
LUC 210
81 single family units
61 82
Planning Board - May 1, 2025
ITEM: 2 - 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.
See Attached.
See Attached.
Planning Board - May 1, 2025
ITEM: 2 - 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?
See Attached.
Planning Board - May 1, 2025
ITEM: 2 - 7 - 5
Planning Board - May 1, 2025
ITEM: 2 - 7 - 6
Planning Board - May 1, 2025
ITEM: 2 - 7 - 7
3. Proposed Zoning, Use(s), & Narrative
Please list the uses that will be allowed within the proposed Conditional Zoning District, the
purpose of the district, and a project narrative (attach additional pages if necessary). Note:
Only uses permitted in the corresponding General Use District are eligible for consideration
within a Conditional Zoning District.
Heron Cove Development, LLC is requesting the property, including parcels R04300-003-025-000,
R04300-003-057-000, and R04300-003-026-010, be rezoned to from R-15 to Residential
Moderate-High Density (R-5) District for an eighty-one (81) lot, single family detached residential
use of the property to provide a necessary missing middle housing opportunity. 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 development and low to moderate density residential
development. The proposed project is an infill development located on three tracts of mostly
vacant land, which includes three mobile homes, and is surrounded by developed single-family
residential properties.
The Future Land Use Map identifies this site as General Residential. General Residential focuses
on lower density housing ranging up to approximately 8 units per acre and typically consisting of
single-family or duplexes. The proposed project is for single-family residential at under 8 units
per acre which aligns with the properties’ classifications on the 2016 Comprehensive Plan’s
Future Land Use Map.
Wetlands are present on the site; however, they are primarily concentrated along the stream
corridor, which aligns with the proposed sanitary sewer route. All applicable stream and wetland
buffers will be maintained as required by local and state regulations and permitting. The project
proposes this as open space with no residential units near the wetlands.
The project will have access via of the public right of way of Gordon Road and connect to CFPUA
for water and sewer. A Traffic Impact Analysis is not required due to the trip generation. The Heron
Cove neighborhood is set to benefit from the planned widening of Gordon Road (SR 2048) from I-
40 to Market Street (US 17) in New Hanover County, as part of NCDOT Project U-6202. This
initiative aims to enhance capacity and alleviate congestion along Gordon Road, accommodating
the area's growth. Once completed, these improvements will significantly enhance traffic flow and
accessibility around the development site. This project will include a sidewalk connection to the
newly constructed multiuse path on Gordon Road.
Heron Cove will offer well-constructed, brand-new single-family detached homes at an attainable
price point, helping to address the growing demand for quality affordable housing in the region.
The site is ideally located, providing residents with convenient access to major transportation
routes, including I-40 to the west and I-140 via Military Cutoff Road to the east. This strategic
location enhances connectivity to employment centers, schools, retail, and other essential services,
making it an ideal choice for working families and first-time homebuyers.
Planning Board - May 1, 2025
ITEM: 2 - 7 - 8
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.
The Applicant to include an emergency only access to Daniel Boone Trail.
The Applicant proposes to include, at minimum, a one car garage to each home.
The Applicant will provide a six-foot fence in the rear of each lot of the Heron Cove
neighborhood.
6. Conditional Zoning District Considerations
1. How would the requested change be consistent with the County’s policies for growth and
development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc.
The proposed project is currently classified General Residential on the Future Land Use Map and
bordered by General Residential and Community Mixed Use. General Residential focuses on
lower density housing ranging up to approximately 8 units per acre and typically consisting of
Planning Board - May 1, 2025
ITEM: 2 - 7 - 9
single-family or duplexes. The proposed project is for single-family detached residential units at
under 8 units per acre which aligns with the properties’ classifications on the 2016
Comprehensive Plan’s Future Land Use Map.
New Hanover County continues to face growing demand for housing due to population growth
and limited supply. As home prices rise, many residents struggle to find housing. Increasing the
housing supply, particularly a mix of housing types and price points, can help ease this pressure
and improve overall affordability. Strategic infill development and thoughtful land use planning
are essential tools in addressing this housing need.
The single family residential would assist with the County’s Strategic Plan Objective of enhancing
the self-sufficiency of individuals and families and Goal XV of providing a range of housing types,
opportunities, and choices. This project will provide a safe and conveniently located community
and provides another housing type near the employment centers as it is located near a park, fire
station, elementary school, and shopping.
2. How would the requested Conditional Zoning district be consistent with the property’s
classification on the 2016 Comprehensive Plan’s Future Land Use Map.
The proposed project is currently zoned General Residential and bordered by general residential.
General Residential focuses on lower density housing ranging up to approximately 8 units per
acre typically consisting of single family or duplexes. The proposed project is for single-family
detached residential units at under 8 units per acre which aligns with the properties’
classifications on the 2016 Comprehensive Plan’s Future Land Use Map.
Planning Board - May 1, 2025
ITEM: 2 - 7 - 10
3. What significant neighborhood changes have occurred to make the original zoning
inappropriate, or how is the land involved unsuitable for the uses permitted under the existing
zoning?
The project site is bordered on the west by the Daniel Boone Trail neighborhood and to the east
by the Gordon Acres Road neighborhood. Also nearby is Ellington Farms, an apartment complex
zoned MD-10.
The surrounding properties have not been developed in the typical R-15 purpose of very low to
low density residential development and the R-5 zoning with single family detached homes would
be a proper transition to the surrounding neighborhoods.
The neighborhood would be approximately one mile from Ogden Park and the NCDOT project U-
6202 will provide a multiuse path from the neighborhood to the park as well as the commercial
center at the intersection of Gordon Road and market Street. This single family detached home
neighborhood would be within close proximity to parks, services, and employment opportunities.
Planning Board - May 1, 2025
ITEM: 2 - 7 - 11
Planning Board - May 1, 2025
ITEM: 2 - 7 - 12
Planning Board - May 1, 2025
ITEM: 2 - 7 - 13
PARID OWNER ADDRESS CITY STATE ZIP
R03500-005-476-000 SUN COAST VILLAS HOA INC 1628 DOCTORS CIR WILMINGTON NC 28401
R03500-005-650-000 HOLMQUIST CLAUDIA S 5406 SUN COAST DR WILMINGTON NC 28411
R03500-005-652-000 LINGNER JOSHUA M BRITTANY 5414 SUN COAST DR WILMINGTON NC 28411
R03500-005-651-000 MCALLISTER STACY E ALEX D 373 BROOKSIDE DR BOONE NC 28607
R03500-005-463-000 CHANDLER ASHLEY M 5338 SUN COAST DR WILMINGTON NC 28411
R03500-005-462-000 DRAUGHON ALEXANDRA K 5400 SUN COAST DR WILMINGTON NC 28411
R03500-005-663-000 PETERSON DENNIS M ANGELA M 2705 GRUFFY CT WILMINGTON NC 28411
R03500-005-670-000 SPRUILL DOROTHY D 2704 GRUFFY CT WILMINGTON NC 28411
R03500-005-654-000 MAZZOCCANTE PAULA M 5422 SUN COAST DR WILMINGTON NC 28411
R03500-005-662-000 WANG JIAN Y LING W 2701 GRUFFY CT WILMINGTON NC 28411
R03500-005-671-000 GIBBS BRENDA L EDWARD J JR 111 JASMIN DR CLAYTON NC 27520
R03500-005-657-000 LETELLIER CAROL P 5434 SUN COAST DR WILMINGTON NC 28411
R03500-005-464-000 HOGAN JAMES M TERESA M 5336 SUN COAST DR WILMINGTON NC 28411
R03500-005-475-000 RICCIUTI VINCENT 2700 SAPLING CIR WILMINGTON NC 28411
R03500-005-656-000 GAIDIS JEANNE L 5430 SUN COAST DR WILMINGTON NC 28411
R03500-005-465-000 ALLEN ADDIE TRUSTEE 5334 SUN COAST DR WILMINGTON NC 28411
R03500-005-461-000 NEAL WENDY A 5402 SUN COAST DR WILMINGTON NC 28411
R03500-005-655-000 PALMER ROBERT B TRUSTEE 1136 TURNBERRY LN WILMINGTON NC 28405
R03500-005-653-000 STRICKLAND RHONDA JONES 5418 SUN COAST DR WILMINGTON NC 28411
R04300-003-056-000 PEREZ RUFINO GRISELDA 817 DAISY LEE DR WILMINGTON NC 28411
R04300-003-026-002 GARCIA LUIS A TOMASA D 1927 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-023-000 BLENDIN MEADOWS HOA INC 14 S FIFTH AVE WILMINGTON NC 28401
R04300-003-026-009 LEON IGNACIO R MARIA 1912 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-169-000 DIXON SINITA L ET AL 1937 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-191-000 ANGUIANO ALEX X ETAL 2036 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-017 BROWN GARY M LEAH 1909 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-008-000 MILLER CHANDLER V 1912 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-004 SOLIS PORFIRIO N VERONICA L CORONA 1923 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-020-000 GONZALEZ LUIS F ET UX 719 MIDDLE SOUND LOOP RD WILMINGTON NC 28411
R04300-003-026-025 MYERS DOLORES 1937 GORDON ACRES RD WILMINGTON NC 28411
R04300-003-004-002 DREW JAMES STEPHEN SANDRA MARIE 6335 GORDON RD WILMINGTON NC 28411
R04300-003-026-016 WILLIAMS WENDY A 1905 GORDON ACRES DR WILMINGTON NC 28405
Planning Board - May 1, 2025
ITEM: 2 - 7 - 14
R04300-003-019-000 PAGE LINDA H 110 CANNON RD WILMINGTON NC 28405
R04300-003-026-001 WHITMAN FRED A DORIS H 505 BRADDOCK ST WILMINGTON NC 28409
R04300-003-004-000 DREW JAMES S SANDRA M 6335 GORDON RD WILMINGTON NC 28405
R04300-003-026-018 MARTINEZ WENCESLAO W P 331 COTTONWOOD LN CASTLE HAYNE NC 28429
R04300-003-002-000 DAISY LEE DRIVE HOA 837 DAISY LEE DR WILMINGTON NC 28411
R04300-003-166-000 PLUMMER TIFFANY D 1931 DANIEL BOON TRL WILMINGTON NC 28411
R04300-003-003-000 ROLINA HOMES NC LLC
501 BRAMSON CT
UNIT 400 MOUNT PLEASANT SC 29464
R04300-003-050-000 LANDEN JOHN W IV
1838 SIR TYLER DR
SUITE 203 WILMINGTON NC 28405
R04300-003-186-000 LAWTON TONYA F 2033 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-023 JONES DONALD A 1917 GORDON ACRES DR WILMINGTON NC 28405
R04300-003-164-000 PEREZ RUFINO GRISELDA 6325 GORDON RD WILMINGTON NC 28411
R04300-007-040-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04300-003-011-000 FIGUEROA KIMBERLY LYNN 1924 DANIEL BOONE TRL WILMINGTON NC 28403
R04300-003-026-028 SOUTH MASONRY CORP 140 BLUNT ST WILMINGTON NC 28411
R04300-003-190-000 CARGILE NICOLE D 2040 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-000 RABON JAMES R LYNN E 1934 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-002-003 HOFFMAN GERALDINE T 1001 DAISY LEE DR WILMINGTON NC 28405
R04300-003-183-000 REAVES CORALETHA T 2025 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-004-001 BLENDIN MEADOWS HOA INC 14 S FIFTH AVE WILMINGTON NC 28401
R04300-003-026-022 CAIANIELLO JULIA W 1915 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-026-013 SOUTH MASONRY CORPORATION 140 BLOUNT DR WILMINGTON NC 28411
R04300-003-007-000 STRICKLAND TIMOTHY G KIMBERLY 1908 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-019 NEW HANOVER COUNTY WATER /SEWER AUTH 320 CHESTNUT ST WILMINGTON NC 28401
R04300-003-026-029 WHITMAN FRED A DORIS H 505 BRADDOCK ST WILMINGTON NC 28409
R04300-003-026-024 ZEMAN PETER A JAMIE A 4212 THURSLEY RD WILMINGTON NC 28412
R04300-003-026-011 DEVRIES MICHAEL D SARAH 2010 TRINITY AVE WILMINGTON NC 28411
R04300-003-010-000 CAULDER CARL LLOYD JR LAURIE A 8428 SIDBURY RD WILMINGTON NC 28405
R04300-003-057-000 NGUYEN CANH ETAL 824 BLUESTONE RD DURHAM NC 27713
R04300-003-017-000 ALLEN MICHAEL JR 2010 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-006-000 HOLLINGSWORTH JIMMY D HELEN 1902 DANIEL BOONE TRL WILMINGTON NC 28405
R04300-003-026-021 LENNON ROBERT ANNE G 918 POTOMAC DR WILMINGTON NC 28411
Planning Board - May 1, 2025
ITEM: 2 - 7 - 15
R04300-003-026-030 WHITMAN FRED A DORIS H 505 BRADDOCK ST WILMINGTON NC 28409
R04300-003-026-012 MCKEITHAN IRENE H 2771 WATHA RD WILLARD NC 28478
R04300-003-026-014 GARCIA LUIS A TOMASA DE LA L 1927 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-025-000 NGUYEN CANH ETAL 824 BLUESTONE RD DURHAM NC 27713
R04300-003-163-000 SANCHEZ ESAU R 140 BLOUNT DR WILMINGTON NC 28411
R04300-003-026-026 TWIGG RONALD ANITA 6441 GORDON RD WILMINGTON NC 28411
R04300-003-176-000 BRAGG LAUREN N 2011 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-013-000 DE FONTES ADRIENNE R 510 DOGWOOD LN WILMINGTON NC 28409
R04300-003-026-008 RUEDA LANDERO ALEJANDRO 1925 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-175-000 WILLIAMS JOY E 2009 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-171-000 JOHNSON YVONNIA E 2001 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-182-000 JOHNSON TERRI 2023 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-187-000 GOODMAN NIGREA L 2037 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-168-000 HUGHES KEVIN W KATHY L 1935 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-195-000 KENNEDY JAMES L 2010 TRINITY AVE WILMINGTON NC 28411
R04300-003-185-000 BROWN SEQUANA S 2029 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-167-000 TAYLOR MARQUITA V 1933 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-181-000 WASHINGTON CAROLYN L 2021 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-015-000 SEAWELL WILLIAM W III 2004 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-007 WARD YVONNE JANEL 1911 GORDON ACRES DR WILMINGTON NC 28405
R04300-003-026-015 TURNER WILLIAM E KIMBERLY M 1907 GORDON ACRES DR WILMINGTON NC 28411
R04300-003-014-000 OTT MICHALE R ETAL 2000 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-173-000 DAVIS DEVINE X ETAL 2005 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-193-000 CAPE FEAR HABITAT FOR HUMANITY INC 3310 FREDERICKSON RD WILMINGTON NC 28401
R04300-003-016-000 WILSON MATTHEW C JORDAN P 2008 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-170-000 GODWIN VANESSA A 1939 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-180-000 ABRAHAM DONNISHIA B 2019 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-177-000 NIXON GEORGINA 2013 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-174-000 PATTERSON COURTNEY S 2007 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-172-000 REID BREANNA J 2003 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-010 NGUYEN CANH ETAL 824 BLUESTONE RD DURHAM NC 27713
R04300-003-178-000 PRICE SHARRON K 2015 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-026-020 SANCHEZ ESAU R 1925 GORDON ACRES DR WILMINGTON NC 28411
Planning Board - May 1, 2025
ITEM: 2 - 7 - 16
R04300-003-179-000 JOHNSON ANNIE M 2017 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-184-000 TOON SHARNAY M 2027 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-189-000 GALLIMORE YELITZA V 2045 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-009-000 CAULDER CARL LLOYD JR LAURIE 8428 SIDBURY RD WILMINGTON NC 28405
R04300-003-192-000 BROWN CARLENA W 2032 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-018-000 PAGE LINDA H 110 CANNON RD WILMINGTON NC 28405
R04300-003-188-000 WALLS BRANDY M 2041 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-012-000 ELLIS LESSLIE M Y 1928 DANIEL BOONE TRL WILMINGTON NC 28411
R04300-003-002-006 CAUSEY MICHAEL B JOYCE H 1000 DAISY LEE DR WILMINGTON NC 28405
R04307-009-024-000 CWIKLINSKI BRIAN HEATHER 2607 SAPLING CIR WILMINGTON NC 28405
R04307-002-050-000 RANDOLPH BRITTIN 2620 SAPLING CT WILMINGTON NC 28411
R04307-009-015-000 KNAPE WESLEY W JR LYNN W 418 HIGHGREEN DR WILMINGTON NC 28411
R04307-009-016-000 REDD BRITTANY N 2204 MERKLEBAY CT WILMINGTON NC 28411
R04307-002-044-000 HIGH DONALD JOSEPH
4126 BREEZEWOOF DR
APT D WILMINGTON NC 28412
R04311-003-002-000 BELL ROSE JANE HEIRS 1869 MISSION HILL DR WILMINGTON NC 28405
R04307-002-043-000 DAVILA GLORIA ETAL 2606 CONIFER CT WILMINGTON NC 28411
R04311-003-005-000 LEE CORI ANN ETAL 1853 MISSION HILLS DR WILMINGTON NC 28405
R04311-003-027-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04307-009-017-000 COLLINS WENDE L 2206 MERKLEBAY CT WILMINGTON NC 28405
R04307-002-049-000 LALLO ALJON J ET UX 2618 SAPLING CIR WILMINGTON NC 28411
R04311-003-004-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04307-009-021-000 KNAPE WESLEY W JR LYNN W 418 HIGHGREEN DR WILMINGTON NC 28411
R04307-002-053-000 JERABEK ROBERT E LESLIE A 118 DEERFIELD DR HAMPSTEAD NC 28443
R04307-009-012-000 COYLE DONNA M 2621 SAPLING CIR WILMINGTON NC 28411
R04311-003-003-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04311-003-026-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04311-003-022-000 GOUGE JENNIFER 1858 MISSION HILLS DR WILMINGTON NC 28405
R04307-009-014-000 JORDAN JACQUELINE 2615 SAPLING CIR WILMINGTON NC 28411
R04307-002-051-000 SHEESLEY JOEL MEREDITH 7509 ALOFT WAY WILMINGTON NC 28411
R04307-002-048-000 HELLMER SHERRY C 2616 SAPLING CIR WILMINGTON NC 28411
R04307-009-013-000 PHILLIPS RONALD MILTON JR 79 BRACKETT RD GORHAM ME 4038
R04307-009-023-000 NEWMAN BRYAN E DEBORAH L 2609 SAPLING CIR WILMINGTON NC 28411
Planning Board - May 1, 2025
ITEM: 2 - 7 - 17
R04307-002-052-000 TOWNSEND ROBERT A SR 2624 SAPLING CIR WILMINGTON NC 28405
R04311-003-024-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04311-003-023-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04307-009-022-000 CANKAY SADETTIN DONNA 231 RYERSON RD LINCOLN PARK NJ 7035
R04307-009-011-000 MCCONNELL CAMERON ETAL 2625 SAPLING CIR WILMINGTON NC 28411
R04307-002-046-000 GARCIA KELIN 2612 SAPLING CIR WILMINGTON NC 28411
R04311-003-001-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04311-003-025-000 ADVANCED INVESTMENT RESOURCES PO BOX 4735 WILMINGTON NC 28406
R04307-002-045-000 MARQUIS KRAIG D 97 EDGEWATER LN WILMINGTON NC 28403
R04307-002-047-000 GASSNER HENRY ETAL 2614 SAPLING CIR WILMINGTON NC 28411
Planning Board - May 1, 2025
ITEM: 2 - 7 - 18
Planning Board - May 1, 2025
ITEM: 2 - 7 - 19
Planning Board - May 1, 2025
ITEM: 2 - 7 - 20
March 7, 2025
RE: Community Meeting for Conditional Rezoning Request
for property at 6425 & 6437 Gordon Road and 1927 Gordon Acres Drive
We invite you to join us for a community meeting for the proposed conditional rezoning
of property located at 6425 & 6437 Gordon Road and 1927 Gordon Acres Drive, Wilmington,
North Carolina and identified as New Hanover County Parcels: R04300-003-025-000, R04300-
003-057-000, & R04300-003-026-010. The current zoning of the property is R-15 (low density
residential). The proposed conditional rezoning would be R-5 (moderate-high residential) with a
proposed density of 8.0 units/acre consisting of single family units. Please reference the attached
illustration of the concept site plan.
We welcome the opportunity to discuss the proposed project with you at the community
meeting where you can drop by and we will answer any questions. The community meeting will
be held on March 18th, 2025 from 5:00-6:00 p.m. at Ogden Baptist Church, located at 7121 Market
Street, Wilmington, North Carolina, 28411.
If you cannot attend the community meeting, you can send questions and comments to
heroncovedevelopment@gmail.com.
We look forward to seeing you at 5:00 p.m. on March 18, 2025 at:
Ogden Baptist Church
7121 Market Street
Wilmington, NC 28411
Planning Board - May 1, 2025
ITEM: 2 - 7 - 21
GO
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PROPOSED ROAD-A
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2
2,752 sf
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43
2,8
4
3
s
f
65'
44
2,8
6
4
s
f
45
2,8
8
5
s
f
OPEN SPACE
&
STORMWATER POND AREA
OPEN SPACE
&
STORMWATER POND AREA
AP
P
R
O
X
.
L
O
C
A
T
I
O
N
E
X
I
S
T
I
N
G
PO
T
E
N
T
I
A
L
S
T
R
E
A
M
A
P
P
R
O
X
.
L
O
C
A
T
I
O
N
E
X
I
S
T
I
N
G
P
O
T
E
N
T
I
A
L
S
T
R
E
A
M
C-1P
1
1" = 100'
REVISIONS
PROJECT NUMBER:
DRAWING NUMBER:
CHECKED:
APPROVED:
DRAWN:
DATE:
SCALE:
SHEET SIZE:
CLIENT INFORMATION:
VICINITY MAP (NOT TO SCALE):
2025
CLIENT INFORMATION:
River Birch Investments, LLC
PO Box 538
Wrightsville Beach, NC 28480
Ph. 910-399-5688
OF 1
JAE
CDC
CDC
24x36
2/20/2025
PRE
L
I
M
I
N
A
R
Y
DRA
W
I
N
G
D
O
N
O
T
U
S
E
FOR
C
O
N
S
T
R
U
C
T
I
O
N
GO
R
D
O
N
R
D
.
SITE
GOR
D
O
N
A
C
R
E
S
D
R
.
DA
N
I
E
L
B
O
O
N
E
T
R
L
.
DAI
S
Y
L
E
E
D
R
.
M
I
L
I
T
A
R
Y
C
U
T
O
F
F
E
X
T
.
MIS
S
I
O
N
H
I
L
L
S
D
R
.
PAT
S
Y
L
N
.
OG
D
E
N
P
A
R
K
D
R
.
GO
R
D
O
N
R
D
.
SITE
GOR
D
O
N
A
C
R
E
S
D
R
.
DAN
I
E
L
B
O
O
N
E
T
R
L
.
DAI
S
Y
L
E
E
D
R
.
M
I
L
I
T
A
R
Y
C
U
T
O
F
F
E
X
T
.
MIS
S
I
O
N
H
I
L
L
S
D
R
.
PA
T
S
Y
L
N
.
OG
D
E
N
P
A
R
K
D
R
.
PROPERTY LINE
RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EOP
PROP. EASEMENT
3:1 GRASSED SWALE
CENTER LINE
WATERLINE
SANITARY SEWER LINE
FIRE HYDRANT ASSY
BLOW OFF ASSEMBLY
GATE VALVE
REDUCER
OPEN SPACE
LEGEND
1. EXISTING WATER AND SANITARY SEWER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE FROM CAPE FEAR
PUBLIC UTILITY AUTHORITY PUBLIC MAINS.
2. ALL PROPOSED UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS & TELEPHONE SHALL BE INSTALLED
UNDERGROUND.
3. ALL WATER & SEWER UTILITIES TO BE INSTALLED PER CFPUA TECHNICAL SPECIFICATIONS & STANDARDS.
4. PROJECT SHALL COMPLY WITH CFPUA CROSS CONNECTION CONTROL REQUIREMENTS. WATER METER(S)
CANNOT BE RELEASED UNTIL ALL REQUIREMENTS ARE MET AND N.C.D.E.N.R. HAS ISSUED THEIR "FINAL
APPROVAL.". CALL 332-6558 FOR INFORMATION.
5. ANY BACKFLOW PREVENTION DEVICES REQUIRED BY THE CFPUA WILL NEED TO BE ON THE LIST OF APPROVED
DEVICES BY USCFCCCHR OR ASSE.
6.IF CONTRACTOR DESIRES CFPUA WATER FOR CONSTRUCTION, HE SHALL APPLY IN ADVANCE FOR THIS SERVICE
AND MUST PROVIDE A REDUCED PRESSURE ZONE (RPZ) BACKFLOW PREVENTION DEVICE ON THE
DEVELOPER'S SIDE OF THE WATER METER BOX.
7. WHEN PVC WATER MAINS AND SERVICES ARE PROPOSED, THE PIPES ARE TO BE MARKED WITH NO. 10
INSULATED, SINGLE-STRAND COPPER WIRE INSTALLED & STRAPPED TO THE PIPES WITH DUCT TAPE. THIS IS
TO BE ACCESSIBLE IN ALL VALVES AND METER BOXES TO AID IN FUTURE LOCATION OF FACILITIES.
8. SEWER GUARDS REQUIRED AT ALL MANHOLES. STAINLESS STEEL SEWER GUARDS REQUIRED AT MANHOLES
LOCATED IN TRAFFIC AREAS.
9. SERVICES SHALL BE PERPENDICULAR TO MAIN AND TERMINATE AT RIGHT-OF-WAY LINE. SERVICES IN
CUL-DE-SACS ARE REQUIRED TO BE PERPENDICULAR OR MUST ORIGINATE IN MANHOLE AND TERMINATE AT
RIGHT-OF-WAY LINE.
10. ALL SERVICES TYING INTO DUCTILE IRON MAINS SHALL BE CONSTRUCTED OF CLASS 50 D.I.P. WITH PROTECTO
401 CERAMIC EPOXY LINING.
11.MINIMUM 10' UTILITIES EASEMENT PROVIDED ALONG THE FRONTAGE OF ALL LOTS AND AS SHOWN FOR NEW
DEVELOPMENTS.
12. NO FLEXIBLE COUPLINGS SHALL BE USED.
13. ALL STAINLESS STEEL FASTENERS SHALL BE 316.
14. THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OF EXISTING UTILITIES DURING
CONSTRUCTION. CALL NC811 AT 811 OR 1-800-632-4949. CONTRACTOR IS RESPONSIBLE FOR THE REPAIR AND
REPLACEMENT OF ANY UTILITIES, CURB & GUTTER, PAVEMENT, ETC. THAT MAY BE BE DAMAGED DURING
CONSTRUCTION. DAMAGED ITEMS SHALL BE REPAIRED TO AT LEAST THE QUALITY OR WORKMANSHIP
FOUND IN THE ORIGINAL ITEM.
15. THE BELLSOUTH CONTACT IS STEVE DAYVAULT, BUILDING INDUSTRY CONSULTANT, AT 910-392-8712. CONTACT
HIM PRIOR TO STARTING THE PROJECT IN ORDER TO FACILITATE GOOD COMMUNICATION AND MAXIMUM
FLEXIBILITY.
16. THE PROCESS FOR TELEPHONE CABLE PLACEMENT: * FINAL GRADE WILL NEED TO BE ESTABLISHED. * POWER
WILL PLACE THEIR CABLE FIRST - APPROXIMATELY 3' DEEP. * BELLSOUTH & CABLE TV WILL THEN PLACE
THEIR CABLE AT APPROXIMATELY 2' DEEP.
17. SHOULD ADDITIONAL SERVICES BE LOCATED DURING CONSTRUCTION, THEY MUST EITHER BE UTILIZED OR
ABANDONED.
18. CONTRACTOR TO COORDINATE WITH POWER COMPANY FOR TEMPORARY STABILIZATION/RELOCATION OF
POWER POLES AND ASSOCIATED HARDWARE.
UTILITY NOTES:
FIRE & SAFETY NOTES:
1. PARKING AND LANDSCAPING CANNOT BLOCK FIRE
HYDRANTS.
2. ALL WEATHER ACCESS ROAD MUST BE MAINTAINED
AROUND CONSTRUCTION SITE AT ALL TIMES.
3.ALL FIRE HYDRANTS MUST BE INSTALLED WITH 5 INCH
STORZ QUICK CONNECTS ON A 4.5 INCH STEAMER IN
COMPLIANCE WITH NHC FIRE SERVICE
REQUIREMENTS.
SITE DATA
PARCEL ID:R04300-003-025-000,
R04300-003-057-000,
R04300-003-026-010
CURRENT ZONING:R-5 (PERFORMANCE RESIDENTIAL)
PROJECT ADDRESS:6425, 6437 GORDON RD.
& 1927 GORDON ACRES DR.
WILMINGTON, NC 28411
CURRENT OWNER:NGUYEN CANH ETAL
824 BLUESTONE RD
DURHAM, NC 27713
TOTAL ACREAGE IN PROJECT BOUNDARY:6) $&
MAXIMUM DENSITY:8 D.U./ACRE
(8 X 10.8=86.4 D.U. ALLOWED)
PROPOSED UNITS:86 LOTS
MAXIMUM BUILDING HEIGHT:40'
TOTAL OPEN SPACE REQUIREMENT: (20% OF SITE AREA)
REQUIRED 10.8 AC. X 20%= 2.16 AC
PROVIDED:2.78 AC
DEVELOPMENT NOTES:
1. ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE NEW HANOVER COUNTY UNIFIED DEVELOPMENT
ORDINANCE
2. PROJECT SHALL COMPLY WITH ALL FEDERAL, STATE & NEW HANOVER COUNTY REGULATIONS.
3.RUNOFF FROM ALL IMPERVIOUS SURFACES TO BE DIRECTED TO STORMWATER FACILITY
4. MIN. 10' SEPARATION BETWEEN BUILDINGS REQUIRED FOR PERFORMANCE RESIDENTIAL.
5. PROPOSED STREET TO MEET NEW HANOVER COUNTY SUBDIVISION ORDINANCE MINIMUM STANDARDS FOR PRIVATE
STREETS.
6. DEVELOPER IS RESPONSIBLE FOR STREET SIGN AND STREET LIGHTING INSTALLATION IN ACCORDANCE WITH NEW
HANOVER COUNTY SUBDIVISION ORDINANCE.
7. ALL OPEN SPACES, COMMON AREAS, PRIVATE ROW'S, EASEMENTS, AND DRAINAGE POND AREAS TO BE MAINTAINED
BY THE DEVELOPER UNTIL THEY'RE TURNED OVER TO THE HOME OWNERS ASSOCIATION.
PE
R
F
O
R
M
A
N
C
E
R
E
S
I
D
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N
T
I
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PR
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P
L
A
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200'100'50'100'0'
Scale: 1"=100'
OPTION 1:
Planning Board - May 1, 2025
ITEM: 2 - 7 - 22
GO
R
D
O
N
R
D
.
(P
U
B
L
I
C
R
/
W
)
GORDON ACRES DR.
(PRIVATE R/W)
DANIEL BOONE TRL.
(PRIVATE R/W)
S
A
P
L
I
N
G
C
I
R
.
(P
R
I
V
A
T
E
R
/
W
)
25'
1
2,752 sf
43'
PROPOSED ROAD-A
(PRIVATE 40' R/W)
OPEN SPACE
&
STORMWATER POND AREA
NORT
H
2
2,752 sf
3
2,752 sf
4
2,752 sf
5
2,752 sf
6
2,752 sf
7
2,752 sf
8
2,752 sf
9
2,752 sf
10
2,752 sf
86
2,752 sf
85
2,752 sf
84
2,752 sf
83
3,067 sf
82
3,827 sf
81
3,862 sf
80
2,752 sf
79
2,752 sf
78
2,752 sf
77
2,752 sf
11
2,752 sf
76
2,752 sf
12
2,752 sf
75
2,752 sf
13
2,752 sf
74
2,752 sf
14
2,752 sf
73
2,752 sf
15
2,752 sf
72
2,752 sf
16
2,752 sf
71
2,752 sf
17
2,752 sf
70
2,752 sf
18
2,752 sf
69
2,752 sf
19
2,752 sf
68
2,752 sf
20
2,752 sf
67
2,752 sf
21
2,752 sf
66
2,752 sf
22
2,752 sf
65
2,752 sf
23
2,752 sf
64
2,752 sf
24
2,752 sf
63
2,752 sf
25
2,752 sf
62
2,752 sf
26
2,752 sf
61
2,752 sf
27
2,752 sf
60
2,752 sf
28
2,752 sf
59
2,752 sf
29
2,752 sf
58
2,752 sf
30
2,752 sf
57
2,752 sf
31
2,752 sf
56
2,752 sf
32
2,752 sf
55
2,752 sf
33
2,752 sf
54
2,752 sf
34
2,752 sf
53
2,752 sf
35
2,752 sf
52
2,752 sf
36
2,752 sf
51
2,752 sf
50
2,752 sf
37
2,752 sf
49
2,752 sf
48
2,752 sf
47
3,140 sf
46
3,040 sf
38
2,752 sf
39
2,752 sf
40
2,752 sf
41
2,752 sf
OPEN SPACE
&
STORMWATER POND AREA
OPEN SPACE
&
STORMWATER POND AREA
AP
P
R
O
X
.
L
O
C
A
T
I
O
N
E
X
I
S
T
I
N
G
PO
T
E
N
T
I
A
L
S
T
R
E
A
M
A
P
P
R
O
X
.
L
O
C
A
T
I
O
N
E
X
I
S
T
I
N
G
P
O
T
E
N
T
I
A
L
S
T
R
E
A
M
42
2,752 sf
43
3,260 sf
44
3,177 sf45
3,509 sf
64
'
6
4
'
35'
P-2
1
1" = 100'
REVISIONS
PROJECT NUMBER:
DRAWING NUMBER:
CHECKED:
APPROVED:
DRAWN:
DATE:
SCALE:
SHEET SIZE:
CLIENT INFORMATION:
VICINITY MAP (NOT TO SCALE):
2025
CLIENT INFORMATION:
River Birch Investments, LLC
PO Box 538
Wrightsville Beach, NC 28480
Ph. 910-399-5688
OF 1
JAE
CDC
CDC
24x36
2/28/2025
PRE
L
I
M
I
N
A
R
Y
DRA
W
I
N
G
D
O
N
O
T
U
S
E
FOR
C
O
N
S
T
R
U
C
T
I
O
N
GO
R
D
O
N
R
D
.
SITE
GOR
D
O
N
A
C
R
E
S
D
R
.
DA
N
I
E
L
B
O
O
N
E
T
R
L
.
DAI
S
Y
L
E
E
D
R
.
M
I
L
I
T
A
R
Y
C
U
T
O
F
F
E
X
T
.
MIS
S
I
O
N
H
I
L
L
S
D
R
.
PAT
S
Y
L
N
.
OG
D
E
N
P
A
R
K
D
R
.
GO
R
D
O
N
R
D
.
SITE
GOR
D
O
N
A
C
R
E
S
D
R
.
DAN
I
E
L
B
O
O
N
E
T
R
L
.
DAI
S
Y
L
E
E
D
R
.
M
I
L
I
T
A
R
Y
C
U
T
O
F
F
E
X
T
.
MIS
S
I
O
N
H
I
L
L
S
D
R
.
PA
T
S
Y
L
N
.
OG
D
E
N
P
A
R
K
D
R
.
PROPERTY LINE
RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EOP
PROP. EASEMENT
3:1 GRASSED SWALE
CENTER LINE
WATERLINE
SANITARY SEWER LINE
FIRE HYDRANT ASSY
BLOW OFF ASSEMBLY
GATE VALVE
REDUCER
OPEN SPACE
LEGEND
1. EXISTING WATER AND SANITARY SEWER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE FROM CAPE FEAR
PUBLIC UTILITY AUTHORITY PUBLIC MAINS.
2. ALL PROPOSED UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS & TELEPHONE SHALL BE INSTALLED
UNDERGROUND.
3. ALL WATER & SEWER UTILITIES TO BE INSTALLED PER CFPUA TECHNICAL SPECIFICATIONS & STANDARDS.
4. PROJECT SHALL COMPLY WITH CFPUA CROSS CONNECTION CONTROL REQUIREMENTS. WATER METER(S)
CANNOT BE RELEASED UNTIL ALL REQUIREMENTS ARE MET AND N.C.D.E.N.R. HAS ISSUED THEIR "FINAL
APPROVAL.". CALL 332-6558 FOR INFORMATION.
5. ANY BACKFLOW PREVENTION DEVICES REQUIRED BY THE CFPUA WILL NEED TO BE ON THE LIST OF APPROVED
DEVICES BY USCFCCCHR OR ASSE.
6.IF CONTRACTOR DESIRES CFPUA WATER FOR CONSTRUCTION, HE SHALL APPLY IN ADVANCE FOR THIS SERVICE
AND MUST PROVIDE A REDUCED PRESSURE ZONE (RPZ) BACKFLOW PREVENTION DEVICE ON THE
DEVELOPER'S SIDE OF THE WATER METER BOX.
7. WHEN PVC WATER MAINS AND SERVICES ARE PROPOSED, THE PIPES ARE TO BE MARKED WITH NO. 10
INSULATED, SINGLE-STRAND COPPER WIRE INSTALLED & STRAPPED TO THE PIPES WITH DUCT TAPE. THIS IS
TO BE ACCESSIBLE IN ALL VALVES AND METER BOXES TO AID IN FUTURE LOCATION OF FACILITIES.
8. SEWER GUARDS REQUIRED AT ALL MANHOLES. STAINLESS STEEL SEWER GUARDS REQUIRED AT MANHOLES
LOCATED IN TRAFFIC AREAS.
9. SERVICES SHALL BE PERPENDICULAR TO MAIN AND TERMINATE AT RIGHT-OF-WAY LINE. SERVICES IN
CUL-DE-SACS ARE REQUIRED TO BE PERPENDICULAR OR MUST ORIGINATE IN MANHOLE AND TERMINATE AT
RIGHT-OF-WAY LINE.
10. ALL SERVICES TYING INTO DUCTILE IRON MAINS SHALL BE CONSTRUCTED OF CLASS 50 D.I.P. WITH PROTECTO
401 CERAMIC EPOXY LINING.
11.MINIMUM 10' UTILITIES EASEMENT PROVIDED ALONG THE FRONTAGE OF ALL LOTS AND AS SHOWN FOR NEW
DEVELOPMENTS.
12. NO FLEXIBLE COUPLINGS SHALL BE USED.
13. ALL STAINLESS STEEL FASTENERS SHALL BE 316.
14. THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OF EXISTING UTILITIES DURING
CONSTRUCTION. CALL NC811 AT 811 OR 1-800-632-4949. CONTRACTOR IS RESPONSIBLE FOR THE REPAIR AND
REPLACEMENT OF ANY UTILITIES, CURB & GUTTER, PAVEMENT, ETC. THAT MAY BE BE DAMAGED DURING
CONSTRUCTION. DAMAGED ITEMS SHALL BE REPAIRED TO AT LEAST THE QUALITY OR WORKMANSHIP
FOUND IN THE ORIGINAL ITEM.
15. THE BELLSOUTH CONTACT IS STEVE DAYVAULT, BUILDING INDUSTRY CONSULTANT, AT 910-392-8712. CONTACT
HIM PRIOR TO STARTING THE PROJECT IN ORDER TO FACILITATE GOOD COMMUNICATION AND MAXIMUM
FLEXIBILITY.
16. THE PROCESS FOR TELEPHONE CABLE PLACEMENT: * FINAL GRADE WILL NEED TO BE ESTABLISHED. * POWER
WILL PLACE THEIR CABLE FIRST - APPROXIMATELY 3' DEEP. * BELLSOUTH & CABLE TV WILL THEN PLACE
THEIR CABLE AT APPROXIMATELY 2' DEEP.
17. SHOULD ADDITIONAL SERVICES BE LOCATED DURING CONSTRUCTION, THEY MUST EITHER BE UTILIZED OR
ABANDONED.
18. CONTRACTOR TO COORDINATE WITH POWER COMPANY FOR TEMPORARY STABILIZATION/RELOCATION OF
POWER POLES AND ASSOCIATED HARDWARE.
UTILITY NOTES:
FIRE & SAFETY NOTES:
1. PARKING AND LANDSCAPING CANNOT BLOCK FIRE
HYDRANTS.
2. ALL WEATHER ACCESS ROAD MUST BE MAINTAINED
AROUND CONSTRUCTION SITE AT ALL TIMES.
3.ALL FIRE HYDRANTS MUST BE INSTALLED WITH 5 INCH
STORZ QUICK CONNECTS ON A 4.5 INCH STEAMER IN
COMPLIANCE WITH NHC FIRE SERVICE
REQUIREMENTS.
SITE DATA
PARCEL ID:R04300-003-025-000,
R04300-003-057-000,
R04300-003-026-010
CURRENT ZONING:R-5 (PERFORMANCE RESIDENTIAL)
PROJECT ADDRESS:6425, 6437 GORDON RD.
& 1927 GORDON ACRES DR.
WILMINGTON, NC 28411
CURRENT OWNER:NGUYEN CANH ETAL
824 BLUESTONE RD
DURHAM, NC 27713
TOTAL ACREAGE IN PROJECT BOUNDARY:6) $&
MAXIMUM DENSITY:8 D.U./ACRE
(8 X 10.8=86.4 D.U. ALLOWED)
PROPOSED UNITS:86 LOTS
MAXIMUM BUILDING HEIGHT:40'
TOTAL OPEN SPACE REQUIREMENT: (20% OF SITE AREA)
REQUIRED 10.8 AC. X 20%= 2.16 AC
PROVIDED:3.1 AC
DEVELOPMENT NOTES:
1. ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE NEW HANOVER COUNTY UNIFIED DEVELOPMENT
ORDINANCE
2. PROJECT SHALL COMPLY WITH ALL FEDERAL, STATE & NEW HANOVER COUNTY REGULATIONS.
3.RUNOFF FROM ALL IMPERVIOUS SURFACES TO BE DIRECTED TO STORMWATER FACILITY
4. MIN. 10' SEPARATION BETWEEN BUILDINGS REQUIRED FOR PERFORMANCE RESIDENTIAL.
5. PROPOSED STREET TO MEET NEW HANOVER COUNTY SUBDIVISION ORDINANCE MINIMUM STANDARDS FOR PRIVATE
STREETS.
6. DEVELOPER IS RESPONSIBLE FOR STREET SIGN AND STREET LIGHTING INSTALLATION IN ACCORDANCE WITH NEW
HANOVER COUNTY SUBDIVISION ORDINANCE.
7. ALL OPEN SPACES, COMMON AREAS, PRIVATE ROW'S, EASEMENTS, AND DRAINAGE POND AREAS TO BE MAINTAINED
BY THE DEVELOPER UNTIL THEY'RE TURNED OVER TO THE HOME OWNERS ASSOCIATION.
PE
R
F
O
R
M
A
N
C
E
R
E
S
I
D
E
N
T
I
A
L
PR
E
L
I
M
I
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A
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Y
S
I
T
E
P
L
A
N
200'100'50'100'0'
Scale: 1"=100'
OPTION 2:
Planning Board - May 1, 2025
ITEM: 2 - 7 - 23
Copy of all materials
distributed or presented at the meeting.
Planning Board - May 1, 2025
ITEM: 2 - 7 - 24
Planning Board - May 1, 2025
ITEM: 2 - 7 - 25
Planning Board - May 1, 2025
ITEM: 2 - 7 - 26
v
v
HT
R
1SFD
1SFD
S
S
1SBKD
S
1SFD
SS
S
1SFD
S
1SFD
1SFD
S
1SFD
1SFD
1SFD
WD
DECK
WD
DECK
WD
D
ECK
HTR HTR
1SFD
1SFD
HT
R
S
G
G
HTR
S
HTR
S
S
S
GR
S
S
60" WD
4
8
" WD
3
6
" WW
4
2
" C
HL
W
15' GRV
CONC
WOODS
WOODS
P
R
IVAT
E
DRIVE
17.6
' B
S
T
BRIDGE
WOODEN
DECK
WD
GR
V
SOIL/
GRV
GR
BRIDGE
FOOT
BST
SR 2048 GORDON RD 26' BST
BST
BST
BST
T
T
T
T
T
T
C
C
HH
END
8
"P
V
C
16"PVC
8
"P
VC
FO
FO
FO
THIS STRUCTURE
INFORMATION FOR
NO UTILITY RECORD
THIS STRUCTURE
INFORMATION FOR
NO UTILITY RECORD
36" RCP
18" RCP
36" RCP
30" RCP
18" RCP
48" CMP
18" CMP
3
6
"
C
M
P
6
0
.0
0
'
SIGHT DISTANCE
10'X70'
SIGHT DISTANCE10'X70'
ROLAND TWIGG, ET UX
FRED A. WHITMAN, ET UX
RESOURCES, LLC.
ADVANCED INVESTMENT
RESOURCES, LLC.
ADVANCED INVESTMENT
ET UX
JIMMY D. HOLLINSWORTH,
DB 2964 PG 009
DB 4361 PG 348
DB 1954 PG 220
MB 21 PG 64
DB 4877 PG 781
DB 3754 PG 283
MB 48 PG 122
MB 21 PG 64
DB 4881 PG 730
DB 4877 PG 781
DB 3754 PG 283
S
2
9
°4
4
'5
2
" W
18
6
.0
8
'
N
2
7
°5
7
'
4
5
"
E
16
2
.3
1'
N
2
9
°5
4
'
5
7
" E
19
9
.
4
8
'
N
2
9
°5
1'4
7
" E
19
9
.0
0
'
S 60°05'08" E
99.82'
S 60°05'08" E
125.35'
S 60°05'08" E
25.00'
S 60°15'07" E 116.27'
S
2
9
°4
4
'
4
1" W
9
9
.5
7
'
S 60°15'08" E 169.48'
MB 21 PG 64
30' DRAINAGE EASEMENT
MB
4
8
P
G
12
2
30
' UTILIT
Y
EAS
EMENT
MB 48 PG 122
UTILITY EASEMENT
10' UTILITY EASEMENT DB 4877 PG 781
10' UTILITY EASEMENT DB 4544 PG 241
EXISTING R/W
EXISTING R/W
EIP
EIR
EIPEIP
EIR
CM
CM
STRICKLAND, ET UX
TIMOTHY G.
DB 1218 PG 1387
DB 2208 PG 437
DB 6313 PG 972
DB 3549 PG 725
IRENE H. McKEITHAN
DB 1180 PG 109
DB 1139 PG 556
DB 1199 PG 1105
ROSE J. BELL
MB 21 PG 64
DB 2171 PG 234
RESOURCES, LLC.
ADVANCED INVESTMENT
DB 6313 PG 972
DB 1218 PG 1387
CANH NGUYEN, ET AL
MB 35 PG 009
DB 2168 PG 470
DB 1247 PG 597
DB 5413 PG 244
DB 6171 PG 1240
DB 6230 PG 1423
WANDA B. WELLS
DB 1193 PG 694
WILL 9909 PG 1516
N
2
9
°5
4
'
5
7
"
E
12
6
.10
'
S 60°15'08" E
90.82'
S 60°15'08" E
85.00'
S 60°15'07" E 117.43'
N
2
9
°5
4
'
5
7
"
E
9
9
.
9
6
'
S 60°05'08" E
225.17'
S
2
9
°4
4
'
4
1" W
9
0
.0
0
'
S 60°15'08" E
192.93'
DB
43
6
1 PG
3
4
8
U
T
IL
IT
Y
E
AS
E
ME
NT
6
0
.0
0
'
S 60°15'08" E
85.00'
S 60°15'08" E
60.00'
S
2
9
°4
4
'
5
2
" W
18
6
.15
'
S
2
9
°4
4
'5
2
" W
18
6
.15
'
S
2
9
°4
4
'
5
2
" W
18
6
.12
'
RESOURCES, LLC.
ADVANCED INVESTMENT
RESOURCES, LLC.
ADVANCED INVESTMENTRESOURCES, LLC.
ADVANCED INVESTMENT
MB 48 PG 122
MB 21 PG 64
DB 4881 PG 730
DB 4877 PG 781
DB 3754 PG 283
MB 48 PG 122
MB 21 PG 64
DB 4881 PG 730
DB 4877 PG 781
DB 3754 PG 283
MB 48 PG 122
MB 21 PG 64
DB 4881 PG 730
DB 4877 PG 781
DB 3754 PG 283
DB 4877 PG 781
10.00' UTILITY EASEMENT
3
6
"
C
M
P
15" C MP
S
E
P
T
IC
DRAIN
L
INES
TANK
SEPTIC
WELL
P
RI
V
A
T
E
S
T
R
E
E
T
MI
S
S
I
O
N
H
I
L
L
S
D
R
2
0'
B
S
T
P
RIVATE
S
TR
E
E
T
GOR
DON
ACRE
S
DR
3
9
' B
S
T
SERVICE
SERVICE
SERVICE
SERVICE
SERVICE
RESOURCES, LLC.
ADVANCED INVESTMENT
MB 48 PG 122
MB 21 PG 64
DB 4881 PG 730
DB 4877 PG 781
DB 3754 PG 283
70.00'
S
14
°
4
4'
5
2
"
W
10
3.
2
2'
S
14
°
4
4'
5
2
"
W
17
2
.
9
5'
S
14
°
4
4'
5
2
"
W
7
1.
8
3'
S
2
9
°4
5
'
0
1" W
19
.17
'
30.97'41.50'
C
H=
2
1.
17'
R
=
3
4
9
.
7
9'
C
H=
7
0
.
2
8
'
R
=
3
4
9
.
7
9
'
N
2
9
°5
4
'5
7
" E
19
8
.5
4
'
N
2
9
°5
4
'
5
7
"
E
9
9
.9
6
'
N
2
9
°5
4
'5
7
" E
RALPH CARTER
DB 1341 PG 178
60.00'
DAVID J. MARGUCCIO
DB 4544 PG 241
DB 5243 PG 2684
3
0
.
7
5
'
3
0
.
7
5
'
11'
11'
17
.
5
'
11'
11'
15'15'
3
0
.7
5
'
3
0
.7
5
'
11'
11'
17
.5
'
11'
11'
20'20'
100' TAPER
TYP.
2
1'
T
Y
P.
2
1'
T
Y
P.
2
1'
T
Y
P.
2
1'
10
0
'
TAPER
TO
EXISTIN
G
3
.
5
'
3
0
.7
5
'
3
0
.7
5
'
11'
11'
17
.5
'
11'
11'
3
.5
'
17
.5
'
3
.
5
'
E
XI
S
TI
N
G
T
A
P
E
R
T
O
100' TAPER
TYP.
16
'
1
2'
1
2'
10
0
'
16'
24'
18'
DISTURB WELL
DO NOT
REMOVE
REMOVE
REMOVE REMOVE
RETAIN
15" RCP-IV
SEE DETAIL SLV1
V DITCH
SPECIAL LATERAL
SEE DETAIL SLV1
V DITCH
SPECIAL LATERAL
SEE DETAIL PO6
BANK STABILIZATION
PIPE OUTLET
15" RCP-IV
Slope
Fill
24" RCP-IV
42" RCP-IV
EST. SYGF
EST. 70 TONS
CLASS I
SEE DETAIL PO4
BANK STABILIZATION
PIPE OUTLET
HYDRAULICSROADWAY DESIGN
ENGINEER ENGINEER
R/W SHEET NO.
SHEET NO.PROJECT REFERENCE NO.
13
-
M
A
Y
-
2
0
2
4
0
9
:
0
6
\
R
o
a
d
w
a
y
\
P
r
o
j
\
U6
2
0
2
_
R
D
Y
_
P
S
H
16
.
d
g
n
H
N
T
B
8
/
17
/
9
9
DOCUMENT NOT CONSIDERED FINAL
UNLESS ALL SIGNATURES COMPLETED
NC License No: C-1554
Raleigh, North Carolina 27609
343 E. Six Forks Road, Suite 200
HNTB NORTH CAROLINA, P.C.
1. ALL DRIVEWAYS HAVE 10' RADII UNLESS OTHERWISE NOTED.
NOTE:
M
A
TC
H
LIN
E
-
L-
1
0
5
+
0
0
S
E
E
S
H
E
E
T
1
5
M
A
TC
H
LIN
E
-
L-
113
+
0
0
S
E
E
S
H
EET
17
U-6202 16
N
A
D
8
3/
N
S
R
S
2
0
0
7
E E
R
FES ONA
L
NG
R
N N
P
OSI
INE
ORTHCARO
LIA
SEAL
40801
P A U
L H. C A M E
SEAL
R O
NEE
R
FES ONA
L
NG
R
N N
P
OSI
INE
ORTHCARO
LIA
SEAL
SEAL
SNEKCIP .M
N
O
SAJ
37950
FOR INTERSECTION DETAIL, SEE SHEET 2B-3
FOR -Y22- PROFILE, SEE SHEET 37
FOR -Y21- PROFILE, SEE SHEET 37
FOR -Y20A- PROFILE, SEE SHEET 37
FOR -L- PROFILE, SEE SHEET 29
10
5
-
L-
-L- PRC Sta. 105+05.56
110
-
L-
-L- PT Sta. 110+93.05
-Y21- POT Sta. 12+00.77
-Y22- POT Sta. 10+00.00
10 -Y22-
-Y21- POT Sta. 10+00.00
-L- POC Sta. 108+82.91=
-Y22- POT Sta. 11+94.37
-L- POC Sta. 110+40.65=
-
Y2
2
-
-L-
-
Y
2
1-
PI Sta 107+99.37
L = 587.49'
T = 293.81'
R = 12,000.00'
D
-L-
e = NC
-Y20A-
e = NC e = NC
PI Sta 11+49.43
D
L = 84.14'
T = 44.74'
R = 100.00'R = 50.00'
T = 20.25'
L = 38.48'
D
PI Sta 10+86.46
-Y20A-
-Y20A- POT Sta. 13+03.19
-Y20A- PT Sta. 12+41.55
-Y20A- PC Sta. 11+82.08
-Y20A- PT Sta. 10+92.38
-Y20A- PC Sta. 10+31.71
-Y20A- POT Sta. 10+00.00
-L- POC Sta. 106+89.78=
G&C "6-'2
G&C "6-'2
10' MUP 10' MUP
+
0
1.5
6
+
16
.7
2
-Y21- POT Sta. 11+25.00
END CONSTRUCTION
-Y22- POT Sta. 10+75.00
BEGIN CONSTRUCTION
0
2
5
0
2
5
01
01
02
02
02
02
025
025
025
025
01
00
00
01
02
025
025
02
025
025
02
01
01
0
2
5
0
2
5
+15.00
+01.00
+65.72
+61.72
+81.00
+99.00
+13.62
+28.62
EXIST
BL8
3
0
'
R
30'R
3
0'
R
1
8
0'
R
15
0
'
R
30'
R 30'R
G&C "6-'2
+
5
1.7
3
+51.31
+
3
9
.2
5
+
8
1.0
2
+
6
1.3
7
+98.66
5'REXIST
+90.60
PROP. CONC. ISLAND
5' SIDEWALK
5' SIDEWALK
+78.39 LT/RT2'-6" C&G
END
-Y20A- POT Sta. 12+70.00
END CONSTRUCTION
005015
025
015
025
+54.00
8.44'7.83'
5
0'
R
+38.19
0
2
4
5'
R
+
2
7
.8
1
0
2
5
0
2
5
30'
R15'R
WELL
SEAL
1
6'
12'10
'
16'
18'
+30.06 LT/RT
END 2'-6" C&G
+
7
9
.
7
2
CR
CR
CR CR CR
CR
101
101
109
110
111
112
108
107106
105
104
50.00' LT
+85.00 -L-
50.00' LT
69.00' LT
108.00' LT
+00.00 -L-
108.00' LT
+39.00 -L-
67.00' LT
+98.00 -L-
50.00' LT
+70.69 -L-
50.00' LT
+93.05 -L-
144.00' LT
+10.00 -L-
139.00' LT
+40.00 -L-
67.00' LT
+28.00 -L-
65.00' RT
+50.00 -L-65.00' RT
+38.00 -L-60.00' RT
+00.00 -L-
60.00' RT
+50.00 -L-
75.00' RT
+80.00 -L-
50.00' LT
71.48' LT
85.00' LT
+52.00 -L-
84.00' LT
+12.00 -L-
67.00' LT
+16.00 -L-
40.00' LT
+65.00 -Y22-
66.94' LT
+72.00 -L-
162
163
40.00' LT
+45.00 -Y21-
45.00' RT
+65.00 -Y22-
50.00' RT
+93.05 -L-
90.00' LT
+90.00 -L-
10.00' RT
40.00' RT
+80.00 -Y22-
67.00' LT
+29.00 -L-
67.00' LT
+94.00 -L-
66.90' LT
+00.00 -L-
50.00' RT
55.00' RT
+64.00 -L-
50.00' LT
+10.94 -L-
59.00' LT
+91.03 -Y21-
30.00' RT
+45.00 -Y21-
30.00' RT
+28.93 -Y21-
35.53' RT
+27.45 -Y21-102
103
15.00' LT
+80.00 -Y20A-
50.00' RT
+38.09 -L-
90.00' RT
+29.00 -L-
15.00' RT
+80.00 -Y20A-
40.00' LT
+00.00 -Y20A-
50.00' RT
55.00' RT
+25.00 -L-
45.00' LT
+00.00 -Y20A-
29.11' RT
+93.00 -Y20A-
13.00' RT
+07.00 -Y20A-
4.00' LT
+95.00 -Y20A-
28.51' RT
+66.00 -Y20A-
REMOVE
REMOVE
REMOVE
REMOVE
R
E
T
AI
N
RE
T
A
I
N
RETA
IN
R
E
M
O
V
E
R
E
M
O
V
E
TB 2GI
CB-G
TB 2GI
CB-G
1601
1602
1604
1605
1606
1607
1608
1609
1610
1616
1614
CB-G
1618
1619
1613HW
REMOVE
1603
CB-F
1611
1612
1617
1627
1628
15" RCP-IV 15" RCP-IV
1623
DI
1621
1622
CB-F
18" RCP-IV
RCP-IV
15"
RCP-IV
18"
2GI
TB
1624
15"
R
CP-I
V
2GI
1615
24" RCP-IV
2
4
"
R
C
P
-
I
V
( Not to Scale)
PIPE OUTLET CHANNEL
DETAIL PO4
-L- STA. 107+30 LT
Ground
Natural GroundNatural
(Variable)
CHANNEL BED
Est.= 70 Tons of Class I Rip-Rap
d= 3 Ft.
Length= 45 Ft.
EXISTING
BANK
EXISTING BANKMIN. 2:1 TO TIEMIN. 2:1 TO TIE d
1625
DI
42" RCP-IV
CB-F
1626
RCP-IV
24"
42" RCP-IV
4
8
"
RC
P-
IV
4
8
"
RC
P-
IV
48" RCP-IV
48" RCP-IV
MDCB-F
MDCB-F
MDCB-F MDCB-E
MDCB-F
2GI-D
2GI-D
TB 2GI
CB-E
2GI-SD
TB RC
P-
IV
4
8
"
RCP-IV
15"
54"
RCP-IV
( Not to Scale)
PIPE OUTLET CHANNEL
DETAIL PO6
-L- STA. 108+00 LT
Ground
Natural GroundNatural
(Variable)
CHANNEL BED
Est.= 75 Tons of Class I Rip-Rap
d= 3 Ft.
Length= 45 Ft.
EXISTING
BANK
EXISTING BANKMIN. 2:1 TO TIEMIN. 2:1 TO TIE d
GTD
( Not to Scale)
SPECIAL LATERAL 'V' DITCH
3:1 D
FROM -Y22- STA. 10+75 LT TO STA. 11+35 LT
FROM -Y20A- STA. 10+50 LT TO STA. 11+00 LT
FROM -L- STA. 107+15 RT TO STA. 108+55 RT
Min. D=1 Ft.
DETAIL SLV1
Ground
Natural Flatter3:1 or
15"
15"
15" RCP-IV
2GI-D
1630
1629
42" RCP-IV
1631
JB w/ MH
w/ MH
TB JB
R
C
P-I
V
4
2
"
30" RCP-IV
RCP-IV
15"
C
C
C
C
F
F
CC
C
F
F
F
F
F
C
F F
C
C
C
C
C
F F
C
DocuSign Envelope ID: 0948457D-7037-4F38-B7A9-81182959DF9C
5/16/2024 5/16/2024
Planning Board - May 1, 2025
ITEM: 2 - 7 - 27
GO
R
D
O
N
R
D
.
(P
U
B
L
I
C
R
/
W
)
GORDON ACRES DR.
(PRIVATE R/W)
DANIEL BOONE TRL.
(PRIVATE R/W)
S
A
P
L
I
N
G
C
I
R
.
(P
R
I
V
A
T
E
R
/
W
)
25'1
2,752 sf
64
'
43'
PROPOSED ROAD-A
(PRIVATE 40' R/W)OP
T
I
O
N
A
L
R
O
A
D
C
O
N
N
C
T
I
O
N
-
A
(P
R
I
V
A
T
E
3
5
'
R
/
W
)
OP
T
I
O
N
A
L
R
O
A
D
C
O
N
N
E
C
T
I
O
N
-
B
(P
R
I
V
A
T
E
4
0
'
R
/
W
)
OPEN SPACE
&
STORMWATER POND AREA
67'
34'
NORT
H
2
2,752 sf
3
2,752 sf
4
2,752 sf
5
2,752 sf
6
2,752 sf
7
2,752 sf
8
2,752 sf
9
2,752 sf
10
2,752 sf
86
2,752 sf
85
2,752 sf
84
2,752 sf
83
3,067 sf
82
3,827 sf
81
3,862 sf
80
2,752 sf
79
2,752 sf
78
2,752 sf
77
2,752 sf
11
2,752 sf
76
2,752 sf
12
2,752 sf
75
2,752 sf
13
2,752 sf
74
2,752 sf
14
2,752 sf
73
2,752 sf
15
2,752 sf
72
2,752 sf
16
2,752 sf
71
2,752 sf
17
2,752 sf
70
2,752 sf
18
2,752 sf
69
2,752 sf
19
2,752 sf
68
2,752 sf
20
2,752 sf
67
2,752 sf
21
2,752 sf
66
2,752 sf
22
2,752 sf
65
2,752 sf
23
2,752 sf
64
2,752 sf
24
2,752 sf
63
2,752 sf
25
2,752 sf
62
2,752 sf
26
2,752 sf
61
2,752 sf
27
2,752 sf
60
2,752 sf
28
2,752 sf
59
2,752 sf
29
2,752 sf
58
2,752 sf
30
2,752 sf
57
2,752 sf
31
2,752 sf
56
2,752 sf
32
2,752 sf
55
2,752 sf
33
2,752 sf
54
2,752 sf
34
2,752 sf
53
2,752 sf
35
2,752 sf
52
2,752 sf
36
4,511 sf
51
2,752 sf
50
2,752 sf
37
2,752 sf
49
2,752 sf
48
2,752 sf
47
2,752 sf
46
3,660 sf
38
2,752 sf
39
2,752 sf
40
2,752 sf
41
2,752 sf
42
2,8
2
2
s
f
43
2,8
4
3
s
f
65'
44
2,8
6
4
s
f
45
2,8
8
5
s
f
OPEN SPACE
&
STORMWATER POND AREA
OPEN SPACE
&
STORMWATER POND AREA
AP
P
R
O
X
.
L
O
C
A
T
I
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N
E
X
I
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T
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T
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N
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G
P
O
T
E
N
T
I
A
L
S
T
R
E
A
M
P-1
1
1" = 100'
REVISIONS
PROJECT NUMBER:
DRAWING NUMBER:
CHECKED:
APPROVED:
DRAWN:
DATE:
SCALE:
SHEET SIZE:
CLIENT INFORMATION:
VICINITY MAP (NOT TO SCALE):
2025
CLIENT INFORMATION:
River Birch Investments, LLC
PO Box 538
Wrightsville Beach, NC 28480
Ph. 910-399-5688
OF 1
JAE
CDC
CDC
24x36
3/12/2025
PRE
L
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PROPERTY LINE
RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EOP
PROP. EASEMENT
3:1 GRASSED SWALE
CENTER LINE
WATERLINE
SANITARY SEWER LINE
FIRE HYDRANT ASSY
BLOW OFF ASSEMBLY
GATE VALVE
REDUCER
OPEN SPACE
LEGEND
1. EXISTING WATER AND SANITARY SEWER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE FROM CAPE FEAR
PUBLIC UTILITY AUTHORITY PUBLIC MAINS.
2. ALL PROPOSED UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS & TELEPHONE SHALL BE INSTALLED
UNDERGROUND.
3. ALL WATER & SEWER UTILITIES TO BE INSTALLED PER CFPUA TECHNICAL SPECIFICATIONS & STANDARDS.
4. PROJECT SHALL COMPLY WITH CFPUA CROSS CONNECTION CONTROL REQUIREMENTS. WATER METER(S)
CANNOT BE RELEASED UNTIL ALL REQUIREMENTS ARE MET AND N.C.D.E.N.R. HAS ISSUED THEIR "FINAL
APPROVAL.". CALL 332-6558 FOR INFORMATION.
5. ANY BACKFLOW PREVENTION DEVICES REQUIRED BY THE CFPUA WILL NEED TO BE ON THE LIST OF APPROVED
DEVICES BY USCFCCCHR OR ASSE.
6.IF CONTRACTOR DESIRES CFPUA WATER FOR CONSTRUCTION, HE SHALL APPLY IN ADVANCE FOR THIS SERVICE
AND MUST PROVIDE A REDUCED PRESSURE ZONE (RPZ) BACKFLOW PREVENTION DEVICE ON THE
DEVELOPER'S SIDE OF THE WATER METER BOX.
7. WHEN PVC WATER MAINS AND SERVICES ARE PROPOSED, THE PIPES ARE TO BE MARKED WITH NO. 10
INSULATED, SINGLE-STRAND COPPER WIRE INSTALLED & STRAPPED TO THE PIPES WITH DUCT TAPE. THIS IS
TO BE ACCESSIBLE IN ALL VALVES AND METER BOXES TO AID IN FUTURE LOCATION OF FACILITIES.
8. SEWER GUARDS REQUIRED AT ALL MANHOLES. STAINLESS STEEL SEWER GUARDS REQUIRED AT MANHOLES
LOCATED IN TRAFFIC AREAS.
9. SERVICES SHALL BE PERPENDICULAR TO MAIN AND TERMINATE AT RIGHT-OF-WAY LINE. SERVICES IN
CUL-DE-SACS ARE REQUIRED TO BE PERPENDICULAR OR MUST ORIGINATE IN MANHOLE AND TERMINATE AT
RIGHT-OF-WAY LINE.
10.ALL SERVICES TYING INTO DUCTILE IRON MAINS SHALL BE CONSTRUCTED OF CLASS 50 D.I.P. WITH PROTECTO
401 CERAMIC EPOXY LINING.
11. MINIMUM 10' UTILITIES EASEMENT PROVIDED ALONG THE FRONTAGE OF ALL LOTS AND AS SHOWN FOR NEW
DEVELOPMENTS.
12. NO FLEXIBLE COUPLINGS SHALL BE USED.
13. ALL STAINLESS STEEL FASTENERS SHALL BE 316.
14. THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OF EXISTING UTILITIES DURING
CONSTRUCTION. CALL NC811 AT 811 OR 1-800-632-4949. CONTRACTOR IS RESPONSIBLE FOR THE REPAIR AND
REPLACEMENT OF ANY UTILITIES, CURB & GUTTER, PAVEMENT, ETC. THAT MAY BE BE DAMAGED DURING
CONSTRUCTION. DAMAGED ITEMS SHALL BE REPAIRED TO AT LEAST THE QUALITY OR WORKMANSHIP
FOUND IN THE ORIGINAL ITEM.
15. THE BELLSOUTH CONTACT IS STEVE DAYVAULT, BUILDING INDUSTRY CONSULTANT, AT 910-392-8712. CONTACT
HIM PRIOR TO STARTING THE PROJECT IN ORDER TO FACILITATE GOOD COMMUNICATION AND MAXIMUM
FLEXIBILITY.
16. THE PROCESS FOR TELEPHONE CABLE PLACEMENT: * FINAL GRADE WILL NEED TO BE ESTABLISHED. * POWER
WILL PLACE THEIR CABLE FIRST - APPROXIMATELY 3' DEEP. * BELLSOUTH & CABLE TV WILL THEN PLACE
THEIR CABLE AT APPROXIMATELY 2' DEEP.
17. SHOULD ADDITIONAL SERVICES BE LOCATED DURING CONSTRUCTION, THEY MUST EITHER BE UTILIZED OR
ABANDONED.
18. CONTRACTOR TO COORDINATE WITH POWER COMPANY FOR TEMPORARY STABILIZATION/RELOCATION OF
POWER POLES AND ASSOCIATED HARDWARE.
UTILITY NOTES:
FIRE & SAFETY NOTES:
1. PARKING AND LANDSCAPING CANNOT BLOCK FIRE
HYDRANTS.
2. ALL WEATHER ACCESS ROAD MUST BE MAINTAINED
AROUND CONSTRUCTION SITE AT ALL TIMES.
3.ALL FIRE HYDRANTS MUST BE INSTALLED WITH 5 INCH
STORZ QUICK CONNECTS ON A 4.5 INCH STEAMER IN
COMPLIANCE WITH NHC FIRE SERVICE
REQUIREMENTS.
SITE DATA
PARCEL ID:R04300-003-025-000,
R04300-003-057-000,
R04300-003-026-010
CURRENT ZONING:R-15
PROPOSED ZONING:R-5 (PERFORMANCE RESIDENTIAL)
PROJECT ADDRESS:6425, 6437 GORDON RD.
& 1927 GORDON ACRES DR.
WILMINGTON, NC 28411
CURRENT OWNER:NGUYEN CANH ETAL
824 BLUESTONE RD
DURHAM, NC 27713
TOTAL ACREAGE IN PROJECT BOUNDARY:6) $&
MAXIMUM DENSITY:8 D.U./ACRE
(8 X 10.8=86.4 D.U. ALLOWED)
PROPOSED UNITS:86 LOTS
MAXIMUM BUILDING HEIGHT:40'
TOTAL OPEN SPACE REQUIREMENT: (20% OF SITE AREA)
REQUIRED 10.8 AC. X 20%= 2.16 AC
PROVIDED:2.78 AC
DEVELOPMENT NOTES:
1. ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE NEW HANOVER COUNTY UNIFIED DEVELOPMENT
ORDINANCE
2. PROJECT SHALL COMPLY WITH ALL FEDERAL, STATE & NEW HANOVER COUNTY REGULATIONS.
3. RUNOFF FROM ALL IMPERVIOUS SURFACES TO BE DIRECTED TO STORMWATER FACILITY
4. MIN. 10' SEPARATION BETWEEN BUILDINGS REQUIRED FOR PERFORMANCE RESIDENTIAL.
5. PROPOSED STREET TO MEET NEW HANOVER COUNTY SUBDIVISION ORDINANCE MINIMUM STANDARDS FOR PRIVATE
STREETS.
6. DEVELOPER IS RESPONSIBLE FOR STREET SIGN AND STREET LIGHTING INSTALLATION IN ACCORDANCE WITH NEW
HANOVER COUNTY SUBDIVISION ORDINANCE.
7. ALL OPEN SPACES, COMMON AREAS, PRIVATE ROW'S, EASEMENTS, AND DRAINAGE POND AREAS TO BE MAINTAINED
BY THE DEVELOPER UNTIL THEY'RE TURNED OVER TO THE HOME OWNERS ASSOCIATION.
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200'100'50'100'0'
Scale: 1"=100'
Planning Board - May 1, 2025
ITEM: 2 - 7 - 28
GO
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(P
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GORDON ACRES DR.
(PRIVATE R/W)
DANIEL BOONE TRL.
(PRIVATE R/W)
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25'
1
2,752 sf
43'
PROPOSED ROAD-A
(PRIVATE 40' R/W)
OPEN SPACE
&
STORMWATER POND AREA
NORT
H
2
2,752 sf
3
2,752 sf
4
2,752 sf
5
2,752 sf
6
2,752 sf
7
2,752 sf
8
2,752 sf
9
2,752 sf
10
2,752 sf
86
2,752 sf
85
2,752 sf
84
2,752 sf
83
3,067 sf
82
3,827 sf
81
3,862 sf
80
2,752 sf
79
2,752 sf
78
2,752 sf
77
2,752 sf
11
2,752 sf
76
2,752 sf
12
2,752 sf
75
2,752 sf
13
2,752 sf
74
2,752 sf
14
2,752 sf
73
2,752 sf
15
2,752 sf
72
2,752 sf
16
2,752 sf
71
2,752 sf
17
2,752 sf
70
2,752 sf
18
2,752 sf
69
2,752 sf
19
2,752 sf
68
2,752 sf
20
2,752 sf
67
2,752 sf
21
2,752 sf
66
2,752 sf
22
2,752 sf
65
2,752 sf
23
2,752 sf
64
2,752 sf
24
2,752 sf
63
2,752 sf
25
2,752 sf
62
2,752 sf
26
2,752 sf
61
2,752 sf
27
2,752 sf
60
2,752 sf
28
2,752 sf
59
2,752 sf
29
2,752 sf
58
2,752 sf
30
2,752 sf
57
2,752 sf
31
2,752 sf
56
2,752 sf
32
2,752 sf
55
2,752 sf
33
2,752 sf
54
2,752 sf
34
2,752 sf
53
2,752 sf
35
2,752 sf
52
2,752 sf
36
2,752 sf
51
2,752 sf
50
2,752 sf
37
2,752 sf
49
2,752 sf
48
2,752 sf
47
3,140 sf
46
3,040 sf
38
2,752 sf
39
2,752 sf
40
2,752 sf
41
2,752 sf
OPEN SPACE
&
STORMWATER POND AREA
OPEN SPACE
&
STORMWATER POND AREA
AP
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42
2,752 sf
43
3,260 sf
44
3,177 sf45
3,509 sf
64
'
6
4
'
35'
P-2
1
1" = 100'
REVISIONS
PROJECT NUMBER:
DRAWING NUMBER:
CHECKED:
APPROVED:
DRAWN:
DATE:
SCALE:
SHEET SIZE:
CLIENT INFORMATION:
VICINITY MAP (NOT TO SCALE):
2025
CLIENT INFORMATION:
River Birch Investments, LLC
PO Box 538
Wrightsville Beach, NC 28480
Ph. 910-399-5688
OF 1
JAE
CDC
CDC
24x36
3/12/2025
PRE
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PROPERTY LINE
RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EOP
PROP. EASEMENT
3:1 GRASSED SWALE
CENTER LINE
WATERLINE
SANITARY SEWER LINE
FIRE HYDRANT ASSY
BLOW OFF ASSEMBLY
GATE VALVE
REDUCER
OPEN SPACE
LEGEND
1.EXISTING WATER AND SANITARY SEWER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE FROM CAPE FEAR
PUBLIC UTILITY AUTHORITY PUBLIC MAINS.
2.ALL PROPOSED UTILITY SERVICES, SUCH AS ELECTRIC POWER, CATV, GAS & TELEPHONE SHALL BE INSTALLED
UNDERGROUND.
3.ALL WATER & SEWER UTILITIES TO BE INSTALLED PER CFPUA TECHNICAL SPECIFICATIONS & STANDARDS.
4.PROJECT SHALL COMPLY WITH CFPUA CROSS CONNECTION CONTROL REQUIREMENTS. WATER METER(S)
CANNOT BE RELEASED UNTIL ALL REQUIREMENTS ARE MET AND N.C.D.E.N.R. HAS ISSUED THEIR "FINAL
APPROVAL.". CALL 332-6558 FOR INFORMATION.
5.ANY BACKFLOW PREVENTION DEVICES REQUIRED BY THE CFPUA WILL NEED TO BE ON THE LIST OF APPROVED
DEVICES BY USCFCCCHR OR ASSE.
6.IF CONTRACTOR DESIRES CFPUA WATER FOR CONSTRUCTION, HE SHALL APPLY IN ADVANCE FOR THIS SERVICE
AND MUST PROVIDE A REDUCED PRESSURE ZONE (RPZ) BACKFLOW PREVENTION DEVICE ON THE
DEVELOPER'S SIDE OF THE WATER METER BOX.
7.WHEN PVC WATER MAINS AND SERVICES ARE PROPOSED, THE PIPES ARE TO BE MARKED WITH NO. 10
INSULATED, SINGLE-STRAND COPPER WIRE INSTALLED & STRAPPED TO THE PIPES WITH DUCT TAPE. THIS IS
TO BE ACCESSIBLE IN ALL VALVES AND METER BOXES TO AID IN FUTURE LOCATION OF FACILITIES.
8.SEWER GUARDS REQUIRED AT ALL MANHOLES. STAINLESS STEEL SEWER GUARDS REQUIRED AT MANHOLES
LOCATED IN TRAFFIC AREAS.
9.SERVICES SHALL BE PERPENDICULAR TO MAIN AND TERMINATE AT RIGHT-OF-WAY LINE. SERVICES IN
CUL-DE-SACS ARE REQUIRED TO BE PERPENDICULAR OR MUST ORIGINATE IN MANHOLE AND TERMINATE AT
RIGHT-OF-WAY LINE.
10. ALL SERVICES TYING INTO DUCTILE IRON MAINS SHALL BE CONSTRUCTED OF CLASS 50 D.I.P. WITH PROTECTO
401 CERAMIC EPOXY LINING.
11.MINIMUM 10' UTILITIES EASEMENT PROVIDED ALONG THE FRONTAGE OF ALL LOTS AND AS SHOWN FOR NEW
DEVELOPMENTS.
12.NO FLEXIBLE COUPLINGS SHALL BE USED.
13.ALL STAINLESS STEEL FASTENERS SHALL BE 316.
14.THE CONTRACTOR IS RESPONSIBLE FOR THE LOCATION AND PROTECTION OF EXISTING UTILITIES DURING
CONSTRUCTION. CALL NC811 AT 811 OR 1-800-632-4949. CONTRACTOR IS RESPONSIBLE FOR THE REPAIR AND
REPLACEMENT OF ANY UTILITIES, CURB & GUTTER, PAVEMENT, ETC. THAT MAY BE BE DAMAGED DURING
CONSTRUCTION. DAMAGED ITEMS SHALL BE REPAIRED TO AT LEAST THE QUALITY OR WORKMANSHIP
FOUND IN THE ORIGINAL ITEM.
15.THE BELLSOUTH CONTACT IS STEVE DAYVAULT, BUILDING INDUSTRY CONSULTANT, AT 910-392-8712. CONTACT
HIM PRIOR TO STARTING THE PROJECT IN ORDER TO FACILITATE GOOD COMMUNICATION AND MAXIMUM
FLEXIBILITY.
16.THE PROCESS FOR TELEPHONE CABLE PLACEMENT: * FINAL GRADE WILL NEED TO BE ESTABLISHED. * POWER
WILL PLACE THEIR CABLE FIRST - APPROXIMATELY 3' DEEP. * BELLSOUTH & CABLE TV WILL THEN PLACE
THEIR CABLE AT APPROXIMATELY 2' DEEP.
17.SHOULD ADDITIONAL SERVICES BE LOCATED DURING CONSTRUCTION, THEY MUST EITHER BE UTILIZED OR
ABANDONED.
18.CONTRACTOR TO COORDINATE WITH POWER COMPANY FOR TEMPORARY STABILIZATION/RELOCATION OF
POWER POLES AND ASSOCIATED HARDWARE.
UTILITY NOTES:
FIRE & SAFETY NOTES:
1.PARKING AND LANDSCAPING CANNOT BLOCK FIRE
HYDRANTS.
2.ALL WEATHER ACCESS ROAD MUST BE MAINTAINED
AROUND CONSTRUCTION SITE AT ALL TIMES.
3.ALL FIRE HYDRANTS MUST BE INSTALLED WITH 5 INCH
STORZ QUICK CONNECTS ON A 4.5 INCH STEAMER IN
COMPLIANCE WITH NHC FIRE SERVICE
REQUIREMENTS.
SITE DATA
PARCEL ID:R04300-003-025-000,
R04300-003-057-000,
R04300-003-026-010
CURRENT ZONING:R-15
PROPOSED ZONING:R-5 (PERFORMANCE RESIDENTIAL)
PROJECT ADDRESS:6425, 6437 GORDON RD.
& 1927 GORDON ACRES DR.
WILMINGTON, NC 28411
CURRENT OWNER:NGUYEN CANH ETAL
824 BLUESTONE RD
DURHAM, NC 27713
TOTAL ACREAGE IN PROJECT BOUNDARY:6) $&
MAXIMUM DENSITY:8 D.U./ACRE
(8 X 10.8=86.4 D.U. ALLOWED)
PROPOSED UNITS:86 LOTS
MAXIMUM BUILDING HEIGHT:40'
TOTAL OPEN SPACE REQUIREMENT: (20% OF SITE AREA)
REQUIRED 10.8 AC. X 20%= 2.16 AC
PROVIDED:3.1 AC
DEVELOPMENT NOTES:
1. ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE NEW HANOVER COUNTY UNIFIED DEVELOPMENT
ORDINANCE
2. PROJECT SHALL COMPLY WITH ALL FEDERAL, STATE & NEW HANOVER COUNTY REGULATIONS.
3. RUNOFF FROM ALL IMPERVIOUS SURFACES TO BE DIRECTED TO STORMWATER FACILITY
4. MIN. 10' SEPARATION BETWEEN BUILDINGS REQUIRED FOR PERFORMANCE RESIDENTIAL.
5. PROPOSED STREET TO MEET NEW HANOVER COUNTY SUBDIVISION ORDINANCE MINIMUM STANDARDS FOR PRIVATE
STREETS.
6. DEVELOPER IS RESPONSIBLE FOR STREET SIGN AND STREET LIGHTING INSTALLATION IN ACCORDANCE WITH NEW
HANOVER COUNTY SUBDIVISION ORDINANCE.
7. ALL OPEN SPACES, COMMON AREAS, PRIVATE ROW'S, EASEMENTS, AND DRAINAGE POND AREAS TO BE MAINTAINED
BY THE DEVELOPER UNTIL THEY'RE TURNED OVER TO THE HOME OWNERS ASSOCIATION.
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200'100'50'100'0'
Scale: 1"=100'
Planning Board - May 1, 2025
ITEM: 2 - 7 - 29
Planning Board - May 1, 2025
ITEM: 2 - 7 - 30
Planning Board - May 1, 2025
ITEM: 2 - 7 - 31
Planning Board - May 1, 2025
ITEM: 2 - 7 - 32
Planning Board - May 1, 2025
ITEM: 2 - 7 - 33
Planning Board - May 1, 2025
ITEM: 2 - 7 - 34
Planning Board - May 1, 2025
ITEM: 2 - 7 - 35
Planning Board - May 1, 2025
ITEM: 2 - 7 - 36
Planning Board - May 1, 2025
ITEM: 2 - 7 - 37
LEGAL DESCRIPTIONS
PARCEL ONE:
BEGINNING at an iron stake on the northeast side of the Gordon Road 20 feet from the
center thereof, said iron stake being located South 56 degrees 10 minutes East 774 feet as
measured along the northeast edge of said road from the center of a concrete culvert under
said road at the run of Big Gum Branch, and runs the following courses and distances:
North 33 degrees 50 minutes East 2,482 feet to an iron stake in the back line; North 89
degrees 35 minutes East with the back line 206.6 feet to a stake at the corner of a ditch;
South 33 degrees 50 minutes West 2,601 feet to an iron stake in the northeast edge of the
Gordon Road; North 56 degrees 10 minutes West 171 feet along the said edge of road to
the BEGINNING, containing 10 acres. This description covers the southeast part of Lot
No. 2 in the Subdivision of the original Thos. Howe 300 acre patent, and locally known as
part of the D.L. Gore Estate. Being the same property described in deed from W.E. Covil,
widower to Olen C. Pierce, et ux, recorded September 16, 1976 in Book 1075 at Page 791
of the New Hanover County Registry. Being also the same property described in deed from
Olen C. Pierce, et ux, to W.E. Covil recorded in Book 1171 at Page 382 of the New
Hanover County Registry. LESS AND EXCEPT any out conveyances.
PARCEL ID: R04300-003-025-000
Property Address: 6425 Gordon Road, Wilmington, NC 28411
PARCEL TWO:
BEING ALL of Tract A, as same is shown on a map for Addie Lee Peterson, Part of D.L.
Gore Estate, recorded on June 09, 1995 in the New Hanover County Registry at Map Book
35, at Page 9, reference to which is hereby made for a more particular description.
PARCEL ID: R04300-003-057-000
Property Address: 6437 Gordon Road, Wilmington, NC 28411
PARCEL THREE:
BEING ALL of Tract A, as same is shown on a map entitled Division for Addie L.
Peterson, recorded on December 13, 2011 in New Hanover County Registry at Map Book
56, at Page 199, reference to which is hereby made for a more particular description.
PARCEL ID: R04300-003-026-010
Property address: 1927 Gordon Acres Drive, Wilmington NC 28411
Planning Board - May 1, 2025
ITEM: 2 - 7 - 38
Concept Plan
Planning Board - May 1, 2025
ITEM: 2 - 8 - 1
40
40
35
35
35
35
35
35
35 35
35
3535
35
35
40
40 40
30' PROP. P.D.E.
30' P.U.E.
30' A.E. TO
BE ABANDONED
MB 35, PG 9 10' PROP. PEDESTRIAN A.E.
WETLAND AREA FLAGGED BY SOUTHERN
ENVIRONMENTAL GROUP
(60' PUBLIC R/W)
6
(
24.90'
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Curve Table
Curve #
C1
C2
Length
91.03
80.04
Radius
12050.00'
12050.00'
Delta
0.43
0.38
Ch. Direction
1
:
1
:
Ch Length
91.03'
80.04'
NC G
R
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N
A
D
8
3
(
N
S
R
S
2
0
1
1
)
OPEN SPACE & STORMWATER POND AREA
10' M.U.P.
10' M.U.P.
12'
10
0
'
50
'
PROPOSED ENTRANCE FEATURE
(BY OTHERS)
PATIO
COV.
ENTRY
HOUSE-A
FOOTPRINT
20
'
5' SIDEWALK
EDGE OF PAVEMENT
DR
I
V
E
W
A
Y
PATIO
COV.
ENTRY
HOUSE-B
FOOTPRINT
10' MIN.
DR
I
V
E
W
A
Y
5' SIDEWALK
TYPICAL LOT LAYOUT
SCALE: 1"-20'
19
.
3
'
C-1
1
1" = 100'
REVISIONS
PROJECT NUMBER:
DRAWING NUMBER:
CHECKED:
APPROVED:
DRAWN:
DATE:
SCALE:
SHEET SIZE:
CLIENT INFORMATION:
VICINITY MAP (NOT TO SCALE):
2025-009
CLIENT INFORMATION:
+HUULQJWRQ&ODVVLF+RPHV//&
PO Box 538
Wrightsville Beach, NC 28480
Ph. 910-399-5688
OF 2
JAE
CDC
CDC
24x36
4/22/2025
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SITE DATA
PARCEL ID:R04300-003-025-000,
R04300-003-057-000,
R04300-003-026-010
CURRENT ZONING:R-15
PROPOSED ZONING:R-5 (PERFORMANCE RESIDENTIAL)
PROJECT ADDRESS:6425, 6437 GORDON RD.
& 1927 GORDON ACRES DR.
WILMINGTON, NC 28411
CURRENT OWNER:NGUYEN CANH ETAL
824 BLUESTONE RD
DURHAM, NC 27713
TOTAL ACREAGE IN PROJECT BOUNDARY: 6) $&
MAXIMUM DENSITY:8 D.U./ACRE
(8 X 10.87=87 D.U. ALLOWED)
PROPOSED UNITS:81 LOTS
MAXIMUM BUILDING HEIGHT:40'
REQUIRED PERIMETER SETBACK:20'
TOTAL OPEN SPACE REQUIREMENT: (20% OF SITE AREA)
REQUIRED 10.87 AC. X 20%= 2.17 AC
PROVIDED:3.19 AC
SOILS TYPE:Be (Baymeade fine sand)
Se (Seagate fine sand)
Jo (Johnson soils)
Mu (Murrville fine sand)
DEVELOPMENT NOTES:
1. ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE NEW HANOVER COUNTY UNIFIED DEVELOPMENT
ORDINANCE
2. PROJECT SHALL COMPLY WITH ALL FEDERAL, STATE & NEW HANOVER COUNTY REGULATIONS.
3. RUNOFF FROM ALL IMPERVIOUS SURFACES TO BE DIRECTED TO STORMWATER FACILITY
4. MIN. 10' SEPARATION BETWEEN BUILDINGS REQUIRED FOR PERFORMANCE RESIDENTIAL.
5. PROPOSED STREET TO MEET NEW HANOVER COUNTY SUBDIVISION ORDINANCE MINIMUM STANDARDS FOR PRIVATE
STREETS.
6. DEVELOPER IS RESPONSIBLE FOR STREET SIGN AND STREET LIGHTING INSTALLATION IN ACCORDANCE WITH NEW
HANOVER COUNTY SUBDIVISION ORDINANCE.
7. ALL OPEN SPACES, COMMON AREAS, PRIVATE ROW'S, EASEMENTS, AND DRAINAGE POND AREAS TO BE MAINTAINED
BY THE DEVELOPER UNTIL THEY'RE TURNED OVER TO THE HOME OWNERS ASSOCIATION.
8.DEVELOPER TO PROVIDE MAILBOX KIOSK AND PAD IN OPEN SPACE AREA.
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200'100'50'100'0'
Scale: 1"=100'
ASPHALT
2" SF9.5B
8" ABCCURB
24" VALLEY LC
20'
45' PRIVATE RIGHT OF WAY & PUBLIC UTILITY EASEMENT
R.
O
.
W
.
R.
O
.
W
.
<-- 2.0%<-- 2.0% MAX
5' SIDEWALK
PROPOSED STREET SECTION
SITE NOTES:
1.EXISTING SURVEY DATA PROVIDED BY BATEMAN CIVIL SURVEY COMPANY.
2.THESE LOTS ARE LOCATED IN ZONE "X" PER FRIS ON FIRM MAP NUMBER 3720314900K DATED: 08/28/2018 & 3720315900J
DATED: 04/03/2006.
3.WETLANDS SHOWN PER SURVEYED FLAGS PLACED BY SOUTHERN ENVIRONMENTAL GROUP, INC. (SEGI) 2/21/2025.
4.$//(/(9$7,2166+2:1+(5(21%$6('219(57,&$/'$780 1$9'µ
5.$//+25,=217$/',67$1&(66+2:1+(5(21%$6('211$'¶ 1656
6.THE LOCATION UTILITIES SHOWN HEREON ARE FROM OBSERVED EVIDENCE OF ABOVE GROUND APPURTENANCES ONLY.
THE SURVEYOR WAS NOT PROVIDED WITH UNDERGROUND PLANS OR SURFACE GROUND MARKINGS TO DETERMINE THE
LOCATION OF SUBTERRANEAN USES.
7.PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS, RESTRICTIVE COVENANTS, RIGHT OF WAYS OF RECORD,
GOVERNMENTAL ORDINANCES AND/OR REQUIREMENTS WHICH MAY LIMIT THE USE OF THIS PROPERTY; WHETHER
SHOWN OR NOT SHOWN ON THIS SURVEY.
PROPERTY LINE
RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EDGE OF PAVEMENT
PROPOSED OPEN SPACE
LEGEND
N.T.S.
2.0% -->
5' SIDEWALK
2.0% -->
Planning Board - May 1, 2025
ITEM: 2 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 1
Planning Board - May 1, 2025
ITEM: 2 - 10 - 1
Outlook
Online Form Submission #23573 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Mon 4/21/2025 6:55 PM
To May, Katherine <kmay@nhcgov.com>; Roth, Rebekah <rroth@nhcgov.com>; Vafier, Ken
<kvafier@nhcgov.com>; Farrell, Robert <rfarrell@nhcgov.com>; Doss, Amy <adoss@nhcgov.com>; Dickerson,
Zachary <zdickerson@nhcgov.com>; Beil, Ryan <rbeil@nhcgov.com>; Watson, McCabe
<mwatson@nhcgov.com>
** External Email: Do not click links, open a achments, or reply un l 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 Hughes
Address 1935 Daniel Boone Trail
City Wilmington
State NC
Zip Code 28411
Email comicgene@me.com
Please select the case for
comment.
PB Meeting - Z25-06 – Heron Cove Subdivision
What is the nature of your
comment?
Oppose project
Public Comment We had a meeting several weeks ago, where they agreed to
lesser homes being built under the R-15 standards. Now they
want to get around that by a Rezoning Request.
1)There is a creek watershed and a band of trees that barely
contain over flow water and keep ground from saturation.
Remove those trees, and add impermeable road and driveways
will cause us water damage in future storms.
Planning Board - May 1, 2025
ITEM: 2 - 11 - 1
2) Gordon Road is undergoing a multi year construction to
widen the road, Already making a Left turn out of Daniel Boone
is difficult. (several accidents have already happened at that
corner). Even making a Right turn can take many minutes
waiting for a break in traffic flow. Add the amount of cars
coming out of the "New" Heron Cove Subdivision, and the
heavy equipment and construction workers flow while building
at the same time Gordon Road is being widened will create a
very dangerous traffic scenario.
3) With almost four times the number of dwellings we have
here in Blenden Meadows being proposed, the houses built will
be crammed right up against our backyards and more than 100
vehicles will be trying to exit, park, and enter Heron Cove.
Creating not only a noise factor - but an overwhelming chance
of parking and property neighbor complaints.
4) We pay into a fund to pay for resurfacing and paving our
road here in Blenden Meadows- it cost over a million dollars to
pave. If they try and connect their development with ours...who
is going to pay for the extra wear and tear on our road?
Other than greed and profit, is there any other reason for
placing so many homes on such a small parcel of land? Please
leave the R-15 Residential Zoning in place. It will ease the
burden on the four points mentioned in this response.
Thank you Planning Board Members for both taking the time to
review the request, and allowing those affected to have a voice.
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,
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Planning Board - May 1, 2025
ITEM: 2 - 11 - 2
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Katherine May, Development Review Planner
CONTACT(S): Katherine May, Development Review Planner; Robert Farrell, Development Review Supervisor;
Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z25-07) - Request by James Fentress with Stroud Engineering, applicant, on behalf of Dallas
Harris, property owner, to rezone approximately 1.15 acres located at 7495 Market Street from a (CZD) CB,
Community Business district to a new (CZD) CB district for two commercial buildings for the use of General Retail
and other limited uses.
BRIEF SUMMARY:
The applicant is reques%ng to rezone the site to a condi%onal CB district for two commercial buildings for the use of
General Retail and other limited uses.
The property was previously rezoned to (CZD) CB in June 2022 to accommodate a bank with a drive-through. The
original concept plan included a bank building, stormwater infrastructure along Market Street, driveway access to both
Market Street and Torchwood Drive, and a 20-foot-wide buffer along the property boundary adjacent to exis%ng
residen%al development. However, the project was never submi7ed to the Technical Review Commi7ee (TRC) and was
not constructed.
The current applica%on proposes changes to both the permi7ed uses and the site design of the exis%ng (CZD) CB
zoning. These changes are considered a major devia%on from the original approval, requiring review by the Planning
Board and Board of Commissioners. The proposed modifica%ons include enlarging the centrally located structure,
adding a second commercial building for a future development phase, and removing driveway access from Torchwood
Drive.
Changing the use from a bank to retail and office would reduce peak-hour traffic. Es%mated AM peak-hour trips would
decrease from 29 to 11, and PM peak-hour trips from 58 to 14. While Market Street is currently over capacity, a
nearby state transporta%on improvement project aims to address exis%ng condi%ons. Although the proposed
development falls below the threshold for a traffic impact analysis, the North Carolina Department of Transporta%on
(NCDOT) will review the project as part of the driveway permiDng process.
According to the 2016 Comprehensive Plan, the property is designated as Community Mixed Use. This designa%on
supports compact, mixed-use development that encourages mul%ple modes of transporta%on. The proposed rezoning
is generally consistent with the Comprehensive Plan, aligning with recommended land uses and the evolving
commercial character of the area.
STRATEGIC PLAN ALIGNMENT:
Planning Board - May 1, 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, and
technical review. The proposed use is in line with the recommenda%ons for the Community Mixed Use place type,
includes rela%vely low traffic generators, and generators, and is located near other compa%ble uses. The proposed
(CZD) CB district is generally CONSISTENT with the Comprehensive Plan because the rezoning provides for the types
of uses recommended in the Community Mixed Use place type.
As a result, Staff recommends APPROVAL of the proposal.
Please refer to the Script for suggested and alterna%ve mo%on language.
ATTACHMENTS:
Descrip%on
Z25-07 PB Script
Z25-07 PB Staff Report
Z25-07 Zoning Map
Z25-07 Future Land Use Map
Z25-07 Mailout Map
Z25-07 Initial Application Coversheet
Z25-07 Application
Z25-07 Concept Plan Coversheet
Z25-07 Concept Plan
Z25-07 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-07)
Request by James Fentress with Stroud Engineering, applicant, on behalf of Dallas Harris, property
owner, to rezone approximately 1.15 acres located at 7495 Market Street from a (CZD) CB, Community
Business district to a new (CZD) CB district for two commercial buildings for the use of General Retail
and other limited uses.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s 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 rezoning provides for the
types of uses recommended in the Community Mixed Use place type. I also find
recommending APPROVAL of the rezoning request is reasonable and in the public interest
because the proposal serves as an appropriate transition between existing residential and
commercial uses.
Proposed Conditions:
1. Retail hours shall be limited to 8AM to 7PM
Planning Board - May 1, 2025
ITEM: 3 - 1 - 1
2. The height of the exterior light fixtures shall not exceed 25 feet and all exterior
luminaries, including security lighting, shall be full cut-off fixtures that are directed
downward
3. An additional row of vegetation beyond the UDO requirements shall be provided in
the buffer area along the northwestern property line.
4. The location of the dumpster shall be on the south side of the property and screened
with vegetation
5. The proposed rezoning’s principal use shall be limited to: Retail Sales (General), Offices
for Private Businesses and Professional Activities, Business Service Center, Day Care,
Post Office, Medical and Dental Office and Clinic, Veterinary Service, Instructional
Services and Studios, and Personal Services.
6. The back facade of the commercial building facing Torchwood Blvd must be
aesthetically similar as the face of the building. The rear of the building must be
screened from Torchwood Blvd.
7. Additional plantings must be provided along Market Street to qualify for the 75-foot
setback set forth by the Special Highway Overlay District.
8. The proposed rezoning shall include the following additional uses: Business Service
Center, Day Care, Post Office, Medical and Dental Office and Clinic, Veterinary Service,
Instructional Services and Studios, and Personal Services.
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 project allows for the
types of uses recommended in the Community Mixed Use place type, I find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest
because it is not consistent with the surrounding land uses.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) CB 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 - May 1, 2025
ITEM: 3 - 1 - 2
Z25-07 Staff Report PB 5.1.2025 Page 1 of 13
STAFF REPORT FOR Z25-07
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-07
Request:
Rezoning to a Conditional CB district
Applicant: Property Owner(s):
James H. Fentress, Stroud Engineering Dallas Harris
Location: Acreage:
7495 Market Street 1.15
PID(s): Comp Plan Place Type:
R03618-012-032-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Retail Sales (General), Offices for Private
Businesses and Professional Activities
Current Zoning: Proposed Zoning:
(CZD) CB, Community Business (CZD) CB, Community Business
SURROUNDING AREA
LAND USE ZONING
North Torchwood Blvd, Single-Family Residential R-15
East Market Street, Novant Health Medical Office O&I
South Propane Company, Day Care B-2
West Single-Family Residential R-15
Planning Board - May 1, 2025
ITEM: 3 - 2 - 1
Z25-07 Staff Report PB 5.1.2025 Page 2 of 13
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8B)
June 6, 2022 Rezoned to (CZD) CB, Community Business
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available along Market Street through
CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Ogden Station
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Ogden Park, Pages Creek Nature Preserve
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 1, 2025
ITEM: 3 - 2 - 2
Z25-07 Staff Report PB 5.1.2025 Page 3 of 13
EXISTING ZONING
• The previously approved site plan under the Z22-09 rezoning showed a bank consisting of
one 2,400 sq ft building with a 3-lane covered drive-thru for bank teller and ATM access.
• Two access points were approved, one from Market Street and the other from Torchwood
Blvd.
• The plan shows two parking lots located on opposite ends of the site and a circular drive
aisle around the building.
• The applicant also agreed to a condition to provide an additional row of landscaping inside
the 20’ buffer to the neighboring residential properties.
• The stormwater pond is shown between Market Street and the building and the drive aisle.
• Uses currently approved for the site include:
o Bank/ Financial Institution
o Medical and Dental Office and Clinic
o Offices for Private Business and Professional Activities
Buffer
Parking
Parking
Drive-
Thru
Planning Board - May 1, 2025
ITEM: 3 - 2 - 3
Z25-07 Staff Report PB 5.1.2025 Page 4 of 13
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
• Please note the concept plan is oriented sideways compared to the approved concept shown
earlier.
• The new concept plan proposes a phased development consisting of two commercial
buildings. The new concept plan also includes parking, a single driveway access onto Market
Street, and stormwater along the front of the property.
• The commercial building on the north side of the parcel near Torchwood Blvd is proposed
as a future phase of development. While the building will face south towards the parking
lot, a condition has been included guaranteeing the building façade facing Torchwood will
be aesthetically similar to the front.
• The applicant has also provided a condition amending and expanding the list of permitted
uses to:
o Retail Sales (General),
o Offices for Private Businesses and Professional Activities
o Business Service Center
Market Street
4,200 Sq Ft
Office Building
2,400 Sq Ft
Commercial
Building
To
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h
w
o
o
d
B
l
v
d
Proposed Stormwater
Parking
Parking
Buffer
Existing West
Bay Estates Sign
Preserved
Tree
Planning Board - May 1, 2025
ITEM: 3 - 2 - 4
Z25-07 Staff Report PB 5.1.2025 Page 5 of 13
o Day Care
o Post Office
o Medical and Dental Office and Clinic
o Veterinary Service
o Instructional Services and Studios
o Personal Servies (General)
• The applicants also propose to retain the existing condition of an enhanced Type A opaque
buffer along the western boundary with existing residential development. The applicants
have also included a new condition to permanently retain the existing live oak tree shown
on the concept plan.
• While not shown on the concept plan, a multi-use path will be installed along the Market
Street right-of-way as part of the state transportation improvement project.
ZONING CONSIDERATIONS
• The site was rezoned from R-15, Residential to CB, Community Business on June 6, 2022, for
the use of a Bank/ Financial Institution. The current applicant is the same applicant from the
initial Z22-09 rezoning and is proposing a new site plan along with new uses.
• The current CB district in this area was established to accommodate the development,
growth, and continued operation of businesses that serve surrounding neighborhoods with
goods and services needed for a variety of daily and long-term purposes. Development in
the CB district should be designed in a form and at a scale that is both walkable and
accessible to vehicles and located at intersections and along streets that will allow multiple
neighborhoods access to the district’s businesses. CB district lands can serve as a buffer
between higher density/intensity development and moderate or low-density multi-family
and single-family neighborhoods.
• The property is in the Special Highway Overlay District (SHOD) which requires a 50-foot
setback for automobile parking along US and NC numbered highways without controlled
access. The 50-foot parking setback line is shown on the site plan.
• The SHOD requires a front setback of 100 feet. That setback can be reduced to 75 feet
when additional plantings are provided along the right-of-way. The concept plan proposes
using the reduced setback option. While the specific details of the landscaping plan are
reviewed through TRC, a condition has been included guaranteeing the additional plantings
required for the reduced setback.
• In the CB district, a minimum 25-foot rear setback, 20-foot interior setback, and 10-foot
opaque buffer are required where the development abuts existing single-family properties.
• The height of exterior light fixtures shall not exceed 25 feet.
• 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.
Planning Board - May 1, 2025
ITEM: 3 - 2 - 5
Z25-07 Staff Report PB 5.1.2025 Page 6 of 13
AREA DEVELOPMENTS
Planning Board - May 1, 2025
ITEM: 3 - 2 - 6
Z25-07 Staff Report PB 5.1.2025 Page 7 of 13
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Undeveloped Site
PROPOSED ACCESS
Primary Access Market Street
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Market Street
Type of Roadway NCDOT Principal Arterial
Roadway Planning Capacity
(AADT) 37,231
Planning Board - May 1, 2025
ITEM: 3 - 2 - 7
Z25-07 Staff Report PB 5.1.2025 Page 8 of 13
Latest Traffic Volume (AADT) 41,500 (2023)
Latest WMPO Point-in-Time
Count (DT) 45,857 (2024)
Current Level of Congestion Over Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
U-4902D – Market Street
Improvements
− Access management improvements from N. College Road
to Station Road and from Middle Sound Loop Road to the
Mendenhall Drive/Marsh Oaks Drive intersection.
− Installation of a center median and pedestrian accessways
along Market Street from Middle Sound Loop Road to
Marsh Oaks Drive. The pedestrian accessways will consist
of a multi-use path along the north / west frontage of
Market Street.
− With the widening of Market Street there will be a
signalized U-turn with a bulb-out just south of the
proposed entrance.
TRAFFIC GENERATION
Traffic Generated by
Present Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 29 11 -18
PM Peak Hour Trips 58 14 -44
Assumptions
Approved Development – 2,400 sq ft for a bank and financial institution
Proposed Development – Two buildings consisting of 4,200sq ft and
2.400 sq ft for the primary use of office and retail
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 subject site is located at the intersection of Torchwood Blvd, a NCDOT maintained minor collector
street, and Market Street, a NCODT maintained principal arterial street, which is currently over
capacity. The proposed change to the site is estimated to result in a decrease in both the AM and
PM peak hours compared to current zoning. In addition, Market Street is currently under construction
to address current roadway conditions. A bike and pedestrian path will also be installed along the
Market Street right-of-way as part of the Market Street improvements.
Planning Board - May 1, 2025
ITEM: 3 - 2 - 8
Z25-07 Staff Report PB 5.1.2025 Page 9 of 13
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or Special Flood Hazard Area.
• The property is within the Pages Creek watershed.
• New Hanover County Conservation Resource map indicates no known conservation resources
on the property.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class 1 (suitable with slight limitations) soils, however the project will
connect to CFPUA when developed.
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
A business-friendly environment that promotes
growth, agility, and collaboration.
The proposed project would address the county’s
strategic goal of maintaining new business growth
within 2.5% of the state by allowing additional
locations for new businesses.
Planning Board - May 1, 2025
ITEM: 3 - 2 - 9
Z25-07 Staff Report PB 5.1.2025 Page 10 of 13
Representative Developments
Representative Developments of Current Zoning:
State Employees Credit Union on Market Street
Representative Developments of Office and General Retail:
Murrayville Station
Context and Compatibility
Planning Board - May 1, 2025
ITEM: 3 - 2 - 10
Z25-07 Staff Report PB 5.1.2025 Page 11 of 13
• The property is located along the Market Street corridor, which, as a principal arterial, is
one of the more intensely developed commercial corridors in the unincorporated county.
• The site is located at the southern extent of the Special Highway Overlay district and lies in
a transitional area between the Porters Neck high growth node to the north and the Ogden
commercial node, both of which are classified as Urban Mixed Use, the highest intensity
place type in the 2016 Comprehensive Plan.
• While many properties with frontage along Market Street retain their initial R-15 zoning,
this corridor functions as a main commercial corridor with smaller, residentially zoned
properties transitioning to commercial property.
• The proposed limited uses for the site could serve the existing surrounding community and
would act as a transition to the lower density residential subdivisions to the west. In addition,
the applicant proposes to keep the original conditions related to lighting and buffers to the
neighboring residential properties.
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.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
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.
Planning Board - May 1, 2025
ITEM: 3 - 2 - 11
Z25-07 Staff Report PB 5.1.2025 Page 12 of 13
Analysis
The subject site is located along a major arterial in a location that is likely
to continue to develop with commercial uses to serve nearby residents. The
Market Street corridor in this area of the county is one of the county’s most
heavily traveled commercial corridors, and the site is between the Porters
Neck growth node and the Odgen commercial node, both of which are
classified under the county’s highest intensity place type.
The proposed uses are consistent with those encouraged within the
Community Mixed Use place type, and development of the site with these
lower intensity commercial uses can serve as a transition between the Urban
Mixed Use areas to the north and south. Though the site has historically
been used as a buffer between Rockport at West Bay Estates and Market
Street, development of the site with the proposed uses under the CB zoning
district may be appropriate with the application of the UDO’s regulations
on landscaping, buffering, and lighting.
Development in the CB district is intended to be designed in a form and at
a scale that is both walkable and accessible to vehicles and located at
intersections and along streets that will allow multiple neighborhoods access
to the district’s businesses. The district is also intended to serve as a buffer
between higher density/intensity development and moderate or low-
density multi-family and single-family neighborhoods. The proposed uses
at the subject site are in line with the intent of the district.
Consistency
Recommendation
The proposed (CZD) CB district is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed limited uses are recommended
for Community Mixed Use place type, and the project includes additional
conditions to reduce impacts on adjacent residential development.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The Board of Commissioners previously approved a
conditional rezoning of (CZD) CB for this site on June 6, 2022. The request under consideration
includes retaining existing conditions and adding new conditions related to aesthetic requirements,
tree retention, and an expanded list of limited uses. The proposed limited uses are in line with the
recommendations for the Community Mixed Use place type, includes low traffic generators, and is
located near supportive land uses.
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
proposed limited uses are recommended for Community Mixed Use place type, and
the project includes additional conditions to reduce impacts on adjacent residential
development. I also find recommending APPROVAL of the rezoning request is
reasonable and in the public interest because the proposal serves as an appropriate
transition between existing residential and commercial uses.
Planning Board - May 1, 2025
ITEM: 3 - 2 - 12
Z25-07 Staff Report PB 5.1.2025 Page 13 of 13
Existing Conditions to Remain:
1. Retail hours shall be limited to 8 AM to 7 PM
2. The height of the exterior light fixtures shall not exceed 25 feet and all exterior
luminaries, including security lighting, shall be full cut-off fixtures that are directed
downward.
3. An additional row of vegetation beyond the UDO requirements shall be provided in
the buffer area along the northwestern property line.
4. The location of the dumpster shall be on the south side of the property and screened
with vegetation.
Additional Conditions Agreed to by Applicant:
1. The proposed rezoning’s principal use shall be limited to:
a. Retail Sales (General),
b. Offices for Private Businesses and Professional Activities
c. Business Service Center
d. Day Care
e. Post Office
f. Medical and Dental Office and Clinic
g. Veterinary Service
h. Instructional Services and Studios
i. Personal Servies (General)
2. The back facade of the commercial building facing Torchwood Blvd must be
aesthetically similar as the face of the building. The rear of the building must be
screened from Torchwood Blvd.
3. Additional plantings must be provided along Market Street to qualify for the 75-foot
setback set forth by the Special Highway Overlay District.
4. The existing live oak tree shown on the concept plan shall be retained on site.
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
project allows for the types of uses recommended in the Community Mixed Use place
type, I find recommending DENIAL of the rezoning request is reasonable and in the
public interest because the expanded list of allowed uses is not compatible with the
surrounding land uses.
Planning Board - May 1, 2025
ITEM: 3 - 2 - 13
Planning Board - May 1, 2025
ITEM: 3 - 3 - 1
Planning Board - May 1, 2025
ITEM: 3 - 4 - 1
Planning Board - May 1, 2025
ITEM: 3 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 3 - 6 - 1
>
>
TO
STROUD ENGINEERING, P.A. 102-D CINEMA DRIVE
WILMINGTON, NC 28403
(910)815-0775
N He �lc."n �I,�
DATE '3,3·�5 I JOB No. \\>J \s-4n
ATTENTION -Zoch U IC,\( .Q.CSOf"-
RE:
fJ-40\ \ fY\�)CG1 �T
C..oK D\TIO»AL 2.Dj,.11 ... \6\
Pr{>PI..-\c.f\--n c:irJ
WE ARE SENDING YOU ·¢ Attached □ Under separate cover via _________ the following items:
□Shop drawings D Prints □Plans □Samples □Specifications
□Copy of letter D Change order □---------------------
COPIES DATE NO. DESCRIPTION
\
THESE ARE TRANSMITTED as checked below:
D For approval
·� For your use·'Jef As requested
D For review and comment
D Approved as submitted
D Approved as noted
D Returned for corrections
D Resubmit ____ copies for approval
D Submit ____ copies for distribution
D Return ___ corrected prints
□------------------------
□FOR BIDS DUE ______________ _ □ PRINTS RETURNED AFTER LOAN TO US
REMARKS _______________________________________ _
COPY TO -------------------SIGNED ':.;j "'tr-i, Ja,_.____
If enclosures are not as noted, kindly notify us at once.
Planning Board - May 1, 2025
ITEM: 3 - 7 - 1
NEW HANOVER COUNTY
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 11 0
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 l 0.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional) 1 2 3 4 5 6 7
Pre-Application Community Application Planning Public Hearing Planning Board Board of Post-Decision
Conference Information Submittal & Director Review Scheduling & Hearing & Commissioners Limitations and
Meeting Acceptance & Staff Report Notification Recom-Hearing & Actions (TRC Optional) mendation Decision
II II II II II II II Lil
1.Applicant and Property Owner Information
Applicant/Agent Name JAMES H. FENTRESS, JR., PE Company STROUD ENGINEERING, PA Address 102- D CINEMA DRIVECity, State, Zip WILMINGTON, NC 28403 Phone 910-815-0775Email jfentress@stroudengineer.com Owner Name (if different from Applicant/Agent) DALLAS HARRIS Company/Owner Name 2 DALLAS HARRIS LAND COMP ANY, LLC Address 5844 NC HWY 210 City, State, Zip ROCKY POINT, NC 28457 Phone (772)579-1023Email mirol40l80@gmail.com Page 1 of 7
Conditional Zoning District Application - Updated 06-2023 Planning Board - May 1, 2025
ITEM: 3 - 7 - 2
2.Subject Property Information
Address/Location Parcel Identification Number(s) 7495 MARKET STREET, WILMINGTON, NC RO3618-012-032-000 OR 315916.84.5942.000 Total Parcel(s) Acreage Existing Zoning and Use(s) l.lSAC3.Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: CB Maximum Residential Density (if applicable) N/A CZD-CB F t re Land Use Classification Community Mixed Use Total Acreage of Proposed District: 1.15 AC Maximum Non-Residential Square Footage (if
applicable) 6,600 SF 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. Retail (Home Goods) Office Page 2 of 7
Conditional Zoning District Application -Updated 06-2023
Planning Board - May 1, 2025
ITEM: 3 - 7 - 3
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. Retail hours shall be from 8am to 7pm The height of exterior light fixtures shall not exceed 25 ft. and all exterior luminaries, including security lighting, shall be full cut-off fixtures that are directed downward An additional row of vegetation beyond the UDO requirements shall be provided in the buffer area along northwestern property line. The location of the dumpster shall be on the south side of the property and screened with vegetation 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 1 00 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): 826
Trip Generation Use and Variable {gross floor area, dwelling units, etc.) Specialty Retail per 1 000sf of sales
AM Peak Hour Trips: 3 I PM Peak Hour Trips: 1
Page 3 of 7
Conditional Zoning District Application -Updated 06-2023
Planning Board - May 1, 2025
ITEM: 3 - 7 - 4
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.
The site currently has a Conditional Zoning District, Community Business Z22-09 allowing fora bank as shown on the approved concept plan. Retail is also an allowed use in the CB zone.Specialty Retail for Home Goods sales along Market Street is consistent with the 2016Comprehensive 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. The requested Conditional Zoning district is consistent with the property's classification on the2016 Comprehensive Plan as prior determined by the approval of Z22-09. The proposed usewill be a reduction in daily trips over what was therein approved.
Page 4 of 7
Conditional Zoning District Application -Updated 06-2023 Planning Board - May 1, 2025
ITEM: 3 - 7 - 5
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
The existing zoning is enabling for the proposed change only it being confined by plan to abank building has been determined to necessitate a reconsideration of the approval so as toname the proposed uses as Home Goods Retail and Office.
Page 5 of 7 Conditional Zoning District Application -Updated 06-2023 Planning Board - May 1, 2025
ITEM: 3 - 7 - 6
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 0 This application form, completed and signed (all property owners must sign signatory
page) 1¥1' Application fee:
/. $600 for 5 acres or less
•$700 for more than 5 acres
•$300 in addition to base fee for applications requiring TRC reviewr1 Community Information Meeting Report (complete and signed by agent or all property
owners}
D Traffic Impact Analysis if applicable (use of attached report document is recommended}
N/A •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.r1 Legal description (by metes and bounds) or recorded survey Map Book and Page Reference
of the property requested for rezoning fZf' 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
Applicant Initial
Page 6 of 7
Conditional Zoning District Application -Updated 06-2023
Planning Board - May 1, 2025
ITEM: 3 - 7 - 7
� Documentation on soil types and infiltration rates if underground stormwater facilities
proposed B One (1) digital PDF copy of ALL documents AND plans
7.Acknowledgement and Signatures
By my signature below, I understand and accept all of the conditions, limitations, and obligations of the Conditional
Zoning District zoning for which I am applying. I understand that the existing Official Zoning Map is presumed to be
correct. I certify that this application is complete and that all information presented in this application is accurate to
the best of my knowledge, information, and belief.
If applicable, I also appoint the applicant/agent as listed on this application to represent me and make decisions on
my behalf regarding this application during the review process. The applicant/agent is hereby authorized on my
behalf to:
l.Submit an application including all required supplemental information and materials;
2.Appear at public hearings to give representation and comments;
3.Act on my behalf without limitations with regard to any and all things directly or indirectly connected with or
arising out of this application; and
4.Provide written consent to any and all conditions of approval.-
Signature of Property Owner(s) Print Name(s)
Print Name
Note: This form must be signed by the owner(s) of record. If there are multiple property owners, a signature is
required for each owner of record.
Note: If changes are made to the proposal after the application completeness determination that require additional
staff review and vetting, the proposal will be ineligible to move forward to the intended Planning Board agenda. No
changes will be accepted by staff after the applications are posted at the time of public notice.
If an applicant requests delay of consideration from the Planning Board or Board of County Commissioners before notice
has been sel]t 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.
Page 7 of 7
Conditional Zoning District Application -Updated 06-2023 Planning Board - May 1, 2025
ITEM: 3 - 7 - 8
NEW HANOVER COUNTY
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 1 1 0
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)
Community Meeting was held at: Ogden Park, Shelter #1 Ogden park : R04400-001-001-003
615 Ogden Park Dr., Wilmington, NC 2841 Site : R03618-012-032-000
Meeting Date and Time
Wednesday, February 26, 2025 / from 5p.m. -7p.m.
Format (Virtual, In-Person, Hybrid) Location if In-Person or Hybrid
In person: (2)Stroud Engineering held the meeting along with Same location : Ogden Park, Shelter #1, Held In-Person
the land owner (Dallas Harris) & his wife
Selection Criteria for Location
NHC Public Parks offers a public shelter in a safe, clean area which is a close location for any adjacent to
attend, approx. 1.54 miles from the subject site at 7495 Market Street.
Meeting Summary
Issues and Concerns Discussed at Meeting
There were two adjoining residents that attended the meeting. Stroud Engineering, PA represented two on the applicant's behalf to
address any questions, log the minutes and assist the process. The owner, Dallas Harris and his wife were in attendance as well. A
reporting of the attendees is attached. There were no primary concerns other than; what other uses are allowed on site once if the
proposed use doesn't renew their lease eight to ten years out?
The majority of the comments and concerns were from the adjoining Rockport Subdivision residents. General questions (and the
answers provided) are included below:
Traffic: Traffic was not a concern regarding the proposed commercial use.
Drainage: Drainage was not a concern regarding the proposed commercial use.
Safety: Safety was not a concern regarding the proposed commercial use.
Various questions:
1.What uses will be allowed if & when the proposed use doesn't renew?
2.In all, they like the new plan & want to make sure a fence is still in place along the rear of the property abutting residential.
Community Meeting Report by:
Stroud Engineering, P.A.
102-D Cinema Dr.
Wilmington, NC 28403
Page 1 of 2
Community Information Meeting Report -Approved 06-2022
Planning Board - May 1, 2025
ITEM: 3 - 7 - 9
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
G2f 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 Signature$
Applicant Initial
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 prof)erty owners withing 500 feet of the subject site as set forth
on the attached list, by first cl(;lss mail on [DATE] �-G:, A copy of the written notice
is a'lso atta�hed. I also herby certify that the meeting summary and list of atteridees is accurate and representative of the proceedings at the community informatjon meeting.
Print Name
Date
Page 2 of 2
Community Information Meeting Report -Approved 06-2022
Planning Board - May 1, 2025
ITEM: 3 - 7 - 10
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 1 1 0
Wilmington, North Carolina 28403
Telephone (910) 798-7165
Nhcgov.com/528/Planning-Land-Use
TRAFFIC IMPACT ANALYSIS REPORT
Applicants are encouraged to fill out this report in addition to providing the required Traffic Impact Analysis to allow
for efficient staff review and Board consideration of your application.
Address/Location Approval Date
Development Proposal Analyz�d (number and type of residential units and/or square footage and land use
code of non-residential structures)
Study Intersections
Traffic Data Collection Date(s)
Trip Generation
Page 1 of 2
Community Information Meeting Report -Approved 06-2022 Planning Board - May 1, 2025
ITEM: 3 - 7 - 11
Trip Distribution and Assignment
Approved Developments Considered
Planned Roadway/Intersection Improvements Considered
Approved Background Growth Rate
Required Improvements (with phasing if proposed)
Page 2 of 2
Community Information Meeting Report -Approved 06-2022
Planning Board - May 1, 2025
ITEM: 3 - 7 - 12
r /(Ey{ HANOV-cR COUNTY NORTH CARDUNA I, JACK G. STOCKS, CERTIFY THAT THIS PLAT \YA5 DRAWN UNDER MY SI/PERVIS/ON FROM All ACTUAL SUR\IE:Y MADE 1JNDrn MY SUP£Rll!S/DN {DE£D DESCRIPTION RECCRDED m BOO� , PAGE-""---.-}; THAT n-1£ 001..WvAR!E:5 /JOT SUR\1£YED AR£ CLEARLY INDICATED AS DR4W,,, FROM /NF/.JRMATION FOUND 1N BOOK...::;_ , PAGE--=--.; TWff THE RATIO OF PRECI-S'C/1 AS C4LCLJ/..DTED IS I; 1()000; ni<\T TH,S PLAT WAS �:�=� ��f.��ENl��-:,.-;;�c���Ar1�:!:f%it1I D�/��c'S'
. -:�:-: .'�
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CERTIFICATE OF APPROVAL V"'oou,ny��NCDEl'T :s:,, ""'"' Qlfu"OOf.G mll.ECtClR
/[WE"] HEREBY C£RTIFY THAT f [WEI AR£ TTiE OWM:RS OP THE PROffRTY SHOWN AND DES"...RIBE'D HEREON AND TJ-/AT I fVIE) MEREBY ADOPT ms PLAN OF SIJBD/\IISJQ/1 WTTH MY (OUR! FREE: CONSENT ESTABLISH "THE J,,lJNJMUM BIJ/LDING L/J/ES AND Df.DICATI0/1 OF ALL STREETS, ALLE:Y5, WALKS, PARKS, CO//S£RVAT/ON SPAC/:. AND OTHER AREAS TO PI.IBLJC OR PRIVATE USE AS NOTEJJ. ALL ROADS AND DRAINAGE EASEMENTS ARE DEDICATED FDR PUBLIC UTILITY PURPOSES, FURTHER, / (WE/ CcRT/FY � LAND AS SHOWN HER£0N IS LOC,,\1�:&7 TH£ SUBD/VIS/DfhVR!SOICTION OF' �OVER &UN�� f)
4{0),_T£&NER{SJ
JACK G, STOCKS RE'GISTE:RE'D LAND SURVEYOR N.C. REGISTRATION NO. L-056 WILMINGTON, N.C.
SECTION I ROCKPORT AT WEST SAY ESTATES
HARNETT TOWNSHIP
crj :::5
' t
�nii::m nr 1\lANSPOR,ATIOll OiVISION Of HIGHWAYS
APPRovm � c:L _ _
D�EER---
NE'W HANOVE'R COUNTY SCALE IN FEET
/a.lo Ac.±
NORTH CAROLINA
SCALE /"r50' 5�$ . _5? ==-""' rge _ -:u15? · ?£0.. d0 MARCH, 1994 @"f=:llEL0�£0a0Jr.:,DALl..:'A'S3:fABRIS, P.0. BOX 531, WRfGHTSVfLLE BEAC N.C.
Planning Board - May 1, 2025
ITEM: 3 - 7 - 13
STROUD ENGINEERING, P.A.
CONSULTING ENGINEERS
102-D CINEMA DRIVE
WILMINGTON, NORTH CAROLINA 28403
(910) 815-0775
7491 MARKET ST., WILMINGTON, NC
DALLAS HARRIS LAND COMPANY, LLC
CONDITIONAL ZONING "CHANGE OF USE"
Community Meeting Report
One required community meeting was held on Wednesday, February 26, 2025 from 5:00 pm to 7:00 pm at the Ogden Park Picnic Shelter #1 in New Hanover County, North Carolina. This meeting was organized by Stroud Engineering, PA to provide adjoining residents an opportunity to review the proposed plan, ask questions, and voice concerns regarding the proposed conditional use rezoning. The residents were notified
by mail of the meeting concerning the proposed rezoning.
There were two adjoining residents that attended the meeting. Stroud Engineering, PA represented two on the applicant's behalf to address any questions, log the minutes and assist the process. The owner, Dallas Harris and his wife were in attendance as well. A reporting of the attendees is attached. There were no primary concerns other than; what other uses are allowed on site if the proposed use doesn't
renew their lease eight to ten years out?
The majority of the comments and concerns were from the adjoining Rockport Subdivision residents. General questions (and the answers provided) are included below:
Traffic: Traffic was not a concern regarding the proposed commercial use.
Drainage: Drainage was not a concern regarding the proposed commercial use.
Safety: Safety was not a concern regarding the proposed commercial use.
Various questions:
1.What uses will be allowed if & when the proposed use doesn't renew?2.In all, they like the new plan & want to make sure a fence is still in place along
the rear of the property abutting residential.
Community Meeting Report by:
Stroud Engineering, P.A.
102-D Cinema Dr.
Wilmington, NC 28403
107-B COMMERCE ST.
GREENVILLE, NC 27858
(252) 756-9352
102-D CINEMA DRIVE WILMINGTON, NC 28403 (910) 815-0775
3302-C BRIDGES STREET MOREHEAD CITY, NC 28557 (252)247-7479 Planning Board - May 1, 2025
ITEM: 3 - 7 - 14
STROUD ENGINEERING, P. A.
CONSULTING ENGINEERS
1020 CINEMA DRIVE
WILMINGTON, NORTH CAROLINA 28403
WWW.STROUDENGINEER.COM
LICENSE NO. C-0647
February 5, 2025
To Whom It May Concern,
Stroud Engineering, PA is writing you on behalf of DALLAS HARRIS LAND
CPMPANY, LLC to notify you of an informal community meeting to discuss a revision to
the Conditional Zoning at 7491 Market Street. This will require a community meeting
review process through New Hanover County, as illustrated on the attached map. The
meeting is scheduled to be held on Wednesday, February 26th, at Ogden Park, Picnic
shelter #1 {615 Ogden Park Drive, Wilmington, NC} {Meeting is from 5:00 p.m. to 7:00
p.m.).
Please R.S.V.P. by email {Tracy Lowe: tlowe@stroudengineer.com) or call 910-
815-0775. We look forward to meeting you and addressing any questions you may have.
1 078 COMMERCE STREET
GREENVILLE, NORTH CAROLINA 27858
252.756.9352
�:r).:L..--
Tracy Lowe
Engineering Cad Tech II, GIS & Planner
Stroud Engineering, P.A.
102D CINEMA DRIVE
WILMINGTON, NORTH CAROLINA 28403
910.815.0775
3302C BRIDGES STREET
MOREHEAD CITY, NORTH CAROLINA 28557
252.247. 7479 Planning Board - May 1, 2025
ITEM: 3 - 7 - 15
New Hqnover County
7491 Mqrk.et St. / R03618-012-032-000
/
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Site
Public Meeting Locqtion: 615 OGDEN PARJ<
(Feb. 26th, 2025) SH ELTER #1
Ogden Park
Stroud Engineering, PA -Wilmington, NC Planning Board - May 1, 2025
ITEM: 3 - 7 - 16
FACILITY SALES RECEIPT
New Hanover County Parks & Garden 896 Airlie Road
Wilmington NC 28403 Phone: (910)798-7275
After Hours Emergency# (910) 798-7620 x 6
Reservation Details: OGDEN PARK, OGP Picnic Shelter 01
Tracy Lowe
Receipt#
Payment Date:
Household:
102-D Cinema Dr.
Wilmington NC 28403
tlowe@stroudengineer.com
109924
02/04/25 16769
Hm Ph: (910)815-0775
Address: 615 Ogden Park Drive, Wilmington, NC, 28411 New Fees Total Fees New Paid Total Paid Amount Due
Reserv. Contact: Tracy Lowe 0.00
Phone Number: (910)815-0775Reserv. Number: 7 4936
Status: Firm Purpose: STROUD ENGINEERING COMMUNITY MEETING Anticipated Count: 30
Date(s):
Special Questions: Wed @ 3:00pm -7:00pm: 2/26 Reservation Comments:
Di( play Reservation on Web Trac: No
Processed on 02/04/25 @ 1 :52pm by MLM
Household Balance Information
Overall Household Credit Balance Available
Overall Household Balance Due
0.00
0.00
Total New Fees
Discount Applied
Total New Taxes
Total Fees Paid
Total Taxes Paid
0.00 0.00
I Total Due
I TotalPaid
0.00 0.00
0.00
0.00 0.00 . o.oo 'I
0.00
0.00 o.oo I
Page# 1 of 3 Planning Board - May 1, 2025
ITEM: 3 - 7 - 17
February 26th, 2025 {5:00pm -7:00pm)
615 Ogden Park Drive, Wilmington, NC {Picnic Shelter #1).
By: Stroud Engineering, PA
om�
Z-2
ut
STROUD ENGINEERING, P.A.
CONSULTING ENGINEERS
102-D CINEMA PRIVE WILMINGTON, NORTH CAROLINA 28403
89'i71:-.¢f@t>i?f'.;_A.LEIGH NC 275 �k�search Triangle Regiolil 6 FEB 2025 !PffVTi 1 L
GORSTDARKINS MARIE
130 BRIEF RD
VV!LM!NGTOr--.J, f\JC 28411 ---.�,
Planning Board - May 1, 2025
ITEM: 3 - 7 - 18
NHC CONDITIONAL REZONING 2025
7491 MARKET ST. WILMINGTON, NC
OWNER NAME
AVENT M BARBARA
BATES J ANDREA
BLAKE R CHRISTOPHER
BROAO\-JELL NANCI A ET AL
CAMELOT HOLDINGS INC
CAMERDr\J COMPAl'-IY TIMBER LLC
COTTER BRANDON S KELLY G
CRA\.JFORO KALEE R ETAL
DALLAS HARRIS LAND COMPANY LU
DAVIS GEORGE H JR DELLA L
DIAZ JOSEISREAL A ET AL
OMEZA TARA R
ENGLISH MOOR AT \./EST BAY EST ASS
EVANS STEVEN MICHEAL
FREER JEFFREY R THERESA S
GARST MARGARET M GARY TRUSTEE
GORSTDARKINS MARIE
HENDRICK AUTOMOTIVE GROUP LLC
HERNANDEZ SANTIAGO M
HUGHES \.JILLIAM F SR PA TRICIA
HUSBANDS MICHAELS
JUDO SONORA LEE
KRAMER PROPERTIES LLC
KIO\,JELL LOUISE MARY
KRAMER PROPERTIES LLC
LUTHERAN CHURCH RECONCILIATIOI\
MANNING A GLENN JR
MEYER JASON A SARAH E
MEYER SCOTT ET AL
NGO TOOO
NICOOEME NICHOLS G
OGDEN CAR\.JASH LLC
OGDEN COFFEE LLC
PAGE PHILLIP G
PARKER INVESTMENTS USA LLC
PARLOTOREBJU[Jy'
PHILLIPS LACY N
PRIMARY CARE ASSOCIATES
PRIMARY CARE ASSOCIATES LLC
RAYNOR FRANCES P
RIVENBARK ROBERT G JR
ROCKPORT AT \.JEST BAY EST ATES �
SA\./YERS VERA G
STINE GERALDINE \.J
STROUD ENGINEERING
THOMPSON JAMES S LOIS G
TRIPPANOVA IAN LIJM
URQUHART HENRY S SHERI LEE
\•/ELKER ALLEN SHA\.JN
\,/HALEY SHRIL
WILLIAMS STEPHEN T
\,/ILLS DIANNE
ADDRESS
102 PENOULA \'lAV
7400 RIOGEVIE\.J PL
100 PENDULA \.JAY
7404 RIOGEVIE\.J PL
1300 EAST\,/000 RD #10
P.O. BOX 3643
105 PENDULA \.JAY
7401 RIDGEVIE\.J PL
5844 NC H\,/Y 210
118BRIEF RO
7400 RIOGEVIE\.J PL
103 PENDULA \.JAY
3530 LE\./IS LOOP RD
7408 COUNTY\•/000 \0/AY
7400 COUNTY\,JOOO \./AY
630 LANVALE RD
130 BRIEF RD
6000 MONROE RO
121 BRIEFRO
7417 RIDGEVIE\.J PL
107 PENDULA \.JAY
7403 RIOGEVIE\.J PL
800 CAROLINA BEACH AVE
7401 RIDGEVIE\.J PL
800 CAROLINA BEACH AVE
7500 MARKET ST
7512 CAUTHEN \.JAY
7404 COUNTY\.JOOO \,JAY
7408 COUNTY\,JOOD \.JAY
106 PENOULA \./AY
104 PENDULA \.JAY
1300 EAST\./000 RD #10
1300 EAST\./000 RO 10
7416 RIOGEVIE\./ PL
1504 SUNSET AVE
108 PENDULA \.JAY
7508 CAUTHEN \.JAY
1360 16TH ST S
1360 16TH ST S
7504 CAUTHEN \.JAY
7500 CAUTHEN \.JAY
7208 \.JRIGHTSVILLE AVE
114BRIEF RO
7412 RIDGEVIE\.J PL
102-0 CINEMA Or
141 CLUB POINTE DR
7416 COUNTY\./000 \·/AY
524 BAY COVE LN
7413 RIDGEVIE\.J PL
7408 RIDGEVIE\.J PL
433 ROSLYN RO
7403 RIOGEVIE\.J PL
ADDRESS2
\,/ILMINGTON, NC 28411
WILMINGTON, NC 28411
\./ILMINGTON, NC 28411
WILMINGTON, NC 28411
\./ILMINGTON, NC 28403
WILMINGTON, NC 28406
\./ILMINGTON, NC 28411
WILMINGTON, NC 28411
ROCKY POINT, NC 28457
\./ILMINGTON, NC 28411
WILMINGTON, NC 28411
\·/ILMINGTON, NC 28411
BOLIVIA, NC 28422
WILMINGTON, NC 28411
\.JILMINGTON, NC 28411
LELAND, NC 28451
\./ILMINGTON, NC 28411
CHARLOTTE, NC 28212
WILMINGTON, NC 28411
\.JILMlf\JGTON, NC 28411
\./ILMINGTON, NC 28411
WILMINGTON, NC 28411
CAROLINA BEACH, NC 284
\./ILMINGTON, NC 28411
CAROLINA BEACH, NC 284
\./ILMINGTON, NC 28405
WILMINGTON, NC 28411
\,/ILMINGTON, NC 28405
\.JILMINGTON, NC 28405
\.JILMINGTON, NC 28411
WILMINGTON, NC 28411
\.JILMINGTON, NC 28403
\./ILMINGTON, NC 28405
\./ILMINGTON, NC 28405
CLINTGrlJ, NC 28328
WILMINGTON, NC 28411
WILMINGTON, NC 28411
\.JILMINGTON, NC 28401
WILMINGTON, NC 28401
\.JILMINGTON, NC 28411
WILMINGTON, NC 28411
WILMINGTON, NC 28403
WILMINGTON, NC 28411
\./ILMINGTON, NC 28411
\./ILMINGTON, NC 28403
\.JINSTON SALEM, NC 2710
\./ILMINGTON, NC 28405
WILMINGTON, NC 28411
\0/ILMINGTON, NC 28405
WILMINGTON, NC 28411 \.JINSTON SALEM, NC 2710
WILMINGTON, NC 28411
28
28
4
4 I
Planning Board - May 1, 2025
ITEM: 3 - 7 - 19
AV ENT M BARBARA
102 PENDULA WAY
WILMINGTON, NC 28411
BROADWELL NANCI A ETAL
7404 RIDGEVIEW PL
WILMINGTON, NC 28411
COTTER BRANDON S KELLY G 105 PENDULA WAY WILMINGTON, NC 28411
DMEZA TARA R
103 PENDULA WAY
WILMINGTON, NC 28411
FREER JEFFREY R THERESA S 7400 COUNTYWOOD WAY WILMINGTON, NC 28411
HUSBANDS MICHAEL S
107 PEND ULA WAY
WILMINGTON, NC 28411
KIDWELL LOUISE MARY
7401 RIDGEVIEW PL
WILMINGTON, NC 28411
MANNING A GLENN JR
7512 CAUTHEN WAY
WILMINGTON, NC 28411
BATES J ANDREA
7400 RIDGEVIEW PL
WILMINGTON, NC 28411
CAMELOT HOLDINGS INC
1900 EASTWOOD RD #10
WILMINGTON, NC 28403
CRAWFORD KALEE R ETAL
7401 RIDGEVIEW PL
WILMINGTON, NC 28411
DAVIS GEORGE H JR DELLA L 118 BRIEF RD WILMINGTON, NC 28411
ENGLISH MOOR AT WEST BAY EST ASSOC INC 3530 LEWIS LOOP RD
BOLIVIA, NC 28422
HERNANDEZ SANTIAGO M
121 BRIEF RD
WILMINGTON, NC 28411
JUDD SONDRA LEE
7409 RIDGEVIEW PL
WILMINGTON, NC 28411
KRAMER PROPERTIES LLC 800 CAROLINA BEACH AVE N CAROLINA BEACH, NC 28428
MEYER JASON A SARAH E
7404 COUNTYWOOD WAY
WILMINGTON, NC 28405
BLAKE R CHRISTOPHER
100 PENDULA WAY
WILMINGTON, NC 28411
CAMERON COMPANY TIMBER LLC
P.O. BOX 3649
WILMINGTON, NC 28406
DIAZ JOSEISREAL A ETAL
7400 RIDGEVIEW PL
WILMINGTON, NC 28411
EVANS STEVEN MICHEAL
7408 COUNTYWOOD WAY
WILMINGTON, NC 28411
GORSTDARKINS MARIE
130 BRIEF RD
WILMINGTON, NC 28411
HUGHES WILLIAM F SR PATRICIA
7417 RIDGEVIEW PL
WILMINGTON, NC 28411
KRAMER PROPERTIES LLC 800 CAROLINA BEACH AVE
CAROLINA BEACH, NC 28428
MEYER SCOTT ETAL
7408 COUNTYWOOD WAY
WILMINGTON, NC 28405
Planning Board - May 1, 2025
ITEM: 3 - 7 - 20
NGO TODD
106 PENDULA WAY
WILMINGTON, NC 28411
OGDEN COFFEE LLC
1900 EASTWOOD RD 10
WILMINGTON, NC 28405
PARLOTORE B JUDY
108 PENDULA WAY
WILMINGTON, NC 28411
RIVENBARK ROBERT G JR
7500 CAUTHEN WAY
WILMINGTON, NC 28411
STINE GERALDINE W
7412 RIDGEVIEW PL
WILMINGTON, NC 28411
WILLIAMS STEPHEN T
433 ROSLYN RD
WINSTON SALEM, NC 27104
NICODEME NICHOLS G
104 PENDULA WAY
WILMINGTON, NC 28411
PAGE PHILLIP G
7416 RIDGEVIEW PL
WILMINGTON, NC 28405
PHILLIPS LACY N
7508 CAUTHEN WAY
WILMINGTON, NC 28411
ROCKPORT AT WEST BAY ESTATES HOA INC
7208 WRIGHTSVILLE AVE
WILMINGTON, NC 28403
THOMPSON JAMES S LOIS G 141 CLUB POINTE DR
WINSTON SALEM, NC 27104
WELKER ALLEN SHAWN
7413 RIDGEVIEW PL
WILMINGTON, NC 28405
WILLS DIANNE
7409 RIDGEVIEW PL
WILMINGTON, NC 28411
OGDEN CARWASH LLC
1900 EASTWOOD RD #10
WILMINGTON, NC 28403
PRIMARY CARE ASSOCIATES
1960 16TH ST S WILMINGTON, NC 28401
RAYNOR FRANCES P
7504 CAUTHEN WAY
WILMINGTON, NC 28411
SAWYERS VERA G
114 BRIEF RD
WILMINGTON, NC 28411
TRIPPANOVA IAN LIJM
7416 COUNTYWOOD WAY
WILMINGTON, NC 28405
WHALEY SHRIL
7408 RIDGEVIEW PL
WILMINGTON, NC 28411
Planning Board - May 1, 2025
ITEM: 3 - 7 - 21
Concept Plan
Planning Board - May 1, 2025
ITEM: 3 - 8 - 1
Planning Board - May 1, 2025
ITEM: 3 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - May 1, 2025
ITEM: 3 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
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 – (Z25-08) – Request by Cindee Wolf with Design Solu9ons, applicant, on behalf of 626 Retail
Development, LLC, contract purchaser from Black Knight 24, LLC, property owner, to rezone approximately 1.24
acres located at the 100 block of Greenview Drive from (CZD) B-1, Neighborhood Business to a new (CZD) B-1
district for the use of general retail, offices for professional businesses, and other limited uses.
BRIEF SUMMARY:
The applicant is proposing to rezone one parcel that is 1.24 acres from a (CZD) B-1 to a (CZD) B-1 with expanded
approved uses from its current designa/on.
The parcel was rezoned to (CZD) B-1 in 2018, and was approved for a car care center or automobile service
sta/on. The parcel in ques/on is located right off the 7600 block of Market Street, on Greenview Drive, located
between Ogden and Porters Neck. The applicant is proposing to develop a two-story 15,000 square foot general office
building with a limited list of typical uses. The purpose of the B-1 district is to provide lands that accommodate a range
of small-scale, low-intensity, neighborhood-serving commercial development that provide goods and services to
residents of adjacent neighborhoods.
The list of requested uses includes banks and/or financial ins/tu/ons, business service center, offices for private
business & professional ac/vi/es, instruc/onal services & studios, general personals services (no ta?oo parlors
permi?ed), and general retail sales.
It is es/mated the site would generate approximately 17 AM peak hour trips and 24 PM peak hour trips if developed
under current zoning. The proposed (CZD) B-1 development is es/mated to generate 33 AM peak hour trips and 34 PM
peak hour trips, increasing the number of peak hour trips by approximately 16 AM and 10 PM. The proposed project is
located along a local street with available capacity, directly off a principal arterial that is over capacity. The es/mated
peak hour trips do not meet the ordinance threshold for requiring a traffic impact analysis.
The Comprehensive Plan classifies this property as Community Mixed Use. This place type encourages this type and
density of commercial development in areas adjacent to neighborhoods. The proposed (CZD) B-1 rezoning is generally
C ONSISTENT with the 2016 Comprehensive Plan because accommodates a range of small scale, low intensity,
neighborhood serving commercial development that provide goods and services to residents in adjacent
neighborhoods.
STRATEGIC PLAN ALIGNMENT:
Planning Board - May 1, 2025
ITEM: 4
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 site and its rezoning parameters are compa/ble with the Community Mixed Use place type that
could accommodate a range of small scale, low intensity, neighborhood serving commercial development that provide
goods and services to residents of adjacent neighborhoods.
As a result, staff recommends approval of the proposal.
Please refer to the Script for suggested and alterna9ve mo9on language.
ATTACHMENTS:
Descrip/on
Z25-08 PB Script
Z25-08 PB Staff Report
Z25-08 Zoning Map
Z25-08 Future Land Use Map
Z25-08 Mailout Map
Initial Application Cover Sheet
Z25-08 Initial Application
Concept Plan Cover Sheet
Z25-08 Concept Plan
Z25-08 Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 4
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-08)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of 626 Retail Development, LLC,
contract purchaser from Black Knight 24, LLC, property owner, to rezone approximately 1.24 acres
located at the 100 block of Greenview Drive from (CZD) B-1, Neighborhood Business to a new (CZD) B-
1 district for the use of general retail, offices for professional businesses, and other limited uses.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s 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 project is in line with
the use and density for the Community Mixed Use place type. I also find RECOMMENDING
APPROVAL of the rezoning request is reasonable and in the public interest because the
project helps foster a business-friendly environment that promotes growth, agility, and
collaboration.
Proposed Conditions:
1. An agreement in place for shared maintenance and parking between car wash and office
building.
2. The applicant must provide cross access easements for the carwash to access Greenview
Drive through both driveway locations.
Planning Board - May 1, 2025
ITEM: 4 - 1 - 1
3. The project will have a stormwater management agreement for the shared underground
stormwater, or the project will be required to obtain permits for a separate underground
stormwater system. Any aboveground stormwater system would constitute a substantial
deviation to the approved plan and require review and approval through a rezoning.
4. The back façade of the commercial building facing Greenview Drive must be aesthetically
similar to the faces of the building. The building façade along Market Street shall
incorporate a minimum of one building entrance and form-giving elements, such as entry
overhangs and periodic transitions in wall offsets, materials and/or fenestration. Any pads
for HVAC equipment shall be screened from the street view by low fencing and/or
landscaping.
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 project is in line with
the density and housing type recommendations for the Community Mixed Use place type, I
find RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because the project is not consistent with the desired character of the surrounding
community and will adversely impact the adjacent neighborhood.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a CZD B-1 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 - May 1, 2025
ITEM: 4 - 1 - 2
Z25-08 Staff Report PB 5.1.2025 Page 1 of 13
STAFF REPORT FOR Z25-08
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-08
Request:
Rezoning to a Conditional B-1 District
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions 626 Retail Development, LLC
Location: Acreage:
100 block of Greenview Drive 1.24 acres
PID(s): Comp Plan Place Type:
R03614-005-002-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Vacant 2-story/15,000 sq ft office building
Current Zoning: Proposed Zoning:
(CZD) B-1 (CZD) B-1
SURROUNDING AREA
LAND USE ZONING
North Christ’s Sanctified Holy Church R-15
East Vacant lots and Single-Family Residential R-15
South Carwash and Single-Family Residential (CZD) B-1 and R-15
West Single-Family Residential R-15
Planning Board - May 1, 2025
ITEM: 4 - 2 - 1
Z25-08 Staff Report PB 5.1.2025 Page 2 of 13
ZONING HISTORY
July 6, 1971 Initially zoned as an R-15 Residential District
October 1, 1990 Rezoned from an R-15 Residential District to a Conditional Use District
(CUD) B-1 for a retail nursery
July 1, 1999
Site modification of CUD B-1 for a retail nursery, to a CUD B-1
accommodating alternative uses conforming strictly to the B-1
Neighborhood Business Zoning District
February 5, 2018 Rezoned from a CUD B-1 to a Conditionally zoned (CZD) B-1 to
accommodate an automobile service station
COMMUNITY SERVICES
Water/Sewer Public water and sewer services are currently available through CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Station 16 Ogden
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No Conservation resources present
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 1, 2025
ITEM: 4 - 2 - 2
Z25-08 Staff Report PB 5.1.2025 Page 3 of 13
Approved Concept Plan - Includes Staff Markups
• The previously approved site plan under Z17-11 was rezoned to a (CZD) B-1 from a (CUD)
B-1 to accommodate a car care center and car wash as depicted in the site plan.
• There is a primary ingress/egress by way of Greenview Drive, and a secondary access off
Oak Ridge Lane.
• This plan was approved with the following three conditions:
o All existing trees located within the required buffer yards must be preserved and
supplemented as necessary in order to provide a fully opaque screen. In addition,
a six-foot-tall solid fence must be installed along the rear buffer yard.
o Flashing, animated, and digital signs shall be prohibited on the property.
o A sign indicating that Oak Ridge Lane is a private road shall be installed along the
right-of-way of Oak Ridge Lane, west of the proposed driveway access to the
subject site.
Existing Zoning
Carwash
Greenview Drive
Oak Ridge Lane
Fe
n
c
e
d
B
u
f
f
e
r
Car Care Center
Planning Board - May 1, 2025
ITEM: 4 - 2 - 3
Z25-08 Staff Report PB 5.1.2025 Page 4 of 13
Proposed Concept Plan- Includes Staff Markups
• The applicant is proposing to develop a two-story 15,000 square-foot general office
building with a limited list of uses, as depicted in the above concept plan within the blue
border.
• The list of uses includes Banks and/or Financial Institutions, Business Service Center, Offices
for Private Business & Professional Activities, Instructional Services & Studios, General
Personal Services (no Tattoo Parlors permitted), and General Retail Sales.
• The site currently has two existing driveways on Greenview Drive. The adjacent carwash on
Oak Ridge Lane is under separate ownership and the subject site does not currently have
an access easement to the private road Oak Ridge Lane. While access to Oak Ridge Lane
is not guaranteed, staff is recommending a condition that the applicant provide the carwash
with an access easement to Greenview Drive in order to preserve the points of access for
the carwash shown in the original approval.
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Planning Board - May 1, 2025
ITEM: 4 - 2 - 4
Z25-08 Staff Report PB 5.1.2025 Page 5 of 13
• The site is currently served by an underground stormwater management system. The system
may require expansion depending on the final amount of impervious proposed during the
Technical Review Committee (TRC) review.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities.
• The property was rezoned from (CUD) B-1 to (CZD) B-1 in 2018 to accommodate an
automobile service station or car care center. There would be no change in the zoning
district, but instead an expansion of approved uses that fall in line with allowed uses in B-
1.
• The rear setback to the west is 30 feet, while the front, street side, and interior side setbacks
are all 25 feet.
• This area is part of the Special Highway Overlay District (SHOD), whose purpose is to
protect the natural beauty and scenic vistas that exist along interstate highways and other
designated roadways that serve as major accessways and gateways into unincorporated
New Hanover County.
• If approved, the project would be subject to 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 - May 1, 2025
ITEM: 4 - 2 - 5
Z25-08 Staff Report PB 5.1.2025 Page 6 of 13
AREA DEVELOPMENTS
Planning Board - May 1, 2025
ITEM: 4 - 2 - 6
Z25-08 Staff Report PB 5.1.2025 Page 7 of 13
TRANSPORTATION
Planning Board - May 1, 2025
ITEM: 4 - 2 - 7
Z25-08 Staff Report PB 5.1.2025 Page 8 of 13
CURRENT CONDITIONS
Intensity of Current Zoning Current Conditional zoning accommodates a 7,730
square foot Car Care Center
PROPOSED ACCESS
Primary Access
Greenview Drive
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Market Street Greenview Drive
Type of Roadway Principal Arterial, Other Local street
Roadway Planning Capacity (AADT) 37,321.49 10,978.25
Latest Traffic Volume (AADT) 43,000 850
Latest WMPO Point-in-Time Count (DT) *33,524 N/A
Latest WMPO Point-in-Time Count (DT) **45,857 N/A
Current Level of Congestion Over Capacity Available Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
U-4902D- Market Street Improvements
− Access management improvements from
N. College Road to Station Road and
from Middle Sound Loop Road to the
Mendenhall Drive/Marsh Oaks Drive
intersection.
− Installation of a center median and
pedestrian accessways along Market
Street from Middle Sound Loop Road to
Marsh Oaks Drive. The pedestrian
accessways will consist of a multi-use
path along the north / west frontage of
Market Street.
− With the widening of Market Street
there will be a signalized U-turn with a
bulb-out just south of the proposed
entrance.
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 17 33 +16
PM Peak Hour Trips 24 34 +10
Planning Board - May 1, 2025
ITEM: 4 - 2 - 8
Z25-08 Staff Report PB 5.1.2025 Page 9 of 13
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 minor collector road that currently has available capacity.
The sites can be accessed directly off Greenview Drive, off Market Street. The properties also
potentially have access through Oak Ridge Lane. Since Oak Ridge Lane is a private road, there is
no traffic data for the road that could be analyzed. The estimated traffic for the proposed project
falls below the required 100 peak hour threshold that triggers Traffic Impact Analyses. While the
WMPO’s point in time traffic count is above capacity for this stretch of Market Street, the potential
increase in traffic generated by this rezoning is low. In addition, the widening of Market Street is
currently happening, which should help to alleviate the congestion currently experienced in this area.
*Market Street/US 17 Business: north of Sweetwater Road as of October 1, 2024
**Market Street/US 17 Business: between Lendire Road and Wendover Lane as of October 1,
2024
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Page’s Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, the site
consists of Class I (suitable with slight limitations) and Class III (severe limitation) soils however
the project is anticipated to connect to CFPUA water and sewer.
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
A business-friendly environment that promotes
growth, agility, and collaboration.
The strategic objective to achieve this desired
outcome includes the planning for the long-term
needs of businesses through timely, innovative
programs and community partnerships. The target
is to maintain new business growth within 2.5% of
the state.
Planning Board - May 1, 2025
ITEM: 4 - 2 - 9
Z25-08 Staff Report PB 5.1.2025 Page 10 of 13
Representative Developments
Representative Development of Vehicle Service Station:
Express Oil Change on Market Street
Representative Development of two-story office building:
Two-story office building along Market Street
Planning Board - May 1, 2025
ITEM: 4 - 2 - 10
Z25-08 Staff Report PB 5.1.2025 Page 11 of 13
Context and Compatibility
• This property is located along the Market Street corridor and has access onto Market Street
by way of Greenview Drive, in a section of Market Street that is currently undergoing
widening and intense commercial development. This lot was originally zoned R-15 in 1971,
getting rezoned to a (CUD) B-1 in 1990 to accommodate a retail nursery operation.
• B-1 was designed to provide lands that accommodate a range of small scale, low intensity,
neighborhood serving commercial development that provide goods and services to residents
of adjacent neighborhoods. The district regulations are intended to ensure uses,
development intensities, and a development form that is consistent with a pedestrian-
friendly, walkable, and neighborhood scale. Mixed use development is allowed that is
consistent with district character. Mixed use development is allowed that is consistent with
district character.
• The site is located within the Special Highway Overlay District and lies in a transitional area
between the Porters Neck high growth node to the north and the Ogden commercial node,
both of which are classified as Urban Mixed use, in contrast with the Community Mixed Use
designation in this specific area.
• While there is extensive residential development in the surrounding area, the Market Street
corridor primarily functions as a commercial corridor.
• This rezoning and the modification of approved uses would allow for a more diverse
business landscape to accommodate a greater range of uses.
• The Helping Hands Chiropractic Center and the Diener Law office, both located near the
property are two-stories, and the height of the existing car wash is 24 feet tall. The
proposed two-story office building would fit in with the height of businesses in the
surrounding area along Market Street.
• While the property is adjacent to single-family residential, the proposed structure is
oriented towards the center of the site, and there is a 30 foot wide public utility easement
along with an existing fenced buffer adjacent to existing 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 development patterns and should not be interpreted as
being parcel specific.
Planning Board - May 1, 2025
ITEM: 4 - 2 - 11
Z25-08 Staff Report PB 5.1.2025 Page 12 of 13
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
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 proposed development is at the Market Street and Greenview Drive
intersection, an area of Market Street experiencing a mix of commercial
and residential growth. The proposed modification of the existing CZD site
plan and conditions of use are for a two-story General Office building
amongst a few other listed uses.
This area is classified as Community Mixed Use by the 2016 Comprehensive
Plan. This place type focuses on small scale, compact mixed-use
development that serves as an attraction for county residents and visitors.
There is a trend towards commercial development directly along Market
Street, transitioning to more residential uses with diverse housing types,
including attached single-family and multi-family development further back
off Market Street.
Consistency
Recommendation
The proposed (CZD) B-1 rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the expanded uses are in line with the
specifications, uses, and recommendations for the Community Mixed Use
place type while promoting a business-friendly environment.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations and technical review. The site and its rezoning parameters are compatible with the
Community Mixed Use place type that could accommodate a range of small scale, low intensity,
neighborhood serving commercial development that provide goods and services to residents of
adjacent neighborhoods.
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
project is in line with the use and density for the Community Mixed Use place type. I
also find recommending APPROVAL of the rezoning request is reasonable and in the
public interest because the project helps foster a business-friendly environment that
promotes growth, agility, and collaboration.
Existing Conditions to Remain:
1. All existing trees located within required buffer yards must be preserved and
supplemented as necessary in order to provide a fully opaque screen. In addition,
a six-foot-tall solid fence must be installed along the rear buffer yard.
Planning Board - May 1, 2025
ITEM: 4 - 2 - 12
Z25-08 Staff Report PB 5.1.2025 Page 13 of 13
2. Flashing, animated, and digital signs shall be prohibited on the property.
3. A sign indicating that Oak Ridge Lane is a private road shall be installed along the
right-of-way of Oak Ridge Lane, west of the proposed driveway access to the
subject site.
Applicant Proposed Conditions:
1. The proposed rezoning’s principal uses shall be limited to:
a. Banks and/or Financial Institutions,
b. Business Service Center,
c. Offices for Private business & Professional Activities,
d. Instructional Services & Studios,
e. Personals Services, General (no tattoo Parlors permitted), and
f. Retail Sales, General
Staff proposed conditions:
1. An agreement in place for shared maintenance and parking between car wash and
office building.
2. The applicant must provide cross access easements for the carwash to access
Greenview Drive through both driveway locations.
3. The project will have a stormwater management agreement for the shared
underground stormwater, or the project will be required to obtain permits for a
separate underground stormwater system. Any aboveground stormwater system
would constitute a substantial deviation to the approved plan and require review
and approval through a rezoning.
4. The back façade of the commercial building facing Greenview Drive must be
aesthetically similar to the faces of the building. The building façade along Market
Street shall incorporate a minimum of one building entrance and form-giving
elements, such as entry overhangs and periodic transitions in wall offsets, materials
and/or fenestration. Any pads for HVAC equipment shall be screened from the
street view by low fencing and/or landscaping.
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
project is in line with the density and housing type recommendations for the Community
Mixed Use place type, I find recommending DENIAL of the rezoning request is
reasonable and in the public interest because the project is not consistent with the
desired character of the surrounding community and will adversely impact the adjacent
neighborhood.
Planning Board - May 1, 2025
ITEM: 4 - 2 - 13
Planning Board - May 1, 2025
ITEM: 4 - 3 - 1
Planning Board - May 1, 2025
ITEM: 4 - 4 - 1
Planning Board - May 1, 2025
ITEM: 4 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 4 - 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
626 Retail Development, L.L.C.
7313 Haymarket Lane
Raleigh, NC 27615
910-444-1621 (Contract Purchaser: Adam Slack)
adam.slack@ccm.com
Planning Board - May 1, 2025
ITEM: 4 - 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.
N/A
Greenview Drive / SR 2082 p/o 315912.96.1277 [R03614-005-002-000]
1.24 ac. (53,952 s.f.+/-) (CZD) B-1 / Vacant Community Mixed-Use
(CZD) B-1 1.24 ac.
15,000 s.f.
Planning Board - May 1, 2025
ITEM: 4 - 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:
Business Park (770)
15,000 s.f.
33 34
Planning Board - May 1, 2025
ITEM: 4 - 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 - May 1, 2025
ITEM: 4 - 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 - May 1, 2025
ITEM: 4 - 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 - May 1, 2025
ITEM: 4 - 7 - 6
Planning Board - May 1, 2025
ITEM: 4 - 7 - 7
Planning Board - May 1, 2025
ITEM: 4 - 7 - 8
Planning Board - May 1, 2025
ITEM: 4 - 7 - 9
Planning Board - May 1, 2025
ITEM: 4 - 7 - 10
Legal DescripƟon for
CondiƟonal Zoning District ModificaƟon
Beginning at a point at the intersecƟon of the southwestern boundary of Greenview Drive (S.R.
2082), a 60’ public right-of-way, with the northwestern boundary of Market Street (NC Hwy. 17
North), a variable-width public right-of-way; and running thence with the Market Street right-of-
way:
South 42035’22” West, 122.22 feet to a point; thence
North 57040’30” West, 384.93 feet to a point; thence
North 32019’30” East, 136.84 feet to a point in that southwestern boundary of
Greenview Drive; thence with that right-of-way,
South 57040’30” East, 359.37 feet to a point; thence
South 38022’48” East, 50.16 feet to the point and place of beginning, containing
53,952 square feet, or 1.24 acres, more or less.
This parcel also being described as “New Parcel 2” on a plat recorded among the Land Records
of the New Hanover County Registry in Map Book 66, at Page 87.
Planning Board - May 1, 2025
ITEM: 4 - 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
Greenview Drive p/o 315912.95.2912 [R03618-002-006-000]
Monday, March 31, 2025 , 6:00 p.m.
In-person w/ info provided for alternativecontact if not able to attend Ogden Park - Picnic Shelter #2
Proximity to the subject project site
No one attended & there was no prior contact by phone or email.
Planning Board - May 1, 2025
ITEM: 4 - 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
None were warranted.
CAW
CAW
CAW
CAW
Cynthia Wolf - Design Solutions
April 1, 2025
March 21, 2025
Planning Board - May 1, 2025
ITEM: 4 - 7 - 13
Community Information Meeting
Greenview Drive Office Bldg. Date: Monday, March 31, 2025
Name Address Email (Optional)
Adam Slack Developer Adam.Slack@ccm.com
Cindee Wolf Project Planner cwolf@lobodemar.biz
Planning Board - May 1, 2025
ITEM: 4 - 7 - 14
Planning Board - May 1, 2025
ITEM: 4 - 7 - 15
SUBJECT PROPERTY - 106 OAK RIDGE LANE
SUBJECT PROPERTY OWNERS MAILING ADDRESS CITY / STATE / ZIP
BLACK KNIGHT 24 LLC 902 CARNEGIE CENTER BLVD PRINCETON NJ 08540
AAA CAR WASH, LLC 160 MINE LAKE CT STE 200 RALEIGH NC 27615
PROPERTIES WITHIN A 500' PERIMETER OF 106 OAK RIDGE LANE:
OWNER MAILING ADDRESS CITY / STATE / ZIP
ACJW PROPERTIES LLC 7633 MARKET ST WILMINGTON NC 28411
ALLEN HALEY M 1217 KALWORTH RD WAKE FOREST NC 27587
AVENT BARBARA M 102 PENDULA WAY WILMINGTON NC 28405
BEVERAGE SARA K ETAL 200 OAK RIDGE LN WILMINGTON NC 28405
BIGFORD TERESA J 7607 BERTHA RD WILMINGTON NC 28405
BRINKLEY LISA L 118 OAK RIDGE LN WILMINGTON NC 28411
BRUMSEY MICHAEL B KIMBERLY 114 GREENVIEW DR WILMINGTON NC 28411
CAIN JASON P CHARLENE 206 GREENVIEW DR WILMINGTON NC 28411
CAIN JOHN A PATRICIA R 210 GREENVIEW DR WILMINGTON NC 28411
CAPE FEAR PUBLIC UTIL AUTHORITY 235 GOV CENTER DR WILMINGTON NC 28403
CARRIGER STEVEN J 7525 ELKMONT CT WILMINGTON NC 28411
CARROLL TIMOTHY E ETAL 7528 ELKMONT CT WILMINGTON NC 28405
CHOQUETTE MARTIN VIRGINIA 205 GREENVIEW DR WILMINGTON NC 28411
CHRISTS SANCTIFIED HOLY CHURCH PO BOX 298 HAMPSTEAD NC 28443
DUNCALF JILL 209 GREENVIEW DR WILMINGTON NC 28411
EBBINKHUYSEN DENISE J ANDRE P 114 OAK RIDGE LN WILMINGTON NC 28411
EDENS CHARLES RAY 7605 BERTHA RD WILMINGTON NC 28411
EDENS DANNY JACK PAMELA 202 GREENVIEW DR WILMINGTON NC 28405
ENGLISH MOOR @ WEST BAY EST HOA 3530 LEWIS LOOP RD BOLIVIA NC 28422
HENRY MATTHEW ALLISON 100 PENDULA WAY WILMINGTON NC 28411
JONES AUSTEN 7539 ELKMONT CT WILMINGTON NC 28411
JONES JOSHUA ETAL 7516 CAUTHEN WAY WILMINGTON NC 28411
JORDAN BARBARA A 7590 MARKET ST WILMINGTON NC 28411
KESKITALO JONATHAN D KIMBERLY 213 GREENVIEW DR WILMINGTON NC 28405
LOESER CLAIRE ETAL 7531 ELKMONT CT WILMINGTON NC 28411
LUTHERAN CHURCH RECONCILIATION 7500 MARKET ST WILMINGTON NC 28405
MARKET STREET 7600 LLC 632 COURT ST JACKSONVILLE NC 28540
MARTABANO MICHAEL G ETAL 7512 CAUTHEN WAY WILMINGTON NC 28405
MOOD EDWARD L III ANGELA L 900 REVERE CT WILMINGTON NC 28411
MORENO FABIOLA C 121 GREENVIEW DR WILMINGTON NC 28411
MOTZ COURTNEY EIRIK DIETER 7537 ELKMONT CT WILMINGTON NC 28411
MURILLO HENRY 7524 ELKMONT CT WILMINGTON NC 28411
PHILLIIPS LACY N KRISTOFFER W 7508 CAUTHEN WAY WILMINGTON NC 28411
RUEHLE DAVID G NORA S 7527 ELKMONT CT WILMINGTON NC 28405
SHARIFI GITEE A AHMAD 7535 ELKMONT CT WILMINGTON NC 28411
SHULER SARAH LEE 122 OAK RIDGE LN WILMINGTON NC 28411
WILM PROP INVESTMENT GROUP LLC 303 FOX LAKE DR CLINTON NC 28328
WOJTOWICZ TRACY RONALD 7532 ELKMONT CT WILMINGTON NC 28405
WOPILA LLC 335 TRAILS END RD WILMINGTON NC 28409
Planning Board - May 1, 2025
ITEM: 4 - 7 - 16
March 21, 2025
To: Adjacent Property Owners
This is a notice of a community information meeting for an upcoming zoning modification request. The property is
located at 106 Oak Ridge Lane, and is 2.51 acres. The New Hanover County parcel number (PIN) is
315912.95.2912, with a tax identification (PID) of R03618-002-006-000. Your property is located in the proximity,
within a 500’ perimeter, of the proposed project. The current Owner is Black Knight 24, L.L.C.
The property is currently occupied by the Whistle Stop (fka FINS) Carwash. The original plan, approved in 2017,
included a Car Care Center on the Greenview Drive frontage. My client seeks to replace that with a 2-story
commercial building. Limited uses would include professional office, small retail shop, personal services and / or
instructional studio. There would be no change in the Conditional B-1 District.
This proposal would require approval from New Hanover County Board of Commissioners. A Conditional Zoning
District allows particular uses to be established only in accordance with specific standards and conditions
pertaining to each individual development project. The previous plan & modification site plan are attached.
A meeting will be held on Monday, March 31st, 6:00 p.m., at Ogden Park’s Picnic Shelter #2. The location is across
the parking areas from the basketball court and dog park. (See Map below)
If you cannot attend, you are also welcome to contact Cindee Wolf at telephone # 910-620-2374, or email
cwolf@lobodemar.biz with comments and/or questions.
We appreciate your interest in the project, and look forward to being a good neighbor and an asset to the
community.
Planning Board - May 1, 2025
ITEM: 4 - 7 - 17
SITEPLANNOTES
I. CONTRACTORSHALLREFERTOTHEAAACARCARECENTERARCHITECTURAL
PLANSFORTHEEXACTLOCATIONOFUTILITYENTRANCES, BUILDINGDIMENSIONS,
ROOFLEADERS, EXITDOORS, EXITRAMPSANDPORCHES.
2. ALLDIMENSIONSARETOBUILDINGFACE, FACEOFCURB, EDGEOFASPHALT
OREDGEOFSIDEWALKUNLESSNOTEDOTHERWISE.
3. CONTRACTORSHALLPROVIDEALLLABORANDMATERIALSFORTHE
INSTALLATIONOFTRAFFICSIGNAGEANDPAVEMENTMARKINGSASSHOWNONTHE
CONSTRUCTIONPLANS.
4. ALLNON- LANDSCAPEDISLANDSSHALLBEPAINTEDWITHSTRIPES4" WIDE, AT
45" AND2FEETO.C.
5. ALLSTRIPINGSHALLBE4" WIDEUNLESSNOTEDOTHERWISE.
6. CONTRACTORSHALLCOORDINATEFINALLOCATIONOFTHESITESIGNWITH
AAA.
7. CONTRACTORSHALLREFERTOOTHERPLANSWITHINTHISCONSTRUCTIONSET
FOROTHERPERTINENTINFORMATION.
8. ALLWORKANDMATERIALSSHALLCOMPLYWITHALLNEWHANOVERCOUNTY
REGULATIONSANDCODESANDO.S.H.A. STANDARDS.
9. ALLDISTURBEDAREASARETORECEIVEFOURINCHESOFTOPSOIL, SEED,
MULCHANDWATERUNTILAHEALTHYSTANDOFGRASSISESTABLISHED.
10. CONTRACTORISRESPONSIBLEFOROBTAININGAPPROVALFROMALLAFFECTED
UTILITYCOMPANIESFORTHELOCATIONANDHEIGHTOFALLSIGNAGEBEFORE
CONDUITANDWIRINGISINSTALLED.
11. EXISTINGSTRUCTURESWITHINCONSTRUCTIONLIMITSARETOBEABANDONED,
REMOVEDORRELOCATEDASNECESSARY. ALLCOSTSHALLBEINCLUDEDIN
BASEBID.
12. CONTRACTORSHALLBERESPONSIBLEFORALLRELOCATIONS, INCLUDINGBUT
NOTLIMITEDTO, ALLUTILITIES, STORMDRAINAGE, SIGNS, TRAFFICSIGNALSisPOLES,
ETC. ASREQUIRED. ALLWORKSHALLBEINACCORDANCEWITHGOVERNING
AUTHORITIESSPECIFICATIONSANDSHALLBEAPPROVEDBYSUCH. ALLCOSTSHALL
BEINCLUDEDINBASEBID.
13. SITEBOUNDARY, TOPOGRAPHY, UTILITYANDROADINFORMATIONTAKENFROMA
SURVEYBYSURVEYMATTERS.
BoardofCommissioners - February5, 2018
ITEM: 10- 9 - 1
PARKING CALCULATIONSTENANTSITELEGENDEXISTINGPROPOSEDDESCRIPTION0O3NUMBEROFSPACES PROVIDEDRETAILPERROW2.5 / 1000 SF 19CURBEGUTTERSERVICESIGNHANDICAPSYMBOLIPEREMPL, + CONCRETESIDEWALK
SITEPLANNOTES
I. CONTRACTORSHALLREFERTOTHEAAACARCARECENTERARCHITECTURAL
PLANSFORTHEEXACTLOCATIONOFUTILITYENTRANCES, BUILDINGDIMENSIONS,
ROOFLEADERS, EXITDOORS, EXITRAMPSANDPORCHES.
2. ALLDIMENSIONSARETOBUILDINGFACE, FACEOFCURB, EDGEOFASPHALT
OREDGEOFSIDEWALKUNLESSNOTEDOTHERWISE.
3. CONTRACTORSHALLPROVIDEALLLABORANDMATERIALSFORTHE
INSTALLATIONOFTRAFFICSIGNAGEANDPAVEMENTMARKINGSASSHOWNONTHE
CONSTRUCTIONPLANS.
4. ALLNON- LANDSCAPEDISLANDSSHALLBEPAINTEDWITHSTRIPES4" WIDE, AT
45" AND2FEETO.C.
5. ALLSTRIPINGSHALLBE4" WIDEUNLESSNOTEDOTHERWISE.
6. CONTRACTORSHALLCOORDINATEFINALLOCATIONOFTHESITESIGNWITH
AAA.
7. CONTRACTORSHALLREFERTOOTHERPLANSWITHINTHISCONSTRUCTIONSET
FOROTHERPERTINENTINFORMATION.
8. ALLWORKANDMATERIALSSHALLCOMPLYWITHALLNEWHANOVERCOUNTY
REGULATIONSANDCODESANDO.S.H.A. STANDARDS.
9. ALLDISTURBEDAREASARETORECEIVEFOURINCHESOFTOPSOIL, SEED,
MULCHANDWATERUNTILAHEALTHYSTANDOFGRASSISESTABLISHED.
10. CONTRACTORISRESPONSIBLEFOROBTAININGAPPROVALFROMALLAFFECTED
UTILITYCOMPANIESFORTHELOCATIONANDHEIGHTOFALLSIGNAGEBEFORE
CONDUITANDWIRINGISINSTALLED.
11. EXISTINGSTRUCTURESWITHINCONSTRUCTIONLIMITSARETOBEABANDONED,
REMOVEDORRELOCATEDASNECESSARY. ALLCOSTSHALLBEINCLUDEDIN
BASEBID.
12. CONTRACTORSHALLBERESPONSIBLEFORALLRELOCATIONS, INCLUDINGBUT
NOTLIMITEDTO, ALLUTILITIES, STORMDRAINAGE, SIGNS, TRAFFICSIGNALSisPOLES,
ETC. ASREQUIRED. ALLWORKSHALLBEINACCORDANCEWITHGOVERNING
AUTHORITIESSPECIFICATIONSANDSHALLBEAPPROVEDBYSUCH. ALLCOSTSHALL
BEINCLUDEDINBASEBID.
13. SITEBOUNDARY, TOPOGRAPHY, UTILITYANDROADINFORMATIONTAKENFROMA
SURVEYBYSURVEYMATTERS.
BoardofCommissioners - February5, 2018
ITEM: 10- 9 - 1
PARKING CALCULATIONSTENANTAREASFREQUIREDREQUIREDPARKINGRATIOPARKINGPROVIDEDRETAIL7,730 SFt 2.5 / 1000 SF 19 19SERVICEIPEREMPL, + 45 45CARWASHIPERMANAGER + CAPACITY X 3) OVERALL 7,730 SF± 64 64SITEAREA2,507 ACRESNOTE, BASED ON 3 EMPLOYEES E A CAPACITY OF 18 CARS. PAINT ST,)IPING LEGENDSWSL /4" - SINGLE WHITE SOLID LINE / 4' WIDEDYSL /4" - DOUBLE YELLOW SOLID LINE / 4' WIDE EACH SETBACKSMARKETSTREET: SHOD (HIGHWAY OVERLAY) REQUIRES 100' FRONT BUILDING SETBACK. THIS CAN BE REDUCED TO 75' WITH ENHANCED LANDSCAPE BUFFERING. THIS PLANANTICIPATESUSINGTHE75' OPTION. GREENVIEW DRIVE: 35' FRONT SETBACKOAKVIEWDRIVE; 35' FRONT SETBACKREAR (WEST), SETBACK IS BASED UPON BUILDING HEIGHT. IT IS ASSUMED THATBUILDINGHEIGHTWILLBE24' MAXIMUM. DUE TO RESIDENTIAL ADJACENT, THEBUILDINGHEIGHTISMULTIPLIEDBY3.73 TO DETERMINE THE REQUIRED SETBACK. THEREFORE, THE REQUIRED SETBACK IS 24' X 3.73 = 90'. BUFFERSMARKETSTREET: SHOD (HIGHWAY OVERLAY) REQUIRES 50' PARKING SETBACK. THISCANBEREDUCEDTO37.5' WITH ENHANCED LANDSCAPE BUFFERING. THIS PLANANTICIPATESUSINGTHE37.5' OPTION. GREENVIEW DRIVE: 10' LANDSCAPE BUFFER BETWEEN PARKING AND ROADWAYOAKVIEWDRIVE: 10' LANDSCAPE BUFFER BETWEEN PARKING AND ROADWAYREAR (WEST), BUFFER REQUIRED IS y SETBACK. THE SETBACK WAS CALCULATED TOBE90', BASED ON A 24' BUILDING HEIGHT. THE CORRESPONDING BUFFER WOULD BE45'. IN ORDER TO REDUCE THE BUILDING SETBACK, AN ADDITIONAL 10' HAS BEENADDEDTOTHEBUFFER, THEREFORE, THE PROVIDED BUFFER WIDTH IS 55'.
GREENVIEW DRIVE (S.R. 2082)
CV !
PROPOSED RIGHT -IN,
EASEMENT
6' UTILITY RIGHT -OUT ENTRANCE
5 tie
16r LANDSCAPE STRIA
N/F
LloydC. & Lisa L. Brinkley Jr.
PID: R03614- 006 - 001 -000
DB. 2636, PG. 594
Zone: R -15
N /F
LloydC. & Lisa L. Brinkley Jr.
PID: R03614- 006 -037 -000
DB. 2636, PG. 594
Zone: R -15
N /F
DeniseJadick
PID: R03618- 002 -004 -000
DB. 5471, PG. 963
Zone: R -15
X
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EASEMENT
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ALWAYSCALLBEFOREYOUDIGI rk aX iPOpDMxmuN"YriW¢eEVERYDIGGINGJOBREWIRESA CALL - EVENSMALLPROJECTSLIKEPLANTINGTREESORSHRUBS. IF YOU HIT AN UNDERGROUND UTILITYLINEWHILEDIGGING, YOU CAN HARM YOURSELFORTHOSEAROUNDYOU, DISRUPT SERVICE TOANENTIRENEIGHBORHOODANDPOTENTIALLYBERESPONSIBLEFORFINESANDREPAIRCOSTS. SMART DIGGING MEANS CALLING 811 BEFOREEACHJOB. WHETHER YOU ARE A HOMEOWNER ORAPROFESSIONALEXCAVATOR, ONE CALL TO 811GETSYOURUNDERGROUNDUTILITYLINESMARKEDFORFREE.
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Planning Board - May 1, 2025
ITEM: 4- 7 - 18
Planning Board - May 1, 2025
ITEM: 4 - 7 - 19
Concept Plan
Planning Board - May 1, 2025
ITEM: 4 - 8 - 1
Planning Board - May 1, 2025
ITEM: 4 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - May 1, 2025
ITEM: 4 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Development Review Planner
CONTACT(S): Amy Doss; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning & Land
Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z25-09) – Request by Cindee Wolf with Design Solu9ons, applicant, on behalf of Li<lebird
Proper9es, LLC, property owner, to rezone approximately 1.77 acres located at the 3100 block of Castle Hayne
Road from an R-10, Residen9al district to a (CZD) B-2, Regional Business district for commercial flex space for the
use of retail sales, offices for private business and professional ac9vi9es, restaurant, and other limited uses.
BRIEF SUMMARY:
The applicant is reques$ng to rezone approximately 1.78 acres from R-10, Residen$al to (CZD) B-2, Regional Business
for two commercial buildings totaling 21,000 SF. The project includes sidewalks, parking, and a circular drive aisle.
The original R-20 district was established in 1971. At the $me, the purpose of the district was to ensure housing served
by private sep$c and wells would be developed at low densi$es. In 2020 the parcel was rezoned by New Hanover
County to R-10 as part of a larger tract for the development of a subdivision for Habitat for Humanity, while keeping
this parcel for a future fire sta$on. However, since the fire sta$on was built elsewhere, the land was sold to developers
who own the neighboring property to the north that was recently rezoned to (CZD) B-2 for a contractor office and flex
space. As currently zoned, six single-family homes could be built there.
The purpose of the B-2 district is to provide for the proper site layout and development of larger format or larger
structure size business uses, and also to provide for the businesses that rely on pass-by traffic. The requested (CZD) B-2
district is an expansion of the (CZD) B-2 commercial flex space adjacent to the north. The UDO contains site design
standards related to buffers and ligh$ng. A Type A opaque buffer is required along the southern and western proper$es
abu>ng the Haven Place subdivision.
It is es$mated the site would generate approximately 6 AM and 7 PM peak hour trips if developed under current
zoning. The proposed (CZD) B-2 development is es$mated to generate 82 AM and 150 PM peak hour trips, increasing
the number of peak hour trips by approximately 76 AM and 143 PM. The proposed project is located along a minor
arterial road nearing capacity. The increased trips triggered the TIA requirement, with necessary improvements as
follows: the addi$on of a southbound right-turn lane and specific site access design.
The Comprehensive Plan designates this property as Community Mixed Use. This place type promotes small-scale
mixed-use development paEerns such as the proposed rezoning that provide a transi$on from lower intensity
commercial uses along a commercial corridor, to more dense residen$al districts to the south and west. The proposed
rezoning request is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed uses and
intensity align with the exis$ng development paEerns along the corridor and could provide services and support to
nearby residences.
Planning Board - May 1, 2025
ITEM: 5
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda$on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera$ons, and
technical review. The proposed project is in line with current commercial development paEerns and rezoning approvals
in the Castle Hayne Road corridor and would be compa$ble with the recently approved LiElebird Proper$es rezoning
to the north. Addi$onal condi$ons have been proposed by staff to reduce impacts on the adjacent subdivision and to
guarantee interconnec$vity and stormwater management.
The proposed (CZD) B-2 rezoning is generally CONSISTENT with the Comprehensive Plan because the
proposed proposed concept plan is in line with current development paEerns.
As a result, Staff recommends APPROVAL of the proposal.
Please refer to the Script for suggested and alterna9ve mo9on language.
ATTACHMENTS:
Descrip$on
Z25-09 Planning Board Script
Z25-09 Planning Board Staff Report
Z25-09 Zoning Map
Z25-09 Future Land Use Map
Z25-09 Mailout Map
Initial Application Cover Sheet
Z25-09 Initial Application
Concept Plan Cover Sheet
Z25-09 Concept Plan
Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 5
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-09)
Request by Cindee Wolf with Design Solutions, applicant, applicant, on behalf of Littlebird Properties,
LLC, property owner, to rezone approximately 1.77 acres located at the 3100 block of Castle Hayne
Road from an R-10, Residential district to a (CZD) B-2, Regional Business district for commercial flex
space for the use of retail sales, offices for private business and professional activities, restaurant, and
other limited uses.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and any
opponents will each be allowed 15 minutes for their presentation and an additional 5
minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s 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 and
intensity align with existing development patterns along the corridor and could provide
services and support to nearby residences. I also find RECOMMENDING APPROVAL of the
rezoning request is reasonable and in the public interest because the proposed concept plan
is in line with current development patterns, with the following conditions:
Proposed Conditions:
1. Uses will be limited to:
o Animal Grooming Service
o Veterinary Service (kennel or daycare prohibited),
Planning Board - May 1, 2025
ITEM: 5 - 1 - 1
o Business Service Center,
o Offices for Private Business & Professional Activities,
o Personal Services, General (tattoo parlors prohibited),
o Instructional Services & Studios,
o Retail Sales, General, and
o Restaurant.
2. A solid privacy fence shall be installed along the southern and western portions of the
project as shown on the concept plan.
3. A 20-foot-wide public access easement shall be established along the property boundary
with Castle Hayne Road. Sufficient space must be provided to accommodate both the
easement and the required street yard landscaping.
4. The back façade of the commercial buildings facing Haven Place and Castle Hayne Road
must be aesthetically similar to the faces of the buildings. The building façade along Castle
Hayne Road shall incorporate a minimum of one building entrance and form-giving
elements, such as entry overhangs and periodic transitions in wall offsets, materials and /
or fenestration. Any pads for HVAC equipment shall be screened from the street view by
low fencing and / or landscaping.
5. The parcels shall either be recombined under common ownership, or before ownership of
any property is transferred to another person or entity, an access easement and
maintenance agreement and stormwater easement and maintenance agreement be
established and recorded with the Register of Deeds.
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 and
intensity align with existing development patterns along the corridor and could provide
services and support to nearby residences. I find RECOMMENDING DENIAL of the rezoning
request is not reasonable and in the public interest because of the proximity of the
development to the adjacent workforce housing community.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) B-2 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 - May 1, 2025
ITEM: 5 - 1 - 2
Z25-09 Staff Report PB 5.1.2025 Page 1 of 15
STAFF REPORT FOR Z25-09
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-09
Request:
Rezoning to a Conditional B-2 district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Littlebird Properties, L.L.C.
Location: Acreage:
3111 Castle Hayne Road 1.78
PID(s): Comp Plan Place Type:
R02519-001-018-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped
21,000 SF Flex Commercial space with uses limited to:
Animal Grooming/Veterinary (w/Kennel or Daycare
Prohibited); Business Service Center; Offices for Private
Business & Professional Activities; Personal Services,
General (w/Tattoo Parlors Prohibited); Instructional
Services & Studios; Retail Sales, General; Restaurant
Current Zoning: Proposed Zoning:
R-10, Residential (CZD) B-2
SURROUNDING AREA
LAND USE ZONING
North Detached Single-Family Home. Site approved for
Contractor Office and Commercial Flex Space (CZD) B-2
East Detached Single Family Residential and Agricultural
Land R-20
South Haven Place Subdivision R-10
West Haven Place Subdivision R-10
Planning Board - May 1, 2025
ITEM: 5 - 2 - 1
Z25-09 Staff Report PB 5.1.2025 Page 2 of 15
ZONING HISTORY
July 1, 1974 Initially zoned R-20 (Area 10A)
March 9, 2020 Rezoned to R-10 (Z20-02)
COMMUNITY SERVICES
Water/Sewer Public water and sewer services are available through CFPUA.
Fire Protection
New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro Station and the future adjacent
Castle Hayne Road Station
Schools Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High
School
Recreation Northern Regional Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The Conservation Overlay District Map indicates 0.01 acres of potential
swamp forest on the site. The amount is below the threshold that triggers
additional ordinance requirements.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 1, 2025
ITEM: 5 - 2 - 2
Z25-09 Staff Report PB 5.1.2025 Page 3 of 15
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
• The concept plan shown in the blue box above includes two 10,500 square foot, one-story
commercial buildings sited parallel to Castle Hayne Road. The project includes internal
sidewalks, parking and a circular drive aisle that is limited to one-way travel on the western
side of the property.
• Please note, site development reflected in dotted lines outside of the blue box is for the
adjacent parcel and not subject to this request.
• The applicant has proposed a condition limiting the allowed uses to:
o Animal Grooming Service
Ne
w
D
a
w
n
D
r
i
v
e
Shared
Access
Approved
Pedestrian
Access
Fenced
Buffer
Offsite
Sidewalk
Planning Board - May 1, 2025
ITEM: 5 - 2 - 3
Z25-09 Staff Report PB 5.1.2025 Page 4 of 15
o Veterinary Service (kennel or daycare prohibited),
o Business Service Center,
o Offices for Private Business & Professional Activities,
o Personal Services, General (tattoo parlors prohibited),
o Instructional Services & Studios,
o Retail Sales, General, and
o Restaurant.
• The adjacent commercial project to the north was rezoned in June 2024 and is currently
under review by the county’s Technical Review Committee (TRC). That commercial site plan
includes the offsite stormwater and sidewalk shown outside of the conceptual plan for this
project.
• Access to the property is shown through the adjacent development that is not subject to the
rezoning request. Currently both parcels are owned by Littlebird Properties, LLC. While the
two projects are interconnected, they are on separate tracts of land which could allow the
sale of one or more parcels to another owner. To guarantee shared access, staff is
recommending a condition that guarantees the current common owner either recombine the
parcels, or before ownership of any property is transferred to another person or entity, that
an access easement and maintenance agreement and stormwater easement and
maintenance agreement be established and recorded with the Register of Deeds.
• The concept plan includes a fence along the southern and western boundary of the property
facing the Haven Place Subdivision. Staff is recommending a condition guaranteeing the
installation of the fence.
• The plan also includes a 20-foot-wide public access easement along Castle Hayne Road
that will connect with the access easement provided by the applicant on the project
approved to the north.
• Since the rear of the buildings face both Castle Hayne Road and the Haven Place
Subdivision, staff is recommending a condition that the back façade of both buildings must
be aesthetically similar to the face of the building.
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 due to the need for private wells and
septic systems. Since that time public water and sewer have become available in the area.
• The parcel was rezoned to R-10 in 2020 as part of a 15.86-acre tract owned by New
Hanover County. Most of the property was conveyed to Habitat for Humanity to develop
the Haven Place subdivision aimed at increasing the availability of workforce housing. The
county kept the remaining parcel as a potential site for a future fire station. Since that
time, the county has selected an alternative location for a fire station in the Castle Hayne
area
Planning Board - May 1, 2025
ITEM: 5 - 2 - 4
Z25-09 Staff Report PB 5.1.2025 Page 5 of 15
• In June 2024 the parcel to the north was rezoned by Littlebird Properties, LLC to (CZD) B-
2 to allow a contractor office and a separate flex commercial building. In September
2024 New Hanover County sold the subject site to Littlebird Properties, LLC.
• The rear setback to the west is 35 feet and the side setback to the south is 30 feet.
• If approved, the project will be required to provide a Type A: opaque buffer along the
western and southern boundaries of the site adjacent to the Haven Place Subdivision. The
concept plan includes a fence as a visual buffer which staff has included as a recommended
condition of approval.
• The UDO contains controls on exterior lighting on the site, and the maximum illumination
levels at the common property line with the residential properties to the west and south shall
not exceed 0.5-foot candles. 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. In no case shall lighting be directed at or above a horizontal
plan from the lighting fixture.
• 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 - May 1, 2025
ITEM: 5 - 2 - 5
Z25-09 Staff Report PB 5.1.2025 Page 6 of 15
AREA DEVELOPMENTS
Planning Board - May 1, 2025
ITEM: 5 - 2 - 6
Z25-09 Staff Report PB 5.1.2025 Page 7 of 15
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning R-10 would
allow a maximum of six single-family dwelling units.
PROPOSED ACCESS
Primary Access Full access onto Castle Hayne Road
Secondary Access N/A
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Castle Hayne Road
Type of Roadway NCDOT minor arterial
Planning Board - May 1, 2025
ITEM: 5 - 2 - 7
Z25-09 Staff Report PB 5.1.2025 Page 8 of 15
Roadway Planning Capacity (AADT) 16,804
Latest Traffic Volume (AADT) 14,500
Latest WMPO Point-in-Time County (DT) 17,995
Current Level of Congestion Nearing Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
U-5863 – Castle Hayne Road
Improvements
(post-2029 Completion)
- Widen castle Hayne Road into multi-lanes from
I-140 to Division Drive. Right-of-Way
acquisition and utilities is currently scheduled to
take place in FY 2025, with construction
beginning after 2029.
- The roadway project is currently proposed as a
divided facility with a median, but this has not
been finalized.
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 6 82 +76
PM Peak Hour Trips 7 150 +143
TRAFFIC IMPACT ANALYSIS (TIA)
New developments that are anticipated to generate more than 100 trips during any peak hour
period are required to submit a traffic impact analysis (TIA) as part of their rezoning application. A
team of NCDOT, WMPO, and County planning staff work with an applicant’s traffic engineers to
develop the scope for the TIA, including the study area, the traffic data which must be collected, trip
distribution, and the developments and background traffic growth that must be analyzed. This
document is used to identify off-site transportation improvements required to mitigate the impacts of
the development and must be approved by the WMPO and NCDOT.
Approval Date February 25, 2025
Development Proposal
Analyzed
Specialty Trade Contractor – 20,650 SF
Strip Retail Plaza – 13,500 SF
High Turnover (sit down) Restaurant - 4,500 SF
Study Intersections - NC 133 (Castle Hayne Road) at Site Access/Swartville
Road
Planning Board - May 1, 2025
ITEM: 5 - 2 - 8
Z25-09 Staff Report PB 5.1.2025 Page 9 of 15
Trip Generation
- 120 AM peak hour trips
- 120 PM peak hour trips
- 1,420 average daily trips
Traffic Data Collection November 19, 2025 (NC 133 at Swartville Road)
Trip Distribution and
Assignment
- 50% to/from the north via Castle Hayne Road (NC 133)
- 50% to/from the south via Castle Hayne Road (NC 133)
Approved Developments &
Background Growth
- No approved developments per the approved scoping
document.
- 1% annual growth rate
Required Improvements
- Construct a southbound right-turn lane with 75’ of storage
and appropriate deceleration and taper.
- Design the Site Access as a stop-controlled approach with
one ingress lane and two egress lanes, a shared trough-left
lane and an exclusive right-turn lane with 75 feet of
storage.
- Design the Site Access in accordance with applicable
NCDOT and local standards.
SUMMARY
The proposed project is located along a major arterial highway that is currently nearing capacity
with an unfunded STIP project to widen the road. The applicant has a TIA approved by NCDOT and
the WMPO requiring roadway improvements including a southbound turn lane and ingress and egress
lanes into the site. As proposed on the concept plan, the project will require access through an
adjacent parcel that is under the common ownership of the applicant. Staff has recommended a
condition requiring the establishment of an access easement and maintenance agreement if the
properties are transferred out of common ownership.
Planning Board - May 1, 2025
ITEM: 5 - 2 - 9
Z25-09 Staff Report PB 5.1.2025 Page 10 of 15
ENVIRONMENTAL
• The property is not within a Special Flood Hazard Area.
• The property is within the Ness Creek watershed.
• The property is not within a Natural Heritage Area.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class II (moderate limitation) soils, however, the site is expected to be
served by CFPUA water and sewer.
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 proposed (CZD) B-2 rezoning will allow
businesses that can support the surrounding
community to be located along a minor
roadway corridor and in a close proximity to a
number of current and future households.
A business-friendly environment that promotes
growth, agility, and collaboration.
The plan aims to prepare for the long-term
needs of businesses and to maintain new
business growth within 2.5% of the state. The
proposed commercial zoning district will enable
new businesses.
Planning Board - May 1, 2025
ITEM: 5 - 2 - 10
Z25-09 Staff Report PB 5.1.2025 Page 11 of 15
Representative Developments
Representative Developments of Single Family Residential:
Legacy Landing Phase 1 Subdivision
Apple Valley Subdivision
Planning Board - May 1, 2025
ITEM: 5 - 2 - 11
Z25-09 Staff Report PB 5.1.2025 Page 12 of 15
Representative Developments of B-2 Flex Commercial:
Murrayville Station Business Park – Exchange Drive
Exchange Drive – Gordon Road
Planning Board - May 1, 2025
ITEM: 5 - 2 - 12
Z25-09 Staff Report PB 5.1.2025 Page 13 of 15
Context and Compatibility
• The property is located along Castle Hayne Road, a minor arterial road at the intersection
of Castle Hayne Road and Swartville Road north of Wrightsboro.
• The Castle Hayne corridor on which the parcel is located, has similar parcels that have been
rezoned to CB, B-1, B-2, and O&I districts in nearby Wrightsboro commercial node from
the original R-20 zoning district.
• The adjacent parcel to the north was recently rezoned by the applicant for a similar
commercial flex space, a trend that is expected to continue along the Castle Hayne Road
corridor.
• Residential growth in the area as well as the expanded transportation network on I-140
has increased the demand for commercial services along Castle Hayne Road. A future
NCDOT project to widen Castle Hayne Road to alleviate congestion and prepare for
expected future growth has been included in the STIP but is currently unfunded.
• Staff has recommended additional conditions related to the building façades facing away
from the site, fenced buffers, and a requirement to ensure future interconnectivity is
maintained.
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.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
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.
Planning Board - May 1, 2025
ITEM: 5 - 2 - 13
Z25-09 Staff Report PB 5.1.2025 Page 14 of 15
Analysis
The proposed development is located along the Castle Hayne Road corridor
at the intersection of Castle Hayne Road and Swartville Road.
Expansion of Castle Hayne Road is a proposed project being considered
by NCDOT. Surrounded by residential districts, the parcel is near the
population the businesses will employ and serve. Locating commercial use
along the roadway provides an appropriate density transition to the
adjacent residential districts.
A goal of the Community Mixed Use place type is to promote small-scale
mixed use development patterns such as the proposed rezoning that provide
a transition from lower intensity commercial uses along a commuter corridor,
to more dense residential districts to the south and west. Conditions have
been provided related to screening, pedestrian access, the appearance of
the proposed buildings and a limited list of permitted uses which are in line
with the Comprehensive Plan place type.
Consistency
Recommendation
The proposed rezoning request is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed uses and intensity align with the
existing development patterns along the corridor and could provide services
and support to nearby residences.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The proposed project is in line with current commercial
development patterns and rezoning approvals in the Castle Hayne Road corridor and would be
compatible with the recently approved Littlebird Properties rezoning to the north. Additional
conditions have been proposed by staff to reduce impacts on the adjacent subdivision and to
guarantee interconnectivity and stormwater management.
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
proposed uses and intensity align with existing development patterns along the corridor
and could provide services and support to nearby residences. I also find
RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public
interest because the proposed concept plan is in line with current development patterns
with the following conditions:
Proposed Conditions:
1. Uses will be limited to:
o Animal Grooming Service
Planning Board - May 1, 2025
ITEM: 5 - 2 - 14
Z25-09 Staff Report PB 5.1.2025 Page 15 of 15
o Veterinary Service (kennel or daycare prohibited),
o Business Service Center,
o Offices for Private Business & Professional Activities,
o Personal Services, General (tattoo parlors prohibited),
o Instructional Services & Studios,
o Retail Sales, General, and
o Restaurant.
3. A solid privacy fence shall be installed along the southern and western portions of
the project as shown on the concept plan.
4. A 20-foot-wide public access easement shall be established along the property
boundary with Castle Hayne Road. Sufficient space must be provided to
accommodate both the easement and the required street yard landscaping.
5. The back façade of the commercial buildings facing Haven Place and Castle Hayne
Road must be aesthetically similar to the faces of the buildings. The building façade
along Castle Hayne Road shall incorporate a minimum of one building entrance and
form-giving elements, such as entry overhangs and periodic transitions in wall offsets,
materials and / or fenestration. Any pads for HVAC equipment shall be screened
from the street view by low fencing and / or landscaping.
6. The parcels shall either be recombined under common ownership, or before
ownership of any property is transferred to another person or entity, an access
easement and maintenance agreement and stormwater easement and maintenance
agreement be established and recorded with the Register of Deeds.
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 and intensity align with existing development patterns along the corridor
and could provide services and support to nearby residences. I find RECOMMENDING
DENIAL of the rezoning request is reasonable and in the public interest because of the
proximity of the development to the adjacent workforce housing community.
Planning Board - May 1, 2025
ITEM: 5 - 2 - 15
Planning Board - May 1, 2025
ITEM: 5 - 3 - 1
Planning Board - May 1, 2025
ITEM: 5 - 4 - 1
Planning Board - May 1, 2025
ITEM: 5 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 5 - 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
Littlebird Properties, L.L.C.
5901 Offshore Court
Wilmington, NC 28409
bill@rainstormsolutions.com
(Contact: Bill Aldridge - L.L.C. Owner / Manager)
910-262-0660 (Contact: Bill Aldridge)
Planning Board - May 1, 2025
ITEM: 5 - 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.
N/A
(CZD) B-2
3111 Castle Hayne Road 322015.53.4647 [R02519-001-018-000]
1.78 acres R-10 (Vacant)Community Mixed-Use
1.78 ac.
21,000 s.f. "Flex" Commercial
Planning Board - May 1, 2025
ITEM: 5 - 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:
Strip Retail Plaza (822) & High-turnover (Sit-down) Restaurant (932)
Calculated based on 16,500 s.f. GFA (820) & 4,500 s.f. GFA (932)
23 + 16 = 39 53 + 55 = 108
** Ref. Attached Traffic Impact Analysis **
Planning Board - May 1, 2025
ITEM: 5 - 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 - May 1, 2025
ITEM: 5 - 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 - May 1, 2025
ITEM: 5 - 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 onthe Planning Board meeting agenda. The Planning Board may choose to continuethe 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 districtregulations or additional limitations on land that may be regulated by state law orlocal ordinance
CAW
CAW
CAW
CAW
CAW
CAW
Planning Board - May 1, 2025
ITEM: 5 - 7 - 6
Planning Board - May 1, 2025
ITEM: 5 - 7 - 7
Planning Board - May 1, 2025
ITEM: 5 - 7 - 8
Planning Board - May 1, 2025
ITEM: 5 - 7 - 9
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
Proximity to the subject project site
In-person w/ info provided for alternativecontact if not able to attend
3111 Castle Hayne Road 322015.53.4647 [R02519-001-018-000]
wednesday, March 26, 2025 / 6:00 p.m.
Saint James AME Church, 3425 Castle Hayne Rd
Planning Board - May 1, 2025
ITEM: 5 - 7 - 10
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 A Wolf
March 15, 2025
March 31, 2025
Planning Board - May 1, 2025
ITEM: 5 - 7 - 11
Planning Board - May 1, 2025
ITEM: 5 - 7 - 12
PROPERTIES WITHIN A 500' PERIMETER OF 3111 CASTLE HAYNE ROAD:
PROPERTY OWNER MAILING ADDRESS CITY / STATE / ZIP
BLUE WATER INVMTS OF WILM 2345 OCEAN POINT DR WILMINGTON NC 28405
BURTON PAUL GEORGE HEIRS ETAL 1709 PRINCESS ST WILMINGTON NC 28405
BURTON PHIL W CORA J 3100 CASTLE HAYNE RD CASTLE HAYNE NC 28429
CAPE FEAR HABITAT FOR HUMANITY 20 N 4TH ST WILMINGTON NC 28401
DAVIS ELEANOR 1641 NC HWY 133 ROCKY POINT NC 28457
GILES BRIAN DONNA 3129 CASTLE HAYNE RD CASTLE HAYNE NC 28429
GWH DEVELOPMENT COMPANY LLC PO BOX 525 SANFORD NC 27331
HD LLC 8620 RIVER RD WILMINGTON NC 28412
LITTLEBIRD PROPERTIES LLC 5901 OFFSHORE CT WILMINGTON NC 28409
PORTER DAVID A JULIE 2617 OAKLEY RD CASTLE HAYNE NC 28429
PORTER PEGGY J 2625 OAKLEY RD CASTLE HAYNE NC 28429
WILSON ANTHONY 6114 WILLOWOOD RD KANNAPOLIS NC 28081
WILSON LAWRENCE A SR ETAL 1442 QUADRANT CIR WILMINGTON NC 28405
Planning Board - May 1, 2025
ITEM: 5 - 7 - 13
March 15, 2025
To: Adjacent Property Owners
This is a notice of a community information meeting for an upcoming rezoning request on
behalf of Littlebird Properties, L.L.C., property owners of 3111 Castle Hayne Road. The 1.78-
acre tract is currently zoned Residential (R-15) in the New Hanover County jurisdiction. The
proposed rezone would be for a Conditional Highway Business (CZD / B-2) district, for the
Owner to flexible lease space for commercial uses – similar to the approved project at 3121
Castle Hayne Road. The new development will substantially be an expansion. A combined
concept plan for the layout is attached.
Your property is located in the proximity, within a 500’ perimeter, of the lot boundary. The
meeting is an opportunity for further explanation of the proposal and for questions to be
answered concerning project improvements, benefits and impacts.
A Conditional Zoning District in New Hanover County allows particular uses to be established
only in accordance with specific standards and conditions pertaining to each individual
development project & rezoning petition. Essentially, this means that only the specific use(s)
and the proposed site improvements of an approved petition can be developed.
A meeting will be held on Wednesday, March 26th, 6:00 p.m., at the Saint James AME Church,
3425 Castle Hayne Road (corner of Chair 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 appreciate your interest and look forward to continuing to be a good neighbor and an asset
to the community.
Planning Board - May 1, 2025
ITEM: 5 - 7 - 14
Planning Board - May 1, 2025
ITEM: 5 - 7 - 15
Concept Plan
Planning Board - May 1, 2025
ITEM: 5 - 8 - 1
Planning Board - May 1, 2025
ITEM: 5 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - May 1, 2025
ITEM: 5 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
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
Rezoning Request (Z25-10) - Request by Terry Henry with Paws4People, INC, applicant and property owner to
rezone approximately 11.91 acres located at 5101 Transforma>on Lane from a R-15, Residen>al and B-2, Regional
Business districts to a PD, Planned Development district for a dog training center for uses including kennels, indoor
and outdoor training areas, offices, and lodging for trainees and employees.
BRIEF SUMMARY:
The applicant is reques#ng to rezone approximately 11.24 acres from R-15, Residen#al and B-2, Regional Business to
PD, Planned Development, for the Paws4People Campus. Paws4People trains assistance dogs for people with
disabili#es and other needs. The full campus buildout includes several uses, including live/work caretaker units, offices,
lodging for students and employees, outdoor recrea#on and dog training area, three kennels and a voca#onal/trade
school. Paws4People has already been opera#ng at this loca#on for a few years. The PD district would allow for all of
the uses the applicant is reques#ng, which are not otherwise allowed under one other zoning district.
The original R-15 district in this area was established in 1972. At the #me, the purpose of the R-15 district was to
ensure housing served by private sep#c and wells would be developed at low densi#es. The western por#on of the site
was rezoned to B-2 in 1989 as part of a larger 120 acre rezoning. The Planned Development (PD) district is a type of
condi#onal zoning district that includes a site-specific design (master plan) and mutually agreed upon condi#ons. The
PD district was established to encourage innova#ve, integrated, and efficient land planning and site design concepts.
The PD district can also provide more flexibility from conven#onal development standards.
This combina#on of uses are generally low traffic generators. Per the narra#ve included with the applica#on, the
average traffic to the site would be approximately 20 trips daily. The WMPO confirmed these are low traffic
generators, and a TIA is not necessary for this site.
The Comprehensive Plan classifies this property as General Residen#al. This place type typically recommends lower-
density residen#al uses, but also recommends associated civic and commercial services. This proposed PD is generally
C ONS ISTENT with the 2016 Comprehensive Plan because it provides a generally low-impact civic and ins#tu#onal
development to a largely residen#al area, which is a type of use recommended in the General Residen#al place type.
STRATEGIC PLAN ALIGNMENT:
Planning Board - May 1, 2025
ITEM: 6
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 Paws4People campus has been opera#ng for a few years on this site with liCle to no impact to
the surrounding area while providing a vital service to those living with disabili#es. The PD district would create a
custom-made zoning district to allow them to con#nue this opera#on while expanding their campus. Staff does
recommend amending the Terms & Condi#ons for the project to provide an addi#onal 5’ to the side setbacks as
addi#onal buffer room from the nearby residen#al uses. The civic/commercial use fits within the recommenda#ons of
the General Residen#al place type, though staff has requested the applicant provide more specific informa#on to
support the stated community benefits related to architectural design and natural preserva#on. Addi#onal
informa#on and specific condi#ons would need to be iden#fied in order for those project aims to be enforceable.
As a result, Staff recommends approval of the proposal.
Please refer to the aCached script for recommended mo>on language.
ATTACHMENTS:
Descrip#on
Z25-10 Script PB
Z25-10 Staff Report PB
Z25-10 Zoning Map
Z25-10 Future Land Use Map
Z25-10 Mailout Map
Initial Application Cover Sheet
Z25-10 Initial Application
Concept Plan Cover Sheet
Z25-10 Concept Plan
Master Plan Appendices Cover Sheet
Master Plan Appendices
Public Comments Cover Sheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 6
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-10)
Request by Terry Henry with Paws4People, INC, applicant and property owner to rezone approximately
11.91 acres located at 5101 Transformation Lane from a R-15, Residential and B-2, Regional Business
districts to a PD, Planned Development district for a dog training center for uses including kennels, indoor
and outdoor training areas, offices, and lodging for trainees and employees.
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 PD rezoning with the attached Terms
and Conditions document, with amendments noted. I find it to be CONSISTENT with the
purposes and intent of the Comprehensive Plan because it provides a generally low-impact
civic and institutional development to a General Residential area, I also find
RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public
interest because the expansion of the facility would provide a benefit to the citizens of the
County, with greater opportunities for community service and involvement.
Staff Recommended Amendments:
1. Side setbacks within the PD shall be 20’ from the property line.
Planning Board - May 1, 2025
ITEM: 6 - 1 - 1
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 it provides a
generally low-impact civic and institutional development to a General Residential area, I find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest
because the use is not in line with the low-density single-family housing character of the
surrounding area.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a PD 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 - May 1, 2025
ITEM: 6 - 1 - 2
Z25-10 Staff Report PB 5.1.2025 Page 1 of 19
STAFF REPORT FOR Z25-10
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-10
Request:
Rezoning to a PD district
Applicant: Property Owner(s):
Terry Henry, Paws4People, Inc. Paws4People, Inc
Location: Acreage:
5000 Transformation Lane 11.24
PID(s): Comp Plan Place Type:
R01100-008-016-000 & R01100-008-039-
000 General Residential
Existing Land Use: Proposed Land Use:
Service Dog Training Facility, Kennel and Lodging
Live/Work Caretaker Unit, Vocational/
Trade School, Outdoor Recreation, Kennel,
Offices for Private and Professional
Activities, Dwelling, Single-Family Detached
Current Zoning: Proposed Zoning:
R-15, B-2 PD, Planned Development
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential R-15
East Single-Family Residential (across Blue Clay Road) R-15
South Single Family Residential R-15
West NCDOT District Offices B-2
Planning Board - May 1, 2025
ITEM: 6 - 2 - 1
Z25-10 Staff Report PB 5.1.2025 Page 2 of 19
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (Area 8A)
June 5, 1989 B-2 portion of the site was rezoned from R-15 to B-2 as part of a larger
120-acre rezoning (Z-370)
COMMUNITY SERVICES
Water/Sewer Water and sewer services are available through CFPUA. The existing
buildings on the property are currently served by CFPUA water and sewer.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Castle Hayne Station
Schools Castle Hayne Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Northern Regional Park, Blue Clay Bike Park, Riverside Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
Per the New Hanover County Conservation Resource Map, there is
approximately 3.25 acres of Pocosin Conservation Resource on the site.
However, there are no Class IV soils present on the site, so Conservation
Resource Standards do not apply to the Pocosin COD.
Historic No known historic resources
Archaeological No known archaeological resources
APPLICANT’S PROPOSED MASTER PLAN
Planning Board - May 1, 2025
ITEM: 6 - 2 - 2
Z25-10 Staff Report PB 5.1.2025 Page 3 of 19
Overview
• The Planned Development (PD) district is a type of conditional zoning district that includes a
site-specific design (master plan), and mutually agreed upon conditions can be attached.
Master plans for PD districts are intended to be in a “bubble” format that illustrate the
general location and intensity of the land uses within the development. Planned
developments must be constructed in accordance with the standards established in the
approved master plan and must comply with all other applicable development regulations
(stormwater, landscaping, roadways, parking, etc.). Compliance with the master plan and
other applicable regulations is verified during the review of a site-specific development
proposal located within the planned development.
• The PD district was established to encourage innovative, integrated, and efficient land
planning and site design concepts that achieve a high quality of development, environmental
sensitivity, and adequate public facilities and services. The PD district can also provide
more flexibility from conventional development standards, such as parking and street design
to help create a more mixed-use, pedestrian-oriented development.
UDO Section 3.3.7 – Planned Development (PD) District
Planning Board - May 1, 2025
ITEM: 6 - 2 - 3
Z25-10 Staff Report PB 5.1.2025 Page 4 of 19
Applicant’s Concept Plan - Includes Staff Markups
APPLICANT’S PROPOSED CONCEPT PLAN
Existing Lodging for
Students/Employees
Existing
Live/Work Unit
Phase 1:
Proposed
Vocational/Trade
School
Existing
Live/Work
Unit
Existing
Offices
Phase 3:
Proposed
Kennel
Existing
Kennel
Phase 2:
Proposed
Kennel
Existing Outdoor
Recreation
Planning Board - May 1, 2025
ITEM: 6 - 2 - 4
Z25-10 Staff Report PB 5.1.2025 Page 5 of 19
• This site was originally approved through a Special Use Permit for a care center in March
2000. The care center built the current campus with offices and other facilities.
• In May 2018, Paws4People acquired the property and operated from the campus. When
they approached the County about expansion, they realized that they were not
appropriately zoned for a kennel along with the other on-site activities of their business.
There was not one particular zoning district that allowed all of the uses they needed. The
applicant worked with staff to come forward with an application for a PD that would
encompass all of the uses.
• The applicant’s master plan includes the existing facilities and three new phases of
development, encompassing a variety of uses that don’t all fit in one single existing zoning
district.
o The first phase is shown in red in the center of the site and consists of a 7,000 sq ft
Vocational/Trade School for on-site training.
o The second phase shown in purple on the eastern portion of the site consists of a
2,000 sq ft kennel.
o The third phase shown in blue on the western portion of the site consists of another
2,000 sq ft kennel.
Existing Phase 1 Phase 2 Phase 3
Two Live/Work Caretaker
Units: 2,200 sq ft and
3,266 sq ft
Vocational/Trade
School: 7,000 sq
ft
Kennel B: 2,000 sq ft Kennel C: 2,000 sq ft
Office: 2,740 sq ft
Lodging for students and
employees: 5,407 sq ft
Outdoor recreation and
dog training area: 9,200
sq ft
Kennel A: 3,562 sq ft
• The site is served by an existing internal drive, Transformation Lane.
• Under the requested PD zoning district, the proposed setbacks are as follows:
o Front setback: 25 feet
o Side setback: 15 feet
o Rear setback: 20 feet
• Though not shown on the concept plan, the applicant’s master plan narrative describes 10’
landscape buffers around the perimeter of the PD district.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 5
Z25-10 Staff Report PB 5.1.2025 Page 6 of 19
Compensating Community Benefits
• In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District must identify the compensating community benefit of the proposed
project that helps achieve the stated goals of the district. These benefits can include, but
are not limited to improved design, natural preservation, improved connectivity, mixed-use
development, green building practices, and the dedication of land for public purposes. The
applicant states the proposal would provide the below community benefits (quoted text
taken directly from the application):
1. Improved Design: The use of architectural design that exceeds any minimum
standards established in the NHC UDO or any other County regulation, or the use
of site design incorporating principles of walkable urbanism and traditional
neighborhood development, compatible with the Comprehensive Plan and other
adopted County Plans.
i. “The architectural design of the proposed BRADIE, Whelping, and RIDGLEY
centers will exceed that of any minimum standards found in the NHC UDO &
other county regulations. Improving and expanding the current site design will
increase the capacity of Paws4People foundation to train more assistance dogs
and increase their capabilities for a wider range of uses and training methods.
This will allow for more volunteers to train and greater exposure and potential
to educate the public on how important assistance dogs can be on people’s lives
and the benefits for overall public well being. Furthermore, the addition and
redesign of parking lots for each of these buildings will improve site flow and
access. Increased parking counts will allow for more capacity as mentioned
above and improvements to these areas allow for easier and more efficient
traffic circulation on site.”
2. Natural Preservation: The preservation of sensitive lands such as natural habitats,
natural features, or trees that exceed the requirements of this UDO, when they are
located on the site.
i. Unless required for necessary infrastructure or required by the County’s land
use and building regulations, existing vegetation that serves as a buffer
between the development site and adjacent uses will be left in place. The design
of the proposed site elements are located to best preserve the existing
vegetation and natural elements. Existing perimeter site vegetation is also kept
in place to create a visual buffer from neighboring existing residential parcels.
Native vegetation, habitats, features, and trees that will not be disturbed by
the proposed site improvements will be preserved to maintain the current natural
beauty of the site as well as any ecosystem benefits. This intended preservation
will exceed the minimum standards found in NHC UDO Section 5.3 Tree
Retention.
3. Any other community benefit that would provide benefits to the development site
and the citizens of the County, generally:
i. The expansion of the facility provides benefit to both the Paws4People
Foundation and the citizens of the County. Firstly, this project would allow for
increased capacity to train more assistance dogs and therefore place more
assistance dogs with those in need. The expansion would allow for enhanced
training with more specialized areas and greater research opportunities with
partnerships the foundation has made. It would also allow for community
Planning Board - May 1, 2025
ITEM: 6 - 2 - 6
Z25-10 Staff Report PB 5.1.2025 Page 7 of 19
programs with greater opportunities for employment, internships, and volunteer
work. There would also be great opportunities for fundraising and awareness
within the community. A larger facility could attract more interested parties and
strengthen NHC’s reputation for community service and innovation. It could also
become a destination for those interested in animal assistance and nonprofit
work. Lastly, Paws4People Foundation’s increased preserve would reinforce
NHC as a compassion, service oriented, and forward-thinking community.
Terms and Conditions
• In accordance with the standards of the Unified Development Ordinance (UDO), a Planned
Development (PD) District includes a Terms and Conditions document that details any
conditions of approval or proposed modifications to development standards. The following
notable proposed conditions of the proposal are listed below. The full Terms and Conditions
document is included in the application and will be incorporated with the master plan if the
rezoning is approved.
1. Conditions related to the approval of the application for the planned development
zoning district classification:
i. Development within the PD District will comply with the use types, buffer
requirements, setback requirements, and dimensional standards as shown on
the MPD Master Plan and documented below.
ii. The development and uses of the project area shall comply with all
applicable regulations and requirements impost by the New Hanover County
Unified Development Ordinance (UDO) and any other applicable federal,
state, or local law.
iii. Approval of this rezoning does not constitute technical approval of the site
plan. Issuance of all required permits must occur prior to construction
commencing.
iv. The uses allowed shall include all the permitted in the PD District as specified
in UDO Table 4.2.1, with allowed and prohibited uses outlined below:
Planning Board - May 1, 2025
ITEM: 6 - 2 - 7
Z25-10 Staff Report PB 5.1.2025 Page 8 of 19
Allowed Uses:
• Agricultural and Forest Uses, General
• Dwelling, Dual-Unit Attached
• Dwelling, Multi-Family
• Dwelling, Quadruplex
• Dwelling, Single-Family Detached
• Dwelling, Row Style
• Dwelling, Two-Family (Duplex)
• Live/Work or Caretaker Unit
• Mobile Home
• Mobile Home, Doublewide
• Animal Shelter
• Lodges, Fraternal and Social Orgs.
• Museum
• Vocation/Trade School
• Cemetery
• Event Center
• Indoor Recreation Establishment
• Outdoor Recreation Establishment
• Animal Grooming
• Kennel
• Veterinary Service
• Offices for Private Business and
Professional Activities
• Research and Development Facility
Prohibited Uses:
• Mobile Home Park
• Mobile Home Subdivision
• Adult Entertainment Establishment
• Bar/Nightclub
• Electronic Gaming Operation
• Outdoor Shooting Range
• Bank and/or Financial Institution
• Repair Shop
• Auction House
• Convenience Store
• Food Market
• Grocery Store
• Oil or Gas Dealer, Retail
• Pharmacy
• Boat Dealer
• Car Wash
• Fuel Sales
• Mobile Home and Prefab Building
Sales
• Transportation Vehicle Service and
Storage Facility
• Vehicle Rentals
• Vehicle Sales
• Vehicle Service Station, Large
Vehicles
• Vehicle Service Station, Minor
• Vehicle Service Station, Major
• Vehicle Towing Service and Storage
Yard
1. The MPD Master Plan, including dimensional standards, and development standards
established in the MPD Master Plan:
i. Maximum height for all structures is limited to 40 feet.
ii. Setbacks for the PD zoning are as follows:
1) Front setback: 25 feet
2) Side setback: 15 feet
3) Rear setback: 20 feet.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 8
Z25-10 Staff Report PB 5.1.2025 Page 9 of 19
iii. Landscape buffer along non-PD zoning districts is 10 feet.
2. Conditions related to the approval of the MPD Master Plan, including any conditions
related to the form and design of development shown in the MPD Master Plan:
i. Vehicular access for the master planned development site from Blue Clay
Road is gated for use only by emergency vehicles, Paws4People staff &
volunteers, & Paws4People clients. The site is not open for public access.
ii. Existing perimeter vegetation is to remain, as per standards set forth in this
MPD and seen in Exhibit A. Additional vegetation will be added as required
for each development phase to meet NHC landscaping standards.
3. Provisions addressing how transportation, potable water, wastewater, stormwater
management, and other infrastructure will be provided to accommodate the
proposed development.
i. Transportation will be provided by access to public rights of way. An NCDOT
driveway or encroachment permit is not anticipated due to no entrance
improvements or additional site access points.
ii. Potable water and wastewater services has been provided to the existing
site by Cape Fear Public Utility Authority (CFPUA). Any extension of water
or sewer utilities for each phase of the MPD will be the responsibility of the
owner. Permitting through CFPUA for any extensions or modifications is
anticipated.
iii. Stormwater will be managed on site in accordance with NCDEQ standards
for quality and NHC for quantity standards and regulations, furthermore
stormwater control measures will comply with all County and State
regulations, and appropriate permits will be acquired for the project site.
iv. Infrastructure will be designed in accordance with the North Carolina
building code, all other applicable government regulations, laws, and
ordinances, and developed consistently with the approved Master Planned
Development.
4. Provisions related to environmental protection and monitoring:
i. Any 404 wetlands determined to exist on the site will be delineated and
handled in accordance with all applicable government regulations, laws, and
ordinances including Army Corp. of Engineers requirements. The property
will comply with all applicable regulations, laws, and ordinances from local,
state, and federal sources with jurisdiction over the site.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 9
Z25-10 Staff Report PB 5.1.2025 Page 10 of 19
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1972. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities. Since that time, public water and sewer have become available to the
surrounding area.
• The rear of the property was rezoned in 1989 to B-2 as part of a larger 120-acre rezoning
(Z-370).
• While the site is zoned R-15 and B-2, this portion of the Blue Clay Road corridor is almost
entirely residential in zoning and nature.
• Though the site is zoned R-15, there was an existing set of houses and buildings on the site.
Paws4People have already been operating on the site; however, the range of uses they
need to operate their business is not allowed in the R-15 district.
• The PD district would create a custom-made zoning district for this site to accommodate the
uses the applicant is asking for.
• The PD would require transitional landscape buffers where it abuts residential uses- the
applicant is also proposing those buffers where the site abuts B-2 to the west.
• The UDO contains controls on exterior lighting on the site. The maximum illumination levels
at the common property line with the residential properties to the north shall not exceed
0.5-foot candles, and 2.0-foot candles at the west, south and east where it abuts commercial
uses and roads.
• 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 - May 1, 2025
ITEM: 6 - 2 - 10
Z25-10 Staff Report PB 5.1.2025 Page 11 of 19
AREA DEVELOPMENTS
Planning Board - May 1, 2025
ITEM: 6 - 2 - 11
Z25-10 Staff Report PB 5.1.2025 Page 12 of 19
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current
Zoning
This site currently operating as the Paws4People campus, including
kennels, offices and a dog training facility.
PROPOSED ACCESS
Primary Access Blue Clay Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Blue Clay Road
Type of Roadway NCDOT major collector
Roadway Planning
Capacity (AADT) 13,894
Planning Board - May 1, 2025
ITEM: 6 - 2 - 12
Z25-10 Staff Report PB 5.1.2025 Page 13 of 19
Latest Traffic Volume
(AADT) 2,800 (2023)
Latest WMPO Point-in-
Time Count (DT)
3,542 (September 1, 2024) [Note, the WMPO does not currently
have a count on this section of Blue Clay Road. The count here is for
Old Dairy Farm Road, which becomes Blue Clay Road as it moves
north from Sidbury.)
Current Level of
Congestion Available Capacity
NEARBY NCDOT STIP ROADWAY PROJECTS
No Nearby STIP Projects
TRAFFIC GENERATION
Traffic Generated by
Present Designation*
Traffic
Generated
by
Proposed
Additional
Kennels
Traffic
Generated
by
Proposed
Additional
Offices
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips ≈20* 14 12 See Note*
PM Peak Hour Trips 12 15 See Note*
Assumptions
Current buildings on site:
• 2 live/work caretaker units: 2,200 sq ft & 3,266 sq ft
• Office: 2,740 sq ft
• Lodging for students and employees: 5,407 sq ft
• Outdoor recreation (training area for dogs): 9,200 sq ft
• Kennel A: 3,562 sq ft
Proposed Development: The above, plus the addition of:
• Vocational/Trade School: 7,000 sq ft
• Kennel B: 2,000 sq ft
• Kennel C: 2,000 sq ft
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed.
*Note
Per the Narrative included with the application for this project, with the
current mix of uses on the site, the average traffic to the site is
approximately 20 trips daily. The most traffic on the site flows from
Monday through Friday during traditional business hours. There are
typically around 10 trips on average on weekend days.
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).
Planning Board - May 1, 2025
ITEM: 6 - 2 - 13
Z25-10 Staff Report PB 5.1.2025 Page 14 of 19
ENVIRONMENTAL
• This property is not within a natural heritage area or Special Flood Hazard Area.
• The property is within the Prince George Creek watershed.
• Per the New Hanover County Conservation Resource Map, there is approximately 3.25
acres of Pocosin Conservation Resource on the site. However, there are no Class IV soils
present on the site, so Conservation Resource Standards do not apply to the Pocosin COD.
• The Master Plan notes wetlands on site. The Terms and Conditions document notes the
following:
o The wetlands on site are just north of the proposed vocational school and outdoor
recreation area.
o Any 404 wetlands determined to exist on the site will be delineated and handled
in accordance with all applicable government regulations, laws, and ordinances
including Army Corp. of Engineers requirements. The property will comply with all
applicable regulations, laws, and ordinances from local, state, and federal sources
with jurisdiction over the site.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation) soils. However, the property is already served
by CFPUA public water and sewer.
SUMMARY
The proposed project is located along a major collector highway that currently has available
capacity. The proposed access is located on Blue Clay Road, but the site is served by a private
internal drive, Transformation Lane. There are currently several buildings already on the site which
are low traffic generators. The proposed new uses are an expansion of what is already on-site which
are also low traffic generators. Per the WMPO, with the square footage of what is already on-site
and proposed, this site will not require a TIA. The proposed project’s peak hour traffic is below the
100 peak hour threshold requiring a traffic impact analysis. The site already has a driveway permit-
NCDOT stated that the existing driveway permit would need to be updated to accommodate the
new development on this site.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 14
Z25-10 Staff Report PB 5.1.2025 Page 15 of 19
OTHER CONSIDERATIONS
Schools
While this Planned Development does include some residential uses, they are for staff and
volunteers. This project is not anticipated to generate any public school students.
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
A business-friendly environment that promotes
growth, agility, and collaboration.
The proposed rezoning would allow a local non-
profit and employer to expand their campus and
services.
Every resident has access to services that support
their physical health and mental well-being.
Paws4People aims to serve those with disabilities.
The expansion of this facility would connect
residents to the services offered by this
organization.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 15
Z25-10 Staff Report PB 5.1.2025 Page 16 of 19
Existing Campus
Campus of Paws 4 People
Entrance and Outdoor Training Area
Lodging, Live/Work and Kennel
Planning Board - May 1, 2025
ITEM: 6 - 2 - 16
Z25-10 Staff Report PB 5.1.2025 Page 17 of 19
Context and Compatibility
• This portion of the Blue Clay Road is largely residential but abuts the district NCDOT offices
to the west.
• While this portion of Blue Clay Road is lower-density single-family residential, there is
higher density residential development to the north at the intersection with Holly Shelter
Road. To the south, the Sidbury Road corridor is seeing significant residential growth.
• The Paws4People campus has been operating as such for a few years. This project would
be an expansion of their current campus.
• The project is a generally low traffic generator and is both institutional and residential in
nature.
• While the project is relatively institutional in nature, the style of the buildings on site is
residential and the applicant proposes to retain existing vegetation as a visual buffer to
other nearby residential sites.
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.
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.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 17
Z25-10 Staff Report PB 5.1.2025 Page 18 of 19
Analysis
The subject site is located on the northern portion of Blue Clay Road, which
is largely low-density, single-family residential in nature. There is some
higher-density residential development to the north towards Holly Shelter
Road and significant residential growth to the south along the Sidbury Road
corridor.
Paws4People has been using this campus for its operations for a few years
with minor impact to the area, aside from the R-15 zoning district not
allowing the uses required by the business. The request for the PD district
aims to encompass the myriad of uses they need, including live/work
caretaker units, kennels, offices for private and professional activities, and
an onsite training center for employees and clients.
The General Residential place type generally encourages residential uses,
but also recommends low impact civic and commercial uses. Paws4People
indicated in their application that their intent is to serve the community
through their service of training assistance animals for people with
disabilities. The application states that the buffer landscaping will be
retained and enhanced, which would not be required if this were to remain
residentially zoned.
This PD district would create a custom-made zoning district for the
Paws4People campus, accommodating their current uses onsite while
allowing for the inclusion and expansion of 3 new buildings. While most of
these uses are technically commercial, they are generally low impact and
trend towards residential and institutional in nature, providing a service that
serves the citizens of the County.
Consistency
Recommendation
The proposed PD is generally CONSISTENT with the 2016 Comprehensive
Plan, which identifies low-impact civic and institutional uses like the proposed
development in General Residential areas.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 18
Z25-10 Staff Report PB 5.1.2025 Page 19 of 19
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, technical review. The Paws4People campus has been operating for a few years on
this site with little to no impact to the surrounding area while providing a vital service to those living
with disabilities. The PD district would create a custom-made zoning district to allow them to continue
this operation while expanding their campus. Staff does recommend amending the Terms &
Conditions for the project to provide an additional 5’ to the side setbacks as additional buffer room
from the nearby residential uses. The civic/commercial use fits within the recommendations of the
General Residential place type, though staff has requested the applicant provide more specific
information to support the stated community benefits related to architectural design and natural
preservation. Additional information and specific conditions would need to be identified in order
for those project aims to be enforceable.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed PD rezoning with the attached
Terms and Conditions document, with amendments noted. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because it provides a generally
low-impact civic and institutional development to a General Residential area, I also
find RECOMMENDING APPROVAL of the rezoning request is reasonable and in the
public interest because the expansion of the facility would provide a benefit to the
citizens of the County, with greater opportunities for community service and
involvement.
Staff Recommended Amendments:
1. Side setbacks within the PD shall be 20’ from the property line.
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/approval 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 it
provides a generally low-impact civic and institutional development to a General
Residential area, I find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because the use is not in line with the low-density
single-family housing character of the surrounding area.
Planning Board - May 1, 2025
ITEM: 6 - 2 - 19
Planning Board - May 1, 2025
ITEM: 6 - 3 - 1
Planning Board - May 1, 2025
ITEM: 6 - 4 - 1
Planning Board - May 1, 2025
ITEM: 6 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 6 - 6 - 1
Page 1 of 7
MDP Rezoning Application – Updated 02-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
FAX (910) 798-7053
planningdevelopment.nhcgov.com MASTER PLANNED DEVELOPMENT APPLICATION
This application form must be completed as part of a master planned development 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 10.3.4 of the Unified Development Ordinance.
Public Hearing Procedures
1
Pre-Application Conference
2
Community Information Meeting
3
Application Submittal & Acceptance
4
Planning Director Review & Staff Report (TRC Optional)
5
Public Hearing Scheduling & Notification
6
Planning Board Hearing & Recom-mendation
7
Board of Commissioners Hearing & Decision
8
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
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
TERRY HENRY
PAWS4PEOPLE INC
1121C-324 MILITARY CUTOFF RD
5000 TRANSFORMATION LANE
WILMINGTON, NC 28405
CASTLE HAYNE, NC 28429
1-888-762-PAWS
ded@paws4people.org &
danielle.mcphail@paws4people.org
5000 TRANSFORAMTION LANE
11.24 Acres (10.57 [Project Parcel A]
+ 0.67 [Project Parcel B] )
R-15 (Residential District), 920 -
Charitable Services PD (Planned Development)
R01100-008-016-000 & R01100-008-039-000
SAME
Planning Board - May 1, 2025
ITEM: 6 - 7 - 1
Page 2 of 7
MDP Rezoning Application – Updated 02-2022
3. Proposed Zoning, Use(s), & Narrative
Proposed Zoning District: Total Acreage of Proposed District:
Please provide a project narrative, describe the purpose of the master planned development, and list the uses
that will be allowed (attach additional pages if necessary).
See attached narrative
Planning Board - May 1, 2025
ITEM: 6 - 7 - 2
Page 3 of 7
MDP Rezoning Application – Updated 02-2022
4. Traffic Impact
Please provide the estimated number of trips generated for the project’s proposed maximum density and
intensity based off the most recent version of the Institute of Traffic Engineers (ITE) Trip Generation Manual. A
Traffic Impact Analysis (TIA) must be completed for all proposed developments that generate more than 100
peak hour trips, and the TIA must be included with this application.
ITE Land Use:
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
5. Master Planned Development Considerations
Please explain how the proposed development 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 development be consistent with the property’s classification on the 2016
Comprehensive Plan’s Future Land Use Map.
See attached
See attached
See attached See attached
See attached narrative
See attached narrative
Planning Board - May 1, 2025
ITEM: 6 - 7 - 3
Page 4 of 7
MDP Rezoning Application – Updated 02-2022
3. How does the proposed master planned development meet the required elements and intent of the proposed
zoning district?
See attached narrative
Planning Board - May 1, 2025
ITEM: 6 - 7 - 4
Page 5 of 7
MDP Rezoning Application – Updated 02-2022
Staff will use the following checklist to determine the completeness of your application. Please verify all of the
listed items are included and confirm by initialing under “Applicant Initial”. 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:
• $600 for 5 acres or less
• $700 for more than 5 acres
• $300 in addition to base fee for applications requiring TRC review
Community meeting written summary
Traffic impact analysis (if applicable)
• The official TIA approval letter is recommended prior to this item being
placed on the Planning Board meeting agenda. The Planning Board may
choose to continue the hearing until the official TIA approval letter is provided.
• The official TIA approval letter is required prior to this item being placed on
the Board of Commissioners meeting agenda.
Legal description (by metes and bounds) or recorded survey Map Book and Page
Reference of the property requested for rezoning
A copy of the title to all land that is part of the proposed master planned development district to demonstrate unified control
Master Development Plan (MDP) Master Plan including the elements listed on the
attached checklist:
Proposed MDP Terms & Conditions Document specifying
• Conditions related to approval of the application for the master planned
development zoning district classification;
• References to the MDP Master Plan, including any density/intensity standards,
dimensional standards, and development standards;
• Conditions related to the approval of the MDP Master Plan, including any
conditions related to the form and design of development shown in the MDP
Master Plan;
• Provisions addressing how transportation, potable water, wastewater,
stormwater management, and other infrastructure will be provided to
accommodate the proposed development;
• Provisions related to environmental protection and monitoring; and
• Any other provisions relevant and necessary to the development of the master
planned development in accordance with applicable standards and
regulations.
One (1) hard copy of ALL documents AND 5 hard copies of the site plan. Additional
hard copies may be required by staff depending on the size of the document/site plan.
One (1) digital PDF copy of ALL documents AND plans
THMS
THMS
N/A
THMS
THMS
THMS
THMS
THMS
THMS
THMS
Planning Board - May 1, 2025
ITEM: 6 - 7 - 5
Planning Board - May 1, 2025
ITEM: 6 - 7 - 6
Page 7 of 7
MDP Rezoning Application – Updated 02-2022
Master Planned Development (MPD) Master Plan Requirements Checklist
Requirements for All MPD Districts (UMXZ, RFMU, PD)
Tract boundaries and total area, location of adjoining parcels and roads
General configuration and relationship of the principal elements of the proposed development, including uses, general
building types, density/intensity, pedestrian and vehicular circulation, and public facilities.
Proposed resource protection and open space areas
Development schedule, including proposed phasing
All existing and proposed easements, required setbacks, rights-of-way, and buffering
The location of Special Flood Hazard Areas, if applicable
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.
Requirements for Modifications to Existing EDZD Districts
All applicable information required for All MPD Districts listed above
Map showing location of existing public water and sewer lines, roadway classification, existing or planned bicycle
and pedestrian facilities, schools, parks, employers, and shopping districts within a ½ mile of the outermost project
boundary
Proposed location, size, and type of signage
Inventory of existing environmental, cultural, historical, and natural site attributes
Calculations of the requested density/intensity and documentation supporting the award of points for any density
bonus
Additional Requirements for PD Districts
Identification of the proposed compensating community benefits. They may include, but are not limited to, improved
design, natural preservation, improved connectivity for pedestrians and/or vehicles, mixed-use development, green
building practices, and dedication of land or in-lieu fee contribution.
THMS
THMS
THMS
THMS
THMS
THMS
N/A
THMS
Planning Board - May 1, 2025
ITEM: 6 - 7 - 7
2022290.01 MPD Narrative.doc
MASTER PLANNED DEVELOPMENT REPORT
FOR
PAWS4PEOPLE FOUNDATION
Castle Hayne, North Carolina
Prepared: March 2025
Prepared by:
Becker Morgan Group, Inc.
3333 Jaeckle Dr, Suite #120
Wilmington, NC, 28403
(910) 341-7600
Planning Board - May 1, 2025
ITEM: 6 - 7 - 8
0
TABLE OF CONTENTS
SECTION PAGE
1.0 INTRODUCTION ...............................................................................................................Pg. 1
2.0 PROJECT NARRATIVE ....................................................................................................Pg. 1
3.0 TRAFFIC IMPACT .............................................................................................................Pg. 3
4.0 MASTER PLANNED DEVELOPMENT CONSIDERATIONS .....................................Pg. 4
5.0 COMMUNITY MEETING SUMMARY...........................................................................Pg. 8
6.0 MASTER PLANNED DEVELOPMENT TERMS & CONDITIONS............................Pg. 9
APPENDIX
Appendix A: Master Plan Development Site Plan...................................................................................13
Appendix B: Neighborhood Meeting Document ....................................................................................14
Exhibit A: List of Notified Adjacent Property Owners..............................................................15
Exhibit B: Notice Given to Adjacent Property Owners..............................................................16
Exhibit C: List of Adjacent Property Owner Attendees.............................................................17
Appendix C: Project Parcel A & B Record Plat......................................................................................18
Appendix D: Wetland Delineation Report by Terrracon.........................................................................19
Appendix E: FEMA Flood Map ..............................................................................................................20
Appendix F: NRCS Soil Map..................................................................................................................21
Appendix G: Geotechnical Report by Terracon .....................................................................................22
Planning Board - May 1, 2025
ITEM: 6 - 7 - 9
1
1.0 INTRODUCTION
This report is prepared to support the design of master planned development in accordance with New
Hanover County (NHC) regulations & standards for the subject site known as paws4people Foundation –
Assistance Dog Training Center. This project is a proposed assistance dog training facility expansion
located at 5000 Transformation Lane, west of Blue Clay Road and 200’ north of Glazier Road in the
census-designated place of Castle Hayne, located in New Hanover County, North Carolina. The project is
under NHC’s jurisdictional limits. The project is located on two parcels further described by the NHC
identification numbers below:
•Project Parcel A # R01100-008-016-000
•Project Parcel B # R01100-008-039-000
paws4people Foundation is requesting to rezone the aforementioned property from its current zoning of
Residential 15 (R-15) to a Planned Development District (PD) to allow a mixed use development
including single family, multi-family, and community benefiting commercial development in accordance
with NHC’s Unified Development Ordinance (UDO). The development will be an expansion of the
existing paws4people Foundation.
This report will demonstrate that the proposed project is in accordance and compliance with NHC unified
Development Ordinance (UDO) Section 3.3 – Mixed Use Zoning Districts, Section 3.3.3 General
Requirements for Mixed Use Zoning Districts, and Section 10.3.2.C – Zoning Map Amendments, and
Section 10.3.4 Master Planned Development and will provide narrative information about site conditions.
2.0 PROJECT NARRATIVE
Project Parcel A comprises a total of 10.57 acres +/-. Parcel Project B contains an existing residential
home and comprises 0.67 acres. Furthermore, all proposed improvements will occur within Project Parcel
A. Both Project Parcel A & B will be under the proposed Master Planned Development, as both parcels
are owned by paws4people Foundation. A wetland delineation was performed by Terracon in September
2024, which determined that there are 0.88 acres of wetlands within the existing parcel. A copy of the
wetland delineation report is included in Appendix D. Per FEMA Map Panel 3720324100K, the project
falls in an area of Minimal Flood Hazard (Zone X). The predominant soil types within the parcel, as
identified from the USDA / NRCS Custom Soil Resource Report are Le (Leon sand), Mu (Murville fine
sand), and Ly (Lynn Haven fine sand). Furthermore, Terracon completed a geotechnical investigation of
the project area in September of 2024. Please see Appendix G for Geotechnical Report.
Project Parcel A currently consists of existing paws4people Foundation (applicant/owner) business
buildings, residential facilities, training fields, roads, open grass spaces and wooded areas. The site is
currently zoned as R-15 (Residential District) with Land Use Code 920-Charitable Services per NHC
property records. The project is proposing a Master Planned Development (MPD) to rezone the site to PD
(Planned Development). The site currently has the following buildings and locations from plan west to
east: RILEY Administrative building, Chaney Dormitory & Dining facility, Brinkley Programming
Facility, OATLIE K9 Training field, BRIELLE Puppy Development Center, and the WYATT K9
Training Field. These buildings are found on Sheet C-101 in Appendix A.
A tree survey was conducted by the site surveyor: Port City Survey. This survey was focused on the
Phase 1 project boundary (found on Sheet C-002 in Appendix A) and gave a description of the existing
vegetation contained within the parcel. The site contains numerous tree species including crepe myrtle,
pine, oak, magnolia, and maple trees. The above trees except for crepe myrtle are regulated trees per
Planning Board - May 1, 2025
ITEM: 6 - 7 - 10
2
NHC’s UDO Table 5.3.4.A: Regulated Trees. These trees fall under the regulated tree requirements and
standards found in Section 5.3 of the NHC UDO. A subsequent tree removal permit will be required for
the demolition and removal of any regulated trees on site. Furthermore, an effort to preserve existing
vegetation on site has been made to maintain existing site appearance and align with NHC 2016
Comprehensive plan and provide community benefit.
This master planned development for the site proposes three additional buildings & accompanying off
street parking that will have commercial, residential, educational, and charitable applications. The first
phase of the project is the 7,000 SF BRADIE Assistance Dog Training Center. The second phase is the
2,000 SF Whelping center, followed third by the 2,000 SF RIDGLEY K9 Water Training Center, each
with their own associated parking areas and other site improvements. The current zoning of R-15 does not
allow and permit the uses desired to best fit paws4people Foundation’s mission. The flexibility of the PD
zoning district allows the site to contain both the existing and proposed site elements as well as their
accompanying uses and benefits. The intention is so that in the future buildings may swap and slot in
different uses allowed under the PD zoning. This unique zoning will set up paws4people Foundation to
best achieve and accomplish their goals and objectives.
paws4people Foundation’s mission is to educate and empower people to utilize Assistance Dogs to
transform their lives. They provide highly trained, customized, and insured assistance dogs to people with
disabilities. They also provide facility dogs who are trained, certified placed, and insured with a specific
individual to use within their profession and daily activities to provide them with greater independence.
They also look to increase the public’s knowledge about the importance of the roles that these dogs serve
within society. Each building and facility on site allow for a necessary step in paws4people’s process.
Each existing and proposed building leans towards a main use from NHC’s list of land uses and has an
intended purpose. The RILEY administrative building has NHC’s Offices for Private Business and
Professional Activities land use. The BRIELLE puppy development center, Whelping center &
RIDGLEY K9 water training center all make use of NHC’s kennel land use. To further clarify, the NHC
land use defines kennel as, “An establishment, including doggy day cares, the engages in the business, for
a fee, or boarding, breeding, grooming, or training of more than three domesticated animals at any one
time…” however the aforementioned building are intended to serve as the locations in which the
assistance dogs are trained and housed indoors. The whelping center also falls under the veterinary
service land use. The BRADIE assistance dog training center promotes educational opportunities for the
community and paws4people clients and therefore falls under the vocational or trade school land use. This
building also serves as the homes for dogs in the training program and therefore best fits NHC’s kennel
use. However, Both the OATLEY & WYTATT K9 training fields fall under the outdoor recreation
establishment use case. The CHANEY, BRIELLE, and BRINKLEY building all fall under the live/work
or caretaker unit use. These buildings are intended for use by paws4people Foundation Foundation to stay
overnight to train dogs over multiple day period and program sessions. The uses above are the main use
for each existing and proposed building but are not limited to only these uses. All of these uses together
create the ideal environment to efficiently and innovatively obtain the paws4people Foundation mission.
This MPD is a high-level plan that identifies acceptable land uses, site layout, and identifies dimension
standards for the development. This narrative along with the Master Plan Development site plans,
community meeting summary, application, and master plan development terms & conditions document
acts as the guideline for a high-quality mixed-use development that promotes greater opportunity for
those affected by disabilities within our community, as well as informing the community about the
important roles these dogs serve. This project, like any other, will require coordination with NCDOT,
CPFUA, NHC, NCDEQ, and any other regulatory agency to ensure safe and viable development. With all
the segments and pieces aligning, we believe this development presents the county, applicants, and
community at large with a great opportunity. We appreciate your time and consideration for this proposed
development.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 11
3
3.0 TRAFFIC IMPACT
Per NHC’s Master Plan Development Application the estimated number of trips generated for the
project’s proposed maximum density and intensity was required to modeled to show the change in vehicle
trips after full build out is complete. This was modeled per the most recent version of the Institute of
Traffic Engineers (ITE) Trip Generation Manual. Based on the site uses proposed in this MPD, they were
compared with the closest fitting land uses within the ITE manual. From this, it was determined that
Office (712) best represents the CHANEY building found in the bottom left of the MPD plans. Mobile
Home (240) best represents the existing home found in Parcel Project B. Lastly, Animal Hospital (640)
best represents all proposed and existing buildings on the site. Trip generations were calculated based on
the three different time periods: weekday, PM peak, and AM peak. The findings from this model are
summarized below.
Table 1: Trip Generation Summary
PM Peak Hour Trips
(vph)
AM Peak Hour Trips
(vph)
Land Use (ITE
CODE)
Intensity Week Day
Traffic (vpd)
Enter Exit Enter Exit
Office - 712 2, 740 S.F.39 4 5 4 3
Mobile Home - 240 1,568 S.F.7 0 1 0 0
Animal Hospital - 640 12,235 S.F.499 46 43 46 41
50 49 50 44Total Trips 545 99 94
The trip generations above were calculated based on the most appropriate land use within the ITE manual,
however the Animal Hospital (640) may not be the most accurate representation of traffic flows for this
particular project. Therefore, it was requested that the paws4people Foundation team provide trip
information based on typical daily operational traffic flows.
Typically, traffic flows to the following buildings on site. Firstly, traffic goes to the BRIELLE puppy
development center with the main constituents being paws4people Foundation employees, University of
North Carolin Wilmington students, interns, volunteers and clients. Secondly, the flow would go to the
CHANEY site dormitory building with typical clients and paws4people Foundation employees. Third,
would be the RILEY operations & office building with mostly paws4people Foundation empoyees,
contractors and clients. Last, would be to the BRINKLEY building with paws4people Foundation
employees and clients.
The existing site vehicle traffic is summarized by paws4people Foundation as the following. On a normal,
average day, the traffic to the site would be around 20 trips maximum. The most traffic on the site flows
from Monday through Friday during traditional business hours. There are typically around 10 trips on
average on weekend days. If there is a volunteer workday these number would increase, however these
volunteer days typically occur on weekdays.
The addition of the new BRADIE building is not anticipated to increase traffic to the site. Outside of
larger training groups, which may occur twice a quarter or an event, on average occurring three to four
times a year, under these circumstances traffic may spike up to 40-50 trips. This is not anticipated to have
any negative impact on the community/neighbors around the paws4people Foundation facility.
Furthermore, vehicular access for the MPD site from Blue Clay Road is gated for use only by emergency
vehicles, paws4people staff & volunteers, & paws4people clients. The site is not open for public access.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 12
4
Due to this, it is anticipated that the site trips will not reach the levels determined the ITE Trip Generation
Table above.
4.0 MASTER PLANNED DEVELOPMENT CONSIDERATIONS
1. How would the requested change be consistent with the County’s policies for growth and
development, as described in the 2016 Comprehensive Plan, applicable small area plans, etc.
a. The 2016 Comprehensive Plan outlines and identifies NHC’s goals for development and
growth in the future. This PD zoning development and MPD is consistent with the
themes and objectives of the 2016 Comprehensive Plan, including the following:
i. Livable Built Environment
1. This is to ensure that all elements of the built environment, including
land use, transportation, housing, energy, and infrastructure work
together to provide sustainable places for living, working, and recreation
to produce a high quality of life. This development provides a mix of
land uses including civic, residential, and open spaces with a focus on
retaining trees and providing green spaces in accordance with the NHC
UDO.
ii. Harmony with Nature
1. This seeks to ensure the contributions of natural resources to human
well-being are explicitly recognized and valued, and maintenance of
nature. The MPD proposes a stormwater design to ensure that runoff is
treated on site with an intentional focus on negating impacts on adjacent
properties. Furthermore, an effort to maintain exiting vegetation has been
made with the establishment of a 10’ landscape buffer around the site
perimeter to maintain the existing treelined to screen any non-PD uses
from the site.
iii. Interwoven Equity
1. Seeks to ensure fairness and equity in providing for the housing,
services, health, safety, and livelihood of its citizens. This project aims to
provide paws4people foundation with greater capacity and ability to
achieve their goals of educating the public on the importance of the roles
assistance dog serves and provides highly trained and customed
assistance dogs to transform individuals lives.
iv. Resilient Economy
1. Ensures the community is prepared to deal with both positive and
negative changes in its economic health and to initiate sustainable urban
development and redevelopment strategies that foster business growth
through technology and innovation and build reliance on local assets.
This development aims to foster civic engagement, address social needs,
provide volunteer & employment and strengthen the NHC community.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 13
5
v. Healthy Community
1. Ensures that public health needs are recognized and addressed through a
variety of provisions. paws4people Foundation seeks to aid in healthy
community by supporting those affected by disabilities by providing
assistance dogs customized to meet the needs of an individual.
vi. Responsible Regionalism
1. Ensures all local proposal account for, connect with, and support the
plans of adjacent jurisdictions and surrounding region. The City of
Wilmington is the largest adjacent jurisdiction and will also be able to
benefit from paws4people Foundation’s goals. Furthermore, other
adjacent jurisdictions and the surrounding region also stand to benefit.
b. paws4people trains and places assistance dogs with users to promote a better tomorrow.
Their philosophy is that anyone with any kind of disability can be taught how to utilize an
assistance dog to Control, Regulate, and Mitigate the effects of their disability.
Assistance dogs provided by paws4people promotes a much greater independence and
invaluable service to those affected by a disability. The proposed training complex allows
them to provide more services and resources for the community at large. This aligns with
NHC’s comprehensive plan goal that aims to, “support health promotion and disease
prevention while minimizing debilitating effects of mental and physical disabilities.” This
complex would also create a greater awareness and understanding of physical & mental
health disabilities and how these dogs can assist. Lastly, paws4people’s facility will
conserve and enhance NHC’s unique sense of place to attract individuals, companies, and
organizations.
2. How would the requested change be consistent with the property’s classification on the 2016
Comprehensive Plan’s Future Land Use Map.
a. The 2016 Comprehensive Plan identifies the project area in the General Residential place
type. This designation promotes and incentivizes lower density housing and associated
civic and commercial services. Firstly, the standards set forth in the MPD are based on
the site’s current zoning of R-15 to match with typical residential standards and site
characteristics. This is intended to maintain the existing appearance and strandardsof a
residential zoning within the new PD zoning. Secondly, the site’s location in Castle
Hayne is a less populated area and the site’s intended uses are not anticipated to have a
significant increase in traffic or have an impact on neighboring areas, this will maintain
the existing low traffic volume within the surrounding area. Further north on Blue Clay
Road zoning changes from residential to industrial uses with existing construction stock
yards and west of the site is an existing NCDOT complex. Therefore, the site is located in
an area of the county that already has multiple uses & zonings within a small area.
Existing vegetation on the site’s will be maintained to keep’s the sites natural beauty,
promote environmentally responsible growth and will not separate the site’s appearance
from the neighboring residential developments. The only proposed removal of vegation is
around the proposed buildings and stormwater measures. A proposed 10’ landscape
buffer is set forth to maintain visual screening from any non-PD zoning properties. The
appearance of the master plan site is not anticipated to change from existing conditions to
after the proposed site elements have been constructed. No drastic changes will occur to
Planning Board - May 1, 2025
ITEM: 6 - 7 - 14
6
the overall appearance of the site from its existing conditions. Furthermore, this proposed
master plan development is designed to stay incorporated with the adjacent residential
properties and separate from other non-residential uses in the immediate area. This MPD
also sets out to achieve the following goals from the General Residential place type:
i. Promote environmentally responsible growth.
1. This MPD seeks to maintain as much vegetation as possible on site and
treat runoff on site and avoid any impacts on adjacent properties.
ii. Increase physical activity and promote health, active lifestyles.
1. paws4people Foundation supports dogs affected by disabilities by
providing assistance dogs customized to meet the needs of an individual
and promote healthy lifestyles.
iii. Conserve and enhance our unique sense of plate to attract individuals,
companies, and organizations.
1. paws4people Foundation operates programs that connects volunteers,
trainers, and clients thus strengthening community ties. Their work with
local organizations aids in fostering a culture of service and compassion,
this makes the county more attractive to individuals and business that
value social responsibility.
iv. Actively promote high quality educational and diverse cultural opportunities for
New Hanover County residents and visitors.
1. paws4people actively promotes high quality education and diverse
cultural opportunities for NHC residents and visitors through the
aforementioned training dog programs, community outreach, and
partnerships with local institutions.
3. How does the proposed master planned development meet the required elements and intent of the
proposed zoning district.
a. The NHC UDO establishes the following primary objectives for PD zoning and the
following apply to this site:
1. Reducing the inflexibility of zoning district standards that sometimes
result from strict application of the base district, and development
standards.
2. Allowing greater flexibility in selecting: the form and design of
development, the ways by which pedestrians and traffic circulate, how
the development is located and designed to respect the natural features of
the land and protect the environment, the location, and integration of
open space and civic space into the development, and design amenities.
3. Encouraging a greater mix of land uses within the same development.
4. Allowing more efficient use of land.
5. Promoting development forms and patterns that respect the character of
established surrounding neighborhoods and other types of land uses.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 15
7
ii. The applicant proposes a multi-faceted complex that is tailor made to achieve
paws4people’s goal of educating and empowering people to utilize assistance
dogs to transform their lives. The proposed MPD provides a diverse mix of land
uses, open spaces, facilities & services that incorporated together in an efficient
manner provides an innovative facility for the training of assistance dogs and the
people who utilize them. The PD zoning district allows for much greater
flexibility than that of a typical base zoning district. It also allows for a more
efficient use of land as otherwise to achieve the same goals, multiple parcels with
different zoning would be necessary. All proposed uses previously discussed for
the site in Section 2.0 – Project Narrative are permitted by the PD zoning district.
The MPD also provides the following community benefits: improved design,
natural preservation, and mixed-use development. The architectural design of the
proposed BRADIE, Whelping, and RIDGLEY centers exceeds that of any
minimum standards found in the NHC UDO & other county regulations. Native
vegetation, habitats, features, and trees that will not be disturbed by the proposed
site additions will be preserved to maintain the natural beauty and ecosystem
benefits currently found on the existing site, furthermore a 10’ landscape buffer
has been set forth to respect the character of the stablished surrounding
residential neighborhoods. Lastly, the diversity of uses on the site from
residential, civic, and other non-residential uses will create an innovative,
integrated, and efficient mixed-use development.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 16
8
5.0 COMMUNITY MEETING SUMMARY
Written notice of a community meeting for the above referenced Master Plan project was given out via
USPS mail to all property owners within five hundred feet (500’) of the subject property. A list of all
adjacent property owners to whom written notice was mailed is Exhibit A. A copy of the notice given out
is Exhibit B. A list of those who attended is attached as Exhibit C.
paws4people and Becker Morgan Group held a Community Meeting on March 25, 2025 at paws4people’s
CHANEY facility at 5:30 pm. All discussions were completed by 6:00pm. The meeting was recorded and
shared with anyone requesting a copy. An aerial image of the proposed site Master plan was presented.
The site is being rezoned from R-15 to PD.
The following issues and concerns were brought up during the community meeting:
•Stormwater management
•Sewer connection easement
•Aesthetic changes to existing vegetation
To expand further on the topics above the following concerns are detailed:
•Regarding stormwater management, there were concerns about water runoff on site. An existing
ditch and wetland area borders the northern portion of the site. There was concern expressed
about how this development may impact this area. The existing ditch within the property area
however drains south and is not anticipated to have any impact on the area discussed. Every effort
will be made to control the flow through the existing ditches and proposed stormwater outfall to
avoid downstream erosion and impact. Furthermore, a proposed stormwater management wet
pond will further alleviate any potential for increased runoff and this effort will focus on
maintaining the lack of stormwater impacts on adjacent properties.
•A neighboring resident also expressed interest in the possibility of a sewer easement to allow
their parcel north of the site to gain sewer access. A verbal agreement may have been reached
between the adjacent property owner and the site owners prior to paws4people’s acquisition of
the property.
•A concern about the removal of perimeter vegetation was discussed. Intentional consideration and
planning have taken place in order to maintain as much of the existing vegetation on site as
possible. Furthermore, a 10’ landscape buffer is set forth in this document around the border of
any non-PD zoning areas and mature landscaping buffers including existing significant tree
coverage all the perimeter of the property will not be disturbed as to limit visual, light, and sound
impacts from the property.
•A comment was made about potential noise the training dogs would make. This was after
discussion of one of the NHC uses that best fit the project was kennel. However, the training dogs
are housed indoors and should not have an impact on noise to adjacent parcels.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 17
9
6.0 MASTER PLANNED DEVELOPMENT TERMS & CONDITIONS
1. Conditions related to approval of the application for the planned development zoning district
classification:
a. Development within the PD District will comply with the use types, buffer requirements,
setback requirements, and dimensional standards as shown on the MPD Master Plan and
documented below.
b. The development and uses of the project area shall comply with all applicable regulations
and requirements imposed by the New Hanover County Unified Development Ordinance
(UDO), and any other applicable federal, state, or local law.
c. Approval of this rezoning does not constitute technical approval of the site plan. Issuance
of all required permits must occur prior to construction commencing.
d. The uses allowed shall include all of the permitted in the PD District as specified in NHD
UDO Table 4.2.1, except that the following uses will be prohibited:
i. The following Residential Uses:
1. Mobile Home Park
2. Mobile Home Subdivision
ii. The following Commercial Uses:
1. Adult Entertainment Establishment
2. Bar/Nightclub
3. Electronic Gaming Operation
4. Outdoor Shooting Range
5. Bank and/or Financial Institution
6. Repair Shop
7. Auction House
8. Convenience Store
9. Food Market
10. Grocery Store
11. Oil or Gas Dealer, Retail
12. Pharmacy
13. Boat Dealer
14. Car Wash
15. Fuel Sales
16. Mobile Home and Prefab Building Sales
17. Transportation Vehicle Service and Storage Facility
18. Vehicle Rentals
19. Vehicle Sales
20. Vehicle Service Station, Large Vehicles
21. Vehicle Service Station, Minor
22. Vehicle Service Station, Major
23. Vehicle Towing Service and Storage Yard
2. The MPD Master Plan, including, dimensional standards, and development standards established
in the MPD Master Plan:
Planning Board - May 1, 2025
ITEM: 6 - 7 - 18
10
a. Maximum height for all structures is limited = 40 feet
b. Setbacks for the PD zoning are as follows:
i. Front setback = 25 feet
ii. Side setback = 15 feet
iii. Rear setback = 20 feet
c. Landscape buffer along non-PD zoning districts is 10 feet.
3. Conditions related to the approval of the MPD Master Plan, including any conditions related to
the form and design of development sown in the MPD Master Plan:
a. Vehicular access for the master planned development site from Blue Clay Road is gated
for use only by emergency vehicles, paws4people staff & volunteers, & paws4people
clients. The site is not open for public access.
b. Existing perimeter vegetation is to remain, as per standards set forth in this MPD and
seen in Exhibit A. Additional vegetation will be added as required for each development
phase to meet NHC landscaping standards.
4. Provisions addressing how transportation, potable water, wastewater, stormwater management,
and other infrastructure will be provided to accommodate the proposed development:
a. Transportation will be provided by access to public rights of way. An NCDOT driveway
or encroachment permit is not anticipated due to no entrance improvements or additional
site access points.
b. Potable water and wastewater services has been provided to the existing site by Cape
Fear Public Utility Authority (CFPUA). Any extension of water or sewer utilities for each
phase of the MPD will be the responsibility of the owner. Permitting through CFPUA for
any extensions or modifications is anticipated.
c. Stormwater will be managed on site in accordance with NCDEQ standards for quality
and NHC for quantity standards and regulations, furthermore stormwater control
measures will comply with all County and State regulations, and appropriate permits will
be acquired for the project site.
d. Infrastructure will be designed in accordance with the North Carolina building code, all
other applicable government regulations, laws, and ordinances, and developed
consistently with the approved Master Planned Development.
5. Provisions related to environmental protection and monitoring:
a. Any 404 wetlands determined to exist on the site will be delineated and handled in
accordance with all applicable government regulations, laws, and ordinances including
Army Corp. of Engineers requirements. The property will comply with all applicable
regulations, laws, and ordinances from local, state, and federal sources with jurisdiction
over the site.
6. Compensating community benefits as identified by the PD zoning district in the NHC UDO may
include but are not limited to, improved design, natural preservation, improved connectivity for
Planning Board - May 1, 2025
ITEM: 6 - 7 - 19
11
pedestrians and/or vehicles, mixed-use development, green building practices, and dedication of
land or in-lieu fee contribution. The project’s proposed compensating community benefits are as
follows:
a.Improved design: The use of architectural design that exceeds any minimum standards
established in the NHC UDO or any other County regulation, or the use of site design
incorporating principles of walkable urbanism and traditional neighborhood
development, compatible with the comprehensive plan and other adopted County Plans.
i.The architectural design of the proposed BRADIE, Whelping, and RIDGLEY
centers will exceed that of any minimum standards found in the NHC UDO &
other county regulations. Improving and expanding the current site design will
increase the capacity of paws4people foundation to train more assistance dogs
and increase their capabilities for a wider range of uses and training methods.
This will allow for more volunteers to train and greater exposure and potential to
educate the public on how important assistance dogs can be on people’s lives and
the benefits for overall public well being. Furthermore, the addition and redesign
of parking lots for each of these buildings will improve site flow and access.
Increased parking counts will allow for more capacity as mentioned above and
improvements to these areas allow for easier and more efficient traffic circulation
on site.
b.Natural Preservation: The preservation of sensitive lands such as natural habitats,
natural features, or trees that exceed the requirements of this UDO, when they are located
on the site.
i.Unless required for necessary infrastructure or required by the county’s land use
and building regulations, existing vegetation that serves as a buffer between the
development site and adjacent uses will be left in place. The design of the
proposed site elements are located to best preserve the existing vegetation and
natural elements. Existing perimeter site vegetation is also kept in place to create
a visual buffer from neighboring existing residential parcels. Native vegetation,
habitats, features, and trees that will not be disturbed by the proposed site
improvements will be preserved to maintain the current natural beauty of the site
as well as any ecosystem benefits. This intended preservation will exceed the
minimum standards found in NHC UDO Section 5.3 Tree Retention.
c. Any other community benefit that would provide benefits to the development site
and the citizen of the County, Generally:
i.The expansion of the facility provides benefit to both the paws4people
Foundation and the citizens of the county. Firstly, this project would allow for
increased capacity to train more assistance dogs and therefore place more
assistance dogs with those in need. The expansion would allow for enhanced
training with more specialized areas and greater research opportunities with
partnerships the foundation has made. It would also allow for community
programs with greater opportunities for employment, internships and volunteer
work. There would also be greater opportunities for fundraising and awareness
within the community. A larger facility could attract more interested parties and
strengthen NHC’s reputation for community service and innovation. It could also
become a destination for those interested in animal assistance and nonprofit
Planning Board - May 1, 2025
ITEM: 6 - 7 - 20
12
work. Lastly, paws4people Foundation increased presence would reinforce NHC
as a compassion, service oriented, and forward-thinking community.
Planning Board - May 1, 2025
ITEM: 6 - 7 - 21
14
Appendix B
NEIGHBORHOOD MEETING DOCUMENTS
paws4people Foundation
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 7 - 22
15
Exhibit A
LIST OF NOTIFIED ADJACENT PROPERTY OWNERS
paws4people Foundation – Community Meeting
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 7 - 23
Community Meeting - Paws4People Count
41
Owner Owner_Address Owner_City
BERMAN JOHN J ETAL 3717 SAINT JOHNS CT UNIT B WILMINGTON, NC 28403
BORDEAUX RUSELL C SHANDA W 5449 BLUE CLAY RD CASTLE HAYNE, NC 28429
BRAUNFELD REINARIA 5320 BLUE CLAY RD CASTLE HAYNE, NC 28429
COLE DIANE M 5336 BLUE CLAY RD CASTLE HAYNE, NC 28429
COLEMAN MARTIN H 5401 BLUE CLAY RD CASTLE HAYNE, NC 28429
ESPINOSA MIGUEL A AMELIA H CHAVEZ 5006 GLAZIER RD CASTLE HAYNE, NC 28429
FOGELMAN ANGELIA DAWN 5328 BLUE CLAY RD CASTLE HAYNE, NC 28429
FOXBOWER JERRY GRANT LINDA L 5325 RIDGEWOOD HEIGHTS DR WILMINGTON, NC 28403
FRENSON DIANE MARIE 5336 BLUE CLAY RD CASTLE HAYNE, NC 28429
GEORGE AHARON 5324 BLUE CLAY RD CASTLE HAYNE, NC 28429
GONZALEZ LUIS F ET UX 719 MIDDLE SOUND LOOP RD WILMINGTON, NC 28411
GRAHAM MERLE BRENDA T 5332 BLUE CLAY RD CASTLE HAYNE, NC 28429
IANNICELLI STEVEN REBECCA 21 AUSTIN DR EDGEWATER, MD 21037
JONES PAUL ETAL PO BOX 12986 WILMINGTON, NC 28405
KEITH MICHAEL E TONYA R 5331 BLUE CLAY RD CASTLE HAYNE, NC 28429
LEWIS GEORGE F JR 4410 PARK AVE WILMINGTON, NC 28403
MEARES CATHERINE D 405 HERMITAGE DR CASTLE HAYNE, NC 28429
NC STATE OF 1321 MAIL SERVICE CTR RALEIGH, NC 27699
PARKER SHERRI P 5400 BLUE CLAY RD CASTLE HAYNE, NC 28429
PAWS4PEOPLE INC 1121 MILITARY CUTOFF RD SUITE C-324 WILMINGTON, NC 28405
PELMEAR ANGELA D ET VIR 5316 BLUE CLAY RD CASTLE HAYNE, NC 28429
PENSCO TRUST CO CUSTODIAN PO BOX 981012 BOSTON, MA 2298
POLIZZI LUCILLE D ETAL 5324 BLUE CLAY RD CASTLE HAYNE, NC 28429
PROSPER GUY W JR ELIZABETH D 5305 SUNRAY RD CASTLE HAYNE, NC 28429
SAUNDERS JERRY R 5301 BLUE CLAY RD CASTLE HAYNE, NC 28429
SAUNDERS JERRY RAY BETTY R 5301 BLUE CLAY RD CASTLE HAYNE, NC 28429
SHARPE JOHN ROYCE PO BOX 283 CASTLE HAYNE, NC 28429
STRICKLAND KAYLA A 5304 BLUE CLAY RD CASTLE HAYNE, NC 28429
TDF PROPERTIES 118 CARDINAL DR N SUITE 103 WILMINGTON, NC 28405
THORPE WOODUS E JR PO BOX 1054 BURGAW, NC 28425
TUCKER TWILA T 3224 COLLEGE RD N 121 WILMINGTON, NC 28405
WATKINS BENJAMIN D 5309 BLUE CLAY RD CASTLE HAYNE, NC 28429
WATKINS BENJAMIN DARIN 5309 BLUE CLAY RD CASTLE HAYNE, NC 28429
WATKINS CRAIG ALLEN 4809 BLUE CLAY RD CASTLE HAYNE, NC 28429
WATKINS MYRTLE M 5300 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES III REV LIV TR 5441 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES S III 5441 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES S JR GEORGIA 5433 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES S JR GEORGIA W 5433 BLUE CLAY RD CASTLE HAYNE, NC 28429
WRIGHT JO Z 510 HERMITAGE DR CASTLE HAYNE, NC 28429
ZACHRY BETTY JO 510 HERMITAGE DR CASTLE HAYNE, NC 28429
Planning Board - May 1, 2025
ITEM: 6 - 7 - 24
16
Exhibit B
NOTICE GIVEN TO ADJACENT PROPERTY OWNERS
paws4people Foundation – Community Meeting
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 7 - 25
Assistance Dogs transforming lives.
1121C-324 Military Cutoff Road, Wilmington NC 28405-3641 | paws4people.org | 888.762.PAWS
paws4people, Inc. is a Virginia Nonstock Corporation and a 501(c)(3) Public Charity (EIN: 54-1948479)
operating under the registered dbas: paws4people foundation, paws4vets, and paws4prisons.
March 11, 2025
To Whom It May Concern:
This is a notice for a community information meeting for an upcoming request by Danielle
Cockerham, on behalf of paws4people® Inc., property owner, for a Mixed-Use Rezoning from
current zoning district R-15 (Residential) to PD (Planned Use Development) for the addition of a
building utilized as training space for Service Dogs and their recipients who may be Military
Veterans, Children, Sexual Trauma Survivors, and more.
The subject property is approximately 11 acres and is located at 5000 Transformation Lane and
is identified as PID R01100-008-016-000 and R01100-008-039-000.
The purpose of the community information meeting is to explain the proposal and answer
questions from meeting attendees.
This meeting will be held at 5103 Transformation Lane and begin at 5:30pm on Tuesday March
25th. For directions or further information, please contact Danielle Cockerham at 888.762.PAWS
or danielle@paws4people.org
A one pager informational flyer on paws4people is attached as a page two to this mailer.
Thank you for your time,
Danielle Cockerham, on behalf of paws4people® Inc.
Deputy Executive Director, Operations & IT
888.762.PAWS
danielle@paws4people.org
Planning Board - May 1, 2025
ITEM: 6 - 7 - 26
17
Exhibit C
LIST OF ADJACNET PROPERTY OWNER ATTENDEES
paws4people Foundation – Community Meeting
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 7 - 27
Community Meeting - Paws4People Count
41
Owner Owner_Address Owner_City
BERMAN JOHN J ETAL 3717 SAINT JOHNS CT UNIT B WILMINGTON, NC 28403
BORDEAUX RUSELL C SHANDA W 5449 BLUE CLAY RD CASTLE HAYNE, NC 28429
BRAUNFELD REINARIA 5320 BLUE CLAY RD CASTLE HAYNE, NC 28429
COLE DIANE M 5336 BLUE CLAY RD CASTLE HAYNE, NC 28429
COLEMAN MARTIN H 5401 BLUE CLAY RD CASTLE HAYNE, NC 28429
ESPINOSA MIGUEL A AMELIA H CHAVEZ 5006 GLAZIER RD CASTLE HAYNE, NC 28429
FOGELMAN ANGELIA DAWN 5328 BLUE CLAY RD CASTLE HAYNE, NC 28429
FOXBOWER JERRY GRANT LINDA L 5325 RIDGEWOOD HEIGHTS DR WILMINGTON, NC 28403
FRENSON DIANE MARIE 5336 BLUE CLAY RD CASTLE HAYNE, NC 28429
GEORGE AHARON 5324 BLUE CLAY RD CASTLE HAYNE, NC 28429
GONZALEZ LUIS F ET UX 719 MIDDLE SOUND LOOP RD WILMINGTON, NC 28411
GRAHAM MERLE BRENDA T 5332 BLUE CLAY RD CASTLE HAYNE, NC 28429
IANNICELLI STEVEN REBECCA 21 AUSTIN DR EDGEWATER, MD 21037
JONES PAUL ETAL PO BOX 12986 WILMINGTON, NC 28405
KEITH MICHAEL E TONYA R 5331 BLUE CLAY RD CASTLE HAYNE, NC 28429
LEWIS GEORGE F JR 4410 PARK AVE WILMINGTON, NC 28403
MEARES CATHERINE D 405 HERMITAGE DR CASTLE HAYNE, NC 28429
NC STATE OF 1321 MAIL SERVICE CTR RALEIGH, NC 27699
PARKER SHERRI P 5400 BLUE CLAY RD CASTLE HAYNE, NC 28429
PAWS4PEOPLE INC 1121 MILITARY CUTOFF RD SUITE C-324 WILMINGTON, NC 28405
PELMEAR ANGELA D ET VIR 5316 BLUE CLAY RD CASTLE HAYNE, NC 28429
PENSCO TRUST CO CUSTODIAN PO BOX 981012 BOSTON, MA 2298
POLIZZI LUCILLE D ETAL 5324 BLUE CLAY RD CASTLE HAYNE, NC 28429
PROSPER GUY W JR ELIZABETH D 5305 SUNRAY RD CASTLE HAYNE, NC 28429
SAUNDERS JERRY R 5301 BLUE CLAY RD CASTLE HAYNE, NC 28429
SAUNDERS JERRY RAY BETTY R 5301 BLUE CLAY RD CASTLE HAYNE, NC 28429
SHARPE JOHN ROYCE PO BOX 283 CASTLE HAYNE, NC 28429
STRICKLAND KAYLA A 5304 BLUE CLAY RD CASTLE HAYNE, NC 28429
TDF PROPERTIES 118 CARDINAL DR N SUITE 103 WILMINGTON, NC 28405
THORPE WOODUS E JR PO BOX 1054 BURGAW, NC 28425
TUCKER TWILA T 3224 COLLEGE RD N 121 WILMINGTON, NC 28405
WATKINS BENJAMIN D 5309 BLUE CLAY RD CASTLE HAYNE, NC 28429
WATKINS BENJAMIN DARIN 5309 BLUE CLAY RD CASTLE HAYNE, NC 28429
WATKINS CRAIG ALLEN 4809 BLUE CLAY RD CASTLE HAYNE, NC 28429
WATKINS MYRTLE M 5300 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES III REV LIV TR 5441 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES S III 5441 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES S JR GEORGIA 5433 BLUE CLAY RD CASTLE HAYNE, NC 28429
WILLIAMS JAMES S JR GEORGIA W 5433 BLUE CLAY RD CASTLE HAYNE, NC 28429
WRIGHT JO Z 510 HERMITAGE DR CASTLE HAYNE, NC 28429
ZACHRY BETTY JO 510 HERMITAGE DR CASTLE HAYNE, NC 28429
WILLIAMS JAMES III REV LIV TR 5441 BLUE CLAY RD
5441 BLUE CLAY RD
CASTLE HAYNE, NC 28429
CASTLE HAYNE, NC 28429WILLIAMS JAMES S III
- Attendees
2
Planning Board - May 1, 2025
ITEM: 6 - 7 - 28
18
Appendix C
PROJECT PARCEL A TITLE & DEED
paws4people Foundation
Castle Hayne, N
Planning Board - May 1, 2025
ITEM: 6 - 7 - 29
Planning Board - May 1, 2025
ITEM: 6 - 7 - 30
Planning Board - May 1, 2025
ITEM: 6 - 7 - 31
Planning Board - May 1, 2025
ITEM: 6 - 7 - 32
Concept Plan
Planning Board - May 1, 2025
ITEM: 6 - 8 - 1
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PROJECT PARCEL B
PROJECT PARCEL A
2,740 SF.3,266 SF.
5,407 SF.
3,562 SF.
PAWS4PEOPLE
5000 TRANSFORMATION LANE
CASTLE HAYNE
NEW HANOVER COUNTY, NC
DOG TRAINING
CENTER
ASSISTANCE
06/25/2024
2022290.01
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North Carolina
Dover
302.734.7950
Salisbury
410.546.9100
Maryland
www.beckermorgan.com
Delaware
910.341.7600
Wilmington
Newark
302.369.3700
980.270.9100
Charlotte
919.243.1332
Raleigh
NC License #: C-4743
.PDF
J.P.G.THMS
SITE PLAN
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F:\AutoCADCivil\Projects\2022\2022290.01\DWG\2022290.01-SITE-C3D21-NC.dwg, Apr 01, 2025 - 4:37pm
2025-04-01
DRAWN BY:
DATE:
PROJECT NO.:
COPYRIGHT 2023
MARK DATE DESCRIPTION
ISSUE BLOCK
PROJECT TITLE
SHEET TITLE
SCALE:
SHEET
PROJ. MGR.:
[MP] C-001LAYER STATE:
0
SCALE: 1" = 50'
25 50 100
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SITE DATA
1.
5000 TRANSFORMATION LANE
CASTLE HAYNE, NORTH CAROLINA 28429
1-888-762-PAWS
2.
CASTLE HAYNE, NORTH CAROLINA 28429
3.
3333 JAECKLE DRIVE, SUITE 120
WILMINGTON, NC 28403
910-341-7600
4.
5.
PROPOSED:
6.
7.
8.
9.
10.PROJECT PARCEL A: 10.57 ACRES
14.
FRONT:
SIDE:
REAR:
17.
18.
19.
20.
OWNER OF RECORD:PAWS4PEOPLE FOUNDATION
PREMISES ADDRESS:5000 TRANSFORMATION LANE
ENGINEER / SURVEYOR:BECKER MORGAN GROUP INC.
PROPERTY MAP NUMBER:R01100-008-016-000 & R01100-008-039-000
ZONING CLASSIFICATION: EXISTING:
PD PLANNED DEVELOPMENT / NEW HANOVER COUNTY
R-15 RESIDENITAL DISTRICT / NEW HANOVER COUNTY
DEED SUMMARY:BOOK 6144, PAGE 1443
PLAT REFERENCE:BOOK 6, PAGE 90
PRESENT USE:920 - CHARITABLE SERVICES
PROPOSED USE:920 - CHARITABLE SERVICES
TOTAL PARCEL AREA:
SETBACKS:PD PLANNED DEVELOPMENT
25 FT.
15 FT.
20 FT.
SOURCE OF WATER:CAPE FEAR PUBLIC UTILITY AUTHORITY
SOURCE OF SEWER:CAPE FEAR PUBLIC UTILITY AUTHORITY
SOURCE OF GAS:PIEDMONT NATURAL GAS
SOURCE OF ELECTRIC:DUKE ENERGY
11.PHASE 1 BUILDING: 7,000 S.F.PROPOSED BUILDING:
12.PHASE 1 EXISTING: 8,800 S.F. (0.20 ACRES)IMPERVIOUS COVERAGE:
PHASE 1 PROPOSED: 23,056 S.F. (0.53 ACRES)
15.LOT COVERAGE:PERMITTED: 50% (NEW HANOVER COUNTY)
16.BUILDING HEIGHT:PERMITTED: 40 FT.
PROPOSED: 40 FT.
PHASE 2 BUILDING: 2,000 S.F.
PHASE 3 BUILDING: 2,000 S.F.
PHASE 2 EXISTING: 6,683 S.F. (0.15 ACRES)
PHASE 2 PROPOSED: 9,990 S.F. (0.23 ACRES)
PHASE 3 EXISTING: 1,055 S.F. (0.02 ACRES)
PHASE 3 PROPOSED: 9,600 S.F. (0.22 ACRES)
PROJECT PARCEL B: 0.67 ACRES
15.
PERIMETER BUFFER ALONG NON-PD ZONING: 10 FT.
LANDSCAPE BUFFER:PD PLANNED DEVELOPMENT
TOTAL IMPEVIOUS: 42,646 S.F. (0.22 ACRES)
VICINITY MAP SCALE: 1" = 2000'
PAWS4PEOPLE MASTER PLAN. NEW HANOVER COUNTY, NC
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BROOKDALE DR.
SHEET INDEX
C-001 COVER SHEET
C-101 EXISTING CONDITIONS PLAN
COVER SHEET
EXISTING CONDITIONS PLANS
C-201 SITE PLAN
SITE PLANS
C-002 PHASING PLAN
GENERAL NOTES:
1. TOPOGRAPHIC SURVEY DATA SHOWN HERON WAS PREPARED BY PORT CITY LAND SURVEYING, PLLC ON
12-10-2024, VERTICAL DATUM IS BASED ON NAD '83. A TREE INVNEOTRY OF THE SITE WAS CONDUCTED WITH THE
2. THE EXISTING UTILITIES SHOWN WERE TAKEN FROM THE BEST AVAILABLE RECORDS. THE CONTRACTOR SHALL
CONTACT NORTH CAROLINA 811 (1-800-632-4949) TO VERIFY THEIR EXACT LOCATION PRIOR TO START OF ANY
CONSTRUCTION. ANY DAMAGE INCURRED TO ANY UTILITIES SHALL BE REPAIRED IMMEDIATELY AT THE
CONTRACTORS EXPENSE. IF THE CONTRACTOR RELIES ON THE UTILITY LOCATION SHOWN HEREON, THEY DO SO
AT THEIR OWN RISK AND WILL NOT BE ENTITLED TO ADDITIONAL COMPENSATION DUE TO TIME DELAYS FROM SAID
RELIANCE.
3. THIS AREA OF DEVELOPMENT IS NOT IMPACTED BY THE 100 YEAR FLOOD PLAIN AS SHOWN ON FIRM 3720324100K AND
4. A WETLAND DELINATION WAS COMPLETED BY TERRACON IN SEPTEMBER OF 2024 AND DETERMINED THAT THERE ARE
AREAS OF WETLANDS WITHIN THE EXISTING PARCEL.
5. ALL ROADS, PARKING AND OTHER PAVED AREAS WILL BE PRIVATELY OWNED AND MAINTAINED AND ARE NOT
INTENDED FOR DEDICATION.
6. NORTH CAROLINA REGULATIONS PROHIBIT THE BURIAL OF CONSTRUCTION DEMOLITION DEBRIS, INCLUDING TREES
AND STUMPS ON CONSTRUCTION SITES. ANY SOLID WASTE FOUND DURING EXCAVATION MUST BE REMOVED AND
PROPERLY DISCARDED.
7. ALL HANDICAPPED PARKING DEMARCATION, STALLS, AND BUILDING ACCESSIBLE ROUTES SHALL COMPLY WITH THE
"AMERICAN WITH DISABILITIES ACT".
8. THIS DRAWING DOES NOT INCLUDE NECESSARY COMPONENT FOR CONSTRUCTION SAFETY. ALL CONSTRUCTION
MUST BE DONE IN COMPLIANCE WITH THE OCCUPATIONAL SAFETY AND HEALTH ACT OF 1970 AND ALL RULES AND
REGULATION THERETO APPURTENANT.
9. BEFORE THE CONTRACTOR CAN BEGIN CONSTRUCTION HE MUST OBTAIN THE PROPER PERMITS AND/OR
APPROVALS FROM NEW HANOVER COUNTY (NHC), CAPE FEAR PUBLIC UTILITY AUTHORITY (CFPUA), NORTH
CAROLINA DEPARTMENT OF ENVIRONMENTAL QUALITY (NCDEQ) AND NORTH CAROLINA DEPARTMENT OF
TRANSPORTATION (NCDOT).
10. ALL CONSTRUCTION METHODS AND MATERIALS SHALL BE ACCORDING TO NEW HANOVER COUNTY AND STATE OF
NORTH CAROLINA STANDARDS AND ANY OTHER APPLICABLE STATE AND LOCAL CODES.
11. CARE SHALL BE TAKEN DURING FINAL GRADING TO ENSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND TO
RECEIVING STRUCTURES. ROOF DRAIN DOWNSPOUTS TO BE CONNECTED TO STORM DRAINAGE OR DIRECTED TO
STREET AND/OR PARKING AREAS.
12. CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF ANY RELOCATIONS, REALIGNMENTS, DISCONNECTIONS, OR
CONNECTIONS OF EXISTING UTILITIES WITH APPLICABLE AUTHORITIES.
13. CONTRACTOR AND BUILDER ARE RESPONSIBLE FOR COORDINATING FINISHED FLOOR ELEVATIONS OF ALL
BUILDINGS WITH THE OWNER.
14. MINIMUM SEPARATION OF UTILITIES SHALL BE MAINTAINED AS FOLLOWS:
14.1. HORIZONTAL SEPARATION OF TEN (10) FEET BETWEEN SANITARY SEWER AND WATER MAINS AND STORM
SEWER.
14.2. WHERE VERTICAL CLEARANCE IS LESS THAN TWENTY-FOUR (24) INCHES BETWEEN SANITARY SEWER AND
STORM DRAIN, SANITARY SEWER SHALL BE DUCTILE IRON PIPE FOR A MINIMUM OF 10 FEET EITHER SIDE OF
CROSSING.
14.3. WHERE VERTICAL CLEARANCE IS LESS THAN TWELVE (12) INCHES BETWEEN SANITARY SEWER AND STORM
DRAIN, SANITARY SEWER SHALL BE DUCTILE IRON PIPE FOR A MINIMUM OF 10 FEET EITHER SIDE OF THE
CROSSING, AND BRIDGING SHALL BE INSTALLED PER APPLICABLE UTILITY AUTHORITY'S DETAILS.
14.4. IN NO CASE SHALL THERE BE LESS THAN EIGHTEEN (18) INCHES OF SEPARATION BETWEEN OUTSIDE OF
WATER MAIN AND OUTSIDE OF SEWER OR STORM SEWER.
14.5. MINIMUM COVER OF THIRTY-SIX (36) INCHES SHALL BE PROVIDED FOR ALL BURIED WATER MAINS AND
SANITARY SEWER MAINS.
15. ALL SANITARY SEWER MAINS TO BE 8 INCHES UNLESS OTHERWISE INDICATED.
16. ALL WATER MAINS TO BE 8 INCHES UNLESS OTHERWISE INDICATED.
17. TWO VALVES ARE REQUIRED AT "T" INTERSECTIONS AND ONE VALVE ON THE WATER LINE TO FIRE HYDRANTS.
18. A BLOW-OFF VALVE IS REQUIRED AT THE TERMINUS OF ALL "DEAD END" WATER LINES.
FIRM 3720323100K.
AFOREMENTIONED SURVEY.
CONCRETE CURB & GUTTER
CONCRETE SIDEWALK, SLAB / PAVING
IMPERVIOUS SURFACED ROAD, DRIVE
INDIVIDUAL TREE OR BUSH
STRUCTURE (CONCRETE, WOOD,
DRAINAGE DITCH OR SWALE
WETLAND BOUNDARY LINE
ELEVATION SPOT SHOT
PROPERTY OR RIGHT-OF-WAY LINE
LIGHT POLE
CENTERLINE
BENCH MARK
METAL, ETC.)
CONTOUR
OR PARKING LOT
WIRE FENCE
49
EVERGREEN DECIDUOUS
N/A
N/A
X X X
CHAINLINK FENCE
STOCKADE FENCE
43.55
X X X
55
25.15 B.C.25.00
T.C.25.50
V V V N/A
ITEM
WATER MAIN & SIZE
PROPOSED
LEGEND
EXISTING
EX. 10" F.M.
EX. 10"S
EX. 10" W
U.E.
U.T.
EX. 2" G
10" S
12" F.M.
12" W
U.E.
U.T.
2" G
SANITARY GRAVITY SEWER LINE (S)
SIZE & FLOW DIRECTION
C-1-Notes-Legend-Portrait
SANITARY SEWER CLEANOUT (C.O.)
WATER VALVE (W.V.) OR METER (W.M.)
FIRE HYDRANT (F.H.)
SANITARY SEWER MANHOLE (S.S.M.H.)
STORM DRAIN MANHOLE (S.D.M.H.)
CATCH BASIN (C.B.)
STORM DRAIN LINE (CMP, RCP, HDPE)
SANITARY SEWER FORCE MAIN (F.M.)
SIZE & FLOW DIRECTION
UNDERGROUND ELECTRIC (U.E.)
UNDERGROUND TELEPHONE (U.T.)
UNDERGROUND GAS MAIN (G)
UTILITY POLE W/ OVERHEAD SERVICE
(TELEPHONE (O.T.), ELECTRIC (O.E.)
F.H.
W.V.W.M.W.M.W.V.
F.H.
TAX PARCEL: R01100-008-016-000
CAPE FEAR RIVER BASIN
NEW HANOVER COUNTY, NORTH CAROLINA
PAWS4PEOPLE MASTER PLAN
CAPE FEAR RIVER BASIN
MASTER PLANNED DEVELOPMENT PLANS
Planning Board - May 1, 2025
ITEM: 6 - 9 - 1
GLAZIER ROAD
60' PUBLIC RIGHT-OF-WAY
S.R
.
1
3
1
8
,
6
0
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P
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B
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.
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S
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D
BU
I
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I
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8
6
6
STORMWATER
MANAGEMENT
AREA
2,000 S.F.
PROPOSED
BUILDING
10
77
12
7
7,0
0
0
S
.
F
.
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X
X
X
X
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X
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X X X X
X
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X
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X
XXXXXXXXXXXXXXX
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
PHASE 2
PHASE 1
PHASE 3
TRANSFORMATION LANE
30' PRIVATE ACCESS & UTILITY EASEMENT
STORMWATER
MANAGEMENT
AREA
PROJECT PARCEL B
PROJECT PARCEL A
2,740 SF.3,266 SF.
5,407 SF.
3,562 SF.
PAWS4PEOPLE
DOG TRAINING
CENTER
ASSISTANCE
06/25/2024
2022290.01
C-002
1" = 50'
A
E
R
N
C
G
H
I
I
N
T
E
E
E
C
R
T
I
U
N G
R E
North Carolina
Dover
302.734.7950
Salisbury
410.546.9100
Maryland
www.beckermorgan.com
Delaware
910.341.7600
Wilmington
Newark
302.369.3700
980.270.9100
Charlotte
919.243.1332
Raleigh
NC License #: C-4743
.PDF
J.P.G.THMS
PHASING PLAN
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F:\AutoCADCivil\Projects\2022\2022290.01\DWG\2022290.01-SITE-C3D21-NC.dwg, Apr 01, 2025 - 4:38pm
2025-04-01
DRAWN BY:
DATE:
PROJECT NO.:
COPYRIGHT 2023
MARK DATE DESCRIPTION
ISSUE BLOCK
PROJECT TITLE
SHEET TITLE
SCALE:
SHEET
PROJ. MGR.:
[MP] C-002LAYER STATE:
0
SCALE: 1" = 50'
25 50 100
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VICINITY MAP SCALE: 1" = 2000'
PAWS4PEOPLE MASTER PLAN. NEW HANOVER COUNTY, NC
N
SITE
BL
U
E
C
L
A
Y
R
D
.
GLAZIER RD.
BROOKDALE DR.
5000 TRANSFORMATION LANE
CASTLE HAYNE
NEW HANOVER COUNTY, NC
IMPERVIOUS PHASING TABLE
PHASE PROPOSED (SF)
PHASE 1 23,056 S.F.± (0.53 AC.±)
EXISTING (SF)
8,800 S.F.± (0.20 AC.±)
PHASE 2 6,683 S.F.± (0.15 AC.±)
PHASE 3 1,055 S.F.± (0.22 AC.±)
9,990 S.F.± (0.23 AC.±)
9,600 S.F.± (0.22 AC.±)
TOTAL 16,538 S.F.± (0.38 AC.±)42,646 S.F.± (0.98 AC.±)
Planning Board - May 1, 2025
ITEM: 6 - 9 - 2
SS
OE
OE
OE
24
24
24
24
24
24 24 24 24
18
18
18
18
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EXISTING BUILDING
EXISTING BUILDING
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EXISTING BUILDING
EX
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EX. 24" RCP
27
27
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28
28
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2828
28
28
28
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28
27
2
8
27
2
7
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29 28
2627
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23
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24 24 24 24
F.H.
27
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27
LANDS N/F
COLEMAN, MARTIN H
PIN: R01100-008-003-001
TRACT 2
DEED REF. 1415-957
ZONING - R-15
LANDS N/F
COLEMAN, MARTIN H
PIN: R01100-008-003-001
TRACT 1
DEED REF. 1415-957
ZONING - R-15
LANDS N/F
WILLIAMS, JAMES S III
PIN: R01100-008-003-003
DEED REF. 6042-1557
ZONING - R-15
LANDS N/F
WILLIAMS, JAMES S JR.
PIN: R01100-008-003-000
DEED REF. 1415-628
ZONING - R-15
LANDS N/F
STATE OF NORTH CAROLINA
PIN: R01100-008-001-000
DEED REF. 2618-0149
ZONING - B-2
GLAZIER ROAD
60' PUBLIC RIGHT-OF-WAY
S.R
.
1
3
1
8
,
6
0
'
P
U
B
L
I
C
R
I
G
H
T
O
F
W
A
Y
BL
U
E
C
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A
Y
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O
A
D
TRANSFORMATION LANE
30' PRIVATE ACCESS & UTILITY EASEMENT
15' DRAINAGE EASEMENT
60' UTILITY AND ACCESS
EASEMENT, M.B. 37 PG 343
25' SETBACK
20' SETBACK
20
'
D
R
A
I
N
A
G
E
EA
S
E
M
E
N
T
60
'
30'
30' UTILITY AND ACCESSEASEMENT, M.B. 37 PG 343
15' DRAINAGE EASEMENT
BENCH MARK
NAIL SET
ELEV.: 27.56'BENCH MARK
NAIL SET
ELEV.: 24.84'
BENCH MARK
NAIL SET
ELEV.: 28.00'
F.H.
W.M.W.M.
W.M.
W.M.W.V.
B.F.P.
W.V.
W.V.
W.M.
W.M.
T
20
'
D
R
A
I
N
A
G
E
EA
S
E
M
E
N
T
30' PRIVATE ACCESS AND
UTILITY EASEMENT
2,740 SF.3,266 SF.
5,407 SF.
3,562 SF.
PAWS4PEOPLE
DOG TRAINING
CENTER
ASSISTANCE
06/25/2024
2022290.01
C-101
1" = 50'
A
E
R
N
C
G
H
I
I
N
T
E
E
E
C
R
T
I
U
N G
R E
North Carolina
Dover
302.734.7950
Salisbury
410.546.9100
Maryland
www.beckermorgan.com
Delaware
910.341.7600
Wilmington
Newark
302.369.3700
980.270.9100
Charlotte
919.243.1332
Raleigh
NC License #: C-4743
.PDF
J.P.G.THMS
EXISTING
CONDITIONS PLAN
.
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F:\AutoCADCivil\Projects\2022\2022290.01\DWG\2022290.01-SITE-C3D21-NC.dwg, Apr 01, 2025 - 4:38pm
2025-04-01
DRAWN BY:
DATE:
PROJECT NO.:
COPYRIGHT 2023
MARK DATE DESCRIPTION
ISSUE BLOCK
PROJECT TITLE
SHEET TITLE
SCALE:
SHEET
PROJ. MGR.:
[MP] C-101LAYER STATE:
0
SCALE: 1" = 50'
25 50 100
24x36
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N
.
VICINITY MAP SCALE: 1" = 2000'
PAWS4PEOPLE MASTER PLAN. NEW HANOVER COUNTY, NC
N
SITE
BL
U
E
C
L
A
Y
R
D
.
GLAZIER RD.
BROOKDALE DR.
5000 TRANSFORMATION LANE
CASTLE HAYNE
NEW HANOVER COUNTY, NC
Planning Board - May 1, 2025
ITEM: 6 - 9 - 3
OE
OE
OE
OE
OE
2,
0
0
0
S
.
F
.
PR
O
P
O
S
E
D
BU
I
L
D
I
N
G
8
6
6
STORMWATER
MANAGEMENT
AREA
2,000 S.F.
PROPOSED
BUILDING
10
77
12
7
7,0
0
0
S
.
F
.
PR
O
P
O
S
E
D
B
U
I
L
D
I
N
G
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XX
XX
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X
X
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X
X
X
X
X
X
X
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X
X
X
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X
X
X
X
X
X
X
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X
X
X
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X
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X
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X
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X
X
X
X
X
X X X X
X
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X
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NHC LAND USE:
KENNEL
NHC LAND USE:
LIVE/WORK
NHC LAND USE:
VOCATIONAL OR
TRADE SCHOOL
NHC LAND USE:
LODGING
NHC LAND USE:
KENNEL
NHC LAND USE:
KENNEL
NHC LAND USE:
LIVE/WORK
NHC LAND USE:
OFFICE FOR
PRIVATE BUSINESS
AND PROFESSIONAL
ACTIVITIES
NHC LAND USE:
OUTDOOR RECREATION
ESTABLISHMENT
NHC LAND USE:
OUTDOOR RECREATION
ESTABLISHMENT
EXISTING TREE LINE
LANDS N/F
COLEMAN, MARTIN H
PIN: R01100-008-003-001
TRACT 2
DEED REF. 1415-957
ZONING - R-15
LANDS N/F
COLEMAN, MARTIN H
PIN: R01100-008-003-001
TRACT 1
DEED REF. 1415-957
ZONING - R-15
LANDS N/F
WILLIAMS, JAMES S III
PIN: R01100-008-003-003
DEED REF. 6042-1557
ZONING - R-15
LANDS N/F
WILLIAMS, JAMES S JR.
PIN: R01100-008-003-000
DEED REF. 1415-628
ZONING - R-15
LANDS N/F
STATE OF NORTH CAROLINA
PIN: R01100-008-001-000
DEED REF. 2618-0149
ZONING - B-2
GLAZIER ROAD
60' PUBLIC RIGHT-OF-WAY
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TRANSFORMATION LANE
30' PRIVATE ACCESS & UTILITY EASEMENT
15' DRAINAGE EASEMENT
60' UTILITY AND ACCESS
EASEMENT, M.B. 37 PG 343
25' SETBACK
20' SETBACK
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15' DRAINAGE EASEMENT
9'
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'
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9'
18'
9'
18'8'
8'8'
21'
12.6'
21'
22'22'
22'
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'
22'STORMWATER
MANAGEMENT
AREA
PROJECT PARCEL B
PROJECT PARCEL A
20
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30' PRIVATE ACCESS AND
UTILITY EASEMENT
2,740 SF.3,266 SF.
5,407 SF.
3,562 SF.
PROPOSED TREE LINE
PAWS4PEOPLE
DOG TRAINING
CENTER
ASSISTANCE
06/25/2024
2022290.01
C-201
1" = 50'
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North Carolina
Dover
302.734.7950
Salisbury
410.546.9100
Maryland
www.beckermorgan.com
Delaware
910.341.7600
Wilmington
Newark
302.369.3700
980.270.9100
Charlotte
919.243.1332
Raleigh
NC License #: C-4743
.PDF
J.P.G.THMS
SITE PLAN
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F:\AutoCADCivil\Projects\2022\2022290.01\DWG\2022290.01-SITE-C3D21-NC.dwg, Apr 01, 2025 - 4:39pm
2025-04-01
DRAWN BY:
DATE:
PROJECT NO.:
COPYRIGHT 2023
MARK DATE DESCRIPTION
ISSUE BLOCK
PROJECT TITLE
SHEET TITLE
SCALE:
SHEET
PROJ. MGR.:
[MP] C-201LAYER STATE:
0
SCALE: 1" = 50'
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THE USES LISTED PER BUILDING ARE REPRESENTAITVE OF THE MAIN USE OF EACH BUILDING. THE BUILDINGS ARE NOT 1.
MASTER PLAN LAND USE NOTES:
RESTRICTED TO ONLY THE LISTS DOCUMENTED ON THIS SHEET. ANY ALLOWABLE LAND USE PER THE MASTER PLAN
DEVELOPMENT'S TERM AND CONDITION DOCUMENT SHALL BE ALLOWABLE WITHIN THE PD ZONING DISTRICT.
N
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VICINITY MAP SCALE: 1" = 2000'
PAWS4PEOPLE MASTER PLAN. NEW HANOVER COUNTY, NC
N
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VICINITY MAP SCALE: 1" = 2000'
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VICINITY MAP SCALE: 1" = 2000'
PAWS4PEOPLE MASTER PLAN. NEW HANOVER COUNTY, NC
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BROOKDALE DR.
5000 TRANSFORMATION LANE
CASTLE HAYNE
NEW HANOVER COUNTY, NC
Planning Board - May 1, 2025
ITEM: 6 - 9 - 4
Planning Board - May 1, 2025
ITEM: 6 - 9 - 5
Master Plan Appendices
Planning Board - May 1, 2025
ITEM: 6 - 10 - 1
19
Appendix D
WETLAND DELINATION REPORT
paws4people Foundation
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 11 - 1
20
Appendix E
FEMA FLOOD MAP
paws4people Foundation
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 11 - 2
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250
Feet
Ü
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOODHAZARD AREAS
Without Base Flood Elevation (BFE)Zone A, V, A99With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areasof 1% annual chance flood with averagedepth less than one foot or with drainageareas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to LeveeZone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.The basemap shown complies with FEMA's basemapaccuracy standards
The flood hazard information is derived directly from theauthoritative NFHL web services provided by FEMA. This mapwas exported on 3/3/2025 at 2:56 PM and does notreflect changes or amendments subsequent to this date andtime. The NFHL and effective information may change orbecome superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
STRUCTURES
OTHER
FEATURES
MAP PANELS
8
B 20.2
The pin displayed on the map is an approximatepoint selected by the user and does not representan authoritative property location.
1:6,000
77°52'37"W 34°20'54"N
77°52'W 34°20'25"N
Basemap Imagery Source: USGS National Map 2023
Planning Board - May 1, 2025
ITEM: 6 - 11 - 3
21
Appendix F
NRCS SOIL MAP
paws4people Foundation
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 11 - 4
Hydrologic Soil Group—New Hanover County, North Carolina
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
3/3/2025
Page 1 of 4
38
0
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235100 235200 235300 235400 235500 235600 235700 235800 235900 236000 236100 236200 236300 236400 236500 236600
235100 235200 235300 235400 235500 235600 235700 235800 235900 236000 236100 236200 236300 236400 236500 236600
34° 20' 53'' N
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Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 18N WGS84
0 350 700 1400 2100
Feet
0 100 200 400 600
Meters
Map Scale: 1:7,290 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 5
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Rating Polygons
A
A/D
B
B/D
C
C/D
D
Not rated or not available
Soil Rating Lines
A
A/D
B
B/D
C
C/D
D
Not rated or not available
Soil Rating Points
A
A/D
B
B/D
C
C/D
D
Not rated or not available
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:15,800.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: New Hanover County, North Carolina
Survey Area Data: Version 26, Sep 9, 2024
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Nov 8, 2022—Dec 1,
2022
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Hydrologic Soil Group—New Hanover County, North Carolina
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
3/3/2025
Page 2 of 4
Planning Board - May 1, 2025
ITEM: 6 - 11 - 6
Hydrologic Soil Group
Map unit symbol Map unit name Rating Acres in AOI Percent of AOI
JO Johnston soils A/D 2.0 0.8%
Ke Kenansville fine sand, 0
to 3 percent slopes
A 2.6 1.0%
Le Leon sand A/D 125.9 48.2%
Ls Lynchburg fine sandy
loam, 0 to 2 percent
slopes, Atlantic Coast
Flatwoods
B/D 0.0 0.0%
Ly Lynn Haven fine sand A/D 15.2 5.8%
Mu Murville fine sand A/D 94.3 36.1%
Pn Pantego loam B/D 2.2 0.8%
Se Seagate fine sand B 13.8 5.3%
St Stallings fine sand A/D 5.2 2.0%
Totals for Area of Interest 261.3 100.0%
Hydrologic Soil Group—New Hanover County, North Carolina
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
3/3/2025
Page 3 of 4
Planning Board - May 1, 2025
ITEM: 6 - 11 - 7
Description
Hydrologic soil groups are based on estimates of runoff potential. Soils are
assigned to one of four groups according to the rate of water infiltration when the
soils are not protected by vegetation, are thoroughly wet, and receive
precipitation from long-duration storms.
The soils in the United States are assigned to four groups (A, B, C, and D) and
three dual classes (A/D, B/D, and C/D). The groups are defined as follows:
Group A. Soils having a high infiltration rate (low runoff potential) when
thoroughly wet. These consist mainly of deep, well drained to excessively
drained sands or gravelly sands. These soils have a high rate of water
transmission.
Group B. Soils having a moderate infiltration rate when thoroughly wet. These
consist chiefly of moderately deep or deep, moderately well drained or well
drained soils that have moderately fine texture to moderately coarse texture.
These soils have a moderate rate of water transmission.
Group C. Soils having a slow infiltration rate when thoroughly wet. These consist
chiefly of soils having a layer that impedes the downward movement of water or
soils of moderately fine texture or fine texture. These soils have a slow rate of
water transmission.
Group D. Soils having a very slow infiltration rate (high runoff potential) when
thoroughly wet. These consist chiefly of clays that have a high shrink-swell
potential, soils that have a high water table, soils that have a claypan or clay
layer at or near the surface, and soils that are shallow over nearly impervious
material. These soils have a very slow rate of water transmission.
If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is
for drained areas and the second is for undrained areas. Only the soils that in
their natural condition are in group D are assigned to dual classes.
Rating Options
Aggregation Method: Dominant Condition
Component Percent Cutoff: None Specified
Tie-break Rule: Higher
Hydrologic Soil Group—New Hanover County, North Carolina
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
3/3/2025
Page 4 of 4
Planning Board - May 1, 2025
ITEM: 6 - 11 - 8
22
Appendix G
GEOTECHNICAL REPORT BY TERRACON
paws4people Foundation
Castle Hayne, NC
Planning Board - May 1, 2025
ITEM: 6 - 11 - 9
Report Cover Page
Bradie K9 Training
Center
Geotechnical Engineering Report
Cottage View and Lamb’s Path Way,
Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Prepared for:
Paws4People Foundation
1121C-324 Military Cutoff Road
Wilmington, North Carolina 28405
Planning Board - May 1, 2025
ITEM: 6 - 11 - 10
2108 Capital Drive
Wilmington, North Carolina 28405
P (910) 478-9915
North Carolina Registered Firm: F-0869
Terracon.com
Facilities | Environmental | Geotechnical | Materials
Report Cover Letter to Sign September 30, 2024
Paws4People Foundation
1121C-324 Military Cutoff Road
Wilmington, North Carolina 28405
Attn: Mr. Terry Henry – Deputy Executive Director
Re: Geotechnical Engineering Report
Bradie K9 Training Center
Cottage View and Lamb’s Path Way
Castle Hayne, North Carolina
Terracon Project No. K6245072
Dear Mr. Henry:
We have completed the scope of Geotechnical Engineering services for the above
referenced project in general accordance with Terracon Proposal No. PK6245072R1
dated August 22, 2024. This report presents the findings of the subsurface exploration
and provides geotechnical recommendations concerning earthwork and the design and
construction of foundations, floor slabs, pavements, and stormwater control measures
(SCMs) for the proposed project.
We appreciate the opportunity to be of service to you on this project. If you have any
questions concerning this report or if we may be of further service, please contact us.
Sincerely,
Terracon
Michael P. Delaney, P.E. Tom Schipporeit, P.E., BC.GE
Senior Staff Engineer Senior Geotechnical Engineer
Registered, NC 056487
09/30/2024
Planning Board - May 1, 2025
ITEM: 6 - 11 - 11
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials i
Table of Contents
Introduction .................................................................................................... 1
Project Description .......................................................................................... 2
Site Conditions ................................................................................................ 3
Geotechnical Characterization ......................................................................... 3
Seismic Considerations .................................................................................... 5
Geotechnical Overview .................................................................................... 6
Earthwork ....................................................................................................... 7
Shallow Foundations ..................................................................................... 14
Floor Slabs .................................................................................................... 17
Pavements .................................................................................................... 18
Stormwater Control Measures ........................................................................ 19
General Comments ........................................................................................ 20
Figures
GeoModel
Attachments
Exploration and Testing Procedures
Site Location and Exploration Plans
Exploration and Laboratory Results
Supporting Information
Note: This report was originally delivered in a web-based format. Blue Bold text in the
report indicates a referenced section heading. The PDF version also includes hyperlinks
which direct the reader to that section and clicking on the logo will bring you
back to this page. For more interactive features, please view your project online at
client.terracon.com.
Refer to each individual Attachment for a listing of contents.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 12
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 1
Introduction
This report presents the results of our subsurface exploration and Geotechnical
Engineering services performed for the proposed facilities to be located off of Blue Clay
Road in Castle Hayne, North Carolina. The purpose of these services was to provide
information and geotechnical engineering recommendations relative to:
■ Exploration logs with field and laboratory data
■ Stratification based on visual soil classification and published correlations
■ Groundwater levels observed during and/or after the completion of drilling
■ Site location and exploration plans
■ Subsurface exploration procedures
■ Description of subsurface conditions
■ Recommended foundation options and engineering design parameters for the
training facility
■ Estimated settlement of foundations for the training facility
■ Recommendations for design and construction of interior floor slabs for the
training facility
■ Seismic site classification
■ Liquefaction potential
■ Earthwork recommendations include site and subgrade preparation
■ Recommended pavement options and design parameters for the training facility
pavements
■ Stormwater management considerations
■ Preliminary foundation and earthwork recommendations for the future buildings
and associated pavements
The geotechnical engineering Scope of Services for this project included the
advancement of electronic Cone Penetrometer Test (CPT) soundings and soil sampling
via solid-stem auger, laboratory testing, engineering analysis, and preparation of this
report.
Drawings showing the site and exploration locations are shown on the Site Location
and Exploration Plan, respectively. The results of the laboratory testing performed on
soil samples obtained from the site during our field exploration are included on the
exploration logs and as separate graphs in the Exploration and Laboratory Results
section.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 13
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 2
Project Description
Our initial understanding of the project was provided in our proposal and was discussed
during project planning. A period of collaboration has transpired since the project was
initiated, and our final understanding of the project conditions is as follows:
Item Description
Information
Provided
Project information was obtained via email correspondence on
August 9, 2024, and telephone communication on August 12,
2024. The following attachments were provided to Terracon:
■ 2022290.01-SOILBORING-C3D21-NC-SOIL BORING.pdf
■ Composite Aerial-SITE SURVEY.pdf
Additional project team communication occurred throughout the
duration of the project.
Project
Description
Plans for the project include the construction of a new dog
training facility with associated parking and drives. Two
additional buildings on the east and west sides of the site will be
constructed in the future.
Proposed
Structures
■ Training Facility: Single-story, approximately 7,000
square-foot building
■ Future buildings: Single-story, approximately 2,000
square-feet
Building
Construction Anticipated to be metal- or wood-framed with slab-on-grade
Finished Floor
Elevation Not provided, assumed to be within 2 feet of existing grade
Maximum Loads
In the absence of information provided by the design team, we
have assumed the following loads in estimating settlement
based on our experience with similar projects.
■ Columns: Up to 50 kips
■ Walls: Up to 2 kips per linear foot (klf)
■ Slabs: Up to 100 pounds per square foot
Grading/Slopes
Less than 2 feet of cut or fill is anticipated to develop final
grade, excluding remedial grading requirements. Less than 5
feet of cut will be required for the proposed Stormwater Control
Measures (SCMs).
Pavements We assume primarily flexible (asphalt) pavement sections will
be constructed.
Other Structures None
Building Code 2018 or 2024 North Carolina State Building Code
Planning Board - May 1, 2025
ITEM: 6 - 11 - 14
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 3
Terracon should be notified if any of the above information is inconsistent with the
planned construction, especially the grading limits, as modifications to our
recommendations may be necessary.
Site Conditions
The following description of site conditions is derived from our site visit in association
with the field exploration and our review of publicly available geologic and topographic
maps.
Item Description
Parcel
Information
The project is located along Lamb’s Path Was in Castle Hayne,
North Carolina. The site spans approximately 11 acres over 2
parcels.
New Hanover County Parcel Identification Nos. (PIDs):
■ R01100-008-016-000
■ R01100-008-039-000
Approximate coordinates:
■ 34° 20' 39.56" N, 77° 52' 20.57" W
See Site Location
Existing
Improvements
The site is located on the western portion of the Paws4People
campus. An existing sand volleyball court and parking lot are
present in the proposed construction area for the training
facility.
Current Ground
Cover Asphalt, sand, grass, wooded areas
Existing
Topography
Based on the provided topographic survey, the site is relatively
flat with elevations ranging from 25 feet to 27 feet MSL.
Drainage ditches approximately 2 to 3 feet deep are located to
the north and west of the proposed training facility building
area.
Geotechnical Characterization
Geologic Setting
The project site is located within the Atlantic Coastal Plain physiographic province.
Bedrock of the Late Mesozoic age is present at depths of greater than 1,000 ft, and is
overlain by Lower and Upper Cretaceous, Tertiary, Pleistocene and Recent Sediments.
The Coastal Plain soils consist mainly of marine sediments that were deposited during
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 4
successive periods of fluctuating sea level and moving shoreline. The soils include sands,
silts, and clays with irregular deposits of shells, which are typical of those lain down in a
shallow sloping sea bottom. Recent alluvial sands, silts, and clays are typically present
near rivers and creeks.
According to USGS Mineral Resources On-Line Spatial Data based on the 1998 digital
equivalent of the 1985 Geologic Map of North Carolina, the Castle Hayne Formation
(Tertiary) underlies the site, and is estimated to be 20 feet thick, occurring between
elevations of 0 feet and 10 feet MSL based on published geologic information. The Castle
Hayne Formation varies lithologically, consisting of shell, marl, sand, and limestone.
Soil Profile
We have developed a general characterization of the subsurface conditions based upon
our review of the subsurface exploration, laboratory data, geologic setting and our
understanding of the project. This characterization, termed GeoModel, forms the basis of
our geotechnical calculations and evaluation of the site. Conditions observed at each
exploration point are indicated on the individual logs. The individual logs can be found in
the Exploration and Laboratory Results and the GeoModel can be found in the
Figures attachment of this report.
As part of our analyses, we identified the following model layers within the subsurface
profile. For a more detailed view of the model layer depths at each boring location, refer
to the GeoModel. Surficial materials (topsoil, asphalt, etc.) are not included in the
GeoModel.
Model
Layer Layer Name General Description
1 Existing Fill Poorly graded sand
2 Loose to Medium
Dense Sand Sand with varying amounts of silt and clay
3
Very Soft Clay
and Very Loose
Clayey Sand
Sandy clay and clayey sand, varying amounts of silt
and organics, sand lenses at varying depths
4 Very Loose to
Loose Sand
Sand with varying amounts of silt and clay, clay lenses
at varying depths
5 Castle Hayne
Formation CPT Refusal on Very Dense Sand and/or Limestone
Topsoil thicknesses ranged from 4 inches to 8 inches at the CPT locations. However,
based on our experience with construction on similar sites, rootmat in wooded areas
likely extends down through the topsoil into the underlying soils to an average depth of
approximately 12 inches to 18 inches.
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 5
Groundwater Conditions
Groundwater was measured at depths ranging from 1 foot to 3 feet below the existing
ground surface during the field exploration. Groundwater conditions may be different at
the time of construction. The Stormwater Soil Evaluations Report (within
Supporting Information) prepared by Terrain Environmental Consulting shows the
seasonal-high water levels as determined by a soil scientist licensed in the State of
North Carolina.
Groundwater level fluctuations occur due to seasonal variations in the amount of rainfall,
runoff and other factors not evident at the time the soundings were performed.
Therefore, groundwater levels during construction or at other times in the life of the
structure may be higher or lower than the levels indicated on the exploration logs. The
possibility of groundwater level fluctuations should be considered when developing the
design and construction plans for the project.
Seismic Considerations
Seismic Site Classification
The seismic design requirements for buildings and other structures are based on Seismic
Design Category. Site Classification is required to determine the Seismic Design
Category for a structure. The Site Classification is based on the upper 100 feet of the
site profile defined by a weighted average value of either shear wave velocity, standard
penetration resistance, or undrained shear strength in accordance with Section 20.4 of
ASCE 7 and the International Building Code (IBC). Based on the soil properties observed
at the site and as described on the exploration logs and results, our professional opinion
is for that a Seismic Site Classification of D be considered for the project. Subsurface
explorations at this site were extended to a maximum depth of 18.4 feet. The site
properties below the exploration depth to 100 feet were estimated based on our
experience and knowledge of geologic conditions of the general area.
Liquefaction
Liquefaction occurs when a rapid buildup in water pressure, caused by ground motion,
pushes sand particles apart, resulting in a loss of strength and later densification as the
water pressure dissipates. This loss of strength can cause bearing capacity failure while
the densification of liquefied layers after the earthquake can cause excessive settlement
of the ground surface and structures.
The liquefaction potential of a site depends on the design earthquake’s peak ground
acceleration, which depends on the design earthquake’s magnitude and the distance
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 6
from the site to the design seismic event. The liquefaction potential also depends on the
presence of granular soils below the water table, the relative densities of the granular
soils, the percent fines of the soils, and the geologic ages of the soil deposits. The
amount of ground surface settlement is dependent on the initial relative densities of the
soils which liquefy due to the earthquake. Based on the relatively mild ground motions
associated with the design earthquake as indicated by the ASCE 7-22 Hazard Tool, the
potential for liquefaction is negligible at this site.
Geotechnical Overview
Based upon the geotechnical conditions observed in the CPT soundings, the site
generally appears suitable for the proposed construction, provided that the
recommendations given herein are implemented in the design and construction phases
of this project. Our earthwork recommendations include rolling the subgrade and
remediation of soils that are not improved. Once the site has been prepared as
discussed herein, the proposed structures may be supported on conventional shallow
foundations.
Effective drainage should be completed early in the construction sequence and
maintained throughout the life of the proposed development to avoid potential issues
associated with a wet subgrade. If possible, the grading should be performed during the
warmer and drier times of the year. If grading is performed during the winter months,
an increased risk for possible undercutting and replacement of unstable subgrade will
persist. Further details are provided in the Earthwork section of this report.
Proposed grading information was not available at the time of this report. Permanent
dewatering (such as French drains or blanket drains) could be required for foundations,
slabs, or pavements that bear at or near existing grade. Raising grades in the proposed
building and pavement footprints could eliminate the need for permanent dewatering by
promoting drainage and creating vertical separation between finished elevations and
groundwater/soft soils. However, greater fills have potential to induce excessive
settlement on the underlying soils. A settlement monitoring program should be
implemented in areas proposed to receive more than 3 feet of structural fill.
The recommendations contained in this report are based upon the results of field and
laboratory testing (presented in the Exploration and Laboratory Results),
engineering analyses, and our current understanding of the proposed project. The
General Comments section provides an understanding of the report limitations.
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 7
Earthwork
Earthwork is anticipated to include demolition, clearing and grubbing, excavations, and
engineered fill placement. The following sections provide recommendations for use in the
preparation of specifications for the work. Recommendations include critical quality
criteria, as necessary, to render the site in the state considered in our geotechnical
engineering evaluation for foundations, floor slabs, and pavements.
Existing Fill
As noted in Geotechnical Characterization, B-04 and B-04A encountered existing fill
to a depth of 3 feet. We have no records to indicate the degree of control used when the
existing fill was placed, and consequently the fill is undocumented. Existing fill could be
present in other areas of the site based on the existing site improvements. For planning
purposes, the existing fill should be excavated and replaced with structural fill. Test pits
could be excavated in areas of existing fill to further evaluate it and evaluate risk if the
existing fill is not completely excavated and replaced.
If the owner elects to construct the buildings and pavements on the existing fill to
reduce initial construction costs in exchange for increased potential longer-term distress,
the following protocol should be followed. Once the planned subgrade elevation has been
reached in cut areas and prior to fill placement in fill areas, the construction areas
should be proofrolled with heavy rubber tire construction equipment to aid in delineating
areas of loose, soft, or otherwise unsuitable soil. The contractor could also excavate test
pits in the existing fill to evaluate it for debris and other unsuitable materials. Areas of
very soft to soft soil, very loose to loose soil, debris, or unsuitable material should be
undercut and replaced with structural fill.
However, even with the recommended construction procedures, inherent risk exists for
the owner that compressible fill or unsuitable material, within or buried by the fill, will
not be discovered. This risk of unforeseen conditions cannot be eliminated without
completely removing the existing fill but can be reduced by following the
recommendations contained in this report.
Demolition
Site preparation should begin with the demolition of the existing structures/pavements
and debris removal. As part of the demolition, buried utilities and/or concrete
foundations should also be removed. Existing utilities that are to be abandoned should
be removed or filled with grout. The excavations resulting from foundation and utility
removal should be properly backfilled with compacted structural fill as described in the
following subsections. Utilities that are to remain in service should be accuratel y located
horizontally and vertically to minimize conflict with new foundation construction.
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 8
Site Preparation
Prior to placing fill, existing vegetation, topsoil, and root mats should be removed.
Complete stripping of the topsoil should be performed in the proposed building and
parking/driveway areas.
Mature trees are located within or near the footprint of some of the proposed buildings,
which will require removal at the onset of construction. Tree root systems can remove
substantial moisture from surrounding soils. Where trees are removed, the full root ball
and all associated dry and desiccated soils should be removed. The soil materials which
contain less than 5 percent organics can be reused as engineered fill provided the
material is moisture conditioned and properly compacted.
Although no evidence of underground facilities (such as septic tanks, cesspools,
basements, and utilities) was observed during the exploration and site reconnaissance,
such features could be encountered during construction. If unexpected fills or
underground facilities are encountered, such features should be removed, and the
excavation thoroughly cleaned prior to backfill placement and/or construction.
Subgrade Preparation
After stripping and removing topsoil and once any areas of cut have been excavated to
proposed subgrade elevation, the exposed subgrade soils in the building and pavement
footprints should be densified in place using a medium weight vibratory roller. The
purpose of the vibratory rolling is to densify the exposed subgrade soils for floor slab
and pavement support and to potentially improve the foundation bearing soils. The roller
should make at least six passes across the site, with the second set of three passes
perpendicular to the first set of three passes with intermittent vibration activated. If
water is brought to the surface by the vibratory rolling, the operation should be
discontinued until the water subsides. Vibratory rolling should be completed during dry
weather. Static rolling and additional repairs should be anticipated for areas too wet for
vibratory rolling.
After the vibratory rolling, pore pressures should be allowed to dissipate. After the
waiting period, proofrolling should be performed on the exposed subgrade soils in areas
to receive fill or at the subgrade elevation with a loaded, tandem-axle dump truck (15 to
20 ton total vehicle weight) or similar rubber-tired construction equipment. Proofrolling
is recommended as a means of detecting areas of soft or unstable subgrade soils. The
proofrolling should be performed during a period of dry weather to avoid degrading an
otherwise suitable subgrade. The proofrolling operations should be observed by a
representative of the geotechnical engineer. Subgrade soils that exhibit excessive rutting
or deflection during proofrolling should be repaired as directed by the field
representative. Typical repairs include overexcavation followed by replacement with
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 9
either properly compacted fill or by a subgrade stabilization fabric in conjunction with a
sand fill or crushed stone.
If subgrade soils are unsuitable, they will require removal and replacement; however, if
they are unstable due to excessive moisture, the most economical solution for
remediation may be to scarify, dry and recompact the material. This remediation is
most effective during the typically hotter months of the year (May to October). If
construction is performed during the cooler period of the year, the timeline for
scarifying, drying, and recompacting typically increases considerably and may lead to
alternative remediation solutions. These solutions can include overexcavation of some or
all of the unstable material to be backfilled with either approved structural fill or
geotextile and ABC Stone. Potential undercutting can be reduced if the site preparation
work is performed during a period of dry weather and if construction traffic is kept to a
minimum on prepared subgrades.
Excavation Considerations
We anticipate that excavations for the proposed construction can generally be
accomplished with conventional earthmoving equipment.
Excavation Safety: As a minimum, excavations should be performed in accordance
with OSHA 29 CFR, Part 1926, Subpart P, “Excavations” and its appendices, and in
accordance with any applicable local and/or state regulations.
Excavations or other activities resulting in ground disturbance have the potential to
affect nearby structures, pavements, and utilities. Our scope of services does not include
review of available final grading information or consider potential temporary grading
performed by the contractor for potential effects such as ground movement beyond the
project limits. A preconstruction/ precondition survey should be conducted to document
nearby property/infrastructure prior to any site development activity. Excavation or
ground disturbance activities should be monitored or instrumented for potential ground
movements that could negatively affect nearby structures, pavements, and utilities.
Excavation should not be conducted below a downward 1:1 projection from existing
foundations without engineering review of shoring requirements and geotechnical
observation during construction.
Construction site safety is the sole responsibility of the contractor who controls the
means, methods, and sequencing of construction operations. Under no circumstances
shall the information provided herein be interpreted to mean Terracon is assuming
responsibility for construction site safety or the contractor's activities; such
responsibility shall neither be implied nor inferred.
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 10
Construction Dewatering: Typical temporary dewatering measures used in the project
area consist of temporary ditches, sump excavations, sump pumps, well points, wells,
and/or sheetpile cutoff walls.
The groundwater table could affect excavation efforts, especially for overexcavation and
replacement of lower strength soils, if needed. A temporary dewatering system
consisting of sumps with pumps may be necessary to achieve the recommended depth of
excavation depending on groundwater conditions at the time of construction. Backfill
consisting of clean gravel (such as AASHTO Size No. 57 stone) wrapped in geotextile
fabric is often most suitable for undercut depths exceeding that of the water table.
The responsibility for dewatering of construction excavations and preventing excessive
damage of existing and new buildings, structures, utilities, and other site improvements
due to dewatering should lie solely with the contractor. This information is provided only
as a service and under no circumstance should Terracon be assumed to be responsible
for the effectiveness of the construction dewatering method(s) selected by the
contractor.
Permanent Site Dewatering
Since design grades are not known at this time, permanent site dewatering of the
shallow groundwater in the proposed building and pavement areas may or may not be
necessary. Raising site grades in the proposed building and pavement areas above the
existing ground surface could eliminate the need for permanent dewatering measures.
Once a preliminary grading plan has been prepared, it should be provided to Terracon
for review and comment regarding the need for permanent dewatering of the shallow
groundwater at the site.
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 11
Fill Material Types
Fill required to achieve design grade should be classified as structural fill and general fill.
Structural fill is material used below or within 10 feet of structures, pavements, site
retaining walls, stormwater control measures, or constructed slopes. General fill is
material used to achieve grade outside of these areas.
Material property requirements for on-site soil for use as general fill and structural fill
are noted in the table below:
Property General Fill Structural Fill
Composition Free of deleterious
material Free of deleterious material
Maximum particle size
6 inches
(or 2/3 of the lift
thickness)
3 inches
Fines content Not limited 50 percent
Plasticity Not limited Maximum liquid limit of 50
Maximum plasticity index of 20
Earthen materials used for structural or general fill should meet the following material
property requirements:
Soil Type1 USCS Classification Acceptable Location for
Placement
Imported Soil GW, GP, GM, GC, SM, SP,
SP-SM, SP-SC, SC-SM All locations and elevations
On-Site Soils SP, SP-SM, SM
(LL<50 or PI<20) All locations and elevations
1. Structural fill should consist of approved materials free of organic matter and debris.
Frozen materials should not be used, and fill should not be placed on frozen subgrade. A
sample of each material type should be submitted to the Geotechnical Engineer for
evaluation prior to use on this site.
2. Reuse of clayey sand (SC) material could lead to delays in construction depending on
moisture conditions at the site at that time.
3. Fine-grained soils such as clays and silts should not be reused as structural fill due to
their moisture sensitivity when compared to the sandier soils available.
4. Soils excavated during the construction of the proposed SCM may be used as structural
fillbut will likely require moisture conditioning (drying).
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
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Fill Placement and Compaction Requirements
Structural and general fill should meet the following compaction requirements.
Item Structural Fill General Fill
Maximum Lift
Thickness
8 inches or less in loose thickness when
heavy, self-propelled compaction equipment
is used
4 to 6 inches in loose thickness when hand-
guided equipment (i.e. trench roller,
jumping jack, or plate compactor) is used
Same as
structural fill
Minimum
Compaction
Requirements 1,2,3
95% of maximum
98% of maximum in upper 1 foot of
structural fill
92% of max.
Water Content
Range 1, 3
Within 3 percent of optimum moisture
content
As required to
achieve min.
compaction
requirements
1. Fill should be tested for moisture content and compaction during placement. If in-place
density tests indicate the specified moisture or compaction limits have not been met,
the area represented by the tests should be reworked and retested as required until the
specified moisture and compaction requirements are achieved.
2. It is not necessary to achieve 95% compaction on the existing ground prior to placing
fill or beginning construction. However, the subgrade should be evaluated by the
Geotechnical Engineer prior to placing fill or beginning construction.
3. Maximum density and optimum water content as determined by the standard Proctor
test (ASTM D 698).
4. Materials not amenable to density testing should be placed and compacted to a stable
condition observed by the Geotechnical Engineer or representative.
Pipe Bedding and Trench Backfill
Pipe bedding and trench backfill should be in accordance with the applicable public works
standard details and specifications for the type of pipe to be supported. (For example,
the NCDOT has published standard pipe bedding and backfilling details for flexible and
rigid pipe for normal earth foundation, rock foundation, and unsuitable material
foundation conditions.) Backfill materials, placement, and testing should be in
accordance with the publics works requirements or the earthwork recommendations
given in this report, whichever are more stringent. If open-graded materials, such as No.
78 or No. 57 stone, are used, they should be completely wrapped in a woven geotextile
that can be used for both separation and filtration (e.g., Mirafi HP270).
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 13
Subgrade Protection
Upon completion of filling and grading, care should be taken to maintain the subgrade
water content prior to construction of grade-supported improvements such as floor slabs
and pavements. Construction traffic over the completed subgrades should be avoided.
The site should also be graded to prevent surface water from ponding on the prepared
subgrades or in excavations. Water collecting over or adjacent to construction areas
should be removed. If the subgrade freezes, desiccates, saturates, or is disturbed, the
affected material should be removed, or the materials should be scarified, moisture
conditioned, and recompacted prior to floor slab construction.
All grades must provide effective drainage away from the buildings during and after
construction and should be maintained throughout the life of the structure. Water
retained next to the buildings can result in soil movements greater than those discussed
in this report. Greater movements can result in unacceptable differential floor slab
and/or foundation movements, cracked slabs and walls, and roof leaks. The roof should
have gutters/drains with downspouts that discharge onto splash blocks at a distance of
at least 10 feet from the buildings.
Construction Observation and Testing
The earthwork efforts should be observed by the Geotechnical Engineer (or others under
their direction). Observation should include documentation of adequate removal of
surficial materials (vegetation, topsoil, and pavements), evaluation and remediation of
existing fill materials, as well as proofrolling and mitigation of unsuitable areas
delineated by the proofroll.
Each lift of compacted fill should be tested, evaluated, and reworked, as necessary, as
recommended by the Geotechnical Engineer prior to placement of additional lifts. Each
lift of fill should be tested for density and water content at a frequency of at least one
test for every 2,500 square feet of compacted fill in the building areas and 5,000 square
feet in pavement areas. Where not specified by local ordinance, one density and water
content test should be performed for every 100 linear feet of compacted utility trench
backfill and a minimum of one test performed for every 12 vertical inches of compacted
backfill.
In areas of foundation excavations, the bearing subgrade should be evaluated by the
Geotechnical Engineer. The bottom of footings should be checked with hand augers and
Dynamic Cone Penetrometer (DCP) testing that extend through any new or existing fill
material. If unanticipated conditions are observed, the Geotechnical Engineer should
prescribe mitigation options.
In addition to the documentation of the essential parameters necessary for construction,
the continuation of the Geotechnical Engineer into the construction phase of the project
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Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
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provides the continuity to maintain the Geotechnical Engineer’s evaluation of subsurface
conditions, including assessing variations and associated design changes.
Shallow Foundations
If the site has been prepared in accordance with the requirements noted in Earthwork,
the following design parameters are applicable for shallow foundations for the proposed
training facility.
Design Parameters – Compressive Loads
Item Description
Maximum Net Allowable Bearing
Pressure 1, 2 2,000 psf
Required Bearing Stratum 3 Approved existing soils or structural fill
Minimum Foundation Dimensions
Per NC Building Code:
Columns: 24 inches
Continuous: 16 inches
Sliding Resistance 4 0.35 ultimate coefficient of friction -
granular material
Minimum Embedment below
Finished Grade 5 12 inches
Estimated Total Settlement from
Structural Loads 2 Less than about 1 inch
Estimated Differential Settlement 2, 6 About 1/2 of total settlement
1. The maximum net allowable bearing pressure is the pressure in excess of the minimum
surrounding overburden pressure at the footing base elevation. Values assume that
exterior grades are no steeper than 20% within 10 feet of structure. The allowable
bearing pressure can be increased by ⅓ for use with the alternative load combinations
given in Section 1605.3.2 of the 2018 North Carolina Building Code. Please note,
however, that additional foundation settlement will occur under these load
combinations.
2. Values provided are for maximum loads noted in Project Description. Additional
geotechnical consultation will be necessary if higher loads are anticipated.
3. Unsuitable or soft soils should be overexcavated and replaced per the recommendations
presented in Earthwork.
4. Can be used to compute sliding resistance where foundations are placed on suitable
soil/materials. Frictional resistance for granular materials is dependent on the bearing
pressure which may vary due to load combinations. For fine-grained materials, lateral
resistance using cohesion should not exceed ½ the dead load.
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Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
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Item Description
5. Embedment necessary to minimize the effects of frost and to achieve recommended
allowable bearing pressure with a factor of safety of at least 2.5. For sloping ground,
maintain depth below the lowest adjacent exterior grade within 5 horizontal feet of the
structure.
6. Differential settlements are noted for equivalent-loaded foundations and bearing
elevation as measured over a span of 50 feet.
Design Parameters – Overturning and Uplift Loads
Shallow foundations subjected to overturning loads should be proportioned such that the
resultant eccentricity is maintained in the center-third of the foundation (e.g., e < b/6,
where b is the foundation width). This requirement is intended to keep the entire
foundation area in compression during the extreme lateral/overturning load event.
Foundation oversizing may be required to satisfy this condition.
Uplift resistance of spread footings can be developed from the effective weight of the
footing and the overlying soils with consideration to the IBC basic load combinations.
Foundation Construction Considerations
The foundation bearing materials should be evaluated at the time of the foundation
excavation. This is an essential part of the construction process. A representative of the
geotechnical engineer should use a combination of hand auger borings and dynamic
cone penetrometer (DCP) testing to determine the suitability of the bearing materials for
the design bearing pressure. DCP testing should be performed to a depth of 3 to 5 feet
below the bottom of foundation excavation and through newly placed or existing fill
soils. Excessively soft, loose, or wet bearing soils should be over excavated to a depth
recommended by the geotechnical engineer. The excavated soils should be replaced with
structural fill or washed, crushed stone (NCDOT No. 57) wrapped in a geotextile fabric
(Mirafi HP270 or equivalent). The need for the geotextile fabric with the crushed stone
should be determined by the Geotechnical Engineer during construction based on
Item Description
Soil Moist Unit Weight 110 pcf
Soil Effective Unit Weight1 48 pcf
Soil weight included in uplift
resistance
Soil included within the prism extending up from
the top perimeter of the footing at an angle of 15
degrees from vertical to ground surface
1. Effective (or buoyant) unit weight should be used for soil above the foundation level and
below a water level. The high groundwater level should be used in uplift design as
applicable.
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Bradie K9 Training Center | Castle Hayne, North Carolina
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sloughing/caving soils and excavation observations. However, footings could bear
directly on the soils after over excavation if approved by the Geotechnical Engineer.
The base of all foundation excavations should be free of water and loose soil prior to
placing concrete. Concrete should be placed soon after excavating to reduce bearing soil
disturbance. Should the soils at bearing level become excessively disturbed or saturated,
the affected soil should be removed prior to placing concrete.
Overexcavation for structural fill placement below footings should be conducted as
shown below. The overexcavation should be backfilled up to the footing base elevation,
with structural fill placed, as recommended in the Earthwork section or washed crushed
stone (NCDOT No. 57) wrapped in a woven geotextile that can be used for both
separation and filtration (e.g., Mirafi HP270).
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Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 17
Floor Slabs
Design parameters for floor slabs assume the requirements for Earthwork have been
followed. Specific attention should be given to positive drainage away from the structure
and positive drainage of the aggregate base beneath the floor slab.
Floor Slab Design Parameters
Item Description
Floor Slab Support1 Suitable existing soils or new structural fill compacted in
accordance with Earthwork section of this report.
Estimated Modulus
of Subgrade
Reaction2
150 pounds per square inch per inch (psi/in) for point loads
Aggregate Base
Course/Capillary
Break3
Minimum 4 inches of free-draining granular material (less
than 5% passing the U.S. No. 200 sieve)
1. Floor slabs should be structurally independent of building footings or walls to reduce the
possibility of floor slab cracking caused by differential movements between the slab and
foundation.
2. Modulus of subgrade reaction is an estimated value based upon our experience with the
subgrade condition, the requirements noted in Earthwork, and the floor slab support as
noted in this table. It is provided for point loads. For large area loads the modulus of
subgrade reaction would be lower.
3. Free-draining granular material should have less than 5% fines (material passing the
No. 200 sieve). Other design considerations such as cold temperatures and
condensation development could warrant more extensive design provisions.
The use of a vapor retarder should be considered beneath concrete slabs on grade
covered with wood, tile, carpet, or other moisture sensitive or impervious coverings,
when the project includes humidity-controlled areas, or when the slab will support
equipment sensitive to moisture. When conditions warrant the use of a vapor retarder,
the slab designer should refer to ACI 302 and/or ACI 360 for procedures and cautions
regarding the use and placement of a vapor retarder.
Saw-cut contraction joints should be placed in the slab to help control the location and
extent of cracking. For additional recommendations, refer to the ACI Design Manual.
Joints or cracks should be sealed with a waterproof, non-extruding compressible
compound specifically recommended for heavy duty concrete pavement and wet
environments.
Where floor slabs are tied to perimeter walls or turn-down slabs to meet structural or
other construction objectives, our experience indicates differential movement between
Planning Board - May 1, 2025
ITEM: 6 - 11 - 29
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 18
the walls and slabs will likely be observed in adjacent slab expansion joints or floor slab
cracks beyond the length of the structural dowels. The Structural Engineer should
account for potential differential settlement through use of sufficient control joints,
appropriate reinforcing or other means.
Floor Slab Construction Considerations
On most project sites, the site grading is generally accomplished early in the
construction phase. However, as construction proceeds, the subgrade may be disturbed
due to utility excavations, construction traffic, desiccation, rainfall, etc. As a result, the
floor slab subgrade may not be suitable for placement of base stone and concrete and
corrective action will be required to repair the damaged areas.
Finished subgrade, within and for at least 10 feet beyond the floor slab, should be
protected from traffic, rutting, or other disturbance and maintained in a relatively moist
condition until floor slabs are constructed. If the subgrade should become damaged or
desiccated prior to construction of floor slabs, the affected material should be removed,
and structural fill should be added to replace the resulting excavation. Final conditioning
of the finished subgrade should be performed immediately prior to placement of the floor
slab support course.
The Geotechnical Engineer should observe the condition of the floor slab subgrades
immediately prior to placement of the floor slab support course, reinforcing steel, and
concrete. Attention should be paid to high traffic areas that were rutted and disturbed
earlier, and to areas where backfilled trenches are located.
Pavements
Pavement Subgrade Support Characteristics
Sufficient information is not available for us to provide an opinion of minimum pavement
thickness for the project. For pavement design by others, we recommend that a
subgrade California Bearing Ratio, CBR, of 7 percent be used for the asphaltic concrete
pavement designs. We recommend that a modulus of subgrade reaction of 150 pci be
used for the Portland cement concrete pavement designs. These values were empirically
derived based upon our experience with the clayey subgrade soils and our expectation of
the quality of the subgrade as prescribed by the Site Preparation conditions as outlined
in Earthwork.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 30
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 19
Stormwater Control Measures
We understand that a stormwater sontrol measures (SCM) will be constructed for the
project. The SCM should be designed, constructed, and maintained in accordance with
the NCDEQ Stormwater Design Manual1.
Determining the elevation of the seasonal high water table (SHWT) is also an important
step in the hydrogeologic design process for SCMs. To function properly, some SCMs
(e.g., infiltration systems, permeable pavements, and bioretention basins) require a
minimum separation of 2 feet from the bottom of the SCM down to the SHWT elevation.
The soil composition of many SCMs is vital to achieving their intended purpose. Soil
permeability is an important design factor for SCMs. The infiltration rate of in-situ soils
is required for design of infiltration devices and permeable pavement. It is also
advantageous and sometimes necessary to have low permeability in-situ soil for systems
where permanent ponded water is required (e.g., stormwater wetlands and wet ponds).
The attached report by Terrain Environmental Consulting in Supporting Information
provides a summary of the seasonal high water table depths and infiltration rates at the
locations evaluated.
Also, please note that the ground surface elevations at the boring locations were
interpolated from site topographic drawings provided to us and are not based on
measurements by a surveying instrument.
Many SCMs will include some volume of water storage for water treatment and/or water
quantity control. The most common type of storage facility is the earthen impoundment.
These structures sometimes are simply excavated from existing soil and rock and are
below grade, but others include fill material and dams. Embankments should have
slopes no steeper than 3H:1V to allow maintenance equipment and to maintain ground
cover. Without performing detailed slope stability analyses, cut slopes and fill slopes,
should also be no steeper than 3H:1V due to potential slope stability considerations.
1 https://www.deq.nc.gov/about/divisions/energy-mineral-and-land-resources/stormwater/stormwater-
program/stormwater-design-manual
Planning Board - May 1, 2025
ITEM: 6 - 11 - 31
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 20
General Comments
Our analysis and opinions are based upon our understanding of the project, the
geotechnical conditions in the area, and the data obtained from our site exploration.
Variations will occur between exploration point locations or due to the modifying effects
of construction or weather. The nature and extent of such variations may not become
evident until during or after construction. Terracon should be retained as the
Geotechnical Engineer, where noted in this report, to provide observation and testing
services during pertinent construction phases. If variations appear, we can provide
further evaluation and supplemental recommendations. If variations are noted in the
absence of our observation and testing services on-site, we should be immediately
notified so that we can provide evaluation and supplemental recommendations.
Our Scope of Services does not include either specifically or by implication any
environmental or biological (e.g., mold, fungi, bacteria) assessment of the site or
identification or prevention of pollutants, hazardous materials or conditions. If the owner
is concerned about the potential for such contamination or pollution, other studies
should be undertaken.
Our services and any correspondence are intended for the sole benefit and exclusive use
of our client for specific application to the project discussed and are accomplished in
accordance with generally accepted geotechnical engineering practices with no third-
party beneficiaries intended. Any third-party access to services or correspondence is
solely for information purposes to support the services provided by Terracon to our
client. Reliance upon the services and any work product is limited to our client and is not
intended for third parties. Any use or reliance of the provided information by third
parties is done solely at their own risk. No warranties, either express or implied, are
intended or made.
Site characteristics as provided are for design purposes and not to estimate excavation
cost. Any use of our report in that regard is done at the sole risk of the excavating cost
estimator as there may be variations on the site that are not apparent in the data that
could significantly effect excavation cost. Any parties charged with estimating excavation
costs should seek their own site characterization for specific purposes to obtain the
specific level of detail necessary for costing. Site safety and cost estimating including
excavation support and dewatering requirements/design are the responsibility of others.
Construction and site development have the potential to affect adjacent properties. Such
impacts can include damages due to vibration, modification of groundwater/surface
water flow during construction, foundation movement due to undermining or subsidence
from excavation, as well as noise or air quality concerns. Evaluation of these items on
nearby properties are commonly associated with contractor means and methods and are
not addressed in this report. The owner and contractor should consider a
preconstruction/precondition survey of surrounding development. If changes in the
nature, design, or location of the project are planned, our conclusions and
Planning Board - May 1, 2025
ITEM: 6 - 11 - 32
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials 21
recommendations shall not be considered valid unless we review the changes and either
verify or modify our conclusions in writing.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 33
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Figures
Contents:
GeoModel (2 pages)
Planning Board - May 1, 2025
ITEM: 6 - 11 - 34
8
10
12
14
16
18
20
22
24
26
28
EL
E
V
A
T
I
O
N
(
M
S
L
)
(
f
e
e
t
)
Layering shown on this figure has been developed by thegeotechnical engineer for purposes of modeling the subsurfaceconditions as required for the subsequent geotechnical engineeringfor this project.Numbers adjacent to soil column indicate depth below ground
surface.
NOTES:
B-01 B-02A B-02
B-03
B-04A B-04 B-05A B-05
Legend
This is not a cross section. This is intended to display the Geotechnical Model only. See individual logs for more detailed conditions.
GeoModel
Cottage View | Wilmington, NC
Terracon Project No. K6245072
Bradie K9 Training Center
2108 Capital Dr, Ste 103
Wilmington, NC
First Water Observation
Groundwater levels are temporal. The levels shown are representativeof the date and time of our exploration. Significant changes arepossible over time.Water levels shown are as measured during and/or after drilling. Insome cases, boring advancement methods mask the presence/absenceof groundwater. See individual logs for details.
Topsoil Poorly-graded Sandwith Silt
Silty Sand Poorly-graded Sand
Soil Behavior Type (SBT)
8 Very stiff sand to clayey sand7 Gravelly sand to dense sand
1 Sensitive, fine grained
4 Silt mixtures - clayey silt to silty clay 5 Sand mixtures - silty sand to sandy silt
2 Organic soils - clay
9 Very stiff fine grained
6 Sands - clean sand to silty sand
3 Clay - silty clay to clay
Model Layer Layer Name General Description
1 Poorly graded sand
3 Sandy clay and clayey sand, varying amounts of silt andorganics, sand lenses at varying depths
4 Sand with varying amounts of silt and clay, clay lenses atvarying depths
2 Sand with varying amount of silt and clay
5 CPT Refusal on Very Dense Sand and/or Limestone
CPT Assumed Water Depth
Existing Fill
Very Soft Clay andVery Loose ClayeySand
Very Loose to LooseSand
Loose to MediumDense Sand
Castle HayneFormation
2
3
4
3
5
7
9.5
12
16.9
17.5
2
2
3.5
5
2
3
4
3
5
7.5
9
13
17.518
3.5
2
3
4
3
5
7
8.5
12
16.717
3
1
2
1
3
5
1
2
4
3
5
3
6
12
16.617
1
23
5
2
5.1
3
Planning Board - May 1, 2025
ITEM: 6 - 11 - 35
8
10
12
14
16
18
20
22
24
26
28
EL
E
V
A
T
I
O
N
(
M
S
L
)
(
f
e
e
t
)
Layering shown on this figure has been developed by thegeotechnical engineer for purposes of modeling the subsurfaceconditions as required for the subsequent geotechnical engineeringfor this project.Numbers adjacent to soil column indicate depth below ground
surface.
NOTES:
B-06A B-06
B-07A B-07 B-08 B-09
B-10A B-10 B-11
Legend
This is not a cross section. This is intended to display the Geotechnical Model only. See individual logs for more detailed conditions.
GeoModel
Cottage View | Wilmington, NC
Terracon Project No. K6245072
Bradie K9 Training Center
2108 Capital Dr, Ste 103
Wilmington, NC
First Water Observation
Groundwater levels are temporal. The levels shown are representativeof the date and time of our exploration. Significant changes arepossible over time.Water levels shown are as measured during and/or after drilling. Insome cases, boring advancement methods mask the presence/absenceof groundwater. See individual logs for details.
Topsoil Poorly-graded Sandwith Silt
Silty Sand
Soil Behavior Type (SBT)
8 Very stiff sand to clayey sand7 Gravelly sand to dense sand
1 Sensitive, fine grained
4 Silt mixtures - clayey silt to silty clay 5 Sand mixtures - silty sand to sandy silt
2 Organic soils - clay
9 Very stiff fine grained
6 Sands - clean sand to silty sand
3 Clay - silty clay to clay
Model Layer Layer Name General Description
1 Poorly graded sand
3 Sandy clay and clayey sand, varying amounts of silt andorganics, sand lenses at varying depths
4 Sand with varying amounts of silt and clay, clay lenses atvarying depths
2 Sand with varying amount of silt and clay
5 CPT Refusal on Very Dense Sand and/or Limestone
CPT Assumed Water Depth
Existing Fill
Very Soft Clay andVery Loose ClayeySand
Very Loose to LooseSand
Loose to MediumDense Sand
Castle HayneFormation
23
5
2
5.1
3
22.3
5
2
4
5
10.1
2.3 4
2
3
5
4
9
13.714
1.5
2
5.1
3
4
2
3 3
5
4
2
3
5
3
12
18.4
19
3
4
2
3
5
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 36
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Attachments
Planning Board - May 1, 2025
ITEM: 6 - 11 - 37
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Exploration and Testing Procedures
Field Exploration
Number of Soundings Approximate Sounding
Depth (feet) 1 Location
4 (B-01 through B-04) 17 to 18 Proposed Training Facility
2 (B-05, B-06) 5 Proposed Pavement
1 (B-07) 10 Proposed SCM
2 (B-08, B-10) 14 to 18 Future Building
2 (B-09, B-11) 5 Future Pavement
5 (SCM-01 through SCM-05) Up to 6
(hand auger borings) Proposed and potential SCM
1. Referenced from existing ground surface.
Exploration Layout and Elevations: Terracon personnel provided the exploration
layout using handheld GPS equipment (estimated horizontal accuracy of about ±15 feet)
and referencing existing site features. Approximate ground surface elevations were
obtained by interpolation from the provided topographic survey. If elevations and a
more precise exploration layout are desired, we recommend our locations be surveyed.
Subsurface Exploration Procedures: The subsurface exploration was performed by a
track mounted power drilling rig utilizing direct push, cone penetration testing (CPT) to
advance into the subsurface. Additionally, six solid-stem auger borings were advanced to
depths of 5 feet below existing grades to obtain laboratory samples and visually classify
near-surface soils. Samples were tagged for identification, sealed to reduce moisture
loss, and taken to our laboratory for further examination, testing, and classification.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 38
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Cone Penetration Testing (CPT): The CPT hydraulically pushes an
instrumented cone through the soil while nearly continuous readings are
recorded to a portable computer. The cone is equipped with electronic load
cells to measure tip resistance and sleeve resistance and a pressure
transducer to measure the generated ambient pore pressure. The
face of the cone has an apex angle of 60° and an area of 10 cm2.
Digital data representing the tip resistance, friction resistance, pore
water pressure, and probe inclination angle are recorded about every 2
centimeters while advancing through the ground at a rate between
1½ and 2½ centimeters per second. These measurements are
correlated to various soil properties used for geotechnical design. No
soil samples are gathered through this subsurface investigation technique.
CPT testing is conducted in general accordance with ASTM D5778
"Standard Test Method for Performing Electronic Friction Cone and
Piezocone Penetration Testing of Soils." Upon completion, the data collected
was downloaded and processed by the project engineer.
Shear wave velocity testing is a supplement to the CPT with added instrumentation used
to determine shear wave velocity with depth. This additional information is collected via
an accelerometer placed above the instrumented cone. A shear wave is generated at
the ground surface, such as a hammer striking a steel plate on the end, which
propagates through the soil and is recorded by the accelerometer at selected intervals
(typically 1 meter). From this data, the interval shear wave velocities of the soil are
calculated. These interval velocities can be used to develop the shear wave velocity
profile for the site and can be used to determine a seismic site classification.
Laboratory Testing
The project engineer reviewed the field data and assigned laboratory tests. The
laboratory testing program included the following types of tests:
■ Moisture Content
■ Grain-Size Analysis
■ Atterberg Limits
The laboratory testing program often included examination of soil samples by an
engineer. Based on the results of our field and laboratory programs, we described and
classified the soil samples in accordance with the Unified Soil Classification System.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 39
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Site Location and Exploration Plans
Contents:
Site Location and Nearby Geotechnical Data
Exploration Plan
Note: All attachments are one page unless noted above.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 40
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Note to Preparer: This is a large table with outside borders. Just click inside the table
above this text box, then paste your GIS Toolbox image.
When paragraph markers are turned on you may notice a line of hidden text above
and outside the table – please leave that alone. Limit editing to inside the table.
The line at the bottom about the general location is a separate table line. You can edit
it as desired, but try to keep to a single line of text to avoid reformatting the page.
Site Location and Nearby Geotechnical Data
DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES MAP PROVIDED BY USGS, 2020
Planning Board - May 1, 2025
ITEM: 6 - 11 - 41
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Note to Preparer: This is a large table with outside borders. Just click inside the table
above this text box, then paste your GIS Toolbox image.
When paragraph markers are turned on you may notice a line of hidden text above
and outside the table – please leave that alone. Limit editing to inside the table.
The line at the bottom about the general location is a separate table line. You can edit
it as desired, but try to keep to a single line of text to avoid reformatting the page.
Exploration Plan
DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES SITE PLAN PROVIDED BY CLIENT, MAP PROVIDED BY MICROSOFT BING MAPS
Planning Board - May 1, 2025
ITEM: 6 - 11 - 42
Exploration and Laboratory Results
Contents:
CPT Sounding and Soil Boring Logs
-B-01 through B-11
Summary of Laboratory Results
Grain Size Distribution
Note: All attachments are one page unless noted above.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 43
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-01
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
Tip Refusal at 16.9 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
Topsoil Thickness: 6 inches
Cave In Depth: 2 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3447° Longitude: -77.8729°
CPT Completed: 9/5/2024
2 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/5/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
Planning Board - May 1, 2025
ITEM: 6 - 11 - 44
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-02
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
Tip Refusal at 17.5 Feet
>>>>>>>>>>
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
See B-02A for the adjacent test's full details.
Topsoil Thickness: 7 inches
Cave In Depth: 3.5 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3447° Longitude: -77.8727°
CPT Completed: 9/5/2024
3.5 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/5/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
B-
0
2
A
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Planning Board - May 1, 2025
ITEM: 6 - 11 - 45
26.4
24
22
TOPSOIL, 7 inches
POORLY GRADED SAND WITH SILT (SP-SM), fine to medium, gray and brown
SILTY SAND (SM), trace clay, fine to medium, brown
Boring Terminated at 5 Feet
Boring Log No. B-02A
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2
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4
5
Facilities | Environmental | Geotechnical | Materials
Gr
a
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i
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Mo
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L
a
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9.0
14.5
0.6
3.0
5.0
Cottage View | Wilmington, NC
Terracon Project No. K6245072 Wilmington, NC
2108 Capital Dr, Ste 103
Drill RigGeoprobe 3126GT
Hammer TypeN/A
DrillerT. Whitehead
Logged byZ. Burt
Boring Started09-05-2024
Boring Completed09-05-2024
Abandonment MethodTest hole backfilled upon completion
Advancement MethodSolid Stem AugerNotes
Water Level Observations
Cave In (dry)
Estimated based on CPT data and cave in depths
See Exploration and Testing Procedures for a description of field and laboratory procedures used andadditional data (If any).
See Supporting Information for explanation of symbols and abbreviations.
Elevation Reference: Approximate elevations were interpolated from the provided topographic siteplan
Boring advanced adjacent to CPT location B-02
Bradie K9 Training Center
Sa
m
p
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T
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p
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Pe
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n
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Fi
n
e
s
Wa
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Co
n
t
e
n
t
(
%
)
Elevation: 27 (Ft.) +/-
AtterbergLimits
LL-PL-PI
See Exploration PlanLocation:
Latitude: 34.3447° Longitude: -77.8727°
Depth (Ft.)
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 46
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-03
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
Tip Refusal at 16.7 Feet
>>
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
Topsoil Thickness: 6 inches
Cave In Depth: 3 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 26 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3444° Longitude: -77.8729°
CPT Completed: 9/5/2024
3 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/5/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
Planning Board - May 1, 2025
ITEM: 6 - 11 - 47
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-04
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
Shear Wave Velocity, Vs(ft/sec)
140 280 420 560
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
Tip Refusal at 16.6 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
See B-04A for the adjacent test's full details.
Topsoil Thickness: 4 inches
Cave In Depth: 1 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3444° Longitude: -77.8727°
CPT Completed: 9/6/2024
1 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/6/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
B-
0
4
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M
a
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e
r
i
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De
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p
t
i
o
n
Planning Board - May 1, 2025
ITEM: 6 - 11 - 48
26.7
24
22
TOPSOIL, 4 inches
FILL - POORLY GRADED SAND, fine to medium, tan
SILTY SAND (SM), fine to medium, brown and gray
Boring Terminated at 5 Feet
Boring Log No. B-04A
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t
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s
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1
2
3
4
5
Facilities | Environmental | Geotechnical | Materials
Gr
a
p
h
i
c
L
o
g
Mo
d
e
l
L
a
y
e
r
13.1
18.7
NP
0.3
3.0
5.0
Cottage View | Wilmington, NC
Terracon Project No. K6245072 Wilmington, NC
2108 Capital Dr, Ste 103
Drill RigGeoprobe 3126GT
Hammer TypeN/A
DrillerT. Whitehead
Logged byZ. Burt
Boring Started09-06-2024
Boring Completed09-06-2024
Abandonment MethodTest hole backfilled upon completion
Advancement MethodSolid Stem AugerNotes
Water Level Observations
Cave In (dry)
Estimated based on CPT data and cave in depths
See Exploration and Testing Procedures for a description of field and laboratory procedures used andadditional data (If any).
See Supporting Information for explanation of symbols and abbreviations.
Elevation Reference: Approximate elevations were interpolated from the provided topographic siteplan
Boring advanced adjacent to CPT location B-04
Bradie K9 Training Center
Sa
m
p
l
e
T
y
p
e
Pe
r
c
e
n
t
Fi
n
e
s
Depth (Ft.)
Wa
t
e
r
Co
n
t
e
n
t
(
%
)
Elevation: 27 (Ft.) +/-
AtterbergLimits
LL-PL-PI
See Exploration PlanLocation:
Latitude: 34.3444° Longitude: -77.8727°
1
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 49
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-05
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
CPT Terminated at 5.1 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
See B-05A for the adjacent test's full details.
Topsoil Thickness: 6 inches
Cave In Depth: 3 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3446° Longitude: -77.8726°
CPT Completed: 9/5/2024
3 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/5/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
B-
0
5
A
M
a
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e
r
i
a
l
De
s
c
r
i
p
t
i
o
n
Planning Board - May 1, 2025
ITEM: 6 - 11 - 50
26.5
22
TOPSOIL, 6 inches
SILTY SAND (SM), fine to medium, brown and tan
Boring Terminated at 5 Feet
Boring Log No. B-05A
Wa
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s
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F
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.
)
1
2
3
4
5
Facilities | Environmental | Geotechnical | Materials
Gr
a
p
h
i
c
L
o
g
Mo
d
e
l
L
a
y
e
r
15.9
17.4
0.5
5.0
Cottage View | Wilmington, NC
Terracon Project No. K6245072 Wilmington, NC
2108 Capital Dr, Ste 103
Drill RigGeoprobe 3126GT
Hammer TypeN/A
DrillerT. Whitehead
Logged byZ. Burt
Boring Started09-05-2024
Boring Completed09-05-2024
Abandonment MethodTest hole backfilled upon completion
Advancement MethodSolid Stem AugerNotes
Water Level Observations
Cave In (dry)
Estimated based on CPT data and cave in depths
See Exploration and Testing Procedures for a description of field and laboratory procedures used andadditional data (If any).
See Supporting Information for explanation of symbols and abbreviations.
Elevation Reference: Approximate elevations were interpolated from the provided topographic siteplan
Boring advanced adjacent to CPT location B-05
Bradie K9 Training Center
Sa
m
p
l
e
T
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p
e
Pe
r
c
e
n
t
Fi
n
e
s
Wa
t
e
r
Co
n
t
e
n
t
(
%
)
Elevation: 27 (Ft.) +/-
AtterbergLimits
LL-PL-PI
See Exploration PlanLocation:
Latitude: 34.3446° Longitude: -77.8726°
Depth (Ft.)
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 51
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-06
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
CPT Terminated at 5.1 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
See B-06A for the adjacent test's full details.
Topsoil Thickness: 6 inches
Cave In Depth: 3 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3444° Longitude: -77.8724°
CPT Completed: 9/6/2024
3 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/6/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
B-
0
6
A
M
a
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e
r
i
a
l
De
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c
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i
p
t
i
o
n
Planning Board - May 1, 2025
ITEM: 6 - 11 - 52
26.5
24
22
TOPSOIL, 6 inches
POORLY GRADED SAND WITH SILT (SP-SM), fine to medium, gray and brown
SILTY SAND (SM), fine to medium, dark brown
Boring Terminated at 5 Feet
Boring Log No. B-06A
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1
2
3
4
5
Facilities | Environmental | Geotechnical | Materials
Gr
a
p
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i
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L
o
g
Mo
d
e
l
L
a
y
e
r
10.6
15.8
0.5
3.0
5.0
Cottage View | Wilmington, NC
Terracon Project No. K6245072 Wilmington, NC
2108 Capital Dr, Ste 103
Drill RigGeoprobe 3126GT
Hammer TypeN/A
DrillerT. Whitehead
Logged byZ. Burt
Boring Started09-06-2024
Boring Completed09-06-2024
Abandonment MethodTest hole backfilled upon completion
Advancement MethodSolid Stem AugerNotes
Water Level Observations
Cave In (dry)
Estimated based on CPT data and cave in depths
See Exploration and Testing Procedures for a description of field and laboratory procedures used andadditional data (If any).
See Supporting Information for explanation of symbols and abbreviations.
Elevation Reference: Approximate elevations were interpolated from the provided topographic siteplan
Boring advanced adjacent to CPT location B-06
Bradie K9 Training Center
Sa
m
p
l
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T
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p
e
Pe
r
c
e
n
t
Fi
n
e
s
Wa
t
e
r
Co
n
t
e
n
t
(
%
)
Elevation: 27 (Ft.) +/-
AtterbergLimits
LL-PL-PI
See Exploration PlanLocation:
Latitude: 34.3444° Longitude: -77.8724°
Depth (Ft.)
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 53
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-07
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
CPT Terminated at 10.1 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
See B-07A for the adjacent test's full details.
Topsoil Thickness: 7 inches
Cave In Depth: 2.3 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 26 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3442° Longitude: -77.8729°
CPT Completed: 9/5/2024
2.3 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/5/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
B-
0
7
A
M
a
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e
r
i
a
l
De
s
c
r
i
p
t
i
o
n
Planning Board - May 1, 2025
ITEM: 6 - 11 - 54
25.4
21
TOPSOIL, 7 inches
SILTY SAND (SM), fine to medium, dark brown
-Color change to gray
Boring Terminated at 5 Feet
Boring Log No. B-07A
Wa
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F
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)
1
2
3
4
5
Facilities | Environmental | Geotechnical | Materials
Gr
a
p
h
i
c
L
o
g
Mo
d
e
l
L
a
y
e
r
2013.3
15.8
NP
0.6
5.0
Cottage View | Wilmington, NC
Terracon Project No. K6245072 Wilmington, NC
2108 Capital Dr, Ste 103
Drill RigGeoprobe 3126GT
Hammer TypeN/A
DrillerT. Whitehead
Logged byZ. Burt
Boring Started09-05-2024
Boring Completed09-05-2024
Abandonment MethodTest hole backfilled upon completion
Advancement MethodSolid Stem AugerNotes
Water Level Observations
Cave In (dry)
Estimated based on CPT data and cave in depths
See Exploration and Testing Procedures for a description of field and laboratory procedures used andadditional data (If any).
See Supporting Information for explanation of symbols and abbreviations.
Elevation Reference: Approximate elevations were interpolated from the provided topographic siteplan
Boring advanced adjacent to CPT location B-07
Bradie K9 Training Center
Sa
m
p
l
e
T
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p
e
Pe
r
c
e
n
t
Fi
n
e
s
Wa
t
e
r
Co
n
t
e
n
t
(
%
)
Elevation: 26 (Ft.) +/-
AtterbergLimits
LL-PL-PI
See Exploration PlanLocation:
Latitude: 34.3442° Longitude: -77.8729°
Depth (Ft.)
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 55
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-08
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
Tip Refusal at 13.7 Feet
>>>>
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
Topsoil Thickness: 6 inches
Cave In Depth: 1.5 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 26 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3447° Longitude: -77.8740°
CPT Completed: 9/6/2024
1.5 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/6/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
Planning Board - May 1, 2025
ITEM: 6 - 11 - 56
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-09
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
CPT Terminated at 5.1 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
Topsoil Thickness: 5 inches
Cave In Depth: 3 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 26 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3444° Longitude: -77.8737°
CPT Completed: 9/6/2024
3 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/6/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
Planning Board - May 1, 2025
ITEM: 6 - 11 - 57
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-10
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
Tip Refusal at 18.4 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
See B-10A for the adjacent test's full details.
Topsoil Thickness: 5 inches
Cave In Depth: 3 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3446° Longitude: -77.8711°
CPT Completed: 9/6/2024
3 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/6/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
B-
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Planning Board - May 1, 2025
ITEM: 6 - 11 - 58
26.6
24
22
TOPSOIL, 5 inches
POORLY GRADED SAND WITH SILT (SP-SM), fine to medium, tannish gray
SILTY SAND (SM), fine to medium, dark brown
Boring Terminated at 5 Feet
Boring Log No. B-10A
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4
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Facilities | Environmental | Geotechnical | Materials
Gr
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914.4
19.9
NP
0.4
3.0
5.0
Cottage View | Wilmington, NC
Terracon Project No. K6245072 Wilmington, NC
2108 Capital Dr, Ste 103
Drill RigGeoprobe 3126GT
Hammer TypeN/A
DrillerT. Whitehead
Logged byZ. Burt
Boring Started09-06-2024
Boring Completed09-06-2024
Abandonment MethodTest hole backfilled upon completion
Advancement MethodSolid Stem AugerNotes
Water Level Observations
Cave In (dry)
Estimated based on CPT data and cave in depths
See Exploration and Testing Procedures for a description of field and laboratory procedures used andadditional data (If any).
See Supporting Information for explanation of symbols and abbreviations.
Elevation Reference: Approximate elevations were interpolated from the provided topographic siteplan
Boring advanced adjacent to CPT location B-10
Bradie K9 Training Center
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%
)
Elevation: 27 (Ft.) +/-
AtterbergLimits
LL-PL-PI
See Exploration PlanLocation:
Latitude: 34.3446° Longitude: -77.8711°
Depth (Ft.)
4
2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 59
Depth(ft)
0
5
10
15
20
CPT Sounding ID B-11
Approx.Elev.(ft)
25
20
15
10
10 20 30 40
Tip Resistance, qt(tsf)
100 200 300 400
Facilities | Environmental | Geotechnical | Materials
Friction Ratio, Fr(%)
2 4 6 8
Sleeve Friction, fs(tsf)
0.5 1.0 1.5 2.0
0.05 0.10 0.15 0.20
MaterialDescriptionNormalized CPTSoil Behavior Type
1 2 3 4 5 6 7 8
Pore Pressure, u2(tsf)
0 1 2 3
Hydrostatic Pressure
CPT Terminated at 5 Feet
1 Sensitive, fine grained
Normalized Soil Behavior Type(Robertson 1990)See Exploration and Testing Procedures for a description of fieldand laboratory procedures used and additional data, if any.
See Supporting Information for explanation of symbols andabbreviations.
Bradie K9 Training Center
Cottage View | Wilmington, NC
Notes
Test Location: See Exploration Plan
Topsoil Thickness: 4 inches
Cave In Depth: 2 feet (dry)
Elevation Reference: Approximate elevations were interpolated from the provided topographic site plan
Elevation: 27 (ft) +/-
CPT Equipment
Terracon Project No. K6245072
3 Clay - silty clay to clay
2 Organic soils - clay
Auger anchors used as reaction force
CPT sensor calibration reports available upon request
Probe No. 5632 with net area ratio of 0.85
U2 pore pressure transducer location
Manufactured by Geoprobe Systems- Calibrated 8/5/2024
Tip and sleeve areas of 15 cm2 and 225 cm2
Ring friction reducer with O.D. of 1.72 in
Latitude: 34.3441° Longitude: -77.8711°
CPT Completed: 9/6/2024
2 ft estimated water depth
(used in normalizations and correlations)
CPT Started: 9/6/2024
9 Very stiff fine grained
4 Silt mixtures - clayey silt to silty clay
8 Very stiff sand to clayey sand
7 Gravelly sand to dense sand
6 Sands - clean sand to silty sand
5 Sand mixtures - silty sand to sandy silt
Operator: T. Whitehead
CPT Rig: Geoprobe 3126GT
2108 Capital Dr, Ste 103
Wilmington, NC
Water Level Observation
Planning Board - May 1, 2025
ITEM: 6 - 11 - 60
Facilities | Environmental | Geotechnical | Materials
B-02A 1-2.5 9.0
B-02A 3.5-5 14.5
B-04A 1-2.5
POORLY GRADED SAND(SP)3.1 NP NP NP 0.5
B-04A 3.5-5 18.7
B-05A 1-2.5 15.9
B-05A 3.5-5 17.4
B-06A 1-2.5 10.6
B-06A 3.5-5 15.8
B-07A 1-2.5
SILTY SAND(SM)13.3 NP NP NP 20.1
B-07A 3.5-5 15.8
B-10A 1-2.5
POORLY GRADED SAND withSILT(SP-SM)14.4 NP NP NP 9.0
B-10A 3.5-5 19.9
Soil ClassificationUSCSDepth (Ft.)
Summary of Laboratory Results
WaterContent (%)
LiquidLimit PlasticLimit PlasticityIndexBORINGID % Fines
Wilmington, NC
Bradie K9 Training Center
Cottage View | Wilmington, NC
Terracon Project No. K6245072
2108 Capital Dr, Ste 103
Planning Board - May 1, 2025
ITEM: 6 - 11 - 61
0
5
10
15
20
25
30
35
40
45
50
55
60
65
70
75
80
85
90
95
100
0.0010.010.1110100
1.5 8
1 140
HydrometerU.S. Sieve Opening in Inches
Grain Size Distribution
3/4 1/23/8
D30 0.225 0.109 0.116
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Grain Size (mm)
30 403 60
U.S. Sieve Numbers
16 20
100
90
80
70
60
50
40
30
20
10
044100632 10 14 506 200
Sand Silt or ClayCobblescoarse fine coarse finemedium
Gravel
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ASTM D422 / ASTM C136 / AASHTO T27
Boring ID
Facilities | Environmental | Geotechnical | Materials
2.55 2.14
D60 0.34 0.166 0.165
1.12 1.06
CU
Sieve % FinerSieve% Finer
Sieve% Finer
#4#10#20#40#60#140#200
100.099.8899.6698.6795.3622.419.0
#4#10#20#40#60#140#200
100.099.9398.9289.228.2520.13
99.5
79.9
91.0
% Fines
Grain Size
D10 0.133 0.077
Coefficients
CC
Remarks
#10#20#40#60#140#200
100.099.9998.4479.033.941.230.5
0.0
0.0
0.0
% Cobbles % Gravel % Sand % Clay
0.0
0.0
0.0
% Silt
0.5
20.1
9.0
POORLY GRADED SAND
SILTY SAND
POORLY GRADED SAND with SILT
Description
1 - 2.5
1 - 2.5
1 - 2.5
Depth
B-04A
B-07A
B-10A
2108 Capital Dr, Ste 103
Wilmington, NCTerracon Project No. K6245072
Cottage View | Wilmington, NC
Bradie K9 Training Center
USCS
SP
SM
SP-SM
Planning Board - May 1, 2025
ITEM: 6 - 11 - 62
Supporting Information
Contents:
General Notes
Unified Soil Classification System
CPT General Notes
Stormwater Soils Evaluation Report
Note: All attachments are one page unless noted above.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 63
Grab
Sample
Facilities | Environmental | Geotechnical | Materials
> 4.00
2.00 to 4.00
1.00 to 2.00
0.50 to 1.00
0.25 to 0.50
less than 0.25
Unconfined CompressiveStrengthQu (tsf)
Bradie K9 Training Center
Cottage View | Wilmington, NC
Terracon Project No. K6245072 2108 Capital Dr, Ste 103
Wilmington, NC
N
(HP)
(T)
(DCP)
UC
(PID)
(OVA)
Standard Penetration TestResistance (Blows/Ft.)
Hand Penetrometer
Torvane
Dynamic Cone Penetrometer
Unconfined CompressiveStrength
Photo-Ionization Detector
Organic Vapor Analyzer
Water Level After aSpecified Period of Time
Water Level Aftera Specified Period of Time
Cave InEncountered
Water Level Field Tests
Water InitiallyEncountered
Sampling
Water levels indicated on the soil boring logs are the
levels measured in the borehole at the times
indicated. Groundwater level variations will occur over
time. In low permeability soils, accurate
determination of groundwater levels is not possible
with short term water level observations.
General Notes
Location And Elevation Notes
Exploration point locations as shown on the Exploration Plan and as noted on the soil boring logs in the form of Latitude and Longitude are
approximate. See Exploration and Testing Procedures in the report for the methods used to locate the exploration points for this project. Surface
elevation data annotated with +/- indicates that no actual topographical survey was conducted to confirm the surface elevation. Instead, the surface
elevation was approximately determined from topographic maps of the area.
Soil classification as noted on the soil boring logs is based Unified Soil Classification System. Where sufficient laboratory data exist to classify the
soils consistent with ASTM D2487 "Classification of Soils for Engineering Purposes" this procedure is used. ASTM D2488 "Description and
Identification of Soils (Visual-Manual Procedure)" is also used to classify the soils, particularly where insufficient laboratory data exist to classify the
soils in accordance with ASTM D2487. In addition to USCS classification, coarse grained soils are classified on the basis of their in-place relative
density, and fine-grained soils are classified on the basis of their consistency. See "Strength Terms" table below for details. The ASTM standards
noted above are for reference to methodology in general. In some cases, variations to methods are applied as a result of local practice or
professional judgment.
Exploration/field results and/or laboratory test data contained within this document are intended for application to the project as described in this
document. Use of such exploration/field results and/or laboratory test data should not be used independently of this document.
Relevance of Exploration and Laboratory Test Results
Descriptive Soil Classification
> 30
15 - 30
8 - 15
4 - 8
2 - 4
Hard
> 50 Very Stiff
Stiff
Medium Stiff
Soft
Very Soft
30 - 50
10 - 29
4 - 9
0 - 3Very Loose
Loose
Medium Dense
Dense
Very Dense
Relative Density of Coarse-Grained Soils
(More than 50% retained on No. 200 sieve.)Density determined by Standard PenetrationResistance
Consistency of Fine-Grained Soils
(50% or more passing the No. 200 sieve.)Consistency determined by laboratory shear strength testing, field visual-manualprocedures or standard penetration resistance
0 - 1
Relative Density ConsistencyStandard Penetration orN-Value(Blows/Ft.)
Standard Penetration orN-Value(Blows/Ft.)
Strength Terms
Planning Board - May 1, 2025
ITEM: 6 - 11 - 64
Geotechnical Engineering Report
Bradie K9 Training Center | Castle Hayne, North Carolina
September 30, 2024 | Terracon Project No. K6245072
Facilities | Environmental | Geotechnical | Materials
Unified Soil Classification System
Criteria for Assigning Group Symbols and Group Names Using
Laboratory Tests A
Soil Classification
Group Symbol Group Name B
Coarse-Grained Soils: More than 50% retained
on No. 200 sieve
Gravels: More than 50% of
coarse fraction retained on No. 4
sieve
Clean Gravels: Less than 5% fines C
Cu≥4 and 1≤Cc≤3 E GW Well-graded gravel F
Cu<4 and/or [Cc<1 or Cc>3.0] E GP Poorly graded gravel F
Gravels with Fines:
More than 12% fines C
Fines classify as ML or MH GM Silty gravel F, G, H
Fines classify as CL or CH GC Clayey gravel F, G, H
Sands: 50% or more of
coarse fraction passes No. 4 sieve
Clean Sands: Less than 5% fines D
Cu≥6 and 1≤Cc≤3 E SW Well-graded sand I
Cu<6 and/or [Cc<1 or Cc>3.0] E SP Poorly graded sand I
Sands with Fines:
More than 12% fines D
Fines classify as ML or MH SM Silty sand G, H, I
Fines classify as CL or CH SC Clayey sand G, H, I
Fine-Grained Soils: 50% or more passes the No. 200 sieve
Silts and Clays: Liquid limit less than
50
Inorganic: PI > 7 and plots above “A” line J CL Lean clay K, L, M
PI < 4 or plots below “A” line J ML Silt K, L, M
Organic: 𝐿𝐿 𝑛𝑣𝑑𝑛 𝑑𝑟𝑖𝑑𝑑
𝐿𝐿 𝑛𝑛𝑡 𝑑𝑟𝑖𝑑𝑑<0.75 OL Organic clay K, L, M, N
Organic silt K, L, M, O
Silts and Clays: Liquid limit 50 or
more
Inorganic: PI plots on or above “A” line CH Fat clay K, L, M
PI plots below “A” line MH Elastic silt K, L, M
Organic: 𝐿𝐿 𝑛𝑣𝑑𝑛 𝑑𝑟𝑖𝑑𝑑
𝐿𝐿 𝑛𝑛𝑡 𝑑𝑟𝑖𝑑𝑑<0.75 OH Organic clay K, L, M, P
Organic silt K, L, M, Q
Highly organic soils: Primarily organic matter, dark in color, and organic odor PT Peat
A Based on the material passing the 3-inch (75-mm) sieve. B If field sample contained cobbles or boulders, or both, add “with
cobbles or boulders, or both” to group name. C Gravels with 5 to 12% fines require dual symbols: GW-GM well-
graded gravel with silt, GW-GC well-graded gravel with clay, GP-GM poorly graded gravel with silt, GP-GC poorly graded gravel with clay.
D Sands with 5 to 12% fines require dual symbols: SW-SM well-graded sand with silt, SW-SC well-graded sand with clay, SP-SM
poorly graded sand with silt, SP-SC poorly graded sand with clay.
E Cu = D60/D10 Cc =
F If soil contains ≥ 15% sand, add “with sand” to group name.
G If fines classify as CL-ML, use dual symbol GC-GM, or SC-SM.
H If fines are organic, add “with organic fines” to group name. I If soil contains ≥ 15% gravel, add “with gravel” to group name.
J If Atterberg limits plot in shaded area, soil is a CL-ML, silty clay. K If soil contains 15 to 29% plus No. 200, add “with sand” or
“with gravel,” whichever is predominant. L If soil contains ≥ 30% plus No. 200 predominantly sand, add
“sandy” to group name. M If soil contains ≥ 30% plus No. 200, predominantly gravel, add
“gravelly” to group name. N PI ≥ 4 and plots on or above “A” line.
O PI < 4 or plots below “A” line. P PI plots on or above “A” line.
Q PI plots below “A” line.
6010
2
30
DxD
)(D
Planning Board - May 1, 2025
ITEM: 6 - 11 - 65
Facilities | Environmental | Geotechnical | Materials
Kulhawy, F.H., Mayne, P.W., (1997). "Manual on Estimating Soil Properties for Foundation Design," Electric Power Research Institute, Palo Alto, CA.Mayne, P.W., (2013). "Geotechnical Site Exploration in the Year 2013," Georgia Institue of Technology, Atlanta, GA.
Robertson, P.K., Cabal, K.L. (2012). "Guide to Cone Penetration Testing for Geotechnical Engineering," Signal Hill, CA.
Schmertmann, J.H., (1970). "Static Cone to Compute Static Settlement over Sand,"Journal of the Soil Mechanics and Foundations Division,96(SM3), 1011-1043.
1 Sensitive, fine grained
2 Organic soils - clay
3 Clay - silty clay to clay
DESCRIPTION OF GEOTECHNICAL CORRELATIONS
RELATIVE RELIABILITY OF CPT CORRELATIONS
WATER LEVEL
CONE PENETRATION SOIL BEHAVIOR TYPE
REFERENCES
Unit Weight,
Relative Density, Dr
Constrained Modulus, M
Permeability, k
Effective Friction Angle, '
Low Reliability High Reliability
10.1 10
NORMALIZED FRICTION RATIO, Fr
NO
R
M
A
L
I
Z
E
D
C
O
N
E
R
E
S
I
S
T
A
N
C
E
,
q
t /
a
t
m
1
100
10
1000
DESCRIPTION OF MEASUREMENTSAND CALIBRATIONS
improves with seismic Vs measurements
Reliability of CPT-predicted N60 values ascommonly measured by the StandardPenetration Test (SPT) is not provided dueto the inherent inaccuracy associated withthe SPT test procedure.
Small Strain Modulus, G0* andElastic Modulus, Es*
CPT GENERAL NOTES
4 Silt mixtures - clayey silt to silty clay
5 Sand mixtures - silty sand to sandy silt
6 Sands - clean sand to silty sand
7 Gravelly sand to dense sand
8 Very stiff sand to clayey sand
9 Very stiff fine grained
atm = atmospheric pressure = 101 kPa = 1.05 tsf
REPORTED PARAMETERS
Sensitivity, St
Undrained Shear Strength, Su
Over Consolidation Ratio, OCR
CPT logs as provided, at a minimum, report the data as required by ASTM D5778 and ASTM D7400 (if applicable). Thisminimum data include qt, fs, and u. Other correlated parameters may also be provided. These other correlated parameters areinterpretations of the measured data based upon published and reliable references, but they do not necessarily represent theactual values that would be derived from direct testing to determine the various parameters. To this end, more than onecorrelation to a given parameter may be provided. The following chart illustrates estimates of reliability associated withcorrelated parameters based upon the literature referenced below.
Over Consolidation Ratio, OCR OCR (1) = 0.25(Qtn)1.25
OCR (2) = 0.33(Qtn)
Undrained Shear Strength, Su Su = Qtn x 'V0/Nkt Nkt is a soil-specific factor (shown on Su plot)
Sensitivity, St St = (qt - V0/Nkt) x (1/fs)
Unit Weight, = (0.27[log(Fr)]+0.36[log(qt/atm)]+1.236) x water
V0 is taken as the incremental sum of the unit weights
Small Strain Shear Modulus, G0 G0 (1) = Vs2
G0 (2) = 0.015 x 10(0.55Ic + 1.68)(qt - V0)Relative Density, Dr Dr = (Qtn / 350)0.5 x 100
Constrained Modulus, M
M = M(qt - V0)
For Ic > 2.2 (fine-grained soils)
M = Qtn with maximum of 14
For Ic < 2.2 (coarse-grained soils) M = 0.0188 x 10(0.55Ic + 1.68)
Hydraulic Conductivity, k For 1.0 < Ic < 3.27 k = 10(0.952 - 3.04Ic)
For 3.27 < Ic < 4.0 k = 10(-4.52 - 1.37Ic)
Es (1) = 2.6 G0 where = 0.56 - 0.33logQtn,clean sand Es (2) = G0 Es (3) = 0.015 x 10(0.55Ic + 1.68)(qt - V0)
Es (4) = 2.5qt
Soil Behavior Type Index, Ic Ic = [(3.47 - log(Qtn))2 + (log(Fr) + 1.22)2]0.5
SPT N60 N60 = (qt/atm) / 10(1.1268 - 0.2817Ic)
Elastic Modulus, Es (assumes q/qultimate ~ 0.3, i.e. FS = 3)
Shear Wave Velocity, Vs Measured in a Seismic CPT and provides direct measure of soil stiffness
To be reported per ASTM D7400, if collected:
Normalized Friction Ratio, Fr The ratio as a percentage of fs to qt, accounting for overburden pressure
Sleeve Friction, fs Frictional force acting on the sleeve divided by its surface area
Pore Pressure, u Pore pressure measured during penetration u1 - sensor on the face of the cone u2 - sensor on the shoulder (more common)
Where a is the net area ratio, a lab calibration of the cone typically between 0.70 and 0.85
Corrected Tip Resistance, qt Cone resistance corrected for porewater and net area ratio effects qt = qc + u2(1 - a)
Uncorrected Tip Resistance, qc Measured force acting on the cone divided by the cone's projected area
To be reported per ASTM D5778:
Normalized Tip Resistance, Qtn Qtn = ((qt - V0)/Pa)(Pa/ 'V0)n
n = 0.381(Ic) + 0.05( 'V0/Pa) - 0.15
The groundwater level at the CPT location is used to normalize the measurements for vertical overburden pressures and as a result influences the normalized soil behavior typeclassification and correlated soil parameters. The water level may either be "measured" or "estimated:" Measured - Depth to water directly measured in the field Estimated - Depth to water interpolated by the practitioner using pore pressure measurements in coarse grained soils and known site conditionsWhile groundwater levels displayed as "measured" more accurately represent site conditions at the time of testing than those "estimated," in either case the groundwatershould be further defined prior to construction as groundwater level variations will occur over time.
Clay and Silt
Sand
Sand Clay and Silt
Sand
Clay and Silt
Clay and Silt
SandClay and Silt
Sand
SandClay and Silt
Clay and Silt
Clay and Silt
Sand
3
2
4
1
5
6
9
87
Typically, silts and clays have high Fr values and generate largeexcess penetration porewater pressures; sands have lower Fr'sand do not generate excess penetration porewater pressures.The adjacent graph (Robertson et al.) presents the soilbehavior type correlation used for the logs. This normalizedSBT chart, generally considered the most reliable, does not usepore pressure to determine SBT due to its lack of repeatabilityin onshore CPTs.
The estimated stratigraphic profiles included in the CPT logs arebased on relationships between corrected tip resistance (qt),friction resistance (fs), and porewater pressure (u2). Thenormalized friction ratio (Fr) is used to classify the soil behaviortype.
Effective Friction Angle, ' ' (1) = tan-1(0.373[log(qc/ 'V0) + 0.29]) ' (2) = 17.6 + 11[log(Qtn)]
for Ic<2.2
Planning Board - May 1, 2025
ITEM: 6 - 11 - 66
September 25, 2024
Terracon Consultants, Inc.
2108 Capital Drive, Suite 103
Wilmington, NC 28405
Attention: Mr. Justin DeNicola, P.E.
Subject: Stormwater Soil Evaluations
Project No. 24-040-SS
Lamb’s Path Way
Castle Hayne, NC
Dear Mr. DeNicola:
Terrain Environmental Consulting, PLLC (TEC) appreciates the opportunity to provide
you with this report for stormwater soil evaluation services associated with the design
of stormwater control measures (SCM) at the above referenced project site. The
results of the testing are presented below.
PROJECT BACKGROUND
TEC was contracted by Terracon to perform stormwater soil evaluation services,
specifically seasonal high water table (SHWT) evaluations and hydraulic conductivity
(Ksat) testing, to assist with the future design of SCMs at the above referenced project
site. An aerial photograph showing the locations (SCM-01 through SCM-05) was
provided and the test locations were marked in the field prior to our mobilization.
Review of the Web Soil Survey showed the areas at test locations being mapped with
the Leon soil series. This soil series is generally described as poorly drained soils
formed in marine sediments on flats, depressions, stream terraces and tidal areas with
an expected SHWT between 6 to 18 inches below the ground surface. This series
typically has diagnostic spodic horizons (hardpans and/or organic pans).
RESULTS
Seasonal High Water Table Evaluation
The SHWT evaluations were performed on September 23, 2024 by advancing hand
auger borings at the test locations, as shown on the attached Stormwater Soil
Evaluations sketch (Figure 1). The hand auger borings were advanced to depths
ranging from approximately 26 to 45 inches below the existing ground surface. Soils
were evaluated by a Licensed Soil Scientist for evidence of SHWT influence. This
evaluation involved looking at the actual moisture content in the soil and observing the
matrix and mottle colors. Depending on the soil texture, the soil color will indicate
Planning Board - May 1, 2025
ITEM: 6 - 11 - 67
Terrain Environmental Consulting Project 24-040-SS September 25, 2024
Lamb’s Path Way, Castle Hayne, NC
2
processes that are driven by SHWT fluctuations such as iron reduction and oxidation
and organic matter staining.
Soils at the test locations consisted primarily of fine sand to sandy loam surface
horizons underlain by an eluviated fine sand to loamy sand horizon with non-
cemented, spodic horizons (organic pans). Nearby drainage features appeared to be
affecting SHWT depths at locations SCM-01 through -03, as discussed below. The
SHWT was estimated to range between 9 to 28 inches below the ground surface. The
Observed Water Table (OWT), measured at time of boring, ranged from 18 to 38
inches below the ground surface.
A Soil Profile Description sheet, which provides a description of the observed soil
horizons and the estimated SHWT depths, has also been included with this report.
Ksat Testing
TEC personnel performed in-situ saturated hydraulic conductivity (Ksat) testing at the
test locations after the SHWT evaluations were complete. Specifically, the constant-
head well permeameter technique (also known as shallow well pump-in technique and
bore hole permeameter method) was used. This procedure is described in Methods of
Soil Analysis, Part 1., Chapter 29 – Hydraulic Conductivity of Saturated Soils: Field
Methods, 29 – 3.2 Shallow Well Pump In Method, pp. 758-763 and in the Soil Science
Society of America Journal, Vol. 53, no. 5, Sept. – Oct. 1989, “A Constant-head
Permeameter for Measuring Saturated Hydraulic Conductivity of the Vadose Zone”
and “Comparison of the Glover Solution with the Simultaneous – Equations Approach
for Measuring Hydraulic Conductivity.” This method involves allowing a measured
volume of water to percolate through the soil until a steady rate of flow is achieved.
The steady state rate is used to calculate the Ksat of the soil horizon using the Glover
equation.
Due to the shallow nature of the SHWT across the site and the surface being the most
hydraulically-liminting horizon above the SHWT, the Ksat tests were performed
immediately below the surface. The Ksat rates were calculated to range from 0.09 to
0.51 inches per hour. See Table 1 below for a summary of the soil evaluation results.
TABLE 1
TEST
LOCATION
SHWT
(inches below
ground
surface)
OWT
(inches below
ground
surface)
Ksat
Testing Interval
(inches below
ground surface)
Ksat RATE
(inches per
hour)
SCM-01 25 inches 32 inches 2 to 8 inches 0.27 in/hr
SCM-02 18 inches 31 inches 2 to 8 inches 0.51 in/hr
SCM-03 28 inches 38 inches 2 to 8 inches 0.09 in/hr
SCM-04 9 inches 18 inches 2 to 8 inches 0.11 in/hr
SCM-05 9 inches 23 inches 2 to 8 inches 0.51 in/hr
Planning Board - May 1, 2025
ITEM: 6 - 11 - 68
Terrain Environmental Consulting Project 24-040-SS September 25, 2024
Lamb’s Path Way, Castle Hayne, NC
3
DISCUSSION
Soil morphology at locations SCM-01 through SCM-03 indicated the potential for
SHWT depths to range from 11 to 13 inches at these locations, whereas we estimated
SWHT depths to range from 18 to 28 inches. As mentioned above, drainage features
were observed on the site. Those included an approximately 3-foot deep ditch
approximatley 25 to 30 feet north of SCM-01 and SCM-02, a 1 to 2-foot deep swale
adjacent to SCM-02, and a 3 to 4-foot deep modified (deepened and straightened)
stream channel approximately 50 feet west of SCM-03. No ordinary high water marks
(OHWM) were observed in the ditch or swale, which indicates that water depths do not
typically rise above the bottoms of these features. Shallow water that appeared to
coincide with the OHWM was observed in the modified stream. Visual evidence of
drainage was observed in the form of uncoated sand grains in spodic horizons at
these locations, and distinct boundaries between the soil matrix and possible redox
features in sandy horizons overlying spodic horizons which suggests these are relict
redox features not indicative of current water table influence. Additionally, to assess
the likelihood for soils at/near these test location being affected by the drainage
features, we used Lateral Effect version 2.8.1 software developed and published by
Phillips, Skaggs and Chescheir at NC State University. Drainage modeling simulations
were run for 2 and 3-foot deep ditches in the Leon soil series. The simulation results
showed a lateral effect of 130 to 174 feet which would put each of these locations
within the zones of influence of the ditch and/or modified stream channel. Lastly, OWT
depths at SCM-01 through SCM-03 were much deeper than those observed at SCM-
04 and -05 (which were further away from any drainage features). The visual
observations, drainage simulations, and OWT depths are the basis for our SHWT
estimated depths at SCM-01 through -03.
CLOSING
We appreciate the opportunity to provide stormwater soil evaluation services. If you
have any questions, please do not hesitate to contact me.
Sincerely,
Paul Masten, LSS, PWS
President/Owner
Attachments
Figure 1 – Stormwater Soil Evaluations
Soil Profile Descriptions
Lateral Effect results
Planning Board - May 1, 2025
ITEM: 6 - 11 - 69
Stormwater Soil Evaluations
Lamb’s Path Way
Castle Hayne, NC
Project Number 24-040-SS
Figure 1
Site plan provided by Terracon
Planning Board - May 1, 2025
ITEM: 6 - 11 - 70
SOIL PROFILE DESCRIPTIONS
Lamb’s Path Way Site
Castle Hayne, NC
Location Horizon Depth
(inches)
Matrix Mottles Texture, Structure, Consistence
SCM-1 Fill 0-4 10YR 3/2 10YR 4/2 Very dark grayish brown fine sand,
single grain, loose; dark grayish
brown streaks
Ab 4-11 10YR 2/1 Black sandy loam, weak, fine sub-
angular blocky; buried roots and
organic debris present
AE 11-15 10YR 3/1 10YR 4/1 Very dark gray loamy sand,
granular, very friable; dark gray
streaks
E 15-25 10YR 4/1 10YR 5/1 Dark gray fine sand, single grain,
loose; gray streaks
Bh1 25-33 10YR 2/1 10YR 3/1 Black sandy loam, weak, medium
angular blocky, friable; dark gray
streaks
Bh2 33-37 10YR 3/2 10YR 3/1 Very dark grayish brown loamy
sand, weak, medium sub-angular
blocky, friable; very dark gray
organic accumulations
Seasonal High Water Table = 25 inches below the existing ground surface. Water table observed
at 32 inches below the ground surface.
SCM-2 A 0-4 10YR 3/1 Very dark gray sandy loam, weak,
medium angular blocky, friable
E 4-12 10YR 5/1 Gray fine sand, single grain, loose
Bh1 12-18 7.5YR 2.5/1 10YR 5/2 Black sandy loam, moderate,
medium sub-angular blocky, firm;
grayish brown sandy seams
Bh2 18-34 10YR 4/3 10YR 3/2
10YR 3/1
Brown sandy loam, moderate,
medium angular blocky, firm; very
dark gray to very dark grayish
brown organic accumulations
Bh3 34-40 10YR 3/2 Very dark grayish brown loamy
sand, weak, medium sub-angular
blocky, friable
Seasonal High Water Table = 18 inches below the existing ground surface. Water table observed
at 31 inches below the ground surface.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 71
SOIL PROFILE DESCRIPTIONS
Lamb’s Path Way Site
Page 2
Location Horizon Depth
(inches)
Matrix Mottles Texture, Structure, Consistence
SCM-3 A 0-6 10YR 3/1 10YR 5/1 Very dark gray fine sand, single
grain, loose; gray streaks
AE 6-13 10YR 4/1 Dark gray loamy sand, weak,
medium sub-angular blocky, very
friable
E 13-28 10YR 5/1 10YR 6/1 Gray fine sand, single grain, loose;
gray streaks
Bh1 28-37 10YR 3/1 10YR 5/1
10YR 2/1
Very dark gray loamy sand,
moderate, coarse sub-angular
blocky, friable; gray streaks and
black organic accunulations
Bh2 37-45 10YR 2/1 Black sandy loam, moderate,
medium sub-angular blocky, firm
Seasonal High Water Table = 28 inches below the existing ground surface. Water table observed
at 38 inches below the ground surface.
SCM-4 A 0-4 10YR 3/1 Very dark gray loamy sand,
granular, very friable
E 4-9 10YR 4/1 10YR 5/1 Dark gray fine sand, single grain,
loose; gray streaks
Bh1 9-30 10YR 2/1 10YR 4/2 Black sandy loam, weak, medium
sub-angular blocky, friable; dark
grayish brown sandy seams
Seasonal High Water Table = 9 inches below the existing ground surface. Water table observed
at 18 inches below the ground surface.
SCM-5 A 0-6 10YR 3/1 Very dark gray loamy sand,
granular, very friable
E 6-9 10YR 5/2 Grayish brown fine sand, single
grain, loose; gray streaks
Bh 9-17 10YR 3/1 Very dark gray sandy loam,
moderate, medium angular blocky,
slightly sticky, non-plastic, firm
Bg 17-26 10YR 4/2 10YR 5/2 Dark grayish brown sandy loam,
moderate, medium sub-angular
blocky, friable; grayish brown
redox depletions
Seasonal High Water Table = 9 inches below the existing ground surface. Water table observed
at 23 inches below the ground surface.
Planning Board - May 1, 2025
ITEM: 6 - 11 - 72
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - May 1, 2025
ITEM: 6 - 12 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 5/1/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Development Review Supervisor
CONTACT(S): Robert Farrell; Rebekah Roth, Planning and Land Use Director
SUBJECT:
Preliminary Forum
Special Use Permit (S25-02) - Request by Samuel Po2er with Equitas Law Partners, LLP, applicant, on behalf of
Hoosier Daddy, LLC, property owner, for a special use permit for an Addi8onal Dwelling Allowance for addi8onal
density up to 10.2 dwelling units per acre in a R-15, Residen8al district on approximately 43.50 acres located at
5741 Carolina Beach Road.
BRIEF SUMMARY:
The applicant has submi ed a Special Use Permit applica!on for an Addi!onal Dwelling Allowance to increase the
residen!al density from 2.5 dwelling units per acre to 10.2 dwelling units per acre for a maximum of 444 dwelling units.
The site plan includes a mix of mul!-family, a ached single-family, and detached single family dwelling units with open
space, stormwater, and an amenity center. Requirements for Addi!onal Dwelling Allowances include requirements
related to density maximums, open space, stormwater, access, and proximity to higher-density areas.
As proposed, the project does not meet the height requirements of the R-15 district and there are outstanding
ques!ons related to compliance with Sec!on 5.2.2 through Rosa Parks Lane.
Under the current R-15 zoning, the site is es!mated to generate approximately 81 AM and 108 PM peak hour trips.
The proposed project is es!mated to generate approximately 113 AM and 145 PM peak hour trips resul!ng in an
increase of 32 AM and 37 PM trips. The site is over the threshold that requires a Traffic Impact Analysis (TIA). The
applicants have submi ed a TIA; however the unit count and land uses analyzed in the TIA do not match the proposed
development and the WMPO and NCDOT have stated addi!onal review is required. The submi ed TIA can be viewed
online here.
The 2016 Comprehensive Plan designates a por!on of the site closest to Carolina Beach Road as Urban Mixed Use
and the majority of the site as General Residen!al. Urban Mixed Use encourages a blend of residen!al, office, and
retail uses at higher densi!es, suppor!ng diverse development such as mixed-use buildings, small-scale commercial,
ins!tu!onal, and mul!-family or single-family housing. The General Residen!al classifica!on emphasizes lower-density
housing, primarily single-family homes or duplexes, with limited commercial uses focused on strategically placed office
and retail spaces. It also promotes recrea!onal and school facili!es as integral components of these neighborhoods.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Planning Board - May 1, 2025
ITEM: 7
Planning staff and the Planning Board do not make recommenda!ons on special use permit requests. As this is a
preliminary forum the Planning Board is required to hear the presenta!on of staff, the applicant, and the public to
facilitate an open and transparent discussion of the special use permit applica!on. Ques!ons and comments related to
the following topics are encouraged:
- Components of the proposal that are not clear or where addi!onal informa!on is needed in order to understand the
project,
- Advice to the applicant 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 to both par!es on poten!al issues that should be addressed before the public hearing.
ATTACHMENTS:
Descrip!on
S25-02 PB Script
S25-02 PB Staff Summary
S25-02 Zoning Map
S25-02 FLUM
S25-02 Mailout Map
S25-02 Initial Application Cover Sheet
S25-02 Application
S25-02 TIA Approval Letter
S25-02 TIA Executive Summary
S25-02 Concept Plan Cover Sheet
S25-02 Concept Plan
S25-02 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - May 1, 2025
ITEM: 7
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S25-02)
Request by Samuel Potter with Equitas Law Partners, LLP, applicant, on behalf of Hoosier Daddy, LLC,
property owner, for a special use permit for an Additional Dwelling Allowance for additional density
up to 10.2 dwelling units per acre in a R-15, Residential district on approximately 43.50 acres located
at 5741 Carolina Beach 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 - May 1, 2025
ITEM: 7 - 1 - 1
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 1 of 15
STAFF SUMMARY FOR S25-02
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Numbers: S25-02
Requests:
S25-02 – R-15 Additional Dwelling Allowance
Applicant: Property Owner(s):
Samuel Potter, Equitas Law Partners LLP Hoosier Daddy, LLC
Location: Acreage:
5741 Carolina Beach Road 43.50
PID(s): Comp Plan Place Type:
R07600-004-052-000, R07600-004-045-000,
R07600-004-037-000, R07600-004-037-000,
R07600-004-038-000, R07600-004-035-001,
R07600-004-035-000, R07600-004-028-000
Urban Mixed Use and General Residential
Existing Land Use: Proposed Land Uses:
Vacant land with partial road infrastructure
290 Multi-Family units
146 Attached Single-Family units
8 Detached Single-Family units
Maximum 444 units
Current Zoning:
R-15, Residential
Planning Board - May 1, 2025
ITEM: 7 - 2 - 1
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 2 of 15
SURROUNDING AREA
LAND USE ZONING
North Coastal Christian High School and the Villages at Myrtle
Grove Shopping Center R-15 and B-2
East Single-Family Residential (Sentry Oaks Subdivision) R-15
South Single-Family Residential (Tarin Woods Subdivision) R-15
West Motorcycle sales, general retail, Autumn Care of Myrtle
Grove, and Single-Family Residential B-2 and R-15
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 5)
COMMUNITY SERVICES
Water/Sewer Public water available through CFPUA. Public sewer available through
connection to an existing force main.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Station 18.
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Hanover Pines Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The conservation resource map indicates pocosin wetlands on the property;
however, they are not underlaid with Class IV soils. Pocosin wetlands require
Class IV soils to trigger additional development standards.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - May 1, 2025
ITEM: 7 - 2 - 2
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 3 of 15
APPLICANT’S PROPOSED PLANS
Site Plans with Staff Markup
• The project proposes a total of 444 residential units made up of multi-family, attached, and
single-family detached homes at a density of 10.2 dwelling units per acre.
• The multi-family structures are proposed on the western side of the project closer to Carolina
Beach Road. They transition to a strip of open space that provides a spatial buffer to the
attached dwelling units on the eastern side of the property.
• The southern portion of the project includes eight single-family lots adjacent to the existing
Tarin Woods single-family development.
Proposed
Road Stub N
Detached
Single Family
Multi-Family
Attached
Single Family
Multi-Family
& Amenity
Stormwater
Access to Tarin Woods
Stormwater
Attached
Single Family
Open Space
Proposed
Road Stub
Planning Board - May 1, 2025
ITEM: 7 - 2 - 3
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 4 of 15
• The northern portion of the site includes attached single-family homes adjacent to the
Coastal Christian property with a centrally located multi-family structure and amenity
center.
• The maximum building height in the R-15 district is 40 feet. The UDO measures building
height by measuring height at the midpoint between the eave and ridgeline on a sloped
roof, the highest roof plane on a flat roof, or the highest point between the two if there are
mixed roofing styles on the same building.
• The site plan included building heights measured from grade to the top of the ridgeline.
Staff requested clarification based on the UDO’s height measurement and the applicant
provided clarification on the building heights shown below.
Site Plan Clarification from
Applicant
Grade to Ridgeline Building Height Per UDO
Measurement
Buildings 1-4 40 feet 29 feet
Buildings 5-8 45 feet 29 feet
Buildings 9-28, 35-
41, and 43-45 50 feet 29 feet
Building 42 36 feet 29 feet
Buildings 29-34 50 feet 39 feet
Building 46 65 feet 50 feet
• As currently proposed, Building 46, which consists of a multi-family structure and amenity
center, is proposed 10 feet taller than the maximum height allowed in the R-15 district.
• Access is required to an existing major or minor arterial street is required for Additional
Dwelling Allowances. The access requirement can be met if a property line is contiguous with
and has direct access to the road, or if there is access through an existing DOT road, or a
private collector road.
• Access is provided through the private local road Ironwood Drive through the existing Tarin
Woods Subdivision. The concept plan includes three additional road stubs for potential
future interconnectivity:
o A connection to Rosa Parks Lane. No conditions are proposed to restrict access
onto Rosa Parks Lane. However, Rosa Parks Lane is an unimproved dirt road and
Section 5.2.2 of the UDO requires that unimproved roads or easements serving
more than three lots or homes must show evidence the road or easement has
been in existence since before October 6, 1969, for additional homes or lots to
use the road or easement as access. If the road or easement is not found to
predate October 6, 1969, the road or easement must be improved to county
road standards or cannot be used as a roadway connection.
o A road stub north of Rosa Parks Lane that, while shown as a longer road
extended towards Carolina Beach Road, does not fully connect to the highway.
The stub provides connection to an adjacent parcel owned by the applicant that
Planning Board - May 1, 2025
ITEM: 7 - 2 - 4
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 5 of 15
is not included as part of the special use permit. A condition could be considered
requiring the current common owner to provide an access easement to Carolina
Beach Road. Any access proposed through an easement to the larger
development would need to meet the roadway requirements of Section 5.2.2.
o The project also includes a road stub to the Coastal Christian property to the
north that could allow for future interconnectivity.
ZONING CONSIDERATIONS
• Additional Dwelling Allowances are permitted in the R-15 district with approval of a Special
Use Permit and are subject to the requirements in Section 3.1.3.E of the UDO. These
standards generally address density, open space, utility and stormwater improvements,
proximity to higher density place types listed in the Comprehensive Land Use Plan, access,
and impervious surface limitations.
• As proposed, the application does not meet the R-15 height requirements of Section 3.2.8
of the UDO due to the proposed height of Building 46.
• In addition, no evidence has been provided to confirm whether Rosa Parks Lane may be
used as access under Section 5.2.2 of the UDO.
• 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 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 - May 1, 2025
ITEM: 7 - 2 - 5
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 6 of 15
AREA DEVELOPMENT
Planning Board - May 1, 2025
ITEM: 7 - 2 - 6
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 7 of 15
TRANSPORTATION
Proposed Road Stub
Potential Access
Planning Board - May 1, 2025
ITEM: 7 - 2 - 7
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 8 of 15
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a
maximum of 109 single-family dwelling units.
PROPOSED ACCESS
Primary Access Right-in, Right-out access onto Carolina Beach at Manassas
Drive
Secondary Access Potential access to Carolina Beach Road through Rosa Parks
Lane
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Carolina Beach Road
Type of Roadway State Highway
Roadway Planning Capacity
(AADT) 41,369
Latest Traffic Volume (AADT) -
2023 45,500
Latest WMPO Point-in-Time
Count (DT) 47,645
Current Level of Congestion Above Capacity
Sources
Source of Planning Capacity: WMPO
Source of Latest Traffic Volume: 2023
Source of WMPO Point-in-Time Count: South of Sanders Road, July
1, 2024
NEARBY NCDOT STIP ROADWAY PROJECTS
U-5702B- S. College Rd.
Improvements
(2025 Right-of-way acquisition
and utilities)
- Access management and travel time improvements
along College Road between Shipyard Boulevard and
Carolina Beach Road
U-5790 – Monkey Junction
Intersection and Roadway
Improvements
(2029 Right-of-way acquisition
and utilities)
- Project to convert the intersection of Carolina Beach
Road and College Road to a continuous flow
intersection.
- The project includes widening Carolina Beach Road
south of the intersection of Sanders Road.
TRAFFIC GENERATION
Traffic Generation
by Present
Designation
Traffic Generated
by Proposed
Project
Potential Impact
of Proposed
Project
AM Peak Hour Trips 81 113 +32
PM Peak Hour Trips 108 145 +37
Planning Board - May 1, 2025
ITEM: 7 - 2 - 8
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 9 of 15
Assumptions
Typical Development with Existing Zoning – 109 single family dwelling
units.
Proposed Development – 444 dwelling units.
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th ed
TRAFFIC IMPACT ANALYSIS (TIA)
The estimated traffic generated from the site is above the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA). The applicant provided a TIA approval
letter dated July 27, 2022, for a 366-unit project consisting of 125 detached single-family homes
and 241 attached single-family homes. The TIA approval letter does not match the proposed unit
count or housing type proposed in the special use permit application. The TIA approved in June 2022
referenced in the approval letter includes recommended improvements. However, the WMPO and
NCDOT cannot confirm whether the recommended improvements would address traffic generated
from the proposed project.
Approval Date July 27, 2022
Development Proposal
Analyzed
125 Detached Single-Family Dwellings and 241 Attached
Single-Family Dwellings
Study Intersections
- US 421 (Carolina Beach Road) at southbound to
northbound U-Turn near Rosa Parks Lane
- US 421 (Carolina Beach Road) at Sanders Road
- US 421 (Carolina Beach Road) at Beau Rivage
Marketplace driveway (Harris Teeter)
- US 421 (Carolina Beach Road) at Manassas
Drive/Sharks Eye Lane
- Manassas Drive at Shiloh Drive
- Myrtle Grove Road at Lt. Congleton Road
- US 421 (Carolina Beach Road) and site access north of
Rosa Parks – RI/RO
- US 421 (Carolina Beach Road) and site access south of
Tregembo Animal Park – egress only
Trip Generation
- 204 AM peak hour trips
- 255 PM peak hour trips
- 3,058 average daily trips
Traffic Data Collection - September 2, 2021 (US 421 at Sanders Road) and
December 9, 2021
Trip Distribution and
Assignment
- 65% to and from the north on US 421
- 20% to and from the south on US 421
- 5% to and from the west on Sanders Road
Planning Board - May 1, 2025
ITEM: 7 - 2 - 9
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 10 of 15
- 5% to and from the west on Beau Rivage Marketplace
Driveway
- 5% to and from the north on Myrtle Grove Road
Approved Developments &
Background Growth
- Tarin Woods II Development (215 single family
detached housing)
- Planned Roadway/Intersection Improvements
o Manassas Drive dual right turn lanes
o Beau Rivage Marketplace (Harris Teeter)
leftover
- Full Build – 2026
- Growth Rate – 1% per year
Required Improvements
Phase 1A – Build year of 2023 for 125 single family detached
dwelling units
- No improvements required
Phase 1B – Build year of 2024 for 125 single family attached
dwelling units
- Extend southbound U-turn land on Carolina Beach Road
south of Rosa Parks Lane to provide 500 feet of
storage, 50 feet of full width deceleration and 100
feet of taper and optimize signal timings
- Construct the new proposed site access to Carolina
Beach Road with an internal protected stem of 175
feet measured from the right-of-way line with right-
in/right-out ingress and egress lanes and stop controls
on the westbound approach.
- Construct a northbound right turn lane on Carolina
Beach Road from the U-turn bulb south of the proposed
access
Phase 2 – Build year of 2026 for 116 single family attached
dwelling units
- Construct a future third access into the site meeting
NCDOT roadway standards
SUMMARY
The proposed project is located north of the Tarin Woods Subdivision and proposes interconnectivity
through Tarin Woods to Manassas Drive. Manassas Drive provides connections to Carolina Beach
Road and Myrtle Grove Road. The project also proposes a potential connection through Rosa Parks
Lane and additional road stubs for future interconnectivity. The submitted TIA does not reflect the unit
count or land uses proposed in the special use permit request and therefore no additional analysis
may be provided on potential impacts from the project.
Planning Board - May 1, 2025
ITEM: 7 - 2 - 10
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 11 of 15
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Mott Creek and Everette Creek watersheds.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (Suitable), Class III (Severe Limitation), and Class IV (Unsuitable)
soils; however, the project is expected to be served by CFPUA water and sewer if
developed.
• The conservation resource map indicates pocosin wetlands on the property however they
are not underlaid with Class IV soils which triggers additional development standards.
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Bellamy Elementary
2024-2025 Capacity 104%
Middle School Myrtle Grove Middle Murray Middle
2024-2025 Capacity 80% 102%
High School Ashley High
2024-2025 Capacity 99.7%
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 Area SGR (24-25) 0.09 - Higher than the County-Wide Generation Rate
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per
residential unit
Planning Board - May 1, 2025
ITEM: 7 - 2 - 11
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 12 of 15
Context and Compatibility
• The property is located between existing properties zoned and used for commercial
purposes along Carolina Beach Road and the existing Tarin Woods Subdivision, a lower
density single-family residential development.
• The proposed attached housing type increases housing type diversity in the area and acts
as an appropriate transition between the Carolina Beach Road corridor and the existing
lower density residential development to the south and east.
• The property is located south of the Village at Myrtle Grove shopping center and Monkey
Junction commercial node providing services, amenities, and educational and employment
opportunities.
• Hanover Pines Park is south of the proposed project and accessible by bicycle, pedestrian,
and passenger vehicles without needing to access Carolina Beach Road.
• Most of the surrounding land is either single-family developments or commercial uses
intended to serve the surrounding homes.
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Typical Development under current zoning would
allow a maximum of 109 residential units.
Proposed Development: 444 residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 9 36 +27
Middle School 4 18 +14
High School 8 31 +23
TOTAL 21 85 +64
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
While public school students would attend Bellamy Elementary and Ashley High schools, the
project is located along the district boundary for Myrtle Grove and Murray Middle schools.
The eight single family lots on the southern portion of the project are in the Murray Middle
school district and the remaining 436 residential units are in the Myrtle Grove Middle school
district. The proposed project is anticipated to be built out within five years, and currently, the
elementary school and Murray Middle School that serve this area are over capacity. In
addition to area public schools, there are private schools such as Coastal Christian near the
project as well.
Planning Board - May 1, 2025
ITEM: 7 - 2 - 12
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 13 of 15
2016 COMPREHENSIVE LAND USE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be
interpreted as being parcel specific.
Future Land Use
Map Place Type
General Residential and Urban Mixed Use
Because of the general nature of place type borders, sites located in
proximity to the boundaries between place types could be appropriately
developed with either place type, allowing site-specific features and
evolving development patterns in the surrounding area to be considered.
Place Type
Description
General Residential: Focuses on lower-density housing and associated civic
and commercial services. Typically, housing is single-family or duplexes.
Commercial uses should be limited to strategically located office and retail
spaces, while recreation and school facilities are encouraged throughout.
Types of uses include single-family residential, low density multi-family
residential, light commercial, civic, and recreational.
Urban Mixed Use: Promotes development of a mix of residential, office,
and retail uses at higher densities. Types of uses encouraged include office,
retail, mixed use, small recreation, commercial, institutional, single-family,
and multi-family residential.
Planning Board - May 1, 2025
ITEM: 7 - 2 - 13
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 14 of 15
Analysis
The 2016 Comprehensive Plan classifies the majority of the property as
General Residential, which encourages single family and duplex residential
development at a maximum density of 8 dwelling units per acre.
The Urban Mixed Use place type promotes multi-family and higher density
single-family development to provide a range of housing types,
opportunities, and choices. The Urban Mixed Use place type does not
recommend a maximum density and identifies Monkey Junction as an
appropriate area for higher density development.
The requirements for an Additional Dwelling Allowance require a project to
be totally or primarily in, contiguous to, or within 250 feet of, the boundary
of areas classified as Employment Center, Urban Mixed Use, or Community
Mixed Use place types in the Comprehensive Plan.
Proposed Conditions
No additional conditions have been proposed by the applicant; however additional conditions
may be added that will bring the proposal in line with the required conclusions.
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:
Planning Board - May 1, 2025
ITEM: 7 - 2 - 14
S24-04 and S24-05 Staff Summary – Planning Board 5-1-2025 Page 15 of 15
• 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 - May 1, 2025
ITEM: 7 - 2 - 15
Planning Board - May 1, 2025
ITEM: 7 - 3 - 1
Planning Board - May 1, 2025
ITEM: 7 - 4 - 1
Planning Board - May 1, 2025
ITEM: 7 - 5 - 1
Initial Application
Documents & Materials
Planning Board - May 1, 2025
ITEM: 7 - 6 - 1
james@rockfordpartners.net
(910) 443-3060
Planning Board - May 1, 2025
ITEM: 7 - 7 - 1
See attached.
Community Mixed Use & General Residential
Planning Board - May 1, 2025
ITEM: 7 - 7 - 2
Planning Board - May 1, 2025
ITEM: 7 - 7 - 3
Planning Board - May 1, 2025
ITEM: 7 - 7 - 4
Planning Board - May 1, 2025
ITEM: 7 - 7 - 5
Planning Board - May 1, 2025
ITEM: 7 - 7 - 6
Planning Board - May 1, 2025
ITEM: 7 - 7 - 7
Planning Board - May 1, 2025
ITEM: 7 - 7 - 8
Planning Board - May 1, 2025
ITEM: 7 - 7 - 9
Planning Board - May 1, 2025
ITEM: 7 - 8 - 1
Planning Board - May 1, 2025
ITEM: 7 - 8 - 2
Planning Board - May 1, 2025
ITEM: 7 - 8 - 3
Planning Board - May 1, 2025
ITEM: 7 - 8 - 4
Planning Board - May 1, 2025
ITEM: 7 - 9 - 1
Planning Board - May 1, 2025
ITEM: 7 - 9 - 2
Planning Board - May 1, 2025
ITEM: 7 - 9 - 3
Planning Board - May 1, 2025
ITEM: 7 - 9 - 4
Concept Plan
Planning Board - May 1, 2025
ITEM: 7 - 10 - 1
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Planning Board - May 1, 2025
ITEM: 7 - 11 - 1
Planning Board - May 1, 2025
ITEM: 7 - 11 - 2
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Planning Board - May 1, 2025
ITEM: 7 - 11 - 3
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Planning Board - May 1, 2025
ITEM: 7 - 11 - 4
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Planning Board - May 1, 2025
ITEM: 7 - 11 - 5
Public Comments
In Support 0
Neutral 0
In Opposition 4
Planning Board - May 1, 2025
ITEM: 7 - 12 - 1
1
Farrell, Robert
From:noreply@civicplus.com
Sent:Thursday, April 24, 2025 1:41 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #23689 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 Adam
Last Name Wylubski
Address 6134 Tarin Rd
City Wilmington
State NC
Zip Code 28409
Email awylubski@yahoo.com
Please select the case
for comment.
PB Meeting - S25-02 – Tarin Woods Additional Dwelling
Allowance
What is the nature of
your comment?
Oppose project
Public Comment The application does indicate a new ingress/egress point to the
area being developed but does not include a timeline as to
when this will be completed. At minimum, this should not be
approved until that ingress/egress has been completed. The
TIA cited in the application is several years old and should be
considered irrelevant. At the present time, the vast majority of
traffic into and out of the Tarin Woods, Covington, Battle Park
neighborhoods (including construction vehicles) uses
Manassas Drive, a tertiary residential street not designed for
Planning Board - May 1, 2025
ITEM: 7 - 12 - 2
2
the amount of traffic it is currently seeing. Secondly, the
proposal includes a dead end at the Coastal Christian High
School property. NHC long range planning and comprehensive
plans encourage interconnectivity between different zones and
neighborhoods. A connection to The King's Highway and the
adjoining commercial development would be a benefit to the
Myrtle Grove area.
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.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
Email not displaying correctly? View it in your browser.
Planning Board - May 1, 2025
ITEM: 7 - 12 - 3
3
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, April 23, 2025 4:04 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #23655 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 Jessica
Last Name Wold
Address 6141 Sweet Gum Drive
City Wilmington
State North Carolina
Zip Code 28409
Email jesslasky@gmail.com
Please select the case
for comment.
PB Meeting - S25-02 – Tarin Woods Additional Dwelling
Allowance
What is the nature of
your comment?
Oppose project
Public Comment I have lived in Tarin Woods for almost 6 years and have
watched it be developed into a large single family home
neighborhood with 350+ homes that also attaches to 3 other
neighborhoods (Covington, Congleton Farms, and Sentry
Oaks. It is an extremely populated area with more traffic than it
can handle. The developer, James Yopp, has created roads
that are falling apart and literally crumbling and refuses to fix
them. To build apartments in this area would be devastating to
our infrastructure.
Planning Board - May 1, 2025
ITEM: 7 - 12 - 4
4
Adding 444 apartments is not a small project, with our roads
already falling apart, no follow through with promised
amenities, and continually changing his permit requests to
include more and more multi dwelling housing, it feels as
though the developer is trying to just destroy this wonderful
community he originally set out to build.
I could support the 100 townhomes and multifamily homes but
not apartments. The more impervious surface being added the
more flooding we are having. Even as we have added single
family homes are roads and yards are flooding from small
rainfall. I understand there might be a need for apartments but
they are many in development along CB Road already. Our
districted elementary school is also almost at capacity and you
are now bringing in non-property tax paying residents, how can
we continue to grow these schools if we aren't going to add
additional funds to pay for more teachers. As of right now are
Kindergarten kids are in the trailers. There is just no need for
any more of this development in area small area. I hope you
take all of this into consideration when approving another
apartment complex.
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.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
Email not displaying correctly? View it in your browser.
Planning Board - May 1, 2025
ITEM: 7 - 12 - 5
5
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, April 23, 2025 3:37 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #23652 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 Joseph
Last Name Hough
Address 1113 Canopy way
City Wilmington
State North Carolina
Zip Code 28409
Email Joep615@aol.com
Please select the case
for comment.
PB Meeting - S25-02 – Tarin Woods Additional Dwelling
Allowance
What is the nature of
your comment?
Oppose project
Public Comment I am opposed to this plan. Tarin woods was designed as a
single family home development. This area is not designed for
the amount of.buildings the developer wants to build. Traffic is
already getting very heavy on Carolina Beach road due to the
over development and this will make it even worse. Also the
amount of people who will occupy these buildings will put an
even worse strain on the existing infrastructure which I feel is at
capacity. I urge the board to reject this plan and consider these
issues before approving more building. Thank you
Planning Board - May 1, 2025
ITEM: 7 - 12 - 6
7
Farrell, Robert
From:noreply@civicplus.com
Sent:Wednesday, April 23, 2025 3:15 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #23650 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 Kenneth
Last Name Hanson
Address 6117 sweet gum dr
City Wilmington
State Nc
Zip Code 28409
Email Kenneth.b.hanson@gmail.com
Please select the case
for comment.
PB Meeting - S25-02 – Tarin Woods Additional Dwelling
Allowance
What is the nature of
your comment?
Oppose project
Public Comment Oppose run off this will cause. The increased traffic. Oppose
short term rental apartments. It will draw low income families
which increases crime.
Upload supporting files
Planning Board - May 1, 2025
ITEM: 7 - 12 - 7