HomeMy WebLinkAboutSpecial Use Narrative LetterClover Group Inc Special Use Narrative Letter CGSPA-2025
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SPECIAL USE PERMIT NARRATIVE
LETTER
Applicant: Clover Group Inc.
Project Address: 406 & 408 Porters Neck Road, Wilmington, NC
Zoning District: R-15 Residential
Requested Use: Multi-Unit Residential Development (16 ADUs + 1 Primary Home)
Parcel Size: 2.01 acres (87,556 sq ft)
Project Vision: Meeting an Urgent Community Need
Clover Group Inc. is honored to submit this Special Use Permit (SUP) application for the
development of a thoughtfully designed residential community at 406 & 408 Porters Neck
Road. This project includes sixteen (16) Accessory Dwelling Units (ADUs), one (1) primary
residence, and one (1) existing support building, all situated on a 2.01-acre parcel in the R-
15 zoning district.
This development directly responds to an urgent and well-documented need: high-quality,
flexible housing for medical professionals and essential workers in Wilmington. The
proposed homes are tailored for traveling nurses, healthcare technicians, medical interns,
and newly relocated staff serving New Hanover Regional Medical Center and affiliated
healthcare facilities. The demand for this type of workforce housing has been identified as a
priority by national, state, and local studies.
According to the American Hospital Association (2023), over 60% of U.S. hospitals rely
on temporary medical staff to meet daily operational demands. In Wilmington, the arrival of
short-term healthcare professionals is a weekly occurrence, yet the availability of dignified,
affordable housing near medical campuses remains critically limited.
The North Carolina Housing Coalition (2022) identifies New Hanover County as one of
the state’s most burdened rental markets, particularly lacking in small-format, independent
units suited for one- and two-person households. This project bridges that gap.
Site Design and Layout
The site layout is centered on livability, safety, sustainability, and neighborhood
compatibility:
Access: A 20-foot-wide gravel road will serve as the single entry point from Porters
Neck Road, curving through the center of the site with a circular turnaround at the
rear for emergency access.
Clover Group Inc Special Use Narrative Letter CGSPA-2025
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Unit Placement: ADUs are laid out in two staggered rows (8 per side) with ample
spacing and privacy buffering.
Primary Home: Located at the rear-left corner to enhance visual continuity and
architectural transition.
Existing Structure: A centrally located building will be retained for office or
community-support purposes.
Parking: Gravel parking pads (1 per unit) and overflow spaces are integrated
seamlessly.
The design incorporates natural buffers, greenspace, and tree preservation zones,
reflecting the aesthetic character of the surrounding neighborhood.
Stormwater Management Plan
A detailed engineered plan is being submitted, featuring:
Retention pond located at the front-right quadrant
Captures first 1.5” of runoff (3,460 cu ft total storage)
Engineered to NHC and NCDEQ standards with a forebay, 6” outlet, and riprap-lined
spillway
Utilizes gravel infrastructure to reduce built-upon area (BUA)
Accessible for maintenance, fully vegetated, and low visual impact
This approach exceeds local guidelines while aligning with state-level best practices for
sustainable development.
Traffic Impact and Circulation
Based on ITE Trip Generation Manual (11th Ed.):
Estimated Daily Trips: ~170
AM Peak Hour Trips: ~13
PM Peak Hour Trips: ~16
TIA Requirement: Not required (threshold is 100 peak-hour trips or 3,000 daily
trips)
Internal circulation is designed for safety and efficiency, with turning radii sufficient for fire
and service vehicles. The single entrance off Porters Neck Road provides controlled ingress
and egress.
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Community Harmony and Public Benefit
This development is fully aligned with the New Hanover County Comprehensive Plan,
supporting infill development, workforce housing, and smart-growth principles. It
introduces:
No commercial use
No increase in traffic beyond residential expectations
A housing product that is not available elsewhere in this format or price range
A way to attract and retain essential medical personnel
By constructing homes that are compact, beautiful, and community-centered, Clover Group
Inc. is investing in the health and workforce vitality of Wilmington.
SUP Findings of Fact (UDO Sec. 70-31(d))
1. Public Health & Safety: Fully compliant with fire, sewer, stormwater, and access
requirements; professionally managed and secured.
2. UDO Compliance: All density, layout, and infrastructure specs meet or exceed the
standards of R-15 zoning with SUP.
3. Property Value & Necessity: Enhances community by serving healthcare
workforce housing need; no adverse impact to neighboring values.
4. Conformity with Plan: Directly supports stated housing and infill goals in the
Comprehensive Plan; environmentally sound.
Conclusion
Porters Neck ADU Community is more than a housing project—it is a targeted solution to a
real and urgent problem. This is a chance to support Wilmington’s growth by helping
those who serve on the front lines of our community's health and safety. Clover Group Inc.
respectfully requests approval of this SUP so we may deliver the homes that these
professionals deserve.
Prepare by: Clover Group Inc.
Bernard Miller
910-800-9682