HomeMy WebLinkAbout6-5-2025 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
JUNE 5, 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 (Z25-06) - 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. This item was connued from the May 1, 2025 regular meeng. The applicant has
reduced the number of proposed lots from 81 to 67. The revised site plan is included in the
packet.
2 Public Hearing
Rezoning Request (Z25-12) - Request by Cindee Wolf with Design Solu@ons, applicant, on behalf
of Janece Stone with J Stone Investments, LLC, property owner, to rezone approximately 4.31
acres zoned R-20, Residen@al located at 3419 Castle Hayne Road to (CZD) CS, Commercial
Services, for a marine contractor office with warehousing.
3 Public Hearing
Rezoning Request (Z25-13) - Request by Cindee Wolf with Design Solu@ons, applicant, on behalf
of Jose A C Godinez, property owner, to rezone approximately 2.00 acres zoned R-20, Residen@al
located at 4222 Castle Hayne Road to (CZD) B-2, Regional Business, for the uses of Contractor
Office and Offices for Private Business and Professional Ac@vi@es.
4 Public Hearing
Rezoning Request (Z23-04M) - Request by Corrie Faith Lee with Equitas Law Partners LLP, applicant,
on behalf of River Road Construc@on, LLC, property owner, to modify an exis@ng approximately 13.94
acres (CZD) RMF-L, Residen@al Mul@-Family - Low Density, and (CZD) B-2, Regional Business district
located at 6900 and 6904 Carolina Beach Road to reduce the maximum unit count and density, and to
modify the approved housing type from mul@-family to single-family aCached dwelling units.
OTHER ITEMS
Planning Board - June 5, 2025
1 Concept Presenta@on - Maintenance Amendment to Unified Development Ordinance (UDO)
Standards for Signs
Planning Board - June 5, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/5/2025
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. This item was connued from the May 1, 2025 regular meeng. The
applicant has reduced the number of proposed lots from 81 to 67. The revised site plan is included in the packet.
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 a 67-lot 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 pa:ern. 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 52 AM and 68 PM peak hour trips, increasing
the number of peak hour trips by approximately 32 AM and 41 PM. The revised project's lower density reduces the
traffic counts from the original proposal by 9 AM and 14 PM trips. 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. There is no proposed vehicular access between this development and the two
adjacent neighborhoods, but there is access for emergency vehicles on Daniel Boone Trail and proposed bike and
pedestrian connec#ons to both Daniel Boone Trail and Gordon Acres Drive.
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 8 more students than would be generated under current zoning, 2
less students than the original proposal.
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.
Planning Board - June 5, 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, 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 with reduced density is s#ll 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 Staff Report PB
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 Updated Concept Plan
Z25-06 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 5, 2025
ITEM: 1
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 - June 5, 2025
ITEM: 1 - 1 - 1
3. The project will provide a six-foot fence at the rear of each lot of the development.
4. Two trees at least 2 inches in diameter at breast height will be planted on each lot, to be
maintained by the HOA through a landscaping easement on each lot. Tree maintenance and
preservation will be included in the covenants which are subject to county review before
recording of final plat.
5. The 18-inch oak tree in the middle of the internal road, around which the road has been
reconfigured, will be preserved on the site.
6. There will be two 10-foot in width bicycle and pedestrian access easements in this
development, connecting to Daniel Boone Trail and Gordon Acres Drive.
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 - June 5, 2025
ITEM: 1 - 1 - 2
Z25-06 Staff Report PB 6.5.2025 Page 1 of 17
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 - June 5, 2025
ITEM: 1 - 2 - 1
Z25-06 Staff Report PB 6.5.2025 Page 2 of 17
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 - June 5, 2025
ITEM: 1 - 2 - 2
Z25-06 Staff Report PB 6.5.2025 Page 3 of 17
APPLICANT’S ORIGINAL CONCEPTUAL PLAN
Applicant’s Original Concept Plan - Includes Staff Markups
• This item was considered by the Planning Board at their May 1, 2025 meeting. At the time,
the proposal was for a maximum of 81 lots, but in response to public comments and Board
discussion regarding density and lot size, the applicant requested a continuance to allow
for a revision of the project.
• The applicant has provided a revised concept plan which reduces the density to 67 lots,
changing density from 7.5 du/acre to 6.2 du/acre.
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 - June 5, 2025
ITEM: 1 - 2 - 3
Z25-06 Staff Report PB 6.5.2025 Page 4 of 17
APPLICANT’S REVISED CONCEPTUAL PLAN
• The applicant’s revised proposal is for a single-family residential neighborhood with 67
homes.
• The changes made to the revised site plan are the reduced density and reconfiguration of
a road island in order to save a significant oak tree. A condition has been added reflecting
this road configuration to save the tree.
• The applicant has also proposed a new condition to plant two trees on each property which
will be maintained by the HOA through landscaping easements- this is also reflected in a
condition.
Ma
t
c
h
l
i
n
e
Ma
t
c
h
l
i
n
e
Proposed
Recreation Area
Stormwater
and Open Space
Wetlands
Open Space to break
up block length and
to preserve a
significant oak
Stub Road for
Emergency Access
Proposed
Stormwater
Go
r
d
o
n
R
d
Proposed Bike & Ped.
Connection
Proposed Bike & Ped.
Connection
Planning Board - June 5, 2025
ITEM: 1 - 2 - 4
Z25-06 Staff Report PB 6.5.2025 Page 5 of 17
• 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 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.
• 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 agreed to a condition that there will be bicycle and pedestrian
connections, via an easement, to both Daniel Boone Trail and Gordon Acres Drive.
• 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.
• Staff has prepared the table below detailing the chances made to the original concept
plan.
Original Concept Plan Revised Concept Plan
Number of Units 81 67
Density 7.5 dwelling units/acre 6.2 dwelling units/acre
Open Space
(acreage/percentage)
3.19 acres (29%) 3.19 acres (29%)
Average Lot Size 2,900 square feet 3,280 square feet
Planning Board - June 5, 2025
ITEM: 1 - 2 - 5
Z25-06 Staff Report PB 6.5.2025 Page 6 of 17
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 - June 5, 2025
ITEM: 1 - 2 - 6
Z25-06 Staff Report PB 6.5.2025 Page 7 of 17
AREA DEVELOPMENTS
Planning Board - June 5, 2025
ITEM: 1 - 2 - 7
Z25-06 Staff Report PB 6.5.2025 Page 8 of 17
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
Stub Road Proposed
for Emergency Access
Only
Bike and Pedestrian
Access
Bike and Pedestrian
Access
Planning Board - June 5, 2025
ITEM: 1 - 2 - 8
Z25-06 Staff Report PB 6.5.2025 Page 9 of 17
Roadway Planning Capacity
(AADT) 15,459
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 52 +32
PM Peak Hour Trips 27 68 +41
Assumptions
Typical Development with Existing Conditions – 27 single family
detached dwellings
Proposed Development – 67-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. There is no proposed vehicular access between this development and
the two adjacent neighborhoods, but there is access for emergency vehicles on Daniel Boone Trail
and proposed bike and pedestrian connections to both Daniel Boone Trail and Gordon Acres Drive.
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. The
revised project’s lower density reduces the traffic counts from the original proposal by 9 AM trips
and 14 PM trips.
Planning Board - June 5, 2025
ITEM: 1 - 2 - 9
Z25-06 Staff Report PB 6.5.2025 Page 10 of 17
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
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per
residential unit
Planning Board - June 5, 2025
ITEM: 1 - 2 - 10
Z25-06 Staff Report PB 6.5.2025 Page 11 of 17
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Typical Development under current zoning would
allow a maximum of 27 residential units.
Proposed Development: 67 residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 2 5 +3
Middle School 1 3 +2
High School 2 5 +3
TOTAL 5 13 +8
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. The revised project’s lower density reduces
the expected amount of students generated by 1 Elementary School student and 1 High School
Student.
*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 - June 5, 2025
ITEM: 1 - 2 - 11
Z25-06 Staff Report PB 6.5.2025 Page 12 of 17
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 - June 5, 2025
ITEM: 1 - 2 - 12
Z25-06 Staff Report PB 6.5.2025 Page 13 of 17
Representative Developments
Representative Developments of R-15 (Existing Zoning):
Daniel Boone Trail (adjacent neighborhood)
Representative Developments of R-5:
Smith Creek Village
Planning Board - June 5, 2025
ITEM: 1 - 2 - 13
Z25-06 Staff Report PB 6.5.2025 Page 14 of 17
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.
• This is the fourth neighborhood within a quarter mile that is a dead-end cul-de-sac; however,
this development does provide an emergency access to Daniel Boone Trail, and bike and
pedestrian accesses to both Daniel Boone Trail and Gordon Acres Road.
• 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. The reduced
density of the revised concept plan is still keeping in character with the surrounding area.
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 - June 5, 2025
ITEM: 1 - 2 - 14
Z25-06 Staff Report PB 6.5.2025 Page 15 of 17
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 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.
The reduced density of this project is still within the recommended density of
the General Residential 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 - June 5, 2025
ITEM: 1 - 2 - 15
Z25-06 Staff Report PB 6.5.2025 Page 16 of 17
PLANNING BOARD ACTION
The Planning Board considered this item at the May 1st, 2025 meeting. Several members of the
public spoke in opposition, citing concerns with the density of the development, traffic, and
stormwater. The Board expressed concerns with the density and connectivity of the development.
The applicant approached the Board, asking for a continuance of this item to the June 5, 2025
Planning Board meeting to allow the applicant time to adjust the site plan per the discussion at the
public hearing. The Board voted unanimously (5-0), to approve the applicant’s request for a
continuance.
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. This
proposal with reduced density is still denser than the immediate surroundings, but is consistent with
the Comprehensive Plan’s recommendations for the General Residential Place Type. While staff
prefers full interconnectivity, in this particular instance, interconnectivity would not help disperse
traffic in the area. However, the project provides emergency vehicle access to Daniel Boone Trail
and staff have recommended a bicycle and pedestrian access easement to Gordon Acres Drive.
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.
4. Two trees at least 2 inches in diameter at breast height will be planted on each lot, to be
maintained by the HOA through a landscaping easement on each lot. Tree maintenance and
preservation will be included in the covenants which are subject to county review before
recording of final plat.
5. The 18-inch oak tree in the middle of the internal road, around which the road has been
reconfigured, will be preserved on the site.
6. There will be two 10-foot in width bicycle and pedestrian access easements in this
development, connecting to Daniel Boone Trail and Gordon Acres Drive.
Planning Board - June 5, 2025
ITEM: 1 - 2 - 16
Z25-06 Staff Report PB 6.5.2025 Page 17 of 17
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 - June 5, 2025
ITEM: 1 - 2 - 17
Planning Board - June 5, 2025
ITEM: 1 - 3 - 1
Planning Board - June 5, 2025
ITEM: 1 - 4 - 1
Planning Board - June 5, 2025
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - June 5, 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
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 - June 5, 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 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 - June 5, 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:
See Attached.
LUC 210
81 single family units
61 82
Planning Board - June 5, 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.
See Attached.
See Attached.
Planning Board - June 5, 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?
See Attached.
Planning Board - June 5, 2025
ITEM: 1 - 7 - 5
Planning Board - June 5, 2025
ITEM: 1 - 7 - 6
Planning Board - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 7 - 11
Planning Board - June 5, 2025
ITEM: 1 - 7 - 12
Planning Board - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 7 - 18
Planning Board - June 5, 2025
ITEM: 1 - 7 - 19
Planning Board - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 7 - 21
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GORDON ACRES DR.
(PRIVATE R/W)
DANIEL BOONE TRL.
(PRIVATE R/W)
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25'1
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43'
PROPOSED ROAD-A
(PRIVATE 40' R/W)
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OPEN SPACE
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STORMWATER POND AREA
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67'
34'
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2,752 sf
3
2,752 sf
4
2,752 sf
5
2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
86
2,752 sf
85
2,752 sf
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2,752 sf
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3,067 sf
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3,827 sf
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3,862 sf
80
2,752 sf
79
2,752 sf
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2,752 sf
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2,752 sf
11
2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
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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
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2,752 sf
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2,752 sf
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2,752 sf
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2,752 sf
58
2,752 sf
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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
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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
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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-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
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200'100'50'100'0'
Scale: 1"=100'
OPTION 1:
Planning Board - June 5, 2025
ITEM: 1 - 7 - 22
GO
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(P
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GORDON ACRES DR.
(PRIVATE R/W)
DANIEL BOONE TRL.
(PRIVATE R/W)
S
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(P
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25'
1
2,752 sf
43'
PROPOSED ROAD-A
(PRIVATE 40' R/W)
OPEN SPACE
&
STORMWATER POND AREA
NORT
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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
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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
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2,752 sf
14
2,752 sf
73
2,752 sf
15
2,752 sf
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2,752 sf
16
2,752 sf
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2,752 sf
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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
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2,752 sf
66
2,752 sf
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2,752 sf
65
2,752 sf
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2,752 sf
64
2,752 sf
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2,752 sf
63
2,752 sf
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2,752 sf
62
2,752 sf
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2,752 sf
61
2,752 sf
27
2,752 sf
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2,752 sf
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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
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2,752 sf
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2,752 sf
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2,752 sf
35
2,752 sf
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2,752 sf
36
2,752 sf
51
2,752 sf
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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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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
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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-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
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A
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PR
E
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200'100'50'100'0'
Scale: 1"=100'
OPTION 2:
Planning Board - June 5, 2025
ITEM: 1 - 7 - 23
Copy of all materials
distributed or presented at the meeting.
Planning Board - June 5, 2025
ITEM: 1 - 7 - 24
Planning Board - June 5, 2025
ITEM: 1 - 7 - 25
Planning Board - June 5, 2025
ITEM: 1 - 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
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°4
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'5
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18
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.0
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'
N
2
7
°5
7
'
4
5
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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
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H
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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 - June 5, 2025
ITEM: 1 - 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
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
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
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-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.
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
R
Y
S
I
T
E
P
L
A
N
200'100'50'100'0'
Scale: 1"=100'
Planning Board - June 5, 2025
ITEM: 1 - 7 - 28
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
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I
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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
3/12/2025
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-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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Scale: 1"=100'
Planning Board - June 5, 2025
ITEM: 1 - 7 - 29
Planning Board - June 5, 2025
ITEM: 1 - 7 - 30
Planning Board - June 5, 2025
ITEM: 1 - 7 - 31
Planning Board - June 5, 2025
ITEM: 1 - 7 - 32
Planning Board - June 5, 2025
ITEM: 1 - 7 - 33
Planning Board - June 5, 2025
ITEM: 1 - 7 - 34
Planning Board - June 5, 2025
ITEM: 1 - 7 - 35
Planning Board - June 5, 2025
ITEM: 1 - 7 - 36
Planning Board - June 5, 2025
ITEM: 1 - 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 - June 5, 2025
ITEM: 1 - 7 - 38
Concept Plan
Planning Board - June 5, 2025
ITEM: 1 - 8 - 1
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30' PROP. P.D.E.30' P.U.E.
30' A.E. TO
BE ABANDONED
MB 35, PG 9
WETLAND AREA FLAGGED BY SOUTHERN
ENVIRONMENTAL GROUP
(60' PRIVATE 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
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Ch Length
91.03'
80.04'
NC G
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OPEN SPACE & STORMWATER POND AREA
10' M.U.P.
10' M.U.P.
PROPOSED ENTRANCE FEATURE
(BY OTHERS)
10' PROP. PEDESTRIAN A.E.
SIREN ACTIVATED
GATE AT BOUNDARY
(4) POTENTIAL OVERFLOW
PARKING SPACES
(2) POTENTIAL PARALLEL
OVERFLOW PARKING SPACES
PROP
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5' SIDEWALK
EDGE OF PAVEMENT
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HOUSE-B
FOOTPRINT
10' MIN.
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TYPICAL LOT LAYOUT
SCALE: 1"-20'
20
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8
'
51'
20'20'
26
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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 3
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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) $&
MAXIMUM DENSITY:8 D.U./ACRE
(8 X 10.87=87 D.U. ALLOWED)
PROPOSED UNITS:67 LOTS
MAXIMUM BUILDING HEIGHT:40'
REQUIRED PERIMETER SETBACK:20'
TOTAL OPEN SPACE REQUIREMENT: (20% OF SITE AREA)
REQUIRED 10.87 AC. X 20%= 2.17 AC
PROVIDED:3.31 AC
SOILS TYPE:Be (Baymeade fine sand)
Se (Seagate fine sand)
Jo (Johnson soils)
Mu (Murrville fine sand)
DEVELOPMENT NOTES:
1. ALL DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE NEW HANOVER COUNTY UNIFIED
DEVELOPMENT ORDINANCE
2. PROJECT SHALL COMPLY WITH ALL FEDERAL, STATE & NEW HANOVER COUNTY REGULATIONS.
3. RUNOFF FROM ALL IMPERVIOUS SURFACES TO BE DIRECTED TO STORMWATER FACILITY
4. MIN. 10' SEPARATION BETWEEN BUILDINGS REQUIRED FOR PERFORMANCE RESIDENTIAL.
5. PROPOSED STREET TO MEET NEW HANOVER COUNTY SUBDIVISION ORDINANCE MINIMUM STANDARDS
FOR PRIVATE STREETS.
6. DEVELOPER IS RESPONSIBLE FOR STREET SIGN AND STREET LIGHTING INSTALLATION IN ACCORDANCE
WITH NEW HANOVER COUNTY SUBDIVISION ORDINANCE.
7. ALL OPEN SPACES, COMMON AREAS, PRIVATE ROW'S, EASEMENTS, AND DRAINAGE POND AREAS TO BE
MAINTAINED BY THE DEVELOPER UNTIL THEY'RE TURNED OVER TO THE HOME OWNERS ASSOCIATION.
8.DEVELOPER TO PROVIDE MAILBOX KIOSK AND PAD IN OPEN SPACE AREA.
9.DEVELOPER TO PROVIDE ONE FRONT YARD AND ONE BACKYARD TREE FOR EACH LOT AND PROTECTED
PER DEED RESTRICTIONS. A 5' FRONT AND REAR LANDSCAPE EASEMENT TO BE PROVIDED ON EACH LOT
FOR THIS PROVISION.
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200'100'50'100'0'
Scale: 1"=100'
ASPHALT
2" SF9.5B
8" ABCCURB
24" VALLEY LC
20'
45' PRIVATE RIGHT OF WAY & PUBLIC UTILITY EASEMENT
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<-- 2.0%<-- 2.0% MAX
5' SIDEWALK
PROPOSED STREET SECTION
SITE NOTES:
1.EXISTING SURVEY DATA PROVIDED BY BATEMAN CIVIL SURVEY COMPANY.
2.THESE LOTS ARE LOCATED IN ZONE "X" PER FRIS ON FIRM MAP NUMBER 3720314900K DATED:
08/28/2018 & 3720315900J DATED: 04/03/2006.
3.WETLANDS SHOWN PER SURVEYED FLAGS PLACED BY SOUTHERN ENVIRONMENTAL GROUP, INC. (SEGI)
2/21/2025.
4.$//(/(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% -->
ASPHALT
2" SF9.5B
8" ABCCURB
24" VALLEY LC
12'
63' PRIVATE RIGHT OF WAY & PUBLIC UTILITY EASEMENT
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PROPOSED MEDIAN SECTION
N.T.S.
2.0% -->
5' SIDEWALK
2.0% -->
24" C.& G.
GRASSED MEDIAN
16' 12'
Planning Board - June 5, 2025
ITEM: 1 - 9 - 1
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30' A.E. TO
BE ABANDONED
MB 35, PG 9
WETLAND AREA FLAGGED BY SOUTHERN
ENVIRONMENTAL GROUP
OPEN SPACE & STORMWATER POND AREA
10' M.U.P.
PROPOSED ENTRANCE FEATURE
(BY OTHERS)
PROPOSED 45' PRIVATE R.O.W.
& PUBLIC U.E.63
'
(2) POTENTIAL PARALLEL
OVERFLOW PARKING SPACES
10' PROP. PEDESTRIAN A.E.
(60' PRIVATE R/W)
SIREN ACTIVATED
GATE AT BOUNDARY
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(4) POTENTIAL OVERFLOW
PARKING SPACES
(2) POTENTIAL PARALLEL
OVERFLOW PARKING SPACES
C-2
2
1" = 50'
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
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RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EDGE OF PAVEMENT
PROPOSED OPEN SPACE
LEGEND
100'50'25'50'0'
Scale: 1"=50'
Planning Board - June 5, 2025
ITEM: 1 - 9 - 2
WETLAND AREA FLAGGED BY SOUTHERN
ENVIRONMENTAL GROUP
(60' PRIVATE R/W)
NC GR
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C-TR
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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 3
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5/20/2025
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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) $&
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Scale: 1"=100'
SIGNIFICANT TREES TO BE REMOVED
QTY SIZE TYPE
1 36"PINE
1 30"LOBLOLLY
1 28"LOBLOLLY
1 24"LOBLOLLY
2 18"LONGLEAF
1 36"MAPLE
3 30"MAPLE
1 26"MAPLE
3 24"MAPLE
2 20"MAPLE
5 18"MAPLE
1 30"OAK
1 28"OAK
1 26"OAK
3 24"OAK
1 20"OAK
2 18"OAK
2 10"MAGNOLIA
2 8"MAGNOLIA
* DEVELOPER IS REQUIRED TO MITIGATE
REMOVAL OF SIGNIFICANT TREES.
PROPERTY LINE
RIGHT OF WAY
ADJOINERS
PROPOSED LOTLINE
EX. EDGE OF PAVEMENT
SIGNIFICANT TREE TO BE REMOVED
LEGEND
Planning Board - June 5, 2025
ITEM: 1 - 9 - 3
Public Comments
In Support 0
Neutral 0
In Opposition 12
Planning Board - June 5, 2025
ITEM: 1 - 10 - 1
Outlook
Online Form Submission #23758 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Mon 4/28/2025 7:46 AM
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 Anthony & Janet
Last Name Rodrick
Address 8718 Molly’s Court
City Wilmington
State NC
Zip Code 28411
Email jan.rodrick@gmail.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 Our infrastructure cannot support any increase in population!
Please keep R 20 zoning and green spaces !
Thank you for your considerations .
Upload supporting files
Planning Board - June 5, 2025
ITEM: 1 - 10 - 2
Outlook
Online Form Submission #23795 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Mon 4/28/2025 5:36 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 Cassidy
Last Name Williams-Langley
Address 825 Daisy Lee Drive
City Wilmington
State NC
Zip Code 28411
Email ccwilliams075@yahoo.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 I would like to oppose the approval of Heron Cove Subdivision.
Gordon Road is already heavily populated with housing and
traffic commute. Even though Gordon Road is widening, it is
widening for the already over populated commute so to add
additional homes increases additional traffic. We recently
received a letter stating that our address is now considered to
be in a flood zone. Adding a subdivision with an additional 80
homes within 500 feet of us is only going to make the flooding
Planning Board - June 5, 2025
ITEM: 1 - 10 - 3
worse. I don't believe anyone in the surrounding area is
agreeable with the potential subdivision plans. We are asking
that this rezoning request be denied for the subdivision of
Heron Cove. The rezoning should only be reconsidered for the
building of 10 homes max.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - June 5, 2025
ITEM: 1 - 10 - 4
Outlook
Online Form Submission #23816 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Tue 4/29/2025 11:20 AM
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 John
Last Name Landen
Address 1931 Gordon Acres Drive
City Wilmington
State NC
Zip Code 28411
Email Field not completed.
Please select the case for
comment.
PB Meeting - Z25-06 – Heron Cove Subdivision
What is the nature of your
comment?
Oppose project
Public Comment Dear Board,
As an adjacent property owner, I am writing to express my
strong opposition to the proposed rezoning of land for the
proposed Heron Cove subdivision that would facilitate higher
density housing development.
This proposal poses significant concerns for our community,
Planning Board - June 5, 2025
ITEM: 1 - 10 - 5
including the inevitable removal of almost all old growth trees
on the property, increased traffic congestion, and adverse
impacts on our environment and quality of life. Firstly, the
removal of existing trees and green spaces is particularly
troubling. These trees not only contribute to the ecological
health of our area but also provide essential shade, improve air
quality, and enhance the aesthetic appeal of our
neighborhoods. The loss of these natural resources would be
detrimental to both wildlife and the residents who cherish the
beauty and serenity they provide.
Furthermore, the proposed development would inevitably lead
to increased traffic on our already congested roads. Higher
density housing typically brings more vehicles, which would
exacerbate the current traffic conditions, leading to longer
commutes, increased pollution, and a decline in overall safety
for pedestrians and cyclists. Our community is already
struggling with these issues, and further development would
only make matters worse.
Additionally, the rush to develop this land for higher density
housing overlooks the importance of maintaining a balanced
and sustainable community. We must prioritize thoughtful urban
planning that considers the long-term implications on our
environment and the well-being of our residents. The focus
should be on enhancing our community’s character and
preserving the aspects that make it a desirable place to live.
I urge you and the planning department to deny this rezoning
proposal. It is crucial that we protect our existing green spaces,
manage traffic sustainably, and foster a community that values
its environment and quality of life. I believe that by working
together, we can find solutions that support our community's
growth without compromising its integrity.
Thank you for considering my concerns. I hope to see a more
sustainable and community-focused approach to land
development in our area.
Sincerely,
John W. Landen IV
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Planning Board - June 5, 2025
ITEM: 1 - 10 - 6
Outlook
Online Form Submission #23927 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Wed 4/30/2025 11:16 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 Kim
Last Name Turner
Address 1907 Gordon Acres Drive
City Wilmington
State NC
Zip Code 28411
Email kimturnersimplewellness@gmail.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 Rezoning Request - Heron Cove Subdivision is the case I wish
to comment on.
Please find attached my presentation to the Planning Board for
tomorrow evening. This presentation was also mailed to Zack
Dickerson.
Thank you,
Planning Board - June 5, 2025
ITEM: 1 - 10 - 7
Kim Turner
Gordon Acres Drive Resident
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File 1 Kim Turner-Commissoners Planning Board Rezoning Speech
05012025.docx
File 2 Field not completed.
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Planning Board - June 5, 2025
ITEM: 1 - 10 - 8
05/01/2025
Public Meeting Presentation – Kim Turner, Gordon Acres Resident
Good evening, Members of the Planning Board. My name is Kim Turner, and I’m here
representfng the residents of Gordon Acres. My husband, Bill, and I live at 1907 directly
adjacent to the land proposed for rezoning to allow the Heron Cove development.
We respectiully ask the Board to deny the rezoning request from R-15 to R-5. This proposed
change is out of character with our community, it would place additfonal strain on local
infrastructure, and it does not align with the county’s long-term goals for responsible growth.
Over 2/3 of that property is densely wooded providing a tree canopy that houses a wide
variety of wildlife and varied species of trees and plants. Has this large tract of land been
studied with regard to the newly published New Hanover County Tree Canopy Report? The
report states, and I quote, "... 2024, the Board of Commissioners adopted a new 5-year
strategic plan and identffied sustainable land use and environmental stewardship as a key focus
area." The trees in that canopy are 30-40 years old. Has any study been done to identffy the
possible existence of Live Oaks and Longleaf Pines or other natfve trees within this
area? Another quote from this report, "With ongoing development, especially in northern
New Hanover County—home to some of the last large undeveloped areas—there is a growing
need for additfonal informatfon regarding the existfng conditfons of tree canopy within the
county. At the meetfng, the County Commissioners established that the preservatfon of tree
canopy was a top priority and necessary to help to inform plan objectfves, policies, goals and
strategies."
We support smart, sustainable development—growth that respects the existfng
neighborhoods and honors the integrity of the current zoning plan. As direct neighbors, our
community has two primary concerns with this development: traffic congestfon and loss of the
natural buffers and privacy. My husband and I have concerns over the retentfon pond and its
environmental impact in our backyard. It was mentfoned in the first meetfng that we attended
with the developer that the pond could possibly be moved. Regardless of where it is moved to,
my neighbors will have the same concerns we do. Who will be held responsible for the
maintenance of the retentfon pond for the environmental safety of both communitfes once the
developer has finished the project and moved on?
Planning Board - June 5, 2025
ITEM: 1 - 10 - 9
The Heron Cove proposal includes a single entrance and exit road connectfng to Gordon
Road—a corridor already known for heavy traffic. With only one point of access, residents in
both Heron Cove and Gordon Acres would be funneled into a single U-turn lane at Highland
Pines MHP, which lacks a traffic light due to the area’s current low-density designatfon. Adding
a high-density R-5 development here could introduce well over 100 additfonal vehicles to this
route each morning and evening, creatfng congestfon and increasing the risk of accidents.
We also value the peaceful character of our R-15 neighborhood, which is supported by natural
wooded buffers. The developer has told us the land will be clear-cut to accommodate
approximately eight homes per acre. He plans to install six-foot privacy fences and plant one
tree per lot—but this does not replace the environmental and aesthetfc value of the mature
tree canopy that currently separates our propertfes. Another quote from the 2024 Tree Canopy
Report, "Plantfng trees to mitfgate trees removed is not a one-to-one conversion. Some
trees are more “high value” than others; they support more ecosystem services, have a larger
canopy, or increase on-site biodiversity." Wouldn't the 30–40-year-old trees on that property
be valuable enough to warrant an investfgatfve look before the land is rezoned to R-5 and the
tree canopy destroyed? Given that high density, all the trees would have to be cut
to accommodate 8 dwellings per acre. We believe that preserving existfng vegetatfon would
better protect neighborhood character and contribute to responsible land stewardship.
In closing, we ask a fundamental questfon: Why is this rezoning needed? Does it serve the
broader interests of New Hanover County, or does it simply benefit absentee landowners and
private developers? Just because a developer needs to make a profit, is it the right thing to
do to destroy two adjacent neighborhoods when the property he proposes to build on is not
adequate space to begin with for the number of houses he wishes to build? In truth, the
developer has been offered more acreage, but has declined even entertaining that offer
because of his concern for his profit margin. This developer is not concerned with preserving
the land or the character of our neighborhoods, only his profitability. If rezoned, is this in
keeping with the County’s Strategic Plan focus on sustainable land use and environmental
stewardship?
If not, we must ask—why approve this request at all?
Thank you for your tfme and consideratfon.
Planning Board - June 5, 2025
ITEM: 1 - 10 - 10
Outlook
Online Form Submission #23924 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Wed 4/30/2025 9:20 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 Kimber
Last Name Strickland
Address 1908 Daniel Boone Trail
City Wilmington
State NC
Zip Code 28411
Email muddybutt22@gmail.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 I have lived on Daniel Boone Trail for 40 years. I grew up on
this road and as an adult bought a house here. It has seen
growth in this area and on our own road. We are lucky because
the growth on our road was within reason and in keeping with
the existing surrounding neighborhoods. We are concerned
with the clear cutting that will take place behind our street and
the excessive amount of houses being proposed to go in. Do
you know that 81 is more houses than on Daniel Boone Trail,
Planning Board - June 5, 2025
ITEM: 1 - 10 - 11
Daisy Lee and Gordon Acres combined. It is simply too many.
We already have flooding issues during storms due to the
removal of natural vegetation, garbage and lack of updates to
the drainage that runs down Gordon Road. Traffic is a
nightmare and this would only fuel this issue. It would add at
least 160 cars per day on average.
Clear cutting this property and adding such an excessive
amount of houses is ridiculous to me. To much is not alway
better it is just to much!! I fear for our privacy with 3 2 story
houses right at my back door. I believe any building at all
should come with some decent natural barrier between the
existing neighboorhoods.
I hope you will consider people who live around this proposed
development and think about the impact it will negatively have
on their existence. Remember to much is just to much.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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Planning Board - June 5, 2025
ITEM: 1 - 10 - 12
Outlook
Online Form Submission #23932 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Thu 5/1/2025 8:03 AM
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 Sarah
Last Name DeVries
Address 1930 Gordon Acres Dr
City Wilmington
State NC
Zip Code 28411
Email sarah.wright.devries@gmail.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 I have deep concerns about Craig Johnson's Zoning change
request for Heron Cove off Gordon Rd. First, I should disclose
that I am a North Carolina-licensed Real Estate Broker. My
husband, Mike DeVries and are residents of Gordon Acres
which directly butts up to the property for the request and our
neighborhood will be the most impacted by a change in zoning.
Additionally, I represent the neighborhood as the President of
our Private Roadway Maintenance Association and
Planning Board - June 5, 2025
ITEM: 1 - 10 - 13
neighborhood advocate.
I am trying to make sense for a Zoning change to R-5 in this
location. It does not seem appropriate, and zoning changes
should not be granted merely as a way for a developer to
“make his numbers work.” In that case, we should just get a
rubber stamp and all go home.
I have not been able to locate an R-5 approved location in our
area. I located some R-10’s, Jacobs Ridge, Cooperfield Court)
which seem very dense, but were all laid out in grid patterns,
allowing a multi-street access throughout the neighborhood. I
located an EZDZ (Middle Sound Villiage) zoned property which
also offered multi-street access. Heron Cove, as laid out with
one dead-end street, offers no alternate access for the
residents and only a gated emergency access. This is an
extreme safety issue for 81 homesites. Our Gordon Acres, with
its historically flawed design, has experienced emergency
safety issues for the same reason, and our road only services
24 homesites. We need help fixing our egress issue before
creating another one next door. Let’s study whether this
proposed neighborhood falls under the guidelines of the NFPA
Fire Codes for developments serving more than 30 homes. Will
there be proper turning radii and maneuverability even for
sanitation trucks?
The site will need upgraded water mains and more closely
spaced hydrants to meet fire protection standards. Narrow
linear developments often face challenges in routing gravity-fed
sewer lines efficiently. Overloaded sewer systems can result in
backflow issues. Denser housing in linear footprints increases
the risk of complete outages when services are disrupted.
There’s no looping of redundancy in a single-road setup. Utility
trucks will also have limited room to maneuverability, especially
if cars are parked along the street. With a 5000 sq.ft. lot
footprint, there most certainly will be street parking.
With time running out, I have additional concerns related to
traffic access at Gordon Road and Environmental challenges
brought by the need to clear cut the mature tree canopy for the
allowance of 81 homesites within 10+ acres, so these issues I
leave for other residents to address.
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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File 1 Field not completed.
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Planning Board - June 5, 2025
ITEM: 1 - 10 - 14
Outlook
Online Form Submission #23745 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Sun 4/27/2025 2:53 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 Sharon
Last Name O'Quinn
Address 4904 Pin Oak Drive
City Wilmington
State NC
Zip Code 28411
Email soquinn916@bellsouth.net
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 need to put a pause on building new structures and
housing. We are destroying our valuable wet lands and wildlife
habitats. We are adding traffic to areas that are not prepared
for it which can increase accidents and roadrage. There is no
reason every acre of land needs to be built on. I am a native.
My family has been here for 3 generations. Wilmington use to
be a beautiful place. Not so much now. Greed has damaged
our city.
Planning Board - June 5, 2025
ITEM: 1 - 10 - 15
Outlook
Online Form Submission #23747 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Sun 4/27/2025 4:14 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 Teresa
Last Name Hogan
Address 5336 Sun Coast Dr
City Wilmington
State Nc
Zip Code 28411
Email Terryhogan2000@icloud.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 Packing that much population into a very small space is
absolutely mindless not only in terms of living conditions,
parking, emergency access such as fire engines, influx on
schools, but also the impact of traffic multiplier on Gordon
Road.
I can’t even conceive how many actual “bodies” will be living in
these tightly packed units and the number of cars accessing
Planning Board - June 5, 2025
ITEM: 1 - 10 - 16
Gordon Rd from this development. This 10 acre parcel would
be better utilized in the public interest as green space.
Who is going to pay for road improvements of this strip of land?
How will such density affect water and sewer capacity?
Has a study been done as to how this density will be absorbed
by the school system?
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
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File 2 Field not completed.
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Planning Board - June 5, 2025
ITEM: 1 - 10 - 17
Outlook
Online Form Submission #23662 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Wed 4/23/2025 5:40 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 Zanetta
Last Name Reeves
Address 1937 Daniel Boone Trail
City WILMINGTON
State NC
Zip Code 28411
Email zreeves1965@gmail.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 Increase chances of flooding and developers will be long gone
when it happens. Increase in crime and speeding. Our road is a
private rd. Not designed for increased traffic and heavy
equipment who is going to pay for damages. We don't need a
rd cut through to access daniel boone trail. We would like our
community to stay as quiet and crime free as possible and we
struggling to do now. We need speed cushions on our rd and
can't seem to get them.
Planning Board - June 5, 2025
ITEM: 1 - 10 - 18
05/01/2025
Public Meeting Presentation – Kim Turner, Gordon Acres Resident
Good evening, Members of the Planning Board. My name is Kim Turner, and I’m here
representfng the residents of Gordon Acres. My husband, Bill, and I live at 1907 directly
adjacent to the land proposed for rezoning to allow the Heron Cove development.
We respectiully ask the Board to deny the rezoning request from R-15 to R-5. This proposed
change is out of character with our community, it would place additfonal strain on local
infrastructure, and it does not align with the county’s long-term goals for responsible growth.
Over 2/3 of that property is densely wooded providing a tree canopy that houses a wide
variety of wildlife and varied species of trees and plants. Has this large tract of land been
studied with regard to the newly published New Hanover County Tree Canopy Report? The
report states, and I quote, "... 2024, the Board of Commissioners adopted a new 5-year
strategic plan and identffied sustainable land use and environmental stewardship as a key focus
area." The trees in that canopy are 30-40 years old. Has any study been done to identffy the
possible existence of Live Oaks and Longleaf Pines or other natfve trees within this
area? Another quote from this report, "With ongoing development, especially in northern
New Hanover County—home to some of the last large undeveloped areas—there is a growing
need for additfonal informatfon regarding the existfng conditfons of tree canopy within the
county. At the meetfng, the County Commissioners established that the preservatfon of tree
canopy was a top priority and necessary to help to inform plan objectfves, policies, goals and
strategies."
We support smart, sustainable development—growth that respects the existfng
neighborhoods and honors the integrity of the current zoning plan. As direct neighbors, our
community has two primary concerns with this development: traffic congestfon and loss of the
natural buffers and privacy. My husband and I have concerns over the retentfon pond and its
environmental impact in our backyard. It was mentfoned in the first meetfng that we attended
with the developer that the pond could possibly be moved. Regardless of where it is moved to,
my neighbors will have the same concerns we do. Who will be held responsible for the
maintenance of the retentfon pond for the environmental safety of both communitfes once the
developer has finished the project and moved on?
Planning Board - June 5, 2025
ITEM: 1 - 10 - 19
The Heron Cove proposal includes a single entrance and exit road connectfng to Gordon
Road—a corridor already known for heavy traffic. With only one point of access, residents in
both Heron Cove and Gordon Acres would be funneled into a single U-turn lane at Highland
Pines MHP, which lacks a traffic light due to the area’s current low-density designatfon. Adding
a high-density R-5 development here could introduce well over 100 additfonal vehicles to this
route each morning and evening, creatfng congestfon and increasing the risk of accidents.
We also value the peaceful character of our R-15 neighborhood, which is supported by natural
wooded buffers. The developer has told us the land will be clear-cut to accommodate
approximately eight homes per acre. He plans to install six-foot privacy fences and plant one
tree per lot—but this does not replace the environmental and aesthetfc value of the mature
tree canopy that currently separates our propertfes. Another quote from the 2024 Tree Canopy
Report, "Plantfng trees to mitfgate trees removed is not a one-to-one conversion. Some
trees are more “high value” than others; they support more ecosystem services, have a larger
canopy, or increase on-site biodiversity." Wouldn't the 30–40-year-old trees on that property
be valuable enough to warrant an investfgatfve look before the land is rezoned to R-5 and the
tree canopy destroyed? Given that high density, all the trees would have to be cut
to accommodate 8 dwellings per acre. We believe that preserving existfng vegetatfon would
better protect neighborhood character and contribute to responsible land stewardship.
In closing, we ask a fundamental questfon: Why is this rezoning needed? Does it serve the
broader interests of New Hanover County, or does it simply benefit absentee landowners and
private developers? Just because a developer needs to make a profit, is it the right thing to
do to destroy two adjacent neighborhoods when the property he proposes to build on is not
adequate space to begin with for the number of houses he wishes to build? In truth, the
developer has been offered more acreage, but has declined even entertaining that offer
because of his concern for his profit margin. This developer is not concerned with preserving
the land or the character of our neighborhoods, only his profitability. If rezoned, is this in
keeping with the County’s Strategic Plan focus on sustainable land use and environmental
stewardship?
If not, we must ask—why approve this request at all?
Thank you for your tfme and consideratfon.
Planning Board - June 5, 2025
ITEM: 1 - 10 - 20
Outlook
Heron Cove
From Lynn Rabon <lynnrabon03@gmail.com>
Date Wed 4/30/2025 12:33 PM
To Dickerson, Zachary <zdickerson@nhcgov.com>
** External Email: Do not click links, open a achments, or reply un l you know it is safe **
Greetings Mr. Dickerson,
My name is Lynn Rabon and my husband James and I own property at the very end of Gordon Acres
Drive.
We a very much opposed to an R-5 zoning for the following reasons:
1. Our area does not need that kind of density. Just because a builder wants it doesn't mean he
should get it. His reason for wanting it is the exact reason we don't want it. High volume of traffic,
noise and people basically living in our backyards.
2. The retention pond that is slated to be dug that butts up to our property. We are concerned that it
will drain our pond that we have had for 48 years. We actually used to have 3 ponds that we stocked
with fish. Unfortunately when Farrington Farms was built they drained the water out of two of our
ponds that we had to pay to have filled in. Please don't do that to our last pond.
3. If the rezoning is approved it needs to be mandatory that the HOA has to do the upkeep on the
retention pond. I don't want to see what happened in Weatherwood happen in my backyard.
Thank you kindly for your attention to this matter.
Lynn Rabon
Planning Board - June 5, 2025
ITEM: 1 - 10 - 21
Outlook
Online Form Submission #25721 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Thu 5/29/2025 4:24 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 Zanetta
Last Name Reeves
Address 1937 Daniel Boone Trail
City WILMINGTON
State NC
Zip Code 28411
Email Zreeves1965@gmail.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 Concerned about added traffic, just can't see where all these
people are going to fit . We already can't hardly get onto gordon
rd as it is. Flooding, cutting down of so many trees to add
buildings. Crime, sure hope there is not going to be an opening
from gordon acres to daniel boone trail. We have enough traffic
and crime on daniel boone trail as it is. There needs to 24/ 7
surveillance on this rd.
Planning Board - June 5, 2025
ITEM: 1 - 10 - 22
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/5/2025
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 (Z25-12) - Request by Cindee Wolf with Design Solu8ons, applicant, on behalf of Janece Stone
with J Stone Investments, LLC, property owner, to rezone approximately 4.31 acres zoned R-20, Residen8al
located at 3419 Castle Hayne Road to (CZD) CS, Commercial Services, for a marine contractor office with
warehousing.
BRIEF SUMMARY:
The applicant is reques%ng to rezone the site to a condi%onal CS district for one office building and two warehouses
for the use of contractor office and other limited uses.
The applicant proposes to develop a marine contrac%ng facility that includes a one-story, 14,700 sq 0 building for
offices and a workshop, two warehouses (3,600 sq 0 and 7,200 sq 0), a gravel service yard, and employee parking. The
site layout places the service yard between the warehouses and central building, with parking near the eastern
entrance off Castle Hayne Road. A stormwater pond is located at the northern edge of the property, just south of St.
James AME Church, and a sep%c system is planned to the northeast. The site also includes a 130-foot Duke Energy
transmission easement along its southern boundary.
The subject property is located along Castle Hayne Road, just south of Chair Road. The area is experiencing increased
commercial development, including the nearby Tractor Supply approved in 2023 and the Moore’s Crossing Planned
Development rezoned in 2024. Posi%oned near the I-140 interchange and the surrounding commercial development,
the site is unlikely to be developed for low-density residen%al use.
The Moore’s Crossing PD includes roadway upgrades to Chair Road, Castle Hayne Road, and the I-
140 interchange. Part of the improvements includes a signalized light north of the subject property. It is also likely that
the area will con%nue to see commercial development given the proximity to the I-140 interchange.
The site has full access to Castle Hayne Road and is es%mated to generate an increase in traffic, with AM peak hour
trips increasing from 7 to 42 and PM peak hour trips increasing from 9 to 49. The es%mated traffic generated from the
site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
While the soils map indicates Class III soils, only a site-specific analysis of the property and the sep%c needs of the
proposed development can determine the loca%on and limita%ons of soil types. New Hanover County Environmental
Health has recommended a private licensed soil scien%st evaluate the site before moving forward with development of
the site if public sewer cannot be obtained.
Although the area is transi%oning toward commercial uses, the proposed (CZD) CS zoning district was intended as a
transi%onal zone between intensive and less intensive uses. However, due to setback requirements shown on the
Planning Board - June 5, 2025
ITEM: 2
concept plan, staff expects the applicant will revise the request to a B-2 zoning district. This change would maintain the
proposed contractor office and warehousing uses, which are permiEed in B-2, while mee%ng the district's setback
standards.
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 site is located near other commercial uses and the proposed use of a contractor office is
commonly seen along the Castle Hayne Road corridor. The proposed use is also in line with the recommenda%ons for
the Community Mixed Use place type and is located near suppor%ve land uses. However, the proposed zoning district
(CZD) CS requires setbacks that are not accurately reflected in the concept plan. Staff’s understanding is that the
applicant would like to revise the requested zoning district from (CZD) CS to (CZD) B-2, Regional Business in order for
the setbacks to be compliant with the B-2 district requirements. Because the case was not adver%sed for the (CZD) B-
2 district and staff have not analyzed whether the proposed district change would have any other impact on the site
design or other considera%ons, staff is reques%ng a con%nuance to allow the applicant to update their applica%on and
for staff to perform the addi%onal analysis necessary to make a recommenda%on on the request.
As a result, Staff recommends a CONTINUANCE of the proposal.
Please refer to the script for suggested and alterna%ve mo%on language.
ATTACHMENTS:
Descrip%on
Z25-12 Script
Z25-12 PB Staff Report
Z25-12 Zoning Map
Z25-12 FLUM
Z25-12 Mailout
Application Cover Sheet
Z25-12 Application
Concept Plan Coversheet
Z25-12 Concept Plan
Public Comments Coversheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 5, 2025
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-12)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Janece Stone with J Stone
Investments, LLC, property owner, to rezone approximately 4.31 acres zoned R-20, Residential located
at 3419 Castle Hayne Road to (CZD) CS, Commercial Services, for a marine contractor office with
warehousing.
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 Continuance
I move to CONTINUINE the proposed rezoning to the July 10, 2025, regular Planning Board
meeting to allow the applicant time to update their application and for the case to be
readvertised.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be generally
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 find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public interest
because the concept plan does not meet setback requirements of the proposed CS district
Planning Board - June 5, 2025
ITEM: 2 - 1 - 1
and the CS district is not being applied as a transition between higher intensity and lower
intensity commercial and industrial districts.
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, and I find
RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public interest
because it is located near compatible land uses, with the following conditions:
Proposed Conditions:
1. The applicant must update the concept plan to meet the setback requirements of the CS
district.
2. A 6-foot-high screening fence shall be required along the northern boundary of the gravel
service yard as shown on the concept plan.
3. No development or outdoor storage shall occur within the existing utility easement as shown
on the concept plan. The easement shall constitute an additional spatial buffer and the
required transitional buffer shall be installed along the northern portion of the easement if
the easement-holder does not permit landscaping inside the easement.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) CS 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 - June 5, 2025
ITEM: 2 - 1 - 2
Z25-12 Staff Report PB 6.5.2025 Page 1 of 13
STAFF REPORT FOR Z25-12
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-12
Request:
Rezoning to a Conditional CS district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Janece Stone
Location: Acreage:
3419 Castle Hayne Road 4.31
PID(s): Comp Plan Place Type:
R02511-004-017-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Undeveloped Contractor Office, Warehousing
Current Zoning: Proposed Zoning:
R-20, Residential (CZD) CS, Commercial Services
SURROUNDING AREA
LAND USE ZONING
North St. James AME Church, Moore’s Crossing PD R-20, PD
East Tractor Supply (CZD) B-2
South Residential land R-20
West Undeveloped residential land R-20
Planning Board - June 5, 2025
ITEM: 2 - 2 - 1
Z25-12 Staff Report PB 6.5.2025 Page 2 of 13
ZONING HISTORY
July 1, 1974 Initially zoned R-20
COMMUNITY SERVICES
Water/Sewer
Public water and sewer services are available from CFPUA through a
mainline extension from Castle Hayne Road. However, they are choosing to
remain on septic.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Wrightsboro Station
Schools Wrightsboro Elementary, Holly Shelter Middle, and New Hanover High
Schools
Recreation Cape Fear Optimist Park and Northern Regional Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - June 5, 2025
ITEM: 2 - 2 - 2
Z25-12 Staff Report PB 6.5.2025 Page 3 of 13
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
Stormwater
Pond
Warehouse Warehouse
Buffer
Gravel
Yard
Contractor Offices
& Workshop
Proposed
Septic
Duke Energy Easement
Access
Employee
Parking
Planning Board - June 5, 2025
ITEM: 2 - 2 - 3
Z25-12 Staff Report PB 6.5.2025 Page 4 of 13
• The applicant is proposing to construct a marine contracting office with space for a
workshop, two warehouses, gravel service yard, and employee parking.
• The central building is one-story, 14,700 sq ft, and will be used for the contractor offices
and workshop.
• There are two one-story warehouses on the north and western sides of the property,
consisting of 3,600 sq ft and 7,200 sq ft respectively.
• The gravel service yard sits between the warehouses and the central building with parking
at the eastern side of the property, near the main entrance off Castle Hayne Road.
• The stormwater pond is at the northernmost portion of the property, south of St. James AME
Church.
• The proposed septic system is shown northeast, between the stormwater pond and Castle
Hayne Road.
• The plan also shows the existing 130-foot Duke Energy transmission easement at the
southernmost part of the property.
ZONING CONSIDERATIONS
• The R-20 district in this area was established in 1974. At the time, the purpose of the R-20
district was to ensure housing served by private septic and wells would be developed at
low densities. Since that time, public water and sewer services have become available to
the surrounding area.
• Since that time the Castle Hayne corridor and the area around the I-140 interchange has
been transitioning into a commercial corridor with other similar land uses.
• The CS district is intended to accommodate a mixture of light manufacturing, wholesale,
storage, commercial service and repair, and distributive business type uses. It functions as a
support district to nearby intensive industrial and commercial uses. The district is intended to
act as a transitional land use between intensive industrial and commercial development and
less intensive commercial, office, and institutional uses.
• A Type A opaque buffer is required between the site and the neighboring residentially
zoned properties.
• The setbacks shown on the site plan do not conform to the UDO requirements for the CS
district. The CS district requires a 35-foot rear setback and 30-foot side setback when
abutting residentially zoned property. The rear and internal side setbacks are shown only
as 20 feet, meaning they do not comply with the requirements of the UDO.
• Due to the setbacks shown on the concept plan, the project would not meet the requirements
of the UDO. The applicant will need to update the concept plan to show setbacks meeting
UDO requirements or update their application to a commercial district with setbacks that
match what is shown on the concept plan.
• 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
Planning Board - June 5, 2025
ITEM: 2 - 2 - 4
Z25-12 Staff Report PB 6.5.2025 Page 5 of 13
specific conditions included in the approval. Only minor deviations from the approved
conceptual plan, as defined by the UDO, would be allowed.
AREA DEVELOPMENTS
Planning Board - June 5, 2025
ITEM: 2 - 2 - 5
Z25-12 Staff Report PB 6.5.2025 Page 6 of 13
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a
maximum of 8 single-family dwelling units.
PROPOSED ACCESS
Primary Access Castle Hayne Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Castle Hayne Road
Type of Roadway NCDOT minor arterial
Roadway Planning Capacity
(AADT) 16,803
Planning Board - June 5, 2025
ITEM: 2 - 2 - 6
Z25-12 Staff Report PB 6.5.2025 Page 7 of 13
Latest Traffic Volume (AADT) 16,000 (AADT 2023)
Latest WMPO Point-in-Time Count
(DT) 17,234 (Month 2024)
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
- The project is currently unfunded.
TRAFFIC GENERATION
Traffic Generated
by Present
Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 7 42 +35
PM Peak Hour Trips 9 49 +40
Assumptions
Typical development – 8 detached single-family homes
Proposed Development – 14,700 sq ft for offices and workshop,
7,560 sq ft of warehousing
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 Castle Hayne Road, a minor arterial highway, that is currently
nearing capacity. There is one proposed access, and it will have full access to Castle Hayne Road.
The access is directly across from the Tractor Supply access across the street. Currently there is one
unfunded State Transportation Improvement Projects (STIP) identified in the immediate area to
address current conditions. Several other projects are currently under review or development in the
vicinity, and while their traffic impact analyses did not take this proposal into account, all were
developed to account for general traffic growth in the area. 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 - June 5, 2025
ITEM: 2 - 2 - 7
Z25-12 Staff Report PB 6.5.2025 Page 8 of 13
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or Special Flood Hazard Area.
• The property is within the Ness Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitations) soils. While the soils map indicates Class III
soils, only a site-specific analysis of the property and the septic needs of the proposed
development can determine the location and limitations of soil types. New Hanover County
Environmental Health has recommended a private licensed soil scientist evaluate the site
before moving forward with development of the site if public sewer cannot be obtained.
• Gravity sewer service is not available to the site. Only a force main connection is available
and CFPUA does not require sites to connect to force mains. In addition, the force main is
located across Castle Hayne Road which would require boring under the road for the
proposed site to connect.
• The applicant has indicated they anticipate only being required to install two unisex
bathrooms. And given the nature of the proposed use of contractor office, most employees
will be working off-site reducing day-to-day demand for restroom facilities.
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 CZD CS rezoning will allow for the
expansion of a locally owned business that could
help achieve the target of maintaining new
business growth within 2.5% of the state.
Planning Board - June 5, 2025
ITEM: 2 - 2 - 8
Z25-12 Staff Report PB 6.5.2025 Page 9 of 13
Representative Developments
Representative Developments of R-20 (Existing Zoning):
Representative Developments of CS (Proposed Zoning District):
815 Wooster Street, City of Wilmington
Planning Board - June 5, 2025
ITEM: 2 - 2 - 9
Z25-12 Staff Report PB 6.5.2025 Page 10 of 13
Context and Compatibility
• The property is located along Castle Hayne Road, just south of the Chair Road intersection.
• The Castle Hayne corridor is seeing an increase in commercial development. The existing
Tractor Supply across Castle Hayne Road was approved in 2023 and while undeveloped,
the mixed-use Moore’s Crossing Planned Development which was rezoned in 2024.
• The site is also south of the I-140 interchange and the GE campus which is anticipated to
transition into a commercial node.
• Roadway improvements to Chair Road, Castle Hayne Road, and the I-140 entrance are
expected as part of the Moore’s Crossing rezoning and TIA.
• Due to the large Duke Energy easement located on the southern portion of the property and
the proximity to other commercial projects, the site is less likely to be developed with low
density housing.
• The proposed concept plan positions the stormwater pond closer to St. James AME Church,
resulting in a large buffer between the proposed commercial activity and the church.
• While the Castle Hayne corridor has been transitioning to more commercial uses, the
proposed (CZD) CS district is designed to act as a transitional land use between intensive
commercial uses and less intensive commercial uses. The location of the proposed (CZD) CS
district fronts on Castle Hayne Road and is surrounded by residential uses and a religious
institution.
• Due to the rear and side setbacks shown as 20 feet on the concept plan, staff anticipates
the applicant will change the proposed zoning district from (CZD) CS to (CZD) B-2. The
change of the proposed zoning district to (CZD) B-2 will allow the site to meet the district
setbacks, which would not currently be met if the application moves forward as a (CZD) CS
district.
• The change in the proposed zoning district from (CZD) CS to (CZD) B-2 would not affect the
proposed uses of contractor office and warehousing as they are both allowed in the B-2
district.
Planning Board - June 5, 2025
ITEM: 2 - 2 - 10
Z25-12 Staff Report PB 6.5.2025 Page 11 of 13
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.
Analysis
The property is located along Castle Hayne Road, just south of Chair Road
and the I-140 interchange. While much of the surrounding area is low
density residential, there are a few upcoming commercial developments
along Castle Hayne Road which include the Moore’s Crossing Planned
Development north of the property at the intersection of Castle Hayne and
Chair Road.
The Moore’s Crossing PD includes roadway upgrades to Chair Road, Castle
Hayne Road, and the I-140 interchange. Part of the improvements includes
a signalized light north of the subject property. It is also likely that the area
will continue to see commercial development given the proximity to the I-
140 interchange.
Consistency
Recommendation
A commercial zoning district is generally CONSISTENT with the 2016
Comprehensive Plan because it allows for the types of uses recommended
in the Community Mixed use place type.
Planning Board - June 5, 2025
ITEM: 2 - 2 - 11
Z25-12 Staff Report PB 6.5.2025 Page 12 of 13
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The site is located near other commercial uses and the
proposed use of a contractor office is commonly seen along the Castle Hayne Road corridor. The
proposed use is also in line with the recommendations for the Community Mixed Use place type and
is located near supportive land uses. However, the proposed zoning district (CZD) CS requires
setbacks that are not accurately reflected in the concept plan. Staff’s understanding is that the
applicant would like to revise the requested zoning district from (CZD) CS to (CZD) B-2, Regional
Business in order for the setbacks to be compliant with the B-2 district requirements. Because the
case was not advertised for the (CZD) B-2 district and staff have not analyzed whether the
proposed district change would have any other impact on the site design or other considerations,
staff is recommending a continuance to allow the applicant to update their application and for staff
to perform the additional analysis necessary to make a recommendation on the request.
As a result, Staff recommends a continuance of the proposal and suggests the following motion:
I move to CONTINUE the proposed rezoning to the July 10, 2025, regular Planning
Board meeting to allow the applicant time to update their application and for the case
to be readvertised.
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 approval appropriate.)
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be
generally 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 find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because the concept plan does not meet setback
requirements of the proposed CS district and the CS district is not being applied as a
transition between higher intensity and lower intensity commercial and industrial
districts.
Alternative Motion for APPROVAL (if based on information presented at the public hearing or
other consideration beyond the scope of staff review, the board finds approval appropriate.)
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, and I find RECOMMENDING APPROVAL of the rezoning request is
reasonable and in the public interest because it is located near compatible land uses.
Proposed Conditions:
1. The applicant must update the concept plan to meet the setback requirements of
the CS district.
Planning Board - June 5, 2025
ITEM: 2 - 2 - 12
Z25-12 Staff Report PB 6.5.2025 Page 13 of 13
2. A 6-foot-high screening fence shall be required along the northern boundary of the
gravel service yard as shown on the concept plan.
3. No development or outdoor storage shall occur within the existing utility easement
as shown on the concept plan. The easement shall constitute an additional spatial
buffer and the required transitional buffer shall be installed along the northern
portion of the easement if the easement-holder does not permit landscaping inside
the easement.
Planning Board - June 5, 2025
ITEM: 2 - 2 - 13
Planning Board - June 5, 2025
ITEM: 2 - 3 - 1
Planning Board - June 5, 2025
ITEM: 2 - 4 - 1
Planning Board - June 5, 2025
ITEM: 2 - 5 - 1
Initial Application
Documents & Materials
Planning Board - June 5, 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
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Janece Stone - Member
J Stone Investments, L.L.C.
201 Marshfield Drive
Wilmington, NC 28411
910-386-8883
Contact: Daniel ShirleyInSEA Land Acquisitions, L.L.C.(Contract Purchaser)
inseamarinellc@gmail.com
Planning Board - June 5, 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 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.
(CZD) CS
N/A
3419 Castle Hayne Road / NC Hwy. 133 322011.56.2401 [R02511-004-017-000]
4.31 ac. (187,499.s.f.+/-) R-20 / Vacant Community Mixed-Use
25,500 s.f.
4.31 ac.
Planning Board - June 5, 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:
Single Tenant Office (ITE-715) & Warehousing (ITE-150)
Based on KSF of 1500 sf Office / 24,000 sf Warehousing
3 + 7 = 10 3 + 8 = 11
Planning Board - June 5, 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.
Planning Board - June 5, 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?
Planning Board - June 5, 2025
ITEM: 2 - 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 - June 5, 2025
ITEM: 2 - 7 - 6
Page 7 of 7
Conditional Zoning District Application – Updated 06-2023
Documentation on soil types and infiltration rates if underground stormwater facilities
proposed
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:
1. 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)
Signature of Applicant/Agent 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 sent to the newspaper, the item will be calendared for the next meeting and no fee will be required. If delay is
requested after notice has been sent to the newspaper, the Board will act on the request at the scheduled meeting and are
under no obligation to grant the continuance. If the continuance is granted, a fee in accordance with the adopted fee
schedule as published on the New Hanover County Planning website will be required.
CAW
CAW
Cynthia Wolf - Design Solutions
Janece Stone - J. Stone Investments, L.L.C.
Docusign Envelope ID: F55F8A7E-9458-4191-960D-D0B54649E28F
4/21/2025
Planning Board - June 5, 2025
ITEM: 2 - 7 - 7
Planning Board - June 5, 2025
ITEM: 2 - 7 - 8
Planning Board - June 5, 2025
ITEM: 2 - 7 - 9
Planning Board - June 5, 2025
ITEM: 2 - 7 - 10
Legal DescripƟon for
CondiƟonal Zoning of
3419 Castle Hayne Road
Beginning at a point in the western boundary of Castle Hayne Road (N.C. Hwy. 133), a variable-
width public right-of-way; said point being located North 02006’13” West, 11.71 feet from an
exisƟng NCDOT Right-of-way Disk; also being the southeastern corner of a tract recorded among
the Land Records of the New Hanover County Registry in Map Book 67, at Page 7; and running
thence:
South 87051’18” West, 376.45 feet to a point; thence
North 03031’31” West, 325.50 feet to a point; thence
North 02056’07” West, 293.84 feet to a point; thence
South 58041’21” East, 465.78 feet to a point in the western boundary of Castle Hayne Road;
Thence with that right-of-way,
South 02006’13” East, 362.43 feet to the point and place of beginning, containing 4.31 acres,
More or less.
Planning Board - June 5, 2025
ITEM: 2 - 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
3419 Castle Hayne Road 322011.56.2401 [R02511-004-017-000]
Monday, April 21, 2025 / 6:00 p.m.
In-person w/ info provided for alternative contact if not able to attend St. James AME Church3425 Castle Hayne Road
Proximity to the subject project site
Planning Board - June 5, 2025
ITEM: 2 - 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
Cynthia Wolf - Design Solutions
April 30, 2025
CAW
CAW
CAW
CAW
None - There were no specific issues with the proposed use or layout voiced by the attendees.
Planning Board - June 5, 2025
ITEM: 2 - 7 - 13
Planning Board - June 5, 2025
ITEM: 2 - 7 - 14
Planning Board - June 5, 2025
ITEM: 2 - 7 - 15
Planning Board - June 5, 2025
ITEM: 2 - 7 - 16
PROPERTY OWNERS WITHIN A 500' PERIMETER OF 3419 CASTLE HAYNE ROAD:
OWNER NAME MAILING ADDRESS CITY / STATE / ZIP
B & P OF WILMINGTON LLC 3301 CASTLE HAYNE RD CASTLE HAYNE NC 28429
BDLCT LLC 3571 HANSA DR CASTLE HAYNE NC 28429
BULLARD CHRISTOPHER S ETAL 2521 HASTINGS CT WILMINGTON NC 28411
CALDWELL BERTHENE GRADY 3711 N 15TH ST PHILADELPHIA PA 19140
CASTLE HAYNE DEV GROUP LLC 120 MARKET SQ PINEHURST NC 28374
CORNEJO ZOILA E ETAL 327 HOLIDAY DR HAMPSTEAD NC 28443
DAVIS JERRY 1521 DAVIS LN CASTLE HAYNE NC 28429
DAVIS THOMAS D 1111 S 34TH AVE YAKIMA WA 98902
DUTTON DENNIS LIFE EST 2526 CHAIR RD CASTLE HAYNE NC 28429
GORE RICHARD M ETAL 6555 CLEARWATER CT SOLON OH 44139
GRADY ARLENE DAVIS 3327 DAVIS LN CASTLE HAYNE NC 28429
HOBBS REBIA DAVIS 3329 DAVIS LN CASTLE HAYNE NC 28429
HOLLIDAY TIMOTHY R 5511 HAVELOCK TER APT 1B GREENSBORO NC 27407
JAMES BERNICE 3507 DUTTON DR CASTLE HAYNE NC 28429
JAMES QUEEN ESTHER 3501 DUTTON DR CASTLE HAYNE NC 28429
JAMES RUFUS JR HEIRS 3518 DUTTON DR CASTLE HAYNE NC 28429
JONES CARLTON L 17 LENOX AVE MOUNT VERNON NY 10552
KG PLAZA LLC 8620 RIVER RD WILMINGTON NC 28412
NIXON TROY JR ET UX 3401 CASTLE HAYNE RD CASTLE HAYNE NC 28429
NIXON WILLIAM T SR 9119 US HWY 117 ROCKY POINT NC 28457
ROBINSON SHAUN JR TRUST 581 BUCKSVILLE DR CONWAY SC 29527
ST JAMES AME CHURCH 3425 CASTLE HAYNE RD CASTLE HAYNE NC 28429
VINNY INC 810 SHELTON CT WILMINGTON NC 28412
WATSON PALMER HEIRS 4153 BIRCH LEAF CT CHARLOTTE NC 28215
WATSON VERNON J TRUSTEE 106 GLADIOLUS RD CASTLE HAYNE NC 28429
WHITE AMY ETAL 3409 CASTLE HAYNE RD CASTLE HAYNE NC 28429
YATES SANDRA G 6806 GENEVA LN TEMPLE HILLS MD 20748
Planning Board - June 5, 2025
ITEM: 2 - 7 - 17
April 11, 2025
To: Adjacent Property Owners
This is a notice of a community information meeting for an upcoming rezoning request on
behalf of InSEA Marine, contracted property owners of 3419 Castle Hayne Road. The current
owner is J Stone Investments, L.L.C.
The 4.3-acre tract is zoned Residential (R-20) in the New Hanover County jurisdiction. The
proposed rezone would be for Conditional Zoning District / Regional Business (CZD / B-2), for
the development of a contracting business to locate the offices, workshop and operations of
InSEA Marine. An exhibit of the project 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 Monday, April 21st, 6:00 p.m., in the rear outdoor pavilion of 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 being a good neighbor and an asset to the
community.
Planning Board - June 5, 2025
ITEM: 2 - 7 - 18
Planning Board - June 5, 2025
ITEM: 2 - 7 - 19
Concept Plan
Planning Board - June 5, 2025
ITEM: 2 - 8 - 1
Planning Board - June 5, 2025
ITEM: 2 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - June 5, 2025
ITEM: 2 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/5/2025
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 (Z25-13) - Request by Cindee Wolf with Design Solu9ons, applicant, on behalf of Jose A C
Godinez, property owner, to rezone approximately 2.00 acres zoned R-20, Residen9al located at 4222 Castle Hayne
Road to (CZD) B-2, Regional Business, for the uses of Contractor Office and Offices for Private Business and
Professional Ac9vi9es.
BRIEF SUMMARY:
The applicant is reques%ng to rezone the site to a condi%onal B-2 district for the use of a contractor office and other
limited uses.
The proposal is for a landscaping and design business featuring an office converted from an exis%ng single-family
home, along with a gravel storage and equipment yard. The conceptual plan includes parking behind the office, a 600
sq 0 shed, a fenced storage yard, and a 35-foot setback and buffer between the stormwater pond and adjacent
residen%al property. While the stormwater pond is currently planned at the rear of the site, New Hanover County
Engineering recommends reloca%ng it to the front to be:er u%lize the Castle Hayne Road roadside ditch for drainage.
The plan complies with the B-2 district's required 35-foot rear setback.
The subject property at 4222 Castle Hayne Road is located just north of the I-140 interchange in an area experiencing
increased commercial development. The site is adjacent to two recently rezoned parcels: a landscaping business to the
north with similar use and (CZD) B-2 zoning, and a future driving range to the south.
The site has full access to Castle Hayne Road and is projected to generate a small increase in trips, with AM peak hour
trips increasing from 4 to 8 and PM peak hour trips increasing from 5 to 7. The es%mated traffic generated from the
site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA).
In March 2025, a zoning viola%on was reported for a business opera%ng on the site within a residen%al zone. In
response, the property owner is seeking to rezone the site to B-2 to bring the business into compliance.
The proposed (CZD) B-2 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed
uses are in line with those recommended for Community Mixed Use and Employment Center place types, and the site
is located near similar land uses and along a transi%oning commercial corridor.
STRATEGIC PLAN ALIGNMENT:
Planning Board - June 5, 2025
ITEM: 3
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff’s recommenda%on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera%ons,
technical review. The proposed use is in line with the recommenda%ons for the Community Mixed Use and
Employment Center place type, includes rela%vely low traffic generators, and is located near similar land uses. The
proposed (CZD) B-2 rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the proposed uses
are in line with those recommended for Community Mixed Use and Employment Center place types, and the site
is located near similar land uses and along a transi%oning commercial corridor.
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
Z25-13 Script
Z25-13 - PB Staff Report
Z25-13 Zoning Map
Z25-13 FLUM Map
Z25-13 Mailout Map
Application Cover Sheet
Z25-13 Application
Concept Plan Coversheet
Z25-13 Concept Plan
Public Comments Coversheet
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 5, 2025
ITEM: 3
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-13)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Jose A C Godinez, property
owner, to rezone approximately 2.00 acres zoned R-20, Residential located at 4222 Castle Hayne Road
to (CZD) B-2, Regional Business, for the uses of Contractor Office and Offices for Private Business and
Professional Activities.
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 both the Community Mixed Use and Employment Center
place types. I also find RECOMMENDING APPROVAL of the rezoning request is reasonable
and in the public interest because the application limits uses to those which are appropriate
for the site, with the following conditions:
Proposed Conditions:
1. The existing structure will remain and will be renovated for office use.
2. Uses will be limited to Contractor Office and Offices for Private Business and Professional
Activities.
Planning Board - June 5, 2025
ITEM: 3 - 1 - 1
3. Parking shall be located behind the primary structure.
4. Existing trees shall be retained at the rear of the property to be used for the landscape buffer
requirement.
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 rezoning provides for the
types of uses recommended in both the Community Mixed Use and Employment Center
place types, I find RECOMMENDING DENIAL of the rezoning request is not reasonable and
in the public interest because the use doesn’t align with the intent of the proposed zoning
district.
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 - June 5, 2025
ITEM: 3 - 1 - 2
Z25-13 Staff Report PB 6.5.2025 Page 1 of 12
STAFF REPORT FOR Z25-13
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-13
Request:
Rezoning to a Conditional B-2, regional business district
Applicant: Property Owner(s):
Cindee Wolf, Design Solutions Jose A C Godinez
Location: Acreage:
4222 Castle Hayne Road 2.00
PID(s): Comp Plan Place Type:
R01700-004-033-001 Community Mixed-Use, Employment Center
Existing Land Use: Proposed Land Use:
Existing single-family home Contractor Office, Offices for Private
Business and Professional Activities
Current Zoning: Proposed Zoning:
R-20, Residential (CZD) B-2, Regional Business
SURROUNDING AREA
LAND USE ZONING
North Dentistry Clinic, Veterinary Clinic, Residential (CZD) O&I, RA
East Landscaping Business (CZD) B-2
South Undeveloped Residential R-20
West Vacant land and recently rezoned for a golf driving
range
(CZD) CB
Planning Board - June 5, 2025
ITEM: 3 - 2 - 1
Z25-13 Staff Report PB 6.5.2025 Page 2 of 12
ZONING HISTORY
July 1, 1985 Initially zoned R-20
COMMUNITY SERVICES
Water/Sewer
Public water and sewer are not available to this site and will be serviced
by a well and private septic system approved and permitted by New
Hanover County Environmental Health.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Castle Hayne Station 13
Schools Castle Hayne Elementary, Holly Shelter Middle, Laney High Schools
Recreation Northern Regional Park, Blue Clay Bike Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No know conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - June 5, 2025
ITEM: 3 - 2 - 2
Z25-13 Staff Report PB 6.5.2025 Page 3 of 12
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
• The applicant is proposing to convert an existing single-family home into a landscaping and
design business office with associated storage and equipment yard
• The applicant’s proposed conceptual plan includes also includes parking located behind the
office, a 600 sq ft shed, a fence surrounding three sides of the gravel storage yard, and a
35’ setback and buffer between the stormwater pond and the neighboring residentially
zoned property.
Stormwater
35’ Setback
and Buffer
600 s.f Shed
Equipment and
Materials Storage Yard
2,000 Sq Ft
Office
Parking
Sign
Fence
Fence
Planning Board - June 5, 2025
ITEM: 3 - 2 - 3
Z25-13 Staff Report PB 6.5.2025 Page 4 of 12
• The stormwater pond is located at the rear of the property, however New Hanover County
Engineering recommends relocating the stormwater pond to the front of the site as its outfall
appears to be best suited to outlet into the Castle Hayne Road roadside ditch.
• In the B-2 district, a minimum 35-foot rear setback is required where the development abuts
existing single-family properties. The site plan reflects the 35-foot setback requirement.
• Under the proposed (CZD) B-2 zoning district, the applicant has offered an additional
condition regarding the existing structure which will remain to be renovated into an office.
ZONING CONSIDERATIONS
• The R-20 district in this area was established in 1985. At the time, the purpose of the R-20
district was to ensure that housing served by private septic and wells would be developed
at low densities.
• As currently zoned, the subject site would be allowed to contain a maximum density of 1.9
units per acre for a total of 4 units under the R-20 district.
• A transitional buffer is required between the subject site and the residentially zoned
property located behind the rear boundary. However, no transitional buffers are needed
between the subject site and the adjacent properties to the northeast and southwest, as
those properties are commercially zoned.
• The fence depicted on the site plan is not a requirement of the Unified Development
Ordinance.
• While the site is zoned R-20, there have been several recent commercial rezonings in the
immediate area. Directly west of the property is 4200 Castle Hayne Road which was
rezoned in November 2024 for the use of a driving range.
• Directly east of the site is a different landscaping company that was rezoned from R-20 to
(CZD) B-2 in January 2024.
• The B-2 district was established to provide for the proper site layout and development of
larger format or larger structure size business uses, including big box stores and automobile
dealers. It is also designed to provide for the appropriate location and design of auto-
oriented uses that meet the needs of the motoring public or that rely of pass-by traffic.
• In March 2025 the Planning Department was made aware of a violation at the subject site
for a business operating in a residential district. Shortly after, a zoning technician stopped
by the property to discuss the violation with the owner. To correct the violation, the owner is
applying to rezone the property from residential to commercial in hopes to continue
operations of the business from the current location.
• 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 - June 5, 2025
ITEM: 3 - 2 - 4
Z25-13 Staff Report PB 6.5.2025 Page 5 of 12
AREA DEVELOPMENTS
Planning Board - June 5, 2025
ITEM: 3 - 2 - 5
Z25-13 Staff Report PB 6.5.2025 Page 6 of 12
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 4 single-family dwelling units.
PROPOSED ACCESS
Primary Access Castle Hayne Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Castle Hayne Road
Type of Roadway NCDOT minor arterial
Roadway Planning Capacity
(AADT) 15,458
Planning Board - June 5, 2025
ITEM: 3 - 2 - 6
Z25-13 Staff Report PB 6.5.2025 Page 7 of 12
Latest Traffic Volume (AADT) 11,500
Latest WMPO Point-in-Time
Count (DT) 12,121
Current Level of Congestion Under 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 4 8 +4
PM Peak Hour Trips 5 7 +2
Assumptions
Typical Development with Existing Conditions – 4 single family dwelling
units.
Proposed Development – Landscaping business with 2,000 sq ft of office
space, parking, and a gravel and equipment storage yard.
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 highway that is currently under capacity. The
development will have full access onto Castle Hayne Road. There is one unfunded State
Transportation Improvement Project (STIP) identified in the immediate area. Several other projects
are currently under review or development in the vicinity, and while their traffic impact analyses did
not take this proposal into account, all were developed to account for general traffic growth in the
area. 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 - June 5, 2025
ITEM: 3 - 2 - 7
Z25-13 Staff Report PB 6.5.2025 Page 8 of 12
ENVIRONMENTAL
• The property is not within a Natural Heritage Area and Special Flood Hazard Area.
• The property is within the Prince George Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitation) soils.
• The current septic system was designed for the residential home and a permit will be
required to upgrade the system for commercial use.
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 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
a new business.
Planning Board - June 5, 2025
ITEM: 3 - 2 - 8
Z25-13 Staff Report PB 6.5.2025 Page 9 of 12
Representative Developments
Representative Development of a Landscaping Company:
Landscaping Business at 4224 Castle Hayne Road
Representative Development of Adaptive Reuse:
Adaptive Reuse Project at 2626 Castle Hayne Road
Planning Board - June 5, 2025
ITEM: 3 - 2 - 9
Z25-13 Staff Report PB 6.5.2025 Page 10 of 12
Context and Compatibility
• The subject property is located at 4222 Castle Hayne Road, just north of the Castle Hayne
Road/I-140 interchange.
• The Castle Hayne corridor is seeing an increase in commercial development, reflected by
several commercial rezonings in the general vicinity within the last few years.
• The increase in development is likely to form a service node along Castle Hayne Road in
the upcoming years, rendering new low-density developments along the corridor less likely.
• Directly north of the subject site is a landscaping business rezoned to (CZD) B-2 in 2024,
which has the same zoning district and a similar use as the proposed rezoning.
• Directly south of the property is a parcel recently rezoned in 2024 for the use of a driving
range. Though the site is not yet constructed, the proposed concept plan factored in the
neighboring driving range and will have fencing around the equipment yard.
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 - June 5, 2025
ITEM: 3 - 2 - 10
Z25-13 Staff Report PB 6.5.2025 Page 11 of 12
Future Land Use
Map Place Type
Community Mixed Use & Employment Center
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
Community Mixed Use: 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 use include office,
retail, mixed use, recreational, commercial, institutional, multi-family and
single-family residential
Employment Center: Serves to provide areas for employment and
production hub where office and light industrial uses predominate. It can
also include residential, civic, and recreational uses, but should be clearly
delineated from rural and conservation areas. Commercial uses designed to
serve the needs of the employment center are appropriate.
Analysis
The Comprehensive Plan classifies the northwestern portion of the property
fronting Castle Hayne Road as Community Mixed Use, a common
classification along the Castle Hayne Road corridor. A small section of the
southeastern portion of the parcel falls within the Employment Center. The
site, which is classified as both Community Mixed Use and Employment
Center, appropriately fits within both place types as they both allow for
commercial development.
The proposed (CZD) B-2 rezoning is consistent with the commercial uses and
intensity recommended in the Comprehensive Plan. The proposed use of
landscaping and design office is similar to surrounding land uses with
commercial zoning becoming more common along the corridor. Several
commercial rezonings have taken place within the general vicinity
rendering new residential development less likely.
Consistency
Recommendation
The proposed (CZD) B-2 rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed uses are in line with those
recommended for Community Mixed Use and Employment Center place
types, and the site is located near similar land uses and along a transitioning
commercial corridor.
Planning Board - June 5, 2025
ITEM: 3 - 2 - 11
Z25-13 Staff Report PB 6.5.2025 Page 12 of 12
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The proposed use is in line with the recommendations for the
Community Mixed Use and Employment Center place type, includes relatively low traffic
generators, and is located near similar 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
rezoning provides for the types of uses recommended in both the Community Mixed
Use and Employment Center place types. I also find RECOMMENDING APPROVAL of
the rezoning request is reasonable and in the public interest because the application
limits uses to those which are appropriate for the site, with the following conditions:
Proposed Conditions
1. The existing structure will remain and will be renovated for office use.
2. Uses will be limited to Contractor Office and Offices for Private Business and
Professional Activities.
Staff Recommended Conditions
1. Parking shall be located behind the primary structure.
2. Existing trees shall be retained at the rear of the property to be used for the
landscape buffer requirement.
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 rezoning
provides for the types of uses recommended in both the Community Mixed Use and
Employment Center place types, I find RECOMMENDING DENIAL of the rezoning
request is not reasonable and in the public interest because the use doesn’t align with
the intent of the proposed zoning district.
Planning Board - June 5, 2025
ITEM: 3 - 2 - 12
Planning Board - June 5, 2025
ITEM: 3 - 3 - 1
Planning Board - June 5, 2025
ITEM: 3 - 4 - 1
Planning Board - June 5, 2025
ITEM: 3 - 5 - 1
Initial Application
Documents & Materials
Planning Board - June 5, 2025
ITEM: 3 - 6 - 1
Page 1 of 7
Conditional Zoning District Application – Updated 06-2023
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
nhcgov.com/528/Planning-Land-Use
CONDITIONAL ZONING APPLICATION
This application form must be completed as part of a conditional zoning application submitted through the county’s
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional)
Pre-Application Conference
1
Community Information Meeting
2
Application Submittal & Acceptance
3
Planning Director Review & Staff Report (TRC Optional)
4
Public Hearing Scheduling & Notification
5
Planning Board Hearing & Recom-mendation
6
Board of Commissioners Hearing & Decision
7
Post-Decision Limitations and Actions
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Jose A C Godinez
4222 Castle Hayne Road
Castle Hayne, NC 28429
910-547-6576
brotherslandscaping.office@gmail.com
Planning Board - June 5, 2025
ITEM: 3 - 7 - 1
Page 2 of 7
Conditional Zoning District Application – Updated 06-2023
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if
applicable)
Please list all of the specific uses that will be allowed within the proposed Conditional Zoning District, the
purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted
in the corresponding General Use District are eligible for consideration within a Conditional Zoning District.
N/A
322119.62.4079 [R01700-004-033-001]
R-20 / Residential Community Mixed-Use 2.00 ac. (87,120 s.f.)
2.00 ac.(CZD) B-2
4222 Castle Hayne Road (NC Hwy. 133)
Owner proposes to renovate the existing residence as offices and create a patio display area for hislandscape contractor and design business. All parking and activity will be behind the structure.
Equipment and materials storage will be central to the tract, and screened by fencing.
Stormwater will be managed by a pond at the rear boundary.
2000 s.f.
Planning Board - June 5, 2025
ITEM: 3 - 7 - 2
Page 3 of 7
Conditional Zoning District Application – Updated 06-2023
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of
the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for
all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this
application.
Note: It is recommended that traffic generation numbers be reviewed by the WMPO prior to application to ensure
that the most appropriate ITE land use code is identified and most recent generation rates have been applied. If
numbers are verified, please attach a copy of the verification. If numbers have not been verified and the submitted
generation numbers must be adjusted, this may result in the application being ineligible to move forward to the intended
Planning Board agenda.
ITE Land Use(s):
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
Single-tenant Office Building (ITE - 715)
Employees @ 14
7 7
Planning Board - June 5, 2025
ITEM: 3 - 7 - 3
Page 4 of 7
Conditional Zoning District Application – Updated 06-2023
6. Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district meets the following criteria.
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
2. How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
Planning Board - June 5, 2025
ITEM: 3 - 7 - 4
Page 5 of 7
Conditional Zoning District Application – Updated 06-2023
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
Planning Board - June 5, 2025
ITEM: 3 - 7 - 5
Page 6 of 7
Conditional Zoning District Application – Updated 06-2023
Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed
items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”.
Applications determined to be incomplete must be corrected in order to be processed for further review; Staff will
confirm if an application is complete within five business days of submittal.
Application Checklist Applicant Initial
This application form, completed and signed (all property owners must sign signatory
page)
Application fee:
• $600 for 5 acres or less
• $700 for more than 5 acres
• $300 in addition to base fee for applications requiring TRC review
Community Information Meeting Report (complete and signed by agent or all property
owners)
Traffic Impact Analysis if applicable (use of attached report document is recommended)
• The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided.
• The official TIA approval letter is required prior to this item being placed on the
Board of Commissioners meeting agenda.
Legal description (by metes and bounds) or recorded survey Map Book and Page Reference
of the property requested for rezoning
Conceptual Plan including the following minimum elements [Note: If elements beyond the
minimum requirements are shown on the concept plan they may be considered conditions of
approval if not eligible for approval as minor deviations]:
Tract boundaries and total area, location of adjoining parcels and roads
• Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type of
units; area to be occupied by the structures; and/or proposed subdivision
boundaries.
o For non-residential uses, include the maximum square footage and height
of each structure, an outline of the area structures will occupy, and the
specific purposes for which the structures will be used.
• Proposed transportation and parking improvements; including proposed rights-of-
way and roadways; proposed access to and from the subject site; arrangement
and access provisions for parking areas.
• All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
• The location of Special Flood Hazard Areas.
• A narrative of the existing vegetation on the subject site including the approximate
location, species, and size (DBH) of regulated trees. For site less than 5 acres, the
exact location, species, and sized (DBH) of specimen trees must be included.
• Approximate location and type of stormwater management facilities intended to
serve the site.
• Approximate location of regulated wetlands.
• Any additional conditions and requirements that represent greater restrictions on
development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance
CAW
CAW
CAW
N/A
CAW
CAW
Planning Board - June 5, 2025
ITEM: 3 - 7 - 6
Planning Board - June 5, 2025
ITEM: 3 - 7 - 7
Planning Board - June 5, 2025
ITEM: 3 - 7 - 8
Planning Board - June 5, 2025
ITEM: 3 - 7 - 9
Legal DescripƟon for
CondiƟonal District Rezoning of
4222 Castle Hayne Road
Beginning at a point in the southeastern boundary of Castle Hayne Road (U.S. Hwy. 117), a 60’
public right-of-way; said point being the northwestern-most corner of “Tract A,” shown on a plat
enƟtled “Division of Farm 105 – Marathon Colony,” recorded among the land records of the
New Hanover County Registry in Map Book 28, at Page 173; and running thence with the Castle
Hayne Road right-of-way:
North 57006’15” East, 165.00 feet to a point; thence
South 32050’15” East, 528.00 feet to a point; thence
South 57006’15” West, 165.00 feet to a point; thence
North 32050’15” West, 528.00 feet to Castle Hayne Road, the point and place of beginning,
containing 2.00 acres, more or less.
Planning Board - June 5, 2025
ITEM: 3 - 7 - 10
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
4222 Castle Hayne Road 322119.62.4079 [R01700-004-033-001]
Wednesday, April 23, 2025 / 6:00 p.m.
In-person w/ info provided for alternative contact if not able to attend Project Site / 4222 Castle Hayne Road
Actual project site
Planning Board - June 5, 2025
ITEM: 3 - 7 - 11
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
Sketch site plan has been revised to increase parking area, and add a stormwater pond at the rear of the tract.
CAW
CAW
CAW
April 11, 2025
Cynthia Wolf - Design Solutions
04/30/25
CAW
Planning Board - June 5, 2025
ITEM: 3 - 7 - 12
Planning Board - June 5, 2025
ITEM: 3 - 7 - 13
Planning Board - June 5, 2025
ITEM: 3 - 7 - 14
Planning Board - June 5, 2025
ITEM: 3 - 7 - 15
PROPERTIES WITHIN A 500' PERIMETER OF 4222 CASTLE HAYNE ROAD:
OWNER NAME MAILING ADDRESS CITY / STATE / ZIP
BLACKMAN JOHN M PO BOX 15681 WILMINGTON NC 28408
DRISH MICHAEL S 112 DOGWOOD LN HAMPSTEAD NC 28443
DUPRIEST MAUDE REE HEIRS PO BOX 580 CASTLE HAYNE NC 28429
HERRON APRIL G JAMES D 1008 TIDINGS RD LELAND NC 28451
KAPCOR LLC 660 AUGUSTINE AVE SUPPLY NC 28462
KORNEGAY RONALD E 4241 CASTLE HAYNE RD CASTLE HAYNE NC 28429
LEWIS LESLIE 4128 CASTLE HAYNE RD CASTLE HAYNE NC 28429
MULLINS DAVID WAYNE 204 RENWOOD CIR WILMINGTON NC 28405
MULLINS WILLIAM MICHELE 4228 CASTLE HAYNE RD CASTLE HAYNE NC 28429
OUTDOOR EXPERTS LLC 170 N PASSERINE PATH HAMPSTEAD NC 28443
RAMIREZ FRANCISCO J 4120 CASTLE HAYNE RD CASTLE HAYNE NC 28429
SZCZERBIAK STEPHEN DEBRA 104 MCDOUGALD DR CASTLE HAYNE NC 28429
T&T REAL EST HOLDINGS LLC 8120 SCHOONER PL WILMINGTON NC 28412
VELASCO PEDRO M 1847 US HIGHWAY 421 WILMINGTON NC 28401
ZCH INVESTMENTS LLC 520 GREEN HERON DR WILMINGTON NC 28411
Planning Board - June 5, 2025
ITEM: 3 - 7 - 16
April 11, 2025
To: Adjacent Property Owners
This is a notice of a community information meeting for an upcoming rezoning request on
behalf of Jose Godinez, property owner of 4222 Castle Hayne Road. The 2.0-acre tract is
currently zoned Residential (R-20) in the New Hanover County jurisdiction. The proposed
rezone would be for Conditional Zoning District / Regional Business (CZD / B-2), for the Owner
to locate his contracting business – Brothers Landscaping & Design. The existing house will be
renovated for office use, and all other activity will occur to the rear of the house. A 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, April 23rd, 6:00 p.m., at the existing house, 4222 Castle
Hayne 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 being a good neighbor and an asset to the
community.
Planning Board - June 5, 2025
ITEM: 3 - 7 - 17
Planning Board - June 5, 2025
ITEM: 3 - 7 - 18
Concept Plan
Planning Board - June 5, 2025
ITEM: 3 - 8 - 1
Planning Board - June 5, 2025
ITEM: 3 - 9 - 1
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - June 5, 2025
ITEM: 3 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 6/5/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Ryan Beil, Development Review Planner
CONTACT(S): Ryan Beil; Amy Doss, Development Review Planner; Robert Farrell, Development Review
Supervisor; Rebekah Roth, Planning & Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z23-04M) - Request by Corrie Faith Lee with Equitas Law Partners LLP, applicant, on behalf of
River Road Construc<on, LLC, property owner, to modify an exis<ng approximately 13.94 acres (CZD) RMF-L,
Residen<al Mul<-Family - Low Density, and (CZD) B-2, Regional Business district located at 6900 and 6904 Carolina
Beach Road to reduce the maximum unit count and density, and to modify the approved housing type from mul<-
family to single-family aBached dwelling units.
BRIEF SUMMARY:
The applicant is reques%ng to rezone approximately 13.94 acres from a (CZD) RMF-L and (CZD) B-2 to a (CZD) RMF-L
and (CZD) B-2 district with a modified concept plan that replaces 126 mul%-family units with 85 row-style
dwellings. The current (CZD) RMF-L and B-2 districts were approved along with a site plan, on March 6, 2023.
The concept plan remains the same as the current approved plan for the (CZD) B-2 district, placing a storage facility at
the front of the property on Carolina Beach Road with row-style homes behind it. The (CZD) RMF-L row-style homes
will have a pool and a club house. An addi%onal ingress and egress connects to Southern Charm Drive.
It is es%mated the change in housing type and reduc%on of the number of units would generate approximately 23 AM
and 28 PM fewer peak hour trips than if developed under current zoning.
The proposed project is located along a principal arterial highway that has available capacity. 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 permi@ng process.
The Comprehensive Plan classifies this property as Community Mixed Use and General Residen%al. The Community
Mixed Use place type focuses on small-scale, compact, mixed use development paBerns that serve all modes of travel
and act as an aBractor for county residents and visitors. The General Residen%al place type focuses on lower-density
housing and associated civic and commercial services.
The proposed (CZD) B-2 and (CZD) RMF-L rezoning is generally CONSISTENT with the 2016 Comprehensive Plan
because it is in an area designated as Community Mixed Use and General Residen%al and provides for the types of
uses recommended by these place types.
STRATEGIC PLAN ALIGNMENT:
Planning Board - June 5, 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 proposed modifica%on of the rezoning provides addi%onal housing types to the area at a slightly
lower density than current zoning, while retaining approximately 6.41 acres of naturally vegetated open space on the
site.
The proposed (CZD) RMF-L and (CZD) B-2 rezoning is generally CONSISTENT with the Comprehensive Plan because it
is in an area designated as Community Mixed Use and General Residen%al and provides for the types of uses
recommended by these place types.
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
Z23-04M Planning Board Script
Z23-04M Planning Board Staff Report
Z23-04M Zoning Map
Z23-04M Future Land Use Map
Z23-04M Mailout Map
Initial Application Cover Sheet
Z23-04M Initial Application
Concept Plan Cover Sheet
Z23-04M Concept Plan
Public Comments Cover Sheet
Z23-04M Public Comment in Opposition
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - June 5, 2025
ITEM: 4
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z23-04M)
Request by Corrie Faith Lee with Equitas Law Partners LLP, applicant, on behalf of River Road
Construction, LLC, property owner, to modify an existing approximately 13.94 acres (CZD) RMF-L,
Residential Multi-Family - Low Density, and (CZD) B-2, Regional Business district located at 6900 and
6904 Carolina Beach Road to reduce the maximum unit count and density, and to modify the approved
housing type from multi-family to single-family attached dwelling units.
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 is in an area designated
as Community Mixed Use and General Residential and provides for the types of uses
recommended by these place types. I also find RECOMMENDING APPROVAL of the rezoning
request is reasonable and in the public interest because the proposed rezoning would
provide additional types of housing and greater land efficiency, with the following
conditions:
Proposed Conditions:
1. RV and Boat storage must be located on the interior of the mini storage and may not be
visible from a public right-of-way.
Planning Board - June 5, 2025
ITEM: 4 - 1 - 1
2. The access easement from Southern Charm to Carolina Beach Road shall be public.
3. The access easements from both Southern Charm Drive and Carolina Beach Road shall
not be gated.
4. Single-family Row-Style structures shall be limited to three stories. The mini storage
height will be limited to 3 stories or 50 feet.
5. The buffer yard between the new residential structures and the adjacent residential
structures shall be no less than 20 feet.
6. The mini storage structure will be limited to a 12,000 square foot maximum building
footprint and a 36,000 gross square foot maximum.
7. A minimum 20-foot-wide public access easement shall be provided along the frontage
parallel with Carolina Beach Road to accommodate future public bicycle and pedestrian
use.
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 it is in an area designated
as Community Mixed Use and General Residential and provides for the types of uses
recommended by these place types, I find RECOMMENDING DENIAL of the rezoning request
is reasonable and in the public interest because the proposed rezoning is a lower density
than current zoning in an area of the county where multi-family residential development is
more limited.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) RMF-L and
(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 - June 5, 2025
ITEM: 4 - 1 - 2
Z23-04M Staff Report PB 6.5.2021 Page 1 of 15
STAFF REPORT FOR Z23-04M
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z23-04M
Request:
Rezoning to a Conditional RMFL and a Conditional B-2 district
Applicant: Property Owner(s):
Corrie Faith Lee with Equitas Law Partners LLP River Road Construction, LLC
Location: Acreage:
6900 and 6904 Carolina Beach Road 13.94
PID(s): Comp Plan Place Type:
R08200-001-010-000, R08200-001-012-000 Community Mixed Use, General Residential
Existing Land Use: Proposed Land Use:
Single Family Residential, Undeveloped 85 Row-Style Units and 36,000 SF of Mini
Storage
Current Zoning: Proposed Zoning:
(CZD) RMF-L, Residential Multi-Family Low
Density, and (CZD) B-2, Regional Business
(CZD) RMF-L, Residential Multi-Family Low
Density, and (CZD) B-2, Regional Business
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential, Conservation Land R-15
East Carolina Beach Road, Single Family Residential R-15
South Single Family Residential, Undeveloped Land,
Commercial R-15, B-1
West Conservation Land R-15
Planning Board - June 5, 2025
ITEM: 4 - 2 - 1
Z23-04M Staff Report PB 6.5.2021 Page 2 of 15
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
June 16, 2014 Rezoned to (CZD) O&I for Boat and RV storage with 74 berths permitted
outside.
March 6, 2023 Rezoned to (CZD) RMF-L, Residential Multi-Family Low Density and (CZD) B-
2, Regional Business. The site has not been developed for this use.
COMMUNITY SERVICES
Water/Sewer Water and public sewer services are not available through CFPUA. The
project will connect to Aqua Utilities by extension of private utility mains.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Federal Point Station
Schools Anderson Elementary, Myrtle Grove Middle, and Ashley High Schools
Recreation Veterans Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources.
Historic No known historic resources.
Archaeological No known archaeological resources.
Planning Board - June 5, 2025
ITEM: 4 - 2 - 2
Z23-04M Staff Report PB 6.5.2021 Page 3 of 15
EXISTING ZONING
• In 2023 the applicant rezoned the property from R-15 and (CZD) O & I to RMF-L and B-2
to develop 126 residential-multifamily units and 36,000 square feet of mini storage.
• The approved concept plan includes the approximate layout and location of the 7
residential buildings along with the pool and clubhouse amenity and the location of the mini
storage building. A condition limits the buildings to a maximum of 3 stories, a limit required
by the UDO.
• The plan’s driveway access is shown farther south on Carolina Beach Road, away from
Southern Charm Drive.
• Approved conditions include no outdoor storage in the B-2 district, site access, a height limit
of 3 stories or 50’, and the bufferyard.
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Overall Concept Plan
Storage Facility Row-style homes
Stormwater Pool and Clubhouse
Open Space
Pool and Clubhouse
Open
Space
Stormwater
Planning Board - June 5, 2025
ITEM: 4 - 2 - 3
Z23-04M Staff Report PB 6.5.2021 Page 4 of 15
Applicant’s Concept Plan – (CZD) B-2 Storage Facility
• Approved in 2023, the B-2 portion of the site plan has no proposed changes and will remain
the same, as currently approved.
• Conditions associated with the building’s size and footprint are to remain the same.
• Access to Carolina Beach will remain as approved, as well as access to the residential
portion of the site.
Applicant’s Concept Plan – (CZD) RMF-L Row-Style Units
Storage Facility
Access to RMF-L
Access to Carolina
Beach Rd
Access to B-2
Access to Southern
Charm Dr
Stormwater
Row-style homes
Pool and Clubhouse
Open
Space
Planning Board - June 5, 2025
ITEM: 4 - 2 - 4
Z23-04M Staff Report PB 6.5.2021 Page 5 of 15
• The applicant is proposing to rezone the (CZD) RMF-L portion replacing the multi-family
units with row-style homes.
• The applicant is proposing to construct 85 single-family row-style dwelling units, resulting in
a decrease of 41 units from the existing zoning of 126 units.
• The single-family row-style units will have 2 to 3 bedrooms each and be located within 13
buildings. The buildings are proposed to be a maximum of 3 stories, a limit required by the
UDO. This height maximum is included as a specific condition and would not be allowed to
be increased if the ordinance was amended to allow taller buildings.
• The applicant’s proposed conceptual plan indicates that 6.41 of the 12.66 acres in RMF-L
(about 50%) of the site will be reserved as open space at the western end of the project
site. Open space will remain wooded with pedestrian access from adjacent parking areas.
ZONING CONSIDERATIONS
• The R-15 zoning 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 subject 13.94-acre site is currently part of two parent parcels totaling approximately
33.7 acres in area. The remaining property not included with this proposal will remain
zoned R-15.
• In June 2014, 5.71 acres of the property was rezoned in 2014 to (CZD) O&I, Office and
Institutional District, to develop and operate a Recreational Vehicle and Boat Trailer
Storage Facility.
• If developed under current zoning, the site would allow for 126 multi-family low density
residential units to equate to an overall density of 9.95 du/acre, while the proposed project
of 85 single-family row-style homes will equate to a reduced density of 6.7 du/acre.
• Row-style single-family homes are a type of townhome development defined as a
residential development containing five or more dwelling units that are attached
horizontally through common walls, occupying space from the ground to the roof of the
building.
• Section 5.4 of the UDO requires a Type A: Opaque Buffer between the project and the
existing single-family neighboring use.
• Specifically, along Carolina Beach Road mini-warehouse/self-storage design standards are
regulated in the UDO, Section 4.3.4.C.2. These include but are not limited to the use of
natural colors on the façade, and the use of metal as a primary material is prohibited on
walls facing arterial streets and residential development unless in the form of architecturally
concealed fastener metal panels or a mix of types with non-fastener panels consisting of
less than 50% of the metal paneling used.
• 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 shall not
exceed 0.5-foot candles. The UDO does prescribe limitations on height, wattage, bulb-
Planning Board - June 5, 2025
ITEM: 4 - 2 - 5
Z23-04M Staff Report PB 6.5.2021 Page 6 of 15
type, or fixture type, and these can be further limited with a conditional zoning request if
mutually agreed upon by the applicant.
• 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.
AREA DEVELOPMENTS
Planning Board - June 5, 2025
ITEM: 4 - 2 - 6
Z23-04M Staff Report PB 6.5.2021 Page 7 of 15
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning
Development under current zoning would allow a maximum of 126
residential multi-family units and 36,000 square feet of mini
storage.
PROPOSED ACCESS
Primary Access Carolina Beach Road
Secondary Access Southern Charm Drive
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Carolina Beach Road.
Type of Roadway NCDOT principal arterial
Planning Board - June 5, 2025
ITEM: 4 - 2 - 7
Z23-04M Staff Report PB 6.5.2021 Page 8 of 15
Roadway Planning Capacity
(AADT) 41,368
Latest Traffic Volume (AADT) 34,000 (AADT 2023)
Latest WMPO Point-in-Time
Count (DT) 36,555 (September, 2024)
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 68 45 -23
PM Peak Hour Trips 81 53 -28
Assumptions
Typical Development with Existing Conditions – 126 multi-family units
and 36,000 square feet of mini storage.
Proposed Development – 85 unit single-family row-style attached
homes, and 36,000 square feet of mini storage.
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 principal arterial highway that has available capacity. The
proposed access is located north of the entrance to the River Oaks community and between two
nearby U-turn movements on Carolina Beach Road. Currently there are no State Transportation
Improvement Projects (STIP) identified in the immediate area to address current conditions. Several
other projects are currently under review or development in the vicinity, and while their traffic impact
analyses did not take this proposal into account, all were developed to account for general traffic
growth in the area. 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 - June 5, 2025
ITEM: 4 - 2 - 8
Z23-04M Staff Report PB 6.5.2021 Page 9 of 15
• The property is not within a Natural Heritage Area or the Special Flood Hazard Area.
• The property is within the Lord’s Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class III (severe limitations) soils; however, the project is proposed to be
served by private utilities.
OTHER CONSIDERATIONS
Schools
ENVIRONMENTAL
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Anderson Elementary
2024-2025 Capacity 91%
Middle School Murray Middle
2024-2025 Capacity 102%
High School Ashley High
2024-2025 Capacity 100%
STUDENT GENERATION RATES (SGRs)
Overall SGR (24-25) 0.19 public school students per residential unit
Elementary School SGR (24-25) 0.08 public school students per residential unit
Middle School SGR (24-25) 0.04 public school students per residential unit
High School SGR (24-25) 0.07 public school students per residential unit
Local Elementary SGR (24-25) 0.09 - Higher than the County-Wide Generation Rate
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per
residential unit
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Approved Development under current zoning would
allow a maximum of 126 apartments.
Proposed Development: 85 Single-family row-style residential units
Planning Board - June 5, 2025
ITEM: 4 - 2 - 9
Z23-04M Staff Report PB 6.5.2021 Page 10 of 15
New Hanover County Strategic Plan
On July 17, 2023 the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-
2028. This plan focuses on three core areas: workforce and economic development, community
safety and well-being, and sustainable land use and environmental stewardship.
Strategic Plan Outcomes Relevant to
Proposal Analysis
Through planned growth and development,
residents have access to their basic needs.
The strategic objective to achieve this desired
outcome includes the provision of a variety of
housing options. The proposed CZD RMF-L
rezoning will provide new attached single-family
row-style units at a lower density than what is
currently in place, in an area of the county that is
largely single-family, detached but could still 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 conceptual plan included as part of the
proposed rezoning shows an approximate 6.41
acres of contiguous land to remain in its natural
state with established vegetation.
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 10 7 -3
Middle School 5 4 -1
High School 9 6 -3
TOTAL 24 16 -8
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
The proposed project is anticipated to be built out within five years, and currently, both the
public middle and high schools that serve this area are at or over capacity. However, the
students generated by the proposed development are fewer than would be generated if the
property was developed under the current zoning.
Planning Board - June 5, 2025
ITEM: 4 - 2 - 10
Z23-04M Staff Report PB 6.5.2021 Page 11 of 15
Representative Developments
Representative Developments of (CZD) RMF-L and B-2 (Existing Zoning):
Stephens Pointe
Pinnacle Storage in Wilmington
Planning Board - June 5, 2025
ITEM: 4 - 2 - 11
Z23-04M Staff Report PB 6.5.2021 Page 12 of 15
Representative Developments of Proposed Single Family Row-Style Units:
Echo Farms
Context and Compatibility
• The property is located at 6900 Carolina Beach Road. The proposed access from Carolina
Beach Road will be a shared access for both the multi-family residential and the mini-
storage with additional access from Southern Charm Drive.
• All traffic exiting the site must make a right turn onto Carolina Beach Road and U-turn to
head north. There is no pedestrian infrastructure located on the properties adjacent to the
site; however, there are long-term plans for bike and pedestrian infrastructure in this area.
• Adjacent property to the south is single-family residential and to the west is conservation
land, however the general vicinity along Carolina Beach Road has varying densities of R-
15 single-family residential development and B-1 commercial to the south on Carolina Beach
Road.
• As currently zoned, the RMF-L is approved for 126 apartments and the B-2 is approved for
36,000 square feet of mini storage.
• The proposed concept plan retains the current approved commercial use along Carolina
Beach Road, a developing commercial corridor. Lower-density multi-family housing is now
proposed between existing R-15 and performance R-15 in the area, providing an improved
transitional type of infill development. Single-family townhomes will offer an alternative
housing type to the existing single-family housing in the vicinity. The proposed single-family
housing is more compatible with the adjacent residential land uses than the approved multi-
family apartments.
Planning Board - June 5, 2025
ITEM: 4 - 2 - 12
Z23-04M Staff Report PB 6.5.2021 Page 13 of 15
• This portion of the county and the Carolina Beach Road corridor have experienced a
gradual shift from the original R-15 zoning to more commercial districts along Carolina
Beach Road and more dense residential uses, either fronting Carolina Beach Road or behind
commercial businesses along Carolina Beach Road, a trend that is expected to continue.
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, General Residential
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
Community Mixed Use: 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.
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.
Planning Board - June 5, 2025
ITEM: 4 - 2 - 13
Z23-04M Staff Report PB 6.5.2021 Page 14 of 15
Analysis
The Comprehensive Plan designates these two parcels as Community Mixed
Use and General Residential. The Community Mixed Use place type
encourages a mix of commercial and moderate density residential
development. The General Residential place type encourages lower density
housing and office and retail uses.
The Community Mixed Use place type promotes a mix of retail and
residential development at moderate densities of up to 15 units per acre.
General Residential encourages a slightly lower density of 8 dwelling units
per acre.
The Carolina Beach Road corridor is designated as Community Mixed Use,
which encourages higher-intensity mixed use. There are no existing bike and
pedestrian facilities on adjacent properties or in the vicinity.
The proposed mixed-use project would provide a commercial use along a
developing commercial corridor which will serve as a transition between
Carolina Beach Road and low-density multi-family residential in the rear of
the property. The RMF-L proposal would increase land efficiency and
provide a larger variety of housing to the area while serving as a transition
between existing residential neighborhoods, meeting the intent of the place
type.
Consistency
Recommendation
The proposed conditional B-2 and RMF-L rezoning is generally
CONSISTENT with the 2016 Comprehensive Plan because it is in an area
designated as Community Mixed Use and General Residential and provides
for the types of uses recommended by these place types.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. The proposed modification of the rezoning provides additional
housing types to the area at a slightly lower density than current zoning, while retaining
approximately 6.41 acres of naturally vegetated open space on the site.
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 is in
an area designated as Community Mixed Use and General Residential and provides
for the types of uses recommended by these place types. I also find RECOMMENDING
APPROVAL of the rezoning request is reasonable and in the public interest because
the proposed rezoning would provide additional types of housing and greater land
efficiency.
Planning Board - June 5, 2025
ITEM: 4 - 2 - 14
Z23-04M Staff Report PB 6.5.2021 Page 15 of 15
Proposed Conditions:
1. Any RV and Boat storage must be located on the interior of the mini storage and
may not be visible from a public right-of-way.
2. The access easement from Southern Charm to Carolina Beach Road shall be public.
3. The access easements from both Southern Charm Drive and Carolina Beach Road
shall not be gated.
4. Single-family Row-Style structures shall be limited to three stories. The mini storage
height will be limited to 3 stories or 50 feet.
5. The buffer yard between the new residential structures and the adjacent residential
structures shall be no less than 20 feet.
6. The mini storage structure will be limited to a 12,000 square foot maximum building
footprint and a 36,000 gross square foot maximum.
7. A minimum 20-foot-wide public access easement shall be provided along the
frontage parallel with Carolina Beach Road to accommodate future public bicycle
and pedestrian use.
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 is in
an area designated as Community Mixed Use and General Residential and provides
for the types of uses recommended by these place types, I find RECOMMENDING
DENIAL of the rezoning request is reasonable and in the public interest because the
proposed rezoning is a lower density than current zoning in an area of the county
where multi-family residential development is more limited.
Planning Board - June 5, 2025
ITEM: 4 - 2 - 15
Planning Board - June 5, 2025
ITEM: 4 - 3 - 1
Planning Board - June 5, 2025
ITEM: 4 - 4 - 1
Planning Board - June 5, 2025
ITEM: 4 - 5 - 1
Initial Application
Documents & Materials
Planning Board - June 5, 2025
ITEM: 4 - 6 - 1
Planning Board - June 5, 2025
ITEM: 4 - 7 - 1
2.Subject Property Information
Address/Location Parcel Identification Number(s)
6900 and 6904 Carolina Beach Road R08200-001-010-000 and R08200-001-012-000
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
13.94 +/-CZ-RMFL and CZ-B-2 Community Mixed Use and General Residential
3.Proposed Zoning, Use{s), & Narrative
P d C d• • I z . D" t • t CZ-RMFL and ropose on 1t1ona onmg 1s r1c : CZ-B-2
Maximum Residential Density (if applicable)
85 units total
Total Acreage of Proposed District: CZ-RMFL-12.66acres CZ-B-2 -1.28 acres
Maximum Non-Residential Square Footage (if
applicable)
12,000 square foot footprint with 36,000 gross square feet
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.
This proposal is to develop eighty-five (85) single family townhomes as low-density residences and a storage facility along Carolina Beach Road. The residential homes will be two and three bedrooms, within three story buildings.
A similar proposal was previously approved by the County Commissioners, and this property is fully entitled to develop with one hundred twenty six (126) units as apartment buildings (Case Z23-04 ). Upon further review, the Developer desires to build a for sale product, rather than a rental community. Since the original proposal was approved as a part of a conditional rezoning, this application is submitted to allow for the reduced density and modified site plan.
Page 2 of 7
Conditional Zoning District Application -Updated 06-2023
Planning Board - June 5, 2025
ITEM: 4 - 7 - 2
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 l 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): Mid-Rise/Multi Family Housing and Storage --221
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
85 residential units and storage facility
AM Peak Hour Trips: 42 I PM Peak Hour Trips: 52
Page 3 of 7
Conditional Zoning District Application -Updated 06-2023
Conditions from Z23-04:
1.Any RV and Boat storage must be located on the interior of the mini storage and may not be visible from a public
right-of-way.
2.The access easement from Southern Charm to Carolina Beach Road shall have a public access easement.3.The access easements from both Southern Charm Drive and Carolina Beach Road shall not be gated.
4.Multi-family structures shall be limited to three stories. The mini storage height will be limited to 3 stories or 50 feet.
5.The bufferyard between the new residential structures and the adjacent residential properties shall be no less than
20 feet, and a fence shall be installed along the southern property boundary.
6.The mini storage structure will be limited to a 12,000 square foot maximum building footprint and a 36,000 grosssquare foot maximum.
Planning Board - June 5, 2025
ITEM: 4 - 7 - 3
Planning Board - June 5, 2025
ITEM: 4 - 7 - 4
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?
There are no significant changes that make the existing zoning inappropriate. This proposal is submitted to modify the approved site plan to develop within the existing zoning district, given that the property was rezoned into a conditional district.
The goal of this proposal is to reduce the density of the proposed development, from the previous approval, and provide a for sale product that meets an existing need for more affordable housing types within the County.
Page 5 of 7
Conditional Zoning District Application -Updated 06-2023
Planning Board - June 5, 2025
ITEM: 4 - 7 - 5
Planning Board - June 5, 2025
ITEM: 4 - 7 - 6
Planning Board - June 5, 2025
ITEM: 4 - 7 - 7
Planning Board - June 5, 2025
ITEM: 4 - 7 - 8
Planning Board - June 5, 2025
ITEM: 4 - 7 - 9
Planning Board - June 5, 2025
ITEM: 4 - 7 - 10
Concept Plan
Planning Board - June 5, 2025
ITEM: 4 - 8 - 1
Planning Board - June 5, 2025
ITEM: 4 - 9 - 1
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 2
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 3
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 4
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 5
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 6
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 7
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Planning Board - June 5, 2025
ITEM: 4 - 9 - 8
Public Comments
In Support 0
Neutral 0
In Opposition 1
Planning Board - June 5, 2025
ITEM: 4 - 10 - 1
Planning Board - June 5, 2025
ITEM: 4 - 11 - 1
Planning Board - June 5, 2025
ITEM: 4 - 11 - 2
Planning Board - June 5, 2025
ITEM: 4 - 11 - 3