HomeMy WebLinkAbout7-10-2025 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
JULY 10, 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 (Z25-11) - Request by Samuel Po'er with Equitas Law Partners LLP, applicant,
on behalf of Golden Ventures I LLC to rezone approximately 5.18 acres zoned R-15, Residen?al
located at 7715 Market St & 7718, 7740 Alexander Rd to (CZD) B-2, Regional Business and (CZD) R-
5, Residen?al Moderate High Density for a convenience store with fuel sta?ons, fast food
restaurant with drive-thru, with row-style dwelling units.
2 Update - Maintenance Amendment to Unified Development Ordinance (UDO) Standards for
Signs
Planning Board - July 10, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 7/10/2025
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 (Z25-11) - Request by Samuel Po5er with Equitas Law Partners LLP, applicant, on behalf of
Golden Ventures I LLC to rezone approximately 5.18 acres zoned R-15, Residen?al located at 7715 Market St &
7718, 7740 Alexander Rd to (CZD) B-2, Regional Business and (CZD) R-5, Residen?al Moderate High Density for a
convenience store with fuel sta?ons, fast food restaurant with drive-thru, with row-style dwelling units.
BRIEF SUMMARY:
The applicant is reques#ng to rezone approximately 5.18 acres on Market Street and Alexander Road from an R-15
Residen#al District to a (CZD) B-2, Regional Business District and (CZD) R-5, Residen#al Moderate High Density
District for a convenience store with fuel sales, fast food restaurant and row style dwelling residen#al development.
The applicant's concept plan consists of three por#ons of development, with the convenience store and fast food
restaurant fron#ng Market Street and the residen#al por#on fron#ng Alexander Road. The concept plan shows a
proposed CFPUA pump sta#on and stormwater controls for the site. The applicant alerted staff on Tuesday, June 24th
to the presence of underground u#li#es on the site which will impact site design. Due to these an#cipated changes,
staff is recommending a con#nuance to allow the applicant addi#onal #me to determine the full impacts and revise the
concept plan.
The R-15 district in this area was established in 1971. 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 B-2 district was established to provide for the proper site
layout and development of larger format or larger size business uses that meet the needs of the motoring public or
that rely on pass-by traffic. The R-5 district was established to provide land that accommodates moderate to high
density residen#al development on smaller lots with a compact and walkable development pa<ern.
It is es#mated the site would generate approximately 10 AM and 13 PM peak hour trips if developed under current
zoning. The proposed development is es#mated this site would generate approximately 165 AM and 137 PM peak
hour trips, increasing the number of peak hour trips by approximately 155 AM and 124 PM. The applicant has had a
TIA approved by the NCDOT and WMPO requiring a few roadway improvements, including a new decelera#on and
turn lane on Market Street and stop controls within the development. The full TIA can be viewed here.
Students living in the proposed development would be assigned to Porters Neck Elementary, Holly Shelter Middle and
Laney High Schools. Based on a generalized historic genera#on rate, staff would es#mate the residen#al por#on of
this development would generate the same amount of students than would be generated than under current zoning.
The 2016 Comprehensive Plan designates this property as both Community Mixed Use and General Residen#al place
Planning Board - July 10, 2025
ITEM: 1
types. The Community Mixed-Use place type focuses on small-scale, compact, mixed use development pa<erns that
serve all modes of travel and act as an a<ractor for county residents and visitors. The General Residen#al place type
focuses on small-scale, lower density housing associated civic and limited commercial services that enhances
neighborhood character.
The proposed rezoning is generally CONSISTENT with the 2016 Comprehensive Plan because the types and intensity
of uses, as well as the residen#al density, are compa#ble with its place type designa#on, and the project provides a
transi#on from the roadway corridor to lower intensity uses nearby.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff's recommenda#on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera#ons, and
technical review. The applicant communicated to staff on June 23rd that there were some underground u#li#es that
were originally unaccounted for that poten#ally impact site design. Un#l these impacts are understood, staff
recommend a con#nuance to the August 7, 2025 Planning Board mee#ng to allow the applicant #me to address site
design impacts.
Recommended mo#on language can be found in the a<ached Script.
ATTACHMENTS:
Descrip#on
Z25-11 PB Script
Z25-11 PB Staff Report
Z25-11 Zoning Map
Z25-11 Future Land Use Map
Z25-11 Mailout Map
Initial Application Cover Sheet
Z25-11 Initial Application
Concept Plan Cover Sheet
Z25-11 Concept Plan
Traffic Impact Analysis Cover Sheet
Z25-11 TIA Approval Letter
Z25-11 TIA Summary
Public Comments Cover Sheet
Z25-11 Public Comments in Opposition
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - July 10, 2025
ITEM: 1
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-11)
Request by Samuel Potter with Equitas Law Partners LLP, applicant, on behalf of Golden Ventures I LLC
to rezone approximately 5.18 acres zoned R-15, Residential located at 7715 Market St & 7718, 7740
Alexander Rd to (CZD) B-2, Regional Business and (CZD) R-5, Residential Moderate High Density for a
convenience store with fuel stations, fast food restaurant with drive-thru, with row-style 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 Continuance
I move to CONTINUE the proposed rezoning to the August 7, 2025 regular Planning Board
meeting to allow the applicant time to update the concept plan to accommodate underground
utilities.
Planning Board - July 10, 2025
ITEM: 1 - 1 - 1
Alternative 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 types and intensity of
uses, as well as the residential density, are compatible with its place type designation. I also
find RECOMMENDING APPROVAL of the rezoning request is reasonable and in the public
interest because the site plan provides a transition from the roadway corridor to the nearby
housing.
Staff Recommended Conditions:
1. Existing trees shall be preserved that do not impact the required improvements.
2. Emergency vehicle access shall be provided between the residential portion of the project
and the convenience store as shown on the concept plan.
3. A 10-foot-wide public bicycle and pedestrian easement shall be dedicated from Alexander
Road through the (CZD) R-5 portion of the site to the (CZD) B-2 portion of the site. The access
easement will correspond with and overlay the emergency vehicle access connection
between the sites. Maintenance of the access easement shall be the responsibility of the
residential portion of the project, the commercial portions of the project, or a combination
thereof. Provisions for future maintenance shall be included in a maintenance agreement
approved by New Hanover County and recorded with the Register of Deeds prior to signature
and recordation of the final plat of the residential portion.
4. A bicycle and pedestrian path shall be provided between the residential units and the
dedicated open space for the residential development shown on the northeastern portion of
the concept plan. The path shall be dedicated as a private access easement for the residents
and owners of the residential units if the parcels are subdivided.
5. There shall be a maximum of 12 dwelling units allowed in the residential portion of the project
with a maximum density of eight dwelling units per acre. The concept plan shows the dwelling
unit type as row-style dwellings. However, other attached housing types such quadruplexes
or triplexes may be allowed if the developer needs to reduce the number of units due to site
specific constraints determined during the final design of the project.
6. All outdoor speakers, except for speakers used in the drive-throughs, shall be oriented
towards Market Street.
7. Future removal of one or more of the drive-throughs shown on the concept plan may be
approved administratively by staff as a minor deviation. Relocation of the drive-throughs on
the site would constitute a major deviation and require approval through the conditional
rezoning process.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the types and intensity of
uses are compatible with its place type designation, I find RECOMMENDING DENIAL of the
rezoning request is reasonable and in the public interest because the site does not provide
adequate internal transitions between proposed land uses and external transitions to
existing land uses.
Planning Board - July 10, 2025
ITEM: 1 - 1 - 2
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) B-2 & (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 - July 10, 2025
ITEM: 1 - 1 - 3
Z25-11 Staff Report PB 7.10.2025 Page 1 of 21
STAFF REPORT FOR Z25-11
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-11
Request:
Rezoning to a Conditional B-2 & R-5 district
Applicant: Property Owner(s):
Samuel B. Potter, Equitas Law Partners LLP Golden Ventures I, LLC
Location: Acreage:
7715 Market St, 7718 & 7740 Alexander Road 5.18
PID(s): Comp Plan Place Type:
R03600-004-002-000, R03600-004-022-000,
& R03600-004-001-000
Community Mixed Use & General
Residential
Existing Land Use: Proposed Land Use:
One Single-Family Home, Undeveloped Land
Convenience Store with Fuel Sales,
Restaurant, Row-Style or other attached
dwelling unit types.
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) B-2 & (CZD) R-5
SURROUNDING AREA
LAND USE ZONING
North Single-Family Residential, Manufactured Home and
Duplex Residential Development R-15
East Balkcum Auto, Three Oaks Apartments (Across
Market St) B-2, (CZD) R-10
South Medical and General Offices O&I
West Coastal Community Baptist Church R-15
Planning Board - July 10, 2025
ITEM: 1 - 2 - 1
Z25-11 Staff Report PB 7.10.2025 Page 2 of 21
ZONING HISTORY
July 6, 1971 Initially zoned R-15 (Area 5)
COMMUNITY SERVICES
Water/Sewer
Water services are available through CFPUA. Sanitary sewer is available
through CFPUA. The applicant has indicated they will connect to public water
and sewer.
Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire
District, New Hanover County Ogden Station
Schools Porters Neck Elementary, Holly Shelter Middle, and Laney High Schools
Recreation Ogden Park, Smith Creek Park, Pages Creek Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - July 10, 2025
ITEM: 1 - 2 - 2
Z25-11 Staff Report PB 7.10.2025 Page 3 of 21
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
•This site is located at the corner of Market Street and Alexander Road. Alexander Road
curves around the site, providing road frontage on the western and northern sides of the
project area.
•On Tuesday, June 24th the applicant informed staff that surveyors located previously
unknown underground AT&T fiber utilities. The underground utilities are in the same general
area as the stormwater pond shown on the northeast corner of the concept plan.
•The applicant stated the discovery will impact the site design of the project and they are
working on a revised plan. Because the extent of the changes and potential impact on the
project are unknown, staff is recommending the board continue the public hearing until their
August 7th regular meeting.
Market St
Proposed
Stormwater
Convenience
Store with Fuel
Stations
Attached
Single Family
Pump
Station
Fast Food
Restaurant with
Drive-Thru
Approximate Location
of Underground Utilities
Planning Board - July 10, 2025
ITEM: 1 - 2 - 3
Z25-11 Staff Report PB 7.10.2025 Page 4 of 21
• There is a gap between the proposed dwelling units and the pump station on the northern
portion of the site. That area is an existing single-family residential parcel under separate
ownership that is not part of the proposed project.
• The applicant is proposing to construct a convenience store with fuel stations, a fast-food
restaurant with a drive-thru, and 12 row-style dwellings on the property. The project is a
mixture of uses and is several interconnected projects in one.
o The requested B-2 portion of the site is approximately 3.66 acres.
o The requested R-5 portion of the site is approximately 1.52 acres.
• The applicant’s proposed conceptual plan includes the following:
o 6,150 square foot convenience store building with a 4,787 square foot fuel sales
canopy, facing Market Street.
▪ The convenience store has accesses on Market Street and Alexander Road,
sharing its Market Street access and internal circulation with the fast-food
restaurant.
o A 2,200 square foot fast food restaurant with drive-thru, perpendicular to Market
Street with parking facing internal to the site and the drive through along the eastern
side of the building closest to a neighboring single-family home.
▪ The fast-food restaurant is accessed mainly on Market Street, but through
the parking lot of the convenience store, has access on Alexander Road as
well.
▪ The Traffic Impact Analysis (TIA) for this development analyzed a 3,250
square foot coffee shop. While the concept plan depicts a fast-food
restaurant, the UDO does not differentiate between coffee shops and
restaurants. This building could be a restaurant with a drive-thru or a coffee
shop. Per the WMPO, the difference in daily trips generated is minimal and
has no impact on the approved TIA.
o The project is proposing a maximum of 12 dwelling units on the northwestern portion
of the site near the curve of Alexander Road.
▪ The residential portion of this project is accessed only on Alexander Road.
▪ The concept plan shows the dwellings as row-style dwelling units which is
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.”
▪ Staff has included a condition that would allow alternative attached
dwelling unit types such as quadruplexes and triplexes if future changes to
the site are required.
▪ The residentially zoned portion of the site is approximately 1.52 acres with
a maximum density of 8 dwelling units per acre.
▪ The applicant has proposed an emergency vehicle cut-through from the
residential portion to the commercial portion. A condition has been included
guaranteeing the emergency vehicle access that will also serve as a bicycle
and pedestrian access between the uses.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 4
Z25-11 Staff Report PB 7.10.2025 Page 5 of 21
▪ While some of the residential portion’s open space is surrounding the
dwelling units, the majority is primarily located on the northeastern portion
of the site where the stormwater pond and pump station are shown.
• Staff have recommended several conditions for this site to address tree preservation and
bicycle/pedestrian connections:
o There are several significant trees on this site, including live oaks and magnolias.
There is a recommended condition to preserve all trees on site not required to be
removed for essential site improvements. This includes trees in required landscaping
buffers. The intent of this condition is for the applicant to maintain the maximum
landscape buffer width using existing vegetation.
o Because the open space of the residential portion of this development is separated
from the townhomes, staff is recommending a bicycle and pedestrian easement and
path to make the site’s open space more usable for residents.
o Public access easement through the R-5 portion to the B-2 portion for residents in the
multi-family development across Alexander Road to walk or bike to the convenience
store and restaurant.
• The site plan also depicts required periphery setbacks and landscape buffering to nearby
residential uses.
• The concept plan shows how the existing sidewalk installed as part of the Market Street
improvements will be realigned to account for the TIA-required turn lane.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. At the time, the purpose of the R-15
district was to ensure that housing served by private septic and wells would be developed
at low densities.
• While the site is zoned R-15, there is commercial and higher-density housing development
along this part of Market Street, including a nearby parcel to the northwest along
Alexander Road, adjacent to the church, which was annexed into the City of Wilmington in
2025 for 253 dwelling units.
• As currently zoned, the subject site would be allowed a maximum of 13 dwelling units under
a performance residential development.
• Since its original zoning designation in 1971, this portion of Market Street has seen a
continual shift towards commercial uses along the roadway corridor, a trend that is expected
to continue.
• 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 on pass-by traffic.
• The R-5 district was established to provide land that accommodate moderate to high density
residential development on smaller lots with a compact and walkable development pattern.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 5
Z25-11 Staff Report PB 7.10.2025 Page 6 of 21
• Under the proposed R-5 zoning district, buildings have a maximum height of 40 feet.
• The row-style homes will be in a performance residential subdivision, which requires a 20-
foot perimeter setback from parcels that are not in the development
• The site plan depicts that setback from the single-family residential parcel which is not part
of this proposal.
• Row-style and other types of attached dwelling units are required to provide a Type A:
Opaque landscape buffer between themselves and adjacent single-family residential
developments.
• This site is in the Special Highway Overlay District (SHOD), which prescribes additional
standards to development on the site. The SHOD sets the following standards:
o A setback of 100 feet from the designated highway. This may be reduced to 75
feet if the applicant provides additional street yard plantings.
o No building may be located less than 25 feet from any property line.
o Additional standards are set for outside storage, parking and loading, lot coverage,
and signs.
• 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.
• 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 site
plan are allowed.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 6
Z25-11 Staff Report PB 7.10.2025 Page 7 of 21
AREA DEVELOPMENTS
Abberly (City of
Wilmington)
Planning Board - July 10, 2025
ITEM: 1 - 2 - 7
Z25-11 Staff Report PB 7.10.2025 Page 8 of 21
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow
a maximum of 13 single-family dwelling units.
PROPOSED ACCESS
Primary Access Market Street via a right-in, right-out driveway, for the
convenience store and the fast food restaurant
Secondary Access (Commercial) Alexander Road via full access driveway, for the
convenience store and the fast food restaurant
Secondary Access Alexander Road via full access driveway, for the
residential portion of the development
Planning Board - July 10, 2025
ITEM: 1 - 2 - 8
Z25-11 Staff Report PB 7.10.2025 Page 9 of 21
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Market Street Alexander Road
Type of Roadway NCDOT major arterial Local Road
Roadway Planning Capacity (AADT) 37,232 Not available
Latest Traffic Volume (AADT) 43,000 700 (for the northern
section of the road)
Latest WMPO Point-in-Time Count (DT) *33,524 Not available
Latest WMPO Point-in-Time Count (DT) **45,857 Not available
Current Level of Congestion Over Capacity Not available
*Market Street/US 17 Business: north of Sweetwater Road as of October 1, 2024 (3/4 mile to the
northeast of this site)
**Market Street/US 17 Business: between Lendire Road and Wendover Lane as of October 1,
2024 (1 mile southwest of this site)
NEARBY NCDOT STIP ROADWAY PROJECTS
U-4902D – Market Street Improvements
(2025 Completion)
- Access management improvements from N.
College Road to Station Road and from Middle
Sound Loop Road to the Mendenhall
Drive/Marsh Oaks Drive intersection.
- Installation of a center median and pedestrian
accessways along Market Street from Middle
Sound Loop Road to Marsh Oaks Drive. The
pedestrian accessways will consist of a 10-foot-
wide multi-use path on the eastern side of the
street and a 5-foot-wide sidewalk on the
western side of the street.
- With the widening of Market Street there will
be a signalized intersection at the Northern
intersection of Market Street and Alexander
Road
TRAFFIC GENERATION
Traffic
Generated by
Present
Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 10 165 +155
PM Peak Hour Trips 13 137 +124
Planning Board - July 10, 2025
ITEM: 1 - 2 - 9
Z25-11 Staff Report PB 7.10.2025 Page 10 of 21
TRAFFIC IMPACT ANALYSIS (TIA)
New developments that are anticipated to generate more than 100 trips during any peak hour
period are required to submit a traffic impact analysis (TIA) as part of their rezoning application. A
team of NCDOT, WMPO, and County planning staff work with an applicant’s traffic engineers to
develop the scope for the TIA, including the study area, the traffic data which must be collected, trip
distribution, and the developments and background traffic growth that must be analyzed. This
document is used to identify off-site transportation improvements required to mitigate the impacts of
the development and must be approved by the WMPO and NCDOT.
Approval Date June 23, 2025
Development Proposal
Analyzed
- 12 Single-Family Attached (townhomes) Dwelling Units
- 3,250 square foot coffee shop with drive-thru window
- 5,500-10,000 square foot convenience store with 12 fuel
pumps.
Study Intersections
- Market Street (US 17) & Alexander Road (SR 1345)
- Market Street (US 17) & Site Access 1 (right-in/right-out)
- Alexander Road (SR 1345) & Site Access 2 (full access)
- Alexander Road (SR 1345) & Site Access 3 (full access)
- Alexander Road (SR 1345) & Site Access 4 (full access)
Trip Generation
- 165 AM peak hour trips
- 137 PM peak hour trips
- 1,837 average daily trips
Traffic Data Collection Wednesday, October 23, 2024 at Market Street & Alexander
Road
Planning Board - July 10, 2025
ITEM: 1 - 2 - 10
Z25-11 Staff Report PB 7.10.2025 Page 11 of 21
Trip Distribution and
Assignment
Commercial
- 60% to and from the
North on US 17
- 40% to and from the
South on US 17
Townhomes
- 30% to and from the
North on US 17
- 70% to and from the
South on US 17
Approved Developments &
Background Growth
- The Abberly Wilmington is a proposed development
consisting of 253 low-rise apartment units located on
Alexander Road approximately 600 west of Market
Street.
- Planned Roadway/Intersection Improvements
o Southbound right-turn lane on Market Street at
Alexander Drive with 100 feet of storage and the
appropriate full-width deceleration and taper.
- Full Build – 2027
- Growth Rate – 1% per year
Required Improvements
US 17 (Market St) at SR 1345 (Alexander Road) (existing
unsignalized intersection; future signalized leftover)
- No improvements required
US 17 (Market St) at Site Access 1 (proposed unsignalized right-
in/right-out intersection)
- Construct Site Access 1 (eastbound approach) as a right-
in/right-out intersection with one ingress lane and one
egress lane.
- Provide stop control for the eastbound approach.
- Provide an internal protected stem of 100 feet, as
measured from the right-of-way line.
- Construct a southbound right turn lane on Market Street
with 125 feet of full width storage and appropriate
deceleration and taper lengths.
SR 1345 (Alexander Road) at Site Access 2 (proposed
unsignalized full movement intersection)
- Construct Site Access 2 (southbound approach) with one
ingress lane and one egress lane.
- Provide stop control for the southbound approach.
- Provide an internal protected stem of 50 feet, as measure
from the right-of-way line.
SR 1345 (Alexander Road) at Site Access 3 (proposed
unsignalized full movement intersection)
Planning Board - July 10, 2025
ITEM: 1 - 2 - 11
Z25-11 Staff Report PB 7.10.2025 Page 12 of 21
- Construct Site Access 3 (westbound approach) with one
ingress lane and one egress lane.
- Provide stop control for the westbound approach.
- Provide an internal protected stem of 50 feet, as
measured from the right-of-way line.
SR 1345 (Alexander Road) at Site Access 4 (proposed
unsignalized full movement intersection)
- Construct Site Access 4 (westbound approach) with one
ingress lane and one egress lane.
- Provide stop control for the westbound approach.
- Provide an internal protected stem of 50 feet, as
measured from the right-of-way line.
SUMMARY
The proposed project is located along a principal arterial highway that is currently over capacity,
but the NCDOT Market Street improvements are scheduled to be finished later this year which will
improve traffic flow and safety. The TIA has been approved by the NCDOT and WMPO and includes
several roadway improvements, including new turn lanes and stop controls within the development.
The TIA analyzed 14 townhomes, a convenience store with fuel stations, and a 3,250 square foot
coffee shop. The concept plan under consideration shows a 2,200 square foot fast food restaurant
in place of the coffee shop. While a coffee shop generates more AM and PM peak trips than a fast
food restaurant, the overall difference in daily trips is minimal and does not impact the TIA-required
improvements. According to the WMPO, the required improvements of the TIA would apply for both
ITE land use types. There is a nearby planned residential development, recently annexed into the
City of Wilmington, which will also increase traffic on Alexander Road. While this development will
increase traffic in this area, most of the traffic generated by the convenience store, fuel sales, and
restaurants are considered pass-by traffic meaning the uses serve vehicles that are already on
Market Street.
ENVIRONMENTAL
• This property is not within a natural heritage area.
• This property is not within a Special Flood Hazard Area.
• The property is within the Pages Creek watershed.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (Suitable) and Class III (Severe) soils. However, the project is
planned to be served by CFPUA water and sewer once developed.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 12
Z25-11 Staff Report PB 7.10.2025 Page 13 of 21
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Porters Neck Elementary
2024-2025 Capacity 114%
Middle School Holly Shelter Middle
2024-2025 Capacity 81%
High School Laney High
2024-2025 Capacity 117%
STUDENT GENERATION RATES (SGRs)
Overall SGR (24-25) 0.19 public school students per residential unit
Elementary School SGR (24-25) 0.08 public school students per residential unit
Middle School SGR (24-25) 0.04 public school students per residential unit
High School SGR (24-25) 0.07 public school students per residential unit
Local Elementary SGR (24-25) 0.09 - Higher than the County-Wide Generation Rate
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per
residential unit
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Typical Development under current zoning would
allow a maximum of 13 residential units.
Proposed Development: 12 residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 1 1 +0
Middle School 0 0 +0
High School 1 1 +0
TOTAL 2 2 +0
Planning Board - July 10, 2025
ITEM: 1 - 2 - 13
Z25-11 Staff Report PB 7.10.2025 Page 14 of 21
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
two new businesses.
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.
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
The proposed project is anticipated to be built-out within two-three years, and currently, both
the public elementary and high schools that serve this area are over capacity. The students
generated by the proposed development are minimal, however, and the project would have
no additional impact on schools compared to current zoning.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 14
Z25-11 Staff Report PB 7.10.2025 Page 15 of 21
Representative Developments
Representative Developments of R-15 (Existing Zoning):
Cottage Grove
Representative Developments of Row-Style Housing (Townhomes)
Plantation Village
Planning Board - July 10, 2025
ITEM: 1 - 2 - 15
Z25-11 Staff Report PB 7.10.2025 Page 16 of 21
Representative Developments of Convenience Store with Fuel Stations:
Sheetz at Carolina Beach Road and Golden Road
Sheetz at Carolina Beach Road and Golden Road
Planning Board - July 10, 2025
ITEM: 1 - 2 - 16
Z25-11 Staff Report PB 7.10.2025 Page 17 of 21
Context and Compatibility
• This site is located at the corner of Market Street and Alexander Road. The Market Street
corridor is currently undergoing an NCDOT widening project to alleviate traffic congestion
in the area.
• The recent Market Street NCDOT improvements include a median; this convenience store
will serve more of Market Street’s southbound traffic moving towards the City of
Wilmington.
• The property has access to Alexander Road, a loop road off Market Street. The northern
intersection of Alexander Road and Market Street has a signalized intersection to serve
traffic entering Market Street from Alexander Road.
• The Abberly, a project recently annexed into the City of Wilmington, is a 253-unit multi-
family residential development to the northwest of this site, across Alexander Road.
• The site is located within the Special Highway Overlay District and lies in a transitional area
between the Porters Neck high growth node to the north and the Ogden commercial node,
both of which are classified as Urban Mixed Use place types.
• While there is some residential development in the surrounding area, the Market Street
corridor functions primarily as a commercial corridor, transitioning to residential uses further
from the roadway.
• The area directly surrounding this site is generally low-density residential, including some
mobile homes and single-family homes along Alexander Road to the north. There are two
duplexes adjacent to this property.
• There is commercial development across Market Street from this property, including the
construction of a new U-Haul truck and storage facility and a Shell convenience store with
fuel sales.
• To the south, across Alexander Road, there are some lower-intensity office and civic uses,
including Coastal Community Baptist Church.
• The residential parcel between the two R-5 portions of the development constrains the site
design. Staff’s recommended conditions are intended to mitigate some of the issues that the
constrained site presents, including:
o A dedicated bicycle and pedestrian path to the site’s open space.
o A dedicated bicycle and pedestrian easement from the R-5 portion to the B-2
portion.
o Public access easement through the townhome portion to provide a connection for
the residents of the multi-family development across Alexander Road to the
convenience store and restaurant.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 17
Z25-11 Staff Report PB 7.10.2025 Page 18 of 21
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 - July 10, 2025
ITEM: 1 - 2 - 18
Z25-11 Staff Report PB 7.10.2025 Page 19 of 21
Analysis
The proposed development is located at the intersection of Market Street
and Alexander Road, a corridor experiencing both commercial and
residential growth. The project includes a convenience store with fuel
stations, a restaurant, and townhomes. A nearby 253-unit proposed
residential development on Alexander Road was recently annexed into the
City of Wilmington, which would also contribute to the area’s growth.
This site is within both the General Residential and Community Mixed Use
Place Types, a typical land use pattern for highway corridors where higher-
intensity commercial development fronts the roadway and transitions to
lower-intensity residential uses behind. The proposed site plan reflects this
pattern by placing the commercial components along Market Street, with
residential positioned to the rear, accessed from Alexander Road.
The proposed residential density of up to eight dwelling units per acre aligns
with the Comprehensive Plan’s guidance for both place types, which
recommend up to eight units per acre in General Residential areas and up
to 15 units per acre in Community Mixed Use areas.
This part of the County is undergoing change with R-15 zoned parcels along
Market Street increasingly being rezoned for commercial uses. However,
areas just off the main corridor remain predominately low-density and
residential, characterized by single-family detached homes. This application
and the proposed 253-unit development nearby would alter the character
of Alexander Road, resulting in more townhomes and apartments in the
area. The commercial portion of the proposed development is concentrated
on Market Street and is expected to have a less direct impact on Alexander
Road.
To help mitigate impacts and preserve aspects of the area’s existing
character, staff has recommended conditions that enhance pedestrian
connectivity and protect existing trees.
While this development will increase the traffic and intensity of
development in this immediate area, these types and intensities of uses are
consistent with the Comprehensive Plan’s recommendations for both the
Community Mixed Use and General Residential Place Types.
Consistency
Recommendation
The proposed rezoning is generally CONSISTENT with the 2016
Comprehensive Plan because the types and intensity of uses, as well as the
residential density, are compatible with its place type designation, and the
project provides a transition from the roadway corridor to lower intensity
uses nearby.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 19
Z25-11 Staff Report PB 7.10.2025 Page 20 of 21
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. This project would provide additional services to the Market
Street corridor and provide housing in an area of the County that is growing. Although the site has
some development limitations, staff have proposed several conditions to help address those
challenges. These conditions consider nearby residential growth, including the recently annexed
project across Alexander Road in the City of Wilmington. The uses and intensities of this request
are appropriate for this area, while staff’s recommended conditions are designed to address
concerns with site design, traffic flow, open space access and tree preservation. The applicant
communicated to staff that there were underground utilities that were originally unaccounted for
that potentially impact the overall project design. Until these impacts are understood, staff
recommends a continuance to the August 7, 2025 Planning Board meeting to allow the applicant
time to address site design impacts.
As a result, Staff recommends a continuance of the proposal and suggests the following motion:
I move to CONTINUE the proposed rezoning to the August 7, 2025 regular Planning Board meeting
to allow the applicant time to update the concept plan to accommodate underground utilities.
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
types and intensity of uses, as well as the residential density, are compatible with its
place type designation. I also find RECOMMENDING APPROVAL of the rezoning
request is reasonable and in the public interest because the site plan provides a
transition from the roadway corridor to the nearby housing.
Staff Recommended Conditions:
1. Existing trees shall be preserved that do not impact the required improvements.
2. Emergency vehicle access shall be provided between the residential portion of the project
and the convenience store as shown on the concept plan.
3. A 10-foot-wide public bicycle and pedestrian easement shall be dedicated from Alexander
Road through the (CZD) R-5 portion of the site to the (CZD) B-2 portion of the site. The access
easement will correspond with and overlay the emergency vehicle access connection
between the sites. Maintenance of the access easement shall be the responsibility of the
residential portion of the project, the commercial portions of the project, or a combination
thereof. Provisions for future maintenance shall be included in a maintenance agreement
approved by New Hanover County and recorded with the Register of Deeds prior to
signature and recordation of the final plat of the residential portion.
4. A bicycle and pedestrian path shall be provided between the residential units and the
dedicated open space for the residential development shown on the northeastern portion
Planning Board - July 10, 2025
ITEM: 1 - 2 - 20
Z25-11 Staff Report PB 7.10.2025 Page 21 of 21
of the concept plan. The path shall be dedicated as a private access easement for the
residents and owners of the residential units if the parcels are subdivided.
5. There shall be a maximum of 12 dwelling units allowed in the residential portion of the
project with a maximum density of eight dwelling units per acre. The concept plan shows the
dwelling unit type as row-style dwellings. However, other attached housing types such
quadruplexes or triplexes may be allowed if the developer needs to reduce the number of
units due to site specific constraints determined during the final design of the project.
6. All outdoor speakers, except for speakers used in the drive-throughs, shall be oriented
towards Market Street.
7. Future removal of one or more of the drive-throughs shown on the concept plan may be
approved administratively by staff as a minor deviation. Relocation of the drive-throughs
on the site would constitute a major deviation and require approval through the conditional
rezoning process.
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
types and intensity of uses are compatible with its place type designation, I find
RECOMMENDING DENIAL of the rezoning request is reasonable and in the public
interest because the site does not provide adequate internal transitions between
proposed land uses and external transitions to existing land uses.
Planning Board - July 10, 2025
ITEM: 1 - 2 - 21
Planning Board - July 10, 2025
ITEM: 1 - 3 - 1
Planning Board - July 10, 2025
ITEM: 1 - 4 - 1
Planning Board - July 10, 2025
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - July 10, 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
Golden Ventures I LLCSamuel B. Potter
Equitas Law Partners LLP
330 Military Cutoff Road, Suite A-2
Wilmington, NC 28405
910-500-1532
sam@equitaslp.com
330 Military Cutoff Road, Suite A-2
Wilmington, NC 28405
910-500-1532
slanier@intracoastalrealty.com
By: Stephanie Lanier
Planning Board - July 10, 2025
ITEM: 1 - 7 - 1
Page 2 of 7
Conditional Zoning District Application – Updated 06-2023
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if
applicable)
Please list all of the specific uses that will be allowed within the proposed Conditional Zoning District, the
purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted
in the corresponding General Use District are eligible for consideration within a Conditional Zoning District.
Split B-2 & R5
R-15
See attached See attached
Split Community Mixed Useand General Residential -- See attached
B-2 3.66 acresR-5 1.52 acres
5.18 acres
16,750 square feet8 dwelling units per acre
B-2:Convenience Market w/ Gas, 945 (Fuel Sales, Convenience Store)Fast Food w/ Drive Through, 934 (Restaurant) R-5:Single Family Attached, 215 (Dwelling, Row Style)
This project proposes the construction of a convenience store and gas station, quick-serve restauraunt,and twelve (12) townhomes on the subject property. The convenience store/gas station and quick-serverestauraunt are situated along the existing commercial corridor of Market Street; separated fromthe proposed moderate density residential development.
The goal of this project is to develop the property in a manner that is both cohesive with the surroundingcommercial uses and provides a transitional buffer to the lower density residential development alongAlexander Road.
Planning Board - July 10, 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:
Convenience Market w/ Gas, 945Single Family Attached, 215Fast Food w/ Drive Through, 934
Convenience Market w/ Gas, 945 -- 6,200 square feetSingle Family Attached, 215 -- 14 dwelling unitsFast Food w/ Drive Through, 934 -- 1,850 square feet
None proposed at this time.
165 137
Planning Board - July 10, 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.
The proposed split zoning of the property aligns with the property's identified Future Land Use Classifications, with the portion of the property along Alexander Road identified for residentialuse and the portion of the property along the frontage of Market Street identified for commercial use.
This proposal is both aligned with the Future Land Use Map and is consistent with the existing surroundingdevelopment pattern.
The requested rezoning and related development align with the values expressed in New Hanover County's Comprehensive Land Use Plan suggesting that moderate to high density residential development serves as an appropriate transition buffer from commercial services to lower density residential neighborhoods.
The proposed project serves this purpose by aligning the portion of the property on Market Street with surrounding commercial uses, and providing an intermediate buffer of moderate density residential development along Alexander Road, to serve as a transition to lower density development.
Planning Board - July 10, 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?
The existing R-15 zoning classification and related low density residential development along the portion of Market Street where the property is located is incongruous with the development pattern of the area, where many of the surrounding zoning classifications and uses are commercial.
The Comprehensive Plan encourages transitional development between commercial uses andresidential areas, and a moderately increased density from R-15 to R-5 along the portion of the property abutting Alexander Road will provide a transition from the commercial uses to the residential development further down Alexander Road.
Planning Board - July 10, 2025
ITEM: 1 - 7 - 5
Page 6 of 7
Conditional Zoning District Application – Updated 06-2023
Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed
items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”.
Applications determined to be incomplete must be corrected in order to be processed for further review; Staff will
confirm if an application is complete within five business days of submittal.
Application Checklist Applicant Initial
This application form, completed and signed (all property owners must sign signatory
page)
Application fee:
• $600 for 5 acres or less
• $700 for more than 5 acres
• $300 in addition to base fee for applications requiring TRC review
Community Information Meeting Report (complete and signed by agent or all property
owners)
Traffic Impact Analysis if applicable (use of attached report document is recommended)
• The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided.
• The official TIA approval letter is required prior to this item being placed on the
Board of Commissioners meeting agenda.
Legal description (by metes and bounds) or recorded survey Map Book and Page Reference
of the property requested for rezoning
Conceptual Plan including the following minimum elements [Note: If elements beyond the
minimum requirements are shown on the concept plan they may be considered conditions of
approval if not eligible for approval as minor deviations]:
Tract boundaries and total area, location of adjoining parcels and roads
• Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type of
units; area to be occupied by the structures; and/or proposed subdivision
boundaries.
o For non-residential uses, include the maximum square footage and height
of each structure, an outline of the area structures will occupy, and the
specific purposes for which the structures will be used.
• Proposed transportation and parking improvements; including proposed rights-of-
way and roadways; proposed access to and from the subject site; arrangement
and access provisions for parking areas.
• All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
• The location of Special Flood Hazard Areas.
• A narrative of the existing vegetation on the subject site including the approximate
location, species, and size (DBH) of regulated trees. For site less than 5 acres, the
exact location, species, and sized (DBH) of specimen trees must be included.
• Approximate location and type of stormwater management facilities intended to
serve the site.
• Approximate location of regulated wetlands.
• Any additional conditions and requirements that represent greater restrictions on
development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance
SBP
SBP
SBP
SBP
SBP
SBP
Planning Board - July 10, 2025
ITEM: 1 - 7 - 6
SBP
SBP
Planning Board - July 10, 2025
ITEM: 1 - 7 - 7
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
April 22, 2025 at 6:00pm
In Person 1989 Eastwood Road, Wilmington, NC 28403
Proximity to proposed rezoning site; availability of location
See attachedSee attached
The primary issues discussed included stormwater management and the increased traffic the proposeddevelopment would bring to Alexander Road, given existing concerns regarding both issues.
Planning Board - July 10, 2025
ITEM: 1 - 7 - 8
SBP
SBP
SBP
SBP
Planning Board - July 10, 2025
ITEM: 1 - 7 - 9
Page 1 of 2
Community Information Meeting Report – Approved 06-2022
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165 Nhcgov.com/528/Planning-Land-Use
TRAFFIC IMPACT ANALYSIS REPORT
Applicants are encouraged to fill out this report in addition to providing the required Traffic Impact Analysis to allow
for efficient staff review and Board consideration of your application.
Address/Location Approval Date
Development Proposal Analyzed (number and type of residential units and/or square footage and land use code of non-residential structures)
Study Intersections
Traffic Data Collection Date(s)
Trip Generation
See attached.
Convenience Market w/ Gas, 945 -- 6,200 square feetSingle Family Attached, 215 -- 14 dwelling unitsFast Food w/ Drive Through, 934 -- 1,850 square feet
1. US 17 (Market Street) and Alexander Road (SR 1345)2. US 17 (Market Street) Southbound-to-Northbound U-Turn3. US 17 (Market Street) and Site Access 1 (right-in/right-out)4. SR 1345 (Alexander Road) and Site Access 2 (full movement)5. SR 1345 (Alexander Road) and Site Access 3 (full movement; gated access toboat/RV storage only)6. SR 1345 (Alexander Road) and Site Access 3 (full movement, alignedwith Abberly Wilmington Site Access A)7. SR 1345 (Alexander Road) and Site Access 4 (full movement).
Wednesday, October 23, 2024
Upon full buildout, the proposed development is expected to generate 165 net new vehicle-trips duringthe AM peak hour and 137 net new vehicle-trips trips during the PM peak hour.
For more information, see TIA attachment, Table 4.
See attached.
Planning Board - July 10, 2025
ITEM: 1 - 7 - 10
Page 2 of 2
Community Information Meeting Report – Approved 06-2022
Trip Distribution and Assignment
Approved Developments Considered
Planned Roadway/Intersection Improvements Considered
Approved Background Growth Rate
Required Improvements (with phasing if proposed)
1. U-4902D – conversion of US 17 to a Restricted Crossing U-Turn (RCUT)corridor. A signalized southbound-to-northbound U-turn is proposedapproximately 750’ south of the US 17 and Alexander Road (southernconnection) intersection.2. Abberly Wilmington – US 17 and Alexander Road (southern connection) -construct a southbound right turn lane on US 17 (Market Street) with 100 feetof storage, and appropriate full-width deceleration and taper.
1%
1. U-4902D – conversion of US 17 to a Restricted Crossing U-Turn (RCUT)corridor. A signalized southbound-to-northbound U-turn is proposedapproximately 750’ south of the US 17 and Alexander Road (southernconnection) intersection.2. Abberly Wilmington – US 17 and Alexander Road (southern connection) -construct a southbound right turn lane on US 17 (Market Street) with 100 feetof storage, and appropriate full-width deceleration and taper.
Commercial: Market Street North - 60%Market Street South - 40%
ResidentialMarket Street North - 30%Market Street South - 70%
Planning Board - July 10, 2025
ITEM: 1 - 7 - 11
Parcel ID Address
R03600-004-002-000 7715 Alexander Road
R03600-004-001-000 None
R03600-004-022-000 7718 Alexander Road
Future Land Use Classification Map
Planning Board - July 10, 2025
ITEM: 1 - 7 - 12
Planning Board - July 10, 2025
ITEM: 1 - 7 - 13
Planning Board - July 10, 2025
ITEM: 1 - 7 - 14
Planning Board - July 10, 2025
ITEM: 1 - 7 - 15
Planning Board - July 10, 2025
ITEM: 1 - 7 - 16
Concept Plan
Planning Board - July 10, 2025
ITEM: 1 - 8 - 1
STANDARD
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L=50.52'R=79.65'L=27.41'R=44.50'
N42° 52' 41.71"E
83.46'
S42° 37' 33.91"W
122.61'
N42° 53' 23.70"E
129.71'
S
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.
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2
"
E
6
3
.
7
7
'
N35° 10' 06.20"E
81.15'
S4
5
°
4
9
'
2
9
.
8
0
"
E
54
.
6
9
'
S42° 39' 30.20"W
50.00'
S44° 10' 30.20"W
50.00'
S4
5
°
4
9
'
2
9
.
8
0
"
E
24
3
.
2
8
'
S
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4
°
3
6
'
3
3
.
2
2
"
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2
8
5
.
3
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'
N5
3
°
5
9
'
3
8
.
9
4
"
W
60
.
1
1
'
L=112.01'
R=81.09'
N25° 08
'
3
4
.
3
5
"
E
73.73'
S
6
4
°
5
0
'
1
3
.
8
6
"
E
2
0
0
.
3
4
'
N25° 09
'
4
6
.
1
4
"
E
100.00'
N
6
4
°
5
0
'
1
2
.
9
8
"
W
2
0
0
.
0
0
'
N25° 16
'
3
7
.
6
4
"
E
103.81'
2
49,302.49 SF
1.13 AC
W
60
"
P
P
E
SITE PLAN1SCALE: 1" = 40'
40'0 40'80'
SCALE: 1" = 40'
GRAPHIC SCALE
SITE DATA
PROJECT INFORMATION
PROJECT NAME MARKET STREET DEVELOPMENT
PROJECT ADDRESS 7000 MARKET STREET
WILMINGTON, NC
PARCEL ID - PARCEL A
R03600-004-002-000
R03600-004-001-000
R03600-004-022-000
TOTAL PROPERTY ACREAGE ±5.18 AC
APPLICANT/DEVELOPER
GOLDEN VENTURES I, LLC
330 MILITARY CUTOFF ROAD
WILMINGTON, NC 28405
ENGINEER RIVERVIEW ENGINEERING, PLLC
NICHOLAS LAURETTA, PE, LEED AP
CURRENT ZONING R-15
PROPOSED ZONING B-2 / R-5
CURRENT USE VACANT LAND
PROPOSED USE COMMERCIAL / RESIDENTIAL
CAMA LAND USE URBAN
FLOOD HAZARD ZONE X
RIVER BASIN WHITE OAK
RECEIVING STREAM PAGES CREEK
CLASSIFICATION SA; HQW
SETBACKS
FRONT B-2: 25 FT R-5: 20 FT
SIDE STREET B-2: 25 FT R-5: 10.5 FT
SIDE INTERIOR B-2: 30 FT R-5: 7 FT
REAR B-2: 35 FT R-5: 15 FT
PROPOSED STRUCTURES
NUMBER OF BUILDINGS B-2: 2 R-5: 4
BUILDING SQUARE FOOTAGE B-2: 13,137 SF R-5: 9,000 SF
BY-RIGHT HEIGHT B-2: 50 FT R-5: 40 FT
BUILDING HEIGHT TBD
CONSTRUCTION TYPE V-B
BUILDING LOT COVERAGE B-2: 8%R-5: 13%
IMPERVIOUS COVERAGE
EXISTING 0 SF
PROPOSED 115,751 SF
PROPOSED OFFSITE 7,045 SF
DISTURBED AREA TBD
TRIP GENERATION
INTENSITY ADT AM PEAK PM PEAK
PROPOSED
SINGLE FAMILY ATTACHED
(215)12 DU 41 1 3
FAST FOOD W/ DRIVE
THROUGH (934)3.25 KSF 759 69 55
CONVENIENCE STORE / GAS
STATION (945)12 VFP 1037 95 79
TOTAL 1837 165 137
NOTES
1.SURVEY PROVIDED BY CHARLES F. RIGGS AND ASSOCIATES, DATED
10/01/24.
2.WETLANDS SHOWN ARE DETERMINED TO BE ISOLATED AND
UNREGULATED.
3.THE SITE IS UNDERLAIN BY LEON (Le) FINE SAND, WHICH IS CLASSIFIED AS
HYDROLOGIC SOIL GROUP A/D. DETAILED GEOTECHNICAL
INVESTIGATIONS WAS PERFORMED AT AREAS WHERE SCM ARE
PROPOSED.
4.THE PROJECT IS OUTSIDE OF THE 0.2% (500-YR) ANNUAL CHANCE
FLOOPLAIN AS SHOWN ON FEMA MAP NUMBER 3720315900J, DATED APRIL
3, 2006 AND 3720316900K, DATED AUGUST 28, 2018.
5.SEWER IS PUBLIC (CFPUA) AND EXISTS WITHIN ALEXANDER ROAD. WATER
IS PUBLIC (CFPUA) AND EXISTS ON THE PROJECT SIDE OF MARKET
STREET.
6.ALL UTILITY SERVICES CONVEYED THROUGH PRIVATE PROPERTY WILL BE
IN ENCOMPASSED IN A PRIVATE UTILITY EASEMENT.
7.POWER SUPPLY WILL BE BY DUKE ENERGY.
8.BUFFERS AND LANDSCAPING SHALL COMPLY WITH NEW HANOVER
COUNTY UNIFIED DEVELOPMENT ORDINANCE.
6,150 SF
BUILDING
3
0
'
S
E
T
B
A
C
K
15'
2
0
'
1
2
.
5
'
2
0
'
1
2
.
5
'
25'
12.5'
25
'
12
.
5
'
30
'
S
E
T
B
A
C
K
TYPE A3 OPAQUE
BUFFER (TYP.)
STREETYARD (TYP.)
STREETYARD (TYP.)
STREETYARD (TYP.)
STREETYARD (TYP.)
7
'
S
E
T
B
A
C
K
125'75'
83
.
1
'
51.7'
2,200 SF
BUILDING
50' PUBLIC
DRAINAGE
EASEMENT
60' PUBLIC
DRAINAGE
EASEMENT
7
'
S
E
T
B
A
C
K
7
'
S
E
T
B
A
C
K
ENGINEER
PROJECT OWNER
STAMP
CHECKED BY
PRINCIPAL IN CHARGE
REVISIONS
ISSUE FOR
ISSUE DATE
PROJECT ADDRESS
PROJECT NUMBER
SHEET TITLE
SHEET NUMBER
www.rivervieweng.com
4904 PARK AVENUE
WILMINGTON, NC 28403
(910) 398-2882
nlauretta@rivervieweng.com
DRAWN BY
AL
E
X
A
N
D
E
R
ST
A
T
I
O
N
PRELIMINARY
SITE PLAN
CS101
LANDLORD PRELIMINARY PLAN
1023.01
7000 MARKET STREET
WILMINGTON, NC
REVIEW - NOT FOR CONSTRUCTION
MAY 30, 2025
N. LAURETTA
NJL
GO
L
D
E
N
V
E
N
T
U
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S
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,
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8
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NJL
PUMP STATION
OFFSITE STORMWATER
CONVEYANCE
OFFSITE
STORMWATER
CONVEYANCE
DUMPSTER PAD
AND ENCLOSURE
DUMPSTER PAD
AND ENCLOSURE
STORMWATER
MANAGEMENT
STORMWATER
MANAGEMENT
ISOLATED
WETLAND
36.0'
28
'
PROPOSED RIGHT
TURN LANE
EXISTING DISTRIBUTION LINE
(DUKE) TO BE RELOCATED
LEGEND
R-5 (1.52 ACRES)
B-2 (3.66 ACRES)
4,787 SF
CANOPY
15' SETBACK
2
0
'
2
0
'
20' PERFORMANCE
BUFFER (TYP.)
35' SETBACK
2
0
'
20
'
PROPOSED
SIDEWALK
45'
PRIVATE
R/W
24'
1
10'X70' SIGHT DISTANCE
TRIANGLE (TYP.)
2
3
4
5
6
7
8
9
10
11
12
20' REINFORCED
FIRE DEPT. ACCESS
10.5'
Planning Board - July 10, 2025
ITEM: 1 - 9 - 1
Traffic Impact Analysis
Planning Board - July 10, 2025
ITEM: 1 - 10 - 1
February 12, 2025 REVISED June 4, 2025 REVISED June 23, 2025
Colin Kinton, PE
McAdams
80 Charlotte Street, Suite 40
Asheville, NC 28801
RE: Revised Approval with conditions of the Traffic Impact Analysis (TIA) associated with the proposed
Alexander Road Retail Development in New Hanover County, North Carolina
Dear Mr. Kinton:
The WMPO has coordinated the review of the Alexander Road Retail Development TIA (sealed December 24,
2024), by NCDOT and New Hanover County staff. Based on the information provided and conversations held to
date, it is our understanding that the proposed development will be built in 2027 and consist of following land
uses and intensities:
Build Year 2027:
ITE Land Use Code 215 Single-family (Attached) – 14 DU 12 DU
ITE Land Use Code 937 Coffee Shop with Drive Through Window – 1,850 SF 3,250 SF
ITE Land Use Code 945 Convenience Store/Gas Station (5.5-10 KSF) – 12 VFP
Based upon the review of the analysis provided, the following improvements are required of this development:
US 17 BUS (Market Street) at SR 1345 (Alexander Road) (existing unsignalized intersection; future signalized
leftover)
No improvements are required.
US 17 (Market Street) at Site Access 1 (proposed unsignalized right-in/right-out intersection)
Construct Site Access 1 (eastbound approach) as a right-in/right-out intersection with one ingress lane and
one egress lane.
Provide stop control for the eastbound approach.
Provide an internal protected stem of 100 feet, as measured from the right-of-way line.
Planning Board - July 10, 2025
ITEM: 1 - 11 - 1
Revised Approval with conditions of Alexander Road Retail Development (New Hanover County)
Page 2 of 3
Construct a southbound right turn lane on Market Street with 125 feet of full width storage and appropriate
deceleration and taper lengths.
SR 1345 (Alexander Road) at Site Access 2 (proposed unsignalized full movement intersection)
Construct Site Access 2 (southbound approach) with one ingress lane and one egress lane.
Provide stop control for the southbound approach.
Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
Construct a westbound right deceleration lane on Alexander Road with 50 feet of full width storage and
appropriate taper length.
SR 1345 (Alexander Road) at Site Access 3 (proposed unsignalized full movement intersection)
Construct Site Access 3 (westbound approach) with one ingress lane and one egress lane.
Provide stop control for the westbound approach.
Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
SR 1345 (Alexander Road) at Site Access 4 (proposed unsignalized full movement intersection)
Construct Site Access 4 (westbound approach) with one ingress lane and one egress lane.
Provide stop control for the westbound approach.
Provide an internal protected stem of 50 feet, as measured from the right-of-way line.
If changes are made to the proposed site driveways and/or land uses, the current trip distribution may need to
be modified and would require a revised Traffic Impact Analysis to be submitted to the WMPO for review by
NCDOT and New Hanover County, in which instance this approval would become null and void.
The applicant is required to obtain all applicable New Hanover County and NCDOT permits for access to the road
network. A copy of this TIA approval shall be included with any NCDOT driveway permit application. All applicable
NCDOT and New Hanover County technical standards and policies shall apply.
Please contact me at (910) 473-5130 with any questions regarding this approval.
Sincerely,
Caitlin M. Cerza
Transportation Planning Engineer
Wilmington Urban Area MPO
Planning Board - July 10, 2025
ITEM: 1 - 11 - 2
Revised Approval with conditions of Alexander Road Retail Development (New Hanover County)
Page 3 of 3
Ec: Ben Hughes, PE, District Engineer, NCDOT
Jon Roan, Deputy District Engineer, NCDOT
Frank Mike, Assistant District Engineer, NCDOT
Michael Bass, Assistant District Engineer, NCDOT
Stonewall Mathis, PE, Division Traffic Engineer, NCDOT
Madi Lee, PE, Development Review Engineer, NCDOT
Bryce Cox, Senior Assistant Traffic Engineer, NCDOT
Robert Farrell, Development Review Supervisor, New Hanover County
Abby Lorenzo, MPA, Deputy Director, WMPO
Planning Board - July 10, 2025
ITEM: 1 - 11 - 3
TPD# TFV2.00001
www.TrafficPD.com
Alexander Road Retail Development
Transportation Impact Analysis
New Hanover County, NC
For Submission To:
WMPO and NCDOT
12-24-2024
Planning Board - July 10, 2025
ITEM: 1 - 12 - 1
Alexander Road Retail Development
Transportation Impact Analysis
FOR SUBMISSION TO:
WMPO and NCDOT
December 24, 2024
TPD # TFV2.00001
Prepared For:
TFV2, LLC
7 Cedar Island
Wilmington, NC 28409
Prepared By:
TPD
80 Charlotte Street, Suite 40
Asheville, NC 28801
Phone: (828) 575-0133
E-mail: TPD@TPDinc.com
Website: www.TPDinc.com
NC Business License #C-4448
Colin Kinton, P.E.
Project Manager
North Carolina License Number PE-048897
12/24/2024
Planning Board - July 10, 2025
ITEM: 1 - 12 - 2
TABLE OF CONTENTS
EXECUTIVE SUMMARY ......................................................................................................................................... 1
1.0 INTRODUCTION....................................................................................................................................... 3
2.0 EXISTING.................................................................................................................................................. 3
3.0 NEARBY DEVELOPMENTS ....................................................................................................................... 4
4.0 PLANNED ROADWAY IMPROVEMENTS ................................................................................................. 4
5.0 NO-BUILD ................................................................................................................................................ 5
6.0 BUILD ....................................................................................................................................................... 5
7.0 LEVELS OF SERVICE FOR INTERSECTION ................................................................................................. 7
8.0 CAPACITY ANALYSIS METHODOLOGY .................................................................................................... 7
9.0 LEVEL OF SERVICE IN THE STUDY AREA .................................................................................................. 9
10.0 AUXILIARY TURN LANE ANALYSIS ......................................................................................................... 11
11.0 SITE DISTANCE ANALYSIS ...................................................................................................................... 11
12.0 CONCLUSIONS ....................................................................................................................................... 11
13.0 RECOMMEDATIONS .............................................................................................................................. 11
TABLES 1-9
Table 1: Roadway Characteristics within Study Area
Table 2: Manual Traffic Count Information
Table 3: Trip Generation Data
Table 4: Trip Generation Summary
Table 5: Trip Distribution Percentages
Table 6: Level of Service Criteria - Unsignalized and Signalized Intersections
Table 7: Level of Service Summary
Table 8: Queue Analysis Summary
Table 9: Auxiliary Turn Lane Summary
Planning Board - July 10, 2025
ITEM: 1 - 12 - 3
FIGURES 1-11
Figure 1: Site Location Map
Figure 2: Site Plan
Figure 3: Existing Lane Configuration
Figure 4: 2024 Existing Vehicular Traffic Volumes
Figure 5: Abberly Residential Vehicular Traffic Volumes
Figure 6: 2027 No-Build Vehicular Traffic Volumes
Figure 7A: Trip Distribution Percentages – Commercial Primary
Figure 7B: Trip Distribution Percentages – Commercial Pass-By
Figure 7C: Trip Distribution Percentages – Townhomes Primary
Figure 8A: Trip Distribution – Commercial Primary
Figure 8B: Trip Distribution – Commercial Pass-By
Figure 8C: Trip Distribution – Townhomes Primary
Figure 9: Total Site Trips
Figure 10: 2027 Build Vehicular Traffic Volumes
Figure 11: Recommended Geometry
TECHNICAL APPENDICES
Appendix A: Project Correspondence
Appendix B: Manual Traffic Count Printouts
Appendix C: Proposed Nearby Development
Appendix D: Volume Development Worksheets
Appendix E: Capacity Analysis
Appendix F: NCDOT Signal Plans
Appendix G: Turn Lane Warrants
Appendix H: Site Distance Observations
Planning Board - July 10, 2025
ITEM: 1 - 12 - 4
Page 1 www.TPDinc.com
EXECUTIVE SUMMARY
The purpose of this Traffic Impact Analysis (TIA) is to examine the potential traffic impacts for the proposed
mixed-use development to be located at the northwest corner of Alexander Road (SR 1345) & Market Street
(US 17) in New Hanover County, North Carolina. Based on this evaluation, the following conclusions were
reached:
» A project scoping request was submitted to NCDOT on July 11, 2024 by another professional
engineering firm. Final scoping approval was received on September 10, 2024. Submission Step 1.A
was approved December 4, 2024.
» The study area intersections included in this TIA are illustrated on the appended figures and are as
follows:
o Market Street (US 17) & Alexander Road (SR 1345) (to be signalized)
o Market Street (US 17) & Site Access 1 (right-in/right-out - unsignalized)
o Alexander Road (SR 1345) & Site Access 2 (full access - unsignalized)
o Alexander Road (SR 1345) & Site Access 3 (full access - unsignalized)
o Alexander Road (SR 1345) & Site Access 4 (full access - unsignalized)
» The proposed mixed-use development will include a 6,200 SF convenience store with 12 vehicle fueling
positions, a 3,250 SF drive-through fast food, and 12 townhomes.
» Access to the convenience store and fast food is provided via one right-in/right-out driveway on
Market Street (US 17) and one full access driveway on Alexander Road (SR 1345). Access to the
townhomes is provided via two full access driveways on Alexander Road (SR 1345). There is no
interconnectivity between the convenience store and fast food with the townhomes.
» Upon full build-out, the proposed site is expected to generate a total of 165 new vehicle-trips during
the weekday AM peak hour and 137 new vehicle-trips during the weekday PM peak hour.
» The Abberly Wilmington is a nearby proposed development consisting of 253 low-rise apartment units
located on Alexander Road (SR 1345) approximately 600 feet west of Market Street (US 17) with an
expected build year of 2027.
» The Abberly Wilmington development is scheduled to construct a southbound right turn lane on
market Street (US 17) at Alexander Drive (SR 1345) with 100 feet of storage and the appropriate full-
width deceleration and taper.
» The State Transportation Improvement Program (STIP) U-4902D includes signalization of the Market
Street (US 17) & Alexander Road (SR 1345) intersection and a northbound left-turn lane with 375 feet
of storage. A restricted Crossing U-Turn is also planned approximately 750 feet south of the Market
Street (US 17) & Alexander Road (SR 1345) intersection. These improvements are currently under
construction.
» Site distance observations were conducted on Alexander Road for site access driveway locations. TPD
has determined that due to the low residential site access volumes and low speeds on Alexander Road,
site distance for the driveways are acceptable.
» Under 2027 Build, all movements are expected to operate at LOS D or better during the weekday AM
and PM peak hours.
» Under 2027 Build, the following operation conditions are noted:
Planning Board - July 10, 2025
ITEM: 1 - 12 - 5
Page 2 www.TPDinc.com
Market Street (US 17) & Site Access 1
o The eastbound right-turn driveway queue is anticipated to exceed 100 feet. Between Site
Access 1 and 2, traffic should distribute and balance, resulting in shorter queue lengths than
projected.
The following roadway network improvements are recommended:
Market Street (US 17) & Site Access 1
» Proposed access configuration:
o Right-in/Right-out
o 25 ft wide
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
» Install a southbound right-turn lane with 125 feet of storage and an appropriate taper on Market
Street (US 17). Based on spacing from Alexander Road, the planned right-turn lane for Market Street
at Alexander Road should be extended through Site Access 1 as a continuous right-turn lane.
Alexander Road (SR 1345) & Site Access 2
» Proposed access configuration:
o Full Access
o 25 ft wide
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
Alexander Road (SR 1345) & Site Access 3
» Proposed access configuration:
o Full Access
o 20 ft wide
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
Alexander Road (SR 1345) & Site Access 4
» Proposed access configuration:
o Full Access
o 20 ft wide
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
Planning Board - July 10, 2025
ITEM: 1 - 12 - 6
Page 3 www.TPDinc.com
1.0 INTRODUCTION
TPD Inc. has completed a Traffic Impact Analysis (TIA) for a proposed mixed-use development to be located at
the northwest corner of Alexander Road (SR 1345) & Market Street (US 17) in New Hanover County, North
Carolina. Figure 1 provides the site location and vicinity map. Figure 2 illustrates the proposed 6,200 SF
convenience store with 12 vehicle fueling positions, 3,250 SF fast food with drive-through, 12 townhomes, and
proposed access points.
This report has been prepared in accordance with NCDOT’s Policy on Street and Driveway Access to North
Carolina Highways, 2003 and the NCDOT Congestion Management Capacity Analysis Guidelines, 2022. The
project scope and study area extents were submitted to NCDOT. All relevant correspondence pertaining to
this project has been included in Appendix A.
1.1 SITE ACCESS LOCATIONS
Access to the convenience store and fast food is provided via one right-in/right-out driveway on Market
Street (US 17) and one full access driveway on Alexander Road (SR 1345). Access to the townhomes is
provided via two full access driveways on Alexander Road (SR 1345). There is no interconnectivity between
the convenience store and fast food with the townhomes.
2.0 EXISTING
2.1 EXISTING ROADWAY NETWORK
A field review of the existing roadway system in the study area was conducted. The existing roadway
characteristics within the study area are summarized in Table 1. The existing lane configuration and
intersection controls for the study area intersections are illustrated in Figure 3.
TABLE 1
ROADWAY CHARACTERISTICS WITHIN STUDY AREA
Roadway Roadway
Maintenance
Predominant
Directional
Orientation
Posted
Speed
Limit
Year 2023
AADT*
Market Street (US 17) NCDOT North-South 45 mph 43,000
Alexander Road (SR 1345) NCDOT East-West 25 mph 700
*Source: NCDOT 2023 ArcGIS AADT Mapping Application
2.2 BICYCLE AND PEDESTRIAN FACILITIES
Based on observations during field visits at the study area intersections, there are no bicycle
accommodations present in the vicinity of the proposed development. Pedestrian sidewalk facilities are
present on the west side of Market Street (US 17).
Planning Board - July 10, 2025
ITEM: 1 - 12 - 7
Page 4 www.TPDinc.com
2.3 EXISTING TRAFFIC
Manual Turning Movement Counts
Manual traffic counts were conducted in 15-minute intervals during the weekday morning (7:00 to 9:00 AM),
and weekday evening (4:00 to 6:00 PM) peak periods for study intersections. Data pertaining to heavy
vehicles, pedestrians and transit vehicles were observed during the manual counts. Peak hours and count
dates for the study area intersections is identified in Table 2.
TABLE 2
MANUAL TRAFFIC COUNT INFORMATION
Intersection Date(s) of Traffic Counts Time
Period
Intersection
Peak Hour1
Market Street (US 17) &
Alexander Road (SR 1345) Wednesday, October 23, 2024
Weekday AM 7:45 to 8:45 AM
Weekday PM 5:00 to 6:00 PM
1Peak Hour consists of the four consecutive 15-minute intervals where the highest traffic volumes occur.
Existing traffic volumes for the weekday AM and weekday PM peak hours are illustrated in Figure 4. For
analysis purposes, any specific turning movement with a volume less than four vehicles have been adjusted
in the analysis to have a volume equal to four vehicles. Traffic count data sheets are provided in Appendix
B.
3.0 NEARBY DEVELOPMENTS
The Abberly Wilmington is a proposed development consisting of 253 low-rise apartment units located on
Alexander Road (SR 1345) approximately 600 feet west of Market Street (US 17) with an expected build
year of 2027. The site generated trips developed by DRMP are illustrated in Figure 5. Documents associated
with the approved TIA are provided in Appendix C.
4.0 PLANNED ROADWAY IMPROVEMENTS
4.1 PROGRAMMED IMPROVEMENTS – STIP U-4902D
The State Transportation Improvement Program (STIP) U-4902D includes signalization of the Market Street
(US 17) & Alexander Road (SR 1345) intersection and a northbound left-turn lane with 375 feet of storage.
A restricted Crossing U-Turn is also planned approximately 750 feet south of the Market Street (US 17) &
Alexander Road (SR 1345) intersection. These improvements are currently under construction.
4.2 PROGRAMMED IMPROVEMENTS – ABBERLY WILMINGTON
The Abberly Wilmington development is scheduled to construct a southbound right-turn lane on Market
Street (US 17) at Alexander Drive (SR 1345) with 100 feet of storage and the appropriate full-width
deceleration and taper.
Planning Board - July 10, 2025
ITEM: 1 - 12 - 8
Page 5 www.TPDinc.com
5.0 NO-BUILD
5.1 ANNUAL BACKGROUND GROWTH
Background growth factors for the roadways in the study area were developed during scoping and
approved by NCDOT. A background growth trend factor of 1.0% per year has been utilized to apply three
years of growth for the Year 2027 projected build-out. The additional traffic volumes due to background
growth and the proposed Abberly Wilmington Development volumes have been added to the existing
traffic data to produce the 2027 No-Build traffic volumes which are illustrated in Figure 6.
6.0 BUILD
6.1 TRIP GENERATION
The trip generation rates for the proposed development were obtained from the manual Trip Generation,
11th Edition, 2021, an Institute of Transportation Engineers (ITE) Informational Report. For the proposed
development, Land Use Codes 945 (Convenience Store w/Gas Station), 215 (Single Family Attached), and
934 (Fast Food w/ Drive Through) were used to calculate the number of vehicular trips the development is
anticipated to generate during the following time periods: (1) average weekday; (2) weekday AM peak hour;
and (3) weekday PM peak hour. Table 3 provides the rates/equations and directional percentages for the
analyzed time periods.
TABLE 3
ITE TRIP GENERATION DATA
Land Use ITE # Size (X) Time Period Equations/Rates Pass-By % Entering %
Super Convenience
Market w/ Gas Station 945 12 VFP
Weekday AM Peak Hour T = 31.60*(X) 76% 50%
Weekday PM Peak Hour T = 26.90*(X) 75% 50%
Weekday T = 345.75*(X) 75% 50%
Single Family
Attached 215 12 DU
Weekday AM Peak Hour T = 0.52*(X) - 5.70 -- 25%
Weekday PM Peak Hour T = 0.60*(X) - 3.93 -- 59%
Weekday T = 7.62*(X) - 50.48 -- 50%
Fast Food w/
Drive Through 934 3.25 KSF
Weekday AM Peak Hour T = 44.61*(X) 49% 51%
Weekday PM Peak Hour T = 33.03*(X) 50% 52%
Weekday T = 467.48*(X) 50% 50%
T = number of site-generated vehicular trips
X = Independent Variable (VFP - Vehicle Fueling Positions / DU - Dwelling Units / KSF – 1000 Square Feet)
Planning Board - July 10, 2025
ITEM: 1 - 12 - 9
Page 6 www.TPDinc.com
The calculated trip generation for the proposed and existing development are shown in Table 4.
TABLE 4
TRIP GENERATION SUMMARY
Land Use – ITE # Size (X)
External Trips Pass-By Trips New Trips
Total Enter Exit Total Enter Exit Total Enter Exit
Weekday AM Peak Hour
Convenience Market w/ Gas - 945 12 VFP 379 190 189 284 142 142 95 48 47
Single Family Attached - 215 12 KSF 1 0 1 -- -- -- 1 0 1
Fast Food w/ Drive Through - 934 3.25 KSF 145 74 71 76 38 38 69 36 33
Net Trips 525 264 261 360 180 180 165 84 81
Weekday PM Peak Hour
Convenience Market w/ Gas - 945 12 VFP 323 161 162 244 122 122 79 39 40
Single Family Attached - 215 12 KSF 3 2 1 -- -- -- 3 2 1
Fast Food w/ Drive Through - 934 3.25 KSF 107 56 51 52 26 26 55 30 25
Net Trips 433 219 214 296 148 148 137 71 66
Weekday
Convenience Market w/ Gas - 945 12 VFP 4149 2075 2074 3112 1556 1556 1037 519 518
Single Family Attached - 215 12 KSF 41 21 20 -- -- -- 41 21 20
Fast Food w/ Drive Through - 934 3.25 KSF 1519 759 760 760 380 380 759 379 380
Net Trips 5709 2855 2854 3872 1936 1936 1837 919 918
X = Independent Variable (VFP - Vehicle Fueling Positions / DU – Dwelling Units / KSF – 1000 Square Feet)
1 = No ITE Data for the Average Weekday Pass-By Rate, however, pass-by trips are anticipated at the same rate as the peak hour rate (75%)
Upon full buildout, the proposed development is expected to generate 165 net new vehicle-trips during
the AM peak hour and 137 net new vehicle-trips trips during the PM peak hour.
6.2 TRIP DISTRIBUTION
The distribution of trips generated by the proposed development were based on the local road network,
the existing traffic patterns, the proposed use of the site, and the site driveway locations. Primary trips
distributions were organized into two categories or groups:
1. Commercial (Convenience Market w/ Gas + Fast Food w/ Drive Thru)
2. Townhomes (Single Family Attached)
The new trips for the proposed development were distributed to the local roadway network based on the
percentages shown in Table 5.
TABLE 5
TRIP DISTRIBUTION PERCENTAGES
Direction
(To/From)
Assignment
(To/From) Distribution Percent
Commercial
North Market Street (US 17) 60%
South Market Street (US 17) 40%
Townhomes
North Market Street (US 17) 30%
South Market Street (US 17) 70%
Planning Board - July 10, 2025
ITEM: 1 - 12 - 10
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Distribution percentages for the Commercial new primary and pass-by trips are illustrated in Figure 7A and
7B, respectively. Distribution percentages for the Townhomes new primary trips are illustrated in Figure
7C. The assignment of site-generated Commercial new primary trips and pass-by trips during the weekday
AM and PM peak hours are illustrated in Figure 8A and 8B, respectively. The assignment of site-generated
Townhomes new primary trips during the weekday AM and PM peak hours are illustrated in Figure 8C. The
total site trips are illustrated in Figure 9.
6.3 BUILD TRAFFIC VOLUMES
The calculated site-generated trips for the proposed development were added to the 2027 No-Build traffic
volumes to develop the 2027 Build traffic volumes. The 2027 Build traffic volumes for the weekday AM and
PM peak hours are illustrated in Figure 10. Traffic volume development worksheets are contained in
Appendix D.
7.0 LEVELS OF SERVICE FOR INTERSECTION
For analysis of intersections, level of service is defined in terms of delay, which is a measure of driver
discomfort and frustration, fuel consumption, and lost travel time. LOS criteria are stated in terms of control
delay per vehicle for a one-hour analysis period. Control delay includes initial deceleration delay, queue
move-up time, stopped delay, and final acceleration delay. The criteria are shown in Table 6. Delay, as it
relates to level of service, is a complex measure and is dependent upon a number of variables. For signalized
intersections, these variables include the quality of vehicle progression, the cycle length, the green time
ratio, and the volume/capacity ratio for the lane group in question. For unsignalized intersections, delay is
related to the availability of gaps in the flow of traffic on the major street and the driver’s discretion in
selecting an appropriate gap for a particular movement from the minor street (straight across, left or right
turn).
TABLE 6
LEVEL OF SERVICE CRITERIA
UNSIGNALIZED AND SIGNALIZED INTERSECTIONS1
Level of Service Control Delay Per Vehicle (Seconds)
Signalized Unsignalized
A < 10 < 10
B > 10 and < 20 > 10 and < 15
C > 20 and < 35 > 15 and < 25
D > 35 and < 55 > 25 and < 35
E > 55 and < 80 > 35 and < 50
F > 80 or v/c > 1.0 > 50 or v/c > 1.0
1Obtained from Exhibits 19-8 and 20-2 of the Transportation Research Board’s Highway Capacity Manual 6th Edition
8.0 CAPACITY ANALYSIS METHODOLOGY
Capacity analyses were conducted for the weekday AM and PM peak hours at the study area intersections.
These analyses were conducted according to the methodologies contained in the Highway Capacity Manual
(HCM) 6th Edition, using Synchro 11 software, a Trafficware product.
The following scenarios were analyzed, as applicable:
» 2024 Existing;
» 2027 No-Build (existing + 1% background growth for 3 years + adjacent development)
Planning Board - July 10, 2025
ITEM: 1 - 12 - 11
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» 2027 Build (existing + 1% background growth for 3 years + adjacent development + site generated
trips)
In accordance with NCDOT’s Policy on Street and Driveway Access to North Carolina Highways, the analysis
was modified as follows:
» The right-turns on red (RTOR) option has not been utilized at signalized intersections under any
conditions.
» Signal timing settings indicated on NCDOT record traffic signal plans were utilized.
» Yellow and all red timings are equal to 7 seconds (5 seconds for yellow, 2 seconds for red), per NCDOT
guidelines.
» Total lost time for all conditions is equal to 5 seconds; the lost time adjust is calculated based on the
corresponding yellow + all red timing and a startup lost time of 2 seconds.
» Where signalized intersections have left-turn signal phasing, all future analyses have assumed phasing
to be protected only.
» Peak hour factors have been adjusted to 0.90 at all study area intersections.
» Truck percentages were increased as necessary to show a minimum of 2% trucks.
NCDOT’s Transportation Impact Study Guidelines outlined in NCDOT’s Policy on Street and Driveway Access
to North Carolina Highways, dated July 2003 contain the following criteria regarding levels of service:
» Page 21-22 of the Guidelines state that the applicant will be required to identify mitigation
improvements to the roadway network if at least one of the following conditions exists when
comparing No-Build network to Build:
» The total average delay at an intersection or individual approach increases by 25% or greater, while
maintaining the same level of service;
» The Level of Service degrades by at least one level;
» Level of Service is “F”; and
» Page 22 of the Guidelines state that for turning lanes, improvements shall be identified when the
analysis indicates that 95th percentile queue exceeds the storage capacity of the existing lane.
In addition, capacity analyses were conducted at the proposed site driveways under the year 2027 Build
condition. The capacity analysis worksheets are included in Appendix E. Existing NCDOT traffic signal plans
are included in Appendix F
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ITEM: 1 - 12 - 12
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9.0 LEVEL OF SERVICE IN THE STUDY AREA
Level of service (LOS) analysis for the study area intersections are shown in Table 7.
TABLE 7
LEVEL OF SERVICE SUMMARY
Movement/Approach 2024 Existing 2027 No-Build 2027 Build % Change2
LOS Delay1 LOS Delay1 LOS Delay1
Weekday AM Peak Hour
Market Street (US 17) & Alexander Road (SR 1345)
EB R C 19.0 C 30.7 C 34.0 10.8%
NB L C 18.6 C 29.0 C 30.6 5.2%
SB T -- -- B 11.4 B 12.9 12.2%
SB R -- -- A 5.8 A 6.0 3.5%
ILOS -- -- A 8.6 B 10.3 19.8%
Market Street (US 17) & Site Access 1
EB R -- -- -- -- D 31.0 --
Alexander Road (SR 1345) & Site Access 2
EB LT -- -- -- -- A 7.7 --
SB LR -- -- -- -- B 11.5 --
Alexander Road (SR 1345) & Site Access 3
WB LR -- -- -- -- B 10.0 --
SB TL -- -- -- -- A 7.6 --
Alexander Road (SR 1345) & Site Access 4
WB LR -- -- -- -- A 9.6 --
SB LT -- -- -- -- A 7.6 --
Weekday PM Peak Hour
Market Street (US 17) & Alexander Road (SR 1345)
EB R C 17.9 C 25.8 C 27.8 7.8%
NB L C 17.4 C 27.4 C 29.1 6.2%
SB T -- -- B 12.8 B 13.9 8.6%
SB R -- -- A 5.8 A 6.0 3.5%
ILOS -- -- A 7.7 A 8.8 14.3%
Market Street (US 17) & Site Access 1
EB R -- -- -- -- D 29.7 --
Alexander Road (SR 1345) & Site Access 2
EB LT -- -- -- -- A 7.7 --
SB LR -- -- -- -- B 10.5 --
Alexander Road (SR 1345) & Site Access 3
WB LR -- -- -- -- A 9.5 --
SB LT -- -- -- -- A 7.5 --
Alexander Road (SR 1345) & Site Access 4
WB LR -- -- -- -- A 9.1 --
SB LT -- -- -- -- A 7.4 --
1 Seconds of delay
2 Percent increase in delay from No-Build to Build
As shown in Table 7, under 2027 Build weekday AM and PM peak hour, all movements operate at LOS D
or better.
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ITEM: 1 - 12 - 13
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9.1 QUEUE ANALYSIS
Queue analyses were conducted at the study area intersections using Synchro 11 software. For this analysis,
both the 95th percentile Synchro queue and the maximum SimTraffic queue were evaluated and reported
in Table 8.
TABLE 8
QUEUE ANALYSIS
Movement
/Approach
Storage
Feet 2024 Existing1 2027 No-Build1 2027 Build1
Weekday AM Peak Hour
Market Street (US 17) & Alexander Road (SR 1345)
EB R -- <25/93 120/204 166/315
NB L 375 38/94 114/160 151/197
SB T -- -- 355/206 375/238
SB R 100 -- <12/[124] <25/[125]
Market Street (US 17) & Site Access 1
EB R -- -- -- 103/122
Alexander Road (SR 1345) & Site Access 2
EB LT -- -- -- <25/<25
SB LR -- -- -- <25/53
Alexander Road (SR 1345) & Site Access 3
WB LR -- -- -- <25/31
SB LT -- -- -- <25/30
Alexander Road (SR 1345) & Site Access 4
WB LR -- -- -- <25/31
SB LT -- -- -- <25/<25
Weekday PM Peak Hour
Market Street (US 17) & Alexander Road (SR 1345)
EB R -- <25/67 71/218 106/178
NB L 375 <25/74 101/118 132/151
SB T -- -- 396/266 413/232
SB R 100 -- <25/[125] <25/116
Market Street (US 17) & Site Access 1
EB R -- -- -- 83/106
Alexander Road (SR 1345) & Site Access 2
EB LT -- -- -- <25/30
SB LR -- -- -- <25/53
Alexander Road (SR 1345) & Site Access 3
WB LR -- -- -- <25/31
SB LT -- -- -- <25/31
Alexander Road (SR 1345) & Site Access 4
WB LR -- -- -- <25/52
SB LT -- -- -- <25/<25
Red text highlights queue exceeding available storage
1 Synchro 95th Percentile Queue / SimTraffic Maximum Queue (feet)
[#] = SimTraffic queue default to storage length + taper
As shown in Table 8, during the weekday AM and PM peak hour, the following queuing concerns are
anticipated:
Market Street (US 17) & Site Access 1
» The eastbound right-turn driveway queue is anticipated to exceed 100 feet. Between Site Access 1
and 2, the traffic is expected to distribute and balance, resulting in shorter queue lengths than
projected.
Planning Board - July 10, 2025
ITEM: 1 - 12 - 14
Page 11 www.TPDinc.com
10.0 AUXILIARY TURN LANE ANALYSIS
10.1 FINDINGS
TPD evaluated auxiliary turn lane warrants at the proposed site access intersections in accordance with
NCDOT’s Policy on Street and Driveway Access to North Carolina Highways Warrant for Left and Right-Turn
Lanes figure. Table 9 summarizes the results of the auxiliary turn lane analysis at the site driveway
intersections. The calculations for the auxiliary turn lane warrants are included in Appendix G.
TABLE 9
AUXILIARY TURN LANE ANALYSIS SUMMARY
Intersection Auxiliary Lane Warrant
Satisfied?
Driveway Turn
Lane Length
Market Street (US 17) &
Alexander Road (SR 1345) SB Right Turn Lane Yes 125’
Alexander Road (SR 1345) & Site
Access 2
EB Left Turn Lane No --
WB Right Turn Lane No --
Alexander Road (SR 1345) & Site
Access 3
EB Left Turn Lane No --
WB Right Turn Lane No --
Alexander Road (SR 1345) & Site
Access 4
NB Right Turn Lane No --
SB Left Turn Lane No --
11.0 SITE DISTANCE ANALYSIS
11.1 FINDINGS
Alexander Road currently operates as a 2-lane minor arterial roadway with a posted speed limit of 25 mph.
There is a 90-degree bend roughly 450 feet west of Market Street (US 17) reducing site distance for vehicles
existing the site driveways. Site distance observations were conducted on Alexander Road for the site access
driveways. TPD has determined that due to the low driveway volumes at the residential site accesses and
low vehicle speeds on Alexander Road, site distance for the driveways is acceptable. Clearing of scrub plant
growth along the inside of the ninety-degree curve on Alexander Road and managing low growth plant
back of landscaping will further minimize site distance obstructions. Site distance observations are
illustrated in Appendix H.
12.0 CONCLUSIONS
Based on the results of the transportation impact analysis, TPD offers the following conclusions:
» The purpose of this Traffic Impact Analysis (TIA) is to examine the potential traffic impacts associated
with the proposed retail development at the northwest corner of Alexander Road (SR 1345) & Market
Street (US 17) in Wilmington, New Hanover County, North Carolina.
» The proposed mixed-use development will include a 6,200 SF convenience store with 12 vehicle fueling
positions, an 3,250 SF drive-through fast food, and 12 attached townhomes.
» Access to the convenience store and fast food is provided via one right-in/right-out driveway on
Market Street (US 17) and one full access driveway on Alexander Road (SR 1345). Access to the
Planning Board - July 10, 2025
ITEM: 1 - 12 - 15
Page 12 www.TPDinc.com
townhomes is provided via two full access driveways on Alexander Road (SR 1345). There is no
interconnectivity between the convenience store and fast food with the townhomes.
» Upon full build-out, the proposed site is expected to generate a total of 165 new vehicle-trips during
the weekday AM peak hour and 137 new vehicle-trips during the weekday PM peak hour.
» The Abberly Wilmington is a nearby proposed development consisting of 253 low-rise apartment units
located on Alexander Road (SR 1345) approximately 600 feet west of Market Street (US 17) with an
expected build year of 2027.
» The Abberly Wilmington development is scheduled to construct a southbound right-turn lane on
market Street (US 17) at Alexander Drive (SR 1345) with 100 feet of storage and the appropriate full-
width deceleration and taper.
» The State Transportation Improvement Program (STIP) U-4902D includes signalization of the Market
Street (US 17) & Alexander Road (SR 1345) intersection and a northbound left-turn lane with 375 feet
of storage. A restricted Crossing U-Turn is also planned approximately 750 feet south of the Market
Street (US 17) & Alexander Road (SR 1345) intersection. These improvements are currently under
construction.
» Site distance observations were conducted on Alexander Road for site access driveway locations. TPD
has determined that due to the low residential site access volumes and low vehicle speeds on Alexander
Road, site distance for the driveways are acceptable.
» Under 2027 Build, all movements are expected to operate at LOS D or better during the weekday AM
and PM peak hours.
» Under 2027 Build, the following operation conditions are noted:
Market Street (US 17) & Site Access 1
o The eastbound right-turn driveway queue is anticipated to exceed 100 feet. Between Site
Access 1 and 2, traffic should distribute and balance, resulting in shorter queue lengths than
expected.
13.0 RECOMMEDATIONS
The following roadway network improvements are recommended:
Market Street (US 17) & Site Access 1
» Proposed access configuration:
o Right-in/Right-out
o 25 ft width
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
» Install a southbound right-turn lane with 125 feet of storage and an appropriate taper on Market
Street (US 17). Based on spacing from Alexander Road, the planned right-turn lane for Market Street
at Alexander Road should be extended through Site Access 1 as a continuous right-turn lane.
Planning Board - July 10, 2025
ITEM: 1 - 12 - 16
Page 13 www.TPDinc.com
Alexander Road (SR 1345) & Site Access 2
» Proposed access configuration:
o Full Access
o 25 ft width
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
Alexander Road (SR 1345) & Site Access 3
» Proposed access configuration:
o Full Access
o 20 ft width
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
Alexander Road (SR 1345) & Site Access 4
» Proposed access configuration:
o Full Access
o 20 ft width
o 50 ft stem length measured from the right-of-way
o One entering lane & one exiting lane
The recommended lane geometry for the Alexander Road Mixed-use development is illustrated in Figure 11.
Planning Board - July 10, 2025
ITEM: 1 - 12 - 17
Public Comments
In Support 0
Neutral 0
In Opposition 2
Planning Board - July 10, 2025
ITEM: 1 - 13 - 1
Outlook
Online Form Submission #25769 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Sun 6/1/2025 8:59 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 Mary
Last Name Parson
Address 200 McCormick Ln
City Wilmington
State NC
Zip Code 28411
Email ilad007@yahoo.com
Please select the case for
comment.
PB Meeting - Z25-11 – Alexander Road Commercial and
Residential
What is the nature of your
comment?
Oppose project
Public Comment This is the wrong commercial for this site. The public drainage
is for wet lands of a large area that drain to Pages Creek and
should not have any fuel in the area. The traffic on Alexander
Road is expected to increase due to the City's annex of
property on Alexander Road allowing over 250 apartments to
be built and dump all traffic on Alexander with very little up
grade to the very same Alexander Road to Market site that this
project plans to allow an exit onto Alexander. The southern
Planning Board - July 10, 2025
ITEM: 1 - 14 - 1
connection for US 17 Market and SR 1345 Alexander Rd has
traffic from the Torchwood Rd light at its access during high
morning and afternoon times. Both Northern and Southern
connections allow for U Turns from Market to take place before
Alexander Rd traffic can turn right which allows back-ups on
Alexander and we are not even at this time having to address
the apartments or Commercial traffic. The new townhomes will
also be coming onto Alexander.
Upload supporting files
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more than 20MB in size total for all files. File types accepted are: doc, docx, ppt,
pptx, txt, csv, xls, xlsx, pdf, jpg, png, mp3, mp4, mov.
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Planning Board - July 10, 2025
ITEM: 1 - 14 - 2
Outlook
Online Form Submission #26076 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Tue 6/17/2025 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 Melinda
Last Name Linebarier
Address 4280 Buck Dr
City Castle Hayne
State NC
Zip Code 28429
Email melindalinebarier@yahoo.com
Please select the case for
comment.
PB Meeting - Z25-11 – Alexander Road Commercial and
Residential
What is the nature of your
comment?
Oppose project
Public Comment No more moderate high density development. The negative
effects out way the benefits.
Upload supporting files
Planning Board - July 10, 2025
ITEM: 1 - 14 - 3