HomeMy WebLinkAbout8-7-2025 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
Cameron Moore, Vice-Chair| Walter"Pete" AveryAndy Hewitt|Kevin Hine|Clark Hipp | Hansen Matthews|Kaitlyn Rhonehouse
Rebekah Roth, Director| Ken Vafier, Planning Manager
AUGUST 7, 2025 6:00 PM
Call to Order
Pledge of Allegiance
Elec6on of Officers
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 Po9er with Equitas Law Partners LLP, applicant, on
behalf of Golden Ventures I LLC to rezone approximately 5.18 acres zoned R-15, Residen6al located at
7715 Market St & 7718, 7740 Alexander Rd to (CZD) B-2, Regional Business and (CZD) R-5, Residen6al
Moderate High Density for a convenience store with fuel sta6ons, fast food restaurant with drive-thru,
with row-style dwelling units. This item was connued from the July 10, 2025 regular meeng. The
applicant has revised the site plan to accommodate the underground ulies. The revised site plan is
included in the packet.
2 Public Hearing
Rezoning Request (Z25-14) - Request by Cindee Wolf with Design Solu6ons, applicant, on behalf
of Giovanni Ippolito and Tanya Vlancancich, property owners, to rezone approximately 4.56
acres zoned R-15, Residen6al located at 6634 Carolina Beach Road to (CZD) R-5, Residen6al
Moderate-High Density for a maximum 36 unit, a9ached single-family residen6al development.
3 Public Comment Dra> - Maintenance Amendment to Unified Development Ordinance (UDO)
Standards for Signs
Planning Board - August 7, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 8/7/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Zach Dickerson, Planning & Land Use 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 Po6er 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. This item
was connued from the July 10, 2025 regular meeng. The applicant has revised the site plan to accommodate the
underground ulies. The revised site plan is included in the packet.
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 revised the site plan to
accommodate underground u#li#es, which were discovered shortly before the July 10 Planning Board mee#ng. The
revised site plan and descrip#on of revisions is included with the staff report.
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 to 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 number of students as would be generated under current zoning.
The 2016 Comprehensive Plan designates this property as both Community Mixed Use and General Residen#al place
Planning Board - August 7, 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 uses, and limited commercial services that enhance
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. This project would provide addi#onal services to the Market Street corridor and providing housing in
an area of the County that is growing. Although the site has some development limita#ons, staff have proposed
several condi#ons to help address those challenges. These condi#ons consider nearby residen#al growth, including the
recently annexed project across Alexander Road in the City of Wilmington. The uses and intensi#es of this request are
appropriate for this area, while staff's recommended condi#ons are designed to address concerns with site design,
traffic flow, open space access, and tree preserva#on.
As a result, staff recommends APPROVAL of the request.
Suggested mo?on language can be found in the a6ached Script.
ATTACHMENTS:
Descrip#on
Z25-11 PB Script
Z25-11 Staff Report
Z25-11 Zoning Map
Z25-11 Future Land Use Map
Z25-11 Mailout Map
Z25-11 Initial Application Cover Sheet
Z25-11 Initial Application
Z25-11 Concept Plan Cover Sheet
Z25-11 Concept Plan
Z25-11 Traffic Impact Analysis Cover Sheet
Z25-11 TIA Approval Letter
Z25-11 TIA Summary
Z25-11 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - August 7, 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 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.
Planning Board - August 7, 2025
ITEM: 1 - 1 - 1
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.
8. A stormwater maintenance agreement between property owners or a maintenance
easement for the stormwater pond will be recorded with the New Hanover County
Register of Deeds prior to TRC approval.
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 - August 7, 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 - August 7, 2025
ITEM: 1 - 1 - 3
Z25-11 Staff Report PB 8.7.2025 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 Stations,
Restaurant, and a maximum 12 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
Planning Board - August 7, 2025
ITEM: 1 - 2 - 1
Z25-11 Staff Report PB 8.7.2025 Page 2 of 21
West Coastal Community Baptist Church R-15
ZONING HISTORY
July 6, 1971 Initially zoned R-15 (Area 5)
COMMUNITY SERVICES
Water/Sewer Public water and sewer services are 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 - August 7, 2025
ITEM: 1 - 2 - 2
Z25-11 Staff Report PB 8.7.2025 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.
• An existing single-family residential parcel, not included as part of the rezoning, separates the
residential component from the pump station and stormwater pond shown on the
northeastern portion of the site.
• 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 functions as three interconnected projects split between two zoning
districts.
o The 3.66-acre B-2 portion of the project consisting of the convenience store with fuel
stations, fast food restaurant with drive through, and a portion of the stormwater
pond. The requested B-2 portion of the site is approximately 3.66 acres.
Market St
Convenience
Store with Fuel
Stations
Attached
Single Family
Proposed
Pump
Station
Fast Food
Restaurant with
Drive-Thru
Underground
Stormwater
Stormwater
Pond
Underground
Utilities
Planning Board - August 7, 2025
ITEM: 1 - 2 - 3
Z25-11 Staff Report PB 8.7.2025 Page 4 of 21
o The 1.52-acre R-5 portion of the project with a maximum of 12 attached single-family
dwelling units at a maximum density of eight dwelling units per acre.
• The B-2 portion of the project includes the following:
o The convenience store building with an approximately 4,700 square foot fuel sales
canopy facing Market Street.
o 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 The 2,200 square foot fast food restaurant with drive-thru is a rectangular building
perpendicular to Market Street with parking facing internal to the site and the drive
through along the northern side of the building closest to a neighboring single-family
home.
o The primary access for the fast-food restaurant is on Market Street with secondary
access through the parking lot of the convenience store to Alexander Road as well.
o 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.
• The R-5 portion of the project includes the following:
o A maximum of 12 attached dwelling units on the southwestern portion of the site
inside the curve of Alexander Road.
o 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.”
o 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.
o The homes are served by a single access from Alexander Road separate from the
Alexander Road driveway access into the commercial portion of the project.
o A condition requiring a bicycle and pedestrian public access easement from the
driveway access with Alexander Road through the R-5 portion to the B-2 portion is
proposed. The intent of the easement is to allow area residents to access the
commercial portion of the site without walking along Alexander Road.
o The applicant has proposed emergency vehicle only access from the residential
portion to the commercial portion behind the gas station. The emergency vehicle
access will also serve as bicycle and pedestrian access to the adjacent commercial
development. A condition has been included guaranteeing the access will serve as
both emergency vehicle and bicycle and pedestrian access between the uses.
o 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. Because the open space of the
Planning Board - August 7, 2025
ITEM: 1 - 2 - 4
Z25-11 Staff Report PB 8.7.2025 Page 5 of 21
residential portion of this development is separated from the residential units, staff is
recommending a bicycle and pedestrian easement and path to make the site’s open
space more usable for residents.
• 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.
• 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.
• While consideration of this request was initially scheduled for the July Planning Board meeting,
the applicant requested a continuance to allow for a revision of the concept plan to address
recently identified underground AT&T fiber utilities on the site. Changes to the updated
concept plan were limited to:
o The stormwater pond that was originally only in the residential portion of the site is
now expanded, extending into the commercial portion. This would result in the
stormwater pond being split zoned.
o The stormwater pond which was closer to Market Street is removed and is now
underground.
o Parking for the fast-food restaurant has been reconfigured around the expanded
stormwater pond.
o Locations of buildings remain the same.
o Internal traffic flow remains the same.
• Staff have added a recommended condition for maintenance of the stormwater pond to
ensure a maintenance agreement between property owners is created and recorded or is
dedicated in an easement.
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.
Planning Board - August 7, 2025
ITEM: 1 - 2 - 5
Z25-11 Staff Report PB 8.7.2025 Page 6 of 21
• 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.
• 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 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.
o The applicant’s concept plan indicates that the SHOD requirements have been met.
• 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 - August 7, 2025
ITEM: 1 - 2 - 6
Z25-11 Staff Report PB 8.7.2025 Page 7 of 21
AREA DEVELOPMENTS
Abberly (City of
Wilmington)
Planning Board - August 7, 2025
ITEM: 1 - 2 - 7
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 8
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 9
Z25-11 Staff Report PB 8.7.2025 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
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
Planning Board - August 7, 2025
ITEM: 1 - 2 - 10
Z25-11 Staff Report PB 8.7.2025 Page 11 of 21
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)
- 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.
Planning Board - August 7, 2025
ITEM: 1 - 2 - 11
Z25-11 Staff Report PB 8.7.2025 Page 12 of 21
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 - August 7, 2025
ITEM: 1 - 2 - 12
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 13
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 14
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 15
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 16
Z25-11 Staff Report PB 8.7.2025 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; the convenience store and
fast food restaurant 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 - August 7, 2025
ITEM: 1 - 2 - 17
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 18
Z25-11 Staff Report PB 8.7.2025 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 - August 7, 2025
ITEM: 1 - 2 - 19
Z25-11 Staff Report PB 8.7.2025 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.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the 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 as 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
Planning Board - August 7, 2025
ITEM: 1 - 2 - 20
Z25-11 Staff Report PB 8.7.2025 Page 21 of 21
the site would constitute a major deviation and require approval through the conditional
rezoning process.
8. A stormwater maintenance agreement between property owners or a maintenance easement
for the stormwater pond will be recorded with the New Hanover County Register of Deeds
prior to TRC approval.
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 - August 7, 2025
ITEM: 1 - 2 - 21
Planning Board - August 7, 2025
ITEM: 1 - 3 - 1
Planning Board - August 7, 2025
ITEM: 1 - 4 - 1
Planning Board - August 7, 2025
ITEM: 1 - 5 - 1
Initial Application
Documents & Materials
Planning Board - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 2025
ITEM: 1 - 7 - 6
SBP
SBP
Planning Board - August 7, 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 - August 7, 2025
ITEM: 1 - 7 - 8
SBP
SBP
SBP
SBP
Planning Board - August 7, 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 - August 7, 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 - August 7, 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
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Concept Plan
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66,118 SF
1.52 AC
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4
"
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268.34'
N
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6
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8
.
9
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"
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3
.
4
2
'
N42° 53' 07.26"E
170.97'
L=50.52'R=79.65'L=27.41'R=44.50'
N42° 52' 43.88"E
88.01'
S42° 37' 39.63"W
118.03'
N42° 53' 23.70"E
125.16'
S
6
4
°
3
6
'
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.
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2
"
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81.15'
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9
'
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8
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"
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.
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S42° 39' 30.20"W
50.00'
S44° 10' 30.20"W
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R=81.09'
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135.10'
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'
N25° 16
'
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7
.
6
4
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E
103.81'
2
47,716 SF
1.10 AC
PRELIMINARY REZONING 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 123,816 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
PARKING SUMMARY
INTENSITY REQUIRED PROVIDED
DWELLING, DUAL-UNIT ATTACHED 12 24 24
CONVENIENCE STORE
- 2.5 PER 1000 SF 6,139 SF 16 24
OIL OR GAS DEALER, RETAIL
- 2.5 PER 1000 SF 6,139 SF 16 22
RESTAURANT
- 6 PER 1,000 SF SEATING AREA 2,200 SF 14 20
TOTAL PARKING 70 90
ADA COMPLIANT REQUIRED 3 (1 VAN)4 (2 VAN)
NOTES
1.SURVEY PROVIDED BY CHARLES F. RIGGS AND ASSOCIATES, DATED
6/11/25.
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.
6,139 SF
BUILDING
TYPE A3 OPAQUE
BUFFER (TYP.)
STREETYARD (TYP.)
STREETYARD (TYP.)
STREETYARD (TYP.)
STREETYARD (TYP.)
2,
2
0
0
S
F
BU
I
L
D
I
N
G
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
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A
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PRELIMINARY
REZONING PLAN
CS102
LANDLORD PRELIMINARY PLAN
1023.01
7000 MARKET STREET
WILMINGTON, NC
REVIEW - NOT FOR CONSTRUCTION
JULY 14, 2025
N. LAURETTA
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DUMPSTER PAD
AND ENCLOSURE
DUMPSTER PAD
AND ENCLOSURE
STORMWATER
MANAGEMENT (SCM 1)
STORMWATER
MANAGEMENT (SCM 2)
ISOLATED
WETLAND
PROPOSED RIGHT
TURN LANE
EXISTING DISTRIBUTION LINE (DUKE)
TO BE RELOCATED UNDERGROUND,
EASEMENT TO REMAIN
LEGEND
R-5 (1.52 ACRES)
B-2 (3.66 ACRES)
CANOPY
20' PERFORMANCE
BUFFER (TYP.)
PROPOSED
SIDEWALK
1
10'X70' SIGHT DISTANCE
TRIANGLE (TYP.)
2
3
4
5
6
7
8
9
10
11
12
20' REINFORCED
FIRE DEPT. ACCESS
83
.
1
'
51.7'
3
0
'
S
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5
'
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25' SIDE
SETBACK
12.5'
STREETYARD
25
'
F
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T
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T
B
A
C
K
12
.
5
'
ST
R
E
E
T
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A
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D
30' SIDE
SETBACK
125'75'
55' PUB
L
I
C
DRAINA
G
E
EASEME
N
T
(PDE)
70' PDE
7' SIDE
SETBACK
7' SIDE
SETBACK
32'
32
'
15' REAR
SETBACK
2
0
'
2
0
'
35' REAR
SETBACK
2
0
'
20' BUFFER
45'
PRIVAT
E
R/W
24'
10.5' SIDE
SETBACK
25
'
FR
O
N
T
SE
T
B
A
C
K
12
.
5
'
ST
R
E
E
T
Y
A
R
D
25' SIDE
SETBACK
25' SIDE
SETBACK
7' SIDE
SETBACK
20' BUFFER15' REAR
SETBACK
2
0
'
F
R
O
N
T
S
E
T
B
A
C
K
15'
50
'
T
E
N
E
N
T
AC
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S
EA
S
E
M
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N
T
50
'
C
R
O
S
S
AC
C
E
S
S
EA
S
E
M
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N
T
60
'
P
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E
10' DUKE
EASEMENT
20'
P
R
I
V
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UTIL
I
T
Y
EAS
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PDE
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PR
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N
T
24
'
24'
5'
20'
20'
TREE TO REMAIN
(TYP.)
SIGN (TYP.)
DRAINAGE AREA
(TYP.)
Upstream
Rim
Upstream
Invert Depth Downstream
Rim
Downstream
Invert Depth Pipe
Diameter
Easement
Width Use
(ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft)
39.00 31.18 7.82 38.90 30.81 8.09 5 55 55
38.90 30.81 8.09 36.50 29.13 7.37 5 55 55
36.50 29.13 7.37 36.66 27.80 8.86 5 58 60
36.66 27.80 8.86 33.67 22.63 11.04 6 68 70
PUBLIC DRAINAGE EASEMENT CALCULATION
SIGN (TYP.)
ISSUED FOR REVIEW
NOT FOR
CONSTRUCTION
Planning Board - August 7, 2025
ITEM: 1 - 9 - 1
Traffic Impact Analysis
Planning Board - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 2025
ITEM: 1 - 12 - 9
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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 - August 7, 2025
ITEM: 1 - 12 - 10
Page 7 www.TPDinc.com
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 - August 7, 2025
ITEM: 1 - 12 - 11
Page 8 www.TPDinc.com
» 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
Planning Board - August 7, 2025
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.
Planning Board - August 7, 2025
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 - August 7, 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 - August 7, 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 - August 7, 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 - August 7, 2025
ITEM: 1 - 12 - 17
Public Comments
In Support 0
Neutral 0
In Opposition 4
Planning Board - August 7, 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 - August 7, 2025
ITEM: 1 - 13 - 2
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 - August 7, 2025
ITEM: 1 - 13 - 3
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 - August 7, 2025
ITEM: 1 - 13 - 4
Outlook
Online Form Submission #26427 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Tue 7/8/2025 2:13 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 patricia
Last Name krieger
Address 3209 Aster Court
City Wilmington
State NC
Zip Code 28409
Email patkrieger2@gmail.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 Regarding Rezoning Request -Z25-11 Alexander Rd
Commercial and Residential.
I am the owner of the property at 7746 Alexander Road
Wilmington NC, which is adjacent to the proposed development
referenced above. My property includes two duplex buildings
totaling 4 residential units. Having reviewed the notification of
the planned development site I have several concerns with the
Planning Board - August 7, 2025
ITEM: 1 - 13 - 5
site plan.
1. The site plan indicates only a 20 ft set back from my property
for the Storm Water Management Pond. I am opposed to the
location of the storm management pond with consideration of
the impact it would have on my residential property, especially
during hurricanes or storms with above average rainfall. My
property elevation is below the level of Alexander Road. During
storms producing heavy rainfall, a considerable amount of
water accumulates in the parking area and front lawn of the first
building, often taking several days to recede. The building I am
referencing is closest to the proposed Storm Management
Pond. With any additional water runoff from elevation changes
for the proposed developed property and over 115,000 feet of
impervious coverage and only a 20 foot set back from my
property, I am very concerned that the location of the storm
water management pond could cause serious water problems
on my property.
2. The current site plan indicates a dumpster will be
approximately 40 feet from the second building on my property.
The ODORS and NOISE associated with dumpsters would
create an unpleasant experience for tenants who rent from me
and make the location of the apartments less desirable to
future renters creating a hardship for me as the landlord. I am
opposed to the location of the dumpster Please consider a
location further away from my property and rental units.
3. My property has always had the benefit of extensive natural
vegetation to provide privacy and a noise buffer for what has
always been a quiet and private location for the Apartments
and the people who rent them. The proposed development is
going to impact loss of privacy and the noice buffer. I am
requesting that the vegetation/landscape requirement be
reviewed to provide as little removal of natural vegetation as
possible, as well as a replacement of privacy landscaping that
will be removed during development. I am requesting the
addition of a fence along with the natural buffer to provide
additional privacy for my residential property, and safety for the
families who rent my property.
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Planning Board - August 7, 2025
ITEM: 1 - 13 - 6
Outlook
Online Form Submission #26374 for Public Comment Form
From noreply@civicplus.com <noreply@civicplus.com>
Date Sat 7/5/2025 9:19 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 Shirl
Last Name Wilson
Address 7725 Market Street
City Wilmington
State NC
Zip Code 28411
Email tfcoan2021@gmail.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 Alexander Road is a side street and not a main through fair.
There are 3 gas station within a mile radius of Alexander Road.
There are 3 fast food restaurants within a mile radius of
Alexander Road. There is a need for affordable housing, but I
am concerned about the drainage and possible flooding.
Please explain the need for another gas station and fast food
restaurant on a road less traveled. Is there really a need or
greed.
Planning Board - August 7, 2025
ITEM: 1 - 13 - 7
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 8/7/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Development Review Supervisor
CONTACT(S): Robert Farrell; Rebekah Roth, Planning and Land Use Director
SUBJECT:
Public Hearing
Rezoning Request (Z25-14) - Request by Cindee Wolf with Design Solu:ons, applicant, on behalf of Giovanni
Ippolito and Tanya Vlancancich, property owners, to rezone approximately 4.56 acres zoned R-15, Residen:al
located at 6634 Carolina Beach Road to (CZD) R-5, Residen:al Moderate-High Density for a maximum 36 unit,
aCached single-family residen:al development.
BRIEF SUMMARY:
The applicant proposes to construct a maximum 36 unit a#ached single-family development. While the concept plan
shows quadraplex dwellings, staff has included a condi+on to allow Triplex, Duplex, and Dual-Unit A#ached dwelling
units to allow flexibility in design.
The site is served by a single driveway access on Carolina Beach Road into a circular internal drive with sidewalks on
both sides of the road. Most of the units are on the outer perimeter of the drive with the units facing towards the
center of the site. Two sets of quadraplexes are along the inside of the drive facing south and west. Four areas of
addi+onal off-street guest parking are provided along the drive, which is in addi+on to the addi+onal vehicle parking
provided at each dwelling unit. A condi+on has been included guaranteeing the addi+onal parking. The concept plan
also includes a tree reten+on area in the center of the site and a public access easement along the frontage with
Carolina Beach Road; condi+ons have been included guaranteeing those addi+onal features as well.
The site is currently zoned R-15, a district established in 1971 to support low-density residen+al development using
private well and sep+c systems. With public and private u+li+es now available, the applicant is reques+ng to rezone the
property to (CZD) R-5, which supports moderate to high-density residen+al development in a compact, walkable
pa#ern. The R-5 district encourages a range of housing types up to 8 dwelling units per acre and can serve as a
transi+on between mixed-use or commercial areas and lower-density neighborhoods.
Under exis+ng zoning, the site would generate an es+mated 8 AM and 11 PM peak hour trips. The proposed
development would increase this to approximately 17 AM and 22 PM trips, resul+ng in an increase of approximately 9
AM and 11 PM peak hour trips. Although Carolina Beach Road is over capacity, the traffic impact of the proposed
project is minimal compared to current zoning. The access point will be just north of the Lord's Creek entrance, with
the closest U-turn for northbound traffic 1,800 feet south. While a public access easement is being provided for future
bicycle and pedestrian infrastructure, no alterna+ve transporta+on op+ons currently exist, and no State Transporta+on
Improvement Projects are planned nearby. The projected traffic falls below the 100-trip threshold that would trigger a
Traffic Impact Analysis (TIA), though NCDOT will s+ll review the project as part of the driveway permiBng process.
Other nearby developments that required TIAs did not include this specific project but accounted for general traffic
growth in the area.
Students from the proposed development would be assigned to Anderson Elementary, Murray Middle, and Ashley High
Planning Board - August 7, 2025
ITEM: 2
Schools. The project is expected to generate about five more students than development under current zoning.
The Comprehensive Plan classifies this property as Community Mixed Use. This place type encourages 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 proposed (CZD) R-5 district is generally CONSISTENT with the 2016 Comprehensive Plan because
the proposed housing type and density is within the range recommended by the Community Mixed Use place type, and
the project includes addi+onal condi+ons to mi+gate poten+al impacts on neighboring development.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Staff's recommenda+on is based on the policy guidance of the 2016 Comprehensive Plan, zoning considera+ons, and
technical review. This parcel has been the subject of three prior rezoning requests for mul+-family development. The
proposed project reduces the density to 8 dwelling units per acre compared to prior requests and proposes an a#ached
housing type. Addi+onal condi+ons have also been provided intended to mi+gate poten+al impacts on surrounding
proper+es.
As a result, staff recommends APPROVAL of the proposal.
Please refer to the Script for suggested and alterna:ve mo:on language.
ATTACHMENTS:
Descrip+on
Z25-14 PB Script
Z25-14 PB Staff Report
Z25-14 Zoning Map
Z25-14 Future Land Use Map
Z25-14 Mailout Map
Z25-14 Application Cover Sheet
Z25-14 Application
Z25-14 Concept Plan Cover Sheet
Z25-14 Concept Plan
Z25-14 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - August 7, 2025
ITEM: 2
PLANNING BOARD SCRIPT
for Zoning Map Amendment Application (Z25-14)
Request by Cindee Wolf with Design Solutions, applicant, on behalf of Giovanni Ippolito and
Tanya Vlancancich, property owners, to rezone approximately 4.56 acres zoned R-15,
Residential located at 6634 Carolina Beach Road to (CZD) R-5, Residential Moderate-High
Density for a maximum 36 unit, attached single-family residential development.
1. This is a public hearing. We will hear a presentation from staff. Then the applicant and
any opponents will each be allowed 15 minutes for their presentation and an additional
5 minutes for rebuttal.
2. Conduct Hearing, as follows:
a. Staff presentation
b. Applicant’s and supporters’ presentation (up to 15 minutes)
c. Opponent’s presentation (up to 15 minutes)
d. Applicant’s and supporters’ rebuttal (up to 5 minutes)
e. Opponent’s rebuttal (up to 5 minutes)
f. Staff review of any additional conditions
3. Close the public hearing
4. Board discussion
5. Before we proceed with a motion and vote, I would like to invite the applicant to the
podium. Based on the Board discussion and items presented during the public hearing,
would you like withdraw your petition, request a continuance, or proceed with a vote?
6. Vote on the application. The motion should include a statement saying how the change
is, or is not, consistent with the land use plan and why approval or denial of the rezoning
request is reasonable and in the public interest.
Example Motion for Approval
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed housing type and density is within the range recommended by the Community
Mixed Use place type. I also find RECOMMENDING APPROVAL of the rezoning request
is reasonable and in the public interest because the proposed conditions can mitigate
potential impacts on neighboring development.
Proposed Conditions
1. In addition to the quadraplex units shown on the concept plan the following dwelling
unit types are permitted:
a. Triplex Dwelling
Planning Board - August 7, 2025
ITEM: 2 - 1 - 1
b. Duplex Dwelling
c. Dual-Unit Attached Dwelling
2. Each dwelling unit shall have a one-car garage and a minimum of two exterior
parking spaces on a private driveway parking pad. A minimum of 16 additional
vehicle parking spaces shall be provided in addition to the vehicle parking provided
for each unit.
3. Structures shall have a maximum building height of 35 feet.
4. The proposed right-turn lane must be approved and permitted by NCDOT. Changes
to the concept plan to meet NCDOT requirements for the turn lane may be approved
administratively by county staff.
5. Tree protection fencing shall be installed prior to the onset of land clearing and
grading along a minimum 15-foot offset from the rear boundary of the tract. No
disturbance of existing vegetation or grading will be permitted within that buffer
strip. Prior to the Certificate of Occupancy, a minimum eight-foot-tall solid wood
screening fence shall be installed along that 15-foot buffer yard.
6. Prior to detailed design and permitting, a Certified Arborist will inventory any existing
Significant and Specimen trees within the central courtyard for health and viability.
After clearing of underbrush and any damaged or dead trees, protection fencing
shall be installed around the perimeter of proposed preservation area, prior to the
onset of land clearing and grading elsewhere on the site. Those existing trees, along
with other regulated trees will be protected as a natural grove meeting the county’s
tree protection standards.
7. Exterior luminaries, including security lighting, shall be full cut-off fixtures that are
directed downward in compliance with Figure 5.5.4.C Full Cut-off Fixtures of the
Unified Development Ordinance. Light posts shall be no taller than 16 feet.
Alternative Motion for Denial
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed housing type and density is within the range recommended by the Community
Mixed Use place type, I find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because the project places the attached dwelling
units too close to existing single-family development.
Alternative Motion for Approval/Denial:
I move to RECOMMEND [Approval/Denial] of the proposed rezoning to a (CZD) R-5
district. I find it to be [Consistent/Inconsistent] with the purposes and intent of the
Comprehensive Plan because [insert reasons]
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
Planning Board - August 7, 2025
ITEM: 2 - 1 - 2
I also find RECOMMENDING [Approval/Denial] of the rezoning request is reasonable
and in the public interest because [insert reasons]
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
Planning Board - August 7, 2025
ITEM: 2 - 1 - 3
Z25-14 Staff Report PB 8.7.2025 Page 1 of 16
STAFF REPORT FOR Z25-14
CONDITIONAL REZONING APPLICATION
APPLICATION SUMMARY
Case Number: Z25-14
Request:
Rezoning to a Conditional R-5 district
Applicant: Property Owner(s):
Cindee Wolf with Design Solutions Giovanni Ippolito & Tanya Vlancancich
Location: Acreage:
6634 Carolina Beach Road 4.56
PID(s): Comp Plan Place Type:
R08200-001-036-000 Community Mixed Use
Existing Land Use: Proposed Land Use:
Vacant Wooded Land 36 Attached Single-Family Homes
Current Zoning: Proposed Zoning:
R-15, Residential (CZD) R-5, Residential Moderate-High Density
SURROUNDING AREA
LAND USE ZONING
North Religious Institution (Lighthouse Shining Ministries) R-15
East Single-Family Residential R-15
South Single-Family Residential R-15
West
Single-Family Residential & Religious Institution
(Myrtle Grove First Born Holiness Church) R-15
Planning Board - August 7, 2025
ITEM: 2 - 2 - 1
Z25-14 Staff Report PB 8.7.2025 Page 2 of 16
ZONING HISTORY
April 7, 1971 Initially zoned R-15 (Area 4)
January 9, 2023 –
Withdrawn
Z22-18 request to rezone from R-15 to (CZD) RMF-M for a 78-unit multi-
family development.
May 1, 2023 –
Denial
Z23-06 request to rezone from R-15 to (CZD) RMF-M for a 64-unit multi-
family development.
July 22, 2024 –
Withdrawn
Z24-08 request to rezone from R-15 to (CZD) RMF-M for a 64-unit multi-
family development – Withdrawn at the Board of Commissioners hearing.
COMMUNITY SERVICES
Water/Sewer CFPUA public water and sewer is available through extensions of public
utility mains.
Fire Protection New Hanover County Fire Services, New Hanover County Southern Fire
District, New Hanover County Federal Point Station 19
Schools Anderson Elementary, Murray Middle, and Ashley High Schools
Recreation Veterans Park and Hanover Pines Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation No known conservation resources
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - August 7, 2025
ITEM: 2 - 2 - 2
Z25-14 Staff Report PB 8.7.2025 Page 3 of 16
APPLICANT’S PROPOSED CONCEPTUAL PLAN
Applicant’s Concept Plan - Includes Staff Markups
Stormwater Wetlands
Proposed
Turn Lane
Type A
Fenced Buffer
Open Space
and Tree Save
Area
Attached Dwellings
Planning Board - August 7, 2025
ITEM: 2 - 2 - 3
Z25-14 Staff Report PB 8.7.2025 Page 4 of 16
• The applicant proposes to construct a maximum 36 unit attached single-family development.
While the concept plan shows quadraplex dwellings, staff has included a condition to allow
Triplex, Duplex, and Dual-Unit Attached dwelling units to allow flexibility in design.
• The site is served by a single driveway access on Carolina Beach Road into a circular internal
drive with sidewalks on both sides of the road. Most of the units are on the outer perimeter
of the drive with the units facing towards the center of the site. Two sets of quadraplexes are
along the inside of the drive facing south and west.
• Four areas for additional off-street guest parking are provided along the drive, which is in
addition to the vehicle parking provided at each dwelling unit. A condition has been included
guaranteeing the additional off-street parking.
• The concept plan also includes a tree retention area in the center of the site. A condition has
been included guaranteeing the area for tree retention.
• A public access easement is proposed along the frontage with Carolina Beach Road to allow
future bicycle and pedestrian access. A condition has been included guaranteeing the
easement.
• The units along the western and southern boundary vary in distance between 20 to 50 feet
from the property lines. The concept plan proposes the retention of existing vegetation within
the 20-foot perimeter setback and the addition of an eight-foot-tall privacy fence along the
northern, western, and southern property boundaries where the proposed houses are
adjacent to existing development.
• The stormwater is oriented towards the southeastern portion of the site near an area
identified as a wetland. While a public drainage easement is proposed in the wetland, no other
part of the project is proposed in the wetland area.
ZONING CONSIDERATIONS
• The R-15 district in this area was established in 1971. At the time, the purpose of the district
was to ensure housing served by private well and septic would be developed at low densities.
Since that time, public and private water and sewer utilities have become available in the area.
• The Carolina Beach Road corridor remains primarily zoned and developed for low density
housing. However, the corridor has seen increased interest in higher density residential and
higher intensity commercial development such as the Myrtle Landing residential development
to the north and the Coral Ridge Subdivision to the south of the site.
• The R-5 district was established to provide land that accommodates moderate to high density
residential development on smaller lots with a compact and walkable development pattern.
The district allows a range of housing types and can be developed in conjunction with a non-
residential district to create a mixed-use development pattern as well as serve as a transition
between mixed-use or commercial development and low to moderate density residential
development.
• As currently zoned the site would be permitted up to 12 dwelling units at a density of 2.5
dwelling units per acre under performance residential standards. The proposed 36 units is an
Planning Board - August 7, 2025
ITEM: 2 - 2 - 4
Z25-14 Staff Report PB 8.7.2025 Page 5 of 16
overall maximum density of eight units per acre, the maximum allowed in the R-5 zoning
district.
• While the maximum building height in both the R-15 and R-5 district is 40 feet, the applicant
has included a condition capping the maximum height of the development at 35 feet tall.
• A Type A opaque buffer is required along the western and southern property lines adjacent
to single-family residential. The applicant has included a condition guaranteeing Type A
opaque buffer Option 3 which requires both a vegetative buffer and a fence where the
proposed dwellings are adjacent to existing homes. The area adjacent to the stormwater pond
will require a Type A buffer however the applicant has not specified a buffer option. A
condition also requires existing trees to be retained on site to count towards the required
buffer.
• The UDO requires a minimum of two parking spaces for most dwelling unit types. The
application states each dwelling unit will have a one-car garage and two parking spaces. The
concept plan also includes 16 additional parking spaces throughout the site. The applicant has
agreed to conditions guaranteeing the additional parking.
• Sidewalks are provided along both sides of the circular road meeting the ordinance
requirement for sidewalks in the R-5 district.
• The UDO states the maximum illumination levels at the common property line with residential
properties shall not exceed 0.5-foot candles and 1.0-foot candles along the northern property
line adjacent to the church. In addition, the applicant has included a condition restricting the
maximum height of light poles to 16 feet tall.
• If approved, the project would be subject to the Technical Review Committee and zoning
compliance review processes to ensure full compliance with all ordinance requirements and
specific conditions included in the approval.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 5
Z25-14 Staff Report PB 8.7.2025 Page 6 of 16
AREA DEVELOPMENTS
Planning Board - August 7, 2025
ITEM: 2 - 2 - 6
Z25-14 Staff Report PB 8.7.2025 Page 7 of 16
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a maximum
of 12 single-family dwelling units.
PROPOSED ACCESS
Primary Access Carolina Beach Road
Secondary Access N/A
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Carolina Beach Road
Type of Roadway NCDOT major arterial
Planning Board - August 7, 2025
ITEM: 2 - 2 - 7
Z25-14 Staff Report PB 8.7.2025 Page 8 of 16
Roadway Planning Capacity
(AADT) 33,000
Latest Traffic Volume (AADT) 41,368 (2023)
Latest WMPO Point-in-Time
Count (DT) 33,723 (2024)
Current Level of Congestion Over Capacity
NEARBY NCDOT STIP ROADAWAY PROJECTS
No Nearby STIP Projects
TRAFFIC GENERATION
Traffic Generated by
Present Designation
Traffic Generated
by Proposed
Designation
Potential
Impact of
Proposed
Designation
AM Peak Hour Trips 8 17 +9
PM Peak Hour Trips 11 21 +10
Assumptions
Typical Development with Existing Conditions – 12 single family
detached dwellings
Proposed Development – 36-unit multi-family development
Sources Source of Trip Generation: ITE Trip Generation Manual, 11th Ed.
TRAFFIC IMPACT ANALYSIS (TIA)
The estimated traffic generated from the site is under the 100 peak hour threshold that triggers the
ordinance requirement for a Traffic Impact Analysis (TIA).
SUMMARY
The proposed project is located along a major arterial highway that is currently over capacity. However,
the anticipated increase in traffic compared to what is allowed under current zoning is minimal. Access
to the site is planned just north of the Lord’s Creek community entrance, with improvements proposed
to extend the existing right-turn lane into that neighborhood. The nearest U-turn for northbound traffic
is approximately 1,800 feet south of the site. While the applicant is providing a public access easement
for future bicycle and pedestrian infrastructure, there are currently not any alternative transportation
options in the area. Currently, no State Transportation Improvement Projects (STIP) are planned in the
immediate area to address existing traffic conditions. The project peak hour traffic for this development
is below the 100-trip threshold that triggers a Traffic Impact Analysis, but NCDOT will review the project
through the driveway permitting process. While several higher-traffic developments along the corridor
that required TIAs are under review or construction, their traffic studies did not account for this project
specifically but were designed to reflect overall traffic growth in the area.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 8
Z25-14 Staff Report PB 8.7.2025 Page 9 of 16
ENVIRONMENTAL
• The property is not within a Natural Heritage Area or Special Flood Hazard Area.
• The property is within the Lords Creek watershed.
• The New Hanover County Conservation Resources map indicates there are no conservation
resources on the property.
• Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the
property consist of Class I (suitable), Class II (moderate limitation), Class III (severe limitation),
and approximately 0.02 acres of Class IV (Unsuitable) soils. The project proposes to connect
to CFPUA public water and sewer.
• The Class IV soils correspond with the area of wetland shown on the concept plan. The US
Army Corps of Engineers stated the wetland area is a jurisdictional wetland. However, unless
the project has any impact on the wetland, no permit is required from the Corps.
OTHER CONSIDERATIONS
Schools
PUBLIC SCHOOL ENROLLMENT ZONES
Elementary School Anderson Elementary
2024-2025 Capacity 91%
Middle School Murray Middle
2024-2025 Capacity 102%
High School Ashley High
2024-2025 Capacity 99.7%
STUDENT GENERATION RATES (SGRs)
Overall SGR (24-25) 0.19 public school students per residential unit
Elementary School SGR (24-25) 0.08 public school students per residential unit
Middle School SGR (24-25) 0.04 public school students per residential unit
High School SGR (24-25) 0.07 public school students per residential unit
Local Elementary SGR (24-25) 0.11 - Higher than the County-Wide Generation Rate
SGR Trend (20-21 to 24-25) Decrease of 0.05 public school students per residential
unit
Planning Board - August 7, 2025
ITEM: 2 - 2 - 9
Z25-14 Staff Report PB 8.7.2025 Page 10 of 16
POTENTIAL PROJECT STUDENT IMPACT
Intensity of Current Zoning: Typical Development under current zoning would allow
a maximum of 11 residential units.
Proposed Development: 36 residential units
Students
Generated by
Current Zoning
Students
Generated by
Proposed
Zoning
Potential Impact
of Proposed
Project
Elementary School 1 3 +2
Middle School 0 1 +1
High School 1 3 +2
TOTAL 2 7 +5
Sources 2024-2025 NHC Student Yield Analysis
SUMMARY
The proposed project is anticipated to be built out within five years, and currently, the middle
school that serves this area is over capacity and the high school is nearing capacity. The
generation rate for the Anderson Elementary School area is higher than the county-wide
generation rate, however the students generated by the proposed development are minimal and
should have a limited impact on the area’s public schools.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 10
Z25-14 Staff Report PB 8.7.2025 Page 11 of 16
New Hanover County Strategic Plan
On July 17, 2023 the Board of Commissioners adopted a new strategic plan for Fiscal Years 2024-2028.
This plan focuses on three core areas: workforce and economic development, community safety and
well-being, and sustainable land use and environmental stewardship.
Strategic Plan Outcomes Relevant to
Proposal Analysis
Through planned growth and development,
residents have access to their basic needs.
The strategic objective to achieve this desired
outcome includes the provision of a variety of
housing options. The proposed CZD R-5
rezoning will provide new attached single-family
homes in an area of the county that is largely
single-family, detached and can aid in achieving
the target of increasing the housing supply to a
level of one residential unit per every two
residents.
Natural areas and critical environmental
features are enhanced and protected.
While wetlands have been identified on site the
project does not propose any construction in the
wetland areas. Additionally, the project
proposes 25.2% open space, 5.2 percent more
than the minimum required for performance
residential developments.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 11
Z25-14 Staff Report PB 8.7.2025 Page 12 of 16
Representative Developments
Representative Developments of R-15:
Woods Edge in Monkey Junction
Hidden Valley in Monkey Junction
Planning Board - August 7, 2025
ITEM: 2 - 2 - 12
Z25-14 Staff Report PB 8.7.2025 Page 13 of 16
Representative Development of Attached Single Family Development:
Echo Farms
Planning Board - August 7, 2025
ITEM: 2 - 2 - 13
Z25-14 Staff Report PB 8.7.2025 Page 14 of 16
Context and Compatibility
• This parcel has been the subject of three prior rezoning requests for multi-family
development. The first request was for a density of 17 dwelling units per acre and two
requests for 14 dwelling units per acre. Public comments at those public hearings expressed
concern about the building height, traffic impacts, density, and housing type.
• The property is located along Carolina Beach Road bordered by detached single-family
residential development to the west and south, with a church to the north. The site does not
have access to other portions of the road network and is proposed with a single right-
in/right-out access to the highway.
• The Carolina Beach Road corridor has historically been developed as lower density detached
single-family homes. The site is currently a wooded lot separating Lords Creek and the
highway.
• Although it lies just south of Veterans Park and nearby schools, the nearest U-turn for
northbound traffic is approximately 1,800 feet south of the site. While the applicant is
providing a public access easement for future bicycle and pedestrian infrastructure, there
are currently not any alternative transportation options in the area.
• Given the parcel size and direct access to Carolina Beach Road, it is not anticipated to be
developed for low-density, detached single-family housing.
• The application includes attached single-family housing with several conditions intended to
reduce potential impacts on adjacent parcels by reducing the building height below what is
allowed in the R-5 district and below what is allowed in the surrounding R-15 district,
preserved existing trees and natural areas as buffers, and lighting restrictions.
2016 COMPREHENSIVE PLAN
The New Hanover County Future Land Use Map provides a general representation of the vision for
New Hanover County’s future land use, as designated by place types describing the character and
function of the different types of development that make up the community. These place types are
intended to identify general areas for particular development patterns and should not be interpreted
as being parcel specific.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 14
Z25-14 Staff Report PB 8.7.2025 Page 15 of 16
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Focuses on small-scale, compact, mixed use development patterns that serve
all modes of travel and act as an attractor for county residents and visitors.
Types of appropriate uses include office, retail, mixed use, recreational,
commercial, institutional, and multi-family and single-family residential.
Analysis
The Comprehensive Plan designates this property as Community Mixed Use,
a land use classification that promotes a mix of retail, office, and residential
development at moderate densities up to 15 units per acre. This place type is
generally intended for community-level service nodes or transitional areas
between lower density housing and higher intensity development, specifically
identifying the Carolina Beach Road corridor as appropriate for higher-
intensity development.
At eight dwelling units per acre, the proposed maximum density for the site
is within the density recommendation of the place type. Given the parcel size
and direct access to Carolina Beach Road, it is not anticipated to be developed
for low-density, detached single-family housing. Additional conditions related
to building height, landscape buffers, tree retention, and lighting are intended
to both mimic the surrounding development pattern and reduce impacts on
adjacent parcels.
Consistency
Recommendation
The proposed (CZD) R-5 district is generally CONSISTENT with the 2016
Comprehensive Plan because the proposed housing type and density is within
the range recommended by the Community Mixed Use place type, and the
project includes additional conditions to mitigate potential impacts on
neighboring development.
STAFF RECOMMENDATION
Staff’s recommendation is based on the policy guidance of the 2016 Comprehensive Plan, zoning
considerations, and technical review. This parcel has been the subject of three prior rezoning requests
for multi-family development. The proposed project reduces the density to eight dwelling units per
acre compared to prior requests and proposes an attached housing type. Additional conditions have
also been provided intended to mitigate potential impacts on surrounding properties.
As a result, Staff recommends approval of the proposal and suggests the following motion:
I move to RECOMMEND APPROVAL of the proposed rezoning. I find it to be CONSISTENT
with the purposes and intent of the Comprehensive Plan because the proposed housing
type and density is within the range recommended by the Community Mixed Use place
type. I also find RECOMMENDING APPROVAL of the rezoning request is reasonable and
in the public interest because the proposed conditions can mitigate potential impacts on
neighboring development.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 15
Z25-14 Staff Report PB 8.7.2025 Page 16 of 16
Proposed Conditions
1. In addition to the quadraplex units shown on the concept plan the following dwelling unit
types are permitted:
a. Triplex Dwelling
b. Duplex Dwelling
c. Dual-Unit Attached Dwelling
2. Each dwelling unit shall have a one-car garage and a minimum of two exterior parking
spaces on a private driveway parking pad. A minimum of 16 additional vehicle parking
spaces shall be provided in addition to the vehicle parking provided for each unit.
3. Structures shall have a maximum building height of 35 feet.
4. The proposed right-turn lane must be approved and permitted by NCDOT. Changes to
the concept plan to meet NCDOT requirements for the turn lane may be approved
administratively by county staff.
5. Tree protection fencing shall be installed prior to the onset of land clearing and grading
along a minimum 15-foot offset from the rear boundary of the tract. No disturbance of
existing vegetation or grading will be permitted within that buffer strip. Prior to the
Certificate of Occupancy, a minimum eight-foot-tall solid wood screening fence shall be
installed along that 15-foot buffer yard.
6. Prior to detailed design and permitting, a Certified Arborist will inventory any existing
Significant and Specimen trees within the central courtyard for health and viability. After
clearing of underbrush and any damaged or dead trees, protection fencing shall be
installed around the perimeter of proposed preservation area, prior to the onset of land
clearing and grading elsewhere on the site. Those existing trees, along with other
regulated trees will be protected as a natural grove meeting the county’s tree protection
standards.
7. Exterior luminaries, including security lighting, shall be full cut-off fixtures that are
directed downward in compliance with Figure 5.5.4.C Full Cut-off Fixtures of the Unified
Development Ordinance. Light posts shall be no taller than 16 feet.
Alternative Motion for DENIAL (if based on information presented at the public hearing or other
consideration beyond the scope of staff review, the board finds denial appropriate.)
I move to RECOMMEND DENIAL of the proposed rezoning. While I find it to be
CONSISTENT with the purposes and intent of the Comprehensive Plan because the
proposed housing type and density is within the range recommended by the Community
Mixed Use place type, I find RECOMMENDING DENIAL of the rezoning request is
reasonable and in the public interest because the project places the attached dwelling
units too close to existing single-family development.
Planning Board - August 7, 2025
ITEM: 2 - 2 - 16
Planning Board - August 7, 2025
ITEM: 2 - 3 - 1
Planning Board - August 7, 2025
ITEM: 2 - 4 - 1
Planning Board - August 7, 2025
ITEM: 2 - 5 - 1
Initial Application
Documents & Materials
Planning Board - August 7, 2025
ITEM: 2 - 6 - 1
Page 1 of 7
Conditional Zoning District Application – Updated 06-2023
NEW HANOVER COUNTY_____________________
DEPARTMENT OF PLANNING & LAND USE
230 Government Center Drive, Suite 110
Wilmington, North Carolina 28403
Telephone (910) 798-7165
nhcgov.com/528/Planning-Land-Use
CONDITIONAL ZONING APPLICATION
This application form must be completed as part of a conditional zoning application submitted through the county’s
online COAST portal. The main procedural steps in the submittal and review of applications are outlined in the flowchart
below. More specific submittal and review requirements, as well as the standards to be applied in reviewing the
application, are set out in Section 10.3.3 of the Unified Development Ordinance.
Public Hearing Procedures
(Optional)
Pre-Application Conference
1
Community Information Meeting
2
Application Submittal & Acceptance
3
Planning Director Review & Staff Report (TRC Optional)
4
Public Hearing Scheduling & Notification
5
Planning Board Hearing & Recom-mendation
6
Board of Commissioners Hearing & Decision
7
Post-Decision Limitations and Actions
1. Applicant and Property Owner Information
Applicant/Agent Name Owner Name (if different from Applicant/Agent)
Company Company/Owner Name 2
Address Address
City, State, Zip City, State, Zip
Phone Phone
Email Email
Cindee Wolf
Design Solutions
P.O. Box 7221
Wilmington, NC 28406
910-620-2374
cwolf@lobodemar.biz
Giovanni Ippolito & Tayna Vlancancich
154-30 Powells Cove Blvd.
Beechhurst, NY 11357
917-881-0932
gianniendo@msn.com
Planning Board - August 7, 2025
ITEM: 2 - 7 - 1
Page 2 of 7
Conditional Zoning District Application – Updated 06-2023
2. Subject Property Information
Address/Location Parcel Identification Number(s)
Total Parcel(s) Acreage Existing Zoning and Use(s) Future Land Use Classification
3. Proposed Zoning, Use(s), & Narrative
Proposed Conditional Zoning District: Total Acreage of Proposed District:
Maximum Residential Density (if applicable) Maximum Non-Residential Square Footage (if
applicable)
Please list all of the specific uses that will be allowed within the proposed Conditional Zoning District, the
purpose of the district, and a project narrative (attach additional pages if necessary). Note: Only uses permitted
in the corresponding General Use District are eligible for consideration within a Conditional Zoning District.
6634 Carolina Beach Road 313206.37.2876 [R08200-001-036-000]
R-15 / Vacant Community Mixed-Use
4.56 ac.
4.56 ac.
N/A
(CZD) R-5
36 Units (7.9 units / ac.)
Planning Board - August 7, 2025
ITEM: 2 - 7 - 2
Page 3 of 7
Conditional Zoning District Application – Updated 06-2023
4. Proposed Condition(s)
Note: Within a Conditional Zoning District, additional conditions and requirements which represent greater
restrictions on the development and use of the property than the corresponding general use district regulations may
be added. These conditions may assist in mitigating the impacts the proposed development may have on the
surrounding community. Please list any conditions proposed to be placed on the Conditional Zoning District below.
Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process.
5. Traffic Impact
Please provide the estimated number of trips generated for the proposed use(s) based off the most recent version of
the Institute of Traffic Engineers (ITE) Trip Generation Manual. A Traffic Impact Analysis (TIA) must be completed for
all proposed developments that generate more than 100 peak hour trips, and the TIA must be included with this
application.
Note: It is recommended that traffic generation numbers be reviewed by the WMPO prior to application to ensure
that the most appropriate ITE land use code is identified and most recent generation rates have been applied. If
numbers are verified, please attach a copy of the verification. If numbers have not been verified and the submitted
generation numbers must be adjusted, this may result in the application being ineligible to move forward to the intended
Planning Board agenda.
ITE Land Use(s):
Trip Generation Use and Variable (gross floor area, dwelling units, etc.)
AM Peak Hour Trips: PM Peak Hour Trips:
Single-family Attached Housing (ITE - 215)
per Dwelling Unit @ 36
27 36
Planning Board - August 7, 2025
ITEM: 2 - 7 - 3
Proposed CondiƟons for Medici Townhomes
1. The proposed right turn lane must be approved and permitted by NCDOT. Changes to
the concept plan to meet NCDOT requirements for the turn lane may be approved
administratively by county staff.
2. Tree protection fencing shall be installed, prior to the onset of land clearing and grading,
along a minimum 15-foot offset from the rear boundary of the tract. No disturbance of
existing vegetation or grading will be permitted. Prior to the Certificate of Occupancy, a
minimum 8-foot-tall solid wood screening fence shall be installed along that 15-foot
buffer yard.
3. Prior to detailed design & permitting, a Certified Arborist will inventory any existing
“significant” and / or “specimen” trees within the central courtyard for health and
viability. After clearing of underbrush and any damaged or dead trees, protection
fencing shall be installed around the perimeter of proposed preservation area, prior to
the onset of land clearing and grading elsewhere on the site. Those existing trees, along
with other “regulated” trees will be protected as a natural grove to the greatest extent
feasible with methods for limiting grading around the critical root zones.
4. Exterior luminaries, including security lighting, shall be full cut-off fixtures that are
directed downward in compliance with Figure 5.5.4.C Full Cut-off Fixtures of the Unified
Development Ordinance. Light posts shall be no taller than sixteen (16) feet.
Planning Board - August 7, 2025
ITEM: 2 - 7 - 4
Page 4 of 7
Conditional Zoning District Application – Updated 06-2023
6. Conditional Zoning District Considerations
The Conditional Zoning District procedure is established to address situations where a particular land use would be
consistent with the New Hanover County 2016 Comprehensive Plan and the objectives outlined in the Unified
Development Ordinance and where only a specific use or uses is proposed. The procedure is intended primarily for use with transitions between zoning districts of dissimilar character where a particular use or uses, with restrictive conditions to safeguard adjacent land uses, can create a more orderly transition benefiting all affected parties and the community at-large.
The applicant must explain, with reference to attached plans (where applicable), how the proposed Conditional Zoning district meets the following criteria.
1. How would the requested change be consistent with the County’s policies for growth and development, as
described in the 2016 Comprehensive Plan, applicable small area plans, etc.
2. How would the requested Conditional Zoning district be consistent with the property’s classification on the
2016 Comprehensive Plan’s Future Land Use Map.
Planning Board - August 7, 2025
ITEM: 2 - 7 - 5
Page 5 of 7
Conditional Zoning District Application – Updated 06-2023
3. What significant neighborhood changes have occurred to make the original zoning inappropriate, or how is
the land involved unsuitable for the uses permitted under the existing zoning?
Planning Board - August 7, 2025
ITEM: 2 - 7 - 6
Page 6 of 7
Conditional Zoning District Application – Updated 06-2023
Staff will use the following checklist to determine the completeness of your application. Please verify all of the listed
items are included and confirm by initialing under “Applicant Initial”. If an item is not applicable, mark as “N/A”.
Applications determined to be incomplete must be corrected in order to be processed for further review; Staff will
confirm if an application is complete within five business days of submittal.
Application Checklist Applicant Initial
This application form, completed and signed (all property owners must sign signatory
page)
Application fee:
• $600 for 5 acres or less
• $700 for more than 5 acres
• $300 in addition to base fee for applications requiring TRC review
Community Information Meeting Report (complete and signed by agent or all property
owners)
Traffic Impact Analysis if applicable (use of attached report document is recommended)
• The official TIA approval letter is recommended prior to this item being placed on the Planning Board meeting agenda. The Planning Board may choose to continue the hearing until the official TIA approval letter is provided.
• The official TIA approval letter is required prior to this item being placed on the
Board of Commissioners meeting agenda.
Legal description (by metes and bounds) or recorded survey Map Book and Page Reference
of the property requested for rezoning
Conceptual Plan including the following minimum elements [Note: If elements beyond the
minimum requirements are shown on the concept plan they may be considered conditions of
approval if not eligible for approval as minor deviations]:
Tract boundaries and total area, location of adjoining parcels and roads
• Proposed use of land, building areas and other improvements
o For residential uses, include the maximum number, height, and type of
units; area to be occupied by the structures; and/or proposed subdivision
boundaries.
o For non-residential uses, include the maximum square footage and height
of each structure, an outline of the area structures will occupy, and the
specific purposes for which the structures will be used.
• Proposed transportation and parking improvements; including proposed rights-of-
way and roadways; proposed access to and from the subject site; arrangement
and access provisions for parking areas.
• All existing and proposed easements, required setbacks, rights-of-way, and
buffers.
• The location of Special Flood Hazard Areas.
• A narrative of the existing vegetation on the subject site including the approximate
location, species, and size (DBH) of regulated trees. For site less than 5 acres, the
exact location, species, and sized (DBH) of specimen trees must be included.
• Approximate location and type of stormwater management facilities intended to
serve the site.
• Approximate location of regulated wetlands.
• Any additional conditions and requirements that represent greater restrictions on
development and use of the tract than the corresponding general use district regulations or additional limitations on land that may be regulated by state law or local ordinance
CAW
CAW
CAW
N/A
CAW
CAW
Planning Board - August 7, 2025
ITEM: 2 - 7 - 7
Planning Board - August 7, 2025
ITEM: 2 - 7 - 8
Planning Board - August 7, 2025
ITEM: 2 - 7 - 9
Planning Board - August 7, 2025
ITEM: 2 - 7 - 10
NOT FOR REAL ESTATENOT FOR REAL ESTATNNNNNOOOTTTTT TT FFOORRR R R RRRRREEREEEEEAAAAAALLLL EEEEEEESSTTTTAAAAATTTTEEEENNNNOOOOTTTTTTTFFFFFFOOOOOOOORRRRRRRRRRRRRRREEEEEAAAAAAAALEEESSSSSSSTTTTTTATATTATAAAATTTTSALES OR CONVEYANCE
PRELIMINARYPPPPRRRRREELLLLIMMMMMMMMMMMMMMINNNAAAAAAARRRYYYYYYYYYYYYYYPPRREEEELLMMMINNNAAAAARRRRYYYY
SSSSS OONNNEEEESSSSOOOOO NNNCCCCCC
Planning Board - August 7, 2025
ITEM: 2 - 7 - 11
Legal Description for
Conditional Zoning District Boundary
At 6634 Carolina Beach Road
Beginning at a point in the western boundary of Carolina Beach Road (U.S. Hwy. 421), a 160’
public right‐of‐way; said point being located northwardly 417.75’ along that western boundary
from its intersection with the centerline of Glenarthur Drive (S.R. 2346), a 50’ public right‐of‐
way shown on a plat entitled Lords Creek Subdivision – Section 1, and recorded among the land
records of the New Hanover County Registry in Map Book 36, at Page 190; and running thence
from the said point of beginning:
South 15044’09” West, 280.71 feet to a point; thence
North 67048’50” West, 414.02 feet to a point; thence
North 18052’49” West, 133.69 feet to a point; thence
North 01013’52” West, 162.27 feet to a point; thence
North 02058’08” West, 67.39 feet to a point; thence
South 89034’15” East, 435.90 feet to a point in the western boundary of Carolina Beach
Road; thence with that right‐of‐way,
South 17010’32” East, 250.07 feet to the point and place of beginning, containing 4.56
acres, more or less.
Planning Board - August 7, 2025
ITEM: 2 - 7 - 12
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
6634 Carolina Beach Road 313206.37.2876 [R08200-001-036-000]
Proximity to the subject project site
In-person w/ offer of alternative contactfor questions & comment by both Tel. & Email
Wednesday, June 25th, 6:00 p.m.
River Road Park Shelter - 6500 River Road
Planning Board - August 7, 2025
ITEM: 2 - 7 - 13
Page 2 of 2
Community Information Meeting Report – Approved 06-2022
List of Changes and Modifications Made to the Proposal in Response to Issues and Concerns (if no modifications
were made, please explain why)
Report Attachments
All of the following items must be submitted as part of the required community information meeting report in addition
to this form.
Checklist Applicant Initial
A list of names and addresses of attendees
A list of the names and addresses of invitees and copies of any returned mailings received to date
A copy of the mailed notice with all attachments
A copy of all materials distributed or presented at the meeting
Acknowledgement and Signatures
By my signature below, I hereby certify that written notice of the community information meeting as described above was mailed and/or personal delivery to property owners withing 500 feet of the subject site as set forth on the attached list, by first class mail on [DATE] _____________________________. A copy of the written notice is also attached. I also herby certify that the meeting summary and list of attendees is accurate and representative of the proceedings at the community information meeting.
Signature of Applicant or Applicant’s Agent Print Name
Date
CAW
CAW
CAW
CAW
Cynthia Wolf - Design Solutions
June 30, 2025
June 14, 2025
Planning Board - August 7, 2025
ITEM: 2 - 7 - 14
Planning Board - August 7, 2025
ITEM: 2 - 7 - 15
Planning Board - August 7, 2025
ITEM: 2 - 7 - 16
Planning Board - August 7, 2025
ITEM: 2 - 7 - 17
PROPERTERIES WITHIN A 500' PERIMETER OF 6634 CAROLINA BEACH ROAD:
OWNER NAME MAILING ADDRESS CITY / STATE / ZIP
BARTLEY STEVE W PAMELA B 6703 CHELWOOD CT WILMINGTON NC 28412
BLACK RANDY W 1512 SAPPHIRE RIDGE RD WILMINGTON NC 28409
BUOL CLARENCE J BEVERLY C 1046 MARSHSIDE WAY LELAND NC 28451
CENATIEMPO RICHARD EILEEN 1123 PARK VIEW DR COVINA CA 91724
CONNER CASSANDRA S 812 MACKAY CT WILMINGTON NC 28412
DERRICK CHARLES A MARGUERITE R 6701 OLIVER CT WILMINGTON NC 28412
DEWEY MICHAEL L 807 GLENARTHUR DR WILMINGTON NC 28412
DIGBY CHARLES RHEA TRUSTEES 820 GLENARTHUR DR WILMINGTON NC 28412
DOUGAN ROBERT D DIANE L 845 SLOOP POINTE LN KURE BEACH NC 28449
DRYE TATIANA S TRUSTEE 907 BRIGHTON RD APT 2 PITTSBURGH PA 15233
ESTABROOKS MARILYN LIFE EST 901 GLENARTHUR DR WILMINGTON NC 28412
FENDER DOROTHY TRUSTEE 821 GLENARTHUR DR WILMINGTON NC 28412
GRANNAN KENDRA J 814 MACKAY CT WILMINGTON NC 28412
HANKS CHAPEL AME CHURCH 6562 CAROLINA BEACH RD WILMINGTON NC 28403
HESSE ARTHUR H KATHLEEN 6709 CHELWOOD CT WILMINGTON NC 28412
IMMACULATE CONCEPTION 6650 CAROLINA BEACH RD WILMINGTON NC 28412
JONES VONZELLA ETAL 6617 CAROLINA BEACH RD WILMINGTON NC 28412
KOURY MARVEL E 6706 CHELWOOD CT WILMINGTON NC 28412
LASALLA THEODORE PATRICIA TRUST 114 WATERSFIELD RD LELAND NC 28451
LIGHTHOUSE SHINING MINISTRIES 6622 CAROLINA BEACH RD WILMINGTON NC 28412
LORDS CREEK HOMEOWNERS ASSN PO BOX 2298 CAROLINA BEACH NC 28428
MCCLUNEY YOLANDA R TONY M 606 RYE RIDGE RD CARY NC 27519
MCNEIL HENRY PORTER JR 6647 CAROLINA BEACH RD WILMINGTON NC 28412
METERKO TIMOTHY A KAREN J 809 GLENARTHUR DR WILMINGTON NC 28412
MEYERSON KATHLEEN C ETAL 6702 CHELWOOD CT WILMINGTON NC 28412
MITCHELL AMOS DWIGHT ETAL 4014 TROTTER RIDGE RD DURHAM NC 27707
MURCH STEVEN G DIANNA M 810 MACKAY CT WILMINGTON NC 28412
MYRTLE GROVE COMMUNITY CNTR 6608 CAROLINA BEACH RD WILMINGTON NC 28403
MYRTLE GROVE COMMUNITY CNTR 9129 TIMBER LN LELAND NC 28451
MYRTLE GROVE HOLINESS PO BOX 15680 WILMINGTON NC 28412
CAPE FEAR PUBLIC UTIL AUTHORITY 230 GOV CENTER DR WILMINGTON NC 28403
OAK GROVE CEMETERY INC 6602 CAROLINA BEACH RD WILMINGTON NC 28403
PACE MONICA B 904 GLENARTHUR DR WILMINGTON NC 28412
PALADINO MARISSA ETAL 6704 CHELWOOD CT WILMINGTON NC 28412
PINER CHERYL 507 CHARLOTTE AVE CAROLINA BEACH NC 28428
RESTRICTED 123 ANYROAD DR WILMINGTON NC 28409
RICK LEO J 819 GLENARTHUR DR WILMINGTON NC 28412
SANCTUARY CHURCH OF WILM PO BOX 2374 CAROLINA BEACH NC 28428
STARLING HELEN ETAL 806 TANLAW CT WILMINGTON NC 28412
STEELE NANCY S 816 MACKAY CT WILMINGTON NC 28412
STEWART WILLIAM MARTHA 813 GLENARTHUR DR WILMINGTON NC 28412
SUNDERLAND PRESTON J 804 TANLAW CT WILMINGTON NC 28412
SURFSIDE PROPERTIES LLC PO BOX 16470 WILMINGTON NC 28409
TICE JAMES N ETAL 817 GLENARTHUR DR WILMINGTON NC 28412
TOBY THOMAS MARI K 6605 OLIVER CT WILMINGTON NC 28412
TRIPP CHRIS D 905 GLENARTHUR DR WILMINGTON NC 28412
TRUDEAU PATRICIA ANN B ETAL 6705 CHELWOOD CT WILMINGTON NC 28412
WALKER SUSAN J 6602 OLIVER CT WILMINGTON NC 28412
WHISPERING PINES BAPTIST 6547 CAROLINA BEACH RD WILMINGTON NC 28412
WISE RONALD JR ET UX 808 TANLAW CT WILMINGTON NC 28412
WRIGHT ARMOND ETAL 6651 CAROLINA BEACH RD WILMINGTON NC 28412
Planning Board - August 7, 2025
ITEM: 2 - 7 - 18
P.O. Box 7221, Wilmington, NC 28406 * Telephone: 910-620-2374 * Email: cwolf@lobodemar.biz
Community Information
June 14, 2025
To: Adjacent Property Owners & Other Interested Parties
From: Cindee Wolf
Re: Medici Townhomes
This letter is notice of a community information meeting for an upcoming rezoning request.
Giovanni Ippolito and Tanya Vlacancich are property owners of the property at 6634 Carolina
Beach Road. The 4.56-acre tract is currently zoned Residential (R-15). The proposed rezone
would be for a Conditional District / Residential Moderate-High Density (CZD/R-5). The
proposal is to develop a 36-unit “single-family / attached” (townhome) community. A site
layout is attached.
Your property is located in the proximity, within a 500’ perimeter, of the lot boundary. The
meeting is an opportunity for further explanation of the proposal and for questions to be
answered concerning project improvements, benefits and impacts.
A Conditional Zoning District in New Hanover County allows particular uses to be established
only in accordance with specific standards and conditions pertaining to each individual
development project & rezoning petition. Essentially, this means that only the specific use(s)
and the proposed site improvements of an approved petition can be developed.
The meeting will be held on Wednesday, June 25th, 6:00 p.m., at the River Road Park Picnic
Shelter, 6500 River Road. If you cannot attend, you are also welcome to contact me at
telephone # 910-620-2374, or email cwolf@lobodemar.biz with comments and/or questions.
We appreciate your interest in the project and continue to believe that this new community will
provide quality housing in the southern portion of the County, be good neighbor, and be an
asset to the community.
Planning Board - August 7, 2025
ITEM: 2 - 7 - 19
Planning Board - August 7, 2025
ITEM: 2 - 7 - 20
Planning Board - August 7, 2025
ITEM: 2 - 7 - 21
From:cwolf@lobodemar.biz
To:"Adrianne Garber"
Cc:"Livian Jones"; "giovanni ippolito"
Subject:RE: 6634 Carolina Beach Rd.
Date:Wednesday, June 18, 2025 12:17:00 PM
Attachments:Area Topo.pdfPlan Exhibit.pdfColor Exhibit.pdf
Ms. Garber,
Yes, the intent in those areas is for tree preservation. I have included another exhibit, which
includes the field survey of the topography and regulated tree locations. I have also included
the NHCo GIS topography that extends out over the adjacent Lords Creek Lots.
There is a reasonable amount of elevation change within the tract, with a highpoint of 32 at
the northwesternmost corner down to 17 along the southeastern ditch. Obviously, detailed
design and grading is pending entitlement, but it appears that each of the quadraplex building
pads will be able to be set fairly close to existing grade. Yes – that can be accomplished with
both stepping the foundation slabs and possible retaining structures.
The tree symbols shown are ones that I feel confident in preservation. We will certainly be
maximizing additional tree-save throughout the site both for within the project community,
and to avoid costly mitigation. At this point I can only commit to those areas that I’ve outlined
remaining generally natural with as many of the trees (regulated and smaller) after removing
the underbrush, but a condition of approval will be to commit NOT to clear cut. As an
“attached” housing product, there will be requirements for vegetative buffering from adjacent
properties and landscaping for street trees and foundation plantings.
I do not believe that this project would be able to adhere to LEED standards, but it is in any
developer’s best interest to minimize costs by limiting material waste and using best-
management practices for plumbing, electrical and HVAC.
Please do not hesitate to reach out again if you have additional questions.
Thanks. Cindee
From: Adrianne Garber <garberadrianne@gmail.com>
Sent: Tuesday, June 17, 2025 4:44 PM
To: cwolf@lobodemar.biz
Subject: 6634 Carolina Beach Rd.
Planning Board - August 7, 2025
ITEM: 2 - 7 - 22
Thank you for reading this. My name is Adrianne Garber and I live in New Hanover
County. I received the notice of your meeting at River Rd. Park on June 25th at 6:00 pm
to discuss your interest in developing the lot at 6634 Carolina Beach Rd.
I noticed that you show a portion in the center, and a portion on the front left of the
parcel, that appears to be left natural with the existing trees remaining in place. Is that
your intention? Will these two areas be kept natural with the existing trees?
Can you provide any information regarding the lot's current elevation? Will there be
any elevation changes, retention ponds, backfilling, retaining walls? How many floors is
each unit? How many square feet? Do you have anything showing the view from the
side, showing the intended elevations in relation to the neighboring properties'
elevations?
And for the areas showing planted trees between the buildings, will you be planting
native trees that are conducive to assisting with migrating birds? If so, do you have
someone that can assist you with choosing your trees?
Will you be building green; what features of these townhomes help to fight climate
change - plumbing, Electrical, HVAC? Are there any areas for parking or road surface
that can utilize a pervious surface option?
Thank you,
Adrianne Garber
Planning Board - August 7, 2025
ITEM: 2 - 7 - 23
Concept Plan
Planning Board - August 7, 2025
ITEM: 2 - 8 - 1
Planning Board - August 7, 2025
ITEM: 2 - 9 - 1
Public Comments
In Support 1
Neutral 0
In Opposition 1
Planning Board - August 7, 2025
ITEM: 2 - 10 - 1
1
Farrell, Robert
From:noreply@civicplus.com
Sent:Friday, July 25, 2025 10:25 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #26776 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by 8 AM the day of
the applicable meeting will be made available to the Board prior to that meeting and
will be included as part of the permanent, public record for that meeting.
First Name Beth
Last Name Fender-Burgin
Address 821 Glenarthur Drive
City Wilmington
State NC
Zip Code 28412
Email rolferbeth@gmail.com
Please select the case
for comment.
PB Meeting - Z25-14 – Medici Townhomes
What is the nature of
your comment?
Support project
Public Comment Excellent use of transitional space to the bordering single
family. I'd love to see it connected via walking/bike path to
Lord's Creek so residents have access to sidewalks that feed
into Veteran's Park and the schools in this vicinity. Can't get
that bike path down here soon enough! Excited for this project
and that the landowners listened to the community.
Two concerns I would point out;
1) possibility of flooding during hurricanes and high rain events
Planning Board - August 7, 2025
ITEM: 2 - 10 - 2
2
along Glenarthur Drive, which is a distinct possibility given
proximity of this development to Lord's Creek headwaters and
associated wetlands. Do we need bigger drainage underneath
Glenarthur?
2) the 55 MPH speed limit on Carolina Beach Road is
excessive. How do we petition to reduce that speed limit? Do
we have to wait for more fatalities? Also, the level of service at
traffic lights at Masonboro Commons and Halyburton Parkway
make for a super difficult turn around situation to utilize the
north bound u-turn lane to go south and turn back into the tri-
neighborhood access into Glenarthur. (About 800 homes total.)
Perhaps a triggered stop light at that u-turn? Might save a life.
You never know.
As I said, I'm excited for this project and that the owners and
Ms. Wolf have come up with a very workable plan. Happy to be
a YIMBY and change this zoning.
PS- Bike path. It needs a connecting bike path.
Sincerely,
B Burgin
Upload supporting files
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Planning Board - August 7, 2025
ITEM: 2 - 10 - 3
3
Farrell, Robert
From:noreply@civicplus.com
Sent:Tuesday, July 15, 2025 6:49 PM
To:May, Katherine; Roth, Rebekah; Vafier, Ken; Farrell, Robert; Doss, Amy; Dickerson,
Zachary; Beil, Ryan; Watson, McCabe
Subject:Online Form Submission #26601 for Public Comment Form
** External Email: Do not click links, open attachments, or reply until you know it is safe **
Public Comment Form
Public Comment Form
The agenda items listed are available for public comment at an upcoming Planning
Board or Board of Commissioners meeting. Comments received by 8 AM the day of
the applicable meeting will be made available to the Board prior to that meeting and
will be included as part of the permanent, public record for that meeting.
First Name Michael
Last Name Rhodes
Address 304 Okeechobee Rd.
City Wilmington
State NC
Zip Code 28412
Email michaelwrhodes1@gmail.com
Please select the case
for comment.
PB Meeting - Z25-14 – Medici Townhomes
What is the nature of
your comment?
Oppose project
Public Comment This project has been on the schedule multiple times now and
has been denied each time and here we go again. Even with
the decrease in the amount of total homes it is still not an area
that needs homes nor will fit in with the area. My neighborhood
has private roads but the people who would move there will
take my road to take their kids to school or access River Rd.
Daily as I walk my dog I almost get run over in the
neighborhood because of the volume of traffic that uses the
private roads. We have no sidewalk and people speed through
Planning Board - August 7, 2025
ITEM: 2 - 10 - 4
4
here all the time. The turn lane from Carolina Beach Rd is too
small for this project and I can see multiple accidents that
would occur here if approved. Traffic gets backed up from
people going to Carolina Beach, even in the off season, well
past this area. It’s too much. Enough is enough.
Upload supporting files
If you need to support your comment with documentation, upload text and photo
files here. No more than 20MB in size total for all files. File types accepted are: doc,
docx, ppt, pptx, txt, rtf, odf, csv, xls, xlsx, pdf, jpg, png and static gif.
File 1 Field not completed.
File 2 Field not completed.
File 3 Field not completed.
File 4 Field not completed.
Planning Board - August 7, 2025
ITEM: 2 - 10 - 5