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Home My WebLink About11-6-2025 PB Agenda PacketNEW HANOVER COUNTY PLANNING BOARD AGENDA Assembly Room, New Hanover County Historic Courthouse 24 North Third Street, Room 301 Wilmington, NC 28401 Members of the Board Jeffrey P Petroff, Chair |Donna Girardot, Vice-Chair Paul Boney|Hansen Ma'hews |Jeffrey Stokley Jr. | H. Allen Pope |Colin J. Tarrant Rebekah Roth, Director| Ken Vafier, Planning Manager NOVEMBER 6, 2025 6:00 PM Call to Order Pledge of Allegiance Approval of Minutes REGULAR ITEMS OF BUSINESS The Planning Board may consider substanal changes in these peons as a result of objecons, debate, and discussion at the meeng, including rezoning to other classificaons. 1 Preliminary Forum Special Use Permit – (S25-06 – Standard Technologies) – Request by Max Valen8ne and Brian Thompson with Standard Technologies, applicants, on behalf of H. Phillip Berman, Jr. and Jim Teachey, property owners, for the use of Other Fabricated Metal Product Manufacturing in an I- 1, Light Industrial district on approximately 34.7 acres located at 4901 Las Tortugas Drive. OTHER ITEMS 1 Adop8on of the 2026 Planning Board Mee8ng Calendar Planning Board - November 6, 2025 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: 11/6/2025 Regular DEPARTMENT: Planning PRESENTER(S): Ryan Beil, Development Review Planner CONTACT(S): Ryan Beil; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning & Land Use Director SUBJECT: Preliminary Forum Special Use Permit – (S25-06 – Standard Technologies) – Request by Max Valen8ne and Brian Thompson with Standard Technologies, applicants, on behalf of H. Phillip Berman, Jr. and Jim Teachey, property owners, for the use of Other Fabricated Metal Product Manufacturing in an I-1, Light Industrial district on approximately 34.7 acres located at 4901 Las Tortugas Drive. BRIEF SUMMARY: The applicant has submi#ed a special use permit applica$on for the use of Other Fabricated Metal Product Manufacturing (NAICS code 3329). The parcels are south of Holly Shelter Road, on the east side of Barbados Boulevard between the NCDOT maintenance yard and office to the south of the FAA air naviga$on tower to the north. The project proposes a single story, 85,000 square foot industrial building with no separate structures. The Unified Development Ordinance (UDO) allows Other Fabricated Metal Product Manufacturing in the I-1 zoning district with a special use permit. The property has full access onto Las Tortugas Drive, which has direct full access onto Barbados Drive, off Holly Shelter Road. The proposed use would result in an es$mated 61 AM peak hour trips, and 56 PM peak hour trips. The es$mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). The 2016 Comprehensive Plan classifies this property as General Residen$al. The General Residen$al place type 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 recrea$on and school facili$es are encouraged throughout. Types of uses include single-family residen$al, low-density mul$-family residen$al, light commercial, civic, and recrea$onal. The property is adjacent to the Employment Center place type, which serves as an employment and produc$on hub where office and light industrial uses predominate. It can also include residen$al, civic, and recrea$onal uses, but should be clearly delineated from rural and conserva$on areas. Commercial uses designed to serve the needs of the employment center are appropriate. STRATEGIC PLAN ALIGNMENT: Planning Board - November 6, 2025 ITEM: 1 RECOMMENDED MOTION AND REQUESTED ACTIONS: Planning staff and the Planning Board do not make recommenda$ons on special use permit requests. As this is a preliminary forum the Planning Board is required to hear the presenta$on from staff, the applicant, and the public to facilitate an open and transparent discussion of the special use permit applica$on. Ques$ons and comments related to the following topics are encouraged: -Components of the proposal that are not clear or where addi$onal infroma$on is needed in order to understand the project. -Advice to the applicant on the presenta$on they will be making to the Board of Commissioners. -Advice to the par$es speaking in opposi$on on what they may want to consider when preparing for the Board of Commissioners mee$ng, and -Advice to both par$es on poten$al issues that should be addressed before the public hearing. ATTACHMENTS: Descrip$on S25-06 PB Script S25-06 Staff Summary S25-06 Zoning Map S25-06 Future Land Use Map S25-06 Mailout Map S25-06 Application Cover Sheet S25-06 Application S25-06 Concept Plan Cover Sheet S25-06 Concept Plan S25-06 Public Comments COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager) Planning Board - November 6, 2025 ITEM: 1 SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY FORUM (S25-06) Special Use Permit – (S25-06 – Standard Technologies) – Request by Max Valentine and Brian Thompson with Standard Technologies, applicants, on behalf of H. Phillip Berman, Jr. and Jim Teachey, property owners, for the use of Other Fabricated Metal Product Manufacturing in an I-1, Light Industrial district on approximately 34.7 acres located at 4901 Las Tortugas Drive. 1. This is a Preliminary Forum. The purpose of this forum is to facilitate an open and transparent discussion of the special use permit application and to provide an opportunity for public comments and questions. Please note per state law, the Planning Board will not be making a decision or recommendation this evening. Instead, the decision on the application will be made during the Board of Commissioners’ quasi-judicial hearing, where public participation will be limited to parties with standing and witnesses providing evidence through sworn testimony. Anyone interested in speaking in support or opposition of the project should sign in and speak tonight at this meeting, regardless of standing in the matter. 2. Staff will introduce the application. Then the applicant will be allowed 15 minutes for their presentation. Following the applicant’s presentation, we will have 20 minutes for public questions and comments, and then allow the applicant time to address them. The Board members will then provide their comments and ask questions of the applicant. At the end, Staff will give an overview of next steps in the special use permit process. We will then close the forum. 3. Conduct forum as follows: a. Staff introduction b. Applicant’ s presentation (up to 15 minutes) c. Public comments and questions (up to 20 minutes – total supporters and opponents) d. Applicant response to public comments and questions. e. Planning Board questions and comments regarding the following items: i. Components of the proposal that are not clear or where additional information is needed in order to understand the project, ii. Advice to the applicant on the presentation they will be making at the Board of Commissioners meeting, iii. Advice to parties speaking in opposition on what they may want to consider when preparing for the Board of Commissioners meeting, and iv. Advice for both parties on potential issues that should be addressed prior to the public hearing. f. Staff overview of next steps and the procedures for the Board of Commissioners meeting. 4. Close the Preliminary Forum. Planning Board - November 6, 2025 ITEM: 1 - 1 - 1 S25-06 Staff Summary – Planning Board 11-6-2025 Page 1 of 10 STAFF SUMMARY FOR S25-06 SPECIAL USE PERMIT APPLICATION APPLICATION SUMMARY Case Number: S25-06 Requests: I-1 zoning district requires Special Use Permit for permitted use of Other Fabricated Metal Product Manufacturing. Applicant: Property Owner(s): Standard Technologies H Philip Berman Jr., Jim and Marsella Teachey Location: Acreage: 4901 Las Tortugas Drive 34.7 PID(s): Comp Plan Place Type: R01100-008-033-000, R01100-008-012-000 General Residential Existing Land Use: Proposed Land Uses: Vacant land/Undeveloped Other Fabricated Metal Product Manufacturing Current Zoning: I-1, Light Industrial SURROUNDING AREA LAND USE ZONING North FAA VORTAC air navigation facility I-1 East Single-Family Residential, and Residential Multi Family-Low Density; the undeveloped Oasis Residential Development R-15 and (CZD) RMF-L South NCDOT Division 3 Offices and Maintenance Yard B-2 West Commercial flex space including Halifax Linen, Cintas Uniform Services, Rex and Sons RV, and Infinity Payment Systems. B-2 Planning Board - November 6, 2025 ITEM: 1 - 2 - 1 S25-06 Staff Summary – Planning Board 11-6-2025 Page 2 of 10 ZONING HISTORY July 7, 1972 Initially zoned I-2 (Area 8A) August 5, 1996 Rezoned to I-1 (Z-571) COMMUNITY SERVICES Water/Sewer Public water and sewer available through CFPUA by way of mainline extension. Fire Protection New Hanover County Fire Services, New Hanover County Northern Fire District, Station 13 Castle Hayne. Recreation Riverside Park and Northern Regional CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES Conservation The conservation resource map indicates pocosin wetlands on the property; however, they are not underlaid with Class IV soils. Pocosin wetlands require Class IV soils to trigger additional development standards. Historic No known historic resources Archaeological No known archaeological resources Planning Board - November 6, 2025 ITEM: 1 - 2 - 2 S25-06 Staff Summary – Planning Board 11-6-2025 Page 3 of 10 APPLICANT’S PROPOSED PLANS Site Plan with Staff Markup • The project proposes a one-story, 85,000 square foot industrial building for the use of Other Fabricated Metal Product Manufacturing. The North American Industry Classification System (NAICS code 3329) describes the use as those “primarily engaged in manufacturing fabricated metal products (except forgings and stampings, cutlery and hand tools, architectural and structural metals, boilers, tanks, shipping containers, hardware, spring and wire products, machine shop products, turned products, screws and nuts and bolts).” • The company is specifically seeking to perform laser, metal fabrication, welding, and powder coating surfaces at this location. • The proposed building is in the southwest corner of the site oriented near the DOT facilities and away from adjacent residentially zoned parcels to the east, and as far from the VORTAC facility as possible. • Two stormwater management facilities are proposed, one in front of the building to the west, and another to the south. • A circular drive is shown around the building with parking on three sides and with loading bays on the northern portion of the building. N Stormwater 85,000 square foot single story warehouse Las Tortugas Drive Truck Loading Area Parking Stormwater Parking Planning Board - November 6, 2025 ITEM: 1 - 2 - 3 S25-06 Staff Summary – Planning Board 11-6-2025 Page 4 of 10 ZONING CONSIDERATIONS • Other Fabricated Metal Product Manufacturing is permitted in the I-1 district with the approval of a Special Use Permit. The ordinance does not prescribe any additional use specific standards for Other Fabricated Product Manufacturing. • While industrial in nature, the proposed use is not classified as an Intensive Industry in the UDO, and no community information meeting was required for this application. • The property is bordered by R-15 and (CZD) RMF-L zoning to the East, B-2 zoning to the South and West, and I-1 zoning to the North where the FAA VORTAC facility is located. • The project is required to provide 1.5 parking spaces per 1,000 square feet of building, as dictated by Fabricated Metal Product Manufacturing found in Table 5.1.2.A in the Unified Development Ordinance. The building measures 85,000 square feet, requiring 128 parking spots. The plan shows 130 parking spaces, exceeding the number of required spaces. However, if the special use permit application is approved, the applicant could reduce the overall parking with a Parking Demand Study submitted during the Technical Review Committee (TRC) review process. Parking Demand Studies must be performed by an engineer to demonstrate data as to why the use does not require the level of parking specified by the ordinance. • Per Section 10.3.5.C.3 from the UDO, the applicant requested a preliminary Technical Review Committee review to get feedback from the various agencies that review site plans during the TRC process. Minor comments were provided but none indicated that any ordinance provisions were not met by the proposed concept plan. • If approved, the project would be subject to the Technical Review Committee and Zoning Compliance review processes to ensure full compliance with all ordinance requirements and specific conditions included in the approval. Only minor deviations from the approved conceptual plan, as defined by the UDO, would be allowed. Planning Board - November 6, 2025 ITEM: 1 - 2 - 4 S25-06 Staff Summary – Planning Board 11-6-2025 Page 5 of 10 AREA DEVELOPMENT Planning Board - November 6, 2025 ITEM: 1 - 2 - 5 S25-06 Staff Summary – Planning Board 11-6-2025 Page 6 of 10 TRANSPORTATION CURRENT CONDITIONS Intensity of Current Zoning Typical development under current zoning allows for a variety of industrial uses. PROPOSED ACCESS Primary Access Left-in, Right-out access onto Barbados Boulevard from Las Tortugas Drive EXISTING ROADWAY CHARACTERISTICS Affected Roadways Holly Shelter Road Las Tortugas Drive Barbados Boulevard Type of Roadway Major collector Local street Local street Planning Board - November 6, 2025 ITEM: 1 - 2 - 6 S25-06 Staff Summary – Planning Board 11-6-2025 Page 7 of 10 Roadway Planning Capacity (AADT) 13,894 N/A N/A Latest Traffic Volume (AADT)- 2023 5900 N/A N/A Latest WMPO Point-in-Time Count (DT) 632 N/A N/A Current Level of Congestion Available Capacity N/A N/A Sources Source of Planning Capacity: WMPO Source of Latest Traffic Volume: 2023 Source of WMPO Point-in-Time Count: Holly Shelter Road: East of I-40 THERE ARE NO NEARBY NCDOT STIP ROADWAY PROJECTS TRAFFIC GENERATION Traffic Generation by Present Designation* Traffic Generated by Proposed Project** Potential Impact of Proposed Project AM Peak Hour Trips 222 61 -161 PM Peak Hour Trips 195 56 -139 Assumptions *300,000 square feet of General Light Industrial **Proposed Development – 85,000 square foot warehouse Sources Source of Trip Generation: ITE Trip Generation Manual, 11th ed TRAFFIC IMPACT ANALYSIS (TIA) The site’s projected traffic does not exceed the 100 peak-hour trips that triggers the ordinance requirement for a Traffic Impact Analysis (TIA). SUMMARY This project is in the vicinity of Holly Shelter Road, a primarily commercial corridor and the I-40 interchange. The site has access onto Barbados Boulevard through existing commercial development and does not have direct access through any existing residential areas. While not operational at this time, DOT has recently installed new traffic signals on Holly Shelter Road from the I-40 access ramps which are intended to address traffic access and movement at the interchange. While below the threshold for a TIA, the site is adjacent to the NCDOT offices and will require review through DOT’s driveway permit process. Planning Board - November 6, 2025 ITEM: 1 - 2 - 7 S25-06 Staff Summary – Planning Board 11-6-2025 Page 8 of 10 ENVIRONMENTAL • The property is not within a Natural Heritage Area or the Special Flood Hazard Area. • The property is within the Holly Shelter Creek watershed. • Per the Classification of Soils in New Hanover County for Septic Tank Suitability, soils on the property consist of Class III (Severe Limitation) soils; however, the project is expected to be served by CFPUA water and sewer if developed. • The conservation resource map indicates pocosin wetlands cover on the property however they are not underlaid with Class IV soils which triggers additional development standards. OTHER CONSIDERATIONS Context and Compatibility • The parcel is an undeveloped industrially zoned parcel located between existing commercial and light industrial uses to the west and a mix of low to moderate density residentially zoned parcels to the east. • The site is accessed from the west through the existing commercial development, and the project orients the proposed use near the DOT maintenance yard and away from residentially zoned parcels and the adjacent FAA air navigation facility. • The Holly Shelter Road corridor to the north is a commercial and industrial corridor with recent local and state infrastructure projects to support future growth, including the water and sewer main extensions on Holly Shelter Road and new traffic signals at the I-40 interchange. • Given the access, existing zoning, and proximity to existing commercial uses, the site is less likely to be developed residentially. 2016 COMPREHENSIVE LAND USE PLAN The New Hanover County Future Land Use Map provides a general representation of the vision for New Hanover County’s future land use, as designated by place types describing the character and function of the different types of development that make up the community. These place types are intended to identify general areas for particular development patterns and should not be interpreted as being parcel specific. Planning Board - November 6, 2025 ITEM: 1 - 2 - 8 S25-06 Staff Summary – Planning Board 11-6-2025 Page 9 of 10 Future Land Use Map Place Type General Residential Place Type Description General Residential: Focuses on lower-density housing and associated civic and commercial services. Typically, housing is single-family or duplexes. Commercial uses should be limited to strategically located office and retail spaces, while recreation and school facilities are encouraged throughout. Types of uses include single-family residential, low-density multi-family residential, light commercial, civic, and recreational. Analysis While the parcel is designated as General Residential, it is also an undeveloped industrially zoned property located between existing commercial and light industrial uses to the west and a mix of low to moderate density residentially zoned parcels to the east. Given the access, existing zoning, and proximity to existing commercial uses, the site is less likely to be developed residentially The site is also adjacent to the Employment Center place type which serves as an employment and production hub where office and light industrial uses predominate. It can also include residential, civic, and recreational uses, but should be clearly delineated from rural and conservation areas. 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. Proposed Conditions There are no applicant proposed conditions at this time. PRELIMINARY FORUM The Planning Board does not make a decision or recommendation on special use permits. The board is requested to hear the presentation of staff, the applicant, and the public to facilitate an open and transparent discussion of the special use permit application. Questions and comments related to the following topics are encouraged: • Components of the proposal that are not clear or where additional information is needed to understand the project, • Advice to the applicant on the presentation they will be giving to the Board of Commissioners, • Advice to the parties speaking in opposition on what they may want to consider when preparing for the Board of Commissioners meeting, and Planning Board - November 6, 2025 ITEM: 1 - 2 - 9 S25-06 Staff Summary – Planning Board 11-6-2025 Page 10 of 10 • Advice to both parties on potential issues that should be addressed before the public hearing. Following the Preliminary Forum the special use permit will be scheduled for the October 6 Board of Commissioners meeting for a quasi-judicial hearing. There are four principal conclusions the Board of Commissioners must make when considering a special use permit request based on clear, substantial evidence presented at the hearing. • Conclusion 1: The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved. • Conclusion 2: The Board must find that the use meets all required conditions and specifications of the Unified Development Ordinance. • Conclusion 3: The Board must find that the use will not substantially injure the value of adjoining or abutting property or that the use is a public necessity. • Conclusion 4: The Board must find that the location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the Comprehensive Land Use Plan for New Hanover County. Planning Board - November 6, 2025 ITEM: 1 - 2 - 10 Planning Board - November 6, 2025 ITEM: 1 - 3 - 1 Planning Board - November 6, 2025 ITEM: 1 - 4 - 1 Planning Board - November 6, 2025 ITEM: 1 - 5 - 1 Initial Application Documents & Materials Planning Board - November 6, 2025 ITEM: 1 - 6 - 1 Page 1 of 8 Special Use Permit Application – Updated 02-2022 NEW HANOVER COUNTY_____________________ DEPARTMENT OF PLANNING & LAND USE 230 Government Center Drive, Suite 110 Wilmington, North Carolina 28403 Telephone (910) 798-7165 FAX (910) 798-7053 planningdevelopment.nhcgov.com SPECIAL USE PERMIT APPLICATION This application form must be completed as part of a special use permit 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 10.3.5 of the Unified Development Ordinance. *If the proposed use is classified as intensive industry, the applicant shall conduct a community information meeting in accordance with Section 10.2.3, Community Information Meeting. 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 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 Preliminary Forum 6 Board of Commissioners Hearing & Decision 7 Post-Decision Limitations and Actions Standard Technologies 2641 West Hayes Avenue Fremont, Ohio 43420 910-791-6707 (rep) jblair@paramounte-eng.com (rep) H. Philip Berman Jr. 3717 B St. Johns Court Wilmington, NC 28403 910-231-0211 Jim F. Teachey & Marsella D. Teachey See below H.Philip Berman Jr.Jim & Marsella Teachey 122 Martingale Lane Wilmington, NC 28409 910-520-4992 Planning Board - November 6, 2025 ITEM: 1 - 7 - 1 Page 2 of 8 Special Use Permit Application – Updated 02-2022 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 Please list the proposed use(s) of the subject property, and provide the purpose of the special use permit and a project narrative (attach additional pages if necessary). 4. Proposed Condition(s) Please note: Within a special use permit proposal, additional conditions and requirements which represent greater restrictions on the development and use of the property than the corresponding zoning 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 included with this special use permit application below. Staff, the Planning Board, and Board of Commissioners may propose additional conditions during the review process that meet or exceed the minimum requirements of the Unified Development Ordinance. 4901 Los Tortugas Drive R01100-008-033-000; R01100-008-012-000 +/- 34.7 Ac I-1; Undeveloped General Residential *See attached *See attached Planning Board - November 6, 2025 ITEM: 1 - 7 - 2 Page 3 of 8 Special Use Permit Application – Updated 02-2022 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. ITE Land Use: Trip Generation Use and Variable (gross floor area, dwelling units, etc.) AM Peak Hour Trips: PM Peak Hour Trips: 6. Criteria Required for Approval of a Special Use Permit A use designated as a special use in a particular zoning district is a use that may be appropriate in the district, but because of its nature, extent, and external impacts, requires special consideration of its location, design, and methods of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose is to establish a uniform mechanism for the review of special uses to ensure they are appropriate for the location and zoning district where they are proposed. For each of the four required conclusions listed below, include or attach a statement that explains how any existing conditions, proposed development features, or other relevant facts would allow the Board of County Commissioners to reach the required conclusion, and attach any additional documents or materials that provide supporting factual evidence. The considerations listed under each required conclusion are simply those suggested to help the applicant understand what may be considered in determining whether a required conclusion can be met. Any additional considerations potentially raised by the proposed use or development should be addressed. 1. The use will not materially endanger the public health or safety if located where proposed and approved. Considerations: • Traffic conditions in the vicinity, including the effect of additional traffic on streets and street intersections, and sight lines at street intersections with curb cuts; • Provision of services and utilities, including sewer, water, electrical, garbage collections, fire protection; • Soil erosion and sedimentation; • Protection of public, community, or private water supplies, including possible adverse effects on surface waters or groundwater; or • Anticipated air discharges, including possible adverse effects on air quality. ITE Code 140 - Manufacturing Gross Floor Area 61 trips 56 trips *See attached Planning Board - November 6, 2025 ITEM: 1 - 7 - 3 Page 4 of 8 Special Use Permit Application – Updated 02-2022 2. The use meets all required conditions and specifications of the Unified Development Ordinance. 3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity. Considerations: • The relationship of the proposed use and the character of development to surrounding uses and development, including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of operation, etc.). • Whether the proposed development is so necessary to the public health, safety, and general welfare of the community or County as a whole as to justify it regardless of its impact on the value of adjoining property. *See attached *See attached Planning Board - November 6, 2025 ITEM: 1 - 7 - 4 Page 5 of 8 Special Use Permit Application – Updated 02-2022 4. The location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the New Hanover County Comprehensive Land Use Plan. Considerations: • The relationship of the proposed use and the character of development to surrounding uses and development, including possible conflicts between them and how these conflicts will be resolved (i.e. buffers, hours of operation, etc.). • Consistency with the Comprehensive Plan’s goals, objectives for the various planning areas, its definitions of the various land use classifications and activity centers, and its locational standards. *See attached Planning Board - November 6, 2025 ITEM: 1 - 7 - 5 Planning Board - November 6, 2025 ITEM: 1 - 7 - 6 Planning Board - November 6, 2025 ITEM: 1 - 7 - 7 Planning Board - November 6, 2025 ITEM: 1 - 7 - 8 Planning Board - November 6, 2025 ITEM: 1 - 7 - 9 Page 8 of 8 Special Use Permit Application – Updated 02-2022 Telecommunications Requirements Checklist Requirements for Wireless Support Structures & Substantial Modifications Applicant Initial Affidavit certifying the construction and placement of wireless facilities meets the provisions of the Federal Communications Act, 47 U.S.C. § 332, as amended, section 6409 of the Middle Class Tax Relief and Job Creation Act of 2012, 47 U.S.C. § 1455 (a), in accordance with the rules promulgated by the Federal Communications Commission (FCC), and all other applicable federal, state, and local laws. Simulated photographic evidence of the proposed appearance of the wireless support structure and wireless facilities from at least four (4) vantage points and a statement as to the potential visual and aesthetic impacts on all adjacent residential zoning district. Determination of No Hazard to Air Navigation, or other applicable determination by the Federal Aviation Administration (FAA) upon review of FAA Form 7460. For New Wireless Support Structures: Information or materials providing evidence that collocating new antennae and equipment on an existing wireless support structure or structures within the applicant’s search ring is not reasonably feasible. Per NCGS 160D-933, collocation on an existing wireless support structure is not reasonably feasible if the collocation is technically or commercially impractical or the owner of the existing wireless support structure is unwilling to enter into a contract for such use at fair market value. Planning Board - November 6, 2025 ITEM: 1 - 7 - 10 Planning Board - November 6, 2025 ITEM: 1 - 7 - 11 Planning Board - November 6, 2025 ITEM: 1 - 7 - 12 Planning Board - November 6, 2025 ITEM: 1 - 7 - 13 Standard Technologies – SUP Narrative 3. Proposed Zoning, Use(s), & Narrative The applicant, Standard Technologies, is seeking a Special Use Permit in order to use the subject site to manufacture fabricated metal products. The company is specifically seeking to perform laser, metal fabrication, welding, and powder coating surfaces at this location. Under the current zoning of the site (I-1 Light Industrial), fabricated metal product manufacturing requires a Special Use Permit. The proposal includes the development of a new 85,000 square foot facility, which will employ approximately 65 people. All services and fabrication provided by the company will be conducted within the enclosed facility. Access will be provided via Los Tortugas Drive, an NCDOT-maintained road, which connects to Holly Shelter Road via Barbados Road. Planning Board - November 6, 2025 ITEM: 1 - 7 - 14 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 4. Proposed Conditions No additional conditions are proposed; however, the site will be developed in general conformity to the concept plan and comply with all applicable zoning requirements for the proposed use. 6. Criteria Required for Approval of a Special Use Permit 1. The use will not materially endanger the public health or safety if located where proposed and approved. The use will not materially endanger the public health or safety. The proposed facility must comply with the Unified Development Ordinance and state building/fire codes. Access to the site is provided via state-maintained roads and the expected trip generation for the facility is not enough to warrant a Traffic Impact Analysis. The facility will connect to public water and sewer (CFPUA) and provide stormwater infrastructure in accordance with County and State standards. The building will also comply with required height restrictions relating to the abutting FAA VORTAC facility. 2. The use meets all required conditions and specifications of the Unified Development Ordinance. The use meets all applicable requirements of the Unified Development Ordinance. The concept plan included with the application shows compliance with required setbacks, parking, and landscaping areas. A site plan application has also been submitted to the Technical Review Committee for review. 3. The use will not substantially injure the value of adjoining or abutting property, or that the use is a public necessity. The use will not substantially injure the value of adjoining or abutting property. The site is abutting a heavy commercial area to the west which contains many warehouses, offices, and flex space buildings including the NCDOT Division 3 offices and equipment storage. The entire northern property line of the subject property abuts a FAA VORTAC facility. The site is also designed to position the proposed building and parking areas closer to the adjacent heavy commercial and NCDOT equipment storage area which provide more separation from any existing homes. All fabrication work is also conducted within the enclosed facility. 4. The location and character of the use if developed according to the plan as submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the New Hanover County Comprehensive Land Use Plan. The use will be in harmony with the area. As the site will be accessed through the adjacent heavy commercial area, this proposal is essentially expanding the existing Planning Board - November 6, 2025 ITEM: 1 - 7 - 15 1 2 2 C I N E M A D R I V E, W I L M I N G T O N , N C 2 8 4 0 3 P H : ( 9 1 0 ) 7 9 1 - 6 7 0 7 F A X : ( 9 1 0 ) 7 9 1 - 6 7 6 0 development pattern. In doing so, the proposed development is consistent with that area’s Employment Center classification as identified in the Comprehensive Plan. Employment Center areas serve as employment and production hubs with offices and light industrial uses. Typical zoning for these areas include industrial districts, which the site is currently zoned. It is also important to note that the existing zoning does not align with the General Residential classification. Overall, the access, current industrial zoning, and existing development pattern make the property better suited as an Employment Center. Planning Board - November 6, 2025 ITEM: 1 - 7 - 16 Concept Plan Planning Board - November 6, 2025 ITEM: 1 - 8 - 1 PROPOSED STORMWATER MANAGEMENT AREA SS SS SS SS SS SS SS SS SS SS SS SS SS SS S S PROPOSED 85,000 SF BUILDING VA N W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWW B A R B A D O S B L V D . LAS TORTUGAS ROAD VA N EXTEND LAS TORTUGAS ROAD TO PROPERTY LINE. ADJUST EXISTING CULVERT AND SWALES AS NEEDED. NIXON LN BROOKDALE DR BL U E C L A Y R D WOO D H A V E N D R HER M I T A G E D R MC G R E G O R R D GIL B E R T C U R R Y D R BLU E C L A Y R D 40 GLAZIER RD HOLLY SHEL T E R R D SHOULDER BRANCH CEMETERY B A R B A D O S B L V D . 40 NORTHEAST CAPE FEAR RIVER LAS TORTUGOS RD BLUE CLAY RD EXT WOODHAVEN DR SITE VICINITY MAP SCALE: 1" = 2,000' ST A N D A R D T E C H N O L O G I E S NE W H A N O V E R C O U N T Y NO R T H C A R O L I N A 25295.PE SE L L E R S F A M I L Y P R O P E R T I E S , L L C 41 5 G L E N N E L L E N D R I V E WI L M I N G T O N , N C 2 8 4 1 2 DA T E : SC A L E : DE S I G N E D : DR A W N : CH E C K E D : PEI JOB#: CO N C E P T U A L L A Y O U T : PR E L I M I N A R Y L A Y O U T : FI N A L D E S I G N : RE L E A S E D F O R C O N S T : PR O J E C T S T A T U S RE V I S I O N S : DR A W I N G I N F O R M A T I O N SEAL CL I E N T I N F O R M A T I O N : 12 2 C i n e m a D r i v e Wi l m i n g t o n , N o r t h C a r o l i n a 2 8 4 0 3 (9 1 0 ) 7 9 1 - 6 7 0 7 ( O ) ( 9 1 0 ) 7 9 1 - 6 7 6 0 ( F ) NC L i c e n s e # : C - 2 8 4 6 PR E L I M I N A R Y D E S I G N - N O T R E L E A S E D F O R C O N S T R U C T I O N 425' 20 0 ' 90 ' 30 ' 64' 30' 24' 30 ' SITE DATA TABULATION PROJECT ADDRESS:4901 LAS TORTUGAS DRIVE PROPERTY OWNER:PHILIP B BERMAN ETAL 1931 LONDON LANE WILMINGTON, NC 28405 PARCEL ID: R01100-008-033-000 R01100-008-012-000 DEED BOOK / PAGE:5272 / 2788 2787 / 558 CURRENT ZONING:I-1 (LIGHT INDUSTRIAL) TOTAL SITE AREA:±34.71 ACRES OR 1,512,062 SF PROPOSED USE:OTHER FABRICATED METAL PRODUCT MANUFACTURING FLOOD INFORMATION:THIS SITE IS NOT LOCATED IN A SPECIAL FLOOD HAZARD AREA AS DETERMINED BY FEMA FLOOD PANELS 3720323100K & 3720324100K, DATED AUGUST 28, 2018. BUILDING DATA NUMBER OF BUILDINGS:1 BUILDING GROSS FLOOR AREA:85,000 SF PROPOSED BUILDING HEIGHT:48' MAX NUMBER OF STORIES:1 DIMENSIONAL REQUIREMENTS I-1 FRONT SETBACK:50' SIDE SETBACK, INTERIOR:50' WHEN ADJACENT TO RESIDENTIAL LOTS REAR SETBACK:50' WHEN ADJACENT TO RESIDENTIAL LOTS MAX BUILDING HEIGHT:50' PARKING STANDARDS STANDARD:1.5 SPACES PER 1,000 SF REQUIRED:128 SPACES PROVIDED:130 SPACES INCLUDING 5 ADA SPACES IMPERVIOUS AREA PROPOSED IMPERVIOUS AREA: BUILDINGS:85,000 SF CONCRETE/ASPHALT:61,100 SF GRAVEL:67,000 SF TOTAL 213,100 SF (14.1% OF THE SITE) GENERAL NOTES 1.ALL EXTERIOR SIGNS TO BE PERMITTED SEPARATELY AND SHALL COMPLY WITH SECTION 5.6 OF THE UDO. 2.TRIP GENERATION IS LESS THAN 100 PEAK HOUR TRIPS. A TRAFFIC IMPACT ANALYSIS IS NOT REQUIRED. WASTE DISPOSAL ALL TRASH AND RELATED EQUIPMENT SHALL BE SCREENED FROM VIEW FROM ANY PUBLIC RIGHT-OF-WAY OR ADJACENT PROPERTY. UTILITY INFORMATION CONTRACTOR SHALL INSTALL WATER AND SEWER SERVICES IN ACCORDANCE WITH CFPUA STANDARD DETAILS AND SPECIFICATIONS. EXTERIOR LIGHTING EXTERIOR LIGHTING SHALL COMPLY WITH SECTION 5.5 OF THE UDO. LEGEND SITE BOUNDARY ADJACENT PROPERTY BOUNDARY WATER LINE SEWER LINE FIRE HYDRANT CONCRETE ASPHALT GRAVELEXISTING VEGETATION 1.THE SITE SITE HAS BEEN PREVIOUSLY CLEARED. CURRENTLY THERE ARE A MIXTURE OF POND, SHORT LEAF, AND LOBLOLLY PINES RANGING UP TO 22" DBH AND UNDERBRUSH VEGETATION CONSISTING OF SWAMP TITI. NO SPECIMEN TREES WERE OBSERVED ON THE SITE. 2.PRIOR TO CONSTRUCTION ACTIVITIES, APPLICABLE TREE REMOVAL PERMITS SHALL BE OBTAIN FROM NEW HANOVER COUNTY. 30' 30 ' SU P C O N C E P T P L A N SUP-1 10 / 0 1 / 2 5 1" = 1 0 0 ' JR B JR B JR B W W SS 19 2 ' 128' 24' PROPOSED FIRE HYDRANT, TYP. EXISTING PROPERTY BOUNDARY EXISTING VEGETATION WITHIN REQUIRED BUFFER TO BE RETAINED AND SUPPLEMENTED AS NEEDED TO COMPLY WITH COUNTY STANDARDS 30' DRAINAGE, STORMWATER, AND UTILITY EASMENT Planning Board - November 6, 2025 ITEM: 1 - 9 - 1 PROPOSED STORMWATER MANAGEMENT AREA SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS S S S S S S PROPOSED 85,000 SF BUILDING VA N W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW VA N NIXON LN BROOKDALE DR BL U E C L A Y R D WO O D H A V E N D R HER M I T A G E D R MC G R E G O R R D GILB E R T C U R R Y D R BLU E C L A Y R D 40 GLAZIER RD HOLLY SHEL T E R R D SHOULDER BRANCH CEMETERY BA R B A D O S B L V D . 40 NORTHEAST CAPE FEAR RIVER LAS TORTUGOS RD BLUE CLAY RD EXT WOODHAVEN DR SITE VICINITY MAP SCALE: 1" = 2,000' ST A N D A R D T E C H N O L O G I E S NE W H A N O V E R C O U N T Y NO R T H C A R O L I N A 25295.PE SE L L E R S F A M I L Y P R O P E R T I E S , L L C 41 5 G L E N N E L L E N D R I V E WI L M I N G T O N , N C 2 8 4 1 2 DA T E : SC A L E : DE S I G N E D : DR A W N : CH E C K E D : PEI JOB#: CO N C E P T U A L L A Y O U T : PR E L I M I N A R Y L A Y O U T : FI N A L D E S I G N : RE L E A S E D F O R C O N S T : PR O J E C T S T A T U S RE V I S I O N S : DR A W I N G I N F O R M A T I O N SEAL CL I E N T I N F O R M A T I O N : 12 2 C i n e m a D r i v e Wi l m i n g t o n , N o r t h C a r o l i n a 2 8 4 0 3 (9 1 0 ) 7 9 1 - 6 7 0 7 ( O ) ( 9 1 0 ) 7 9 1 - 6 7 6 0 ( F ) NC L i c e n s e # : C - 2 8 4 6 PR E L I M I N A R Y D E S I G N - N O T R E L E A S E D F O R C O N S T R U C T I O N BUILDING DATA NUMBER OF BUILDINGS:1 BUILDING GROSS FLOOR AREA:85,000 SF PROPOSED BUILDING HEIGHT:48' MAX NUMBER OF STORIES:1 DIMENSIONAL REQUIREMENTS I-1 FRONT SETBACK:50' SIDE SETBACK, INTERIOR:50' WHEN ADJACENT TO RESIDENTIAL LOTS REAR SETBACK:50' WHEN ADJACENT TO RESIDENTIAL LOTS MAX BUILDING HEIGHT:50' PARKING STANDARDS STANDARD:1.5 SPACES PER 1,000 SF REQUIRED:128 SPACES PROVIDED:130 SPACES INCLUDING 5 ADA SPACES IMPERVIOUS AREA PROPOSED IMPERVIOUS AREA: BUILDINGS:85,000 SF CONCRETE/ASPHALT:61,100 SF GRAVEL:67,000 SF TOTAL 213,100 SF (14.1% OF THE SITE) GENERAL NOTES 1.ALL EXTERIOR SIGNS TO BE PERMITTED SEPARATELY AND SHALL COMPLY WITH SECTION 5.6 OF THE UDO. 2.TRIP GENERATION IS LESS THAN 100 PEAK HOUR TRIPS. A TRAFFIC IMPACT ANALYSIS IS NOT REQUIRED. WASTE DISPOSAL ALL TRASH AND RELATED EQUIPMENT SHALL BE SCREENED FROM VIEW FROM ANY PUBLIC RIGHT-OF-WAY OR ADJACENT PROPERTY. UTILITY INFORMATION CONTRACTOR SHALL INSTALL WATER AND SEWER SERVICES IN ACCORDANCE WITH CFPUA STANDARD DETAILS AND SPECIFICATIONS. EXTERIOR LIGHTING EXTERIOR LIGHTING SHALL COMPLY WITH SECTION 5.5 OF THE UDO. EXISTING VEGETATION 1.THE SITE SITE HAS BEEN PREVIOUSLY CLEARED. CURRENTLY THERE ARE A MIXTURE OF POND, SHORT LEAF, AND LOBLOLLY PINES RANGING UP TO 22" DBH AND UNDERBRUSH VEGETATION CONSISTING OF SWAMP TITI. NO SPECIMEN TREES WERE OBSERVED ON THE SITE. 2.PRIOR TO CONSTRUCTION ACTIVITIES, APPLICABLE TREE REMOVAL PERMITS SHALL BE OBTAIN FROM NEW HANOVER COUNTY. SU P C O N C E P T P L A N SUP-2 10 / 0 1 / 2 5 1" = 4 0 ' JR B JR B JR B SITE DATA TABULATION PROJECT ADDRESS:4901 LAS TORTUGAS DRIVE PROPERTY OWNER:PHILIP BERMAN 1931 LONDON LANE WILMINGTON, NC 28405 PARCEL ID: R01100-008-033-000 R01100-008-012-000 DEED BOOK / PAGE:5272 / 2788 2787 / 558 CURRENT ZONING:I-1 (LIGHT INDUSTRIAL) TOTAL SITE AREA:±34.71 ACRES OR 1,512,062 SF PROPOSED USE:OTHER FABRICATED METAL PRODUCT MANUFACTURING FLOOD INFORMATION:THIS SITE IS NOT LOCATED IN A SPECIAL FLOOD HAZARD AREA AS DETERMINED BY FEMA FLOOD PANELS 3720323100K & 3720324100K, DATED AUGUST 28, 2018. LEGEND SITE BOUNDARY ADJACENT PROPERTY BOUNDARY WATER LINE SEWER LINE FIRE HYDRANT CONCRETE ASPHALT GRAVEL W W SS 20'24'40'24'20' 10 ' 20 ' 30 ' 10' 20'24'20' 10 ' 30 ' 30' 30' 425' 30 ' 24 ' 19 2 ' PROPOSED FIRE HYDRANT, TYP. TRUCK LOADING AREA EXTEND LAS TORTUGAS DRIVE TO PROPERTY LINE. ADJUST EXISTING CULVERT AND SWALES AS NEEDED. 5 20 1717 18 15 19 19 WHEEL STOP, TYP. ADA PARKING, TYP. 20 0 ' PROPERTY BOUNDARY Planning Board - November 6, 2025 ITEM: 1 - 9 - 2 Public Comments In Support 0 Neutral 0 In Opposition 0 Planning Board - November 6, 2025 ITEM: 1 - 10 - 1 NEW HANOVER COUNTY PLANNING BOARD REQUEST FOR BOARD ACTION MEETING DATE: 11/6/2025 Other Business DEPARTMENT: Planning PRESENTER(S): Robert Farrell, Development Review Supervisor CONTACT(S): Robert Farrell; Rebekah Roth, Planning and Land Use Director SUBJECT: Adop%on of the 2026 Planning Board Mee%ng Calendar BRIEF SUMMARY: A"ached is the dra# 2026 mee'ng calendar. Staff had previously discussed whether the board would hold a mee'ng in July. Based on the calendar, required mee'ng deadlines, and the Board of Commissioner's August mee'ng date, staff determined a mee'ng could be held on July 16th. Since July 16th is outside the regular mee'ng schedule, staff requests the board discuss board member availability for July 16th to ensure there is a quorum. The calendar also lists the mee'ng start 'me as 6:00 PM, however based on the Board of Commissioners agenda review mee'ng schedule, the regular Planning Board mee'ngs could begin at 5:30 PM. STRATEGIC PLAN ALIGNMENT: RECOMMENDED MOTION AND REQUESTED ACTIONS: ATTACHMENTS: Descrip'on 2026 Planning Board Meeting Calendar - Draft COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager) Planning Board - November 6, 2025 ITEM: 2 Tuesday, January 6, 2026 3:00 PM Thursday, January 8, 2026*6:00 PM Tuesday, February 3 3:00 PM Thursday, February 5 6:00 PM Tuesday, March 3 3:00 PM Thursday, March 5 6:00 PM Tuesday, March 31 3:00 PM Thursday, April 2 6:00 PM Tuesday, May 5 3:00 PM Thursday, May 7 6:00 PM Tuesday, June 2 3:00 PM Thursday, June 4 6:00 PM Tuesday, July 14 3:00 PM Thursday, July 16**6:00 PM Tuesday, August 4 3:00 PM Thursday, August 6 6:00 PM Tuesday, September 1 3:00 PM Thursday, September 3 6:00 PM Tuesday, September 29 3:00 PM Thursday, October 1 6:00 PM Tuesday, November 3 3:00 PM Thursday, November 5 6:00 PM Tuesday, December 1 3:00 PM Thursday, December 3 6:00 PM Tuesday, January 5, 2027 3:00 PM Thursday, January 7, 2027 6:00 PM * 2nd Thursday ** 3rd Thursday NEW HANOVER COUNTY PLANNING BOARD Location: NHC Government Center Conference Room 139 Location: NHC Historic Courthouse, Assembly Room 301, 24 North 3rd Street 2026 Agenda Review and Regular Meeting Schedule AGENDA REVIEW MEETING DATE MEETING TIME REGULAR MEETING DATE MEETING TIME Planning Board - November 6, 2025 ITEM: 2 - 1 - 1