HomeMy WebLinkAbout12-4-2025 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
DECEMBER 4, 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 – (S25-05 – Big Apple RV Park) – Request by Jonathan Washburn, applicant,
on behalf of Joseph Burke “Burke” Freedland with HBD Partners and Dorothy “Do<y” Freedland
with Market Street Partners, LLC property owners, for the use of Campground / Recrea>onal
Vehicle (RV) Park in a R-15, Residen>al district on approximately 27.32 acres located at the 8600
block of Stephens Church Road.
2 Presenta;on - Text Amendment Public Comment Dra=
Unified Development Ordinance (UDO) Amendment - Comprehensive Plan Implementa>on and
Maintenance
Planning Board - December 4, 2025
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 12/4/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Amy Doss, Development Review Planner
CONTACT(S): Amy Doss; Robert Farrell, Development Review Supervisor; Rebekah Roth, Planning & Land
Use Director
SUBJECT:
Preliminary Forum
Special Use Permit – (S25-05 – Big Apple RV Park) – Request by Jonathan Washburn, applicant, on behalf of
Joseph Burke “Burke” Freedland with HBD Partners and Dorothy “Do=y” Freedland with Market Street Partners,
LLC property owners, for the use of Campground / Recrea>onal Vehicle (RV) Park in a R-15, Residen>al district on
approximately 27.32 acres located at the 8600 block of Stephens Church Road.
BRIEF SUMMARY:
The applicant has submi#ed a special use permit applica$on for the use of a Recrea$onal Vehicle (RV) park in an R-15,
Residen$al district. The parcels are located just north of the Market Street and I-140 interchange. The project
proposes a maximum of 89 recrea$onal vehicle pads, 2,000 square-foot each, manager's office, amenity building, pool,
and associated parking.
The Unified Development Ordinance (UDO) allows for a Recrea$onal Vehicle (RV) park in the R-15 zoning district with
a special use permit.
The property fronts Stephens Church Road which connects to Market Street. Residen$al development under current
zoning is es$mated to generate approximately 35 AM and 43 PM peak hour trips. The proposed RV park is es$mated
to generate approximately 19 AM and 24 PM peak hour trips resul$ng in a reduc$on of 16 AM and 19 PM peak hour
trips. The es$mated traffic generated from the site is under the 100 peak hour threshold that triggers the ordinance
requirement for a Traffic Impact Analysis (TIA).
The 2016 Comprehensive Plan classifies the property as Community Mixed Use. This place type focuses on small-
scale, compact, mixed use development pa#erns that serve all modes of travel and act as an a#ractor for county
residents and visitors. Types of appropriate use include office, retail, mixed use, recrea$onal, commercial, ins$tu$onal,
mul$-family and single-family residen$al.
STRATEGIC PLAN ALIGNMENT:
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
Planning Board - December 4, 2025
ITEM: 1
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$onal informa$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
S25-05 PB Script
S25-05 Staff Summary
S25-05 Zoning Map
S25-05 Future Land Use Map
S25-05 Mailout Map
S25-05 Application Cover Sheet
S25-05 Application
S25-05 Concept Plan Cover Sheet
S25-05 Concept Plan
S25-05 Public Comments
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - December 4, 2025
ITEM: 1
SCRIPT for SPECIAL USE PERMIT Application PRELIMINARY
FORUM (S25-05)
Request by Jonathan Washburn, applicant, on behalf of Joseph Burke “Burke” Freedland with HBD
Partners and Dorothy “Dotty” Freedland with Market Street Partners, LLC property owners, for the
use of Campground / Recreational Vehicle (RV) Park in a R-15, Residential district on approximately
27.32 acres located at the 8600 block of Stephens Church Road.
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 - December 4, 2025
ITEM: 1 - 1 - 1
S25-05 Staff Summary – Planning Board 12-4-2025 Page 1 of 10
STAFF SUMMARY FOR S25-05
SPECIAL USE PERMIT APPLICATION
APPLICATION SUMMARY
Case Number: S25-05
Requests:
S25-5 – R-15 Campground / Recreational Vehicle (RV) Park
Applicant: Property Owner(s):
Johnathon Washburn
Joseph Burke Freedland with HBD Partners;
Dorothy Freedland with Market Street
Partners, LLC
Location: Acreage:
8600 block of Stephens Church Road 27.32
PID(s): Comp Plan Place Type:
R02900-001-009-000, R02900-001-008-000,
R02900-001-070-000, R02800-001-162-001, Community Mixed Use
Existing Land Use: Proposed Land Uses:
Vacant land with partial road infrastructure Campground/Recreational Vehicle (RV) Park
Current Zoning:
R-15, Residential
SURROUNDING AREA
LAND USE ZONING
North Wooded, residentially zoned land R-15
East Stephens Pointe Apartments CZD O&I
South Market Street and I-140 Highway
West DOT owned land, and wooded, residentially zoned land R-15
Planning Board - December 4, 2025
ITEM: 1 - 2 - 1
S25-05 Staff Summary – Planning Board 12-4-2025 Page 2 of 10
ZONING HISTORY
July 7, 1972 Initially zoned R-15 (8B)
COMMUNITY SERVICES
Water/Sewer Public water and sewer are available through CFPUA.
Fire Protection New Hanover County Fire Services, New Hanover County Porters Neck
District, New Hanover County Station 14.
Recreation Pages Creek Preserve, Ogden Park
CONSERVATION, HISTORIC, & ARCHAEOLOGICAL RESOURCES
Conservation
The conservation resource map indicates there may be pocosin and savannah
conservation resources on the site. Approximately 4.8 acres of the pocosin
resources are underlaid with Class IV soils. The trigger for additional
conservation standards is 5 acres. Additional field verification by the applicant
during the TRC review process will be required to determine if additional
standards may apply to the site. The conservation resources map indicates
approximately 2.5 acres of savannah conservation resources may exist on site
which is below the 5-acre minimum threshold that would trigger the
additional ordinance requirements.
Historic No known historic resources
Archaeological No known archaeological resources
Planning Board - December 4, 2025
ITEM: 1 - 2 - 2
S25-05 Staff Summary – Planning Board 12-4-2025 Page 3 of 10
APPLICANT’S PROPOSED PLANS
Site Plan with Staff Markup
• The project features a one-way loop road with a separate entrance and exit onto Stephens
Church Road with a sewage dumping station located on a pull-off near the exit.
• Located off the loop road will be a maximum of eighty-nine (89) designated RV sites, an
amenity building, pool, and manager’s office with associated parking on approximately 27.32
acres.
• In addition to the 0.45 acres of designated open space, there is an existing pond intended to
provide recreational opportunities as well as stormwater management for the site.
• While the site contains approximately 5.64 acres of wetlands. The loop road and RV campsites
have been designed to minimize disturbance; however, about 0.11 acres of wetland impacts
are anticipated.
• In addition to the Type A 20-foot-wide transitional buffer required adjacent to the residentially
zoned property along the northern and western boundaries, the applicant has included a
condition designating a 50-foot wide tree retention buffer along all property boundaries. The
50-foot tree retention buffer is intended to protect all trees located within 50 feet of the
I-140 ramp
Amenity
building
and parking
Protected
Wetlands
Existing Pond
Pool
Manager’s
Office
Protected
Wetlands
20’ Transitional Buffer
N 50’ Existing
Tree Retention
Buffer
Open Space
Sewage
Dumping
Station
Planning Board - December 4, 2025
ITEM: 1 - 2 - 3
S25-05 Staff Summary – Planning Board 12-4-2025 Page 4 of 10
property line to preserve the natural aesthetic and character of the RV park. No trees within
this buffer will be cut down.
ZONING CONSIDERATIONS
• Campground/Recreational Vehicle (RV) Parks are permitted in the R-15 district with approval
of a Special Use Permit and are subject to the requirements in Section 4.3.4.E.2 of the UDO.
These standards generally address access, minimum dimensions, parking, structures, signage,
density, open space, and water and sewer.
• Every RV Park shall have a minimum of 25 spaces, each with a designated minimum of 2,000
square feet per space for RV and passenger vehicle parking. The concept plan shows a
maximum 89 spaces, each a minimum of 2,000 square feet meeting the ordinance
requirement.
• Required sanitary facilities have been provided on the site plan.
• Campground/RV Parks require a minimum of 0.25 acres of open space for every 50
camping/RV sites. The applicant’s concept plan reflects 89 spaces, and 0.45 acres of open
space is provided on the concept plan, sufficiently meeting ordinance requirements.
Additionally, the wetlands and the pond will also be open, which accounts for another 5.64
and 3.88 acres respectively for a total of 9.97 acres of open space. This is approximately 9.5
acres above what is required by the ordinance.
• The proposed 20-foot-wide paved road meets the requirements for an all-weather road, a
minimum of 12-feet wide with a minimum 20-foot-wide right-of-way required by the
ordinance.
• Section 4.3.4.E.2.f states all spaces shall be located on sites with elevations that are not
susceptible to flooding. The subject parcel is not within a Special Flood Hazard Area or within
a non-regulatory Advisory Flood Hazard Area. While there are approximately 5.64 acres of
wetlands on site, the RV campsite spaces are shown outside of those wetland areas.
• Section 4.3.4.E.2.k states that when RV campgrounds have more than one direct access onto
a public road, they shall not be less than 300 feet apart or closer than 300 feet to a public road
intersection. While the site provides two driveway connections to Stephens Church Road less
than 300 feet apart, the concept plan indicates one is for ingress and the other is for egress
only. While not specifically listed as a condition, if approved, the inclusion of the access
limitation on the concept plan can be enforced as a condition of the 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 - December 4, 2025
ITEM: 1 - 2 - 4
S25-05 Staff Summary – Planning Board 12-4-2025 Page 5 of 10
AREA DEVELOPMENT
Planning Board - December 4, 2025
ITEM: 1 - 2 - 5
S25-05 Staff Summary – Planning Board 12-4-2025 Page 6 of 10
TRANSPORTATION
CURRENT CONDITIONS
Intensity of Current Zoning Typical development under current zoning would allow a
maximum of 108 single-family dwelling units.
PROPOSED ACCESS
Primary Access Full access onto Stephens Church Road
EXISTING ROADWAY CHARACTERISTICS
Affected Roadway Stephens Church Road Market Street
Type of Roadway Local Principal Arterial
Roadway Planning Capacity
(AADT) N/A 20,684.16
Planning Board - December 4, 2025
ITEM: 1 - 2 - 6
S25-05 Staff Summary – Planning Board 12-4-2025 Page 7 of 10
Latest Traffic Volume (AADT) -
2023 N/A 46,500
Latest WMPO Point-in-Time
Count (DT) N/A 50,123
Current Level of Congestion N/A Over Capacity
Sources
Source of Planning Capacity: WMPO
Source of Latest Traffic Volume: 2023
Source of WMPO Point-in-Time Count: 2024
TRAFFIC GENERATION
Traffic Generation
by Present
Designation
Traffic Generated
by Proposed
Project
Potential Impact
of Proposed
Project
AM Peak Hour Trips 35 19 -16
PM Peak Hour Trips 43 24 -19
Assumptions
Typical Development with Existing Zoning – 79 single family
dwelling units.
Proposed Development – 89 campsites
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
The project is located on Stephens Church Road north of Market Street and the I-140 interchange.
Stephens Church Road is a local road which does not experience sufficient traffic volumes to trigger
regular measurement or assessment by NCDOT. The intersection of Stephens Church Road and Market
Street is a controlled traffic light allowing vehicles to travel north on Market Street to make a left to
access the site. The location of this site at the northern entrance to the County and proximity to the
interchange provides the opportunity to reduce larger RVs on the Market Street corridor while allowing
those staying at the site to access other areas of the county. While below the threshold for a TIA, the
site will require review through DOT’s driveway permit process.
Planning Board - December 4, 2025
ITEM: 1 - 2 - 7
S25-05 Staff Summary – Planning Board 12-4-2025 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 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), Class III (Severe Limitation), and Class IV (Unsuitable) soils;
however, the project is expected to be served by CFPUA water and sewer if developed.
• The conservation resource map indicates there may be pocosin and savannah conservation
resources on the site. Approximately 4.8 acres of the pocosin resources are underlaid with
Class IV soils. The trigger for additional conservation standards is 5 acres. Additional field
verification by the applicant during the TRC review process will be required to determine if
additional standards may apply to the site. The conservation resources map indicates
approximately 2.5 acres of savannah conservation resources may exist on site which is below
the 5-acre minimum threshold that would trigger the additional ordinance requirements..
OTHER CONSIDERATIONS
Context and Compatibility
• The property is located off of Market Street, as one would enter the County coming from the
north. It is adjacent to the Market St (USHWY 17) right-of-way and the I-140 right-of-way as
well as undeveloped R-15 residential land to the west. Just to the north is an apartment
complex.
• The proposed Campground/RV Park acts as an appropriate transition between the highway
corridors and the existing lower density residential development to the west, especially with
the addition of the tree retention buffer.
• The property is located just north of the Porter’s Neck commercial node providing services,
amenities, and recreational opportunities.
• Most of the surrounding land is either single-family residential, multi-family residential, or
commercial uses intended to serve the surrounding homes.
Planning Board - December 4, 2025
ITEM: 1 - 2 - 8
S25-05 Staff Summary – Planning Board 12-4-2025 Page 9 of 10
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.
Future Land Use
Map Place Type Community Mixed Use
Place Type
Description
Community Mixed Use: Focuses on small-scale, compact, mixed use
development patterns that serve all modes of travel and act as an attractor
for county residents and visitors. Types of appropriate use include office,
retail, mixed use, recreational, commercial, institutional, multi-family and
single-family residential.
Analysis
The 2016 Comprehensive Plan classifies the property as Community Mixed
Use which encourages mixed use development patterns, including
recreational uses, that attract county visitors.
The proposed project location will serve visitors as they enter the County in
their RVs, allowing them to stop without driving farther down Market Street.
From this site, the I-140 ramp and Market Street provide access to the area’s
attractions and activities including the Porter’s Neck commercial node.
Situated at the intersection of I-140 and Market Street, the site also provides
an appropriate transition to the single-family residential area located to the
west.
Proposed Conditions
1. Site to retain undisturbed tree save area within the area labeled as a 50-foot-wide existing tree
retention buffer along all property lines as shown on the site plan.
Planning Board - December 4, 2025
ITEM: 1 - 2 - 9
S25-05 Staff Summary – Planning Board 12-4-2025 Page 10 of 10
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
• 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 - December 4, 2025
ITEM: 1 - 2 - 10
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Initial Application
Documents & Materials
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Concept Plan
Planning Board - December 4, 2025
ITEM: 1 - 8 - 1
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ALL CONSTRUCTION TO BE IN ACCORDANCE WITH
NEW HANOVER COUNTY, NCDEQ, AND NCDOT
STANDARDS, SPECIFICATIONS, AND DETAILS.
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WILMINGTON, NC 28405
310 N KERR AVENUE
JOHNATHAN W. WASHBURN
BIG APPLE RV RESORT
R-15
SPECIAL USE PERMIT
VICINITY MAP
NEW HANOVER COUNTY, NORTH CAROLINA
BIG APPLE RV RESORT
PROPOSED USE:
PROJECT:
SITE DATA
ENGINEER:
TOTAL SITE AREA:
PROPERTY LOCATION:
DEVELOPER (APPLICANT):
TOWNSHIP:
CAMPGROUND/RECREATIONAL VEHICLE PARK
JOHN WALL, PE
PHONE: 910-746-1144
WILMINGTON, NC 28403
430 EASTWOOD ROAD
TIMMONS GROUP
EMAIL: JOHN.WALL@TIMMONS.COM
34.309329, -77.783789
UNINCORPORATED NEW HANOVER COUNTY
27.32 ACRES
EXISTING ZONING:
EXISTING USE:VACANT
PROPOSED NUMBER OF RESIDENCES:
PARCEL IDS:R02900-001-009-000 (15.99 AC)
PROPERTY OWNERS:
1"=500'
89 PULL-THROUGH RECREATIONAL VEHICLE CAMPSITES WITH MANAGER'S OFFICE AND AMENITY BUILDING
TYPE OF WORK:
MARKET STREET
PARTNERS, LLC
WILMINGTON, NC 28403
PID: R02900-001-009-000
D.B.4979, PG 2808
ZONING: R-15
AREA: 15.99 AC
HBD PARTNERS LLC
WILMINGTON, NC 28403
PID: R02900-001-008-000
D.B.6656, PG 1153
ZONING: R-15
AREA: 1.53 AC
PHONE: 910.352.2846
1" = 500'
R02900-001-008-000 (1.53 AC)
R02900-001-070-000 (2.89 AC)
R02800-001-162-001 (6.91 AC)
WILMINGTON, NC 28403
MARKET STREET PARTNERS, LLC
WILMINGTON, NC 28403
HBD PARTNERS LLC
HBD PARTNERS LLC
WILMINGTON, NC 28403
PID: R02900-001-070-000
D.B.6569, PG 2959
ZONING: R-15
AREA: 2.89 AC
HBD PARTNERS LLC
WILMINGTON, NC 28403
PID: R02800-001-162-001
D.B.6569, PG 2959
ZONING: R-15
AREA: 6.91 AC
Sheet List Table
Sheet Number Sheet Title
C0.0 COVER SHEET
C1.0 EXISTING CONDITIONS
C2.0 OVERALL SITE AND UTILITY PLAN
Planning Board - December 4, 2025
ITEM: 1 - 9 - 1
IRS
IRS
IRS
IRS
IRS
IRS
IRS
262.99
'
150.05
'
NCDOT RW DISC
NCDOT RW DISC
IRF 1/2"
IPF 1"
IRF 1/2"
IRF 1/2"
NCDOT RW DISC
NCDOT RW DISC
NCDOT RW DISC
IRF W/ DISC
S64
°
0
1
'
4
8
"
E
29
9
.
4
4
'
N45°37'40"E
1
1
2
0
.
9
5
'
S44°28'51"W
3
4
6
.
2
4
'
N86°37'49"E 591.13' Total
56.46'273.46'
261.21'
S
4
1
°
2
5
'
5
4
"
E
1
8
7
.
0
5
'
N44°04'18"E
142.07' (T
i
e
)
N
4
1
°
5
0
'
4
2
"
W
4
3
0
.
7
4
'
N
4
2
°
0
4
'
0
6
"
W
7
1
3
.
4
3
'
N
4
2
°
0
4
'
0
6
"
W
1
2
3
2
.
9
2
'
S
4
8
°
4
0
'
3
0
"
E
7
9
9
.
6
9
'
C1
C2
C3
L1
L2
L3
L4
L5
1
49.20
GPS 1 R/C
2
55.35
GPS 2 R/C
50
55
60
5
5
5
5
55
5
0
55
46 47
48
48
47
46
48 49
49
50 51
52
53
51
51
5
0
48
5
0
50
51
52
53 54
5
5
5
5
50
49
48
47
44
45
5
0 4
8
5
0
49
4
8
4
7
46
4
8
45
54
46
49
51
48 49
46
48
IRS
IRS
IRS
IRS
IRS
IRS
IRS
262.99
'
150.05
'
NCDOT RW DISC
NCDOT RW DISC
IRF 1/2"
IPF 1"
IRF 1/2"
IRF 1/2"
NCDOT RW DISC
NCDOT RW DISC
NCDOT RW DISC
IRF W/ DISC
S64
°
0
1
'
4
8
"
E
29
9
.
4
4
'
N45°37'40"E
1
1
2
0
.
9
5
'
S44°28'51"W
3
4
6
.
2
4
'
N86°37'49"E 591.13' Total
56.46'273.46'
261.21'
S
4
1
°
2
5
'
5
4
"
E
1
8
7
.
0
5
'
N44°04'18"E
142.07' (T
i
e
)
N
4
1
°
5
0
'
4
2
"
W
4
3
0
.
7
4
'
N
4
2
°
0
4
'
0
6
"
W
7
1
3
.
4
3
'
N
4
2
°
0
4
'
0
6
"
W
1
2
3
2
.
9
2
'
S
4
8
°
4
0
'
3
0
"
E
7
9
9
.
6
9
'
C1
C2
C3
L1
L2
L3
L4
L5
1
49.20
GPS 1 R/C
2
55.35
GPS 2 R/C
100001
49.09
AERIAL PANEL SET
10000255.43
AERIAL PANEL SET
100003
58.24AERIAL PANEL SET
100004
59.91
AERIAL PANEL SET
10000751.39
AERIAL PANEL SET
10000848.87AERIAL PANEL SET
LOT LINE TO
BE VACATED
EXISTING WETLANDS
(TYP.)
EXISTING WETLANDS
(TYP.)
EXISTING WETLANDS
(TYP.)
LOT LINE TO
BE VACATED
OPEN WATER
LOT LINE TO
BE VACATED
NC DEPT. OF TRANSPORTATION
DB 2719, PG 495
PARID: R02800-001-162-000
DYC LLC
DB 6662, PG 1246
PARID:
R02800-001-098-000
Foy Shelton Thornton
Testamentary Trust B
DB 4924, PG 351
PARID: R02900-001-007-000
Foy Shelton Thornton
Testamentary Trust B
DB 4924, PG 351
PARID: R02900-001-005-000
STEPHENS POINT LLC
DB 5803, PG 2349
MB 59, PG 18
PARID: R02900-001-073-000
MARKET STREET PARTNERS LLC
DB 4979, PG 2808
PARID: R02900-001-009-000
AREA: 16.54 Acres
H
B
D
P
A
R
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R
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L
L
C
D
B
6
6
5
6
,
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3
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1
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HBD PARTNERS LLC
DB 6569, PG 2959
PARID:
R02900-001-062-001
AREA: 7.31 Acres
STE
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(
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A
)
LINE TABLE
LINE
L1
L2
L3
L4
L5
BEARING
S47°12'44"W
S18°43'02"W
S18°43'02"W
S28°01'44"W
S28°01'44"W
LENGTH
74.39'
8.38'
203.70'
36.11'
221.76'
CURVE TABLE
CURVE
C1
C2
C3
DELTA
31°02'21"
10°43'13"
9°16'56"
RADIUS
1295.93'
1300.52'
1300.52'
LENGTH
702.05'
243.33'
210.69'
TANGENT
359.87'
122.02'
105.58'
CHORD BEARING
S60°50'23"W
S36°40'43"W
S26°40'38"W
CHORD
693.49'
242.98'
210.46'
LINE TABLE
LINE
L1
L2
L3
L4
L5
BEARING
S47°12'44"W
S18°43'02"W
S18°43'02"W
S28°01'44"W
S28°01'44"W
LENGTH
74.39'
8.38'
203.70'
36.11'
221.76'
CURVE TABLE
CURVE
C1
C2
C3
DELTA
31°02'21"
10°43'13"
9°16'56"
RADIUS
1295.93'
1300.52'
1300.52'
LENGTH
702.05'
243.33'
210.69'
TANGENT
359.87'
122.02'
105.58'
CHORD BEARING
S60°50'23"W
S36°40'43"W
S26°40'38"W
CHORD
693.49'
242.98'
210.46'
JOB NO.
SHEET NO.
SCALE
DESIGNED BY
CHECKED BY
DA
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DRAWN BY
DATE
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331
331
J. WALL
10/24/2025
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72553
FOR
R
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V
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W
PU
R
P
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S
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S
ON
L
Y
ALL CONSTRUCTION TO BE IN ACCORDANCE WITH
NEW HANOVER COUNTY, NCDEQ, AND NCDOT
STANDARDS, SPECIFICATIONS, AND DETAILS.
C1.0
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
1" = 100'
0
SCALE 1"=100'
200'100'
NA
D
8
3
LEGEND
WETLANDS
BOUNDARY
OPEN WATER
SIGNIFICANT TREE
DOCUMENTED TREE
Planning Board - December 4, 2025
ITEM: 1 - 9 - 2
50
55
60
5
5
5
5
55
5
0
55
46 47
48
48
47
46
48 49
49
50 51
52
53
51
51
5
0
48
5
0
50
5
1
52
53 54
5
5
5
5
50
49
48
47
44
45
5
0 4
8
5
0
49
4
8
4
7
46
4
8
45
54
46
49
51
48 49
46
48
IRS
IRS
IRS
IRS
262.99
'
150.0
5
'
NCDOT RW DISC
NCDOT RW DISC
IRF 1/2"
IPF 1"
IRF 1/2"
IRF 1/2"
NCDOT RW DISC
NCDOT RW DISC
NCDOT RW DISC
IRF W/ DISC
S6
4
°
0
1
'
4
8
"
E
299
.
4
4
'
N45°37'40"E
1
1
2
0
.
9
5
'
N44°04'18"E
142.07' (T
i
e
)
N
4
2
°
0
4
'
0
6
"
W
1
2
3
2
.
9
2
'
S
4
8
°
4
0
'
3
0
"
E
7
9
9
.
6
9
'
C1
C2
C3
L1
L2
L3
L4
L5
149.20
GPS 1 R/C
255.35GPS 2 R/C
IRS
IRS
IRS
IRS
262.99
'
150.0
5
'
NCDOT RW DISC
NCDOT RW DISC
IRF 1/2"
IPF 1"
IRF 1/2"
IRF 1/2"
NCDOT RW DISC
NCDOT RW DISC
NCDOT RW DISC
IRF W/ DISC
S6
4
°
0
1
'
4
8
"
E
299
.
4
4
'
N45°37'40"E
1
1
2
0
.
9
5
'
N44°04'18"E
142.07' (T
i
e
)
N
4
2
°
0
4
'
0
6
"
W
1
2
3
2
.
9
2
'
S
4
8
°
4
0
'
3
0
"
E
7
9
9
.
6
9
'
C1
C2
C3
L1
L2
L3
L4
L5
IRS
IRS
IRS
IRS
262.99
'
150.0
5
'
NCDOT RW DISC
NCDOT RW DISC
IRF 1/2"
IPF 1"
IRF 1/2"
IRF 1/2"
NCDOT RW DISC
NCDOT RW DISC
NCDOT RW DISC
IRF W/ DISC
S6
4
°
0
1
'
4
8
"
E
299
.
4
4
'
N45°37'40"E
1
1
2
0
.
9
5
'
N44°04'18"E
142.07' (T
i
e
)
N
4
2
°
0
4
'
0
6
"
W
1
2
3
2
.
9
2
'
S
4
8
°
4
0
'
3
0
"
E
7
9
9
.
6
9
'
C1
C2
C3
L1
L2
L3
L4
L5
149.20
GPS 1 R/C
255.35GPS 2 R/C
50' EXISTING TREE
RETENTION BUFFER (TYP.)
SEE NOTE 4
1
2
3
4
5
6
7
8
9
10
11
20
21
22
23
3031323334
35
36
383940
41
42
37
43
44
47
46
45
62
61
52
53
29 28
27
26
25
24
68
67
54
55
56
57
58
59
60
63
64
65
66
19
18
17
16
15
14
13
12
8189
88
87
86
85
84
8382
75
76
77
78
79
69
70
71
72
73
74
80
8''W
S
S
S
PS
48 49 50 51
SAN
F
M
FM
SAN
SAN
SAN
S
A
N
S
A
N
W
W
W
W
W
8" FIRE LINE
FM
FM
W
W
W
W
W
W
W
W
SAN
SAN
SAN
0.45 AC. OPEN SPACE
20' TYPE A
TRANSITIONAL BUFFER
20' TYPE A
TRANSITIONAL BUFFER
AMENITY BUILDING
20' TYPE A TRANSITIONAL BUFFER
8" FIRE LINE
POOL
(TO BE DESIGNED AND
PERMITTED BY OTHERS)
ROUNDABOUT
MANAGER'S OFFICE
20' TYPE A TRANSITIONAL BUFFER
DOMESTIC WATER
METER AND BACKFLOW
PREVENTER
SEWAGE DUMPING STATION
20' ONE-WAY
PAVED ROAD
40' PUBLIC STREET
SETBACK
40' PUBLIC STREET SETBACK
APPROXIMATE CENTERLINE
OF EXISTING STEPHENS
CHURCH ROAD
12' ONE-WAY GRAVEL
PULL THROUGH (TYP.)
20' ONE-WAY
PAVED ROAD (TYP.)
SEE TYPICAL SECTION HEREON
APPROXIMATELY ±0.11 ACRES
OF WETLAND IMPACTS
50' EXISTING TREE
RETENTION BUFFER (TYP.)
SEE NOTE 4
16
13
SCM
WETLANDS
WETLANDS
WETLANDS
STE
P
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(
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5
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)
APPROX. LOCATION OF
EXISTING FIRE HYDRANT
APPROX. LOCATION OF
EXISTING 8" WATER MAIN
APPROX. LOCATION OF
EXISTING SANITARY
SEWER MANHOLE
RIM: ±55.52
INV±41.45
SCM OUTFALL
ASPHALT
COMPACTED SUBGRADE
2%2%
20'
20' ONE-WAY PAVED ROAD - TYPICAL SECTION VIEW
NOT TO SCALE
LINE TABLE
LINE
L1
L2
L3
L4
L5
BEARING
S47°12'44"W
S18°43'02"W
S18°43'02"W
S28°01'44"W
S28°01'44"W
LENGTH
74.39'
8.38'
203.70'
36.11'
221.76'
CURVE TABLE
CURVE
C1
C2
C3
DELTA
31°02'21"
10°43'13"
9°16'56"
RADIUS
1295.93'
1300.52'
1300.52'
LENGTH
702.05'
243.33'
210.69'
TANGENT
359.87'
122.02'
105.58'
CHORD BEARING
S60°50'23"W
S36°40'43"W
S26°40'38"W
CHORD
693.49'
242.98'
210.46'
LINE TABLE
LINE
L1
L2
L3
L4
L5
BEARING
S47°12'44"W
S18°43'02"W
S18°43'02"W
S28°01'44"W
S28°01'44"W
LENGTH
74.39'
8.38'
203.70'
36.11'
221.76'
CURVE TABLE
CURVE
C1
C2
C3
DELTA
31°02'21"
10°43'13"
9°16'56"
RADIUS
1295.93'
1300.52'
1300.52'
LENGTH
702.05'
243.33'
210.69'
TANGENT
359.87'
122.02'
105.58'
CHORD BEARING
S60°50'23"W
S36°40'43"W
S26°40'38"W
CHORD
693.49'
242.98'
210.46'
LINE TABLE
LINE
L1
L2
L3
L4
L5
BEARING
S47°12'44"W
S18°43'02"W
S18°43'02"W
S28°01'44"W
S28°01'44"W
LENGTH
74.39'
8.38'
203.70'
36.11'
221.76'
CURVE TABLE
CURVE
C1
C2
C3
DELTA
31°02'21"
10°43'13"
9°16'56"
RADIUS
1295.93'
1300.52'
1300.52'
LENGTH
702.05'
243.33'
210.69'
TANGENT
359.87'
122.02'
105.58'
CHORD BEARING
S60°50'23"W
S36°40'43"W
S26°40'38"W
CHORD
693.49'
242.98'
210.46'
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331
J. WALL
10/24/2025
BI
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72553
FOR
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E
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I
E
W
PU
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P
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ON
L
Y
ALL CONSTRUCTION TO BE IN ACCORDANCE WITH
NEW HANOVER COUNTY, NCDEQ, AND NCDOT
STANDARDS, SPECIFICATIONS, AND DETAILS.
LEGEND
WETLANDS
BOUNDARY
IMPACTED
WETLANDS
GENERAL NOTES:
1.BOUNDARY & TOPOGRAPHIC INFORMATION SURVEYED BY TIMMONS
GROUP ON APRIL 28, 2025.
2.THIS PLAN IS CONCEPTUAL IN NATURE AND HAS NOT BEEN REVIEWED
BY ANY AGENCY.
3.UNIT COUNT IS SUBJECT TO CHANGE PENDING REZONING CONDITIONS,
WETLAND AND STREAM DETERMINATIONS, PERMITTING, GRADING,
SEWER, STORMWATER DESIGN, AND SOIL SUITABILITY. THIS SITE IS
LOCATED IN THE ISLAND CREEK BASIN.
4.REGULATED TREES WITHIN A 50-FOOT PERIMETER OF THE PROPERTY
MUST BE RETAINED AND PROTECTED, ALL SIGNIFICANT TREES SHALL
BE RETAINED.
5.ENVIRONMENTAL INFORMATION TAKEN BY PJD (SAW-2024-00360)
DATED JANUARY 14, 2025. MAPPING BY DAVEY RESOURCE GROUP.
6.THE SUBJECT PROPERTY IS LOCATED IN ZONE X IN ACCORDANCE WITH
FIRM MAP NUMBER 3720326000K EFFECTIVE DATE OF AUGUST 28, 2018.
7.EXISTING OPEN WATER POND TO BE RETROFIT AS A WET POND SCM
DESIGNED TO ATTENUATE FLOWS FOR THE 2-, 10-, AND 25-YEAR,
24-HOUR STORM EVENTS.
OPEN WATER
FORCEMAIN FM
SANITARY PIPE SAN
WATERLINE W
FIRELINE W
DEVELOPER:
ENGINEER:
TIMMONS GROUP
JOHN WALL, PE
430 EASTWOOD ROAD
WILMINGTON, NC 28403
PHONE: 910-746-1174
SITE DATA
EXISTING TRACT ACREAGE = 27.32 ACRES
EMAIL: JOHN.WALL@TIMMONS.COM
WILMINGTON, NC 28405
310 N KERR AVENUE
BIG APPLE RV RESORT LLC
EMAIL: JWWASHBURN2023@GMAIL.COM
EXISTING WETLANDS AREA = 5.64 ACRES
EXISTING WETLANDS AREA = 3.88 ACRES
TOTAL TRACT ACREAGE = 27.32 AC.
EXISTING WETLAND AREA = 5.64 AC.
EXISTING OPEN WATER AREA = 3.88 AC.
PID:R02900-001-009-000 (15.99 AC)
R02900-001-008-000 (1.53 AC)
R02900-001-070-000 (2.89 AC)
R02800-001-162-001 (6.91 AC)
EXISTING ZONING & AREA = R-15
PROPOSED ZONING = R-15 (SPECIAL USE PERMIT)
REQUIRED OPEN SPACE: 0.445 AC.
SITES
40' x 50' SITES (2000 SF) MIN.
TOTAL # OF SITES = 89
0
SCALE 1"=100'
200'100'
NA
D
8
3
18'18'24'
9'
9'9'
VAC
9'
STALL AISLE STALL
9
0
°
VAC
NOTES:
ALL DIMENSIONS ARE TO FACE OF CURB.
INSTALL HC-VAN ACCORDING TO NC ACCESSIBILITY CODE.
TYP 5' RADIUS
UNLESS NOTED
OTHERWISE
THE ACCESSIBLE PARKING
SPACES AND AISLES
SHALL HAVE A MAX. 2%
SLOPE IN ALL DIRECTIONS
INCLUDING THE DIAGONAL
TYPICAL 90° PARKING DIMENSIONS
C2.0
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1" = 100'
Planning Board - December 4, 2025
ITEM: 1 - 9 - 3
Public Comments
In Support 0
Neutral 0
In Opposition 0
Planning Board - December 4, 2025
ITEM: 1 - 10 - 1
NEW HANOVER COUNTY PLANNING BOARD
REQUEST FOR BOARD ACTION
MEETING DATE: 12/4/2025
Regular
DEPARTMENT: Planning PRESENTER(S): Rebekah Roth, Director of Planning & Land Use
CONTACT(S): Rebekah Roth
SUBJECT:
Presenta(on - Text Amendment Public Comment Dra3
Unified Development Ordinance (UDO) Amendment - Comprehensive Plan Implementa(on and Maintenance
BRIEF SUMMARY:
As part of the Des na on 2050 - Comprehensive Plan Update process, staff is preparing a companion amendment to
the UDO that can be considered along with the plan update. The amendment will include provisions that update
references to Comprehensive Plan place types, as appropriate, discrete standard updates that will begin the plan
implementa on process, and maintenance components to address recent changes in state law and administra ve
procedures.
At the mee ng, staff will provide a presenta on of the proposed amendment for board informa on and feedback.
Following the mee ng, staff will incorporate the board's feedback and publish the dra,s for public comment in
an cipa ng of a January 8, 2026 public hearing.
STRATEGIC PLAN ALIGNMENT:
RECOMMENDED MOTION AND REQUESTED ACTIONS:
Hear presenta on and provide feedback.
COUNTY MANAGER'S COMMENTS AND RECOMMENDATIONS: (only Manager)
Planning Board - December 4, 2025
ITEM: 2