HomeMy WebLinkAbout01-07-2025 Agenda Review Minutes (2)Minutes of the New Hanover County Planning Board Agenda Review
January 7, 2025
An agenda review of the New Hanover County Planning Board was held on January 7, 2025
at 3:00 PM in the New Hanover County Government Center, 230 Government Center Dr.,
Conference Room 138 in Wilmington, North Carolina
Members Present
Colin Tarrant, Chair
Cameron Moore, Vice Chair
Hansen Matthews
Pete Avery
Kaitlyn Rhonehouse
Members Absent
Kevin Hine
Clark Hipp
Staff Present
Rebekah Roth, NHC Director of Planning & Land
Use
Karen Richards, Deputy County Attorney
Jessica Loeper, NHC Assistant County Manager
Ken Vafier, NHC Planning Operations Supervisor
Robert Farrell, NHC Development Review
Supervisor
Lisa Maes, NHC Administrative Supervisor
Katia Boykin, NHC Housing Supervisor
Ryan Biel, NHC Associate Planner
Zach Dickerson, NHC Senior Planner
Amy Doss, NHC Associate Planner
Katherine May, NHC Associate Planner
Virginia Norris, NHC Long Ranger Planner
Bruce Gould, NHC Administrative Specialist
The meeting was called to order by Chair Tarrant at 3:02 PM
Agenda
Item 1: Preliminary Forum, Special Use Permit (S24-04) and (S24-05)
Mr. Farrell provided an overview of the application request for two special use permits for
a 62-unit multi-family development with 1,800 square feet of commercial space and 242
row-style dwellings at 8138 and 8100 Market Street.
The Board discussion focused on increased traffic, school capacity, and the impact of
higher density on nearby single-family neighborhoods. They emphasized the need to
ensure public understanding of the project’s zoning requirements and the quasi-judicial
process during the preliminary forum.
Ms. Roth mentioned the importance of the preliminary forum for the special use permit,
noting the potential confusion due to different rules for rezoning and special use permits.
There was discussion around needing to allocate sufficient time for public comments and
the interconnected nature of the projects. To ensure sufficient time for public comments,
the board would have the ability to vote at the meeting to extend the allowed time for the
presentations and public comments.
Item 2: Destination 2050 Project Update
Ms. Roth gave an update on the Destination 2050 project, covering key aspects like the
upcoming joint work session, the housing needs assessment, the market analysis, and the
evaluation of land use alternatives. She emphasized the importance of understanding how
different development scenarios could impact transportation, fiscal sustainability, and
environmental preservation.
The project was moving into its second phase, with preparations underway for the next
joint work session. During that session, final findings from various studies and collected
data would be presented. The Workforce Housing Advisory Committee had already begun
assessing the county’s housing needs, with initial findings expected to be finalized and
submitted ahead of the meeting to help guide discussions on housing solutions.
Alongside the housing assessment, the team was conducting a market analysis to identify
areas likely to see the highest demand for mixed-use development over the next decade.
To support this effort, they had organized focus groups and interviews with key
stakeholders—such as commercial realtors and developers—to gain insights into market
trends.
The project team also has been analyzing four possible land use scenarios:
• Business as usual – keeping development on its current path
• Diffuse housing impact – spreading housing growth more evenly across
unincorporated areas
• Focused housing impact – concentrating housing in key locations
• Environmental preservation – limiting development in sensitive areas
This analysis would provide valuable data to help decision-makers shape future growth and
sustainability plans.
Ms. Norris introduced a web-based public forum for Destination 2050, designed to make
community engagement more accessible, especially for those unable to attend in-person
meetings. The virtual open house featured an easy-to-use platform where people could
explore project data, maps, and submit feedback. The goal was to broaden public input
and ensure that residents had a say in shaping the county’s future growth, land use, and
infrastructure planning.
During the board’s discussion, members focused on housing targets, market demand, and
ways to boost public participation. They also stressed the importance of analyzing different
development scenarios, particularly in terms of environmental impact.
Item 3: Update on School Student Yield Analysis
Ms. Norris presented the updated student yield analysis, offering a comprehensive look at
trends in student generation rates across the county. The analysis followed a methodology
aligned with the school system's reporting practices, incorporating data from student
membership counts taken during the second month of the school year, programmatic
capacity figures, and new dwelling unit counts. This approach aimed to evaluate how new
residential developments impacted school enrollment and capacity planning. The findings
indicated that student generation rates had remained stable over the past five years.
However, there was a significant decline in elementary student enrollment between the
2020-2021 and 2021-2022 school years. The district with the highest student yield was
Masonboro Elementary. Interestingly, areas with the largest increase in new dwelling units
did not correspond with higher student generation rates, suggesting that other factors,
such as demographic shifts or housing preferences, were influencing enrollment patterns.
The analysis underscored the importance of continuing monitoring to ensure that school
capacity remained sufficient to meet future demands.
The Board’s questions focused on the school system’s demographic analysis, particularly
whether it undercounted new housing units. While the county recorded an annual average
of 2,800 new units, the school system’s reports only accounted for about 750. Whether this
discrepancy resulted from methodological choices or undercounting remained unclear.
The definition of a "housing unit" also varies across different tracking methods. Ultimately,
while new development contributed to enrollment changes, the analysis confirmed that
student population shifts were influenced by multiple factors, requiring ongoing evaluation
for future planning.
Item 4: Sledge Forest Project Concerns
Ms. Roth provided an update on the Sledge Forest project, addressing public concerns
about density, environmental impacts, and contamination. She explained the status of the
project, the regulatory limitations, and the ongoing efforts to coordinate with other
agencies.
Meeting adjourned at 4:45 PM